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Staff Report <br />7/7/2016 <br />of varying home sizes with reduced front setbacks of 15' and parking from private alleys <br />internal to the site. The townhomes, as shown, are designed around a central courtyard. <br />Zoning and Land Use History And Trends: <br />The site has historically been focused around transportation. Originally the trolley barn for <br />the trolley, system, it later became the administration offices and service area for <br />TRANSPO. In 2015 it was rezoned to SF2 Single Family and Two Family for the <br />proposed housing development. Additional land has been acquired increasing the scope of <br />the project. <br />Traffic and Transportation Considerations: <br />Frances Street has two lanes with on- street parking. The City is currently working to <br />extend St. Peter Street south to intersect with Northside Boulevard. <br />Utilities: <br />The site will be served by municipal water and sewer. <br />Agency Comments: <br />The Department of Community Investment offers a favorable recommendation stating that <br />it would facilitate housing options within the neighborhood and allow the developer's <br />project to proceed. They further recommend that the end units on the courtyard homes be <br />designed to interface with the street. The City Engineer commented that a drainage plan <br />will be needed prior to final approval. <br />Commitments: <br />The petitioner is not proposing any written commitments. <br />Criteria to be considered in reviewing rezoning requests, per IC 36 -7 -4 -603: <br />1. Comprehensive Plan: <br />Policy Plan: <br />The petition is consistent with City Plan, South Bend Comprehensive Plan (November <br />2006) Policy H 1.1: Encourage residential developments to contain a mix of housing types, <br />densities, price ranges, and amenities. <br />Land Use Plan: <br />The future land use map identifies this area as mixed use and high density residential. <br />Plan Implementation /Other Plans: <br />The Howard Park Neighborhood Plan (2012) identifies this area as single family <br />residential. <br />2. Current Conditions and Character: <br />The area has a wide mix of uses ranging from single family to industrial typical of an area <br />that was once bordered by a rail line. <br />3. Most Desirable Use: <br />The most desirable use of the land is medium density residential. <br />4. Conservation of Property Values: <br />Due to the low impact of residential development, surrounding property values should not <br />be affected. <br />APC # 2786 -16 <br />Page 2 of 3 <br />