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HomeMy WebLinkAbout08-17-20 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 AGENDA Monday, August 17, 2020 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers PUBLIC HEARING: A.REZONINGS 1.Location:1206 MEADE ST and 1214 MEADE ST PC#0021-20 Petitioner:FIDELIS PROPERTIES LLC Requested Action: Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2 B.MAJOR SUBDIVISIONS – None for consideration C.TEXT AMENDEMENTS – None for consideration D.DEVELOPMENT PLANS – None for consideration ITEMS NOT REQUIRING A PUBLIC HEARING: A.MINOR SUBDIVISIONS 1.Name:FOUNDATION COURT FIRST MINOR SUBDIVISION PC#0005-20 Location: 2.Name: Location: 3.Name: North side of Foundation Court at the eastern terminus MOREAU COURT MINOR SUBDIVISION PC#0019-20 West side of Moreau Court approximately 750' south of Nimtz Parkway NEAR NORTHWEST NEIGHBORHOOD 2ND MINOR SUBDIVISION PC#0020-20 Location:North of California Ave. approximately 33' East of Allen St. B.FINDINGS OF FACT – None for consideration C.UPDATES FROM STAFF D.MINUTES – July 20, 2020 E.ADJOURNMENT SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report – PC#0021-20 August 17, 2020 Property Information Location: 1206 MEADE ST and 1214 MEADE ST Owner: FIDELIS PROPERTIES LLC Requested Action Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2 Project Summary Develop two fourplexes, one on each lot. 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#0021-20 8/17/2020 SOUTH BEND PLAN COMMISSION Page 2 of 4 Proposed Site Plan Staff Report -PC#0021-20 8/17/2020 SOUTH BEND PLAN COMMISSION Page 3 of 4 Land Uses and Zoning: On site: Both lots are currently vacant. North: To the north is a vacant lot zoned U1 Urban Neighborhood 1 East: To the east are one unit dwellings zoned U1 Urban Neighborhood 1 South: To the south is a one unit dwelling zoned U1 Urban Neighborhood 1 West: To the west, across Meade Street, are one unit dwellings zoned U1 Urban 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 site plan shows the construction of two fourplexes, one on each vacant lot with parking accessed off of the rear alley. Zoning and Land Use History and Trends: The neighborhood was largely established in the 1920s as an walkable urban single family neighborhood consisting of single family homes accessed by the rear alleys. Through the last few decades houses, have been demolished, resulting in scattered vacant lots. Traffic and Transportation Considerations: Maeade Street is two lanes with on-street parking. Agency Comments: There were no engineering comments at this time. Staff Comments: Zoning of properties to U2 Urban Neighborhood 2 allows for the creation of more diverse and affordable housing types. With proper design, 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, to transit, and to a school, this property is suited for U2 zoning. 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. Agency Comments Criteria for Decision Making Rezoning Site & Context Staff Report -PC#0021-20 8/17/2020 SOUTH BEND PLAN COMMISSION Page 4 of 4 Plan Implementation/Other Plans: The West Side Main Streets Plan (2014) encourages infill development on vacant lots in the neighborhoods along Lincoln Way West. 2.Current Conditions and Character: The existing neighborhood was a dense urban single-family neighborhood. Over time, the demolition of homes has resulted in an increased number of vacant lots. Most of the homes in the neighborhood date from the 1920s. 3.Most Desirable Use: The most desirable use, at this time, is a range of medium density residential housing types that will seamlessly fit the established character of the neighborhood. 4.Conservation of Property Values: If constructed in a manner consistent with the existing detached house building types, the gentle density added by the U2 District should not impact the use or value of surrounding properties in the area. Allowing new development on vacant lots should improve the overall value of the neighborhood. 5.Responsible Development and Growth: It is responsible development and growth to allow for a variety of housing options within this urban neighborhood. 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. Analysis & Recommendation SOUTH BEND PLAN COMMISSION Page 1 of 3 Staff Report – PC#0005-20 August 17, 2020 Property Information Subdivision Name: FOUNDATION COURT FIRST MINOR SUBDIVISION Location: North side of Foundation Court at the eastern termius Requested Action The total area of the subdivision is 6.26 acres and will consist of 2 building lots. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds that if the conditions are met it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval, subject to the following: 1) showing a 20’ municipal easement for existing public sewer; 2) showing 15’ access easement from Foundation Court to the municipal sewer easement SOUTH BEND PLAN COMMISSION Page 2 of 3 Staff Report – PC#0005-20 August 17, 2020 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 3 Staff Report – PC#0005-20 August 17, 2020 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: All drainage shall be retained on site and approved by the City Engineer at the time of development. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. Agency Comments: Easement for existing sanitary sewer needed on north property line. Approve subject to municipal easement for existing public sewer (20' easement centered over existing sanitary) and access easement (15' access easement) from Foundation Court to the municipal sewer easement. Recommendation Staff Comments: There are no additional comments at this time. Staff Recommendation: The Staff has reviewed this subdivision and finds that if the conditions are met it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval, subject to the following: 1) showing a 20’ municipal easement for existing public sewer; 2) showing 15’ access easement from Foundation Court to the municipal sewer easement SOUTH BEND PLAN COMMISSION Page 1 of 5 Staff Report – PC#0019-20 August 17, 2020 Property Information Subdivision Name: Moreau Court Minor Subdivision Location: West side of Moreau Court approximately 750' south of Nimtz Parkway Requested Action The total area of the subdivision is acres and will consist of 2 building lots. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Approval. SOUTH BEND PLAN COMMISSION Page 2 of 5 Staff Report – PC#0019-20 August 17, 2020 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report – PC#0019-20 August 17, 2020 Proposed Plat SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report – PC#0019-20 August 17, 2020 Proposed Plat SOUTH BEND PLAN COMMISSION Page 5 of 5 Staff Report – PC#0019-20 August 17, 2020 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: A drainage plan has been waved. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. Agency Comments: There are no additional agency comments at this time. Recommendation Staff Comments: There are no additional staff comments at this time. Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Approval. SOUTH BEND PLAN COMMISSION Page 1 of 3 Staff Report – PC#0020-20 August 17, 2020 Property Information Subdivision Name: NEAR NORTHWEST NEIGHBORHOOD 2ND MINOR SUBDIVISION Location: North side of California Ave approximately 33' East of Allen Street Requested Action The total area of the subdivision is acres and will consist of 2 building lots. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Approval. SOUTH BEND PLAN COMMISSION Page 2 of 3 Staff Report – PC#0020-20 August 17, 2020 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 3 Staff Report – PC#0020-20 August 17, 2020 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: Need for drainage plan has been waived. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. Agency Comments: There are no additional agency comments at this time. Recommendation Staff Comments: There are no additional staff comments at this time. Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Approval.