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Staff Report <br />3. Most Desirable Use: <br />9/5/2014 <br />The most desirable use for properties along State Road 23 is to allow a gradual transition <br />to business uses while still protecting surrounding residential properties. <br />4. Conservation of Property Values: <br />With proper buffering to the north and east, the residential property value should not be <br />affected. <br />5. Responsible Development And Growth: <br />It is responsible development and growth to decrease the intensity of zoning from the <br />intersection of State Road 23 and Douglas Road, between commercial and residential uses. <br />Staff Comments: <br />This is a combined public hearing, which includes a rezoning and one variance. The <br />Commission will forward the rezoning to the Council with or without a recommendation <br />and either approve or deny the variances. The petition to rezone this property also <br />includes annexation. <br />The rezoning is from R: Single Family District (County) to O Office District (City). The <br />variance is from the required 15' front parking setback to 10'. The triangular shape of the <br />lot presents practical difficulties on how the lot can be laid out. It is the staffs opinion that <br />the proposed placement of the parking area, building, and play area is optimized for this <br />site. <br />State statutes and the South Bend Zoning Ordinance require that certain standards must be <br />met before a variance can be approved. These standards are attached and made part of the <br />staff report. <br />Recommendation: <br />Based on information available prior to the public hearing the staff recommends the <br />petition be sent to the Common Council with a favorable recommendation. The staff <br />recommends approval of the front yard parking variance, subject to the approval of the <br />rezoning. <br />Analysis: <br />State Road 23 is a heavily traveled road connecting South Bend and Granger. There are <br />several non - residential uses at the intersection of State Road 23 and Douglas Road. The <br />uses allowed in 0 Office District are appropriate and compatible to the existing <br />surrounding uses. <br />Filed <br />1% [U14 <br />C17YCLEFit:, ::: i ss 'tsi3, IN <br />APC # 2716 -14 Page 3 of 3 <br />