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Staff Report 7/9/2018 <br /> Access points are shown on the frontage with Lincolnway and Pine Road. Development <br /> within 200'of the road frontage must be landscaped in compliance with the CB <br /> Community Business landscaping regulations. A proposed sign plan including a Bypass <br /> sign,main entrance sign, secondary access sign and provisions for wall and roof signs is <br /> included. <br /> Zoning and Land Use History And Trends: <br /> A portion of the petitioned property was rezoned to LI Light Industrial District and <br /> annexed into South Bend in 2016. One of the parcels included in this petition was rezoned <br /> to C: Commercial District(Unincorporated St. Joseph County) in 1996. <br /> Traffic and Transportation Considerations: <br /> US Highway 20 expands from two to four lanes and intersects with the St. Joseph Valley <br /> Parkway adjacent to the site. Primary access will be from US Highway 20. Secondary <br /> access would be provided from Pine Road which is two lanes. <br /> Utilities: <br /> The site will be served by municipal water and sewer. <br /> Agency Comments: <br /> County Engineering anticipates that INDOT will require a traffic impact study that will <br /> help guide transportation improvements for US Highway 20. This would help the City and <br /> County as well in evaluating necessary road/intersection improvements. INDOT <br /> considerations will be needed at a future date. County Engineering also anticipates <br /> recommending Pine Road improvements to accommodate the future projected traffic. City <br /> Engineering stated they have a consultant to help survey and design the sewer extension to <br /> the project. They also noted that per INDOT policy,the portioner will have to pay for the <br /> new intersection and any improvements with the access point on US Highway 20. City <br /> Engineering also requested more detailed plans for their continued review of the site. The <br /> Department of Community Investment offers a favorable recommendation. <br /> Commitments: <br /> There is an existing written commitment on the property, stating the following: Upon <br /> filing of an Improvement Location Permit for the development of any portion of the <br /> Airport Authority Annexation Area, a Pine Road Improvement Plan must be submitted by <br /> the developer(s) of the Area. Such Improvement Plan must include a traffic analysis, an <br /> engineering study of the condition of Pine Road, a cost analysis of required improvements <br /> or reconstruction and any other information requested by both the St. Joseph County Board <br /> of Commissioners,the South Bend Board of Public Works and the Indiana Department of <br /> Transportation. At a minimum,the Improvement Plan must address the area of Pine Road <br /> from U.S. 20 on the North to Edison Road on the South and the intersection of Pine Road <br /> and U.S. 20. Any improvements or reconstruction required will be at the cost of the <br /> developer(s),or as otherwise negotiated by the respective governmental entities. <br /> Criteria to be considered in reviewing rezoning requests,per IC 36-74-603: <br /> 1. Comprehensive Plan: <br /> Policy Plan: <br /> The petition is consistent with City Plan, South Bend Comprehensive Plan(2006), <br /> Objective 6.1: Promote orderly and planned growth that expands outward from current city <br /> APC 4 2871-18 Page 2 of 3 <br />