HomeMy WebLinkAbout11.15.21 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
Angela Smith
Zoning Administrator
Scott Ford
Commission President
AGENDA
Monday, November 15, 2021 - 4:00 P.M.
County-City Building
Fourth-Floor Council Chambers
www.tinyurl.com/southbendplancommission
PUBLIC HEARING:
A. REZONINGS
1. Location: 602 Dayton PC#0074-21
Petitioner: INDIANA #602 LAND TRUST
Requested Action:
Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
B. MAJOR SUBDIVISIONS - None for consideration
C. TEXT AMENDMENTS - None for consideration
D. DEVELOPMENT PLANS - None for consideration
ITEMS NOT REQUIRING A PUBLIC HEARING:
A. MINOR SUBDIVISIONS - None for consideration
B. FINDINGS OF FACT – October 18, 2021
C. UPDATES FROM STAFF
D. MINUTES – October 18, 2021
E. ADJOURNMENT
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0074-21
«DATE_APC_HEARINGFormatted»
Property Information
Location: 602 Dayton
Owner: INDIANA #602 LAND TRUST
Requested Action
Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
Project Summary
To continue the use as a multi unit structure.
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, subject to acquiring a Certificate of Rental Safety from Code
Enforcement.
Staff Report -PC#0074-21 11/15/2021
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0074-21 11/15/2021
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: On site is a residential structure already in use as a multi-unit dwelling.
North: Across E Dayton Street are residential structures zoned U1 Urban Neighborhood 1
District.
East: A residential structure and several vacant lots zoned U1 Urban Neighborhood 1 District.
South: Rilley High School sports fields zoned U2 Urban Neigbhorhood 2 District.
West: Across S Rush Street property 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 current site plan shows no major alterations to the existing site.
Zoning and Land Use History and Trends:
The neighborhood was largely established in the early 1900s as a walkable urban single family
neighborhood consisting of single family homes with the occasional small scale multi-family
building. However, like many of the South Bend neighborhoods which were well established by
the 1950’s, the Southeast Neighborhood was impacted by the economic, social, and cultural
decline that took place following the closing of Studebaker and other industrial employers.
Since the mid to late 1990’s there have been a number of large scale redevelopment efforts that
impacted over 20% of the neighborhoods area – mainly focused on land north of Broadway.
These efforts resulted in the removal of residential to accommodate development that was
institutional – Boys and Girls Club and Juvenile Justice Center; educational - Ivy Tech
Community College and Riley High School expansion; and recreational – Southeast
Neighborhood Park.
Through the last few decades, the neighborhood has experienced severe population decline,
resulting in large sections of the neighborhood consisting of numerous vacant lots. Recent
public-private partnerships with neighborhood groups have resulted in the construction of new
residential units in the area.
Traffic and Transportation Considerations:
Dayton Street is a two lane street with on-street parking. Rush Street is a narrow two lane street
with on-street parking.
Agency Comments:
The property should comply with all City Ordinances, including parking location, land lord
registration and all property maintenance requirements.
There were no engineering comments at this time.
Staff Comments:
The larger Southeast Neighborhood has seen housing units demolished and an increase in
vacant lots over the past half decade as the population of the neighborhood has continued to
decline resulting in declining housing stock for residents. Recent efforts to build new residential
structures in the neighborhood would be complimented by the incorporation of multi-unit
structures in the area as well.
Agency Comments
Site & Context
Staff Report -PC#0074-21 11/15/2021
SOUTH BEND PLAN COMMISSION Page 4 of 4
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 Southeast Neighborhood Master Plan (2015) Strategy 5.3
Support the production of a range of housing types, including new construction and rehabilitation
of market rate and affordable rental housing.
Land Use Plan:
The Southeast Neighborhood Master Plan (2015) identifies this area Institutional.
The City Plan, South Bend Comprehensive Plan (2006) identifies this area for Medium Density
Residential.
Plan Implementation/Other Plans:
City Plan, South Bend Comprehensive Plan (2006), Objective H1: Ensure that an adequate
supply of housing available to meet the needs, preferences, and financial capabilities of
households now and in the future.
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 and population decline.
Most of the homes in the neighborhood date from the early 1900s. A mix of multi-unit residential
has developed on various sites throughout the neighborhood, most of which were single unit
structures than have been converted.
3.Most Desirable Use:
The most desirable use, at this time, is a range of low to medium density residential housing
types that will seamlessly fit the established character of the neighborhood. Institutional uses
would also be permitted.
4.Conservation of Property Values:
Allowing for the continued use of the property should help stabilize property values throughout
the area as opposed to the building being torn down.
5.Responsible Development and Growth:
It is responsible development and growth to allow for a variety of housing options within this
neighborhood.
Commitments: There are no commitment proposed at this time.
Analysis: Rezoning the site to U2 Urban Neighborhood 2 District will allow for the structure to continue
to be used as a multi-unit dwelling, which will provide increased housing options while not
drastically changing the established 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, subject to acquiring a Certificate of Rental Safety from
Code Enforcement.
Criteria for Decision Making
Rezoning
Analysis & Recommendation