Page 78 - Valparaiso, IN U.S. 30 Corridor Plan

Adopted July 25, 2011

Getting the right project however is going to require much more than just rezoning. plan before starting the first phase. The master plan would include lot layout, grading,
Although the highway frontage may redevelop on its own, the interior portions circulation and stormwater management components. Each subsequent development
of the site pose serious challenges to integrated master-planned development. phase would also be subject to a thorough site plan review process. The developer would
Getting a quality project here will require a concerted effort by the city to facilitate be required to install all streets per City’s specs and dedicate them back to the City. The
the land assembly process, perhaps including getting City control over key most environmentally sensitive portions of the site should be set aside for permanent
properties (through direct purchase or option) or helping to organize cooperative open space.
rd
3 -party ownership such as through a land syndicate. It will also require the
City agreeing to make necessary investments in infrastructure (and perhaps site • Exercise of ETJ authority
engineering) to make the entire area more development-ready. • Pre-annexation agreement
• Design guidelines & covenants
Although such decisions should always be made carefully, the City’s purchase of • Rigorous site plan review
land in a targeted redevelopment area puts it in a much stronger position to get
the project it ultimately wants and to get it sooner. To the extent that the City does
control certain key pieces, it can have a more active role in developer solicitation
and selection, and can negotiate for an even higher quality of development than
is required under the zoning ordinance alone.

Public ownership also opens the door to grants for infrastructure and environmental
restoration that may not be available to private parties. Finally, public control
allows the City to push the plan forward at its own preferred pace thus allowing a
faster recapture of public investment through increased tax revenues.

General Redevelopment Steps

• Outreach to property owners
• Rezoning
• TIF districting
• Land assembly
• Grant procurement
• Site remediation
• Replatting
• Infrastructure upgrades
• Developer solicitation

Priority Planning Area: Western Gateway (Hayes-30)

As a greenfield site under consolidated ownership (and outside of current City
limits) this project warrants a much different approach than under the previous
scenario. It is essentially a new subdivision. Hence, the City’s most effective
strategy in getting a top quality master-planned development involves the standard
regulatory tools of zoning and subdivision regulations; a rigorous site plan review
process; and the application of consistent and predictable annexation policies.

Because the area is already served with some City services, the City should invoke
its ETJ authority and zone the site for mixed-use planned development. Any
hook-ups to City services should be made contingent upon official annexation to
the City and acquiescence to the PUD zoning designation. These terms should
be spelled out in a pre-annexation agreement triggered by a request for services.

Given the size of the site, it is expected that the project would be built in several
phases over several years and possibly involving multiple developers. The master
developer would be required to submit, and get approval for, the complete master

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