03-22-10 Common Council Meeting Minutes

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REGULAR MEETING MARCH 22, 2010 and, provide for any individual land use not otherwise specified elsewhere in this Ordinance. The PUD District encourages imaginative uses of opens pace, promotes high standards in design and construction, and furthers the purposes of the Comprehensive Plan. The site plan shows a 72,310 square foot community center building covering 16% of the site. Open space, which includes athletic fields and a playground comprises 205,083 square feet or 46% of the site. There are 254 parking spaces on site and an additional 51 parking spaces across Western Avenue. These paves areas cover 39% of the site. The perimeter, foundation, and interior off-street area landscaping as presented is similar to the City of South Bend landscaping requirements. She stated that in 1966, both sides of Chapin were rezoned multifamily for housing. There is a traffic signal at the intersection of Western and Chapin. Western and Chapin have four lanes with right and left turn lanes. Laurel has two lanes. The cul-de-sac at the south end of Laurel will need to be vacated. There will be access from Laurel Street and Chapin Street. The Chapin Street access will be a right-in, right-out only. The Engineering Division has coordinated with the developer’s engineer to create the drainage and access plan. There is no objection to this preliminary site plan. The Staff recommends that the size and height of the entry sign on Laurel be reduced. As shown, the sign is 6 feet tall and has an area of 8 square feet. The Staff recommends the sign conform to the standards of the higher intensity commercial and industrial districts, where the maximum height is 4 feet and the maximum square footage is 6 feet. The area has residential in the two multi-family developments bordering the project area, plus the single family neighborhood to the north of Western. Also in the neighborhood are a retail center and a church. The proposed use will replace an under-utilized park. The most desirable use would benefit the surrounding neighborhoods by replacing an under utilized park with organized recreational activities. It is the staff’s opinion that nearby property values should not be adversely affected. The site is currently developed as park. This community center has the potential to increase the attraction of the area as a commercial and recreational destination. Based on the information available prior to the public hearing, the staff recommends that the petition be sent to the Common Council with a favorable recommendation subject to the entry sign on Laurel Street being reduced to a height of 4 feet and 6 square feet in area. Ms. Nayder advised that the Area Plan Commission held a Public Hearing on February 16, 2010 and sends this bill to the Common Council with a favorable recommendation. Ms. Nayder further noted that the development will not only be an asset to the immediate neighborhood, but to the City of South Bend by increasing the attraction of the area as a recreational and commercial destination. Mr. Gerald R. Phipps, PE, The Troyer Group, Inc., 550 Union Street, Mishawaka, Indiana, made the presentation on behalf The Salvation Army, the owner and operator of the facility. Mr. Phipps stated that the reason for the substitute bill is that they have decided to omit two parcels from the project in order to be able to complete the rezoning process prior to the planned commencement of construction of the center in May. Mr. Phipps advised that the Ray and Joan Kroc Corps Community Center is a project to create a center, supported in part by the community where children and families would be exposed to different people, activities and arts that would otherwise be beyond their reach. The Kroc estate left $1.6 billion to the Salvation Army, and was split evenly among the four Army Territories, Central, East, South and West. The money was designated to build a series of state-of-the-art Community Centers. He stated that the Ray and Joan Kroc Corps Community Center of St. Joseph County will be a 100,000 sq. ft. education, recreation and fine & performing arts and worship facility. Mr. Phipps stated that in the Midwest region, 39 communities submitted a Letter of Intent to apply for a grant from the Kroc Trust, only six are being built. Other Kroc Centers located in the Salvation Army’s Central Territory include: Chicago, IL; Quincy, IL; Grand Rapids, MI; Omaha, Neb. and Green Bay Wis. He stated that completion is expected late fall 2011. The center will be located at the Southwest Corner of Chapin Street & Western Avenue. The Salvation Army is working with the Troyer Group and Turner Construction to develop a comprehensive, LEED-certified community center. He stated that the 100,000 square foot multi-use facility will incorporate a performing arts center, a state of the art space that consists of a 400 seat auditorium, vocal and instrumental rehearsal area and a stage that will accommodate a 75 piece orchestra. This area will also serve as the sanctuary for 4