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03/12/07 Council Meeting Minutes
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03/12/07 Council Meeting Minutes
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REGULAR MEETING MARCH 12, 2007 <br />three stories, and they will cover approximately 17% of the site. Pavement will cover an <br />additiona120% of the site. The remaining 63% of the site will be open space. The site <br />plan shows 142 parking spaces. The site will have one access from Locust Road and <br />traffic and transportation considerations are that Locust Road is a two lane road. A water <br />main is located on Locust Road and municipal water is available to the site. A sewer <br />main is located approximately 1,000 feet to the north, and the developer will be required <br />to extend municipal sewer to the site. The Comprehensive Policy Plan for the City of <br />South Bend City Plan, November 2006 Housing Objective H 1: Ensure that an adequate <br />supply of housing is available to meet the needs, preferences, and financial capabilities of <br />households now and in the future. The rezoning is consistent with the Comprehensive <br />Plans housing policy. South Bend and St. Joseph County Indiana, Apri12002 Goa13. <br />Objective C. Policy L Medium or high-density multi-family housing, or other facilities <br />with intense activity should be located along arterials with access to the arterial street or <br />to a collector street. The rezoning is consistent with the Comprehensive Plans <br />neighborhood policy. The land use plan for the City of South Bend City Plan, November <br />2006 is that The Future Land Use Plan recommends this are for Medium Density <br />Residential, which is between 6-12 units per acre. The rezoning is consistent with the <br />City Plan land use plan. In Apri12002, South Bend and St. Joseph County Indiana, stated <br />in their The Comprehensive Plan to make no specific recommendation for this site. The <br />site is currently a wooded lot. The surrounding area is residential in character. The most <br />desirable uses for this property are low or medium density residential. The surrounding <br />single family property values may decrease or be conserved with the rezoning. Adequate <br />landscaping and buffering should help conserve property values. It is responsible <br />development and growth to promote medium density residential development as <br />recommended by City Plan. The site plan conforms to the zoning requirements without <br />variances. Based on information available prior to the public hearing, the staff <br />recommends that the petition be sent to the Common Council with a favorable <br />recommendation subject to written commitments that the project not exceed 12 units per <br />acre and that the development connect to municipal sewer and water. This commitment <br />will ensure the site conforms with the density standards recommended by City Plan. By <br />limiting the development to medium density, the area should be able to maintain its <br />residential characteristics while accommodating the anticipated growth patterns. <br />Mr. Bernard Feeney, Registered Land Surveyor, 715 South Michigan Street, South Bend, <br />Indiana, made the presentation on behalf of the owners, Nancy Boyer and Lois Reed, as <br />well as the contingent purchases of the property. Mr. Feeney stated that this particular <br />piece of property is located on the west side of Locust Road, north of Ireland Road and <br />South of St. Mary's of the Assumption Church. The physical characteristics of this <br />property are that it is essential high in the middle and lower at each end. The proposed <br />use based on conversations with the staff of the Area Plan Commission was arrived at <br />medium density residential In the original due diligence period that the petitioner took <br />part in indicated that the South Bend City Plan has targeted this particular area of the City <br />as medium density residential. With that in mind, that is how the preliminary plan for <br />this particular piece of property. The number of buildings on this particular piece of <br />property as well as the 96 units represent eight (8) and sixteen (16) unit buildings. They <br />are at somewhere between ten (10) and eleven (11) units per acre, well below the twelve <br />(12) units per acre recommended by the Area Plan Commission. Mr. Feeney stated that <br />they are more than comfortable with any written commitment relative to the number of <br />units per acre on this particular project. The developer intend in conjunction with this <br />project to extend sewer and water to this site at their own expense. The drainage on this <br />particular piece of property would be developed to South Bend City standards; the <br />landscaping would also be developed to South Bend City standards with the walks and <br />parking developed as well. In addition to those standards, standards for open areas <br />recreational areas on this property have been taken in account and balanced throughout <br />along with other requirements. The City Plan does recommend this area as medium <br />density residential; this plan was arrived at by staff of the City, as a result of meetings <br />held throughout the City, public meetings that generally led to the plan as seen today. <br />The Area Plan Commission Meeting yielded comments on both water table and wetlands <br />from concern residents in that area. Both of these issues were checked shortly after that <br />particular meeting by both members of Lang Feeney & Associates Staff and found not to <br />be a problem in this particular instance. Wetlands do not exist based on an examination <br />11 <br />
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