10-25-10 Council Agenda & Packet

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Stadium f lla e annexation Area 9 SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA As with any new development, the proposed use and development of this site becomes important relative to its relationship with the existing, surrounding uses. City Plan, South Bend's comprehensive plan, notes that Land use relationships, pedestrian movement /safety and vehicular site access are important elements to be addressed in developments of all kinds. City Plan also expresses a need to consider how buildings relate to the street. Building design that is sensitive to massing, shape, scale and finishes will ensure that private development will enhance and reinforce the City's commitment to development and design of the highest quality. Land Use - Transportation Analysis Just to the north is the site of the large scale condo development of Irish Crossings in unincorporated St. Joseph County. Properties to the south, east, and west of the Annexation Area also feature recently developed medium to high density condo and rental units. The busy State Road 23 commercial corridor is just east of the Annexation Area. The plans that have been unveiled represent one distinctively designed 3 -story building totaling 21 units, which will complement the existing three building with 90 units at Stadium Place. The buildings set -backs and massing are appropriate for the area, and enclose an interior parking area from view. Due to the close proximity of the University of Notre Dame, it is anticipated that additional requests to build medium density residential and limited mixed -use development will occur in areas north of the annexation area. The City Plan Land Use Map notes that the area between Willis and Ivy Road should be used for medium density residential development. Given the surrounding zoning and development patterns, the proposed "PUD" zoning classification request is appropriate for the annexation area. However, more detailed land use planning is needed for areas to the north of Vaness Street to ensure that future development occurs in an appropriate fashion. Development Criteria If possible, the site should include open space that could be linked in the future to other areas nearby as part of a larger open space network. It should also be required that neo- traditional building /site design elements be included in terms of context, setback, orientation, spacing, style, massing, height, entry, fenestration, materials, accessory buildings, landscape buffering and lighting that achieve development and design of the highest possible duality. It is required that the annexation area integrate harmoniously with the surrounding residential areas. The building materials, set -backs and other site elements and amenities for the proposed developments within the annexation area appear to honor neo- traditional design fundamentals. In consideration of pedestrian safety and proper vehicular movement, it is required as a condition of rezoning and annexation that the developers give very careful consideration to vehicular access and circulation as well as pedestrian movement for the developments within the annexation area. In this regard the annexation and rezoning is subject to the following conditions; 1) the elimination of gates and other devices that restrict access to the developments in order to create a gated community.