9582-05 Annexation & Rezoning - 61191 U.S. 31 South - Greg & Paula Elliott

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~ Criteria (per IC 36-7-d-603): 1. Comprehensive Plan: Policy Plan: There are no conflicts with the Comprehensive Plan. The plan encourages the separation of employment uses from residential uses, and locations along major roads in the City. The plan also encourages future development to occur within the existing service areas. Land Use Plan: The Land Use Plan designates this area as a reserve commercial growth area. 2. Current conditions and character: U.S. 31 South is a major thoroughfare, with heavy amounts of traffic. This location is near commercial zoning and uses to the north in the City as well as a vacant area of commercial zoned land to the south. This area is a transitional urban area, with the highly urbanized locations to the north and the more rural areas to the south. 3. Most desirable use: ' The most desirable use of this property is for single-family uses. However, if it is developed in line with the Comprehensive Plan and annexed into the City, this site is also desirable for uses in the "LB" Local Business District. 4. Conservation of property values: This rezoning may have a positive impact on the surrounding property values, as future commercial growth in the area may become more likely. 5. Responsible development and growth: It is responsible to encourage commercial growth to annex into the City when it is possible. This will ensure that growth will occur in a responsible, orderly fashion without having a great fiscal impact on the City or County. This site is also along a major highway with commercial zoning to the north and south. Recommendation: Based on information available prior to the public hearing, the staff recommends that this petition be sent to the Common Council with a favorable recommendation. Analysis: Normally, the staff does not support commercial rezonings that are completely surrounded by single-family residential zoning, however, expanding the commercial zoning along this stretch of U.S. 3I South is consistent with the current and proposed development to the north and south of this site. This section of U.S. 31 South is a transitional area between the urban and rural parts of the County. The south side of South Bend is gaining more interest as a commercial and residential growth area. This rezoning will support the new commercial and residential growth in this part of the City. Greg A. and Paula D. Elliott #2296-04 Page 2 of 3