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HomeMy WebLinkAbout11.20.2023 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 Tim Corcoran Interim Zoning Administrator Scott Ford Commission President AGENDA Monday, November 20, 2023 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission PUBLIC HEARING: A. REZONINGS 1. Location: 1023 QUIMBY ST PC#0183-23 Petitioner: ELLIOT PROPERTIES LLC Requested Action: Rezoning: From UF Urban Neighborhood Flex to U1 Urban Neighborhood 1 B. MAJOR SUBDIVISIONS – None for consideration C. TEXT AMENDMENTS – None for consideration D. DEVELOPMENT PLANS – None for consideration ITEMS NOT REQUIRING A PUBLIC HEARING: A. MINOR SUBDIVISIONS 1. Name: TURNOCK STREET SECOND MINOR SUBDIVISION PC#0179-23 Location: East side of Turnock St approx 215' North of South Bend Ave 2. Name: SOUTH BEND COMMUNITY SCHOOL CORPORATION BENDIX DRIVE MINOR SUBDIVISION PC#0180-23 Location: Northwest corner of Bendix Dr and Boland Dr 3. Name: SWEENEY'S NAPOLEON STREET MINOR SUBDIVISION PC#0182-23 Location: North side of Napoleon St approx 275' West of St. Louis Blvd. B. FINDINGS OF FACT – October 16, 2023 C. MINUTES – October 16, 2023 D. UPDATES FROM STAFF E. ADJOURNMENT SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0183-23 November 20, 2023 Property Information Location: 1023 QUIMBY ST Owner: ELLIOT PROPERTIES LLC Requested Action Rezone from UF Urban Neighborhood Flex to U1 Urban Neighborhood 1 Project Summary Rezoning 10’ north/south alley to correspond to property west of alley. Location Map Recommendation Staff Recommendation: Based on the 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. Staff Report -PC#0183-23 11/20/2023 SOUTH BEND PLAN COMMISSION Page 2 of 4 Proposed Site Plan Staff Report -PC#0183-23 11/20/2023 SOUTH BEND PLAN COMMISSION Page 3 of 4 Land Uses and Zoning: On site: On site is a single family dwelling North: A residential dwelling zoned U1 East: Two office buildings zoned UF South: A residential dwelling zoned U1 West: An accessory structure on a lot zoned U1 District Intent: The U1 District is established to provide for, promote, and maintain urban neighborhoods located in core and outlying areas of the City. Site Plan Description: The current site plan shows no major alterations to the existing house. The request is only to rezone the vacated north/south alley to the east of the property in order to incorporate into usable yard space. Zoning and Land Use History and Trends: The neighborhood was largely established in the early 1900s as a walkable urban single family neighborhood consisting of single family homes with the occasional small scale multi-family building. Traffic and Transportation Considerations: Quimby Street is a narrow two lane street with on-street parking only on the south side of the street. Agency Comments: There are no additional comments at this time. There were no engineering comments. Staff Comments: This parcel, as well as the north/south alley between this property and the UF zoned properties to the east were recently subdivided with the entire 10' alley being made a part of this property. Normally, when alleys are vacated, they take the zoning of the adjacent lots. In this instance, the two properties have different zoning resulting in the need to rezone the portion of the alley that would have had the UF zoning designation. 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 Howard Park Neighborhood Plan (2012): Promote the continuation of historic density, street patterns and open space. Land Use Plan: The Howard Park Neighborhood Plan (2012) identifies this area for single family residential. Plan Implementation/Other Plans: City Plan, South Bend Comprehensive Plan (2006), Objective UD 1:Enhance the aesthetic appeal of the built environment. Agency Comments Criteria for Decision Making Rezoning Site & Context Staff Report -PC#0183-23 11/20/2023 SOUTH BEND PLAN COMMISSION Page 4 of 4 2.Current Conditions and Character: The home on this lot was built in 1908. Most of the homes in the neighborhood date from the early 1900's. A mix of multi-unit residential may have developed on various lots in the vicinity. 3.Most Desirable Use: The most desirable use, at this time, is the continued use as a single unit dwelling and the incorporation of the vacated alley into usable yard space. 4.Conservation of Property Values: Allowing for the expanded and continued use of the property as a single family dwelling should help stabilize property values throughout the area as opposed to the vacated alley being left unused and overgrown from neglect. 5.Responsible Development and Growth: It is responsible development and growth to allow the vacated alley to become part of the overall parcel. Commitments: There are no commitments proposed at this time. Analysis: Rezoning the 10' north/south alley to U1 Urban Neighborhood 1 District will allow for the entire property to zoned U1 and not a combination of two zoning districts. Recommendation: Based on the 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. Analysis & Recommendation SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0179-23 November 20, 2023 Property Information Subdivision Name: TURNOCK STREET SECOND MINOR SUBDIVISION Location: East side of Turnock St approx 215' North of South Bend Ave Requested Action The total area of the subdivision is .53 acres and will consist of 5 building lots. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted approval. SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report – PC#0179-23 November 20, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report – PC#0179-23 November 20, 2023 SOUTH BEND PLAN COMMISSION Page 4 of 4 Staff Report – PC#0179-23 November 20, 2023 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 is not required for development of single-unit dwellings. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. Agency Comments: Recommendation Staff Comments: There are no additional comments at this time. Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted approval. SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0180-23 November 20, 2023 Property Information Subdivision Name: SOUTH BEND COMMUNITY SCHOOL CORPORATION BENDIX DRIVE MINOR SUBDIVISION Location: Northwest corner of Bendix Dr and Boland Dr Requested Action The total area of the subdivision is 21.29 acres and will consist of 2 building lots. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted approval. SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report – PC#0180-23 November 20, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report – PC#0180-23 November 20, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 4 Staff Report – PC#0180-23 November 20, 2023 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. Agency Comments: Recommendation Staff Comments: There are no additional comments at this time. Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted approval. SOUTH BEND PLAN COMMISSION Page 1 of 3 Staff Report – PC#0182-23 November 20, 2023 Property Information Subdivision Name: SWEENEY'S NAPOLEON STREET MINOR SUBDIVISION Location: North side of Napoleon St approx 275' West of St. Louis Blvd. Requested Action The total area of the subdivision is .24 acres and will consist of 2 building lots. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted approval. SOUTH BEND PLAN COMMISSION Page 2 of 3 Staff Report – PC#0182-23 November 20, 2023 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 3 Staff Report – PC#0182-23 November 20, 2023 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 is not required for development of single-unit dwellings. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. Agency Comments: Recommendation Staff Comments: There are no additional comments at this time. Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted approval.