10-27-14 Council Agenda & Packet

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Staff Report 3. Most Desirable Use: 9/5/2014 The most desirable use for properties along State Road 23 is to allow a gradual transition to business uses while still protecting surrounding residential properties. 4. Conservation of Property Values: With proper buffering to the north and east, the residential property value should not be affected. 5. Responsible Development And Growth: It is responsible development and growth to decrease the intensity of zoning from the intersection of State Road 23 and Douglas Road, between commercial and residential uses. Staff Comments: This is a combined public hearing, which includes a rezoning and one variance. The Commission will forward the rezoning to the Council with or without a recommendation and either approve or deny the variances. The petition to rezone this property also includes annexation. The rezoning is from R: Single Family District (County) to O Office District (City). The variance is from the required 15' front parking setback to 10'. The triangular shape of the lot presents practical difficulties on how the lot can be laid out. It is the staffs opinion that the proposed placement of the parking area, building, and play area is optimized for this site. State statutes and the South Bend Zoning Ordinance require that certain standards must be met before a variance can be approved. These standards are attached and made part of the staff report. Recommendation: 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 staff recommends approval of the front yard parking variance, subject to the approval of the rezoning. Analysis: State Road 23 is a heavily traveled road connecting South Bend and Granger. There are several non - residential uses at the intersection of State Road 23 and Douglas Road. The uses allowed in O Office District are appropriate and compatible to the existing surrounding uses. Filed 1 t [U14 CITYCLEr,K, sE:' -Ji: ;`iEVD,N APC # 2716 -14 Page 3 of