18-36 South Bend Chocolate Annexation Area Fiscal Plan

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South Bend Chocolate Annexation Area 11 SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA This proposed annexation will add four properties containing commercial and residential buildings and wooded land to the City of South Bend. The petitioner proposes to develop the Annexation Area and adjoining parcels for commercial, industrial, and agricultural uses. The Annexation Area is presently zoned "C" Commercial District and "M" Manufacturing Industrial District in unincorporated St. Joseph County. A light industrial use zoned "M" Manufacturing Industrial District and residential uses zoned "R" Single Family District, all in unincorporated St. Joseph County, are located to the north across US 20. To the east and to the south are agricultural and wooded parcels zoned "LI" Light Industrial District in the City. To the west are mostly residential uses zoned "M" Manufacturing Industrial District and "R" Single Family District in unincorporated St. Joseph County. The Annexation Area is located just west of the Lincolnway West interchange with the St. Joseph Valley Parkway. With its proximity to the St. Joseph Valley Parkway and the Indiana Toll Road, the land may be attractive for light industrial, commercial, and other uses that require high levels of accessibility. The petitioner proposes the South Bend Chocolate Company project, a planned mixed-use development of commercial, industrial, and agricultural uses on a large site that includes the Annexation Area. The conceptual land use plan indicates that the Annexation Area itself may include commercial and industrial uses such as a factory, museum, restaurant, retail, and gas station. As part of its site planning, the petitioner should preserve, to the extent possible, mature trees and other natural features of the Annexation Area, especially along the project's perimeter. Any improvements or future changes must meet the City's applicable building, zoning, and subdivision ordinances.