Fiscal Plan for Stadium Place Annexation Area Clay Township

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Stadium Village Annecation 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 P/an, 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 P/an 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. Please note that this development includes land (1. 83 acres) already within the jurisdiction of the City of South Bend, and the total site (including the proposed annexation area) is 2.78 acres. Land Use-Transportation Analysis The parcel directly north of the site is a vacant lot zoned "R" Residential in unincorporated St. Joseph County. Two parcels to the north is the site of the large scale condo development of Irish Crossings in unincorporated St. Joseph County. Properties to the east, on the west side of Willis Street, are zoned "R" Residential in the County. The parcels to the south were incorporated into the City of South Send through the Stadium Village Annexation Area. These parcels are part of the rezoning in question and two buildings are currently under construction. Nearby, an auto repair shop is located on the northeast corner of Vaness and Willis and the Turtle Creek apartment complex is on the south side of Vaness. The Annexation Area is located between ahigh-density area in the City, and a low density unincorporated area which is becoming more urban in character. Vaness Street is a direct pedestrian and vehicle connection between the University of Notre Dame campus and the existing, high density uses along the south side of Vaness and State Road Z3. With the completion of there-alignment of Ivy Road, the pedestrian and vehicular traffic can be expected to increase in this area. Futhermore, more medium-density residential development should be expected to continue given market-demand. Vaness Street has a varying right-of-way width of anywhere from 44' to 60'. Willis Avenue has a 60' right-of-way. The standard right-of-way width for City streets is 60'. Non-standard rights-of-way create challenges when improvements to the public infrastructure is required or needed. And as noted, Vaness is an increasingly busy pedestrian and vehicle corridor. Resultantly, daily traffic volume is anticipated to increase and vehicular patterns will be altered. Moreover, additional demands from the development will be placed on the City of South Bend's infrastructure. It is anticipated that Vaness Street will require safety improvements through widening and traffic calming enhancements in the future. The plans that have been unveiled represent three distinctively designed 3-story buildings totaling 90 units, with the land annexed through Stadium Village. This annexation will enable the construction of the third building with 24 units. The buildings set-backs and massing are appropriate for the area, and enclose an interior parking area from view. Due to the close proximity of the University of Notre Dame, it is anticipated that additional requests to build medium density residential and limited mixed-use development will occur in areas north of the annexation area. The City Plan Land Use Map notes that the area between