Fiscal Plan for Stadium Villiage Annexation Area in Clay Township

Home Browse Search

Stadium Village Ann ration Area !0 An auto repair shop is located on the northeast corner of Vaness and Willis. To the north are located single-family residential properties. One townhouse/condominium-style project is located several hundred feet to the north and is zoned R-2 in unincorporated St. Joseph County. The Annexation Area is located between ahigh-density area in the City, and a low density unincorporated area. There is a high density residential development located just north of the Annexation Area, between Burdette and Willis. 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 23. With the completion of the re-alignment of Ivy Road, the pedestrian and vehicular traffic can be expected to increase in this area. 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. Intersection roadway improvements as well as modifications to the City's water and sewer network «~ill be required to accommodate the development. It is anticipated that Vaness Street will require safety improvements through widening and traffic calming enhancements. The plans that have been unveiled represent a distinctively designed 3-story, 60 unit condominium- hotel and fourteen, middle to upper income single-family attached condominiums. The condo-hotel building is pedestrian oriented and does not include a retail component. The single-family condominiums to the west of the hotel-condo contain rivo floors and are oriented to a central parking lot of thirty-rivo spaces 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 Ciry Platt Land Use Map notes that the area beriveen Willis and Ivy Road should be used for medium density residential development. Given the surrounding zoning and development patterns, the proposed "MU" and "MFl"zoning classification request is appropriate for the annexation area. However, more detailed land use planning is needed for areas to the north of Vaness Street to ensure that future development occurs in an appropriate fashion. Development Criteria If possible, the site should include open space that could be linked in the future to other areas nearby as part of a larger open space nerivork. It should also be required that neo-traditional building/site design elements be included in terms of context, setback, orientation, spacing, style, massing, height, entry, fenestration, materials, accessory buildings, landscape buffering and lighting that achieve development and design of the highest possible quality. It is required that the annexation area integrate harmoniously with the surrounding residential areas.