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HomeMy WebLinkAbout69-25 Amending the Zoning Ordinance for Property Located at 1011 Howard Street 111), �PLANCCounty-City Building City of South Bend 227 W.Jefferson Blvd. 1400S South Bend, IN 46601 PLAN COMMISSION (574) 235-7627 www.southbendin.gov/zoning FSTARtISHED 2�ti� October 8, 2025 Honorable Committee Chair Davis Filed in Clerk's Office 4th Floor, County-City Building Oct 8, 2025 South Bend, IN 46601 Bianca Iirado City Clerk. South Rend, IN RE: 1011 HOWARD ST— PC#0286-25 Dear Committee Chair 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 October 13, 2025, Council meeting, and set it for public hearing at your October 27, 2025, Council meeting. The petition is tentatively scheduled for public hearing at the October 20, 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 purpose of this rezoning is to allow for the subdivision of property and construction of four single-family homes. If you have any questions, please feel free to contact our office. Sincerely, CrAL Tim Staub Zoning Specialist CC: Bob Palmer Tim Corcoran Brian Killen Scott Ford Planning Director Zoning Administrator Commission President Filed in Clerk's Office Oct 8, 2025 BILL NO.69-25 Bianca Tirado City Clerk, South Bend, IN ORDINANCE NO. AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA,AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED 1011 HOWARD ST COUNCILMANIC DISTRICT NO.4 IN THE CITY OF SOUTH BEND,INDIANA STATEMENT OF PURPOSE AND INTENT The purpose of this rezoning is to allow for the subdivision of property and construction of four single-family homes. 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 B OF SORRIN'S SECTION ADDITION LOT LINE ADJUSTMENT, THE PLAT OF WHICH IS RECORDED BY INSTRUMENT NO.2023-27497, IN THE OFFICE OF RECORDER OF ST. JOSEPH COUNTY, INDIANA. CONTAINING 0.46 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. be and the same is hereby established as URBAN NEIGHBORHOOD 1 (U 1) 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 J. 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 .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 - Cityof South Bend W. Jefferson Suite 1400S South Bend, IN 46601 PLAN COMMISSION zoning@southbendin.gov Petition for Rezoning or Combined Public Hearing Property Information Tax Key Number: 018-5105-3686, 018-5105-3687, and 018-5105-3688 Address: 1007 Howard; and 1006 and 1018 Frances Owner: University of Notre Dame Du Lac Legal Description: LOTS A, B, AND C OF SORRIN'S SECTION ADDITION LOT LINE ADJUSTMENT, THE PLAT OF WHICH IS RECORDED BY INSTRUMENT NO.2023-27497, IN THE OFFICE OF RECORDER OF ST. JOSEPH COUNTY, INDIANA. Project Summary The proposed rezoning is to allow for the subdivision of the property and construction of four single-family homes. Filed in Clerk's Office Oct 8, 2025 Requested Action Bianca Tirado Application includes (check all that apply) City Clerk, South Bend, IN �✓ Rezoning Current District: U1 Urban Neighborhood 1 NC Neighborhood Center Proposed District U1 Urban Neighborhood 1 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 ❑ 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 Filing Fee Additional documents as noted above • Contact information Property owner(s) of the petition site: Name: University of Notre Dame Du Lac Address: 415 Main Building Notre Dame, IN 46556 Name: Address: Name: Address: Contact Person: Name: Jones Petrie Rafinski -Attn: Angela Smith Address: 325 S. Lafayette Blvd. South Bend, IN 46601 Phone Number: 574-232-4388 E-mail: asmith@jpr1source.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. Pro vrt_____Owner (s) Signatures: S -N ('���.f;-, lust- 11:0.1r'Zs*t.c..)-- Cityof South Bend cc'7 W. Jefferson - Suite 1400S South Bend, IN 46601 PLAN COMMISSION zoning@southbendin.gov Subdivision Application Property Information Tax Key Number: 018-5105-3686, 018-5105-3687, and 018-5105-3688 Project Summary Subdivison Name: Total Area of Subdivision: Number of Buildable Lots: 4 Average Lot Size: Number of Lots in original plat: 3 Linear Feet of New Streets: 0' Requested Action Application includes (check all that apply) ✓❑ Subdivision Subdivision Type: Minor Subdivision ❑ Waivers from Chapter 21-11 - List waivers below ❑✓ Rezoning — complete and attach rezoning 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 Plat Containing all information shown on pages 3 and 4 of this application =Proof of Ownership Filing Fee _Additional documents as noted above ❑Approved drainage plan verification (for major subdivision only) FRANCES-HOWARD MINOR SUBDIVISION BEING A REPLAY OF LOTS A,B.AND C,OF SORINS SECOND ADDMON LOT LINE ADJUSTMENT,LOCATED IN THE NORTHEAST QUARTER OF SECTION I.TOWNSHIP 3T NORTH,RANGE 1 EAST,CITY OF SOUTH BEND.PORTAGE TONMSHIP,ST,JOSEPH COUNTY,INDWNA LEGAL DESCRIPTION OR Cr 1P A AREU.'NO®M Ne,.uuMxO..702F3rI.F1OT�N IVE OFFICE PLAT o NECORTERGF la BOON CCP ,RM.+ODMIFPG a II.bNa.LCVE Ow IEY. 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I �IomoM UMoa,M. 1 SURVEYOR'S CERTIFICATE IN 0 30.UPPED maw.SET Tom, [ IT RS LAWS OF OE mow 4 MAW.PERS.MANsure MN.N.THAT A�`E.ORAMEISTO ME SSIM IT T• wWil NM Mw.MACACCCOM.nv M T .IE wwTavMOF:RI MATTO OROMMES,WOOW FL OPSEFLMRSIN Wm.. •cs opt mom cmmOms, WOORO.CE VWIEN.WSCLE 1,OYSTER 12 W rn.MANS ROMM.RmnE OWE o �MOMSNSLWOWO 1F. NoSSMIE • MO ,nMCE Oi TIE MOON.o.6...SEM mwn..DOM... l 9 M•,M.�e r.m.WOW 1 ELECTRICLNNW. } AMA.. i TC PeeUEA FOR PERMS MAI IMASS IN•MAiA a.1 CARE TO '! Osus • t scars.ewr.MSwr,Hr000euelr.,wia.iwwee uruM. o MIER.. MN a ,�! I®I `r —ON— U E \ •MIER POW ( I c i INIWA.STREET A f F OAPIIIA S Zy.a1m A EA _ UNIVERSITY OF NOTRE DAME DU LAC l 415 MAIN BUILDING NOTRE DAME.IN 46556 S UNIVERSITY OF NOTRE DAME DU LAC g SURVEYOR sll�pry�� S NG NOTRE DAME,IN 4 AT!•eI NLAMMTI N w 41SLiN WMMUMS ME Om*Do MC 1� — no. ...W.F. Isonewo Num. .aPH a M �-�I- air, � �� Ms la YAwrAnol aN FnrCESMOM Omm0.Sli3ONT DATA RI GE �X-330CL`;n5 vA.T 1 O.1 z NE,O SEC I,3TNNa,PORTAGE TIP. ���o?LAN cod City Hall ��- City of South Bend 215 S. Dr. Martin Luther King,Jr. Blvd. ° * i South Bend,IN 46601 PLAN COMMISSION c ng v/zoning 35-7627 www.so u th be nd i n.gov/zo n i n g �'tTABl15I CO 1�1'' 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#69-25 -A proposed ordinance of UNIVERSITY OF NOTRE DAME DU LAC to zone from NC Neighborhood Center to U1 Urban Neighborhood 1,property located at 1011 HOWARD ST,City of South Bend-PC#0286-25 Dear Council Members: I hereby Certify that the above referenced ordinance of UNIVERSITY OF NOTRE DAME DU LAC was not legally advertised on October 10,2025 and that the South Bend Plan Commission at its public hearing on October 20,2025 took the following action: Upon a motion by Sarah Barber,being seconded by Tyler Gillean and unanimously carried,a proposed ordinance of UNIVERSITY OF NOTRE DAME DU LAC to zone from NC Neighborhood Center to Ul Urban Neighborhood 1,property located at 1011 HOWARD ST,City of South Bend is TABLED. 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, Brian Killen Zoning Administrator Attachment CC: Bob Palmer Tim Corcoran Brian Killen Francisco Fotia Planning Director Zoning Administrator Commission President Staff Report— PC#0286-25 October 20, 2025 Property Information Location: 1011 HOWARD ST Owner: UNIVERSITY OF NOTRE DAME DU LAC Requested Action Rezone from NC Neighborhood Center to U1 Urban Neighborhood 1 Project Summary Rezone a .46 acre parcel. Location Map F`^ OIL a '• 'rl /j / � i L�i a>;t i,.,, . ' ec4 v.-fed' .s vt, + l'� `�/��!"fin . 0 ..///r"e-Lf , /.4 w...ropzreiv--'--- �, � � �' "fir f ........„.r. j " , ,, .' ` , .' cf-0. //if/ '///7", ''''''",,, ,;/;2'/, /1/7,y,4,--z,„.., • - ',/ , • / i/,,,, / A 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 14 Staff Report-PC#0286-25b 10/20/2025 Proposed Site Plan _ FRANCES-HOWARO MINOR SUBDIVISION -Wittr,mA.I NTtroi .WS.AdNitii,R. ..'"'.. UM.oesavrrum PM__NA,NAMS MIMS ==.?""....===.'''=.7:11,1 ,,,,. .......,................ Z'.."=""-. '......r.,===... - ,r-1:1T.r..===ra.":".. .... . ._ .,,- ...... .... MI NOTARY ISMJCSIMIISSII 11 I sweversors CORTGATII ..,,,„..... , 'I:im a."7..r•.:'".."".tro al:1774•571.72.zzh==..L'a: =TilidFre:AnTrtrair7rOr..==='. ass e.........._..—...--,.. . . ............„.. ..., .. s. w.p.m.._ 4,127:1L''•7:-sugv.”1,7 $5.:44• or. 47:1•L4 I I 1 , CERERCILTS OF AMMOVAL , II — ......,........... 1 UNIVERSITY Of NITRE DA.DU U. ' .15NAININJWIND i MIEN ••• .'•••,.........- ..20, I NO:agor.=id!"..,..,,,,c_. M WM WPM I : r•=•••••==."'''''.' 7::::::"2".:::....'‘ wN SOUTH BEND PLAN COMMISSION Page 2 of 14 Staff Report-PC#0286-25b 10/20/2025 Site & Context Land Uses and Zoning: On site: Vacant land except for one accessory structure (garage). North: A one unit dwelling zoned Urban Neighborhood 1 (U1) East: Stacked flats zoned Neighborhood Center (NC) South: Townhouses zoned Neighborhood Center(NC) West: One unit dwellings zoned Urban Neighborhood 1 (U1) District Intent: The U1 District is established to provide for, promote, and maintain urban neighborhoods located in core and outlying areas of the City. Site Plan Description: Subdivide the property into four lots for one unit dwellings. Zoning and Land Use History and Trends: This area has been used for low density residential since single-family houses were built sometime between 1917 and 1945. A house stood on the property until around 2007, when the first demolition occurred. Presently, the southern end of the block is vacant except for one remaining accessory building. Traffic and Transportation Considerations: Howard Street is a two lane collector with on-street parking. Frances Street is a two lane local with on-street parking with residential permit limitations. A public alley is accessible from Howard Street. Agency Comments Agency Comments: None None Staff Comments: The Northeast Neighborhood Plan identifies this area as the Frances Street- Napoleon Street Area and a transition zone from the higher density Eddy Street Commons to the lower density residential development to the west. While the plan's future zoning map designates this parcel as U2, keeping this area low to medium density with U1 would not be inconsistent with the neighborhood plan. 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 petition is consistent with the Northeast Neighborhood Plan (2022). The Frances Street- Napoleon Street Area focus is for medium-density residential buildings that transition from Eddy Street Commons to one unit dwellings to the west. Land Use Plan: The Northeast Neighborhood Plan as adopted in 2022 identifies this area for medium density housing. The plan envisions this area as a transition in housing density from Eddy Street Commons to one unit dwellings west of Frances Street. SOUTH BEND PLAN COMMISSION Page 3 of 14 Staff Report-PC#0286-25b 10/20/2025 Plan Implementation/Other Plans: The Northeast Neighborhood Plan (2022) seeks to allow a greater quantity and diversity in housing units. New housing should be carefully designed and located to support and positively influence neighborhood character. 2. Current Conditions and Character: The property is located within the NNZO Northeast Neighborhood Zoning Overlay district which serves to encourage high-quality design of new buildings and site development that preserves and enhances the character of a traditional neighborhood. 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 in the established character of the neighborhood. 4. Conservation of Property Values: Allowing for the continued use of the property as residential uses should increase property values throughout the area and encourage future residential development along this section of Howard Street. 5. Responsible Development and Growth: It is responsible development and growth to allow for a variety of housing options within this neighborhood. Analysis & Recommendation Commitments: No commitments are proposed. Analysis: Rezoning the site to U1 will allow for residential growth and increased housing options in the neighborhood while not drastically changing the established character. 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 4 of 14 Staff Report— PC#0286-25 October 20, 2025 Property Information Subdivision Name: Frances-Howard Minor Subdivision Location: Northeast corner of Frances Street and Howard Street Requested Action The total area of the subdivision is 0.78 acres and will consist of 4 building lots. Location Map el" WY Mao,q r^,.ma,. © ©` F.om 01/01/2020) an,Webnpp&ide,kw o6 I 5 }iTy iNl � yil yf ' u, �a community Macs Conmbu,ore.Unie.0 y Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Approval. SOUTH BEND PLAN COMMISSION Page 1 of 9 Staff Report — PC#0286-25 October 20, 2025 Proposed Plat --- -- FRANCES•NOWARD MINOR BUBDMSION a2Htvi� matt arYlrY ClllrlltAtt011 A' o ..-....... Eltar ONiMASam �ee ! = UM 3 wwrerun cetncan_ ir uNlvear os_rwt I uwavu. YOUR MN OU LAC MCME b Y/N BI.tYIY L _ 1�IIYINRItRYOR MO'I1R 6VR OU LAC A! .oriR OYr.nr Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: No comments. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. Agency Comments: Engineering — Access will be from alley, need to eliminate existing approach on Frances Street. Any curbs, curb ramps, or sidewalks in poor condition will need to be replaced. Recommendation SOUTH BEND PLAN COMMISSION Page 2 of 9 Staff Report — PC#0286-25 October 20, 2025 Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Approval. SOUTH BEND PLAN COMMISSION Page 3 of 9 �OP LAN cQ��i County-City Building , City of South Bend 215 5. Dr. Martin Luther King Jr. Blvd., ° * Z Suite 500 J PLAN COMMISSION South Bend,IN 46601 (574)235-7627 4:Nets,,o"' www.southbendin.gov/zoning Filed in Clerk's Office Tuesday,November 18,2025 Nov 18, 2025 South Bend Common Council 215 S. Dr. Martin Luther King Jr. Blvd., 3`d Floor Bianca Tirado South Bend,IN 46601 City Clerk, South Bend, IN Re: Bi11#69-25-A proposed ordinance of UNIVERSITY OF NOTRE DAME DU LAC to zone from NC Neighborhood Center to U1 Urban Neighborhood 1,property located at 1011 HOWARD ST,City of South Bend-PC#0286-25 Dear Council Members: I hereby Certify that the above referenced ordinance of UNIVERSITY OF NOTRE DAME DU LAC was legally advertised on November 7,2025 and that the South Bend Plan Commission at its public hearing on November 17,2025 took the following action: Upon a motion by Dr. Oliver Davis,being seconded by Scott Ford and unanimously carried, a proposed ordinance of UNIVERSITY OF NOTRE DAME DU LAC to zone from NC Neighborhood Center to U1 Urban Neighborhood 1,property located at 1011 HOWARD 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, CrAlb Timothy Staub Zoning Specialist Attachment CC: UNIVERSITY OF NOTRE DAME DU LAC Bob Palmer Tim Corcoran Brian Killen Francisco Fotia Planning Director Zoning Administrator Commission President Staff Report— PC#0286-25 November 17, 2025 Property Information Location: 1011 HOWARD ST Owner: UNIVERSITY OF NOTRE DAME DU LAC Requested Action Rezone from NC Neighborhood Center to U 1 Urban Neighborhood 1 Project Summary Rezone a .46 acre parcel. Location Map ,i,4 _ . jviiip / ,:i,4, , . . 'Z' r',::'A'" /11'.''''*.; ‘.,,X ,,,,O. .' c'e-v4t.',..-s:‘,. 1 r4d:, ..*:;..w..... . //,: 7., 0.A.:: o s• r � -Ki /yf�♦s..*;yp* �t#0 lit ,f„,,;., , I. ,. , I ��f /w I°/ ~'I�,,' ri,}�i'ir " - Fsel'I' wr :.s' ,ii y.i. r #4:•°"*-' :'". • '/ ••'",/ • ' ' % f /I" // #1 , A 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#0286-25 11/17/2025 Proposed Site Plan FRANCESMOWARD MINOR SUBDIVISION .01,1MWO 00 vS1411.e.t•Ma MOW MOT.LOW ENE mcrnt.r=ron.'''.=7:6701.17=71Zo.rawat WO.StRYI afili OP QW.ATIQI0 NM •......adma......e. F.4•.;r...71:177::=..............; .71+-.: :======••••'""•'"'''''''.... firriffigEWWE=.... =7.4.-•-•=1=.....=...-7`...:::=L^.. ._ -rnie_tarev.- In 0111111111110ERVICAMI r.-1.7-...-- --17. :÷:::: Er17-:...417-.37:7:72.1-'.7--:^r-77E-•=.7-- . " .- ...: 1-, 7.=a1171.F.--17-4;zzr...--._,,,z7:---. it I Mill. , ,191.,••,...c GIMItraiti ' ' I 111AWY00110EMD4411 ........... 11... ...—...-- ....___. --=',.?.74.7=7,1•ZI."-....7".•..'..Ir..T...----7:-.' ..............—.... . . .............. ,...za::;.-- , 0 1 1 I OGNITINGLIII 01 MTICOVAL- 1--- ani:r •wwwww Imeders,remmsa I -R UNIVEASITT Of Kfrld 0.All DOUG I 41.411111181.010 MILW. . 70=ld OM. ::i ..”.....'"." • EiRrirrar'"'. aM:•:'''''. lidMiii. gi I home OANE 01401111 -...rs-,-7--------- — SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report -PC#0286-25 11 i 17/2025 Site & Context Land Uses and Zoning: On site: Vacant land except for one accessory structure (garage). North: A one unit dwelling zoned Urban Neighborhood 1 (U1) East: Stacked flats zoned Neighborhood Center (NC) South: Townhouses zoned Neighborhood Center (NC) West: One unit dwellings zoned Urban Neighborhood 1 (U1) District Intent: The U1 District is established to provide for, promote, and maintain urban neighborhoods located in core and outlying areas of the City. Site Plan Description: No site plan details provided. Zoning and Land Use History and Trends: This area has been used for low density residential since single-family houses were built sometime between 1917 and 1945. A house stood on the property until around 2007, when the first demolition occurred. Presently, the southern end of the block is vacant except for one remaining accessory building. Traffic and Transportation Considerations: Howard Street is a two lane collector with on-street parking. Frances Street is a two lane local street with on-street parking with residential permit limitations. A public alley is accessible from Howard Street. Agency Comments Agency Comments: No additional comments. Staff Comments: The Northeast Neighborhood Plan identifies this area as the Frances Street - Napoleon Street Area and a transition zone from the higher density Eddy Street Commons to the lower density residential development to the west. While the plan's future zoning map designates this parcel as U2, keeping this area low to medium density with U1 would not be inconsistent with the neighborhood plan's concept. 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 petition is consistent with the Northeast Neighborhood Plan (2022). The Frances Street - Napoleon Street Area focus is for medium-density residential buildings that transition from Eddy Street Commons to one unit dwellings to the west. Land Use Plan: The Northeast Neighborhood Plan as adopted in 2022 identifies this area for medium density housing. The plan envisions this area as a transition in housing density from Eddy Street Commons to one unit dwellings west of Frances Street. Plan Implementation/Other Plans: SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report -PC#0286-25 11/17/2025 The Northeast Neighborhood Plan (2022) seeks to allow a greater quantity and diversity in housing units. New housing should be carefully designed and located to support and positively influence neighborhood character. 2. Current Conditions and Character: The property is located within the NNZO Northeast Neighborhood Zoning Overlay district which serves to encourage high-quality design of new buildings and site development that preserves and enhances the character of a traditional neighborhood. 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 in the established character of the neighborhood. 4. Conservation of Property Values: Allowing for the continued use of the property as residential uses should increase property values throughout the area and encourage future residential development along this section of Howard Street. 5. Responsible Development and Growth: It is responsible development and growth to allow for a variety of housing options within this neighborhood. Analysis & Recommendation Commitments: No commitments are proposed. Analysis: Rezoning the site to U1 will allow for residential growth and increased housing options in the neighborhood while not drastically changing the established character. 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 4 of 4