17-71 Fiscal Plan for Old National Annexation

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Old National Annexation Area 11 SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA This proposed annexation will add one commercial property to the City of South Bend. The petitioner proposes to redevelop the former bank building into a gas station and convenience store. The Annexation Area is presently zoned "C" Commercial District in unincorporated St. Joseph County. A day care center zoned "0" Office District in the City is located to the north. To the east is a vacant parcel zoned "CB" Community Business District in the City. To the south is a bank zoned "B" Business District in unincorporated St. Joseph County. To the southwest are a nursing home and another day care center, zoned "R-2" Multi-Family District and "R" Single Family District, respectively, in unincorporated St. Joseph County. To the west, across State Road 23, is the Foundation Center, a medical-oriented complex zoned "B" Business District in unincorporated St. Joseph County. The Annexation Area is located at the intersection of State Road 23 and Douglas Road, noted as a regional commercial node on the future land use map of City Plan, South Bend's comprehensive plan. A concentration of commercial and office uses is found near the intersection. Land uses generally taper in intensity to residential uses as one moves away from the intersection. The petitioner proposes to raze the vacant commercial building to construct a gas station with a convenience store. The preliminary site plan shows a store of approximately 3,462 square feet, pump islands with a canopy, and 26 parking spaces. The petitioner should give careful consideration to urban design and circulation elements as part of its site planning. The site design should orient the building and canopy to the public streets. The finishes of those structures and of any signage should be consistent with the quality of surrounding properties, most of which contain brick buildings. To maintain the area's relatively green appearance, landscaping should be provided at a level similar to the Foundation Center and other nearby properties. The site should be laid out to minimize conflicts among vehicles and pedestrians, both on site and at access points from the two busy streets that serve the parcel. Any improvements or future changes must meet the City's applicable building, zoning, and subdivision ordinances.