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Home My WebLink About63-26 Amending the Zoning Ordinance for Property Located at 0 North Kaley StreetCity of South Bend PLAN COMMISSION September 8, 2026 Honorable Committee Chair Davis 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 Sep 8, 2026 Bianca Tirado City Clerk, South Bend, IN RE: 0 N KALEY ST (4 Parcels north of Marquette Blvd & east of Kaley St) - PC#0348-26 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 September 14, 2026, Council meeting, and set it for public hearing at your September 28, 2026, Council meeting. The petition is tentatively scheduled for public hearing at the September 21, 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 applicant intends to build two cottage courts with eleven (11) units of senior housing on the property. If you have any questions, please feel free to contact our office. Sincerely, Timothy Staub Zoning Specialist CC: Bob Palmer Tim Corcoran Brian Killen Francisco Fotia Planning Director Zoning Administrator Commission President BILL NO. 63-26 ORDINANCE NO. Filed in Clerk's Office Sep 8, 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 0 N KALEY STREET COUNCILMANIC DISTRICT NO. 1 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Two cottage court housing types with eleven (11) units of senior housing. 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: LOTS 402, 403., 404, & 405 OF THE VERNON HEIGHTS ADDITION be and the same is hereby established as U3 Urban Neighborhood 3 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. Approved and signed by me on the .m. Bianca L. Tirado, City Clerk Office of the City Clerk day of , 2026, at _ o'clock James Mueller, Mayor City of South Bend, Indiana -2- Tuesday, September 1, 2026 Zoning Application City of South Bend What are you filing for? Rezoning Who will need to approve? Plan Commission Property Owner and Property Information Property owner name: Charles L. King III Phone number: (574) 520-3440 Email: PastorCKlll@gmail.com Project address: 2705 Marquette Blvd. South Bend Would you like to add additional property owners? The legal description can be found by visiting this mag and typing in the address for the property. In the "Parcel" layer, the legal description is categorized as "LEGALDESCR" The legal description can be found by visiting this mao and typing in the address for the property. In the "Parcel" layer, the legal description is categorized as "LEGALDESCR." Tax key number (more information 018-2098-3724, 018-2098-3722,018-2098-3718 018-2098- about tax key numbers can be found 3720, below): The tax key(s)/parcel ID(s) can be found by visiting this maa and typing in the address for the property. In the "Parcel" layer, the tax key/parcel ID is categorized as "PARCELID." Will someone other than the property owner be the main point of contact and representative for this petition? Yes; someone else will be representing this petition on my behalf Representative name: Jimmy Owino i Phone number: Email: Mailing address: Terms and Conditions Variance (269) 815-2002 owinoj@odeumdesign.com 209 West Ferry Street Berrien Springs, Michigan, 49103 Accepted 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: Special Exception 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: Rezoning Project Summary: Covenant Place Micro -Villas for Seniors is a proposed 11-unit residential cottage development designed to provide safe, accessible, community -oriented housing for senior residents. The development will consist of four two -unit cottage buildings, two stand-alone one-bedrom cottages, and one larger two -bedroom cottage arranged around a shared landscaped open space with internal sidewalks and pedestrian connections. The project is intended to create a small-scale residential community compatible with the surrounding neighborhood while providing additional housing options for older adults. Site improvements will include water and sewer connections, stormwater management, sidewalks, landscaping, and a central garden/open-space area. The proposed development is located along Marquette Boulevard and is designed to maintain the neighborhood's residential character while making efficient use of the existing parcels. Current District(s): Proposed District(s): U1 Urban Neighborhood 1 U2 Urban Neighborhood 2 2 Upload a site plan to scale indicating scale used (for example 1 in. on printer paper = 20ft. in real life or 1 square on graph paper = 5ft. in real life). Include property lines and all structures. Subdivison Annexation Use Variance alLife Changers- SITE PLAN.pdf aSITE PLAN_Plumbing Overlay.pdf aLife Changers Tiny House - CARTOON ....pdf A Use Variance 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: Terms and Conditions Terms and Conditions Accepted Terms and Conditions Accepted Terms and Conditions Accepted By typing my name in the boxes below, I agree that I'm electronically signing this form. I affirm that the information that Ive provided is accurate and true to the best of my knowledge. I understand that my electronic signature is legally binding and equivalent to my handwritten signature. Name: Charles King III 3 3AIDA1013Y1100 NOIS3a • wn=co Y IOIrfiamore1 NYi YYI Ite aucleaclrto UMW LI woo S3OVUOO S2i3ONVHO 3311 .Pp Ap T a.,r ) ap �yI y 1 I J —^IIIf of .M,, I �Q mZ J -.. .gym I IJ - I-IYM301S A I • I t0 o f I I § m rI 1 ---: 1-1 �� = j I 7 ('-I 1 1r. 1- AS A 4 •1S A31V)1 N 3 City of South Bend PLAN COMMISSION Tuesday, September 22, 2026 South Bend Common Council City Hall, Third Floor South Bend, IN 46601 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 Sep 22, 2026 Bianca Tirado City Clerk, South Bend, IN Re: Bill#63-26 - A proposed ordinance of GREATER SAINT MATTHEW CHURCH LIFE CHANGING MINISTRY INC to zone from Ul Urban Neighborhood 1 to U3 Urban Neighborhood 3, property located at 0 KALEY, City of South Bend - PC# 0348-26 Dear Council Members: I hereby Certify that the above referenced ordinance of GREATER SAINT MATTHEW CHURCH LIFE CHANGING MINISTRY INC was legally advertised on September 11, 2026 and that the South Bend Plan Commission at its public hearing on September 21, 2026 took the following action: Upon a motion by Scott Ford, being seconded by Tyler Gillean and unanimously carried, a proposed ordinance of GREATER SAINT MATTHEW CHURCH LIFE CHANGING MINISTRY INC to zone from Ul Urban Neighborhood 1 to U3 Urban Neighborhood 3, property located at 0 KALEY, 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: GREATER SAINT MATTHEW CHURCH LIFE CHANGING MINISTRY INC Bob Palmer Tim Corcoran Planning Director Brian Killen Francisco Fotia Zoning Administrator Commission President Staff Report — PC#0348-26 September 21, 2026 Property Information Location: 0 KALEY ST Owner: GREATER SAINT MATTHEW CHURCH LIFE CHANGING MINISTRY INC Requested Action Rezone from U1 Urban Neighborhood 1 to U3 Urban Neighborhood 3 Project Summary The applicant intends to build two cottage courts with eleven (11) units of senior housing on the property. Location Map Recommendation Filed in Clerk's Office Sep 22, 2026 Bianca Tirado City Clerk, South Bend, IN 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#0348-26 9/21/2026 Proposed Site Plan • I ADA airrarzA SINGLE UNIT xin UNIT MANY OPEN ARENGIRDEW PARK DOUBLE UNI I MARWPTTFRIM DOUBLE UNIT SINGLE — -UNIT .- _ J_ DOUBLE UNI I NM. Ma WAIN. SITE PLAN ac_ LAY. 1V SOUTH BEND PLAN COMMISSION Page 2 of 4 Staff Report -PC#0348-26 9/21/2026 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 intends to build ten (10) units around two courts facing Marquette Boulevard and Kaley Street. One additional unit, not on a court, would front Marquette Boulevard. Zoning and Land Use History and Trends: Historically, this land was used for storage of wrecked vehicles into the 1990's. It then was converted to vacant platted parcels for a development that never was built. Traffic and Transportation Considerations: This is a low traffic area and the anticipated use should not impact vehicle traffic. Land Uses and Zoning: On site: Vacant parcels zoned U1 Urban Neighborhood 1 Vacant parcels zoned U1 Urban Neighborhood 1 One unit dwellings zoned U1 Urban Neighborhood 1 A one unit dwelling zoned U1 Urban Neighborhood 1 A religious institution zoned U1 Urban Neighborhood 1 Agency Comments Agency Comments: No comments at this time. Engineering Comments: Water main will be looped up to Hamilton. and east on Hamilton to connect to the existing water main at Hamilton and Meade. A water main loop will need to be installed internally to the site. A sewer main will need to be extended on the north end of the property to serve the units in the northeast corner. Units fronting Marquette will need to connect to the sewer in Marquette. A water and sewer extension agreement will need to be executed, which will need to include plan and profile sheets stamped by a professional engineer licensed in Indiana. 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, Policy H 1.5 calls for the city to encourage the development of a variety of housing types and care choices for seniors and disabled persons. Land Use Plan: The comprehensive plan calls for this property to be medium density residential. Plan Implementation/Other Plans: N/A SOUTH BEND PLAN COMMISSION Staff Report -PC#0348-26 9/21/2026 2. Current Conditions and Character: Currently, the properties are vacant and surrounded by detached homes, a church, and a school within the vicinity. 3. Most Desirable Use: The most desirable use for the zoning district is multi -unit housing. 4. Conservation of Property Values: This project would activate vacant parcels and provide housing opportunities on parcels that have been vacant for 30 years, which should increase property values. 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 are proposed. Analysis: These parcels have stood vacant for a significant period of time. Their activation would create more housing for seniors in the city and provide infill development. The cottage court style of housing permitted in Urban Neighborhood 3 will allow greater interactions within this pocket neighborhood and provide a unit density necessary to sustain the development. 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