02-09-09 Common Council Minutes - Laserfiche WebLink

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REGULAR MEETING FEBRUARY 9, 2009 BILL NO. 85-08 PUBLIC HEARING ON A BILL AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED AT THE SOUTHEASTERLY CORNER OF IVY COURT & TWYCKENHAM DRIVE, SOUTH BEND, INDIANA 46637, COUNCILMANIC DISTRICT NO. 4, IN THE CITY OF SOUTH BEND, INDIANA Councilmember Kirsits, Chairperson, Zoning & Annexation Committee, reported that this committee held a meeting this afternoon and it was the consensus of the committee to send this substitute bill to the full Council with a favorable recommendation. th Christa Nayder, Staff Planner, Area Plan, 11 Floor County-City Building, 227 W. Jefferson Blvd., South Bend, Indiana, presented the report from the Commission. Ms. Nayder advised that the petitioner is requesting a zone change from SF1 Single Family and Two Family District & MF1 Urban Corridor Multi-Family District to MU Mixed Use District to allow Small Retail Shops and Residential Rental Units. On site is vacant land. The house and storage building seen on the aerial have been removed. To the north are single family homes zoned R Single Family District (County). To the east is a condominium development zoned MF2 High-Density Multifamily District (City). To the south is a storage shed on property zoned R Single Family District (County) and bed and breakfast zoned CB Community Business District (City). To the west across Ivy Court is vacant land with one house zoned R Single Family District (County). The MU Mixed Use District is established to promote the development of a dense urban village environment. The regulations are intended to encourage all the elements of a traditional urban village, including: store front retail; professional offices; and, dwelling units located either in townhouse developments or in the upper stories of mixed-use buildings. The development standards in this district are designed to: encourage a pedestrian oriented design throughout the district; and, maintain an appropriate pedestrian scale, massing and relationship between buildings and structures within the district. The total area for this rezoning is 0.97 acres. The proposed building is 9,880 square feet, covering 23.4% of the site. A total of 56 parking spaces are provided, for a total paved area of 19,010 square feet or 45% of the site. The remaining 13,363 square feet will be open space. There is one access point on Ivy Court. The building is oriented to Ivy Court, with parking on the north and east sides. The northern two lots were annexed on September 12, 1988. Later that year they were rezoned to B Residential (Multifamily). The southern lot and a portion of vacated Ivy Road were annexed on December 31, 2008. Ivy Court is a two lane cul-de-sac. Twyckenham Drive has four lanes with a center median. The site will be served by municipal water and sewer. The City Engineering Department may have a water and/or sewer line in the old Ivy Road right-of-way. The City Engineering Department will determine the location of any easement needed. The developer will be required to work with City Engineering to adjust the building configuration if existing infrastructure improvements exist in the vacated right-of-way of Ivy Road. The Department of Community and Economic Development suggests the sidewalk be moved closer to the building and the trees moved outside the sidewalk. If trees are to be planted in the right-of-way, the City Forrester must be contacted. The developer will be required to work with the City Parks Department for creating an acceptable tree planting area along Ivy Court frontage, as shown. City Plan, South Bend Comprehensive Plan, November 2006. H 1.3 Encourage the development of mixed-use buildings. LU 2.1 Encourage developers to use planned unit and traditional neighborhood development models to promote land use compatibility in future development. LU 2.2 Pursue a mix of land uses along major corridors and other locations identified on the Future Land Use Map. The future land use map identifies this area as low and high density residential. The site is vacant. The area to the east of Notre Dame is experiencing tremendous growth. Several high density residential projects have been built in the past few years. The realignment of Twyckenham Road created Ivy Court, which accesses the bed and breakfast and condominiums. The eastern edge of the athletic complex for the University of Notre Dame is directly across Twyckenham Drive. High density residential complexes also exist due east of the site. The most desirable use for this site incorporates the trend of high density residential and the increased need for 4