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Home My WebLink About37-25 Amending the Zoning Ordinance for Property Located at 2018 South Main Street and 2020 South Main Street PLAN Co)1/417, 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 es746LisHic/6'9 June 2, 2025 Filed in Clerk's Office Honorable Committee Chair Oliver Davis • 4th Floor, County-City Building JUN 0 3 2025 South Bend, IN 46601 Bianca Tirado RE: 2018 S MAIN STREET, 2020 S MAIN STREET PC#0258-25 City Clerk,South Bend, IN Dear Committee Chair Dr. 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 June 9, 2025, Council meeting and set it for second reading on June 23, 2025 and third reading on June 23, 2025 Council meetings. The petition is tentatively scheduled for public hearing at the June 16, 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: The Redevelopment Commission and KCG are applying for Low Income Housing Tax Credits (LIHTC) to develop 50 units of affordable housing on the site in question. The site is in close proximity to a variety of neighborhood services and amenities, including transit, schools, restaurants, and shops. The proposed four(4) story building would include a mix of 1-, 2-, &3- bedroom units.Amenities are anticipated to include a community room, fitness center, and on-site management office. There will be on-site surface parking. If you have any questions, please feel free to contact our office. Sincerely, Tim Staub Zoning Specialist Tim Corcoran Tim Corcoran Scott Ford Planning Director Interim Zoning Administrator Commission President City of South Bend PLAN COMMISSION CC: Bob Palmer City of South Bend PLAN COMMISSION Page 2of2 N OpLANC \ County-City Building s City of South Bend 227 W. Jefferson Blvd. 1400S o12> to South Bend, IN 46601 PLAN COMMISSION Bend v/zoni21 www.southbendin.gov/zoning S7'7BlK 1o1- Filed in Clerk's Office Wednesday,June 18,2025 J U N 18 2025 South Bend Common Council Bianca Tirado 227 W. Jefferson Blvd.,4'Floor City Clerk, South Bend, IN South Bend,IN 46601 Re: Bill#37-25 - A proposed ordinance of DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND to zone from I Industrial to U3 Urban Neighborhood,property located at 2018 MAIN ST and 2020 MAIN ST,City of South Bend-PC#0258-25 Dear Council Members: I hereby Certify that the above referenced ordinance of DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND was legally advertised on June 6,2025 and that the South Bend Plan Commission at its public hearing on June 16,2025 took the following action: Upon a motion by Caitlin Stevens, being seconded by Sarah Barber and unanimously carried, a proposed ordinance of DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND to zone from I Industrial to U3 Urban Neighborhood,property located at 2018 MAIN ST and 2020 MAIN ST, 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, N Timothy Staub Zoning Specialist Attachment CC: DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND Bob Palmer Tim Corcoran Tim Corcoran Francisco Fotia Planning Director Interim Zoning Administrator Acting Commission President Staff Report— PC#0258-25 June 16, 2025 Property Information Location: 2018 MAIN ST and 2020 MAIN ST Owner: DEPARTMENT OF REDEVELOPMENT CITY OF SOUTH BEND Requested Action Rezone from I Industrial to U3 Urban Neighborhood Project Summary Rezone from I to U3 to permit the construction of stacked flats. Location Map v P 1. ,, i '.1 . r E BOWMAN S r b,:s; - .. ;;-tifilir ' •t" :-..-- _J ;_ il!. .- ,iirw,Ig .11' W BOV/MAN ST F - .. i A �,. N h r -' itjra ° x �� a '�'" Li") E DONAL S f , .);- 40-'., .- (-11 N 1 ct 4 - 0 t. Ln ,r - d r I. II W DONALD ST ,, , it : » '.—�e I k 4 iSA 1 lag - ._.._ : , 1 1 ' ' -:e `, .I ,, __: i ,[4--'1'''---- 1 ;i:, ., ,. r, . : . , .,i„ , r i ,pli .:101H: 111111F 5. illl••=05,- . J =�� .� i I III 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#0258-25 6/16/2025 Proposed Site Plan "''' -'"•._, ,, • ---, -t .0,--,--,-1---,-4.-•_47-1''' . . -- "i4 ,4.1-tr,--44--.4*T,' -;!::•,-,."---Q-.-,- --.- ' • .41, -: - • i -•:,_,,,,,,,• „I.:, --- .<• - —• - ' -'. ,,,.'"; ...i...; .• . '..1 ' • : f' .! •,.., °• _ R,. . ------- i ' . 1 . .'• % - MIL" • al I , ------ -..---- -1 'AP:41PM F I .11! la :415 -4:441.1414.161-1 ,,-Inizi 4:1 qq.-A I 1—"5, l'A -- 1- -A VI'. # CIIIIIIIIIIIIIIiIIIIIIIIIIII ---s. ..) mk riiiiiiimillilliii Lill I' r• "t h -. ___.... Ak. •---•••,....---- 3) _ Pr PIPP-4•- --=------ '.. .. ,,, ,. r,r, A' . ' - . 1— — - li • '., .-, 2- -4 ''.,-.3 -._ . '-' '"'—vr: '--- r ... I , I - ' *'.-1, -• ' i it , • .1/ -1-- . , /ft •4?• ' ''''' e. --- -t. 46111XEMMIL•.MAtt IS itilli E.,:.' -....,.n"'... ow firaiwilai, , malwe-, . WINA •Al.vd Ha......',: Ai t 1 1 1 oc)1 , 1• /L.', 1 , ,5,73."---at,, ,... •,,,i, so ..,..... r,.. l•ro •• . ,,,. 1 co SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report-PC#0258-25 6/16/2025 Site & Context Land Uses and Zoning: On site: Vacant parcels that run southward to West Donald Street. North: A sign and a parking lot for a business to the northeast, zoned I Industrial East: Across an unpaved alley, a mixture of commercial and mixed-use buildings and a vacant lot, zoned a mix of NC Neighborhood Center and C Commercial. South: Across Donald Street, detached homes and a vacant lot on the south side of the street, zoned I Industrial West: Across Main Street, a metal working facility, zoned I Industrial. District Intent: The U3 District is established to provide for, promote, and maintain the development of a full range of housing types located near neighborhood centers and along major streets in urban neighborhoods in core and outlying areas of the City. Site Plan Description: The site will feature a four (4) story building that will include a mix of 1-, 2-, & 3- bedroom units. Amenities are anticipated to include a community room, fitness center, and on-site management office. There will be on-site surface parking. Zoning and Land Use History and Trends: On this property from 1917 to at least 1966 were several detached homes and a mixed use structure. Afterwards, those homes were slowly torn down and replaced by an industrial structure operated by the American Iron and Steel Institute after 1973. This structure was demolished before 2013 and the parcel was left vacant. Traffic and Transportation Considerations: At this site, Main Street is about 40' in width with on-street parking on the east side. Donald Street is 30' in width with on street parking on one side. A sidewalk buffers the whole block. There is a Transpo Bus Stop on the corner of Main & Bowman for the 6 Bus and the 8/6 Bus. Agency Comments Agency Comments: Water and sewer service would be from Main Street. There are smaller 6-inch mains fronting Donald and Main Streets with a 24-inch transmission main in the alley. A 10-inch sewer exists on Donald and it carries to a 15-inch sewer on Michigan Street. Main Street has a 24-inch sewer (preferred location for their sewage flow).There is minimal street lighting along this block. It would be important to consider new light poles in the public right-of-way along this block since this will be a residential development. Staff Comments: No additional comments at this time Criteria for Decision Making Rezoning Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report-PC#0258-25 6/16/2025 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 Map (2006) identifies this area for Light Industrial. Light industrial uses are less intensive than heavy industrial uses and tend to be more consumer oriented and smaller scale. Plan Implementation/Other Plans: None. 2. Current Conditions and Character: The surrounding neighborhood is mostly light industrial and commercial uses along the Michigan and Main Street corridors with smaller scale residential neighborhoods, the Southeast Neighborhood and Rum Village Neighborhood, just beyond. 3. Most Desirable Use: The most desirable use is an activation of the parcel that has been vacant for several years, this includes multi-unit housing. 4. Conservation of Property Values: Developing a new residential project on currently vacant land should contribute to the growth and value of the surrounding properties. 5. Responsible Development and Growth: It is responsible to allow multi-unit residential development along key transportation corridors that could activate vacant parcels. Analysis & Recommendation Commitments: No commitments are proposed at this time. Analysis: Zoning this property to U3 Urban Neighborhood 3 activates a dormant parcel along a major transportation and commercial corridor in the city. It should serve as a stitch improving the links between the Southeast Neighborhood and the Rum Village Neighborhood while encouraging the growth of nearby businesses. Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission approve the development variance and send the rezoning petition and use variance to the Common Council with a favorable recommendation. SOUTH BEND PLAN COMMISSION Page 4 of 4 BILL NO. ORDINANCE NO. AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA,AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED 2018 S MAIN STREET,2020 S MAIN STREET COUNCILMANIC DISTRICT NO.3 IN THE CITY OF SOUTH BEND,INDIANA STATEMENT OF PURPOSE AND INTENT The Redevelopment Commission and KCG are applying for Low Income Housing Tax Credits (LIHTC)to develop 50 units of affordable housing on the site in question. The site is in close proximity to a variety of neighborhood services and amenities, including transit, schools, restaurants,and shops. The proposed four(4)story building would include a mix of 1-,2-,&3-bedroom units.Amenities are anticipated to include a community room,fitness center,and on-site management office.There will be on-site surface parking. 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 29 Bowmans Add To Town Myler Now Pt City South Bend Lots 24 And 25 Bowman Add To The Town Of Myler Lot 26 Thru 28 Bowman Add To Town Of Myler Now Pt Of City Of So Bend be and the same is hereby established as Urban Neighborhood 3(U3)District Chapter 21- 03.05 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. Canneth Lee,Council President South Bend Common Council Attest: Filed in Clerk's Office Bianca Tirado,City Clerk J I N U 3 0?75 Office of the City Clerk Bianca Tirado City Clerk, South Bend, IN 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- City of South Benc 1 i vv. Jerrerson - . uite 141JU� _ Juth Bend, IN 46601 PLAN COMMISSION zoning@southbendin.gov Petition for Rezoning or Combined Public Hearing Property Information Tax Key Number: 018-8011-0484, 018-8011-050001, 018-8011-0500 Address: 2018 S Main St., 2020 S Main St., 18 VAC LO 96X165 MAIN ST Owner: City of South Bend Department of Redevelopment Legal Description: Lot 29 Bowmans Add To Town Myler Now Pt City South Bend Lot 26 Thru 28 Bowman Add To Town Of Myler Now Pt Of City Of So Bend Lots 24 And 25 Bowman Add To The Town Of Myler Project Summary The Redevelopment Commission is working with KCG to apply for Low Income Housing Tax Credits to develop 50 units of affordable housing on the site located at W.Donald and S. Main in South Bend.This site is located in close proximity to a variety of neighborhood services and amenities includes schools restaurants,and shops.A bus stop is adjacent to the site for easy access for residents. The proposed building would include a mix of 1-,2-,and 3-bedroom units in a four-story building.Amenities are anticipated to include a community room, fitness center,and on-site management office.There will be on-site surface parking. Requested Action Application includes (check all that apply) x❑ Rezoning Current District: I Industrial Additional Districts, if applicablE Proposed District U3 Urban Neighborhood 3 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. O 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 Completed Application (including Contact Information) Site Plan drawn to scale Filed in Clerk's Office RFiling Fee Additional documents as noted above JUN U 3 2025 Bianca Tirado City Clerk, South Bend, IN Contact information Property owner(s) of the petition site: Name: City of South Bend Department of Redevelopment Address: 227 W Jefferson Blvd,1400 S,South Bend, IN 46601 Name: Address: Name: Address: Contact Person: Name: Joseph Molnar Address: 227 W Jefferson Blvd, 1400 S,South Bend,IN 46601 Phone Number: 574-245-6022 E-mail: Jrmolnar@southbendin.gov 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( ) Signatures: .- - A I c 2U1�G ' ' . 'tit .1 — , is - i Lir j 4.... :_)' Ete: r----v---1 ''94' ''. ' . 71 1 . ' Fcn II tlyy viiii I _— Y 1 a w. .. Sla 20�25 • .4.1 .., Ti -- log , "P limo ii 4r � ( � . - - ' .» !_ --_ W a • • . i :-X- it. . .,,, 1 s, '24 4, T i x` i. yC F4Er ■! i I —_--.. _— t ._- - . P. 1 (-I.'t }.M_