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HomeMy WebLinkAbout03.18.2024 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, March 18, 2024 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission PUBLIC HEARING: A.REZONINGS - None for consideration B.MAJOR SUBDIVISIONS 1.Name:SOUTHFIELD VILLAGE PHASE TWO PC#0193-24 Location:Southeast corner of Miami Road and Miami Circle Petitioner: SOUTHFIELD VILLAGE INC Requested Action: Variance(s): 1) from the maximum 48' width of a duplex to 108'; 2)from the required 25' corner yard setback to 20.5'; C.TEXT AMENDMENTS - None for consideration D.DEVELOPMENT PLANS - None for consideration ITEMS NOT REQUIRING A PUBLIC HEARING: A.MINOR SUBDIVISIONS 1.Name:BRIGHTWORK'S MINOR PC#0194-24 Location:3931 Portage and vacant adjacent lot 2.Name:FRANCES STREET SECOND MINOR SUBDIVISION PC#0195-24 Location:West side of Frances between Corby and Howard 3.Name:CHARLES MARTIN SR. DRIVE MINOR SUBDIVISION PC#0196-24 Location:Charles Martin Sr. Drive between Lincoln Way West and LaSalle Avenue 4.Name:WESTERN AND WALNUT MINOR SUBDIVISION PC#0197-24 Location:Southwest corner of Western and Walnut 5.Name:HARRISON AVENUE MINOR SUBDIVISION PC#0198-24 Location:748 and 750 Harrison 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 B.FINDINGS OF FACT – February 19, 2024 C.MINUTES – February 19, 2024 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 6 Staff Report – PC#0193-24 March 18, 2024 Property Information Subdivision Name: SOUTHFIELD VILLAGE PHASE TWO Location: Southeast corner of Miami Street and Miami Circle Requested Action Major subdivision: The total area of the subdivision is 5.08 acres and will consist of 1 building lot. Variance(s): 1) from the maximum 48' width of a duplex to 108' 2) from the required 25' corner yard setback to 20.5' 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, subject to the following: 1) providing an acceptable drainage plan; 2) execution of utility extension agreement; 3) approval of Board of Public Works water and sewage extension agreement, and 4) maximum berm height of 2’ along Miami Street. The staff recommends the Commission approve the waivers from the Subdivision Control Ordinance as requested for double frontage lots, no sidewalks on both sides of the street, and no civic or open space. The staff also recommends approval of the two variances as presented. SOUTH BEND PLAN COMMISSION Page 2 of 6 Staff Report – PC#0193-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 6 Staff Report – PC#0193-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 6 Staff Report – PC#0193-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 6 Staff Report – PC#0193-24 March 18, 2024 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: The Engineering Department has reviewed the drainage plan and provided comments to the petitioner. 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: Board of Public Works water and sewage extension agreement required. Use of municipal utilities will require extensions. Staff Comments: The registered surveyor on behalf of the property owner requests the following waivers from the Subdivision Control Ordinance: Section 21-11.02(c)(3) Lot Standards. Double frontage lots shall not be permitted; Section 21-11.02(d)(5) Sidewalks shall be installed on both sides of any street; Section 21-11.02(e)(1) On sites greater than 5 acres a minimum of 10% of the project area shall be designated as publicly accessible civic or open space; Section 21-11.03(b) Block Standards. Criteria for Decision Making The petitioner is seeking the following variance(s): 1) from the maximum 48' width of a duplex to 108' 2) from the required 25' corner yard setback to 20.5' 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. The approval of the requested variances should not be injurious to the public health, safety, morals and general welfare of the community as the proposed development is meant to be similar in look and layout to Phase 1 to the north. (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 area adjacent to the property included in the variance request should not be affected in a substantially adverse manner as the lot is proposed to be developed in much the same manner as that of Phase 1 to the north. Sidewalks will be provided along Miami Street frontage, the south side of Miami Circle, and along the interior frontage of the private circular street. SOUTH BEND PLAN COMMISSION Page 6 of 6 Staff Report – PC#0193-24 March 18, 2024 (3) The strict application of the terms of this Chapter would result in practical difficulties in the use of the property. The strict application of the terms of this Chapter may result in practical difficulties in the use of the property as approval of the requested two variances will allow for the unique configuration of this development where the buildings face inward to the private street vs. having the main frontage along Miami Street. If the variances are denied, the site will not be able to be developed to its fullest extent. (4) The variance granted is the minimum necessary. The setback requests are the minimum necessary, and appropriate, given the context within the larger Southfield development. The request for duplex width will allow for a linear house design. (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 since at least 1999. It is reasonable to expect the owner would desire to continue to develop the property into a cohesive retirement community. While the practical difficulty is being created by the desire to develop the property in a way that does not meet the strict intent of the ordinance, the requested variances are reasonable to allow the community to expand. Recommendation Analysis: The site is being developed into a retirement community with similar layout and design of Southfield Phase 1 to the north. The variances will allow duplexes wider than allowed by the ordinance and reduced corner setbacks from Miami Circle. 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, subject to the following: 1) providing an acceptable drainage plan; 2) execution of utility extension agreement; 3) approval of Board of Public Works water and sewage extension agreement, and 4) a maximum berm height of 2’ along Miami Street. The staff recommends the Commission approve the waivers from the Subdivision Control Ordinance as requested for double frontage lots, no sidewalks on both sides of the street, and no civic or open space. The staff also recommends approval of the two variances as presented. SOUTH BEND PLAN COMMISSION Page 1 of 5 Staff Report – PC#0194-24 March 18, 2024 Property Information Subdivision Name: BRIGHTWORK'S MINOR Location: 3931 Portage and vacant adjacent lot Requested Action The total area of the subdivision is 6.33 acres and will consist of 1 building lot. 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 5 Staff Report – PC#0194-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report – PC#0194-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report – PC#0194-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 5 Staff Report – PC#0194-24 March 18, 2024 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: Not required at this time. 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: None at this time. Staff Comments: There are no additional comments at this time. 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 1 of 5 Staff Report – PC#0195-24 March 18, 2024 Property Information Subdivision Name: FRANCES STREET SECOND MINOR SUBDIVISION Location: West side of Frances between Corby and Howard Requested Action The total area of the subdivision is 1 acres and will consist of 7 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 5 Staff Report – PC#0195-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report – PC#0195-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report – PC#0195-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 5 Staff Report – PC#0195-24 March 18, 2024 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: Not required. 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: Not at this time. Staff Comments: There are no additional comments at this time. 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 1 of 9 Staff Report – PC#0196-24 March 18, 2024 Property Information Subdivision Name: CHARLES MARTIN SR. DRIVE MINOR SUBDIVISION Location: Charles Martin Sr. Drive between Lincoln Way West and LaSalle Avenue Requested Action The total area of the subdivision is 2.62 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 9 Staff Report – PC#0196-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 9 Staff Report – PC#0196-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 9 Staff Report – PC#0196-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 9 Staff Report – PC#0196-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 6 of 9 Staff Report – PC#0196-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 7 of 9 Staff Report – PC#0196-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 8 of 9 Staff Report – PC#0196-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 9 of 9 Staff Report – PC#0196-24 March 18, 2024 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: Not required. 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: Not at this time. Staff Comments: There are no additional comments at this time. 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 1 of 5 Staff Report – PC#0197-24 March 18, 2024 Property Information Subdivision Name: WESTERN AND WALNUT MINOR SUBDIVISION Location: Southwest corner of Western and Walnut Requested Action The total area of the subdivision is 1.12 acres and will consist of 1 building lot. 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 5 Staff Report – PC#0197-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report – PC#0197-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report – PC#0197-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 5 Staff Report – PC#0197-24 March 18, 2024 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: Not required. 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: Not at this time. Staff Comments: There are no additional comments at this time. 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 1 of 4 Staff Report – PC#0198-24 March 18, 2024 Property Information Subdivision Name: HARRISON AVENUE MINOR SUBDIVISION Location: 748 and 750 Harrison Requested Action The total area of the subdivision is 0.19 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#0198-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report – PC#0198-24 March 18, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 4 Staff Report – PC#0198-24 March 18, 2024 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: Not required. 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: None at this time. Staff Comments: There are no additional comments at this time. 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.