05-11-09 Common Council Minutes - Laserfiche WebLink

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REGULAR MEETING MAY 11, 2009 ordinance were passed in 2004, properties on both sides of Western to Kentucky Street were rezoned to MU Mixed Use. Western Avenue is a four lane road. There is an alley to the east and north of this site. She stated that the Building Department reported that if the entire property is rezoned, the use of the residential units will be jeopardized. Because of the proximity to residential, building upgrades (i.e. firewall) will be required prior to occupancy. The City Engineer noted that the alley cannot be used to park vehicles. The Community and Economic Development Department stated that this rezoning would have a negative effect on the area’s appearance and would work against the revitalization efforts of the City and the neighborhood. Further concerns are the small size and mid-block location of the rezoning. She noted that City Plan UD 4.2 stated to establish attractive gateways at key entry points into the city and ensure aesthetically pleasing street amenities along those corridors. Western Avenue forms on e of the longest “gateways” into the city. A Vision Plan for the Commercial Corridor of the Western Avenue of South Bend, Indiana Western Avenue Threats: The absence of off- street parking frustrates potential shoppers and discourages individuals thinking of opening businesses along Western Avenue. The revitalization of Western Avenue corridor must take into account the neighborhoods for a successful corridor redevelopment. The Western Avenue corridor largely consists of small businesses on tightly spaced lots. Meade Street north of Western Avenue has single family homes. The present business and apartments connected to the proposed use are currently allowed in Mixed Use. Auto-related uses are not. The most desirable use for this parcel is mixed use of residential and less intense business use. The property values of the single family homes to the north may be negatively affected. It is responsible development and growth to maintain the existing uses and not increase the intensity. Based on information available prior to the public hearing, the staff recommends that the petition be sent to the Common Council with an unfavorable recommendation. Ms. Nayder advised that the site is currently being used in compliance with the Mixed Use District. The increased intensity of adding this auto-related business is not compatible with the residential properties to the north and will be detrimental to the surrounding neighborhood. A change in zoning will require a number of variances since the site cannot comply with landscaping and parking requirements due to its small size. Ms. Reyna Benitez, 2517 Western Avenue, South Bend, Indiana, stated that she is here to request a rezoning on this property to allow for a collision car repair shop. She brought photographs showing some landscaping that she had done. She stated that the building has been used for car sales and service for over 50 years. This being the time heretofore set for the Public Hearing on the above bill, proponents and opponents were given an opportunity to be heard. There being no one present wishing to speak to the Council either in favor of or in opposition to this bill, Councilmember Dieter made a motion for unfavorable recommendation to full Council concerning this bill as substituted. Councilmember White seconded the motion which carried by a voice vote of eight (8) ayes. BILL NO. 16-09 PUBLIC HEARING ON A BILL AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED AT 117 NORTH TAYLOR STREET, SOUTH BEND, INDIANA, COUNCILMANIC DISTRICT 2, IN THE CITY OF SOUTH BEND, INDIANA Councilmember Kirsits, Chairperson, Zoning & Annexation Committee, reported that this committee held a meeting this afternoon and it was the consensus of the committee to send this bill to the full Council with a favorable recommendation. 4