01-10-05 Council Meeting Minutes

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REGULAR MEETING .TANUARY 10, 2005 Mr. Videkovich advised that Che petitioner is requesting a zone change for Parcel I from "SF1" Single Family and Two Family and "LB" Local Business to "LB" Local Business; Parcel II from "SFI" Single Family and Two Family to "MF2" High Density Multi-Family to allow uses permitted under the "LB" Local Business District (Parcet I), and "MF2" High Density Multi- Family (Parcel I>). The site is currently vacant. To the North are single-family homes zoned "SF P' Single-Family and an indust17a1 pant zoned "LI" Light Industrial. To the East is a restaurant zoned "LB" Local Business and single-family homes zoned "SF1" Single-Family. To the South are single-family homes and vacant land zoned "SF1" Single-Family. To the West are single-family homes zoned "SF-1" Single-Family. The "LB" Local Business District is established to provide for small business groupings located outside of the village style mixed use concept and which provide for the full range of convenience uses necessary to meet the daily needs of nearby residential neighborhoods. The "MF2" Multi-Family Residential District is established to protect, promote and maintain the development of high density multifamily dwellings and to provide for limited public and institutional uses that are compatible with a muftifvnily residential neighborhood. The development standards are designed to promote the establishment of multifamily dwelling projects with on site amenities. The site plan shows an integrated center of offices and retail buildings on Parcel I with its associated parking. There is a 5,000 square foot office building proposed on the west side of Parcel I with its associated parking. There is a 5,000 square foot office building proposed on the west side of Parcel I and two retail buildings totaling 26,220 square feet on the remainder of the parcel. Parcel II consists of a mixture of 12 unit and 8 unit apartment buildings with a total of 328 units. The development meets the requirements for parking and developed recreational space as required by the City of South Bend Zoning Ordinance. The total area to be rezoned is 35.78 acres. In 1994, a portion of this property was rezoned from "A" Residential, "a" height and area to "C" Commercial, "e" height and area for a restaurant. The majority of the property was zoned "A" Residential, "a" height and area prior to the new Zoning Ordinance. Prairie Avenue is a State Highway and any curb cuts will require INDOT approval. This section of Prairie Avenue (S.R.23) is a heavily traveled two lane thoroughfare with a controlled stop at the intersection of Prairie and Locust. Locust is a two lane collector street that primarily serves the sun-ounding residential neighborhoods. This development will connect to municipal water and sewer. The existing restaurant site may be required to provide additional improvements according to the requirements of the Zoning Ordinance for the City of South Bend. A subdivision may be required under the City of South Bend Subdivision Ordinance. Per the City Engineer, a sidewalk will be required along Prairie Avenue. The Comprehensive plan states that medium or high-density mulki-family housing should be located along arterial streets. Goal 3, Objective C also states that direct residential frontage on major arterials shall be discouraged. There are no conflicts with the plan. The site is currently vacant, undeveloped land. There appear to be some small natural wetlands and areas of dense vegetation on the site. There are currently commercial establishments to the east and at the intersection of Prairie Avenue and Locust Road. Because of its location along Prairie Avenue (S.R. 23) and close proximity to several different uses light industrial, commercial, and residential - a mixed use of commercial and residential would be mosC desirable for this area. Multi-family zoning may affect the residential properties in this area. Proper buffering can minimize an adverse affects of the proposed uses an the sutYOUnding properties. The staff believes that this is responsible grawth and development for the area. Development of commercial and high-density residential is encouraged to be focused along major arterials and where municipal services are available. Based on information available pr7or to the public heat7ng the staff recommends that this petition be sent to the Common Council with a favorable recommendation. Mr. Videkovich further advised that the Area Plan Cotnmissiou at its public hearing on Tuesday, September 21, 2004 sent this ordinance to the South Bend Cormnon Council with an unfavorable recommendation with an 8-4 vote. Mr. Anthony M. Zappia, Attorney at Law, 52582 St. Rd. 933 North, South Bend, Indiana, representing the property owners, Bruno & Rosa Cataldo & Teresa M. Bova, made the presentation for this bill.