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South Bend Chocolate Annexation Area 11 <br />SECTION IV. LAND USE ANALYSIS & DEVELOPMENT CRITERIA <br />This proposed annexation will add four properties containing commercial and residential <br />buildings and wooded land to the City of South Bend. The petitioner proposes to develop the <br />Annexation Area and adjoining parcels for commercial, industrial, and agricultural uses. The <br />Annexation Area is presently zoned "C" Commercial District and "M" Manufacturing Industrial <br />District in unincorporated St. Joseph County. A light industrial use zoned "M" Manufacturing <br />Industrial District and residential uses zoned "R" Single Family District, all in unincorporated <br />St. Joseph County, are located to the north across US 20. To the east and to the south are <br />agricultural and wooded parcels zoned "LI" Light Industrial District in the City. To the west are <br />mostly residential uses zoned °M" Manufacturing Industrial District and °R" Single Family <br />District in unincorporated St. Joseph County. <br />The Annexation Area is located just west of the Lincoinway West interchange with the St. <br />Joseph Valley Parkway. With its proximity to the St. Joseph Valley Parkway and the Indiana <br />Toll Road, the land may be attractive for light industrial, commercial, and other uses that <br />require high levels of accessibility. <br />The petitioner proposes the South Bend Chocolate Company project, a planned mixed -use <br />development of commercial, industrial, and agricultural uses on a large site that includes the <br />Annexation Area. The conceptual land use plan indicates that the Annexation Area itself may <br />include commercial and industrial uses such as a factory, museum, restaurant, retail, and gas <br />station. <br />As part of its site planning, the petitioner should preserve, to the extent possible, mature trees <br />and other natural features of the Annexation Area, especially along the project's perimeter. <br />Any improvements or future changes must meet the City's applicable building, zoning, and <br />subdivision ordinances, <br />