HomeMy WebLinkAbout02.17.2025 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
Jason Piontek
Commission President
AGENDA
Monday, February 17, 2025 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers https://tinyurl.com/sbplancommission-2025
PUBLIC HEARING:
A.REZONINGS1)Location: 3527 LINCOLN WAY WEST PC#0244-25 Petitioner: CECILIA BROWN Requested Action: Rezoning: From S1 Suburban Neighborhood 1 to UF Urban Neighborhood Flex
B.MAJOR SUBDIVISIONS - None for consideration
C.TEXT AMENDMENTS - None for consideration
ITEMS NOT REQUIRING A PUBLIC HEARING:
A.MINOR SUBDIVISIONS - None for consideration
B.FINDINGS OF FACT – January 21, 2025
C. MINUTES – January 21, 2025
D.UPDATES FROM STAFF
E.ADJOURNMENT
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0244-25 February 17, 2025
Property Information
Location: 3527 LINCOLNWAY
Owner: CECILIA BROWN
Requested Action
Rezone from S1 Suburban Neighborhood 1 to UF Urban Neighborhood Flex
Project Summary
Utilize an existing house as a day spa.
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#0244-25 2/17/2025
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0244-25 2/17/2025
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: A 2,355 square foot house
North: Across Elwood Avenue, residential dwellings zoned U1 Urban Neighborhood 1
East: An office zoned UF Urban Neighborhood Flex
South: Across Lincoln Way West, an office zoned UF Urban Neighborhood Flex
West: A residential dwelling zoned S1 Suburban Neighborhood 1
District Intent:
The UF District is established to enhance and support a full range of housing types and small-
scale commercial uses found outside neighborhood centers in core and outlying areas of the
City.
Site Plan Description:
No substantial exterior work is proposed at this time. The interior of the house will be used as a
day spa.
Zoning and Land Use History and Trends:
A one unit dwelling was constructed on the site in 1916. Most recently, the house was utilized as
an office space and as a rental property.
Traffic and Transportation Considerations:
At this site, Lincoln Way West is a 64' wide street with one lane of traffic in each direction, a
center two-way left turn lane, and bike lanes.
Agency Comments:
There are no additional comments at this time.
There are no Engineering 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 for Low Density Residential, though the property is
adjacent to areas identified for Commercial (Office & Retail) and is proximal to an intersection
highlighted as a future Regional Commercial Node
Plan Implementation/Other Plans:
There are no other plans specific to this area.
2.Current Conditions and Character:
A 2,355 square foot one unit dwelling was constructed on the site in 1916.
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0244-25 2/17/2025
SOUTH BEND PLAN COMMISSION Page 4 of 4
3.Most Desirable Use:
The most desirable use, at this time, is one that is consistent with the built form and uses of the
surrounding area.
4.Conservation of Property Values:
Lincoln Way West is a major mixed-use corridor. The proposed use of the property as a day spa
should not have a negative impact on property values throughout the area.
5.Responsible Development and Growth:
It is responsible development and growth to allow for the site to be developed consistently with
the built form and uses of the surrounding area.
Commitments: There are no commitments proposed at this time.
Analysis: Lincoln Way West is a major mixed-use corridor. Rezoning the property to UF would allow for
a small scale commercial use that is consistent with the built form and land use of the
surrounding area.The UF rezoning would still allow the property to host a full range of residential
uses, offering flexibility to respond to the needs of the community.
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