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Home My WebLink AboutBill No. 45-23 Rezoning Ordinance 1018 N. Frances #,„„AN,0Nr; County-City Building City of South Bend 227 W.Jefferson Blvd. 1400S ° z South Bend,IN 46601 PLAN COMMISSION (574)235-7627 www.southbendin.gov/zoning 6fTgatt9+031919 Filed in Clerk's Office Tuesday,July 18,2023 JUL 18 2073 DAWN M.JONES CITY CLERK,SOUTH BEND,IN South Bend Common Council 227 W.Jefferson Blvd.,4th Floor South Bend,IN 46601 Re: Bill#45-23-A proposed ordinance of UNIVERSITY OF NOTRE DAME DU LAC to zone from Ul Urban Neighborhood 1 to NC Neighborhood Center,property located at a portion of 1018 FRANCES ST, City of South Bend-PC#0166-23 Dear Council Members: I hereby Certify that the above referenced ordinance of UNIVERSITY OF NOTRE DAME DU LAC was legally advertised on July 7,2023 and that the South Bend Plan Commission at its public hearing on July 17,2023 took the following action: Upon a motion by Sheila Niezgodski,being seconded by Jason Piontek and unanimously carried,a proposed ordinance of UNIVERSITY OF NOTRE DAME DU LAC to zone from UI Urban Neighborhood 1 to NC Neighborhood Center,property located at a portion of 1018 FRANCES ST, City of South Bend,is sent to the Common Council with a FAVORABLE recommendation,subject to the Lot Line Adjustment to match the zoning districts. 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. Si erely, Ange a M. Smith Zoning Administrator Attachment CC: UNIVERSITY OF NOTRE DAME DU LAC Bob Palmer Richard Bellis Tim Corcoran Angela Smith Scott Ford Planning Director Zoning Administrator Commission President 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 J r' . \ Y w t 4A i.,t1 i kil a Irl E , iks. .,,, ' ' • A k ` . \t iiiiiiiiP* :\it 4n , \,,, \ \\\‘, S, 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. SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report -PC#0166-23a 7/17/2023 Proposed Site Plan `' f . — — — LOT "C" Rezone i 0.140 Ac. U1 to NC; f 1 0.121 Ac. 1 /7— j / I (RESIDENCE) I / V UNDERGROUND b STOkMWAT(rR ljj {n y1) STORn 1 i I 7 • • ----- • - , 4 I 1f I/" ►••••••••••� 1 LOT ..A,. taws..0 •••• - ---- 4.- • •♦•••••••••••••��•••••J•••••••• 1 0.182 Ac. •:�••••••••.%%�%%i 4%%%�%%% �I I••••••.• s•••►••• J•.4 . ,•,••,,••••,,•,•,,,•,•,••,,•,♦•••• 4 .. 1 ••.•. ••,••,4. .••,•,•,••,,,•,•,,4• 1 • �•D�• O �� ••• .� • •�0��-•- -• • *• •�.•• •• • •• • •L •BW O••O• 0.45 Ac_ •*, • I k•• ••• i -- -'4%4* 1 iii•iiiiiiiiiiL•iiiiii ►••••••••••••••••• •••4 •••••••••••••••••••••••••♦ ••,•••••,••, •, • •••, ••,•,••,••,••• ,•••• • • •••••• ,• •• , ,• 4 • I •• •,• ••,••••••40• ••••• •,•,4•••••••••• , ••• ,••,••: .. - • �:i.:l a _ f l-_ Lh Rezoning Site Plan Sketch 41 • SCALE: l '' = 30' 30' 15' 0 30' NORTH SCALE 1" = 30' SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report-PC#0166-23a 7/17/2023 Site & Context 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 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. 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 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. SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report-PC#0166-23a 7/17/2023 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. Analysis & Recommendation 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. Filed in Clerk's Office JUL 18 7071 CITY CLEAKWN SOUTH BEND,IN SOUTH BEND PLAN COMMISSION Page 4 of 4