HomeMy WebLinkAbout07.15.2024 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, July 15, 2024 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission
PUBLIC HEARING:
A.REZONINGS
1.Location:1022 COLFAX AVE PC#0215-24 Petitioner: WEBB SQUARED LLC Requested Action: Rezoning: From U2 Urban Neighborhood 2 to NC Neighborhood Center
2.Location:17023 HEPLER ST PC#0216-24 Petitioner: FOX CREEK LLC Requested Action: Annexation and Rezoning: From R Single Family District (St. Joseph County) to U2 Urban Neighborhood 2
B.MAJOR SUBDIVISIONS - None for consideration
C.TEXT AMENDMENTS - None for consideration
D. DEVELOPMENT PLANS - None for consideration
ITEMS NOT REQUIRING A PUBLIC HEARING:
A.MINOR SUBDIVISIONS - None for consideration
B.FINDINGS OF FACT – June 17, 2024
C.MINUTES – June 17, 2024
D.UPDATES FROM STAFF
E.ADJOURNMENT
SOUTH BEND PLAN COMMISSION Page 1 of 5
Staff Report – PC#0215-24 July 15, 2024
Property Information
Location: 1022 COLFAX AVE
Owner: WEBB SQUARED LLC
Requested Action
Rezone from U2 Urban Neighborhood 2 to NC Neighborhood Center
Project Summary
Rezone the property to provide a beauty salon or additional office space.
Location Map
Recommendation Staff Recommendation: Based on the information provided prior to the public hearing, the Staff recommends the Commission send the rezoning to the Common Council with a favorable
recommendation.
Staff Report -PC#0215-24 7/15/2024
SOUTH BEND PLAN COMMISSION Page 2 of 5
Proposed Site Plan
Staff Report -PC#0215-24 7/15/2024
SOUTH BEND PLAN COMMISSION Page 3 of 5
Proposed Site Plan
Staff Report -PC#0215-24 7/15/2024
SOUTH BEND PLAN COMMISSION Page 4 of 5
Land Uses and Zoning:
On site: On site is a single-family dwelling zoned U2 Urban Neighborhood 2 under common
ownership with the the parcel to the east.
North: To the north across Colfax Avenue is the South Bend Clinic zoned NC Neighborhood
Center
East: To the east is an office use zoned NC Neighborhood Center
South: To the south is a single-family home zoned NC Neighborhood Center
West: To the west is a single-family home zoned U2 Urban Neighborhood 2
District Intent:
The NC District is established to promote higher intensity, urban neighborhood centers, typically
located near the intersection of major streets, in core and outlying areas of the City that are well
connected to surrounding neighborhoods.
Site Plan Description:
The current site plan shows no changes to the property.
Zoning and Land Use History and Trends:
The building dates to 1870, a similar beginning point for the residential structures in the area.
The area developed in the early 1900s with primarily single family homes and commercial uses
that are primarily focused west toward downtown and dotted along Colfax Avenue and LaSalle
Avenue. The neighborhood has seen growth of service and small scale commercial/office use
and rezoning will allow this property to expand those uses in the area.
Traffic and Transportation Considerations:
Colfax Avenue is a two lane street with no on-street parking.
Agency Comments:
There are no agency comments at this time.
There are no Engineering comments at this time.
Staff Comments:
There are 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 the City Plan, South Bend Comprehensive Plan (2006),
Objective LU 2.2: Pursue a mix of land uses along major corridors and other locations
identified on the Future Land Use Map.
Land Use Plan:
The future land use plan identifies this area as mixed use.
Plan Implementation/Other Plans:
There are no other plans for the area.
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0215-24 7/15/2024
SOUTH BEND PLAN COMMISSION Page 5 of 5
2.Current Conditions and Character:
The property abuts NC Neighborhood Center zoned parcels to the south, east, and north, and is
located one property west of the highly trafficed intersection at Colfax Avenue and South Eddy
Street. Rezoning the property to NC Neighborhood Center should provide an appropriate
transition between the residential neighborhoods east of South Eddy Street and the higher
intensity commercial uses to the west. The upzoning will allow for the full range of NC
Neighborhood Center uses while the built form of the existing building is retained, matching the
character of the surrounding area.
3.Most Desirable Use:
The most desirable use, at this time, is to allow for the rezoning of the property to provide for
the expansion of services which fit into the established character of the neighborhood.
4.Conservation of Property Values:
If improved to the NC Neighborhood Center district standards, the investment of a current
neighborhood business should not negatively impact the use or value of surrounding properties
in the area. Allowing new development should improve the overall value of the neighborhood.
5.Responsible Development and Growth:
It is reasonable development and growth to allow for small-scale commercial/office development
located on a busy street.
Commitments: There are no proposed commitments at this time.
Analysis: Rezoning this property to NC Neighborhood Center will allow for the expansion of services to
the area. Since the property is bounded by NC Neighborhood Center to the north, east, and
south the rezoning should not have significant impacts on the use and value of the adjacent
properties.
Recommendation: Based on the information provided prior to the public hearing, the Staff recommends
the Commission send the rezoning to the Common Council with a favorable recommendation.
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0216-24 July 15, 2024
Property Information
Location: 17023 HEPLER ST (unincorporated St. Joseph County)
Owner: FOX CREEK LLC
Requested Action
Rezone from R Single Family District (St. Joseph County) to U2 Urban Neighborhood 2
Project Summary
7.5 acre property to be annexed for a proposed development of 41 units primarily comprised of
duplexes. THIS REQUEST INCLUDES ANNEXATION INTO THE CITY OF SOUTH BEND.
Location Map
Recommendation Staff Recommendation: Based on information available prior to the public hearing, the Staff recommends the Commission send the rezoning and annexation petition to the Common Council
with a favorable recommendation.
Staff Report -PC#0216-24 7/15/2024
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0216-24 7/15/2024
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: A vacant lot zoned R Single Family District in St. Joseph County
North: A vacant parcel zoned S1 Suburban Neighborhood 1
East: Vacant parcels zoned R-4 Manufactured Home Residential in the City of Mishawaka
and a vacant parcel zoned R Single Family District in St. Joseph County
South: Across Hepler Street, a church zoned S1 Suburban Neighborhood 1
West: Residential dwellings zoned S1 Suburban Neighborhood 1 and a vacant parcel zoned
S1 Suburban 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 proposed site plan shows 41 units, 38 as duplexes and 3 as single family, with access from
both Hepler Street and Creekbottom Drive. The plan shows a large common area to the north.
Zoning and Land Use History and Trends:
One single family house occupied the southern end of the lot between 1951 and 2022. A shed
and a pole barn built around 1951 still exist on the site. Otherwise, no development has occurred
on the lot since at least 1938.
Traffic and Transportation Considerations:
Hepler Street, Hickory Road, and Eagle Trail intersect at the southeast corner of the parcel.
Hepler Street is a 24' two lane street that runs along the southern edge of the lot. Creekbottom
Drive is 26' stub street that terminates on the western edge of the property.
Agency Comments:
There are no agency comments at this time.
There are no Engineering comments at this time.
Staff Comments:
There are 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 the City Plan, South Bend Comprehensive Plan (2006), Objective
H 1.1: Encourage residential units to contain a mix of housing types, densities, price ranges, and
amenities.
Land Use Plan:
The Future Land Use Plan does not address properties outside of the City limits.
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0216-24 7/15/2024
SOUTH BEND PLAN COMMISSION Page 4 of 4
Plan Implementation/Other Plans:
The petition is consistent with South Bend's Annexation Policy Plan (1992) “[E]xtension of City
services and utilities beyond the City limits should not occur unless it furthers the annexation
policies of the City"
2.Current Conditions and Character:
The properties located within the City to the west are single family residential and to the south
are large civic buildings and single family residences. The properties to the east in the City of
Mishawaka are single family residential and to the south east are apartment units.
3.Most Desirable Use:
The most desirable use for the property would be residential development that compliments the
surrounding area.
4.Conservation of Property Values:
The properties in the area are primarily residential. The annexation and rezoning should not
affect the use or value of the surrounding properties.
5.Responsible Development and Growth:
It is responsible development and growth to require properties contiguous to the City limits to
annex into the City at the time of development. Likewise, it is responsible development to allow
property in a residential area to be used for additional dwelling units.
Commitments: There are no commitments proposed.
Analysis: The annexation and rezoning of the property to U2 Urban Neighborhood 2 will allow for the
development of the site for additional housing units in the City. It is responsible development to
assure that properties adjacent to the City limits are annexed and developed under City
standards.
Recommendation: Based on information available prior to the public hearing, the Staff recommends
the Commission send the rezoning and annexation petition to the Common Council with a
favorable recommendation.
Analysis & Recommendation