10136-11 Zoning - 1145 Northside Boulevard, 947 Louise, and a Vacant Parcel Northwest

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Staff Report APC # 2612 -11 Owner: YMCA of Michiana, Inc. Location: 1145 Northside Boulevard, and 947 Louise Street. Jurisdiction: City of South Bend Requested Action: The petitioner is requesting a zone change from MU Mixed Use District and LI Light Industrial District to MU Mixed Use District and CB Community Business District to allow athletic fields and a reception hall. Land Uses and Zoning: On site: On site is a vacant industrial building and two lots, one used for recreational District uses and development standards: The MU Mixed Use District is established to promote the development of the a dense urban village environment. The regulations are intended to encourage all the elements of a traditional urban village, including: storefront retail; professional offices; and, dwelling units located either in townhouse developments or in the upper stories of mixed -use buildings. The development standards in this district are designed to: encourage a pedestrian oriented design throughout the district; and, maintain an appropriate pedestrian scale, massing and relationship between buildings and structures within the district. The CB — Community Business District is established to provide a location for high volume and high intensity commercial uses. Activities in this district are often large space users which may include limited amounts of outdoor sales or outdoor operations. Developments within the CB District shall be coordinated to facilitate vehicular and pedestrian access from nearby residential districts. Site plan description: The total affected area is just over 4 acres. The area to be zoned to CB Community Business is .2.45 acres (Parcels A & C as shown on the site plan). The area to be zoned MU Mixed Use District is 1.6 acres (Parcel B as shown on the site plan). Parcel A is open space. The only building on Parcel B is a 1,440 sq. ft. picnic shelter covering 2% of that site. Parcel C has a 7,900 sq. ft. building covering 15% of that site, and 29 parking spaces covering 52 %. On November 2, 2011, a parking variance was approved by the Area Board of Zoning Appeals to allow for the reduced parking of the proposed use on Parcel C, by sharing 108 of the YMCA's parking spaces. Zoning and land use history & trends: The building at 1145 Northside (Parcel C) has existed on this site since at least 1966. There was a building at 947 Louise (Parcel B) which was removed before 1986. Traffic and transportation considerations: Northside Blvd is a two lane street. Louise Street is a two lane street. YMCA of Michiana, Inc, et al #2612 -11 Page 1 of 2 purposes. North: To the north is a vacant industrial building being considered for a fire station, zoned LI Light Industrial District. East: To the east is a promotional company zoned LI Light Industrial District, and the YMCA zoned MU Mixed Use. South: To the south is the St. Joseph River. West: To the west is the railroad (unzoned) and the South Bend Farmer's Market zoned MU Mixed Use. District uses and development standards: The MU Mixed Use District is established to promote the development of the a dense urban village environment. The regulations are intended to encourage all the elements of a traditional urban village, including: storefront retail; professional offices; and, dwelling units located either in townhouse developments or in the upper stories of mixed -use buildings. The development standards in this district are designed to: encourage a pedestrian oriented design throughout the district; and, maintain an appropriate pedestrian scale, massing and relationship between buildings and structures within the district. The CB — Community Business District is established to provide a location for high volume and high intensity commercial uses. Activities in this district are often large space users which may include limited amounts of outdoor sales or outdoor operations. Developments within the CB District shall be coordinated to facilitate vehicular and pedestrian access from nearby residential districts. Site plan description: The total affected area is just over 4 acres. The area to be zoned to CB Community Business is .2.45 acres (Parcels A & C as shown on the site plan). The area to be zoned MU Mixed Use District is 1.6 acres (Parcel B as shown on the site plan). Parcel A is open space. The only building on Parcel B is a 1,440 sq. ft. picnic shelter covering 2% of that site. Parcel C has a 7,900 sq. ft. building covering 15% of that site, and 29 parking spaces covering 52 %. On November 2, 2011, a parking variance was approved by the Area Board of Zoning Appeals to allow for the reduced parking of the proposed use on Parcel C, by sharing 108 of the YMCA's parking spaces. Zoning and land use history & trends: The building at 1145 Northside (Parcel C) has existed on this site since at least 1966. There was a building at 947 Louise (Parcel B) which was removed before 1986. Traffic and transportation considerations: Northside Blvd is a two lane street. Louise Street is a two lane street. YMCA of Michiana, Inc, et al #2612 -11 Page 1 of 2