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Adopting Fiscal Plan to an Annexation Area in Portage Township Mayflower-Western
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Adopting Fiscal Plan to an Annexation Area in Portage Township Mayflower-Western
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Last modified
10/6/2015 3:55:14 PM
Creation date
10/6/2015 3:55:07 PM
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City Council - City Clerk
City Council - Document Type
Resolutions
City Counci - Date
9/28/2015
Ord-Res Number
4497-15
Bill Number
15-85
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Mayflower-Western Annexation Area 11 <br /> SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA <br /> This proposed annexation will add to the City of South Bend all or parts of eleven parcels, <br /> comprised of a combination of commercial, residential, and vacant land. The petitioner plans <br /> to replat the property into a single lot for a proposed grocery store and the existing restaurant. <br /> The Annexation Area is presently zoned "R" Single Family District, "B" Business District, and <br /> "C" Commercial District in unincorporated St. Joseph County. A small commercial strip center <br /> zoned "C" Commercial District in unincorporated St. Joseph County is located to the north. <br /> Also to the north, across Western Avenue, is a church and school zoned "B" Business District <br /> and "R" Single Family District in the County. To the east of the Annexation Area are two <br /> businesses zoned "GB" General Business District and three houses zoned "SF1" Single Family <br /> and Two Family District, all in the City. To the south are a tavern and a house zoned "R" Single <br /> Family District in the County. To the west, across Hollywood Boulevard, are four houses zoned <br /> "R" Single Family District in the County. <br /> The Annexation Area is located at the southwest corner of Mayflower Road and Western <br /> Avenue. Both of these streets provide strong regional access and have interchanges on the <br /> St. Joseph Valley Parkway. With this accessible location, heavier commercial land uses are <br /> found in the area. Even though the proposed land use may be consistent with the general <br /> character of the area and its development trends, the petitioner should adequately screen its <br /> site from immediately adjoining residential areas, especially to the west. <br /> While maintaining the existing restaurant for the present time, the petitioner proposes the <br /> removal of the single-family houses and accessory structures to build a grocery store. The <br /> preliminary site plan shows the restaurant, a new grocery of 39,893 square feet and a parking <br /> area providing 361 spaces. The combined site will have driveway approaches from Mayflower <br /> Road, Western Avenue, and Hollywood Boulevard. <br /> The petitioner should give careful consideration to pedestrian, bicycle, and bus (as applicable) <br /> circulation, both internal to the site and connecting to nearby areas, as part of its site <br /> planning. Sidewalks should be provided along public streets. To the greatest extent possible, <br /> site planning and building design should be consistent with the goals of the West Side Main <br /> Streets Revitalization Plan for Western Avenue. <br /> Any improvements or future changes must meet the City's applicable building, zoning, and <br /> subdivision ordinances. <br />
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