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Staff Report-PC#0127-22 12/19/2022 <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 conflicts with the goal of the Miami Hills Neighborhood Plan (2020)to support the <br /> protection and maintenance of a range of housing types, but the plan was primarily residential in <br /> focus. identifies this area as a potential area for intersection improvements, including improved <br /> pedestrian crossings. <br /> Land Use Plan: <br /> The Future Land Use Plan identifies the existing commercial property as both commercial and <br /> medium intensity residential. <br /> Plan Implementation/Other Plans: <br /> The petition is consistent with city's comprehensive plan, City Plan (2006) (Objective ED2) <br /> Retain existing businesses and recruit new ones to the city. Allowing the rezoning of the site will <br /> allow for the expansion and retention of a current business in the city. The Future Land Use Plan <br /> identifies this area as Park & Open Space, however, the City has no intention at this moment to <br /> acquire these lots and the lots across the street are identified as Commercial. <br /> 2. Current Conditions and Character: <br /> Ireland Road is a mix of commercial and residential with two intense commercial nodes at the <br /> intersections of Ireland with Miami and Michigan. There has been a lot of redevelopment of <br /> commercial properties within this area in the past year. <br /> 3. Most Desirable Use: <br /> The most desirable use of the property is one that allows for a mix of commercial uses in a <br /> manner that is sympathetic to the residential uses nearby. <br /> 4. Conservation of Property Values: <br /> While we do not encourage demolition of residential dwellings, in this instance, this property is <br /> bound by a municipal drainage lot to the north and a public golf course to the east so the <br /> commercial use will be isolated from the surrounding neighborhood. It should not have significant <br /> impacts on the use and value of the adjacent properties. <br /> 5. Responsible Development and Growth: <br /> It is responsible development to allow for the expansion of an existing business that will be <br /> isolated from the current neighborhood. <br /> Analysis & Recommendation <br /> Commitments: The staff recommends the following commitments: 1) all buildings shall have a hipped <br /> or gabled roof; and 2) no drive-through shall be permitted. <br /> Analysis: Rezoning these properties to C Commercial will allow for the expansion of services to the <br /> area. Since the property is bound by a municipal drainage lot to the north and a public golf <br /> course to the east, the impact of the commercial use will be buffered from the surrounding <br /> neighborhood. It should not have significant impacts on the use and value of the adjacent <br /> properties. <br /> SOUTH BEND PLAN COMMISSION Page 4 of 5 <br />