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HomeMy WebLinkAbout01-25 Amending the Zoning Ordinance for Property Located at 1408 Elwood Avenue �evLANco4, County-City Building ' City of South Bend 227 W.Jefferson Blvd. 1400S ° z, South Bend,IN 46601 1Dy PLAN COMMISSION (574) 235-7627 www.southbendin.gov/zoning F�ABLISHED Filed in Clerk's Office January 22,2025 IAN South Bend Common Council Bianca Tirado 227 W.Jefferson Blvd.,4th Floor City Clerk, South Bend, IN South Bend,IN 46601 Re: Bill#01-25-A proposed ordinance of CIVIL CITY OF SOUTH BEND to zone from I Industrial to U3 Urban Neighborhood 3,property located at 1408 ELWOOD AVE,City of South Bend-PC#0241-25 Dear Council Members: I hereby Certify that the above referenced ordinance of CIVIL CITY OF SOUTH BEND was legally advertised on January 11, 2025,and that the South Bend Plan Commission at its public hearing on January 21,2025,took the following action: Upon a motion by Caitlin Stevens,being seconded by Francisco Fotia and unanimously carried,a proposed ordinance of CIVIL CITY OF SOUTH BEND to zone from I Industrial to U3 Urban Neighborhood 3,property located at 1408 ELWOOD AVE,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, Kari Myers Zoning Specialist Attachment CC: CIVIL CITY OF SOUTH BEND Bob Palmer Tim Corcoran Tim Corcoran Jason Piontek Planning Director Interim Zoning Administrator Commission President Staff Report - PC#0241-25 January 21, 2025 Property Information Location: 1408 ELWOOD AVE Owner: CIVIL CITY OF SOUTH BEND Requested Action Rezone from I Industrial to U3 Urban Neighborhood 3 Project Summary Redevelopment of the former Drewrys Brewery site. Location Map . Ng ► ••r e .o, O Vic .. t, 9GF P��9 in w - . P .m z ., Q,7 W . ._ __ __ __ o\ �� HUMBOLDT . ¢ ST o a 1 z m J V Z - " AVE 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. SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report -PC#0241-25 1/21/2025 Proposed Site Plan •' KING'ST- - - , et:, ,� ._.1 __,Iiii __ . , : .,11,1 r t , ,.. L r--- -ii ELV1100D AVE _ I-- - 4 F • �' .. .. �4 4 y —. C t, $1. .4rl ,1... 01 - I, m1_.s_, f kt �fr j, elk �Orit , • • ...1 —, r - —I==1 VASSAR AVE Z I i SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report -PC#0241-25 1/21/2025 Site & Context Land Uses and Zoning: On site: On site is the former Drewry's Brewery site. North: Across Elwood are several one unit dwellings zoned U1 Urban Neighborhood 1 and an AEP substation also zoned U1 Urban Neighborhood 1. East: Former Elwood Shopping Center zoned NC Neighborhood Center. South: Muessel Grove Park zoned OS Open Space and across the Coal Line Trail are one unit dwellings zoned U1 Urban Neighborhood 1. West: Muessel Grove Park zoned OS Open Space. District Intent: The U3 District is established to provide for, promote, and maintain the development of a full range of housing types located near neighborhood centers and along major streets in urban neighborhood centers and along major streets in urban neighborhoods in core and outlying areas of the City. Site Plan Description: There is currently no site plan for this property. Zoning and Land Use History and Trends: The surrounding area for the majority of its history was a mix of industrial uses - including the Drewry's Brewery site - as well as single family housing. Dense single family homes built up around the brewery mainly in the 1920's. All of the former Drewy's buildings have been demolished and the site cleared to make way for the redevelopment of the site into a mix of housing types to provide additional housing options for the neighborhood. Traffic and Transportation Considerations: Elwood Avenue is a two-lane street with no on-street parkins. Agency Comments Agency Comments: There are no additional comments at this time. Staff Comments: The rezoning of this property to U3 Urban Neighborhood 3 will revitalize a long vacant industrial property and provide much needed housing in the Portage Elwood neighborhood. 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 Plan, South Bend Comprehensive Plan (2006), Objective H1: 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 City Plan Future Land Use Plan identifies this area as Commercial, however, with the remediation of the site and its proximity to Muessel Grove Park, its adaptive re-use is well-suited for a mix of residential housing options. Plan Implementation/Other Plans: SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report -PC#0241-25 1/21/2025 For this site, the Portage Elwood Neighborhood Center Vision plan shows a range of housing types compatible in scale with the surrounding context. 2. Current Conditions and Character: The existing area is located in the midst of a dense neighborhood with smaller commercial/retail businesses located along Portage Avenue. 3. Most Desirable Use: The most desirable use, at this time, is a range of residential housing types that will seamlessly fit the established character of the neighborhood and help meet the demand for walkable urban living. 4. Conservation of Property Values: Allowing new development on the now-vacant property should improve the overall value of the neighborhood. Adding additional population to the neighborhood should also help stabilize property values. 5. Responsible Development and Growth: It is responsible development and growth to allow for a variety of housing options on a infill redevelopment site. Analysis & Recommendation Commitments: There are no commitments proposed at this time. Analysis: Rezoning the site to U3 Urban Neighborhood 3 will allow for residential growth and increased housing options in the Portage Elwood Neighborhood and allow for the adaptive reuse of a large vacant industrial parcel. Approving the rezoning will allow for a greater possibility of development that best fits the character of the neighborhood. 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. SOUTH BEND PLAN COMMISSION Page 4 of 4 qi'" PLAN��4147 County-City Building = City of South Bend 227 W.Jefferson Blvd. 1400S * PLAN COMMISSION South Bend, IN 46601 (574) 235-7627 www.southbendin.gov/zoning 617T'BL15Ht0 2atio December 20, 2024 Filed in Clerk's Office Honorable Committee Chair Davis DEC3 0 204 4th Floor, County-City Building South Bend, IN 46601 Bianca Tirado City Clerk, South Bend, IN RE: 1408 Elwood Avenue— PC#0241-25 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 January 13, 2025, Council meeting, and set it for public hearing at your January 27, 2025, Council meeting. The petition is tentatively scheduled for public hearing at the January 21, 2025, 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 I Industrial to U3 Urban Neighborhood 3 If you have any questions, please feel free to contact our office. Sincerely, /I/eth.L, Ach' Kari Myers Zoning Specialist CC: Bob Palmer Tim Corcoran Tim Corcoran Scott Ford Planning Director Interim Zoning Administrator Commission President Filed in Clerk's Office BILL NO. 01-25 "-`�C 3 0 2'024 Bianca Tirado ORDINANCE NO. 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 AT 1408 ELWOOD AVENUE, COUNCILMANIC DISTRICT NO. 2 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Rezone property from I Industrial to U3 Urban Neighborhood 3 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: PARCEL 1: A part of the Northwest Quarter of Section 2, Township 37 North, Range 2 East, which part is bounded by a line running as follows: Beginning on the South line of Elwood Avenue in the City of South Bend at a point 372 feet East of the West line of said Section 2; thence South 1138 feet; thence East 408 feet; thence South 332.9 feet to the Northwesterly right of way line of the Chicago, South Bend and Southern Railroad; thence Northeasterly along the said Northwesterly right of way line a distance of 338.54 feet; thence North 1054 feet; thence West 73 feet; thence North 130 feet to the said South line of Elwood Avenue; thence West along the South line of Elwood Avenue, a distance of 530 feet to the place of beginning, EXCEPTING THEREFROM the following parcel conveyed to Indiana&Michigan Electric Company by a deed dated November 2, 1948 recorded in Deed Record 446, pages 02-03: Beginning on the South line of Elwood Avenue in the City of South Bend at a point 20 feet South and 372 feet East of the Northwest corner of said Section 2;thence East 73 feet; thence South 70 feet;thence West 73 feet; thence North 70 feet to the place of beginning. AND FURTHER EXCEPTING THEREFROM a tract of land in the Northwest Quarter of Section 2, Township 37 North, Range 2 East, City of South Bend, St. Joseph County, Indiana, described as beginning at a point 975.4 feet East and 744.88 feet South of the Northwest corner of said Section 2, said point being 459.12 feet North of the Northwesterly right of way line of the Chicago, South Bend and Southern Railroad; thence South 00°00'00" West 459.12 feet to the Northwesterly line of said railroad; thence South 34°17'56" West along said Northwesterly line, 235.58 feet; thence North 00°09'33" East, 653.75 feet; thence South 89°59'42" East, 130.94 feet to the place of beginning. PARCEL II: Part of the Northwest Quarter of the Northwest Quarter of Section 2, Township 37 North, Range 2 East, described as beginning at a point 902 feet East and 20 feet South of the Northwest corner of said Section;running thence South 130 feet; thence East 73 feet; thence North 130 feet to a point 73.4 feet East of the place of beginning; thence West 73.4 feet to the place of beginning. Commonly known as 1408 Elwood Avenue. 018-1094-3943 be and the same is hereby established as U3 Urban Neighborhood 3 District SECTION II. This ordinance is and shall be subject to commitments as provided by Chapter 21-12.07(f)(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. 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 , 2025, at o'clock . m. Bianca Tirado, City Clerk Office of the City Clerk Approved and signed by me on the day of , 2025, at o'clock .m. James Mueller, Mayor City of South Bend, Indiana - 2 - f n Cityof South Bend z27 W. Jefferson - Suite 1400S South Bend, IN 46601 PLAN COMMISSION zoning@southbendin.gov Petition for Rezoning or Combined Public Hearing Property Information Tax Key Number018-1094-3943 / 71-08-02-101-006.000-026 Address: 1408 Elwood Ave Owner: Civil City of South Bend Legal Description: Filed in Clerk's Office SEE ATTACHED DEC 3 0 2024 Bianca Tirado City Clerk, South Bend, IN Project Summary SEE ATTACHED Requested Action Application includes (check all that apply) ❑✓ Rezoning Current District: I Industrial Additional Districts, if applicable Proposed District U3 Urban Neighborhood 3 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 EiCompleted Application (including Contact Information) Site Plan drawn to scale E✓ Filing Fee ✓ Additional documents as noted above Contact information Property owner(s) of the petition site: Name: Civil City of South Bend Address: 227 W. Jefferson South Bend IN 46601 Name: Address: Name. Address: Contact Person: Name: Joseph Molnar Address: 227 W. Jeffersoun South Bend IN 46601 Phone Number 574 245 6022 jrmolnar©southbendin.gov 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: 1408 ELWOOD AVENUE LEGAL DESCRIPTION PARCEL 1:A part of the Northwest Quarter of Section 2,Township 37 North, Range 2 East,which part is bounded by a line running as follows: Beginning on the South line of Elwood Avenue in the City of South Bend at a point 372 feet East of the West line of said Section 2; thence South 1138 feet; thence East 408 feet; thence South 332.9 feet to the Northwesterly right of way line of the Chicago, South Bend and Southern Railroad; thence Northeasterly along the said Northwesterly right of way line a distance of 338.54 feet; thence North 1054 feet; thence West 73 feet; thence North 130 feet to the said South line of Elwood Avenue; thence West along the South line of Elwood Avenue, a distance of 530 feet to the place of beginning, EXCEPTING THEREFROM the following parcel conveyed to Indiana&Michigan Electric Company by a deed dated November 2, 1948 recorded in Deed Record 446, pages 02-03: Beginning on the South line of Elwood Avenue in the City of South Bend at a point 20 feet South and 372 feet East of the Northwest corner of said Section 2; thence East 73 feet; thence South 70 feet; thence West 73 feet; thence North 70 feet to the place of beginning. AND FURTHER EXCEPTING THEREFROM a tract of land in the Northwest Quarter of Section 2, Township 37 North, Range 2 East, City of South Bend, St. Joseph County, Indiana, described as beginning at a point 975.4 feet East and 744.88 feet South of the Northwest corner of said Section 2, said point being 459.12 feet North of the Northwesterly right of way line of the Chicago, South Bend and Southern Railroad; thence South 00°00'00"West 459.12 feet to the Northwesterly line of said railroad; thence South 34°17'56"West along said Northwesterly line, 235.58 feet; thence North 00°09'33" East, 653.75 feet; thence South 89°59'42"East, 130.94 feet to the place of beginning. PARCEL II: Part of the Northwest Quarter of the Northwest Quarter of Section 2, Township 37 North, Range 2 East, described as beginning at a point 902 feet East and 20 feet South of the Northwest corner of said Section; running thence South 130 feet; thence East 73 feet; thence North 130 feet to a point 73.4 feet East of the place of beginning; thence West 73.4 feet to the place of beginning. Commonly known as 1408 Elwood Avenue. 018-1094-3943 :f.,;(3.-T../4.5111°17-72L11-----11080e1 .:.'2•\\\ � a x x ,. 1865 CITY OF SOUTH BEND DEPARTMENT OF COMMUNITY INVESTMENT The City of South Bend acquired the former"Drewrys Brewery" in the summer of 2022. Since then, the City in partnerships with the EPA and IDEM have been performing extensive environmental testing, environmental remediation, and cleanup of the property. Currently the City is finishing up its second phase of cleanup including removing the remaining existing former industrial buildings. A final phase of cleanup will occur in mid-2025 with the removal of all remaining foundations.At that point, the site will be largely ready for redevelopment. The property is currently zoned I Industrial. City staff believe the property is no longer suited for industrial use and its location adjacent to a park and within a neighborhood better suites the property for a mix of residential and small scale retail. Attached as a site plan is a proposed concept of what a redevelopment could be like and is not a final design but only for deliberative purposes. Sincerely, Joseph Molnar Assistant Director of Growth & Opportunity City of South Bend 1400 COUNTY-CITY BUILDING•227 W.JEFFERSON BOULEVARD•SOUTH BEND,INDIANA 46601 PHONE 574/235-5898 • FAx 574/235-9892 • TTY 574/235-5567 ..r.i_iiiiikr ii t t C -11,: L •_ , i� 7i $ -.i , 0- * . ,\../ .. e 1 y, .~ # fi f. 1 -, i / '4•4 • 40, .....,te n: _ 1ilt Alp. /` .r—+ i:'---. .. .1... ill III# i ti.. . iRr so t- r its.. i ..»<- ._. " �_ .,1. _ .