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5 Criteria (per IC 36-7-4-603): <br />1. Comprehensive Plan: <br />Policy Plan: <br />This petition is in conflict with the Comprehensive Plan. Goal 2, Objective B states that <br />employment uses should be located in such a manner that conflicts with residential land <br />uses are minimized. Objective C, Policy :c of the same Goal encourages clustering future <br />commercial growth in South Bend. "Strip commercial development will no longer be an <br />acceptable development option [for South Bend]." The proposed use is not adjacent to any <br />e:cisting commercial nodes nor at a major intersection. <br />Land Use Plan: <br />The Land Use Plan focuses future commercial growth areas along the S.R. 23 corridor in <br />South Bend and along the Grape Road/Main Street corridors in Mishawaka. <br />2. Current conditions and character: <br />Although Edison Road experiences higher levels of traffic, the residential areas in this location <br />(whether single- or multi-family) are established. Commercial development has stayed at the <br />major intersections of Hickory and Ironwood Roads. <br />3. )vlost desirable use: <br />There are numerous other residences that have access directly onto Edison Road. In the staffs <br />opinion, the most desirable use for this site is for it to remain as a residential use. <br />4. Conservation of property values: <br />Introducing a commercial use into a residential area may have a negative impact on the adjacent <br />property values. <br />~. Responsible development and growth: <br />The commercial centers in this area are already established. Future commercial growth should be <br />encouraged in and around these centers. It is not responsible to introduce a commercial use into a <br />residential area. <br />Recommendation: <br />Based on information available prior to the public hearing the staff recommends that this petition <br />be sent to the Common Council with an unfavorable recommendation. <br />Analysis: <br />Approving this rezoning will be an intrusion into the residential neighborhood. Future <br />commercial development should occur at the major intersections where commercial uses are <br />already established. The conflicts with the Comprehensive Plan and the surrounding land uses do <br />not make this a desirable site for commercial zoning. <br />?r;c. Sullivan <br />;~~292-04 <br />Page 2 of 3 <br />