17-75 Special Exception 806 Howard Street

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Area Board of Zoning Appeals—December 6,2017 Petition of Pandora Partners, Inc. Based on information available prior to the public hearing, the staff recommends the Special Exception Use be sent to the Common Council with a favorable recommendation. The staff recommends approval of the variances. (1) The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare. The accessory residential use should have no impact on the public health, safety, or general welfare of the community. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein. Because the site has been used as an office for many years, the proposed addition of the residential use should not impact surrounding property values. (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein. This Special Exception Use for the upper level dwelling unit is consistent with the O Office District and the surrounding neighborhood in which it will be located. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan. City Plan South Bend Comprehensive Plan (November 2006) identifies this area as Medium Density Residential. PANDORA PARTNERS,INC. The petition of Pandora Partners, Inc. seeking the following: a Special Exception to allow a dwelling unit—Upper level within an Office District and for the following variances: from the required 25'front yard setback to 10' along the north line(Howard Street) and to 20' along the west line (St.Peter Street);from the required 8' residential buffer yard to 5' along the south property line and to 0' along the east property line;from the required 35 parking spaces to 4;from the required off street parking screening to none along the east side yard;from the required 2 ADA parking spaces to 1;and reduce the required 24' width of parking lot maneuvering aisle to 0', on property located at 806 Howard Street, Portage Township. Zoned "O" Office. MR. MARTY MURPHY: I'm an architect and President of Alliance Architects. Our offices are located at 929 Lincolnway East,South Bend. Joining me today are Perry Vieth and Jim Passios. Jim and Perry are the principals in Ceres Partners and also the affiliated companies,Superior Property Holdings, LLC. Ceres is an investment company specializing in farm land. Their headquartered in Boston, Massachusetts. They also have offices in Chicago and their office at Eddy Street Commons in South Bend. Their office at Eddy Street currently has about ten employees and they're looking to expand. Their proposal that we have is for the adaptive reuse of the old Pandora's Book Store. Pandora's was built in 1992. It 11