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Home My WebLink About13-26 Amending the Zoning Ordinance for Property Located at 911 Logan Street No PLAN co City Hall c 4,74,/moo City of South Bend 215S. MartinLutherKing, Jr.uite5 0 * PLAN COMMISSION South Bend,574) 235-76227 www.southbendin.gov/zoning Rl15ME.�Sill March 4, 2026 Filed in Clerk's Office Honorable Committee Chair Davis Third Floor, County-City Building Mar 4, 2026 South Bend, IN 46601 Bianca Itrado City Clerk South Bend. IN RE: 911 Logan Street— PC#0295-26 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 March 9, 2026, Council meeting, and set it for public hearing at your March 23, 2026, Council meeting. The petition is tentatively scheduled for public hearing at the March 16, 2026, 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 petitioner wishes to convert an existing mixed-use building into a one or two-unit dwelling. If you have any questions, please feel free to contact our office. Sincerely, Brian Killen Zoning Administrator CC: Bob Palmer Tim Corcoran Brian Killen Francisco Fotia Planning Director Zoning Administrator Commission President BILL NO. 13-26 ORDINANCE NO. AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA,AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED 911 LOGAN STREET COUNCILMANIC DISTRICT NO. 3 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Petitioners desire to rezone the property from Neighborhood Center(NC) District to Urban Flex (UF) District. 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: 52 Ft S End Lot 51 Riverdale 1st To River Park be and the same is hereby established as Urban Flex(UF) 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 , 2026, at o'clock .m. Bianca L. Tirado, City Clerk Office of the City Clerk Approved and signed by me on the day of , 2026, at o'clock .m. James Mueller, Mayor City of South Bend, Indiana - 2 - DUU City of South Ben(' 4I > > vr. iviaruri,.. .urrier piny JI DIVU - 3uire South Bend, IN , 01 PLAN COMMISSION zoning@southbendin.gov Petition for Rezoning or Combined Public Hearing Property Information Tax Key Number: D1 -6O -2onC �� b - a to Address: ` 1 Owner: = .c.L,,, Fo fc/t,^01 Legal Description: 1 ( cp 1-03 oA., f, 50t44-1. 6Q,c1 r47 4/66is Project Summary r ,� nd COWer 4-- ;� 1 (ocr (15a Gs. I btort v, i �'MI Pit I, .poor is ck t ra 1/ Cr'A cov-1,4&t I , iv, chtily e 5 two he (yol ail % f--1-. FAp,74 Requested Action Application includes (check all that apply) 14, Rezoning n r Current District: Choose the current district /V e' U1 Urban Neighborhood 1 Proposed District Choose the proposed district OF U2 Urban Neighborhood 2 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 ElCompleted 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: �.,c.).,. -1----cor5' Address: (,6c OC) OAR RJ Le,kf (t5 / k -t/ti Lln a 3 c Name: Address: Name: Address: Contact Person: Name: rs(IA., / Address: Phone Number: 57 i 3 6(6 2 Z3 6( E-mail: r5 Lo o( 7 y a Ace) , Una 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 wn (s) Signatures: 14p?IANC04ff City Hall z City of South Bend 215S. Martin Luther King, Jr. Blvd. 00 0Ste PLAN COMMISSION South Bend,IN 46601 (574)235-7627 ,F4A81,5HE00 www.southbendin.gov/zoning Filed in Clerk's Office Wednesday,March 18,2026 Mar 18, 2026 South Bend Common Council 3rd Floor,CityHall Bianca Tirado City Clerk, South Bend, IN South Bend,IN 46601 Re: Bill#13-26-A proposed ordinance of FORSLUND EVAN to zone from NC Neighborhood Center to UF Urban Neighborhood Flex,property located at 911 LOGAN ST,City of South Bend-PC#0295-26 Dear Council Members: I hereby Certify that the above referenced ordinance of FORSLUND EVAN was legally advertised on March 6,2026 and that the South Bend Plan Commission at its public hearing on March 16,2026 took the following action: Upon a motion by Caitlin Stevens,being seconded by Maureen Miller and unanimously carried,a proposed ordinance of FORSLUND EVAN to zone from NC Neighborhood Center to UF Urban Neighborhood Flex,property located at 911 LOGAN 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, Brian Killen Zoning Administrator Attachment CC: FORSLUND EVAN Bob Palmer Tim Corcoran Brian Killen Francisco Fotia Planning Director Zoning Administrator Commission President Staff Report- PC#0295-26 March 16, 2026 Property Information Location: 911 LOGAN ST Owner: FORSLUND EVAN Requested Action Rezone from NC Neighborhood Center to OF Urban Neighborhood Flex Project Summary The petitioner wishes to convert an existing mixed-use building into a one or two-unit dwelling. Location Map � ' .:tea ; i �rr y _ , _ MIS7IAWAKA AVE !1+ �i' . ;'j 1 7 II& . cn z ,- R .. ®ire , ....,—T , , : . ,_, 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#0295-26 3/16/2026 Proposed Site Plan �r Iv, t,; 'r JJ r.1C NC 4, 1� PAP / ! • � 1 JC NC ;.�p� .5 3 ti y. am MISHAWAKA AVE _l INC �_ _ ..1, VC „� i P,1C NC NC NC Amillp c ,t• a .a I o 9 z z . x t a Q P 1 ;4i ul NOPTN..1 ! 1 r 1 — ..' „. SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report -PC#0295-26 3/16/2026 Site & Context Land Uses and Zoning: On site: A mixed-use building zoned NC Neighborhood Center North: A mixed-use building zoned NC Neighborhood Center East: A one unit dwelling in the City of Mishawaka South: A one unit dwelling zoned U1 Urban Neighborhood 1 West: A Restaurant zoned NC Neighborhood Center District Intent: The UF District is established to enhance and support a full range of housing types and small- scale commercial uses found outside neighborhood centers in core and outlying areas of the City. Site Plan Description: The petitioner wishes to rezone this parcel to UF and cease retail operations in the building, converting it to a one or two-unit dwelling. Zoning and Land Use History and Trends: A salon has operated inside the building since at least 2007, and the second story has been used for residential purposes since at least 2022, when the current owner purchased the property, but potentially for longer. Traffic and Transportation Considerations: The property is located on Logan St, a 45' wide two-way street that runs north and south with one lane of traffic going in each direction. It is also close to the intersection of Logan Street and Mishawaka Avenue, a major thoroughfare, and an alley runs along the south lot line. Parking on Logan Street is only allowed adjacent to the southbound lane. The property has a small parking area north of the building that shares a curb cut with the building to the north that fronts Mishawaka Avenue. Agency Comments Agency Comments: If this will be a duplex, separate water meters and shutoffs will be needed for each unit. 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: 1. Comprehensive Plan: Policy Plan: In the city's comprehensive plan, Objective H 1 calls upon the city to "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: This property falls within the River Park neighborhood. In the forthcoming neighborhood plan, the future zoning map shows this parcel as remaining NC. SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report -PC#0295-26 3/16/2026 Plan Implementation/Other Plans: Strategy 5.4 in the River Park neighborhood plan outlines a desire 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: This property is surrounded by predominantly one and two-story structures on all sides. To the east and south, they are primarily residential, while to the west and north there are mixed-use structures containing both commercial and residential uses. 3. Most Desirable Use: The most desirable use for this property would be to convert it into a purely residential use. 4. Conservation of Property Values: Rezoning this property should not significantly affect its own property value, or that of neighboring properties. The UF zone will allow the property to remain or return to mixed-use if the petitioner or a future owner wishes to deviate from the current plans for strictly residential use. Also, most of the surrounding properties are solely residential themselves. 5. Responsible Development and Growth: Rezoning this property to UF will make it easier to utilize for purely residential purposes, helping to add residential units to the city's housing stock close to a major urban commercial corridor. Analysis & Recommendation Commitments: No commitments are proposed. Analysis: Although the forthcoming River Park neighborhood plan calls for this parcel to remain NC in the future zoning map, a rezoning to UF also makes sense. Converting the existing structure into a one or two-unit dwelling would require either a rezoning or a variance because NC does not allow for dwelling units in one and two-unit dwellings to be located directly along the street if the structure has previously housed a commercial use. In general, a one or two-unit dwelling in this structure is fitting given its residential appearance, that it faces Logan Street instead of Mishawaka Avenue, and the other low-density residential structures across the street and directly south of the property. For these reasons, a rezoning is preferable to a variance. Having this parcel as UF will create a step down in potential development intensity from the NC parcels along Mishawaka Avenue to the U1 parcels to the south on Logan Street, and make it easier to pursue purely residential uses on the property that would match the rest of Logan Street. However, it will still allow for some commercial uses if the petitioner or a future owner of the property chooses to pursue that. 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