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HomeMy WebLinkAbout05.20.2024 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, May 20, 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 - None for consideration C.TEXT AMENDMENTS - None for consideration D.DEVELOPMENT PLANS - None for consideration E.COMBINED HEARING 1. Name: HERITAGE TOWNHOMES PC#0207-24 Location: 743, 749, 753, and 755 SOUTH BEND AVE Petitioner: VISION REALTY INT'L LLC Requested Action: Subdivision: Minor Subdivision Variance(s): 1)from the maximum width of 72' for a townhouse building to 84' ITEMS NOT REQUIRING A PUBLIC HEARING: A.MINOR SUBDIVISIONS 1.Name:MARTIN LUTHER KING JR. DREAM CENTER MINOR SUBDIVISION PC#0205-24 Location: Southeast corner of Linden Ave and College St 2.Name:HAMILTON MINOR SUBDIVISION PC#0206-24 Location: 1530 Jackson Rd 3. Name:PLEASANT STREET MINOR SUBDIVISION PC#0208-24 Location: 2220 and 2224 Pleasant St 4. Name:SOUTH BEND HERITAGE WAYNE STREET MINOR SUBDIVISION PC#0209-24 Location: Northwest corner of Wayne St and Scott St 5. Name:SAINT VINCENT STREET MINOR SUBDIVISION PC#0210-24 Location: 514, 516 and 522 Saint Vincent St 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 - None for consideration C.MINUTES - April 15, 2024 D.UPDATES FROM STAFF E.ADJOURNMENT NOTICE FOR HEARING AND SIGHT 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#0207-24 May 20, 2024 Property Information Subdivision Name: HERITAGE TOWNHOMES Location: 755 South Bend Ave Requested Action The total area of the subdivision is .54 acres and will consist of 10 building lots. Variance(s): 1) from the maximum width of 72' for a townhouse building to 84' Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds that if the waivers are granted and the conditions are met, it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval, subject to the following: 1) Provide information about drainage plan, easements, and maintenance agreement; 2) provide drainage/stormwater retention easement as needed; 3) update utility easement along Turnock Street to include walkway easement. The Staff recommends the Commission approve the waiver from the Subdivision Control Ordinance as requested for a parcel not abutting a public street. The Staff also recommends approval of the variance as presented. SOUTH BEND PLAN COMMISSION Page 2 of 6 Staff Report – PC#0207-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 6 Staff Report – PC#0207-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 6 Staff Report – PC#0207-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 6 Staff Report – PC#0207-24 May 20, 2024 Project Details Environmental Data: Drainage: Rights-Of-Way: Utilities: Agency Comments: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Provide information about drainage plan, easements, and maintenance agreement. Drainage/stormwater retention easement may be needed. The rights-of-way are correct as shown. The site will be served by Municipal Water and Municipal Sewer. Provide information about drainage plan, easements, and maintenance agreement. Drainage/stormwater retention easement may be needed. Update utility easement along Turnock Street to include walkway easement. Criteria for Decision Making The petitioner is seeking the following variance(s): 1)from the maximum width of 72' for a townhouse building to 84' 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 variance should not be injurious to the general welfare of the community. The variance allows for a development that is consistent with the character of the neighborhood. (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 should not be affected in a substantially adverse manner. The development will be consistent with the character of the neighborhood and allow for a design that more appropriately addresses a highly trafficked thoroughfare. (3) The strict application of the terms of this Chapter would result in practical difficulties in the use of the property. The site could be designed to comply with the City standards for a townhouse design in a U2 zoned district. However, the proposed design would more closely reflect the character of the surrounding neighborhood and, paired with the requested waivers, support more housing stock in a parcel along a highly trafficked thoroughfare, consistent with the Northeast Neighborhood Plan. (4) The variance granted is the minimum necessary. The variance granted is the minimum necessary. The parcel could be rezoned to U3 to eliminate the need for variances, and conditions would be placed on the parcel to limit development beyond the context of the surrounding neighborhood. Preserving the U2 zoning classification while allowing for the proposed townhouse development better serves to increase housing stock in a manner consistent with the character of the neighborhood. SOUTH BEND PLAN COMMISSION Page 6 of 6 Staff Report – PC#0207-24 May 20, 2024 (5) The variance granted does not correct a hardship caused by a former or current owner of the property. This design is intended to increase housing stock along a highly trafficked thoroughfare that is consistent with the character of the neighborhood. The variance is caused by the design of the property owner, but is consistent with the Northeast Neighborhood Plan, which calls out this section of South Bend Avenue as a stretch where development at a scale between U2 and U3 is appropriate. Recommendation 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) (2) Allowing for one (1) of the ten (10) lots to be created without abutting a public street. Analysis: The variance will allow for a wider townhouse building along South Bend Avenue that is consistent with the character of the neighborhood and the Northeast Neighborhood Plan, appropriately addressing a highly trafficked thoroughfare. Staff Recommendation: The Staff has reviewed this subdivision and finds that if the waivers are granted and the conditions are met, it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval, subject to the following: 1) Provide information about drainage plan, easements, and maintenance agreement; 2) provide drainage/stormwater retention easement as needed; 3) update utility easement along Turnock Street to include walkway easement. The Staff recommends the Commission approve the waiver from the Subdivision Control Ordinance as requested for a parcel not abutting a public street. The Staff also recommends approval of the variance as presented. SOUTH BEND PLAN COMMISSION Page 1 of 5 Staff Report – PC#0205-24 May 20, 2024 Property Information Subdivision Name: MARTIN LUTHER KING JR. DREAM CENTER MINOR SUBDIVISION Location: Southeast corner of Linden Ave and College St Requested Action The total area of the subdivision is 5.74 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#0205-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report – PC#0205-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report – PC#0205-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 5 Staff Report – PC#0205-24 May 20, 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. 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#0206-24 May 20, 2024 Property Information Subdivision Name: HAMILTON MINOR SUBDIVISION Location: 1530 Jackson Rd Requested Action The total area of the subdivision is 16.5 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#0206-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report – PC#0206-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 4 Staff Report – PC#0206-24 May 20, 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. 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 5 Staff Report – PC#0208-24 May 20, 2024 Property Information Subdivision Name: PLEASANT STREET MINOR SUBDIVISION Location: 2220 and 2224 Pleasant St Requested Action The total area of the subdivision is .25 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 5 Staff Report – PC#0208-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report – PC#0208-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report – PC#0208-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 5 Staff Report – PC#0208-24 May 20, 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. 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 5 Staff Report – PC#0209-24 May 20, 2024 Property Information Subdivision Name: SOUTH BEND HERITAGE WAYNE STREET MINOR SUBDIVISION Location: Northwest corner of Wayne St and Scott St Requested Action The total area of the subdivision is .64 acres and will consist of 6 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#0209-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report – PC#0209-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report – PC#0209-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 5 Staff Report – PC#0209-24 May 20, 2024 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: Not needed. 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: May need a different access plan depending on future use of Lot 6. Improvements may be needed for Hoose Court. Recommendation Staff Comments: 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 5 Staff Report – PC#0210-24 May 20, 2024 Property Information Subdivision Name: SAINT VINCENT STREET MINOR SUBDIVISION Location: 514, 516, 522 Saint Vincent St Requested Action The total area of the subdivision is .31 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 5 Staff Report – PC#0210-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report – PC#0210-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report – PC#0210-24 May 20, 2024 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 5 Staff Report – PC#0210-24 May 20, 2024 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: Not needed. 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. 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.