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08-08-11 Council Agenda & Packet
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08-08-11 Council Agenda & Packet
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Staff Re4ort <br /> APC# 2596-11 <br /> Owner: Ramadan A. &Tamilyn Salameh <br /> Location: 1007 N. Bendix Drive and part of 1025 N. Bendix Drive. <br /> Jurisdiction: City of South Bend <br /> Requested Action: <br /> The petitioner is requesting a zone change from CB Community Business District to M72 High- <br /> Density Multifamily District to allow multifamily dwellings (senior independent laving facility). <br /> Land Uses and Zoning: <br /> On site: On site is a vacant commercial structure most recently occupied as a restaurant, <br /> and an adjacent parking area partially used for the Urban Garden Market, a <br /> temporary and seasonal farmers market, both zoned CB Community Business <br /> District. <br /> North: To the north is a vacant parking area used seasonally for the Urban Garden <br /> Market, and vacant retail structure all zoned.CB Community Business District. <br /> East: To the east is a credit union, a vacant bank, and a health services facility all <br /> zoned LB Local Business District. <br /> South: To the south is LaSalle Square, a multi-tenant retail center, zoned CB <br /> Community Business District. <br /> West: To the west is vacant land zoned MF2 High-Density Multifamily District and the <br /> LaSalle Branch Library zoned CB Community Business District. The vacant <br /> land was rezoned in 2008 (APC #2486-08) for multi-family dwellings (senior <br /> independent living facility). <br /> District uses and development standards: <br /> The MF2 District is established to protect, promote and maintain the development of high density <br /> multifamily dwellings and to provide for limited public and institutional uses that are compatible <br /> with a multifamily residential neighborhood. The development standards are designed to promote <br /> the establishment of multifamily dwelling projects with on-site amenities. <br /> Site plan description: <br /> The 2.58 site includes both the 0.91 acres to be rezoned with this petition and an adjacent area to <br /> the west which was rezoned to the MF2 Multifamily District in 2008 (APC#2486-08). The site <br /> plan shows a four story 72 unit senior living facility covering 0.56 acres, or 22%of the site. The <br /> proposed parking areas, drives and sidewalks cover 0.65 acres, or 22% of the site; and the <br /> developed recreational open space covers 0.13 acres, or 5%of the-site. The remaining 1.24 acres, <br /> or 48%, is open space. A total of 144 parking spaces are required'and 55 spaces are provided. <br /> Variances for a reduction in the number of parking spaces, reduced front yard setbacks from the <br /> existing and proposed public rights-of-way; a reduced side yard setback, and an increase in the <br /> maximum allowable height and number of stories were approved by the Area Board of Zoning <br /> Appeals on June 2011. Access to the site will be provided to the west and south via two <br /> proposed public streets. All landscaping, lighting, and signage will be in accordance with the <br /> zoning ordinance. <br /> Zoning and land use history &trends: <br /> The area to the southwest of Ardmore Trail and Bendix Drive was undeveloped until the mid <br /> 1970s when the LaSalle Square multi-tenant shopping center was constructed. The existing <br /> structure within the area to be rezoned was built sometime after the construction of the center but <br /> prior to 1986. Rezoning petitions were submitted in 2001 (APC #2089=01) to add a charitable <br /> Ramadan A. & Tamilyn Salameh <br /> #2596-11 <br /> Page 1 of 3 <br />
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