Bill No. 74-22 Re: 505 Ireland Rd., 4412 S. Fellows St., & 4422 Fellows St.

Home Browse Search

Staff Report-PC#0127-22 12/19/2022 Site & Context Land Uses and Zoning: On site: An office building with associated parking and a residential dwelling. North: A City owned drainage lot zoned S1 Suburban Neighborhood 1 East: A golf course zoned OS Open Space South: Across E. Ireland Rd., a dental clinic and residential dwelling zoned UF Urban Neighborhood Flex West: Across Fellows St, a multi tenant retail space zoned C Commercial 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. Site Plan Description: The proposed site plan shows the construction of a one story office building in a similar style as the existing one story office building. The plan includes maintaining the existing commercial access and expanding the site to the north where the single unit dwelling is currently location. Additional parking is proposed on site as well. Zoning and Land Use History and Trends: At the time the Erskine Golf Course was built in 1925, this was still a rural, undeveloped area on the outter edge of the City. In the 1950's, residential growth around the golf course began. Shortly there after commercial nodes at Ireland and Michigan and Ireland and Miami intersections began to develop. It wasn't until the mid-1970's that the commercial growth began to expand from Michigan Street toward the golf course. This property remained residential until it was rezoned in 2005. The current office building was built around 2010. Traffic and Transportation Considerations: Ireland Road is a 4 lane thoroughfare. Fellows Street is a two lane residential street expanding to three for a left turn lane at the intersection. Ireland and Fellows is a signalized intersection. Agency Comments Agency Comments: Venue Parks and Arts notes that the proposed development may be at risk of stray golf balls and that the owner assumes all responsibility in the development at this location. There are no other agency comments at this time. Agencies will fully review the development at the time of site development. Staff Comments: While the staff does not encourage the removal of viable single-unit dwellings for the purpose of commercial expansion, these parcels are isolated by the City retention pond to the north and the golf course to the east. This will prevent further sprawl into the neighborhood and serve as a good buffer between the residential to the north and Ireland to the south. While development in a UF Urban Flex style is preferred, the desire by the petitioner to replicate the existing development and take advantage of the views of the golf course have created the C Commercial style development requested. Special attention should be made to ensure the development has a more residential character, similar to other properties in the area, and does not impeded on the use and enjoyment of the golf course. By limiting uses that include a drive-through and requiring a more residential roof type, the impact of the full extent of C Commercial Uses can be minimized. SOUTH BEND PLAN COMMISSION Page 3 of 5