Bill 22-16 6100 Nimtz Parkway Rezone-Blackthorn Golf Course & Hotel

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'Staff Report 5/5/2016 (3) The proposed use will be consistent with the character of the district in which it is located and the land uses authorized therein; The character of the district will not change as the site is currently used as a golf course. (4) The proposed use is compatible with the recommendations of the Comprehensive Plan. The proposed use is compatible with the Comprehensive Plan to encourage the retention of open spaces for recreational purposes. The petitioner is requesting the following variances: 1) From the maximum allowable 50' building height to 80' 2) From the required 9 interior parking area landscape islands to none. State statutes and the South Bend Zoning Ordinance require that certain standards must be met before a variance can be approved. (1) The approval will not be injurious to the public health, safety, morals, and general welfare of the community. Because the proposed hotel is located in a low lying area and properly screened by trees there should be no adverse effects to the public health, safety, morals and general welfare of the community. (2) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner. The height of the building will be adequately screened from adjacent properties with the existing vegetation surrounding the perimeter of the property. The use and value of adjacent properties should not be adversely impacted. (3) The strict application of the terms of the zoning ordinance will result in practical difficulties in the use of the property. Strict application of the Landscape Ordinance would not result in practical difficulties. There is adequate spacing for the required parking islands by either adding trees to the shown greenspace in the parking lot or utilizing the excess parking spaces for parking islands. Staff Comments: This is a combined public hearing procedure, which includes a rezoning, a Special Exception Use, and two variances from the development standards. The Commission will forward the rezoning and the Special Exception Use to the Council with or without a recommendation and either approve or deny the variances. Recommendation: Based on information available prior to the public hearing, staff recommends this rezoning and special exception use petition be sent to the Common Council with a favorable recommendation subject to the written commitments. Staff recommends the variance for building height be approved, but recommends denial of the variance request for the parking area landscape islands. Analysis: This rezoning will allow for the need to provide commercial development that supports the uses within the Blackthorn Corporate Office Park to be fulfilled. Adequate screening and low lying topography will reduce the impact on the surrounding properties, limiting the effect of the hotel's height. APC # 2779 -16 Page 3 of 3