Loading...
HomeMy WebLinkAbout07.17.23 PC Agenda Packet County-City Building 227 W. Jefferson Blvd. 1400S South Bend, IN 46601 (574) 235-7627 www.southbendin.gov/zoning City of South Bend PLAN COMMISSION Tim Corcoran Planning Director Angela Smith Zoning Administrator Scott Ford Commission President AGENDA Monday, July 17, 2023 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission PUBLIC HEARING: A.REZONINGS 1.Location:1006 ST VINCENT ST PC#0165-23 Petitioner:GREYSTONE DEVELOPERS LLC Requested Action: Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2 2.Location: a portion of 1018 FRANCES ST PC#0166-23 Petitioner: UNIVERSITY OF NOTRE DAME DU LAC Requested Action: Rezoning: From U1 Urban Neighborhood 1 to NC Neighborhood Center B.MAJOR SUBDIVISIONS – None for consideration C.TEXT AMENDMENTS – None for consideration D.DEVELOPMENT PLANS – None for consideration E.COMBINED HEARING FOR MINOR SUBDIVISION 1.Name:IRISH QUARTER MINOR SUBDIVISION PC#0164-23 Location:1724 South Bend Avenue - Southeast corner of SR-23 and Charles Street Petitioner:1724 SB AVE LLC Requested Action: Variance(s): 1) from the requirement that the main entrance shall be prominently located along and visible from the primary street; 2) from the minimum 75% of the ground floor front facade being occupied by a linear space a minimum of 15' deep to 0% Zoning: NC Neighborhood Center Petitioner has requested to table to August 21, 2023 County-City Building 227 W. Jefferson Blvd. 1400S South Bend, IN 46601 (574) 235-7627 www.southbendin.gov/zoning City of South Bend PLAN COMMISSION Tim Corcoran Planning Director Angela Smith Zoning Administrator Scott Ford Commission President ITEMS NOT REQUIRING A PUBLIC HEARING: A. MINOR SUBDIVISIONS – None for consideration B. FINDINGS OF FACT – June 20, 2023 C. MINUTES – June 20, 2023 D. UPDATES FROM STAFF E. ADJOURNMENT NOTICE FOR HEARING AND SIGN IMPAIRED PERSONS Auxiliary Aid or other services may be available upon request at no charge. Please give reasonable advance request when possible. SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0165-23 July 17, 2023 Property Information Location: 1006 ST VINCENT ST Owner: GREYSTONE DEVELOPERS LLC Requested Action Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2 Project Summary To build 4 residential condominium units. Location Map Recommendation Staff Recommendation: Based on the information available prior to the public hearing, the Staff recommends the Commission send the petition to the Common Council with a favorable recommendation. Staff Report -PC#0165-23 7/17/2023 SOUTH BEND PLAN COMMISSION Page 2 of 4 Proposed Site Plan Staff Report -PC#0165-23 7/17/2023 SOUTH BEND PLAN COMMISSION Page 3 of 4 Land Uses and Zoning: On site: On site is a single unit dwelling. North: East: To the north, across St. Vincent Street, are single unit dwellings zoned U1 Urban Neighborhood 1 To the east is Eddy Street Commons zoned NC Neighborhood Center South: To the south are single unit dwellings zoned U1 Urban Neighborhood 1 West: To the west is a single unit dwelling zoned U1 Urban Neighborhood 1 District Intent: The U2 District is established to provide for, promote, and maintain the development of diverse housing types in urban neighborhoods located near neighborhood centers in core and outlying areas of the City. Site Plan Description: The site plan includes a 2.5 story condominium unit with 4 dwellings. The access and parking for the site will be from the adjacent alley. Zoning and Land Use History and Trends: This section of the Northeast Neighborhood has developed over the last couple of decades for a variety of high intensity mixed uses. Eddy Street Commons developed to the east of the property focusing the higher intensity uses towards the center of the development and lower intensity uses closer to the residential neighborhoods. Traffic and Transportation Considerations: St. Vincent Street is 2 lanes with on-street parking. Agency Comments: There are no agency comments at this time. Staff Comments: With the proper U2 Development Standards, the site will serve as a transition from the higher density development to the east and single unit dwellings to the west. 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 Northeast Neighborhood Plan (2022). The plan seeks to allow a greater quantity and diversity in housing units; doing so will permit people to find housing that meets their price range and lifestyle needs within the neighborhood. New housing should be carefully designed and located to support and positively influence neighborhood character. Land Use Plan: The Northeast Neighborhood Plan (2022) identifies this area for Medium Density Residential. Plan Implementation/Other Plans: The petition is consistent with City Plan, South Bend Comprehensive Plan (2006), Objective LU 2.4: Provide buffer spaces between non-compatible land uses. Agency Comments Criteria for Decision Making Rezoning Site & Context Staff Report -PC#0165-23 7/17/2023 SOUTH BEND PLAN COMMISSION Page 4 of 4 2. Current Conditions and Character: Eddy Street has developed as a commercial hub and village corridor serving Notre Dame and the surrounding residential area. Single family homes extend to the west. 3. Most Desirable Use: The most desirable use for the land is one that provides a transition from the higher intensity commercial uses in Eddy Street Commons and the surrounding single family residential neighborhood. 4. Conservation of Property Values: The U2 Urban Neighborhood 2 District was established to allow for medium density housing in a format that is consistent with the development standards of lower density housing. This will allow for the conservation of property values throughout the area. 5. Responsible Development and Growth: It is responsible development and growth to allow for medium density housing as a transition from Eddy Street Commons to the traditional neighborhood. Commitments: There are no commitments proposed at this time. Analysis: Rezoning the property to U2 Urban Neighborhood 2 will allow for medium density housing with development standards consistent with lower density house. This will serve as a transition between the higher intensity development of Eddy Street Commons to the east and the traditional neighborhood development to the west. Recommendation: Based on the information available prior to the public hearing, the Staff recommends the Commission send the petition to the Common Council with a favorable recommendation. Analysis & Recommendation SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0166-23 July 17, 2023 Property Information Location: a portion of 1018 FRANCES ST Owner: UNIVERSITY OF NOTRE DAME DU LAC Requested Action Rezone from U1 Urban Neighborhood 1 to NC Neighborhood Center Project Summary Rezone to match 1007/1011 E Howard St zoning to allow for Lot Line Adjustment so that underground storm water storage can be added. 1018 N Frances St will retain access to the alley to the east. Location Map Recommendation Staff Recommendation: Based on the information provided prior to the public hearing, the Staff recommends the Commission send the rezoning to the Common Council with a favorable recommendation, subject to the Lot Line Adjustment to match the zoning districts. Staff Report -PC#0166-23a 7/17/2023 SOUTH BEND PLAN COMMISSION Page 2 of 4 Proposed Site Plan Staff Report -PC#0166-23a 7/17/2023 SOUTH BEND PLAN COMMISSION Page 3 of 4 Land Uses and Zoning: On site: On site currently is a single unit dwelling and garage/ North: A single family home zoned U1 Urban Neighborhood 1. East: Eddy Street Commons development zoned NC Neighborhood Center. South: Two vacant lots zoned NC Neighborhood Center. West: Single-family homes zoned U1 Urban Neighborhood 1. District Intent: The NC District is established to promote higher intensity, urban neighborhood centers, typically located near the intersection of major streets, in core and outlying areas of the City that are well connected to surrounding neighborhoods. Site Plan Description: The site plan shows underground stormwater storage and an existing garage to remain. A subdivision has been submitted that will divide the portion being rezoned from the remainder of the lot, which will remain U1 Urban Neighborhood 1 for future development. Zoning and Land Use History and Trends: This section of the Northeast Neighborhood has developed over the last couple of decades for a variety of high intensity mixed uses. Eddy Street Commons developed to the east of the property focusing the higher intensity uses towards the center of the development and lower intensity uses closer to the residential neighborhoods. Traffic and Transportation Considerations: North Frances Street is a two lane road with on-street parking. Agency Comments: There are underground utilities on the site to the south that interfere with locating the underground retention on the same site as the law clinic. A Lot Line Adjustment will be completed to adjoin a portion of the lot in question with the lot to the south for development of the previously approved law clinic. Staff Comments: There are underground utilities on the site to the south that interfere with locating the underground retention on the same site as the law clinic. A Lot Line Adjustment will be completed to adjoin a portion of the lot in question with the lots to the south. The rezoning of the property will allow for the required underground stormwater storage for the proposed law clinic at 1007 and 1011 E Howard Street. Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: 1. Comprehensive Plan: Policy Plan: The petition is consistent with Northeast Neighborhood Plan (2022) South Bend Avenue- Frances Street Area: Develop neighborhood-scale residential buildings of 2-3 stories to provide a transition to the existing single-unit dwellings to the west. Agency Comments Criteria for Decision Making Rezoning Site & Context Staff Report -PC#0166-23a 7/17/2023 SOUTH BEND PLAN COMMISSION Page 4 of 4 Land Use Plan: The Northeast Neighborhood Plan (2022) identifies this area for Medium Density Residential. Plan Implementation/Other Plans: The petition is consistent with City Plan, South Bend Comprehensive Plan (2006), Objective LU 2.4: Provide buffer spaces between non-compatible land uses. 2. Current Conditions and Character: Eddy Street has developed as a commercial hub and village corridor serving Notre Dame and the surrounding residential area. Single family homes extend to the west. 3. Most Desirable Use: The most desirable use for the land is one that provides a transition from the higher intensity commercial uses in Eddy Street Commons and the surrounding single family residential neighborhood. 4. Conservation of Property Values: Developing a new commercial project on currently vacant unproductive land will help continue the growth and value of the surrounding neighborhood. 5. Responsible Development and Growth: It is responsible development and growth to ensure adequate onsite drainage is available for development projects. Commitments: There are no written commitments proposed. Analysis: Rezoning the property to NC Neighborhood Center will allow for a smaller scale development that provides a buffer between the residential neighborhood to the west from the large scale development of Eddy Street Commons to the east. Recommendation: Based on the information provided prior to the public hearing, the Staff recommends the Commission send the rezoning to the Common Council with a favorable recommendation, subject to the Lot Line Adjustment to match the zoning districts. Analysis & Recommendation SOUTH BEND PLAN COMMISSION Page 1 of 5 Staff Report – PC#0164-23 July 17, 2023 Property Information Location: 1724 SB AVE LLC - This Minor Primary subdivision is located Southeast corner of SR-23 and Charles Street Owner: 1724 SB AVE LLC Subdivision Name: IRISH QUARTER MINOR SUBDIVISION Requested Action Variance(s): 1) from the requirement that the main entrance shall be prominently located along and visible from the primary street 2) from the minimum 75% of the ground floor front facade being occupied by a linear space a minimum of 15' deep to 0% The total area of the subdivision is 1.23 acres and will consist of 2 building lots. Location Map Recommendation Staff Recommendation: The Staff recommends the Commission approve the variances as presented. The Staff has reviewed this subdivision and finds it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval. SOUTH BEND PLAN COMMISSION Page 2 of 5 Staff Report – PC#0164-23 July 17, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report – PC#0164-23 July 17, 2023 SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report – PC#0164-23 July 17, 2023 Project Summary Irish Quarters development on the SE corner of South Bend Ave & Charles St will be split from one lot to 2 lots - the commerical lot which fronts South Bend Ave and the back lot which will be residential & parking garage. The proposed lots are planned to have separate ownership. Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: A drainage plan will be required at the time of commercial development. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Private Well and Municipal Sewer. Agency Comments: There are no agency comments at this time. Variance(s) The petitioner is seeking the following variance(s): 1) from the requirement that the main entrance shall be prominently located along and visible from the primary street 2) from the minimum 75% of the ground floor front facade being occupied by a linear space a minimum of 15' deep to 0% State statutes and the Zoning Ordinance require that certain standards must be met before a variance can be approved. The standards and their justifications are as follows: (1) The approval will not be injurious to the public health, safety, morals and general welfare of the community. Approval of the variances should not be injurious to the public health, safety, morals and general welfare of the community. The variances are due to the creation of a subdivision to allow for separate ownership of the parcels. (2) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner. The use and value of the adjacent area should not be affected in a substantially adverse manner. The buildings are under construction and the petitioner proposes no changes to the buildings. (3) The strict application of the terms of this Chapter would result in practical difficulties in the use of the property. Strict application of the zoning ordinance would result in practical difficulties by not allowing for the subdivision of the two buildings to take place. (4) The variance granted is the minimum necessary. The variances requested are the minimum necessary to allow for the subdivision to be approved. (5) The variance granted does not correct a hardship caused by a former or current owner of the property. The property was legally established under single ownership and control. While the practical difficulty is being created by the desire to separate the buildings, the requested variances are reasonable to allow the parcels to have separate ownership. SOUTH BEND PLAN COMMISSION Page 5 of 5 Staff Report – PC#0164-23 July 17, 2023 Analysis: Irish Quarters development on the SE corner of South Bend Ave & Charles St will be split from one lot to 2 lots to allow for separate ownership. The commercial lot fronts South Bend Ave and the back lot, which faces Charles Street, consists of a residential building and a parking garage on first level. Staff Recommendation: The Staff recommends the Commission approve the variances as presented. The Staff has reviewed this subdivision and finds it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval. Analysis & Recommendation