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5 Criteria (per IC 3~-7-4-~03): <br />1. Comprehensive Plan: <br />Policy Plan: • <br />City Plan South Bend Comprehensive Plan November 2006 <br />UD 42 Establish attractive gateways at key entry points into the city and ensure <br />aesthetically pleasing street amenities along those corridors. <br />Western Avenue forms one of the longest "gateways" into the city. <br />Land Use Plan: <br />The Future Land Use Map shows from this site, west to Bendix Drive, as Mixed Use. <br />Plan Implementation/Other Plans: <br />A Vision Plan for the Commercial Corridor of The Western Avenue of South Bend. Indiana <br />Western Avenue Threats: The absence ofoff-street parking frustrates potenrial shoppers <br />and discourages individuals thinking of opening businesses along Western Avenue. <br />The revitalization of Western Avenue corridor must take into account the neighborhoods <br />for a successful corridor redevelopment. <br />2. Current conditions and character: <br />The Western Avenue corridor largely consists of small businesses on tightly spaced lots. Meade <br />Street north of Western Avenue has single family homes. The present business and apartments <br />connected to the proposed use are currently allowed in 1Vfixed Use. Auto-related uses are not. <br />3. Most desirable use: <br />The most desirable use for this parcel is mixed use of residential and less intense business use. <br />t• -a~.viasiiiw u'aial iii jir vj%~ :'.~^•1zTC::.=: <br />The property values of the single family homes to the north maybe negatively affected. <br />5. Responsible development and growth: <br />It is responsible development and growth to maintain the existing uses and not increase the <br />intensity. <br />Recommendation: <br />Based on information available prior to the public hearing, the staff recommends that the petition <br />be~sent to the Common Council with an unfavorable recommendation. <br />Analysis: <br />This site is currently being used incompliance with the Mixed Use District. The increased <br />intensity of adding this auto-related business is not compatible with the residential properties to <br />the north and will be detrimental to the surrounding neighborhood. A. change in zoning will <br />require a number of variances since the site cannot comply with landscaping and parking <br />requirements due to its small size. <br />Reyna Benitez <br />#2505-09 <br />Page 2 of 2 <br />