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10202-12 Zoning - Requesting a Special Exception Property located 2222 W Washington
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10202-12 Zoning - Requesting a Special Exception Property located 2222 W Washington
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11/16/2012 10:18:26 AM
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11/16/2012 10:18:25 AM
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City Council - City Clerk
City Council - Document Type
Ordinances
City Counci - Date
11/12/2012
Ord-Res Number
10202-12
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8) A statement on how each of the following standards for the granting of variances is met: <br /> (a) The approval will not be injurious to the public health,safety,morals and general welfare of the community: <br /> My client's would like to utilize the building for a Banquet Hall and an indoor,community based soccer facility at this <br /> location. My client's proposed plan for this location will significantly improve the area,the neighborhood,and the City of <br /> South Bend's overall plan for growth. Granting the petition will improve the safety, comfort, community standards, and <br /> general well-being of the neighborhood. Remember,it is still a neighborhood. <br /> The property in question is lined with commercial properties directly to the South,and residential properties directly <br /> to the North. The properties prior use was an industrial warehouse. Many commercial trucks and traffic ingress and <br /> regress from the location. The current proposed use will not entail dangerous commercial trucks or traffic flowing about <br /> the area. No heavy machinery or equipment will be used for the day-to-day operation. Because the proposal is for a <br /> Banquet Hall and an indoor soccer facility, other than parking all activity will be conducted inside the current building. <br /> More than ample parking is available for the proposed use. The site for the Banquet Hall and indoor soccer facility is <br /> located in one area; there will be no need to cross the street for parking. The plan provides for safe vehicular and <br /> pedestrian access, including emergency vehicles. Neighborhood street parking and noise will be reduced by centralizing <br /> the parking location and eliminating commercial vehicles. Because the whole area is fenced in safety has been <br /> maximized. All utilities necessary for this use are already present. The location itself is secluded from the other <br /> commercial properties in the area by virtue of its enclosed perimeter and triangular shape. Proposed signs and exterior <br /> lighting, although not finalized, are expected to minimize neighborhood safety concerns and will be compatible with the <br /> surrounding properties via City site plan approval <br /> The proposed use will not entail the need to consider industrial environmental hazards and will be a friend to the <br /> environment when compared to the heavy industrial use of the property by the previous owners. Further, the current <br /> property has sat vacant,deteriorating for the at least the past six(6)years. <br /> My client's proposed use and improvement of the property will bring a fresh,new, and exciting business to the area. <br /> The neighborhood will benefit. New jobs and a tax base will be created. The proposed improvements and use of the <br /> location will be in line with community moral standards by bringing a family oriented community center to the area. <br /> Children and their families will have a safe place to go after school and hold family oriented activities such as <br /> Quinceneras,wedding receptions,birthday parties,and family reunions <br /> There exists the potential for future sporting or other similar venue events at this location. This proposal and plan <br /> anticipates other present business expansion and economic benefits to the City by offering current thriving business a <br /> commercially viable partnership. <br /> (b) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially <br /> adverse manner;and: <br /> The neighboring properties,being within a light industrial zone, will not suffer any negative impacts. The <br /> proposed use is for a banquet hall/indoor soccer facility,which is akin to a commercial use. The future improved site <br /> will increase property values and will energize the area. The use of the property as a community-oriented business <br /> will enhance both commercial and residential property values. The neighboring commercial and residential property <br /> owners will benefit from investing entrepreneurs attending commercially viable soccer games and practices and the <br /> ability to hold functions to celebrate as well. Because there is no other similar business in the area like this proposed <br /> banquet hall/indoor soccer facility,current businesses will not be subject to competing financial interests. <br /> (c) The strict application of the terms of this Ordinance would result in practical difficulties in the use of the <br /> property: <br /> Light Industrial does not allow the property to be used at its most potential. Light Industrial does not allow this <br /> property to be used as a banquet facility. This property has already been approved by ABZA and the Common <br /> Council for use as an indoor/outdoor soccer facility. Allowing the premises to be used as both an indoor/outdoor <br /> soccer facility and banquet hall will maximize this properties potential. Not allowing this request will result in <br /> the property owners abandoning their already approved use of these premises as a soccer facility. <br />
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