04-18 Mishawaka and S. 21st St Zone Map Amendment

Home Browse Search

existing sidewalk and 16.5'from 21"St. while also allowing for appropriate stormwater routing along the East side of the property. (b) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner; and: The new station will improve the existing site conditions and streetscapes along both Mishawaka Ave. and 21st Street, investing over$3,000,000 into the construction of the station and site. (c) The strict application of the terms of this Ordinance would result in practical difficulties in the use of the property: 1. Setbacks along Mishawaka strictly observed reduce the necessary visibility of the exiting Fire Safety vehicles. 2. Perimeter landscaping as required along Mishawaka Ave (North Frontage) also limits visibility of exiting Fire Safety vehicles. Perimeter landscaping along East side yard are limited in appropriate growth area and may impede alleyway over time. Landscaping is provided where possible and partially meets requirement. IF A SPECIAL EXCEPTION USE IS BEING REQUESTED, (if not,please skip to next section): 1) The Special Exception Use(s)being requested: Special Exception:Fire Station in MU 2) A statement on how each of the following standards for the granting of a Special Exception Use is met: (a) The proposed use will not be injurious to the public health, safety,comfort,community moral standards, convenience or general welfare: The station is a public safety facility and will improve the safety of the public (b) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein: In addition to the new facility improving the existing site conditions, the existing fire station is just 8 blocks away(facing Mishawaka Ave. on the same side of the street). (c) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein; and: As previously noted, the existing station is within a close proximity to the proposed station. In addition to that, the proposed station will meet building height requirements and fit within the existing setbacks along Mishawaka Ave. (d) The proposed use is compatible with the recommendations of the Comprehensive Plan.It meets response times and fire suppression coverage requirements outlined within the Public Facilities and Services section, specifically Objective PF 1.1.4 * In the case of a Special Exception Use,the petitioner shall be held to the representations made on the Preliminary Site Plan included with this petition. CONTACT PERSON: Jonathon Geels- Troyer Group 550 Union St. - Mishawaka, IN. 46544 FILED 574.259.9976 jsg @troyergroup.com DEC 2 2 2017 AREA PLA14 COMMISSION APPLICATION NO. ao