07-28-08 Common Council Minutes - Laserfiche WebLink

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REGULAR MEETING JULY 28, 2008 PUBLIC HEARINGS BILL NO. 24-08 PUBLIC HEARING ON A BILL AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED WEST OF 2801 MAIN STREET, EAST OF THE FORMER RAILROAD RIGHT- OF-WAY, SOUTH OF 2729 MAIN STREET AND NORTH OF 3107 MAIN STREET, SOUTH BEND, INDIANA, COUNCILMANIC DISTRICT NO. 6, IN THE CITY OF SOUTH BEND, INDIANA Councilmember Kirsits, Chairperson, Zoning & Annexation Committee, reported that this committee held a meeting this afternoon and it was the consensus of the committee to send this bill to the full Council with a favorable recommendation. th Ms. Christa Nader, Staff Planner, Area Plan Commission, 11 Floor County-City Building, 227 W. Jefferson Blvd., South Bend, Indiana, presented the report from the Commission. Ms. Nader advised that the petitioner is requesting a zone change from LI Light Industrial District and GI General Industrial District to GI General Industrial District to allow a vehicle impoundment lot and vehicle processing and salvage facility. The site currently consists of a wooded lot (between Woodside and Oakside) and an existing industrial building. To the north is a business zoned LB Local Business District. To the east are few single family homes zoned SF2 Single Family and Two Family Residential District and various businesses zoned LB Local Business District and GB General Business District. To the south is an auto salvage facility zoned GI General Industrial. To the west is the abandoned railroad and across the railroad right-of-way are two industrial buildings zoned GI General Industrial District. The “GI” General Industrial District is established to provide for development of manufacturing and processing facilities or facilities which may require substantial amounts of outdoor storage or outdoor operations. Permitted uses in this district tend to generate heavy traffic and require extensive community facilities. Permitted uses in this district may require extensive amounts of outdoor storage or outdoor operations. The permitted uses provided for in this district should be separated from residential districts or low intensity commercial/mixed use districts by less intense industrial districts. The site is approximately 8.20 acres. The site plan indicated four lots. Lots A and B are reserved for future development. Lot C is approximately 1.60 acres. The site plan indicates and existing 14,000 square foot building. The building contains both warehousing and office space. Lot D is approximately 4.10 acres and contains and existing 80,000 square foot building. The building will be used for auto salvage, warehousing and office space. Variances are required to bring the site into compliance. The staff has not made a recommendation on the variances. A residential buffer yard is being provided between the site and adjacent residential area to the east. Main Street has four one-way lanes. Oakside Street and Woodside Street both have two lanes. The site will be serviced by municipal utilities. The site currently contains an existing building. The area is a mixture of industrial, commercial and residential in character. The most desirable use for the property is industrial. The surrounding property values should not be affected by the rezoning. It is responsible development and growth to allow the reuse and improvement to an underutilized and deteriorating building. Based on information available prior to the public hearing, the staff recommends this petition be sent to the Common Council with a favorable recommendation, subject to a written commitment limiting all vehicle impoundment, processing, and salvage be conducted within the western building. The reuse of the existing buildings for industrial and warehousing is a logical extension and practical reuse of the existing industrial area. The most intense of the industrial uses, with the help of the written commitment, shall be confined to inside the western building. This should help buffer the adjacent residential area from the vehicle salvage. The proposed parking lot should also help buffer the residential area from the building in which the vehicle processing and salvage will take place. 2