11-10-14 Council Agenda & Packet

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Staff Reoort 9/5/2014 vacant commercial property to the south was annexed and rezoned in 2007. The bank at the southeast corner of Douglas and State Road 23 was rezoned in 2009. There have been several zonings to OB: Office Buffer District along State Road 23 between Douglas and the Toll Road over the past 10 years. Traffic and Transportation Considerations: State Road 23 is a 4 lane road with a center turning lane. Utilities: The site will be served by municipal water and sewer. Agency Comments: The Department of Community Investment notes rezoning to office is consistent with the general character of the area and would provide a logical transition from the commercial and office uses to the residential uses. The property meets the requirements for annexation, being 25% contiguous to existing City limits. They also commented on additional landscaping, the width and placement of the driveway, and relocating the building in an effort to place the parking at the original 15' setback. The Health Department has no comment since it is connecting to utilities. The City Engineer identifies the nearest sanitary sewer being located in Douglas Road. It is the developer's financial responsibility to make the connection to a public sewer. A drainage plan is required. No public storm sewer is available to the site. The developer will be required to create an erosion control plan and obtain a permit. INDOT has approved the design of the driveway but are still considering placement. Commitments: The petitioner is not proposing any written commitments. Criteria to be considered in reviewing rezoning requests, per IC 36 -7 -4 -603: 1. Comprehensive Plan: Policy Plan: The petition is consistent with the Comprehensive Plan for South Bend and St. Joseph County (April 2002) Goal 2: Objective B: Locate employment uses in such a manner that conflicts with the residential land uses are minimized. Land Use Plan: The future land use map makes no specific recommendation for State Road 23 between Ironwood Drive and the Indiana Toll Road. Plan Implementation /Other Plans: The future land use map in City Plan, South Bend Comprehensive Plan (November 2006) identifies areas not in the City at that time as low density residential. Since that plan, the three parcels to the south have been annexed and rezoned to CB Community Business District. 2. Current Conditions and Character: The intersection of Douglas and State Road 23 has a range of uses in the City of South Bend and unincorporated St. Joseph County. APC 4 2716 -14 Page 2 of 3