Fiscal Plan for Pulling & U.S. 31 Annexation Area in Centre Township

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Drake Annexation Area 10 Kern Road to the south of the annexation area serves as the vehicular access for new, residential. .growth occurring nearby. As part of the INDOT 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 the existing U.S. 31 to facilitate proper vehicular safety. The planned INDOT improvements will require the acquisition of the commercial businesses directly west-across U.S. 31-of the Annexation Area, and will require a portion of old U.S. 31 in front of the Annexation Area. As such, there should be consideration given to vehicular access to the Annexation Area. The current site-plan submitted by the petitioner calls for vehicular access to take place on Pulling Street, which may be problematic due to the narrow width of the street. However, future improvements by INDOT will alleviate these concerns and make Pulling Street access desirable. Please see the map provided on page 18 for a graphic illustration of the planned INDOT improvements. The plans that have been unveiled propose a single story structure for uses found under the Community Business zoning classification. The City Plan Land Use Map illustrates that the area between the 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 and north of Kern Road to ensure that future development occurs in a coordinated fashion. Development Criteria It should also be required 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. All screening, signage vehicular access shall conform to the .latest City of South Bend standards and ordinances. In consideration of pedestrian safety and proper vehicular movement, it is required as a condition of rezoning and annexation that the developers give very careful consideration to vehicular access and circulation as well as pedestrian movement for the developments within the annexation area. In this regard the annexation and rezoning is subject to the following condition: A traffic impact analysis of the proposed development and site plan to guide the determination of roadway modifications and intersection controls necessary and sufficient, at the developers' expense, to provide safe and orderly traffic movements. 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.