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Staff Report-PC#0256-25 6/16/2025 <br /> Site & Context <br /> Land Uses and Zoning: <br /> On site: A vacant parcel <br /> North: Across Chippewa Avenue is property owned by the City for utility operations zoned I <br /> Industrial <br /> East: Across a private drive to the movie theater is construction and light manufacturing <br /> companies zoned I Industrial <br /> South: A movie theater and associated parking zoned C Commercial <br /> West: Across a private drive to the movie theater is industrial sales and uses, zoned I Industrial <br /> District Intent: <br /> The S2 District is established to provide for, maintain, and enhance suburban neighborhoods of <br /> primarily apartment complexes or houses grouped together outside of the City's core. <br /> Site Plan Description: <br /> The site will feature several 3 story apartment flats, common space, and parking lots. <br /> Zoning and Land Use History and Trends: <br /> Between 1951 and 1994, the land was a part of a drive-in movie theater; it has a been a vacant lot <br /> since at least 1998. <br /> Traffic and Transportation Considerations: <br /> At this site, Chippewa is a 60'wide street with one lane of traffic in each direction. There are private <br /> drives that buffer the east, west, & south sides of the parcel, owned by the movie theater. <br /> Agency Comments <br /> Agency Comments: <br /> Please advise that the water main (6-inch) on Chippewa adjacent to the site on the south side of <br /> Chippewa will not be adequate to serve this development. There is a 12-inch distribution main on <br /> the north side of Chippewa that would be better suited for connection to this development. We <br /> may need to have our water model updated to confirm the water main size needed for the proposed <br /> development. <br /> The sanitary sewer may require size increases between the development and the connecting <br /> structures to the west (near the railroad corridor) to provide capacity. This development would <br /> discharge municipal sewage into a separated sewer, but it will eventually reach the CSO 18 service <br /> area and the River Crossing Siphon near the Crooked Ewe. The additional volume from this <br /> development should be considered since improvements to CSO 18 are slated as part of the CSO <br /> Long Term Control Plan. <br /> We will need to see a proposed utility layout to provide better feedback on the utility service <br /> network for this development. <br /> Staff Comments: <br /> No additional comments at this time <br /> SOUTH BEND PLAN COMMISSION Page 3 of 5 <br />