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Staff Report-PC#0310-26 6/15/2026 <br /> In the 2006 comprehensive plan, the future land use map calls for this area to be largely a mix of <br /> commercial and industrial uses. These properties are located near the north end of a regional <br /> commercial node. <br /> Plan Implementation/Other Plans: <br /> N/A <br /> 2. Current Conditions and Character: <br /> These properties are surrounded by vacant, undeveloped land and one-story, car-oriented <br /> commercial structures. <br /> 3. Most Desirable Use: <br /> The most desirable use for these properties would be commercial development. <br /> 4. Conservation of Property Values: <br /> Rezoning these properties should not negatively affect their own property values, or the value of <br /> neighboring properties. This project will raise the values of the properties being rezoned, as a <br /> developed property will have a higher value than a vacant one. C also allows for more intense <br /> development than S1, meaning that the rezoning could allow for higher property values to be <br /> generated on site. <br /> 5. Responsible Development and Growth: <br /> Rezoning these properties to C aligns with the principles of responsible development and growth, <br /> as it will allow for more intense development on two vacant parcels bordered by streets with <br /> existing city utilities. <br /> Analysis & Recommendation <br /> Commitments: No commitments are proposed. <br /> Analysis: Commercial is the appropriate zoning district for these properties. Since both of them are <br /> currently vacant-- meaning that there is no existing use to guide their zoning -- it makes sense to <br /> look to adjacent properties and the local context for the right zone. All of the properties <br /> surrounding the site are already zoned Commercial because their layout and use align within the <br /> district's intent to provide a location for auto-oriented commercial development. Therefore, it <br /> makes sense to align the zoning of these two properties with those surrounding them, especially <br /> since the proposed development would similarly be an auto-oriented commercial use. <br /> Recommendation: Based on information available prior to the public hearing, the staff recommends the <br /> Plan Commission send the rezoning petition to the Common Council with a favorable <br /> recommendation. <br /> SOUTH BEND PLAN COMMISSION Page 4 of 4 <br />