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05-23-11 Common Council Meeting Minutes
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05-23-11 Common Council Meeting Minutes
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REGULAR MEETING MAY 23, 2011 <br /> <br /> <br /> <br />Councilmember Oliver Davis, Vice-Chairperson, Zoning & Annexation Committee, <br />reported that this committee held Public Hearings on these bills this afternoon and sends <br />them to the full Council with a favorable recommendation. <br /> <br />th <br />Ms. Christa Nayder, Staff Member, Area Plan Commission, 11 Floor County-City <br />Building, South Bend, Indiana, presented the report from the Area Plan Commission. <br /> <br />Ms. Nayder advised that she is presenting on Bill No. 13-11. She stated that the <br />petitioner is requesting a zone change from O Office District & MU Mixed Use District <br />to SF2 Single Family and Two Family District to allow a parochial high school. She <br />noted that on site is vacant. The buildings of the former St. Joseph Regional Medical <br />Center were recently demolished. To the north are medical office buildings zoned O <br />Office District. To the east are vacant properties and the Women’s Care Center all zoned <br />MU Mixed Use District. To the south is a Family Dollar zoned MU Mixed Use District. <br />To the south across LaSalle Street is a property management office and a vacant gift shop <br />both zoned MU Mixed Use District. To the west are parking lots used by the former <br />hospital, and a few single family homes zoned MU Mixed Use District. The SF2 District <br />is established to protect, promote and maintain the development of single family <br />dwellings and two family dwellings in the urban core of the City of South Bend as well <br />as to provide for limited public and institutional uses that are compatible with an urban <br />residential neighborhood. The availability of public facilities (e.g., public water, public <br />sanitary sewer, storm sewer, natural gas, electricity, telephone, etc.) is required for <br />development within this district. No site plan is required for a rezoning to a residential <br />district. According to the 1966 aerial maps, the hospital and parking areas were primarily <br />located within the northeast corner of the property while many single-family residential <br />uses were apparent within the southern half of the property. St. Peter Street and Madison <br />Avenue traversed the site at this time. In 1983, the St. Joseph Regional Medical Center <br />rezoned the property to the B Residential and G Height & Area District to all allow for <br />the expansion of the original hospital. This expansion was completed by 1986 and <br />included the razing of several of the original hospital structures and an expansion of the <br />campus to the west and south. Several of the residential uses to the south were also razed <br />and converted to parking areas for the hospital. Between 1986 and 1993, the campus <br />completed its final expansion before its relocation. All the adjacent rights-of-way are two <br />lane local streets. Per the 2035 MACOG Transportation Plan, there are no plans for any <br />expansion (added travel lanes) to these streets. The nearest traffic counts were taken at <br />St. Louis Boulevard north of Madison Avenue and at LaSalle Avenue east of St. Louis <br />Boulevard and revealed counts of 2,537AADT (1994) and 11,781 AADT (2010), <br />respectively. The site will continue to be serviced by City of South Bend sanitary sewer <br />and water. The Department of Community and Economic Development supports this <br />rezoning petition. The County Surveyor had no comment, and the City Engineer had no <br />objection. The Building Department informed the petitioner that several developmental <br />variances and a special exception to allow for off-site parking will be required. These <br />petitions are anticipated to be submitted to the Area Board of Zoning Appeal for <br />th <br />consideration at their May 4 meeting. This rezoning petition meets the educational <br />objective and associated polices with the City of South Bend’s Comprehensive Plan, City <br />Plan. The proposed use meets the Northeast Neighborhood Development Area Plan’s <br />objective of stimulating private sector investment within the neighborhood, including <br />new construction, rehabilitation, and the reuse of vacant or underutilized land, buildings, <br />and facilities. The most desirable use of the property, as identified with City Plan, is <br />mixed use that is compatible within the context of the neighborhood. The surrounding <br />property values should not be affected by the approval of rezoning since the proposed use <br />is not a higher intensity use than its prior use as a regional medical facility. Furthermore, <br />the redevelopment of this prior brownfield site is a positive investment within the <br />neighborhood and may act as a further catalyst for additional investment. It is <br />responsible growth and development to allow for the redevelopment of an underutilized <br />and vacant property for a private parochial high school. The proposed use is not <br />incompatible with the mixed uses located within the area. Based on information <br />available prior to the public hearing, the staff recommends that this rezoning petition be <br />sent to the Common Council with a favorable recommendation. The reuse of a recently <br />abandoned regional medical facility for a parochial high school is compatible with the <br />adjacent mixed uses and will be a positive investment in the neighborhood. <br /> 4 <br /> <br />
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