Bill No. 133-21 Amending the Zoning Ordinance for Property Located at 2430 Prairie Avenue

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Staff Report -PC#00??-21 January 18 , 2022 Site & Context Land Uses and Zoning: On site: On site is a wooded vacant lot. North: To the north, across Prairie, are single unit dwellings zoned S1 Suburban Neighborhood 1. East: To the east, across Locust, are single unit dwellings zoned S1 Suburban Neighborhood 1. At the southwest corner of Prairie and Locust is a vacant lot zoned C Commercial. South: To the south is a single unit dwelling zoned S1 Suburban Neighborhood 1. West: To the west is a single unit dwelling zoned S1 Suburban Neighborhood 1. District Intent: The C District is established to provide a location for medium-to high-intensity commercial uses that are auto-oriented, typically located along major corridors at the fringe of the City or as small groupings located outside of neighborhood centers. The S2 District is established to provide for, maintain, and enhance suburban neighborhoods or primarily apartment complexes or houses grouped together outside of the City's core . Site Plan Description: The most recent site plan shows a proposed commercial space on the northern 250'. The remainder of the lot is shown as S2 Suburban Neighborhood 2, which is designed for multi-family development. No specific site plan has been developed either portion. The site will need to comply with all the development standards of the appropriate district. Zoning and Land Use History and Trends: The far south western portion of the city was developed slowly during the middle of the 20th Century with small suburban ranch homes and small scale commercial along Prairie. With the construction and expansion of the Four Winds Casino in the past decade, there has been an increase in small commercial activity along Prairie . Traffic and Transportation Considerations: Prairie avenue is a two lane State-Highway with no on-street parking. Locust is a narrow two lane road with no on-street parking . Agency Comments Agency Comments: The Engineering Department stated that a traffic study would be needed and possible upgrades provided to Locust before access could be granted along the eastern property edge. A traffic study would be needed and possible upgrades provided to Locust before access was granted along the eastern property edge. Staff Comments: Commercial activity along the northern portion of the lot may be beneficial to the surrounding neighborhood if developed in a manner compatible with the other small scale commercial properties nearby. By limiting the commercial development to the northern 250' of the site, it will allow sufficient room for commercial development along Prairie without substantially impacting the surrounding residential uses. Commercial access to Locust should be prohibited . A plan for tree preservation will need to be considered . SOUTH BEND PLAN COMMISSION Page 3 of 4