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HomeMy WebLinkAbout9696-06 Rezoning 1424 Slater Drive - District 6ORDINANCE No. 9696-06 Passed by the Common Council of the Ciry of South Bend, Indiana September 11, Attest: -~--I JC7~V V( Attest: ~ /.r~2 20 06 Presented by me to the Mayor of the City of South Bend, Indiana September 12, JOHN Approved and sighed by me September 12 , 20 O b ~~~ 06 20 City Clerk President of Common Council City Clerk Mayor ORDINANCE NO. ~ l b~~~ AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED 273 FEET TO THE SOUTH OF 1424 SLATER DRIVE (LOT 53 IN LAFAYETTE FALLS, SECTION FOUR), COUNCILMANIC DISTRICT 6 IN THE CITY OF SOUTH BEND, INDIANA STATEMENT OF PURPOSE AND INTENT THE PROPERTY IS CURRENTLY ZONED "SF-1" SINGLE-FAMILY AND TWO FAMILY DISTRICT AND IS PROPOSED TO BE REZONED TO "SF-2" SINGLE-FAMILY AND TWO FAMILY DISTRICT. THIS REZONING WILL ALLOW FOR THE DEVELOPMENT OF 43 SINGLE-FAMILY RESIDENTIAL LOTS, WHICH WILL HAVE A IvBNIMUM LOT AREA OF 4,000 SQUARE FEET AND A 1~~IIlVIMUM LOT WIDTH OF 40 FEET. 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: A PART OF THE NORTHWEST QUARTER OF SECTION 2, TOWNSHIP 36 NORTH, RANGE 2 EA5T, CENTRE TOWNSHIP, ST. JOSEPH COUNTY, INDIANA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF LOT 53 IN LAFAYETTE FALLS, SECTION FOUR AS RECORDED UNDER INSTRUMENT NUMBER 0602210 IN THE OFFICE OF RECORDER OF ST. JOSEPH COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS WEST, A DISTANCE OF 272.58 FEET; THENCE NORTH 90 DEGREES 00 NIINUTES 00 SECONDS WEST, A DISTANCE OF 31.46 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 00 DEGREES, A DISTANCE OF 460.49 FEET TO THE POINT OF CURVATURE OF A TANGENT CURVE, CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 30.00 FEET, A CENTRAL ANGLE OF 86 DEGREES O1 MINUTE 00 SECONDS, AND A CHORD OF 40.93 FEET BEARING SOUTH 43 DEGREES 00 MINUTES 30 SECONDS WEST; THENCE SOUTHWESTERLY ALONG SAID CURVE, A DISTANCE OF 45.04 FEET TO THE POINT OF CURVATURE OF A COMPOUND CURVE, CONCAVE TO THE NORTH, HAVING A RADIUS OF 475.00 FEET, A CENTRAL ANGLE OF 03 DEGREES 59 MINUTES 00 SECONDS, AND A CHORD OF 33.02 FEET BEARING SOUTH 88 DEGREES 00 MINUTES 30 SECONDS WEST; THENCE WESTERLY ALONG SAID CURVE, A DISTANCE OF 33.02 FEET; THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST, A DISTANCE OF 442.88 FEET TO THE POINT OF CURVATURE OF A TANGENT CURVE, CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 75.00 FEET, A CENTRAL ANGLE OF 90 DEGREES 00 MINUTES 00 SECONDS, AND A CHORD OF 106.07 FEET BEARING NORTH 44 DEGREES 39 MINUTES 25 SECONDS EAST; THENCE NORTHWESTERLY ALONG SAID CURVE, A DISTANCE OF 117.81 FEET; THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS EAST, A DISTANCE OF 443.12 FEET TO THE POINT OF CURVATURE OF A TANGENT CURVE, CONCAVE TO THE SOUTHWEST, HAVING A RADNS OF 30.00 FEET, A CENTRAL ANGLE OF 89 DEGREES 18 MINUTES 52 SECONDS, AND A CHORD OF 42.17 FEET BEARING NORTH 44 DEGREES 39 MINUTES 25 SECONDS EAST; THENCE NORTHEASTERLY ALONG SAID CURVE, A DISTANCE OF 46.76 FEET; THENCE SOUTH 90 DEGREES 00 MINUTES 00 SECONDS EAST, A DISTANCE OF 231.05 FEET TO THE POINT OF CURVATURE OF A TANGENT CURVE, CONCAVE TO THE SOUTH, HAVING A RADIUS OF 1602.00 FEET, A CENTRAL ANGLE OF 10 DEGREES 32 MINUTES 50 SECONDS, AND A CHORD OF 294.49 FEET BEARING SOUTH 84 DEGREES 43 MINUTES 35 SECONDS EAST; THENCE EASTERLY ALONG SAID CURVE, A DISTANCE OF 294.90 FEET TO THE POINT OF CURVATURE OF A COMPOUND CURVE, CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF 30.00 FEET, A CENTRAL ANGLE OF 79 DEGREES 27 MINUTES 10 SECONDS, AND A CHORD OF 38.35 FEET BEARING SOUTH 39 DEGREES 43 MINUTES 35 SECONDS WEST; THENCE SOUTHEAST ALONG SAID CURVE, A DISTANCE OF 41.60 FEET TO THE POINT OF BEGINNIlVG; SAID DESCRIBED PARCEL CONTAINING 7.166 ACRES, MORE OR LESS. SUBJECT TO ALL EASEMENTS, COVENANTS, RESTRICTIONS AND RIGHT-OF- WAY OF RECORD. be and the same is hereby established as "SF-2" Single-Family and Two Family District. 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 of the on Council A s i C rk F!!ed !n Cler~;'~ ~f~ice JUL 3 1 c~~^~ JOFifI VOOR~^.E CITY CLci~K, 50. EE;JD, IN. Presented by me to the Mayor of the City of South Bend, Indiana on the 1 Leh day ofd 2006, at L~~~O o'clock _~.m. _ ~ City CI k ~v^ ` Approved and signed by me on the ~ 2 r day of~1~ , 2006, at 3 ~ ~a o'clock yL.m. 0 1st READING ~ ~~o ~~~ PUBLIC HEARWG ~-~~'~~O ~S SU-'~5~~~ 3 rd READING ~_~\-pb ~ S S ~~ 5~-~~~°~° NOT APPROVED o~A P.EFERED (~-~- 1J1~' Sc~~S~st.~~ PASSED ~l~l~~O~O CAS /~-~- Mayor the City outh end, Indiana TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND: Your Committee of the Whole, to whom was referred: BILL NO. 40-06 A BILL AMENDING THE ZONING ORDINANCE FOR PROPERTY LOCATED 273 FEET TO THE SOUTH OF 1424 SLATER DRIVE, LOT 53 IN LAFAYETTE FALLS, SECTION FOUR, COUNCILMANIC DISTRICT 6 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 as substituted by change in the title. Karen L. White Chairperson LEGAL DESCRIPTION: A PART OF THE NORTHWEST QUARTER OF SECTION 2, TOWNSHIP 36 NORTH, RANGE 2 EAST, CENTRE TOWNSHIP, ST. JOSEPH COUNTY, INDIANA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF LOT 53 IN LAFAYETTE FALLS, SECTION FOUR AS RECORDED UNDER INSTRUMENT NUMBER 0602210 IN THE OFFICE OF RECORDER OF ST. JOSEPH COUNTY, INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS WEST, A DISTANCE OF 272.58 FEET; THENCE NORTH 90 DEGREES 00 MINUTES 00 SECONDS WEST, A DISTANCE OF 31.46 FEET TO THE POINT OF BEGINNING; THENCE SOUTH 00 DEGREES, A DISTANCE OF 460.49 FEET TO THE POINT OF CURVATURE OF A TANGENT CURVE, CONCAVE TO THE NORTHWEST, HAVING A RADIUS OF 30.00 FEET, A CENTRAL ANGLE OF 86 DEGREES O1 MINUTE 00 SECONDS, AND A CHORD OF 40.93 FEET BEARING SOUTH 43 DEGREES 00 MINUTES 30 SECONDS WEST; THENCE SOUTHWESTERLY ALONG SAID CURVE, A DISTANCE OF 45A4 FEET TO THE POINT OF CURVATURE OF A COMPOUND CURVE, CONCAVE TO THE NORTH, HAVING A RADIUS OF 475.00 FEET, A CENTRAL ANGLE OF 03 DEGREES 59 MINUTES 00 SECONDS, AND A CHORD OF 33.02 FEET BEARING SOUTH 88 DEGREES 00 MINUTES 30 SECONDS WEST; THENCE WESTERLY ALONG SAID CURVE, A DISTANCE OF 33.02 FEET; THENCE NORTH 90 DEGREES 00 NIINiTTES 00 SECONDS WEST, A DISTANCE OF 442.88 FEET TO THE POINT OF CURVATURE OF A TANGENT CURVE, CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 75.00 FEET, A CENTRAL ANGLE OF 90 DEGREES 00 NIINUTES 00 SECONDS, AND A CHORD OF 106.07 FEET BEARING NORTH 44 DEGREES 39 MINUTES 25 SECONDS EAST; THENCE NORTHWESTERLY ALONG SAID CURVE, A DISTANCE OF 117.81 FEET; THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS EAST, A DISTANCE OF 443.12 FEET TO THE POINT OF CURVATURE OF A TANGENT CURVE, CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF 30.00 FEET, A CENTRAL ANGLE OF 89 DEGREES 18 MINUTES 52 SECONDS, AND A CHORD OF 42.17 FEET BEARING NORTH 44 DEGREES 39 NIINUTES 25 SECONDS EAST; THENCE NORTHEASTERLY ALONG SAID CURVE, A DISTANCE OF 46.76 FEET; THENCE SOUTH 90 DEGREES 00 MINUTES 00 SECONDS EAST, A DISTANCE OF 231.05 FEET TO THE POINT OF CURVATURE OF A TANGENT CURVE, CONCAVE TO THE SOUTH, HAVING A RADIUS OF 1602.00 FEET, A CENTRAL ANGLE OF 10 DEGREES 32 MINUTES 50 SECONDS, AND A CHORD OF 294.49 FEET BEARING SOUTH 84 DEGREES 43 MINUTES 35 SECONDS EAST; THENCE EASTERLY ALONG SAID CURVE, A DISTANCE OF 294.90 FEET TO THE POINT OF CURVATURE OF A COMPOUND CURVE, CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF 30.00 FEET, A CENTRAL ANGLE OF 79 DEGREES 27 MINUTES 10 SECONDS, AND A CHORD OF 38.35 FEET BEARING SOUTH 39 DEGREES 43 MINUTES 35 SECONDS WEST; TILENCE SOUTHEAST ALONG SAID CURVE, A DISTANCE OF 41.60 FEET TO THE POINT OF BEGINNING; SAID DESCRIBED PARCEL CONTAINING 7.166 ACRES, MORE OR LESS. SUBJECT TO ALL EASEMENTS, COVENANTS, RESTRICTIONS AND RIGHT-OF-WAY OF RECORD. F.•IProjectslM3-116711ega1 description -new urbanism area.doc File' 1~ ~:wi ~C'~ Office ~ L';v. JCtih7 4'UU~iU~ CITY CL fiK, "J. "°!'~D, IN. Date Filed Date received by the Area Plan Commission I (we) the undersigned make application to the Common Council of the City of South Bend, Indiana to amend the zoning ordinance as herein requested. 1) The property sought to be rezoned is located at: Land located south of 1424 Slater Drive (Lot 53 in Lafayette Falls, Section Four). 2) Name and address of property owner(s) of the petition site: Kendall-Weiss, L.L.P. Duane O. Zeiger 828 East Jefferson Boulevard 6409 Cedar Trail South Bend, IN 46617 South Bend, IN 46614 (574) 234-7373 (574) 291-0980 3) Name and address of contingent purchaser(s), if applicable: Kendall-Weiss, L.L.P. 828 East Jefferson Boulevard South Bend, IN 46617 (574) 234-7373 4) It is desired and requested that this property be rezoned from "SF-1" Single-Family and Two Family to "SF-2" Single Family and Two Family 5) This rezoning is requested to allow the following use(s): Single-family residential. 6) Attached is a copy of (a) legal description of the property; (b) a statement of purpose and intent; (c) a list of names and addresses of all property owners and the tax key numbers for all properties within 300 feet of the petition property; and (d) addressed, stamped envelopes for all property owners within 300 feet of the petition property (e) a location map, if available, drawn to scale, which includes street names, printed in 8%Z" Application No. ~~y~ ~ x 11" anat. ~~-~~ Da .Wei P r Duane O. Zeiger Ke Weiss, PETITION PREPARED BY: Derek J. Spier, A.I.C.P. 750 Lincoln Way East South Bend, IN 46614 . (574) 232-8700 dspier@abonmarche.com CONTACT PERSON: (If different) Same as petitioner Fiicf~ il~ ~i~r~a's Office `~ SHEET 1 OF 2 LOCATION MAP ---- -~- ~\\ --- 1 i - T--r ~ 1 1 I I ` ~ 1 1 I % 1 ~`\` 50 ( 49 ~ 48 li 47 l ~~ 1 1 1 I I I 51 \ ~ i i i LAFAYET~E'FACES.SUBDIVISION ~ _ ~__ '~-, ,-- .SECTION F~R i ,,__-1----- ---_~ INST.# 06022 _;.--' OR~~ ~ _,-~~ 1 1 ~ I 1 ~ ~ ~ ~ i ~ ~ I 1 ~~\ ~\ 55 i 56 ~~ 54 ~~ ~ ~ i 53 ~` ~~ 1 1424 SLATER DRIVE P.O.C. i i i~ i~ i~ jN 13 io ,o i° Q S90'00'00"E 231.05' ~ N ~ C5 i v ~ _ _( 154 ^ ^ 133 ^ ~^ 132~-,n Imo' 11,p _ ~ c~,- ~ 31.46' II 115' I I 134' , ~~ \\ 127' ~I ai`DO 9~~ . /~` 153 ~ ~ 134 ~ ~ 131 in 113 II~ 115' 114' ~ i i P.0.6. 113' ~ 112 ~ _ _ _ iri 152 ~ ~ 135 ~ Ini 130 in 112' 115' 115' `ri 113' ~ ~ _ ~ 114 i~ KENDALL-WEISS, L.L.P. n ~ 155' `r ~ 11 b6' ~ - - X139 ~ I 112 i 828 E. JEFFERSON BLVD. ~ +~ ~15~ ~,n ~, SOUTH BEND, IN 46617 ~ ~ 150 ~ N 137 ~ ~ 128 .n ~ 112' ~ ~ - . _ w i 115' ~~ 115' ~ 124' al o -___ o i i R/W 113' In 116 ~~a _--- °~ 149 ~~ 138 ~ I ~ ~ p 115' ~ ~ 115' ~ 123 ~ i 112' `i `io DUANE 0. ZEIGER Z `~ 148 ~ ~ 139 '~ 60' 126 a 117 ~ 0 6409 CEDAR RD. 115' 115' ~ ~ 112' o SOUTH BEND, IN 46614 113' ;n 118 ~ " 147 .n ~ 140 ~ ~ 125 ;n a 112' I~ N a' 115' ~ ~ 115' ~ 113' ~ 146 ~ a 141 ~ ,al 124 ;a ~ 112' '~ 115' 115' 113' ~ r ~ 120 145 ~ ~ 142 '~ ;~ 123 in ~ 112' ~ 115' 129' ~~ "~'' 133' ~ I ~ I II ~ I ~ ~~~ ` 144 cI, fN 143 1 122 mI ~ 121 '~k -143r ~ N90'00'00"W 442.86' C2 PART OF LAFAYETTE FALLS, PHASE III, PLANNED UNIT DEVELOPMENT (PROPOSED) _------ CURVE DATA TABLE CURVE RADIUS LENGTH CHORD BEARING TANGENT .DELTA C1 30.00' 45.04' 40.93' S43'00'30"W 27.98' 86'01'00" C2 475.00' 33.02' 33.02' SBS'00'30"W 16.52' 3'59'00" C3 75.00' 117.81' 106.07' N45'00'00"W 75.00' 90'00'00" C4 30.00' 46.76' 42.17' N44'39'25"E 29.64' 89'18'52" C5 1602.00' 294.90' 294.49' S84'43'35"E 147.87' 10'32'50" C6 30.00' 41.60' 38.35' S39'43'35"E 24.93' 79'27'10" Find in CILr~'~ ©~fiice JUL - 5 ~a~ i CITY GL~~'~•, "~0. BEhiO, I - PART OF LAFAYETTE FALLS Q~ ABONMARCHE CONSULTANTS, L.L.C. PHASE III, P.U.D. 750 Lincoln Way East Fort Wayne, Indiana PROPOSED South Bend, Indiana 46601 Benton Harbor, Michigan (574) 232-8700 Manistee, Michigan FAX: (574) 251-4440 DATE: 6/30/06 SCALE: 1 "=150' ENGINEERING / LAND SURVEYING / PLANNING / CONSTRUCTION SERVICES O w SHEET 2 OF 2 ,~ f 4~.~: ; , :~•.~ v __ -, 'i `, i -_ ' ~ ~ ~~.~ '~ Filed Itt ~:~br~'~ Cr~ice JUL - 52000 J':.'.ti'J'JOR6E PART OF LAFAYETTE FALLS ~~ ABONMARCHE CONSULTANTS, L.L.C. PHASE III, P.U.D. 750 Lincoln Way East Fort Wayne, Indiana PROPOSED South Bend, Indiana 46601 Benton Harbor, Michigan (574) 232-8700 Manistee, Michigan FAX: (574) 251-4440 DATE: 6/30/06 SCALE: NONE ENGINEERING / LAND SURVEYING / PLANNING / CONSTRUCTION SERVICES 0 O w 3 V " Area Plan Commission of St. Joseph County 1140 County-City Building South Bend, Indiana 46601 John W. Byorni Larry P. Magliozzi Executive Director Assistant Director Phone 574 235-9571 www.stjosephcountyindiana.com Fax 574 235-9813 August 16, 2006 The Honorable Council of the City of South Bend 4th Floor, County-City Building South Bend, IN 46601 RE: A proposed ordinance ofKendall-Weiss, L.L.P. and Duane O. Zeiger to zone from "SF 1" Single and Two Family to "SF2" Single and Two Family, property located approximately 273 feet to the south of 1424 Slater Drive (Lot 53 in Lafayette Falls, Section Four), City of South Bend - APC# 2391-06 Dear Council Members: I hereby Certify that the above referenced ordinance of Duane O. Zeiger was legally advertised on Thursday, August 3, 2006 and that the Area Plan Commission at its public hearing on Tuesday, August 15, 2006 took the following action: Upon a motion by John McNamara, being seconded by Gary Gilot and unanimously carried, the proposed ordinance of Kendall-Weiss, L.L.P. and Duane O. Zeiger to zone from "SF1" Single and Two Family to "SF2" Single and Two Family, property located approximately 273 feet to the south of 1424 Slater Drive (Lot 53 in Lafayette Falls, Section Four), City of South Bend is sent to the Common Council with a favorable recommendation. The rezoning is consistent with the Comprehensive Plan neighborhood objective, which is to encourage new development The rezoning is compatible with the surrounding single family caning and land uses. It is responsible development and growth to allow property to be developed in similar use as the surrounding single family area. 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, n W. B onn~l., Y JWBar Attachment CC: Duane O. Zeiger Kendall-Weiss, L.L.P. Derek J. Spier, A.I.C.P. Serving South Bend, Lakeville, New Carlisle, North Liberty, Osceola, Roseland and St. Joseph County, Indiana Staff Report APC # 2391-06 Owner: Duane O. Zeiger Location: Approximately 273 Falls, Section Four) Jurisdiction: City of South Bend feet to the south of 1424 Slater Drive (Lot 53 in Lafayette Requested Action: The petitioner is requesting a zone change from "SF1" Single and Two Family to "SF2" Single and Two Family to allow smaller single-family residential lots. Land Uses and Zoning: On site: On site is agricultural land zoned "SF1" Single Family. North: To the north is agricultural and residential land zoned "SF1" Single Family. East: To the east is agricultural land zoned "SF1" Single Family. South: To the south is agricultural land zoned "SF1" Single Family. West: To the west is agricultural land zoned "SF1" Single Family. District uses and development standards: The "SF2" Single Family Residential 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. Zoning and land use history & trends: On June 6, 2004, the City of South Bend annexed 116 acres of property, which became the Lafayette Falls subdivision. This property requesting rezoning is located within and will be a part of the Lafayette Falls Phase III Subdivision with 142 lots over 50 acres. The Plat Committee will consider granting the subdivision Primary Major approval on September 7, 2006 (#6017-06-P). The purpose of this "SF2" rezoning is to allow 43 residential lots to be developed on minimum 4,000 square foot lots with 40 feet of lot frontage. In contrast, the "SF1" district requires minimum 6,000 square foot lots with 60 feet of lot frontage. Traffic and transportation considerations: Slater Drive is the closest access street. Slater Drive is proposed to be extended south to connect with the petitioned area. Utilities: The property will be connected to City of South Bend water and sewer. 5 Criteria (per IC 36-7-4-603): 1. Comprehensive Plan: Policy Plan: Principle: Neighborhood quality. Goa13: Strengthen the neighborhoods of the County and its municipalities. Objective C: Encourage new development to take place in traditional neighborhood forms. Policy ii: Low density multi-family and single-family residential lots should not have direct access to arterial streets. The rezoning is consistent with the Comprehensive Plan neighborhood policy. Duane O. Zeiger #2391-06 Page 1 of 3 Land Use Plan: The Land Use Plan does not recommend the area for a specific use. 2. Current conditions and character: The character of the area is single family development. 3. Most desirable use: The most desirable use is single family development. 4. Conservation of property values: The surrounding property values should be conserved with single family development. 5. Responsible development and growth: It is responsible development and growth to allow property to be developed in similar use as the surrounding area. 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: The rezoning is consistent with the Comprehensive Plan neighborhood objective, which is to encourage new development The rezoning is compatible with the surrounding single family zoning and land uses. It is responsible development and growth to allow property to be developed in similar use as the surrounding single family area. Duane O. Zeiger #23 91-06 Page 2 of 3 REZONING FROM: "SF1"SINGLE FAMILY RESIDENTIAL TO: "SF2" SINGLE FAMILY RESIDENTIAL N W E SOUTH BEND AND ST JOSEPH COUNTY ZONING s COUNTY"R"RESIDENl1AL 1 inch equals 400 feet SOUTH BEND'SF1"SINGLE FAMILY RESIDENTIAL APC # 2391-~6 Duane O. Zeiger #2391-06 Page 3 of 3