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Home My WebLink About15-25 Special Exception at 1335 Corby Boulevard City of South Bend County-City Building 227 W.Jefferson Blvd. 14005 BOARD OF ZONING APPEALS South Bend,IN 46601 (574) 235-7627 Filed in Clerk's Office April 8,2025 Bianca Tirado Common Council of South Bend City Clerk, South Bend, IN 227 W.Jefferson Blvd,4`h Floor South Bend,IN 46601 Re:Bill#15-25: The petition of ECO IN Investments LLC seeking a Special Exception for a two unit dwelling in the U1 Urban Neighborhood 1 for property located at 1335 CORBY BLVD Dear Council Members: I hereby Certify that the above referenced petition of ECO IN Investments LLC was legally advertised on March 28,2025,and that the South Bend Board of Zoning Appeals at its public hearing on April 7,2025, took the following action: Upon a motion by Caitlin Stevens,being seconded by Kaine Kanczuzewski and unanimously carried, a petition by ECO IN Investments LLC seeking a Special Exception for a two unit dwelling for property located at 1335 CORBY BLVD,City of South Bend,is sent to the Common Council with a favorable recommendation,and will issue written Findings of Fact. The staff comments related to this petition are attached.The Findings of Fact will be adopted at the next South Bend Board of Zoning Appeals meeting.Minutes of the public hearing are available in our office and will be posted on our website once approved. If you have any questions,please feel free to contact our office. Sincerely, Kari Myers Zoning Specialist Attachment CC:ECO IN Investments LLC Elissa Gunsorek Building Department Bob Palmer Staff Report— BZA#0317-25 April 7, 2025 Property Information Location: 1335 CORBY BLVD Owner: ECO IN Investments LLC Project Summary Owner is seeking to build a two family dwelling. Requested Action Special Exception: a two unit dwelling in U1 Urban Neighborhood 1 Site Location 1 - 11Pr M.OrAl I r., . 1111 v' � • It• illit. . ., ..Zt . . ..' id ,Attij , F j ' .f. . 1 tr' *00,110, tc \ ._. - l \\ y t lb ' al \!Willi k _ _.- ._h, . CORBY BLVD \ --,ZikAriiiiM. -- ' -oft 2\z.,,. - ' , -I; t% " , Staff Recommendation Based on the information provided prior to the public hearing, the staff recommends the Board send the petition to the Common Council with a favorable recommendation. SOUTH BEND BOARD OF ZONING APPEALS Page 1 of 4 Staff Report—BZA#0317-25 April 7, 2025 Proposed Site Plan -- 1 , ..., i 4 ,..,, m ,.,......... „ .,.,..3 1 i I 1 11 i 1 i 1 1 I Il I 1 II $ $ i Il 10 $ $ ' I 1 0 ilifl Ili , _. _ 9 0 0) ----0 0 vri c..n z fll '—I a i 6:1 1/11310%Rnsidenul I 4 3' Thomas Ken,Architect P i •'!/ . •336 Cr".OW 118 Pinelands PI soon g.no rN OA'7 '2.9,, i ' Travelers Rest SC 29890 SOUTH BEND BOARD OF ZONING APPEALS Page 2 of 4 Staff Report— BZA#0317-25 April 7, 2025 Proposed Site Plan 1m ;7 F 'a. ( m 1 ..{{.. M Oil d ; N!! Imm1 rl m m D 2 � M ip !@o: ! ' ►( _H!1 !! !!!! !!1 �:. Fob IP L LIU ii n r : .: m o m O ..„. =_.r m — UQ� — cNi mZ a z I i' . 1 Thomas Keri,Architect Duplex Rnaidencn z gg I�' IV is fiend,I 44 118 Pinelends Pl sanneene,iN�ee Travelers Rest.SC'9690 SOUTH BEND BOARD OF ZONING APPEALS Page 3 of 4 Staff Report—BZA#03 17-25 April 7, 2025 Criteria for Decision Making: Special Exception A Special Exception may only be granted upon making a written determination, based upon the evidence presented at a public hearing, that: (1) The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare; Approval of this Special Exception should not be injurious to the public health, safety, morals, and general welfare of the community. The building shall be a newly constructed duplex. A two unit dwelling will provide more neighbors to the neighborhood, which will increase safety and the general welfare of the community. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein; Building this duplex should not injure or adversely affect the uses or values of adjacent properties and the area around the building. As proposed, the duplex is consistent with the scale and character of the surrounding neighborhood, will bring new neighbors to the area, and will provide housing on a lot that is currently vacant. (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein; The use as a two unit dwelling will further complement the existing housing stock, match the scale and character of the neighborhood, and provide infill housing on a vacant lot. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan. The petition is consistent with the City Plan, South Bend Comprehensive Plan (2006) Objective H1.1: Encourage residential developments to contain a mix of housing types, densities, price ranges, and amenities. The petition is consistent with the Northeast Neighborhood Plan (2022) Objective 3.5 Develop Housing: Support the production of a range of housing types including new construction and rehabilitation of market rate and affordable rental housing. Analysis & Recommendation Analysis: The construction of a new duplex that is consistent with the scale and character of the surrounding neighborhood will bring new residents to the area and provide additional housing on a lot that is currently vacant. Staff Recommendation: Based on the information provided prior to the public hearing, the staff recommends the Board send the petition to the Common Council with a favorable recommendation. SOUTH BEND BOARD OF ZONING APPEALS Page 4 of 4 City of South Bend BOARD OF ZONING APPEALS Filed in Clerk's Office March 11, 2025 18 .7 , , Honorable Dr. Oliver Davis Bianca Tirado City Clerk, South Bend, IN 4th Floor, County-City Building South Bend, IN 46601 RE: Special Exception at 1335 Corby Boulevard Dear Committee Chair Dr. Davis: Enclosed is an Ordinance for the proposed Special Exception at the above referenced location. Please include the attached Ordinance on the Council agenda for first reading at your March 24, 2025, Council meeting and set it for public hearing at your April 14, 2025, Council meeting. The petition is tentatively scheduled for public hearing at the April 7, 2025, South Bend Board of Zoning Appeals meeting.The staff report and recommendation of the South Bend Board of Zoning Appeals will be forwarded to the Office of the City Clerk by noon on the Wednesday following the public hearing. The petitioner provided the following to describe the proposed project: A Special Exception to allow for the use of a duplex. The full petition is attached for your reference. Changes may occur between the filing and the public hearing. Any substantial changes will be identified at the Council meeting. If you have any questions, please feel free to contact our office. Sincerely, Kari Myers Zoning Specialist CC: Bob Palmer County-City Building 227 W.Jefferson South Bend, IN 46601 574-235-7627 www.southbendin.gov/zoning Filed in Clerk's Office BILL NO. 15-25 MAR 1 8 2 Bianca Tirado ORDINANCE NO. City Clerk, South Bend, IN AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA,APPROVING A PETITION OF THE ADVISORY BOARD OF ZONING APPEALS FOR THE PROPERTY LOCATED AT 1335 CORBY BOULEVARD COUNCILMANIC DISTRICT NO. 4 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Request a Special Exception to allow a two-unit dwelling NOW,THEREFORE, BE IT ORDAINED by the Common Council of the City of South Bend, Indiana, as follows: SECTION I. The Common Council has provided notice of the hearing on the Petition from the Advisory Board of Zoning Appeals pursuant to Indiana Code Section 5-14-1.5-5, requesting that a Special Exception be granted for property located at: 1335 Corby Boulevard, South Bend, IN 46617. 018-5093-3306 In order to permit a two-unit dwelling. SECTION II. Following a presentation by the Petitioner, and after proper public hearing, the Common Council hereby approves the petition of the Advisory Board of Zoning Appeals, a copy of which is on file in the Office of the City Clerk. SECTION III. The Common Council of the City of South Bend, Indiana, hereby finds that: 1. The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience, or general welfare; 2. The proposed use will not injure or adversely affect the use of adjacent area of property values therein; 3. The proposed use will be consistent with the character of the district in which it is located, and the land uses authorized therein; 4. The proposed use is compatible with the recommendations of the City of South Bend Comprehensive Plan; SECTION IV. Approval is subject to the Petitioner complying with the reasonable conditions, if any, established by the Advisory Board of Zoning Appeals which are on file in the Office of the City Clerk. SECTION V. 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. Canneth Lee, Council President South Bend Common Council Attest: Bianca L. 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 p.m. Bianca L. 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 - City of South Bend W. Jefferson - Suite 1400S 6601 BOARD OF ZONING APPEALS South Bend, IN zoning@southbendinendin.gov Petition for Variance - Special Exception Property Information 0 18- i093 -�3O( Tax Key Number: Address: 1335 Corby Blvd, South Bend; IN 46617 Owner: ECO IN Investments LLC Zoning: U1 Urban Neighborhood 1 Project Summary: Owner is seeking approval to build a two family dwelling. The style will be consistent with the scale and character of the surrounding neighborhood. Requested Action �✓ Special Exception/ Use Variance— complete and attach Criteria for Decision Making Use requested:Two family dwelling Variance(s) - List variances below, complete and attach Criteria for Decision Making Variance(s) requested: Filed in Clerk's Office MAR 1 8 2025 Bianca Tirado City Clerk, South Bend, IN Required Documents ✓i Completed Application (including Criteria for Decision Making and Contact Information) ❑✓ Site Plan drawn to scale flECEIVEfl I) ✓❑ Filing Fee FEB 2 7 2025 BY. Criteria for Decision Making Special Exception - if applicable A Special Exception may only be granted upon making a written determination, based upon the evidence presented at a public hearing. Please address how the project meets the following criteria. (1)The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare, because: The proposed two unit dwelling will be constructed in a manner that is consistent with the surrounding area. The new two unit dwelling will eliminate a currently vacant lot and provide more residents to the neighborhood, thus increasing safety and improving the overall general welfare. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein, because: The proposed two unit dwelling will not injure or adversely affect the use of the adjacent area or property values because it is in keeping with the residential feel of the surrounding neighborhood, while offering gentle density on a currently vacant lot. (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein, because: The two unit dwelling will match the scale and character of the surrounding residential neighborhood. The architectural style of the two unit dwelling will be consistent with the neighborood and will complement the existing housing stock. (4)The proposed use is compatible with the recommendations of the Comprehensive Plan, because: The proposed use is consistent with the Comprehensive Plan because it follows objective H1.1: encourage residential developments to contain a mix of housing types, densities, price ranges, and amenities. Contact Information Property owner(s) of the petition site: Name: ECO IN Investments LLC, Elissa Gunsorek Address: 7821 Morse Rd New Albany, OH 43054 Name: Address' Name: Address: Contact Person: Name: Elissa Gunsorek Address: 7821 Morse Rd New Albany, OH 43054 Phone Number: 513 225 3421 E-mail: egunsorek@eco-gv.com 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: ,1 ADJACENT PROPERTY 011,5093-293 20. _ 1 I) 9 as 5g s ai $ 7 1 I 7 _r. i ._. I � 4 71 H'2 6 l : ,: dal I 1 - = 0 1111 0 �q(]p1 wolf' I �! G e I PORGI AREA PORCH s 0 o g e I 1E SETBACK Tr a I fi Landow. CORBY MO. 04 N w r' 1 Thomas_Keri,Architect a'=° Duplex Residence g't _ i m ':" 3 g P a 118 Pinelands PI ':1 :,'I;t � 1335 Corby Blvd. i South Bend,IN 48817 °. Travelers Rest,SC 29690 Pax n,- ,88 P8M.4)808.3420 tkodosconagcom