10202-12 Zoning - Requesting a Special Exception Property located 2222 W Washington

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8) A statement on how each of the following standards for the granting of variances is met: (a) The approval will not be injurious to the public health,safety,morals and general welfare of the community: My client's would like to utilize the building for a Banquet Hall and an indoor,community based soccer facility at this location. My client's proposed plan for this location will significantly improve the area,the neighborhood,and the City of South Bend's overall plan for growth. Granting the petition will improve the safety, comfort, community standards, and general well-being of the neighborhood. Remember,it is still a neighborhood. The property in question is lined with commercial properties directly to the South,and residential properties directly to the North. The properties prior use was an industrial warehouse. Many commercial trucks and traffic ingress and regress from the location. The current proposed use will not entail dangerous commercial trucks or traffic flowing about the area. No heavy machinery or equipment will be used for the day-to-day operation. Because the proposal is for a Banquet Hall and an indoor soccer facility, other than parking all activity will be conducted inside the current building. More than ample parking is available for the proposed use. The site for the Banquet Hall and indoor soccer facility is located in one area; there will be no need to cross the street for parking. The plan provides for safe vehicular and pedestrian access, including emergency vehicles. Neighborhood street parking and noise will be reduced by centralizing the parking location and eliminating commercial vehicles. Because the whole area is fenced in safety has been maximized. All utilities necessary for this use are already present. The location itself is secluded from the other commercial properties in the area by virtue of its enclosed perimeter and triangular shape. Proposed signs and exterior lighting, although not finalized, are expected to minimize neighborhood safety concerns and will be compatible with the surrounding properties via City site plan approval The proposed use will not entail the need to consider industrial environmental hazards and will be a friend to the environment when compared to the heavy industrial use of the property by the previous owners. Further, the current property has sat vacant,deteriorating for the at least the past six(6)years. My client's proposed use and improvement of the property will bring a fresh,new, and exciting business to the area. The neighborhood will benefit. New jobs and a tax base will be created. The proposed improvements and use of the location will be in line with community moral standards by bringing a family oriented community center to the area. Children and their families will have a safe place to go after school and hold family oriented activities such as Quinceneras,wedding receptions,birthday parties,and family reunions There exists the potential for future sporting or other similar venue events at this location. This proposal and plan anticipates other present business expansion and economic benefits to the City by offering current thriving business a commercially viable partnership. (b) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner;and: The neighboring properties,being within a light industrial zone, will not suffer any negative impacts. The proposed use is for a banquet hall/indoor soccer facility,which is akin to a commercial use. The future improved site will increase property values and will energize the area. The use of the property as a community-oriented business will enhance both commercial and residential property values. The neighboring commercial and residential property owners will benefit from investing entrepreneurs attending commercially viable soccer games and practices and the ability to hold functions to celebrate as well. Because there is no other similar business in the area like this proposed banquet hall/indoor soccer facility,current businesses will not be subject to competing financial interests. (c) The strict application of the terms of this Ordinance would result in practical difficulties in the use of the property: Light Industrial does not allow the property to be used at its most potential. Light Industrial does not allow this property to be used as a banquet facility. This property has already been approved by ABZA and the Common Council for use as an indoor/outdoor soccer facility. Allowing the premises to be used as both an indoor/outdoor soccer facility and banquet hall will maximize this properties potential. Not allowing this request will result in the property owners abandoning their already approved use of these premises as a soccer facility.