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Home My WebLink About27-26 Amending the Zoning Ordinance for Property Located at 604 Scott Street, 606 Scott Street, 616 Scott Street, 618 Scott Street, and 620 Scott Street �,o PLAN co City Hall o/ ��% City of South Bend 215S. MartinLutherKinSute500 z 46601 PLAN COMMISSION South (574) 2end,IN5-7627 www.southbendin.gov/zoning F%05HED l0 Filed in Clerk's Office May 5, 2026 May 6, 2026 Honorable Committee Chair Davis Bianca I irado Third Floor, County-City Building City Clerk South Bend. IN South Bend,IN 46601 RE: 604 SCOTT ST and 606 SCOTT ST and 616 SCOTT ST and 618 SCOTT ST and 620 SCOTT ST— PC#0303-26 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 May 11,2026,Council meeting, and set it for public hearing at your May 26,2026,Council meeting. The petition is tentatively scheduled for public hearing at the May 18, 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: Petition to rezone from U1 to U2 to allow for Building Use of Townhouse. Proposed series of single family 1 and 1/2 story townhomes, with maximum run of three townhomes per build, in an area of the neighborhood adjacent to other U2 zoning districts, leading to Lincolnway West and Portage Ave. If you have any questions, please feel free to contact our office. Sincerely, ?1/1,.1.,_ 06...._ Brian Killen Zoning Administrator CC: Bob Palmer Tim Corcoran Brian Killen Francisco Fotia ~ Planning Director Zoning Administrator Commission President Filed in Clerk's Office May 6, 2026 BILL NO. 27-26 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 604 SCOTT STREET AND 606 SCOTT STREET AND 616 SCOTT STREET AND 618 SCOTT STREET AND 620 SCOTT STREET(PARCEL IDS: 018-1054-2320, 018-1056- 2397,018-1056-2399, 018-1056-2400, 018-1056-2403,018-1056-240001, 018-1056-240002) COUNCILMANIC DISTRICT NO. 1 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Petitioners desire to rezone the property from Urban Neighborhood(U1)District to Urban Neighborhood (U2)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: 604 N Scott St(Parcel 018-1054-2320) -- Lot 6 Kents Sub Of Bol 113 & 114 17/18 Cons w/018-1054-2321 Per Owners Req; 606 N Scott St(Parcel018-1056-2403)--Lot 8 Miller'S Sub 113-114; 616 N Scott St(Parcel 018-1056-2400)--Lot 10 Ex 76.8ft W Side& Ex 36.5ft E Side Wm Millers Sub Of BOL 113-114 State Bank & Also S 1/2 Vac Alley 01-02 Vac Order 9106- 00 616 N Scott St (Parcel 018-1056-240001) -- 76.8ft W Side Lot 10 Millers Sub Of 113 & 114& S 1/2 Vac Alley 01-02 Vac Ord 9106-00 616 N Scott St(Parcel 018-1056-240002)-- 36.5' E Side Lot 10 Wm Millers Sub Of BOL 113-114 State Bank& S 1/2 Vac Alley 01-02 Vac Ord 9106-00 618 N Scott St(Parcel 018-1056-2399) -- 25.5' Off Entire S Side Lot 11 Wm Millers Sub Of B 0 L 113 &N 1/2 Vac Alley 01-02 Vac Order 9106-00; and 620 N Scott St(Parcel 018-1056-2397) -- 25.5' Off Entire S Side Lot 11 Wm Millers Sub Of B 0 L 113 &N 1/2 Vac Alley 01-02 Vac Order 9106-00; be and the same is hereby established as Urban Neighborhood(U2)District 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 - City of South Bend 215 S Dr Ma: 1in Lui.rier Kind Jr Blvd - Suite 500 South Gerd, IN 4 601 PLAN COMMISSION zoning@southbenciin.gov Petition for Rezoning or Combined Public Hearing Property Information Tax Key Number: Multiple, see attached Address: 604, 606, 616, 618, 620 N. Scott Street, South Bend, IN Owner: Department of Redevelopment of the City of South Bend Legal Description: 1--(71/ Multiple, see attached Perf.) Project Summary Petition to rezone from U1 to U2 to allow for Building Use of Townhouse. Proposed series of single family 1 and 1/2 story townhomes, with maximum run of three townhomes per build, in an area of the neighborhood adjacent to other U2 zoning districts, leading to Lincolnway West and Portage Ave. Requested Action Application includes (check all that apply) ✓ Rezoning Current District: U1 Urban Neighborhood 1 U1 Urban Neighborhood 1 Proposed District U2 Urban Neighborhood 2 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 ❑✓ Completed Application (including Contact Information) Filed in Clerk's Office ❑✓ Site Plan drawn to scale 7 Filing Fee May 6, 2026 Additional documents as noted above Bianca Tirado City Clerk. South Bend, IN Triplex 1: 616-620 Scott Street 616 N.Scott (3 lots to combine) 018-1056-240001 Department of Redevelopment of the City of South Bend Legal Desc: 76.8ft W Side Lot 10 Millers Sub Of 113 & 114&S 1/2 Vac Alley 01-02 Vac Ord 9106- 00 018-1056-2400 Department of Redevelopment of the City of South Bend Legal Desc: Lot 10 Ex 76.8ft W Side & Ex 36.5ft E Side Wm Millers Sub Of BOL 113-114 State Bank&Also S 1/2 Vac Alley 01-02 Vac Order 9106-00 018-1056-240002 Department of Redevelopment of the City of South Bend Legal Desc: 36.5' E Side Lot 10 Wm Millers Sub Of BOL 113-114 State Bank &S 1/2 Vac Alley 01- 02 Vac Ord 9106-00 618 N. Scott 018-1056-2399 Department of Redevelopment of the City of South Bend Legal Desc: 25.5' Off Entire S Side Lot 11 Wm Millers Sub Of B 0 L 113 &N 1/2 Vac Alley 01-02 Vac Order 9106-00 620 N. Scott 018-1056-2397 Department of Redevelopment of the City of South Bend Legal Desc: 24' Off Ent N Side Lot 11 Wm Millers Sub Of B 0 L 113 Triplex 2: 604-606 Scott Street 604 N. Scott 018-1054-2320 Department of Redevelopment of the City of South Bend Legal Desc: Lot 6 Kents Sub Of Bol 113 & 114 17/18 Cons w/018-1054-2321 Per Owners Req 606 N. Scott 018-1056-2403 Department of Redevelopment of the City of South Bend Legal Desc: Lot 8 Miller'S Sub 113-114 NOTES: LI LI 1 PROJECT IS ON N.SCOTT STREET,BETWEEN ; ; LINCOLNWAY AND LINDSEY, SOUTH BEND,IN PROPOSED BUILDINGS: I 1 TWO,THREE-UNIT I "TRIPLEXES"-ATTACHED TOWNHOMES. /' ' %/ / ./ , /// / I- J \I r 1' Z I I J __ �� -. ,I /IL L J J \ 1 ow.n 1 J \ 1 0 Ni I - N Li /� 1 I I opI _ f rn o NI AI `I - - - - }— .7-1- SITE PLAN - DRAFT 4/17/2026 NEAR NORTHWEST NEIGHBORHOOD, INC. 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Martin Luther King,Jr. Blvd. Suite500 o City of South Bend PLAN COMMISSION South Bend,IN 46601 (574) 235-7627 sENsi.SHEo0 www.southbendin.gov/zoning Filed in Clerk's Office Wednesday,May 20,2026 May 20, 2026 South Bend Common Council Bianca Tirado Third Floor,City Hall City Clerk, South Bend, [N South Bend,IN 46601 Re: Bill#27-26-A proposed ordinance of DEPARTMENT OF REDEVELOPMENT OF THE CITY OF SOUTH BEND to zone from UI Urban Neighborhood 1 to U2 Urban Neighborhood 2,property located at 604 SCOTT ST and 606 SCOTT ST and 616 SCOTT ST and 618 SCOTT ST and 620 SCOTT ST, City of South Bend-PC#0303-26 Dear Council Members: I hereby Certify that the above referenced ordinance of DEPARTMENT OF REDEVELOPMENT OF THE CITY OF SOUTH BEND was legally advertised on May 8,2026 and that the South Bend Plan Commission at its public hearing on May 18,2026 took the following action: Upon a motion by Dr. Oliver Davis,being seconded by Scott Ford and unanimously carried,a proposed ordinance of DEPARTMENT OF REDEVELOPMENT OF THE CITY OF SOUTH BEND to zone from U 1 Urban Neighborhood 1 to U2 Urban Neighborhood 2,property located at 604 SCOTT ST and 606 SCOTT ST and 616 SCOTT ST and 618 SCOTT ST and 620 SCOTT 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. Sinccrcly. Brian Killen Zoning Administrator Attachment CC: DEPARTMENT OF REDEVELOPMENT OF THE CITY OF SOUTH BEND Bob Palmer Tim Corcoran Brian Killen Francisco Fotia Planning Director Zoning Administrator Commission President Staff Report— PC#0303-26 May 18, 2026 Property Information Location: 604 SCOTT ST and 606 SCOTT ST and 616 SCOTT ST and 618 SCOTT ST and 620 SCOTT ST Owner: DEPARTMENT OF REDEVELOPMENT OF THE CITY OF SOUTH BEND Requested Action Rezone from U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2 Project Summary The Redevelopment Commission owns the subject parcels and intends on transferring them to the Near Northwest Neighborhood, Inc., who is planning on building two separate groups of townhomes. Location Map Mf. 1 i 7r A ' l 1 I I-:' ' '. :+4 t 0 l.,t i T90„ L1NDsr7 AVE $. • l: I L , I I u2 IN1;3 L3 u2 1 1,1 , f11Y..1 .i�1• .4.4.U2 ■ • �.ill _ o a 1 ® l \ \\ ' 1 5 � � 1. i, A tt\\ie • t' ' — N73 m� li 2 L, Ill v 11 '' z N�3 "U2 z .......,,I, (�� L...Riu I �IJQ T VJ NAVARRE ST IM g3 IFE U2 iii„,,, 11. .. ,, 1 � . ii i ag. op g§ - ...." uNi„ L0 , ..., . _ . i 1, coN Aiiii . . . . ,_.. ff Igg ,, ..,.. - : movilirm ___. _ '11111111t____ ___,-- , . . „ 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. Filed in Clerk's Office May 20, 2026 SOUTH BEND PLAN COMMISSION Bianca Tirado Page 1 of 5 City Clerk, South Bend, IN Staff Report -PC#0303-26 5/18/2026 Proposed Site Plan L I „ NOTES: PROJECT IS ON N.SCOTT STREET,BETWEEN , LINCOLNWAY AND UNDSEY, SOUTH BEND,IN PROPOSED BUILDINGS: I TWO,THREE-UNIT j 'TRIPLEXES"-ATTACHED _ I TOWNHOMES. F , , `k § j` I I r- .-.1 i J b .o o III • 8 1 1 1 1T 1 r N 1 � ,/ i\ SITE PLAN-DRAFT 4/17/2026 NEAR NORTHWEST NEIGHBORHOOD,INC_ i 4�%,, 0 , SCALE 1'-50'-0" SOUTH BEND PLAN COMMISSION Page 2 of 5 Staff Report-PC#0303-26 5/18/2026 .. firia ,s . '`i / SFMr, , .. •` _ _' '1 • • u 44 .c:4i 11) D y •`t , � 1 j IIIii gis �iA. . • all ► At.414; ,,. 1. N* 4^' , ,r T 1111 It. ` , t r ' ° ..: . . k •,.., E ., .... , ,,.,, , t .� �-�... r, NII it I :, .i f i -,. .. . , i ) I wI+ f yr• . f . '/e ` t✓ • J V d t.' . . ' - , .. ' { 4. J ' Ai " 1 ' i SOUTH BEND PLAN COMMISSION Page 3 of 5 Staff Report -PC#0303-26 5/18/2026 Site & Context Land Uses and Zoning: On site: Vacant land zoned U1 Urban Neighborhood 1 North: One unit dwellings zoned U1 Urban Neighborhood 1 East: One unit dwellings and vacant land zoned U2 Urban Neighborhood 2 South: A multi-unit dwelling zoned U2 Urban Neighborhood 2 West: One unit dwellings zoned U1 Urban Neighborhood 1 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: The petitioner wishes to rezone these properties to U2 to allow for the townhouse building type, with the intention of building two groups of three townhomes. Zoning and Land Use History and Trends: Although all of these parcels are now vacant, there were originally developed with a mixture of one- and two-unit dwellings. The earliest homes were built in the late 1800s, with all of them being completed by 1917. They all remained until at least 1972, after which it appears that the homes were demolished in a piecemeal fashion until they were all gone by 2022. Traffic and Transportation Considerations: These properties are located on N. Scott Street, a 30' wide two-way street that runs north and south with one lane of traffic going in each direction, between Lincoln Way West and Lindsey Street. They are served by an alley at the rear of each property, and there is also an east-west alley that runs along the southern property line of 604. Agency Comments Agency Comments: No 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 Near Northwest neighborhood. In the 2019 neighborhood the future zoning map shows these parcels as remaining U1, but the plan recommends more intense housing in areas near Lincoln Way West. Plan Implementation/Other Plans: These properties were specifically identified as future development sites in the 2019 Near Northwest Neighborhood plan. More generally, Strategies 2 and 3 in the neighborhood plan call SOUTH BEND PLAN COMMISSION Page 4 of 5 Staff Report -PC#0303-26 5/18/2026 for housing development and vacant lot activation, two objectives which this project would achieve. 2. Current Conditions and Character: These properties are surrounded by low-density, one and two-story structures and vacant lots on all sides. The structures are all residential in character. 3. Most Desirable Use: The most desirable use for these properties would be small-scale multi-family development. 4. Conservation of Property Values: Rezoning these properties should not negatively affect their own property values, or the value of neighboring properties. This project will raise the values of the properties being rezoned, as a developed property will have a higher value than a vacant one. U2 also allows for denser development than U1, meaning that the rezoning could allow for higher property values to be generated on site. 5. Responsible Development and Growth: Rezoning these properties to U2 aligns with the principles of responsible development and growth, as it will allow for denser infill development in an established neighborhood on a street with existing city utilities. Analysis & Recommendation Commitments: No commitments are proposed. Analysis: Although the Near Northwest Neighborhood plan calls for these parcels to remain U1 in the future zoning map, a rezoning to U2 also makes sense. They are bordered by U2 parcels to the east and south, and they are in close proximity to two major corridors in Lincoln Way West and Portage Avenue. Additionally, the townhomes being proposed will match the scale and character of the surrounding neighborhood, including neighboring one- and two-unit dwellings in U1. 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 5 of 5