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J <br />Staff Report <br />APC # 2327-OS <br />Owner: Joventino C. Naval and Dimpna D. Naval <br />Location: Northwest corner of the Ironwood Drive/ East Fox Street intersection. <br />Jurisdiction: City of South Bend <br />Requested Action: <br />The petitioner is requesting to rezone one parcel approximately 6,000 square feet from "SF2" - <br />Single Family and Two Family to "OB" -Office Buffer in order for an attorney to use an existing, <br />vacant office building. <br />Land Uses and Zoning: <br />On site: On site is an existing vacant office building zoned "SF2". <br />North: To the north are single-family houses zoned "SF2". <br />East: To the east across [ronwood Drive are single family houses in the City of <br />Mishawaka zoned "R-1" Residential; a single-family house zoned "C-1" <br />Commercial; asingle-family house zoned "C-1" near Ewing Avenue, which is <br />used as a hairstyling business; and a coffee shop, Jo to Go, zoned "C-7" <br />Commercial on Ewing Avenue. <br />South: To the south across East Fox Street is a parking lot and church/day care nursery <br />zoned "SF2". <br />West: To the west are single-family houses zoned "SF2". <br />District uses and development standards: <br />The "OB" Office Buffer District is established to promote the development of small scale office, <br />professional, business, governmental and quasi-governmental uses. Since the types of permitted <br />uses in the "OB" District are typically less commercial in appearance and are architecturally more <br />harmonious with residential structures, this district can serve as a buffer between residential <br />districts and more intense commercial or industrial districts. <br />Site plan description: <br />The existing one-story office building is 1,344 square feet, which covers 23% of the parcel. The <br />paved area covers 34%, and the open space-landscaping covers 43%. Access will be from the <br />existing driveway on East Fox Street. There is an existing 6-feet fence on the west side to shield <br />5 parking spaces. Landscaping is proposed along the building, and at the entrance of the parking <br />lot. <br />Zoning and land use history & trends: <br />In 1972, the Common Council rezoned the then vacant, undeveloped property to allow the <br />construction of the existing building for a doctors office. When the May 7, 2004 City Zoning <br />Map became effective, it made the office building nonconforming. <br />Traffic and transportation considerations: <br />Ironwood Drive has 4 lanes adjacent to the site. East Fox Street has two lanes. There is an alley <br />on the west side of the subject property. <br />Utilities: <br />The City of South Bend provides water and sewer to the site. There is a storm sewer drainage <br />project scheduled for fa112005/spring 2006 on East Fox Street between Ironwood Drive and Hoke Street. <br />Joventino C. Naval and Dimpna D. Naval <br />#2327-OS <br />Page 1 of 3 <br />