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3 <br />Exception is required due to the amount of the property, which will be <br />used for outside storage of inventory product. The City's Ordinances in <br />the General Industrial District limit the outside storage to 50~ of the <br />size of the property. As proposed, the outside storage exceeds that <br />amount of area by approximately 58,350 square foot. Underground Pipe and <br />Valve desires to remain in a downtown location, as they are centrally <br />located to their clientele. The City also desires. to keep Underground <br />Pipe and Valve within the City limits, and as stated, close to their <br />clients. The City believes that this site works well for them, and the <br />proposed user. This also helps to develop the Urban Industrial Park, and <br />may entice other Companies to this centrally located Industrial Park. <br />The Petitioner would ask the Board Members to agree that approval of the <br />Special Exception to' allow for additional outside storage as shown on <br />the attached site plan, would not be injurious to the public health, <br />safety, comfort, community moral standards, convenience or general <br />welfare, or injure or adversely affect the use of the adjacent area or <br />property values therein, and that the proposed use will be consistent <br />with the character of the district in which it is located and the land <br />uses authorized therein, and that the proposed use is compatible with <br />the recommendations of the City of South Bend Comprehensive, plan, all of <br />which is requested by the South Bend Municipal Code ~ 21-09.03 (i). <br />With regards to the Variance requests for Parcel "A", the first <br />Variance the Petitioner is requesting, is from the requirement of <br />providing a 100-foot wide Rear Residential Buffer-yard and required <br />perimeter landscaping of one (1) deciduous tree at a minimum spacing of <br />40 feet on-center along the Northern property line to a 0 ft. setback <br />for a proposed storage area and providing no landscaping. The entire <br />north boundary of the Petition site is located along the Conrail <br />Railroad right-of-way, which contains several sets of rails and has a <br />width of approximately 160 feet. There is also a grade change between <br />the Petition site and the railroad right-of-way. The tracks are higher <br />than the site by approximately 10 feet. The Petitioner believes with the <br />width of the right-of-way and the use being an active rail line, the <br />required 100 ft. wide setback is not needed, nor is the requirement of <br />providing landscaping along this portion of the property. The Petitioner <br />would also state that they own the ground located to the northwest of <br />the Petition site and that it will be used as the main retention basin <br />for the Industrial Park. The Petitioner, as part of the development of <br />the Industrial Park, will be adding additional landscaping on portions <br />of -the basin area. They would hope that the Board Members agree that <br />approval of this Variance request would not have an adverse impact on <br />any surrounding property or their values. <br />The second Variance request is from the requirement of providing a <br />100-foot wide Side Residential Buffer-yard and required perimeter <br />landscaping of one (1) deciduous tree at a minimum spacing of 40 feet <br />on-center along the Western property line to a 0 foot wide setback for a <br />proposed storage area and no screening along the West line of the <br />petition site, but providing a Type "B" landscaping containing a double <br />