Adopting Fiscal Plan to an Annexation Area in Portage Township Mayflower-Western

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