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10-27-08 Council Meeting Agenda & Packet
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10-27-08 Council Meeting Agenda & Packet
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9/12/2012 11:22:31 AM
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City Council - City Clerk
City Council - Document Type
Agendas
City Counci - Date
10/27/2008
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Stadium Village Annexation Area 9 <br />SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA <br />As with any new development, the proposed use and development of this site becomes <br />important relative to its relationship with the existing, surrounding uses. City Plan, South <br />Bend's comprehensive plan, notes that land use relationships, pedestrian movement /safety <br />and vehicular site access are important elements to be addressed in developments of all <br />kinds. City Plan also expresses a need to consider how buildings relate to the street. Building <br />design that is sensitive to massing, shape, scale and finishes will ensure that private <br />development will enhance and reinforce the City's commitment to development and design of <br />the highest quality. <br />Please note that this development includes land (1. 83 acres) already within the jurisdiction of <br />the City of South Bend, and the total site (including the proposed annexation area) is 2.78 <br />acres. <br />Land Use - Transportation Analysis <br />The parcel directly north of the site is a vacant lot zoned "R" Residential in unincorporated St. <br />Joseph County. Two parcels to the north is the site of the large scale condo development of <br />Irish Crossings in unincorporated St. Joseph County. Properties to the east, on the west side <br />of Willis Street, are zoned "R" Residential in the County. The parcels to the south were <br />incorporated into the City of South Bend through the Stadium Village Annexation Area. These <br />parcels are part of the rezoning in question and two buildings are currently under <br />construction. Nearby, an auto repair shop is located on the northeast corner of Vaness and <br />Willis and the Turtle Creek apartment complex is on the south side of Vaness. <br />The Annexation Area is located between a high - density area in the City, and a low density <br />unincorporated area which is becoming more urban in character. <br />Vaness Street is a direct pedestrian and vehicle connection between the University of Notre <br />Dame campus and the existing, high density uses along the south side of Vaness and State <br />Road 23. With the completion of the re- alignment of Ivy Road, the pedestrian and vehicular <br />traffic can be expected to increase in this area. Futhermore, more medium - density residential <br />development should be expected to continue given market- demand. Vaness Street has a <br />varying right -of -way width of anywhere from 44' to 60'. Willis Avenue has a 60' right -of -way. <br />The standard right -of -way width for City streets is 60'. Non - standard rights -of -way create <br />challenges when improvements to the public infrastructure is required or needed. <br />And as noted, Vaness is an increasingly busy pedestrian and vehicle corridor. Resultantly, <br />daily traffic volume is anticipated to increase and vehicular patterns will be altered. Moreover, <br />additional demands from the development will be placed on the City of South Bend's <br />infrastructure. It is anticipated that Vaness Street will require safety improvements through <br />widening and traffic calming enhancements in the future. <br />The plans that have been unveiled represent three distinctively designed 3 -story buildings <br />totaling 90 units, with the land annexed through Stadium Village. This annexation will enable <br />the construction of the third building with 24 units. The buildings set -backs and massing are <br />appropriate for the area, and enclose an interior parking area from view. <br />Due to the close proximity of the University of.Notre Dame, it is anticipated that additional <br />requests to build medium density residential and limited mixed -use development will occur in <br />
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