HomeMy WebLinkAboutBill 16-38 Zoning Appeals for 2926-3302 W Sample St.AREA BOARD OF ZONING APPEALS
125 S. Lafayette Blvd.
Suite 100
South Bend, Indiana 46601
(574)235 -9554
FAX: (574)235 -5541
April 7, 2016
The Honorable Common Council South Bend
Of the City of South Bend
4th Floor, County-City Building
South Bend, Indiana 46601
RE: Petition for Special Exception
Insurance Auto Auctions, Inc.
04/06/2016
Dear Council Members:
The above referenced petition of Insurance Auto Auctions, Inc. was legally advertised on March 17, 2016. The
Area Board of Zoning Appeals gave it a public hearing on April 6, 2016, at which time the following action
was taken:
Upon a motion by Mr. Phipps, being seconded by Mr. Urbanski and by a unanimous vote, the petition
for Special Exception to allow for the temporary storage of motor vehicles, outdoor storage on more than
50% of the of the property, and utilization of a wrecker service, on property located at 2926 -3302 W.
Sample Street, Portage Township, zoned "GI" General Industrial is sent to the Common Council with a
Favorable Recommendation.
The deliberations of the Area Board of Zoning Appeals and points considered in arriving at the above decision
as shown in the Minutes of the Public Hearing, and will be forwarded to you at a later date, to be made part of
this report.
Sincerel ,
Charles C. Bulot, C.B.O. Building
Commissioner
CCB /cah
Filed in Clerk's Office
APR 12 2016
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
PETITION
SPECIAL EXCEPTION PURSUANT 21- 09.3(D)
AREA BOARD OF ZONING APPEALS
INSURANCE AUTO AUCTIONS INC
FINDINGS OF FACT
1. THE PROPOSED USE WILL NOT BE INJURIOUS TO THE PUBLIC HEALTH, SAFETY, COMFORT,
COMMUNITY MORAL STANDARDS, CONVENIENCE OR GENERAL WELFARE BECAUSE:
A.Development &W use as Presented will comply withal] building, fire safety, ttolrte, and parking-regulations as to not being injurious to the public health, safety, morals, and general w'elfue of the community.
2. THE PROPOSED USE WILL NOT INJURE OR ADVERSELY AFFECT THE USE OF THE ADJACENT AREA
OR PROPERTY VALUES THEREIN BECAUSE:
A.The variance or use shall improve the appearance of the neighborhood and will not devalue the surrounding properties.
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:
A. Conditions on the property predate the Zoning Ordinance, which creates a different condition for this property.
4. THE PROPOSED USE IS COMPATIBLE WITH THE RECOMMENDATIONS OF THE CITY OF SOUTH
BEND COMPREHENSIVE PLAN BECAUSE:
A. It is the feeling of the Board that the variance is blending into the overall Comprehensive Plan and is not deviating from its intent.
CONDITIONS OR REVISIONS:
DECISION
IT IS THEREFORE the decision of the Board that this request for Special Exception shall be passed onto the City of
South Bend Common Council with a:
FAVORABLE RECOMMENDATION
ADOPTED this 6 Day of April
2016
MOTION
SECOND
RECUSED
ABSENT
YES
NO
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MICHAEL URBANSKI
RANDALL MATTHYS
KATHYSCHUTH
GERALD PHIPPS
JACK YOUNG
ROBERT HAWLEY
BRENDAN CRUMLISH
RESOLUTION NO.
A RESOLUTION OF THE COMMON COUNCIL OF THE
CITY OF SOUTH BEND, INDIANA,
APPROVING A PETITION OF THE AREA
BOARD OF ZONING APPEALS
FOR THE PROPERTY LOCATED AT
2926 -3302 West Sample Street,
South Bend, IN 46628
WHEREAS, Indiana Code Section 36 -7 -4- 918.6, requires the Common Council to give notice
pursuant to Indiana Code Section 5- 14- 1.5 -5, of its intention to consider Petitions from the Board
of Zoning Appeals for approval or disapproval; and
WHEREAS, the Common Council must take action within sixty (60) days after the Board of
Zoning Appeals makes its recommendation to the Council; and
WHEREAS, the Common Council is required to make a determination in writing on such
requests pursuant to Indiana Code Section 36 -7 -4- 918.4, and
WHEREAS, the Area Board of Zoning Appeals has made a recommendation, pursuant to
applicable state law.
NOW, THEREFORE, BE IT RESOLVED 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
Area Board of Zoning Appeals pursuant to Indiana Code Section 5- 14- 1.5 -5, requesting that a
Special Exception be granted for the property located at:
2926 -3302 West Sample Street,
South Bend, IN 46628
in order to permit
Temporary storage of motor vehicles; storage of motor vehicles on more than 50% of the
property; utiltization of wrecker service; and to allow partial landscaping in front & side yards
SECTION H. Following a presentation by the Petitioner, and after proper public hearing, the
Common Council hereby approves the petition of the Area 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 the adjacent area or
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
established by the Area Board of Zoning Appeals which are on file in the office of the City Clerk.
SECTION V. The Resolution shall be in full force and effect from and after its adoption by the
Common Council and approval by the Mayor.
PRESENTED
NOT APPROVM
ADOPTO
Member of the Common Council
Filed in Clerk's Office
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
PETITION FOR SPECIAL EXCEPTION AND VARIANCE
2926 -3302 WEST SAMPLE STREET — PARCEL NOS. 018 - 8075 -2820, 018 - 8075- 282402, 018 -8075-
282405, AND 018 - 8112 - 421201 (8.11 ACRES + / -)
CURRENT ZONING CLASSIFICATION: "GI" — General Industrial District, City of South Bend
PETITIONERS: Insurance Auto Auctions, Inc., Two Westbrook Corporate Center, Suite 500,
Westchester, IL 60154, Tel: (708) 492 -7033 — Attn: Rod Schlenker rschlenkergiaai.com (Tenant)
Sample Street Associates, LLC, 4100 Edison Lakes Parkway, Suite 350, Mishawaka, IN 46545, Tel:
(574) 485 -1530 — Attn: Noah Davey noandavey&cressyandeverett.com (Owner)
PRESENTED BY: Brian McMorrow, Abonmarche Consultants, Inc., 750 Lincoln Way East, South Bend,
IN 46601, Tel: 574- 232 -8700 ext 22, bmcmorrowgabonmarche.com
Petitioners seek permission to temporarily store motor vehicles on the subject vacant parcel, to do so on more than
50% of the property, and utilize the services of a wrecker. Petitioners also seek relief from strict conformance with
Section 21 -04.02 of the "GI - General Industrial District" which requires perimeter yard landscaping along all lot
lines (emphasis added). Instead, Petitioners are seeking a variance from the required perimeter landscaping to no
perimeter landscaping on the north and east sides, and partial landscaping along west and south side as shown on the
attached site plan.
(a) The proposed special exception use and variance will not be injurious to the public health, safety, comfort,
community moral standards, convenience or general welfare because:
a. The site will be completely enclosed and secured by a fence; and
b. The delivery and pick -up of motor vehicles is conducted on -site (not in the public right -of -way)
and therefore not interfere with pedestrian or motor vehicle traffic on public streets and sidewalks.
(b) The proposed special exception use and variance will not injure or adversely affect the use of the adjacent
area or property values therein because:
a. The neighborhood already includes among its current uses an auto body shop, a tool supply store,
and industrial metal fabricators, several of which already store motor vehicles outdoors.
b. The Petitioners are proposing to maintain the existing frame structure and lawn more or less as it
is today in appearance AND remove that portion of the existing chain link fence which is near the
right -of -way line today and construct a new fence 30' back from the right -of -way. Within said
30' area, a lawn and vegetative buffer will be planted, improving the streetscape as viewed by
motorists and pedestrians on West Sample Street.
(c) The proposed special exception use will be consistent with the character of the district in which it is located
and the land uses authorized therein because:
a. Automotive uses are already permitted in the zoning district the outdoor storage of products or
materials are anticipated as "special exceptions ". In this case the "product" or commodity is the
motor vehicle.
(d) The proposed use is compatible with the recommendations of the City of South Bend Comprehensive Plan
because:
a. The subject property is NOT within the current Plan's Sample -Ewing Development Area. The
proposed use will provide an economic return and adaptive re -use of an otherwise properly zoned,
but vacant property which offers no benefits at the present time.
0: \Projects \2016 \16 -0184 Insurance Auto Auctions Inc \Permits & Plan Review \BZA - Special Exception
Signed by PETITIONERS:
PRESENTED by:
Rod Schlenker, Real Estate Project Manager
Insurance Auto Auctions, Inc. (Tenant)
Noah Davey,
Sample Street Associates, LLC (Owner)
Brian McMorrow, Abonmarche Consultants, Inc.
Filed in Clerk's Office
APR 19 2016
KAREEMAH FOWLER
CITY CLERK, SOUTH BEND, IN
0; \Projects \2016 \16 -0184 Insurance Auto Auctions Inc \Permits & Plan Review \BZA - Special Exception
Signed by PETITIONERS:
PRESENTED by:
Rod Schlenker, Real Estate Project Manager
Insurance Auto Auctions, Inc. (Tenant)
Noah Davey,
Sample Street Associates, LLC (Owner)
Brian McMorrow, Abonmarche Consultants, Inc.
Filed in Clerk's Office
E R 19 2016
KAREEMAH FOWLER
CITY CLERK, SOUTH REND, IN
0: \Projects \2016 \16 -0184 Insurance Auto Auctions Inc \Permits & Plan Review \8ZA - Special Exception
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%
NOTICE OF PUBLIC HEARING
Notice is hereby given to all interested persons that the Area Board of Zoning Appeals will hold a
public hearing in the Council Chambers on the 4th Floor of the County-City Building, 227 W. Jefferson
Blvd., South Bend, Indiana on the — 6 th day of April , 2016, at 1:30 p.m. or as soon thereafter
as the matter can be heard. This hearing is for the purpose of considering a petition that was
Filed by: Insurance Auto Auctions, Inc. and Sample Street Associates, LLC
Seeking:
The following (3) Special Exceptions:
(1) to allow for the temporary storage of motor vehicles; (2) to allow storage of vehicles on
more than 50% of the site; and (3) to allow the use of a wrecker service;
AND the following Variance:
From the required perimeter landscaping to no perimeter landscaping on the north and
east sides, and partial landscaping along the west and south sides as shown on site plan.
On real estate commonly described as:
2926 -3302 West Sample Street
South Bend, IN 46628
and is legally described as follows:
Four (4) contiguous properties: NW' /4 N of RR Sec 15- 37 -2E, Pt NW Sec 15 -37 -2E Beg
264'S of NW Cor., Parcel of land Beg 264 Ft E of NW Cor Sec 15- 37 -2E, and E' /z NE NE N
of RR Ex 330'x 900'W Side & Ex 2 Ac S Side Sec 16 -37 -2E
Dated this 15 day of n� , 20j_(,._.
AMA BOARD OF ZONIN G PEALS
t�
Carolyn A. flenry
Secretary to the Board
TO THE PETITIONER: It is your responsibility to complete this form correctly and deliver it to
the Secretary to the Board of Zoning Appeals with the other papers at the time of original filing.
Once it is signed by the Secretary, then it is your responsibility to make arrangements to have
publication of notice made in a local newspaper having general circulation in St. Joseph County.
Such notice must be published one (1) time, being at least ten (10) days prior to the date on which the
public hearing is to be held. Proof of publication must be presented to the Board at the time of public
hearing.