08-08-11 Common Council Meeting Minutes

Home Browse Search

REGULAR MEETING AUGUST 8, 2011 southwest of Ardmore Trail and Bendix Drive was undeveloped until the mid 1970’s when the LaSalle Square multi-tenant shopping center was constructed. The existing structure within the area to be rezoned was built sometime after the construction of the center but prior to 1986. Rezoning petitions were submitted in 2001 to add a charitable gaming facility to the center and in 2002 to add a day care facility and banquet hall to the center. Both of these petitions were withdrawn. Bendix Avenue is a four land road and Ardmore Trail is a two land road. Both have center turn lanes. The nearest traffic counts taken in 2010 along Bendix Drive south of Ardmore Trail and along Ardmore Trail east of Bendix Drive reveal an AADT of 6,343 and 2,531 respectively. The site will be served by municipal sanitary sewer and water. The Department of Engineering & Public Construction commented that the existing utilities in the vacated Kentucky Street must be kept in service, resulting in their relocation. The Department of Community and Economic Development commented that the proposed rezoning is consistent with the LaSalle Square Area Redevelopment Plan, and would have a positive effect on the area’s appearance, and would represent the next step in the revitalization of a wider area. Mr. Spier advised that this proposed rezoning meets all the objectives and policies of City, Plan. The future land use map within City Plan shows that the area included with this rezoning petition and the adjacent LaSalle Square shopping center as mixed use. Mr. Spier advised that the LaSalle Square Area Redevelopment Plan was established in September 2008 and the public participation process which occurred prior to the drafting of this place revealed that of all types of residential land uses, senior housing was the most preferred type of housing. The public also identified sidewalks as the number one infrastructure need for the area. These desires led to the following recommendation within the five year outlook plan. Recommendation #3, work with senior housing developer to come into the Square. This development seems ideally suited to be situated in the vacant parcel to the immediate east of LaSalle Library, which will preserve the frontage on Bendix Drive to e used for retail development. Bringing in a new development will quickly add residents, improving the likelihood of new retail development for the area. Another strategic approach goal and objective recommends increasing the interior and exterior connectivity through reintroducing streets, sidewalks and trails within the site. The proposed rezoning meets all these stated recommendations, goals and objectives. Currently, the property included within the petition includes a vacant restaurant and an open parking area to the north. The property to the west of the petition area, which is also included within the site plan, is an undeveloped vacant area. The most desirable use of this property and the adjacent property to the west is a mixed use of residential and commercial. The adjacent property values should be conserved, or could potentially increase, with the development of a senior living facility. It is responsible development and growth to follow previously adopted city-wide and area specific land use plans. The presence of additional residents could act as a catalyst for further commercial investment and development within the LaSalle Square area. Based on information available prior to the public hearing, the staff recommends that this petition be sent to the City of South Bend Common Council with a favorable recommendation. A substantial community wide effort was put into the planning process and development of City Plan, and more recently the LaSalle Square Area Redevelopment Plan. The proposed rezoning is consistent with the recommendations, goals, and objective of both of these plans. Mr. Brad Mosness, Abonmarche Consultants, Inc., 750 Lincolnway East, South Bend, Indiana made the presentation for this bill. Mr. Mosness advised that since the rezoning of the adjacent west parcel in 2008, the project has expanded, and most recently, after obtaining financing earlier this year. He stated that after several meetings with the city, there is going to be a new city street planned adjacent to the site. The north-south drive adjacent to the library will be improved, and the right-of-way will be dedicated, as well as the drive off of Bendix entering LaSalle Square, will be improved and also dedicated as right-of-way. Mr. Mosness advised that because the project has expanded therefore, requiring the rezoning. Mr. Matthew Sikora, Planner, Department of Community and Economic Development, th 12 Floor County-City Building, 227 W. Jefferson Blvd., South Bend, Indiana, advised that as part of the Sterling Group LLC., tax credit application and the support of 5