Text of a report entitled "The Comprehensive Plan of Allen County, Indiana", bearing a publication date of May, 1976, prepared by the Allen County Plan Commission, as adopted by the Board of Commissioners of Allen County, Indiana, except for the following described modifications thereof:
(a) The Primary Plan Features segment of the plan (pp. 33-37) shall be amended to include the Urban Service Area concept as currently set forth in Fort Wayne’s Comprehensive Plan. The following definition of the Urban Service Area should include:
Urban Service Area - that portion of Allen County, with the exception of the several existing small towns, intended to contain all non-agricultural land uses. This area is characterized by the availability of those public services necessary to support residential, commercial, and industrial development.
(b) The following policy statements shall be added to the "Industrial Land Use" section (p. 56) of the Comprehensive Plan:
General industrial development desiring to locate in the southwest portion of the community should be guided to sites in the immediate vicinity of Baer Field, rather than in areas west of the airport along the Lafayette Center Road/Indianapolis Road corridor and surrounding the General Motors site.
Non-agricultural development surrounding the General Motors site should be limited only to those areas immediately west and south of the plant, which, are within the Urban Service Area. Such development should be of an industrial 3-r industrially related service use and must enhance the site design standards established by the General Motors project. While local government will not initiate rezoning petitions for real estate in these adjacent areas from the current agricultural classification, favorable consideration may be given to rezoning petitions seeking an industrial category if the request represents either of two (2) circumstances:
(1) The project has a direct relationship to the General Motors plant and that its location in such close proximity offers identifiable benefits in the community's interest. No minimum or maximum acreage requirement is necessary in this instance.
(2) The project represents an immediate and undivided use of ten or more acres by one industry with a development plan proposing site design features that will complement the site screening and access standards established for the area. In this instance, no direct relationship to the General Motors project is necessary.
Rezoning petitions for real estate without an identified occupancy are not encouraged in the areas immediately south and west of the General Motors site. In instances where the General Motors facility has created an undue hardship on the continued residential use of property immediately surrounding the plant site, the Board of Zoning Appeals may, pursuant to IC 36-7-4-918.4, give favorable consideration to use variance petitions for land uses of a non-retail nature.
All proposals for development of the Urban Service Area south and west of the General Motors plant must provide for site plan review by the Plan Commission utilizing this review and approval process, the Commission, in coordination with local transportation officials, shall: 1) limit the points of access along Lafayette Center Road between Zubrick and Aboite Roads; and 2) discourage the construction of direct industrial access to Aboite Road.
(c) In order to include the recommendation that commercial development is not, at this time appropriate at interchanges along I-69 and the Southeast Bypass in Lafayette and Pleasant Townships, the following statements shall be added to the "Commercial Land Use" section of the Comprehensive Plan (pp. 52-56):
Until such time as the Southeast Bypass is substantially completed rezoning petitions to a commercial classification will not be favorably considered in areas surrounding the I-69/Lower Huntington Road interchanges, nor at interchanges along the Southeast Bypass from Lafayette Center Road to and including SR 1. This policy, as it applies to highway-oriented uses, will be reviewed after the Southeast Bypass is substantially completed.
Any land use changes in the vicinity of the Lafayette Central Elementary School must be compatible with the continued operation of that facility. Land uses which greatly increase traffic flow adjacent to the school site or which act as attractive nuisances jeopardizing the safety of school children and, therefore, which would be disruptive of the school environment, should not be permitted.
Additional commercial development serving local needs may be appropriate in the vicinity of the Indianapolis Road/Winter Road intersection (Nine-Mile) if compatible with existing land uses.
(d) The following policy statement shall be added to the "Agricultural Land Use" section of the Comprehensive Plan (p. 48):
Development within the Indianapolis Road/Lafayette Center Road corridor should not disrupt the existing agricultural atmosphere now present in that portion of the community.
(e) The following addition shall be made to the Implementation/Industrial District Revisions section (p.110-111) of the Comprehensive Plan:
The Allen County Zoning Ordinance should be amended to include a new "large-acreage industrial user" throughout the Commission's jurisdiction. The new district regulations should be designed to accommodate a major industrial project representing a single user requiring a site of eighty (80) acres or larger. This classification should incorporate features to ensure quality site design and to minimize impacts upon surrounding real estate.
(f) The "Industrial Land Use" section of the Comprehensive Plan (p. 56) shall be modified to add the following policy:
Industrial prospects for which the "large-acreage industrial uses" zoning classification is applicable shall be strongly encouraged to locate within the Urban Service Area. Rezoning of property to this classification should occur only in locations where it can be demonstrated that adequate public infrastructure is in place, or committed to be in place, to support the proposed development. The proposed project must represent substantial capital investment and job creation benefits. Specifications for this district are to be contained in the applicable section of the Zoning Ordinance.
(g) In order to encourage land uses surrounding Baer Field which are compatible with the airport operations and to support the anticipated growth in those operations, the "Industrial Land Use" section of the Comprehensive Plan (p. 56) shall be modified to include the following statement:
Aggressive steps should be undertaken by local government to encourage quality industrial development in the immediate vicinity of Baer Field. Primary emphasis should be given to assisting the private sector in providing a variety of sites targeted to the needs of small and medium-sized industries.
(1) To maintain a quality industrial atmosphere, the private sector will be encouraged to place industrially zoned acreage located north, east, and west of Baer Field into planned industrial parks. Conversely, scattered, single-site "metes and bounds" development should be discouraged as it often leads to an uncoordinated and inefficient use of land and public facilities. Such scattered developments are often not required to adhere to restrictive covenants designed to maintain a quality appearance.
(2) The Commission should reclassify selected areas of general industrially zoned land surrounding Baer Field into a planned industrial district. This action would subsequently allow Plan Commission review of development plans prior to industrial construction. This review process fosters improved site development by providing a method to ensure adequate buffering, access control, on-site storm water retention and coordination in the provision of utilities. It may be especially important for enhancing compatibility between existing rural residential development and new industrial uses. Additionally, it encourages long-range planning for the use of entire parcels of real estate and discourages uncoordinated, piecemeal development.
(3) The full range of available economic development incentives should be utilized to encourage quality, well-planned industrial development on appropriately zoned sites surrounding Baer Field. These incentives should also be used as a tool to promote quality site design and location decisions that are consistent with acceptable land use practices.
(h) To support the general policy of encouraging industrial development around Baer Field, the following language shall be added to the Thoroughfare Plan section of the Comprehensive Plan (pp. 85-92):
Highway accessibility to both the Baer Field and to surrounding industrial sites should be improved by implementing several projects.
(1) Access from I-69 to the Baer Field area should be improved by construction of an arterial highway connecting the I-69/Lower Huntington Road interchange with the Dalman Road. The Allen County Plan Commission recommends to the Urban Transportation Advisory Board that improved access from the new Lower Huntington Road/I-69 interchange to Baer Field be included in the update of the Year 2000 Transportation Plan. The specific location of this connection should be determined by a corridor study, which is beyond the scope of this plan. However, the appropriate transportation planning agencies are urged to initiate such a study at the earliest possible date. Inasmuch as the majority of this corridor is beyond the Urban Service Area boundary, the arterial road should serve as a transportation link only and not as an industrial or commercial corridor. Therefore, public utilities should not be extended westward beyond the Robinson Creek watershed parallel to any future roadway. This policy is in support of and complements similar policy established by the Fort Wayne Board of Public Works and Safety.
(2) If the Ardmore Corridor concept is to remain in the Year 2000 Transportation Plan, immediate steps should be taken by the City of Fort Wayne to ensure that right of way is reserved between Lower Huntington and Dalman Roads for its eventual construction.
(3) At least one highway grade separation at the Norfolk Southern rail line immediately east of Baer Field should be constructed to improve accessibility to the airport from the east. Since the ultimate location of the Baer Field terminal will play a major role in selecting the proper site for such a grade separation, detailed engineering should not be undertaken until the Airport Master Plan is updated and adopted.
(i) In support of the general policy encouraging industrial development around Baer Field, the Community Facilities Plan segment of the Comprehensive Plan (pp. 65-84) shall be amended by the addition of the following statements:
Continued efforts should be made by local government to ensure that a full range of public facilities is available to support industrial development around Baer Field.
Fire protection facilities should be planned so that the needs of the airport and the adjacent industrial areas can be met in an orderly, coordinated manner. Fire protection should be upgraded to a level appropriate for the intensity of industrial development existing and anticipated surrounding Baer Field.
Improvements to the Harbor Ditch interceptor sanitary sewer between the Baer Field Thruway and Winters Road should be made at such time as a major industrial development is proposed in that portion of the Urban Service Area south and east of Baer Field. Construction of the interceptor prior to such demand does not represent a cost-effective expenditure in comparison with other public facility needs in the community.
(j) Including the following statements shall additionally modify the "Industrial Land Use" section of the Comprehensive Plan (p. 56):
The Fort Wayne/Allen County Airport Authority, the Allen County Plan Commission, and the Fort Wayne City Plan Commission should jointly take steps to minimize the potential for land use conflicts around Baer Field.
Residential development should be discouraged in areas adversely affected by airport noise. Aircraft operations inherently create a substantial level of noise in areas surrounding an airport. Certain activities and land uses, such as industries, suffer only minimal adverse impact from this noise, while other uses, particularly outdoor and residential activities may suffer serious interference from aircraft operations. If residential development occurs in these noise-sensitive areas surrounding Baer Field, pressure may be placed on the airport to limit aircraft operations in an effort to reduce their adverse impacts.
The immediate area currently has few residential developments in noise-impact areas and additional residential development should be discouraged to minimize potential conflicts.
(k) The implementation section of the Comprehensive Plan (pp. 101-124) shall include the following statement:
The Allen County Plan Commission should initiate rezoning of real estate west of Baer Field, between Smith and Coverdale Roads, from the current residential classification to a district more compatible with airport operations. Given the large amount of existing industrially-zoned land already available in the immediate vicinity of Baer Field, the extension of general industrial zoning beyond the half-section line between Smith and Coverdale Roads may not be appropriate at this time.
Consideration should be given to the merits of establishing special height limitations on new development in the vicinity of Baer Field either by the Airport Authority, per its enabling legislation, or incorporated into the applicable sections of the Allen County Zoning Ordinance. Either measure would assist in preserving runway approach and clear zones from obstructions, which would limit airport operations. To be effective, these regulations must be coordinated with the purchase of easements and real estate by the Airport Authority to prohibit the encroachment of development in runway approaches.
The Fort Wayne/Allen County Airport Authority is strongly urged to prepare an updated Master Plan for Baer Field as soon as possible. Several critical land use issues in the vicinity of Baer Field depend upon the content of a revised airport master plan. The manner in which airport improvements, such as the expansion or relocation of the terminal building, the location of a Foreign Trade Zone, the long-term need for parallel runways, and the scope of a land acquisition program are addressed will have an impact on nearby development trends. Given the physical interrelationship between Baer Field and its surrounding environment, close coordination between the two (2) plan commissions and the Airport Authority is essential during the revision of the master plan.
The Fort Wayne/Allen County Airport Authority should implement a land acquisition program aimed at purchasing real estate which may be needed for future expansion of Baer Field as well as such additional parcels which may be necessary to adequately protect the airport from encroachment by non-compatible uses.
(1) The "Sensitive Land Areas" segment of the Comprehensive Plan should be modified to include the following:
The Fogwell Forest Nature Preserve, located in Sections 1 and 2 of Lafayette Township, represents a sensitive land area in the southwest portion of our community. Public and private sector development plans in the immediate area should afford special attention to this natural resource, particularly with regard to highway improvements.
A map entitled "1990 Transportation Plan" for Allen County, Indiana, except for the following described modifications thereof:
(a) The following named roads, or portions thereof, shall be designated as Collectors, with proposed sixty (60) foot rights-of-way:
(1) West Hamilton Road - from its intersection with U.S. 24 northerly to its intersection with Bass Road;
(2) Cedar Canyon Road - from its intersection with State Road 3 extending eastward to its intersection with Vandolah Road;
(3) Vandolah Road - from its intersection with Auburn Road and Cedar Canyon Road easterly to its intersection with Tonkel Road;
(4) Auburn Road - from its intersection with Gump Road extending northerly to its intersection with Cedar Canyon Road and Vandolah Road;
(5) Scipio Road - from its intersection with Notestine Road northwesterly to its intersection with State Road 37;
(6) Davis Road - from its intersection with Cuba Road northwesterly to its intersection with Leo Road;
(7) Felger Road - from its intersection with Cook Road and extending northerly to its intersection with Fisher Road;
(8) Miller Road - from its intersection with Madden Road and extending easterly to its intersection with Wesley Chapel Road;
(9) Spencerville Road - from its intersection with Antwerp Road and extending northeasterly to its intersection with Springfield Center Road.
(b) The following named roads, or portions thereof, originally designated on said map as Collectors, shall, be re-designated as local streets:
(1) Hosler Road - from a point one-thousand-three-hundred-twenty (1320) feet west of its intersection with Amstutz Road to the State Road 1 (Leo Road);
(2) Antwerp Road - from a point one-thousand-six-hundred-eighty (1680) feet west of its intersection with the Trammel Road to the North quarter corner of Section 33, Springfield Township;
(3) Franke Road - from its intersection with the Conrail railroad tracks to the Maples Road;
(4) Hoagland Road - from a point two-thousand-six-hundred-forty (2640) feet west of its intersection with Minnich Road to the Emenhiser Road;
(5) Hoagland-Yoder Road - from the bridge at the St. Mary’s River to its intersection with the Lutz Road;
(6) Winchester Road - from its intersection with South Anthony Extended southeasterly to its intersection with the South section line of Section 29 of Marion Township;
(7) Yoder Road - from a point one-thousand-three-hundred-twenty (1320) feet west of Bluffton Road to the Harber Road;
(8) Aboite Road - from its intersection with the Powell Road to the Little River;
(9) Arcola Road - from its intersection with Felger Road to the Conrail railroad tracks;
(10) Eme Road - from its intersection with the Yellow River Road south to the east/west center section line of Section 33, Lake Township.
(c) The following named roads, or portions thereof, originally designated on said map as Major Arterials or Minor Arterials, shall be redesignated as local streets:
(1) Leo Road (State Road 1) - from its intersection with the east/west center section line of Section 15, Cedar Creek Township south to the Cedar Creek Bridge;
(2) Leo-Grabill Road - from its intersection with the Leo Road (State Road 1) to its intersection with the Schwartz Road;
(3) State Road 37 - from its intersection with Repp Road to the Drisbach Ditch;
(4) Dawkins Road - from its intersection with Main Street to the State Line Road;
(5) Minnich Road - from its intersection with the east quarter corner of Section 24, Marion Township to a point six-hundred (600) feet south of the Hoagland Road;
(6) Indianapolis Road - from its intersection with the Feichner Road to the South County Line Road.
A plan to require private construction and maintenance of frontage roads at certain locations, based upon the following requirements.
(a) The purpose of the frontage road plan is to achieve a reduction in traffic conflicts and congestion and enhance traffic safety by limiting the number of access points onto major streets from adjacent real estate.
(b) On real estate located adjacent to the streets, roads and highways described in subparagraph (b), there shall be constructed frontage roads, appropriate permanent accesses to frontage roads from public right-of-way, and necessary right-of-way improvements, in order to achieve the purpose stated in Subsection (1).
(c) An owner of real estate shall construct, at the owner's expense, such frontage road, permanent access and the Allen County Plan Commission may require right-of-way improvements.
(d) The frontage roads and permanent accesses to them shall be privately maintained by the owner of the property on which a frontage road or access is located, except for such portion of a permanent access which the Allen County Highway Department agrees to maintain.
(e) The Allen County Plan Commission shall be authorized to do the following:
(1) Adopt written plans describing the specific areas where frontage roads will be located, and the manner and timing of their construction.
(2) Designate documentation necessary to implement the frontage road plan.
(3) Designate the specifications for construction of frontage roads, permanent accesses and right-of-way improvements.
(4) Adopt such rules, as it may deem necessary to implement the frontage road plan as stated in this Comprehensive Plan.
(5) Impose construction of a frontage road, permanent access and right-of-way improvements as a condition of the issuance of an improvement location permit or a certificate of occupancy, unless the Allen County Plan Commission permits the owner to make a written commitment for such installation at a later time.
(6) Require an access to a public right-of-way from real estate upon which a frontage road is located, to remain only temporarily, and to be removed or closed at such time as connection to a permanent access is possible.
(7) Enforce a violation or breach of an obligation to construct or maintain a frontage road or permanent access, construct right-of-way improvements, or remove a temporary access, which might be required under this Comprehensive Plan, a frontage road plan, a rule of the Allen County Plan Commission, or any other related commitment or document. The remedies available for such enforcement proceedings shall include any legal or equitable remedies available, including injunctive relief and recovery of attorney fees, costs and expenses incurred in connection with such proceedings.
(f) The Allen County Plan Commission shall be authorized to require frontage roads to be constructed along the following streets and highways:
(1) Southeast/Northeast Bypass - from its intersection with Lafayette Center Road to its intersection with I-69.
(2) Coldwater Road - from its intersection with Cook Road to its intersection with Dupont Road.
(3) Cook Road - from its intersection with Auburn Road to its intersection with Dupont Road.
(4) Cook Road - from its intersection with Lima Road to the City Limits.
(5) Dalman Road (ext.) - from its intersection with Baer Road (Indianapolis Road) to its intersection with I-69.
(6) Dupont Road - from its intersection with Lima Road to its intersection with Tonkel Road.
(7) Goshen Road - from its intersection with US 30 West to its intersection with Cook Road.
(8) Illinois Road - from its intersection with I-69 to its intersection with County Line.
(9) Lafayette Center Road - from its intersection with Feighner Road to its intersection with Indianapolis Road.
(10) Leo Road - from its intersection with Auburn Road to its intersection with Dupont Road and Tonkel Road.
(11) Lima Road - from its intersection with Cook Road to its intersection with Old Route 3 in Huntertown.
(12) Marion Center Road - from its intersection with Wayne Trace to its intersection with Monroeville Road.
(13) Maplecrest Road - from its intersection with St. Joe Center Road to its intersection with St. Joe Road.
(14) Mayhew Road - from its intersection with St. Joe Road to its intersection with Leo Road.
(15) St. Joe Center Road - from its intersection with Wheelock Road to its intersection with Schwartz Road.
(16) St. Joe Road - from its intersection with Rothman Road to its intersection with Flutter Road.
(17) Schwartz Road - from its intersection with St. Joe Center Road to a half mile north of the Bypass.
(18) Selma Drive relocated - from its intersection with Minnich Road to its northern terminus.
(19) St. Road 37 - from its intersection with Maplecrest Road to its intersection with Coliseum Boulevard.
(20) Stellhorn Road - from its intersection with Maplecrest Road to its intersection with the Norfolk Southern Railroad and Doty Road.
(21) Tillman Road - from its intersection with Hartzell Road to its intersection with Minnich Road.
(22) US 24 East - from its intersection with Green Road to its intersection with Doyle Road.
(23) US 24 West - from its intersection with Liberty Mills Road to the County Line.
(24) Wallen Road - from its intersection with Wallen Road to its intersection with Coldwater Road.
(25) Winchester Road - from its intersection with Pleasant Center Road to its intersection with Dodane Road.
(26) All present and future arterials not named in subparagraph (f).
(27) Expressways, other limited access highways and their interchanges.
(28) Any other street or highway, which the Allen County Plan Commission reasonably deems it necessary or desirable in the development of real estate, to achieve the purpose, stated in subparagraph (a).
(g) In designating areas for the location of frontage roads, the Allen County Plan Commission shall be guided by recommendations of the Urban Transportation Advisory Board, or its successor.
