01-23-12 Common Council Meeting Minutes

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REGULAR MEETING JANUARY 23, 2012 Ms. Nayder advised that the petitioner is requesting a zone change from PUD Planned Unit Development District, SF2 Single Family and Two Family Districts, GB General Business District, MF1 Urban Corridor Multifamily District and MF2 High Density Multifamily District to PUD Planned Unit Development District to allow a single family residential development. On site is mostly vacant land with the exception of two houses. To the north is a residential component of the Eddy Street commons development, currently planned for townhomes. To the east are the South Bend Avenue Apartments zoned MF2 High-Density Multifamily District. To the south is a restaurant zoned MU Mixed Use District and several homes zoned MF1 Urban Corridor Multifamily District. To the west is a largely vacant block with two houses. The Planned Unit Development (PUD) District is designed and intended to” encourage creativity and innovation in the design of developments; provide for more efficient use of land; permit special consideration of property with outstanding natural or topographical features; facilitate use of the most appropriate construction techniques in the development of land; and, provide for any individual land use not otherwise specified elsewhere in this Ordinance. The PUD District encourages imaginative uses of open space, promotes high standards in design and construction, and furthers the purposes of the Comprehensive Plan. The PUD District is not intended for the development of residential subdivisions or other developments which are proved for as a matter of right within any district of this Ordinance. The total area to be rezoned is 12.14 acres. Fifty three lots are proposed for single family homes, at a density not to exceed 7.5 units per acres. Each lot will be at a minimum of 4,000 square feet. The front setback has been set at 15’. Two new open areas are proposed: in the right-of-way of Burns Street, and in the southwest corner of the site (Outlot A.) Parking will be provided in the garages, driveways and on the street. Streets will be wide enough to allow two lanes of traffic and one land of parking. Duey Avenue will turn to meet up with Talbot Street. A new street parallel with South Bend Avenue, is proposed. The project will closely replicate traditional urban neighborhoods with the houses close to the street and garages to the rear. Prior to 2004, this area was primarily zoned A Residential, with a few exceptions along South Bend Avenue. Georgiana Street, Burns Street and Duey Avenue are two lane streets, which will be partially realigned. The proposed streets will be two lanes. Several street and alley vacations have been submitted, to accommodate the new street alignments. All the lots will be connected to public water and sewer. The Building Department notes this area falls into the Northeast Neighborhood Development Area. This development will be held to the development standards noted on the site plan. Ms. Nayder noted that City Plan encourages developers to use planned unit and traditional neighborhood development models to promote land uses along major corridors and other locations identified on the Future Land Use Map and promote home ownership with city limits. Ms. Nayder advised that Eddy Street Commons located directly to the north, is a successfully developing multi-use project, with a mixture of residential and business uses. This project is designed to be integrated into the success of the overall development in the area. The most desirable use according to both City Plan and the Northeast Neighborhood Development Area Plan is residential. New construction would likely have a positive and stabilizing effect on property values. It is responsible development and growth to follow the previously approved Plans for the neighborhood. Ms. Nayder stated that based on information available prior to the public hearing the staff recommends that this petition be sent to the Common Council with a favorable recommendation. The idea of revitalizing this area with new homes began in 2003 as part of the Northeast Neighborhood Development Area Plan. One of the goals of that plan was to increase and maintain home ownership. The PUD gives the flexibility for houses to sit closer to the road and lot coverage to increase by 10% over what would be allowed in the SF2 District. This project is designed to be integrated into the success of the overall development in the area. Mr. Mike Danch, President, Danch, Harner & Associates, 1643 Commerce Drive, South Bend, Indiana, made the presentation for this bill. Mr. Danch advised that what they are trying to do is to take all of the different zoning classifications that existed at this location over the last 50 years and combine them and put them under one zoning classification. Mr. Danch stated that after much discussion with Area Plan and the Building Department the best way to do that was through the Planned Unit Development process. He stated that it would allow them to create 7