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Staff Report <br />APC # 2317-OS <br />Owner: Peter Taddeo and Jeff Brant/W'.J. Brant Jr., & Associates <br />Location: the southwest corner of Hickory and Edison Roads <br />Jurisdiction: City of South Bend <br />Requested Action: <br />The petitioner is requesting a zone change from "SFl" Single Family and Two Family Residential <br />and "O" Office to "LB" Local Business to allow uses permitted in the "LB" Local Business <br />District. <br />Land Uses and Zoning: <br />On site: On site is asingle-family home zoned "O" Office and vacant land zoned "SF 1 " <br />Single-Family and Two-Family Residential. <br />North: To the north is a retail center zoned "LB" Local Business. <br />East: To the east on Edison Road are two commercial retail businesses and vacant land <br />zoned "C-1" in the City of Mishawaka. <br />South: To the south is a vacant lot and single-family homes zoned "SF1" Single-Family <br />and Two-Family Residential. <br />West: To the west is multi-family housing zoned "MF2" High Density Multi-Family <br />District uses and development standards: <br />The "LB" Local Business District is established to provide for small business groupings located <br />outside of the village style mixed use concept and which provide for the full range of convenience <br />uses necessary to meet the daily needs of nearby residential neighborhoods. Permitted uses <br />within the "LB" Districts are regulated in character to assure harmonious development with the <br />nearby residential districts served and are limited in size and scale to promote pedestrian access. <br />Site plan description: <br />The preliminary site plan shows two retail builings. One fronts Hickory Road and is 8,40 square <br />feet of retail space. The second building fronts Edison Road and is 8,580 square feet of retail <br />space. The total area to be rezoned is roughly 1.6 acres. Retail buildings comprise 17,040 square <br />feet, or 25% of the site. Roughly 32,000 square feet, or 45% of the site, is to be parking, drives <br />and sidewalks. Lastly, roughly 20,600 square feet, or 30% of the site, is to be landscaping/open <br />space. ' <br />Zoning and land use history & trends: <br />Land use at this intersection has been transitioning from residential to commercial uses. The <br />northwest corner of Edison road and Hickory Road is a retail center, which was rezoned from "A" <br />Residential to "LB" Local Business in 2002. This is a high traffic intersection that lends itself <br />well to commercial use and development. Land to the north and to the east is zoned "C-1" in the <br />Cixy of Mishawaka. <br />Traffic and transportation considerations: <br />Edison Road is a four lane arterial in the City of South Bend and in the City of Mishawaka. It is a <br />major eastlwest thoroughfare between the two. municipalities. In 2001, using the Michiana Area <br />Council of Governments (MACOG) Traffic Volume Counting Program, the traffic on Edison <br />Road, west of Hickory Road, was recorded at 31,509 cars per day. <br />Hickory Road is a four lane arterial at this location. In 2001, the traffic count on Hickory, north <br />of Corby Street, was 17,826 cars per day. <br />Peter Taddeo and Jeff Brant/W.J. Brant Jr., & Associates <br />#2317-OS <br />Page 1 of 3 <br />