10108-11 Rezone - 1007 North Bendix and Part of 1025 North Bendix Drive

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Staff Report APC # 2596 -11 Owner: Ramadan A. & Tamilyn Salameh Location: 1007 N. Bendix Drive and part of 1025 N. Bendix Drive. Jurisdiction: City of South Bend Requested Action: The petitioner is requesting a zone change from CB Community Business District to MF2 High - Density Multifamily District to allow multifamily dwellings (senior independent living facility). Land Uses and Zoning: On site: On site is a vacant commercial structure most recently occupied as a restaurant, and an adjacent parking area partially used for the Urban Garden Market, a temporary and seasonal farmers market, both zoned CB Community Business District. North: To the north is a vacant parking area used seasonally for the Urban Garden Market, and vacant retail structure all zoned CB Community Business District. East: To the east is a credit union, a vacant bank, and a health services facility all zoned LB Local Business District. South: To the south is LaSalle Square, a multi -tenant retail center, zoned CB Community Business District. West: To the west is vacant land zoned MF2 High- Density Multifamily District and the LaSalle Branch Library zoned CB Community Business District. The vacant land was rezoned in 2008 (APC #2486 -08) for multi - family dwellings (senior independent living facility). District uses and development standards: The MF2 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 multifamily residential neighborhood. The development standards are designed to promote the establishment of multifamily dwelling projects with on -site amenities. Site plan description: The 2.58 site includes both the 0.91 acres to be rezoned with this petition and an adjacent area to the west which was rezoned to the MF2 Multifamily District in 2008 (APC #2486 -08). The site plan shows a four story 72 unit senior living facility covering 0.56 acres, or 22% of the site. The proposed parking areas, drives and sidewalks cover 0.65 acres, or 22% of the site; and the developed recreational open space covers 0.13 acres, or 5% of the site. The remaining 1.24 acres, or 48 %, is open space. A total of 144 parking spaces are required and 55 spaces are provided. Variances for a reduction in the number of parking spaces, reduced front yard setbacks from the existing and proposed public rights -of -way, a reduced side yard setback, and an increase in the maximum allowable height and number of stories were approved by the Area Board of Zoning Appeals on June 2011. Access to the site will be provided to the west and south via two proposed public streets. All landscaping, lighting, and signage will be in accordance with the zoning ordinance. Zoning and land use history & trends: The area to the southwest of Ardmore Trail and Bendix Drive was undeveloped until the mid 1970s when the LaSalle Square multi -tenant shopping center was constructed. The existing structure within the area to be rezoned was built sometime after the construction of the center but prior to 1986. Rezoning petitions were submitted in 2001 (APC #2089 -01) to add a charitable Ramadan A. & Tamilyn Salameh #2596 -11 Page 1 of 3