HomeMy WebLinkAboutNo. 1154 modifying/confirming Resolution No. 1151 designating the SEDA, delaring the SEDA to be blighted, approving a dev. plan/conditions under which relocation payments will be made, establishing an allocation area for purposes of TIFLA
9320978
RESOLUTION NO. ,154
SOLUTION OF THE SOUTH BEND REDEVELOPMENT COMMISSIO
MODIFYING AND CONFIRMING RESOLUTION NO. 1151, G_:
DESIGNATING THE SAMPLE -EWING DEVELOPMENT AREA';,
;CLARING THE SAMPLE -EWING DEVELOPMENT AREA TO BE,
GHTED, APPROVING A DEVELOPMENT PLAN AND CONDITIONS
NDER WHICH RELOCATION PAYMENTS WILL BE MADE, AND
ESTABLISHING AN ALLOCATION AREA FOR PURPOSES OF
TAX INCREMENTAL FINANCING
the City of South Bend, Indiana, Redevelopment
Commission (Commission) at its regular meeting April 16, 1993,
approved and adopted Resolution No. 1151, designating the area
described below as the Sample -Ewing Development Area (Area),
declaring the Sample -Ewing Development Area to be blighted,
approving the Sample -Ewing Development Plan (Development Plan)
and reconfirming, readopting and ratifying the Department of
Redevelopment Relocation Policy and the Department of
Redevelopment Policy of Management of Acquired Property
(Relocation Policies), which specify conditions under which
relocation payments will be made, and establishing an allocation
area for purposes of tax incremental financing:
SAMPLE -EWING DEVELOPMENT AREA
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 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
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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
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 Dubai.l 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;
WHEREAS, the Commission submitted its Resolution No. 1151 and the
Development Plan to the Area Plan Commission of St. Joseph County for
approval pursuant. to the provisions of Indiana Code 36- 7- 14 -16; and
WHEREAS, the Area Plan Commission of St. Joseph County at its
regular meeting April 20, 1993, approved its. Resolution No. 117 -93,
which Resolution constituted the written order of the Area Plan
Commission of St. Joseph County approving Resolution No. 1151. and the
Development Plan pursuant to IC 36- 7- 14 -16; and
WHEREAS, the Commission submitted to the South. Bend Common
Council, legislative body for the City of South Bend, St. Joseph
County, Indiana, Resolution No. 1.17 -93 of the Area Plan Commission of
St. Joseph County, constituting the Area Plan Commission's written
order approving Resolution No. 1151 and the Development Plan and its
certification.that the Development Plan conforms to the master plan
of development for the City of South Bend; and
WHEREAS, the South Bend Common Council, at its regular meeting,
April 26, 1993, adopted its Resolution No. 2043 -93 approving the
order of the Area Plan Commission of St. Joseph County with regard to
the Sample -Ewing Development Area; and
affected by the proceedings pertaining to the proposed project
and to determine the public utility and benefit of the proposed
project for the Sample -Ewing Development Area; and
WHEREAS, the Commission caused to be filed a copy of the notice
of the hearing on the proposed project for the Sample -Ewing
Development Area in the office of the Area Plan Commission of St.
Joseph County, Indiana, the Board of Zoning Appeals, the Board of
Public Works, the South Bend Board of Park Commissioners, and the
South Bend Building Commissioner, as well as any other
departments, bodies, or officers of the City of South Bend having
to do with unit planning, variances from zoning ordinances, land
use, or the issuance of building permits; and
WHEREAS, the Department of Redevelopment, 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 above, has prepared and mailed to each
such taxing unit 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
such taxing unit; and
WHEREAS, minor, non - substantive, selling and grammatical
corrections have been made to the Plan since the adoption of
Resolution No. 1151, as indicated by the Development Plan, dated
as of the 21st day of May, 1993, attached hereto and incorporated
herein.
WHEREAS, at the hearing held by the Commission May 21, 1993, at
10:00 a.m., at 1308 County -City Building, South Bend, Indiana,
the Commission heard all persons interested in the proceedings
and received 0 written remonstrances and objections that had
been filed, and considered those remonstrances and objections, if
any; and
WHEREAS, the Commission is cognizant of the conditions that are
imposed under Title VI of the Civil Rights Act of 1964, as
amended, providing that no person shall, on the grounds of race,
age, sex, color, religion, or national origin, be excluded from
participation in, be denied the benefits of, or be subjected to
discrimination in the undertaking and carrying out of any
federally- assisted project.
NOW, THEREFORE, BE IT RESOLVED BY THE SOUTH BEND REDEVELOPMENT
COMMISSION, as follows:
1. After considering the evidence presented at its hearing May
21, 1993, the Commission confirms the blight found and declared
by it in its Resolution No. 1151, within the Sample -Ewing
Development Area, and adopts and confirms the Findings of Fact
for that Area, Exhibit A, attached to this resolution and made a
part hereof.
2. The Commission finds and determines that it will be of
public utility and benefit to proceed with the Development Plan
for the Sample -Ewing Development Area, set forth in Resolution
No. 1151, adopted by the Commission on April 16, 1993, and as
amended hereby, and that the public health and welfare will be
benefitted by the acquisition and redevelopment of the
Sample -Ewing Development Area.
3. Resolution No. 1151 and the Sample -Ewing Development Plan
are hereby modified to make the corrections indicated within the
Sample -Ewing Development Plan, dated as of the 21st day of May,
1993, attached hereto, and confirmed.
4. This Resolution constitutes final action, pursuant to IC
36- 7- 14- 17(c), by the Commission determining the public utility
and benefit of the proposed project and modifying and confirming
Resolution No. 1151, pertaining to the Sample -Ewing Development
Area.
5. The Secretary is directed to record this resolution
pursuant to the requirements of IC 36- 7- 14- 17(c).
Adopted at a regular meeting of the South Bend Redevelopment
Commission held on May 21, 1993, at 1308 County -City Building,
227 West Jefferson Boulevard, South Bend, IN 46601.
SOUTH BEND REDEVELOPMENT COMMISSION
Paula N. Auburn, President
ATTEST: ;
Theo Shar ; ecre y
•
Exhibit A to
Resolution No. 1154
Sample -Ewing Development Area
Finding of Facts
May 21, 1993
The South Bend Redevelopment Commission has conducted a study of the
Sample -Ewing Development Area (Area) and has found that the Area is
blighted to an extent that cannot be corrected by regulatory
processes or by the ordinary operations of private enterprise without
resort to the Indiana Redevelopment Law, IC 36- 7 -14 -1, et. seq., and
that the public health and welfare would be benefitted by the
acquistition and redevelopment of the Area. Blight is found in the
Area based on the following facts:
A. In the portion of the Area previously designated as the Rum
Village Industrial Park:
1. The portion of the Area designated as the Rum Village
Industrial Park (Original) described at II. A. of the second
Whereas clause of Resolution No. 1151 is blighted due to the
continued existence of unstable soil conditions. The high
cost of removing and replacing the unstable soil has been a
deterrent to private business operations that can not be
overcome by the normal development process.
2. The portion of the Area designated as the Rum Village
Industrial Park (Expansion Area), described at II. B. of the
second Whereas clause of Resolution No. 1151 is blighted due
to lack of development, cessation of growth, and obsolesence
of industrial facilities. Currently, this portion of the
Area contains a 360,000 square foot manufacturing building
that is not used for manufacturing and is only used for
storage. Numerous railroad rights of way through the area
create problems for future development because of difficult
access to buildings and poor internal road circulation.
Deterrents to development also include the unstable soils
found in the Expansion Area.
B. In the portion of the Area previously designated as the
Studebaker Corridor Development Area, described at I.C., of the
second Whereas clause of Resolution 1151:
1. Currently 44.0$ of the total building floor area in the
Studebaker Plant Complex is vacant. Of the remaining 56.0W
of floor area that is occupied, the majority is
underutilized as storage and warehousing. Although the
percentage of total building floor area that is vacant is
less than the 48.6* found vacant in 1986, its significance
is not reduced since large vacant structures such as the
Transwestern and Avanti Buildings have been demolished by
the Redevelopment Commission since that time.
2. Since 1986 when the Studebaker Corridor Development Area was
found to be blighted and declared a redevelopment area, over
40 structures have been demolished by the Redevelopment
Commission. These demolitions have included such large
buildings as the Transwestern and Avanti Buildings.
Significant costs were incurred in remediating environmental
problems prior to demolition of these structures. These
costs would have been prohibitive to most private sector
redevelopment efforts. It is anticipated that additional
environmental remediation activities and the associated
costs will deter private redevelopment of this Area.
3. Over one - quarter (25.5 %) of the 220 acres of land in the
Studebaker Corridor Redevelopment Area is vacant. In
Sub -Areas A, B, and C adjacent to the main plant complex (as
designated in the Plan for the Studebaker Corridor
Development Area), 37.1W of the land is currently vacant.
4. As part of the ongoing efforts of redevelopment in the
Studebaker Corridor Development Area, over 26 acres of land
is available for new development. In preparing these sites
for diposition, significant investment has been made by the
Commission in this area through acquisition costs,
relocation payments, environmental remediation activities,
and demolition. Presently, five sites have been sold.
Capital improvements such as sidewalks, curbs and
streetlights are needed in the area in order to improve
circulation and upgrade existing inadequate infrastructure.
Due to the cost, the provision of such public improvements
will not occur solely through the ordinary operations of
private enterprise.
C. In the portion of the Area designated as Expansion Area No. 1,
and described at the fourth Whereas clause of Resolution No.
1151:
1. In the period 1980 -1990 the United States Bureau of Census
data shows that Expansion Area No. 1 (including Census
tracts 28, 29, 30, and most of 34), lost more than 292
housing units, or 7.1% of the 1980 total.
2. Notwithstanding the scale of the loss of housing units
between 1980 and 1990, residential vacancies increased from
275 to 384, an increase of more than 39W in the census
tracts comprising Expansion Area No. 1.
3. In the period 1980 -1990, the population in the census tracts
comprising Expansion Area No. 1 declined ilg, or more than
one thousand persons. In 1980 the population was over
10,400; by 1990 the population had decline to under 9,300.
4. In 1980 the median value of owner occupied housing units
within Expansion Area No. 1 was $16,500, or only 63.4W the
City -wide median of $26,000. In 1990 the City median value
increased to $40,000, while the median value in Expansion
Area No. 1 only increased to $26,000.
5. In 1991 a survey of the exterior condition of all housing in
the City of South Bend was conducted. The survey classified
housing on a four segment scale which ranged from "sound"
(no apparent deficiences or needing only minor repairs) to
"substandard" (deteriorating or dilapitated). For the city
as a whole, only about 1.5* of all units were classified as
substandard. In the census tracts comprising Expansion Area
No. 1, however, 4.6W of the housing units were considered
substandard, more than three times greater than the
city -wide percentage. With only 8.3% of the City's housing
supply, the census tracts comprising Expansion Area No. 1
contain about one -third of the City's substandard
structures.
6. Unstable soil conditions found in some portions of the
Expansion Area No. 1 are a deterrent to private business
development.
D. In the entire Area:
1. Of the approximately 2400 acres included in the Area, 592.8
acres, or 24.7* of the total land area is vacant.
2. Collectively, the Area shares several negative physical
factors that hinder private redevelopment. These factors
include: unsuitable soil for development in the Rum Village
Industrial Park and portions of Expansion Area No. 1;
obsolete industrial facilities in the Studebaker Corridor
and Expansion Area No. 1; poor internal circulation in
portions of Rum Village, Studebaker Corridor, and Expansion
Area No. 1; potential environmental contamination in the
Studebaker Corridor and portions of Expansion Area No. 1.
3. The majority of the area is within South Bend's Urban
Enterprise Zone. A requirement of distressed conditions must
be met for designation as an Urban Enterprise Zone.
4. In addition to the fact that almost 25W of the 2400 acres of
land within the entire Area is vacant, the findings within
Paragraphs A through D inclusive, above, are all
incorporated by reference as to blight within the entire
Area, inasmuch as the Commission finds that blighting
influences from one part of the Area have a substantial
negative impact on other parts of the Area and that blight
within any part of the Area is interrelated to a substantial
degree with the remainder of the Area.
SOUTH BEND REDEVELOPMENT COMMISSION
Paula N. Auburn, President
ATTEST:
Theo F. Sharp,' ecreta
d'
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Em)
-EWING
SAMPLE
DEVELOPMENT AREA
General Development Plan
South Bend, Indiana
April 1993
Revised: May 21, 1993
C
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 ..... .............................10
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
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
�c
n
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;
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,
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
South Bend and the Michiana region. It contained a majority of the city's
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5/21/93
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.
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 Corridor 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
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
the vacant structures is a major barrier to private development and this
condition exists throughout the Sample -Ewing Development Area.
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
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.
The decline of the commercial districts can be attributed to changing
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5/21/93
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.
The neighborhoods have similar housing 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
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,
5/21/93
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
' 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.
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
Af' 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
complex.
The Southeast and Rum Village Neighborhoods are historically, economically
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
tprograms. 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. "
Primarily residential in nature, each neighborhood has suffered differing degrees
Ir 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
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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, and Singer, 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, multi -story, industrial
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f
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
s , 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.
s
IL
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.
B. BOUNDARIES
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5/21/93
The legal description of the Sample -Ewing Development Area is attached as
Exhibit A and represented by 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
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.
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:
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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
By acreage, the following breakdown is estimated:
LAND USE
ACREAGE
PERCENT
"A" Residential
400
16.7
"B" Residential
560
23.3
Total Residential
960
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 was 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.
E. CIRCULATION
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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 the 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
v , of 13,136 vehicles and serves as a major warehouse /distribution, business
services, light industrial, and wholesaler corridor.
5. Ewing Street treet 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.
t-
1
1
1
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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.
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. 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. 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.
7. The main railroads are, for the most part, elevated throughout the
Sample -Ewing Development Area with a series of viaducts and the
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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 the decline in 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.
DEMOGRAPHICS
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.
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
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11
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
development potential for an adaptive re -use project— though the financial feasibility
of such a development is unknown at this time.
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i
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 in 1992 to alleviate chronic flooding problems.
l 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 b--
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
s
Development Area, marginal land uses and trucking operations have filled much of
the area zoned for heavy industrial uses.
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
is clearance or adaptive re -use.
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d
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
t 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:
• 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.
• The public sector's actions must be holistic in approach — physical
redevelopment and revitalization activities must be integrated into a
01- social, economic, and organizational agenda for action.
• 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.
• 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.
• The public sector investment plan must include a variety of funding
b sources— dependence or over - dependence on one public funding source
will undercut the long term plan.
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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.
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.
6. Retain and increase jobs by retaining, developing and attracting light
industrial, warehouse /distribution, business and consumer services to
the area.
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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,
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.
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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:
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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
T'
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 space and 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:
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
Program and the neighborhood partnership centers.
C. Small business assistance through the Urban Enterprise Zone
tProgram,
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.
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11
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4
e. Resident assistance in the form of job readiness, counseling, and
(west), the alley west of Miami Street (east), Sample Street (north) and Ewing Street
j
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.
h. Receivership and rehabilitation of rental
property.
The next section outlines very broad plans for the application of some of these
r
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
f
tl
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.
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1
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
j
(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.
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1
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
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
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
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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 Dubai] -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
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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
be developed and implemented.
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
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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
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
revitalization and improvement program and build on the positive spin-
off potential from this project.
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.)
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I
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. There have been 81 parcels of land 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);
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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
k, 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.
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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, underutilized 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.
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:1
• 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 modern 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
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F ,
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.
i
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
a
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
8 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.
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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 prime 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.
• 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.
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• Conduct feasibility studies to determine the least expensive sites for
initial development in terms of soil and water table conditions.
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
x 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.
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.
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h,
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 also continue into this sub -area.
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 290,000
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
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Zone; good 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.
il I
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.
• 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 physical environment for the businesses along
Sample, Prairie, and Chapin Streets through limited public and
streetscape improvements.
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
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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
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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
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.
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 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.
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• 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.
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
L-V 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
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5/21/93
ar
the 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
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.
M-92
5/21/93
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PROPOSED FUNDING SOURCE SUMMARY
1993
S 3,750,000
1994
2)250,000
1995
2,250,000
1996
2,250,000
1997
2,350,000
1998
6,500;000
1999
5,850,000
1993-1999 TOTAL $ 25,200,000
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VII. DESIGN AND DEVELOPMENT CONTROL
A. DESIGN CONTROL
In order to achieve high quality design, construction, rehabilitation and site
development, a design/development review process has been established.
1
3
4
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.
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.
Permits
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.
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
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5/21/93
5.
0
modified, or reject the plans. The developer will be notified in writing
of modifications in plans or specifications that are necessary to receive
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.
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.
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.
B. DEVELOPMENT CONTROL
1. Land Acquisition
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,
pursuant to Indiana Code 36- 7- 14 -22, for uses in accordance
with the Development Plan; or
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5/21/93
2.
a
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;
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5/21/93
C. That the land will be built upon and improved in conformity
P P Y
' with the objectives and provisions of the Plan;
d. That the buildin g P of improvements will be commenced and
completed within a specified period of time;
a e. That the Developers, their successors or assigns, agree that
s 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
i 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.
t 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 b resolution of the South
P g P Y Y
Bend Redevelopment Commission. Any change affecting any property or contractual right
can be effectuated only in accordance with applicable state and local law.
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5/21/93
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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
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
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
(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.