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Home My WebLink About50-26 Amending the Zoning Ordinance for Property Located at 626 Allen Street and 630 Allen StreetCity of South Bend PLAN COMMISSION July 31, 2026 Honorable Committee Chair Davis Third Floor, County -City Building South Bend, IN 46601 RE: 626 ALLEN ST and 630 ALLEN ST— PC#0319-26 Dear Committee Chair Davis: City Hall 215 S. Martin Luther King, Jr. Blvd. Suite 500 South Bend, IN 46601 (574) 235-7627 www.southbendin.gov/zoning Filed in Clerk's Office Aug 3, 2026 Bianca Tirado City Clerk, South Bend, IN 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 August 10, 2026, Council meeting, and set it for public hearing at your August 24, 2026, Council meeting. The petition is tentatively scheduled for public hearing at the August 17, 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 intends to build a 6-unit apartment building. 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. 50-26 ORDINANCE NO. Filed in Clerk's Office Aug 3, 2026 Bianca Tirado City Clerk, South Bend, IN AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA, AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED AT 626 ALLEN ST and 630 ALLEN ST COUNCILMANIC DISTRICT NO. 1 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Petitioner desires to rezone the property from Urban Neighborhood 2 (U2) District to Urban Neighborhood 3 (U3) 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: Parcel 018-1077-3246 -- S 33 Ft Lot 3 A H Cushings; and Parcel 018-1077-3247 -- 17 Ft N Side Lot 3 16 Ft S Side Lot 4 A H Cushings; be and the same is hereby established as Urban Neighborhood 3 (U3) 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. .m. Bianca L. Tirado, City Clerk Office of the City Clerk Approved and signed by me on the day of , 2026, at _ o'clock James Mueller, Mayor City of South Bend, Indiana -2- City of South Bend PLAN COMMISSION 215 S Dr. Martin Luther King Jr Blvd - Suite 500 South Bend, IN 46601 zoning@southbendin.gov Petition for Rezoning or Combined Public Hearing Property Information Tax Key NumberDl8-1077-3246, 018-1077-3247 Filed in Clerk's Office Aug 3, 2026 Bianca Tirado City Clerk, South Bend, IN Address: 626 and 630 Allen St Owner: Cross Community Inc Legal Description: S 33 Ft Lot 3 A H Cushings, 17 Ft N Side Lot 3 16 Ft S Side Lot 4 A H Cushings Project Summary I intend to build a six -unit apartment building across these two lots. Requested Action Application includes (check all that apply) ❑✓ Rezoning (also see * below Special Exception) Current District: U2 Urban Neighborhood 2 Proposed District: U3 Urban Neighborhood 3 U2 Urban Neighborhood 2 U3 Urban Neighborhood 3 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. Also see * below Use requested: * Properties that are granted a Rezoning, Special Exception, or Use Variance must come into full compliance with current zoning rules. This may mean that you will have to add required landscaping, make modifications to buildings, or make other changes to your property. Zoning staff can help you figure out what would have to change for your specific property. Initial here to indicate that you understand this requirement: ❑ Variance(s) - List variances below, complete and attach Criteria for Decision Making Required Documents EICompleted Application (including Contact Information) Site Plan drawn to scale El Filing Fee Additional documents as noted above Contact information Property owner(s) of the petition site: Name: Cross Community Inc Address: 707 Sherman Ave Name: Address: South Bend, IN 46616 Name: Address. Contact Person: Name: Tina M Patton Address: 707 Sherman Ave South Bend, IN 46616 Phone Number: 574-876-2106 E-mail: tmpatton2@comcast.net 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: )88) PROPERTY LINE (TYP) 5' SIDE SETBACK FFE = 707.0 +l' ABOVE EXIST GRADE Alley rC 630 ALLEN ST, SOUTH BEND INDIANA PRELIMINARY SITE PLAN SCALE r= ra Asph Storage Conte/ha- Grave/ oN AS 4RJONES PETRIE RAFINSKI ARCHITECTURE • ENGINEERING • DESIGN www.jprlsource.com South Bend Neighborhood Infi11 Six-plex Apartment The Six-plex Apartment The Small Apartment offers a multi -family infitt building housing 6 units. It maintains a 2-story massing, simple facade compositions and a narrow width that can fit into most urban neighborhoods particutarly well suited for corner lots This modest building provides a increase in critical density that can support more walkable environments and affordable housing options buiLdinq Type Overview Building Dimensions Buitding Height 2 story Building Width 40' Building Depth (inct stoop) 72' Program Unit Configuration (4)1 bed / 1 bath (2) 2 bed : 2 bath Building Size (finished gross) 4840 sq ft Basement (unfinished) None 1st Floor 2,450 sq. ft 2nd Floor 2.390 sq ft Lot Standards Lot Width (min) 50 Lot Width (max) 80' ZONING DISTRICTS ALLOWED Ground Floor / mal 1. \ DRDO -3'%10 BATH / Fit DRO0M' I2 (3' x I O-$' - i KITCHEN _ KITCHEN 9 2' X 9 0" 13' I O' % 9'.0' L1% 1( 1'-3' `�-1 r-� 15' X P ' 1100* 0 amool / South Bend Neighborhood Infill I Six-plex Apartment Option A Option C City of South Bend PLAN COMMISSION Tuesday, August 18, 2026 South Bend Common Council Third Floor, City Hall South Bend, IN 46601 City Hall 215 S. Martin Luther King, Jr. Blvd. Suite 500 South Bend, IN 46601 (574) 235-7627 www.southbend in.gov/zoning Filed in Clerk's Office Aug 18, 2026 Bianca Tirado City Clerk, South Bend, IN Re: Bi11#50-26 - A proposed ordinance of CROSS COMMUNITY INC to zone from U2 Urban Neighborhood 2 to U3 Urban Neighborhood 3, property located at 626 ALLEN ST and 630 ALLEN ST, City of South Bend - PC# 0319-26 Dear Council Members: I hereby Certify that the above referenced ordinance of CROSS COMMUNITY INC was legally advertised on August 7, 2026 and that the South Bend Plan Commission at its public hearing on August 17, 2026 took the following action: Upon a motion by Dr. Oliver Davis, being seconded by Scott Ford and unanimously carried, a proposed ordinance of CROSS COMMUNITY INC to zone from U2 Urban Neighborhood 2 to U3 Urban Neighborhood 3, property located at 626 ALLEN ST and 630 ALLEN 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: Bob Palmer Tim Corcoran Planning Director Brian Killen Francisco Fotia Zoning Administrator Commission President Staff Report — PC#0319-26 August 17, 2026 Property Information Location: 626 ALLEN ST and 630 ALLEN ST Owner: CROSS COMMUNITY INC Requested Action Rezone from U2 Urban Neighborhood 2 to U3 Urban Neighborhood 3 Filed in Clerk's Office Aug 18, 2026 Bianca Tirado City Clerk, South Bend, IN Project Summary The petitioner intends to build a six -unit apartment building. Location Map NS16.7410k, ley 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#0319-26 Proposed Site Plan ?88) 630 ALLEN ST, SOUTH BEND INDIANA PRELIMINARY SITE PLAN scoter= w Erase/ I As Jnig O N E S PETRIE RAFINSRI www.ryrlsourte.com SOUTH BEND PLAN COMMISSION Staff Report -PC#0319-26 8/17/2026 Site & Context North: East: South: West: District Intent: The U3 District is established to provide for, promote, and maintain the development of a full range of housing types located near neighborhood centers and along major streets in urban neighborhoods in core and outlying areas of the City. Site Plan Description: The petitioner wishes to rezoned these properties to U3 to allow for a six -unit apartment building. Zoning and Land Use History and Trends: Although both of these parcels are currently vacant, there used to be houses on each one, built sometime between 1899 and 1917. They were demolished between 2011 and 2022. Traffic and Transportation Considerations: These properties are located on Allen 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. There is a public alley at the rear of each property, and an additional alley along the southern property boundary for 626 Allen Street. Land Uses and Zoning: On site: Vacant land zoned U2 Urban Neighborhood 2 A one unit dwelling zoned U2 Urban Neighborhood 2 A one unit dwelling and vacant land zoned U2 Urban Neighborhood 2 A religious institution and vacant commercial building zoned NC Neighborhood Center A vacant commercial building zoned NC Neighborhood Center Agency Comments Agency Comments: No comments at this time. Engineering Comments: No issues with the rezoning. It appears the neighboring church is using the east -west alley as part of their parking lot, and have a shipping container and guardrail in it. There will need to be discussions with the church to clear the alley so that it can function as an alley again. Sidewalk along the property frontage will need to be replaced. Access from the alley will need to have defined approaches. Pavement cannot be flush with the alley all the way across. Each unit will need a separate shutoff for water. Staff 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: SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report -PC#0319-26 8/17/2026 This property falls within the Near Northwest neighborhood. In the 2019 neighborhood plan, the future zoning map shows these parcels as remaining U2. Plan Implementation/Other Plans: At a high level, Strategies 2 and 3 in the Near Northwest neighborhood plan call for housing development and vacant lot activation, two things which this project would achieve. More specifically, the plan recommends more intense housing in areas near Lincoln Way West, aligning with the petitioner's plan for these two parcels. 2. Current Conditions and Character: These properties are surrounded by one and two-story structures and vacant lots on all sides. Some of the structures are residential in character, while others are more commercial and institutional. 3. Most Desirable Use: The most desirable use for these properties would be multi -family residential 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. U3 also allows for denser development than U2, meaning that the rezoning could allow for higher property values to be generated on site. 5. Responsible Development and Growth: Rezoning these properties to U3 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 at this time. Analysis: Although the Near Northwest neighborhood plan calls for these parcels to remain U2 in the future zoning map, a rezoning to U3 also makes sense. They are located just off a major corridor in Lincoln Way West, where the plan calls for more intense housing development. U3 would also provide an appropriate scaling down of potential development intensity from the NC parcels to the south and west, and the U2 parcels to the north and east. Additionally, the building being proposed will match the scale and character of surrounding structures and the larger neighborhood. 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