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REGULAR MEETING AUGUST 10, 2009 PUBLIC HEARINGS BILL NO. 45-09 PUBLIC HEARING ON A BILL AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED AT 1351 AND 1355 PYLE AVENUE AND THE ADJACENT VACANT LOT LYING TO THE NORTH, COUNCILMANIC DISTRICT 4, IN THE CITY OF SOUTH BEND, INDIANA Councilmember Oliver Davis, Vice-Chairperson, Zoning and Annexation Committee reported that this Committee met this afternoon and it was the consensus of the Committee to send this bill to the full Council with a favorable recommendation. th Ms. Christa Nayder, Staff Member, Area Plan Commission, 11 Floor County-City Building, South Bend, Indiana, presented the report from the Area Plan Commission. Ms. Nayder advised that the petitioner is requesting a zone change from SF1 Single Family and Two Family District to O Office District to allow for the construction of an office building. On Site is one vacant lot on the north end, and two single family homes on the south end, zoned SF1 Single Family and Two Family District. To the north is a United States Post Office and an office building zoned CB Community Business District. To the east are single family homes zoned SF1 Single Family and Two Family District. To the south are single family homes zoned SF1 Single Family and Two Family District. To the west is a vacant lot and a gas station zone CB Community Business District. She noted the “O” Office District is established to promote the development of: general office uses and complexes; professional health care uses and complexes; limited public and semi-public uses; and, other uses which are generally compatible in physical appearance and service requirements to office uses. The potential for the development of multifamily dwellings is also provided. The site is approximately 0.76 acres. 31 parking spaces have been proposed on the northern portion of the lot. Parking and drives consist of 40.5% of the site. A 6,336 square foot building is proposed for the site, which accounts for 19.2% of the site. The remaining 40.3% of the site is open space. In 1994, a portion of the subject property (Lot A) located on the southwest corner of Edison Road and Pyle Avenue, was rezoned from Residential to Office. The subject property reverted back to Residential due to lack of development. In 2005 the subject property was petitioned to be rezoned from SF1 Single Family & Two Family District to MU Mixed Use District. This petition was denied by the City Council. Edison Road has four lanes. Pyle Avenue has two lanes. City water and sewer is available. City Engineer: Change entrance to Edison Road. Drainage approval is needed. She stated that the comprehensive plan policy plan objective LU2: Encourage a compatible mix of land uses in the community policy LU 2.4: Provide buffer spaces between non-compatible land uses. Objective H 2.5 Pursue alternatives to the demolition of structurally sound housing. This petition is not consistent with the City of South Bend Comprehensive Plan (City Plan) The petition involves the demolition of two seemingly structurally sound single family homes and offers inadequate buffering. The land use plan City of South Bend Comprehensive Plan November 2006 Future Land use Plan: The map shows this property as residential. The rezoning is not consistent with the Future Land Use Map. The petitioned property is located at the northern and western edge of a single family residential neighborhood. The area centered around the intersection of Ironwood Road and Edison Road consists of commercial and office uses. Commercial and office uses continue east from Ironwood to the western border of the petitioned property as well as to the north of Edison Road from the petitioned property. The most desirable use for this property is maintain the existing single family homes with a possible small office us on the northern vacant lot. The approval of this rezoning may have a negative impact on surrounding residential property values. It is responsible development and growth to allow sites to be appropriately redevelopment in keeping with the surrounding area, but at the same time preserving neighborhood stability while protecting entryways. Ms. Nayder 2