01/22/07 Council Meeting Minutes

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REGULAR MEETING JANUARY 22, 2007 property zoned R Single Family District. To the north are two single family houses zoned R Single Family District. To the east across Willis Avenue is an automobile retail and service business zoned C Commercial. To the south across Vaness Street are apartment's zoned MF2 High-Density Multifamily District and amulti-tenant retail center zoned CB Community Business District. To the west across Burdette Street are two single family houses zoned R Single Family District. The MU Mixed Use District is established to promote the development of a dense urban village environment. The regulations are intended to encourage all the elements of a traditional urban village, including: storefront retail; professional offices; and, dwelling units located either in townhouse developments or in the upper stories of mixed-use buildings. The development standards in this district are designed to encourage a pedestrian oriented design throughout the district, and maintain an appropriate pedestrian scale, massing and relationship between buildings and structures within the district. The MF1 Urban Corridor Multifamily 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, high density 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. The rezoning totals 2.69 acres. A three story condominium hotel is proposed on 1.83 acres located on the north side of Vaness Street east of Burdette Street and west of Willis Avenue. It will cover 29,500 square feet, or approximately 38% of the site. The paved area covers 28,487 square feet, or 36% of the site. Open space-landscaping covers 21,728 square feet, or 27% of the site. Seventy four (74) parking spaces are proposed though only 62 spaces are required; however, the Board of Public Works must approve 21 on-street parking spaces on the north side of Vaness Street. A parking variance for nine spaces from the Board of Zoning Appeals will be needed for the hotel if the Board of Public Works denies on-street parking on the north side of Vaness Street. The landscaping regulations are met without a variance. Fourteen condominiums that are two stories in height are proposed on 0.86 acres located on the west side of Burdette Street. The condominiums will cover 13,440 square feet, or approximately 36% of the site. Parking will be on the first story. The paved area is 10,193 square feet, or approximately 27% of the site. Open space-landscaping will cover 13, 989 square feet, or approximately 37%. The landscaping regulations are met without a variance. On May 8, 2006, the Common Council annexed and rezoned 54670 Willis Avenue from R Single Family District to MF1 Urban Corridor Multifamily District to construct eight townhouses (APC#2364-06) On December 20, 2005, the Area Plan Commission recommended unfavorably for rezoning the northwest corner of Vaness Street and Willis Avenue from R Single Family District to MU Mixed Use District in order to construct a restaurant, retail shops, and apartments (APC#2351-OS) On May 11, 2004, the County Council rezoned 54585, 54619, and 54689 Willis Avenue from R Single Family District to R-2 Residential District to allow attached villas and single family houses (APC #2256- 04) Vaness Street, Willis Avenue, and Burdette Street are two lanes each. The site will be served by public water and sewer from the City of South Bend. The comprehensive plan policy plan Goa12 Objective C develop quality business areas to meet the retail and service needs of the planning area. Goa13 Objective C: encourage new development to take place in traditional neighborhood forms. This petition is consistent with the Comprehensive Plan economic and neighborhood objectives. The Comprehensive Land Use Plan does not make a recommendation for this area. However, the proposed South Bend City Plan recommends mixed use for the area. The area surrounding Vaness Street, Willis Avenue, and Burdette Street have a variety of uses. The area north of Vaness Street has single-family houses and the approved Irish Crossing quadplex development, while the south side of Vaness Street contains Turtle Creek apartments. The character of the area between South Bend Avenue and east of Willis Avenue is commercial and multi- family. The character of the area west of Burdette Street is single family and university athletic facilities. The most desirable use if for single family, multifamily, or a mixture of service/residential land use. The surrounding commercial and multifamily property values should be conserved with the MU and MF1 rezonings; however, the surrounding single family homes need to be appropriately buffered to protect their property values. It is responsible development and growth to allow sites to be appropriately redeveloped in keeping with the surrounding area. Based on information available prior to the public 16