04-27-06 Council Meeting Minutes

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REGULAR MEETING APRIL 27, 2006 Councilmember Kirsits, Vice-Chairperson, Zoning & Annexation Committee, reported that this Committee met on this bill on Monday, April 24, 2006 and it was the consensus of the Committee to send this bill to the full Council with a favorable recommendation. th Mr. P.J. Thuringer, Staff Member, Area Plan Commission, 11 Floor County-City Building, South Bend, Indiana, presented the report from the Area Plan Commission. Mr. Thuringer advised that the petitioner is requesting a zone change from “R” Residential (County) to “MIFF” Urban Corridor Multifamily to allow uses allowed in the Urban Corridor Multifamily District. On Site is one single-family house rezoned “R” Single-Family Residential. To the north are single-family houses zoned “R” Single- Family Residential. To the east is an apartment complex zoned “MF2” High-Density Multifamily. To the south is an access drive connecting Willis Avenue and the eastern apartments zoned “MF2” High-Density Multifamily. On the east side of Willis Avenue there is an auto and tire repair shop zoned “C” Commercial (county). On the west side of Willis Avenue there are single-family houses zoned “R” Residential. The “MF1” 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 high density two family dwelling development located along a block face, in developed areas of the community which are served by a full range of public amenities. The site if 0.6 acres or 25,960 square feet in size.Two buildings are shown containing four townhouses each for a total of eight units. The buildings are two stories and cover 8,000 square feet or 31% of the site. One southern driveway will provide access. There are 23 parking spaces with paving covering 28% of the site. Open space-landscaping cover the remaining 41% of the site. In 2002, the County Council rezoned 8.74 acres to the west across Willis Avenue from “R” Residential to “R-2” Multi-family Residential to construct quadplex, duplex and single family houses. The development trend is towards multifamily residential. Willis Avenue contains two lanes within a 60 foot right-of-way. Municipal water and sanitary sewer will serve the site. Variances my be required for the southern access driveway and reducing the front setback from 25 to 5 feet. The Comprehensive Plan: Policy Plan: Goal 3: Objective C: Polity ii: Low Density multi- family and single-family residential lots should not have direct access to arterial streets. Goal 3: Objective D: Encourage population growth within existing service areas. This petition is consistent with the Comprehensive Plan neighborhood policies. The Land Use Plan does not designate this area for a specific land use. Currently the neighborhood is a mix of single family houses and multi-family dwellings, along with some nearby commercial uses. The most desirable use is multifamily development or single family houses. Surrounding property values could be impacted with the rezoning and annexation. It is responsible development and growth in this area to replace older single- family housing stock adjacent to multifamily zoning districts with new multifamily developments. Based on information available prior to the public hearing, the staff recommends that the petition be sent to the Common Council with a favorable recommendation. The rezoning is consistent with the Comprehensive Plan neighborhood policies. It is compatible with the adjacent multifamily zoning districts and land uses. The rezoning promotes infill development on municipal utilities in proximity to a major transportation corridor, State Road 23, with existing retail and personal services. Mr. Michael Danch, Danch, Harner & Associates, Inc., 1643 Commerce Drive, South Bend, Indiana, representing the property owner, Mr. John Roy, made the presentation for this bill. Mr. Danch advised that his client is requesting the approval of an annexation and rezoning to the “MF1” Urban Corridor Multifamily District Classification for his property located at 54670 Willis Avenue, South Bend, Indiana. This Annexation and Rezoning is to allow for the construction of eight town home/villas. Mr. Danch stated that his client believes that this would be an amenity for this area of South Bend that contains a mix of residential type land uses. 6