10-27-08 Council Meeting Agenda & Packet

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549081 Road (Court Annexation Area 9 SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA As with any new development, the proposed use and development of this site becomes important relative to its relationship with the existing, surrounding uses. City Plan, South Bend's comprehensive plan, notes that land use relationships, pedestrian movement /safety and vehicular site access are important elements to be addressed in developments of all kinds. City Plan also expresses a need to consider how buildings relate to the street. Building design that is sensitive to massing, shape, scale and finishes will ensure that private development will enhance and reinforce the City's commitment to development and design of the highest quality. Land Use - Transportation Analysis The Annexation Area will be developed in conjunction with th'e two parcels (024- 1105 -5292 and 024 -1105 -5294) to the north of 54908 Ivy Road. As such this analysis will view the development holistically. To west of the Development Area is the University of Norte Dame, to the east is medium - density residential (Jameson & Turtle Creek), to the north is single- family residential, and to the south is commercial property. The Development Area is located off of a cul -de -sac known as Ivy Court, along the alignment of the former Ivy Road, which connects to the recently constructed portion of Twyckenham. The entrance to the Ivy Court Inn is located is off of this cul -de -sac. The surrounding area to the east of the University of Notre Dame has experienced relatively high levels of growth in the form of medium density residential condos and apartments, and is expected to continue until market demand is met. Given the surrounding land -uses and recent transportation enhancements, future rezoning to "MU" Mixed Used or "MF" Multi- Family are acceptable land -uses pending a site -plan that satisfies the Development Criteria found below. Please note, that this petition only regards the proposed annexation. A rezoning petition to another land -use will occur in the near future pending a favorable outcome of this petition, and the Annexation Area will be zoned "SF1" Single Family Residential until that time. Development Criteria The current development concept for the Annexation Area is a "MU" Mixed Use building with a 12,000 Square Feet retail component on the first floor and 10 residential units on the second floor. This form of development is unique to the immediate area, and City Plan notes that this form of development benefits the community. by: • Helping create a sense of place • Maximizing use of land by supporting sustainable land development • Maximizing use of existing public infrastructure City Plan also notes that Mixed Use development can encourage positive pedestrian activity. However, it is important to note that traditional cul -de -sacs are known for being an impediment to pedestrian activity by reducing connectivity. As such, in consideration of rezoning and annexation it is required that the developers give very careful consideration to vehicular access and circulation as well as pedestrian movement within the annexation area.