HomeMy WebLinkAbout10179-12 Zoning - 1441 N Michigan & west of 1441 N Michigan st ORDINANCE No . 10179-12
Passed by the Common Council of the City of South Bend, Indiana
September 10, 20 12
Attest: s� - at.doil_�+- — City Clerk
JOHN VOL' 'DE
Attest: &ft&NAA . President of Common Council
Presented by me to the Mayor of the City of South Bend, Indiana
September 11, 20 12
- •'a`. . ANIL.)L. City Clerk
•HN OORDE
S £P
Approved and signed by me l�" 20 Z-'
, g_izo------</___ -.-_ ■
/''"�� Mayor
ORDINANCE NO. (o( ��(
AN ORDINANCE AMENDING THE ZONING ORDINANCE
FOR PROPERTY LOCATED AT 1441 N. MICHIGAN STREET
AND WEST OF 1441 N. MICHIGAN STREET,
COUNCILMANIC DISTRICT No. 4
IN THE CITY OF SOUTH BEND, INDIANA
STATEMENT OF PURPOSE AND INTENT
WHEREAS, the DIOCESE OF FORT WAYNE-SOUTH BEND, INC., an Indiana non-profit
corporation (the "Diocese"), owns certain parcels of real estate located within the City of South
Bend, including (a) a 5.62 acre parcel of land (together with improvements) located on the
Northwest corner of State Route 933 and Angela Boulevard in South Bend, which has served as
the primary site of Saint Joseph's High School (the "High School") since 1953 (the "School
Site"), and (b) approximately 14 acres of land located West of the High School, of which
approximately 2.7 acres (the "Parking and Field Area within the City") are located within the
corporate limits of the City of South Bend.
WHEREAS, the School Site and Parking and Field Area within the City (together, the
"Subject Property") are currently zoned in the SF-2: Single Family and Two Family District and
have been used as the site of the High School as permitted in the SF-2 zoning district.
WHEREAS, in connection with completing construction of a new high school building
and grounds for the relocation of the High School in the City of South Bend, the Diocese is
transferring (a) the School Site to University of Notre Dame du Lac, an Indiana non-profit
corporation ("Notre Dame"), and (b) the Parking and Field Area within the City to Holy Cross
College, Inc., an Indiana non-profit corporation("Holy Cross").
WHEREAS, the owner and contingent purchaers of the Subject Property desire that the
Subject Property be rezoned to the "U" University zoning district which supports the
development, expansion and modernization of college or university campuses, in which a
diversity of uses, functions and facilities are necessary.
NOW THEREFORE BE IT ORDAINED by the Common Council of the City of South
Bend, Indiana as follows:
SECTION 1. Ordinance No. 9495-04, is amended, which ordinance is commonly known as the
Zoning Ordinance of the City of South Bend, Indiana, be and the same hereby is amended in
order that the zoning classification of each of the following described parcels of real estate in the
City of South Bend, St. Joseph County, State of Indiana:
Parcel I (School Site):
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 36,
TOWNSHIP 38 NORTH, RANGE 2 EAST, PORTAGE TOWNSHIP, ST.
JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: BEGINNING AT
A 5/8" CAPPED REBAR SET ON THE NORTH LINE OF ANGELA
BOULEVARD WHICH IS N. 89°41'49" E., 592.13 FT. FROM A POINT ON
SAID NORTH LINE WHICH IS N. 68°52'17" E., 147.42 FT. FROM A POINT
ON THE SOUTH LINE OF SECTION 36 WHICH IS N. 89°41'49" E., 28.06 FT.
FROM THE SOUTHWEST CORNER OF SECTION 36; THENCE ALONG
THE NORTH LINE OF ANGELA BOULEVARD N. 89°41'49" E., 292.36 FT.
TO A 5/8" CAPPED REBAR SET ON THE WEST LINE OF MICHIGAN
STREET (U.S. #31); THENCE ALONG SAID WEST LINE AND A 2950.53 FT.
RADIUS CURVE TO THE RIGHT AN ARC DISTANCE OF 652.18 FT. TO
THE END OF A CHORD WHICH BEARS N. 11°03'53" E. AND HAVING A
DISTANCE OF 650.83 FT. TO A FOUND 3/4" IRON PIPE; THENCE S.
89°41'49" W., 478.43 FT. TO A FOUND 3/4" IRON PIPE; THENCE AROUND
A 3274.04 FT RADIUS CURVE TO THE LEFT AN ARC DISTANCE OF
641.70 FT. TO THE END OF A CHORD WHICH BEARS S. 05°28'41" E. AND
HAVING A DISTANCE OF 640.67 FT. TO THE POINT OF BEGINNING.
CONTAINING 5.62 ACRES.
Parcel II (Parking and Field Area within the City):
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 36 AND PART
OF THE SOUTHEAST QUARTER OF SECTION 35, T 38 NORTH, RANGE 2
EAST, PORTAGE TOWNSHIP, ST. JOSEPH COUNTY, INDIANA WHICH IS
DESCRIBED AS: BEGINNING AT THE SOUTHWEST CORNER OF
SECTION 36; THENCE ALONG THE SOUTH LINE OF SAID SECTION N.
89°41'49" E., 28.06 FT. TO A 5/8" CAPPED REBAR SET ON THE NORTH
RIGHT-OF-WAY LINE OF ANGELA BOULEVARD; THENCE ALONG
SAID NORTH LINE AND AROUND 217.34 FT. RADIUS CURVE TO THE
RIGHT AN ARC DISTANCE OF 150.41 FT. TO THE END OF A CHORD
WHICH BEARS N. 69°52'17" E. AND HAVING A DISTANCE OF 147.42 FT.;
THENCE N. 89°41'49" E. 499.59 FT.; THENCE N. 00°46'26" W. 638.08 FT.;
THENCE S. 89°41'49" W.; 1093.92 FT.; THENCE S. 00°46'26" E., 215.00 FT.;
THENCE S. 49°55'49" E., 313.51 FT.; THENCE N. 89°41'49" E., 115.00 FT.;
THENCE S. 00°46'26" E., 270.00 FT. TO THE SOUTH LINE OF SECTION 35;
THENCE ALONG SAID SOUTH LINE N. 89°41'49" E., 75.00 FT. TO THE
POINT OF BEGINNING; EXCLUDING THAT PORTION OF THE ABOVE
REFERENCED PROPERTY LOCATED OUTSIDE OF THE CORPORATE
LIMITS OF THE CITY OF SOUTH BEND.
be and the same is hereby established as "U"University District.
SECTION II. This ordinance shall be in full force and effect from and after its passage
by the Common Council, approval by the Mayor, and legal publication.
10,1 ,1 ‘N, „„,, _
Member of the Common Council
Attest:
Cit Clerk
Presented by me to the Mayor of the City of South Bend, Indiana on the l I -14` day of
September, 2012, at to S° o'clock (x.m.
City rk
Approved and signed by me on the (Z day of September, 2012, at i i o'clock
ct .m.
Mayor of .: " rty �: th Bend, Indiana
Filed In Clerk s Y:
').._,L3-1 L _
1 st READING
PUBLIC HEARING S,-,U3-0- a,1 -"J
3rd READING 0\7421-0L .S $ .t,) l?'';; .z t)IZ
NOT APPROVED
REFERRED P 1-L3
PASSED d �lL GC.S S\-J0 S'V;A1AAA CITY CLZM,'. �•tz4 aeND,IN
TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND:
Your Committee of the Whole, to whom was referred:
BILL NO.
32-12 A BILL AMENDING THE ZONING ORDINANCE FOR
PROPERTY LOCATED AT 1441 NORTH MICHIGAN
STREET AND WEST OF 1441 N. MICHIGAN STREET,
COUNCILMANIC DISTRICT NO. 4 IN THE CITY OF
SOUTH BEND, INDIANA
Respectfully report that they have examined the matter and that in their opinion,
this bill is being recommended to the full Council with a favorable
recommendation as substituted by a new title and legal description.
This bill was heard by the Zoning &Annexation Committee.
Karen L. White
Chairperson, Committee of the Whole
PETITION TO REZONE
City of South Bend, Indiana
I (we) the undersigned make application to the Common Council of the City of South Bend, to
amend the zoning ordinance as herein requested.
1) The property sought to be rezoned is located at:
1441 N. Michigan Street and West of 1441 N. Michigan Street, South Bend,Indiana
(Address(es) - if none, give the general location with the nearest intersection)
Northwest corner of State Route 933 and Angela Boulevard in South Bend
2) The property Tax Key Number(s) is/are:
Parcel I (School Site): 018-5125-443601
Parcel II (Parking and Field Area within the City): 018-5125-4436
3) Name and address of property owner(s) of the petition site:
Name: Diocese of Fort Wayne-South Bend,Inc.
c/o Saint Jospeh High School
Address: 1441 N. Michigan Street
South Bend, Indiana 46617
Attention: Susan Richter, Principal
(574) 233-6137
4) Name and address of contingent purchaser(s), if applicable:
Name: University of Notre Dame du Lac
Address: Office of General Counsel
203 Main Building
Notre Dame, Indiana 46556
Attn: Ms. Lois Jackson
(574) 631-6411
Name: Holy Cross College,Inc.
Address: 146 Vincent Building
Notre Dame, Indiana 46556
Attn: Daniel Haverty, Vice President of Operations
(574) 239-8350 _
Filed in .;• , fir's Office
AU° Z01;
art cittli:::sou i si'SEND,IN i
5) It is desired and requested that this property be rezoned
From: SF-2 Single Family and Two Family District
To: U University District
6) This rezoning is requested to allow the following use(s):
To provide flexilibty to (a) support the development, expansion and modernization
of college or university campuses, in which a diversity of uses, functions and
facilities are necessary, and (b) permit the use of the former Saint Joseph High
School building as flexible administrative and other offices and laboratory and
research uses, as well as permit the use of the existing paved parking areas located
West of the building, as parking to serve the building as well as athletic fields and
vacant property as contemplated by Holy Cross and Notre Dame.
7) Attached, and made a part of this PETITION, is:
(a) a copy of a legal description of the property,
(b) a list of names and addresses of all property owners, and the tax key numbers for
all properties within 300 feet of the petition property;
(c) addressed, stamped envelopes for all property owners within 300 feet of the
petition property.
In addition to the information above, Petitioner has provided a survey of the property
subject to this Petition, together with axial maps highlighting the subject areas for
convenience.
Signature(s) of All Property owners, or signature of
Attorney for all property owner(s):
PETITION PREPARED BY: •
Richard J. Deahl
Barnes & Thornburg LLP
100 North Michigan Street, Suite 600
South Bend, IN 46601
(574) 237-1'1 3 I1.- JJ
rdeahl @btlaw.com
CONTACT PERSON (SAME)
LEGAL DESCRIPTION OF PROPERTY
SUBJECT TO REZONING PETITION
Parcel I (School Site):
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 36,
TOWNSHIP 38 NORTH, RANGE 2 EAST, PORTAGE TOWNSHIP, ST.
JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: BEGINNING AT
A 5/8" CAPPED REBAR SET ON THE NORTH LINE OF ANGELA
BOULEVARD WHICH IS N. 89°41'49" E., 592.13 FT. FROM A POINT ON
SAID NORTH LINE WHICH IS N. 68°52'17" E., 147.42 FT. FROM A POINT
ON THE SOUTH LINE OF SECTION 36 WHICH IS N. 89°41'49" E., 28.06 FT.
FROM THE SOUTHWEST CORNER OF SECTION 36; THENCE ALONG
THE NORTH LINE OF ANGELA BOULEVARD N. 89°41'49" E., 292.36 FT.
TO A 5/8" CAPPED REBAR SET ON THE WEST LINE OF MICHIGAN
STREET(U.S. #31); THENCE ALONG SAID WEST LINE AND A 2950.53 FT.
RADIUS CURVE TO THE RIGHT AN ARC DISTANCE OF 652.18 FT. TO
THE END OF A CHORD WHICH BEARS N. 11°03'53" E. AND HAVING A
DISTANCE OF 650.83 FT. TO A FOUND 3/4" IRON PIPE; THENCE S.
89°41'49" W., 478.43 FT. TO A FOUND 3/4" IRON PIPE; THENCE AROUND
A 3274.04 FT RADIUS CURVE TO THE LEFT AN ARC DISTANCE OF
641.70 FT. TO THE END OF A CHORD WHICH BEARS S. 05°28'41" E. AND
HAVING A DISTANCE OF 640.67 FT. TO THE POINT OF BEGINNING.
CONTAINING 5.62 ACRES.
Parcel II (Parking and Field Area within the City):
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 36 AND PART
OF THE SOUTHEAST QUARTER OF SECTION 35, T 38 NORTH, RANGE 2
EAST, PORTAGE TOWNSHIP, ST. JOSEPH COUNTY, INDIANA WHICH IS
DESCRIBED AS: BEGINNING AT THE SOUTHWEST CORNER OF
SECTION 36; THENCE ALONG THE SOUTH LINE OF SAID SECTION N.
89°41'49" E., 28.06 FT. TO A 5/8" CAPPED REBAR SET ON THE NORTH
RIGHT-OF-WAY LINE OF ANGELA BOULEVARD; THENCE ALONG
SAID NORTH LINE AND AROUND 217.34 FT. RADIUS CURVE TO THE
RIGHT AN ARC DISTANCE OF 150.41 FT. TO THE END OF A CHORD
WHICH BEARS N. 69°52'17" E. AND HAVING A DISTANCE OF 147.42 FT.;
THENCE N. 89°41'49" E. 499.59 FT.; THENCE N. 00°46'26" W. 638.08 FT.;
THENCE S. 89°41'49" W.; 1093.92 FT.; THENCE S. 00°46'26" E., 215.00 FT.;
THENCE S. 49°55'49" E., 313.51 FT.; THENCE N. 89°41'49" E., 115.00 FT.;
THENCE S. 00°46'26" E., 270.00 FT. TO THE SOUTH LINE OF SECTION 35;
THENCE ALONG SAID SOUTH LINE N. 89°41'49" E., 75.00 FT. TO THE
POINT OF BEGINNING; EXCLUDING THAT PORTION OF THE ABOVE
REFERENCED PROPERTY LOCATED OUTSIDE OF THE CORPORATE
LIMITS OF THE CITY OF SOUTH BEND.
seph Parcels County Parcels
PARCELID NAME 1 MAILINGADD MAILINGCIT MAIL MAILIN
INGS GZIP
DIOCESE OF FORT WAYNE SOUTH BEND
017-1022-044501 INC 1441 N Michigan St South Bend IN 46617
DIOCESE OF FORT WAYNE SOUTH BEND
018-5125-4436 IN 1441 N Michigan St South Bend IN 46617
018-5125-443602 BROTHERS OF THE HOLY CROSS P O Box 460 Notre Dame IN 46556
018-5125-443601 ST JOSEPH CATHOLIC HIGH SCHOOL 1441 N Michigan St South Bend IN 46617
BROTHERS OF HOLY CROSS HOLY
CROSS JUNIOR COLLEGE*SEE PROB
017-1023-044702 SPLIT FILE* P O Box 460 Notre Dame IN 46556
BROTHERS OF HOLY CROSS HOLY
017-1023-044701 CROSS JUNIOR COLLEGE P O Box 460 Notre Dame IN 46556
018-5130-4673 SAMORA F GEOFFREY 150 W Angela Blvd South Bend IN 46617
018-5130-4676 BECKER MARY H 111 OAKWOOD DR Canonsburg PA 15317
018-5130-4670 HINES ERIK&DEANNA 4418 S King Ct Chicago IL 60612
018-5130-4668 BRODEN JOHN E&JOSEPHINE M 1319 Ostego St South Bend IN 46617
018-5130-4678 MHENNIG PROPERTIES LLC SERIES 1 1439 Semar Ct Mount Prospect IL 60056
JOERS RONALD A TRUSTEE OF THE
018-5127-4485 RONALD A JOERS REVOCABLE TRUST 1919 Ridgewood Cr South Bend IN 46617
018-5130-4677 CASHORE MATT&MARIA L 1308 Otsego St South Bend IN 46617
FRESE JOHN J&WARWICK-FRESE
018-5127-4483 DOLORES 533 E Angela Blvd South Bend IN 46617
ODONNELL WILLIAM R&MARY B
TRUSTEES OF THE ODONNELL FAMILY
018-5127-4482 TRUST DATED 11/18/1992 3040 Montessouri St Las Vegas NV 89117
018-5130-4669 CARLSON BRIAN JOHN 1315 Ostego Ave South Bend IN 46617
018-5115-4067 SMITH JESSICA LAINE 102 Angela South Bend IN 46617
ODONNELL WILLIAM R&MARY B
TRUSTEES OF THE ODONNELL FAMILY
018-5127-4480 TRUST DATED 11/18/1992 3040 Montessouri St Las Vegas NV 89117
018-5127-450402 LINDBORG REAL ESTATE LLC 138 N Angela South Bend IN 46617
018-5127-4504 MEMORIAL HEALTH SYSTEMS INC 615 N Michigan Ave South Bend IN 46601
NEUERBURG DUANE&KIMBERLY
SHAFFER-N EU ERBU RGATTN:
018-5130-4667 REMITTANCE PROCESSING 202 W Angela Blvd South Bend IN 46617
018-5127-4481 ODONNELL WILLIAM R&MARY 3040 Montessouri St Las Vegas NV 89117
UNIV OF NOTRE DAME DU LAC C/O
017-1023-0447 ADMIN BLDG 725 Grace Hall Notre Dame IN 46556
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4Jc JOHN W. BYORNI
EXECUTIVE DIRECTOR
LARRY MAGLIOZZI
DEPUTY DIRECTOR
AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN
227 W.JEFFERSON BLVD. ROOM 1 140 COUNTY-CITY BLDG. SOUTH BEND,INDIANA 46601 (574)235-9571
August 22,2012
The Honorable Council of the City of
South Bend
4th Floor, County-City Building
South Bend, IN 46601
RE: A proposed ordinance of Diocese of Fort Wayne-South Bend, Inc.to zone from SF2 Single
Family and Two Family District to U University District, property located at 1441 N
Michigan Street and west of 1441 N.Michigan Street,City of South Bend-APC# 2641-12
Dear Council Members:
I hereby Certify that the above referenced ordinance of Diocese of Fort Wayne-South Bend, Inc
was legally advertised on Thursday,August 9,2012 and that the Area Plan Commission at its
public hearing on Tuesday,August 21,2012 took the following action:
Upon a motion by John McNamara, being seconded by Daniel Brewer and
unanimously carried, the proposed ordinance of Diocese of Fort Wayne-South Bend,
Inc. to zone from SF2 Single Family and Two Family District to U University
District,property located at 1441 N Michigan Street and west of 1441 N. Michigan
Street, City of South Bend is sent to the Common Council with a favorable
recommendation.The rezoning will allow the continued use this site for educational-
related uses,with no additional impact to the area.
PLEASE NOTE that the Ordinance has been amended by the petitioner and is different than that
used for the Common Council's first reading. The amended Ordinance was legally advertised and
heard by the Area Plan Commission.
The deliberations of the Area Plan Commission and points considered in arriving at the above
decision are shown in the minutes of the public hearing,and will be forwarded to you at a later
date to be made a part of this report.
Sincerely,
4344A )6triMAA:
ohn W. Byornl
JWB:jsp
Attachment
CC: Diocese of Fort Wayne-South Bend, Inc
University of Notre Dame du Lac
Richard Deahl
SERVING:ST.JOSEPH COUNTY.SOUTH BEND,LAKEVILLE,NEW CARLISLE,NORTH LIBERTY,OSCEOLA&ROSELAND
www.stlosephcountyindiana.com/Areaplan
Staff Report
APC# 2641-12
Owner: Diocese of Fort Wayne-South Bend,Inc
Location: 1441 N Michigan Street and west of 1441 N.Michigan Street
Jurisdiction: City of South Bend
Requested Action:
The petitioner is requesting a zone change from SF2 Single Family and Two Family District to U
University District to allow uses associated with a college or university,and parking.
Land Uses and Zoning:
On site: On site is the former St. Joseph High School buildings, part of an existing
parking lot and a portion of the athletic fields.
North: To the north is the Holy Cross College campus zoned U University in the
County.
East: To the east,across SR 933, is the Notre Dame golf course zoned U University in
the County.
South: To the south are a couple of office buildings zoned OB Office Buffer District and
single family homes zoned SF2 Single Family and Two Family District in the
City.
West: To the west is additional parking, and athletic fields, pending rezoning to U
University.
District uses and development standards:
The U: University District is established to promote the development, expansion and
modernization of a major college or university campus, in which a diversity of uses, functions
and facilities is necessary to best perform the functions of a college or university and to permit
appropriate uses necessary to facilitate the highest level of education. The U District may also
provide for a wide range of commercial type uses which are accessory to or typically associated
with a college or university campus (e.g., bookstore, hotel, food sales and service, school
supplies,personal services,convenience stores and the like)and located on the campus.
Site plan description:
The parcel with the buildings is 5.73 acres. The school building is approximately 50,000 square
feet,covering 20%of the site. There are 111 parking spaces on the parcel with the building.
The parcel to the west of the access strip is 2.68 acres. It contains approximately 88 parking
spaces and a portion of the softball field.
Zoning and land use history&trends:
The immediate area around the intersection of Michigan and Angela has been stable over the past
several decades. In 1966 the southwest corner of Michigan and Angela was rezoned to C 1 for a
bank. More recently in 2002, the western half was rezoned to OB for a dentist office. The
property between Ostego and the abandoned railroad right-of-way was rezoned to OB in 1998 for
a professional office after almost 30 years of being zoned for a doctor's office.
Traffic and transportation considerations:
SR 933 is a four lane State road with turning lanes at Angela. Angela is a two lane street with
left and right turning lanes.
Utilities:
The site is served by municipal water and sewer.
Diocese of Fort Wayne-South Bend, Inc
#2641-12
Page 1 of 1
Additional information:(Agency comments)
The City Engineer has no comments. The Building Commissioner requires that a Special
Exception for off site parking be filed with the Board of Zoning Appeals.
Staff Comments:
This petition is part of a four-petition effort to convert the former St. Joseph High School to
university-related uses.
Commitments:
No commitments are proposed.
5 Criteria(per IC 36-7-4-603):
1. Comprehensive Plan:
Policy Plan:
City Plan.South Bend Comprehensive Plan(November 2006)
Objective E5:Coordinate the planning and development of educational facilities.
Policy E5.4:Encourage the preservation and rehabilitation of older school structures when
considering future growth.
Comprehensive Plan for South Bend and St.Joseph County,Indiana(April 2002)
Goal 3: Objective C: Policy is Medium or high-density multifamily housing, or other
facilities with intense activity (such as churches, schools, and commercial sites) should be
located along arterials with access to the arterial street(preferable)or to a collector street.
Land Use Plan:
City Plan identifies this area as institutional. The County's future land use map makes no
specific recommendation for this property.
Plan Implementation/Other Plans:
There are no other plans in effect for this area.
2. Current conditions and character:
This site has been used for educational purposes since the 1950's. The area north of Angela is
used for university-related uses. The south side of Angela is almost exclusively residential,with
the exception of a few businesses at the southwest corner of Angela and Michigan Street.
3. Most desirable use:
The most desirable use is to maintain the institutional use and character of the site.
4. Conservation of property values:
Since the improvements are existing,the rezoning should not affect neighboring properties.
5. Responsible development and growth:
It is responsible development and growth to allow the adaptive reuse of this site.
Recommendation:
Based on information available prior to the public hearing the staff recommends that the petition
be sent to the Common Council with a favorable recommendation.
Analysis:
The rezoning will allow the continued use this site for educational-related uses,with no additional
impact to the area.
Diocese of Fort Wayne-South Bend, Inc
#2641-12
Page 2 of 2
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Rezoning from:
"R” SINGLE FAMILY DISTRICT & "SF2" SINGLE FAMILY &
TWO FAMILY DISTRICT
to "U" UNIVERSITY DISTRICT(COUNTY) &
"U" UNIVERSITY DISTRICT (CITY OF SB)
Z011111 CLASSIFICATION APC # 2639-'12, 2940-12
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�COUNTY' 'EIHGLE FAMILY DETRACT APC
C3COUNTY'V UNIVERSITY DISTRICT 2641-12 �r�i 2642-12
*`3DUTH BEND'SF2'SINGLE FAMILY AND TWO FAMILY MTNICT ! N
Mb 30UTN BEND°W1°URBAN CORRIDOR MULTIFAMILY D!STRICT -1 inch = 300 fee} ,,.,I�_
i�lSDUTH BEND°MFG°HIGH-DENSITY MULTIFAMILY OISTPJ T 1 1 ` Vii-1r-' -E
fa)Sr D NTH BEND°OB°OFFICEBUFFER.DISTRICT
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C.-1 SO UTH BEND'LB°LOCAL BUSINEW DISTRICT S