10-27-08 Common Council Minutes - Laserfiche WebLink

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REGULAR MEETING OCTOBER 27, 2008 and 024-1105-5294) to the north of 54908 Ivy Road. As such this analysis will view the development holistically. To west of the Development Area is the University of Norte Dame, to the east is medium-density residential (Jameson & Turtle Creek), to the north is single-family residential, and to the south is commercial property. The Development Area is located off of a cul-de-sac known as Ivy Court, along the alignment of the former Ivy Road, which connects to the recently constructed portion of Twyckenham. The entrance to the Ivy Court Inn is located is off of this cul-de-sac. The surrounding area to the east of the University of Notre Dame has experienced relatively high levels of growth in the form of medium density residential condos and apartments, and is expected to continue until market demand is met. Given the surrounding land-uses and recent transportation enhancements, future rezoning to “MU” Mixed Used or “MF” Multi- Family are acceptable land-uses pending a site-plan that satisfies the Development Criteria found below. Please note, that this petition only regards the proposed annexation. A rezoning petition to another land-use will occur in the near future pending a favorable outcome of this petition, and the Annexation Area will be zoned “SF1” Single Family Residential until that time. The current development concept for the Annexation Area is a “MU” Mixed Use building with a 12,000 Square Feet retail component on the first floor and 10 residential units on the second floor. This form of development is unique to the immediate area, and City Plan notes that this form of development benefits the community by: ? Helping create a sense of place ? Maximizing use of land by supporting sustainable land development ? Maximizing use of existing public infrastructure City Plan also notes that Mixed Use development can encourage positive pedestrian activity. However, it is important to note that traditional cul-de-sacs are known for being an impediment to pedestrian activity by reducing connectivity. As such, in consideration of rezoning and annexation it is required that the developers give very careful consideration to vehicular access and circulation as well as pedestrian movement within the annexation area. Sidewalks adjacent to the development will be required. 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. If feasible, residential parking areas shall be located in the rear of the building to minimize the size of the parking lot in front and make more desirable front set-backs feasible. If the “MU” Mixed Use development concept is not pursued in favor of “MF” Multi-Family development the parking area shall be located to the rear of the building to the greatest possible extent in order to minimize the view of the parking area from Twyckenham and make more desirable front set-backs possible. 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. Essential city services can be made available to the residents (and territory) of the Annexation Area in a timely and comparable fashion per the requirements of State law and this fiscal plan. The City is financially able to support city services to the territory sought to be annexed. Required improvements made by the petitioner and/or owner of the parcels must be made in accordance with the standards of the City of South Bend. Required improvements made by the City will be completed within the time frames provide by State law and this fiscal plan. All figures are estimates. Final cost of capital expenditures, if any, will not be determined until bids are publicly solicited, contracts are awarded and projects are closed out. Property tax revenue and land assessment estimates are based on a combination of: 2007 payable 2008 tax rates, taxes paid in previous years by a comparable development, estimates of units built, estimates of unit values and land assessments, and tax abatements or adjustments, if any. Property tax revenues based upon full implementation of HEA 1001. Department expenditures and revenues are derived from the City of South Bend Budget. The estimated costs to provide services, noted in Section III, Municipal Services, is a City-wide average based on a particular budget year. In the case of the proposed development in the Annexation Area, some of these services will not be required or possibly requested for many years. Hence, the cost of providing services over the first five should be evaluated with this in mind. 14