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REGULAR MEETINGNOVEMBER 14, 2005
<br />District is established to protect, promote and maintain the development of urban style
<br />multifamily dwellings and to provide for limited public and institutional uses that are
<br />compatible with a multifamily residential neighborhood. The development standards are
<br />designed to promote the establishment of multifamily dwelling projects (including
<br />apartment, townhouse or row house style developments) and, high density two family
<br />dwelling developments located along a block face, in developed areas of the community,
<br />which are served by a full range of public amenities. The 22,445 square foot (144.5’ x
<br />155.4’) site contains one, 1664 square foot single-family home and a detached 795 square
<br />foot garage. Five parking spaces are shown with the proper parking area screening. The
<br />alley that is shown has been vacated. The site meets all but one of the required setbacks
<br />(variance will be required for the western side setback from 6’ to 4’). The site is accessed
<br />by Washington Street only. A wood, slatted fence already surrounds the property
<br />Extensive landscaping is also shown. Prior to August 13, 1991, this property was zoned
<br />“B” Multifamily Residential. However, with the passage of the large area rezoning of the
<br />West Washington – Chapin Development Area rezoning on August 12, 1991, the
<br />property was rezoned to “A” Single Family Residential. The rezoning also changed a
<br />great deal of property on West Washington from “C” Commercial to “B” Multi Family
<br />Residential. This area was rezoned to “B” to enable a government funded residential
<br />redevelopment project that has contributed greatly to the neighborhood’s improvement.
<br />This area is now zoned “MF1” Urban Corridor Multi-Family. The property located on
<br />the northwest corner of Elm Street and West Washington Street was rezoned form “A”
<br />Residential to “C” Commercial to allow the addition of a drive-thru window at the
<br />existing convenience store, because its expansion would not be detrimental t the goals of
<br />the West Washington Project. Upon the adoption of the new zoning map in 2004, the
<br />drive-thru business was zoned “MU” Mixed Use. Washington Avenue is a two lane
<br />residential street at this location. The site is served by City of South Bend municipal
<br />water and sanitary sewer. The Comprehensive Plan Policy Goal 3 Objective C Policy I:
<br />Medium or high-density multi-family housing, or other facilities with intense activity
<br />(such as churches, secondary schools, and commercial sites) should be located along
<br />arterials with access to the arterial street (preferable) or to a collector street. Although
<br />this petition might not be in conflict with this goal, it is in conflict with the specific plan
<br />for the area. The Land Use Plan does not designate this area for any specific use. The
<br />existing single-family house is within a large single-family residential district. The most
<br />desirable use is for a single-family house. Rezoning this to Multi-Family for a group
<br />home could adversely affect property values. It is not responsible growth to go against
<br />the West Washington Chapin Development Area down zoning that occurred in 1991. At
<br />that time all of the affected neighborhood groups were brought together to express their
<br />views regarding the down zoning of the area. It was decided that a Single Family
<br />Residential would best serve this neighborhood zoning designation. The neighborhood
<br />surrounding the petition area has been greatly improved since 1991 and introducing this
<br />zoning could reverse the positive changes that have been made. Based on information
<br />available prior to the public hearing recommends that this be sent to the Common
<br />Council with an unfavorable recommendation. This petition is in conflict with the West
<br />Washington Street – Chapin area rezoning. In August of 1991, after extensive and
<br />numerous neighborhood meetings, most of West Washington – Chapin Street area was
<br />down zoned from more intensive zoning districts to less intensive districts. The purpose
<br />of this neighborhood down zoning helped to revitalize the neighborhood, which had
<br />experienced much decline. The petition is in conflict with these goals. If approved, it
<br />could set a precedence for similar rezoning in the future.
<br />Mr. Michael Baxter, W. Washington Street, South Bend, Indiana; Ms. Margaret Pfeil,
<br />1130 W. Washington Street, South Bend, Indiana; Ms. Brenna Coussen, 1119 A W.
<br />Washington Street, South Bend, Indiana; Mr. Michael Griffin, 1126 W. Washington
<br />Street, South Bend, Indiana, made the presentation for this bill. They indicated some
<br />background on the Catholic Worker Home. When they moved in, no one informed them
<br />of zoning issues nor suggested it would be an issue; and for a whole year, it was not an
<br />issue. When it became one, it was not because of disturbances to the neighborhood, but
<br />rather one call to code enforcement. They began to gather documents for rezoning, but
<br />were told by Mr. Jeff Gibney, Director, South Bend Heritage Foundation not to seek
<br />rezoning, but to cut the number of people and not draw attention.Both of those ideas
<br />were followed. It was then that it became clear that they should apply for rezoning.
<br />Following the law to the “T”, a long and exhausting process. The issue at hand however,
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