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Staff Report 9/4/2015 <br /> Utilities: <br /> This site is served by municipal sewer and water. <br /> Agency Comments: <br /> The County Surveyor offers a favorable recommendation. City Engineering offers a <br /> favorable recommendation, subject to the following conditions: <br /> 1) The vacation of the alley as shown on the preliminary site plan, along with the <br /> following two conditions: a) dedication of an easement at the southeast corner of the <br /> building to accomplish turns by long utility trucks; and b) closure of the existing <br /> Mishawaka Avenue alley approach with curb and sidewalk; <br /> 2) Renewing the pavement in the east-west alley south of the building and the two alleys <br /> leading to Nursery Court(since they will be the primary access to the loading area); <br /> 3) Providing a drainage plan for the site, which retains surface water on site, including <br /> roof drainage. Any roof drains currently connected to sanitary sewer shall be disconnected; <br /> 4) Upgrading the sewer lateral(s) serving the building to the size and standard needed for <br /> veterinary use; and <br /> 5) Provide details for ADA compliant sidewalk at the driveway approach crossing on <br /> Mishawaka Avenue. <br /> Commitments: <br /> The petitioner is not proposing any written commitments. <br /> Criteria to be considered in reviewing rezoning requests,per IC 36-7-4-603: <br /> 1. Comprehensive Plan: <br /> Policy Plan: <br /> This rezoning petition is consistent with City Plan, South Bend Comprehensive Plan <br /> (November 2006): Policy LU 2.2: Pursue a mix of land uses along major corridors and <br /> other locations identified on the future land use map, and Policy ED 1.2: Encourage reuse <br /> of abandoned and underutilized land and structures. <br /> Land Use Plan: <br /> The future land use map identifies this area as mixed use. <br /> Plan Implementation/Other Plans: <br /> There are no other plans in effect for this area. <br /> 2. Current Conditions and Character: <br /> Mishawaka Avenue has a mix of residential and commercial uses. This portion of the <br /> commercial corridor is primarily mixed use with LB Local Business District at the <br /> intersection of Mishawaka and 30th Street. <br /> 3. Most Desirable Use: <br /> The most desirable use for this site is one that is consistent with the mixed use nature of <br /> Mishawaka Avenue. <br /> 4. Conservation of Property Values: <br /> Due to the established commercial nature of the area, surrounding property values should <br /> not be adversely affected. <br /> APC # 2750-15 Page 2 of 3 <br />