HomeMy WebLinkAbout07.21.25 PC Agenda Packet
Tim Corcoran
Planning Director
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
Interim Zoning Administrator
Francisco Fotia
Commission Vice President
AGENDA
Monday, July 21, 2025 - 4:00 P.M.
County -City Building
Fourth-Floor Council Chambers
https://tinyurl.com/sbplancommission-2025
Meeting Recordings -https://tinyurl.com/PC-Meeting-Recordings.
1. Elect a new President
A. REZONINGS
Location: 740 BROOKFIELD ST PC#0262-25
Petitioner: VIDA NUEVA SOUTH BEND CHRUCH OF GOD BY
CARPINTEYRO JORGE
Requested Action:
Rezoning: From I Industrial to U3 Urban Neighborhood 3
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 - None for consideration
C. UPDATES FROM STAFF -
D. MINUTES – JUNE 16, 2025
E. ADJOURNMENT
Commissioner Appointing Agency Term Start Term End
Dr. Oliver Davis Council Appointee Until appointed
John Martinez Venues, Parks and Arts Appointee Until reappointed
Sarah Barber City Engineer Appointee Until reappointed
Scott Ford Bureau of Public Works Appointee Until reappointed
Francisco Fotia Mayoral Appointee (Non-Democratic) 1/1/2022 1/1/2026
Caitlin Stevens Mayoral Appointee 1/1/2024 12/31/2027
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0262-25 July 21, 2025
Property Information
Location: 740 BROOKFIELD ST
Owner: VIDA NUEVA SOUTH BEND CHURCH OF GOD BY CARPINTEYRO JORGE
Requested Action
Rezone from I Industrial to U3 Urban Neighborhood 3
Project Summary
The petitioner, which is the church on the lot to the east, is seeking to rezone their property from I
Industrial to U3 Urban Neighborhood 3. Their intention is to use the property for residential purposes,
which is not allowed under the current I zoning.
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#0262-25 7/21/2025
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0262-25 7/21/2025
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: A 1 unit dwelling zoned I Industrial
North: Across an alley, a 1 unit dwelling zoned U3 Urban Neighborhood 3
East: A church zoned I Industrial
South: A field, a church, and a parking lot zoned I Industrial
West: Across Brookfield Street, a commercial bakery 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
neighborhood centers and along major streets in urban neighborhoods in core and outlying areas
of the City.
Site Plan Description:
The petitioner wishes to rezone the property to U3 so that someone can live in the existing
detached house, which is not allowed under the current Industrial zoning.
Zoning and Land Use History and Trends:
There has been a detached house on the property since about 1913.
Traffic and Transportation Considerations:
Brookfield Street is a 32’ wide street with one lane of traffic in each direction and on-street
parking.
Agency Comments:
Engineering would like to remind the petitioner that maintaining the sidewalk and curb, which
likely need improvement, is their responsibility.
Staff Comments:
No additional comments at this time.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
In the city's comprehensive plan, Objective H 2 is to "maintain South Bend's housing stock in
good condition," and Policy H 2.3 specifically identifies the need to "support the efforts of
community organizations to rehabilitate and repair older homes."
Land Use Plan:
This property falls within the Kennedy Park neighborhood. In the 2022 neighborhood plan, the
future zoning map shows the parcel as industrial.
Plan Implementation/Other Plans:
Strategy 3 in the 2022 Kennedy Park neighborhood plan outlines a desire to "develop and
preserve housing in the neighborhood," with action item 3.1 specifically saying to "support the
production of a range of housing types including new construction and rehabilitation of market
rate and affordable units for owner and rental housing."
2. Current Conditions and Character:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0262-25 7/21/2025
SOUTH BEND PLAN COMMISSION Page 4 of 4
The surrounding structures are mostly one story, and are a mix of homes, industrial buildings,
and a few commercial properties, as well as the petitioner's church. Some buildings appear to be
occupied while some appear to be vacant.
3. Most Desirable Use:
The most desirable use for this property would be to restore it to an occupied residential use, as
there has been a home on the site for more than one hundred years, but the current structure is
nonconforming with its zoning designation.
4. Conservation of Property Values:
Allowing this vacant home to be occupied may help to increase the value of this specific
property, as well as surrounding properties.
5. Responsible Development and Growth:
Rezoning this parcel would allow for the use of an existing structure that already has utilities
provided, exhibiting a responsible and low-impact instance of development.
Commitments: No commitments are proposed at this time.
Analysis: Although the neighborhood plan recommends that this parcel stay zoned as industrial,
rezoning it to U3 would fulfill a goal of the Kennedy Park neighborhood plan to rehabilitate
housing units in the area, as well as two related goals within the city's comprehensive plan to
maintain the city's existing housing stock and support community organizations in rehabilitating
older homes. Additionally, it would create continuity with the U3 zoning of other residential
parcels immediately to the north and allow for the use of an existing building.
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