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Home My WebLink About9747-07 Rezoning Lincolnway West - Knoblock - Maplewood - District 1ORDINANCE No. s~<~-0~ Passed by the Common Council of the City of South Bend, Indiana Attest: Attest: Presented by me to the Mayor of the City of South Bend, Indiana April 10, 07 20 - City Clerk ice es[dent of Common Council City Clerk Approved and signed by me Ap r i 1 10 , 20 0 7 f~ t km`, April 9, 20 07 ORDINANCE NO. ~ 7 ~ 7-0 7 AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED APPROXIMATELY 1,500 FEET NORTH TO THE INTERSECTION OF LINCOLNWAY WEST AND THE WEST SIDE OF KNOBLOCK STREET AND THE EAST SIDE OF MAPLEWOOD AVENUE, COUNCILMANIC DISTRICT 1 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT The existing zoning of this property is single family and two family residential district SF1. It is our intent to rezone the property to light industrial district (LI) in order to allow Stanz Foodservice, Inc. to expand their existing building and add an additional building along with the required parking additions. NOW THEREFORE BE IT ORDAINED by the Common Council of the City of South Bend, Indiana as follows: SECTION 1. Ordinance No. 9495-04, is amended, which ordinance is commonly known as the Zoning Ordinance of the City of South Bend, Indiana, be and the same hereby is 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: Lots 28 thru 31 of Post Place Subdivision located in the Southwest Quarter of Section 33, Township 38 North, Range 2 East, City of South Bend, Indiana. be and the same is hereby established as Light Industrial District "LI". SECTION II. This ordinance shall be in full force and effect from and after its passage by the Common Council, approval by the Mayor, and legal publication. 'v of the Com ouncil Att ity Jerk Presented by me to the Mayor of the City of South Bend, Indiana on the tp day of ;\ , 2 Oal , at i ~ S~ o'clock ~. m. _ ~ City Clerk Approved and signed by me on the l~ ~' day of ~. , 2~_, at 2 ~ ~~~ o'clock ~. m. ~-,- Mayor, City of So Bend, Indiana o~ t tSt READING 2'~1~ ~~ 0.S Su-`~s~'~-u~` 9 PU6LIC HEARING `~~ ~ ~--F~ ~... 3 rd READING ~-~-Ol QS S upS a ~ s~ NOT APPROVED REFERRED {~ ~P ' tiy12'~ ~~ PASSED ~_c~_al ~~ Su~~'~-U~~ Filed In Clerk's Office F~~a~ - s 200 JOHN VOORDE CITY CLE&K, S0. BEND, tP1. TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND: Your Committee of the Whole, to whom was referred: BILL NO. 9-07 A BILL AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED APPROXIMATELY 1,500 FEET NORTH TO THE INTERSECTION OF LINCOLNWAY WEST AND THE WEST SIDE OF KNOBLOCK STREET AND THE EAST SIDE OF MAPLEWOOD AVENUE, COUNCILMANIC DISTRICT 1 IN THE CITY OF SOUTH BEND, INDIANA Respectfully report that they have examined the matter and that in their opinion, this bill is being recommended to the full Council with a favorable recommendation as substituted by a new legal description which keeps part of Knoblock St. open. Karen L. White Chairperson Date Filed Date received by the Area Plan Commission Application No. I (we) the undersigned make application to the Common Council. of the City of South Bend, Indiana to amend the zoning ordinance as herein requested. 1) The property sought to be rezoned is located at: Approximately 1,500 feet North of the intersection of Lincolnway West and the West side of Knoblock Street and the East side of Maplewood Avenue. 2) Name and address of property owner(s) of the petition site: Mark Harman 1840 Commerce Drive South Bend, Indiana 46628 574-235-8524 3) Name and address of contingent purchaser(s), if applicable: 4) It is desired and requested that this property be rezoned: From: "SF1" Single Family and Two Family Residential Dristrict To: "LI" Light Industrial District 5) This rezoning is requested to allow the following use: Distribution Facility For Stanz Foodservice, Inc. 6) Attached is a copy of (a) a legal description of the property; (b) seventeen (17) preliminary site plans; (c) a statement of purpose and intent; (d) a list of names and addresses of all property owners and tax key numbers for all properties within 300 feet of the petition property; (e) addressed, stamped envelopes for all property owners within 300 feet of the petition property; (f) a location map, if available, drawn to scale, which includes street names, printed in 8'/2" x 11"format. Signature(s) of All Property owner(s) or Attorneyfor all property Owner(sl PETITION PREPARED BY: Matthew D. Glass 713 South Scott Street South Bend, IN 46601 574-232-4388 P~iAR - 6 2~i1 JC~~: t`°~:.~~E CITY ('~Ltui, S:?. BENi7, IN. Legal Description: Lots 28 thru 31 of Post Place Subdivision located in the Southwest Quarter of Section 33, Township 38 North, Range 2 East, City of South Bend, Indiana. G: \07-5012\Legal. PostPlace.doc N,'~~=: 1-:~ d0;~'' Jut,~%E n (:ITY CI.E'''~. ~r'• %Yt?n, Ill. STATEMENT OF PURPOSE AND INTENT THE EXISTING ZONING OF THIS PROPERTY IS SINGLE FAMILY AND TWO FAMILY RESIDENTIAL DISTRICT (SFI). IT IS OUR INTENT TO REZONE THE PROPERTY TO LIGHT INDUSTRIAL (LI) INORDER TO ALLOW STANZ FOODSERVICE, INC. TO EXPAND THERE EXISTING BUILDING AND ADD AN ADDITIONIONAL BUILDING ALONG WITH THE REQUIRED PARKING ADDITIONS. ~+J~l:~ 'vf{J+/~~i'~ E ~~ CITY C~.ECIii~ JV. L~ijL7, ~1V. Area Plan Commission of St. Joseph County John W. Byorni Executive Director 1140 County-City Building South Bend, Indiana 46601 Larry P. Magliozzi Assistant Director Phone 574 235-9571 March 21, 2007 www.stjosephcountyindiana.com Fax 574 235-9813 The Honorable Council of the City of South Bend 4th Floor, County-City Building South Bend, IN 46601 RE: A proposed ordinance and site development plan of Mark Harman to zone from SF1 Single Family and Two Family District to LI Light Industrial District, property located approximately 1,500 feet north of the intersection of Lincolnway West and the west side of Knoblock Street and the east side of Maplewood Avenue, City of South Bend - APC# 2418-07 Dear Council Members: I hereby Certify that the above referenced ordinance of Mark Harman was legally advertised on Thursday, March 8, 2007 and that the Area Plan Commission at its public hearing on Tuesday, March 20, 2007 took the following action: Upon a motion by Carl Littrell, being seconded by Phil Sutton and unanimously carried, the proposed ordinance and site development plan of Mark Harman to zone from SF1 Single Family and Two Family District to LI Light Industrial District, property located approximately 1,500 feet north of the intersection of Lincolnway West and the west side of Knoblock Street and the east side of Maplewood Avenue, City of South Bend is sent to the Common Council with a favorable recommendation. The rezoning is consistent with the City Plan Future Land Use Map, which recommends the area for light industrial. It will extend an existing LI Light Industrial District. The single family homes to the east will be buffered by required landscaping and there will be no access to the industrial site from Knoblock Street. The deliberations of the Area Plan Commission and points considered in arriving at the above decision are shown in the minutes of the public hearing, and will be forwarded to you at a later date to be made a part of this report. Sincerely, ~• ~~CJ " _ " ". /~~W. B orni Y JWB:sr Attachment CC: Mark Harman Matthew D. Glass /- Serving South Bend, Lakeville, New Carlisle, North Liberty, Osceola, Roseland and St. Joseph County, Indiana Staff Report APC # 2418-07 Owner: Mark Harman Location: Approximately 1,500 feet north of the intersection of Lincolnway West and the west side of Knoblock Street and the east side of Maplewood Avenue Jurisdiction: City of South Bend Requested Action: The petitioner is requesting a zone change from SF1 Single Family and Two Family District to LI Light Industrial District to allow a distribution facility for a food service. Land Uses and Zoning: On site: The site is four wooded lots zoned SF1 Single Family and Two Family District. North: To the north is the current Stanz Food Service, Inc. zoned LI Light Industrial District. East: To the east across Knoblock Street are homes zoned SF1 Single Family and Two Family District. South: To the south across Voorde Drive are wooded lots zoned SF1 Single Family and Two Family District. West: The circular building to the west is zoned LI Light Industrial District. It will be removed if the rezoning is approved. District uses and development standards: The LI Light Industrial District is established to provide for development of office/warehouse, warehouse/distribution, wholesale, assembly and manufacturing or processing facilities which are clean, quiet, free of hazardous or objectionable elements such as noise, odor, dust, smoke, or glare. Permitted uses in this district tend to generate heavy traffic, require extensive community facilities, and may require limited amounts of outdoor storage. The LI District is also intended to function as a transitional district between the more intense general industrial districts and other less intense districts. Site plan description: The site is approximately three acres. There is a proposed 42,500 square feet expansion of the existing building which includes an office, connector corridor and freezer. The freezer part will be approximately 30,000 square feet. At the northwest corner of Knoblock Street and Voorde Drive, two future expansions are shown with areas of 36,300 square feet each. There are three access points to the site: two access points on Commerce Drive and one access point on Progress Drive. There is no access point on Knoblock Street. There are 141 parking space provided. Type C landscaping is required along the southeast corner to buffer the adjacent residentially zoned properties. Type C landscaping is four evergreen trees every 30 feet, staggered in a double row. Traffic and transportation considerations: Progress Drive, Commerce Drive, and Knoblock Street have two lanes. Voorde Drive has been extended, connecting Commerce Drive and Sheridan Avenue. The vacation of portions of Maplewood Avenue and Knoblock north of Voorde Drive are scheduled for first reading by the Common Council on March 12, 2007. Utilities: The site will be served by municipal sewer and water. Mark Harman #2418-07 Page 1 of 3 5 Criteria (per IC 36-7-4-603): 1. Comprehensive Plan: Policy Plan: City of South Bend -City Plan, November 2006 Economic Development Policy ED 23 Create opportunities for manufacturing companies to locate in the community. The rezoning is consistent with the City Plan economic policy. Land Use Plan: City of South Bend - Cit~Plan, November 2006 The Future Land Use Map recommends this area for light industrial use. The rezoning is consistent with the City Plan Future Land Use Map. 2. Current conditions and character: The site is currently wooded. 3. Most desirable use: The most desirable use for this site would be light industrial. 4. Conservation of property values: The surrounding residential property values may not be conserved with the rezoning although there will be landscaped buffering and no access point on Knoblock Street. 5. Responsible development and growth: It is responsible development and growth to allow the logical expansion of an existing light industrial business in conformance with an adopted land use plan. Recommendation: Based on information available prior to the public hearing, the staff recommends that the petition be sent to the Common Council with a favorable recommendation. Analysis: The rezoning is consistent with the City Plan Future Land Use Map, which recommends the area for light industrial. It will extend an existing LI Light Industrial District. The single family homes to the east will be buffered by required landscaping and no access to the industrial site from Knoblock Street. Mark Harman #2418-07 Page 2 of 3 o Pro u u ~ Pr ~, a ~ C ~ ~ au h- r-1 ~ Voorde LJ U ~_F 1 u e ~,~~ . Clh~a - t ~ °h~'Y ~ '~(~. "` °i ~°3~ ~ ~ ~ i ~ ~-~_ R I ;) i ~ ~~ 8y~ '" -Elwood Qom` Elwood R "$ GB S SF Rezoning from: "SF1" SINGLE FAMILY & TWO FAMILY to "LI" LIGHT INDUSTRIAL Zoning Key COUNTY-"R" SINGLE F.~41LY I COUNTY-"B"BUSINESS ,__.~ COUNTY-"C"COMA4ERCIPL SOUTH BEND-"SF1"SINGLE FAMILY8TVW FJ~NAILY SOUTH BEND='SF2"HIGH-DE NSITY MULTIFCMILY SOUTH BEND-'LB" LOC ISL BUST N E SS ~~ SOUTH BEND='CB"COMMUNITY BUSINESS SOUTH BEND-"GB" GE NEP,PL BUSINESS SOUTH BEND-'LI" LIGHT INDUSTRIAL N W E s 1 inch equals 500 feet APC # 2418-07 Mark Harman #2418-07 Page 3 of 3 MapQuest: Maps http://www.mapquest. com/maps/print.adp?mapdata=xdlKKnKE S %25... _~ ;_ _. - (~" '~- - ~ ~ Keller Rd I .Lynn St 1 I %Edison Rd h ~~ '~ ~~ ~ ,Grove St __ ; I ~~ ~.i ~ i~ d00m j `i~ __~~ ~i ~2oon~ I'~~ ice, ~ -- ~ ~ Viridian Or i __, ^: Lathrop St ':v_ ti--- _ _'' --- - - - __ _.- ~ ~ South Bend Regional Airport tf o il. _ _ ~!! ` Dr - _ ' i ~ I *-, _ r -~ - --~- _ ~ _ . I ~ - --- ~ I ~ ~o '~ Voorde Park ff ~ `•g 'ry ~ N1a St ~ ' ' °' I r ~. ¢ ~ ~ i I if. ~ ~~~ ~~ ~ ,,~; t I ~~ ~ rrence St ~dmore _ l ; ' ~"' ~" ~ I ~ ~ ~ lc~ s °-°0d -' ~ c~ I : fi _ I'° I I -`-~~-~ ~ ~ II I. i Dr ~'~ Bonds A1-e - _ ' J ~ ' (~ I ~ , ~ ~ ~ ~ I I ° ' ~r }~~ ; ~ - F~artiei St - ~' - -- I , I ~> (I~ ~ ~ ~~: 3~ I _ Prast sad i . ~ 1 ~ 1 f ) l_ 4 24~fi MapQuest: Ilnc. ~ ~ - ~ ~ . ! ; ~ ; ~_ -- - r . __- _ - ~ ._, ~~0061Vi4VTEQ All riohts reserved. Use Subiect to License/Coovright This map is informational only. No representation is made or warranty given as to its content. User assumes all risk of use. MapQuest and its suppliers assume no responsibility for any loss or delay resulting from such use. N T ~ra,~" oGLt~'r~-1 1 of 1 1/29/2007 4:56 PM 1840 Commerce Dr South Bend IN 46628-1563 US Pra ress r I a I I I I FlCRRf _ _ _ - _ _ _ - - _ _ _ _ _ I I x x 'r ~>:~ ~ ~ em., cm. u^ .T , ~ >< ~ ~ T •~ - ~ -- -- I x 1~~ I I n ~ ~~ .x x , ~ .X, x. x~ + ~ T TT xT ~ >;. ~.... ~ I x ~ _ ,>nan.„ I c v ~ q ~ s ~E~ ~"~ Y : . . , i ~ ~ ~ i 12d~p ~ ~ ~~, ,p w . xn x : I I ~ I~ II I . ~ ;+ I I ! ~ I I I I4 I i I I U ~ I L__________ ____ _______________ ~~ ____ _ I I I ~ ~- _ •16' FREEZER c Doac _ .n :::::: p~ ,~f I I I ~ . ::::::::".: :: I n ~ ..... ic~a I EO'-0' ~rd,C. I I I ~ I I I I - _ - _ _ ~ 1 f^~ l1 I I FUTURE E%PANSION 4 rl~ ~V I I 1 I I I I (36,9006FI ~ ~ I ~ it 1 it I I I f-"""'I" '-"-"" •-"""""'-"-'--"" -"- ~ `I j i ~ I I I i I --- ------- - I - I I I 1 0 i i FUTURE E%PANSION I ~ I I + I (36,3606F) I 1 1 j I I I it -------1 -------- ------------------------ I -----j I I NOFf1>•{ p77 ~ /, pr7-~ pI ^ ref C~NCEI 111HL OIIC 1 LYJY SOUAREf-0OTAGE eCALE: C .40'•0" -70'FREELER 30,250 36'DOCK 6,DEe CONNECfDRCORRI00R 3,465 OFFlCE 2,66C ^ E%PANSIONTOTAI dt,e2E EF prlmus huilders, Inc. 8294 M9f1YraY 92, Suite 210 Wcodstxk ~ 30189 ts17/0.92&7120 • (ex T10.92&6548 wwwyrimusbuiiderscom A Distribution Facility For. Stanz Foodservice, Inc. South Bend, IN 111.2Me Epl.llne 611. Conc.pt ~m~l•oe I Eal.llne 611. Conc.pl tl.l. tluerlptlon I..u-..~r. rl.lcn. m..n prol•nl nn. m.n~.e .- .na. k.T Pl.n tltl. CONCEPTUAL SITE PLAN nA..l CSP1