HomeMy WebLinkAbout06.17.2024 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, June 17, 2024 - 4:00 P.M.
County-City Building
Fourth-Floor Council Chambers
www.tinyurl.com/southbendplancommission
PUBLIC HEARING:
A.REZONINGS
1.Location:712, 718, and 724 TURNOCK ST PC#0212-24
Petitioner: SOUTH BEND HERITAGE FOUNDATION
Requested Action:
Rezoning:
From: U1 Urban Neighborhood 1 To: U2 Urban Neighborhood 2
2.Location:215 W MARION ST & 502, 506, 520 and 530 N LAFAYETTE BLVD PC#0213-24
Petitioner: MEMORIAL HOSPITAL OF SOUTH BEND INC
Requested Action:
Rezoning:
From: NC Neighborhood Center To: DT Downtown
Variance(s):
1)from the required parking setback of 5' behind the building to 8' from the
property line on Lafayette Blvd
2)to allow parking in the established corner yard between the building and Marion
Street
3.Location: 620 S ST JOSEPH ST PC#0214-24
Petitioner: HERSTORIC PROPERTIES LLC
Requested Action:
Rezoning:
From: U1 Urban Neighborhood 1 To: U2 Urban Neighborhood 2
B.MAJOR SUBDIVISIONS - None for consideration
C.TEXT AMENDMENTS - None for consideration
D.DEVELOPMENT PLANS - None for consideration
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
ITEMS NOT REQUIRING A PUBLIC HEARING:
A.MINOR SUBDIVISIONS - None for consideration
B.FINDINGS OF FACT - May 20, 2024
C.MINUTES - May 20, 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 4
Staff Report – PC#0212-24 June 17, 2024
Property Information
Location: 712, 718, and 724 TURNOCK ST
Owner: SOUTH BEND HERITAGE FOUNDATION
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
To allow for two duplexes and a multi-dwelling unit (not to exceed 4 units) to be placed on three lots
within the northeast neighborhood. The development is part of a larger 5-lot development designed to
build affordable housing options in the neighborhood.
Location Map
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.
Staff Report -PC#0212-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0212-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: The lots are currently vacant.
North: To the north is a vacant lot zoned U1 Urban Neighborhood 1
East: To the east is a one unit dwelling zoned U1 Urban Neighborhood 1
South: To the south is vacant property zoned U2 Urban Neighborhood 2
West: To the west is a one unit dwelling zoned U1 Urban Neighborhood 1
District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description:
The site plan shows the construction of two duplexes on two of the lots and a multi-unit dwelling
(not to exceed four units), on the remaining lot with parking accessed off an easement at the rear
of the properties.
Zoning and Land Use History and Trends:
The surrounding neighborhood was largely established in the 1920's as a walkable urban single
family neighborhood consisting of single family homes accessed by rear alleys. Through the last
decade, older houses have been demolished and replaced with larger single family homes.
Traffic and Transportation Considerations:
Turnock Street is two lanes with on-street parking on the west side of the street.
Agency Comments:
There were no engineering comments at this time.
Staff Comments:
Zoning of properties to U2 Urban Neighborhood 2 allows for the creation of more diverse and
affordable housing types. With proper design, these housing types blend well with the character
and scale of existing urban neighborhoods. With its location in a fairly walkable urban
neighborhood that is close to a major corridor, its businesses, and transit, these properties are
suited for U2 zoning.
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 Plan, South Bend Comprehensive Plan (2006), Objective
H 1: Ensure that an adequate supply of housing is available to meet the needs, preferences, and
financial capabilities of households now and in the future.
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0212-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 4 of 4
Land Use Plan:
The Future Land Use Plan identifies this area for Medium Density Residential, which would allow
for a range of neighborhood-scaled residential housing types. The future zoning map in the
Northeast Neighborhood Plan identifies these properties as U2 Urban Neighborhood 2.
Plan Implementation/Other Plans:
The Northeast Neighborhood Plan (2022) encourages infill development on vacant and
underutilized lots with medium density residential development.
2.Current Conditions and Character:
The existing neighborhood was a dense urban single-family neighborhood. Over time, older
homes in poor condition have been demolished and replaced with new single family homes,
townhouses, and small apartment buildings.
3.Most Desirable Use:
The most desirable use, at this time, is a range of medium density residential housing types that
will seamlessly fit the established character of the neighborhood.
4.Conservation of Property Values:
If constructed in a manner consistent with the existing detached house building types, the gentle
density added by the U2 District should not impact the use or value of surrounding properties in
the area. Allowing new development on vacant lots should improve the overall value of the
neighborhood.
5.Responsible Development and Growth:
It is responsible development and growth to allow for a variety of housing options within this
urban neighborhood.
Commitments: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 will allow for residential growth and increased
housing options in the neighborhood while not drastically changing the established character.
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.
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 5
Staff Report – PC#0213-24 June 17, 2024
Property Information
Location: 215 W MARION ST & 502, 506, 520 and 530 N LAFAYETTE BLVD
Owner: MEMORIAL HOSPITAL OF SOUTH BEND INC
Requested Action
Rezone from NC Neighborhood Center to DT Downtown
Variance(s):
1) from the required parking setback of 5' behind the building to 8' from the property line on
Lafayette Blvd
2) to allow parking in the established corner yard between the building and Marion St
Project Summary
A comprehensive development of employee parking for Beacon Hospital.
Location Map
Recommendation
Staff Recommendation: Based on information available prior to the public hearing, the staff
recommends the Plan Commission approve the variances as presented and send the rezoning
petition to the Common Council with a favorable recommendation.
Staff Report -PC#0213-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 2 of 5
Proposed Site Plan
Staff Report -PC#0213-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 3 of 5
Land Uses and Zoning:
On site: A parking lot and a vacant grass lot zoned NC Neighborhood Center
North: A parking lot and a medical building zoned DT Downtown
East: A house that will be moved to a new site on June 19th, and a parking lot, zoned DT
Downtown
South: Across a street, a parking lot zoned NC Neighborhood Center
West: Across a street, a medical office and residential buildings zoned NC Neighborhood
Center
District Intent:
The DT District is established to promote the development of the downtown region of the City of
South Bend as a high intensity urban center for a multi-county region.
Site Plan Description:
A parking lot that will serve Beacon Memorial Hospital, particularly throughout the construction of
the Madison Lifestyle District.
Zoning and Land Use History and Trends:
The parking lot on the northern parcels was introduced with the construction of the South Bend
Medical Foundation between 1976 and 1986. Three houses were demolished between 2013 and
2021 to create the vacant grass lots at the northeast corner of Lafayette Boulevard and Marion
Street.
Traffic and Transportation Considerations:
To the west of the parcels, Lafayette Boulevard is a 40' wide two-lane street. To the south of the
parcels, Marion Street is a two-lane 45' wide street with left-turn lanes at the Lafayette Boulevard
intersection.
Agency Comments:
There are no engineering comments at this time.
Staff Comments:
No additional comments at this time.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1.Comprehensive Plan:
Policy Plan:
The petition is consistent with city's comprehensive plan, City Plan (2006) Objective LU 3:
Increase the urban density of the Central Business District (CBD). Upgrading the existing parking
lot and vacant parcels will support major growth and development in the area.
Land Use Plan:
The Future Land Use Plan identifies this area as Central Business District.
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0213-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 4 of 5
Plan Implementation/Other Plans:
The Near Northwest Neighborhood Plan (2019) identifies this area as a gateway into downtown
and encourages buildings that serve to activate and define the street. The parking lot proposed
on the rezoned parcels, and the upzoning of the parcels to DT, support future development that
meets these principles.
2.Current Conditions and Character:
The surrounding area consists of the Beacon Medical facilities to the north and east, an
apartment building, medical offices, several civic buildings, and a compact residential
neighborhood to the west.
3.Most Desirable Use:
The most desirable use is one that improves the site and allows for continued growth and
development in the area.
4.Conservation of Property Values:
The use and value of the adjacent properties should not be negatively impacted.
5.Responsible Development and Growth:
It is responsible to allow for an appropriately buffered parking lot on this parcel that will support
substantial development and growth in the area.
Variance(s)
The petitioner is seeking the following variance(s):
1) from the required parking setback of 5' behind the building to 8' from the property line on
Lafayette Blvd
2) to allow parking in the established corner yard between the building and Marion St
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 should not be injurious to the general welfare of the community. An 8' setback
between the parking and the parking lot will allow adequate space for appropriate landscape
buffering along Lafayette Boulevard.
(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 adjacent properties should not be adversely affected. The parking lot
will be buffered with landscaping and adequate space from the property line. New street trees
will be planted in the tree lawn to further buffer the parking from surrounding properties.
(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 ordinance would result in the loss of roughly 30 parking spaces.
(4) The variance granted is the minimum necessary.
The variance granted is the minimum necessary. An 8' parking setback provides sufficient space
to buffer the parking lot from pedestrians on the sidewalk and neighboring properties, while
allowing for an additional 30 parking spaces in the lot.
Staff Report -PC#0213-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 5 of 5
(5) The variance granted does not correct a hardship caused by a former or current owner
of the property.
The requested variances allow for a development that meets the intent of the ordinance. An 8'
parking lot setback allows adequate space for buffering from the sidewalk and from neighboring
properties.
Commitments: There are no commitments proposed at this time.
Analysis: Rezoning to DT Downtown will allow these parcels to develop collectively with the abutting
DT zoned parcels under common ownership. The variances reducing the parking lot setback will
allow for a full utilization of the site while still providing appropriate buffering to the sidewalk and
neighboring properties. The parking setback could be reduced to 5’ if the primary building – the
parking garage to the north – were built up to the property line. If Navarre Street were not
vacated, the proposed parking lot would not be located in a corner yard because there would be
no primary building on the property.
Recommendation: Based on information available prior to the public hearing, the staff recommends the
Plan Commission approve the variances as presented and send the rezoning petition to the
Common Council with a favorable recommendation.
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 6
Staff Report – PC#0214-24 June 17, 2024
Property Information
Location: 620 S ST JOSEPH ST
Owner: HERSTORIC PROPERTIES LLC
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
This property was most recently leased as 4 separate units. A fire has created the need for extensive
repairs, which the property owner seeks to make while maintaining the existing 4 dwelling layout.
Location Map
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.
Staff Report -PC#0214-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 2 of 6
Proposed Site Plan
Staff Report -PC#0214-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 3 of 6
Proposed Site Plan
Staff Report -PC#0214-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 4 of 6
Proposed Site Plan
Staff Report -PC#0214-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 5 of 6
Land Uses and Zoning:
On site: A residential building, previously leased as a four-unit multifamily dwelling, that requires
repair due to fire damage.
North: A residential property zoned U1
East: Across an alley, an apartment building zoned U3
South: A residential property zoned U1
West: Across a street, a civic building zoned NC
District Intent:
The U2 District is established to provide for, promote, and maintain the development of diverse
housing types in urban neighborhoods located near neighborhood centers in core and outlying
areas of the City.
Site Plan Description:
The building will be restored as a four-unit multifamily dwelling.
Zoning and Land Use History and Trends:
The property is shown as a duplex on the 1945 Sanborn map and was later converted to a four-
unit multifamily dwelling.
Traffic and Transportation Considerations:
To the west, S St. Joseph Street is a 42' wide brick street with on street parking.
Agency Comments:
There are no engineering comments at this time.
Staff Comments:
Zoning of properties to U2 Urban Neighborhood 2 allows for the creation of more diverse and
affordable housing types. With proper design, these housing types blend well with the character
and scale of existing urban neighborhoods. Located in a fairly walkable urban neighborhood that
is close to a major corridor, businesses, and transit, this property is suited for U2 zoning.
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 Plan, South Bend Comprehensive Plan (2006), Objective
H 1: Ensure that an adequate supply of housing is available to meet the needs, preferences, and
financial capabilities of households now and in the future.
Land Use Plan:
The Future Land Use Plan identifies this area for Medium Density Residential, which would allow
for a range of neighborhood-scaled residential housing types.
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0214-24 6/17/2024
SOUTH BEND PLAN COMMISSION Page 6 of 6
Plan Implementation/Other Plans:
The Monroe Park | Edgewater Neighborhood Plan (2023) supports rezoning properties within the
U1 District south of South Street to the U2 District for sensitively designed buildings of up to four
units built at a scale compatible with surrounding residential properties.
2.Current Conditions and Character:
A dense, primarily residential neighborhood with a combination of single-family, multi-family, and
apartment housing types.
3.Most Desirable Use:
The most desirable use, at this time, is a range of medium-density residential housing types that
will seamlessly fit the established character of the neighborhood.
4.Conservation of Property Values:
The use and value of the adjacent properties should not be negatively impacted. Rezoning to U2
would allow for the restoration of a fire damaged property that will introduce more housing units
to the neighborhood.
5.Responsible Development and Growth:
It is responsible development and growth to allow for a variety of housing options within this
urban neighborhood.
Commitments: There are no commitments proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 will allow for the restoration of a fire damaged
multifamily dwelling unit that matches the character of the neighborhood and meets the intent of
the Monroe Park | Edgewater Neighborhood Plan (2023).
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.
Analysis & Recommendation