9776-07 Rezoning 3400 Block Northside Blvd. - District 3

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1 Staff Report APC # 2323-0~ Owner: Tiberius Mihalache Location: On the south side of the 3400 Block of Northside Boulevard between 33rd and 35th Streets Jurisdiction: City of South Bend Requested Action: Rezone approximately 2 acres from "MFl" Niulti-family and "SF2" Single-family to "MFl" Multi-family to construct a 28-unit townhouse/condominium development. Land Uses and Zoning: On site: On site is a vacant group home that will be torn down. North: To the north are single-family houses zoned "SF2" Single-family. East: To the east are single-family houses zoned "SF2" Single-family and apartments zoned "MF 1" Multi-family. South: To the south is the St. Joseph River. West: To the west are single-family houses zoned "SF2" Single-family and apartments uses zoned "NIF1" Multi-Family. District uses and development standards: The "NIFI" Multi-family Residential District is established to protect, promote and maintain the development of urban style multifamily dwellings, and to provide for limited public and institutional uses that are compatible with a multifamily residential neighborhood. The development standards are designed to promote the establishment of multifamily dwelling projects (including apartment, townhouse or row house style developments), and two family dwelling developments located along a block face, in developed areas of the community which are served by a full range of public amenities. Site plan description: The preliminary site plan shows 28 two story townhouse/condominiums on 1.92 acres. Each condominium will have atwo-vehicle garage. The condominiums cover 33% of the site. Seventeen parking spaces and driveways cover 36%. Open space covers the remaining 31% of the site. There is only one access point from Northside Boulevard. Sidewalks are shown along the north side of the property on Northside Boulevard. Zoning and land use history & trends: The majority of the neighborhood surrounding the petition area is zoned "SF2" Single-family. There is "MFl" Multi-family zoning to the east and west on Northside Boulevard. Prior to the May 1 1, 2004 adoption of the Zoning map, the entire neighborhood, including the multi-family uses, was zoned single-family residential. The new zoning map brought the apartments into conformance with the "MFI" Multi-family designation. The Area Plan Commission gave no recommendation to the Common Council after hearing a petition for this exact parcel of land to be rezoned in March of 2005. The site plan at that time showed ~4 townhouse/condominium units. The petition was withdrawn on April 11, 2005 prior to a public hearing before the Common Council. Traffic and transportation considerations: Northside Boulevard is a 2-lane street with an eighty foot right of way. There are sidewalks throughout the entire neighborhood. Tiberius Mihalache #2323-OS Page 1 of 4