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Staff Report 11/7/2013 <br /> Additional off-site parking is located on the street or in the NNN parking lot at the <br /> northeast corner of Portage Avenue and California Avenue. Parking screening landscaping <br /> is proposed for the additional parking spaces. A row of shrubs is proposed on the east side <br /> of the building and between the parking and the alley. Street trees are proposed along <br /> Portage Avenue. Open space covers 8% of the site. <br /> Zoning and Land Use History And Trends: <br /> This intersection had been zoned C Commercial since the 1950s, until the most recent <br /> map update in 2004, when this property was changed to GB General Business and the <br /> surrounding corners were changed to MU Mixed Use. <br /> Traffic and Transportation Considerations: <br /> Portage Avenue has two lanes with a dedicated left turn lane at the signalized intersection <br /> at California Avenue. California Avenue and Rex Street both have two lanes. <br /> Utilities: <br /> The project will be serviced by public water and sewer. <br /> Agency Comments: <br /> The Department of Community Investment offers a positive recommendation for the <br /> rezoning request contingent upon the NNN supplying a document conveying the use of the <br /> off-street parking facility on the corner of Portage and California. <br /> Commitments: <br /> The staff recommends a written commitment between the petitioner and the NNN <br /> regarding use of the NNN parking lot at the northeast corner of Portage and California. <br /> Criteria to be considered in reviewing rezoning requests, per IC 36-7-4-603: <br /> 1. Comprehensive Plan: <br /> Policy Plan: <br /> City Plan, South Bend Comprehensive Plan (November 2006) <br /> Objective H 1: Ensure that an adequate supply of housing is available to meet the needs, <br /> preferences, and financial capabilities of households now and in the future. <br /> Land Use Plan: <br /> The Future Land Use Map identifies the main parcel as commercial, parcels surrounding <br /> the intersection as mixed use and parcels within the neighborhood as medium density <br /> residential. <br /> Plan Implementation/Other Plans: <br /> The Portage Avenue Commercial Corridor Revitalization Action Plan (November 1999) <br /> objective to require site plan review would set corridor standards such as: encourage side <br /> and rear parking lots, front lot line buildings, control signage. restrict lighting's impact on <br /> nearby residences. and require landscape screening. <br /> 2. Current Conditions and Character: <br /> The Near Northwest Neighborhood office serves as an anchor to the neighborhood. The <br /> west side of Portage Avenue has a mix of businesses and houses. A few of the houses to <br /> the east are vacant and boarded up. <br /> APC # 2686-13 Page 2 of 3 <br />