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REGULAR MEETINGNOVEMBER 14, 2005 <br />quadrant “A” will be accessed from Adams Road and Orange Road, the northeast <br />quadrant “D” will be accessed from Mayflower and Adams Road. The development will <br />contain pedestrian walkways and trails. The City of South Bend will provide the site <br />with municipal water and sanitary sewer. Each phase of the development will need to <br />meet City drainage and road improvement standards. The agency maps show a wetland <br />adjacent to Adams Road on the western edge of Quadrant “A” The Indiana Department <br />of Environmental Management will need to be contacted. The Comprehensive Plan, <br />Policy Plan Goal 2 - Objective C: Develop business areas to meet the retail and service <br />needs of the planning area. Policy iii. Where feasible, design future commercial sites for <br />convenient access and safety by encouraging limited signage, curb cuts and access <br />between adjacent development. Goal 3 - Objective C: Encourage new development to <br />take place in traditional neighborhood forms. Policy v: Residential developments should <br />be designed to include adequate open spaces in either private yards or common areas to <br />partially provide for residents’ open space and recreation needs. The proposed Planned <br />Unit Development supports both of these objectives. The Land Use Plan designates this <br />area as an Industrial Reserve Growth Area.The proposed research and development park <br />use does not conflict with the Comprehensive Plan. The areas to the north, east, and west <br />are rural residential in character. To the south there is residential, commercial, and <br />industrial development. The Land Use Plan designates areas to the west and east of the <br />development for residential growth. This master planned development with residential, <br />retail, business, and industrial uses will allow people to work, play, and shop near their <br />homes thereby increasing the quality of life. A Planned Unit Development is the most <br />desirable use. The residential landscape buffering should help to conserve the property <br />values. The surrounding property values may increase with the success of the Planned <br />Unit Development. It is responsible development and growth to locate a mixed use of <br />commercial and light industrial adjacent to the bypass. Encouraging a PUD development <br />will allow more integration between the different land uses than if they were developed in <br />piecemeal fashion. Based on information available prior to the public hearing, staff <br />recommends that the Area Plan commission send this to the Common Council with a <br />favorable recommendation with the condition that the Portage Prairie Residential Buffer <br />yard concept for the southeast quadrant “C” be used for the northwest quadrant “A” <br />adjacent to Adams Road west of Orange Road and the northeast quadrant “D” adjacent to <br />Mayflower Road. By annexing into the City of South Bend, the development area can be <br />served by municipal water and sanitary sewer. Encouraging this type of master planned <br />development will contribute to the vitality of the area and is responsible and healthy <br />growth. A Planned Unit Development will allow more integration between the different <br />land uses than if developed separately. A PUD development will impact the neighbors <br />less than if it is developed industrial as recommended by the Land Use Plan. The <br />residential landscape buffer will improve the development for the neighbors. <br />Mr. Frank Perri, Holladay Properties, 227 S. Main Street, South Bend, Indiana, made the <br />presentation for this bill. <br />Mr. Perri advised that requests the rezoning of approximately 170.56 acres, more <br />particularly described in Exhibit A attached hereto and incorporated herein by this <br />reference, to the PUD classification to provide for the development of a mixed-use <br />project consisting of light industrial, office, technology, entertainment retail, destination <br />retail, neighborhood retail, medical and residential uses. This rezoning is the Phase II <br />rezoning for the Waggoner’s Dairy Farm Inc., property, currently undergoing both <br />annexation and rezoning. Previous annexation has been adopted into ordinance by the <br />City of South Bend as Ordinance No. 9587-05. The Portage Prairie Planned Unit <br />Development (“Portage prairie”) is divided into four (4) major land use districts located <br />on each of the four (4) quadrants of the intersection of U.S. 31 and Adams Road. Certain <br />design elements will be utilized throughout Portage Prairie to connect the four (4) <br />quadrants, either physically or by way of aesthetics. It is acknowledged that the <br />Preliminary Plan filed with this PUD District Ordinance specifies land uses for real <br />estate, which is not subject to his initial rezoning for Portage Prairie. However, the <br />Preliminary Plan does provide a framework for which to review the land use pattern <br />proposed for the Portage Prairie in light of existing and proposed future land uses in <br />much the same was as a Comprehensive Plan identifies land use patterns for a community <br />as a whole. Petitioner anticipates filing for annexation and rezoning of those additional <br />parcels at a future date. When such annexation and rezoning request is filed, it will <br />8 <br /> <br />