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HomeMy WebLinkAboutNo. 1151 designating the SEDA, declaring the SEDA to be blighted, approving a development plan and conditions under which relocation payments will be made, and establishing an allocation area for purposes of TIF93209'7'7 RESOLUTION NO. 1151 RESOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSION DESIGNATING THE SAMPLE -EWING DEVELOPMENT AREA, DECLARING THE SAMPLE.. -EWING DEVELOPMENT AREA TO BE BLIGHTED, APPROVING A DEVELOPMENT PLAN AND CONDITIONS UNDER WHICH RELOCATION PAYMENTS WILL BE MADE, AND ESTABLISHING _ ALLOCATION AREA FOR PURPOSES OF TAX INCREMENTAL FINANCING. STATEMENT OF PURPOSE AND INTENT WHEREAS, the South Bend Redevelopment Commission ( "Commission) is the governing board of the South Bend, Indiana, Department of Redevelopment ( "Department. "), and exists and operates under the provisions of I.C. 36 -7 -14, as amended from time to time ( "Act. "); and WHEREAS, the Commission, by authority of the Act and former Redevelopment law, has previously found the following areas within the City of South Bend, St. Joseph County, Indiana ( "South Bend "), to be blighted within the meaning of the Act and has adopted the following resolutions pursuant to the Act on the following dates: I. A. Studebaker Corridor Development Area (Original): A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph County, Indiana, and being more particularly described as follows: Beginning at the intersection of the centerline of Prairie Ave. and the northerly right -of -way line of the New York Central Railroad; thence, southeasterly along said line to the southeast corner of Lot #20 in the recorded plat of "Martin & Tutt's Addition to the City of South Bend "; as recorded in the records of said county; thence, southeasterly to the southwest corner of Lot #12 in said plat; thence, east along the line between Lots 12 & 13 in said plat to the centerline of a north -south alley lying between Main and Michigan Streets; thence, south along said centerline to the centerline of the first alley north of Tutt Street; thence, east along said line 35.00 ft. to the centerline of the first alley west of Michigan Street; thence, south to the centerline of Sample Street; thence, west along said centerline to the alley lying between Michigan and Main Streets; thence, south along said line to the centerline of Indiana Street; thence, west along said. line to the centerline of Franklin Street; thence, north along said line to the centerline of the South Bend & St. Joseph Railroad; thence, west along said line to the centerline of Kendall Street; thence, north along said line to the centerline of Cotter Street; thence, west along said line to the centerline of Prairie Ave.; northeasterly along said line to the centerline of Chapin Street as shown on the recorded plat of "Lnter Belt Industrial Park" as recorded in Book 21 of plats on Page 1 in the records of said county; thence, north along said line to the centerline of Prairie Ave. as shown on said plat; thence east along said line 363.11 ft. to a point of curvature; thence around a 286.48 ft. radius curve to the left an arc distance of 302.26 ft. to a point of tangent; thence, northeasterly along said centerline to the paint of beginning. Declared by Resolution No. 762, adopted January 10, 1986; confirmed by Resolution No. 764, adopted February 14, 1986; amended by Resolution No. 801, adopted April 24, 1987; confirmed by Resolution No. 804, adopted June 26, 1987; amended by Resolution No. 809, adopted August 28, 1987; confirmed by Resolution No. 816, adopted October 23, 1987; amended by Resolution No. 937, adopted June 27, 1990; amended by Resolution No. 962, adopted November 9, 1990; c1 'kih Yf wr ` 93209'7'7 RESOLUTION NO. 1151 RESOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSION DESIGNATING THE SAMPLE -EWING DEVELOPMENT AREA, DECLARING THE SAMPLE.. -EWING DEVELOPMENT AREA TO BE BLIGHTED, APPROVING A DEVELOPMENT PLAN AND CONDITIONS UNDER WHICH RELOCATION PAYMENTS WILL BE MADE, AND ESTABLISHING _ ALLOCATION AREA FOR PURPOSES OF TAX INCREMENTAL FINANCING. STATEMENT OF PURPOSE AND INTENT WHEREAS, the South Bend Redevelopment Commission ( "Commission) is the governing board of the South Bend, Indiana, Department of Redevelopment ( "Department. "), and exists and operates under the provisions of I.C. 36 -7 -14, as amended from time to time ( "Act. "); and WHEREAS, the Commission, by authority of the Act and former Redevelopment law, has previously found the following areas within the City of South Bend, St. Joseph County, Indiana ( "South Bend "), to be blighted within the meaning of the Act and has adopted the following resolutions pursuant to the Act on the following dates: I. A. Studebaker Corridor Development Area (Original): A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph County, Indiana, and being more particularly described as follows: Beginning at the intersection of the centerline of Prairie Ave. and the northerly right -of -way line of the New York Central Railroad; thence, southeasterly along said line to the southeast corner of Lot #20 in the recorded plat of "Martin & Tutt's Addition to the City of South Bend "; as recorded in the records of said county; thence, southeasterly to the southwest corner of Lot #12 in said plat; thence, east along the line between Lots 12 & 13 in said plat to the centerline of a north -south alley lying between Main and Michigan Streets; thence, south along said centerline to the centerline of the first alley north of Tutt Street; thence, east along said line 35.00 ft. to the centerline of the first alley west of Michigan Street; thence, south to the centerline of Sample Street; thence, west along said centerline to the alley lying between Michigan and Main Streets; thence, south along said line to the centerline of Indiana Street; thence, west along said. line to the centerline of Franklin Street; thence, north along said line to the centerline of the South Bend & St. Joseph Railroad; thence, west along said line to the centerline of Kendall Street; thence, north along said line to the centerline of Cotter Street; thence, west along said line to the centerline of Prairie Ave.; northeasterly along said line to the centerline of Chapin Street as shown on the recorded plat of "Lnter Belt Industrial Park" as recorded in Book 21 of plats on Page 1 in the records of said county; thence, north along said line to the centerline of Prairie Ave. as shown on said plat; thence east along said line 363.11 ft. to a point of curvature; thence around a 286.48 ft. radius curve to the left an arc distance of 302.26 ft. to a point of tangent; thence, northeasterly along said centerline to the paint of beginning. Declared by Resolution No. 762, adopted January 10, 1986; confirmed by Resolution No. 764, adopted February 14, 1986; amended by Resolution No. 801, adopted April 24, 1987; confirmed by Resolution No. 804, adopted June 26, 1987; amended by Resolution No. 809, adopted August 28, 1987; confirmed by Resolution No. 816, adopted October 23, 1987; amended by Resolution No. 937, adopted June 27, 1990; amended by Resolution No. 962, adopted November 9, 1990; amended by Resolution No. 986, adopted April 12, 1991, in which the Studebaker Corridor Development Area was expanded to add the following described property: B. Studebaker Corridor Development Area (Expansion Areal A parcel of land being part of the City of South Bend, Portage Township, St. Joseph County, Indiana, and being more particularly described as follows: Beginning at a point on the centerline of Indiana Avenue and its intersection with the West right -of -way line of Michigan Street extended South; thence North 00 000115" West along the West right -of -way line of Michigan Street and its said extension, 2636.58 feet to the centerline of Sample Street; thence South 89 °54'56" East along said centerline, 50.00 feet to the centerline of Michigan Street; thence North 00 003123" West along said centerline, 1393.28 feet; thence North 89 051146" West along the centerline of an East -West alley, 222.00 feet; thence South 00 005140" East along the centerline of an existing North -South alley, 893.08 feet to the centerline of an existing East -West alley; thence North 88 051104" East along said centerline 35.00 feet; thence South 00 006126" East along the centerline of an existing North -South alley, 501.16 feet to the centerline of Sample. Street; thence North 89 054156" West along said centerline 36.03 feet to the centerline of an existing North -South alley; thence South 00 000143" West along the centerline of a North -South alley 2638.14 feet to the centerline of Indiana Avenue; thence North 89 °34104" East along said centerline, 172.75 feet to the Point of Beginning. Containing 17.119 acres, thereby expanding the Studebaker Corridor Development Area as follows: C. Studebaker Corridor Development Area (Expanded): A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph County, Indiana and being more particularly described. as follows: Beginning at the point of intersection of the centerline of Prairie Avenue and the Northerly right -of -way line of the New York Central Railroad; thence South 82 011'02" East, 101.40 feet; thence South 86 °50151" East, 879.41 feet to a point on the West right -of -way line of Lafayette Street; thence South 87 °31130" East, 82.59 feet to a point on the East right -of -way line of said street; thence South 83 011'17" East, 166.36 feet to the Southeast corner of Lot Number 29 in the Recorded Plat of "Martin & Tutt's Addition to the City of South Bend" as recorded in the records of said county; thence South 89 053120" East, 179.12 feet to the Southeast corner of Lot 20 in said plat; thence South 56 018116" East, 119.30 feet to the Southwest corner of Lot number 12 in said plat; thence south 89 051146" East, along the line between Lots numbered 12 and 13 in said plat extended, 394.00 feet to the centerline of Michigan Street; thence south 00 003123" East along said centerline, 1393.28 feet to the centerline of Sample Street; thence North 89 054156" West along said centerline, 50.00 feet; thence South 00 °00115" East along the Northerly extension of the West right -of -way line of Michigan Street and said West . right -of -way line, 2636.58 feet to its intersection with the centerline of Indiana.Avenue; thence South 89 °34104" West along said centerline, 1242.87 feet to the centerline of Franklin Street; thence North 00 013139" East along said centerline, 467.25 feet to the centerline of the South Bend and St. Joseph Railroad; thence North 89 040141" West along said centerline, 1446.96 feet to the centerline of Kendall Street; thence North 00 020129" East along said centerline, 626.65 feet to the centerline of Cotter Street; thence North -2- 89 024121" West along said. centerline, 894.73 feet to the centerline of Prairie Avenue; thence North 28 035'29" East along said centerline, 1253.48 feet and North 00 011'41" West, 915.49 feet and North 89 °53119" East, 363.11 feet to a point of curvature; thence around a 286.48 foot radius curve to the left an arc distance of 302.26 feet to the end of a chord which bears North 59 039144" East and having a chord distance of 288.43 feet; thence continuing along said centerline North 29 °26109" East, 142.63 feet and North 29 031140" East, 912.61 feet to the Point of Beginning. Containing 249.60 acres.. Further amended by Resolution No. 1044, adopted April 10, 1992, and further amended by Resolution No. 1099, adopted October 16, 1992. II. A. Rum Village Industrial Park (Original) A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph.County, Indiana and being more particularly described as follows, viz: Commencing at a point formed by the intersection of the east right -of -way line of Olive Street and the south right-of-way line of Calvert Street; thence west along said south right -of -way line of Calvert Street to west line of the east 1/2 of the Southwest Quarter (1/4) of Section Fifteen (15) Township Thirty -seven (37) North, Range Two (2) East; thence south to a point (intersecting with the present city limits) two hundred (200) feet south of the north line of Section Twenty -two (22) Township Thirty -seven (37) North, Range Two (2) East; thence west (along present City limits) to the east line of Section Twenty -one (21), Township Thirty -seven (37) North, Range Two (2) East; thence north (intersecting with the present city limits) to the south line of Section Sixteen (16), Township thirty -seven (37) North, Range Two (2) East; thence (along the present city limits) west along the south line of said Section Sixteen (16) to the west line of the Southeast Quarter (1/4) of said Section Sixteen (16); thence north (along the present city limits) along the west line of the Southeast Quarter (1/4) of said Section Sixteen (16) to the Northeast corner of the Southeast Quarter (1/4) of the Southwest Quarter (1/4) of said Section Sixteen (16); thence west (along the present city limits) to the northwest corner of the Southeast Quarter (1/4) of the Southwest Quarter (1/4) of said Section Sixteen (16); thence north 1800 feet, more or less, (along the present city limits) to the north right -of -way line of the abandoned Michigan Central Railroad; thence west (along the present city limits) along said right -of -way line to the west line of Section Sixteen (16); thence north 975 feet, more or less, along the west line of said Section Sixteen (16) to the south line of Belleville Gardens Second Addition; thence east 1985 feet, more or less; thence south 30 feet, more or less; thence east 535 feet, more or less; thence south 100 feet, more or less; thence east to the west line of the west one -half (1/2) of Section Fifteen (15), Township Thirty -seven (37) North, Range Two (2) East; thence south. 800 feet, more or less, along the west line of said Section Fifteen (15) to the north right -of -way line of the Penn Central Railroad (Old Pennsylvania Railroad); thence east along said railroad right -of -way to the east line of the west one -half (1/2) of the Northwest Quarter (1/4) of said Section Fifteen (15); thence south 550 feet, more or less, along the said east line of the west one -half (1/2) of the Northwest Quarter (1/4) of said Section Fifteen (15) to the north right -of -way line of the New Jersey, Illinois and. Indiana Railroad right -of -way; thence east along said railroad right -of -way line to the east right -of -way line of Olive Street; thence south along said right -of -way line to the point of beginning. -3- Declared by Resolution No. 650, adopted December 18, 1981; confirmed by Resolution No. 654, adopted February 19, 1982; amended by Resolution No. 718, adopted October 12, 1984; confirmed by Resolution. No. 722, adopted December 21, 1984; amended by Resolution No. 783, adopted September 12, 1986; in which the Rum Village. Industrial Park was expanded to add the following described property: B. Rum. Village Industrial Park (Expansion Area): A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph County, Indiana and being more particularly described as follows, viz: Commencing at a point formed by the intersection of the west right -of -way line of Kaley Street (extended) and the north right -of -way line of the Penn. Central Railroad; thence east to the east right -of -way line of Olive Street; thence south along said right -of -way to the north right -of -way line of the New Jersey, Illinois and Indiana Railroad; thence southwest and west along said right -of -way to the west right -of -way line of Kaley Street (extended); thence north along said right -of -way to the point of beginning; confirmed by Resolution No. 786, adopted October 10, 1986, in which the Rum Village Industrial Park was expanded as follows: C. Rum Village Industrial Park (Expanded): A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph County, Indiana and being more particularly described as follows: Commencing at a point formed by the intersection of the East right -of -way line of Olive Street and the South right -of -way line of Calvert Street; thence West along said South right -of -way line of Calvert Street to the West line of the East 1/2 of the Southwest Quarter (1/4) of Section. Fifteen (15) Township Thirty -seven (37) North, Range Two (2) East thence South to a point (intersecting with the present city limits) two hundred (200) feet South of the North line of Section Twenty -two (22) Township Thirty -seven (37) North, Range Two (2) East; thence West (along present city limits) to the East line of Section Twenty -One (21), Township Thirty -seven (37) North, Range Two (2) East; thence North (intersecting with the present city limits) to the South line of Section Sixteen (16), Township Thirty -seven (37) North, Range Two (2) East, thence West (along the present city limits) along the South line of said Section.Sixteen (16) to the West line of the Southeast Quarter (1/4) of said. Section Sixteen (16); thence North (along the present city limits) along the West line of the Southeast Quarter (1/4) of said Section Sixteen (16) to the Northeast corner- of the Southeast Quarter. (1/4) of the Southwest Quarter (1/4) of said Section Sixteen (16); thence West (along the present city limits) to the Northwest corner of the Southeast Quarter (1/4) of the Southwest Quarter (1/4) of said Section Sixteen (16); thence North 1,800 feet, more or less, (along the present city limits) to the North right -of -way line of the abandoned Michigan Central Railroad; thence West (along the present city limits) along said right -of -way line to the West line of said Section Sixteen (16); thence North 975 feet, more or less, along the west line of said Section Sixteen (16) to the South line of Belleville Gardens Second Addition; thence East 1,985 feet, more or less; thence South 30 feet, more or less; thence East 535 feet, more or less; thence south 100 feet, more or less; thence East to the West line of the West one -half (1/2) of Section Fifteen (15), Township Thirty -seven (37) North, Range Two (2) East; thence south 800 feet, more or less, along the West line of said Section Fifteen (15) to the North right -of -way line of the Penn Central Railroad (Old Pennsylvania Railroad_); thence -4- East along said railroad right -of -way to the East right -of -way line of Olive Street; thence south along said right -of -way line to the point of beginning; amended by Resolution No. 810, adopted August 28, 1987; confirmed by Resolution No. 817, adopted October 23, 1987; and WHEREAS, the Department has conducted surveys and investigations and has thoroughly studied the Studebaker Corridor Development Area (Expanded) and the Rum Village Industrial Park (Expanded), and the Commission finds that those areas remain blighted to the extent that such blighting conditions cannot be corrected by regulatory process or by the ordinary operations of private enterprise without resort to the provisions of the Act, and that the public health and welfare would be benefited by the continued acquisition in and redevelopment of such areas under the provisions of the Act; and WHEREAS, the Department has conducted surveys and investigations and has thoroughly studied that area within South Bend hereby designated as Expansion Area No. 1, more particularly described as follows: Expansion Area No. 1 That part of Sections 10, 11, 12, 13, 14, 15, 16, 21, 22, 23 and 24 in Township 37 North, Range 2 East, and Section 18 in Township 37 North, Range 3 East all in St. Joseph County, Indiana which is described as: Beginning at the intersection of the Centerline line of Michigan Street (99.00 ft. wide) and the South Right of Way line of Sample Street extended West,; thence North along said Centerline of Michigan Street to its intersection with the Northerly Right of Way line of the Conrail Railway (formerly Penn Central Railroad) extended East; thence Westerly and Northwesterly along said Northerly Right of Way line to the Southeast Corner of Lot 1 in the unrecorded plat of "GUILDFOYLE.'S ADDITION" and the West Right of Way line of Arnold Street; thence South along the West Right of Way line of Arnold Street to the North Right of Way of Sample Street, said point being the Southeast Corner of Lot # 48 in the recorded plat of "ARNOLD & WEBSTER'S SUB- DIVISION OF BANK OUTLOT #103" as recorded in the records of said county; thence West along the North Right of Way line of Sample Street to the intersection of the Northwesterly Right of Way line of the New Jersey, Indiana and Illinois Railroad; thence Southwesterly along said Northwesterly Right of Way line to a point which is 300 ft. more or less South of the North Right of Way line of Meadow Lane extended East, said line. being the North line of Meadow Lane as recorded in the plat of "BELLEVILLE GARDENS 2ND UNIT "; thence West an a line which is. parallel to and 300 ft. more or less South of said extended North Right of Way line of Meadow Lane to a point which is 100 ft.. more or less, South, from the South terminus point of Sheridan. Avenue; thence North 100 ft. more or less to said South terminus point; thence West, 535 ft. more or less to a point which is 30 ft. more or less, South, from the Southeast corner of the recorded plat of "BELLEVILLE GARDENS 2ND UNIT" as recorded in the records of said. County; thence North 30 ft. more or less to said Southeast Corner; thence West, 1985 ft. more or less along the South line of said "BELLEVILLE GARDENS 2ND UNIT" to the West line of said Section 16; thence South along the West line of said Section to the West quarter Post of said Section 16; thence East along the East and West quarter line of said Section to the Northeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence South along the East line of the Northwest quarter of the Southwest quarter of said Section to the Southeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence East along the North line of the South.half of the Southwest quarter of said Section to the Northeast Corner of the South half of the Southwest quarter of said Section; thence South along the North and South quarter line of said Section to -5- the quarter corner common to said Sections 16 and 21; thence East along the South line of said Section 16 to the West Right of Way line of New Energy Drive; thence South along said Right of Way line to a point 200 ft. South of the north line of said Section 21; thence East parallel with and 200 ft. South of the North line of said Section 21 and 22 to a Point 200.00 ft. South of the Northeast Corner of the West half of the Northwest quarter of said Section 22; thence South along the East line of the West half of the Northwest quarter of said Section,22 to the North Right of Way Line of Prairie Avenue ( S.R. # 23); thence Northeasterly along said Right of Way line to the East Right of Way line of Olive Street; thence South to the Northwest Corner of Lot 1 in the recorded plat of "BOOCHER MINOR SUBDIVISION" as recorded in the records of said County; thence Northeasterly along the Southerly Right of Way line of Prairie Ave. (S.R. # 23) to the intersection of the South Right of Way line of Ewing Ave.; thence East along the South Right of Way of Ewing Ave. to the intersection of the East Right of Way line of Morris Street extended South; thence North along the East Right of Way of Morris Street and its extension South to the South Right, of Way of Donald Street; thence East along the South Right of Way of Donald Street to the Northwest Corner of Lot # 52 in the recorded plat of "PRAIRIE AVENUE LAND CO'S lst ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Northwest Corner of Lot #66 in said Plat; thence East along the South line of Calvert Street (60.00 ft. wide) extended to the East Right of Way line of Webster Street; thence North along the East Right of Way line of Webster Street to the South Right of Way line of Bruce Street (60.00 ft. wide); thence East along the South Right of Way of Bruce Street to the West Right of Way of Kemble Street; thence South along the West Right of Way of Kemble Street to the South line of the first Public Alley lying South of Calvert Street extended West to the West line of Kemble Street; thence East along the South line of said Public Alley (12 ft. wide) and its extension to the West, to the West Right of Way line of Chapin Street; thence South along said line to the South Right of Way line of Sherrill Street extended West to the West line of Chapin Street; thence East along the South Right of Way line of Sherrill Street and its Westerly extension to the Northeast Corner of Lot #53 in the recorded plat of "SHIVELY'S ADDITION" as recorded in the records of said County, said point being on the West line of Kendall Street; thence South along the West line of Kendall Street to the Northeast Corner of Lot # 45 in said "SHIVELY'S ADDITION"; thence East along the South Right of Way of Donald Street (50.00 ft. wide) to the Northeast Corner of Lot #254 in said "SHIVELY'S ADDITION"; thence South along the West Right of Way line of William Street and its extension to the South to the South Right of Way line of Ewing Ave.; thence East along the South Right of Way line of Ewing Ave. to the Northwest Corner of Lot #1 in the recorded plat of "WEIDLER'S FIRST ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its, extension South to the Southwest Corner of Lot # 6 in the recorded plat of "OAK PARK FOURTH ADDITION" as recorded in the records of said County; thence West al.ong the North line of a 14 ft. wide Public Alley to the Southwest corner of Lot #103 in said addition; thence North along the West line of said Lot to the Northwest Corner thereof; thence East along the North line of said Lot (South line of Donald Street) to the Northwest Corner of Lot #4 in said addition; thence North along the East Right of Way line of a 14 ft. wide Public Alley and its Southerly extension to the North line of Calvert Street (60 ft. wide); thence East along the North line of Calvert Street to the Southwest Corner of Lot # 94 in the recorded plat of "SOUTH EAST ADDITION" as recorded in the records of said County; thence North along the West line of Lots 94, 93, 46, 45 and said West line of Lot 45 extended North in said addition to the North Right of Way line of Milton Street (50.00 ft. wide); thence West to the Southwest Corner of Lot #44 in said "SOUTH EAST ADDITION"; thence North along the East line of a 14 ft. wide Public Alley and its extension North to the North line of Dayton Street (60.00 ft. wide); thence West along -7- the North line of said Dayton Street to the Southwest Corner of Lot # 76 in the recorded plat of "OAK PARK 2nd ADDITION" as recorded in the records of said County; thence North along the East Right of Way line of Dale Ave. (50.00 ft. wide) to the Northwest Corner of Lot # 70 in said "OAK PARK 2nd ADDITION "; thence East along the South Right of Way line of Dubail Avenue to the Northwest Corner of Lot #57 in said "OAK PARK 2nd ADDITION "; thence North to the Southwest Corner of Lot #8 in the recorded plat of "OAK PARK ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley to the Northwest Corner of Lot #35 in the recorded plat of "WENGER & KRIEGHBAUM'S 2ND ADDITION" as recorded in the records of said County; thence East along the North line of said Lot extended East to the East Right of Way Line of Miami Street; thence North along the East Right of Way line of said Miami Street and extending said line North to the Southerly shore of j the St. Joseph River; thence Northwesterly along the shore of said St. Joseph River to a point on the Southerly Right.of Way line of Sample Street (Old Eddy Street) said point also being the Northeasterly corner of a parcel of ground with a tax . identification number of 18 -7017 -0719 as shown on the St. Joseph County, Indiana Auditor's records on March 19, 1993; thence Southwesterly and Westerly along the Southerly Right of Way line of Sample Street to the Point of Beginning. EXCEPTING THEREFROM; A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph County, Indiana and being more particularly described as follows: Commencing at a point formed by the intersection of the East right -of -way line of Olive Street and the South right -of -way line of Calvert Street; thence West along said South right -of -way line of Calvert Street to the West line of the East Half of the Southwest Quarter of Section 15, Township 37 North, Range 2 East; thence South to a point (intersecting with the present city limits) 200 feet South of the North line of Section 22, Township 37 North, Range 2 East; thence West (along present city limits) to the East line of Section 21, Township 37 North, Range 2 East; thence North (intersecting with the present city limits) to the South line of Section 16, Township 37 North, Range 2 East; thence West (along the present city limits) along the South line of said Section 16 to the West line of the Southeast Quarter of said Section 16; thence North (along the present city limits) along the West line of the Southeast Quarter of said Section 16 to the Northeast corner of the Southeast Quarter of the Southwest Quarter of sai.d Section 16; thence West (along the present city limits) to the Northeast corner of the Southeast Quarter of the Southwest Quarter of said Section 16; thence North 1,800 feet, more or less, (along the present city limits) to the North right -of -way line of the abandoned Michigan Central Railroad; thence West (along the present city limits) along said right -of -way line to the West line of said Section 16; thence North 975 feet, more or less, along the West line of said Section 16 to the South line of Bellville Gardens Second Addition; thence East 1,985 feet, more or less; thence South 30 feet, more or less; thence East 535 feet, more or less; thence South 100 feet, more or less; thence East to the West line of the West Half of Section 15, Township 37 North, Range 2 East; thence South 800 feet, more or less, along the West line of said Section 15 to the North right -of -way line of the Penn Central Railroad (Old Pennsylvania Railroad); thence East along said railroad right -of -way to the East right -of -way line of Olive Street; thence South along said right -of -way line to the point of beginning. ALSO EXCEPTING THEREFROM:. A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph County, Indiana and.being more particularly described as follows: Beginning at the point of intersection of the Centerline of Prairie Avenue and the Northerly right -of -way line of the New York Central Railroad; thence South 82 °- 11' -02" East, 101.40 feet; thence South 86 °- 50' -51" East, 879.41 feet to ' a point on the West right -of -way line of Lafayette Street; thence -7- WHEREAS, upon such surveys, investigations, and studies being made, the Commission finds that the Expansion Area No. 1 has become blighted to an extent that such blighting conditions cannot be corrected by regulatory process or by the ordinary operations of private enterprise without resort to the provisions of the Act and that the public health and welfare would be benefited by the acquisition and redevelopment of such area under the provisions of the Act; and WHEREAS, the Commission finds that in order to facilitate and enhance the replanning, redevelopment, and disposition of property within the above - described blighted area in the manner that best serves the social and economic interest of South Bend and its inhabitants, it is necessary and desirable to amend and merge the above - described blighted areas for all purposes under the Act by expanding the boundaries of each described blighted area to make the boundaries of each area co- terminus with the following- described area. within South Bend, which shall hereafter be referred to as the Sample -Ewing Development Area: Sample -Ewing Development Area That part of Sections 10, 11, 12, 13, 14, 15, 16, 21, 22, 23 and 24 in Township 37 North, Range 2 East, and Section 18 in Township 37 North, Range 3 East all in St. Joseph County, Indiana which is described as: Beginning at the intersection of the Centerline line of Michigan. Street (99.00 ft. wide) and the South Right of Way line of Sample Street extended West,; thence.North along said Centerline of Michigan Street to its intersection with the Northerly Right of Way line of the Conrail. Railway (formerly Penn Central Railroad) extended.East; thence Westerly and Northwesterly along said Northerly Right of Way line to the Southeast Corner of Lot 1 in the unrecorded.plat of "GUILDFOYLE'S ADDITION" and the West Right of Way line of Arnold Street; thence South along the West Right of Way line of Arnold Street to the North South 870- 31' -30" East, 82.59 feet to a point on the East right -of -way line of said street; thence South 83°- 11' -17" East, 166.36 feet to the Southeast corner of Lot #29 in the Recorded Plat of "Martin & Tutt's Addition to the City of South Bend" as recorded.in the records of said county; thence South 89 °- 53' -20" East, 179.12 feet to the Southeast corner of Lot 20 in said plat; thence South 560- 18' -16" East, 119.30 feet to the Southwest corner of Lot #12 in said plat; thence South 89 °- 51' -46" East, along the line between Lots #12 & 13 in said plat extended, 394.00 feet to the Centerline of Michigan Street; thence South 000- 03' -23" East along said Centerline, 1393.28 feet to the Centerline of Sample Street; thence North 89 °- 54' -56" West along E said Centerline, 50.00 feet; thence South 00°- 00' -15" East along the Northerly extension of the West right -of -way line of Michigan Street and said West right -of -way line, 2636.58 feet to its intersection with the Centerline of Indiana Avenue; thence South 890- 34' -04" West. along said Centerline, 1242.87 feet to the Centerline of Franklin Street; thence North 000- 13' -39" East I along said Centerline, 467.25 feet to the Centerline of the South Bend and St. Joseph Railroad; thence North 89 °- 40' -41" West along said Centerline, 1446.96 feet to the Centerline of Kendall Street; thence North 000- 20' -29" East along said Centerline, y 626.65 feet to the Centerline of Cotter Street; thence North ' 890- 24' -21" West along said Centerline, 894.73 feet to the Centerline of Prairie Avenue; thence North 280- 35' -29" East along said Centerline, 1253.48 feet and North 00°- 11' -41" West, 915.49 feet and North 890- 53' -19" East, 363.11 feet to a point of I curvature; thence around a 286.48 foot radius curve to the left . an arc distance of 302.26 feet to the end of a chord which bears North 590- 39' -44" East and having a chord distance of 288.43 feet; thence continuing along said Centerline North 290- 26' -09" East, 142.63 feet and North 290- 31' -40" East, 912.61 feet to the point of beginning, and; WHEREAS, upon such surveys, investigations, and studies being made, the Commission finds that the Expansion Area No. 1 has become blighted to an extent that such blighting conditions cannot be corrected by regulatory process or by the ordinary operations of private enterprise without resort to the provisions of the Act and that the public health and welfare would be benefited by the acquisition and redevelopment of such area under the provisions of the Act; and WHEREAS, the Commission finds that in order to facilitate and enhance the replanning, redevelopment, and disposition of property within the above - described blighted area in the manner that best serves the social and economic interest of South Bend and its inhabitants, it is necessary and desirable to amend and merge the above - described blighted areas for all purposes under the Act by expanding the boundaries of each described blighted area to make the boundaries of each area co- terminus with the following- described area. within South Bend, which shall hereafter be referred to as the Sample -Ewing Development Area: Sample -Ewing Development Area That part of Sections 10, 11, 12, 13, 14, 15, 16, 21, 22, 23 and 24 in Township 37 North, Range 2 East, and Section 18 in Township 37 North, Range 3 East all in St. Joseph County, Indiana which is described as: Beginning at the intersection of the Centerline line of Michigan. Street (99.00 ft. wide) and the South Right of Way line of Sample Street extended West,; thence.North along said Centerline of Michigan Street to its intersection with the Northerly Right of Way line of the Conrail. Railway (formerly Penn Central Railroad) extended.East; thence Westerly and Northwesterly along said Northerly Right of Way line to the Southeast Corner of Lot 1 in the unrecorded.plat of "GUILDFOYLE'S ADDITION" and the West Right of Way line of Arnold Street; thence South along the West Right of Way line of Arnold Street to the North Right of Way of Sample Street, said point being the Southeast Corner of Lot # 48 in the recorded plat of "ARNOLD & WEBSTER'S SUB - DIVISION OF BANK OUTLOT #103" as recorded in the records of said county; thence West along the North Right of Way line of Sample Street to the intersection of the Northwesterly Right of Way line a of the New Jersey, Indiana and Illinois Railroad; thence Southwesterly along said Northwesterly Right of Way line to a point which is 300 ft. more or less South of the North Right of Way line of Meadow Lane extended East, said line being the North line of Meadow Lane as recorded in the plat of "BELLEVILLE GARDENS 2ND UNIT "; thence West on a line which is parallel to and 300 ft. more or less South of said extended North Right of Way line of Meadow Lane to a point which is 100 ft. more or less? South, from the South terminus point of Sheridan 3. Avenue; thence North 100 ft. more or less to said South terminus point; thence West, 535 ft. more or less to a point which is 30 ft. more or less, South, from the Southeast corner of the recorded plat of "BELLEVILLE GARDENS 2ND UNIT" as recorded in the records of said County; thence North 30 ft. more or less to said Southeast Corner; thence West, 1985 ft. more or less along the South line of said "BELLEVILLE GARDENS 2ND UNIT" to the West line of said Section 16; thence South along the West line of said Section to the West quarter Post of said Section 16; thence East along the East and West quarter line of said Section to the Northeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence South along the East line of the Northwest quarter of the Southwest quarter of said Section to the Southeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence East along the North line of the South half of the Southwest quarter of said Section to the Northeast Corner of the South half of the Southwest quarter of said Section; thence South along the North and South quarter line of said Section to the quarter corner common to said Sections 16 and 21; thence East along the South line of said Section 16 to the West Right of Way line of New Energy Drive; thence South along said Right of Way line to a point 200 ft. South of the north line of said f Section 21; thence East parallel with and 200 ft. South of the North line of said Section 21 and 22 to a Point t 200.00 ft. South of the Northeast Corner of the West half of the Northwest quarter of said Section 22; thence South along the East line of the West half of the Northwest quarter of said Section 22 to the North Right of Way Line of Prairie Avenue ( S.R. # 23); thence Northeasterly along said Right of Way line to the East Right of Way line of Olive Street; thence South to the Northwest Corner of Lot 1 in the recorded plat of "BOOCHER MINOR SUBDIVISION" as recorded in the records of said County; thence Northeasterly along the Southerly Right of Way line of Prairie Ave. (S.R. # 23) to the intersection of the South Right of Way line of Ewing z Ave.; thence East along the South Right of Way of Ewing Ave. to the intersection of the East Right of Way line of Morris Street extended South; thence North along the East Right of Way of Morris Street and its extension South to the South Right of Way of Donald Street; thence East along the South Right of Way of Donald Street to the Northwest Corner of Lot # 52 in the recorded plat of "PRAIRIE AVENUE LAND CO'S 1st ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Northwest Corner of Lot #66 in said Plat; thence East along the South line of Calvert Street (60.00 ft. wide) extended to the East Right of Way line of Webster Street; thence North along the East Right of Way line of Webster Street to the South Right of Way -10- line of Bruce Street (60.00 ft. wide); thence East along the South Right of Way of Bruce Street to the West Right of Way of Kemble Street; thence South along the West Right of Way of Kemble Street to the South line of the Aw first Public Alley lying South of Calvert Street extended West to the West line of Kemble Street; thence East along the South line of said Public Alley (12 ft. wide) and its extension to the West, to the West Right of Way line of Chapin Street; thence South along said line to the South Right of Way line of Sherrill Street extended West to the West line of Chapin Street; thence East along the South Right of Way line of Sherrill Street and its Westerly extension to the Northeast Corner of Lot #53 in the recorded plat of "SHIVELY'S ADDITION" as recorded in the records of said County, said point being on the West line of Kendall Street; thence South along the West line of Kendall Street to the Northeast Corner of Lot # 45 in said "SHIVELY'S ADDITION"; thence East along the South Right of Way of Donald Street (50.00 ft. wide) to the Northeast Corner of Lot #254 in said "SHIVELY'S ADDITION"; thence South along the West Right of Way line of William Street and its extension to the South to the South Right of Way line of Ewing Ave.; thence East along the South Right of Way line of Ewing Ave. to the Northwest Corner of Lot #1 in the recorded plat of "WEIDLER'S FIRST ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Southwest Corner of Lot # 6 in the recorded plat of "OAK PARK FOURTH ADDITION" as recorded in the records of said County; thence West along the North line of a 14 ft. wide Public Alley to the Southwest corner of Lot #103 in said addition; thence North along the West line of said Lot to the Northwest Corner thereof; thence East along the North line of said Lot (South line of Donald Street) to the Northwest Corner of Lot #4 in said addition; thence North along the East Right of Way line of a 14 ft. wide Public Alley andits Southerly extension to the North line of Calvert Street (60 ft. wide); thence East along the North line of Calvert Street to the Southwest Corner of Lot # 94 in the recorded plat of "SOUTH FAST ADDITION" as recorded in the records of said County; thence North along the West line of Lots 94, 93, 46, 45 and said West line of Lot 45 extended North in said addition to the North Right of Way line of Milton Street (50.00 ft. wide); thence West to the Southwest Corner of Lot #44 in said "SOUTH EAST ADDITION"; thence North along the East line of a 14 ft. wide Public Alley and its extension North to the North line of Dayton Street (60.00 ft. wide); thence West along the North line of said Dayton Street to the Southwest Corner of Lot # 76 in the recorded plat of "OAK PARK 2nd ADDITION" as recorded in the records of said County; thence North along the East Right of Way line of Dale Ave. (50.00 ft. wide) to the Northwest Corner of Lot # 70 in said "OAK PARK 2nd ADDITION"; thence East along the South Right of Way line of Dubail Avenue to the Northwest Corner of Lot #57 in said "OAK PARK 2nd ADDITION"; thence North to the Southwest Corner of Lot #8 in the recorded plat of "OAK PARK ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley to the Northwest Corner of Lot #35 in the recorded plat of "WENGER & KRIEGHBAUM'S 2ND ADDITION" as recorded in the records of said County; thence East along the North line of said Lot extended East to the East Right of Way Line of Miami Street; thence North along the East Right of Way line of said Miami Street and extending said line North to the Southerly shore of the St. Joseph River; thence Northwesterly along the shore of said St. Joseph River to a point on the Southerly Right of Way line of Sample -10- Street (Old Eddy Street) said point also being the Northeasterly corner of a parcel of ground with a tax identification number of 18- 7017 -0719 as shown on the ' St. Joseph County, Indiana Auditor's records on March . taw 19, 1993; thence Southwesterly and Westerly along the Southerly Right of Way line of Sample Street to the Point of Beginning, and; WHEREAS, maps and plats have been prepared which show the boundaries of the Sample -Ewing Development Area, the location of the various parcels of property, streets, alleys, and other features affecting the acquisition, clearance, replatting, replanning, rezoning, or redevelopment of the Sample -Ewing Development Area, indicating any parcels of property to be excluded from acquisition, and the parts of the area acquired that are to be devoted to public ways, levees, sewerage, parks, playgrounds, and other public purposes . under the development plan for the Area; and WHEREAS, lists have been prepared indicating that no parcels of property are proposed to be acquired within. the Sample -Ewing Development Area at the present time, and, therefore, no appraisals have been made of the fair value of any parcels in the Sample -Ewing Development Area at this time; and WHEREAS, there was presented to this meeting of the Commission, for its consideration and approval, a copy of the Development Plan for the Sample -Ewing Development Area, which plan is dated April 16, 1993, and is entitled Sample -Ewing Development Area Development Plan, South Bend, Indiana, ( "Plan "); and WHEREAS, the conditions under which the Commission will make relocation payments previously has been reviewed and considered by the Commission and, by Resolution 978, adopted.February 8, 1991, the Commission elected to follow the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (420 U.S.C. 4601 -4655) and, on May 10, 1.991, approved and adopted the Department of Redevelopment Relocation Policy and the Department of Redevelopment Policy of Management of Acquired Property, to address relocation needs in all redevelopment areas, which would include the Sample -Ewing Development Area; and WHEREAS, the Development Plans for the Studebaker Corridor Development Area and the Rum Village Industrial Park all need.to be amended, merged into, and superseded by the Plan; and WHEREAS, Title VI of the Civil Rights Act of 1964, as amended, and HUD regulations effectuating that title provide that no person shall, on the grounds of race, age, sex, color, or national origin, be excluded from participation in, be denied the benefits of, or be subject to discrimination in the undertaking or carrying out of any federally assisted project; and WHEREAS, the Commission, by Resolution No. 650, adopted December 18, 1981, confirmed by Resolution No. 654, adopted February 19, 1982, amended by Resolution 71.8, adopted October 12, 1984, confirmed by Resolution No. 722, adopted December 21, 1984, further amended by Resolution No. 783, adopted September 12, 1986, confirmed by Resolution No. 786, adopted October 10, 1986, further amended by Resolution No. 810, adopted August 28, 1987, confirmed by Resolution. No. 817, adopted October 23, 1987, established the Rum Village Industrial Park Allocation Area (South Bend Allocation.Area No. 4) with respect to the allocation of real and personal property taxes levied within the Rum Village Industrial Park (Expanded); and WHEREAS, the Commission, by Resolution No. 762, adopted January 19, 1986, confirmed by Resolution No. 764 adopted February 14, 1986, and amended by Resolution No. 986, adopted April 12, 1991, established the Studebaker Corridor Allocation Area (South Bend Allocation Area No. 6) with respect to the allocation of real property taxes levied within the Studebaker Corridor Development Area ( Expanded) ; and -11 WHEREAS, the Commission, by Resolution No. 952, adopted July 27, 1990, established the Rum Village Industrial Park Enterprise Zone Fund; and WHEREAS, the Commission, by Resolution 953, adopted July 27, 1990, established the Studebaker Corridor Development Area Enterprise Zone Fund; and WHEREAS, the Department, having studied the same with respect to each taxing unit that is wholly or partly within the Sample -Ewing Allocation Area (South Bend Allocation Area No. 8), described at Paragraph 15, below, has prepared a statement disclosing the impact of the Sample -Ewing Allocation Area (South Bend Allocation Area No. 8) including: (A) The estimated economic benefits and costs incurred by the allocation area, as measured by increased employment and anticipated growth of real property assessed values, and (B) The anticipated impact on tax revenues of each taxing unit.. NOW, THEREFORE, BE IT RESOLVED BY THE SOUTH BEND REDEVELOPMENT COMMISSION AS FOLLOWS: 1. That Expansion Area No. 1, described in the 4th WHEREAS clause above, is blighted and constitutes a menace to the social and economic interest of South Bend and its inhabitants., and it will be of public utility and benefit to acquire the area and redevelop it under the Act. 2. The Studebaker. Corridor Development Area (Expanded), described at I.C. of 2nd WHEREAS clause, above, and the Rum Village. Industrial Park (Expanded), described at II.C. of the 2nd WHEREAS clause, above, each continues to be blighted and continues to constitute a menace to the social and economic interest of South Bend and its inhabitants, and it will continue to be of public utility and benefit to continue to acquire the areas and redevelop them under the Act. 3. In order to facilitate and enhance the replanning, redevelopment, and disposition of property within the above- described blighted areas in the manner that best serves the social and economic interests of South Bend and its inhabitants, each of the three blighted areas described in Paragraphs 1 and 2, above, shall be and hereby are amended and merged for all purposes under the Act by expanding the boundaries of each area to make the boundaries of each area co- terminus with the boundaries of the area described below and hereafter referred to as the Sample -Ewing Development Area: Sample -Ewing Development Area: That part of Sections 10, 11, 12, 13, 14, 15, 16, 21, 22, 23 and 24 in Township 37 North, Range 2 East, and Section 18 in Township 37 North, Range 3 East all in St. Joseph County, Indiana which is described as: Beginning at the intersection of the Centerline line of Michigan Street (99.00 ft. wide) and the South Right of Way line of Sample Street extended West,; thence North along said Centerline of Michigan Street to its intersection with the Northerly Right of Way line of the Conrail Railway (formerly Penn Central Railroad) extended East; thence Westerly and Northwesterly along said Northerly Right of. Way line to the Southeast Corner of Lot 1 in the unrecorded plat of "GUILDFOYLE'S ADDITION" and the West Right of Way line of Arnold Street; thence South along the West Right of Way line of Arnold Street to the North Right of Way of Sample Street, said point being the Southeast Corner of Lot # 48 in the recorded plat of "ARNOLD & WEBSTER'S SUB - DIVISION OF BANK OUTLOT #103" as recorded in the records of said county; thence West along the North Right of Way line of Sample Street to the intersection of the Northwesterly Right of Way line of the New Jersey, Indiana and Illinois Railroad; thence Southwesterly along said Northwesterly Right of Way -12- line to a point which is 300 ft. more or less South of the North Right of Way line of Meadow Lane extended East, said line being the North line of Meadow Lane as recorded in the plat of "BELLEVILLE GARDENS 2ND UNIT "; thence West on a line which is parallel to and 300 ft.. more or less South of said extended North Right of Way line of Meadow Lane to a point which is 100 ft. more or less, South, from the South terminus point of Sheridan Avenue; thence North 100 ft. more or less to said South terminus point; thence West, 535 ft. more or less to a point which is 30 ft. more or less, South, from the Southeast corner of the recorded plat of "BELLEVILLE GARDENS 2ND UNIT" as recorded in the records of said County; thence North 30 ft. more or less to said Southeast Corner; thence West, 1985 ft. more or less along the South line of said "BELLEVILLE GARDENS 2ND UNIT" to the West line of said Section 16; thence South along the West line of said Section to the West quarter Post of said Section 16; thence East along the East and West quarter line of said Section to the Northeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence South along the East line of the Northwest quarter of the Southwest quarter of said Section to the Southeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence East along the North line of the South half of the Southwest quarter of said Section to the Northeast Corner of the South half of the Southwest quarter of said Section; thence South along the North and South quarter line of said Section to the quarter corner common to said Sections 16 and 21; thence East along the South line of said Section 16 to the West Right of Way line of New Energy Drive; thence South along said Right of Way line to a point 200 ft. South of the north line of said Section 21; thence East parallel with and 200 ft. South of the North line of said Section 21 and 22 to a Point 200.00 ft. South of the Northeast Corner of the West half of the Northwest quarter of said Section 22; thence South along the East line of the West half of the Northwest quarter of said Section 22 to the North Right of Way Line of Prairie Avenue ( S.R. # 23); thence Northeasterly along said Right of Way line to the East Right of Way line of Olive Street; thence South to the Northwest Corner of Lot 1 in the recorded plat of "BOOCHER MINOR SUBDIVISION" as recorded in the records . of said County; thence Northeasterly along the Southerly Right of Way line of Prairie Ave. (S.R. # 23) to the intersection of the South Right of Way line of Ewing Ave.; thence East along the South Right of Way of Ewing Ave. to the intersection of the East Right of Way line of Morris Street extended South; thence North along the East Right of Way of Morris Street and its extension South to the South Right of Way of Donald Street; thence East along the South Right of Way of Donald Street to the Northwest Corner of Lot # 52 in the recorded plat of "PRAIRIE.AVENUE LAND CO'S 1st ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Northwest Corner of Lot #66 in said Plat; thence East along the South line of Calvert Street (60.00 ft. wide) extended to the East Right of Way line of Webster Street; thence North along the East Right of Way line of Webster Street to the South Right of Way line of Bruce Street (60.00 ft. wide); thence East along the South Right of Way of Bruce Street to the West Right of Way of Kemble Street; thence South along the West Right of Way of Kemble Street to the South line of the first Public Alley lying South of Calvert Street extended West to the West line of Kemble Street; thence East along the South line of said Public Alley (12 ft. wide) and its extension to the West, to the West Right -13- ,Y of Way line of Chapin Street; thence South along said line to the South Right of Way line of Sherrill Street extended West. to the West line of Chapin Street; thence East along the South Right of Way line of Sherrill Street and its Westerly extension to the Northeast Corner of Lot #53 in the recorded plat of "SHIVELY'S ADDITION" as recorded in the records of said County, said point being on the West line of Kendall Street; thence South along the West line of Kendall Street to the Northeast Corner of Lot # 45 in said "SHIVELY'S ADDITION "; thence East along the South Right of Way of ' Donald Street (50.00 ft. wide) to the Northeast Corner of Lot #254 in said "SHIVELY'S ADDITION "; thence South along the West Right of Way line of William Street and its extension to the South to the South Right of Way line of Ewing Ave.; thence East along the South Right of Way line of Ewing Ave. to the Northwest Corner of Lot #1 in the recorded plat of "WEIDLER'S FIRST ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Southwest Corner of Lot # 6 s in the recorded plat of "OAK PARK FOURTH ADDITION" as recorded in the records of said County; thence West along the North line of a 14 ft. wide Public Alley to the Southwest corner of Lot #103 in said addition; thence North along the West line of said Lot to the Northwest Corner thereof; thence East along the North line of said Lot (South line of Donald Street) to the Northwest Corner of Lot #4 in said addition; thence E North along the East Right of Way line of a 14 ft. wide Public Alley and its Southerly extension to the North line of Calvert Street (60 ft. wide); thence East along the North line of Calvert Street to the Southwest Corner of Lot # 94 in the recorded plat of "SOUTH EAST ADDITION" as recorded in the records of said County; thence North along the West line of Lots 94, 93, 46, 45 a and said West line of Lot 45 extended North in said addition to the North Right of Way line of Milton Street (50.00 ft. wide); thence West to the Southwest Corner of Lot #44 in said "SOUTH EAST ADDITION "; thence North along the East line of a 14 ft. wide Public Alley and its extension North to the North line of Dayton Street (60.00 ft. wide); thence West along the North line of said Dayton Street to the Southwest Corner of Lot # 76 in the recorded plat of "OAK PARK 2nd ADDITION" as recorded in the records of said County; thence North along the East Right of Way line of Dale Ave. (50.00 ft. wide) to the Northwest Corner of Lot # 70 in said "OAK PARK 2nd ADDITION "; thence East along the South Right of Way line of Dubail Avenue to the Northwest Corner of Lot #57 in said "OAK PARK 2nd ADDITION "; thence North to the Southwest Corner of Lot #8 in the recorded plat of "OAK PARK ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley to the Northwest Corner of Lot #35 in the recorded plat of "WENGER & KRIEGHBAUM'S 2ND ADDITION" as recorded in the records of. said County; thence East along the North line of said Lot extended East to the East Right. of Way Line of Miami Street; thence North along the East Right of Way line of said Miami Street and extending said line North to the Southerly shore of the St. Joseph River; thence Northwesterly along the shore of said St. Joseph River to a point on the Southerly Right of Way line of Sample Street (Old Eddy Street) said point also being the Northeasterly corner of a parcel of ground with a tax identification number of 18- 7017 -0719 as shown on the St. Joseph County, Indiana Auditor's records on March 19, 1993; thence Southwesterly and Westerly along the Southerly Right of Way line of Sample Street to the Point of Beginning, and; -14- 4. The Plan, attached hereto and incorporated herein, is hereby adopted as the Plan for the redevelopment of the Sample -Ewing Development Area ( "Area "). 5. The Development Plans for the Studebaker Corridor Development Area and the Rum Village Industrial Park shall be and hereby are amended by, merged into, and superseded by the adoption of the Plan. 6. The previously prepared maps and plats showing the boundaries of the Area, the location of the various parcels of property, streets, alleys, and other features affecting the acquisition, clearance, replatting, replanning, rezoning, or redevelopment of the Area, indicating any parcels of property to be excluded from acquisition and parts of the Area acquired.t.hat are to be devoted to public ways, levees, sewerage, parks, playgrounds, and other public purposes under the Plan are hereby approved. 7. The previously prepared lists indicating that no parcels of property within the Area are to be acquired at the present time is hereby approved. 8. The cost of acquisition within the Area is presently estimated to be $0 and the cost of redevelopment within the Area is presently estimated to be $25,200,000. 9. In determining the location and extent of the area proposed . to be acquired for redevelopment, the Commission has given consideration to transitional and permanent provisions for adequate housing for residents of the Area who will be displaced by this redevelopment project, and the Commission hereby reconfirms and ratifies its intent, expressed in Resolution No. 978, adopted February 8, 1991, to follow the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (42 U.S.C. 4601- 4655), and hereby reconfirms, ratifies and readapts the Department of Redevelopment Relocation Policy and Department of Redevelopment Policy of Management.of Acquired Property, each previously adopted on May 10, 1991., all of which shall apply to and govern the actions of the Commission and Department within the Sample -Ewing Development Area. 10. The Commission finds that the objectives of the Plan cannot be achieved through more extensive rehabilitation of the Area. 11. The Plan is in all respects approved, and. the Secretary is directed to file a certified copy of the Plan with the minutes of this meeting. 12. For purposes of the allocation provisions of the Act, and as authorized by I.C. 36- 7 -14 -39 and its predecessor, I.C. 18 -7 -7 -39.1, the following allocation areas are among those which the Commission has established, with the following relevant assessment date for allocation purposes and the following special fund established for each of those allocation areas: A. Studebaker Corridor Allocation Area ( "Allocation Area No.6 "); South Bend Department of Redevelopment Studebaker Corridor Allocation Area (South Bend Allocation Area No. 6) Special Fund: 1. The Studebaker Corridor Development Area (Original) Allocation Area, coterminus with the Studebaker Corridor Development Area (Original) described at I.A. of the 2nd WHEREAS. clause, above, established by Resolution No. 762, adopted on January 19, 1986, establishing a base assessment date of March 1, 1985. 2. The Studebaker Corridor Development Area (Expansion Area) Allocation Area, coterminus with the Studebaker Corridor Development Area (Expansion Area) described at I.B. of the 2nd WHEREAS clause, above, established by Resolution No. 762, adopted -15- by Resolution No. 986, adopted April 12, 1991, establishing a base assessment date of March 1, 1991. B. Rum Village Industrial Park Allocation Area ( "South Bend Allocation Area No. 4 "); South Bend Department of Redevelopment Rum Village Industrial Park Allocation Area (South Bend Allocation Area Area No. 4) Special Fund: 1. The Rum Village Industrial Park Allocation Area Parcel One, coterminus with the Rum Village Industrial Park (Original) described at II.A. of the 2nd WHEREAS clause, above, established by Resolution No. 650 adopted on December 18, 1981, establishing a base assessment date of March 1, 1981. 2. The Rum Village Industrial Park Parcel Two, coterminus . with the Rum Village. Industrial Park (Expansion_ Area) described at II.B. of the 2nd WHEREAS clause, above, established.by Resolution 783, adopted September 12, 1986, and confirmed by Resolution 786, adopted October 10, 1986, establishing a base assessment date of March 1, 1986. 13. For purposes of the allocation provisions of the Act, as authorized by I.C. 36- 7- 14 -39, the following parcels, each contiguous to at least one of the allocation areas described above, shall be designated as South Bend Allocation Area.No. 8: A. South Bend Allocation Area No. 8, Parcel One: A parcel of land being a part of the City of South Bend., Portage Township, St. Joseph County, Indiana, and being more particularly described as follows: Beginning at the intersection of the centerline of Prairie Ave. and the northerly right -of -way line of the New York Central Railroad; thence, southeasterly along said line to the southeast corner of Lot #20 in the recorded plat of "Martin & Tutt's Addition to the City of South Bend "; as recorded in the records of said county; thence, southeasterly to the southwest corner of Lot #12 in said plat; thence, east along the line between Lots 12 & 13 in said plat to the centerline of a north -south alley lying between Main and Michigan Streets; thence, south along said centerline to the centerline of the first alley north of Tutt Street; thence, east along said line 35.00 ft. to the centerline of the first alley west of Michigan Street; thence, south to the centerline of Sample Street; thence, west along said centerline to the alley lying between. Michigan and Main Streets; thence, south along said line to the centerline of Indiana Street; thence, west along said line to the centerline of Franklin Street; thence, north . along said line to the centerline of the South Bend & St. Joseph Railroad; thence, west along said line to the centerline of Kendall Street; thence, north along said line to the centerline of Cotter Street; thence, west along said line to the centerline of Prairie Ave.; northeasterly along said line to the centerline of Chapin Street as shown on the recorded plat of "Inter Belt Industrial Park" as recorded in Book 21 of plats on Page 1 in the records of said county; thence, north along said line to the centerline of Prairie Ave. as shown on said plat; thence east along said line 363.11 ft. to a point of curvature; thence around a 286.48 ft. radius curve to the left an arc distance of 302.26 ft. to a point of tangent; thence, northeasterly along said centerline to the point of beginning, B. South Bend Allocation Area No. 8, Parcel Two: A parcel of land being part of the City of South Bend, Portage Township, St. Joseph County, Indiana, and being more particularly described as follows: -16- Beginning at a point on the centerline of Indiana Avenue and C. South Bend Allocation Area No. 8, Parcel Three: A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph County, Indiana and being more particularly described as follows, viz: Commencing at a point formed by the intersection of the east right -of -way line of Olive Street and the south right -of -way line of Calvert Street; thence west along said south right -of -way line of Calvert Street to west line of the east 1/2 of the Southwest Quarter (1/4) of Section Fifteen (15) Township Thirty -seven (37) North, Range Two (2) East; thence south to a point (intersecting with the present city limits) two hundred (200) feet south of the north line of Section Twenty -two (22) Township Thirty -seven (37) North, Range Two (2) East; thence west (along present City limits) to the east line of Section Twenty -one (21), Township Thirty -seven (37) North, Range Two (2) East; thence north (intersecting with the present city limits) to the south line of Section Sixteen (16), Township thirty -seven (37) North, Range Two (2) East; thence (along the present city limits) west along the south line of said Section Sixteen (16) to the west line of the Southeast Quarter (1/4) of said Section Sixteen (16); thence north (along the present city limits) along the west line of the Southeast Quarter (1/4) of said Section Sixteen (16) to the Northeast corner of the Southeast Quarter (1/4) of the Southwest Quarter (1/4) of said Section Sixteen (16); thence west (along the present city limits) to the northwest corner of the Southeast Quarter (1/4) of the Southwest. Quarter (1/4) of said Section Sixteen (16); thence north. 1800 feet, more or less, (along the present city limits) to the north right -of -way line of the abandoned Michigan Central Railroad; thence west (along the present city limits) along said right -of -way line to the west line of Section Sixteen (16); thence north 975 feet, more or less, along the west line of said Section Sixteen (16) to the south line of Belleville Gardens Second Addition; thence east 1985 feet, more or less; thence south 30 feet, more or less; thence east 535 feet, more or less; thence south 100 feet, more or less; thence east to the west line of the west one -half (1/2) of Section Fifteen (15), Township Thirty -seven (37) North, Range Two (2) East; thence south 800 feet, more or less, along the west line of said Section Fifteen (15) to the north right -of -way line of the Penn. Central Railroad (Old Pennsylvania Railroad); thence east along said railroad right -of -way to the east line of the west one -half (1/2) of the Northwest Quarter (1/4) of said Section Fifteen (15); thence south 550 feet, more or less, along the said east line of the west one -half (1/2) of the -17- its intersection with the West right -of -way line of Michigan Street extended South; thence North 00 °00'15" West along the West right -of -way line of Michigan Street. and its said extension, 2636.58 feet to the centerline of Sample Street; thence South 89 °54'56" East along said centerline, 50.00 feet to the centerline of Michigan Street; thence North 00 003123" West along said centerline, 1.393.28 feet; thence North 89 °51146" West along the centerline of an. East -West alley, 222.00 feet; thence South 00 °05140" East along the centerline of an existing North -South alley, 893.08 feet to the centerline of an existing East -West alley; thence North 88 051104" East along said centerline 35.00 feet; thence South 00 006'26" East along the centerline of an existing North -South alley, 501.16 feet to the centerline of Sample Street; thence North 89 054'56" West along said centerline 36.03 feet to the centerline of an existing North -South alley; thence South 00 000143" West along the centerline of a North -South alley 2638.14 feet to the centerline of Indiana Avenue; thence North 89 034'04" East along said centerline, 1 172.75 feet to the Point of Beginning. Containing 17.119 acres. C. South Bend Allocation Area No. 8, Parcel Three: A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph County, Indiana and being more particularly described as follows, viz: Commencing at a point formed by the intersection of the east right -of -way line of Olive Street and the south right -of -way line of Calvert Street; thence west along said south right -of -way line of Calvert Street to west line of the east 1/2 of the Southwest Quarter (1/4) of Section Fifteen (15) Township Thirty -seven (37) North, Range Two (2) East; thence south to a point (intersecting with the present city limits) two hundred (200) feet south of the north line of Section Twenty -two (22) Township Thirty -seven (37) North, Range Two (2) East; thence west (along present City limits) to the east line of Section Twenty -one (21), Township Thirty -seven (37) North, Range Two (2) East; thence north (intersecting with the present city limits) to the south line of Section Sixteen (16), Township thirty -seven (37) North, Range Two (2) East; thence (along the present city limits) west along the south line of said Section Sixteen (16) to the west line of the Southeast Quarter (1/4) of said Section Sixteen (16); thence north (along the present city limits) along the west line of the Southeast Quarter (1/4) of said Section Sixteen (16) to the Northeast corner of the Southeast Quarter (1/4) of the Southwest Quarter (1/4) of said Section Sixteen (16); thence west (along the present city limits) to the northwest corner of the Southeast Quarter (1/4) of the Southwest. Quarter (1/4) of said Section Sixteen (16); thence north. 1800 feet, more or less, (along the present city limits) to the north right -of -way line of the abandoned Michigan Central Railroad; thence west (along the present city limits) along said right -of -way line to the west line of Section Sixteen (16); thence north 975 feet, more or less, along the west line of said Section Sixteen (16) to the south line of Belleville Gardens Second Addition; thence east 1985 feet, more or less; thence south 30 feet, more or less; thence east 535 feet, more or less; thence south 100 feet, more or less; thence east to the west line of the west one -half (1/2) of Section Fifteen (15), Township Thirty -seven (37) North, Range Two (2) East; thence south 800 feet, more or less, along the west line of said Section Fifteen (15) to the north right -of -way line of the Penn. Central Railroad (Old Pennsylvania Railroad); thence east along said railroad right -of -way to the east line of the west one -half (1/2) of the Northwest Quarter (1/4) of said Section Fifteen (15); thence south 550 feet, more or less, along the said east line of the west one -half (1/2) of the -17- Northwest Quarter (1/4) of said north right -of -way line of the N Indiana Railroad.right -of -way; t railroad right -of -way line to th Olive Street; thence south along the point of beginning.. Section Fifteen (15) to ew Jersey, Illinois and hence east along said e east right -of -way line said right -of -way line the of to D. South Bend. Allocation Area No. 8, Parcel Four: A parcel of land being a part of the City of South Bend., Portage Township, St. Joseph County, Indiana and being more particularly described as follows, viz: Commencing at a point formed by the intersection of the west right -of -way line of Kaley Street (extended) and the north right -of -way line of the Penn Central Railroad; thence east to the east right -of -way line of Olive Street; thence south along said right -of -way to the north right -of -way line of the New Jersey, Illinois and Indiana Railroad; thence southwest and west along said right -of -way to the west right -of -way line of Kaley Street (extended); thence north along said right -of -way to the point of beginning; E. South Bend Allocation Area No. 8, Parcel Five: That part of Sections 10, 11, 12, 13, 14, 15, 16, 21, 22, 23 and 24 in Township 37 North, Range 2 East, and.Section 18 in Township 37 North, Range 3 East all in St. Joseph County, Indiana which is described as: Beginning at the intersection of the Centerline line of Michigan Street (99.00 ft. wide) and the South Right of Way line of Sample Street extended. West,; thence North along said Centerline of Michigan. Street to its intersection with the Northerly Right of Way line of the Conrail Railway (formerly Penn Central Railroad) extended East; thence Westerly and Northwesterly along said Northerly Right of Way line to the Southeast Corner of Lot 1 in the unrecorded plat of "GUILDFOYLE'S ADDITION" and the West Right of Way line of Arnold Street; thence South along the West Right of Way line of Arnold Street to the North Right of Way of Sample Street, said point being the Southeast Corner of Lot # 48 in the recorded plat of "ARNOLD & WEBSTER'S SUB- DIVISION OF BANK OUTLOT #103" as recorded in the records of said county; thence West along the North Right of Way line of Sample Street to the intersection of the Northwesterly Right of Way line of the New Jersey, Indiana and Illinois Railroad; thence Southwesterly along said Northwesterly Right of Way line to a point which is 300 ft. more or less South of the North Right of Way line of Meadow Lane extended East, said line being the North line of Meadow Lane as recorded in the plat of "BELLEVILLE GARDENS 2ND UNIT "; thence West on a line which is parallel to and 300 ft. more or less South of said extended. North Right of Way line of Meadow Lane to a point which is 100 ft. more or -18- less, South, from the South terminus point of Sheridan Avenue; thence North 100 ft. more or less to said South terminus point; thence West, 535 ft. more or less to a point which is 30 ft. more or less, South, from the Southeast corner of the recorded plat of "BELLEVILLE GARDENS 2ND UNIT" as recorded in the records of said County; thence North 30 ft. more or less to said Southeast Corner; thence West, 1985 ft. more or less along the South line of said "BELLEVILLE GARDENS 2ND UNIT" to the West line of said Section 16; thence South along the West line of said Section to the West quarter Post of said Section 16; thence East along the East and West quarter line of said Section to the Northeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence South along the East line of the Northwest quarter of the Southwest quarter of said Section to the Southeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence East along. the North line of the South half of the Southwest quarter of said Section to the Northeast Corner of the South half of the Southwest quarter of said Section; thence South along the North and South quarter line of said Section to the quarter corner common to said Sections 16 and 21; thence East along the South line of said Section 16 to the West Right of Way line of New Energy Drive; thence South along said Right of Way line to a point 200 ft. South of the north line of said Section 21; thence East parallel with and 200 ft. South of the North line of said Section 21 and 22 to a Point 200.00 ft. South of the Northeast Corner of the West half of the Northwest quarter of said Section 22; thence South along the East line of the West half of the Northwest quarter of said Section 22 to the North Right of Way Line of Prairie Avenue ( S.R. # 23); thence Northeasterly along said Right of Way line to the East Right of Way line of Olive Street; thence South to the Northwest Corner of Lot 1 in the recorded plat of "BOOCHER MINOR SUBDIVISION" as recorded in the records of said County; thence Northeasterly along the Southerly Right of Way line of Prairie Ave. (S.R. # 23) to the intersection of the South Right of Way line of Ewing Ave.; thence East along the South Right of Way of Ewing Ave. to the intersection of the East Right of Way line of Morris Street extended South; thence North along the East Right of Way of Morris Street and its extension South to the South Right_ of Way of Donald Street; thence East along the South Right of Way of Donald Street to the Northwest Corner of Lot # 52 in the recorded plat of "PRAIRIE AVENUE LAND CO'S 1st ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Northwest Corner of Lot #66 in said Plat; thence East along the South line of Calvert Street (60.00 ft. wide) extended to the East Right of Way line of Webster Street; thence North along the East Right of Way line of Webster Street to the South Right of Way line of Bruce Street (60.00 ft. wide); thence East along the South Right of Way of Bruce Street to the West Right of Way of Kemble Street; thence South along the West Right of Way of Kemble Street to the South line of the first Public Alley lying South of Calvert Street extended West to the West line of Kemble Street; thence East along the South line of said Public Alley (12 ft. wide) and its -19- extension to the West, to the West Right of Way line of Chapin Street; thence South along said line to the South Right of Way line of Sherrill Street extended West to the West line of Chapin Street; thence East along the South Right of Way line of Sherrill Street and its Westerly extension to the Northeast Corner of Lot #53 in the recorded plat of "SHIVELY'S ADDITION" as recorded in the records of said County, said point being on the West line of Kendall Street; thence South along the West line of Kendall Street to the Northeast Corner of Lot # 45 in said "SHIVELY'S ADDITION "; thence East along the South Right of Way of Donald Street (50.00 ft. wide) to the Northeast Corner of Lot #254 in said "SHIVELY'S ADDITION "; thence South along the West Right of Way line of William Street and its extension to the South to the South Right of Way line of Ewing Ave.; thence East along the South Right of Way line of Ewing Ave. to the Northwest. Corner of Lot #1 in the recorded plat of "WEIDLER'S FIRST ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Southwest Corner of Lot # 6 in the recorded plat of "OAK PARK FOURTH ADDITION" as recorded in the records of said County; thence West along the North line of a 14 ft. wide Public Alley to the Southwest corner of Lot #103 in said addition; thence North along the West line of said Lot to the Northwest. Corner thereof; thence East along the North line of said Lot (South line of Donald Street) to the Northwest Corner of Lot #4 in said addition; thence North along the East Right of Way line of a 14 ft. wide Public Alley and its Southerly extension to the North line of Calvert Street (60 ft. wide); thence East along the North line of Calvert Street to the Southwest Corner of Lot # 94 in the recorded plat of "SOUTH EAST ADDITION" as recorded in the records. of said County; thence North along the West line of Lots 94, 93, 46, 45 and said West line of Lot 45 extended North in said addition to the North Right of Way line of Milton Street (50.00 ft. wide); thence West to the Southwest Corner of Lot #44 in said "SOUTH EAST ADDITION "; thence North along the East line of a 14 ft. wide Public Alley and its extension.North to the North line of Dayton Street (60.00 ft. wide); thence West along the North line of said Dayton Street to the Southwest Corner of Lot # 76 in the recorded plat of "OAK PARK 2nd ADDITION" as recorded in the records of said County; thence North along the East Right of Way line of Dale Ave. (50.00 ft. wide) to the Northwest Corner of Lot # 70 in said "OAK PARK 2nd ADDITION "; thence East along the South Right of Way line of Dubail Avenue to the Northwest Corner of Lot #57 in said "OAK PARK 2nd ADDITION "; thence North to the Southwest Corner of Lot #8 in the recorded plat of "OAK PARR. ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide. Public Alley to the Northwest Corner of Lot #35 in the recorded plat of "WENGER & KRIEGHBAUM'S 2ND ADDITION" as recorded in the records of said County; thence. East along the North line of said Lot extended East to the East Right of Way Line of Miami Street; thence North along the East Right of Way line of said Miami Street and extending said line North to the Southerly shore of the St. Joseph River; thence Northwesterly along the shore of said St. Joseph River to a point on the Southerly Right of Way line of Sample Street (Old Eddy Street) said paint also being the Northeasterly corner of a parcel of ground with a tax identification number of 18- 7017 -0719 as shown on the St. Joseph County, Indiana Auditor's records on March 19, 1993; thence Southwesterly and Westerly along the Southerly Right of Way line of Sample Street to the Point of Beginning. EXCEPTING THEREFROM; A parcel of land being a part of the City of South Bend, Portage Township, St. Joseph County, Indiana and being more particularly described as follows: Commencing at a point formed by the intersection of the East right -of -way line of Olive Street and the South right -of -way line of Calvert Street; thence West along said South right -of -way line of Calvert Street to the West line of the East Half of the Southwest Quarter of Section 15, Township 37 North, Range 2 East; thence South to a point (intersecting with the present city limits) 200 feet South of the North line of Section 22, Township 37 North, Range 2 East; thence West (along -20- -21- present city limits) to the East line of Section 21, Township 37 North, Range 2 East; thence North (intersecting with the present city limits) to the South line of Section 16, Township 37 North, Range 2 East; thence West (along the present city limits) along the South line of said Section 16 to the West line of the Southeast Quarter of said Section 16; thence North (along the present city limits) along the West line of the Southeast Quarter of said Section 16 to the Northeast corner of the Southeast Quarter of the Southwest Quarter of said Section 16; thence. West (along the present city limits) to the Northeast corner of the Southeast Quarter of the Southwest Quarter of said Section 16; thence North 1,800 feet, more or less, (along the present city limits) to the North right -of -way line of the abandoned Michigan Central Railroad; thence West (along the present city limits) along said right -of -way line to the West line of said Section 16; thence North 975 feet, more or less, along the West line of said Section 16 to the South line of Bellville Gardens Second Addition; thence East 1,985 feet, more or less; thence South 30 feet, more or less; thence East 535 feet, more or less; thence South 100 feet, more or less; thence East to the West line of the West Half of Section 15, Township 37 North, Range 2 East; thence South 800 feet, more or less, along the West line of said Section . 15 to the North right -of -way line of the Penn Central Railroad. (Old Pennsylvania Railroad); thence East along said railroad right -of -way to the East right -of -way line of Olive Street; thence South along said right -of -way line to the point of beginning. ALSO EXCEPTING THEREFROM: A parcel of land being a part of the City of South Bend.., Portage e Township, St. Joseph County, Indiana and being more particularly described as follows: Beginning at the point of intersection of the Centerline of Prairie Avenue and the Northerly right-of-way line of the New York Central Railroad; thence South 820- 11' -02" 1 East, 101.40 feet; thence South 86 °- 50' -51" East, 879.41 feet to a point on the West right -of -way line of Lafayette Street; thence o South 87 °- 31' -30" East, 82.59 feet to a point on the East right -of -way line of said street; thence South 83°- 11' -17" East, 166.36 feet to the Southeast corner of Lot #29 in the Recorded Plat of "Martin & Tutt's Addition to the City of South Bend" as recorded in the records of said county; thence South 890- 53' -20" East, 179.12 feet to the Southeast corner of Lot 20 in said plat; thence South 56 °- 18' -16" East, 119.30 feet to the Southwest corner of Lot #12 in said plat; thence South 890- 51' -46" East, along the line between Lots #12 & 13 in said plat extended, 394.00 feet to the Centerline of Michigan Street; thence South 000- 03' -23" East along said Centerline, 1393.28 feet to the Centerline of Sample Street; thence North 89 0 - 54' -56" West along said Centerline., 50.00 feet; thence South 00 °- 00' -15" East along the Northerly extension of the West right -of -way line of Michigan Street and said West right -of -way line, 2636.58 feet to its intersection with the Centerline of Indiana Avenue;. thence South 89 °- 34' -04" West along said Centerline, 1242.87 feet to the Centerline of Franklin Street; thence North 000- 13' -39" East along said Centerline, 467.25 feet to the Centerline of the South Bend and St. { Joseph Railroad; thence North 89 °- 40' -41" West along said Centerline, 1446.96 feet to the Centerline of Kendall Street; thence North 000- 20' -29" East along said Centerline, 626.65 feet to the Centerline of Cotter Street; thence North 890- 24' -21" West along said Centerline, 894.73 feet to the Centerline of Prairie Avenue; thence North 280- 35' -29" East along said Centerline, 1253.48 feet and North 000- 11' -41" West, 915.49 feet and North 89 °- 53' -19" East, 363.11 feet to a point of curvature; thence around a 286.48 foot radius. curve to the left an arc distance of 302.26 feet to the end of a chord which bears North 590- 39' -44" East and t having a chord distance of 288.43 feet; thence `= continuing along said Centerline North 2.90- 26' -09" East, 142.63 feet and North 290- 31' -40" East, 912.61 feet to the point of beginning. -21- 14. Any taxes levied on real property imposed under I.C. 6 -1.1 in the Sample -Ewing Allocation Area (South Bend Allocation Area No. 8) in 1993 for collection in 1994 and thereafter, and any taxes. levied on depreciable personal property that has a useful life in excess of eight (8) years, as determined by the State Board. of Tax Commissioners, imposed under I.C. 6 -1.1 within Parcel Three. or Parcel Four within the Sample -Ewing Allocation Area (South Bend Allocation Area No. 8), as described in paragraph 13.C. and 13.D., above, in 1993 for collection in 1994 and thereafter, except as hereafter provided, for the benefit of any public body entitled to a. distribution thereof, shall be allocated and distributed as provided. in the allocation and distribution provisions of the Act, and more particularly as follows: a. The proceeds of the taxes attributable to the lesser of: (1) the assessed value of the property for the assessment date with respect to which the allocation and distribution is made; or (2) the assessed value of all property as finally determined for the assessment date immediately preceding the effective date of these allocation provisions, which assessment date is March 1, 1993, shall be allocated to, and when collected shall be paid into the funds of the respecting taxing unit entitled to a distribution of such taxes. b. The property tax proceeds in excess of those described in subdivision (a) above, shall be allocated to the South Bend Redevelopment District, and, when collected, paid into a special. fund hereinafter created in paragraph 1.8 and used for the purposes permitted in paragraph 19 and by the Act. 15. In order to facilitate and enhance replanning, redevelopment, and disposal of property within the Area in the manner that best serves the social and economic interests of South Bend and. its inhabitants, each of the Allocation Areas described above in paragraphs 12.A. and 12.B., and 13.A., 13.B., 13.C., 13.D., and 13.E. shall be and hereby are amended and merged for all purposes under the Act by expanding the boundaries of each area to make the boundaries of each area co- terminus with the boundaries of the Sample -Ewing Allocation Area (South Bend Allocation Area No. 8), hereby establish, which boundaries shall. be as follows: Sample -Ewing Allocation Area (South Bend Allocation Area No. 8) That part of Sections 10, 11, 12, 13, 14, 15, 16, 21, 22, 23 and 24 in Township 37 North, Range 2 East, and Section 18 in Township. 37 North, Range 3 East all in St. Joseph County, Indiana which is described as: Beginning at the intersection of the Centerline line of Michigan Street (99.00 ft. wide) and the South Right of Way line of Sample Street extended West,; thence North along said Centerline of Michigan Street to its intersection with the Northerly Right of Way line of the Conrail Railway (formerly Penn Central Railroad) extended East; thence Westerly and Northwesterly along said Northerly Right of Way line to the Southeast Corner of Lot 1 in the unrecorded plat of "GUILDFOYLE'S ADDITION" and the West Right of Way line of Arnold Street; thence South along the West Right of Way line of Arnold Street to the North Right of Way of Sample Street, said point being the Southeast Corner of Lot # 48 in the recorded plat of "ARNOLD & WEBSTER'S SUB- DIVISION OF BANK OUTLOT #103" as recorded in the records of said county; thence West along the North Right of Way line of Sample Street to the intersection of the Northwesterly Right of Way line of the New Jersey, Indiana and Illinois. Railroad; thence Southwesterly along said Northwesterly Right of Way line to a point which is 300 ft. more or less South of the North Right of Way line of Meadow Lane extended East, said line -22- being the North line of Meadow Lane as recorded in the plat of "BELLEVILLE GARDENS 2ND UNIT "; thence West on a line which is parallel to and 300 ft. more or less South of said extended North Right of Way line of Meadow Lane to a point which is 100 ft. more or less, South, from the South terminus point of Sheridan Avenue; thence North 100 ft. more or less to said South terminus point; thence West, 535 ft. more or less to a point which is 30 ft. more or less, South, from the Southeast corner of the recorded plat of "BELLEVILLE.GARDENS 2ND UNIT" as recorded in the records of said County; thence North 30 ft. more or less to said Southeast Corner; thence West, 1985 ft. more or less along the South line of said "BELLEVILLE GARDENS 2ND UNIT" to the West line of said Section 16; thence South along the West line of said Section to the West quarter Post of said Section 16; thence East along the East and West quarter line of said Section to the Northeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence South along the East line of the Northwest quarter of the Southwest quarter of said Section to the Southeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence East along the North line of the South half of the Southwest quarter of said Section to the Northeast Corner of the South half of the Southwest quarter of said Section; thence South along the North and South quarter line of said Section to the quarter corner common to said Sections 16 and 21; thence East along the South line of said Section 16 to the West Right of Way line of New Energy Drive; thence South along said Right of Way line to a point 200 ft. South of the north line of said Section 21; thence East parallel with and 200 ft. South of the North line of said Section 21 and 22 to a Point 200.00 ft. South of the Northeast Corner of the West half of the Northwest quarter of said Section 22; thence South along the East line of the West half of the Northwest quarter of said Section 22 to the North Right of Way Line of Prairie Avenue ( S.R. # 23); thence Northeasterly along said Right of Way line to the East Right of Way line of Olive Street; thence South to the Northwest Corner of Lot 1 in the recorded plat of "BOOCHER MINOR SUBDIVISION" as recorded in the records of said County; thence Northeasterly along the Southerly Right of Way line of Prairie Ave. (S.R. # 23) to the intersection of the South Right of Way line of Ewing Ave.; hence East along the South Right of Way of Ewing Ave. to the intersection of the East Right of Way line of Morris Street extended South; thence North along the East Right of Way of Morris Street and its extension South to the South Right of Way of Donald Street; thence East along the South.Right of Way of Donald Street to the Northwest Corner of Lot # 52 in the recorded plat of "PRAIRIE AVENUE LAND CO'S 1st ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Northwest Corner of Lot #66 in said Plat; thence East along the South line of Calvert Street (60.00 ft. wide) extended to the East Right of Way line of Webster Street; thence North along the East Right of Way line of Webster Street to the South Right of Way line of Bruce Street (60.00 ft. wide); thence East along the South Right of Way of Bruce Street to the West Right of Way of Kemble Street; thence South along the West Right of Way of Kemble Street to the South line of the first Public. Alley lying South of Calvert Street extended West to the West line of Kemble Street; thence East along the South line of said Public Alley (12 ft. wide) and its extension to the West, to the West Right of Way line of Chapin Street; thence South along said. line to the South Right of Way line of Sherrill Street extended West to the West line of Chapin Street; thence East along the South Right of Way line of Sherrill Street and its Westerly extension to the Northeast Corner of Lot #53 in the recorded plat of "SHIVELY'S ADDITION" as recorded in the records of said County, said point being on the West line of Kendall Street; thence South along the West line of Kendall Street to the Northeast Corner of Lot # 45 in said "SHIVELY'S ADDITION "; thence East along the South Right of Way of Donald Street (50.00 ft. wide.) to the Northeast. Corner of Lot #254 in said "SHIVELY'S ADDITION "; thence South along the West Right of Way line of William Street and its extension to the South to the South Right of Way line of Ewing Ave.; thence East -23- along the South Right of Way line of Ewing Ave. to the Northwest Corner of Lot #1 in the recorded plat of "WEIDLER'S FIRST ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Southwest Corner of Lot # 6 in the recorded plat of "OAK PARK FOURTH ADDITION" as recorded in the records of said County; thence West along the North line of a 1.4 ft. wide Public Alley to the Southwest corner of Lot #103 in said addition; thence North along the West line of said Lot to the Northwest Corner thereof; thence East along the North line of said Lot (South line of Donald Street) to the Northwest Corner of Lot #4 in said addition; thence North along the East Right. of Way line of a 1.4 ft. wide Public Alley and its Southerly extension to the North line of Calvert Street (60 ft. wide); thence East along the North line of Calvert Street to the Southwest Corner of Lot # 94 in the recorded plat of "SOUTH EAST ADDITION" as recorded in the records of said County; thence North along the West line of Lots 94, 93, 46, 45 and said West line of Lot 45 extended North in said addition to the North Right of Way line of Milton Street (50.00 ft. wide); thence West to the Southwest Corner of Lot #44 in said "SOUTH EAST ADDITION "; thence North along the East line of a 14 ft. wide Public Alley and its extension North.to the North line of Dayton Street (60.00 ft. wide); thence West along the North line of said Dayton Street to the Southwest Corner of Lot # 76 in the recorded plat of "OAK PARK 2nd ADDITION" as recorded in the records of said County; thence North along the East Right of Way line of Dale Ave. (50.00 ft. wide) to the Northwest Corner of Lot # 70 in said "OAK PARK 2nd ADDITION "; thence East along the South Right of Way line of Dubail Avenue to the Northwest Corner of Lot #57 in said "OAK PARK 2nd ADDITION "; thence North to the Southwest Corner. of Lot #8 in the recorded plat of "OAK PARK ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley to the Northwest Corner of Lot #35 in the recorded plat of "WENGER & KRIEGHBAUM'S 2ND ADDITION" as recorded in the records of said County; thence East along the North line of said Lot extended East to the East Right of Way Line of Miami Street; thence North along the East Right of Way line of said Miami Street and extending said line North to the Southerly shore of the St. Joseph River; thence Northwesterly along the shore of said St. Joseph River to a point on the Southerly Right of Way line of Sample Street (Old Eddy Street) said point also being the Northeasterly corner of a parcel of ground with a tax identification number of 18- 7017 -0719 as shown on the St. Joseph County, Indiana Auditor's records on March 19, 1993; thence Southwesterly and Westerly along the Southerly Right of Way line of Sample Street to the Point of Beginning. 16. The following areas formerly designated as allocation areas shall hereinafter be designated as parcels within Sample -Ewing Allocation Area (South Bend Allocation Area No. 8) with base assessment dates for allocation purposes remaining as follows: Parcel One: The area described in paragraph 13.A., above, previously designated.as the Studebaker Corridor Development Area (Original), Allocation Area No. 6 (South. Bend Allocation Area.No. 6), base assessment date of March 1, 1985. . Parcel. Two: The area described in paragraph 13.B., above, previously designated as the Studebaker Corridor Development Area (Expansion Area.) Allocation Area No. 6 (South Bend. Allocation Area No. 6), base assessment date of March 1, 1991. Parcel Three: The area described in paragraph 13.C., above, previously designated as the Rum Village Industrial. Park Allocation Area Parcel. One (South Bend Allocation Area No. 4), base assessment date of March 1, 1981. Parcel Four: The previously designated Area Parcel Two (South date of March 1, 1986. area described in paragraph 13.D., as the Rum Village Industrial Park Bend Allocation Area No. 4) base -24- above, Allocation assessment Parcel Five: Bend Allocation described in the assessement date The area described in paragraph 13.E., as South Area No. 8, Parcel 5, and coterminus with the area 4th WHEREAS clause as Expansion Area No. 1, base of March 1, 1993. 17. Nothing herein shall be construed to change the base assessment date for the allocation provisions for each parcel within the Sample -Ewing Allocation Area (South Bend Allocation Area No. 8), as stated in paragraph 16 above. 18. The special funds created by Resolutions No. 650 and 762 shall be and hereby are merged for purposes of the Act and this Resolution into a special fund, hereby created, for the Sample -Ewing Allocation.Area to be known as Sample -Ewing Allocation Area (South Bend Allocation Area No.8) Special Fund (Special Fund). 19. The enterprise zone funds created by Resolutions No. 952 and 953 shall be and hereby are merged for purposes of the Act and this Resolution into an enterprise zone fund, hereby created, for the Sample -Ewing Allocation Area (South Bend Allocation Area No. 8) to be known as the Sample - Ewing Development Area Enterprise Zone Fund. 20. With regard to taxes levied on property in the Sample -Ewing Allocation Area (South Bend Allocation Area No. 8), property tax proceeds in excess of those attributable to the lesser of: (a) the assessed value of the property before the assessment date with respect. to which the allocation and distribution is made; or (b) the assessed value of all property as finally determined for the assessment date initially preceding the effective date (as listed in paragraph 18 above) of the allocation.provisions of the pertinent declaratory resolutions establishing the former allocation areas, now individual parcels within Sample -Ewing Allocation Area. (South Bend.Allocation Area No. 8), shall be allocated to the South Bend Redevelopment District, and, when collected, paid into the Special Fund, that may be used by the Commission only to: a. Pay the principal of and interest on any obligations payable solely from allocated tax proceeds which are incurred by the redevelopment district for the purpose of financing or refinancing the redevelopment of that allocation area; b. Establish, augment or restore the debt service reserve for bonds payable solely or in part from allocated tax proceeds in that allocation area; c. Pay the principal of and interest on bonds payable from allocated tax proceeds in that allocation area and from the special tax levied under I.C. 36- 7- 14 -27; d. Pay the principal of and interest on bonds issued.by the City to pay for local public improvements in or serving the allocation area; e. Pay premiums on the redemption before maturity of bonds payable solely or in part from allocated tax proceeds in the allocation area; f. Puke payments on leases payable from allocated tax premiums in the allocation area under L.C. 36 -7 -14 -25.2; g. Reimburse the City for expenditures made by it for local public improvements (which include buildings, parking IL facilities, and other items described in I.C. 36- 7- 14- 25.1(a)) in or serving the allocation area; -25- h. Reimburse the City for rentals paid by it for a building or parking facility in or serving the allocation area under any lease entered into under I.C. 36 -1 -10; i. Pay all or a portion of the property tax replacement credit to taxpayers in an allocation area as determined by the Commission, in the amount determined in the manner provided in I.C. 36- 7- 14- 39(b)(2)(I); j. Pay expenses incurred by the Commission for local public improvements that are in the allocation area or serving the allocation area. Public improvements include buildings, parking facilities, and other items described in. I.C. 26- 7- 14- 2.5.1(a); k. Reimburse public and private entities for expenses incurred in training employees of industrial facilities that are located (1) in the allocation area and (2) on a parcel of real estate that has been classified as. industrial property under the rules of the state board of tax commissioners, all as provided in I.C. 36- 7- 14- 39(b)(2)(K): Provided, however, that if future uses of property tax proceeds allocated to the Special Fund are authorized or permitted by amendment to the Act, including I.G. 36- 7- 14 -39, after the effective date of this Resolution, those uses shall also be authorized-or permitted for property tax proceeds allocated to the Special Fund. 21. Inasmuch as a portion of the Sample -Ewing Allocation Area (South Bend.Allocation Area No. 8) is located within an Enterprise Zone created under I.C. 4- 4 -6.1, when the money in the Special Fund is sufficient to pay when.due all,principal of and interest on bonds described in subdivisions-a, c, and d of paragraph 20, above, and is not needed for the purposes described in subdivisions b and d of paragraph. 20, above, or as permitted.by amendments to the Act, including I.C. 36- 7- 14 -39, the excess in this Special Fund shall be paid into the Sample -Ewing Enterprise Zone Fund for use as permitted by I.C. 36- 7- 14- 39(g). 22. When funds are no longer needed for purposes permitted in paragraphs 20 and 21, above, money in the Special. Fund in excess of that amount shall be paid to the respective taxing units in the manner described by I.C. 36- 7- 14- 39(b)(1). 23. The Secretary is directed to file certified copies of this Resolution with the St. Joseph County Auditor and Portage Township Assessor. 24. Pursuant to I.C. 36- 7- 14- 17(c), the Secretary is directed to file with officers authorized to fix budgets, tax rates, and tax levies under I.G. 6- 1.1 -17 -5, of each taxing unit that is wholly or partly within the Sample. -Ewing Allocation Area (South Bend Allocation Area No. 8), described at Paragraph 15, above: (1) A copy of the notice of the adoption and substance of this resolution, and (2) A statement disclosing the impact. of the Sample -Ewing Allocation Area (South Bend Allocation Area No. 8) including: (A) The estimated economic benefits and costs incurred by the allocation area, as measured.by increased employment and anticipated growth of real. property assessed values., and (B) The anticipated impact on tax revenues of each taxing unit. 25. The United States and HUD are assured of full compliance by the Commission with the Department of HUD regulations.effectuating Title VI of the Civil Rights Act of 1964, as amended. -26- 26. This Resolution, together with supporting data, shall be submitted to the Area Plan. Commission of St. Joseph County and the Common Council of South Bend, as provided by I.C. 36- 7- 14 -16, for their approval of the Resolution and Plan, and if approved by both bodies, the Resolution and Plan shall be submitted to public hearing and remonstrance as provided by I.C. 36- 7- 14 -17, after public notice in accordance with I.C. 36- 7 -14 -17 and I.C. 5 -3 -1. 27. All orders or resolutions in conflict herewith are hereby rescinded, revoked, and repealed insofar as such conflict exists. 28. This Resolution does not affect any rights or liabilities accrued, penalties incurred, offense committed, or proceedings begun before the effective date of this Resolution. Those rights, liabilities, penalties, and proceedings continue and shall be imposed and enforced under superceded resolutions as if this resolution had not been enacted. Adopted at the meeting of the South Bend Redevelopment Commission held on April 16, 1993, at 1308 County -City Building, 227 West Jefferson Boulevard, South Bend, IN 46601. ATTEST: Theo'F. Sharp, gebrbtary C:R -CORE 0 SOUTH BEND REDEVELOPMENT COMMISSION By: 41z"L k) Paula N. Auburn, President -27- a 0 r i i SAMPLE -EWING DEVELOPMENT AREA �1 General Development Plan South Bend, Indiana April 1993 Revised: TABLE OF CONTENTS I. INTRODUCTION ........ ............................... 4 A. PURPOSE ...... ............................... 4 B. PROJECT AREA OVERVIEW ........................ 4 C. SUB -AREA OVERVIEW ............................ 6 II. PROJECT AREA DESCRIPTION ............................. 8 A. PROJECT AREA HISTORY .......................... 8 B. BOUNDARIES ... ............................... 9 C. LAND USE ....... .............................10 D. ZONING ......... .............................10 E. CIRCULATION ..... ...........:.................12 F. DEMOGRAPHICS . ............................... 14 G. STRUCTURES .............. ..................15 H. PUBLIC INSTITUTIONS, FACILITIES, & RECREATIONAL AREAS .......... .............................15 I. ENVIRONMENTAL CONDITIONS ..................... 16 III. PROJECT AREA STRATEGY .. .............................17 A. GUIDING PRINCIPLES ............................ 17 B. PROJECT MISSION /OBJECTIVES ...................... 18 IV. PROJECT AREA ACTIVITIES ............................... 20 A. INTRODUCTION ... .............................20 B. ACTIVITIES ..... ............................... 20 V. SUB -AREA STRATEGIES & GOALS ........................... 22 A. SOUTHEAST NEIGHBORHOOD ....................... 22 B. STUDEBAKER CORRIDOR .......................... 25 C. RUM VILLAGE INDUSTRIAL PARK ................... 29 D. SAMPLE - INDIANA INDUSTRIAL DISTRICT .............. 32 E. RUM VILLAGE NEIGHBORHOOD ..................... 34 VI. SEVEN YEAR ACTION PLAN .............................. 37 A. INTRODUCTION ................................. 37 B. FUNDING PLAN .... .............................37 VII. DESIGN AND DEVELOPMENT CONTROL ...................... 39 A. DESIGN CONTROL ............................... 39 B. DEVELOPMENT CONTROL .........................40 VIII. STATUTORY AUTHORITY . ............................... 42 IX. PROCEDURE FOR AMENDMENT OF THE APPROVED DEVELOPMENT PLAN.................. .............................42 I MAP DIRECTORY #1 Sample-Ewing Development Area #2 Sample-Ewing Development Area Sub-areas #3 Sample-Ewing Development Area Land Use #4 Sample-Ewing Development Area Railroad and Circulation #5 Southeast Neighborhood Sub-area #6 Southeast Neighborhood Sub-area Sectors #7 Studebaker Corridor Sub-area #8 Studebaker Corridor Sub-area Sector #9 Rum Village Industrial Park Sub-area #10 Rum Village Industrial Park Sub-area Sector #11 Sample/Indiana Industrial District Sub-area #12 Sample/Indiana Industrial District Sub-area Sector #13 Rum Village Neighborhood Sub-area #14 Rum Village Neighborhood Sub-area Sector 1 I. INTRODUCTION .�-. A. PURPOSE The purpose of this general development plan is: 1. to establish an organizing vision, mission statement, strategy and action plan for the redevelopment, revitalization and renewal of the Sample -Ewing Development Area which is located southeast and southwest of downtown South Bend; B. PROJECT AREA OVERVIEW The Sample -Ewing Development Area is composed of five separate sub - areas: Studebaker Corridor, Rum Village Industrial Park, Rum Village Neighborhood, Southeast Neighborhood, and the Sample- Indiana Industrial District. (See Map 2.) Many of these sub -areas have previously been targeted for a variety of public development and revitalization programs and incentives. The Development Plan for the Sample -Ewing Development Area is based on the expansion and merger of these separate sub -areas into one large planning and development district. Individual sub- area plans will be prepared and implemented within the context of the comprehensive, V area -wide redevelopment and revitalization strategy. " The new planning and development area will total approximately 2400 acres of land. The land uses within the Sample -Ewing Development Area include industrial, commercial, residential uses, vacant land and public right of way. While the Sample- Ewing Development Area is composed of the five previously noted and distinct sub- areas, several factors unite the development area through a common set of challenges and opportunities: 1. The Sample -Ewing Development Area was the historic industrial center of jSouth Bend and the Michiana region. It contained a majority of the city's 4/16/93 2. to merge two existing redevelopment and tax increment allocation areas and expand them to include adjacent residential and commercial districts to form a new, unified redevelopment and tax increment allocation area; 3. to establish the framework for a collaborative, detailed planning program involving neighborhood residents, area businesses, and civic and institutional partners, for each of the sub -areas within the larger planning and development area known as the Sample -Ewing Development Area. (See Map 1) B. PROJECT AREA OVERVIEW The Sample -Ewing Development Area is composed of five separate sub - areas: Studebaker Corridor, Rum Village Industrial Park, Rum Village Neighborhood, Southeast Neighborhood, and the Sample- Indiana Industrial District. (See Map 2.) Many of these sub -areas have previously been targeted for a variety of public development and revitalization programs and incentives. The Development Plan for the Sample -Ewing Development Area is based on the expansion and merger of these separate sub -areas into one large planning and development district. Individual sub- area plans will be prepared and implemented within the context of the comprehensive, V area -wide redevelopment and revitalization strategy. " The new planning and development area will total approximately 2400 acres of land. The land uses within the Sample -Ewing Development Area include industrial, commercial, residential uses, vacant land and public right of way. While the Sample- Ewing Development Area is composed of the five previously noted and distinct sub- areas, several factors unite the development area through a common set of challenges and opportunities: 1. The Sample -Ewing Development Area was the historic industrial center of jSouth Bend and the Michiana region. It contained a majority of the city's 4/16/93 P, heavy industrial, rail and trucking land uses and economic activities. The remnants of this historic industrial center are still present today and present major challenges and opportunities for the renewal of this area. 4/16/93 L� 2. The Sample -Ewing Development Area contains several major negative physical factors that will hinder the private redevelopment of its three industrial sub - areas. These negative physical factors are both man -made and natural. The natural impediment to private development includes unsuitable soils for urban development; and the man -made impediment to private development includes the presence of large, obsolete industrial facilities. The soil conditions affect primarily the Rum Village Industrial Park and the Sample- Indiana Industrial District. The obsolete industrial facilities impact primarily the Studebaker aiTidor and the Sample- Indiana Industrial District. While major streets serving all three areas are adequate, the internal circulation system in all three industrial areas is F poor. 3. The Sample -Ewing Development Area contains significant amounts of vacant land and numerous vacant buildings throughout the total planning and development area, including the residential and industrial sub - areas. The high cost of development of the vacant land or the adaptive re -use of x the vacant structures is a major barrier to private development and this condition exists throughout the Sample -Ewing Development Area. a 4. The Sample -Ewing Development Area's potential for water and soil pollution problems is high because of its history as the region's industrial center, the number of active and abandoned rail lines crossing the area, and the concentration of salvage and scrap yards throughout the three 9: industrial sub - areas. The challenge of the high cost of development is compounded by potential environmental remediation and clean-up costs. 5. The Sample -Ewing Development Area's residential strength historically has been tied to the health of the adjacent industrial sub - areas. Deterioration and decline of the adjacent neighborhoods in the Sample -Ewing Development Area is due in great part to the decline and deterioration of the adjacent industrial areas. 6. The Sample -Ewing Development Area contains several commercial strips throughout the project area that have deteriorated substantially, especially within the inner city segments of Michigan Street, and Indiana Avenue. s The decline of the commercial districts can be attributed to changing 4/16/93 L� f shopping habits, increased mobility of the consumer and the decline of the inner -city manufacturing businesses. 7. The Sample -Ewing Development Area's residential sub -areas have substantial housing vacancy rates and pockets of residential deterioration. e � The neighborhoods have similar housin g types located on a grid pattern of narrow streets. 8. Except for the north section of the Southeast Neighborhood, income levels, poverty rates and household types are very similar in the various residential sub -areas of the Sample -Ewing Development Area. In addition to the five sub - areas, the Sample -Ewing Development Area includes approximately seventy (70) percent of South Bend's Urban Enterprise Zone. Each of the separate sub -areas within the new redevelopment area contain physical, economic, and social conditions and trends which prevent the private sector (acting alone) from achieving the physical redevelopment and economic revitalization of the Sample - Ewing Development Area. In order to achieve the redevelopment and economic revitalization of the Sample -Ewing Development Area, an aggressive, well planned and innovative public - private partnership is required to reverse the negative trends and eliminate the negative conditions. It should be noted at the outset that this document is primarily concerned with the physical and economic conditions and trends within the Sample -Ewing Development Area. However, it should also be noted that the human, social, public safety, and organizational elements required to renew the entire ,r Sample -Ewing Development Area will be included in the subsequent sub -area planning process and concomitant plans. In conclusion, while the Sample -Ewing Development Area is composed of several distinct sub - areas, a number of common challenges and opportunities can be found throughout the entire planning and development area. The Sample -Ewing Development Area redevelopment and revitalization strategy will operate on two levels: one, attacking problems common to the total area; and, two, devising sub -area plans that address the unique challenges and opportunities found in each of the five sub - areas. C. SUB -AREA OVERVIEW The new development area includes two existing industrial redevelopment areas —the Rum Village Industrial Park and the Studebaker Corridor. Both areas were declared redevelopment areas for purposes of industrial redevelopment. Both areas are also tax increment allocation areas. The two redevelopment areas are physically, M 4/16/93 1 t ` historically, and functionally connected by the Sample Street - Indiana Avenue Industrial District. At one time these three sub -areas composed the industrial core of South Bend and the Michiana region. The merger of these two major industrial redevelopment areas naturally forms the expanded Sample -Ewing Development Area by ,joining the two adjacent neighborhoods, the large industrial corridor between t Sample Street and Indiana Avenue, and the major South Gateway commercial corridor of Michigan Street (South Gateway corridor). The Rum Village Industrial Park contains approximately 412 acres of industrially zoned land located at the western edge of the new development area. The area was declared a redevelopment/tax increment allocation area in 1981. Federal funds were used to build the necessary infrastructure to accommodate industrial development and expansion projects. Some successes have been achieved, most notably the New Energy ethanol plant, Airco's carbon dioxide plant and the expansion of Steel Warehouse and the Mastic Corporation facilities. The second redevelopment area that will be merged with the Rum Village Industrial Park is the Studebaker Corridor Development Area. This 220 acre project area was declared a redevelopment/tax increment allocation area in 1986. In 1990 the Redevelopment Commission sold a general obligation bond for the first phase of acquisition, clearance, site assemblage and public improvement activities. Since that time, a significant amount of redevelopment has taken place and cleared land is now ready for sale in the Corridor. The Studebaker Corridor is immediately south of the downtown and lies within the center of the Sample -Ewing Development Area. The third sub -area is the large industrial corridor between Sample Street and Indiana Avenue. The Sample- Indiana sub -area contains the majority of the heavy industrial users of the community, including a vacant, thirty-five (35) acre industrial 3 complex. The Southeast and Rum Village Neighborhoods are historically, economically y and functionally integrated with the surrounding industrial areas. The two neighborhood areas have both been community development target areas and targeted for a variety of federally funded housing, code enforcement and public improvement programs. Though the amount of federal resources targeted to both neighborhoods has risen and fallen through the years, both neighborhoods are still within the city's "neighborhood revitalization area." •r..r Primarily residential in nature, each neighborhood has suffered differing degrees of what is now the classic inner -city process of deterioration and decline. However, it is obvious that the southeast neighborhood has undergone a much greater physical, social, and economic decline than the Rum Village Neighborhood, in part, purely due -7- 4/16/93 to the massive loss of population. Each neighborhood has pockets of commercial and industrial land uses; and each neighborhood has been impacted negatively by the decline of the city's industrial base. Cutting between the two neighborhood areas is a major commercial corridor —South Gateway— located along South Michigan and Main Streets. The Rum Village neighborhood stretches between the Rum Village Industrial Park on the west and the Studebaker Corridor and South Gateway on the east. Immediately north of the neighborhood, between Indiana Avenue and Sample Street, is a long corridor of commercial and industrial land uses that starts in the Rum Village Industrial Park and extends to the Studebaker Corridor. The Southeast Neighborhood, on the eastern edge of the Sample - Ewing - Development Area, is located between Sample Street and Ewing Avenue, immediately east of the Studebaker Corridor. It is separated from the Rum Village Neighborhood by the major commercial corridor —South Gateway —that serves both neighborhoods. II. PROJECT AREA DESCRIPTION The decision to merge the adjacent sub -areas into a new, expanded area requires re- examination of the Redevelopment Commission's plans and vision for the formerly separate sub - areas. While each sub -area has certain distinct characteristics, the historical, physical, socio- economic, and functional aspects and the development potential and barriers to development within each sub -area have significant commonalities. The following section provides additional information on area -wide conditions and trends. A. PROJECT AREA HISTORY As stated previously, the relationship between the five (5) residential, commercial and industrial sub -areas is physically, historically, economically, and functionally interrelated. From the 1880s to the 1950s the South Bend community (and the larger regional area) was dominated by its manufacturing sector and a handful of industrial giants. Nowhere are our industrial past and future economic challenges more evident than in the Sample -Ewing Development Area, which stretches from west to east across South Bend's near south side. The area, once dominated by large industrial giants such as the Studebaker Motor Company, the Oliver Chilled Plow Company, Singer, and Bendix, also served as the location for many smaller industrial companies that provided goods and services to the larger companies. The viability and prosperity of the large firms provided the mainspring for most economic activity. Additionally, the commercial and residential areas within the Sample -Ewing Development Area developed, prospered, declined and disappeared in tandem with the industrial areas. Large, -8- 4/ 16/93 multi -story, industrial buildings and dense manufacturing complexes employing thousands of workers were by necessity tied to the centralized transportation network and the nearby, accessible labor force. Employees lived only blocks away in densely developed residential neighborhoods and walked to work or nearby shopping strips and commercial nodes. The physical and economic conditions of the residential neighborhoods and business districts were directly linked to the industrial areas. As vacant or underutilized industrial buildings appeared, it meant not only fewer jobs but vacant commercial storefronts along Indiana Avenue, Miami Street or Michigan Street. The merchant serving the residential neighborhood and the blue collar factory worker both saw the immediate impact of downturns in the manufacturing sector in their paychecks, on the shop floor, and in their neighborhoods. Fewer jobs and lower paying jobs meant fewer people and families and more residential vacancies, less residential maintenance and more deteriorating homes, less shopping activity and more vacant storefronts. It was an era dominated by rail transportation and centrally located manufacturing businesses and facilities. The project area is still crisscrossed by all the major railroads. Spur lines cross through and around residential neighborhoods and cut across the area's major arterial streets and inter -city highways. Many of the once active spur lines have been abandoned as industrial production slowed and moved from the area and truck transportation grew in importance. Sporadically used spur lines, abandoned tracks, and large swaths of vacant land (former rail beds) are still evident throughout the area. The main rail lines remain and cut through the Sample -Ewing Development Area on both elevated and non - elevated tracks. The presence of these railroad tracks offer both a challenge and opportunity for the redevelopment of the area. A large corridor of industrially zoned land between Indiana Avenue and Sample Street that stretches from the vacant White Farm manufacturing complex on Chapin Street (east) to Olive Street (west) also reflects South Bend's economic history. A haphazard arrangement of trucking companies, scrap yards and warehouse distribution and wholesalers dominate this corridor. Large sections of vacant or marginally used parcels are mixed with these economic activities. This area was once the site of South Bend's main rail switching yards and main rail lines. The area developed as a major link between rail and truck transportation. Many of the truck terminals and truck servicing areas remain in the area. Scrap and salvage yards also are prominent in the area. I: : 0100 -Iffl :7i�T.`l -9- 4/16/93 The legal description of the Sample -Ewing Development Area is attached as Exhibit A and Map 1. In general, the alley west of Miami Street serves as the eastern boundary. The southern edge of the project area is Ewing Street, except for a small section of the Rum Village Neighborhood where the southern boundary consists generally of Bruce and Donald Streets, and extends west to the New Energy Ethanol Plant and continues through a large area of open land unmarked by street, road or other physically distinct edge. The western boundary follows the Rum Village Industrial Park along Lombardy Street north to the southern edge of the Bellville Gardens subdivision, then east to the New Jersey, Indiana and Illinois Railroad to Sample Street. C. LAND USE The present land use mix totals approximately 2400 acres and is composed of a variety of uses: residential, industrial, warehouse /distribution, commercial /retail, institutional and vacant land. In descending order by acreage, the following breakout applies: LAND USE ACREAGE. PERCENT Industrial 734.4 30.6 Vacant Land 592.8 24.7 Residential 465.6 19.4 Right -of -Way 426.0 17.8 Institutional 96.0 4.0 Commercial 85.2 3.5 Total 2400.0 100.0 The present land use arrangement is shown on Map 4. For the purposes of this general plan, only broad categories of land use have been identified. As the more detailed, block -by -block plan is developed, additional maps and information will be added to this general plan. t D. ZONING As previously noted, the Sample -Ewing Development Area contains approximately 2,400 acres. Map 3 shows the zoning districts within the area. The following zoning districts can be found within the area: Kill 1 4/16/93 1. "A" Residential primarily single family 2. "B" Residential single - family, duplex, multi - family, some offices 3. "C" Commercial business and commercial uses 4. "D" Light Industrial full range of industrial uses 5. "E" Heavy Industrial most intense industrial uses allowed t f 1 By acreage, the following breakdown is estimated: ............ LAND USE .. ACREAGE PERCENT "A" Residential 400 16.7 "B" Residential 560 - 23.3 Total Residential __ 950 40.0 "C" Commercial 72 3.0 ........ Total': Commercial .. _ _ __ 72 _ _ ... ........ _ __ 3 :0 "D" Light Industrial 220 9.2 "E" Heavy Industrial 1148 47.8 Total Industrial. . .. 1368 . ...... .57.0 Total 2400 100.0 Unlike some areas of the City, the zoning and land use patterns are generally compatible with each other. The only exception to this would be the Southeast neighborhood which is largely zoned "B" Residential. This classification allows multiple units and certain professional offices. The discrepancies in a perfect match between land usage and zoning are attributable to a number of factors. Huge portions of the city were zoned manufacturing in the 1950s in anticipation of large scale development. This never occurred, hence considerable acreage zoned, but never developed. Some of the vacant land can also be attributed to abandonment. A second factor is the continued use of land, especially commercial, that exists without "proper" zoning. These would represent non - conforming uses of land, an acceptable condition under current City zoning laws. As a final factor, zoning district lines go to the center lines of rights -of -way. Therefore, streets and railroads are included within the zoning classification. -11- 4/16/93 IE. CIRCULATION Map 4 shows the major arterials and rail lines that serve and define the area. Several district sub -areas have been formed by these major streets and rail lines. 1. State Road 23 (Prairie Avenue) runs diagonally across the Sample -Ewing Development Area from its southwestern edge through Rum Village on a northeasterly route. It merges with Chapin Street to form the western edge of the Studebaker complex and the eastern edge of the former Oliver Plow (White Farm) complex before it leaves the project area. 2. Sample Street, a major arterial cuts across thev northern edge of the Sample -Ewing Development Area from the -Olive- Sample overpass to its end at the Cooper Bridge over the St. Joseph River. Sample Street divides the Studebaker complex into a northern and southern section. 3. Michigan Street, a major gateway into the community and downtown area, is an arterial which carries an annual average daily traffic count of 17,192 vehicles. This one -way north street pairs with Main Street, a one -way south major arterial. Michigan Street is a major commercial strip that reflects the history, conditions, and trends of commercial district development and change. The inner -city portions of Michigan Street have deteriorated and are now part of a redevelopment and neighborhood business district revitalization program. Many vacant, underused and deteriorated storefronts and vacant lots represent both a revitalization challenge and opportunity. Michigan Street divides the Southeast Neighborhood from the Studebaker Corridor. 4. Main Street is the second arterial for the major one -way pair system of Michigan -Main. Main Street carries an annual average daily traffic count of 13,136 vehicles and serves as a major warehouse /distribution, business services, light industrial, and wholesaler corridor. 5. Ewing Street is located along the southern edge of the Sample -Ewing Development Area. This arterial originates on the far western edge of the development area at S.R. 23 (Prairie Avenue) and runs east to the South Bend - Mishawaka city limits. Ewing intersects with Miami Street which is just east of the eastern boundary of the Sample -Ewing Development Area. Ewing is, for the most part, surrounded by residential development, park, open space and educational uses, including Riley High School. -12- 4/16/93 6. The alley west of Miami Street serves as the eastern boundary of the Sample -Ewing Development Area. Miami Street runs north and south from its intersection with Lincolnway East near the Sample Street and Lincolnway East intersection. This arterial is one of the community's major north -south corridors. For the most part, Miami Street remains a strong commercial strip with relatively good economic activity and physical condition. Although it is not in the boundaries of the Sample -Ewing Development Area, it has a very strong impact on the area. 7. Within the balance of the Sample -Ewing Development Area, the street pattern is basically a standard grid pattern. This grid pattern is especially evident in the Southeast and Rum Village neighborhoods. Some of the major streets (connectors) in the area include Indiana Avenue and Calvert Street which run east -west throughout the entire Sample -Ewing Development Area; and Fellows Street, a narrow, two -way street which carries heavy traffic north and south through the Southeast Neighborhood. While the street pattern is primarily a grid system, the system is interrupted in several areas, most notably by: a. State Road 23, running on a southwest - northeast diagonal line through the Rum Village Neighborhood. b. The Army Reserve Center, located in the heart of the Rum Village Neighborhood; C. A number of large industrial physical facilities (EWI, South Bend Lathe, and the Studebaker Foundary) disrupt the east -west. grid pattern in the Studebaker Corridor fringe area, which lies between Franklin Street (west), Michigan Street (east), Sample Street (north), and Indiana Avenue (south) and falls between the Rum Village and Southeast Neighborhoods. d. The Southeast Neighborhood park and educational facilities also break up the standard grid pattern. The parks that are astride the grid pattern in the Southeast Neighborhood include Dean Johnson Park, Studebaker Park and golf course, Riley High School, Studebaker School, and Ravina Park. Since the neighborhoods are two of the oldest in the community, the grid pattern's residential streets are, for the most part, narrow, two -lane streets. -13- 4/16/93 Cl -14- 4/16/93 J 8. The main railroads are, for the most part, elevated throughout the Sample -Ewing Development Area with a series of viaducts and the Olive - Sample overpass. Spur lines cut through many of the light industrial and warehouse areas of the Sample -Ewing Development Area. And, because the Sample -Ewing Development Area is not cut by the St. Joseph River, bridges and street patterns interrupted by the river are not part of the Sample -Ewing Development Area's circulation system. F. DEMOGRAPHICS Census data helps to provide a clear indication of decline i P P n the neighborhoods surrounding the major sources of employment in the city for the decade between 1980 and 1990. Further historical research traces the origins of the decline to the immediate post war period. The spiral of population loss, lowered relative incomes of the residual residential population, lowering housing quality and eventual decreases in the housing inventory is clearly evident. t DEMOGRAPffiCS 1970 1980 1990 Population 15,653 11,798 10,737 of City Total 12.5 10.8 10.2 Number of Housing Units 5,590 4,773 4,390 of City Total 12.9 10.7 9.6 Median Home Value $7,970 $15,924 $22,049 of City Median 64.0 61.3 54.7 Median Household Income $8,728 $11,871 $18,648 % of City Median 85.3 75.7 77.3 As the above chart shows, there has been a continuing decline in the subject area over at least the past two decades. Even though the City's population has declined, the project area's population has declined even further. With respect to housing units, the total within the project area has declined at an even faster rate. -14- 4/16/93 J As would be expected, both housing values and household incomes fell during those 20 years. As various measures of inflation would indicate, neither values nor incomes kept pace with inflation. The figures for the subject area indicate that even relative to the city as a whole, the neighborhood lost ground. It should be noted that this was a period in which most new housing in St. Joseph County was constructed outside the City. Therefore, a decline relative to the City, which itself declined, indicates a substantial reduction in the economic status of the subject area. G. STRUCTURES The deterioration and loss of physical structures is quite apparent throughout the Sample -Ewing Development Area. The most notable example is the loss of residential units in the Southeast Neighborhood sub -area where the number of housing units declined from 2860 in 1960 to 1615 in 1990, just short of 50 %. With regard to the commercial /industrial properties, vacancy rates range from 16% on the Michigan Street commercial corridor to 32.8% on the Indiana Street commercial corridor, and 22% on the Sample Street industrial corridor. H. PUBLIC INSTITUTIONS, FACILITIES, & RECREATIONAL AREAS The Sample -Ewing Development Area has several major institutional and educational facilities that offer both a challenge and opportunity for the redevelopment and revitalization plan. The two major educational facilities in the area are Riley High School and the Indiana Vocational Technical College (IVY Tech). Decisions concerning the future location of both facilities will have a major impact on the plan for the Sample -Ewing Development Area. IVY Tech, located in the former Washington High School on Sample Street, and Riley High School, located on Ewing Avenue in the Southeast Neighborhood, can play a significant role in the revitalization, preservation and redevelopment of the area. Both physical facilities no longer meet the needs of their students, faculty administrators, or community. However, with a combined total public investment of approximately $76,000,000, every effort must be made to accommodate these two educational facilities within the Sample -Ewing Development Area. Each facility could generate enormous positive spin -off for the surrounding areas. The loss of either one would be a major setback for the development area. Both the high school and technical /vocational college will require approximately 25 -30 acres of land each for development. In addition to these two major educational facilities, the Sample -Ewing Development Area is also the location for the South Bend Community School Corporation's administration and education center (located in the Studebaker Corridor sub -area of the Sample -Ewing Development Area). The former, and now vacant, Oliver Elementary School, located in the Rum Village Neighborhood, offers some -15- 4/16/93 development potential for an adaptive re -use project — though the financial feasibility of such a development is unknown at this time. In addition to the educational facilities, the city has a significant investment in parks and open space within the Sample -Ewing Development Area. The parks and open space areas include Rum Village Park, Walker Field, the Studebaker Golf Course, Studebaker Park, Ravina Park and Dean Johnson Park. The School Corporation and city government have attempted to use park and other open space to enable the School Corporation to meet size standards for both Riley High School and Studebaker Elementary School. I. ENVIRONMENTAL CONDITIONS The Sample -Ewing Development Area includes several potentially significant environmental conditions that add to the planning and development challenges and opportunities. The Bowman Creek drainage basin, unsuitable soil conditions, and possible environmental problems associated with more than one hundred years of manufacturing are the main environmental issues to be addressed. The Bowman Creek drainage basin that begins southwest of the project area and runs through the Southeast Neighborhood to the St. Joseph River received extensive public works improvements within the Southeast neighborhood area. Approximately $220,000 was spent to alleviate chronic flooding problems. The far western edge of the Sample -Ewing Development Area includes substantial areas of poor soil conditions for urban development. These soil conditions run throughout the Rum Village Industrial Park into the band of industrial and warehouse distribution uses in the sub -area between Sample and Indiana Avenue. Several large vacant parcels of land are still in the Sample- Indiana Corridor and have been on the market for some time. The potential environmental issues of ground and water contamination must be addressed throughout the total non - residential portion of the Sample -Ewing Development Area from the Studebaker Corridor through the Sample- Indiana Industrial District to the Rum Village Industrial Park. Numerous scrap and salvage yards dot the Sample -Ewing Development Area from the Michigan -Main Street business district through the Studebaker Corridor to the Sample - Indiana industrial corridor. As the major industrial users disappeared throughout the Sample -Ewing Development Area, marginal land uses and trucking operations have filled much of the area zoned for heavy industrial uses. -16- 4/16/93 I The large, obsolete industrial buildings are also potential environmental concerns. Asbestos, PCBs in transformers and waste storage facilities on site are all potential environmental issues that must be addressed whether the development option Mr is clearance or adaptive re-use. These factors create a difficult development environment and can drive up the cost of private development substantially. In some cases, without public intervention or investment, private development will be brought to a standstill. If there is one common set of problems throughout the Sample-Ewing Development Area, it will be the high cost of private development caused by the diverse set of environmental conditions mentioned above. III. PROJECT AREA STRATEGY A. GUIDING PRINCIPLES The Sample-Ewing Development Area Plan is based on the following set of guiding principles: I I r- The long term success of this plan will require private sector leadership and the commitment of businesses, neighborhoods, and institutions. Conversely, public sector plans must be guided by a strategy and action plan that supports empowerment of the neighborhood, business, and institutional leadership. The public sector investment must leverage substantial investment by individuals, households, businesses and institutions. -17- 4/16/93 0 The public sector's actions must be catalytic in nature in order to spark private sector investment and reinvestment. The private sector investment must include activities in the industrial, commercial, and residential portions of the area. 0 The public sector's actions must be holistic in approach—physical redevelopment and revitalization activities must be integrated into a social, economic, and organizational agenda for action. 0 The public sector's actions must be based on a true partnership between and among private sector entities, such as private businesses, financial institutions, neighborhood organizations, and community and civic institutions. I I r- The long term success of this plan will require private sector leadership and the commitment of businesses, neighborhoods, and institutions. Conversely, public sector plans must be guided by a strategy and action plan that supports empowerment of the neighborhood, business, and institutional leadership. The public sector investment must leverage substantial investment by individuals, households, businesses and institutions. -17- 4/16/93 • The public sector investment plan must include a variety of funding sources — dependence or over - dependence on one public funding source will undercut the long term plan. B. PROJECT MISSION /OBJECTIVES The mission is to achieve the economic revitalization and physical redevelopment of the Sample -Ewing Development Area as an attractive, safe and viable urban area for people, households, businesses and institutions. A comprehensive set of more specific goals related to this mission follow: 1. Increase the tax base. r . 2. Increase the amount of residential, commercial, and industrial ■ investment. 3. Stabilize and revitalize the residential neighborhoods. Related to these goals are a series of objectives. Some of these objectives apply to the whole project area. Other objectives, as identified, apply to the unique challenges and opportunities facing the individual sub -areas of the Sample -Ewing Development Area. The area -wide objectives are to: 1. Create and maintain a strong private /public organizational framework in which to develop and implement redevelopment and revitalization strategies, programs and projects. 2. Establish and maintain a consistently high level of quality in design and materials for new construction and rehabilitation projects, public space, landscaping, lighting and signage. 3. Increase the level of private investment and reinvestment. 4. Improve the overall neighborhood environment, including the physical, social, economic, community and public safety conditions. 5. Strengthen the residential areas by improving the housing stock and increase the housing opportunities for all neighborhood residents regardless of income levels, household makeup, or age. -18- 4/16/93 6. Retain and increase jobs by retaining, developing and attracting light industrial, warehouse /distribution, business and consumer services to the area. 7. Increase and improve the functional capacity of the facilities within the area to make it an attractive and competitive area for living, working, education and recreation. 8. Create a physical environment and organizational structure that will stimulate, encourage and facilitate the phase -in of private resources and the phase -out of extraordinary levels of public investment. 9. Increase both the personal and real property tax base and public revenue (so that the area becomes a net exporter of property tax funds.) 10. Coordinate, develop and implement the public economic revitalization and physical redevelopment programs with private sector efforts and non - profit and public agencies' human and social service programs. 11. Create and support opportunities for private sector investment that includes new construction, rehabilitation and the re -use of marginal land, buildings and facilities. 12. Develop and implement a redevelopment and revitalization strategy and plan through a collaborative process that includes neighborhood, business, City and institutional interests in the area. 13. Improve the overall physical and environmental quality of the area, 3 including the natural and man-made aspects, and reduce the unreasonable high risk to private investment caused by the present environmental conditions. 14. Encourage a balanced transportation system within the area that provides for and accommodates various forms of transportation, including bus, automobile, rail, bicycle and pedestrian traffic. 15. Generate a variety of funding sources from all levels of government, the private sector (both individual and corporate) and philanthropic organizations. 16. Develop an overall strategy that contains several development options for each sub -area to reduce the risk of failure. SO U1, 4/16/93 IV. PROJECT AREA ACTIVITIES A. INTRODUCTION The major development strategies that will be pursued throughout the project area include a redevelopment, revitalization, improvement and preservation approach as dictated by sub -area conditions and trends. The redevelopment strategy is aimed at areas of major deterioration and decline. This strategy will seek to improve an area through major acquisition, relocation, clearance, site assemblage, public works, and new development activities. The revitalization strategy is aimed at sub -areas that have suffered significant deterioration and decline, but still have both a physical and social foundation on which to build and revitalize the sub -area. Revitalization activities will include code enforcement, housing rehabilitation, small scale public works, organization - building and human, public and social service, crime and public safety programs. The improvement strategy and activities will be much like the revitalization strategy and activities. The major difference will be in the amount of public resources required in an area— improvement areas will be less severely deteriorated and blighted than the revitalization areas. Finally, certain areas will be targets for a preservation strategy. These sub -areas will be, for the most part, stable areas that are adjacent to deteriorating or declining areas. Activities in the preservation areas will include spot code enforcement and rehab activities and minor public works. Protection through an aggressive enforcement of zoning will also be part of the strategy. In essence, the criteria determining whether revitalization, improvement, or preservation strategies will be brought to bear on a sub -area are twofold: one, the severity of the deterioration and decline in the target area; and, two, the concomitant amount and application of public resources, regulations and incentives required to meet the goals and objectives established for the area. The four strategies highlighted above focus heavily on the physical and economic redevelopment and revitalization of the Sample -Ewing Development Area. However, the importance of incorporating a broader, more comprehensive effort to focus on social and human service needs, neighborhood organizational needs, and capacity- building must be emphasized. B. ACTIVITIES The redevelopment activities in the Sample -Ewing Development Area plan, as adopted by the Redevelopment Commission, will include: -20- 4/ 16/93 1 1. Pre - development activities, including, but not limited to, engineering, architectural, planning, program development, title, survey, appraisal, legal, and environmental assessment and testing; +' 2. Acquisition of private and publicly -owned real estate; 3. Relocation of individuals, households and businesses; 4. Clearance of structures and other improvements; vacation of some streets and other public right -of -way; 5. Assemblage of development sites; 6. Rehabilitation of industrial, commercial and residential structures; 7. Disposition of assembled cleared sites, rehabilitated structures, and other properties; 8. Public works improvements and infrastructure, including, but not limited to, streets, water, sewer and other utilities, lighting, traffic controls, landscaping, park, open spaceand recreational facilities. ■ A series of activities that are not directly related to the physical } redevelopment of the Sample -Ewing Development Area will be critical to the community's long term success in the project area. These activities will not be undertaken or funded by the Redevelopment Commission. These activities will be undertaken by other private and public agencies and be funded from a variety of federal and local sources, including the HOME Program, the Community Development Block Grant Program, the Civil City budget and the Community Homebuyers Corporation, among others. Activities funded from these sources will include: 4 ' a. Housing rehabilitation assistance for homeowners, first time homebuyers, and landlords. b. Housing assistance, including counseling for home ownership and technical and training assistance through the REWARD fProgram and the neighborhood partnership centers. C. Small business assistance through the Urban Enterprise Zone Program, the Neighborhood Business Development Corporation, and the Corporation for Entrepreneurial Development —this assistance can include direct financial assistance in the form of gap financing loans; d. Additional business assistance, in terms of larger loans, will be available on a case -by -case basis through the Business Development Corporation and the Industrial Revolving Loan Fund. This assistance will also be in the form of gap financing loans as determined by the respective private not - for - profit boards; -21- 1 11 4/16/93 e. Resident assistance in the form of job readiness, counseling, and placement assistance through the UEA -Lilly Resident Employment Program for that portion of the Sample -Ewing Development Area that is within the Enterprise Zone boundaries; f. Technical and planning assistance to neighborhood and business districts within the Sample -Ewing Development Area; g. Various tax incentives, including tax abatement for real and personal property investment and Enterprise Zone tax credits for those businesses in the Sample -Ewing Development Area that are within the UEZ; and h. Receivership and rehabilitation of rental property; The next section outlines very broad plans for the application of some of these activities within each sub -area. Until more detailed plans are developed in conjunction with the neighborhood residents, it is premature to develop a more detailed, specific set of activities for each sub -area within the Sample -Ewing Development Area. V. SUB -AREA STRATEGIES & GOALS The above section outlined a set of redevelopment, revitalization, improvement, and preservation activities that will be available to implement the plan. This section will look at each sub -area from a broad perspective and suggest several strategies that might be applied. A. SOUTHEAST NEIGHBORHOOD The Southeast Neighborhood is one of the oldest neighborhoods in the city. It developed and prospered with the Studebaker Motor Company and South Bend's heavy manufacturing base. Still in tandem with the broader area, the Southeast has declined and, in some areas, disappeared as the inner city manufacturing base eroded and jobs declined, disappeared and relocated. The neighborhood is generally viewed as being bounded by Michigan Street (west), the alley west of Miami Street (east), Sample Street (north) and Ewing Street (south). (See Map 5.) Michigan, Sample and Miami Streets are commercial and industrial districts and Ewing Street is primarily a residential street with several large public recreational and educational uses. In earlier planning and development efforts, the Southeast Neighborhood included the Monroe- Sample neighborhood, the northern portion of the Studebaker Corridor and what is now called the Studebaker fringe area. -22- 4/16/93 The land uses within the Southeast Neighborhood are primarily residential. However, in addition to the commercial development along Sample Street, Michigan Street, and Miami Street, there are several other areas of non - residential land uses in HL J the neighborhood. Located on High Street between Sample and Broadway are a number of light industrial and warehouse distribution uses. Scattered throughout the balance of the neighborhood are several isolated business and industrial uses. The portion of the neighborhood north of Pennsylvania is dominated by vacant lots and blocks. These city lots were the sites for single family residences before ® neighborhood decline and housing deterioration took its toll. An underused nine -acre city park adds to the amount of open space in the neighborhood. The middle section of the neighborhood, between. Pennsylvania and Dubail, still contains many single family houses and fewer vacant city lots. The physical fabric of the neighborhood is intact and could serve as the basis for a neighborhood revitalization program. Once again, there are a few non - residential uses within this section of the neighborhood, but the overwhelming land use remains residential. The final one -third of the neighborhood, south of Dubail, is also overwhelmingly single family residential and very similar to the middle one -third in condition and make -up. Unlike the middle section of the neighborhood, this southern section is dominated by educational and recreational uses, including Studebaker Elementary School, Riley High School, Studebaker Park and Studebaker Golf Course. For planning purposes, the Southeast Neighborhood has been divided into three smaller sectors (See Map 6): 1. Sample- Broadway 2. Broadway - Dubail; and 3. Dubail -Ewing All of these sectors are bounded by Michigan Street on the west and the alley west of Miami Street on the east. Each of the above areas is proposed for a different type and level of public involvement. The Sample- Broadway segment will be targeted as a redevelopment area. The Broadway - Dubail segment will be targeted as a neighborhood revitalization area. The Dubail -Ewing segment will be targeted as a neighborhood improvement area. The appropriate strategy, plan and action program will be developed and implemented through a series of more detailed plans to be developed with the neighborhood planning committee. The Sample- Broadway segment will have two alternative land use plans. The preferred, optimum plan will center on the creation of an institutional- education- recreational mixed -use project for the area between Michigan Street and Fellows -23- 4/ 16/93 C Street with the balance of the Sample- Broadway segment allocated for private commercial or industrial development. This segment will be targeted for acquisition, relocation, clearance, and site assemblage activities to create developable sites. In addition, a public improvements program, appropriate to the changing land use, will j be developed and implemented. u r Should the optimum development plan— institutional- educational- recreational —fail to develop in the area north of Pennsylvania, the city and the neighborhood must be ready to move to an alternative redevelopment plan. It is suggested that this alternative is to redevelop the area as an industrial and business park. This light industrial and general business park would be very similar to the Monroe Industrial Park located north of Sample Street: ' A strong, well designed buffer would be developed between the residential area to the south of Pennsylvania Avenue and the new light industrial and general business park. Given the history of urban renewal in the neighborhood, it is imperative that the community be positioned to move aggressively to implement this alternative should the educational - institutional campus development concept fail to materialize. The second segment, between Broadway and Dubail is targeted for a major, long -term neighborhood revitalization effort. As mentioned before, for purposes of this plan, we are distinguishing between revitalization and improvement strategies. Revitalization will require a more intense neighborhood effort with a higher level of public investment. Improvement areas will be designated for similar programs and activities; however, the level of effort and resources will not be as high because of the less severe deterioration within the neighborhood improvement segment. The neighborhood improvement segment is located between Dubail and Ewing Streets. Activities such as housing rehabilitation, public improvements, code enforcement, area clean-up, neighborhood organization and capacity- building, and human and social services will be directed at both the revitalization and improvement segments. SOUTHEAST NEIGHBORHOOD SUB -AREA GOALS • Complete the redevelopment of the area between Sample (north), Broadway (south), High Street (east) and Michigan Street (west) as a major mixed -use project. The project would be composed of the new Indiana Vocational Technical College campus (25 acres), the new Parkview Juvenile Justice Center (8 + acres), the relocated Dean -24- 4/16/93 1 Johnson Park with an expanded Boys and Girls Club operated by the Family and Children's Center (FCC) (14 + acres), and a light industrial park of approximately 50 acres. ALTERNATE: Should the mixed -use project fail to materialize, the alternate goal would be the development of an approximately 83 acre light industrial /business park. The project would include a relocated Dean Johnson Park and FCC's Boys and Girls Club. • Complete the physical revitalization of the area between Broadway and Dubail Streets as an attractive, safe, and viable residential neighborhood. • Complete the physical improvement of the area between Dubail and Ewing as an attractive, safe and viable residential neighborhood • Assist the neighborhood residents, businesses and institutions in 'k developing an effective, efficient neighborhood organization with the capacity and leadership to: a) participate in the revitalization and improvement effort; and b) protect and maintain its physical, social, economic and organizational achievements. • Integrate the Riley High School project into the neighborhood g revitalization and improvement program and build on the positive spin- off potential from this project. -25- 4/ 16/93 f B. STUDEBAKER CORRIDOR The Studebaker Corridor contains 220 acres and is located immediately south of the downtown. It is separated from the downtown by the elevated railroad lines that run east and west. There are four viaducts that funnel traffic between the downtown and the Studebaker Corridor. For purposes of the Sample -Ewing Development Area general development plan, we have incorporated the South Gateway area (South Michigan and Main Streets) into this planning and development sub -area. We have also added several small sections of redeveloped light industrial area located along Prairie Avenue and Chapin to this sub -area. With these additions, the acreage in this sub -area increases by approximately 90 acres for a total of 310 acres. The general boundaries for this reconfigured sub -area are now Michigan Street (east) Chapin and Prairie Avenue (west), Ewing Avenue (south), and the elevated railroad tracks (north). (See Map 7.) -25- 4/ 16/93 f The Studebaker Corridor was declared a redevelopment and tax increment allocation area in 1986. Soon after the declaration, the Redevelopment Commission began seeking funds to implement the redevelopment and revitalization plan. A successful general obligation bond petition drive was completed in 1990 and work began to acquire, relocate, clear and assemble sites for redevelopment purposes. Prior to Redevelopment's initial efforts, the former Studebaker Motor Company's main complex consisted of 12 buildings with a total of 4,808,544 square feet of space. Many of the buildings were severely under utilized, some were vacant, and all had major deferred maintenance problems. Active businesses were located in several of the buildings, including Allied Products' South Bend Stamping Division (now EWI), Huckins Tool and Die, South Bend Lathe, and several multi - tenant facilities. Of the 4,808,544 square feet of space over 48 percent was vacant and much of the occupied space required substantial repairs. The fringe area, adjacent to the former plant area, included many small viable businesses, interspersed among a number of incompatible, deteriorating land uses. These land uses included deteriorating residential structures, many of which were subdivided for multi - tenant purposes. Deteriorating commercial and industrial buildings and small parcels of vacant land along Michigan, Main and Lafayette also added to the negative conditions and image of the area. Several areas within the fringe area contained fragmented ownership patterns, abandoned or inactive rail lines and areas of difficult access, parking and internal circulation. Phase one of the Studebaker Corridor redevelopment plan is nearing completion. 81 parcels of land have been acquired, 86 relocations have been completed , and 39 structures have been demolished. Approximately thirty (30) acres of land have been assembled for disposition and planning is beginning for a capital improvement program for the area. Several parcels have been sold and construction has started on the Policemen's Federal Credit Union and Real Services buildings. Bids have been received for several other parcels and construction is expected to begin in 1993 on Alcon's warehouse /distribution building, and Murdock & Sons Construction's storage, vehicle and yard offices. It is anticipated that additional projects will follow later in 1993. Progress is being made, but much remains to be done, particularly in the southern section of the fringe area and in the main complex area, both north and south of Sample Street. For planning purposes, the Studebaker Corridor sub -area has been divided into four sectors (See Map 8.): 1. the industrial fringe area between the railroad lines (north), Michigan Street (east), Franklin Street (west), and Ewing Avenue (south); -26- EYN60% 2. the northern section of the main factory complex between Sample (south), the railroad line (north), Franklin Street/Lafayette Street (east), and Prairie Avenue (west); 3. the southern section of the main factory complex between Sample Street (north), Indiana Avenue (south), Franklin Street (east), and Prairie Avenue (west); and, 4. a small pocket of redeveloped, light industrial land between Chapin (west) Prairie Avenue (south and east) and the railroad line (north). The Studebaker Corridor is a sub -area with significant barriers to development. It is similar to the Rum Village Industrial Park in that it has one major barrier to private redevelopment and revitalization. In Rum Village the barrier is soil conditions. In the Studebaker Corridor it is the presence of large, multi -story industrial buildings or massive, obsolete one -story manufacturing facilities. The commonality of major physical barriers to redevelopment —one man -made and one natural —is further complicated and made more difficult by uncertainty concerning the potential of soil and water pollution. In fact, one of the common factors throughout the industrial portion of the Sample -Ewing Development Area (Rum Village, Sample - Indiana and the Studebaker Corridor) is the historical presence of heavy industrial production, railroads, truck lines and scrap and salvage areas —all land uses, transportation and economic activities that increase the potential for environmental problems. The plan for the redevelopment of the Studebaker Corridor sub -area remains relatively unchanged regardless of the expansion and merger which forms the Sample - Ewing Development Area. The main strengths and weaknesses of the area have not been altered significantly in the first several years of implementing the redevelopment plan. A key to our success in the Studebaker Corridor sub -area is the retention of all existing viable businesses that are compatible with the proposed redevelopment plan. Light industrial, construction contractors, general business services, warehouse /distribution uses, retail, service commercial, consumer and producer services, office and related uses are priority retention candidates. In our effort to retain existing, compatible businesses and to attract the same, the city must continue ■ to assemble developable sites for business in -fill purposes. -27- 4/16/93 STUDEBAKER CORRIDOR SUB -AREA GOALS • Continue acquisition, relocation and clearance within the industrial fringe area in order to create development sites for new, private investment. • Eliminate incompatible land uses within the sub -area by selective acquisition and clearance of properties. • Continue acquisition of older, deteriorated multi -story industrial buildings north of Sample Street. • Acquire older, deteriorated, underutilizdd manufacturing buildings south of Sample Street particularly the former Studebaker Foundry on Prairie Avenue and the South Bend Foundry between Franklin Street and Lafayette Street. • Protect and enhance the physical environment for the businesses along Michigan, Main, Lafayette and Franklin Streets through limited streetscape improvements, including new sidewalks, curbs, landscaping, lighting and street paving. • Encourage a strong business association such as the South Gateway Improvement Association • Establish and maintain an attractive inner -city light industrial area in the Industrial Fringe Area that will complement the commercial area on Michigan and Main Streets. • Develop an attractive and economically viable entrance to the Central Business District on South Michigan Street. • Improve the physical environment of the sub -area through clean -up of vacant lots, removal of dead trees and brush, and public improvements to streets, curbs, sidewalks and lighting. • Where necessary, improve appearance of existing buildings in the sub- area through building rehabilitation and clean -up of former industrial sites. This could include removal of old conveyor systems, former accessory structures and materials stored outside. -28- 4/16/93 • Provide adequate road access to new development. This may require construction of a new road system within the northern section of the main plant complex or in the area of the former Studebaker foundry. C. RUM VILLAGE INDUSTRIAL PARK The Rum Village Industrial Park is an area of 412 acres that is primarily zoned "E - Heavy Industrial. " (See Map 9.) This is an area of great development potential, but it also has several substantial barriers to private sector development. The area has been zoned "E" - Heavy Industrial for many years. However, industrial development has been very sporadic with little.private investment for long periods of time. Lack of roadway access and utilities coupled with unstable soil conditions has deterred normal development and occupancy of land that otherwise is situated in an excellent location for industrial development. Transforming development potential into reality will require substantial public involvement and investment. The strengths of this sub -area include the transportation network, large site possibilities, and major infrastructure adjacent to the development area. With the extension of the U.S. 31 Expressway to the Indiana Toll Road (and farther into Michigan) and the extension eastward into Elkhart County, the opportunity for industrial expansion has been given a strong push. The Rum Village Industrial Park is situated along the U.S. 31 Expressway and permits ready access to markets in all directions. In addition, the sub -area is served by several rail lines and offers an opportunity for heavy industrial users or users needing access to rail service. This area is one of the few sites remaining within the community that would allow such rail access and heavy industrial development and processes. The Rum Village Industrial Park is similar to the Studebaker Corridor in that one major physical impediment exists that prevents the private sector from developing this sub -area. In the Studebaker Corridor, the impediment is man - made —the large, obsolete , multi -story buildings are not readily adaptable for modem industrial processes or material handling. In the Rum Village Industrial Park the physical impediment is natural —the unsuitable soil conditions require demucking in order to create developable sites. Regardless of the cause, the common effect is that the cost of private development is driven so high that neither area can be redeveloped without public involvement and investment. The cost of development per acre is substantially increased because of soil conditions, demolition and clearance costs, or potential environmental problems. In addition, the Rum Village Industrial Park, Sample - Indiana and Studebaker Corridor all face the common problem of potential environmental pollution. A good portion of these areas have been the historical site -29- 4/16/93 for much of this community's heavy industrial uses, special permit economic activities —scrap and salvage yards, railroad lines and truck terminals and servicing areas. For planning purposes, this sub -area has been divided into five sectors (See Map 10.): 1. Northwest development sector; 2. Northeast development sector; 3. Calvert Road development sector - north 4. Calvert Road development sector - south 5. Olive Road. Several development sites and site plans have been identified which might serve as a phased redevelopment strategy. Phase One would be located in the far northwest corner of the Rum Village Industrial Park and access would be provided from Sheridan Street (to be extended across Sample Street into the proposed new industrial development site.) Approximately 52 acres of development sites could be created. Phase Two would be east of New Energy Road and north and south of Calvert Road. Approximately 62 acres of land could be opened for development. Phase Three would be extended off of Phase Two moving east towards Olive Road on both the north and south side of Calvert Street. Both Phase Two and Three would require acquisition, relocation, clearance, demucking and public works elements in order to assemble the land and to offer developable sites. If the industrial development strategy is to be pursued, the sub -area has several sections of incompatible land uses that must be addressed. Several small pockets of houses along Calvert Street and on Olive Road are prime areas for acquisition, relocation, clearance and site assemblage activities. Olive Road from the Sample Street overpass south to the city limits is in need of improvements in terms of ingress /egress, public works and streetscape. In addition to the Olive Road element of the sub -area plan, several other problems and opportunities can be identified. The Olive - Sample overpass area has ' had several environmental problems in terms of water and soil contamination. The Olive Street well field and Water Works pumping station offers some adaptive re -use potential and land development possibilities. With the closing of the Mastic Plant on South Olive, this large industrial facility also offers some re -use potential, especially if the older portions of the facility were demolished to open up the site for better access, circulation and parking. The rail yards could also be an opportunity for the further development of the area's industrial capacity. -30- 1 4/16/93 While soil conditions are less than optimum for urban development purposes, the location near the U.S. 31 Expressway, rail lines, "E" - Heavy Industrial zoning and land for expansion are all major pluses that will serve as the foundation for future development. The prune deterrant for private sector investment and development remains the existing soil conditions and the cost of development per acre. Several other lesser barriers exist: the pockets of incompatible land uses, the need to upgrade the existing road and street system and the potential for water and soil contamination. Nonetheless, this sub -area offers one of the few locations within the city for industries in need of rail services and heavy industrial facilities and sites. In the initial stages of the planning schedule, the goals for the Rum Village Industrial Park should be extremely modest. The goals 'are modest because existing products, i.e., competing sites for industrial development must be absorbed by the private market place. These sites include the Airport and Toll Road Industrial Parks, the Studebaker Corridor, and, perhaps, sites located around the proposed IVY Tech campus in the Southeast Neighborhood. Many of these competing sites only allow light industrial so it will be important to have heavy industrial land available. The goals listed below are more opportunistic and reactive than will be found in the balance of this plan. RUM VILLAGE INDUSTRIAL PARK SUB -AREA GOALS • Develop the area on a project -by- project basis within the framework of a comprehensive site plan. The projects will be of a heavier industrial nature or those needing access to rail spurs. • Improve the condition of Olive Street as appropriate to the heavy industrial uses and concentration of truck terminals and truck servicing businesses. i• Plan for the adaptive re -use of the Olive Street well field area with a mix of private and public uses. • Eliminate the incompatible residential land uses along Olive Street by purchasing and clearing the sites as the opportunities become available. • Acquire properties suitable for potential development on a limited and low cost basis when the opportunity presents itself either through direct purchase or the property tax sale process. -31- 4/16/93 • Conduct feasibility studies to determine the least expensive sites for initial development in terms of soil and water table conditions. D. SAMPLE - INDIANA INDUSTRIAL DISTRICT Another sub -area within the Sample -Ewing Development Area is an L- shaped heavy industrial corridor between Sample Street and Indiana Avenue that runs from Olive Street on the west (and the adjacent Rum Village Industrial Park) to the ' Studebaker Corridor sub -area on the east. (See Map 11.) The district is zoned primarily "E" - Heavy Industrial and the existing land uses reflect this zoning classification for the most part. The main economic activities in the district include scrap and salvage yards, major truck terminals and related uses, warehouse /distribution and wholesale facilities. A significant portion of the area consists of vacant and under - developed land and marginally used industrial buildings, an example of which is the former White Farm manufacturing complex. This area originally developed as a major heavy industrial, truck terminal, and warehouse /distribution district because it was the original location for the main railroad switching yard and was served by a number of main and spur rail lines early in its development. As industrial and transportation technology changed, the main switching yard, rail lines and spurs became less important, inactive and, in some cases, abandoned. ' For planning purposes this sub -area has been divided into three sectors. The three sectors are (See Map 12.): ' 1. the Olive Street - Walnut Street sector; 2. the Walnut Street - Prairie Avenue sector; and, 3. the White Farm sector (bounded by Chapin, Sample, the railroad and Arnold Street. 1 c The western most sector of this L- shaped sub -area lies between Olive Street (west), Walnut Street (east), Indiana Avenue (south) and Sample Street (north). It is immediately adjacent to the Rum Village Industrial Park and has similar land uses, infrastructure needs and environmental challenges. It, too, has several areas of incompatible land uses. The major land uses and economic activity in this sector are the truck terminals and related businesses. In addition, a large parcel of undeveloped land is located directly in the middle of this sector. A wire manufacturer and a saw mill also cover a large portion of this sector of the Sample- Indiana sub -area. An interesting exception to the general activity in the area is an ice skating /hockey rink that serves the community. -32- 4/16/93 1 u 1 n IJ A Poor soil conditions found in the Rum Village Industrial Park are also present in the Sample- Indiana industrial corridor. The muck lands and water table conditions run from the Rum Village Industrial Park on a diagonal from southwest to northeast into this sub -area. Trucking and heavy industrial uses found on the west side of Olive Street continue into this sub -area also. Moving east through the corridor into the Walnut Street - Prairie Avenue sector, the land uses remain the same with large parcels of land devoted to heavier industrial uses, including scrap and salvage yards, warehouse /distribution and wholesalers. Given the type of land uses and the fact that every community needs sections devoted to heavier industries and economic activities that might not match uses within planned industrial and business parks, it is suggested that this area's predominant land use and economic activity remain the same. The sub -area strategy would focus on creating and improving the edges and boundaries of this corridor to protect and screen the adjoining areas. Other elements of the strategy include: improving the internal circulation system by upgrading the street system; removing incompatible land uses; creating incentives or using the police powers of the community to stimulate business and property owners to clean up the worst areas of their land; developing more stringent standards for screening, hours of operation and mitigating the most obnoxious externalities from scrap, salvage, trucking and related activities. Two sites within this sub -area warrant additional discussion. The first site is the existing Indiana Vocational - Technical College on the 1500 block of West Sample. The second site is the former White Farm manufacturing complex located on Chapin Street. The vocational - technical college's existing facility and site is inadequate for the community's needs. A new campus is being considered for a twenty-five acre site in the Southeast Neighborhood. Should this plan come to fruition, the adaptive re -use of the current facility and site will become an important element in the planning for this sub -area. The White Farm industrial site within this sub -area contains thirty -five (35) acres and fronts on Chapin Street. This former manufacturing complex has approximately 900,000 square feet of manufacturing, warehouse, and office space in a number of buildings. Only two of the buildings could be considered economically and physically viable for purposes of adaptive re -use. These two buildings include the office space currently housing the County Department of Welfare and a square foot, five -story warehouse facility. Any plan for the re -use of the complex would require the acquisition and clearance of much of the site. New infrastructure and a revised circulation plan would be required to redevelop the site as an inner -city light industrial area (similar to the Monroe Industrial Park). However, the site has some significant advantages, assuming there are no significant environmental problems. These positives include a central location within the Urban Enterprise Zone; good -33- 4/16/93 access to main thoroughfares, including Sample Street, Chapin, and State Road 23; and the possibility for the development of railroad spur lines into the site. All of these factors make the White Farm complex a target of opportunity. However, given the immediate priority of the southeast development sector within the Sample -Ewing Development Area, this project would be undertaken at a later date. SAMPLE- INDIANA INDUSTRIAL DISTRICT SUB -AREA GOALS • Improve internal traffic circulation within this sub -area with priority given to the Olive Street - Chapin Street sector to facilitate the private ' development of vacant land. • Improve the "edges" of this sub -area by more restrictive design/development standards, public improvements, landscaping and streetscape treatment. • Eliminate incompatible (residential) land uses within the sub -area by incremental acquisition of residential properties through purchase, donation, or tax sales. • Review, revise and enforce existing ordinances that reduce the most offensive externalities associated with the truck terminals, scrap and salvage operations. -34- 4/16/93 • Assist in the conversion of the current IVY Tech facility into a mixed - use service center (including both private and public uses) to serve the inner -city community with enhanced social and human services. • Acquire the White Farm complex and land bank the facility until an appropriate development opportunity and public resources are available to convert the site to an inner -city light industrial park. • Protect and enhance the h sical environment for the businesses along g Sample, Prairie, and Chapin Streets through limited public and streetscape improvements. E. RUM VILLAGE NEIGHBORHOOD The Rum Village Neighborhood, like its counterpart the Southeast Neighborhood, has been intimately connected to the industrial area that surrounds it. Also like its counterpart, the Rum Village Neighborhood is primarily a residential -34- 4/16/93 t area interspersed with several commercial strips and nodes and non - residential edges. However, unlike the Southeast Neighborhood, Rum Village has not undergone the same degree of decline and deterioration. The neighborhood boundaries are generally considered to be the railroad tracks (north), Main Street (east), Olive Street (west), and Ewing Avenue (south). The neighborhood is divided by State Road 23 (Prairie Avenue) which runs on a diagonal from southwest to northeast across the neighborhood. (See Map 13.) Sections of this corridor have developed into commercial uses and residential uses have been converted to non - residential uses. The residential street grid pattern is also interrupted by a large area of land in the middle of the neighborhood (Donald, Swygart, Kemble, and Bruce) that is used by the Army Reserve for its training center. Indiana Avenue, running east to west across the north edge of the neighborhood, is another section of the neighborhood that includes large areas of non - residential uses. Once a thriving neighborhood business district, Indiana Avenue now contains many substandard buildings and marginal commercial uses. As with many inner -city commercial strips and nodes, Indiana Avenue has declined as the use of automobiles increased, shopping habits changed, and competition grew on the city's urban edges. At both the east and west ends of the neighborhood, non - residential land uses have had a major negative impact on the residential sections of Rum Village. On the east, between William and Michigan Streets, the area is dominated by small manufacturing land uses and several scrap and salvage yards. Several rail lines serving the former Studebaker complex and corridor between Michigan Street and Franklin Street are still present. Rail line use is sporadic and several spur lines have been abandoned. Nonetheless, the commercial and industrial areas remain on the neighborhood's eastern edge and residential deterioration is evident. On the western boundary of the neighborhood (which abuts the Rum Village Industrial Park), Olive Street and its non - residential uses have intruded into the neighborhood along sections of Indiana Avenue and Franklin Street. As a result, the residential areas of these commercial corridors have deteriorated, particularly north of Indiana Avenue and west of Franklin Street. The interior of the neighborhood has pockets of residential deterioration, exhibiting itself in scattered areas in the form of small groupings of homes. Although not significant in themselves, these pockets of deterioration affect the entire sub -area. Also, several areas of the neighborhood have large parcels of vacant land or numerous vacant lots interspersed among the housing stock. Two other areas are worth noting in terms of redevelopment and revitalization challenges: the section of the neighborhood located between the rail line on the north and Indiana Avenue on the south contains a mix of vacant land, incompatible uses, deteriorating residential structures and poor circulation and environmental conditions. Portions of this narrow band should be redeveloped and the land use changed. This will require careful delineation of this narrow band of land into redevelopment and -35- 4/16/93 revitalization sections. The second area of note is the intersection of Indiana Avenue and Prairie Avenue (S.R. 23). This intersection contains several large structures, including the former Oliver Elementary School, now a vacant, 80,000 square foot structure. This node and the Oliver School offer both a challenge and an opportunity. For planning purposes the Rum Village Neighborhood sub -area has been i divided into three (3) sectors (See Map 14): ' 1. The Indiana Avenue Commercial- Industrial sector; 2. The State Road 23- Indiana Avenue node; and, 3. The east and west residential sectors. In approaching the development of the redevelopment strategy, several distinct differences are evident between the Southeast and Rum Village neighborhoods. Rum ' Village does not have a large area where a redevelopment approach is appropriate. It has several delineated areas where a small scale redevelopment strategy makes sense. Small scale site assemblage in the interior near large vacant tracts and the numerous ' vacant lots may also be appropriate assuming the soil is suitable for development and the cost of remedial action, if any, is reasonable. Selected acquisition and clearance along Indiana Avenue may also be required. -36- Il 4/16/93 Although redevelopment in delineated, small scale areas may be required, the most appropriate treatment for the majority of the neighborhood is a revitalization strategy consisting of code enforcement, housing rehabilitation, and targeted residential public works. Small scale public works, such as curb and sidewalk improvements, lighting and signage, street and alley paving, and landscaping and beautification programs should be utilized on a block -by -block basis. (The detailed planning required to implement this q P aspect of the general development area plan should be undertaken with neighborhood residents, businesses and institutions.) RUM VILLAGE NEIGHBORHOOD ' SUB -AREA GOALS • Improve the eastern edge of the neighborhood by separating the incompatible land uses with a well designed and developed transitional area between the residential and non- residential section. • Redevelop the northern edge of the neighborhood between Indiana Avenue and the railroad tracks by selected acquisition, clearance and site assemblage activities — protect those viable residential pockets and allow the development of quality, low intensity commercial and industrial uses in the balance of the area. -36- Il 4/16/93 • Revitalize the Indiana Avenue neighborhood business strip through an appropriate mix of neighborhood and community oriented enterprises; , and improve the physical appearance of Indiana Avenue. • Assist the private sector in completing the adaptive re -use of the former Oliver School with an appropriate re -use that fits within the neighborhood context. ' • Improve the appearance and physical condition of State Road 23 (Prairie Avenue) through the neighborhood. ' • Preserve and improve the residential neighborhoods east and west of Prairie Avenue. r ' VI. SEVEN YEAR ACTION PLAN A. INTRODUCTION ' This section will outline the proposed budget, schedule and list of activities to be undertaken in the first six years of this plan. The first six years will focus on the role and resources of the Redevelopment Commission. After six years (1993 -1998) of activities, the Redevelopment Commission will phase down its activities and other public agencies and private not - for - profit organizations will take the leadership role. This is not to suggest that during the 1993 -1998 period that Redevelopment will be acting alone. The neighborhood organizations, business associations and a host of ' not - for - profit development organizations must be included from the start of the project. What it does suggest is that the strategy and concomitant action plans will be entering another phase. The first phase (1993 -1998) will be focused on several large ' scale projects. Smaller scale, door to door activities, projects and programs must be developed, funded and implemented as a result of the sub -area planning by neighborhood committees. These types of activities, so crucial to the long term ' success of the revitalization strategy, are what neighborhood and business organizations and community development corporations do best. Redevelopment and revitalization efforts must go forward together; however, the emphasis will shift from ' redevelopment to revitalization efforts toward the later years. B. FUNDING PLAN This funding plan should serve as a guide and not a blueprint. Included in the proposed funding plan is a list of funding sources, amounts, expenditure patterns and schedules. Inner city redevelopment and revitalization efforts are inherently time consuming, complex and subject to shifting priorities within the neighborhood and at ' -37- 4/ 16/93 r 1 tthe federal level. South Bend must simply commit itself, move forward, and accept the reality of schedules that are often beyond the control of the local community. The 1 f� H--- E key is not to give up and continue to work through revised timetables. The proposed funding sources are listed on Table 1. The proposed schedule of activities and expenditures are contained in Table 2. It is obvious that in determining a seven -year budget, project costs and revenue projections is not a science. Funding sources will fluctuate. Some funding sources may decline or disappear altogether. Priorities within the neighborhoods may change. Unexpected opportunities and challenges may suddenly appear. Federal and state programs will ebb and flow and priorities will change in Washington, D.C. and Indianapolis. The following tables should be reviewed from a strategic viewpoint and not a tactical, detailed perspective. The purpose of this* section of the plan is to outline a financial plan that is a guide with a set of milestones. The plan must be reviewed at least annually and revisions made as appropriate. Several aspects of this proposed funding /activity/expenditure schedule must be highlighted. • Tax increment financing amounts will depend, in the early years, on only a few private sector taxpayers. These taxpayers, such as New Energy, Airco and Steel Warehouse will carry the burden in the early years. This places our budget in a vulnerable situation because revenues will be reduced if the taxes are not paid. • The proposed funding sources reflect, for the most part, a status quo situation. New funding sources must be developed. An entrepreneurial approach by public agencies and neighborhood organizations is required. • Several sources of funds that will be available are not included in this funding plan. These sources include the Christmas in April Program which is committed to the Southeast Neighborhood for the two years of 1993 and 1994. This could add an additional $500,000 to $750,000 of value each year in terms of labor, materials, and service to specified homeowners. Another source that is not included is the newly formed Community Homebuyers Corporation which will provide funds for first time homebuyer acquisitions and rehabilitations. • The funding plan also includes a future "local option income tax" as a funding source in the later years. The City has committed that any new option tax will be committed to neighborhoods and infrastructure. 4/16/93 d H I I 0 , I I - I O O O id Cd Cd eGN TABLE 2 PROPOSED FUNDING SOURCE SUMMARY 1993 $ 3,750,000 1994 2,250,000 1995 2,250,000 1996 2,250,000 1997 2,350,000 1998 6,500;000 1999 S Rsn nnn 1993 -1999 TOTAL $ 25,200,000 M C g a � O 69 Q W p� O O a a ' VII. DESIGN AND DEVELOPMENT CONTROL A. DESIGN CONTROL 2. Design Guidelines The Redevelopment Commission shall, by Resolution, adopt Design Guidelines for use by developers on all projects within the area. The Design Review Administrator will base approval of plans on how well the proposals have followed these guidelines. The Design Guidelines may be reviewed and revised as necessary by Redevelopment Commission action. ' 3. Permits �R No permit shall be issued for construction, reconstruction, alteration, or rehabilitation of any building in the area until the plans and specifications for the building have been approved by the Design Review Administrator. 4. Review All proposals filed with the Design Review Administrator for review and approval shall be accompanied by architectural plans and /or engineering drawings and specifications for the work involved. Such plans shall be reviewed for compliance with the standards and objectives of the plan and Design Guidelines. Upon receipt of the plans the Administrator will review them and either approve the plans as submitted, ask for additional information, approve the plans as -39- 4/16/93 In order to achieve high quality design, construction, rehabilitation and site development, a design/development review process has been established. 1. Powers and Duties The Redevelopment Director has been designated the Design Review Administrator and will be responsible for reviewing the plans and specifications for all projects located within the area that involve new construction, exterior renovation or site work. This review will include design, site planning, open space and other applicable considerations pertaining to compliance with the standards set forth in Design Guidelines. 2. Design Guidelines The Redevelopment Commission shall, by Resolution, adopt Design Guidelines for use by developers on all projects within the area. The Design Review Administrator will base approval of plans on how well the proposals have followed these guidelines. The Design Guidelines may be reviewed and revised as necessary by Redevelopment Commission action. ' 3. Permits �R No permit shall be issued for construction, reconstruction, alteration, or rehabilitation of any building in the area until the plans and specifications for the building have been approved by the Design Review Administrator. 4. Review All proposals filed with the Design Review Administrator for review and approval shall be accompanied by architectural plans and /or engineering drawings and specifications for the work involved. Such plans shall be reviewed for compliance with the standards and objectives of the plan and Design Guidelines. Upon receipt of the plans the Administrator will review them and either approve the plans as submitted, ask for additional information, approve the plans as -39- 4/16/93 All proposals for signs and awnings within the area shall be reviewed by the Administrator and evaluated for compliance with the standards established in the Design Guidelines. 6. Appeal of Disapproved Plans Any decision of the Development Design Administrator may be appealed to the Development Design Review Committee. The Development Design Review Committee shall be the final administrative action for the purpose of judicial review. modified, or reject the plans. The developer will be notified in writing of modifications in plans or specifications that are necessary to receive y approval. Approval by the Administrator does not constitute approval of any federal, state or local building, zoning or other requirements, but is solely pertaining to the Design Guidelines over which the Administrator has advisory jurisdiction for the Commission. The } Administrator shall have the right to waive the review process for any project. 5. Signs and Awnings All proposals for signs and awnings within the area shall be reviewed by the Administrator and evaluated for compliance with the standards established in the Design Guidelines. 6. Appeal of Disapproved Plans Any decision of the Development Design Administrator may be appealed to the Development Design Review Committee. The Development Design Review Committee shall be the final administrative action for the purpose of judicial review. S[III r� 4/16/93 B. DEVELOPMENT CONTROL 1. Land Acquisition y The Land Acquisition Plan and List of Property to be Acquired will be developed as each sub -area plan is developed in detail. The List of Property to be Acquired will set forth parcel ownership and square footage for such land. } Should acquisition occur, the City of South Bend Department of Redevelopment will either: a. Demolish the structure or structures thereon, if any, and dispose of the land for redevelopment at its fair market value, excepting those cases when land is sold or leased to another public body, k pursuant to Indiana Code 36- 7- 14 -22, for uses in accordance .+►� with the Development Plan; or ■ S[III r� 4/16/93 2. 0 b. Sell or lease the property to purchaser or lessee at its fair market value, excepting those cases when property is sold or leased to another public body pursuant to Indiana Code 36 -7 -14- 22, for uses in accordance with the Plan, subject to its being rehabilitated in conformance with the Sample -Ewing Development Area Design Guidelines. Property Rehabilitation All properties in the area shall comply with the standards set forth in all applicable statutes, codes and ordinances, as amended from time to time, relating to the use, maintenance, facilities, and occupancy of existing property, including, but not limited to, Chapters 6, 8, 9, and 21 of the South Bend Municipal Code. All properties within the area shall be maintained so that the appearance of the premises and all buildings thereon shall reflect a level of maintenance in keeping with the standards of the area and the requirements of the South Bend Municipal Code. Developer's Obligations The land acquired by the Redevelopment Commission will be disposed of subject to an Agreement between the Commission and the Developer. The Developer will be required by the Agreement to observe the land use and building requirements and objectives of this Plan and to carry out all development within an agreed time period. In addition, the following provisions, plus other appropriate provisions, will be included in the Agreement: a. The approved plan for the project and a time schedule for start and completion of the project; b. That the purchase of the land is for the purpose of redevelopment and not for speculation. Purchase contracts will provide that the Developer agree that purchase of the property is for the purpose of redevelopment and not for land speculation. Prior to the completion of the redevelopment project, the Developer may not sell, lease, or otherwise transfer such land (or improvements) without the prior written consent of the South Bend Redevelopment Commission; -41- 4/16/93 C. That the land will be built upon and improved in conformity with the objectives and provisions of the Plan; d. That the building of improvements will be commenced and completed within a specified period of time; e. That the Developers, their successors or assigns, agree that there will be no discrimination against any person or group of persons on account of race, creed, color, sex, age, transfer, use, occupancy, tenure, or enjoyment of the premises therein conveyed or improvements erected or to be erected thereon, nor will the Developer himself or any person claiming under or through him establish or permit any such practice or practices of discrimination or segregation with reference to the selection, or vendees in the premises therein conveyed, or improvements erected or to be erected thereon. VIII. STATUTORY AUTHORITY The controls, regulations and land, use restrictions contained in this Plan are for the specific purpose of implementing the Sample -Ewing Development Plan pursuant to Indiana Code 36- 7- 14 -1 -et. seq. IX. PROCEDURE FOR AMENDMENT OF THE APPROVED DEVELOPMENT PLAN The Sample -Ewing Development Plan may be amended by resolution of the South Bend Redevelopment Commission. Any change affecting any property or contractual right can be effectuated only in accordance with applicable state and local law. -42- 4/16/93 0 �a w I'm 1 IHIIII: NNW.I HMHIH= s, HH1111NHIIN��N"NI�f INIII !gHll! 47515 .�iBllll6 inhum'iflmmim11N�p M yINIHIHIm II�1 �JIINI SAMPLE -EWING DEVELOPMENT AREA EXHIBIT "A" That part of Sections 10, 11, 12, 13, 14, 15, 16, 21, 22, 23 and 24 in Township 37 North, Range 2 East, and Section 18 in Township 37 LY North, Range 3 East all in St. Joseph County, Indiana which is described as: Beginning at the intersection of the Centerline line of Michigan Street (99.00 ft. wide) and the South Right of Way line of Sample Street extended West,; thence North along said Centerline of ' Michigan Street to its intersection with the Northerly Right of Way line of the Conrail Railway (formerly Penn Central Railroad) extended East; thence Westerly and Northwesterly along said Northerly Right of ' Way line to the Southeast Corner of Lot 1 in the unrecorded plat of "GUILDFOYLE'S ADDITION" and the West Right of Way line of Arnold Street; thence South along the West Right of Way line of Arnold Street to the North Right of Way of Sample Street, said point being the Southeast Corner of Lot # 48 in the recorded plat of "ARNOLD & WEBSTER'S SUB- DIVISION OF BANK OUTLOT #103" as recorded in the records of said county; thence West along the North Right of Way line ' of Sample Street to the intersection of the Northwesterly Right of Way line of the New Jersey, Indiana and Illinois Railroad; thence Southwesterly along said Northwesterly Right of Way Indiana and ' Illinois Railroad; thence Southwesterly along said Northwesterly Right of Way line to a point which is 300 ft. more or less South of the North Righ of Way line of Meadow Lane extended East, said line being the North line of Meadow Lane as recorded in the plat of "BELLEVILLE GARDENS 2ND UNIT "; thence West on a line which is parallel to and 300 ft. more or less South of said extended North Right of Way line of Meadow Lane to a point which is 100 ft. more or less, South, from the South terminus point of Sheridan Avenue; thence North 100 ft. more or less to said South terminus point; thence West, 535 ft. more or less to a point which is 30 ft. more or less, South, from the Southeast corner of the recorded plat of "BELLEVILLE GARDENS 2ND UNIT" as recorded in the records of said County; thence North 30 ft. more or less to said Southeast Corner; thence West, 1985 ft. more or less along the South line of said "BELLEVILLE GARDENS 2ND UNIT" to the West line of said Section 16; thence South along the West line of said Section to the West quarter Post of said Section 16; thence East along the East and West quarter line of said Section to the Northeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence South along the East line of the Northwest quarter of the Southwest quarter of said Section to the Southeast Corner of the Northwest quarter of the Southwest quarter of said Section; thence East along the North line of the South half of the Southwest quarter of said Section to the Northeast Corner of the South half of the Southwest quarter of said Section; thence South along the North and South quarter line of said Section to the quarter corner common to said Sections 16 and 21; thence East along the South line of said Section 16 to the West Right of Way line of New Energy Drive; thence South along said Right of Way line to a point 200 ft. South of the „ north line of said Section 21; thence East parallel with and 200 ft. South of the North line of said Section 21 and 22 to a Point 200.00 ' ft. South of the Northeast Corner of the West half of the Northwest quarter of said Section 22; thence South along the East line of the West half of the Northwest quarter of said Section 22 to the North i Right of Way Line of Prairie Avenue ( S.R. # 23); thence Northeasterly along said Right of Way line to the East Right of Way line of Olive Street; thence South to the Northwest Corner of Lot 1 in the recorded plat of "BOOCHER MINOR SUBDIVISION" as recorded in the records of said County; thence Northeasterly along the Southerly Right of Way line of Prairie Ave. (S.R. # 23) to the intersection of the South Right of Way line of Ewing Ave.; thence East along the South Right of Way of Ewing Ave. to the intersection of the East Right of Way line of Morris Street extended South; thence North along the East Right of Way of Morris Street and its extension South to the South Right of Way of Donald Street; thence East along the South Right of Way of Donald Street to the Northwest Corner of Lot # 52 in the recorded plat of "PRAIRIE AVENUE LAND CO'S 1st ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Northwest Corner of Lot #66 in said Plat; thence East along the South line of Calvert Street (60.00 ft. wide) extended to the East Right of Way line of Webster Street; thence North along the East Right of Way line of Webster Street to the South Right of Way line of Bruce Street (60.00 ft. wide); thence East along the South Right of Way of Bruce Street to the West Right of Way of Kemble Street; thence South along the West Right of Way of Kemble Street to the South line of the first Public Alley lying South of Calvert Street extended West to the West line of Kemble Street; thence East along the South line of said Public Alley (12 ft. wide) and its extension to the West, to the West Right of Way line of Chapin Street; thence South along said line to the South Right of Way line of Sherrill Street extended West to the West line of Chapin Street; thence East along the South Right of Way line of Sherrill Street and its Westerly extension to the Northeast Corner of Lot #53 in the recorded plat of "SHIVELY'S ADDITION" as recorded in the records of said County, said point being on the West line of Kendall Street; thence South along the West line of Kendall Street to the Northeast Corner of Lot # 45 in said "SHIVELY'S ADDITION "; thence East along the South Right of Way of Donald Street (50.00 ft. wide) to the Northeast Corner of Lot #254 in said "SHIVELY'S ADDITION "; thence South along the West Right of Way line of William Street and its extension to the South to the South Right of Way line of Ewing Ave.; thence East along the South Right of Way line of Ewing Ave. to the Northwest Corner of Lot #1 in the recorded plat of "WEIDLER'S FIRST ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley and its extension South to the Southwest Corner of Lot # 6 in the recorded plat of "OAK PARK FOURTH ADDITION" as recorded in the records of said County; thence West along the North line of a 14 ft. wide Public Alley to the Southwest corner of Lot #103 in said addition; thence North along the West line of said Lot to the Northwest Corner thereof; thence East along the North line of said Lot (South line of Donald Street) to the Northwest Corner of Lot #4 in said addition; thence North along the East Right of Way line of a 14 ft. wide Public Alley and its Southerly extension to the North line of Calvert Street (60 ft. wide) ; thence East along the North line of Calvert Street to the Southwest Corner of Lot # 94 in the recorded plat of "SOUTH EAST ADDITION" as recorded in the records of said County; thence North along the West line of Lots 94, 93, 46, 45 and said West line of Lot 45 extended North in said addition to the North Right of Way line of Milton Street (50.00 ft. wide); thence West to the Southwest Corner of Lot #44 in said "SOUTH EAST ' ADDITION "; thence North along the East line of a 14 ft. wide Public Alley and its extension North to the North line of Dayton Street r (60.00 ft. wide) ; thence West along the North line of said Dayton Street to the Southwest Corner of Lot # 76 in the recorded plat of "OAK PARK 2nd ADDITION" as recorded in the records of said County; thence North along the East Right of Way line of Dale Ave. (50.00 ft. wide) to the Northwest Corner of Lot # 70 in said "OAK PARK 2nd ' ADDITION "; thence East along the South Right of Way line of Dubail Avenue to the Northwest Corner of Lot #57 in said "OAK PARK 2nd ADDITION "; thence North to the Southwest Corner of Lot #8 in the ' recorded plat of "OAK PARK ADDITION" as recorded in the records of said County; thence North along the East line of a 14 ft. wide Public Alley to the Northwest Corner of Lot #35 in the recorded plat of "WENGER & KRIEGHBAUM'S 2ND ADDITION" as recorded in the records of ' said County; thence East along the North line of said Lot extended East to the East Right of Way Line of Miami Street; thence North along the East Right of Way line of said Miami Street and extending ' said line North to the Southerly shore of the St. Joseph River; thence Northwesterly along the shore of said St. Joseph River to a point on the Southerly Right of Way line of Sample Street (Old Eddy ' Street) said point also being the Northeasterly corner of a parcel of ground with a tax identification number of 18- 7017 -0719 as shown on the St. Joseph County, Indiana Auditor's records on March 19, 1993; thence Southwesterly and Westerly along the Southerly Right of Way Ev� line of Sample Street to the Point of Beginning. j n 1 ,J L � I -1