HomeMy WebLinkAbout12.18.2023 MinutesoPL City of South Bend
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December 18, 2023
4:00 p.m.
MEMBERS PRESENT
Kara Boyles
Caitlin Stevens
John Martinez
Sheila Niezgodski (virtaully)
Jason Piontek
Rebecca Ward
PUBLIC HEARING - 4:00 P.M.
A. REZONINGS:
MINUTES
County -City Building
227 W. Jefferson Blvd. 1400S
South Bend, IN 46601
(574) 235-7627
www.southbendin.gov/zoning
Council Chambers, 4th Floor
County -City Building, South Bend, IN
MEMBERS ABSENT:
Scott Ford
Frank Fotia
ALSO PRESENT:
Michael Divita
Kari Myers
Amani Morrell
Kate Bolze
Jenna Throw (virtually)
1. A combined public hearing on a proposed ordinance of DEPARTMENT OF
REDEVELOPMENT, CITY OF SOUTH BEND to zone from NC Neighborhood
Center to U3 Urban Neighborhood 3 and seeking the following variance(s): 1) from
the maximum 1.5 stories in a cottage court to 2 stories; 2) from the maximum 9
units in a cottage court to 10 units; 3) from the maximum 2 units per cottage in a
cottage court to 4 units, property located at 603, 607, 611, 615, 617, & 621 MARION
ST, City of South Bend - PC# 0151-23. (Audio Position: 01:12)
STAFF REPORT
The staff report was presented by Amani Morrell.
Analysis: The Comprehensive Plan and the Near Northwest Neighborhood Plan
support the proposed rezoning and variances to allow for infill development of a
cottage court at this site. Rezoning from NC to U3 allows for a cottage court
building type, while the variances allow for a higher density development off of a
major city corridor and proximate to downtown that will increase housing stock,
support a variety of housing types, and strengthen the neighborhood.
Staff Recommendation: Based on the information available prior to the public
hearing, the Staff recommends to Commission send the Rezoning to the Common
Council with a favorable recommendation. The Staff recommends the
Commission approve the variances as requested.
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SOUTH BEND PLAN COMMISSION
PF.TTTIONF.R
Joseph Molnar, City of South Bend — Property Development Manager, 227 W
Jefferson Blvd, 1400S, South Bend, Indiana appeared in person and presented on
behalf of the petitioner.
INTERESTED PARTIES
There was no one from the public to speak.
PUBLIC COMMENT
There was no one from the public to speak.
Shelia Niezgodski joined the meeting late and
appeared virtually at Audio Position 09: 46
ACTION
After due consideration, the following action was taken:
Upon a motion by Jason Piontek, being seconded by Caitlin Stevens and carried, a
proposed ordinance of DEPARTMENT OF REDEVELOPMENT, CITY OF
SOUTH BEND to zone from NC Neighborhood Center to U3 Urban
Neighborhood 3, property located at 603, 607, 611, 615, 617, & 621 MARION
ST, City of South Bend, is sent to the Common Council with a FAVORABLE
recommendation.
Upon a motion by Jason Piontek, being seconded by Rebecca Ward and carried,
the variance(s) 1) from the maximum 1.5 stories in a cottage court to 2 stories; 2)
from the maximum 9 units in a cottage court to 10 units and 3) from the
maximum 2 units per cottage in a cottage court to 4 units property located at 603,
607, 611, 615, 617, & 621 MARION ST, City of South Bend, were\was approved.
B. MAJOR SUBDIVISIONS - None for consideration
C. TEXT AMENDMENTS - None for consideration
D. DEVELOPMENT PLANS - None for consideration
E. COMBINED HEARING
1. A combined public hearing on a petition of VISION REALTY INT'L LLC for a
minor subdivision, 755 SOUTH BEND AVE MINOR SUBDIVISION, and seeking
the following variance(s): 1) from the maximum 4 units in a townhouse building
type in a U2 district to 5; 2) from the maximum 72' width of a townhouse building
type in a U2 district to 104'; 3) from the maximum 48' width of a duplex building
type to 56'; 4) from the minimum 15' lot width in a U2 district to 4.21', property
located at 743, 749, 753, and 755 SOUTH BEND AVE, City of South Bend - PC#
0181-23.
(Audio Position: 12: 02)
December 18, 2023 Page 2 of 5
SOUTH BEND PLAN COMMISSION
STAFF REPORT
The staff report was presented by Amani Morrell.
Analysis: The Comprehensive Plan and the Northeast Neighborhood Plan support the
proposed infill townhouse development on the site. The variances allow for a
higher density development off of a highly trafficked thoroughfare that will
increase housing stock, support a variety of housing types, and strengthen the
neighborhood.
Staff Recommendation: The Staff recommends the Commission approve the
variances as requested. 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.
PETITIONER
Terry Lang, Wightman, 1402 E Mishawaka Ave, South Bend, IN appeared in person
and presented on behalf of the petitioner.
INTERESTED PARTIES
Patrick Dixon, 731 South Bend Ave, South Bend, IN appeared in person and asked
questions as well as voiced concerns regarding the petition.
Eddie Jurkovic, 824 South Bend Ave, South Bend, IN appeared virtually and spoke in
support of the petition.
REBUTTAL
Terry Lang provided rebuttal comments and answered questions raised by an
interested party.
Sam Lima, Kil Architecture and Planning, 1126 Lincolnway E, South Bend, IN
appeared in person on behalf of the petitioner to also provide rebuttal comments
and answer questions raised by an interested party.
PUBLIC COMMENT
There was no one from the public to speak.
ACTION
After due consideration, the following action was taken:
Upon a motion by Caitlin Stevens, being seconded by John Martinez and
unanimously carried, the Plan Commission finds the evidence adduced at this
Plan Commission Hearing supports each element of the Staff Report, and 755
SOUTH BEND AVE MINOR SUBDIVISION Subdivision therefore complies
with the City of South Bend Subdivision Control Ordinance and is granted
Primary Approval.
Upon a motion by Caitlin Stevens, being seconded by John Martinez and
unanimously carried, the variance(s) 1) from the maximum 4 units in a townhouse
building type in a U2 district to 5; 2) from the maximum 72' width of a
December 18, 2023 Page 3 of 5
SOUTH BEND PLAN COMMISSION
townhouse building type in a U2 district to 104'; 3) from the maximum 48' width
of a duplex building type to 56' and 4) from the minimum 15' lot width in a U2
district to 4.21' property located at 743, 749, 753, and 755 SOUTH BEND AVE,
City of South Bend, were\was approved.
ITEMS NOT REQUIRING A PUBLIC HEARING
A. MINOR SUBDIVISIONS:
1. DEAANDREWS MINOR SUBDIVISION — PC# 0178-23 (Audio Position: 29:05)
STAFF REPORT
The staff report was presented by Kari Myers.
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.
ACTION
After due consideration, the following action was taken:
Upon a motion by Jason Piontek, being seconded by Rebecca Ward and
unanimously carried, the Plan Commission finds the evidence adduced at this
Plan Commission Hearing supports each element of the Staff Report, and DEA
ANDREWS MINOR SUBDIVISION Subdivision therefore complies with the
City of South Bend Subdivision Control Ordinance and is granted Primary
Approval.
2. LIFE PLAN MINOR SUBDIVISION — PC# 0184-23 (Audio Position: 30:16)
STAFF REPORT
The staff report was presented by Kari Myers.
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.
ACTTON
After due consideration, the following action was taken:
Upon a motion by John Martinez, being seconded by Caitlin Stevens and
unanimously carried, the Plan Commission finds the evidence adduced at this
Plan Commission Hearing supports each element of the Staff Report, and LIFE
PLAN MINOR SUBDIVISION Subdivision therefore complies with the City of
South Bend Subdivision Control Ordinance and is granted Primary Approval.
December 18, 2023 Page 4 of 5
SOUTH BEND PLAN COMMISSION
B. FINDINGS OF FACT - None for consideration
C. MINUTES
1. November 20, 2023 (Audio Position: 31:32)
ACTION
After due consideration, the following action was taken:
Upon a motion by John Martinez, being seconded by Caitlin Stevens and
unanimously carried, the minutes from the November 20, 2023 Plan Commission
meeting were approved.
D. UPDATES FROM STAFF
1. 2024 Calendar (Audio Position: 32:01)
ACTION
After due consideration, the following action was taken:
Upon a motion by Jason Piontek, being seconded by Rebecca Ward and
unanimously carried, the 2024 Plan Commission Filing Deadlines and Meeting
Dates Calendar was approved.
2. BZA Appointee (Audio Position: 32: 51)
ACTION
After due consideration, the following action was taken:
Upon a motion by Caitlin Stevens, being seconded by Jason Piontek and
unanimously carried, Commission member Frank Fotia was appointed to the
Board of Zoning Appeals.
E. ADJOURNMENT — 4:34 PM
Sco rd,
President
Tim Corcoran,
Interim Secretary of the Commission
December 18, 2023 Page 5 of 5