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Staff Report 6/6/2014 <br />stories were denied by the Area Board of Zoning Appeals. <br />Traffic and Transportation Considerations: <br />Jefferson Street has four lanes, and will soon be undergoing a streetscape project. Niles <br />Avenue has two lanes. <br />Utilities: <br />City utilities are available to the site. <br />Agency Comments: <br />The Department of Community Investment will support, for a 5 year period starting in <br />2014, height variances in the East Bank CBD District for up to 8 stories or 96'. However, <br />in order to gain the City's support, the project must provide for the following: a public <br />amenity and pedestrian scale facade treatments for the first two stories as written <br />commitments. The City Engineer notes that parking must be considered. <br />Commitments: <br />The petitioner is not proposing any written commitments. However, the Department of <br />Community Investment is requesting commitments for a public amenity and pedestrian <br />scale facade treatments for the first two stories. <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 LU 3: Increase the urban density of the Central Business District (CBD). <br />Objective LU 3.2: Encourage pedestrian- oriented, mixed -use development in the CBD. <br />Land Use Plan: <br />The future land use map identifies this site as central business district. <br />Plan Implementation /Other Plans: <br />The East Bank Village Master Plan identifies the preferred use for this property as a mixed <br />use area with retail uses focused on Jefferson and Niles Streets with apartments on the <br />upper 2nd through 4th floors. <br />2. Current Conditions and Character: <br />This area of the East Race is primarily business oriented. The addition of the East Bank <br />Townhomes and River Race Townhomes along with the existing Stephenson Mills <br />Apartments, is creating an urban mixed -use area. <br />3. Most Desirable Use: <br />The most desirable use is a mixed use building with retail uses, with apartments on the <br />upper floors. <br />4. Conservation of Property Values: <br />The mixed use nature of this development should protect property values. <br />5. Responsible Development And Growth: <br />It is responsible development and growth to allow a mixed use building in substantial <br />conformance with the East Bank Village Master Plan. <br />APC # 2709 -14 Page 2 of 3 <br />