Bill 16-36 Adopting a Written Fiscal Plan and Establishing a Policy for the Provision of Services to an Annexation Area in Portage Township (Cataldo Annexation Area)

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Cataldo Annexation Area 11 SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA This proposed annexation will add one single - family house on a large wooded lot to the City of South Bend. The petitioner plans to develop the parcel for commercial uses. The Annexation Area is presently zoned "A" Agricultural District in unincorporated St. Joseph County. A tilled farm field zoned "A" Agricultural District in unincorporated St. Joseph County is located to the north. To the east is a single - family house zoned "A" Agricultural District in unincorporated St. Joseph County. To the south, across State Road 23, is vacant land zoned "SF -1" Single Family and Two Family District in the City of South Bend. To the west is a storage facility zoned "C" Commercial District and tied to a final site development plan in unincorporated St. Joseph County. The Annexation Area is located on Prairie Avenue (State Road 23), northeast of the interchange with the St. Joseph Valley Parkway. The surrounding area has a mix of single - family residential, multifamily residential, industrial, and agricultural uses. The petitioner's proposed development may serve and be in keeping with the commercial and residential development proposed by the Pokagon Band of Potawatomi Indians for land south of the Annexation Area. The petitioner's preliminary site development plan shows a gas station with a convenience store of 2,475 square feet, six other commercial buildings of varying sizes, and parking areas totaling 402 spaces. The overall project would have three driveway approaches to Prairie Avenue. As the site develops, the petitioner should seek to limit parking to what is necessary for business operations. Parking should be shared among the commercial uses proposed. The petitioner should add a 10- foot -wide sidewalk along Prairie Avenue as part of site development, and complete streets principles concerning bicycle and pedestrian connectivity should be exercised in the site's internal layout. To the extent possible, mature trees and other natural features of the Annexation Area should be retained, especially along the site's perimeter. Any improvements or future changes must meet the City's applicable building, zoning, and subdivision ordinances.