04-25-05 Council Meeting Minutes

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REGULAR MEETING APRIL 25,2005 Councilmember Kuspa, Chairperson, Zoning & Annexation Committee, reported that this Committee met this afternoon and it was the consensus of the Committee to send this bill to the full Council with a favorable recommendation. th Paul 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 Petitioners are requesting a zone change from “R” Residential (County) to PUD Planned Unit Development (City) to allow a mixed use development consisting of neighborhood retail, medical office campus, assisted living, light industrial, commercial, office, hotel and restaurant uses. The land uses and zoning on site is a single-family home and agricultural uses. To the north are single-family homes and agricultural uses in the County zoned “R” Residential. To the east are single- family homes in the County zoned “R” Residential. To the south are single-family homes and agricultural uses in the County zoned “R” Residential, and an industrial park in the City zoned “LI” Light Industrial. To the west are single-family homes in the County zoned “R” Residential and a restaurant zoned “B” Business. The “PUD” District is intended to encourage creativity and innovations in the design of development, provide for more efficient use of land, and to provide for an individual or grouping of uses not otherwise specified elsewhere in the Ordinance. The portions of the “PUD” being considered in this petition are Areas ‘B’ and ‘C’. Area ‘B’ is approximately 37 acres. Area ‘C’ is approximately 190 acres. Area ‘B’ will consist of a mixture of neighborhood retail, medical/office campus, and assisted living. The permitted uses and development standards will meet the requirements of the “LI” Light Industrial and “CB” Community Business sections of the Ordinance. The areas will utilize a local interior road system. The petitioner has stated that a reasonable effort will be made to preserve exiting trees over eight inches in caliper or 10 feet in height. Sidewalks and trails are an integral part of the development. They will be provided along any new street within the development as well as along Adams and Mayflower Roads. Specific uses for each site will be determined at the time Final Site Plans are submitted for approval. Uses not specifically listed in the PUD description, but which are similar in character, intensity, and intent of each area are subject to the approval of the plan commission staff. The Area Plan Commission may authorize additional uses within an individual area of the PUD other than those specifically designated for such area, provided that the use is a use permitted in another area of the PUD. The petitioner is proposing residential bufferyards along Adams and Mayflower Roads. The entire buffer will be 50’ in depth, and consists of three sections. Along the roads it will consist of a trail and prairie type plants, grasses and shrubs. Farther in and adjacent to that will be a succession of growth area that will be made up of taller ornamental and shade deciduous trees. The final part of the buffer will consist of full evergreen trees. The final interior landscaping, lighting, and sign plans are subject to staff approval. This site has been historically zoned for residential uses. The City of South Bend has been annexing property to the south for single-family and industrial uses. Although mostly residential, the northwest part of South Bend has been experiencing residential, commercial, and industrial growth. Adams Road and Mayflower Road are both arterial roads for the northern part of the County. This site has access to downtown via Adams or Cleveland Roads to Portage Road. The petitioner