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HomeMy WebLinkAbout47-25 Special Exception and Amending the Zoning Ordinance for Property Located at 431 Dundee Street �No PLAN cod County-City Building �o �? City of South Bend 227 W.Jefferson Blvd. 14005 y IZ South Bend, IN 46601 T PLAN COMMISSION (574) 235 7627 www.southbendin.gov/zoning July 23, 2025 Filed in Clerk's Office Honorable Committee Chair Davis JUL 2 3 2025 4th Floor, County-City Building South Bend, IN 46601 Bianca Tirado City Clerk, South Bend, IN RE:431 Dundee St— PC#0265-25 Dear Committee Chair Davis: Enclosed is an Ordinance for the proposed Zone Map Amendment and Special Exception at the above referenced location. Please include the attached Ordinance on the Council agenda for first reading at your July 28, 2025, Council meeting, and set it for public hearing at your August 25, 2025, Council meeting.The petition is tentatively scheduled for public hearing at the August 18, 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: Renovate a vacant structure to establish a fourplex multifamily residence. (See attached application for further details) If you have any questions, please feel free to contact our office. Sincerely, crAit Tim Staub Zoning Specialist CC: Bob Palmer Tim Corcoran Tim Corcoran Francisco Fotia Planning Director Interim Zoning Administrator Commission President Filed in Clerk's Office BILL NO.111'2-S • in �.iu� Bianca Tirado ORDINANCE NO. City Clerk, South Bend, IN AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA,AMENDING THE ZONING ORDINANCE AND SEEKING A SPECIAL EXCEPTION USE FOR PROPERTY LOCATED 431 DUNDEE ST,COUNCILMANIC DISTRICT NO.6 IN THE CITY OF SOUTH BEND,INDIANA STATEMENT OF PURPOSE AND INTENT Renovating the existing structure to permit a 4 unit multifamily development. Petitioners desire to rezone the property from U1 Urban Neighborhood I District to U2 Urban Neighborhood 2 and seeking a Special Exception Use for Dwelling,Multi-Unit. 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: Lots 1501, 1502, 1503 And N 1/2 Vacated Alley Summit Place 5th Add 02/03 Cons W/18-4051-I885& 1884 Per Owners Request be and the same is herby established as U2 Urban Neighborhood 2 SECTION II. That a Special Exception Use for Dwelling, Multi-Unit is herby granted subject to a site development plan hereby attached and made a part of this Ordinance and which site plan contains and lists all conditions,if any,by the Advisory Plan Commission. 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. This ordinance is and shall be subject to commitments as provided by Chapter 21-12.07(0(7)Commitments, if applicable. 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 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 .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 Bend 7,77 y," =ferson suite 1400S South Bend, IN 40501 PLAN COMMISSION /on n southbendin v) ; Petition for Rezoning or Combined Public Hearing Property Information Tax Key Number: Address: Li 31 D arvc\2, S4---. Sov-13l. DR-nc\ l - Chi a-v)R `f(4c3Le 1 `'I Owner: prErn,er Une '-'60\ ;1A.y Con s-y0c-k-ion , L.L_C_ Legal Description: L.o--5 15 b 1 , l S od, 1 15 0 3 N-nd I\l t(Z Vaca.fo& RI (e Y Qw,m.,A- P\Pick 5-H-1 1\cic' o 21 o-2 C.orrS \,.)/tcc — yo5l- t%%5 Of y L Pe r OW(14s Re.G_b„e s+ Project Summary Cs `c 1-4/1'c, IK V VL/ w. I-Ai614 ( 010 71-S /ref s-frwai 5 ce .pv-o j ecA- Sorpn.vruQ r12 o s ,ci J L xcephs,90 ,s Requested Action Application includes (check all that apply) ❑✓ Rezoning Current District: U1 Urban Neighborhood 1 Additional Districts, if applicablE Proposed District U2 Urban Neighborhood 2 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. _ Subdivision — complete and attach subdivision application O Special Exception— complete and attach Criteria for Decision Making Use requested:Dwelling, Multi-Unit ❑ 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 ElFiling Fee Additional documents as noted above Filed in Clerk's Office J U L 2 3 2025 Bianca Tirado City Clerk, South Bend, IN Contact information Property owner(s) of the petition site: Name: Pr ev- ('one c)i ft) Cov►S-fy-uc-lion 1L L- Address: 7-)1 I) 5 c Name: Address Name Address. Contact Person: ?r r`¢ "(3o � c.or --r. c o 1 LC- Name: S�� IrmuN r J S I,G. k Address: Phone Number: S Li - `fob -- 33 $ E-mail: kC�LS °I`l 1 9 3rna% e-OwN 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 n r atures: Cityof South Bend 227 V . Jefferson - Suite 1400S South Bend. IN 46601 BOARD OF ZONING APPEALS zoning@southbendin.gov Petition for Variance - Special Exception Property Information Tax Key Number: Address: y-51 1)vaiclte- � Sow-tRe►� , �-f,� �a. L-N'lol9 Owner: r e ry € e OAC. 11-)v'.l6.,iq ConSAruckiovt,LtC. Zoning: U1 Urban Neighborhood 1 Project Summary: / 31 tiaS gcNe Al`r"oci irk V¢RI rnip,N+6AO Lie elq-ks and 1)15 f a? V(1c6n4 -1- cinclwrtA-1 i't-ed -tor j 05-h Dver a Ai)" des _ `1- JG ha• {e(1"14 q f%)'-c-l'itt Sect 4h.e Prof-r toI Ail -f infitn+.1,o4 o pin la-1-)A 4 -�)l SettAP, Jfsc.-e (e r\of ct4 i n -1-k } w ,11 Coc ¢ ejU s-h JCiCr rn u 1}i -F Lr It r c S can neQ (c60_,1e-1 o$ \4 W►1 ‘%,rl CA L Ap e �ci't e uY 'm 1NS1CLI\°nldt\k‘k)C"1 iClooriny -1c) )41Abrt) 1N\If�C U?, ca ( V.14-6014Sib4.4•hroovS•i �anre S c �� (a n awl-. A K>. aai1K e C- ��re� SeaW quested ACtio nc"s 4t e add%-l-ioN. o coAcu * 1, nG\ ex1 , r i ar- ex.c eck; all _su 4-9 Co rr-rr.c,n--S. `mQtbvrNan.�ual\ also .vnc-\ idlo e. -}rec, u=k�Jo�: Co.�e� ksae �, n a.�- loosk \S°/" oir -E� Luc'nyyele�c tin , t S 1pok'4'�! ❑✓ Special txception/Use Variance —complete and attach Criteria for Decision Making re v.CCc1 b i Use requested:Dwelling, 2 Units ❑ Variance(s) - List variances below, complete and attach Criteria for Decision Making Variance(s) requested: i1'c' ( 14a1►-uc, --cou ht l0 G" joSA nee b\061L ctrti e\elimn e Ae 5cAnsoo1 u 1\ b-,a.1c) ac icss y -CS f tu11I 14 ho0S ti�tI �n +t-e <a temo,a i � a L°ny � Ra �, vl ca n Oaf V 'iLe a TCofCr 1 Tf trail ` area Required Documents Li Completed Application (including Criteria for Decision Making and Contact Information) — Site Plan drawn to scale n Filing Fee Criteria for Decision Making Special Exception- applicable A Sp e tion•Knay 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: ? w i 11 e r,h c-r c e p u b l c c s a f c.}H '- v..)t l f-rk.re b y }1-0,1SFor A 4 lon( vMIar)}1 ?f`e_v) oJ$1`.1 rrt jr Al-r) 30,Qr1 C_ocat -e pl",an}- hou'Jtnq , Pt renov,LIcons L 11 e �1oal 0.11 c� `� kc b 0;le\in c-o Art_ �;vt c l l�cl►n 5 -14,Q c.,cw ji v use- �' rb r P ex r�- rcc.kcl Loam S�i4-s,Smolce Cc�rbov, wturnoJxic\Q cLektc.�ocS j± up y raced \L Ctr, CwStS , er-' ro t,,; P tt t and s e_ ,sty,,mac), �- ►na;AkcC d, C ;,nkr:k)v}-in5 �, } f,� ��e � yhboChooaS kris.) cieP0-cLA end ltv4--lo1 (2)The proposed use will not injure or adversely affect the use of the adjacent area or property values therein, because: 111;5 reae\ elorp,aKk. irn prove -1-IQ geS -1-t c s,-roo c-li-ovlgl, ,+ Sq i- o ecercir4,1 ,}hJS IrhCLJ ri A 2CsrfilC im-Pac+ on surf ouKci vl. ocs renoycc471 Q VQCa _JUr Se CI K�✓��ci tj L +t-\ ,voc r lL c/ h0USii n rz�� ,r,iI it!S, +c>Qs projec-f- will c p4z,-..a.04- 4 up ff a/1 eXi547P17 (CSiC(0444a.O (lei ci h bor h oC,cf, +v +kt 5+a to ; ('l 4- rev;--Q i i zed- o n 04-- h�a� o ( ' Cvmrnn % n�'`9 (3h) he proposed usve will be consistent with the character of the district in which it is located and the land uses authorized therein, because: r r The 5Urro A av1e.U in c:j tl l4o) c� rr'1 X bT ,r. -�- rv)U«i ra,m,1�j res,c ,,�-',4\ - rnee.v4ies as ik,e..11 �5 my �►ple Comtr.erU0(-/ .'\r \i‘.‘\S A-CI A" t uJ x. 0A.E four. rot) Ifi tcvn i l y ttecti-F nNx)1t-I`S vn 4kP U P f cr VC( Corn nt,s'v'c.1 g v;is %n i S a 1 i,Ael K1 e yitr v► A-L• �( {n✓^-Pte K a I'ytl' tc sic�nrvi-; � charac.-�cv' -{ 2ec� i n --1.4, aia �rGpt�E" r I (4)The proposed use is compatible with the recommendations of the Comprehensive Plan, because: 11c fro'‘‘e Soft,DAS P►r'zhe s u{ (Flan Fro/40+1^1 cla.)ckoFoal+ rcd�c Yacan4- u,� ,vyq, vcd b�►lc�in�S4 hDrneS ?toy; i /l MUch r ct �u51 n r TG M 1t 1-4 CLiignS �' f't �, C,z;rah iC ca1 S+ ,() hlinCQ ne ;ghbor boo) J1-1-4 , iACfcoce kovSil ao.\\ot 1 '�a1 cl- ►�a1lc b&-�kr usx- s�i�y I2,i,Ic�,sk�s, {��l ,,t,ti,(� c©��-r�bu�Illl oa1V-ab ( miIul -cfiuo1Li ev�lcQnt��1-�` i1s�a� SehoctiS Ci;molvn - Contact Information Property owner(s) of the petition site: Name: Prc.w.icr Dm Quad; n� Lv`sk- ucil ,/1,.1 Address LI 31 boyultc. 5� Name: Address: Name: Address: Contact Person: Pre r.1;ex- Or-Q- QvilG on,LLC Name: 1 Cv1 '16o��s.1c Address Phone Number: 571 - (400- 3 3$ lso E-mail ccci 1 c1 D as cyy\c, C--ovi-N 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. Prope er (s Sig ture Project Summary: The property at 431 Dundee Street, South Bend, Indiana 46619 has had very minimal updates and remained vacant and underutilized for over two decades. I have just purchased the property, with the intention of completing a full-scale renovation that will convert the existing vacant building into a fourplex multifamily residence. This redevelopment will include new electrical systems, insulation, drywall, flooring, plumbing, HVAC, brand new kitchens, bathrooms, landscaping, and more. A key feature will be the restoration of the currently sealed basement windows and the addition of adequate building exits, meeting or exceeding all safety code requirements. Improvements will also include a tree buffer, and window coverage on at least 15% of the street-facing elevation, as required by code. This revitalized fourplex, located just one block from an elementary school, will help address the need for quality housing in the area while replacing a long standing vacant and underutilized property with a completely renovated fourplex. Question Responses: 1. The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare because: The project will enhance public safety and welfare by transforming a long-vacant, previously condemned structure into safe, code-compliant housing. All renovations will meet local and state building codes, including the addition of fire-rated walls, proper exits, smoke and carbon monoxide detectors, and upgraded mechanicals. The property will be landscaped, secured, and maintained, contributing to the neighborhood's visual appeal and livability. 2. The proposed use will not injure or adversely affect the use of the adjacent area or property values therein, because: This redevelopment will improve the aesthetics, functionality, and safety of the property, thus having a positive impact on surrounding property values. By renovating a vacant, unused building with modernized housing for families, this project will complement and uplift the existing residential neighborhood, contributing to the stability and revitalization of the neighborhood & community. 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 surrounding area includes a mix of single-family and multifamily residential properties, as well as multiple commercial buildings that house one to four multi-family apartments on the upper level of the commercial buildings in the area. The proposed fourplex aligns with the residential character& need in the area. The building will be updated to visually and functionally blend with nearby properties, while still offering diverse housing options within the community. 4. The proposed use is compatible with the recommendations of the Comprehensive Plan, because: The project supports the City's Comprehensive Plan by promoting development, reducing vacant unimproved buildings and providing much-needed housing for families. It aligns with strategic goals to enhance neighborhood vitality, increase housing diversity and availability, and make better use of existing structures, all while preserving and contributing to walkable, family friendly development near schools and community amenities. PLnNco)1% County-City Building City of South Bend 227 W.Jefferson Blvd. 1400S ° z South Bend,IN 46601 PLAN COMMISSION (574)235-7627 www.southbendin.gov/zoning FSTgBLISHED lov Filed in Clerk's Office Wednesday,August 20,2025 AUG 2 0 2025 South South Bend Common Council Bianca Tirado 227 W.Jefferson Blvd.,4'h Floor City Clerk, South Bend, IN South Bend, IN 46601 Re: Bill#47-25 -A proposed ordinance of STEPHEN BORYSIAK to zone from U 1 Urban Neighborhood 1 to U2 Urban Neighborhood 2 and seeking a Special Exception Use to allow Dwelling,Multi-unit(21- 06.01(j)(5)),property located at 431 DUNDEE ST,City of South Bend-PC#0265-25 Dear Council Members: I hereby Certify that the above referenced ordinance of STEPHEN BORYSIAK was legally advertised on August 8,2025 and that the South Bend Plan Commission at its public hearing on August 18,2025 took the following action: Upon a motion by Scott Ford,being seconded by Tyler Gillean and unanimously carried,a proposed ordinance of STEPHEN BORYSIAK to zone from U I Urban Neighborhood 1 to U2 Urban Neighborhood 2,property located at 431 DUNDEE ST,City of South Bend is TABLED. 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, crAit Timothy P. Staub Zoning Specialist Attachment CC: STEPHEN BORYSIAK Bob Palmer Thomas Jeff(seller) • Tim Corcoran Tim Corcoran Francisco Fotia Planning Director Interim Zoning Administrator Commission President d°PLAN coNp County-City Building f City of South Bend 227 W.Jefferson Blvd. 1400S South Bend,IN 46601 PLAN COMMISSION (574)235-7627 www.southbendin.gov/zoning fsTA8LI5bED l` Filed in Clerk's Office Wednesday, September 17,2025 'Yr South Bend Common Council Bianca Tirado 227 W.Jefferson Blvd.,4"'Floor City Clerk, South Bend, IN South Bend,IN 46601 Re:Bill#47-25-A proposed ordinance of STEFAN BORYSIAK to zone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2 and seeking a Special Exception Use to allow Dwelling,Multi-unit(21- 06.01(j)(5)),property located at 431 DUNDEE ST,City of South Bend-PC#0272-25 Dear Council Members: I hereby Certify that the above referenced ordinance of STEFAN BORYSIAK was legally advertised on August 8,2025 and that the South Bend Plan Commission at its public hearing on September 15,2025 took the following action: Upon a motion by Scott Ford,being seconded by Tyler Gillean and unanimously carried,a proposed ordinance of STEPHEN BORYSIAK to zone from U 1 Urban Neighborhood 1 to U2 Urban Neighborhood 2,property located at 431 DUNDEE ST,City of South Bend is TABLED. Minutes of the public hearing are available in our office and will be posted on our website once approved. Sincerely, CrAlip Timothy P Staub Zoning Specialist Attachment CC: STEFAN BORYSIAK Bob Palmer Thomas Jeff(seller) Tim Corcoran Tim Corcoran Francisco Fotia Planning Director Interim Zoning Administrator Commission President City Hall 4YXi215S. Dr. MartinLutevd C i t y of South Bend South Bend, IN 46601 PLAN COMMISSION (574) 235-7627 www.southbendin.gov/zoning F'STABLIS�CU �: Filed in Clerk's Office Tuesday,October 21,2025 Oct 21, 2025 South Bend Common Council Bianca Tirado 215 S. Dr. Martin Luther King,Jr. Blvd. City Clerk, South Bend, IN South Bend, IN 46601 Re: Bill#47-25-A proposed ordinance of STEFAN BORYSIAK to zone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2 and seeking a Special Exception Use to allow Dwelling,Multi-unit(2 l- 06.01(j)(5)),property located at 431 DUNDEE ST,City of South Bend-PC#0276-25 Dear Council Members: I hereby Certify that the above referenced ordinance of STEFAN BORYSIAK was legally advertised on August 8,2025 and that the South Bend Plan Commission at its public hearing on October 20, 2025 took the following action: Upon a motion by Tyler Gillean,being seconded by Scott Ford and unanimously carried,a proposed ordinance of STEFAN BORYSIAK to zone from U 1 Urban Neighborhood 1 to U2 Urban Neighborhood 2,property located at 431 DUNDEE ST,City of South Bend, is sent to the Common Council with a FAVORABLE recommendation. Upon a motion by Sarah Barber,being seconded by Tyler Gillean and unanimously carried,a Special Use for Dwelling,Multi-unit(21-06.01(j)(5))property located at 431 DUNDEE 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, ?tA/.1,.... iei.X._ Brian Killen Zoning Administrator Attachment CC: Bob Palmer Tim Corcoran Brian Killen Francisco Fotia Planning Director Zoning Administrator Commission President Staff Report— PC#0276-25 October 20, 2025 Property Information Location: 431 DUNDEE ST Owner: STEFAN BORYSIAK Requested Action Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2 Special Exception: Dwelling, Multi-unit (21-06.01(j)(5)) Project Summary Renovating the existing structure to permit a 4 unit multifamily development. Location Map r 4.:.e .— — i - -° — v wesTeRr AV(W WESTERN AVE -, ' 74.11" 3' ' -1 t 6 NC. -j NC '<C NC 'LC NC vC N im NC I 1; ,,.: _ „R' = - ) `iU .. U1 U1 'U1 1 U1 dil g 1.11 U1 U1 1 s( U1 U1 1I • HI I, i.i U1 4 U1 I U1 1 4 U1 H 1 l t 11 , S U} U1 U1 U1 Qj U1 Q C1 �� U L. Li L1 U1 U1 U1 N U1 U1 f C'i U1 ,-, U1 Ui U1 U1 UI U1 is LU1 U1 ', U1 U:1 PeM . U1 Ui U1 U1 o '' _ ._.____- HURON-ST ,.. Ul u' ,1 --U1 Cl U1 j U1 r, Ui U1 U1 e U 1It P4 I Recommendation Staff Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the rezoning and special exception petitions to the Common Council with an unfavorable recommendation. SOUTH BEND PLAN COMMISSION Page 1 of 14 Staff Report-PC#0276-25 10/20/2025 Proposed Site Plan 7. 1 - ii\___‘ // 7_ : ' ' ' \,,\.:\\\\ 1 Egress Doors and Windows SOUTH BEND PLAN COMMISSION Page 2 of 14 Staff Report-PC#0276-25 10/20/2025 Site & Context Land Uses and Zoning: On site: Convert an existing vacant building into multi-unit(4 unit) residential dwelling. North: A single-unit dwelling in Urban Neighborhood 1 (U1) East: Single-unit dwellings in Urban Neighborhood 1 (U1) South: A single-unit dwelling in Urban Neighborhood 1 (U1) West: Single-unit dwellings in Urban Neighborhood 1 (U1) 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: Conversion to fourplex. Half the lot was used as a parking lot stemming from past use as a church. Zoning and Land Use History and Trends: Parcel used as a place of worship dating back to 1931. Western Avenue is a half-block north and Harrison Elementary School is a block to the west. Traffic and Transportation Considerations: To the east is Dundee Street, two-way street with on street parking. A public alley is to the west of property. Agency Comments Agency Comments: No additional comments at this time Staff Comments: Half the lot was previously used as a parking lot when the building was used for ministry. The curb cut should be removed. Any parking should be on a hard surface and be accessed from the alley. Criteria for Decision Making Rezoning Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: 1. Comprehensive Plan: Policy Plan: This application is consistent with the South Bend City Plan (2006) Objective ED 1.2 Encourage reuse of abandoned and underutilized land and structures. 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. Plan Implementation/Other Plans: There are no other plans for this area. 2. Current Conditions and Character: Dundee Street is made up of detached homes within the U1 District. This project would be similar in use and scale. 3. Most Desirable Use: SOUTH BEND PLAN COMMISSION Page 3 of 14 Staff Report-PC#0276-25 10/20/2025 The most desirable use for this property within the current zone is low to medium density residential housing that will fit the established character of the neighborhood. 4. Conservation of Property Values: Revitalizing this currently vacant duplex to a renovated fourplex should contribute to the growth and value of the surrounding properties. 5. Responsible Development and Growth: Responsible development of this property would be the continuity of housing with densities permitted in U2. Special Exception The petitioner is seeking a Special Use to allow: Dwelling, Multi-unit (21-06.01(j)(5)) A Special Use 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; The proposed use should not be injurious to the public health, safety, morals or general welfare of the community. The general welfare and stability of the community could benefit from the increased variety of housing types. Approval of the Special Exception should not affect the general welfare of the community, as the residence would add rental housing units to the neighborhood and use a building the had sat vacant for several years. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein; Allowing conversion of the existing single unit residential dwelling should not injure or adversely affect the use or value of the adjacent area or property values, provided the current residential character is maintained. Property values would be adversely affected if the project does not meet the district and building standards in the City's Zoning Ordinance. (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein; This four-unit dwelling will be consistent with the character of the district and neighborhood in both use and style of construction. (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. Analysis & Recommendation Commitments: No commitments are proposed. Analysis: Rezoning this property would not be consistent with the City Plan to provide well-designed housing on SOUTH BEND PLAN COMMISSION Page 4 of 14 Staff Report-PC#0276-25 10/20/2025 vacant spaces. As this project features a former church, it must resemble the residential nature of theneighborhood before becoming a residential use. The designs provided at the time of this report do not meet the standards set forth in the zoning ordinance. Special exceptions for converting existing structures into multi-unit dwellings in Urban Neighborhood 2 are required to encourage property owners to use good building design and to bring existing structures into compliance with the zoning code. The designs provided do not fulfill that compliance. Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the rezoning and special exception petitions to the Common Council with an unfavorable recommendation. SOUTH BEND PLAN COMMISSION Page 5 of 14