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Home My WebLink About9664-06 Rezoning 1040 & 1102 West Washington St - District 2ORDINANCE No. Passed by the Common Council of the City of South Bend, Indiana April 10, 296 Attest: JO. ,, Attest: /~~G~~/~-t`7/ti~(~ ~, f~ Presented by me to the Mayor of the Ciry of South Bend, Indiana April 11, 206 Ciry Clerk President of Common Council Approved and signed by one A p r i 1 13 , 200 6 City Clerk ORDINANCE NO. a~°~~-0~O AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED AT 1040 AND 1102 WEST WASHINGTON STREET, COUNCILMANIC DISTRICT N0.2 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT The properties at 1102 and 1040 West Washington Street are now zoned SF2, Single Family, and it is requested to rezone both properties to O (Office). When the last neighborhood rezoning took place, the Engman Natatorium was abandoned and no other adaptive reuses were contemplated. Therefore, the property was zoned to the dominant neighborhood zoning, SF2, in order to prevent less restrictive uses. South Bend Heritage Foundation, working with the City of South Bend and Indiana University South Bend, is in the process of demolishing the unstable rear portion of the Engman Natatorium, which housed the pool, and will substantially rehabilitate the front section of the building to house the Civil Rights Heritage, Center, which will be managed by Indiana University South Bend. The Engman Natatorium is the last standing public building that was a part of South Bend's civil rights history and the adaptive reuse of the building to commemorate that history is a fitting tribute to those within our City who worked to achieve equality for all under the law. NOW THEREFORE BE IT ORDAINED by the Common Council of the City of South Bend, Indiana as follows: SECTION I. 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: Lot Numbered Nineteen (19) as shown on the recorded Plat of Evans Subdivision of Bank Out Lot 88 to the City of South Bend (1102 West Washington Street). Key Number: 18-3070-2721. East one-half (1/2) of Lot Numbered Twenty (20) as shown on the recorded Plat of Evans Subdivision of Bank Out Lot 88 to the City of South Bend (1102 West Washington Street). Key Number: 18-3070-2720. Part of Bank Out Lot Numbered Eighty-Nine (89) of the Second Plat of Out Lots of the Town, now City of South Bend, in St. Joseph County, Indiana, platted by the State of Indiana, described as beginning at the Northwest corner of said Lot Numbered Eighty-Nine (89); then East 1 chain 82 4/5 links, then South 144.54 feet to the North line of an alley; then West on the North line of said alley 1 chain 82 4/5 links to the West line of Said Lot Numbered Eighty-Nine (89); then North 144.54 feet to the place of beginning. Key Number: 18-3068-2605. Be and the same is hereby established as O (Office). SECTION II. This ordinance shall be in full force and effect from and after its passage by the Common Council, approval by the Mayor, and legal publication. ~'~ Member oft mmon Council Attest: 'ty Cle k Presented by me to the Mayor of the City of South Bend, Indiana on the < day of , 2006, at '1i ~~ o'clock ~ m. City Cler `~t,~„~.l Approved and signed by me on the ~3 day of , 2006, at `~ o'clock Q m. .~,, u-`~-~- Mayor of the C' of South Bend, Indiana 'I st READING Z- 13 ' o,,~(O PUBLIC HEARING ~-l0 ~~° 3 rd READING ~-~0 .Ob NOT APPROVED REFERRED ~ .P, Z-~ 3 -~ b PASSED ~„ (_~o _Q~ Filed In Clert~'~ ®fflce F E B - 3 206 • JC`iN `1C;;fl~£ CITY C.LP~Giy J{). 6F~~~ IN. TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND: Your Committee of the Whole, to whom was referred: BILL NO. 05-06 A BILL AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED AT 1040 AND 1102 WEST WASHINGTON STREET, COUNCILMANIC DISTRICT NO. 2 IN THE CITY OF SOUTH BEND, INDIANA Respectfully report that they have examined the matter and that in their opinion, this bill is being recommended to the full Council with a favorable recommendation. Karen L. White Chairman 1040 West Washington Street and 1102 West Washington Street South Bend, Indiana STATEMENT OF PURPOSE AND INTENT South Bend Heritage Foundation, acting as the representative for the Board of Public Works of the City of South Bend, the owners of the above cited properties, requests the rezoning of 1040 and 1102 West Washington Street, known as the Engman Natatorium and parking lot, from SF 2 to O (Office). When the most recent revision of the zoning ordinance was enacted, the Engman Natatorium had been abandoned for almost 25 years. Discussions and plans were then being entertained to entirely demolish the Engman Natatorium and allow the land to revert to single family use. Therefore, the existing zoning of the Engman Natatorium properties is SF 2. South Bend Heritage Foundation, the City of South Bend and Indiana University South Bend have been working together for approximately one year to plan for the adaptive re- use of the Engman Natatorium into the Civil Rights Heritage Center. The Engman Natatorium is the last remaining public building still in existence that represents the struggles of the African-American citizens of South Bend to have free and equal access to opportunities under the law. Therefore, the building itself is a significant piece of history and to have the materials of the Civil Rights Heritage Center, managed by Indiana University South Bend, housed within the Engman Natatorium will make the experience even more meaningful to both those who formally study South Bend's civil rights history and those who want to share in it. The City of South Bend, through its Redevelopment Commission, has authorized the expenditure of TIF (Tax Increment Financing) funds generated in the West Washington Redevelopment Area to support the necessary demolition of the pool area and the substantial rehabilitation of the dressing and changing rooms of the Engman Natatorium to allow the building to become the Civil Rights Heritage Center. South Bend Heritage Foundation has committed that it will fundraise privately for the funds necessary to complete the substantial rehabilitation. And, Indiana University South Bend has committed to managing the Civil Rights Heritage Center and housing the classes and activities within the Center that brings our social history alive to both its students and the greater South Bend community. The rezonings requested will allow these activities to take place within the Engman Natatorium so that we can both teach the past and learn from it as well as honor those who actions allowed us to be here today as one community under the law. Filed !et'l~'S ~~ifG2 F E B - 3 2006 c~~v c~~x, so. s~~€~, ire. 1040 West Washington Street and 1132 West Washington Street South Bend, Indiana LEGAL DESCRIPTION 1102 West Washington Street Lot Numbered Nineteen (19) as shown on the recorded Plat of Evans Subdivision of Sank Out Lot 88 to the City of South Bend. East one-half (1/2) of Lot Numbered Twenty (20) as shown on the recorded Plat of Evans Subdivision of Bank Out Lot 88 to the City of South Bend. Key Numbers: 18-3070-2721 18-3070-2720 1040 West Washington Street Part of Bank Out Lot Numbered Eighty-Nine (89) of the Second Plat of Out Lots of the Town, now City of South Bend, in St. Joseph County, Indiana, platted by the State of Indiana, described as beginning at the Northwest corner of said Lot Numbered Eighty-Nine (89); then East 1 chain 82 4/5 links, then South 144.54 feet to the North Line of an alley; then West on the North line of said alley 1 chain 82 4/5 links to the West line of Said Lot Numbered Eighty-Nine (89); then North 144.54 feet to the place of beginning. Key Number: 18-3068-2605 • d t~- Cle~~'~ a~icc ¢~1e FED ~ 3 ~~~ -~-~aao~ JQt;~ W QC CcNO, }N• Cif Cl~.[E'~==~''°s-' Date Filed: Date received by the Area Plan Commission: Application No.: We the undersigned make application to the Common Council of the City of South Bend, Indiana to amend the zoning ordinance as herein requested. The properties sought to be rezoned are located at: 1040 West Washington Street and 1102 West Washington Street, City of South Bend, Indiana. 2. The owner of the above cited properties is: Gary Gilot, Chair Board of Public Works City of South Bend County-City Building, 13`h Floor South Bend, Indiana 46601 3. The contingent purchaser is: Jeffrey V. Gibney, Executive Director South Bend Heritage Foundation 803 Lincolnway West South Bend, Indiana 46616 4. It is desired and requested that these properties be rezoned from SF2 (Single Family) to O (Office). 5. These rezonings are being requested to allow the abandoned Engman Natatorium and its off-site parking area to be substantially rehabilitated into the Indiana University Civil Rights Heritage Center by South Bend Heritage Foundation. 6. Attached is a copy of (a) the legal description of the properties; (b) seventeen (17) preliminary site plans; (c) a statement of purpose and intent; (d) a list of names and addresses of all property owners and the tax key numbers for all properties within 300 feet of the petition properties; (e) addressed, stamped envelopes for all property owners within 300 feet of the petition properties; and (f) a location map, drawn to scale, which includes street names, printed in 8 '/2 x 11" format. APPROVED Board of Public works ~.;~a 2 ~ Z 0 ~" Gary Gilot, Chair Board of Public Works City of South Bend PETITION PREPARED BY and CONTACT PERSON: Charlotte B. Sobel Director of Development & Special Projects South Bend Heritage Foundation 803 Lincolnway West South Bend, Indiana 46616 574/289-1066X214 cbsobel@sbheritage.org ~1erk' ~ ~flice Filed In FEB _ 3 2006 1 _~- .--'' sae ~--~ ~o,~:r3 von, a~ta~, ~~• C1Z`t G4~F„C, M/M Hollis Hughes 414 N. Studebaker South Bend, IN 46628 -a -iat+~-1~-1 M/M George Clay 1025 W. Glashington South Bend,IN 46601 Ib -1041-1bo5 e Charlotte Pfeifer 1013 W. Washington South Bend, IN 46601 1a -1~-1842 Margaret Pfeil, Trustee Catholic Worker Moreau Seminary Pdotre Dame, IN 46556 1 b-'x~o -~14 - ~-t~~i Carliss P~illips 1106 W. Washington South Bend,IN 46601 l b -30~-0~-19 Alan Larkin 1016 W. Washington South Bend, IN 46601 la~~ -z~I -ZG33 Lena Price 1119 W. Jefferson South Bend, IN la-~a-2~.q-' Claire Emery 1107 W. Jefferson South Bend, IN IS ~o~-a-2~2~- Jesus Granados 1035 W. Jefferson South Bend, IN ~ b -3c~8 - ~ 11 Joseph Coleman 1628 Sibley South Bend, IN t b -~aro8- 2~I~ "'~,1 -ZG Iv SBHF 803 Lincolnway West South Bend, IN 46616 Ib-lo~o.1~2 -lo`H - ~3 CGor+'~' n~q' Q/r4~~ Irene Reed 1021 W. Washington South Bend, IN 46601 Joel Taylor 1009 G1. Washington South Bend, IN 46601 ~8 -1o't'2 - ~ 841 M/M Dewitt Moody 722 N. Twyckenharn South Bend,IN 46617 ib -3~T° -2~ 1~- City of South Bend 227 W. Jefferson Blvd. South Bend,IN 46601 ~8-~"°~1~20 - 2fi 2.1 30~-901 Jesse Sanders 1030 W. Jefferson South Bend, IN Sabrina Lopez Blvd. -1117 W. Jefferson 46601 South Bend, IN ~ 8 -3o~-a-x.25 Chiara Home, Inc. Blvd. 1105 W. Jefferson 46601 South Bend, IN tb ~So~~~2g -2~2~ Marsha Scott Portage Realty Corp. 6410 Stonecree~: Drive Indianapolis, IN 467.68 IS-lo`I1-18o~ Ronald Skwarcan 1019 4J. Washington South Bend; IN 46601 18-1oq-2-1 bt3 M/M Michael t(lahr_e 1005 W. Washington South Bend, IN 46601 c8 -1o42-1e~ M/M Etayes Taylor 51662 Windy P,idge Court South Bend, IN 46628 b -30~-0 2~ 18 Robin Rhodes/Jean Dibble 733 W. Washington South Bend, IP1 46601 ~ a-fib ~t.°!c - 2~0~-- M/M Jeffrey Smith Blvd.. 1121 W. Jefferson Blvd. 46601 South Bend, IN 46601 Marilyn Cross Blvd. 1115 W. Jefferson Blvd. 46601 South Bend, IN 46601 t b -307-.Z`~-zto Evora Harris blvd. 1620 S. Michigan 46601 South Bend, IN 46613 ~-~8 -2Ga9 -~!~ P. & D Sanders Blvd. 1030 W. Jefferson Blvd. 46601 South Bend, IN 46601 I b -?j pG8- ZG I Z Hattie Irby 1019 G]. Jefferson 46628 South Bend, IN M/M James O~~ens c/o Hous. Dev. Corp. 521 Eclipse Place South Bend, IN 46628 lb -'~8"~13 Kathy Stewart blvd. 1015 W. Jefferson Blvd. 46601 South Bend, IN 46601. I P~ -~p(i~- ZG38 4Jalter Walker, Jr. 1002 N. Twyckenham South Bend, IN 46617 l8 ~-~ --2~3~0 M/M Karl Edmonson 1102 W. Jefferson Blvd. South Bend, IN 46601 I~ -30.0- 2~3~ Bruce Crumbley 737 Harrison Ave. South Bend, IN 46616 I P~ -~jLYs$ - ZG Zl~ Mary Buggs 621 Diamond Avenue South Bend, IN 46628 18 -CGS - 223 5$N~I Goth 'T I!, -~i8 ZG~ -3~- 2~3 Anthony D'Amico 1]_18 W. Jefferson Blvd. South Bend, IN 46601 I$ -gyp 2~'3'L Denise Kingsberry 1110 W. Jefferson Blvd, South Bend, IN 46601 I S - 3c~ti_2~3 S Christian .Democratic Center David King Giloth 1040 W. Jefferson Blvd. 1036 W. Jefferson Blvd. South Bend, IN 46601 South Bead, IN 46601 la -30.8-2Ll~- Ib-3~g-2LIq -~ I P~ Sanders Family 1030 LJ. Jefferson Blvd. South Bend, IN 46601 Ib-3o49~11oZ( Minnie L. Clark 1026 W. Jef f ersor~ Blvd . South Bend, IN 46601 ~ V' '~,CY~B -Z1o2,2 ~~~i,~'~ d 1n G~Q~~' a F~~e 3 ~~~5 FE8 ~Ct`i ~ WASHINGTON STREET _-_+_-_-----_--~---- _-PROP UNE 73.00'+/- y ~ i i zl ~ I N ~ " y ~ U ~ F- Z ~ ZI F O 41 I = JC ~ ~ W _~ ~ I N p " ~ ?. ~ VWl 1 J 0 a a~~ ~ ,~ I Z W c i u'"S PROPOSED PARKING ~ 18 SPACES + a 2 HANDICAPPED ~ ~ ... i ~ ~ _i I 24' 20' DRIVELANE 20' ~ i o~ ~ I m j'~ ~ , PROPERTY SF: 10,4391 SF (NOT SURV ED) ~3. W PROPOSED USE: PARKING F n ,~,~ I ~ BUILDING FOOTPRINT SF: NONE I n `_~ m I °1 °h OF LOT OPEN SPACE: 31 %t (FUTURE) T ~ ~ % OF LOT PAVED: 69 %t (F ` ~ I ~ REOUIREDPARKINO I ~~ G ~ !a.1 ~;~ i PER NEW USE: 11 + 1 AD ~ ~~~' I PROPOSEDPROVIDEO: 18+2ADA ~ ~ ~ n+ n i V ~ ~ 18' RES I 1 B FFERY D DEYAR n m qp ~ N ` ~ ~~ ~~ LANDSCAPE TYPE 'B' --------- ----------- - ----- --J n SITE PLAN ~ SCALE: 1'=23'-0' N07 SURVEY VERIFIED - _ - _ _ _ - _ _ _ JAN 23, 2006 SF-2 (SINGLE FAMILY 2) G ZONING SIDEWALK & CURB NOT SHOWN I I I zU ~ O N i F N ~ PROPERTYSF: t0,439tSF{NOT 4 ~ I c^a SURVEYED PROPOSED USE: MUSEUM o I -r' ~ I BUILDING FOOTPRINT SF: 2,000+SF (EXISTING) I ~ ~ 4 ~ %OFLOTBUILT: 19 %(EXISTING)+ a I I I %OFFUTURECONST: 5 %(ASSUMES600SF , ~ ~ I ,° FUTUREADDITION) I ~ I v I I ,6 OF LOT OPEN SPACE: 65 %t (FUTURE) ~ I % OF LOT HARD SURFACE: 11 %t (FUTURE) .. i N I O vi ~ i i I ~ ~ mI+ W O I POOL 'SHED' I o i TO BE DEMOLISHED ~ i v i ~I7 I I ~~~ ~ 6' I I B' RES I OEYAR B FFERYA D i - o i 1 ~ ~ ~ W~ ~ I ~~ ~ , ~LANOSCAPE TYPE_B____-____ m -~_-_---_-_-_ I -- ALLEY 14.00' R.O.W. SF-2 (SINGLE FAMILY 2) EXISTING ZONING SOUTH BEND HERITAGE FOUNDATION 8O3 LINCOLNWAY WEST SOUTH BEND, IN 46616 PHONE (574)289-1066 Fnx (S74)289-4550 February 3, 2006 Mr. John Voorde, City Clerk City of South Bend County City Building, 4~' Floor 227 West Jefferson Boulevard South Bend, Indiana 46601 Dear John: VIA HAND DELIVERY Enclosed you will find three (3) separate rezoning petitions for properties within the West Washington Redevelopment Area being submitted by South Bend Heritage Foundation: 1201 W. Washington Street: rezoning petition from MU (Mixed Use) to SF 2 (Single Family 2). This property is owned by South Bend Heritage Foundation. 2. 1040/1102 W. Washington Street (Engman Natatorium and its adjacent parking lot): rezoning petition from SF 2 (Single Family 2) to O (Office). These properties are owned by the City of South Bend and South Bend Heritage Foundation is acting as the representative of the Board of Public Works/City of South Bend in this rezoning request. 3. 1045 W. Washington Street (Hansel Neighborhood Center): rezoning petition from MF (Multi Family) to O (Office). This property is owned by South Bend Heritage Foundation. Also enclosed you will find two separate checks: one (1) made payable to the City of South Bend in the amount of $300.00 and one (1) in the amount of $150.00 made payable to the Area Plan Commission to cover the submittal costs of these three (3) rezoning petitions. Should you require any additional information, please do not hesitate to call me at 289-1066X214 or email me at cbsobel(a~sbherita~e.or .Thank you very much for your attention to these rezoning requests. Sincerely, Charlotte B. Sobel Director of Development and Special Projects Enclosures t?eta-: ;i 1 r }I r ._ ,~ L_ ~~ .ir~tTi V4:cFc:~1= c;~r c! haw, so.1~r~o, ira. N ie ghborW rks® CMARTE RED MEMBER Area Plan Commission of St. Joseph County 1140 County-City Building South Bend, Indiana 46601 John W. Byorni Executive Director Larry P. Magliozzi Assistant Director Phone 574-235-9571 www.stjosephcountyindiana.com Fax 574-235-9813 March 22, 2006 The Honorable Council of the City of South Bend 4th Floor, County-City Building South Bend, IN 46601 ~~ 1 I IUv, ~ 5 " ~ RE: A proposed ordinance and site development plan of the Board of Public Works to zone from "SF2" Single and Two Family Residential to "O" Office, property located at 1040 and 1102 West Washington Street, City of South Bend - APC# 2362-06 Dear Council Members: I hereby Certify that the above referenced ordinance of Board of Public Works was legally advertised on Thursday, March 9, 2006 and that the Area Plan Commission at its public hearing on Tuesday, March 21, 2006 took the following action: Upon a motion by Roland Kelly, being seconded by Tim Walz and unanimously carried, the proposed ordinance and site development plan of the Board of Public Works to zone from "SF2" Single and Two Family Residential to "O" Office, property located at 1040 and 1102 West Washington Street, City of South Bend is sent to the Common Council with a favorable recommendation. It is reasonable to rezone to an office zone a vacant nonconforming building that is unlikely to develop under its current single-family zone. The rezoning is consistent with the Comprehensive Plan neighborhood policies to ensure community facilities specifically in areas that cannot be revitalized by private market activities. 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. Sincerely, ~/~k n W. Byorn Filed In C1erk'~ 0#fice JWB:sr Attachment F1AR 2 2 2Q05 CC: Board of Public Works Charlotte B. Sobel, Director of Development & Special Projects JOHN v00RDE CITY CLERK, S0.6END, IN. Serving South Bend, Lakeville, New Carlisle, North Liberty, Osceola, Roseland and St. Joseph County, Indiana Staff Report APC # 2362-06 Owner: Board of Public Works Location: 1040 and 1102 West Washington Street Jurisdiction: City of South Bend Requested Action: The petitioner is requesting a zone change from "SF2" Single and T~vo Family Residential to "O" Office to allow a museum. Land Uses and Zoning: On site: On site is the vacant Natatorium zoned "SF2" Single and Two Family Residential North: To the north is the vacant Hansel Neighborhood Center which is pending rezoning from "SF2" to "O" Office, an apartment building zoned "MF1" Multifamily, and single family houses zoned "SF2" Single and Two Family Residential. East: To the east is a funeral home and single-family houses zoned "SF2" Single and Two Family Residential. South: To the south are single-family houses zoned "SF2" Single and Two Family Residential West: To the west are single-family houses zoned "SF2" Single and Two Family Residential. District uses and development standards: The "O" Office District is established to promote the development of: general office uses and complexes; professional health care uses and complexes; limited public and semi-public uses; and other uses which are generally compatible in physical appearance and service requirements to office uses. The potential for the development of multifamily dwellings is also provided. Site plan description:: ~ ~... _ =_. ,_ _ : _ - _~::_.~~~: The site plan shows two city lots totaling approximately 0.5 acres separated by an alley. The museum will be located on the eastern lot reusing the existing 2,000 square foot building with plans to expand it by 600 square feet. The rear pool shed will be removed. The future open space-landscaping on the museum lot will be 65%. The western lot will contain 18 parking spaces. Zoning and land use history & trends: Prior to August 13, 1991, this property was zoned "B" Multifamily Residential. However, with the passage of the West Washington -Chapin Development Area rezoning on August 13, 1991, the property was rezoned to "A" Single Family Residential. The 2004 City zoning map designated this property as "SF2" Single-Family. Traffic and transportation considerations: Washington is a two lane residential street at this location. Utilities: The site will be served by municipal water and sanitary sewer. Additional information: (Agency comments) The building has been vacant for decades. Board of Public Works #2362-06 Page 1 of 1 5 Criteria (per IC 36-7-4-603): 1. Comprehensive Plan: Policy Plan: Goa( 3: Objective A: Policy I: Ensure that identifiable neighborhoods have adequate civic meeting space in community centers or equivalent facilities. Goal 3: Objective E: Policy v: Areas that are in poor condition and cannot be revitalized by private market activities only should be subject to renewal activities, including, but not limited to property acquisition and site assembly, environmental assessment and mitigation, infrastructure construction/reconstruction, etc. This rezoning is consistent with these Comprehensive Plan neighborhood policies. Land Use Plan: The petition area is not designated for any specific use by the Land Use Plan. Plan Implementation/Other Plans: According to the West Washington -Chapin Development Plan (1991), this area is designated for Single Family Residential. Residential Area Policy: 2. Current conditions and character: The area is currently a mix of single family and multifamily houses. 3. Most desirable use: Because of the existing structure, the most desirable use is for a community oriented use such as a museum. 4. Conservation of property values: .;_:.: - .The sura~aunding-property::values. should be conserved with the museum retise..of_~the vaeant~:. - -. ..; building. 5. Responsible development and growth: It is responsible development and growth to rezone a vacant nonconforming building that is unlikely to develop under its current single-family zone. Recommendation: Based on information available prior to the public hearing, the staff recommends that the petition be sent to the Common Council with a favorable recommendation. Analysis: . It is reasonable to rezone to an office zone a vacant nonconforming building that is unlikely to develop under its current single-family zone. The rezoning is consistent with the Comprehensive Plan neighborhood policies to ensure community facilities specifically in areas that cannot be revitalized by private market activities. Board of Public Works #2362-06 Page 2 of 2 eF~ --~ -...- I I I SFZ ,~.~ ~ , ~ ~ 1 i ~~ I --i - I --; __ -T sF2 ! I { i i 1 ~ ~ ~ I ~ ~ ~SF~ ~ ~ ! ~ i r South Bend Zoning SOUTH_BEND, MF1 -SOUTH BEND,SF2 i ~ { j ( SF2 I. I N W E s 1 inch equals 100 feet APC # 2362-06