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HomeMy WebLinkAbout79-26 Special Exception and Amending the Zoning Ordinance for Property Located at 2209 West Washington StreetCity of South Bend PLAN COMMISSION September 23, 2026 Honorable Committee Chair Davis Third Floor, County -City Building South Bend, IN 46601 RE: 2209 W Washington St (2 Parcels) — PC#0338-26 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 Oct 2, 2026 Bianca Tirado City Clerk, South Bend, IN Enclosed is an Ordinance for the proposed Zone Map Amendment and a Special Exception at the above referenced location. Please include the attached Ordinance on the Council agenda for first reading at your October 12, 2026, Council meeting, and set it for public hearing at your October 26. 2026. Council meeting. The petition is tentatively scheduled for public hearing at the October 19, 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 is requesting a rezoning for one of these properties, and a Special Exception for both, to allow for the adaptive reuse of an existing building as a multi -purpose event hall available for hourly rental. The proposed venue is intended to serve as a flexible and inclusive community space designed to accommodate a wide range of events, including: - Birthday celebrations and family gatherings Council and neighborhood meetings - Workshops and professional development sessions Private and public meetings and events If you have any questions, please feel free to contact our office. Sincerely, Mark Dellostritto Zoning Specialist Tim Corcoran Brian Killen Francisco Fotia Planning Director Zoning Administrator Commission President City of South Bend PLAN COMMISSION CC: Bob Palmer City of South Bend PLAN COMMISSION Page2of2 BILL NO. 79-26 ORDINANCE NO. Filed in Clerk's Office Oct 2, 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 AND APPROVING A PETITION OF THE ADVISORY BOARD OF ZONING APPEALS FOR PROPERTY LOCATED AT 2209 W WASHINGTON ST. COUNCILMANIC DISTRICT NO. 2 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT Petitioner desires to rezone one of the parcels at this location from Urban Neighborhood 1 (U1) District to Urban Neighborhood Flex (UF) District to match the other parcel. They are also requesting a Special Exception to allow the use of Retail & Service, General on both parcels. 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 018-2020-0612 — Lot 53 Oak Grove; be and the same is hereby established as Urban Neighborhood Flex (UF) SECTION II. That a Special Exception. Use for Retail & Service, General is hereby granted for the above referenced property, and for the adjacent parcel 018-2023-0725 — Lot 45 Arnolds 2nd Add, subject to a site development plan hereby attached and made a part of this Ordinance and which site plan contains and lists all conditions, if any, by the Advisory Plan Commission. that: SECTION III. The Common Council of the City of South Bend. Indiana, hereby finds 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 adjacent area of 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. This ordinance is and shall be subject to commitments as provided by Chapter 21-12.07(0(7) Commitments, if applicable. SECTION V. 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- City of South Bend PLAN COMMISSION 227 W Jefferson - Suite 1400S South Bend, IN 46601 zoning© southbendin.gov Petition for Rezoning or Combined Public Hearing Property Information Tax Key Number:Dth— Address: LICC14Washk tj j uAth9 nc, Owner: 'Taints 0,telar I6S yoga- Jr Legal Description: bpi- 4-5 Arndt S Zrel Add l IN 1-1(4(l 28 Filed in Clerk's Office Oct 2, 2026 Bianca Tirado City Clerk, South Bend, IN Project Summary Pleat See. attach. Requested Action Appli tion includes (check all that apply) [Rezoning Current District: Choose the current district Proposed District Choose the proposed district U1 Urban Neighborhood 1 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 EiCompleted Application (including Contact Information) Site Plan drawn to scale ❑ Filing Fee ❑ Additional documents as noted above Contact information Property owner(s) of the petition site: Name: T0.ime,S Oi'M \eST Jr. Address: 140. t 4.U54-4- Name: Address: Name: Address Contact Person: Name: Tames C',Y1Qf ks 1 i D Jr - Address 14C1 V.,r11`1( c�t t M ►ShMii` M kN i . Phone Number: 242- 2)T1ty' �vt4, ! c'-c 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' C Project Summary: Petition for Rezoning — Proposed Event Hall Facility Petitioner: James Charles Trotter Jr Property Address: 2209 Washington St South Bend, IN 46628 Current Zoning Classification: Residential Proposed Zoning Classification: Commercial Project Description: The petitioner is requesting a rezoning of the above -referenced property to allow for the adaptive reuse of an existing building as a multi -purpose event hall available for hourly rental. The proposed venue is intended to serve as a flexible and inclusive community space designed to accommodate a wide range of events, including: Birthday celebrations and family gatherings - Council and neighborhood meetings - Workshops and professional development sessions - Private and public meetings and events The facility will operate under a structured reservation system and will maintain compliance with all local noise ordinances, occupancy standards, ADA accessibility requirements, and health and safety codes. Ample on -site parking will be maintained or expanded as needed to support event traffic while minimizing impact to surrounding properties. Alignment with the Comprehensive Plan: This proposal aligns with the City of South Bend's Comprehensive Plan by promoting the adaptive reuse of existing infrastructure, enhancing neighborhood resources, and supporting the city's goal of fostering accessible community gathering spaces. The project provides a much -needed venue type currently limited within this area and reinforces neighborhood engagement and small business development. Current Conditions and Character: The building in question is structurally sound and suitably located for low -impact commercial use. The surrounding area includes a mix of residential, civic, and light commercial uses, and the building's conversion to an event facility would compliment and enhance the character of the district rather than disrupt it. The aesthetic appearance of the building will be preserved and improved to blend with the surrounding architecture and maintain the neighborhood's visual integrity. Desirability and Land Use Adaptation: The property's structure and location make it well -suited for adaptive reuse as a community -oriented facility. This rezoning would enable the most desirable and functional use of the land, particularly considering the growing demand for flexible gathering spaces that are affordable, centrally located, and available for non-traditional or small-scale events. Conservation of Property Values: The planned improvements and responsible operation of the facility are expected to enhance surrounding property values by revitalizing a currently underutilized structure and attracting positive community activity. The site will be properly maintained, landscaped, and managed to avoid nuisances and to provide visual and functional appeal. Responsible Development and Growth: The project represents responsible, small-scale commercial growth that meets local needs without imposing high infrastructure demands. It encourages local entrepreneurship, supports neighborhood -level economic development, and provides a public benefit through increased access to event space for residents and organizations.