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Staff Report <br />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 Hl: 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 />