37-20 Hoose Court Special Exception Ordinance

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Staff Report — BZA#0030-20 September 8, 2020 The petitioner is seeking a Special Exception to allow: 2 unit dwellings in the U1 Urban Neighborhood District A Special Exception may only be granted upon making a written determination, based upon the evidence presented at a public hearing, that: (1) The proposed use will not be injurious to the public health, safety, comfort, community moral standards, convenience or general welfare; Approval of the Special Exception will not be injurious to the public health, safety, morals and general welfare of the community. The scale of the proposed duplexes are comparable to a one -unit dwelling and will be used for residential use. Reactivating vacant lots will provide more residents to the neighborhood, thereby increasing safety and the general welfare of the community. (2) The proposed use will not injure or adversely affect the use of the adjacent area or property values therein; Adding duplexes on currently vacant lots adjacent to parcels zoned NC Neighborhood Center should not injure or adversely affect the use of the adjacent area or property values. The addition of the duplexes will provide more residential opportunities for the neighborhood. New construction that fits the scale of the current residential properties should strengthen nearby property values. (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein; The current context of the neighborhood provides a mix of one -unit dwellings, small-scale apartments and institutional uses. This duplex will be consistent with the character of the district and neighborhood in both uses and style of construction. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan. City Plan (2006) Policy H1.1 recommends the city "Encourage residential developments to contain a mix of housing types, densities, price ranges, and amenities." This proposed duplex is in line with the recommendation from the Comprehensive Plan by helping to establish a mix of housing types. Analysis: Allowing 2 -unit dwellings will help with the creation of more diverse and affordable housing types. With proper design, these housing types blend well with the character and scale of existing urban neighborhoods. With its location in a fairly walkable urban neighborhood that is close to downtown and transit routes, this property is suited for 2 -unit dwellings. Staff Recommendation: Based on information available prior to the public hearing, the staff recommends the Board of Zoning Appeals send the Special Exception petition to the Common Council with a favorable recommendation. SOUTH BEND BOARD OF ZONING APPEALS Page 3 of 3