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Home My WebLink About07-13-2026 Zoning and Annexation Committee MinutesOFFICE OF THE CITY CLERK BIANCA L. TIRADO, CITY CLERK ZONING AND ANNEXATION Committee Members Present: Committee Members Absent: Other Council Present: Others Present: Presenters: Agenda: JULY 13, 2026, 5:40 P.M. Dr. Heidi Beidinger, Karen L. White, Kay Farlow, Stacey Odom, Rachel Tomas Morgan, Dr. Oliver Davis None Sheila Niezgodski, Sherry Bolden-Simpson, Canneth Lee, Ophelia Gooden-Rodgers Bianca L. Tirado, Matthew Neal, Jasmine Jackson, Lari ' onna Green, Veronica Pitt- Payne, Bob Palmer Mark Dellostritto Bill No. 30-26 -Amending the Zoning Ordinance for Various Properties Located on Scott Street, West Wayne Street, and Hoose Court (Substitute) Bill No. 38-26 -Special Exception at 2404 West Western Avenue Members marked with an asterisk (*) are in virtual attendance via Microsoft Teams. Please note the attached link for the meeting recording: https:/ /docs.southbendin.gov/WebLink/browse.aspx?dbid=0&mediaid=411085 Committee Chair Dr. Oliver Davis called to order the Zoning and Annexation Committee meeting at 6:03 P.M. Bill No. 38-26 -Special Exception at 2404 West Western Avenue Committee Chair Dr. Davis stated that the Board of Zoning Appeals tabled Bill No. 38-26 until August 5, 2026. He entertained a motion for the Committee to table the bill. Jasmine Jackson Q-rrEF DEPUfY OTY 0.ERK / Q-rrEF OF STAFF INTEGRITY I SERVICE I ACCESSIBILITY Mattheff N cal DEPlJIY OTY 0.ERK / DIRECTOR OF POLICY \'cronica Pitt-Payne DIRECTOR OF SPEGAL PROJECTS EXCELLENCE I ACCOUNTABILITY I INNOVATION I INCLUSION I EMPOWERM ENT 300 City Hall ! 215 S. Dr. Martin Luther King Jr. Blvd. I South Bend, Indiana 46601 Ip. 574.235.9221 If. 574.235.91731 www.southbendin.gov f ~ CITY OF SOUTH BEND I OFFICE OF THE CITY CLERK Committee Vice Chair Rachel Tomas Morgan moved to table Bill No. 38-26, which was seconded by Committee Member Dr. Heidi Beidinger and carried via a vote by voice. Bill No. 30-26 -Amending the Zoning Ordinance for Various Properties Located on Scott Street, West Wayne Street, and Hoose Court (Substitute) Committee Chair Dr. Davis said this is a follow-up from the last Zoning and Annexation Committee meeting. He thanked the zoning staff for sending the requested infonnation from the Plan Commission to the Committee and asked for a short summary of the bill. Mark Dellostritto, Zoning Specialist, with offices on the fifth (5th) floor of City Hall, South Bend, IN 46601 , presented the bill, noting that it was tabled during the last meeting. He said the petitioner, South Bend Heritage, is seeking to rezone these parcels from urban neighborhood one (U 1) to urban neighborhood two (U2) to build duplexes. He added that the neighborhood plan adopted in 2022 recommends a U2 zoning designation for these parcels. He said the Plan Commission sent the bill forward with a favorable recommendation, with a stipulation that South Bend Heritage provide a written commitment not to build any apartment homes on the parcels. He said the zoning team asks the Committee to send the bill forward without a written commitment. He acknowledged the concerns about parking and water pressure that were brought before the Plan Commission. He said the Department of Public Works tested and found the water pressure to be adequate, and there is sufficient space for parking pads on each of the parcels. Committee Chair Dr. Davis said he was surprised at the last meeting when the zoning staff recommended moving the bill forward without the written commitment agreed upon by the Plan Commission. He asked the zoning staff to give the Committee prior notification of any similar changes in the future. Mark Dellostritto said they will do so in the future and apologized for the oversight. Committee Chair Dr. Davis asked the petitioner to come forward. Marco Mariani, Executive Director of South Bend Heritage, 803 Lincoln Way West, South Bend, IN 46616, addressed the Committee. He said South Bend Heritage was previously going through the special exception process and now wants to align the zoning of these parcels with the approved neighborhood plan. He noted that this would give them more flexibility for denser development in the future, such as a cottage court-style project. He said South Bend Heritage currently has a grant for two (2) more duplexes, after which they will work with the City's planning department to maximize utilization on the remaining lots. City Clerk Bianca Tirado stated that the Committee needs to accept the substitute bill. Committee Vice Chair Tomas Morgan moved to accept Substitute Bill No. 30-26, which was seconded by Committee Member Dr. Beidinger and carried via a vote by voice. Committee Vice Chair Tomas Morgan spoke about her involvement in developing the neighborhood plan. She said the neighborhood wants to increase density, but the question is how much density. She asked Marco Mariani how many units South Bend Heritage has completed already. EXCELLENCE I ACCOUNTABILITY INNOVATION I INCLUSION \ EMPOWERMENT 300 City Hall I 215 S. Dr. Martin Luther King Jr. Blvd. I South Bend, Indiana 46601 I p. 57 4.235. 9221 I f. 57 4.235. 9173 i www.southbendin.gov CITY OF SOUTH BEND I OFFICE OF THE CITY CLERK Marco Mariani said they have already built eight (8) units across four ( 4) duplexes on Scott Street and Wayne Street. He showed a concept from the planning department involving a fourteen (14)- unit, cottage court-style series of duplexes. Committee Vice Chair Tomas Morgan asked if that is the final, preferred site plan. Marco Mariani said it is not a final plan, just an example of what could be done on the existing lots. Committee Vice Chair Tomas Morgan asked about the plan for parking pads, noting that the same number of parking pads would not be possible in a cottage court. Marco Mariani acknowledged that the parking plan would be different with a cottage court-style construction. Committee Vice Chair Tomas Morgan noted that there is a "no parking" sign on the north side of Wayne Street. She asked if they expect all residents to park on a single side of Wayne Street. Marco Mariani said residents would park in any available street parking along Wayne Street and Scott Street until more buildout is complete. He said they might add parking pads to the rear of their current units. Committee Chair Dr. Davis asked if the single-sided parking on Wayne Street is because the street is one (1)-way. Committee Vice Chair Tomas Morgan said the street is not one (1 )-way, and it is wide enough, but no parking is allowed on one ( 1) side of the street. Marco Mariani said they are not looking to change that. Committee Member Dr. Beidinger asked if there will be parking pads directly behind the homes. Marco Mariani said there will be on-street parking. He said parking pads are not required, but they will likely include them behind their duplexes until there is a master plan for the whole area. Committee Chair Dr. Davis said parking is not required, but it would be nice to have. He said he wishes more developers would consider parking as new things are built. Council President Canneth Lee said during the last Committee meeting, there was a concern that Council would approve the rezoning for duplexes and then South Bend Heritage would come back and build apartments. Marco Mariani said they have no intention of building a six ( 6)-plex, and the largest they would consider would be a triplex or a quadplex. Mark Dellostritto added that the maximum number of units allowed in a U2 multi-unit dwelling is four ( 4 ). He said the Department of Public Works does not anticipate any utility connection issues with four (4) units per lot. Committee Vice Chair Tomas Morgan asked to hear from engineering. EXCELLENCE I ACCOUNTABILITY : INNOVATION I INCLUSION EMPOWERMENT 300 City Hall I 215 S. Dr. Martin Luther King Jr. Blvd. I South Bend, Indiana 46601 I p 57 4.235. 9221 I f. 57 4.235. 9173 I www.southbendin.gov j,ir,,,.,, ~~\; i -~·•.,.; .,, CTT-Y OF SOUTH BEND I OFFICE OF THE CTT--Y CLERK Abigail Magas, City Engineer, with offices on the fourth ( 4th) floor of City Hall, Sout h Bend, IN the testing artment of g. 46601 , said they performed two (2) pressure tests on the water lines and explained methodology in technical detail. She said the findings were favorable, and the Dep Public Works has no concerns with the development South Bend Heritage is proposin rastructure Committee Vice Chair Tomas Morgan asked if developers are required to make infi upgrades when they are recommended by the engineering department. Abigail Magas said aging infrastructure can be a challenge as the City promotes development agreements through the Department of Community Investment can h infill, and elp ensure utilities are upgraded appropriately. Committee Chair Dr. Davis asked for Council Attorney Bob Palmer's guidance reg arding the inclusion of written commitments when moving the bill forward. Attorney Palmer advised Committee Chair Dr. Davis that he needs to hold the public hearing. Committee Chair Dr. Davis held the public hearing, and nobody spoke. Committee Chair Dr. Davis asked Attorney Palmer how to proceed. Attorney Palmer said if the Committee agrees with the zoning staff's recommendatio n, they can move the bill favorably with no written commitments. Committee Vice Chair Tomas Morgan said she has gone back and forth on the issue. S he said she d planning that were t to come is reassured by the petitioner and engineering staff, and she believes in the neighborhoo process which approved U2 density for these lots. She acknowledged the concerns brought before the Plan Commission and said she would have pref erred each lo individually as a special exception. Committee Vice Chair Tomas Morgan moved to send Substitute Bill No. 30-26 to the of the Whole with a favorable recommendation, with no written commitments. The seconded by Committee Member Dr. Beidinger and carried by a vote of six ( 6) ayes. Committee motion was Committee Chair Dr. Oliver Davis -Aye Committee Vice Chair Rachel Tomas M organ-Aye Committee Member Karen L. White -Aye Committee Member Dr. Heidi Beidinge r-Aye Citizen Member Stacey Odom -Aye Citizen Member Kay Farlow -Aye With no further business, Committee Chair Dr. Davis adjourned the Zoning and Annexation Committee meetino at 6:32 P.M. t::, EXCELLENCE I ACCOUNTABILITY I INNOVATION I INCLUSION I EMPOWERMENT 300 City Hall I 215 S. Dr. Martin Luther King Jr. Blvd. I South Bend, Indiana 46601 Ip. 574.235.9221 1 f. 574.235.9173 1 www.southbendin.gov