11-08-10 Common Council Meeting Minutes

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REGULAR MEETING NOVEMBER 8, 2010 submitted a less than sufficient site plan and none of the requested changes have been made. The 16,320 square foot site is essentially developed with an existing 1,232 square foot building with two service bays. Access is from Western Avenue on the east of the lot. Parking and landscaping need to be addressed. The staff would not support variances for either. Prior to 2004, this property was zoned C Commercial – d “height and area.” Existing cement pads indicate this site was once used for gasoline sales. She noted that the Department of Community and Economic Development recognizes the history of this site as an automotive use and agrees this rezoning would be acceptable if the impacts of the zoning change on neighboring property were mitigated by meeting the CB development standards, especially for minimum yards and landscaping. The City of South Bend Comprehensive Plan, City Plan encourages reuse of abandoned and underutilized land and structures. Rezoning this parcel would meet thee objectives. The future land use map identifies this area as commercial office and retail. Western Avenue Commercial Corridor Revitalization Action Plan objective is to attractive developers, merchants, and small business owners interested in locating in neighborhood commercial nodes and to recruit new businesses to existing space. Rezoning this parcel would meet these objectives. Western Avenue is a commercial strip known for its many car-related uses, convenience stores and restaurants. Recently sidewalks were added to aid the flow of walking traffic. The most desirable use is to allow the re-use of the older commercial space. She noted that it is the staff’s opinion that, with proper landscaping, the surrounding property values should not be adversely affected. The proposed redevelopment of a vacant structure is a positive example of adaptive reuse. Based on information available prior to the public hearing, the staff recommends that the petition be sent to the Common Council with a favorable recommendation. The proposed use is an appropriate adaptive reuse of the property. This use meets the objectives of City Plan and the Western Avenue Commercial Corridor Revitalization Action Plan. By meeting the required development standards relative to parking and landscaping, adjacent properties will be buffered and the Western Avenue commercial corridor strengthened. Mr. John Trotter, 1524 Liston Avenue, South Bend, Indiana, made the presentation for this bill. Mr. Trotter advised that he is seeking a special exception on this property to allow for a mechanic shop. This being the time heretofore set for the Public Hearing on the above bill, proponents and opponents were given an opportunity to be heard. There being no one present wishing to speak to the Council either in favor of or in opposition to this bill, Councilmember LaFountain made a motion for favorable recommendation to full Council concerning this bill. Councilmember Oliver Davis seconded the motion which carried by a voice vote of eight (8) ayes. BILL NO. 67-10 PUBLIC HEARING ON A BILL TO VACATE THE FOLLOWING DESCRIBED PROPERTY: THE EAST/WEST ALLEY BETWEEN LASALLE STREET AND COLFAX AVENUE LYING WEST OF SYCAMORE STREET, PORTAGE TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA Councilmember Dieter made a motion to accept the substitute version of this bill. Councilmember Oliver Davis seconded the motion which carried by a voice vote of eight (8) ayes. Additionally, Councilmember Dieter made a motion to continue this substitute bill until the November 22, 2010 meeting of the Council at the request of the petitioner. Councilmember Oliver Davis seconded the motion which carried by a voice vote of eight (8) ayes. 3