08-24-15 Agenda, Packet & Committee Meeting Notice

Home Browse Search

comer of the site. This will be limited for use by cars only and no trucks. All deliveries to the site will be from Mayflower Road or Western Avenue. The Petitioners have attempted to work with the property owner at the southeast corner of the project site. The property is being used for a Tavem, is zoned residential and appears to be a legal- non - conforming use. With the requested Vacation of Huron Street, the Petitioners have designed their site to allow for continued access to the Tavern from the north by providing a driveway between the two properties. This design will allow for the adjacent owner to continue to access parking spaces on the north side of the Tavern building that are mostly located in the public right -of -way and for any truck deliveries to the property. The design layout will also allow for patrons of the adjacent property to have access onto Mayflower Road or out to Hollywood Boulevard. The adjacent property will still have an existing driveway opening at the southeast comer of the property which gives a second access as well to Mayflower Road. At the present time the petition property is located wholly within the unincorporated area of St. Joseph County and has a mix of County zoning classifications of Single - family Residential and Commercial. The Petitioners have been working with the staff's of the Area Plan Commission, the Project Advisory Team (PAT), the Department of Community Investment and the Building Department. Based on those meetings, the Petitioners decided to bring the project site into the City of South Bend. In order to accomplish that task, several procedures are required. The first was to submit to the County Council a Petition to Vacate Huron Street from Mayflower Road on the east to Hollywood Boulevard on the west. This would allow for the present bisection of the site with a public right -of -way to be eliminated and allows for the site to be laid out efficiently for internal circulation as shown on the site plan. The project site would also be required to be annexed be to brought into the City limits. As part of annexation the project is also being requested to be rezoned to the CB Community Business District which will allow for the proposed Grocery Store use and the existing Restaurant facility. The last part of the process is to request several Variances that will allow for flexibility on the development of the property as shown but still meet the intent of the City's zoning codes. The Petitioners worked with all the parties mentioned above to create a development that is functional and will be an asset for the surrounding neighborhoods. With regards to the required Variances needed for the project, the Petitioners are requesting the following: A). From the required Minimum Residential Bufferyard of twenty (20) feet to twelve (12) feet for parking on the southeast and south property lines as shown; B). From the requirement that Outdoor seating shall not be located between a building line and a residential bufferyard to allow for outdoor seating between the south building line and the south residential bufferyard; Q. From the maximum height of thirty-six (36) inches in height for a fence located in a minimum front yard to six (6) feet in height for a fence along Hollywood Boulevard; D). From the required screening of trash containers to none; E). From the requirement that trash containers not be located between the front facade of the primary building and the front lot line to allowing trash containers between the west facade of the primary building and the front (west) lot line; F). From the required "bail out" lane for drive through facilities to none; G). From the required landscaping of required perimeter yards and residential bufferyards to landscaping as shown on the site plan; H). From the required Foundation Landscaping to landscaping as shown on the site plan; I). From the required Off -Street Parking Area Screening to none on the east, west, or south parking areas; J). From the required no off -street loading between the front lot line and the front facade to allowing loading spaces between front (west) lot line and the west building facade; The Petitioners request for the Variances, are based on the following statements: A). From the required Minimum Residential Bufferyard of twenty (20) feet to twelve (12) feet for parking on the southeast and south property lines as shown. The proposed plan will have parking for employees at the southeast corner of the site. The Petitioners plan to plant dense evergreen trees along those portions of the property line to buffer the parking from the adjacent properties. The Petitioners also plan to install fencing along those property lines to limit access to the site. Approval of this variance should not have an adverse impact on surrounding properties.