Zoning - for Property Located at 140 Niles Ave.

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Staff Report 6/6/2014 APC # 2709 -14 Owner: River Race Townhomes LLC Location: 140 S. Niles Avenue Jurisdiction: City of South Bend Public Hearing Date: 6/17/2014 Requested Action: The petitioner is requesting a zone change from CBD Central Business District to PUD Planned Unit Development District to allow uses permitted in the PUD Planned Unit Development District. Land Uses and Zoning: On site: On site is vacant. North: To the north are the River Race Townhomes zoned CBD Central Business District. East: To the east is a multi - tenant commercial building with residential units above, and a building rented by the Metro Homicide Department zoned CBD Central Business District. South: To the south, across Jefferson, is Howard Park, zoned MU Mixed Use District. West: To the west is the Emporium building zoned CBD Central Business District. District Uses and Development Standards: The Planned Unit Development (PUD) District is designed and intended to: encourage 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 Ordinance. 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 Ordinance. Site Plan Description: The site is an approximately 14,000 square feet triangular- shaped parcel. A 96' tall, six - story, mixed use building, not to exceed 9,951 square feet is proposed with a mix of residential and non - residential uses. A maximum of 72 residential units is shown, and non- residential uses are limited to 34,000 square feet. No parking is provided on the site. A 3,500 square foot multi -use plaza is located at the middle of the Niles Avenue frontage. Development standards not addressed as part of the petition and site plan will default to the requirements in the zoning ordinance. Zoning and Land Use History And Trends: In April 2014, variances from the maximum allowable height of 50' to 93' and 5 to 7 APC # 2709 -14 Page 1 of 3