Page 26 - Valparaiso, IN SR 49 Corridor Plan

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Salt Creek N Campbell StreetN CR 350 EN CR 350 EN CR 350 E Meridian Road Map 2.1,
Meridian Road
Meridian Road
N Campbell Street
Meridian Road
Meridian Road
Meridian Road
N Campbell StreetN Campbell Street
N CR 350 E
N CR 350 E
N Campbell Street
Development Constraints
Lincolnway
Lincolnway
Lincolnway
Lincolnway
Lincolnway
Lincolnway
CR E 700 N
CR E 700 N
CR E 700 N
CR E 700 N
CR E 700 N
CR E 700 N
Calumet Avenue
Calumet Avenue
Calumet Avenue
Calumet Avenue
Calumet Avenue
Calumet Avenue
Development constraints impacting lands within the SR
49 corridor include severe soils (unsuitable for septic tank
E Division Road
E Division Road
E Division Road
E Division Road
E Division Road
E Division Road
absorption, thoroughfare loads, or building construction);
steep slopes, streams, water bodies, and wetlands; 100 year
floodplain; and developed properties. This map delineates each
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Evans Avenue
Evans Avenue
Evans Avenue
Evans Avenue
Evans Avenue
Evans Avenue
constraint (in color) to reveal the parcels that are uninhibited or
minimally impacted by such constraints and therefore are the
most desirable for new or future development sites. Valparaiso
49 soils are the prevailing constraint limiting ideal development
sites, however in some places soil constraints can be mitigated
by implementing special construction methods.
Bartz Road
Bartz Road
Bartz Road
Bartz Road
Bartz Road
Bartz Road Development Constraints
30 Coffee Creek
CR N 325 E
CR N 325 E E CR 400 N (Vale Park Road) CR E 500 N CR E 600 N Developed Land Severe Soils
CR N 325 E
CR N 325 E
CR N 325 E
CR N 325 E
Streams
Wetlands
Flood Zone (A) Flood Zone (AE)
CR E 500 N
CR E 500 N
CR E 500 N
CR E 500 N
CR E 500 N
CR E 600 N
CR E 600 N
CR E 600 N
CR E 600 N
CR E 600 N
2
N N CR N 450 E NOTE: Map is intended for referential use, elements are not to scale. Data used within
this map is the result of a collaborative effort between Porter County, the City of
Valparaiso, and Kendig Keast Collaborative.
CR E 400 N (Vale Park Road)
CR E 400 N (vale Park Road)
CR E 400 N (Vale Park Road)
CR E 400 N (Vale Park Road)
CR E 400 N (Vale Park Road)
CR E 400 N (Vale Park Road)
N CR 450 E
N CR 450 E
CR N 450 E
N CR 350 E
N CR 350 E
N CR 450 E
CR N 450 E
N CR 350 E
N CR 450 E
N CR 350 E
N CR 350 E
to development range from 12 to 18 percent and have moderate
permeability. Extensive earth moving is required for construction. Landscape and Community Character
Riddles loam is highly erosive and methods to remediate this
likelihood are necessary (i.e., structural retaining wall systems,
retaining vegetative cover, use of bioengineering techniques From the natural landscapes found around U.S. Highway 6 to the unplatted groupings of very large-lot residential properties. The style
for embankment stabilization, etc.). This soil also has severe automobile-oriented development associated with U.S. Highway 30, and arrangement of these large lots result in a separation of units,
limitations for local roads and streets because of extreme slopes, at its terminus, the SR 49 corridor provides a fairly even gradation creating a mostly rural setting while accommodating low density
which require extensive road cuts and strengthening of the base in landscape and community character, relative to density and built development. Although it is a fairly recent development, the large-lot,
material with sand and gravel to support vehicular traffic.
environment. St. Andre Drive subdivision just north of the intersection of CR E 600
Washtenaw silt loam is a nearly level, deep, very poorly drained N and CR N 400 E represents a countryside landscape character.
soil that is found in depressional areas on moraines, till plains, and Natural. The natural community character category applies to the
outwash plains. It is frequently ponded with surface runoff from least developed areas. Natural areas are generally large expanses of Suburban. The suburban character class represents the bridge
adjacent higher lying areas making it unsuitable for building sites. undisturbed open space, often publicly controlled, with environmentally between rural and urban areas; development within this category is Auto-Urban Residential
Washtenaw silt loam also has severe limitations for local roads sensitive features. Significant natural areas northeast of the City of designed to thoughtfully transition from the least dense natural and
and streets because of ponding and frost action. Implementing a Valparaiso include the Moraine Nature Preserve and the Valparaiso rural areas to the forms of development that are more dense and of
system of drainage ditches along roadways can help to lower the Lakes Area Conservancy District (VCLAD). greater intensity and scale. The residential development along Bartz
water table and reduce the frost action potential. Road represents a good example of suburban development.
Rural. The rural character category consists of lands that are sparsely
Soils-related development constraints are generally depicted on developed, with mainly agricultural and very low-density residential as Auto-Urban. Development patterns in the auto-urban category
Map 2.1, Development Constraints. the primary uses. This category provides its residents with the choice of are characterized by roads, driveways, and at-grade parking areas
seclusion within the countryside, and away from a suburban or urban that commonly exceed the area of the building(s) as a percent of
2.2 Land Use and Development setting. CR E 600 N, east of SR 49 is sparsely populated amidst large ground cover. The strip-commercial areas along the original highway
Patterns expanses of agriculture, and represents a landscape of rural character. entrances, described in the previous section, compose the most
visually significant “auto-urban commercial” areas in the City. The
As described within Section 1.5, Corridor Segmentation, the SR 49 Countryside. This category represents a transition between the rural Pine Creek Road subdivision is a good example of a residential area
corridor embodies the full spectrum of land uses and development and suburban character types and is formed by informal, usually that is auto-urban in character. Suburban Residential