05/29/07 Council Meeting Minutes

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REGULAR MEETING MAY 29, 2007 Councilmember Kuspa, Vice-Chairperson, Zoning and Annexation Committee, reported that this committee held a Public Hearing on this bill this afternoon and sends it to the full Council with no recommendation. Mr. Robert Nemeth, Staff Planner, Area Plan Commission, ll~ Floor County-City Building, 227 W. Jefferson Blvd., South Bend, Indiana, presented the report from the Commission. Mr. Nemeth advised that the Petitioner is requesting a zone change from R Single Family District (County) to CB Community Business District (City) to allow uses allowed in the CB Community Business district. On site are two single family houses zoned R Single Family District. To the north is a single family house zoned R Single Family District and a parking lot for a financial institution zoned C Commercial in unincorporated St. Joseph County. To the east is the Medical Home Care services facility zoned CB Community Business in the City. To the south across Douglas Road are single family houses zoned R Single Family District in unincorporated St. Joseph County. To the west is a fmancial institution zoned C Commercial in unincorporated St. Joseph County. The "CB" Community Business District is established to provide a location for high volume and high intensity commercial uses. Activities in this district are often large space users which may include limited amounts of outdoor sales or outdoor operations. The site is approximately 1.38 acres. Buildings will cover approximately 10% of the site. Parking and pavement will cover an additional 15% of the site. The remaining 75% of the site will consist of open space. Twenty (20) parking spaces are provided. The site will have one access point off of Douglas Road. The current land use trend in the area is commercial, office, and institutional uses, with residential to the south along State Road 23. Douglas Road has two lanes, with a planned expansion to four lanes. Upon redevelopment the site will connect to municipal sewer and water. The rezoning is consistent with the Comprehensive Plans economic policy. The future land use map identifies this area as a Regional Commercial Node. The rezoning is consistent with the Future Land Use Map. The site currently residential. The area on the north side of Douglas is commercial or office in character. The area on the south side of Douglas is residential in character. The most desirable use for this site is commercial or office. Surrounding residential property values immediately to the south across Douglas Road may not be conserved with the rezoning. It is responsible development and growth to allow the expansion of growing commercial centers at the intersection of major arterials in conformance with an adopted 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. City Plan identifies the Douglas Road/State Rd 23 intersection as a Regional Commercial Node. A Regional Commercial Node is defined as a large-scale commercial area that serves a large, metropolitan area and are regional draws. The city is anticipating the widening of Douglas Road to be complete in 2007 to accommodate the increased traffic. The proposed land uses are compatible with the commercial uses to the west on the corner of Douglas Road and State Road 23, as well as the office building to the east and the Foundation Center to the west of State Road 23. Mr. Derek Spier, ALC.P., Abonmarche consultants, L.L.C., 750 Lincoln Way East, South Bend, Indiana, made the presentation on behalf of the petitioners Walter A. & Sophie A. Rhodes and Ronald J. Pecsi & Mary K Pecsi and Holladay Properties, Inc. Mr. Spier advised that this is a voluntary annexation and zoning of 1.653 acres +/- located in Clay Township, St. Joseph County, Indiana. The property sought to be annexed and rezoned is located at 17253 & 17295 Douglas Road, South Bend, Indiana. The property is currently single-family residential in the County and after the annexation and rezoning will be classified "CB" Community Business, City, to allow for an office, however the specific use is yet to be determined. The anticipated "build-out" year for the project is 2008-2009.