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<br />Utilities: <br />Municipal water and sanitary sewer will be extended from existing locations to serve the <br />property. <br />~ Criteria (per IC 36-7--1-603): <br />1. Comprehensive Plan: <br />Policy Plan: <br />Goal 2 of the Policy Plan states: Encourage economic development of the county and its <br />municipalities. Goal 2, Objective C states: Develop quality business areas to meet the <br />retail and service needs of the planning area. <br />Goal 2, Objective C, policy x states: South Bend will cluster future commercial <br />development in commercial activity centers along major transportation arteries. Strip <br />commercial development will no longer be an acceptable development option. <br />The proposed rezoning supports these goals. <br />Land Use Plan: <br />There are no known conflicts with the Land Use Plan. <br />2. Current conditions and character: <br />Although the aerial photograph shows there being four single-family homes, there is actually only <br />one remaining on the property. The entire intersection is zoned for some type of commercial use. <br />This intersection has tens of thousands of cars pass by it everyday. <br />3. Most desirable use: <br />Ideally, uses that are permitted under the "LB" Local Business designation constitute the most <br />desirable use. <br />-t. Conservation of property values: <br />Due to the landscaping requirements of the "LB" Local Business District, the effects on <br />surrounding property values, should this rezoning be approved, would be minimal. <br />5. Responsible development and growth: <br />Should this rezoning be approved, the proposed commercial development of this site would be <br />responsible development in this area of the city. <br />Recommendation: <br />Based on information available prior to the public hearing staff recommends that the Area Plan <br />Commission send this to the Common Council with a favorable recommendation. <br />Analysis: <br />The intersection of Hickory Road and Edison Road is a "Gateway" to the City of South Bend <br />from the City of Mishawaka. High quality design and development at this corner will reflect <br />positively on South Bend as commuters enter and exit the city. Rezoning to the least intense <br />zoning designation that allows for retail use will protect the surrounding residential neighborhood <br />while bringing needed services to the area. <br />Peter Taddeo and Jeff Brant/W.J. Brant Jr., & Associates <br />#2317-0~ <br />Page 2 of 3 <br />