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Staff Report -PC#0082-22 1/18/2022 SOUTH BEND PLAN COMMISSION Page 3 of 6 Land Uses and Zoning: On site: On site currently are multiple vacant lots zoned U1 Urban Neighborhood 1. North: To the north are vacant lots zoned NC Neighborhood Center. Across E. Corby Blvd is a mixed use building zoned NC Neighborhood Center East: To the east are single-family homes zoned U1 Urban Neighborhood 1. South: To the south, across E Campeau, is the former Perley Primary School zoned U1 Urban Neighborhood 1 District. West: To the west, across State Road 23, is the First AME ZION Church zoned U1 Urban Neighborhood 1 and commercial properties zoned NC Neighborhood Center. District Intent: The NC District is established to promote higher intensity, urban neighborhood centers, typically located near the intersection of major streets, in core and outlying areas of the City that are well connected to surrounding neighborhoods. Site Plan Description: The site plan shows the construction of a four story apartment building with 103 units. The parking is handled in a mix of surface lots under a podium structure and open-air surface lots. The ground floor will be a mix of residential and non-residential uses. The larger development incorporates the existing NC Neighborhood Center properties to the north, shown as a future restaurant. Zoning and Land Use History and Trends: The property in question, and the surrounding neighborhood, have seen significant changes in the past two decades. The construction of Eddy Street Commons and other investment in the Northeast Neighborhood has spurred a demand for more housing units in the area. Despite this recent growth, the neighborhood still has less residents than it did in 1990. The 2020 Census shows the neighborhood has lost 32% of its 1970 population. With the recent demand in housing, formerly vacant lots have been developed reversing five decades of population decline. The specific property in question was dramatically affected by the Indiana Department of Transportation widening and reworking of State Road 23 and the former "Five Corners" intersection, which saw widening of Eddy Street and rerouting of local streets. This has left this specific property with many lots that not longer have property street frontage and no longer are suitable for single family development. While the street network has been drastically changed, many of the former right-of-ways still contain significant utility infrastructure. Traffic and Transportation Considerations: Eddy Street is a divided four lane state highway with limited access and no on-street parking. Corby Blvd is a two lane road with on street parking. Campeau is a separated three lane road with a left turn lane and no on-street parking. Agency Comments: There are no engineering comments at this time. There were no engineering comments at this time. Staff Comments: Agency Comments Site & Context