14-18 Rezone- Michiana Auto Sales

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Staff Report 5/4/2018 compatible with an urban neighborhood. The proposed zoning is inconsistant and more intense than all of the neighboring properties. Development standards of the proposed zone, including sign regulations, could lead to disjointed development. Should the Commission or Council approve the rezoning and variances, DCI recommends the following to mitigate any negative impacts: 1) Offer a written commitment to limit the number of vehicles to 27 as shown on the site plan; 2) In lieu of providing foundation landscaping, add 1-2 replacement trees in the public tree lawn; 3) In lieu of providing full parking lot screening,provide landscaped areas with 3' hedges at the northeast corner of building and the northeast corner of the lot; 4) Install landscaped island to separate the restaurant spaces from the display spaces along the north property line; and 5)Bring the fence into compliance which is a maximum 4' in height and no barbed wire. Commitments: The petitioner is not proposing any written commitments. Criteria to be considered in reviewing rezoning requests, per IC 36-7-4-603: 1. Comprehensive Plan: Policy Plan: The proposed rezoning is inconsitent with City Plan, South Bend Comprehensive Plan (2006) Policy UD 4: Improve the character of the community's entryways and corridors and Policy LU 2.3: Ensure coordination of land uses among ajacent area-specific plans. Land Use Plan: The Future Land Use Plan identifies this area for mixed use development. Plan Implementation/Other Plans: The Southeast Neighborhood Master Plan (2015) calls for commercial uses to be located along major corridors. Strategy 1 states: Create pedestrian-friendly streetscapes along community corridors. 2. Current Conditions and Character: Michigan Street has been a major commercial corridor for the neighborhoods south of downtown, with a mix of commercial and residential uses. 3. Most Desirable Use: The most desirable use for this site would be low intensity commercial developments that serve the needs of the surrounding neighborhood. 4. Conservation of Property Values: The approval of this rezoning for a car dealership would not conserve the value of the surrounding properties. 5. Responsible Development And Growth: Is is not responsible development and growth to approve this rezoning. The proposed zone has development standards and uses that are out of character for this neighborhood. Combined Public Hearing This is a combined public hearing procedure,which includes a rezoning, a Special Exception Use, and 4 variances from the development standards. The Commission will forward the APC # 2865-18 Page 2 of 4