HomeMy WebLinkAbout43-17 Updated Rezoning- 1237 & 1303 Ironwood LAWRENCE P. MAGLIOZZI
ENE(*U TI VF P ERFC TOR
Angela M. Smith
Unpoty o; .• ;on
AREA PLAN COMMISSION OF ST_ JOSEPH COUNTY, IN
227 W. JEFFERSON BLVD., ROOM 1140 COUNTY-CITY BUILDING, SOH I'll BFND, JINII g66 1 3412 S•9571
Ned in filer` Office
Wednesday, September 20, 2017
SEP 2 0 2017
The Honorable Council of the City of South Bend
4th Floor,County-City Building KAREEMAII FOWLER
South Bend,IN 46601 CITY CLERK,SOUTH BEND, IN
RE: A proposed ordinance of MAJCM,LLC to zone from SF1 Single Family&Two Family District to SF2
Single Family&Two Family District, property located at 1237& 1303 N. Ironwood Drive& 1304 N.
Rosemary Lane,City of South Bend-APC#2836-17.
Dear Council Members:
I hereby Certify that the above referenced ordinance of MAJCM,LLC was legally advertised on August 3,2017
and that the Area Plan Commission at its public hearing on September 19,2017 took the following action:
Upon a motion by Adam DeVon, being seconded by Oliver Davis and unanimously carried, a
proposed ordinance of MAJCM,LLC to zone from SF 1 Single Family&Two Family District to SF2
Single Family &Two Family District,property located at 1237 & 1303 N. Ironwood Drive& 1304 N.
Rosemary Lane,City of South Bend, is sent to the Common Council with a FAVORABLE
recommendation, Written Committment 1) properties adjacent to Ironwood and Rosemary shall have
front doors and entryways that interact with the public street and 2)the total number of homes on the
site shall not exceed 26.Rezoning the property to SF2 Single Family&Two Family District will
allow for infill housing on a large residential lot in which services are already available. The urban
residential lots will offer a variety of housing options compatible with the neighborhood.
The deliberations of the Area Plan Commission and points considered in arriving at the above decision are shown
in the minutes of the public hearing, and will be forwarded to you at a later date to be made a part of this report.
FTJY Lawren e P.Mag iozzi
Attachment
CC: MAJCM,LLC
Keieg-Debault Attn: Stephen Studer
Danch, Harper&Associates,Inc.
SERVING ST. J05EPH COUNTY , SOUTH BEND, LAKEVILLE . NEW CARLISLE , NORTH LIBERTY , OSCEOLA A ROSEI.AND
w w W-S J C I N 0 I A N A.CON 1 1 0 6 1,f e,•D'
LAWRENCE P. MAGLIOZZI
FXEC'UTIVE DIRECTOR
Angela M. Smith
AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN
217 N'. JLFFLRSON BLVD., ROOM 1140 COUNTY-C11"1" BUILDING, SOU'I-H BLIND, INDIANA 46601 (574) 234-9571
September 20, 2017 Filed in Cleric's Office
South Bend Common Council SEP 2 0 2017
41h Floor, County-City Building
South Bend, IN 46601 KAREEMAH FOWLER
CITY CLERK,SOUTH BEND,IN
RE: Bill #43-17
Rezoning: APC#2836-17— 1237, 1303 N. Ironwood and 1304 N. Rosemary Ln.
Dear Council Members:
The Area Plan Commission heard the above referenced petition on September 19, 2017. The Public
Hearing was previously held on August 15, 2017. This petition is set for public hearing before the
Common Council on Monday, September 25, 2017.
Ordinance & Petition Amendments:
The following changes have been made to the above referenced petition:
1.) Site Plan was updated to reflect the reduction of proposed sites from 30 to 26.
2.) Variances were updated to reflect the changes in the lot numbers on the site plan. The general
geography of the area to which the variances apply has not changed.
Public Hearing Summary:
There was no Public Hearing.
I
If you have any further questions, please feel free to contact me at (574)235-9571.
Sincerely,
Da "d M. Stanton,Jr.
Planner
CC: Bob Palmer
SERVING ST. JOSEPH COUNTY, SOUTH BEND, LAKEVILLE. NEW CARLISLE, NORTH LIBERTY, OSCEOLA & ROSELAND
W W W.S T)O S E P H C O U N T Y I N D 1 A N A.C O M/AREA PLAN
Staff Report Filed in rqy Pffiice
APC# 2836-17
Owner: MAJCM, LLC SEP 2 0 2017
Location: 1237 & 1303 N. Ironwood Drive & 1304 N. Rose ary L EEMAN FOWLER
Jurisdiction: City of South Bend CITY CLERK,SOiJTB RENn IN
Public Hearing Date: 8/15/2017
Requested Action:
The petitioner is requesting a zone change from SF 1 Single Family&Two Family District
to SF2 Single Family&Two Family District and seeking 5 variances from the
development standards.
Land Uses and Zoning:
On site: On site is a vacant parcel and a single family home.
North: To the north is a single-family home zoned SF1 Single Family&Two
Family District and an office zoned O/B Office Buffer District.
East: To the east, across Ironwood, are single-family homes zoned SF Single
Family&Two Family District.
South: To the south are single-family homes zoned SF 1 Single Family&Two
Family District.
West: To the west, across Rosemary, are single family homes zoned SF Single
Family&Two Family District.
District Uses and Development Standards:
The SF2 District is established to protect, promote and maintain the development of single
family dwellings and two family dwellings in the urban core of the City of South Bend as
well as to provide for limited public and institutional uses that are compatible with an
urban residential neighborhood. The availability of public facilities (e.g.,public water,
public sanitary sewer, storm sewer, natural gas, electricity,telephone,etc.) is required for
development within this district.
Site Plan Description:
The proposed site plan includes a 30 lot single-family residential subdivision. The
development includes a basic footprint for homes of approximately 1,800 square feet. The
proposed 1.5 story homes would utilize reduced setbacks on one side in order to provide a
wider side entrance to the homes, which front on a central courtyard. Each home will
include a two-car garage.
Zoning and Land Use History And Trends:
In 2005,the southwest corner of Edison and Ironwood was rezoned to LB Local Business
to accommodate a Walgreen's. In 2016,the property to the north was rezoned to OB Office
Buffer District for an insurance office.
Traffic and Transportation Considerations:
Ironwood Drive has two lanes with room for on-street parking. Rosemary Lane has wo
lanes.
APC # 2836-17 Page 1 of 4
Staff Report 8/4/2017
Utilities:
The site will be served by municipal water and sewer.
Agency Comments:
The City Engineer commented that the Department of Public Works recommends approval
subject to completion of a utility verification form; approval of sidewalk, curb cut, lighting
and overall site improvement to reflect the Master Plan for the surrounding area; approval
of a draining plan; and verification of required (if any)waivers. They suggest investigating
the line of site on the western approach to the site and shifting the driveway on building 30
to the north.
Community Investment offers a favorable recommendation subject to the following site
plan suggestions: The houses facing Rosemary Lane (Lots 1, 2, and 30) should be rear
loaded and accessed internally from the site. The street facing side of the Ironwood Drive
and Rosemary Lane houses (Lots 1, 2, 15, 16, 17, and 30) should be fully designed as the
front of the house-While these houses have front porches,their 60'length allows the
possibility of sections of blank wall. To mitigate this, street-facing windows could be
added to the rear of the garage. As they will be viewable from the streets and have a
prominent place at the end of the project entry drives,the houses on Lots 14 and 29 should
have a porch that turns the corner and/or have special building articulation at the front
corner. To concentrate the visual impact of garage entries,the houses on Lots 15 and 30
should be flipped to provide driveways at the end of the internal drives (similar to Lot 17).
To avoid too regimented an appearance of the houses, the houses should employ varying
fagade treatments/articulation, building materials, window styles, colors, or other similar
approaches even if the basic floor plan is identical. The petitioner may consider reducing
the number of houses in the project by two, eliminating one from each of the east-west
rows. This would allow: A north-south sidewalk to be installed to provide additional
access to the central green and to offer a small break in the massing of the units (walk
could be installed between Lots 8 and 9 and Lots 23 and 24 or could be offset to stagger
slightly the middle units to the east and west); Provide the houses on Lots 3 and 29 with a
western side yard: and Lessen or eliminate the need for a front yard setback variance for
the houses along Rosemary Lane and Ironwood Drive. The parking bays along the north
and south property lines have 4-6 spaces between tree islands. A pattern of 2 spots, 1 tree
should be employed to provide additional landscaping and to break up and reduce the
paved area. Parking space counts will be reduced somewhat, but the total parking proposed
is nearly 3.5 times the ordinance requirement. The installation of the privacy fence along
the south property line should not create any significant no-man's land between it and any
existing fences of the Peachtree Lane properties. DCI has not seen the list of requested
variances but would generally be supportive of front and side yard variances to achieve the
layout proposed on the preliminary site plan or something similar.
The Building Department noted that because of the nature and orientation of the interior
units at this location, and for the sake of clarity, it is more important to reference the north
and south ends of the buildings that face the interior courtyard and include the front door,
as the front and the opposite ends as being the rear. The east and west units along
Ironwood and Rosemary will have typical fronts and other yard references.
Commitments:
Staff is requesting a written commitment: 1)properties adjacent to Ironwood and
APC # 2836-17 Page 2 of 4
Staff Report 8/4/2017
Rosemary shall have front doors and entryways that interact with the public street.
Criteria to be considered in reviewing rezoning requests, per IC 36-7-4-603:
1. Comprehensive Plan:
Policy Plan:
The petition is consistent with City Plan, South Bend Comprehensive Plan (November
2006) Objective H 1: Ensure that an adequate supply of housing is available to meet the
needs,preferences, and financial capabilities of households now and in the future; and
Objective H 4: Ensure well-designed, infill housing on vacant land in the city's
neighborhoods.
Land Use Plan:
The future land use map identifies this area as low density residential.
Plan Implementation/Other Plans:
There are no other plans in effect for this area.
2. Current Conditions and Character:
The area is predominately single family residential with some offices to the north,which
serve as a transition to the commercial node at the intersection of Ironwood and Edison.
3. Most Desirable Use:
The most desirable use for the land is one that is compatible with the single family
neighborhood.
4. Conservation of Property Values:
The development of single family homes should not impact the use or value of the
adjacent properties.
5. Responsible Development And Growth:
It is responsible development and growth to allow for the development of infill housing in
an established residential area.
Combined Public Hearing
This is a combined public hearing procedure, which includes a rezoning and 5 variances from
the development standards. The Commission will forward the rezoning to the Council with or
without a recommendation and either approve or deny the variances.
The petitioner is seeking the following variance(s):
1)from the required minimum 25' lot frontage to no frontage for Lots 3-14, & 18-29
2) from the required minimum 5' side yard to 0'for all Lots with a minimum 10' between
buildings
3) from the required minimum Lot width of 40' to a minimum of 32' for Lots 3-14, & 18-
29
4)from the required minimum 25'front yard to 19' for Lots 1, 2 & 30 along Rosemary
Lane &Lots 15-17 along Ironwood Drive to allow enclosed covered porches;
5)from the requirement of Grade level improvements only allowed in one side yard and
having a width not less than 8' and not greater than 16' to being allowed in all side yards
APC # 2836-17 Page 3 of 4
Staff Report 8/4/2017
and having a width of 22' for driveways and 10' for parking spaces
State statutes and the Zoning Ordinance require that certain standards must be met
before a variance can be approved. The standards and their justifications are as follows:
(1) The approval will not be injurious to the public health, safety, morals and general
welfare of the community;
The proposed development will be accessed by a private street and should not impact the
public health, safety, or general welfare of the community.
(2) The use and value of the area adjacent to the property included in the variance
will not be affected in a substantially adverse manner;
The proposed single-family development should not have an adverse impact on the
residential neighborhood in which it is located.
(3) The strict application of the terms of this Chapter would result in practical
difficulties in the use of the property
The strict application of the ordinance would create oversized residential lots which may
be difficult to maintain. Allowing the use of a private drive will allow for infill housing
that will promote the vitality of the residential neighborhood. The reduced setbacks will
allow the homes to be located on the lot in a manner that offers each home a larger, usable
outdoor space.
Staff Comments:
Staff is requesting a written commitment: 1)properties adjacent to Ironwood and
Rosemary shall have front doors and entryways that interact with the public street.
Recommendation:
Based on information available prior to the public hearing, the staff recommends the
rezoning petition be sent to the Common Council with a favorable recommendation
subject to the written commitment. Staff recommends approval of the variances.
Analysis:
Rezoning the property to SF2 Single Family&Two Family District will allow for infill
housing on a large residential lot in which services are already available. The urban
residential lots will offer a variety of housing options compatible with the neighborhood.
APC # 2836-17 Page 4 of 4
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Rezoning from: CITY OF SOUTH BEND
"SF1" SINGLE FAMILY &TWO FAMILY DISTRICT
to "SF2" SINGLE FAMILY & TWO FAMILY DISTRICT
MASTER ZONING KEY u. N
SOUTH BEND "SF1' SIIJGLE FAbIILYANDT.VO FAlylILY DISTRICT W E
SEP 2 0 2017 ._
SOUTH BEND 'IYIF2" HIGH-DENSITY MULTIFAI-MLY DISTRICT _
SOUTH BEND "'OB` OFFICE BUFFER DISTRICT L KAIIEC= f�FO 1 Inch = 200 feet
T rI iK,SOUTH i��J,IN
SOUTH BEND LB LOCAL BUSINESS DISTRICT � # 2836_17
SOUTH BEND "CB COlylklUNITY BUSINESS DISTRICT
Larry Magliozzi
From: Kevin Dreyer <kdreyer @nd.edu>
Sent: Sunday, August 27,2017 1:02 PM SEP 2 0 2017
To: Larry Magliozzi
Cc: rosemarydorwoodneighborhood; Don Durnich KAREEMAH FOWLER
Subject: Rosemary Ironwood project CITY CLERK,SOUTH BEND,IN
Hello Larry,
I am writing to try and clarify what I consider to be a misrepresentation or at the very least misunderstanding of
my comments concerning the first proposal on the Rosemary Ironwood church property.
At the APC meeting 1 attended I did indeed mention that the road through the property was being lightly
addressed and that it represented an additional factor in my concern about increased traffic, particularly on
game days, in our neighborhood. At no point did I mean to suggest that the road should not be there. Rather
the point that I thought I was making was that the impact on traffic,vehicular and pedestrian,was being
dismissed as a non-issue. I was pointing out that in addition to the potential for parking to overflow on
Rosemary, they need to recognize that once the church was gone the road/drive through the development would
look much more like a road then it did at that time.
It is my belief that the developer has latched onto that one thing to say he is responding to concerns voiced by
the neighborhood. In fact I believe he has realized that by removing the center access road he can reclaim more
space for his buildings and shove the access road to the outside edges of the property and use land that would
have been needed for utility easements.
Our universal and primary concern has been and is now even more so,the density of the development. The
houses are too close together and do not represent the character of our neighborhood. To put 30 units in an area
that under normal considerations would hold 16 houses seems criminal to me. To use my words against the
interests of the community is offensive to me. To willfully ignore the many other issues we have raised seems
indicative of the developer's overall attitude toward the neighbors.
I do hope that this clarifies my comments,AlC which I will point out were
a developer understand completely
intentions.dismissed in the lawyer's
rebuttal at the meeting, and helps the
Kevin Dreyer
1905 Dorwood Dr.
South Bend, IN 46617
i E C E I V E
AUG 1 y 2017
i AREA PLAN"''CIMMISSION
t
LAWRENCE P. MAGLIOZZI
EXECUTIVE. DIRECTOR
Angela M. Smith
Deputy Director
AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN
227 W. JEFFERSON BLVD., ROOM 1140 COUN-1Y-CI1I BUILDING, SOUTH BEND, 1.ADIANA +6601 (57+) 235-9571
July 5, 2017 Filed in Clerk's Office
South Bend Common Council JUL 05 2017
4t' Floor, County-City Building I{ABEE��;A; t��Wi EF
South Bend, IN 46601 CITECLERK, SOLI!'EE�,J;;
RE: Rezoning for 1237 & 1305 N. Ironwood, 1304 N Rosemary Ln., South Bend, IN
APC#2836-17
Dear Council Members:
Enclosed is an Ordinance for the proposed Zone Map Amendment at the above referenced
location. Please include the attached Ordinance on the Council agenda for first reading at your
July 10, 2017 Council meeting, and set it for public hearing at your August 28, 2017. Council
meeting. The petition is tentatively scheduled for public hearing at the August 15, 2017 Area
Plan Commission meeting. The recommendation of the Area Plan Commission will be
forwarded to your office by noon on the day following the public hearing.
If you have any questions, please feel free to contact our office.
Sincerely,
*L__
David M Stanton, Jr.
Planner
CC: Bob Palmer
SERVING ST. JOSEPH COUNTY, SOUTH BEND, LAKEVILLE, NEW CARLISLE, NORTH LIBERTY, OSCEOLA & ROSELAND
W W W.S T J O S E P H C O U N T Y INDIANA.C O M/A R E A P L A N
PETITION FOR ZONE MAP AMENDMENT
City of South Bend, Indiana
I (we)the undersigned make application to the City of South Bend Common Council to amend the zoning
ordinance as herein requested.
1) The property sought to be rezoned is located at:
Address(es) -, 1237 & 1303 N. Ironwood Drive & 1304 N. Rosemary Lane, South Bend, Indiana 46617.
2) The property Tax Key Number(s) is/are: Enter property tax key number(s):018-5151-0567501, 018-5151-5674,
018-5151-567403
3) Legal Descriptions: Enter full legal description: See attached.
4) Total Site Area: Enter total acres to be rezoned: 3.54 Acres.
5) Name and address of property owner(s)of the petition site:
MAJCM, LLC Amiya &Sumita Dey
Attn: Mr. J. Patrick Matthews, Manager 8234 Viewpoint Lane
P.O. Box 6397 Cornelius, North Carolina 28031
South Bend, Indiana 46660-6397 Ph. N/A
Ph. No. 1-317-987-2780 E-Mail Address N/A
E-Mail Address N/A
Name and address of additional property owners, if applicable:
6) Name and address of contingent purchaser(s), if applicable: Filed in Clerk's Office
N/A
JUL 05 2017
KAREEMAH FOWLER
E-mail N/A CITY CLERK,SOUTH BEND, IN
Name and address of additional property owners, if applicable:
7) It is desired and requested that this property be rezoned: F I E'
I
From: SFl Single Family Two Family District N/A �c� JUN 2 � 2017
AR
To: SF2 Single Family Two Family District
! At=�f.fns'i
8) This rezoning is requested to allow the following use(s): Insert intended use(s): Residential Uses.
IF VARIANCE(S) ARE BEING REQUESTED (if not, please skip to next section):
1) List each variance being requested. See attached.
2) A statement on how each of the following standards for the granting of variances is met:
(a) The approval will not be injurious to the public health, safety, morals and general welfare of the
community: See Attached
(b) The use and value of the area adjacent to the property included in the variance will not be affected in a
substantially adverse manner; and: See Attached
(c) The strict application of the terms of this Ordinance would result in practical difficulties in the use of the
property: See Attached
IF A SPECIAL EXCEPTION USE IS BEING REQUESTED, (if not,please skip to next section):
1) A detailed description and purpose of the Special Exception Use(s)being requested: N/A
2) A statement on how each of the following standards for the granting of a Special Exception Use is met:
(a) The proposed use will not be injurious to the public health, safety, comfort,community moral standards,
convenience or general welfare:
(b) The proposed use will not injure or adversely affect the use of the adjacent area or property values
therein:
(c) The proposed use will be consistent with the character of the district in which it is located and the land
uses authorized therein; and:
(d) The proposed use is compatible with the recommendations of the City of South Bend Comprehensive
Plan.
* In the case of a Special Exception Use,the petitioner shall be held to the representations made on the Preliminary
Site Plan included with this petition.
CONTACT PERSON:
Name: Danch, Harner &Associates, Inc. Stephen Studer-Attorney, Krieg-Devault
Address: 1643 Commerce Drive 4101 Edison Lakes Parkway, Suite 100
South Bend, Indiana 46628 Mishawaka, Indiana 46545
574-234-4003 mdanch @danchharner.com 574-277-1207
BY SIGNING THIS PETITION,THE PETITIONERS/PROPERTY OWNERS OF THE ABOVE-
DESCRIBED REAL ESTATE AUTHORIZE THAT THE CONTACT PERSON LISTED ABOVE MAY
REPRESENT THIS PETITION BEFORE THE AREA PLAN COMMISSION AND COMMON COUNCIL
AND TO ANSWER ANY AND ALL QUESTIONS THEREON.
Signature(s) of all property owner(s), or signature of Attorney for all property owner(s):
L �...
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ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY
LOCATED AT 1237 & 1303 N. IRONWOOD DRIVE AND 1304 N. ROSEMARY LANE,
COUNCILMANIC DISTRICT NO. 4 IN THE CITY OF SOUTH BEND, INDIANA
STATEMENT OF PURPOSE AND INTENT
The rezoning requested is to allow for residential uses.
NOW THEREFORE BE IT ORDAINED by the Common Council of the City of
South Bend, Indiana as follows:
SECTION 1. Ordinance No. 9495-04, is amended, which ordinance is commonly
known as the Zoning Ordinance of the City of South Bend, Indiana, be and the same
hereby is amended in order that the zoning classification of the following described real
estate in the City of South Bend, St. Joseph County, State of Indiana:
THAT PART OF THE NORTHEAST QUARTER OF SECTION 6,TOWNSHIP 37 NORTH, RANGE
3 EAST, PORTAGE TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA
WHICH IS DESCRIBED AS: BEGINNING ON THE WEST RIGHT-OF-WAY LINE OF LINE OF
IRONWOOD ROAD AT A POINT 640.1 FEET SOUTH OF THE NORTH LINE OF SAID SECTION
6;THENCE CONTINUING SOUTH ALONG SAID WEST LINE A DISTANCE OF 272.10 FT. MORE
OR LESS;THENCE WEST A DISTANCE OF 569.63 FT. MORE OR LESS TO THE EAST RIGHT-
OF-WAY LINE OF ROSEMARY LANE;THENCE NORTH ALONG SAID EAST LINE A DISTANCE
OF 271.1 FT. MORE OR LESS; THENCE EAST A DISTANCE OF 567.00 FT. MORE OR LESS TO
THE POINT OF BEGINNING. CONTAINING 3.54 ACRES MORE OR LESS.
SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD.
be and the same is hereby established as SF2 Single Family and Two Family District.
SECTION II.
This ordinance is and shall be subject to commitments as provided by Chapter 21-
09.02(d) Commitments, if applicable.
SECTION III. This ordinance shall be in full force and effect from and after its passage
by the Common Council, approval by the Mayor, legal publication, and full execution of
any conditions or Commitments placed upon the approval.
Member of the Common Council
Attest:
City Clerk
Presented by me to the Mayor of the City of South Bend, Indiana on the
day of , 2 , at o'clock M.
City Clerk
Approved and signed by me on the day of , 2 at
o'clock M.
Mayor, City of South Bend, Indiana
Filed in Clerk's Office
:J:UL:05 2017
KAREEMA6-31=.OVjl c"D
CITY CLERK,SOUT Ap
LEGAL DESCRIPTION:
THAT PART OF THE NORTHEAST QUARTER OF SECTION 6, TOWNSHIP 37
NORTH, RANGE 3 EAST, CITY OF SOUTH BEND, PORTAGE TOWNSHIP, ST.
JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: BEGINNING ON THE
WEST RIGHT-OF-WAY LINE OF IRONWOOD ROAD AT A POINT 640.10 FEET
SOUTH OF THE NORTH LINE OF SAID SECTION 6; THENCE CONTINUING
SOUTH ALONG SAID WEST LINE A DISTANCE OF 272.10 FEET MORE OR LESS;
THENCE WEST A DISTANCE OF 569.63 FEET MORE OR LESS TO THE EAST
RIGHT-OF-WAY LINE OF ROSEMARY LANE; THENCE NORTH ALONG SAID
EAST LINE A DISTANCE OF 271.10 FEET MORE OR LESS; THENCE EAST A
DISTANCE OF 567.00 FEET MORE OR LESS TO THE POINT OF BEGINNING.
CONTAINING 3.54 ACRES MORE OR LESS.
SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF
RECORD.
F Clerk's Office
05 2017
AH FOWLER
CITY CLERK,SOUTH BEND, IN
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