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Staff Report 5/8/2015 <br />APC # 2742 -15 <br />Owner: New Paris Development Co. LLC <br />Location: 2212 Mishawaka Avenue <br />Jurisdiction: City of South Bend <br />Public Hearing Date: 5/19/2015 <br />Requested Action: <br />A combined public hearing on a proposed ordinance of New Paris Development Co. LLC <br />to zone from MU Mixed Use District to LB Local Business District; seeking a Special <br />Exception Use to allow for a tattoo, body piercing establishment; and seeking two <br />variances. <br />Land Uses and Zoning: <br />On site: On site is an existing retail building. <br />North: To the north across Mishawaka Avenue is a gas station and convenience <br />store zoned CB Community Business District. <br />East: To the east is a church zoned MU Mixed Use District. <br />South: To the south is a single family home zoned MU Mixed Use District. <br />West: To the west is a tavern zoned MU Mixed Use District. <br />District Uses and Development Standards: <br />The LB District is established to provide for small business groupings located outside of <br />the village style mixed use concept and which provide for the full range of convenience <br />uses necessary to meet the daily needs of nearby residential neighborhoods. Permitted <br />uses within the LB Districts are regulated in character to assure harmonious development <br />with the nearby residential districts served and are limited in size and scale to promote <br />pedestrian access. <br />Site Plan Description: <br />On site is a 3,300 square foot retail space abutted by similar buildings to the east and <br />west. The front fagade of buildings along this block abut the sidewalk, with a 0' setback. <br />There is a paved parking area behind the building that is shared with the other businesses. <br />Zoning and Land Use History And Trends: <br />This site has been zoned MU Mixed Use District since 2004. <br />Traffic and Transportation Considerations: <br />Mishawaka Avenue has two lanes with a center turn lane and on- street parallel parking on <br />the south side of the street. <br />Utilities: <br />This site is served by municipal water and sewer. <br />Agency Comments: <br />County Surveyor, City Engineer, and South Bend Department of Community Investment <br />APC # 2742 -15 Page 1 of 3 <br />