The URL can be used to link to this page

Home My WebLink About02-25 Amending the Zoning Ordinance for Property Located at 616 Sherman Avenue p?LAN cO � 4, County-City Building �� City of South Bend 227 W.Jefferson Blvd. 1400S ° * ° South Bend,IN 46601 PLAN COMMISSION (574)235-7627 www.southbendin.gov/zoning Filed in Clerk's Office January 22,2025 South Bend Common Council Bianca Tirado 227 W.Jefferson Blvd.,4th Floor City Clerk, South Bend, IN South Bend,IN 46601 Re: Bill#02-25-A proposed ordinance of PROPERTY BROTHERS,LLC to zone from U3 Urban Neighborhood 3 to U2 Urban Neighborhood 2,property located at 616 SHERMAN AVENUE,City of South Bend-PC#0239-25 Dear Council Members: I hereby Certify that the above referenced ordinance of PROPERTY BROTHERS,LLC 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 Francisco Fotia,being seconded by Tyler Gillean and unanimously carried,a proposed ordinance of PROPERTY BROTHERS,LLC to zone from U3 Urban Neighborhood 3 to U2 Urban Neighborhood 2,property located at 616 SHERMAN AVENUE,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: PROPERTY BROTHERS,LLC Bob Palmer Tim Corcoran Tim Corcoran Jason Piontek Planning Director Interim Zoning Administrator Commission President Staff Report - PC#0239-25 January 21, 2025 Property Information Location: 616 SHERMAN AVENUE Owner: PROPERTY BROTHERS, LLC Requested Action Rezone from U3 Urban Neighborhood 3 to U2 Urban Neighborhood 2 Project Summary Rezoning a recently constructed duplex. Location Map 1 �(� ON �f 1.C5 "- R '� - la .1U2 Z - U3 w NC \\�! NC \\ NC w . 0 �. = U2 -. NC NC u� CC IQ Q U2}. U3 f\\H.,..,,,,...,\ c' zi . c ZINC N, Kj : _.,..__ -, , . , /1 y pfr .,. , lik,*.t.,,... . . RE RV 1 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#0239-25 1/21/2025 Proposed Site Plan _ a f` F _ 11 Kf _ 411.1le'. -.- • Amo Illi I . SHERMAN AVE r H Mil , AaJ _ cn rn D tr tt I ' iv :M HARRISON AV . I 1 SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report-PC#0239-25 1/21/2025 Site & Context Land Uses and Zoning: On site: On site is a two unit dwelling. North: A two unit dwelling under construction zoned U2. East: A one unit dwelling zoned U2. South: A one unit dwelling zoned U2. West: An undeveloped parcel zoned NC Neighborhood Center and a two unit dwelling under construction zoned U2. 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 petitioner is in the process of subdividing the property to create three buildable lots from two. Zoning and Land Use History and Trends: The neighborhood was largely established in the late 1890s and early 1900s as a walkable urban neighborhood consisting of one unit dwellings with an occasional duplex or triplex, accessed by rear alleys. Through the last few decades, houses have been demolished, resulting in many vacant lots. There has been an effort in recent years to build new housing on vacant lots. In 2023, this property was rezoned from U2 to U3 to allow for the construction of a sixplex. Traffic and Transportation Considerations: Sherman Avenue is two lanes with on-street parking. Agency Comments Agency Comments: There are no additional comments at this time. There are no Engineering comments at this time. Staff Comments: 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 and its businesses, transit, and downtown, this property is well suited for U2 zoning. Criteria for Decision Making ' S " i . fit: n 1 Ch fi y 1 ,� . y `h`.`� .., 5 t iv ,Ky M 5 > D ' st }T'7` f Y L, + y "�'.,,., ,r >i y.: r fv 2.. p c� ` '' S, f�°tr 1y ,. 5 n � l �:Y "YtA �,1 4r�r _ ("iru td t r f , 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. Plan Implementation/Other Plans: SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report-PC#0239-25 1/21/2025 The Near Northwest Neighborhood Plan (2019) promotes a mix of housing styles to address missing middle housing needs in the area. Its future zoning map designates this parcel as U2. 2. Current Conditions and Character: The existing neighborhood was a dense urban neighborhood. Over time, the demolition of houses has resulted in an increased number of vacant lots. Most of the original homes in the neighborhood date from prior to the 1920s. A concerted effort is being made to build new housing on vacant lots as well as rehabilitate deteriorated housing. 3. Most Desirable Use: The most desirable use, at this time, is a range of medium-density residential housing types that will seamlessly fit in the established character of the neighborhood. 4. Conservation of Property Values: Allowing new development on vacant lots should improve the overall value of the neighborhood. Adding additional population to the neighborhood should help stabilize property values. 5. Responsible Development and Growth: It is responsible development and growth to allow for a variety of housing options within this urban neighborhood. Analysis & Recommendation 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. SOUTH BEND PLAN COMMISSION Page 4 of 4 No?LAN COS! County-City Building �,�% City of South Bend 227 W.Jefferson Blvd. 1400S or South Bend, IN 46601 I\ PLAN COMMISSION (574) 235-7627 www.southbendin.gov/zoning FSTABL,,,-,9 2U2o December 19, 2024 Filed in Clerk's Office Honorable Committee Chair Davis 4th Floor, County-City Building DEC 3 0 202 South Bend, IN 46601 Bianca Tirado City Clerk,South Bend,IN RE: 616 Sherman Avenue— PC#0239-25 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 the property from U3 Urban Neighborhood 3 to U2 Urban Neighborhood 2. If you have any questions, please feel free to contact our office. Sincerely,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. 02-25 jC302ii« 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 616 SHERMAN AVENUE, COUNCILMANIC DISTRICT NO. 1 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Rezone the property from U3 Urban Neighborhood 3 to U2 Urban Neighborhood 2 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: Lot 4 Cushings 1st Addition be and the same is hereby established as U2 Urban Neighborhood 2 SECTION II. This ordinance is and shall be subject to commitments as provided by Chapter 21-12.07(0(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 - Clt of South Bend 227 W. Jefferson - Suite 1400S y South Bend. IN 46601 PLAN COMMISSION zoning@southbendin.gov Petition for Rezoning or Combined Public Hearing Property Information Tax Key Number018-1074-3129 Address: 616 Sherman Drive Owner: Property Brothers, LLC. Legal Description: Filed in Clerk's Office Lot 4 Cushings 1st DEC 3 0 2024 Bianca Tirado City Clerk, South Bend, IN Project Summary Rezoning from U-3 to U-2 for consistency of replating of lot lines so the current zoning district does not split a lot line. Requested Action Application includes (check all that apply) ❑✓ Rezoning Current District: U3 Urban Neighborhood 3 Additional Districts, if applicablE Proposed District U2 Urban Neighborhood 2 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 ECompleted Application (including Contact Information) Site Plan drawn to scale ❑✓ Filing Fee ❑ Additional documents as noted above Contact information Property owner(s) of the petition site: Name: Property Brothers, LLC. Address: 1251 N. Eddy Street South Bend, In 46617 Name: Address: Name: Address: Contact Person: Name: Abonmarche Consultants Address: 315 W. Jefferson Blvd. South Bend, In 46601 Phone Number: 574 232 8700 mrozycki@abonmarche.com 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) atures: 1... z 4 t• 411t . .., L , aFir111 . piN, fi . / 1 IIII'.: ... _ . e ''• . 0 40 / I i : ;,' •''.; . * , :*. ,414tig i ... SHERMAN AVE. . . 4.-- , . -„, .- • •‘.. • / .1 " • , ''". r' . „ Z .,•W .' i 'T in 4.470 > . / CI , 1 - . .. - id- c; . • _ e - - II • '; ,,, . .-•.-',,.,•r . . , .1 1 .419NIOL• HARRISON AVE • - - •,_ • . . i c iri ,