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HomeMy WebLinkAbout9776-07 Rezoning 3400 Block Northside Blvd. - District 3ORDINANCE No. s»s~~ Passed by the Common Council of the City of Soutli Bend, Indiana August 27, Attest: Attest: Presented by me to tl:e Mayor of the Ciry of South Bend, Indiana City Clerk President of Common Council August 28, 07 20 Approved and signed by me_ August 29 20 07 City Clerk Mayer 07 20 ORDINANCE NO. ~ ~ ~° ~ ~ AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED IN THE 3400 BLOCK OF NORTHSIDE BOULEVARD, SOUTH BEND, INDIANA 46615, COUNCILMANIC #3, IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT The property located in the 3400 block of Northside Boulevard, South Bend, Indiana, 46615 is presently zoned MF-1 Multi-Family and SF-2 Single-Family as follows: W'/2 Lot 7, 8-9 and E'/2 Lot - SF2 Single-Family & Two Family District W % Lot 10, and lots 11-15 - MF1 Urban Corridor Multifamily District Lots 16 and 17 -SF2 Single-Family & Two Family District The petitioner is requesting that the entire property described above be rezoned to the "MF1" Urban Corridor Multifamily District zoning classification to be allowed to build 24 single-family attached homes. NOW THEREFORE BE IT ORDAINED by the Common Council of the City of South Bend, Indiana as follows: SECTION 1. Ordinance No. 9495-04, is amended, which ordinance is commonly known as the Zoning Ordinance of the City of South Bend, Indiana, be and the same hereby is amended in order that the zoning classification of the following described real estate in the City of South Bend, St. Joseph County, State of Indiana: That part of the Northeast Quarter of Section 17, Township 37 North, Range 3 East, Portage Township, City of South Bend, St. Joseph county, Indiana which is described as: The West half of Lot #7 and all of lots #8 through #17 as shown on the plat of "Corporan'and Duck subdivision of lot 378 in Fordham Addition to River Park, now within and a part of the City of South Bend" as recorded in plat Book #10 on page #78 in the records of the St. Joseph County, Indiana Recorder's office. Containing 1.92 acres more or less. Subject to all legal highways, easements and restrictions of record. be and the same is hereby established as "MF1" Urban Corridor Multifamily District. SECTION II. This ordinance shall be in full force and effect from and after its passage by the Common Council, approval by the Mayor, and legal publication. ~--~ Member of the mmon Council Presented by me to the Mayor of the City of South Bend, Indiana on the ~ S-~ day of ~ , 2 ~ o ~ , at L'. 3 c~ o'clock ~. m. c_M-~, City Clerk Approved and signed by me on the 2`~ ~ day of (~- , 2 co , at ~ 30 o'clock ~~. m. /~ '~',~ Mayor, City of uth Bend, Indiana 1 st READING ~ 13- OS ~„~ ~ ~f`vr°~"~'°" PUBLIC HEARING. g -21 "~~ C~1 S ~`VJS~~. ` ~' ~ 3 rd READING , g'_2,Z-Ol d..5 Swlas~''~~'~'~' ~~'~`~"`~`^~~ NOT APPROVED ~, ~3 _ p~ REFERRED A''~' ~ ~ P-r+~~~`cC' PASSED ~ ,Z~-0~ ~-S S ~-~ t ~~' ~ ' Filed ~:; .. e, ~~~8 ~l'~~ ~ ~i Zed JQI~1! VOORuE CITY CLERI{, y0. BAND, IN. TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND: Your Committee of the Whole, to whom was referred: BILL NO. 34-05 A BILL AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED IN THE 3400 BLOCK OF NORTHSIDE BOULEVARD, SOUTH BEND, INDIANA, COUNCILMANIC DISTRICT #3, IN THE CITY OF SOUTH BEND, INDIANA Respectfully report that they have examined the matter and that in their opinion, this bill is being recommended to the full Council with a favorable recommendation as substituted and amended by .adding the following to the ordinance change 25 to 24 and read into the record: Passed subject to a final site plan and written commitments as detailed by the Petitioner on the record. Karen L. White Chairperson REVISED 6/24/05 DATE FILED APPLICATION NO. DATE RECEIVED BY THE AREA PLAN COMMISSION ------------------------------------------------------------------------------- I (WE) THE UNDERSIGNED MAKE APPLICATION TO THE CITY OF SOUTH BEND :COMMON C©UNCIL TO AMEND THE ZONING ORDINANCE AS HEREIN REQUESTED. 1). THE PROPERTY SOUGHT TO BE REZONED IS LOCATED AT: 3400 BLOCK OF NORTHSIDE BOULEVARD, SOUTH BEND, INDIANA 46615 2). NAME AND ADDRESS OF PROPERTY OWNER(S) OF THE PETITION SITE: TIBERIUS MAHALACHE 115 SOUTH MAIN STREET, SUITE 202 MISHAWAKA, INDIANA 46544 (574) 876-3424 3). NAME AND ADDRESS OF CONTINGENT PURCHASER, IF APPLICABLE: N/A 4). IT IS DESIRED AND REQUESTED THAT THIS PROPERTY BE REZONED FROM: "SF2" SINGLE-FAMILY & TWO FAMILY DISTRICT & "MFl" URBAN CORRIDOR MULTIFAMILY DISTRICT. TO: "MF1" URBAN CORRIDOR MULTIFAMILY DISTRICT. 5). THIS REZONING IS REQUESTED TO ALLOW THE FOLLOWING USE(S): A. ~'- TOWNHOME CONDOMINIUMS. ti~ 6). ATTACHED IS A COPY OF THE (A) LEGAL DESCRIPTION OF THE PROPERTY; (B) SEVENTEEN (17) PRELIMINARY SITE PLAN COPIES; (C) STATEMENT OF PURPOSE AND INTENT; (D) A LIST OF THE NAME AND ADDRESSES OF ALL PROPERTY OWNERS AND THE TAX KEY NUMBERS FOR ALL PROPERTIES WITHIN 300 FEET OF THE PETITION PROPERTY; (E) ADDRESSED, STAMPED ENVELOPES FOR ALL PROPERTY OWNERS WITHIN 300 FEET OF THE PETITION PROPERTY; (F) A LOCATION MAP, IF AVAILABLE, DRAWN TO SCALE, WHICH INCLUDES STREET NAMES, PRINTED IN AN 8-1/2" X 11" FORMAT. SIGNED, PETITION PREPARED BY AND CONTACT PERSON: DANCH, HARNER & ASSOCIATES, INC. 2422 VIRIDIAN DRIVE, SUITE 201 SOUTH BEND, INDIANA 46628 (574) 234-4003 Filed In Cierk's Office Jill $ 2005 JOHN VOORDE CITY CLERK, S0.8END, IN. T1l3~RZU5 MAHALACHE 115 SOUTH MAIN STREET, SUITE 202 MISHAWAKA, INDIANA 46544 (574) 876-3424 LEGAI, DESCRIPTION THAT PART OF THE NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 37 NORTH, RANGE 3 EAST, PORTAGE TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: THE WEST HALF OF LOT # 7 AND ALL OF LOTS # 8 THROUGH # 17 AS SHOWN ON THE PLAT OF "CORPORAN AND DUCEt SUBDIVISION OF LOT 378 IN FORDHAM ADDITION TO RIVER PARR, NOW WITHIN AND A PART OF THE CITY OF SOUTH BEND" AS RECORDED IN PLAT BOOR ~ 10 ON PAGE # 78 IN THE RECORDS OF THE ST. JOSEPH COUNTY, INDIANA RECORDER'S OFFICE. CONTAINING 1.92 ACRES 1~RE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. F,1ed nt Clerk's O~1Ce JUN - 821105 JOHN VOORDE CITY CLERK, 50~- Filed 1n Cleric's ®~~ice JUFJ - 82005 JO~iN VOORDE CITY CLERK, S0. BEND, fN. Property Owners Within 300 Feet Tiberius Mahalache Tiberius Mahalache Tiberius Mahalache 117 South Main 117 South Main 117 South Main South Bend, IN. 46601 South Bend, IN. 46601 South Bend, IN. 46601 Tax Key # 018 6052 1740 Tax Key # 018 6052 1741 Tax Key # 018 6052 1745 Tiberius Mahalache Tiberius Mahalache Tiberius Mahalache 117 South Main 117 South Main 117 South Main South Bend, IN. 46601 South Bend, IN. 46601 South Bend, IN. 46601 Tax Key # 018 6052 1746 Tax Key # 018 6052 1747 Tax Key # 018 6052 1749 Tiberius Mahalache Dennis 8~ Janice Frank Lonnie L Kizer 117 South Main 3420 Northside Blvd. 3424 Northside Blvd South Bend, IN. 46601 South Bend, IN. 46615 South Bend, IN. 46615 Tax Key # 018 6052 1750 Tax Key # 018 60521752 Tax Key # 01$ 6052 1754 Ronald Hively Ronald Hively Ronald Hively 3504 Northside Blvd. 3504 Northside Blvd. 3504 Northside Blvd South Bend,IN. 46615 South Bend, IN. 46615 South Bend, tN. 46615 Tax Key # 018 6052 1755 Tax Key # 018 6052 1756 Tax Key # 018 6052 1757 Cornerstone LTD Donald 8~ Reba Bates Jeri Frazier P.O.Box 5028 1223 S 36th 1217 S. 36th St Mishawaka, IN. 46546 South Bend, IN. 46615 South Bend, IN. 46614 Tax Key # 018 6138 4714 Tax Key # 018 6060 2076 Tax Key # 018 6060 2058 Calet Partnership Francis Cronin Frances Cronin 509 N Calhoun St. 3518 Pleasant St 3518 Pleasant St Mishawaka, IN. 46545 South Bend, IN. 46615 South Bend, IN. 46615 Tax Key # 018 6060 2057 Tax Key # 018 6060 2055 Tax Key # 018 6060 2054 Matthew & Violet Divietro Brian & Janet Lara Tracey Harvey 1222 S.35th 1214 S. 35th 3502 Pleasant St South Bend, IN. 46615 South Bend, IN. 46615 South Bend, IN. 46615 Tax Key # 018 6048 1588 Tax Key # 018 6048 1587 Tax Key # 018 6048 1570 David Earl Gregg Jr. Trustee Thomas Gritt Maps Real Estate Management 56848 Ferrettie Ct. 8 Ridgeway Drive P.O. Box 463 Mishawaka, IN. 46545 Valparaiso, IN. 46385 South Bend, IN. 46624 Tax Key # 018 6048 1571 Tax Key # 018 6048 1572 Tax Key # 018 6048 1585 Matthew James Webster Matthew James Webster Dawn Pressel 3413 Northside Blvd 3413 Northside Blvd. 1217 S. 35th St South Bend, IN. 46615 South Bend, IN. 46615 South Bend, IN. 46615 Tax Key # 018 6048 1583 Tax Key # 018 6048 1580 Tax Key # 018 6048 15$1 Dawn Pressel Timothy Walker Linda McCann 1217 S 35th St 1221 35th St 3421 Northside Blvd. South Bend, IN. 46615 South Bend, IN. 46615 South Bend, IN. 46615 Tax Key # 018 6048 1581 Tax Key # 018 60481582 Tax Key # 018 6048 1586 Charles Brugh Jr Charles Brugh Sr. Charles Brugh 1226 S 34th Street 1226 S 34th St 1226 34th Street South Bend, IN. 46615 South Bend, IN. 46615 South Bend, IN. 46615 Tax Key # 018 6048 1574 Tax Key # 018 6048 1575 Tax Key # 018 60481576 Craig & Lorraine Fisher Joseph & Lisa Ferris Dale Whitehead 1230 S 34th St 3401 Northside Blvd. 3409 Northside Blvd. South Bend, IN. 46615 South Bend, IN. 46615 South Bend, IN. 46615 Tax Key # 018 6048 1577 Tax Key # 018 6048 1578 Tax Key # 018 6048 1579 Rita Schrock Wayne Thomas Richard & Betty Moffett 1225 34fh Street 902 S Twyckenham 1233 34th St South Bend, IN. 46615 South Bend, IN. 46615 South Bend, iN. 46615 Tax Key # 018 60471556 Tax Key # 018 60471557 Tax Key # 018 6047 1558 Richard & Christine Kerby Lester B Sampson, Trustees Tami L Thompson 3313 Northside Blvd. 51882 Cheryl Drive 1241 34th Street South Bend, IN. 46615 Granger, IN. 46530 South Bend, IN. 46615 Tax Key # 018 6047 1559 Tax Key # 018 6047 1560 Tax Key # 018 60471561 Sharon Thompson Tammy & Jeff Thompson Melissa Huys 3319 Northside Blvd. 3321 Northside Blvd. 1234 S 33rd Street South Bend, IN. 46615 South Bend, IN. 46615 South Bend, IN. 46615 Tax Key # 018 60471562 Tax Key # 018 6047 1563 Tax Key # 018 6047 1548 Sandra Donahue Sandra J Donahue Anneliese Fischer & Ivar Thomassen 1302 33rd Street 1302 33rd Street 3303 Northside Blvd South Bend, IN. 46615 South Bend, IN. 46615 South Bend, IN. 46615 Tax Key # 018 6047 1549 Tax Key # 018 6047 1550 Tax Key # 018 6047 1551 Helen & Eugene Long Charles & Georgie Lambert Dale & Betty Riedel 3309 Northside Blvd 1307 S 33rd St 1311 S. 33rd Street South Bend, IN. 46615 South Bend, IN. 46615 South Bend, tN. 46615 Tax Key # 018 6047 1552 Tax Key # 018 6050 1663 Tax Key # 018 6050 1664 Dawn Steinhofer Earl ~ Merrille McDonald Earl 8~ Merrill McDonald 1315 S. 33rd Street 3215 Northside Blvd 3215 Northside Blvd. South Bend, IN. 46615 South Bend, IN. 46615 South Bend, IN. 46615 Tax Key # 018 6050 1665 Tax Key # 018 60501666 Tax Key # 018 6050 1667 Kathleen Nate Thomas & Ann Grant Thomas & Ann Grant 3220 Northside Blvd. 6822132nd St Ct 6822 132nd St Ct South Bend, IN. 46615 Saint Paul, MN. 55124 Saint Paul, MN. 55124 Tax Key # 018 6052173201 Tax Key # 018 60521735 Tax Key # 018 6052 1737 Bernard Accoe 3310 Northside Blvd South Bend, tN. 46615 Tax Key # 018 6052 1738 Bernard Accoe 3310 Northside Blvd South Bend, IN. 46615 Tax Key # 018 60521739 Fii d 1 Clcrk'~ Office JUN ' 8 ~~~ JOHN VSO BEND, IN. C-'fY CLERK, Area Plan Commission of St. Joseph County 1140 County-City Building 227 West Jefferson Blvd. South Bend, Indiana 46601 Robert W. Sante John W. Byorni Executive Director Assistant Director Phone 574 235-9571 www.areaplan.org Fax 574 235-9813 July 20, 2005 The Honorable Council of the City of South Bend 4th Floor, County-City Building South Bend, IN 46601 RE: A proposed ordinance and site development plan of Tiberius Mihalache to zone from "SF2" Single Family and Two Family and "MF1" Urban Corridor Multifamily to "MF1" Urban Corridor Multifamily, property located on the south side of the 3400 Block of Northside Boulevard, City of South Bend - APC# 2323-OS Dear Council Members: I hereby Certify that the above referenced ordinance of Tiberius Mihalache was legally advertised on Thursday, July 7, 2005 and that the Area Plan Commission at its public hearing on Tuesday, July 19, 2005 took the following action: Upon a motion by Roland Kelly, being seconded by Robert Hawley and carried, the proposed ordinance and site development plan of Tiberius Mihalache to zone from "SF2" Single Family and Two Family and "MF1" Urban Corridor Multifamily to "MF1" Urban Corridor Multifamily, property located on the south side of the 3400 Block of Northside Boulevard, City of South Bend is sent to the Common Council with an unfavorable recommendation. The deliberations of the Area Plan Commission and points considered in arriving at the above decision are shown in the minutes of the public hearing, and will be forwarded to you at a later date to be made a part of this report. Sincerely, u: n W. Byorn~~~J - JWB:sr Attachment CC: Tiberius Mihalache Danch, Harner & Associates Serving South Bend, Lakeville, New Carlisle, North Liberty, Osceola, Roseland and St. Joseph County, Indiana 1 Staff Report APC # 2323-0~ Owner: Tiberius Mihalache Location: On the south side of the 3400 Block of Northside Boulevard between 33rd and 35th Streets Jurisdiction: City of South Bend Requested Action: Rezone approximately 2 acres from "MFl" Niulti-family and "SF2" Single-family to "MFl" Multi-family to construct a 28-unit townhouse/condominium development. Land Uses and Zoning: On site: On site is a vacant group home that will be torn down. North: To the north are single-family houses zoned "SF2" Single-family. East: To the east are single-family houses zoned "SF2" Single-family and apartments zoned "MF 1" Multi-family. South: To the south is the St. Joseph River. West: To the west are single-family houses zoned "SF2" Single-family and apartments uses zoned "NIF1" Multi-Family. District uses and development standards: The "NIFI" Multi-family Residential District is established to protect, promote and maintain the development of urban style multifamily dwellings, and to provide for limited public and institutional uses that are compatible with a multifamily residential neighborhood. The development standards are designed to promote the establishment of multifamily dwelling projects (including apartment, townhouse or row house style developments), and two family dwelling developments located along a block face, in developed areas of the community which are served by a full range of public amenities. Site plan description: The preliminary site plan shows 28 two story townhouse/condominiums on 1.92 acres. Each condominium will have atwo-vehicle garage. The condominiums cover 33% of the site. Seventeen parking spaces and driveways cover 36%. Open space covers the remaining 31% of the site. There is only one access point from Northside Boulevard. Sidewalks are shown along the north side of the property on Northside Boulevard. Zoning and land use history & trends: The majority of the neighborhood surrounding the petition area is zoned "SF2" Single-family. There is "MFl" Multi-family zoning to the east and west on Northside Boulevard. Prior to the May 1 1, 2004 adoption of the Zoning map, the entire neighborhood, including the multi-family uses, was zoned single-family residential. The new zoning map brought the apartments into conformance with the "MFI" Multi-family designation. The Area Plan Commission gave no recommendation to the Common Council after hearing a petition for this exact parcel of land to be rezoned in March of 2005. The site plan at that time showed ~4 townhouse/condominium units. The petition was withdrawn on April 11, 2005 prior to a public hearing before the Common Council. Traffic and transportation considerations: Northside Boulevard is a 2-lane street with an eighty foot right of way. There are sidewalks throughout the entire neighborhood. Tiberius Mihalache #2323-OS Page 1 of 4 Utilities: This site will be served by City of South Bend water and sanitary sewer. Additional information: (Agency comments) The City Engineer expressed concern that the southern portion of the site is within the floodplain, the effects ground water level will have on the drainage; and if the fire department had reviewed the site plan for fire protection. Commitments: Staff recommends that the petitioner submit written commitments to limit the number of condominium townhouse units to 28, as proposed on the site plan and providing 20' side yard setbacks, as previously proposed by the developer. ~ Criteria (per IC 36-7-4-603): 1. Comprehensive Plan: Policy Plan: Goal 3: Objective C: Policy ii: Low density multi-family and single-family residential lots should not have direct access to arterial streets. This petition is in compliance with the Comprehensive Plan. Land Use Plan: The Land Use Plan does not designate the area for a specific designated growth, therefore it does not conflict with the Land Use Plan. Plan Implementation/Other Plans: The River Park Neighborhood Preservation and Improvement Plan (1997): River Park has experienced a steady conversion of homeownership units to rental units. In 1960, three- quarters of all housing units were occupied by homeowners. However, 30 years later the homeownership rate has decreased to 65 percent. While not as significant a change as many would have thought, it does indicate an important neighborhood trend (page 10). 2. Current conditions and character: The River Park neighborhood is predominantly single-family houses. There are a number of multi-family uses along the St. Joseph River, and within the neighborhood. 3. Most desirable use: The most desirable use is residential. 4. Conservation of property values: Most of the property is presently zoned "MF1" Multi-family. A commitment for condominium development will help protect the surrounding neighborhood. ~. Responsible development and growth: In this location, the neighborhood supports both single-family and multi-family residential. Locating atownhouse/condominium development in this area is responsible development and growth. Tiberius Mihalache #2323-0~ Page 2 of 4 4 Recommendation: Based on information available prior to the public hearing, staff recommends that the Area Plan Commission send this to the Common Council with a favorable recommendation subject to written commitments limiting the number of condominium/townhouse units to 28 and requiring 20' sideyard setbacks for the development. Analysis: Most of the t~vo-acre site is presentiy zoned "MF 1 ". The River Park Preservation and Improvement Plan (1997) notes that the decreased rate of homeownership in a neighborhood is an important trend. The existing and expanded "MF1" zoning designation fits well into the surrounding area, with written commitments from the petitioner stating that the property will be limited to 28 condominiums/townhouses as proposed, and requiring 20' sideyard setbacks as previously stated by the petitioner. Higher densities along the river, such as this proposal, are acceptable because it allows more people the opportunity to enjoy living along the river. Tiberius IVlihalache #2323-OS Page 3 of 4 PLEASANT ST ~ j. ~ I SF2 T SF2 ~ ~ SF2. SF2... - F _ _. _ ~s ~, a - ,~ ~ ~~ ~.. - - 't~E. t ..._.._;t ...~,.ra __ _ _ j/ ,~%~,; SF2 - ~ _ , , ;l'i,~ 9 //~/,". /l /j. SFZ PETITIaN AREA ST. JOSEPH RIVER R-1 R-1 ~'E~,s R-3 ~~' ~~ R-1 ~-`~GVv R-1 ' ~- . r v .,.- t i i t REZaNiNG FRGM: "MF4" MULTI-FAMILY ~ "SF2" SINGLE FAMILY T0: "MFG" MULTI-FAMILY SOUTt-! BEND ZON[NG LAND USE "MF1"MULTI-FAMILY ' PAUL~I-F.=,P~i1LY 0 "SF2" SINGLE FAMILY SINGLE F.ar~nl_Y ~'aar' OFFICE BUFFER APC 2323-05 MISNAWAKA Z©NING c ~p t~'eet Q RESIDENTIAL tv1isharraka City t_irnits Q RESIDENTIAL ;;~ Petition Area Tiberius Mihalache #2323-OS Page 4 of 4 4 ANi nom a ;!#~ NCRMiIo^• 9+Aa; FF i( ~C'~x .7, !.iSNsMiP 37 WP': ayrr' J iJS: f'tlYRUE TGMn'7:P, CITY '~ xCU1N 9ENC. Sf. J:AEPi. ~7R:47Y. 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OC1E5 9i FA.N,YF< !5 RII ~ ' S FxG#Cf x Eli 4FY lC{ r1 i%:' :RNi1 Pd154Y. ar KYFi RFeN- 15A:iEk 5!Af!a!FRE 3l'C LYP&rR! of !1# f1:.aEE-., 3akT~C: l7 q~3,EN7( E!P'MF ~1 a~Y7Ki:i'.~~Y 3IERPS I6:.?'Al:#IFc'Yi S,:E RR ANC riCdLY;lC3::Y 3 C<t tR91 :%iri`~ "q n# iw.MiR a9;A'~.Rir Cii S;i?6.'+X f:.( iAVfdn'CL N 0:9:35 i:a! ~Z iY'1D b:Taf`A R n( r~Y„-fx avc><nn:ati7,ar'DZ. Ra YES -~ Yri:`! F~.rE Y q v. -"' ~ ,;:; , ~,'~; y;%1 ~~ fJr~ - '~ ~ r '~ 'J 7aiaprg; d _17SY q' '"x '~ 4 n .~ .-~ 4:5 :...........- PRELIMINARY' SITE PLAN PART OF THE NORTHEAST QUARTER OF SECT}ON 17, T. 37 N., R. 3 E. PORTAGE TOWNSHIP, CITY OF 5OUTH BENQ, ST. JOSEPH COUNTY, INOIkNA. .,r,,r- ,.~,...- .., Fife=s I ~ ~ ~ ~9tix ~r~[C£ ~uL 7 3 200 JQi'~. Vu~fiDE Cln CLE"" "0.8END, !N, .~ f~i i, .- 1YMY R' +j + `\ y io ~• • •aY.c a13' + ~ a:, f ` 1 I 7 ' ~ /• j 1... k~ C r3 ~• - o , ~. jj7 _...., N i __ -~ - m t fi ! ~7.~ ' .. A~~~: ~C f:4"1 . - M""" ~ ~ ', __ ... -. -_ ~ _ E.A _ _ , .+. k 'lSi~lr, ._._L_..._..- f~~ {g5U.7J4 _-___--_.- -~ _~ g.. x.7..:1: .$R. CEY~B'. k._c.'hWHEtR£ L4x:':i, •<k?N::R k 0.S:v.7^.IR?i:a IBC.. a,~,yE ga22 YrHia: Crv3, S.1}x 2C~1 SCsJYtl &f.Yfi, M. 5CE25 1~= 3.' (574) 231-ICPl f'4.E t` + , li 1 TQiNNf-IOME TOWNHOME VILLAS 0 ~G i ~, !)G GGfi~ t" = 3t?' nsvtstoNs ~~~ ~~ ~~n e a 'gi~ ro "g '~£ ~~ ~,~. as yid ,,- g3 3Y i3 ~ ~,i ~~ K9 =': a ~:' F. U ~~ 5(r1LE i ~ 1 ffi61%i Y1CiN4i'Y 1" = 2,C~t1' t PRELIMINARY SITE PLAN PART OF THE NORTHEAST QUARTER OF SECTION 17, T. 37 N,, R, 3 E. PORTAGE TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA. tFCU oESCamTroH nur PARr a 1NE xOR'xUSr aAlaw a sECnDN n, Tarmsxv 3r Ndrtx, RNkE 5 usT, POAfM.E TDr,N9Hro, arY of BOVM RENO, Sf. JOBFPH CWNtt, INdNN 4M1DCH 6 DESCRIBED AS: ME YhSf HLLF DP IDi ~ 7 PND ALL OF LOTS ~ D iNRWGH ~ 11 AS SNOM! ON 1HE PV.i OF 'CORPoWVI AND DUCK ae0WRI0N Oi l0T !7B IN fOROHA4 ACORION 10 RA'FJt PMN, x0Y MMIN ANO A PART OF THE C8Y Of SOUW BFx0'AS RECIXtdD M PIAi BIXAf / 10 ON PACE / )8 N THE AECLApS CF THE Sf. J03PN fAUNtt, NgAW RECgiOCR'S OFfltE CONTAINING 1,92 ACRE LpRE OA LESS. 1ABUl+iEp SITE M•A 1). NREPGE DF SITE ......................................... 1. 92 ACRES 2). PROPOSED UN3 VSD A 2B - TOVNHONE fANDONINW3. 3I. PPFKINL RAt10 AEa1RED BY pROINAKOC A MUtLIFAMILY RESIDEN7IAL~ fIL fl) PARKING SPACE PEA OYELLING IINIi, 1. NJNBER d' SPACES REa7RCD FCW 28 DVF1lINfi WI1S..... 28 SPACES NUNBCR DF SPACES PRP/IEED ~ ................. ~........ 73 SPREES (% Ix GARAGES AND 11 SURFACE SPACES) 1). PRIPOSED LAND COVCRAGU SQUARE FODTAff Y. ff SITE A. BUILDINfi(S).. ~ .......... .............. 28, DOD 3]. IB & PARKING AND DAIKS.~~.... ~.~...........~~. 29.65D 35,+5 C. OPEN SPKE ... ........... ~., ......... 25,986 31. 0T TOTAL B3, 636 100 00 Sf. AFSIDCNTJAI 571E [AVPONENTS A, 28 - iOYNHME [d10d10IUM DYELLING UNITS - 2 S10AIES NAt INUI NCIRIT B. DENSITY - I/. SB DVEILING UNITS PCR ACRE t. ESIIXAIEO pDPULATIdI - >6 61. SL~A[E AVN-6F ANO ORAIINGE iG W NANd£0 nadwl THE US[ d' A FRENCN WAIN SYSTEN LDEAlEO UNDCR A PORTION ~ 1NE SHAVN PAVED AND LANDSCAPE IRUS +Am DESIGNED TD NEEi iNE $TAHDARD RCWIPED IY iK CITY N Sa1N [ND ENGIIEERIMO OEPARTKNT 7). WILDINCS SNOVN ARE A MAKIMUN 6 2 STORIES D). DJILDINGS ViL BE SEPVICE- BY CON'NEtifdV TD IWICIPAL VATEA AND SANI(ARY SEYCR LINES, 91, f1l PIANINB SPACES ARE iD BE 8 K 20, CRLCPT HANp ICAP YNI[N YILL 1EE7 THE UTCSi ADA STANDARDS CNTAANCLt S) V7LL NAVE A 0.ANFE- SIDEYALK fRON PARNINO AREA FOA HANDICAP ACLESSlBILITY. l0). WIVEVAY ~ENIAG 70 EDNFRN TO 1HE CITY ff SaiN BCND STRCET S7ANDIRDS I t). ALL SICNAQ AND UNOSCAPItIG iO AEET iNE UIESi CITY 6 Sa1N BEND SMING STPNDAROS f / ~ FOUND I//' / IRON PIM .040'. 'zd .- ~ „ ; FDUxD s/e' ;( d~~~ ~ AtON NPE ~9. An NICFVAIgN OM 11X5 CH+MNC 5 NJT WIDIDW N B[ 9AVdE fdl tQU4 Br A~'RNxYt IPV DR ECI&WJDX OAM OM]E On di[M~.N lY MS P'auFLI qR fW N!! UBF DN AW OIkF PA31ECi ANI ROISC YIDMYJf +RTRM ffiRIiYAYN AWl A~07utl1 RI DIC ENJNffR 1%NIECi fA SI1NukYEF F(R T1( '.ftCNf FVRPOSE NIDRIFD YDL BE Ai nE U>ki SDF N& NIO Y(NWf INPIIDY 09 Uiy fYA'61Af 7- P( EN3YRR ARO+RCf OR SuMYUA. ru wn?9Agam uOlRS wm eE FF.1- utaR[D er nC x+rf+crra brae avr ewsmcmN Y+r aaN T+o ~' . s 7~ t /I G v t, ~~ ~ 1j( j L.. i ~ ~~~ i 20,00 i ~' 2;1 / ~ FGQoUNGpPII7/ E~St '~ N`HEII)PE , 690 ~ // ~~ al V V!, FANG !f1' PNN nPE , I I 1 li 'II 0~...._... _. _.710 __ 1.-. 1~ I (f ~ ~ ( ~ ., i ~ .700 Im 11 1 iODD~I.~,~ '~~/ . .DTI i ~ 6_~~ ++~FGUNO CMPEO '•• I~_ •- RUN ~9WIXN /./ `i Sif1RY. .~fi97 i.. 89 ~5 ~ E i " `~- .. ~ I WO ,- F. _ __... ~~ ° ' ~, j 1 ~~~~. -~~' - - / I _ST-: y ~L <--.- - ~. , A?w I, - /.-~' DNICU~ CR L~AS50CLt}FS, INC. 2+P2 Yri?on O,i+e, Suib 201 sourH BEND, N. +D6za (57+) 274-NW3 ATM: WCINEl J. NNCH F_Il]_(i5 S10Rt'~ lYPItA! aMDAG N _X71. IDI II 1 ' 30 ~ 60 90 SCALE 1' = 30' REVISIONS St/lf MR 6Y ,.- TC, B/21/L6 fJ/ kti1~ PFR ANU P.W COIIN491N tCYlO11S 0501]1 (~ 1 1 VICINf1Y MAP 1' ~ 2,000'