10-27-08 Common Council Minutes - Laserfiche WebLink

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REGULAR MEETING OCTOBER 27, 2008 creativity and innovation in the design of developments; provide for more efficient use of land; permit special consideration of property with outstanding natural or topographical features; facilitate use of the most appropriate construction techniques in the development of land; and, provide for any individual land use not otherwise specified elsewhere in this Chapter. The PUD District encourages imaginative uses of open space, promotes high standards in design and construction, and furthers the purposes of the Comprehensive Plan. The PUD District is not intended for the development of residential subdivisions or other developments which are provided for as a matter of right within any district of this Chapter. The site is 2.71 acres. There will be three – three story buildings covering 32, 348 square feet or 27% of the site. The density is 31 units per acres. The paved areas will cover 62,552 square feet or approximately 53% of the site. The remaining 23,418 square feet or 20% of the site is open space. The site plan shows 135 on-site parking spaces. The number of parking spaces as proposed does not meet the current standards of the South Bend Zoning Ordinance which is two spaces per unit. However, the two buildings along Vaness Street were granted building permits under the previous standard which was one parking space per unit. In March 2007, the City Council passed a rezoning from R Single Family District to MU Mixed Use District for the portion of the subject property located at 54759 Willis Avenue, and 18301, 18349, 18369 Vaness Street in order to allow a three story condominium hotel. The subsequent owner began construction of apartments rather than a condominium hotel. Vaness Street, Willis Avenue and Burdette Street are two lanes each. The site will be served by public water and sewer from the City of South Bend. She stated that the petition is consistent with the City of South Bend Comprehensive Plan (City Plan) objectives for housing. The area surrounding Vaness Street, Willis Avenue, and Burdette Street has a variety of uses. To the north on Vaness and Burdette Street there are three single family houses and the Irish Crossings townhouse development, while the south side of Vaness Street contains the Turtle Creek Apartment. The character of the area between South Bend Avenue and Vaness Street and the area east of Willis Avenue is commercial and multifamily. The character of the area west of Burdette Street is residential. The most desirable use is higher density residential. The surrounding commercial and multifamily property values should be conserved with the PUD rezoning. However, the surrounding single family homes need to be properly buffered to protect their property values. It is responsible development and growth to allow sites to be appropriately redeveloped in keeping with the surrounding area. Based on information available prior to the public hearing, the staff recommends the petition be sent to the Common Council with a favorable recommendation. The petition is consistent with recent developments in this area. Previous approvals for this and surrounding sites have established Vaness Street as a higher density, pedestrian-oriented area connecting the University of Notre Dame campus with the State Road 23 commercial/business corridor. Mr. Michael Danch, President, Danch, Harner & Associates, 1643 Commerce Drive, South Bend, Indiana, made the presentation for this bill on behalf of the petitioner Stadium Place Developers. Mr. Danch advised that his client is requesting the approval of an Annexation and Rezoning to the “PUD” Planned Unit Development District Classification for their property located in the 54700 Block of Burdette Street and property in the 1800 Block of Vaness Street, South Bend, Indiana. This annexation and rezoning is to allow for the construction of three residential buildings within a proposed Planned Unit Development. He stated that his clients hope that the Council will approve the requested annexation and rezoning request. They believe the requested rezoning would fit in this established neighborhood area of South Bend that contains a mix of residential type land uses. This being the time heretofore set for the Public Hearing on the above bill, proponents and opponents were given an opportunity to be heard. There being no one present wishing to speak to the Council either in favor of or in opposition to this bill, Councilmember Rouse made a motion for favorable recommendation to full Council. Councilmember LaFountain seconded the motion which carried by a voice vote of eight (8) ayes. 16