03/12/07 Council Meeting Minutes

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REGULAR MEETING MARCH 12. 2007 Councilmember Puzzello made a motion to hear the substitute version of this bill. Councilmember Dieter seconded the motion which carried by a voice vote of nine (9) ayes. Councilmember Kirsits, Chairperson, Zoning & Annexation Committee, reported that this committee held a meeting this afternoon and it was the consensus of the committee to send this substitute bill to the full Council with a favorable recommendation. Robert Nemeth, Staff Planner, Area Plan Commission, 11~` Floor County-City Building, South Bend, Indiana, presented the report from the Commission. Mr. Nemeth advised that the petitioner is requesting a zone change from SF1 Single Family and Two Family District to MF1 Urban Corridor Multifamily District to allow residential development. Currently on site is the abandoned McKinley pool and parking lot. To the north are single family homes zoned SF1 Single Family Residential District. To the east are single family homes zoned SF1 Single Family Residential District. To the south are single family homes zoned SF1 Single Family Residential District. To the west is an apartment complex zoned MF2 High-Density Multifamily District. The "MF1" Multi-family Residential 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 site is approximately 2,786 acres. There are 42 proposed two-story, three bedroom multi-family dwelling units at a density of 15.5 unites per acre. Buildings will cover approximately 28% of the site. Concrete and pavement will cover an additiona130% of the site. The remaining 42% of the site will consist of open space. There will be one access point on Corby Boulevard. 42 parking spaces will meet the minimum required by the MF1 zoning ordinance. The current design of the site does not allow space for any additional amenities, such as recreational space or additional parking. For traffic and transportation considerations Corby Boulevard has two lanes. The site will be served by municipal sewer and water. The Comprehensive Policy Plan City of South Bend City Plan, November 2006 states urban design policy UD 1.6: Respect the scale, design and aesthetic quality of established neighborhoods when undertaking infill development projects. The rezoning as proposed, conflicts with the Comprehensive Plans Urban Design policy. South Bend and St. Joseph County Indiana, Apri12002 Goa13. Objective C. Policy v: Residential developments should be designed to include adequate open spaces in either private yards or common areas to partially provide for residents' open space and recreation needs. The rezoning conflicts with the Comprehensive Plans neighborhood policy. The City of South Bend, City Plan, November 2006, the future land use plan identifies this area as low density residential. The rezoning conflicts with the Comprehensive Plans future land use plan. Although the rezoning conflicts with the comprehensive plan the staff believes the history of the site and its unique shape is not conducive to detached single family residential development. South Bend and St. Joseph County Indiana, Apri12002, the Comprehensive Plan make no specific recommendation for this site. The site is currently an abandoned community pool. The most desirable use for the site if low to medium density residential. The surrounding residential property values may not be conserved with the rezoning. It is responsible development and growth to allow in the infill and redevelopment of abandoned property. 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 subject to a written commitment that the project not exceed 7.5 units per acre; however if the petitioner does not wish to commit to a maximum density requirement of 7.5 units per acre, the staff recommends unfavorable. David Matthews, 603 Manchester Drive, South Bend, Indiana, made the presentation for this bill.