07-28-14 Council Agenda & Packet

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Deldora Annexation Area 10 SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA This proposed annexation will add vacant land to the City of South Bend. The Annexation Area is presently zoned "R" Single Family District in unincorporated St. Joseph County. Irish Hills Apartments, zoned "MF2" High- Density Multifamily District in the City is located to the north. To the east are two parcels zoned "R" Single Family District in the County. To the south is the St. Joseph Valley Parkway. To the west are single - family homes and a day care center, all zoned "R" Single Family District in the County. A planned unit development, potentially including a mix of commercial, office, and /or high - density residential uses as permitted in "LB" Local Business District, "CB" Community Business District, and "MF2" High- Density Multifamily District, is proposed. Select uses permitted in the "GB" General Business District would also be allowed. The Annexation Area is located at the east end of South Bend's Ireland Road commercial area and has proximity to the Ironwood Drive interchange with the St. Joseph Valley Parkway. As the land use to the east is expected to remain largely single - family residential, the more intense land uses should be.concentrated in the north and west portions of the Annexation Area. The petitioner's proposed land use plan shows land available for development among easements for a stream, overhead power lines, and a petroleum pipeline. The petitioner should use the flexibility offered by the planned unit development designation to create an attractive site of integrated land uses. To the extent possible, parking should be shared and the site's natural features preserved. The City will require that the current drainage ditch that runs through the site remain daylighted except at crossings to ensure proper water quality and capacity. The land use plan proposes vehicular access to the property at two points from Ireland Road. If additional right -of -way dedication along Ireland Road is ever required, the petitioner or its successors or assigns shall be responsible for all costs associated with moving any signs placed along Ireland Road to the required sign setback from the newly established right -of -way. Pedestrian and bicycle accommodations should be made within the site and along Ireland Road. Any improvements or future changes must meet the City's applicable building and zoning ordinances.