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REGULAR MEETINGJULY 11, 2005 <br />Mr. Thuringer advised that the petitioner is requesting a zone change from “SF1” Single <br />Family and Two Family Residential and “O’ Office to “LB” Local Business to allow uses <br />permitted in the “LB” Local Business District. On site is a single-family home zoned <br />“O” Office and vacant land zoned “SF1” Single-Family and Two-Family Residential. To <br />the north is a retail center zoned “LB” Local Business. To the east on Edison Road are <br />two commercial retail businesses and vacant land zoned “C-1” in the City of Mishawaka. <br />To the south is a vacant lot and single-family homes zoned “SF1” Single-Family and <br />Two-Family Residential. To the west is multi-family housing zoned “MF2” High <br />Density Multi-Family. The “LB” Local Business District is established to provide for <br />small business groupings located outside of the village style mixed use concept and <br />which provide for the full range of convenience uses necessary to meet the daily needs of <br />nearby residential neighborhoods. Permitted uses within the “LB” Districts are regulated <br />in character to assure harmonious development with the nearby residential districts <br />served and are limited in size and scale to promote pedestrian access. The preliminary <br />site plan shows two retail buildings. One fronts Hickory Road and is 8,450 square feet of <br />retail space. The second building fronts Edison Road and is 8,580 square feet of retail <br />space. The total area to be rezoned is roughly 1.6 acres. Retail buildings comprise <br />17,040 square feet, or 25% of the site. Roughly, 32,000 square feet, or 46% of the site, is <br />to be parking, drives and sidewalks. Lastly, roughly 20,600 square feet, or 30% of the <br />site, is to be landscaping/open space. Land use at this intersection has been transitioning <br />from residential to commercial uses. The northwest corner of Edison Road and Hickory <br />Road is a retail center, which was rezoned from “A” Residential to “LB” Local Business <br />in 2002. This is a high traffic intersection that lends itself well to commercial use and <br />development. Land to the north and to the east is zoned “C-1” in the City of Mishawaka. <br />Edison Road is a four lane arterial in the City of South Bend and in the City of <br />Mishawaka. It is a major east/west thoroughfare between the two municipalities. In <br />2001, using the Michiana Area Council of Governments (MACOG) Traffic Volume <br />Counting Program, the traffic on Edison Road, west of Hickory Road, was recorded at <br />31,509 cars per day. Hickory Road is a four lane arterial at this location. In 2001, the <br />traffic count on Hickory, north of Corby Street, was 17,826 cars per day. Municipal <br />water and sanitary sewer will be extended from existing locations to serve the property. <br />Based on information available prior to the public hearing staff recommends that the <br />Area Plan Commission send this to the Common Council with a favorable <br />recommendation. <br />Mr. Andrew J. Nemeth, Andrew Nemeth Properties, LLC, 922 East Jefferson Blvd., Suite <br />200, South Bend, Indiana, representing the property owner, Mr. Pete Taddeo, and also the <br />contingent purchaser Jeff Brant, made the presentation for this bill. <br />Mr. Nemeth advised that the property sought to be rezoned is located at the SW corner of <br />Hickory and Edison Roads, Indiana. The Petitioners are seeking to rezone from “SF-1” <br />and “O”, Office to a new zoning of “LB” Local Business to allow for commercial retail <br />and commercial office use. The rezoning will enhance the aesthetics of the neighborhood <br />and beautify a challenged corner. <br />Councilmember Rouse questioned the ingress/egress issues on the property. <br />Mr. Nemeth advised that curb cuts would only allow right hand turns in and right hand <br />turns out of the property. <br />Councilmember White questioned the landscaping issues on the property. <br />Mr. Nemeth advised that regarding landscaping, the project would be above normal <br />standards for landscaping. <br />This being the time heretofore set for the Public Hearing on the above bill, proponents <br />and opponents were given an opportunity to be heard. <br />There being no one present wishing to speak to the Council either in favor of or in <br />opposition to this bill, Councilmember Kuspa made a motion for favorable <br />3 <br /> <br />