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<br />Staff Report <br />APC # 2296-04 <br />Owner: Greg A. and Paula D. Elliott <br />Location: 61191 U.S. 31 South <br />Jurisdiction: City of South Bend <br />Requested Action: <br />The petitioner is requesting a zone change from "R" Residential (County) to "LB" Local Business (City) to <br />allow professional office or retail uses. <br />Land Uses and Zoning: <br />On site: On site is single-family home. <br />North: To the north are single-family homes in the County zoned "R" Residential. <br />East: To the east are single-family homes in the City zoned "SF1" Single-family and a <br />cemetery in the County zoned "R" Residential. <br />South: To the south are single-family homes in the County zoned "R" Residential. <br />West: To the west is asingle-family home in the County zoned "R" Residential. <br />District uses and development standards: <br />The "LB" Local Business District is established to provide for small business groupings located outside of <br />the village style mixed use concept and which provide for the full range of convenience uses necessary to <br />meet the daily needs of nearby residential neighborhoods. Permitted uses within the "LB" Districts are <br />regulated in character to assure harmonious development with the nearby residential districts and are <br />limited in size and scale to promote pedestrian access. <br />Site plan description: <br />The site plan shows the conversion of the single-family home into a professional office or retail use. The <br />entire site is approximately .83 acres. A variance is required for the existing shed in the rear setback. <br />There is existing vegetation on the site that can be used as an alternative to the required landscaping. <br />Zoning and land use history & trends: <br />This site was petitioned for a rezoning in 2002 to "C" Commercial for a restaurant. It received a favorable <br />recommendation from the Plan Commission subject to annexation, but was withdrawn prior to the County <br />Council hearing. There are some commercial uses to the north at Kern Road. There is also a large tract of <br />vacant land to the south of this site in the city zoned "CB" Community Business. <br />Traffic and transportation considerations: <br />This point of U.S. 31 South is a transition area between the more commercial character to the north and the <br />rural residential character to the south. U.S. 31 is a four lane road with no dedicated turn lanes or <br />accel/decel/ lanes. <br />Utilities: <br />This site will be serviced by municipal water and sewer from South Bend. <br />Additional information: (Agency comments) <br />If there are any improvements or pavement, the drainage plan will have to meet the latest City of South <br />Bend standards. <br />According to the Historic Preservation Commission, the structure on the site is a historic structure. <br />Greg A. and Paula D. Elliott <br />#2296-04 <br />Page 1 of 3 <br />