Loading...
HomeMy WebLinkAboutBill No. 133-21 Amending the Zoning Ordinance for Property Located at 2430 Prairie AvenuePLAN C, Aso City of South Bend PLAN COMMISSION RUSHED 2�2a 11.16.21 Honorable Committee Chair Hamann 4th Floor, County -City Building South Bend, IN 46601 RE: 2430 Prairie Ave. PC#0077-21 Dear Committee Chair Hamann: County -City Building 227 W. Jefferson Blvd. 1400S South Bend, IN 46601 (574) 235-7627 uthbendin.gov/zoning P nl Enclosed is an Ordinance for the proposed Zone Map Amendment at the above referenced location. Also included is the application submitted by the petitioner. Please include the attached Ordinance on the Council agenda for first reading at your November 22nd, 2021 Council meeting, and set it for public hearing at your January 13th, 2021 Council meeting. The petition is tentatively scheduled for public hearing at the December 20th, 2021 South Bend Plan Commission meeting. The recommendation of the South Bend Plan Commission will be forwarded to the Office of the City Clerk by noon on the day following the public hearing. The petitioner provided the following to describe the proposed project: Construction of a 1750 Square Feet strip mall with four (4) store fronts and two to three (2-3) outlets. If you have any questions, please feel free to contact our office. Sincerely, Joseph Molnar Zoning Specialist CC: Bob Palmer Tim Corcoran Angela Smith Daniel Brewer Planning Director Zoning Administrator Commission President SUBSTITUTE BILL NO. 133-21 ORDINANCE NO. ---- AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BENO, INDIANA, AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED AT 2430 PRAIRIE AVE, COUNCILMANIC DISTRICT NO. 6 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT 1750 Square Feet strip mall with four (4) store fronts and two to three (2-3) outlets. Petitioners desire to rezone the property from S 1 SUBURBAN NEIGHBORHOOD 1 DISTRICT TO C COMMERCIAL DISTRICT & S2 SUBURBAN NEIGHBORHOOD 2 DISTRICT. NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of South Bend, Indiana, as follows: SECTION I. Ordinance No. 10689-19, which ordinance is commonly known as the Zoning Ordinance of the City of South Bend, Indiana, be and the same hereby 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: The northern 250' of a tract of land in the Northwest Quarter of Section 22, Township 37 North, Range 2 East, described as follows: Beginning at a point on the East line of the Northwest Quarter of said Section 22 which point is 328 feet South of the Northeast comer thereof; thence South 56°44' West 272.88 feet along the center line of Prairie A venue to the Point of Beginning of the tract herein conveyed; thence Southwest along the center line of Prairie A venue 241.92 feet; thence South and parallel with the East line of said Northwest Quarter Section 557 .5 feet; thence East 430 feet more or less; thence North along the center line of Locust Road 622 .62 feet more or less; thence South 56°44 ' West parallel with the center line of Prairie Avenue 185.88 feet; thence North and parallel with the East line of said Northwest Quarter Section 50 feet; thence South 56°44' West a distance of 87 feet; thence North parallel with the East line of said Northwest Quarter Section 185 .88 feet to the place of beginning. EXCEPTING A part of the Northwest Quarter of Section 22, Township 37 North, Range 2 East, in the City of South Bend, in St. Joseph County, Indiana, described as follows: Commencing at the Northeast comer of said Quarter Section; thence South 0°00'00" East (this bearing assumed and all subsequent bearings derived therefrom) 328.00 feet along the East lime of said Quarter Section to the centerline of Prairie Avenue (S.R . 23); thence continuing South 0°00'00" East 235.88 feet along said East line; thence South 56°44 '00 " West 23.92 feet to the West boundary of Locust Road and the Point of Beginning of this description ( which point is 20.00 feet (measured at right angles) from the East line of said Quarter Section); thence South 0°00 '00" East 107.10 feet along the West boundary of said Locust Road; thence North 5°40'49" West 101.03 feet to a Northwestern line of the Owners land; thence North 56 °44'00" East 11.96 feet along said Northwestern line to the Point of Beginning. ALSO EXCEPTING A part of the Northwest Quarter of Section 22, Township 37 North, Range 2 East, in the City of South Bend, in St. Joseph County, Indiana, described as follows: Commencing at the Northeast comer of said Quarter Section; thence South 0°00'00" East (this bearing assumed and all subsequent bearings derived therefrom) 328.00 feet along the East line of said Quarter Section to the centerline of Prairie Avenue (S.R . 23); thence South 56°44 '00" West 272.88 feet along said centerline; thence South 0°00 '00 " East 35 .88 feet to the Southeastern boundary of said Prairie A venue and the Point of Beginning of this description (which point is 30.00 feet (measured at right angles) from the centerline of said Prairie Avenue); thence continuing South 0°00 '00 " East 11.96 feet along an East line of the Owners land (which land is parallel with the East line of said Quarter Section); thence South 62 °10 '30" West 105 .35 feet to the Southeastern boundary of said Prairie Avenue; thence North 56 °44 '00 " East 111.43 feet along said Southeastern boundary to the Point of Beginning. ALSO EXCEPTING Part of the Northeast Quarter of the Northwest Quarter of Section 22, Township 37 North, Range 2 East, Portage Township , St. Joseph County, Indiana, described as follows: Commencing at the Northeast comer of the Northwest Quarter of said Section 22; thence South 0°00'00" West along the East line of said Northwest Quarter a distance of 1158.50 feet; thence South 88°51 '29" West a distance of 30 .01 feet to the West boundary of Locust Road and th e Point of Beginning of this description; thence South 88 °51 '29" West a distance of 40.00 feet ; thence North 0 °00'00" East a distance of 60.00 feet ; thence North 88 °51 '29" East a distance of 40.00 feet to the West boundary of said Locust Road; thence South 0 °00'00" West along said boundary 60 .00 feet to the Point of Beginning. Property Address Reference: V/L Prairie and Locust, South Bend, IN 46628 be and the same is herby established as C COMMERCIAL DISTRICT SECTION II. Ordinance No. 10689-19, which ordinance is commonly known as the Zoning Ordinance of the City of South Bend, Indiana, be and the same hereby amended in order that the zoning classification of the following described real estate in the City of South Bend, SL Joseph County, State oflndiana: The remaining portion of tract of land, excluding the northern 250', in the Northwest Quarter of Section 22 , Township 37 North, Range 2 East, described as follows: Beginning at a point on the East line of the Northwest Quarter of said Section 22 which point is 328 feet South of the Northeast comer thereof; thence South 56 °44 ' West 272.88 feet along the center line of Prairie A venue to the Point of Beginning of the tract herein conveyed; thence Southwest along the center line of Prairie A venue 241.92 feet; thence South and parallel with the East line of said Northwest Quarter Section 557.5 feet; thence East 430 feet more or less; then ce - 2 - North along the center line of Locust Road 622.62 feet more or less; thence South 56°44' West parallel with the center line of Prairie Avenue 185.88 feet; thence North and parallel with the East line of said Northwest Quarter Section 50 feet; thence South 56°44' West a distance of 87 feet; thence North parallel with the East line of said Northwest Quarter Section 185.88 feet to the place of beginning . EXCEPTING A part of the Northwest Quarter of Section 22, Township 37 North, Range 2 East, in the City of South Bend, in St. Joseph County, Indiana, described as follows: Commencing at the Northeast corner of said Quarter Section; thence South 0°00'00" East (this bearing assumed and all subsequent bearings derived therefrom) 328.00 feet along the East line of said Quarter Section to the centerline of Prairie A venue (S .R. 23 ); thence continuing South 0°00'00" East 235.88 feet along said East line; thence South 56°44'00" West 23.92 feet to the West boundary of Locust Road and the Point of Beginning of this description (which point is 20.00 feet (measured at right angles) from the East line of said Quarter Section); thence South 0°00'00" East 107.10 feet along the West boundary of said Locust Road; thence North 5°40'49" West 101.03 feet to a Northwestern line of the Owners land; thence North 56°44'00" East 11.96 feet along said Northwestern line to the Point of Beginning. ALSO EXCEPTING A part of the Northwest Quarter of Section 22, Township 37 North, Range 2 East, in the City of South Bend, in St. Joseph County, Indiana, described as follows: Commencing at the Northeast corner of said Quarter Section; thence South 0°00'00" East (this bearing assumed and all subsequent bearings derived therefrom) 328.00 feet along the East line of said Quarter Section to the centerline of Prairie Avenue (S.R. 23); thence South 56°44'00" West 272 .88 feet along said centerline; thence South 0°00'00" East 35.88 feet to the Southeastern boundary of said Prairie A venue and the Point of Beginning of this description (which point is 30.00 feet (measured at right angles) from the centerline of said Prairie Avenue); thence continuing South 0°00'00" East 11.96 feet along an East line of the Owners land (which land is parallel with the East line of said Quarter Section); thence South 62°10'30" West 105 .35 feet to the Southeastern boundary of said Prairie Avenue; thence North 56°44'00" East 111.43 feet along said Southeastern boundary to the Point of Beginning. ALSO EXCEPTING Part of the Northeast Quarter of the Northwest Quarter of Section 22, Township 37 North, Range 2 East, Portage Township, St. Joseph County, Indiana, described as follows: Commencing at the Northeast corner of the Northwest Quarter of said Section 22; thence South 0°00'00" West along the East line of said Northwest Quarter a distance of 1158.50 feet; thence South 88°51'29" West a distance of30.0l feet to the West boundary of Locust Road and the Point of Beginning of this description; thence South 88°51 '29" West a distance of 40.00 feet; thence North 0°00'00" East a distance of 60 .00 feet; thence North 88°51 '29" East a distance of 40.00 feet to the West boundary of said Locust Road; thence South 0°00'00" West along said boundary 60.00 feet to the Point of Beginning. Property Address Reference: V /L Prairie and Locust, South Bend, IN 46628 be and the same is herby established as S2 SUBURBAN NEIGHBORHOOD 2 - 3 - SECTION III. This ordinance is and shall be subject to commitments as provided by Chapter 21- 12.07(f)(7) Commitments, if applicable. SECTION IV. This Ordinance shall be in full force and effect from and after its passage by the Common Council and approval by the Mayor, and legal publication, and full execution of any conditions or Commitments placed upon the approval. Attest: Dawn M. Jones, City Clerk Office of the City Clerk Sharon McBride, Council President South Bend Com..'110n Council Presented by me, the undersigned Clerk of the City of South Bend, to the Mayor of the City of South Bend, Indiana on the ___ day of ________ ~ 2022, at __ _ o'clock . m. Dawn M . Jones , City Clerk Office of the City Clerk Approved and signed by me on the ___ day of ______ ., 2022, at .m. James Mueller, Mayor City of South Bend, Indiana - 4 - o'clock City of South Bend PLAN i*_'0MMT5S10N �rop^ci t� 1rrTOrCi1�1iC1 Tax Key Number, 71-08-22-176-009,000-026 Address: VIL PRAIRIE AND LOCUST, 2430 PRAIRIE AVE, SOUTH SEND Owner: Leopold Emma: Hancz Scott E & Hancz; Eric J & Bullington Amy L Legal description: TRACT OF LAND BEG 1158.50'S OF NE COR NW1i4 SEC 22-37-2E EX FOR PTS SOLD & CONT. 5.555 ACT - 'Proj ect Surnrnal-f 17,500 SgFt, 1 level ste-el strip mail with 4 store fronts and 2-3 outlets, all of which to compiy with local design guidelines and standards. Requested Action Application includes (check all that apply) ❑✓ Rezoning Current District: Choose the current district Additional Districts, if applicable Proposed District Choose the proposed district Additional Districts, if applicable The Plan Commission and Council will consider the following in the review of a rezoning petition: (1) The comprehensive plan; (2) Current conditions and the character of the current structures and uses in each district; (3) The most desirable use for which the land in each district is adapted; (4) The conservation of property values throughout the Jurisdiction; and (5) Responsible development and growth. ❑ Subdivision - complete and attach subdivision application ❑ Special Exception - complete and attach Criteria for Decision Making Use requested- ❑ Variance(s) - List variances below, complete and attach Criteria for Decision Making Variance(s) requested: Required Documents V1 Completed Application (including Contact Information) ✓ Site Plan drawn to scale ✓ Filing Fee Additional documents as noted above Property owner(s) of the petition site: Name: Leopold Emma, Hancz Scott E & Hancz Eric J & Bullington Amy L Address: 22726 Kern Rd. South Bend IN 46614-9761 Name: Address: Name: Address, Contact Person: Name: John Tiffany Address: 706 N. Eddy St. South Bend, IN 46617 Phone Number: 574-254-7653 E-mail: joh n@tiffanygrotsprea.com By signing this petition, the Petitioner/Property Owners of the above described Real Estate acknowledge they are responsible for understanding and complying with the South Bend Zoning Ordinance and any other ordinance governing the property. Failure of staff to notify the petitioner of a requirement does not imply approval or waiver from anything contained within the ordinance. The undersigned authorizes the contact person listed above to represent this petition before the South Bend Plan Commission and Common Council and to answer any and all questions related to this petitions. Property Owner (s) Signatures, Property owner(s) of the petition site; Name: Leopold Emma, Hancz Scott E & Hancz Eric J & Bullington Amy L Address: 22726 Kern Rd. South Bend IN 46614-9761 Name: Address: Name: Address' Contact Person: Name: John Tiffany Address: 706 N. Eddy St. South Bend, IN 46617 Phone Number: 574-254-7653 E-mail: John@tiffanygrouprea.com By signing this petition, the Petitioner/Property Owners of the above described Real Estate acknowledge they are responsible for understanding and complying with the South Bend Zoning Ordinance and any other ordinance governing the property. Failure of staff to notify the petitioner of a requirement does not imply approval or waiver from anything contained within the ordinance. The undersigned authorizes the contact person listed above to represent this petition before the South Bend Plan Commission and Common Council and to answer any and all questions related to this petition, Property Owner (s) Signatures: Property owner(s) of the petition site: Name: Leopold Emma, Hancz Scott E & Hancz Eric J & Bullington Amy L Address: 22726 Kern Rd. South Bend IN 46614-9761 Name: Address: Name: Address - Contact Person: Name' John Tiffany Address: 706 N. Eddy St. South Bead, IN 46617 Phone Number: 574-254-7653 E-mail: John@tiffanygrouprea.corr By signing this petition, the Petitioner/Property Owners of the above described Real Estate acknowledge they are responsible for understanding and complying with the South Bead Zoning Ordinance and any other ordinance governing the property. Failure of staff to notify the petitioner of a requirement does not imply approval or waiver from anything contained within the ordinance. The undersigned authorizes the contact person listed above to represent this petition before they South Send Plan Commission and Common Council and to answer any and all questions related to this petition. Property Owner (s) Signatures. Property owner(s) of the petition site: Name: Leopold Emma, Hancz Scott E & Hancz Eric J & Bullington Amy L Address: 22726 Kern Rd. South Bend IN 46614-9761 Name: Address. Name: Address - Contact Person: Name: John Tiffany Address: 706 N. Eddy St. South Bend, IN 46617 Phone Number: 574-254-7656 E-mail: John@tiffanygrouprea.com By signing this petition, the PetitionerlProperty Owners of the above described Real Estate acknowledge they are responsible for understanding and complying with the South Bend Zoning Ordinance and any other ordinance governing the property. Failure of staff to notify the petitioner of a requirement does not imply approval or waiver from anything contained within the ordinance. The undersigned authorizes the contact person listed above to represent this petition before the South Bend Plan Commission and Common Council and to answer any and all questions related to this petition. Property Owner (s) Signatures: r r c,r i r r r � � w r oc W J 1 ' r op V2-j//V J11lllfflllll�ll UMMSTOM SHOPiH SHOP 15 SHOP tS J56a SF. IM SF. IS]S S.F. Im S.F. i UQVOR WAROIWSE j Mir flT6 S.F. W>_ J BILL NO. 133-21 41© v ORDINANCE NO.<E AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA, AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED AT 2430 PRAIRIE AVE, COUNCILMANIC DISTRICT NO.6 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT 1750 Square Feet strip mall with four (4) store fronts and two to three (2-3) outlets. Petitioners desire to rezone the property from S1 SUBURBAN NEIGHBORHOOD 1 DISTRICT TO C COMMERCIAL DISTRICT NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of South Bend, Indiana, as follows: SECTION I. Ordinance No. 10689-19, which ordinance is commonly known as the Zoning Ordinance of the City of South Bend, Indiana, be and the same hereby 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: TRACT OF LAND BEG 1158.50'S OF NE COR NW1/4 SEC 22-37-2E EX FOR PTS SOLD & CONT. 5.555 AC+ - be and the same is herby established as C COMMERCIAL DISTRICT SECTION II. This ordinance is and shall be subject to commitments as provided by Chapter 21-12.07(f)(7) Commitments, if applicable. SECTION III. This Ordinance shall be in full force and effect from and after its passage by the Common Council and approval by the Mayor, and legal publication, and full execution of any conditions or Commitments placed upon the approval. Karen White, Council President South Bend Common Council Attest: Dawn M. Jones, City Clerk Office of the City Clerk Presented by me, the undersigned Clerk of the City of South Bend, to the Mayor of the City of South Bend, Indiana on the day of 2021, at o'clock . In. .m. Dawn M. Jones, City Clerk Office of the City Clerk Approved and signed by me on the day of , 2021, at o'clock James Mueller, Mayor City of South Bend, Indiana -2- City of South Bend PLAN COMMISSION Tuesday, February 22, 2022 South Bend Common Council 227 W . Jefferson Blvd., 4 th Floor South Bend, IN 46601 County-City Building 227 W. Jefferson Blvd . 14005 South Bend , I N 466 0 1 (574) 235 -76 27 www . .southbendin .gov/zoning Re : Bill#133-21 -A proposed ordinance of LEOPOLD E MMA 1/2 AND HANCZ SCOTT E & HANCZ ERIC J & BULLINGTON AMY L 1/2 INT to zone from S 1 Suburban Neighborhood 1 to C Commercial and S2 Suburban Neighborhood 2, property located at 2430 W Prairie Ave, City of South Bend -PC# 0077-21 Dear Council Members: I hereby Certify that the above referenced ordinance of L E OPOLD EMMA 1/2 AND HANCZ SCOTT E & HANCZ ERIC J & BULLINGTON AMYL 1/2 INT was legally advertised on December 10, 2021 and that the South Bend Plan Commission at its public hearing on February 21 , 2022 took the following action: Upon a motion by Jason Piontek, being seconded by Kyle Copelin and unanimously carried, a proposed ordinance of LEOPOLD EMMA 1/2 AND HANCZ SCOTT E & HANCZ ERIC J & BULLINGTON AMY L 1/2 INT to zone from S 1 Suburban Neighborhood 1 to C Commercial and S2 Suburban Neighborhood 2, property located at 2430 W Prairie Ave, City of South Bend, is sent to the Common Council with a FA VO RAB LE recommendation, subject to 1) limiting the commercial space to the northern 250'; 2) no commercial access to Locust; and 3) a subdivision to separate the two differently z oned portions . The staff report is attached. The deliberations of the Plan Commission and points considered in arriving at the above decision are shown in the minutes of the public hearing, Minutes of the public hearing are available in our office and will be posted on our website once approved . Sincerely, /} ~71~ ~M.Smith Zoning Administrator Attachment CC: LEOPOLD EMMA 1/2 AND HANCZ SCOTT E & HANCZ E RIC J & BULLINGT ON AMY L 1/2 INT John Tiffany Tim Corcoran Planning Director Angela Smith Zoning Adminis trator Scott Ford Commission President Staff Report -PC#0077-21 January 18, 2022 Property Information Location : 2430 W PRAIRIE AVE Owner: LEOPOLD EMMA 1/2 AND HANCZ SCOTT E & HANCZ ERIC J & BULLINGTON AMYL 1/2 INT Requested Action Rezone from S1 Suburban Neighborhood 1 to C Commercial and S2 Suburban Neighborhood 2 Project Summary Construction of a commercial strip with 4 spaces on the northern portion of the lot, with the rema inder rese rved for future development. Location Map Recommendation Staff Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the amended rezoning petition to the Commo n Council with an favorable recommendation, subject to the following: 1) limiti ng the commercial space to the northern 250'; 2) no commercial access to Locust ; and 3) a su bdiv ision to separate t he two differently zoned portions. SOUTH BEND PLAN COMMISSION Page 1 of 4 Staff Report -PC#0077-21 January 18, 2022 Criteria for Decision Making Rezoning Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: 1. Comprehensive Plan: Policy Plan: The petition with City Plan, South Bend Comprehensive Plan (2006), Objective LU 2.2 Pursue a mix of land uses along major corridors and other locations identified on the Future Land Use Map. By limiting the commercial to the northern 250', it is consistent with Objective LU2.4 Provide buffer spaces between non-compatible land uses . Land Use Plan: The future land use plan identifies this area as medium density residential. Plan Implementation/Other Plans: The neighborhood and City Planning Staff are in an ongoing planning process for the greater Rum Village Neighborhood. 2. Current Conditions and Character: The current character of the area is a mix of low-to medium density residential and small-scale commercial uses. 3. Most Desirable Use: The most desirable use for the land would be medium density residential or a development that focuses commercial uses on the far northern portion of the site while preserving the southern portion as a buffer between the higher intensity use and the low density, rural residential. 4. Conservation of Property Values: With proper buffering and limitation of commercial to the northern portion of the site, the proposed development should not have a significant impact on surrounding property values .. Prairie is a heavily traveled corridor with a mix of uses. 5. Responsible Development and Growth: It is responsible development and growth to allow for the limited commercial development close to a major thoroughfare with a medium density residential use to the south as a buffer to the rural residential in the area. Analysis & Recommendation Commitments: There are no commitment proposed at this time. Analysis: Prairie Avenue has a history of small scale commercial throughout the corridor . The neighborhood, in its most recent planning process, in the fall of 2021 has indicated a desire for commercial uses that are compatible with the surrounding neighborhood without negatively impacting property values. Limiting commercial development to the area immediately adjacent to Prairie with medium density residential in the southern portion would help protect the residential character of the area. Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the amended rezoning petition to the Common Council with an favorable recommendation, subject to the following: 1) limiting the commercial space to the northern 250'; 2) no commercial access to Locust; and 3) a subdivision to separate the two differently zoned portions. SOUTH BEND PLAN COMMISSION Page 4 of 4 Staff Report -PC#00??-21 January 18 , 2022 Site & Context Land Uses and Zoning: On site: On site is a wooded vacant lot. North: To the north, across Prairie, are single unit dwellings zoned S1 Suburban Neighborhood 1. East: To the east, across Locust, are single unit dwellings zoned S1 Suburban Neighborhood 1. At the southwest corner of Prairie and Locust is a vacant lot zoned C Commercial. South: To the south is a single unit dwelling zoned S1 Suburban Neighborhood 1. West: To the west is a single unit dwelling zoned S1 Suburban Neighborhood 1. District Intent: The C District is established to provide a location for medium-to high-intensity commercial uses that are auto-oriented, typically located along major corridors at the fringe of the City or as small groupings located outside of neighborhood centers. The S2 District is established to provide for, maintain, and enhance suburban neighborhoods or primarily apartment complexes or houses grouped together outside of the City's core . Site Plan Description: The most recent site plan shows a proposed commercial space on the northern 250'. The remainder of the lot is shown as S2 Suburban Neighborhood 2, which is designed for multi-family development. No specific site plan has been developed either portion. The site will need to comply with all the development standards of the appropriate district. Zoning and Land Use History and Trends: The far south western portion of the city was developed slowly during the middle of the 20th Century with small suburban ranch homes and small scale commercial along Prairie. With the construction and expansion of the Four Winds Casino in the past decade, there has been an increase in small commercial activity along Prairie . Traffic and Transportation Considerations: Prairie avenue is a two lane State-Highway with no on-street parking. Locust is a narrow two lane road with no on-street parking . Agency Comments Agency Comments: The Engineering Department stated that a traffic study would be needed and possible upgrades provided to Locust before access could be granted along the eastern property edge. A traffic study would be needed and possible upgrades provided to Locust before access was granted along the eastern property edge. Staff Comments: Commercial activity along the northern portion of the lot may be beneficial to the surrounding neighborhood if developed in a manner compatible with the other small scale commercial properties nearby. By limiting the commercial development to the northern 250' of the site, it will allow sufficient room for commercial development along Prairie without substantially impacting the surrounding residential uses. Commercial access to Locust should be prohibited . A plan for tree preservation will need to be considered . SOUTH BEND PLAN COMMISSION Page 3 of 4 Staff Report -PC#00??-21 Janua ry 18 , 2022 Proposed Site Plan SOUTH BEND PLAN COMMISSION Page 2 of 4