HomeMy WebLinkAbout15-26 Special Exception at 1245 East Madison Street City of South Bend
BOARD OF ZONING APPEALS
March 10, 2026 Filed in Clerk's Office
Honorable Dr. Oliver Davis Mar 11, 2026
3rd Floor, City Hall Bianca Tirado
South Bend, IN 46601 City Clerk. South Rend. IN
RE: Special Exception at 1245 E. Madison Street
Dear Committee Chair Dr. Davis:
Enclosed is an Ordinance for the proposed Special Exception at the above-mentioned location.
Please include the attached Ordinance on the Council agenda for first reading at your March 23,
2026, Council meeting and set it for public hearing at your April 13, 2026, Council meeting.The
petition is tentatively scheduled for public hearing at the April 6, 2026, South Bend Board of Zoning
Appeals meeting.The staff report and recommendation of the South Bend Board of Zoning Appeals
will be forwarded to the Office of the City Clerk by noon on the Wednesday following the public
hearing.
The petitioner provided the following to describe the proposed project:
A Special Exception to allow for the use of a duplex.
The full petition is attached for your reference. Changes may occur between the filing and the public
hearing.Any substantial changes will be identified at the Council meeting.
If you have any questions, please feel free to contact our office.
Sincerely,
c .14,.40,AttcA,
Brian Killen
Zoning Administrator
CC: Bob Palmer
City Hall 215 S. Dr. Martin Luther King,Jr. Blvd South Bend, IN 46601 574-235-7627
Filed in Clerk's Office
Mar 11, 2026
BILL NO. 15-26 Bianca I irado
City Clerk, South Bend, IN
ORDINANCE NO.
AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND,
INDIANA,APPROVING A PETITION OF THE ADVISORY BOARD OF ZONING
APPEALS FOR THE PROPERTY LOCATED AT 1245 E.MADISON STREET
COUNCILMANIC DISTRICT NO.4 IN THE CITY OF SOUTH BEND,INDIANA
STATEMENT OF PURPOSE AND INTENT
Request a Special Exception to allow a two-unit dwelling
NOW,THEREFORE,BE IT ORDAINED by the Common Council of the City of South Bend,
Indiana, as follows:
SECTION I. The Common Council has provided notice of the hearing on the Petition
from the Advisory Board of Zoning Appeals pursuant to Indiana Code Section 5-14-1.5-5,
requesting that a Special Exception be granted for property located at:
1245 E. Madison Street
In order to permit a two-unit dwelling.
SECTION II. Following a presentation by the Petitioner, and after proper public hearing,
the Common Council hereby approves the petition of the Advisory Board of Zoning Appeals, a
copy of which is on file in the Office of the City Clerk.
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. Approval is subject to the Petitioner complying with the reasonable
conditions, if any, established by the Advisory Board of Zoning Appeals which are on file in the
Office of the City Clerk.
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 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 -
City of South Bend 215 S Dr. Martin Luther King Jr Blvd - Suite
500, South Bend, IN 46601
BOARD OF ZONING APPEALS zoning@southbendin.gov
Petition for Variance - Special Exception
Property Information
Tax Key Number
71-09-06-360-015.000-026 Filed in Clerk's Office
Address: 1245 E Madison Mar 11, 2026
Owner Nathanael Sprunger Bianca'lirado
City Clerk, South Bend, IN
Zoning: U2 Urban Neighborhood 2
Project Summary:
Construction of a duplex thoughtfully designed to resemble a larger single family home.
Requested Action
E✓ Special Exception/ Use Variance — complete and attach Criteria for Decision Making
Use requested: Dwelling- 2 Units
E Variance(s) - List variances below, complete and attach Criteria for Decision Making
Variance(s) requested:
3/41)4
Required Documents
✓[ J Completed Application (including Criteria for Decision Making and Contact Information)
O Site Plan drawn to scale
• Filing Fee
Criteria for Decision Making
Special Exception - if applicable
A Special Exception may 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:
This is simply a 2 unit dwelling
(2) The proposed use will not injure or adversely affect the use of the adjacent area
or property values therein, because:
The dwelling will take the place of the existing inferior dwelling. As such, the
surrounding properties will likely enjoy an increased property value.
(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 dwelling will be constructed mostly to resemble a detached home.
(4)The proposed use is compatible with the recommendations of the Comprehensive
Plan, because:
This construction helps address the "missing middle" while still maintaining
the character of the neighborhood.
Contact Information
Property owner(s) of the petition site:
Name: Nathanael Sprunger
Address: 1511 E Jefferson Blvd
South Bend, IN 46617
Name:
Address:
Name:
Address:
Contact Person:
Name: Nathanael Sprunger
Address: 1511 E Jefferson Blvd
South Bend, IN 46617
Phone Number: 574-242-2222
Nathan.sprunger@gmail.com
E-mail:
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 (s) Signatures:
-- Housing -,-'-- -- _—
-
Housing
A range of housing strategies will help ensure the Northeast Neighborhood is a successful.diverse.mixed-income area.
Market Extremes Missing Middle Repair and Quality
In parts of the Northeast Neighborhood,especially Several tactics can be employed to encourage A mix of housing types and price points can Housing repair assistance can allow neighborhood
near the University of Notre Dame,affordable an adequate supply of housing at various price mean that housing is avaliable for people of all residents to stay in their homes as they age.
houses have been replaced with high-priced points. household types and income levels.One way Code Enforcement can ensure that houses and
units. In some cases,this process has included • Multi-unit housing can usually be built and to support this mix is through"missing middle" their yards are kept in acceptable condition;in
the consolidation of residential lots for a single- offered at a lower cost per unit than detached housing.Missing middle housing is a range of particular,the City's Rental Safety Verification
family house,leading to fewer housing units. houses. house-scale buildings with multiple units— Program Code can assure a level of quality for
Other houses are used as second homes for • A nonprofit community land trust,which compatible in scale and form with detached rental housing units.
out-of-town owners or exclusively for short-term would own the land and steward it for the single-family houses—located in a walkable
rentals through platforms such as Airbnb or Vrbo. community's benefit,could be established to neighborhood.This housing is called"missing"
Together,these factors constrain the supply of ensure long-term housing affordability. because zoning regulations had made it difficult
housing in those areas and increase prices well • The short-term rental of houses not having a or impossible to build over the last half-century
beyond what most households would be able to permanent occupant could be restricted. and"middle"because it sits in the middle of a
afford. • In stronger market areas,Lot consolidations spectrum between detached single-family houses
should be discouraged. and mid-rise to high-rise apartment buildings,in
Conversely,in other parts of the Northeast • In weaker market areas,pre-approved building terms of form,scale,number of units,and often,
Neighborhood.most often in Its southern plans for residential structures and grants affordability.
and eastern portions,the cost of constructing to construct sewer laterals are among the
or rehabilitating housing is greater than the potential ways to make new construction of Often seen in South Bend in the form of duplexes,
appraised value of the property once it is attainable housing units possible. townhouses,and small apartment buildings,
completed.This financial gap is a barrier to the • Additionally,housing providers,both for-profit missing middle housing was part of the historic
supply of quality,attainable housing. and nonprofit,can use tax credits,government development of the city Many of these types
grants.and other financing tools to rehabilitate can still offer opportunities for ownership and
or build new housing units for lower-income for the amenities that can be found in detached
households.Some of these affordable units houses or in large apartment buildings.The South
could be dedicated specifically for senior Bend Zoning Ordinance has been reformed to
housing. promote missing middle housing,but changes to
the zoning map for the neighborhood can further
encourage these units.
Northeast Neighborhood Plan 32
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•ym EXTERIOR HOUSE WALLS
p •9%1 118•FIRST FLOOR WALL HT.
3 -UNIT 1-MAIN FLOOR LIVING AREA=84.60.FT.
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OM.yH .UNIT 1 SECOND FLOOR LIVING AREA=609 SQ.FT. n«,ioDm.,oe
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