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Staff Report -PC#0088-22 2/21/2022 <br />Site & Context <br />Land Uses and Zoning: <br />On site: On site is a two storefront retail bu ilding and billboard sign . <br />North: To the north, across South Bend Ave, are properties zoned C Commercial. <br />East: To the east is a gas station zoned C Commercial and retai l properties zoned NC <br />Neighborhood Center. <br />South: To the south is a former restaurant zoned NC Neighborhood Center. <br />West: To the west is the new Drive & Shine zoned C Commercial. <br />District Intent: <br />The C District is established to provide a location for medium-to high-intensity connmercial uses <br />that are auto-oriented, typically located along major corridors at the fringe of the City or as small <br />groupings located outside of neighborhood centers. <br />Site Plan Description: <br />The current site plan shows the removal of one of the two storefronts and the constr uction of a <br />Lube Center on the western portion of the site . <br />Zoning and Land Use History and Trends: <br />Properties along this portion of South Bend Avenue are a mix of NC Neighborhood Center and C <br />Commercial Districts. Auto-oriented commercial is primarily focused on the north side of the <br />street with several drive-through restaurants, a bank, and other auto-oriented uses. The south <br />side of the street is primarily NC Neighborhood Center with C Commercial properties scattered <br />throughout. The South Bend Avenue corridor has seen significant investment and redevelopment <br />over the past five years. <br />Traffic and Transportation Considerations: <br />This portion of South Bend Avenue is also State Road 23 with four travel lanes and a center turn <br />lane . <br />Agency Comments <br />Agency Comments: Access will need to be coordinated with INDOT. <br />Staff Comments: <br />This section of State Road 23 is a heavily traveled corridor. Traffic can be a sign ificant concern <br />and careful attention should be paid to the access location and design . To protect pedestrians. <br />the sidewalk should be redesigned to allow for a tree lawn between the street and t he sidewalk. <br />Criteria for Decision Making <br />Rezoning <br />Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: <br />1. Comprehensive Plan: <br />Policy Plan: <br />The petition is consistent with City Plan , South Bend Comprehensive Plan (2006), Objective LU <br />2.2 Pursue a mix of land uses along major corridors and other locations identified on the Future <br />Land Use Map. <br />Land Use Plan: <br />The future land use plan identifies this area as Commercial. <br />SOUTH BEND PLAN COMMISSION Page 3 of 4