Fiscal Plan for Shoemaker Annexation Area Centre Township, U.S. 31 South

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Shoemaker Annexation Area !0 Kern Road to the south of the annexation area serves as the vehicular access for new residential growth occurring nearby. As part of the IDOT project to relocate US 31 between Plymouth and South Bend, Kern Road is designated to serve as a diamond interchange point that will provide access to old U.S. 31. Grade separation is also planned at Main Street and existing U.S. 31 to facilitate proper vehicular safety. The planned INDOT improvements may impact access to the western portion of the annexation area. Eventually, intersection roadway improvements maybe required to accommodate the development and the increase in traffic generated by the development in conjunction with the U.S. 31 improvements. Modifications to the City's water and sewer network will be required to accommodate the development. It is anticipated that the Main Street and U.S. 31 intersection will require safety improvements through widening and traffic calming enhancements. The plans that have been unveiled propose cone-story, 4,784 square foot office retail building. The building is located near the east property line of the site and is oriented to the west. Sixteen parking spaces have been proposed in front of the. building. The City Plan Land Use Map illustrates that the area between Main Street, Southside Church, existing U.S. 31 and the new U.S. 31 alignment should support commercial uses. It is anticipated that with the planned improvement to U.S. 31 additional development will occur in this area over the next 10-20 years. Given the surrounding zoning and development patterns, the proposed "CB" zoning classification request is appropriate for the annexation area. However, more detailed land use planning is needed for areas to the south of Gilmer Road to ensure that future development occurs in a coordinated fashion. Development Criteria It is required as a condition of annexation 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 to the east. In consideration of pedestrian safety and proper vehicular movement, it is further required as a condition of rezoning and annexation that the developer give very careful consideration to vehicular access and circulation as well as pedestrian movement for the development within the annexation area. All screening, signage and vehicular access shall conform to the latest City of South Bend standards and ordinances. Building plans and other information to satisfy these requirements must be submitted by the developer to the City as part of the development review process. Failure to comply with all the conditions may result in the City's repeal of annexation.