HomeMy WebLinkAbout19-24 402 W Navarre St. Rezoning t<GNO PLAN C)747,_
County-City Building
City of South Bend 227 W. Jefferson Blvd. 1400S
South Bend, IN 46601
PLAN COMMISSION (574) 235-7627
www.southbendin.gov/zoning
FST.BUSHED 0
March 19, 2024 Filed in Clerk's Office
MAR i 9 2024
Honorable Committee Chair Davis
4th Floor, County-City Building City C lerk Bianca Tirado
, youth Bend, IN
South Bend, IN 46601
RE: PC#0204-24—402 W Navarre Street
Dear Committee Chair Davis:
Enclosed is an Ordinance for the proposed Zone Map Amendment at the above referenced
location. Please include the attached Ordinance on the Council agenda for first reading at your
March 25, 2024, Council meeting, and set it for public hearing at your April 22, 2024,Council
meeting. The petition is tentatively scheduled for public hearing at the April 18, 2024, South
Bend Plan Commission meeting.The recommendation of the South Bend Plan Commission will
be forwarded to the Office of the City Clerk by noon on the day following the public hearing.
The petitioner provided the following to describe the proposed project:
Rezone property from NC Neighborhood Center to U1 Urban Neighborhood 1
If you have any questions, please feel free to contact our office.
Sincerely,
Kari Myers
Zoning Specialist
CC: Bob Palmer
Tim Corcoran Scott Ford
Planning Director Commission President
Filed in Clerk's Office
BILL NO. 19-24 MAR 1 9 2024
ORDINANCE NO. Bianca Tirado
City Clerk, South Bend, IN!
AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND,
INDIANA, AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED 402
WEST NAVARRE STREET COUNCILMANIC DISTRICT NO. 1 IN THE CITY OF
SOUTH BEND, INDIANA
STATEMENT OF PURPOSE AND INTENT
Rezone property from NC Neighborhood Center to U 1 Urban Neighborhood 1
NOW,THEREFORE, BE IT ORDAINED by the Common Council of the City of South Bend,
Indiana, as follows:
SECTION I. Ordinance No. 10689-19, which ordinance is commonly known as the
Zoning Ordinance of the City of South Bend, Indiana, be and the same hereby amended in order
that the zoning classification of the following described real estate in the City of South Bend, St.
Joseph County, State of Indiana:
402 W Navarre Street, South Bend, IN 46616. 018-1018-0719
W 66' LOT 5 ALSO W 7' OF VAC ALLEY BURROUGHS SUB
be and the same is hereby established as U 1 Urban Neighborhood 1
SECTION II. This ordinance is and shall be subject to commitments as provided by
Chapter 21-12.07(0(7) Commitments, if applicable.
SECTION III. This Ordinance shall be in full force and effect from and after its passage
by the Common Council and approval by the mayor, and legal publication, and full execution of
any conditions or Commitments placed upon the approval.
Sharon McBride, Council President
South Bend Common Council
Attest:
Bianca Tirado, City Clerk
Office of the City Clerk
Presented by me, the undersigned Clerk of the City of South Bend, to the Mayor of the
City of South Bend, Indiana on the day of , 2024, at
o'clock . m.
Bianca Tirado, City Clerk
Office of the City Clerk
Approved and signed by me on the day of , 2024, at o'clock
.m.
James Mueller, Mayor
City of South Bend, Indiana
- 2 -
RECEIVED MAR 0 7 2024
City of South Bend 227 W. Jefferson - Suite 1400S
South Bend, IN 46601
PLAN COMMISSION zoning@southbendin.gov
Petition for Rezoning or Combined Public Hearing
Property Information
Tax Key Number: 018-1018-0719
Address: 402 W. Navarre
Owner: Historic Landmarks Foundation of Indiana
Legal Description: Filed in Clerk's Office
W 66' Lot 5 Also W 7'of Vac Alley Burroughs Sub
MAR 19 2024
Bianca Tirado
City Clerk, South Bend, IN
Project Summary
Rezone lot from Neighborhood Center to Unban Neighborhood 1 for the relocation of a single
family home.
Requested Action
Application includes (check all that apply)
❑✓ Rezoning
Current District: NC Neighborhood Center I"J Additional Districts, if applicablE
Proposed District U1 Urban Neighborhood 1 Additional Districts, if applicablE
The Plan Commission and Council will consider the following in the review of a rezoning petition:
(1) The comprehensive Plan;
(2) Current conditions and the character of the current structures and uses in each district;
(3) The most desirable use for which the land in each district is adapted;
(4) The conservation of property values throughout the jurisdiction;and
(5) Responsible development and growth.
❑ Subdivision — complete and attach subdivision application
❑ Special Exception— complete and attach Criteria for Decision Making
Use requested:
❑ Variance(s) - List variances below, complete and attach Criteria for Decision Making
Variance(s) requested:
Required Documents
✓v Completed Application (including Contact Information)
✓ Site Plan drawn to scale
✓ Filing Fee
Additional documents as noted above
Filed in Clerk's Office
MAR 1 9 2024
Contact information
-end, IN
Property owner(s) of the petition site:
Name: Historic Landmarks Foundation of Indiana
Address: 1201 Central Aveune
Indianapolis, Indiana 46202
Name:
Address:
Name:
Address:
Contact Person:
Name: Todd Zeiger
Address: 801 W. Washington
South Bend, Indiana 46601
Phone Number: 574-286-5765
tzeiger@indianalandmarks.org
E-mail:
By signing this petition, the Petitioner/Property Owners of the above described Real
Estate acknowledge they are responsible for understanding and complying with the
South Bend Zoning Ordinance and any other ordinance governing the property.
Failure of staff to notify the petitioner of a requirement does not imply approval or
waiver from anything contained within the ordinance.
The undersigned authorizes the contact person listed above to represent this petition
before the South Bend Plan Commission and Common Council and to answer any and
all questions related to this petition.
Property Owner (s) Signatures:
MG.V5 L bG vi s
liatERPABLIEBANISZTLEI
MAY Pt. rgl
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MAR 19 2024
Bianca Tirado
City Clerk, South Bend, IN
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County-City Building
City of South Bend227 VV.Jefferson Blvd. 14005
South Bend,IN 46601
PLAN COMMISSION (574) 235-7627
www.southbendin.gov/zoning
FS148USHE01O1�
Filed in Clerk's Office
April 16.2024 APR 1 6 2024
ianca Tirado
City Clerk, South Bend, IN
South Bend Common Council
227 W.Jefferson Blvd.,4`h Floor
South Bend,IN 46601
Re: Bill#19-24-A proposed ordinance of HISTORIC LANDMARKS FOUNDATION OF INDIANA
INC to zone from NC Neighborhood Center to U1 Urban Neighborhood 1,property located at 402
NAVARRE ST,City of South Bend-PC#0204-24
Dear Council Members:
I hereby Certify that the above referenced ordinance of HISTORIC LANDMARKS FOUNDATION OF
INDIANA INC was legally advertised on April 5,2024,and that the South Bend Plan Commission at its
public hearing on April 15,2024,took the following action:
Upon a motion by Dr.Oliver Davis,being seconded by Francisco Fotia and unanimously carried,a
proposed ordinance of HISTORIC LANDMARKS FOUNDATION OF INDIANA INC to zone from
NC Neighborhood Center to U1 Urban Neighborhood 1,property located at 402 NAVARRE ST,City
of South Bend,is sent to the Common Council with a FAVORABLE recommendation.
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.
Sincerely,
t(ex.1 /9t4r-.2z.
Kari Myers
Zoning Specialist
Attachment
CC: HISTORIC LANDMARKS FOUNDATION OF INDIANA INC
Bob Palmer
Todd Zeiger
Tim Corcoran Scott Ford
Planning Director Commission President
Staff Report — PC#0204-24 April 15, 2024
Property Information
Location: 402 NAVARRE ST
Owner: HISTORIC LANDMARKS FOUNDATION OF INDIANA INC
Requested Action
Rezone from NC Neighborhood Center to U1 Urban Neighborhood 1
Project Summary
Rezone lot for the relocation of a single family home.
Location Map
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Recommendation
Staff Recommendation: Based on 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.
Filed in Clerk's Office
APR 1 6 2024
SOUTH BEND PLAN COMMISSION Page 1 of 5
Bianca TirHcio
City Clerk, South Bt.ncl, IN
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Filed in Clerk's Office
Staff Report-PC#0204-24 APR l 6 2024 4/15/2024
Bianca Tirade
Proposed Site Plan City Clerk, South Bumf, IN
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SOUTH BEND PLAN COMMISSION Page 3 of 5
Filed in Clerk's Office
Staff Report-PC#0204-24 APR 1 6 2024 4115/2024
Bianca Tirado
Site & Context
Land Uses and Zoning:
On site: On site is a paved parking lot.
North: To the north is a neighborhood of one unit dwellings zoned U1 Urban Neighborhood 1
district.
East: To the east is a residential neighborhood zoned U1 Urban Neighborhood 1 district.
South: To the south is a small commercial building zoned NC Neighborhood Center district.
West: To the west across William Street is a recently built laundromat zoned NC
Neighborhood Center district and a residential neighborhood zoned U2 Urban
Neighborhood 2.
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 site plan shows the relocated house on the lot. The main entrance will face Navarre and
access to a future garage will be via existing curb cut on William Street.
Zoning and Land Use History and Trends:
The neighborhood was largely established in the late 1800's-early 1900's as a walkable urban
single family neighborhood consisting of single family homes with the occasional duplex primarily
accessed by rear or side alleys.
Traffic and Transportation Considerations:
Navarre Street is a brick two-way street with on-street parking.
Agency Comments
Agency Comments:
There were no agency comments.
Staff Comments:
This parcel has been vacant since at least the mid-1960's and once had two dwellings on the
property. The Poledor House being moved to this lot from 211 W Marion Street will blend well
with the character and scale of the existing neighborhood. The majority of the homes in the
adjacent area were built in the late 1800's to early 1900's and this home, built in 1913, will fit
seamlessly into the historic Chapin Park neighborhood. Also, with its location in a fairly walkable
urban neighborhood that is close to a major corridor and its businesses, transit, and downtown,
this property is well suited for U1 zoning.
Criteria for Decision Making
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 City's Comprehensive Plan, City Plan (Amended 2022)
Objective H2.5: Pursue alternatives to the demolition of structurally sound housing. The parcel is
being rezoned to allow for the relocation of a historic house for use as a single family dwelling.
Land Use Plan:
The Future Land Use Plan identifies this area for Medium Density Residential.
SOUTH BEND PLAN COMMISSION Page 4 of 5
Staff Report-PC#0204-24 4/15/2024
Plan Implementation/Other Plans:
The Near Northwest Neighborhood Plan (2019), of which Chapin Park is a part, promotes a mix
of housing styles to address missing middle housing needs in the area.
2. Current Conditions and Character:
The existing neighborhood is a dense urban single-family neighborhood. Most of the original
homes in the Chapin Park Historic District date from prior to the 1920's. The Poledor House, a
bungalow-style home built in 1913, will enhance the historic character of the neighborhood, save
a historic building from demolition, and provide a single family residence on a lot that has long
sat unused as a parking lot.
3. Most Desirable Use:
The most desirable use, at this time, is low to medium density housing types that will seamlessly
fit in the established historic character of the neighborhood.
4. Conservation of Property Values:
Allowing new development on vacant lots should improve the overall value of the neighborhood.
Adding additional population to the neighborhood will help stabilize property values.
5. Responsible Development and Growth:
It is responsible development and growth to allow for a variety of housing options within this
urban neighborhood.
Analysis & Recommendation
Commitments: There are no commitments proposed at this time.
Analysis: Rezoning the site to U1 Urban Neighborhood 1 will allow for residential growth and increased
density in the neighborhood while keeping with its established character, and will also allow for
the property to be used as originally intended.
Recommendation: Based on 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.
Filed in Clerk's Office
APR 162024
Bianca Tirado
City Clerk, South Boni, IN
SOUTH BEND PLAN COMMISSION Page 5 of 5