9771-07 Rezoning 1201 Michigan - District 6

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Land Use Plan: City of South Bend -City Plan, November 2006 City Plan identifies this area as mixed use. The rezoning is consistent with the Comprehensive Plans Future Land Use Map. 2. Current conditions and character: The site is currently a vacant building. The area is a mixture of commercial uses and public service activities. 3. Most desirable use: The most desirable use for this site is mixed use or commercial. 4. Conservation of property values: The surrounding properties values will be unaffected by the rezoning. 5. Responsible development and growth: It is responsible development and growth to allow the reuse of a vacant property for commercial development in an area dominated by commercial uses. Recommendation: Based on information available prior to the public hearing, the staff recommends that the petition be sent to the Common Council with a favorable recommendation subject to written commitments that the building be developed 0' to 5' from the Michigan Street property line. Analysis: The uses found in the LB Local Business District are appropriate along a major traffic corridor, such as Michigan Street. The reuse of this site is compatible with the surrounding land uses which is a mix of business, commercial and institutional uses. The South Gateway Urban Design Study and Improvement Plan, adopted December 1992, puts forth development guide lines for new development along the Michigan Street corridor. These guide lines suggest zero foot setback be provided in this area. The zero foot setback will help to create and enhance the enclosure of the street. In addition The City of South Bend -South Gateway Streetscape Concept Plan, June 1998 and City of South Bend -South Gateway Commercial Corridor Action Plan, July 1998, address the issue of providing similar style streetscapes along the entire corridor. This area was zoned MU Mixed Use, in part, because the development standards within this district would help to bring about the goals of these plans. In this case, other adjacent properties such as Real Services to the north, as well as, several business to the south have been developed with a minimal front yard building setback. Allowing the petitioner's new building to be built more than 5' from the Michigan Street property line would in affect compromise the current Streetscape conditions designed by the city and its partner for the immediate area. The City of South Bend has expressed to the developer a willingness to facilitate the process to obtain" the necessary variances from the development standards to achieve the desired Streetscape. They have also shown a willingness to offer other financial benefits for relocating the building closer to Michigan Street. Sobieski Bancorp Inc. #2438-07 Page 2 of 3