The URL can be used to link to this page

Home My WebLink About9520-04 Rezoning - 4000 Block of Portage Road - District 1ORDINANCE No. s~~~-0a Passed by the Common Council of the Ciry of South Bend, Indiana August 9, Attest: Attest: JOHN 20 04 Ciry Clerk President of Common Council Presented by me to the Mayor of the City of South Bend, Indiana August 10, 20 04 JOHN Ciry Clerk Approved and signed by me August 12, ZD v4 Mayor ORDINANCE NO . \ S 2 V -' AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED IN THE 4000 BLOCK OF PORTAGE ROAD, COUNCILMANIC DISTIRICT NO. 1, IN THE CITY OF SOUTH•BEND, INDIANA STATEMENT OF PURPOSE AND INTENT PARCEL I IS PRESENTLY ZONED "SF1" SINGLE FAMILY AND TWO FAMILY DISTRICT, "ME2" HIGH DENSITY MULTIFAMILY DISTRICT & "OB" OFFICE BUFFER DISTRICT. THE PROPERTY IS REQUESTED TO GO TO THE "OB" OFFICE BUFFER DISTRICT TO ALLOW FOR A FINANCIAL INSTITIUTION FACILITY. PARCEL II IS PRESENTLY ZONED "SF1" SINGLE FAMILY AND TWO FAMILY DISTRICT, "MF2" HIGH DENSITY MULTIFAMILY DISTRICT. THE PROPERTY IS REQUESTED TO GO TO THE "MF2" HIGH DENSITY MULTIFAMILY DISTRICT TO ALLOW FOR A MULTIFAMILY TOWNHOME DEVELOPMENT. PARCEL III IS PRESENTLY ZONED "MF2" HIGH DENSITY MULTIFAMILY DISTRICT AND "CB" COMMUNITY BUSINESS DISTRICT. THE PROPERTY IS REQUESTED TO GO TO THE "CB" COMMUNITY BUSINESS DISTRICT TO ALLOW FOR SMALL RETAIL SHOPS AND A RESTAURANT. • NOW THEREFORE BE IT ORDAINED BY THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA: SECTION I. 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: PARCEL I. (REZONING TO THE "OB" OFFICE BUFFER DISTRICT): THAT PART OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 38 NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: BEGINNING AT THE POINT OF INTERSECTION OF THE WESTERLY LINE OF PORTAGE ROAD WITH THE NORTH LINE OF LOT "1" OF THE PLAT OF "PORTAGE FARMS" AS RECORDED IN PLAT BOOK # 15 ON PAGE "P-5" IN THE RECORDS OF THE ST. JOSEPH COUNTY, INDIANA RECORDER'S OFFICE; THENCE S. 21° -03'-14" E. ALONG SAID WESTERLY LINE, 201.15 FEET MORE OR LESS; THENCE S. 58° -51'-13" W. , 45.00 FEET MORE OR LESS; S. 90° -00'-00" W., 303.89 FEET MORE OR LESS; THENCE N.00°-00'-00" E., 211.00 FEET MORE OR LESS TO THE NORTH LINE OF LOT "2" OF SAID PLAT OF "PORTAGE FARMS"; THENCE N. 90° -00'-00" E. (ASSUMED BEARING) ALONG THE NORTH LINE OF LOTS # 2 AND # 1 OF THE PLAT OF SAID "PORTAGE FARMS", 270.14 FEET MORE OR LESS TO THE POINT OF BEGINNING. CONTAINING 1.49 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. PARCEL II. (REZONING TO THE "MF2" HIGH DENSITY MULTIFAMILY DISTRICT): 2 THAT PART OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 38 NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 22; THENCE N. 00° -00'-00" E. ALONG THE WEST LINE OF SAID QUARTER SECTION, 392.71 FEET MORE OR LESS; THENCE N. 90° -00'-00"E. (ASSUMED BEARING) 536.33 FEET MORE OR LESS; THENCE S. 00° -00'-00" W., 211.00 FEET MORE OR LESS; THENCE S. 90° - 00'-00" W., 27.01 FEET MORE OR LESS; THENCE S. 00° -00'-00" W., 181 .27 FEET MORE OR LESS TO THE EAST & WEST QUARTER LINE OF SAID SECTION 22 ; THENCE S. 89° -57'- O1" W. ALONG SAID QUARTER LINE, 509.32~FEET MORE OR LESS TO THE POINT OF BEGINNING. CONTAINING 4.72 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. PARCEL III. (REZONING TO THE "CB" COMMUNITY BUSINESS DISTRICT): THAT PART OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 38 NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: BEGINNING AT THE POINT ON THE EAST AND WEST QUARTER LINE OF SAID SECTION 22 WHICH IS N. 89°-57'-O1" E., 509.32 FEET MORE OR LESS FROM THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 22; THENCE N. 00°-00'- 00" E., 181.27 FEET MORE OR LESS; N. 90° -00'-00" E., 330.90 FEET MORE OR LESS; THENCE N. 58° -51'-13" E., 45.00 FEET MORE OR LESS TO THE WEST LINE OF PORTAGE ROAD; THENCE S. 21° -03'-14" E. ALONG SAID WESTERLY LINE, 218.76 FEET MORE OR LESS TO THE EAST AND WEST QUARTER LINE OF SAID SECTION 22; THENCE S. 89°-57'-O1" W. ALONG SAID QUARTER LINE, 448.00 FEET MORE OR LESS TO THE POINT OF BEGINNING. CONTAINING 1.73 ACRE'S MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. BE AND THE SAME HEREBY ESTABLISHED AS "OB" OFFICE BUFFER DISTRICT FOR PARCEL I AND "MF2" HIGH DENSITY MULTIFAMILY DISTRICT FOR PARCEL II AND "CB" COMMUNITY BUSINESS DISTRICT FOR PARCEL III. SECTION II. THIS ORDINANCE SHALL BE IN FULL FORCE AND EFFECT FROM AND AFTER ITS PASSAGE BY THE COMMON COUNCIL, APPROVED BY THE MAYOR, LEGAL PUBLICATION. C~'~~r MEMBER OF THE COMMON C UNCIL ATTEST: TY LERK PRESENTED BY ME TO THE MAYOR OF THE CITY OF SOUTH BEND, INDIANA ON THE ~. (~~^ DAY OF ~~ 4 A ~"~' 2 c~(~~ , AT 3 + Z-C~ O'CLOCK Qn'1 . M. ~ 3 - • r-~ ~9 ,^ „~„ TY CLERK AP OVED AND,BIGNED BY ME ON THE _~_ DAY OF r 2 DD , AT O'CLOCK ~.M. 9~ ~ ~ ~ MAYOR, CITY OF S UTH BEND, INDIANA 1st READING ~O -~``~~~ b 4' ~ 1 PUBLIC HEARING ~ -`1-O`t ~$ S ~ _ S ' ~ e-6 3rd READING ~ x,0`4 0.S S U..~~,5~-L~~ Q-b, NOT APPROVED REFERRED A -~P- ~' ~ ~`~~ y PASSED ~ -~-o~{ 0.S S ~.~.es~~`~-{,~ Flied In Clerk's Ofri~e ~;~°~~ -- z xa~~ dOFIN YOORDE CRY CLERK. S0. BEND. IK TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND: Your Committee of the Whole, to whom was referred: BILL NO. 35-04 A BILL AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED IN THE 4000 BLOCK OF PORTAGE ROAD, COUNCILMANIC DISTRICT NO. 1, IN THE CITY OF SOUTH BEND, INDIANA Respectfully report that they have examined the matter and that in their opinion, this bil! is being recommended to the full Council with a favorable recommendation as substituted by a new legal. Sean Coleman Chairman Property Owners Within 300 Feet Frank J. Prusinski 52500 Portage South Bend, IN. 46628 Tax Key # 04 1051 1293 Benjamin F. & Elvira Burns 52444 Portage Rd. South Bend, IN. 46628 Tax Key # 04 1051 1292 Mary Jane Hammer 52400 Portage South Bend, 1N. 46628 Tax Key # 04 1051 1291 Virgil J. & Barbara E. Cavinder 52358 Portage South Bend, II1.46628 Tax Key # 04 1051 1290 Douglas A. Kazmierczalc 52415 Portage Rd. South Bend, IN. 46628 Tax Key # 04 1046 0973 City of South Bend 1200 County City Building South Bend, IN. 46601 Tax Key # 25 1013 0216 Teachers Credit Union P.O. Box 1395 South Bend, IN. 46628 Tax Key # 25 1014 024001 Jo Ann Nucci 52520 Portage South Bend, IN. 46628 Tax Key # 04 1014 0242 Douglas A. Kazmierczalc 52415 Portage Rd South Bend, IN. 46628 Tax Key # 04 1046 0975 Charles W. & Marilyn J. Pletcher 52385 Portage Rd. South Bend, IN. 46628 Tax Key # 04 1046 0977 Rick E. Newman 4404 William Richardson Ct. South Bend, IN. 46628 Tax Key # 25 1013 021607 Patrick Cenkush 52333 Portage Road South Bend, IN. 46628 Tax Key # 04 1046 0992 Mark B & Kathleen M Haney 52361 Portage Road South Bend, IN. 46628 Tax Key # 04 1046 0981 Phyllis Jean Reed 52423 Portage South Bend, IN. 46628 Tax Key # 04 1046 0969 Girl Scouts of Singing Sands Council P.O. Box 4606 South Bend, IN. 46628 Tax Key # 25 1013 022002 Gregory A Kizer 52501 Portage Road South Bend, IN. 46628 Tax Key # 04 1014 024004 Salah M.& Cynthia A. Hilal 52447 Portage Rd. South Bend, IN. 46628 Tax Key # 04 1014 0221 Filed In Olerk's Office JUL - 2 201 JOHN VOORDE CITY CLERK, SO.BENQ IN. REVISED 7/02/04 DATE FILED APPLICATION NO. DATE RECEIVED BY AREA PLAN COMMISSION I (WE) THE UNDERSIGNED MAKE APPLICATION TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA TO AMEND THE ZONING ORDINANCE AS HEREIN REQUESTED. 1). THE PROPERTY SOUGHT TO BE REZONED IS LOCATED: 4000 BLOCK OF PORTAGE ROAD SOUTH BEND, INDIANA 46628 2). NAME AND ADDRESS OF PROPERTY OWNER(S) OF THE PETITION SITE: SALAH & CYNTHIA HILAL & OMAR M. ABUHILAL 4005 PORTAGE ROAD SOUTH BEND, INDIANA 46628 PHONE NUMBER (574) 315-8608. 3).NAME AND ADDRESS OF CONTINGENT PURCHASER(S), IF APPLICABLE: N/A 4). IT IS DESIRED AND REQUESTED THAT THIS PROPERTY BE REZONED: PARCEL I: FROM: "SF1" SINGLE FAMILY AND TWO FAMILY DISTRICT & "MF2" HIGH DENSITY MULTIFAMILY DISTRICT & "OB" OFFICE BUFFER DISTRICT TO: "OB" OFFICE BUFFER DISTRICT; PARCEL II: FROM: "SF1" SINGLE FAMILY AND TWO FAMILY DISTRICT & "MF2" HIGH DENSITY MULTIFAMILY DISTRICT TO: "MF2" HIGH DENSITY MULTIFAMILY DISTRICT PARCEL III: FROM:"ME2" HIGH DENSITY MULTIFAMILY DISTRICT & "CB" COMMUNITY BUSINESS DISTRICT & "OB" OFFICE BUFFER DISTRICT TO: "CB" COMMUNITY BUSINESS DISTRICT 5). THIS REZONING IS A). USES ALLOWED B). USES ALLOWED (PARCEL II) C). USES ALLOWED III) . EEQUESTED TO ALLOW THE FOLLOWING USE(S): UNDER THE "OB" OFFICE BUFFER DISTRICT (PARCEL I); UNDER THE "MF2" HIGH DENSITY MULTIFAMILY DISTRICT UNDER THE "CB" COMMUNITY BUSINESS DISTRICT.(PARCEL 6) . ATTACHED IS A COPY OF (A) LEGAL DESCRIPTION OF THE PROPERTY; (B) SEVENTEEN (17) PRELIMINARY SITE PLANS; (C) A STATEMENT OF PURPOSE AND INTENT; (D) A LIST OF NAMES AND ADDRESSES OF ALL PROPERTY OWNERS AND THE TAX KEY NUMBERS FOR ALL PROPERTIES WITHIN 300 FEET OF THE PETITION PROPERTY; AND (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 8 '~" x 11" FORMAT. 2 SIGNED, ~ ., SALAH HILAL C HIA HI OMAR ~ ABUHILA PETITIONED PREPARED BY: CONTACT PERSON (IF DIFFERENT): DANCH, HARMER & ASSOCIATES 2422 VIRIDIAN DRIVE, SUITE 201 SOUTH BEND, INDIANA 46628 PHONE NUMBER (574)-234-4003 Filed In Clerk's Office J U L - 2 ~~i1~ JOHN VOORDE CITY CLERK, S0. BEND, IN. REVISED 6/29/04 LEGAL DESCRIPTIONS PARCEL I. ( REZONING TO THE "OB" OFFICE BUFFER DISTRICT): THAT PART OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 38 NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDL?~NA WHICH IS DESCRIBED AS: BEGINNING AT THE POINT OF INTERSECTION OF THE WESTERLY LINE OF PORTAGE ROAD WITH THE NORTH LINE OF LOT "1" OF THE PLAT OF "PORTAGE FARMS" AS RECORDED IN PLAT BOOK # 15 ON PAGE "P-5" IN THE RECORDS OF THE ST. JOSEPH COUNTY, INDIANA RECORDER'S OFFICE; THENCE S. 21° -03'-14" E. ALONG SAID WESTERLY LINE, 201.15 FEET MORE OR LESS; THENCE S. 58° -51'-13" W. , 45.00 FEET MORE OR LESS; S. 90° -00'-00" W., 303.89 FEET MORE OR LESS; THENCE N.00°-00'-00" E., 211.00 FEET MORE OR LESS TO THE NORTH LINE OF LOT "2" OF SAID PLAT OF "PORTAGE FARMS"; THENCE N. 90° -00'-00" E. (ASSUMED BEARING) ALONG THE NORTH DINE OF LOTS # 2 AND # 1 OF THE PLAT OF SAID "PORTAGE FARMS", 270.14 FEET MORE OR LESS TO THE POINT OF BEGINNING. CONTAINING 1.49 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. PARCEL II. (REZONING TO THE "ME2" HIGH DENSITY MULTIFAMILY DISTRICT): THAT PART OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 38 NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDL?~NA WHICH IS DESCRIBED AS: BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 22; THENCE N. 00° -00'-00" E. ALONG THE WEST LINE OF SAID QUARTER SECTION, 392.71 FEET MORE OR LESS; THENCE N. 90° -00'-00"E. (ASSUMED BEARING) 536.33 FEET MORE OR LESS; THENCE S. 00° -00'-00" W., 211.00 FEET MORE OR LESS; THENCE S. 90° -00'-00" W., 27.01 FEET MORE OR LESS; THENCE S. 00° -00'-00" W., 181.27 FEET MORE OR LESS TO THE EAST ~ WEST QUARTER LZNE OF SAID SECTION 22; THENCE S. 89° -57'-O1" W. ALONG SAID QUARTER LINE, 509.32 FEET MORE OR LESS TO THE POINT OF BEGINNING. CONTAINING 4.72 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. PARGEL III. (REZONING TO THE "CB" COMMUNITY BUSINESS DISTRICT): THAT PART OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 38 NORTH, RANGE 2 EAST, GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, IIIDIANA WHICH IS DESCRIBED AS: BEGINNING AT THE POINT ON THE EAST AND WEST QUARTER LINE OF SAID SECTION 22 WHICH IS N. 89°-57'-O1" E., 509.32 FEET MORE OR LESS FRCM THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 22; THENCE N. 00°-00'- 00" E., 181.27 FEET IRE OR LESS; N. 90° -00'-00" E., 330.90 FEET MORE OR LESS; THENCE N. 58° -51'-13" E., 45.00 FEET MORE OR LESS TO THE WEST LINE OF PORTAGE ROAD; THENCE S. 21° -03'-14" E. ALONG SAID WESTERLY LINE, 218.76 FEET MORE OR LESS TO THE EAST AND WEST QUARTER LINE OF SAID SECTION 22; THENCE S. 89°-57'-O1" W. ALONG SAID QUARTER LINE, 448.00 FEET MORE OR LESS TO THE POINT OF BEGINNING. CONTAINING 1.73 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD: Filed In Clerk's Office JUL -' 2 ~+~~~ JOHN VOORDE. CITY CLERK, S0. B~_ Area Plan Commission of St. Joseph County 1140 County-City Building 227 West Jefferson Blvd. South Bend, Indiana 46601 Robert W. Sante Executive Director John W. Byorni Assistant Director Phone 574 235-9571 Fax 574 235-9813 July 21, 2004 The Honorable Council of the City of South Bend 4th Floor, County-City Building South Bend, 1N 46601 RE: A proposed ordinance and site development plan of Salah & Cynthia Hilal and Omar M. Abuhilal to zone from "SF1" Single Family and Two Family, "MF2" High Density Multifamily, and "OB" Office Buffer (Parcel I), "SF1" Single family and Two Family, and "MF2" High Density Multifamily (Parcel II), and "MF2" High Density Multifamily, "OB" Office Buffer, and "CB" Community Business (Parcel III) to "OB" Office Buffer (Parcel I), "MF2" High Density Multifamily (Parcel II), and "CB" Community Business (Parcel III), property located in the 4000 block of Portage Road, City of South Bend - APC# 2270-04 Dear Council Members: I hereby Certify that the above referenced ordinance of Salah & Cynthia Hilal and Omar M. Abuhilal was legally advertised on Thursday, July 8, 2004 and that the Area Plan Commission at its public hearing on Tuesday, July 20, 2004, and the Commission took the following action: Upon a motion by Karl King, being seconded by Roland Kelly and unanimously carried, the proposed ordinance and site development plan of Satah & Cynthia Hilal and Omar M. Abuhilal to zone from "SF1" Single Family and Two Family, "MF2" High Density Multifamily, and "OB" Office Buffer (Parcel I), "SF1" Single family and Two Family, and "MF2" High Density Multifamily (Parcel II), and "MF2" High Density Multifamily, "OB" Office Buffer, and "CB" Community Business (Parcel III) to "OB" Office Buffer (Parcel I), "MF2" High Density Multifamily (Parcel II), and "CB" Community Business (Parcel III), property located in the 4000 block of Portage Road, City of South Bend is sent to the Common Council with a favorable recommendation. In the Commission's opinion, based on the zoning history of this site and its proximity to a large commercial center to the south, developing this site for the uses intended will provide residents in this part of the County with an expanded range of services. The commission recommends across-access easement to the south in anticipation of future commercial growth in the area. PLEASE NOTE that the Ordinance has been amended by the petitioner and is different than that used for the Common Council's first reading. The amended Ordinance was legally advertised and heard by the Area Plan Commission. Filed in Clerk's Office JUI. 2 ~ ~JD JOHN YOORDE CITYCLERK, S0.8EfVD, !W, Serving South Bend, Lakeville, New Carlisle, North Liberty, Osceola, Roseland and St. Joseph County, Indiana The Honorable Council of the City Of South Bend -July 21, 2004 Page 2 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. Sin ely, Robert W. Sante RWS:sr Attachment CC: Salah & Cynthia Hilal and Omar M. Abuhilal Danch, Harner & Associates Staff Report APC # 2270-04 Owner: Salah & Cynthia Hilal and Omar M. Abuhilal Location: in the 4000 block of Portage Road Jurisdiction: City of South Bend Requested Action: The petitioner is requesting a zone change from "SF1" Single Family and Two Family, "MF2" High Density Multifamily, and "OB" Office Buffer (Parcel I), "SFl" Single Family and Two Family, and "MF2" High Density Multifamily (Parcel II), and "MF2" High Density Multifamily, "OB" Office Buffer, and "CB" Community Business (Parcel III) to "OB" Office Buffer (Parcel [), "MF2" High Density Multifamily (Parcel II), and "CB" Community Business (Parcel [[I) to allow uses permitted under the "OB" Office Buffer District (Parcel I), uses permitted under the "MF2" High Density Multifamily District (Parcel II), and uses permitted under the "CB" Community Business District (Parcel III). Land Uses and Zoning: On site: On site are single-family homes and vacant land. North: To the north are single-family homes in the County zoned "R" Residential. East: To the east are single-family homes in the County zoned "R" Residential. South: To the south is asingle-family home in the County zoned "R" Residential and commercial uses in the City zoned "CB" Community Business. West: To the west are industrial uses in the City zoned "LI" Light Industrial. District uses and development standards: "OB" Office Buffer promotes the development of small scale office, professional, and business uses. "bIF2" Multifamily is established to protect, promote and maintain the development of high density multifamily projects. "CB" Community Business provides a location for high volume, high intensity commercial uses. Site plan description: Parcel I shows what is intended to be a financial institution with adrive-thru and ATM. Residential Bufferyards are provided to the north and west. Parcel II is a multifamily development. Developed open recreational space is required and shown per the ordinance. Variances may be sought for locating the developed recreational space in the required side yard. Also, Maple Road is a dedicated paper street. The petitioner has stated that either the portion of Maple Road that is on this site wiil be vacated or variances will be sought for setbacks prior to building permits being issued. Parcel III shows what is intended to be a retail and restaurant development. Bufferyards are provided to the south and west. Zoning and land use history & trends: A portion of this site was rezoned under the old City Ordinance to "C" Commercial, "O" Office, and "B" Residential for similar uses in 2003. This petition is adding one more property to the north. Traffic and transportation considerations: Portage Road is a major thoroughfare between the northern parts of the County and South Bend. It is only two lanes at this location. The petitioner is showing acceVdecel lanes that will aid in ingress/egress. The staff does recommend across-access easement to the south in anticipation of future commercial growth. Utilities: The site will be serviced by municipal water and sewer from South Bend. Hilal and Abuhilal APC #2270-04 Page 1 ~of 2 5 Criteria (per [C 36-7-4-603): 1. Comprehensive Plan: Policy Plan: The Comprehensive Plan states satellite commercial developments should be located along major thoroughfares. This site is in compliance with the comprehensive Plan. 2. Current conditions and character: There is a large commercial development to the south of the petition area, which is separated by a single residential lot. There is residential zoning and uses to the north along Portage Road. This site is adjacent to an industrial park to the west. 3. Most desirable use: Commercial, office and multifamily are all desirable uses for the land. With the demand for these types of services increasing in this part of the City/County, the expansion of the commercially zoned areas will occur as well 4. Conservation of property values: This petition may have some negative impacts on the residential property values in the area. With the expansion of commercial areas expected, however, some residential land values may increase as the prospects of commercial development become more likely. 5. Responsible development and growth: As demand for commercial and residential services increase, it is responsible to allow the expansion of the zoning so Ion; it is done in an orderly fashion. It would be responsible, in this case, to provide across- access easement to the south in anticipation of future commercial growth, thereby reducing the need for motorists to pull back onto the highway in order to access adjacent commercial uses. Recommendation: Based on information available prior to the public hearing, the staff recommends this petition be sent to the Common Council with a favorable recommendation. Analysis: In the staffs opinion, based on the zoning history of this site and its proximity to a large commercial center to the south, developing this site for the uses intended will provide residents in this part of the County with an expanded range of services. The staff recommends across-access easement to the south in anticipation of future commercial growth in the area. Hilal and Abuhilal APC #2270-04 Page 2; of 2 (~~ Uanch, F/arner & Associates,. /nc. MICHAEL J. DANCH, L.A. RON HARNER, P.S. DANIEL W. AKIN, P.E., L.S. Honorable Members of the City of South Bend Common Council 4th Floor County-City Building South Bend, Indiana 46601 Land Surveyors ^ Professional Engineers Landscape Architects .Land Planners Filed In Clerk's p~ic~ _ dh Cl ~Op~ r. RE: Rezoning Petition for Salah & Cynthia Hilal and Omar M. Abuhilal for property in the 4000 Block of Portage Road, South Bend, Indiana: Dear Council Members: May 31, 2004 Our clients are requesting the approval of a Rezoning Petition for their properties in the 4000 Block of Portage Road, South Bend, Indiana. This requested Rezoning will allow for a multi-use development on our clients' property which would contain a financial use and multi-family dwelling units. Our clients believe that this type of development would fit well along this portion of Portage Road. If you have any questions concerning this matter, please feel free to give me a call at 234- 4003. Michael J. Danch President File No. 040143 "C" Md. 2422 Vridian Drive, Suite 201 ^ South Bend, IN 46628 208 West Mars ^ Berrien Springs, MI 49103 office 5741234-4003 ^ 800!594-4003 ^ Fax 574/234-4119 office 2691471-3010 ^ Fax 2691471-7237 Danch, Harner & Associates i _.. ~.._...._....._. W / ° m = ~. ~ N O N ~ FF y ITT' T N AR EA 1 _......._._. ..s rr.. PET T ON AR W -2_ .................._ i .................... _._.........._ 3 ~rrt i I~ ' .................... Q t.a friar P~ ~~ 1 ` ~ O N.OARDEN R0. P ITI O N AREA 3 .. ................................_..........__INDUSTRIAL ..._........._ r//I o i ~ /~ ~~ ® J ., '' - COMMERCIAL o __ N NO' 0t ~% 00 MULTI-FAMILY :\ :l \\ \ 1 REZONING FROM: "SF1" SINGLE FAMILY I3~ "MF2" MULTIFAMILY 8~ "OB" OFFICE BUFFER TO: "OB" OFFICE BUFFER REZONING FROM: "SF1" SINGLE FAMILY 8~ "MF2" MULTIFAMILY TO: "MF2" MULTIFAMILY REZONING FROM: "MF2" MULTIFAMILY & "OB" OFFICE BUFFER 8~ "CB" COMMUNITY BUSINESS TO: "MF2" MULTIFAMILY SOUTH BEND EXISTING ZONING APC #2270-04 "CB" COMMUNITY BUSINESS O O 200 400 800 "MF2" MULTIFAMILY O '-'' `~ "LI" LIGHT INDUSTRIAL O Graphic Scale "OB" OFFICE BUFFER ~ PETITION AREA 1® "SF1" SINGLE FAMILY ~ PETITION AREA 2® ST. JOSEPH COUNTY EXISTING ZONING PETITION AREA "R" RESIDENTIAL ner PNm a M AtlIDYA6T OWRRII a stcnox n mw+alr 71 NDR1K wJ¢ 1 rAST. arnYN rawmRP, an a mum Yaa n. JOSfPII caaRr, Ranw NKN s B6CKBm At xarMa Ar M PDIrt a N'ICI6[c110N a M sTnalEr INF d PoIr1AC1 wu rRlx M xoem 1R[ a 1a t' a M nAr d YORIAOF rARYS' FS R[Cp0[D N PLAT BOnI 117 ON PAGE 1-S' N M AEtpO! d M ST. J08EPN caRm; raNU acORaR's OTF4Y: rNCNa s lr -m'-IA' c NnNe wo Kmisr 1RC 301.1! i[Lr YpK 011 1E5T R6K(1 Sd -0I'-lY a, /S00 iCET YaK pt IElfi A p -00'-00' a., 703.11 FFR YORC OA LESS; 71gKE N00-0p'-00' L 31 fAD FFIT YOPL OR 1tS5 m M NaR1N LNF a IDT R' a vm NAr a sartAd FMYS'; DOKE N Sa• -oo'-aa' G pnwm evlaeol eaa M xcm11 LLC ar lals ~x~ ~1 T a svo roavAd FNas', :ralA rm we a Itv m NN71arN0 I AI YfxE4 YORE a LESS aIBSCf N Nl IFGL KONYAI4, FAYLOOS AN0 RESmICROYi a acoro. N 'N1L L IIQMe m T[ Y1' NIYI YNNY W raYlY r(rIR~} TNT PMT a M IN1RMSEA OWNIER a SECnW lx TON9q b NCRM, RWOE 3 GST, Lrlewl roArew, un a sounl BFAO, n. Jos~N cawm, NawN YRrnl e axRYFO Aa eFrYNNrN AI M spnlrAVr taaEa a M NpfNYIYEST auMRA a SJa SECOnI n nclcE N. OP -W'-CO' E. NOnC M N3T LIK d LA OWAIFR SCClall. SI3.11 FELT LYOIK OR 165; 11QCF K !0 -00'-Op1, (ASluIEO BFMa) OSl]) fE[i YORE OP 16T alOJd 1 0P -00'-00"1.. 311.00 R2T YORC a lOq r110KE S 90 -00'-00' W. 17.01 FEET YtlK d1 IFSS< MACS OP -00'-00' M. ur.n rar Yob aR Im m M rAn a Iql auYmu IRK a Ye ttclNrl 33: ilYFlrOE A OP -37'-01' /. NAY/ S1a PNMa 15rE lM.33 nFT IICNC a Lffi m IIE POINT a BEOKANG OpRNNK A71 ACRES YORE OR IES. Sl&LCi 70 ALL If.00. IIfRFNATS~ [ASOIQlIS uN RCSIwCOpNS a RE[dtl. MT PMT d M NORIIY6T O11MCA a SCCIpN n rpmSKP 7e MORp, PMOE 3 FNNT, LFNWN ICNxSNi, CRY a SpIM K7L, Si. J08[M Cd.MY, BCUY Y/1CN 6 D6CR8E0 AS: BEOWmI' A7 A FOIO M M F/ST 4 aE4 OYMfp LVK a SAC SFL'11011 7x n/1d B N 1P -Sl'-01' C. 701.53 IRT YORE OR 16S rA011 M sounNYENt CORKA a rNF NaRRYESr aumu a v+D sFCTICN; Mxu n. m -00'-OO' F.. m1.72 f[Ef Yglf a 16S MNCE N. 9P-00'-0' L 7]010 FER YORC dl 16fi 7MNCF N 5e -Sf'-I]' F. 11.00 FEET YqK a IFSR f0 M LESiIiRr lNE a PDRrA¢ revu; iNENCE s 3r -o7'-u• c Yuxc va rRSTVUr I3t 31e.r1 rEEr YCIK dl IE.4 m M[ U71 !LEST OWRIG urz d SNO SECININ 3k 71aKE S ea -07-OI' W. Nfx1G SAtl OWRICR IINF, /IS.W IQi NO'S M 165 N M PoNT a BECINNNa CONTMKC 1.77 A[A6 YORE M IEA SUBJECT 10 /t1 LE O'L WGNWArS, ElSF11flIIS IYJD RESTR4MM ~7RECORD. Yi N/ / A2 K / N / F ~ N n / w o~ '~ LL O W Z T0M1 PRELIMINARY SITE PLAN A PART OF THE NORTHWEST QUARTER OF SECTION 22 T138 N., R12 E., GERMAN TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA TAIIURI Y7A IILR 1 u. Y~.u .................................... ... LNnu room YU.Amu ......... o. Jarwt ............................... e, romn LNO ua ................ A n Kvt A IINwIK I1411MIM e. NOBKI lN4 Uq tl. IAIaNN IIWIYO a mlwlw N. (INN[IM. IKIINIIRY L Yb[ RI d70 Y rr. s RO] YKA Ru NYao a vAar Kal® ra avY Yn. v nml vKA .............. . . . ...... a vhf Nlm s •AUf IIQIIKI ...... ~ ..... RI sNRI u, YK4A'G0 Kg01 AO III[ K a1m 9. Npgel lllllOMRNa aIL1IKl ......... ~ .. Aix i1L3II ° ~ ~ A NAlliwNr 1YeAn4lgt N. INYIK KYRO Ir pllwl6. u. NLiIiNILr a6LllaN I sva Na Or041K 1Nm YY r.zf Nm v sKrl KWIKnp N rNUwt W In . . xlao D Dr61 KelfO ~ ........................ In DJaI u. 11wm xloo w rnF sYwh Y rKr1iMILn girt p rlvY6lAa me4YD nII, iJY11II li 1 wn ... xR m .. a. N4(IKUYML ... ........ , . IAtY O, ONA DA2 ..............+-ILJjp_JIJI N. aRKi NOr rIN aMINQ m K vYan ns0m M7 uK s !I RMWI 16RR1 N fIR AL 4lVIL6 14 ....... . a. IY.a:lp wlv[l ....... ...... b.Am a. sp s.K ............ ._,,...`YL3,Jy~y Y. IIID1 iLKL s allAlgt s WY Im1L2ID~aWL_Wle ~ flrtID Ifr rm1 e411q... ....... I4® Yq a w N0a swlq . n l~al n. aluua n Nowm m K o41mn. tl. awlq Yw K c016R1 n CIA Ml6lll6 Na swllwl Kra LIKt 114m A4N6Nr m a¢ . , ...........~ . ~ n. M~rQ sAm wl w!K¢ b K NKan Rmlx IK Wl s IrvOYa w p Ilrz N KalYfl A. ILL MMIK DNYI Ar[ m K Y®, lr[m Nwlw Wip v4l NRr IK LARn A LA fIAYYUt a1lllK dna65 YILL KK R 4NINl fIKW1I tl. awYy YIWKI m K iq tloN. rol MKiq AKA ru wglw NunLnua a. annNK rnA K mt6m m nn Ym IJKt W aYlruv m6 uKt LKARI Al1YWT m iIR. Ltl. IKWr Dpfgt YILL K AYYfO m KR M prm 11. JRM OAK7 (pIIr aAKwY lu. Nl I4a.IlO tgellq Avu sew ssLL mloN m rK n. null man yllq OYIYItIS. la. Au ewiK vrm K n K fly, Der Wglw Wlp YILL Krr rK rrNiviii wiu xwiw'K p"1"~O3 rlu I«K A wv nKYNx N¢ifIllLin. L DpLNY YILL K Im114 m Ilm N4 LAmr n. tmx avm snNfr nwlKc rAaunl Y7A nlrn ul u. Ya4AK ................ ............................... Ln AUI o. r16po L~i6~Aw A KrnYVwc a. Nx~q Kalw a mlrxa N' I ~+ziu IY N n, v r10N YKA nK I~RNS M1V:0:t~Nau i I rp atY Yrr. vnml Ae.«n rKLVm.......~ .............. .. .... nDrni NYm v snt NmIKn,..... ~ .................. tl. KINKNr NR I Dq w1 ! rfArt ANp p IYtINN iGriq wglnl NMgaDA21 KWIKp Ipm Glt..,....~.... !)aY6t NIOp 0 DY21 NpYIR.......,... ~ ............. O W6t o, Ibrmt NYSa r rrR v pln n' ~iol1v9cL ~~ ~i 'nom IAe(IKu sIIRL ~.~ W).t YN G. sp lMi ........... a. ROa AU s awlKl Ir YW f4Yr. t D xrn SIAIL ANA .............. 41N K N L na1NR. ~ . ~ . ........_._-_SI~]LH nlu 1 r~ n. ~.Nr Yom Au W lu m a wx4n nmal IK u[ v uvLOu a. awlq rl IRDKNn n K x arm. a K nu K yYrru rl un lures uKx xN W rAn KL6 u16 ' lauli! NNwr m nR Ia. rIL MMtK 7 ~iY K tYl~p[ YI~611 YILL IwLYK ~pAVHI l i1lYLLt naalvAKiYi vAU rp IYKIw mnuum. IU. KIi6rz! iitN WIC YILL K IUIIIO m 161 114 4Rrr rr. LaM CPNn la. u s]IIIKt mmlq +KAt aoN w mrw to nN n. mrN mNrr mllq m1YN6 4 .789 I •,~ P.O.B. PIRCBL B AN MOewION aN RC OUwq R qT xlEgm m Bf 431M1C roR RaY Br INr P[RSOA mY a ODaOUDYI a A1T OIIU6 011 pID197N GF D6 PAOfLT a FW Nlf ibE a AK tAl[R PR)fCT. ARf ANY a010V1 NFIIFM KRKGrO1 NO gOKEa K mE Ort1eFR MaaaT a 5aMY01 7a nl: sECrc Plwat N1oom Lu a N r~s uslRt m1E Y91 ND 1rIGR U'bLm a 1vn oamla w ns EIEIEDI waaErr u uK,Eml n LNLg16,gA0 YaB6 KaT t mD Ktero N n[ CONIYCIOR BL70H AK iAiSllaLTd YA7 KCN ^ PROP75FD CA1Q1 FISEI B FRJPOSED gL31 OUT ~ PB7PDSED IR'BR111I ~ PROPOSED I101f • PROIDSFD YYItlIE { PAOPOFO YJLK /~ PN7POSFD POIE ® PAOPOSID OxF YELL s PROPCSrO F1D SEC1pX 10017« PR7P7dD MN1EN TB rd a au u rd d AS%lY7 R IOP OF CLPB x aortoB a aKe P~OSFD URKT --~.~ PA11P07ED 07100.K ORIaaCE CAlCUU7IpM: ALL CAANY; CAICUlA7gN5 BAS[0 OM PAOvpINC OAMU4C CMAp11' Ai A RATE a ISO 0Nf11N4 PFIR iW SOwRC FOOT a NPEMIW4 91RrACL ALL OPEN SPICE AREM /AE ASSUNFD 70 xYJDIE YN6Aa: RvNaF 7K1d.YiR POKVAmxI N10 M EY15nNO URBYN DP41P 15015. MG a src .......................... 710.987 SO.TT WAO SUPfACE ...................... . iBe,Nl SOIi. .IQ,551 SOR .......................... OPAIIN1 CAICIAA7IONS OPMNCE LMACiN AEWIIEYENfS: ~~ ~~ IBB,NIIIOO E IM . 757,18] CAIlA114 a exuucc wACrn IKaRRm: ]OT.IA7 CNDNS a CAPAGIT REOU130. CPMYCE CMACM PRDdOFD: 1b -7100 0411N5 OBYNEIIS . /AB00 G41DN5 x RETFNIaN ARFM C/PADTr . 7xeau G4LONs TorK PROAOED 7rosn cY1018 ~ ~. \\ ~~ ~9 -Y/I7 V 0 4U' 1 BO' 120' SCALE 1' = 40' -i ,. , . T 3~ ~~ln \ ( ~ ~~ `\ \ 4~ VAAVNCE Ia7G DARDEN ROAD (PAPER) 1 I.) PAACkl I YKl REBUKE A PPLMNZ VNINYCE FAOY M 4WWY NJ.OLEO I>Q R. al A PIJBUC RO/D f0 0 R. YTAI ACC65 Dr M ErWfS4 t EWS FME11IFllT.