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

Home Browse Search

Staff Report Plan Implementation /Other Plans: 9/9/2016 The petition is not consistent with City Plan, South Bend Comprehensive Plan (November 2006) Objective UD 1.1 Require developments to utilize design techniques that create an attractive, urban character for the Central Business District, corridors, and commercial areas; UD 1.6 Respect the scale, design, and aesthetic quality of established neighborhoods when undertaking infill development projects; UD 1.7 Promote urban design elements in new developments that are appropriately scaled and conducive to pedestrians, including pedestrian safety considerations. 2. Current Conditions and Character: The Central Business District east of the river has a mixture of commercial, office, and residential uses. The low and mid -rise buildings emphasize pedestrian scale, public amenities, and lower density mixed -use buildings. The Commerce Center building is the tallest structure in the area with the majority of the surrounding properties in the 30' - 45' range. 3. Most Desirable Use: The most desirable use is one that fits into the character of the East Bank Village neighborhood. 4. Conservation of Property Values: Due to the height and size of the proposed building surrounding property values may be negatively affected. Developing a site that exceeds the general standards for the area by two to three times what is allowed for other properties in the district could have a significant impact on adjacent property values. If constructed at the proposed 175' height, the building will cast significant shadows that will have an adverse impact on the surrounding properties. 5. Responsible Development And Growth: It is not responsible development and growth to develop a site that does not fit with the character and approved plan of the surrounding neighborhood. Staff Comments: The petitioner failed to provide a statement of how the proposed PUD meets the 5 items of Intent for Planned Unit Developments as required by the South Bend Zoning Ordinance Section 21 -05 (a) (1). It is the staffs opinion that the petitioner failed to m1pet the Intent as follows: (A) Establish a compatible and efficient mix of land uses and open spaces; While the proposed PUD provides for a compatible mix of land uses, the site layout as shown does not convincingly address or identify the open space and its interaction with the public spaces of the East Race, as should be appropriate for a development in this location. (B) Ensure compatibility with the Comprehensive Plan, surrounding developments and future development needs; The extreme variation from the allowed development standards established for the Central Business District east of the River and the high rise approach vs. village approach to the building design make the proposed PUD incompatible with the Comprehensive Plan, the East Bank Plan and the existing and proposed surrounding developments. (C) Establish a creative approach in building design through architectural compatibility APC 4 2794 -16 Page 3 of 4