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Home My WebLink About25-26 Special Exception at 505 & 507 Blaine Street City of South Bend BOARD OF ZONING APPEALS April 22, 2026 Filed in Clerk's Office Apr 22, 2026 Honorable Dr. Oliver Davis 3rd Floor, City Hall ►3ianca ►trado Cite Clerk South Ifend IN South Bend, IN 46601 RE: Special Exception 505 Blaine Street and 507 Blaine 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 April 27, 2026, Council meeting and set it for public hearing at your May 11, 2026, Council meeting. The petition is tentatively scheduled for public hearing at the May 4, 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, Brian Killen Zoning Administrator CC: Bob Palmer City Hall 215 S. Dr. Martin Luther King,Jr. Blvd I South Bend, IN 46601 574-235-7627 Filed in Clerk's Office Apr 22, 2026 BILL NO. 25-26 Bianca i ra o 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 505 BLAINE STREET AND 507 BLAINE STREET COUNCILMANIC DISTRICT NO. 1 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: 505 Blaine Street and 507 Blaine 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 - Docusign Envelope ID:C8D741 E1-1790-889B-8342-32AFB81 BD8C3 2 1 5 S Dr. Martin Luther King Jr Blvd - Suite city of south fiend 500, South Bend, IN 46601 BOARD OF ZONING APPEALS zoning@southbendin.gov Petition for Variance - Special Exception Property Information Tax Key Number 018-1031-137201 & 018-1031-1372 Address: 505 & 507 Blaine Avenue, South Bend Indiana 46616 Owner: Affordable HomeMatters Indiana, LLC Zoning: U1 Urban Neighborhood 1 Project Summary: Affordable HomeMatters Indiana will build a new construction, duplex/two-unit townhome. Requested Action ❑✓ Special Exception/ Use Variance — complete and attach Criteria for Decision Making Use requested:Duplex ▪ Variance(s) - List variances below, complete and attach Criteria for Decision Making Variance(s) requested: Required Documents 2 Completed Application (including Criteria for Decision Making and Contact Information) ❑✓ Site Plan drawn to scale 0 Filing Fee Docusign Envelope ID:C8D741E1-1790-889B-8342-32AFB81BD8C3 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: The proposed duplex/two-unit townhome will conform to the U-1 zoning ordinance and contextual setback requirements. The positioning of the structure allows for adequate space between the structure and the neighboring parcels. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein, because: The proposed duplex/two-unit townhome is designed to complement the scale, appearance, and character of the surrounding neighborhood. By providing high-quality housing, the project will enhance neighborhood stability and contribute positively to area property values. (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 proposed duplex/two-unit townhome's elevations will deliver an aesthetically pleasing facade that fits with the existing character of the Lincoln Park neighborhood. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan, because: The proposed duplex/two-unit townhome fulfills the Lincoln Park Revitalization Plan's recommendation to provide a variety of lower density housing choices and to develop the vacant lots in the neighborhood. Docusign Envelope ID:C8D741E1-1790-889B-8342-32AFB81BD8C3 Criteria for Decision Making Variance(s) -if applicable State statutes and the Zoning Ordinance require that certain standards must be met before a variance can be approved. Please address how the project meets the following criteria: (1) The approval will not be injurious to the public health, safety, morals and general welfare of the community, because: (2) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner, because: (3) The strict application of the terms of this Chapter would result in practical difficulties in the use of the property, because: (4) The variance granted is the minimum necessary, because: (5) The variance does not correct a hardship caused by a former or current owner of the property, because: Docusign Envelope ID:C8D741E1-1790-889B-8342-32AFB81BD8C3 Contact Information Property owner(s) of the petition site: Name: Affordable HomeMatters Indiana, LLC Address: 1704 Bellefontaine Street Indianapolis, IN 46202 Name: Address: Name: Address: Contact Person: Name: Bennett Bensman Address: 1704 Bellefontaine Street Indianapolis, IN 46202 Phone Number: 317-924-8116 E-mail: bbensman@intendindiana.org 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: ,-Signed by: SaYu(A ck.4541 ' 8990192CE7C24DC... 91 n 1 PARCEL XXII LEGEND as Mu Scale:11"=2O' ® !Al 2.15 Of BEARINGS 110W1A STATE RAM[COORDINATES.FAST ZONE — ,M ORAPHIC SCALE stf' al ^",^ • our . nw...[[ A.. r,r.,a, I I I I I I -m et .I.n.MwNm... r (� r«rD .[DufwrM wM l.w. i. 17 'f'I f I f \ r[ ,rN,":;� m J..:y:.T..w:�'� Mint 1.1.0.IV.71124 \ ..",_, i , ,i,"0 ,L NOD a .. 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'...2.:17:37.',.ii,I.,,''..' . . ,. • ., 104.7 . .. ,,,,,, - ,la 1 . .. . .. .. . .-, _ , ,1.. .,. ,• City Hall City of South Bend 215 S. Martin Luther King,Jr. Blvd. Suite 500 BOARD OF ZONING APPEALS South Bend,IN 46601 (574) 235-7627 Filed in Clerk's Office May 6,2026 May 6, 2026 Common Council of South Bend Bianca firado 215 S. Dr. Martin Luther King Jr. Blvd.,3`d Floor City Clerk, South Bend, IN South Bend, IN 46601 Re: 25-26: The petition of AFFORDABLE HOME MATTERS INDIANA LLC seeking a Special Exception for a Dwelling,2 Units in UI Urban Neighborhood 1 [21-03.03(c)] in the UI Urban Neighborhood 1 for property located at 505 BLAINE AVE AND 507 BLAINE AVE Dear Council Members: I hereby Certify that the above referenced petition of AFFORDABLE HOME MATTERS INDIANA LLC was legally advertised on April 24,2026 and that the South Bend Board of Zoning Appeals at its public hearing on May 4,2026 took the following action: Upon a motion by Mark Burrell,being seconded by Caitlin Stevens and unanimously carried,a petition by AFFORDABLE HOME MATTERS INDIANA LLC seeking a Special Exception for a Dwelling,2 Units in Ul Urban Neighborhood 1 [21-03.03(c)] for property located at 505 BLAINE AVE AND 507 BLAINE AVE,City of South Bend,is sent to the Common Council with a favorable recommendation, and will issue written Findings of Fact. The staff comments related to this petition are attached. The Findings of Fact will be adopted at the next South Bend Board of Zoning Appeals meeting.Minutes of the public hearing are available in our office and will be posted on our website once approved. If you have any questions,please feel free to contact our office. Sincerely, Brian Killen Zoning Administrator Attachment CC: Bob Palmer Staff Report — BZA#0416-26 May 4, 2026 Property Information Location: 505 BLAINE AVE AND 507 BLAINE AVE Owner: AFFORDABLE HOME MATTERS INDIANA LLC Project Summary The petitioner seeks to build a new two unit dwelling. Requested Action Special Exception: a Dwelling, 2 Units in U1 Urban Neighborhood 1 [21-03.03(c)] Site Location Y '4' I. I — —•.o ff 4 , . : ' \J gRVefr�ra .. 4:: ,'-77 1m< iltk t , 1 , .t.'t lb e... r c z 1r0 m w+, t ".a �" ! T It I r m I • - R ( 'P)` t'I lit yam 1 \�L� ,far r- :.,..... -1. I r + t S? 1.- '• . ,40, .. 1-v .,, . I , Staff Recommendation Based on the information provided prior to the public hearing, the staff recommends the Board send the petition to the Common Council with a favorable recommendation. SOUTH BEND BOARD OF ZONING APPEALS Page 1 of 3 Staff Report— BZA#0416-26 May 4, 2026 Proposed Site Plan Pt v F ii ::,• i --.I. --di ..;!141,,if:'1:! • ' ill D1•1 p lti -Iii 11 1:3 ON:tit,sigg;;. 134 III 1 1' 1 /Iii It'I I Plililli t i WI! i, .1 .1 iji ; ,4,1 11 11 a ,r-„,.., 1 oil it . 1.,pd, i !,,,,,,„„0 1 ! •:..1•..r,,1.2,,_0.0 .T.'4 111 ,t!'... 4. 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The building shall be a newly constructed townhome-style duplex on a vacant lot, which will provide more housing units in the neighborhood and help to increase safety and the general welfare of the community. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein; Building this two unit dwelling should not injure or adversely affect the uses or values of adjacent properties and the area around the building. As proposed, the building is consistent with the scale, character, and land use of the surrounding neighborhood, and will provide housing on a lot that is currently vacant, potentially raising property values. (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein; A two unit dwelling will complement the existing housing stock, match the scale and character of the neighborhood, and provide infill housing on a vacant lot. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan. The petition is consistent with Objective H1.1 from the city's comprehensive plan, which is to encourage residential developments that contain a mix of housing types, densities, price ranges, and amenities. Analysis & Recommendation Analysis: The construction of a new duplex that is consistent with the scale and character of the surrounding neighborhood will provide additional housing units. This new duplex will be constructed across two currently vacant lots. Staff Recommendation: Based on the information provided prior to the public hearing, the staff recommends the Board send the petition to the Common Council with a favorable recommendation. SOUTH BEND BOARD OF ZONING APPEALS Page 3 of 3