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Staff Report <br />APC # 2270-04 <br />Owner: Salah & Cynthia Hilal and Omar M. Abuhilal <br />Location: in the 4000 block of Portage Road <br />Jurisdiction: City of South Bend <br />Requested Action: <br />The petitioner is requesting a zone change from "SF1" Single Family and Two Family, "MF2" High <br />Density Multifamily, and "OB" Office Buffer (Parcel I), "SFl" Single Family and Two Family, and "MF2" <br />High Density Multifamily (Parcel II), and "MF2" High Density Multifamily, "OB" Office Buffer, and "CB" <br />Community Business (Parcel III) to "OB" Office Buffer (Parcel [), "MF2" High Density Multifamily <br />(Parcel II), and "CB" Community Business (Parcel [[I) to allow uses permitted under the "OB" Office <br />Buffer District (Parcel I), uses permitted under the "MF2" High Density Multifamily District (Parcel II), <br />and uses permitted under the "CB" Community Business District (Parcel III). <br />Land Uses and Zoning: <br />On site: On site are single-family homes and vacant land. <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 County zoned "R" Residential. <br />South: To the south is asingle-family home in the County zoned "R" Residential and <br />commercial uses in the City zoned "CB" Community Business. <br />West: To the west are industrial uses in the City zoned "LI" Light Industrial. <br />District uses and development standards: <br />"OB" Office Buffer promotes the development of small scale office, professional, and business uses. <br />"bIF2" Multifamily is established to protect, promote and maintain the development of high density <br />multifamily projects. "CB" Community Business provides a location for high volume, high intensity <br />commercial uses. <br />Site plan description: <br />Parcel I shows what is intended to be a financial institution with adrive-thru and ATM. Residential <br />Bufferyards are provided to the north and west. Parcel II is a multifamily development. Developed open <br />recreational space is required and shown per the ordinance. Variances may be sought for locating the <br />developed recreational space in the required side yard. Also, Maple Road is a dedicated paper street. The <br />petitioner has stated that either the portion of Maple Road that is on this site wiil be vacated or variances <br />will be sought for setbacks prior to building permits being issued. Parcel III shows what is intended to be a <br />retail and restaurant development. Bufferyards are provided to the south and west. <br />Zoning and land use history & trends: <br />A portion of this site was rezoned under the old City Ordinance to "C" Commercial, "O" Office, and "B" <br />Residential for similar uses in 2003. This petition is adding one more property to the north. <br />Traffic and transportation considerations: <br />Portage Road is a major thoroughfare between the northern parts of the County and South Bend. It is only <br />two lanes at this location. The petitioner is showing acceVdecel lanes that will aid in ingress/egress. The <br />staff does recommend across-access easement to the south in anticipation of future commercial growth. <br />Utilities: <br />The site will be serviced by municipal water and sewer from South Bend. <br />Hilal and Abuhilal <br />APC #2270-04 <br />Page 1 ~of 2 <br />