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Home My WebLink AboutBill No. 35-23 Department of Redevelopment City of South Bend Rezoning 900 S Franklin Dist 2 to PLAN co )47%0 County-City Building o City o f South Bend 227 W.Jefferson Blvd. 14005 South Bend,IN 46601 PLAN COMMISSION (574)235-7627 www.southbendin.gov/zoning F I8USHEO2019 Filed in Clerks Office Wednesday,June 21,2023 JUN 2 1 2023 Sou227th W.Jefferson Common lvd.,4th Floor CcilITY C�KN OJONESTNO South Bend,IN 46601 '�� Re: Bill#35-23 -A proposed ordinance of DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND to zone from I Industrial to U3 Urban Neighborhood 3,property located at 1004 FRANKLIN ST, City of South Bend-PC#0162-23 Dear Council Members: I hereby Certify that the above referenced ordinance of DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND was legally advertised on June 10,2023 and that the South Bend Plan Commission at its public hearing on June 20,2023 took the following action: Upon a motion by Kara Boyles,being seconded by Francisco Fotia and carried,a proposed ordinance of DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND to zone from I Industrial to U3 Urban Neighborhood 3,property located at 1004 FRANKLIN ST,City of South Bend,is sent to the Common Council with a FAVORABLE recommendation. The staff report is attached.The deliberations of the Plan Commission and points considered in arriving at the above decision are shown in the minutes of the public hearing, Minutes of the public hearing are available in our office and will be posted on our website once approved. Sincerely, A,1( 71e C914414, Angela M. Smith Zoning Administrator Attachment CC: DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND Bob Palmer Tim Corcoran Angela Smith Scott Ford Planning Director Zoning Administrator Commission President Staff Report— PC#0162-23 June 20, 2023 Property Information Location: 1004 FRANKLIN ST Owner: DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND Requested Action Rezone from I Industrial to U3 Urban Neighborhood 3 Project Summary Rezoning of multiple properties for infill development. Location Map LyWy,Y. _ _' R ,, ;#4:M111. -4- ; . .„, 1 --.. .._, - ( 1$ i4PT '� W SAMPLE ST y Ln J p J 1-- ccar 1 (r)Q 0 1 . \ \::,I ,L''' Zi t GGRST ST _ 1 / f n, Recommendation Staff Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the rezoning petition to the Common Council with a favorable recommendation. SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report-PC#0162-23 6/20/2023 Proposed Site Plan ., L.' Iiiiiiadit IOWIL. 1s T W SAMPLE ST z !IMO" z N .c),3Fmow d e Illr to Ln r--4 z r + z• j d / w I u_ G RST STI 4 i _ l Nei NIH N �- ea - `..."litflI.ii 1 SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report-PC#0162-23 6/20/2023 Site & Context Land Uses and Zoning: On site: On site is a large undeveloped lot zoned I Industrial. North: Across Sample Street is the St. Joseph County Jail zoned I Industrial. East: Undeveloped lots zoned I Industrial. South: Two undeveloped lots zoned I Industrial. West: Across Franklin Street is a large undeveloped lot zoned I Industrial. District Intent: The U3 District is established to provide for, promote, and maintain the development of a full range of housing types located near neighborhood centers and along major streets in urban neighborhood centers and along major streets in urban neighborhoods in core and outlying areas of the City. Site Plan Description: The site will be developed based on the development standards of the district. Zoning and Land Use History and Trends: The surrounding area for the majority of its history was a mix of large-scale industrial uses - including the former Studebaker Factory Complex -as well as worker housing. Dense single family lined Lafayette Street south of Sample, typically occupied by workers of the Studebaker Corporation. After Studebaker's closure, the area began a slow decline as a large majority of the industrial buildings became vacant. At the same time, the intermixed residential properties were also abandoned and disinvested. Starting in the 1990's the City began to acquire and demolish many of the large former factories as well. Nearly all of the former residential properties along Lafayette and further south were demolished as well over time. Since the early 2000's, the area has seen slow redevelopment of properties for industrial and office uses. Traffic and Transportation Considerations: Franklin Street is a two lane street with on-street parking. Agency Comments Agency Comments: There are no additional comments at this time. Staff Comments: The rezoning of this property to U3 Urban Neighborhood 3 will revitalize a vacant industrial property and provide much needed housing on the south side of the downtown area. Criteria for Decision Making Rezoning Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: 1. Comprehensive Plan: Policy Plan: The petition is consistent with the City Plan, South Bend Comprehensive Plan (2006), Objective H 1: Ensure that an adequate supply of housing is available to meet the needs, preferences, and financial capabilities of households now and in the future. SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report-PC#0162-23 6/20/2023 Land Use Plan: The Future Land Use Plan identifies this area as Light Industrial, however, the size of the lot would be challenging to develop as industrial uses. Plan Implementation/Other Plans: While located just west of the South Side Development Plan, the site shares the goals and objectives of sustainable growth by supporting the use and redevelopment of land and achieve a thriving housing market within the City that offers appealing neighborhoods with diverse housing choices. 2. Current Conditions and Character: The existing area has a large amount of vacant lots and industrial uses with small scale commercial buildings as well. The surrounding area is largely influenced by Ignition Park which has slowly seen the construction of new industrial and office buildings over the past ten years. East of Franklin Street is a number of vacant lots and small scale industrial and commercial uses. 3. Most Desirable Use: The most desirable use, at this time, is a range of high density residential housing types that will seamlessly fit the established character of the neighborhood. 4. Conservation of Property Values: Allowing new development on vacant lots should improve the overall value of the neighborhood. Adding additional population to the neighborhood should help stabilize property values. 5. Responsible Development and Growth: It is responsible development and growth to allow for a variety of housing options. Analysis & Recommendation Commitments: There are no commitments proposed at this time. Analysis: Rezoning the site to U3 Urban Neighborhood 3 will allow for residential growth and increased housing options on the south side of downtown and allow for the adaptive reuse of a large vacant industrial parcel. Approving the Rezoning will allow for a greater possibility of development that bests fits the character of this neighborhood. Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the rezoning petition to the Common Council with a favorable recommendation. Filed in Clerk's Office JUN 2 1 2023 DW—N M.JONES CITY CLERK SOUTTH BEND, IN SOUTH BEND PLAN COMMISSION Page 4 of 4 May 16, 2023 City of South Bend PLAN COMMISSION Honorable Lori Hamann 4 th Floor, County-City BuildingSouth Bend, IN 46601RE:900 S FranklinPC#0162-23Dear Ms. Hamann:County-City Building 227 W. Jefferson Blvd. 1400S South Bend, IN 46601 (574)235-7627 www.southbendin.gov/zoning Enclosed is an Ordinance for the proposed Zone Map Amendment at the above referenced location. Please include the attached Ordinance on the Council agenda for first reading at yourMay 22, 2023, Council meeting, and set it for public hearing at your June 26, 2023 Council meeting. The petition is tentatively scheduled for public hearing at the June 20, 2023 South BendPlan Commission meeting. The recommendation of the South Bend Plan Commission will beforwarded to the Office of the City Clerk by noon on the day following the public hearing.The petitioner provided the following to describe the proposed project:Petitioners desire to rezone the property from I Industrial District to U3 Urban Neighborhood 3to allow new residential development.If you have any questions, please feel free to contact our office.Sincerely,11.,n� �mith Zoning AdministratorCC: Bob PalmerTim Corcoran Planning Director Angela Smith Zoning Administrator Scott Ford Commission President BILL NO. 35-23