04/09/07 Council Meeting Minutes

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REGULAR MEETING APRIL 9, 2007 Mr. Lyons advised that the petitioner is requesting a zone change form SF1 Single Family and Two Family District. To the north is the current Stanz Food Service, Inc. zoned LI Light Industrial District. To the east across Knoblock Street are homes zoned SF1 Single Family and Two Family District. To the south across Voorde Drive are wooded lots zoned SF1 Single Family and Two Family District. The circular building to the west is zoned LI Light Industrial District. It will be removed if the rezoning is approved. The LI Light Industrial District is established to provide for development of office/warehouse, warehouse/distribution, wholesale, assembly and manufacturing or processing facilities which are clean, quiet, and free of hazardous or objectionable elements such as noise, odor, dust, smoke, or glare. Permitted uses in this district tend to generate heavy traffic, require extensive community facilities, and may require limited amounts of outdoor storage. The LI District is also intended to function as a transitional district between the more intense general industrial districts and other less intense districts. The site is approximately three acres. There is a proposed 42,500 square feet expansion of the existing building which includes an office, connector corridor and freezer. The freezer part will be approximately 30,000 square feet. At the northwest corner of Knoblock Street and Voorde Drive, two future expansions are shown with areas of 36,300 square feet each. There are three access points to the site: two acces points on Commerce Drive and once access point on Progress Drive. There is no access point on Knoblock Street. There are 141 parking spaces provided. Type C landscaping is required along the southeast corner to buffer the adjacent residentially zoned properties. Type C landscaping is four evergreen trees every 30 feet, staggered in a double row. Progress Drive, Commerce Drive, and Knoblock Street have two lanes. Voorde Drive has been extended, connecting Commerce Drive and Sheridan Avenue. The vacation of portions of Maplewood Avenue and Knoblock north of Voorde Drive have been passed by the Common Council. The site will be served by municipal sewer and water. The City of South Bend, City Plan adopted in November 2006, states Economic Development Policy ED 2.3 to created opportunities for manufacturing companies to locate in the community. The rezoning is consistent with the City Plan economic policy. The land use plan City of South Bend, City Plan adopted in November 2006, stated the future land use map recommends this area for light industrial use. The rezoning is consistent with the City Plan future land use map. The site is currently wooded. The most desirable use for this site would be light industrial. The surrounding residential property values may not be conserved with the rezoning will be landscaped buffering and no access point on Knoblock Street. It is responsible development and growth to allow the logical expansion of an existing light industrial business in conformance with an adopted land use plan. 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 rezoning is consistent with the City Plan Future Land Use Map, which recommends the area for light industrial It will extend an existing LI Light Industrial District. The single family homes to the east will be buffered by required landscaping and no access to the industrial site from Knoblock Street. Mr. David Rafinski, Wightman Petrie, 713 S. Scott Street, South Bend, Indiana, stated that he is representing the petitioner Stanz Food Service. Mr. Rafinski advised that Stanz Food Service has entered into a contract to purchase Lots 28, 29, 30, and 31 as well as Lot 21 of Post Place Subdivision. Lots 28 through 31 are the parcels that Stantz is putting together in order to allow the expansion of operation of their food services, and to allow them to remain where there are today and be a functional operation for the future. 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 Council either in favor of or in opposition to this bill, Councihnember Dieter made a motion for favorable recommendation to full Council concerning this bill as substituted. Councilmember Varner seconded the motion which carried by a voice vote of seven (7) ayes.