11-14-11 Council Agenda & Packet

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Staff Rego APC# 2597-11 Owner: Earth Designs Real Estate,LLC Location: the 3500 block of E. McKinley Avenue and the 600 block of Hickory Road, Jurisdiction: City of South Bend Requested Action: The petitioner is requesting a zone change from CB Community Business District to PUD Planned Unit Development District to allow commercial, single family, multi-family and self storage. Laud Uses and Zoning: On site: Both parcels currently are undeveloped. The McKinley Avenue site has an access drive to the former Steve&Barry's building. North: To the north of both parcels are single family homes zoned SF1 Single Family and Two Family District. East: To the east of the McKinley parcel are two single family homes, a cell phone tower site, a dentist office, the Elks Club, and the vacant Steve & Barry's store zoned CB Community Business District. To the east of the Hickory parcel is the Town&Country shopping center in Mishawaka. South: To the south of the McKinley parcel are single fancily homes zoned SF1 Single Family and Two Family District. To the south of the Hickory parcel is the site of a proposed Dollar General, and two multi-tenant retail centers zoned CB Community Business. West: To the west of the McKinley parcel are single family homes zoned SF 1 Single Family and Two Family District. To the west of the Hickory parcel is the vacant Steve& Barry's store parking lot zoned CB Community Business District. District uses and development standards: The Planned Unit Development (PUD) District is designed and intended to: encourage creativity and innovation in the design of developments; provide for more efficient use of land; permit special consideration of property with outstanding natural or topographical features; facilitate use of the most appropriate construction techniques in the development of land; and, provide for any individual land use not otherwise specified elsewhere in this Ordinance. The PUD District encourages imaginative uses of open space, promotes high standards in design and construction, and furthers the purposes of the Comprehensive Plan. Site plan description: The McKinley parcel is 15.6 acres. The Hickory parcel is .75 acres. The developer proposes three phases. Phase 1,the northern 364'of the McKinley parcel, is proposed for self storage units in addition to uses allowed in the Phases 2 & 3. The buffering of Phase 1 from the adjacent residential includes a 6' high solid wood privacy fence and 14 evergreen trees. There is also a landscaping area to the south of Phase 1, Phase 2, the remainder of the McKinley parcel, proposes uses allowed in the CB, SF1, SF2, MF1 and M92 districts. The residential districts have been defined with a maximum number of units per acre, Single family would be developed at between 5 and 10 units per acre and multifamily would have a maximum of 30 units per acre. Phase 3, the entire Hickory parcel, proposes uses allowed in the CB, W 1 and M172 districts. There will be one sign on McKinley and one sign on hickory according to the standards for integrated centers - freestanding identification signs. The percentage of open space is 15%. All other standards shall comply with the current South Bend Zoning Ordinance. Earth Designs Real Estate, LLC #2597-11 Page 1 of 3