41-16 Rezoning 2794-16 -Commerce Center (401 East Colfax Ave, 228 and 230 Sycamore Street) (2)

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�SOUT$a Department of Community Investm 1865 Commerce Center PUD Rezoning Request Friday, September 9, 2016 Filedn - 9e n t SEP ' 12016 k` ;.EI~MAH FOWLER CE :� CDOJTIBEND, IN i Due of the negative impacts on the neighborhood as described below, DCI cannot support the Commerce Center PUD as presented. However, DCI would be supportive of the rezoning subject to the recommendations provided in the discussion here: 1. Lack of consistency with the East Bank Village Master Plan (EBVMP). The East Bank Village Master Plan was developed in conjunction with the community and illustrates their expectations for future decisions in the neighborhood. This rezoning would completely disregard the EBVMP in the following ways: • Height — The proposal would exceed the agreed height limit for the neighborhood by approx. 115' from 60' to 175'. • Character — The proposal is out of character with the existing fine grain, low -scale nature of the neighborhood as well as the desired future character of the neighborhood as presented in the EBVMP. 2. Height. The proposed height of 175' is completely out of context with the neighborhood and the East Bank Village Master Plan. The City's policy for previous height variances in the East Bank is to allow the lesser of 96 feet or 8 stories. This taller height could be supported if a public benefit is provided; otherwise, a maximum height of 60' as permitted by the zoning ordinance should be applied. The following public domain upgrades should be considered for additional height to be granted: ■ 5' front setback to LaSalle Street and Sycamore Streets. This would accommodate additional foot traffic generated by the development as well as provide room for outdoor seating for a cafe or other street activating uses. Public open space in the form of a plaza, square or similar publically accessible space adjacent to the East Race between the Commerce Center and LaSalle Ave. This space should be generously scaled, address the East Race waterway and be activated by ground floor uses like a cafe, bar, restaurant. It is recommended a setback of 30', consistent with the northern portion of the Commerce Center's East Race setback, would be reasonable and appropriate for such a high profile location. 227 W. JEFFERSON BLVD. SOUTH BEND, IN 46601 1 P: 574- 235 -9371 1 FAX: 574 - 235 -9021 1 SOUTHBENDIN.GOV