Fiscal Plan - Southfield Lake Annexation Area

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Southfield Lake Annexation Area 10 The plans that have been unveiled represent a unique mix of walking paths, forest preserve, and housing. The development is a continuation of Southfield Village directly to the north. Southfield Village contains an assisted living facility and a single family subdivision with traditional houses and villas in an inter-generational format. It is anticipated that additional medium density residential, commercial and mixed-use development will occur in areas directly to the east and south of the annexation area. Resultantly, daily traffic volume is anticipated to increase and vehicular patterns will be altered. Moreover, additional demands from the development will be placed on the City of South Bend's infrastructure. Intersection roadway improvements as well as modifications to the City's water and sewer network will be required to accommodate the development. It is anticipated that Miami Street will require safety improvements through widening and traffic calming enhancements. In consideration of pedestrian safety and proper vehicular movement, it should be required as a condition of 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. If possible, the site should include open space that could be linked in the future to other areas nearby as part of a larger open space network. 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. Conceptual plans unveiled to date, in fact, appear to satisfy most of the aforementioned requirements. The development is targeted to seniors and young professionals. Preliminary designs show clustered condominiums/villas with shared vehicular access. The proposed PUD zoning will allow the developer to utilize higher standards than those currently in place for traditional zoning classifications. PUD zoning will facilitate a more efficient use of land and a mix of land uses that will encourage walking. The proposed forest preserve and walking paths throughout the development also fulfill several Ciry Plan policies. The building materials, set-backs and other site elements and amenities for the proposed developments within the annexation area appear to honor neo-traditional design fundamentals. 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.