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STAFF REPORT James F. McCune 2254 -04 Location: 416 W. LaSalle Street City of South Bend REQUESTED ACTION: The petitioner is requesting a zone change from "A -3" Mixed Use, "E" Height and Area to "D" Light Industrial, "E" Height and Area to allow an office and storage of boat, auto, and light/heavy equipment. EXISTING LAND USE: The property contains a vacant building. SURROUNDING LAND USE AND ZONING: Located to the north is a duplex, single- family homes, multi - family homes, and a church zoned "A -1" Residential, "B" Height and Area, and a commercial use and multi - family dwelling zoned "A -3" Mixed Use, "F" Height and Area. To the south are offices, mixed use buildings, a commercial use and single- family homes zoned "A -3" Mixed Use, "E" Height and Area. To the east is a parking lot zoned "D" Light Industrial, "F" Height and Area and a church zoned "D" Light Industrial, "G" Height and Area. To the west is a church, single- family home, a duplex and a multi - family use zoned "A -I" Residential, "B" Height and Area. ACCESS: Access to the site is from LaSalle Avenue and William Street. WATER SOURCE/ SEWAGE DISPOSAL: Water and sewer are available to the site. DRAINAGE: The drainage has been addressed by the petitioner. SITE DATA: The total site to be rezoned is 29,498 square feet. Of that, the buildings will occupy 13,575 square feet, or 46 percent of the site. Parking and drives will occupy 9,090 square feet, or 31 percent of the site. Open space will occupy 6,833 square feet, or 23 percent of the site. ENVIRONMENTAL DATA: A check of the Agency's maps indicates that no public wells, wetlands, flood or environmental hazard areas are present. SITE PLAN: The site plan is preliminary. AGENCY COMMENTS: The City Engineer made the following comments: rezonings require upgrade to new drainage standards. They are concerned with the manuverability off of the public alley on the south side of the site. Alley improvements are required. Repair or replace the curb an d sidewalk. 'his property was down -zoned in 1991 from "D" Light Industrial to "A -3" Mixed Use as part of the West Washington - Chapin Development Area rezoning. STAFF RECOMMENDATIONS: Based on information available prior to the public hearing, the staff recommends that this petition be sent to the Common Council with an unfavorable recommendation. The entire West Washington-Chapin Neighborhood was rezoned in 1991. As a result of that public process, this property was down -zoned to encourage less intense zoning and uses within the neighborhood. In the staffs opinion, due to this property's location near downtown and on the fringe of the neighborhood, mixed use is a more appropriate zoning of this site. Based on the previous neighborhood rezoning and what this property will be zoned in the new ordinance (MU Mixed Use), rezoning this property is not in line with the vision set by the residents of the neighborhood, the Area Plan Commission, and the City. / a