HomeMy WebLinkAboutResolution No 22 - 2026 - Bendix Ph 2 Improvements from Lathrop to Voorde
INTER-OFFICE MEMORANDUM
DEPARTMENT OF PUBLIC WORKS
DIVISION OF ENVIRONMENTAL SERVICES
TO: Board of Public Works Hillary Horvath, Clerk
FROM: Leslie Biek, P.E., Assistant City Engineer
SUBJECT: Resolution 22-2026 for the Purchase of Real Property Located at 2950
Lathrop St
DATE: 6/23/2026 Attached is a resolution to pursue the acquisition of right of way parcels at 2950 Lathrop Street, South Bend, IN, (“Property”). The Board of Works intends to follow the statutory framework set forth under IC 36-1-10.5-5 to purchase the Property. The City of South Bend Department of Public Works is performing a Road Reconstruction Project beginning at the Intersection of Bendix Drive and Voorde Drive, and continuing North to approximately 0.1 miles north of Lathrop Road in South Bend, Indiana. The project is scheduled to be ready for contracts on December 30, 2026, subject to revision. The purpose of the project is to improve the condition of the pavement and to improve the connectivity of pedestrian facilities, by reconstructing Bendix Drive from 4 lanes to 3 lanes, the addition of a multi-use path and installation of storm sewer. The Common Council gave authorization for the Board of Public Works to pursue the acquisition
on June 22, 2025. Thank you for your consideration of this request.
1
RESOLUTION NO. 22-2026
A RESOLUTION OF THE BOARD OF PUBLIC WORKS OF THE CITY OF SOUTH BEND, INDIANA, REGARDING THE PURCHASE OF REAL PROPERTY LOCATED AT 2950 LATHROP ST., SOUTH BEND, INDIANA WHEREAS, the City of South Bend, Indiana, Board of Public Works (the “Board”) has
custody of and may maintain all real property owned by the City of South Bend, Indiana (the
“City”) pursuant to I.C. 36-9-6-3; and WHEREAS, the City, acting by and through the Board, may purchase land or structures in accordance with the procedure stated in I.C. 36-1-10.5; and
WHEREAS, on June 22, 2026 the South Bend Common Council approved Resolution _______ pursuant to I.C. 36-1-10.5-5(1), and the Board now intends to purchase the real property located at 2950 Lathrop St., South Bend, Indiana, and more particularly described in attached Exhibit A (the “Property”); and
WHEREAS, the Board has obtained two (2) appraisals of the fair market value of the Property, attached hereto as Exhibit B, and provided copies of each to the South Bend Common Council in accordance with I.C. 36-1-10.5-5(2); and
WHEREAS, the Board believes it is in the best interest of the City and its residents to
purchase the Property. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF PUBLIC WORKS OF THE CITY OF SOUTH BEND, INDIANA, AS FOLLOWS:
1. The Board hereby appoints both Ms. Erin Michaels, employee of the Department of Community Investment and Hannah Youngs, Right of Way agent at DLZ, as the Board’s authorized representative in pursuing the purchase of the Property and delegates all necessary authority to serve jointly in the Board’s place as purchasing agent under I.C. 36-1-10.5.
2. The Board hereby approves and will execute simultaneously with this Resolution the form of purchase agreement attached hereto as Exhibit C. The Board instructs its designees to deliver a signed copy of the purchase agreement to the owner of the Property.
3. The Board acknowledges that its authority to consummate the purchase of the
Property, including the authority hereby delegated to the designees, is expressly conditioned upon South Bend Common Council’s approval of the purchase in accordance with I.C. 36-1-10.5-5(1). 4. This Resolution shall be in full force and effect upon its adoption.
ADOPTED at a meeting of the Board of Public Works of the City of South Bend, Indiana held on ____________, at 215 S. Dr. Martin Luther King Jr. Boulevard Suite 300, South Bend, Indiana 46601.
2
CITY OF SOUTH BEND
BOARD OF PUBLIC WORKS
________________________________ Elizabeth A. Maradik, President
________________________________
Joseph R. Molnar, Vice President
________________________________ Murray L. Miller, Member
________________________________ Abigail E. Magas, Member
________________________________
Breana N. Micou, Member June 23, 2026
EXHIBIT A
Description of the Property Parcel Key No. 018-2109-4060 State ID: 71-03-34-101-001.000-026
Legal Description: S Sw1/4 Nw1/4 Cont Apprx 100 Acres Sec 34-38-2e
Commonly Known as 2950 Lathrop St
EXHIBIT B
Real Estate Appraisals [See attached.]
EXHIBIT C
Real Estate Purchase Agreement
2211 E Jefferson Blvd, South Bend, IN 46615 -2692 | Office 574.236.4400 | Online dlz.com
May 21, 2026
St. Joseph County Airport Authority
4477 Progress Dr.
South Bend, IN 46628
Re: Bendix Drive Reconstruction
DES # 2100022
Parcel 4 – N Bendix Dr.
South Bend, IN 46628
Dear Property Owner:
The City of South Bend Department of Public Works is planning a public highway project known as a Road
Reconstruction project beginning at the Intersection of Bendix Drive and Voorde Drive, and continuing North
to approximately 0.1 miles north of Lathrop Road in South Bend, Indiana.
The purpose of the project is to improve the condition of the pavement and to improve the connectivity of
pedestrian facilities, by reconstructing Bendix Drive from 4 lanes to 3 lanes, the addition of a multi-use path
and installation of storm sewer.
My company, DLZ Indiana, LLC has been retained by the City of South Bend Department of Public Works to
perform the land acquisition services for this project. As the owner of record, you are being notified that your
property is required for the road improvement project.
In order to accommodate the planned improvements, it will be necessary to acquire a fee simple acquisition
on your property containing 0.565 acres, including 0.163 acres PER, and a temporary easement
containing 0.055 acres. The area of acquisition is an irregular portion of land. This area is better described
in the enclosed documentation.
The City is prepared to offer you $124,600.00 for the fee simple acquisition and temporary easement. Please
note that all land improvements located within the areas being acquired by the City are included as part of this
offer. You have the right to retain any land improvements being acquired for a value agreed upon by both
parties and deducted from the offer.
In accordance with Indiana Code 32-24-1, a value of $124,600.00 was arrived at by an appraiser using standard
appraisal methods. A full copy of this report is enclosed. Also, in accordance with Indiana Code 32-24-1, you
have thirty (30) days from date of receipt to accept or reject the offer.
Enclosed for your review and ultimate execution, and to assist with your questions, are the following items
(*indicates documents that need to be signed and returned, ** indicates documents that need to be signed,
notarized, and returned):
1. Land Acquisition Brochure;
Bendix Drive Reconstruction -DES 2100022
Parcel 4
Page 2 of 2
2. **Uniform Offer Letter;
3. **Warranty Deed;
4. **Temporary Easement;
5. *Sales Disclosure Form;
6. *Tax Memo;
7. *W-9 Request for Taxpayer Identification Number;
8. Owner‘s Private Appraisal Letter;
9. Statement of Basis for Just Compensation;
10. Copy of Appraisal Evaluation;
11. Plan sheets highlighting area of acquisition;
12. Receipt of Conveyance;
13. *Resolution for Sale;
14. *Accounts Payable Voucher.
If you decide to accept the offer, please contact me and I will be happy to assist you with the document
execution. If you do not require my assistance, please sign all documents where indicated, in front of a notary
where applicable, and return them to me. Please make sure to sign all documents exactly as your name is
printed on the document and return them to me within 30 days. Payment is typically issued within 90 days of
receipt of all required documents, pending a legal review and approval of the file. We will need a copy of your
operating agreement or a resolution to verify signature authority.
If you disagree with the amount offered, you have the right to obtain and submit an appraisal or other
supporting evidence at your own expense for consideration by the City. Please note that while this information
will be considered, there is no guarantee that there will be an increase in your offer. All information submitted for
review must be received by my office prior to the 30-day offer expiration.
Once you have a chance to review the enclosed items, please contact me at 574-245-1745, or email
hyoungs@dlz.com. If I do not hear from you, I will contact you in a few days to discuss this matter further. Thank
you for your cooperation and I look forward to working with you.
Sincerely,
DLZ INDIANA, LLC
Hannah E. Youngs
DLZ Indiana, LLC, Right of Way agent for
The City of South Bend Department of Public Works
UNIFORM PROPERTY OR EASEMENT ACQUISITION OFFER
Date: May 21, 2026
PROJECT: 2100022
CODE: NA PARCEL: 4
ROAD: Bendix Drive
COUNTY: St. Joseph
Offer Delivery Method (Check one)
In Person_____X______ Certified Mail____________
St. Joseph County Airport Authority
4477 Progress Dr.
South Bend, IN 46628
The City of South Bend Department of Public Works, is authorized by Indiana law to
obtain your property or an easement across your property, for certain public purposes.
The project is a Road Reconstruction Project beginning at the Intersection of Bendix Drive
and Voorde Drive, and continuing North to Approximately 0.1 miles north of the
Intersection of Bendix Drive and Lathrop Road in South Bend, Indiana.
It is our opinion that the fair market value of the parcel we want to acquire from you is
$124,600.00, and, therefore, the City of South Bend Department of Public Works offers
you $124,600.00 for the above fee simple acquisition and temporary easement. You have
thirty (30) days from this date to accept or reject this offer. If you accept this offer, you may
expect payment in full within ninety (90) days after signing the documents accepting this
offer and executing the deed, grant or easement, and provided there are no difficulties in
clearing liens or other problems with title to the land. Possession will be required thirty (30)
days after you have received your payment in full.
Page | 2
Project: 2100022 Parcel: 4
HERE IS A BRIEF SUMMARY OF YOUR OPTIONS AND LEGALLY PROTECTED
RIGHTS:
1. By law, the City of South Bend Department of Public Works is required to make
a good faith effort to purchase your property and/or an easement across your
property.
2. You do not have to accept this offer and the City of South Bend Department of
Public Works is not required to agree to your demands.
3. However, if you do not accept this offer, and we cannot come to an agreement on
the acquisition of your property and/or an easement across your property, the City
of South Bend Department of Public Works has the right to file suit to condemn,
and acquire your property and/or an easement across your property in the county
in which the real estate is located.
4. You have the right to seek advice of an attorney, real estate appraiser or any
other person of your choice on this matter.
5. You may object to the public purpose and necessity of this project.
6. If the City of South Bend Department of Public Works files a suit to condemn and
acquire your property and/or an easement across your property and the court
grants its request to condemn, the court will then appoint three appraisers who
will make an independent appraisal of the to be acquired.
7. If we both agree with the court appraisers’ report, then the matter is settled.
However, if either of us disagrees with the appraisers’ report to the court, either
of us has the right to ask for a trial to decide what should be paid to you for the
condemned.
8. If the court appraisers’ report is not accepted by either of us, the City of South
Bend Department of Public Works has the legal option of depositing the amount
of the court appraisers’ evaluation with the court. And if such a deposit is made
with the court, the City of South Bend Department of Public Works is legally
entitled to immediate possession of the property and easement. You may, subject
to the approval of the court, make withdrawals from the amount deposited with
the court. Your withdrawal will in no way affect the proceedings of your case in
court, except that, if the final judgment awarded you is less than the withdrawal
you have made from the amount deposited, you will be required to pay back to
the court the amount of the withdrawal in excess of the amount of the final
judgment.
Page | 3
Project: 2100022 Parcel: 4
9. The trial will decide the full amount of damages you are to receive. Both of us will
be entitled to present legal evidence supporting our opinions of the fair market
value of the property or easement. The court’s decision may be more or less than
this offer. You may employ, at your cost, appraisers and attorneys to represent
you at this time or at any time during the course of the proceeding described in
the notice.
If you have any questions concerning this matter, you may contact us at:
Hannah E. Youngs
DLZ Indiana, LLC
2211 East Jefferson Boulevard,
South Bend, IN 46615
Phone: 574-245-1745
Email: hyoungs@dlz.com
This offer was made to the owner(s):
St. Joseph County Airport Authority of County on (Date)
Hannah E. Youngs
Agent of: the City of South Bend Department of Public Works
Page | 4
Project: 2100022 Parcel: 4
If you decide to accept the offer of $124,600.00 made by the City of South Bend Department
of Public Works, sign your name below and mail this form to the address indicated above.
An additional copy of this offer has been provided for your file.
ACCEPTANCE OF OFFER
I/We, _________________________________,_______________________________, of
St. Joseph County Airport Authority, owner(s) of the above described property or interest in
property, hereby accept the offer of $124,600.00 made by the City of South Bend
Department of Public Works on this _________ day of __________________________,
2026.
St. Joseph County Airport Authority
Signature
______________________________________
Print Name and Title
______________________________________
Signature
______________________________________
Print Name and Title
NOTARY’S CERTIFICATE
STATE OF: ______________________________:
SS:
COUNTY OF ______________________________:
Subscribed and sworn to before me this _________ day of __________________________, 2026.
Signature
Printed Name ___________________________________________
My Commission expires ___________________________________________
I am a resident of ______________________________ County
Original Offer $124,600.00
Total Amount $124,600.00
May 21, 2026
St. Joseph County Airport Authority
4477 Progress Dr.
South Bend, IN 46628
RE: Parcel: 4
Road: Bendix Drive Reconstruction
County: St. Joseph
Dear Property Owner:
SCOPE OF THE PROJECT
The City of South Bend Department of Public Works is performing a Road Reconstruction
Project beginning at the Intersection of Bendix Drive and Voorde Drive, and continuing
North to approximately 0.1 miles north of Lathrop Road in South Bend, Indiana. The
project is scheduled to be ready for contracts on December 30, 2026, subject to revision.
NECESSITY FOR THE PROJECT
The purpose of the project is to improve the condition of the pavement and to improve the
connectivity of pedestrian facilities, by reconstructing Bendix Drive from 4 lanes to 3 lanes,
the addition of a multi-use path and installation of storm sewer.
EFFECT ON THE PROPERTY & OWNERSHIP RIGHTS
In order to accommodate the planned improvements, the City needs a fee simple
acquisition containing 0.565 acres, including 0.163 acres PER, and a temporary
easement containing 1.308 acres. A plan sheet is enclosed showing the required
area. The needed areas of the parcel have been highlighted. The measurements are
taken from the legal description included with the attached deed and/or easement.
TERMS OF THE OFFER
Enclosed are the following State documents:
1. Uniform Property and / or Easement Acquisition Offer*
2. State Appraisal or Market Estimate with Statement of the Basis for Just
Compensation
Page | 2
3. Private Appraisal Letter**
4. Plan Sheet
5. Brochure, “Acquisition, Acquiring Real Property for federal and Federal-Aid
Programs and Projects”
*Your legal options with this offer are explained on pages two (2) and three (3) of the
Uniform Property and / or Easement Acquisition Offer. Also attached are copies of page
four (4) Acceptance of Offer and Deed/Easement with Legal Description.
The City’s offer is $124,600.00 for the fee simple acquisition and temporary easement.
An appraiser arrived at the values for your property using standard appraisal methods
and practices. In accordance with Indiana Code 32-24-1, you have thirty (30) days from
the date that you receive this offer to either accept or reject it. Payment will be made
within 90 days of obtaining clear title/after legal claim approval.
If there are personal items located in the proposed right-of-way that need to be relocated
for which the owner has been compensated cost-to-cure damages, it is the responsibility
of the property owner to have such items relocated within 30 days of receipt of payment.
Additionally, if there are land improvements or building improvements (i.e., landscaping,
trees, buildings, etc.) located within the acquisition area(s) that are proposed to be
purchased by the City which the owner would like to retain, I would be glad to discuss
the procedure for retaining improvements.
**The Owner’s Private Appraisal Letter is a brief letter that explains the forms of
acceptable evidence for placing value on right of way areas the state acquires for public
improvement projects. If you disagree with the valuation placed on your property, you
have the right to submit evidence of valuation at your expense. Please understand,
once your evidence of value is submitted, there is no guarantee of a change in value.
After you have had the opportunity to review the City’s offer and have come to a
decision, please contact me and I will answer any questions you may have and set-up a
time to get together and sign and notarize the needed documents. You can contact me
at 574-245-1745, or email hyoungs@dlz.com. Thank you for your time and
consideration.
Sincerely,
Hannah Youngs, Right of Way Agent
DLZ Indiana, LLC
2211 East Jefferson Boulevard
South Bend, IN 46615
2211 E Jefferson Blvd, South Bend, IN 46615 -2692 | Office 574.236.4400 | Online dlz.com
May 21, 2026
St. Joseph County Airport Authority
4477 Progress Dr.
South Bend, IN 46627
Re: Request of Contact Information
As we work through this process, it may be necessary to contact you with questions and to communicate
more information about the project. Please fill out the following information and return this page with
your signed documents.
Name
Contact/Agent for Company
Address
Phone Number(s)
Email(s)
If the currently listed information is incomplete or incorrect, please provide notes or updated
information below.
If you have questions in the meantime, please contact me at 574-245-1745 or by email at
hyoungs@dlz.com . Thank you for your cooperation and I look forward to working with you.
Sincerely,
DLZ INDIANA, LLC
Hannah Youngs
DLZ Indiana, LLC, Right of Way Agent for
City of South Bend Department of Public Works
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DES #2100022, Bendix Drive Project, South Bend, St. Joseph County, Appraisal Review, Parcel 4 Page 1
03/08 CERTIFICATE OF REVIEW APPRAISER CODE: N/A
AND CONCLUSION OF FAIR MARKET VALUE PARCEL: 4
DES #: 2100022 Road: Bendix Drive County: St. Joseph Owner: St. Joseph County Airport Authority
1ST APPRAISAL 2ND APPRAISAL 3RD APPRAISAL 4TH APPRAISAL REVIEWER’S
Vale, MAI, SRA Jeffrey R. VALUE IF
APPRAISER Vale, MAI, SRA DIFFERENT
FEE (F), STAFF (S), FROM
OWNER (0) F APPRAISAL
February 11,
DATE OF APPRAISAL 2026
BEFORE VALUE $18,600,000
AFTER VALUE $18,475,400
DIFFERENCE $124,600
LAND &/OR
LAND IMPROVEMENTS $64,000
BUILDING IMPROVEMENTS $0
LOSS IN VALUE TO
REMAINDER $60,600
ESTIMATED COMPENSATION
(DUE PROPERTY OWNER) $124,600
IF APPROVED AS IS,
ENTER (X) X
REVIEWERS COMMENTS AND/OR CORRELATION (See attached sheets)
I certify that, to the best of my knowledge and belief:
That I have made a personal inspection of the subject property of the work under review.
That I have made a personal inspection of the comparable sales utilized for the subject property of the work under review.
That I have no present or prospective interest in the property that is the subject of work under review and no personal interest with respect
to the parties involved.
That the analyses, opinions, and conclusions in this review report are limited only by the assumptions and limiting conditions stated in this
review report and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
This appraisal assignment may have called for less than would otherwise be required by the specific guidelines of the Uniform Standards of
Professional Appraisal Practices (USPAP), but is not so limited in scope that it may tend to mislead the users of the report, or the public.
That I have no bias with respect to the property that is the subject of the work under review or to the parties involved with this assignment.
That my engagement in this assignment was not contingent upon developing or reporting predetermined results.
That my compensation is not contingent on an action or event resulting from the analyses, opinions, or conclusions in this review or from its
use.
That my estimate of fair market value has been reached independently, based on factual data without collaboration or direction from others.
That the facts and data reported by the reviewer and used in the review process are true and correct.
That items compensable under state law but not eligible for federal reimbursement, if any, are set out in this Review.
That I understand that the value estimate may be used in connection with a Federal-Aid highway project.
June 15
That my opinion of the fair market value of the part taken, plus loss in value to the remainder (if any), as of February 11, 2026
is $ 124,600.00 .
I have examined the appraisal report on the subject parcel and project relative to State and Federal (49 CFR 24.104) appraisal
requirements and have found it to be:
1-Recommended as the basis for the establishment of the amount believed to be Just Compensation
2-Accepted meets all requirements, but not selected as recommended or approved
3-Not Accepted
Signature
Name Printed: Rita Ann Gabriel, MAI, AI-GRS
Appraisal License Number CG69100630
Indiana Broker Number RB14005936 (Inactive)
Date March 10, 2026
APPROVED APPRAISAL AMOUNT FOR
0.565 AC inclusive of 0.163 AC PER Fee
Simple and 1.308 AC Temporary R/W
REQUIRED R/W
$124,600.00
(area size)
APPROVED APPRAISAL AMOUNT FOR None EXCESS LAND N/A
(area size)
Potentially hazardous materials: Present Possible Nothing Indicated X
IF PRESENT, WHAT TYPE AND WHERE LOCATED:
DES #2100022, Bendix Drive Project, South Bend, St. Joseph County, Appraisal Review, Parcel 4 Page 2
DES #__ 2100022_
Parcel # ___ 4___
CLIENT/INTENDED USERS
The client for this review service is DLZ Indiana, LLC who is providing R/W management services as the
agent for the City of South Bend, Indiana. The City of South Bend is also the acquiring agency. The City of South
Bend, DLZ Indiana LLC, and any funding partners are the intended users of this review service. Even though the
property owner may receive a copy of the review documents, the property owner is neither a client nor an intended
user of the appraisal review service.
The Value Finding Appraisal Report being reviewed identifies DLZ Indiana, LLC; St. Joseph County, Indiana;
their duly authorized representatives, and no other third parties as the clients and intended users. For clarification
purposes, the project falls under the jurisdiction of the City of South Bend, Indiana which is actually the acquiring
agency. The City of South Bend, Indiana should be identified as the client and intended user.
PURPOSE OF REVIEW
The client for this review service has requested that this review comply with the requirements of the Indiana
Department of Transportation (INDOT) Real Estate Division Manual, the regulations identified by the Federal
Highway Administration Real Estate Section, and the current edition of USPAP. As identified in the INDOT Real
Estate Division Manual, The purpose of the appraisal review is to confirm that the appraisal contains all of the
necessary data properly applied and presented to support an estimate of fair market value and from this estimate,
to recommend the appraisal as the basis for the establishment of the amount of just compensation to be offered to
the property owner.
The purpose of this review includes verification that the appraisal report under review is sufficiently
documented to meet the minimum standards set forth in the INDOT Real Estate Division Manual, as approved by
the Federal Highway Administration, and that the appraisal review is submitted on forms provided by INDOT. These
forms are identified as REV-27 and REV-29 per the INDOT Real Estate Division Manual. The regulations, which
the appraisal report must comply with, include those identified within the INDOT Real Estate Division Manual for a
value finding appraisal report. The value finding appraisal report submitted for review states that it is an Appraisal
Report based on the Scope of Work Rule in USPAP.
INTENDED USE OF REVIEW
The intended use of this appraisal review includes providing the client with a review of the value finding
appraisal report in terms of consistency with the engineering information provided for this parcel, compliance with
INDOT regulations, and reasonableness of representing the market value (just compensation) of the right-of-way
to be acquired. The client and all intended users will rely upon this review to determine that the appraisal report for
the proposed right-of-way is one of the following:
1) The appraisal is recommended as the basis to establish just compensation;
2) The appraisal is accepted as complying with all requirements, but not selected to establish just
compensation; or
3) The appraisal is not accepted. The Review Appraiser must include reasoning why the appraisal is not
accepted.
DES #2100022, Bendix Drive Project, South Bend, St. Joseph County, Appraisal Review, Parcel 4 Page 3
Incorporated within the regulations for a review under the INDOT Real Estate Division Manual is the
requirement that the Review Appraiser must present the basis for establishment of the amount recommended as
just compensation, if believed to be different from that presented within the appraisal report under review. The
amount established as just compensation by the Review Appraiser will then be used by the client as the basis for
support of the market value of the proposed right-of-way. The appraisal valuation within the value finding appraisal
report reviewed is recommended in the review process as the basis to establish just compensation.
SUBJECT OF THE REVIEW
The subject of this review assignment is identified on the various review documents in categories required
by the Intended User/s of this review. More specifically, the review is of the Value Finding Appraisal Report
prepared by Jeffrey R. Vale, MAI, SRA, Indiana Certified General Appraiser CG69100398, for Parcel 4, DES
#2100022, of the Bendix Drive Project, in the City of South Bend, St. Joseph County, Indiana. This review does
not include a review of the work file for the valuation assignment. The effective date of the proposed right-of-way
submitted within the appraisal report being reviewed is February 11, 2026. The appraisal report is dated February
27, 2026 and was submitted for review on March 3, 2026.
The review appraiser last inspected the area/s of proposed acquisition from existing right-of-way on March
6, 2026. The date of this review report is March 10, 2026. It is noted that the effective date cited within the value
finding appraisal report under review is used as the effective date of valuation for Parcel 4.
SCOPE OF WORK/PURPOSE OF APPRAISAL REVIEW
Per USPAP, Standard 3: Appraisal Review, Development In developing an appraisal review, an appraiser
must identify the problem to be solved, determine the scope of work necessary to solve the problem, and correctly
complete research and analysis necessary to produce a credible appraisal review. Standard 4: Appraisal Review,
Reporting of USPAP states, in reporting the results of an appraisal review, an appraiser must communicate each
analysis, opinion, and conclusion in a manner that is not misleading. The review appraiser’s opinions about the
quality must encompass the completeness, accuracy, adequacy, relevance, and reasonableness of the work under
review, developed in the context of the requirements applicable to that work.
In addressing the Competency Rule of USPAP, Rita Ann Gabriel, MAI, AI-GRS, Indiana Certified General
Appraiser, License Number CG69100630, is the contract fee review appraiser for this appraisal assignment. Rita
Ann Gabriel, MAI, AI-GRS is prequalified for work categories 12.3, 12.4, and 12.5 and has been performing
appraisal and/or appraisal review services for over 30 years, specializing in the valuation of commercial, industrial,
special purpose, agricultural, and residential properties, with particular emphasis on the valuation of partial
acquisitions for various property rights. Rita Ann Gabriel, MAI, AI-GRS has also completed various educational
courses which focus on the valuation of partial acquisitions and has reviewed numerous public works projects in
the City of South Bend and in the greater St. Joseph County market areas within the past several years.
More specifically, the reviewer performed the following steps:
• Reviewed the Value Finding Appraisal Report for consistency with the information provided by R/W
engineering for Parcel 4 of DES #2100022 and discussed any appropriate items with the appraiser.
• Observed the exterior of the larger property and the areas of proposed acquisition from public right-of-way
as stated in the Certificate of Review Appraiser.
• Considered any relevant comparable data that was submitted. This review appraiser has not performed
independent research for data that may be applicable to the valuation of the subject of the appraisal report
under review.
DES #2100022, Bendix Drive Project, South Bend, St. Joseph County, Appraisal Review, Parcel 4 Page 4
• Analyzed the valuation methodology incorporated in the work under review and considered its compliance
with the regulations of the INDOT Real Estate Division Manual and USPAP.
• Reported an opinion regarding the completeness, accuracy, adequacy, relevance, and reasonableness of
the work under review.
• Reported the findings of the review process on forms required by the INDOT Real Estate Division Manual.
• Amended the conclusion of the fair market value of the proposed right-of-way, if found to be other than that
submitted within the work under review. For Parcel 4, the appraisal amount is recommended in the review
process as the basis to establish just compensation.
For any portion of the valuation of the proposed right-of-way within the appraisal report under review that is
determined to not be compliant and/or accurate, this review appraiser is to prepare an analysis sufficient to provide
credible valuation conclusions for the right-of-way to be acquired. In completing this valuation service, the review
appraiser has disregarded any decrease or increase in the fair market value of the real estate prior to the date of
valuation caused by the public improvement for which said property is to be acquired, or by the likelihood that the
property would be acquired for such improvement, other than that due to physical deterioration within the reasonable
control of the owner, per INDOT requirements. This appraisal review includes consideration of compensable items,
damages, and benefits and does not include non-compensable items, as required by state law.
In determining the compliance of the appraisal report under review to USPAP Standards, the following items
are noted, along with the applicable page found in the report under review. The following list is not intended to
confer compliance of the appraisal report under review with USPAP. The list merely identifies aspects of USPAP
Standard Rules and the places within the appraisal report where these items are addressed.
USPAP Standard Rule 2
Rule 2-2 a (i, ii)Client/Intended Users Page 3
Rule 2-2 a (iii) Intended Use Page 3
Rule 2-2 a (iv) Property Characteristics Pages 3 through 5
Rule 2-2 a (v) Interest Appraised Page 2 – Definition Included
Rule 2-2 a (vi) Type of Value Page 2 – Definition Included
Rule 2-2 a (vii) Effective Date/s Page 1 and page 3
Rule 2-2 a (viii) Scope of Work Page 3
Rule 2-2 a (ix) Assistance Page 1 - Certification
Rule 2-2 a (x) Sufficient Information Pages 5 through 7
Rule 2-2 a (xi) Current Use Page 1 and page 5
Rule 2-2 a (xii) Highest and Best Use Page 5
Rule 2-2 a (xiii) Assumptions/Conditions Page 29
Rule 2-2 a (xiv) Certification Page 1
Rule 2-3 Certification Consistent with INDOT
The report submitted for this parcel is considered to comply with the regulations of the INDOT Real Estate
Division Manual, the applicable edition of the Uniform Standards of Professional Appraisal Standards (USPAP),
and/or to address the provisions of 49 CFR Part 24.103(a) from the Federal Register (Vol. 70, No. 2/Tuesday,
January 4, 2005/Rules and Regulations) for a value finding appraisal report, except if noted within this review. The
valuation is being supplemented by these review documents and/or review comments, as requested by the client.
DES #2100022, Bendix Drive Project, South Bend, St. Joseph County, Appraisal Review, Parcel 4 Page 5
EXTRAORDINARY ASSUMPTIONS AND/OR HYPOTHETICAL CONDITIONS
USPAP from The Appraisal Foundation provides the definition of an extraordinary assumption/s.
“EXTRAORDINARY ASSUMPTION: an assignment-specific assumption as of the effective date regarding
uncertain information used in an analysis which, if found to be false, could alter the appraiser’s opinions or
conclusions.”
This review assignment is developed using the following Extraordinary Assumption/s:
• The fee simple and temporary right-of-way taking/s and the construction of the proposed public
improvements will occur as depicted by the information provided by the client for the subject property. If any
changes to the takings are made, this review appraiser reserves the right to change the review to reflect such
changes.
• The valuation of the real estate assumes that the property is free and clear of hazardous contamination as
required by the intended user/s of this valuation service.
• The review appraiser has only viewed the areas of proposed acquisition from public right-of-way, and did
not complete an on-site inspection of the real estate. The reviewer’s conclusion is based on the extraordinary
assumption that the property characteristics are as described in the appraisal report under review.
• As required by the regulations of the Indiana Department of Transportation and the provisions of 49 CFR
Part 24.103(a), the review appraiser has disregarded any decrease or increase in the fair market value of the real
property prior to the date of valuation caused by the public improvement for which said property is acquired, or by
the likelihood that the property would be acquired for such improvement, other than that due to physical deterioration
within the reasonable control of the owner in determining the compensation for the property.
USPAP from The Appraisal Foundation provides the definition of a hypothetical condition.
“HYPOTHETICAL CONDITION: a condition, directly related to a specific assignment, which is contrary to what is
known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of
analysis.” This review assignment is developed using the following Hypothetical Condition/s.
• All references to the value of the residue property, as of the effective date of valuation, are provided as
required by INDOT policies and forms. All after take values assume that the proposed right of way has been
acquired and that the project is developed as planned, which has not occurred as of the effective date of value.
DES #2100022, Bendix Drive Project, South Bend, St. Joseph County, Appraisal Review, Parcel 4 Page 6
REVIEW COMMENTS
The value finding appraisal report submitted includes the type of value being estimated as fair market value
with the definition required by INDOT regulations on page 2 within the report.
The property right to be acquired is identified as fee simple estate with the definition also presented on
page 2 of the appraisal report. However, temporary right of way will also be acquired from the subject property.
The Dictionary of Real Estate Appraisal defines an easement as an interest in real property that conveys use, but
not ownership, of a portion of an owner’s property. A temporary easement is an easement granted for a specific
purpose and a specific period; e.g., a construction easement is terminated after the construction of the improvement
and the unencumbered fee interest in the land reverts to the owner as defined on page 300.
The property right and area/s of acquisition, as identified by the legal description/s of the acquisition provided
by the client for this parcel, are as follows. The legal descriptions and/or R/W plats for the proposed right-of-way
are included within the appraisal report on pages 13, 16, 17, 18, 19, 20, and 21.
Parcel Total Area Property Rights
4 0.565 AC inclusive of 0.163 AC PER Fee Simple
4A 0.917 AC Temporary Right of Way for Pavement Removal and Lawn Grading
4B 0.015 AC Temporary Right of Way for Drive Construction and Pipe Removal
4C 0.096 AC Temporary Right of Way for Grading
4D 0.233 AC Temporary Right of Way for Grading
4E 0.047 AC Temporary Right of Way for Lawn Grading and Sign Removal
Total 1.308 AC Temporary Right of Way
The value finding appraisal report identifies the larger parcel as an improved industrial property. The portion
of the larger property which is located in the southwest quadrant of Bendix Drive and Lathrop Street is developed
with the buildings and runway improvements commonly identified as the South Bend International Airport. The
larger property includes about 31.463 acres of the airport facility which encompasses additional real estate. The
portion of the larger property which is located in the southeast quadrant of Bendix Drive and Lathrop Street includes
about 86.692 acres of vacant land only. The real estate is assigned a 911 address, per the appraisal report, of
4477 Progress Drive, South Bend, Indiana 46628 which is the address for the South Bend International Airport.
The value finding appraisal report is considered to correctly identify the larger property and to provide a description
of the real estate and the area/s of proposed acquisition in sufficient detail.
The report under review is considered to comply with the requirements of INDOT for a value finding appraisal
report, unless noted in this review report. From a technical standpoint, the value finding report is considered to be
consistent with the policies of INDOT for valuing the fee simple interest in the land with the estimated value used in
developing the value of the property rights to be acquired from the subject property. The valuation submitted within
the value finding appraisal report under review states that the highest and best use of the land of the larger property
is for an airport and/or industrial development. Since the existing buildings and formal land improvements on the
larger property are not impacted by this project, the highest and best use of the property as improved is not
necessary to this valuation assignment. The conclusion of the highest and best use analysis is considered to be
appropriate, based on the information included in the appraisal report.
The descriptions of the larger property prior to the proposed acquisition and the proposed right of way are
presented in narrative form on page 4 and page 5. These descriptions are supplemented with photographs of the
property on pages 8 through 11 and an aerial view of the impacted portions of the property on page 12. As indicated,
copies of the legal description/s and R/W plat for this parcel are also attached to the appraisal report.
The valuation process is limited to estimating the unit value of the fee simple interest in the land by the Sales
Comparison Approach. No formal land improvements are being permanently acquired, so the principles of the Cost
DES #2100022, Bendix Drive Project, South Bend, St. Joseph County, Appraisal Review, Parcel 4 Page 7
Approach are not used in the valuation assignment. Some of the concepts of the Income Approach are used in
developing the compensation for use of the temporary right of way. These conclusions are considered to be a
reasonable approach to the valuation process.
The appraisal valuation concludes that the larger property consists of the land area on both the east and the
west sides of Bendix Drive, on the south side of Lathrop Street. As a result, development of the unit land value is
completed for the entire 117.116 net acres of the real estate. The unit value of the fee simple interest in the land is
based on an analysis of four market land sales presented in an adjustment grid on page 6. The comparable data
sheets for these land sales are also attached to the appraisal report. The comparable data all sold within about
forty months or less prior to the effective date of valuation. Three of the land sales are consistent with the two-year
time preference for comparable data per INDOT policy. The comparable land sales are regarded as similar in
highest and best use to the subject land and to be reflective of the nature of the immediate area as it appears to be
transiting from undeveloped bare land to large acreage industrial uses. The unit land value estimated in the
appraisal report is considered to be reasonable for the overall subject real estate, as though vacant, which is then
used to calculate the market value of the fee simple right of way to be acquired on page 7. The mathematical
calculations of the market value of the property rights to be acquired are free of errors and consistent with INDOT
policies. No access rights are being acquired with the land being acquired in fee simple.
The appraisal report is considered to correctly conclude that the naturalized vegetation within the areas of
proposed acquisition does not contribute any value in excess of the value of the subject land. The conclusion of
the valuation of the land improvements is considered to be reasonable and consistent with INDOT policy.
In addition to the fee simple acquisition, five areas of temporary right of way are being acquired from the
residue property. The compensation for use of the areas of temporary right of way is developed on page 7 of the
appraisal report, using the estimated unit land value of $159,000 per net acre of area, a rate of return to the land of
10% abstracted from market land lease rates for prime land, and a three-year duration for use of the temporary
right of way which is established by INDOT policies. In that the compensation will be as of the effective date of
valuation, the returns to the land in years two and three are discounted to the current date of valuation using an
annual discount rate of 3%. The valuation of the temporary right of way is regarded as compliant with INDOT
policies and standard appraisal principles. Consistent with INDOT regulations, any ground surfaces disturbed by
the construction within the temporary right of way are to be restored with like materials by the project’s contractor.
No cost to cure items are identified for the residue property.
The appraisal report does not identify any special benefits for the residue property as a result of the proposed
project.
The value finding appraisal report under review is considered to comply with the requirements that are
applicable for the INDOT Value Finding Appraisal Report format, except if noted. The valuation of the real estate
presented within the appraisal report reviewed is recommended in the review process to provide the basis for
establishment of the amount believed to be the just compensation for the proposed property/property rights
identified as Parcel 4, DES #2100022 in South Bend, St. Joseph County, Indiana for the Bendix Drive Project.
DES #2100022, Bendix Drive Project, South Bend, St. Joseph County, Appraisal Review, Parcel 4 Page 8
CONTINGENT AND LIMITING CONDITIONS
The certification of the Review Appraiser appearing in the review report is subject to the following conditions
and to such other specific and limiting conditions as are set forth by the Review Appraiser in the report.
1. This is an Appraisal Review Report, which is intended to comply with the reporting requirements set
forth under Standards Rule 3 of the Uniform Standards of Professional Appraisal Practice for a Review Report. The
review presents only summary discussions of the data, reasoning, and analyses that were used in the appraisal
process to develop the appraiser's opinions. The depth of discussion contained in this review is specific to the needs
of the client and for the intended use stated below. The Review Appraiser is not responsible for unauthorized use
of this report.
2. The Review Appraiser assumes no responsibility for matters of a legal nature affecting the property
appraised or the title thereto, nor does the Review Appraiser render any opinion as to the title, which is assumed to
be good and marketable.
3. The property, unless otherwise stated in this review, is appraised free and clear of any or all liens and
encumbrances.
4. Unless otherwise stated in this review it is assumed that the property has responsible ownership and
competent property management.
5. Any sketch/exhibit in the review report may show approximate dimensions and is included to assist the
reader in visualizing the property. Maps and exhibits found in this report are provided for reader references only.
No guarantee as to accuracy is expressed or implied unless otherwise stated in this report. The Review Appraiser
has made no survey of the property.
6. It is assumed that the utilization of the land and improvements is within the boundaries or property lines
of the property described and that there is no encroachment or trespass unless otherwise stated in this review.
7. It is assumed that all applicable zoning and use regulations and restrictions have been complied with,
unless a non-conformity has been stated, defined, and considered in this report.
8. Any distribution of the valuation in the report between land and improvements applies only under the
stated program of utilization. The separate valuations for land and building must not be used in conjunction with
any other appraisal and are invalid if so used.
9. The Review Appraiser assumes that there are no hidden or unapparent conditions of the property,
subsoil, or structures, which would render it more or less valuable. The Review Appraiser assumes no
responsibility for such conditions, or for engineering, which might be required to discover such factors.
10. The Review Appraiser is not required to give testimony or to appear in court because of having made
the review with reference to the property in question, unless prior arrangements have been made.
11. Information, estimates, and opinions furnished to the Review Appraiser, and contained in the review
report, were obtained from sources considered reliable and believed to be true and correct. However, no
responsibility for accuracy of such items furnished to the Review Appraiser can be assumed by the Review
Appraiser.
12. Disclosures of the contents of the review appraisal report are governed by the Bylaws and Regulations
of the professional appraisal organizations with which the Review Appraiser is affiliated.
DES #2100022, Bendix Drive Project, South Bend, St. Joseph County, Appraisal Review, Parcel 4 Page 9
13. Neither all, nor any part of the content of the review report, or copy thereof (including conclusions as
to the property value, the identity of the Review Appraiser, professional designations, reference to any professional
appraisal organizations, or the firm with which the Review Appraiser is connected), shall be used for any purposes
by anyone but the client and/or intended users specified in the report, without the previous written consent of the
Review Appraiser; nor shall it be conveyed by anyone to the public through advertising, public relations, news,
sales, or other media, without the written consent and approval of the Review Appraiser.
14. Unless otherwise stated in this review, the existence of hazardous material, which may or may not be
present on the property, was not observed by the Review Appraiser. The Review Appraiser has no knowledge of
the existence of such materials on or in the property. The Review Appraiser, however, is not qualified to detect
such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation or other
potentially hazardous materials may affect the value of the property. The review of the value estimate is predicted
on the assumption that there is no such material on or in the property that would cause a loss in value.
15. The Americans with Disabilities Act ("ADA") became effective January 26, 1992. I have not made a
specific compliance survey and analysis of this property to determine whether or not it is in conformity with the
various detailed requirements of the ADA. It is possible that a compliance survey of the property, together with a
detailed analysis of the requirements of the ADA, could reveal that the property is not in compliance with one or
more of the requirements of the Act. If so, this fact could have a negative effect upon the value of the property.
Since I have no direct evidence relating to this issue, I did not consider possible noncompliance with the
requirements of the ADA in estimating the value of the property.
16. Possession of this review report, or a copy thereof, does not carry with it the right of publication. It may
not be used for any purpose by any person other than the client and/or intended users to whom it is addressed
without the written consent of the Review Appraiser, and in any event, only with proper written qualification and only
in its entirety. This Review Appraiser is not responsible for unauthorized use of this report.
17. The appraisal review assignment and attached review analysis have been completed for a specific
purpose, as of a specific date as noted in the certification of value and purpose of report. Any lapse of time since
the specified date of the appraisal review may enhance or adversely affect the conclusions indicated in the report.
However, the review appraiser has disregarded any decrease or increase in the fair market value of the real estate
prior to the date of valuation caused by the public improvement for which said property is acquired, or by the
likelihood that the property would be acquired for such improvement, other than that due to physical deterioration
within the reasonable control of the owner.
DES #2100022, Bendix Drive Project, South Bend, St. Joseph County, Appraisal Review, Parcel 4 Page 10
CERTIFICATION OF VALUE:
I hereby certify that, to the best of my knowledge and belief:
The statements of fact contained in this report are true and correct.
The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting
conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
I have no present or prospective interest in the property that is the subject of the work under review and no personal
interest with respect to the parties involved.
I have performed no other services, as an appraiser or in any other capacity, regarding the property that is the
subject of the work under review within the three-year period immediately preceding acceptance of this assignment.
I have no bias with respect to the property that is the subject of the work under review or to the parties involved with
this assignment.
My engagement in this assignment was not contingent upon developing or reporting predetermined results.
My compensation is not contingent on an action or event resulting from the analyses, opinions, or conclusions in
this review or from its use.
My compensation for completing this assignment is not contingent upon the development or reporting of
predetermined assignment results or assignment results that favors the cause of the client, the attainment of a
stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal
review.
My analyses, opinions, and conclusions were developed, and this review report has been prepared, in conformity
with the Uniform Standards of Professional Appraisal Practice.
I have made a personal inspection of the subject of the work under review from public right-of-way.
No one provided significant real property appraisal, appraisal review, or appraisal consulting assistance to the
person signing this certification.
The reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity
with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the
Appraisal Institute. The use of this report is subject to the requirements of the Appraisal Institute relating to review
by its duly authorized representatives. As of the date of this report, I, Rita Ann Gabriel, MAI, AI-GRS, have
completed the continuing education program for Designated Members of the Appraisal Institute.
Rita Ann Gabriel, MAI, AI-GRS
Indiana Certified General Appraiser
License Number CG 6910063
Date: March 10, 2026
APPRAISAL REPORT
12/08 Code N/A
Value Finding Short Form Long Form
Partial Acquisition Total Acquisition Page 1 of 29
Type of Property Industrial Improved Des.# 2100022
Indicate (Residential, Commercial, Bareland, Farm, Special, Industrial)
Location
4477 Progress Drive, South Bend, Indiana 46628 Parcel 4
St. Joseph County Airport Authority;
Owner Attn: Patrick MacCarthaigh, A.A.E., ACE – VP of Operations Phone (574) 282-4590 x0 Road Bendix Drive
Address 4477 Progress Drive, South Bend, Indiana 46628 County St. Joseph
Tenant Contract Buyer
Phone
Address
Land Areas: Before: 117.116 Ac. net After: 116.714 Ac. Acquisition 0.402 Ac. (net)
Temp. R/W 1.308 Ac. Perpetual R/W N/A PER 0.163 Ac. Access Rights N/A
CERTIFICATION OF APPRAISER
I certify that, to the best of my knowledge and belief: That I have made a personal observation of the property that is the subject of this report and that I have made a personal field inspection of the comparable sales
relied upon in making said appraisal. The property being appraised and the comparable sales were as represented or referenced within the appraisal.
That the statements of fact contained in the report are true and correct.
That I understand that such appraisal MAY be used in connection with the acquisition of right-of-way for a project utilizing Federal funds.
That such appraisal has been made in conformity with appropriate laws, regulations, policies and procedures applicable to the appraisal of property for such
purposes; and that to the best of my knowledge no portion of the value assigned to such property consists of such items which are noncompensable under
appropriate established law.
That this appraisal assignment may have called for less than would otherwise be required by the specific guidelines of the Uniform Standards of Professional
Appraisal Practices (USPAP), but is not so limited in scope that it may tend to mislead the users of the report, or the public.
That I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. That my engagement in this assignment was not contingent upon developing or reporting predetermined results.
That neither my employment nor my compensation for completing this assignment is contingent upon the development or reporting of a predetermined value or
direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event
directly related to the intended use of this appraisal.
That any decrease or increase in the fair market value of real property prior to the date of valuation caused by the public improvement for which said property is acquired, or by the likelihood that the property would be acquired for such improvement, other than that due to physical deterioration within the reasonable control
of the owner, was disregarded in determining the compensation for the property.
That the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and
unbiased professional analyses, opinions, and conclusions.
That I have no direct or indirect present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties
involved; or in any benefit from the acquisition of such property appraised.
That the owner or a designated representative was afforded the opportunity to accompany me on the property inspection.
That I have not revealed the findings and results of such appraisal to anyone other than the proper officials of the Acquiring Agency or officials of the Federal
Highway Administration and I will not do so until authorized by said officials or until I am required to do so by due process of law, or until I am released from this
obligation by having publicly testified as to such findings.
That I have not given consideration, or included in my appraisal, any allowance for relocation assistance benefits.
That no one provided significant real property appraisal assistance to the person signing this report with the exception of those signing below.
That my opinion of fair market value for the property to be acquired and residue damages, if any, as of the 11th day
of February 2026 , which is the effective date of this appraisal, is $ 124,600.00 based upon my independent appraisal
and the exercise of my professional judgment.
SUMMARY PRIMARY APPRAISER
BEFORE VALUE (land only) $ 18,600,000
Signature
AFTER VALUE (land only) $ 18,475,400 Named Typed Jeffrey R. Vale, MAI, SRA
Appraisal License # CG69100398
Land Taken $ 64,000 Broker # RB14020122
Date: February 27, 2026
Land Improvements $ -0-
ASSISTED BY
Improvements $ -0-
Signature
Cost-to-Cure $ -0- Named Typed
Appraisal License #
Damages to Residue $ -0- Broker #
Date: Temporary R/W $ 60,600
TOTAL DUE OWNER $ 124,600
12/08 DES. # 2100022 Code N/A Parcel 4
2
PURPOSE OF APPRAISAL:
The purpose of this appraisal is to estimate the fair market value of the subject property before the right-of-way acquisition and,
as of the same date, the fair market value of the residue property as if the road was reconstructed. The interest appraised is
“FEE SIMPLE ESTATE” unless otherwise stated.
DEFINITION OF FAIR MARKET VALUE - For the purpose of valuing the property, including land and any building, structure and
improvement thereon, acquired under the power of Eminent Domain by the Federal government or using Federal-aid or Federal
grant funds, Fair Market Value according to the INDOT 2025 appraisal manual is the amount of money (cash or its equivalent)
which, as of the date of valuation:
1. An informed and knowledgeable purchaser willing, but not obligated, to buy the property would pay to an informed and
knowledgeable owner willing, but not obligated, to sell it.
2. Taking into consideration all uses for which the property is suited and might in reason be applied; including, but not limited to
the present use or highest and best available use taking into consideration the existing zoning or other restrictions upon use
and the reasonable probability of a change in those restrictions.
3. Allowing a reasonable period of time to effectuate such sale.
4. Disregarding any decrease or increase in fair market value of such real property prior to the date of valuation caused by the
public improvement for which such property is acquired, or by the likelihood that the property would be acquired for such
improvement, other than that due to physical deterioration within the reasonable control of the owner.
5. Disregarding the fact that the owner might not want to part with the land because of its special adaptability to the owner's use.
6. Disregarding the fact that the taker needs the land because of its peculiar fitness for its
purpose.
7. Disregarding any "gain to the taker", i.e., not giving consideration to the special use of the condemnor as against others who
may not possess the right of Eminent Domain.
8. Fair market value, based upon adequate recent comparable sales and offering data is usually the measure of just
compensation.
DEFINITION OF A FEE SIMPLE ESTATE - A Fee Simple Estate as defined by "The Dictionary of Real Estate Appraisal", 7th
Edition (Chicago: Appraisal Institute, 2022) is:
“Absolute ownership unencumbered by any other interest or estate; subject only to the limitations imposed by the
governmental powers of taxation, eminent domain, police power, and escheat.”
JURISDICTIONAL EXCEPTION:
The certification and Code of Federal Regulations requires the appraiser to “disregard any decrease or
increase in the fair market value of the real property caused by the project for which the property is to be
acquired, or the likelihood that the property would be acquired for the project, other than due to physical
deterioration within the reasonable control of the owner” which is contrary to USPAP Standards Rule 1-4 (f)
which states that, “when analyzing anticipated public or private improvements, located on or off the site, an
appraiser must analyze the effect on value, if any, of such anticipated improvements to the extent they are
reflected in market actions”, but is allowed under the jurisdictional exception rule of USPAP.
SCOPE OF PROJECT:
The intent of this project is for improvements along Bendix Drive in the vicinity of the South Bend
International Airport in the City of South Bend in St. Joseph County, Indiana. The project area is currently
comprised primarily of a mix of the South Bend Airport and industrial properties.
ASSIGNMENT CONDITIONS:
This appraisal is made with the hypothetical condition in the value after acquisition that the subject will be
affected by the proposed road improvements which do not exist on the date of value. There are no other
extraordinary assumptions or hypothetical conditions in the analysis of the subject property. The rule which
applies to this assignment is the Uniform Standards of Professional Appraisal Practice (USPAP) with the
INDOT Real Estate Division Manual being supplemental standards that apply to this assignment. There are
no other supplemental standards or jurisdictional exceptions to be considered.
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SCOPE OF APPRAISAL:
The scope of this appraisal includes making an exterior inspection of the appraised property and providing
an appraisal report using acceptable methods and techniques. The purpose of the assignment is to
estimate the fair market value of the subject property, and this appraisal is prepared in compliance with the
Uniform Standards of Professional Appraisal Practice (USPAP). This report includes photographs of the
subject property and the comparable sale properties as well as maps showing the locations of the subject
and the comparable properties. There also is a description of the subject property and its market area.
Pertinent data and analyses not shown in this report may be retained in the file for the subject property.
Data obtained is from various sources such as property owners, real estate brokers, lenders, buyers, and
sellers. The data is considered reliable and has been verified when possible. The intended use of this
appraisal is to estimate the fair market value of the property as of February 11, 2026, for the proposed fee
simple acquisition for a federally assisted project. The client and intended user are DLZ Indiana, St. Joseph
County, Indiana, their duly authorized representatives, and no other third parties. The highest and best use
analysis in this report is relatively brief and does not encompass a full feasibility study.
OWNER CONTACT AND PROPERTY INSPECTION:
I spoke to the owner’s representative, Mr. Patrick MacCarthaigh, A.A.E., ACE – VP of Operations for the
South Bend International Airport, on February 6, 2026 by telephone. We discussed the project and he
understood it as he has prior knowledge of the project. He authorized me to view the property without him
being present, and he told me to call him if I had any questions after my site visit. I made my site visit on
February 11, 2026.
ENCUMBRANCES:
According to the information provided, there appear to be no known easements or restrictions which
adversely affect value.
LEGAL DESCRIPTION:
The portions of the subject affected by the acquisitions are legally described as follows. The legal
descriptions for the acquisitions are shown later in this report.
Parcel Number Description
71-03-34-101-001.000-026 S SW1/4 NW1/4 CONT APPX 100 ACRES SEC 34-38-2E (East side of Bendix Drive)
71-03-33-200-004.000-009 1321.67’ S Side Douglas Rd N End Ne Ne 21.91 Ac 33-38-2e (West side of Bendix Drive)
71-03-33-200-005.000-009 E Ne Beg 714.45’ S OF Ne Cor Ne1/4 30.33ac Sec 33-38-2e (West side of Bendix Drive)
71-03-33-200-019.000-009 TR. 407.85’ N & S X 681.86’ E & W BEG 527’ N & 40’ W OF SE COR NE 1-4 SEC. 33-38-2E 6.38
AC. (West side of Bendix Drive)
ZONING:
The subject is zoned Industrial according to the City of South Bend zoning map. This classification allows
for various industrial uses, and it is assumed that the airport is a legal use in this zone.
FIVE YEAR SALES HISTORY:
No current agreement of sale, option or listing of the subject property was reported. According to the
documentation provided, there are no prior sales or transfers of the portions of the subject affected by the
acquisitions within the past five years.
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MARKET AREA DESCRIPTION:
The subject property is located in the northwest portion of the City of South Bend. It is south of the Indiana
East-West Toll Road (I-80/I-90), east of St. Joseph Valley Parkway (U.S. 31 bypass), north of Lincolnway
West, and west of the St. Joseph River in German and Portage Townships. There is substantial industrial
development in the vicinity around the South Bend Internation Airport.
St. Joseph County, Indiana is primarily a rural county with the City of South Bend as the county seat and
the City of Mishawaka immediately adjacent to the east of South Bend. The University of Notre Dame is the
largest employer in St. Joseph County plus a substantial student population. Other small towns in St.
Joseph County include Granger, Indian Village, Lakeville, New Carlisle, North Liberty, Osceola, Roseland,
Walkerton, and others. These towns are very small compared to South Bend and Mishawaka. Agriculture is
the primary use for land in St. Joseph County outside of South Bend and Mishawaka. U.S. and State
highways in St. Joseph County are I-80/90, U.S. 20, U.S. 31, U.S. 6, S.R. 933, S.R. 23, S.R. 4, and S.R.
331. Other modes of transportation include the South Bend Regional Airport, Amtrak, and the South Shore
Railroad linking South Bend to Chicago. Other major employers in St. Joseph County include the South
Bend Community Schools, Memorial Health System, St. Joseph Regional Medical Center, Inc., AM
General, Honeywell, St. Joseph County, IUSB, City of South Bend, and several others. St. Joseph County
is located in the north central portion of Indiana about halfway between the City of Chicago, Illinois and the
City of Fort Wayne, Indiana, and is roughly 125 miles north of Indianapolis, Indiana just south of the
Indiana-Michigan State Line. St. Joseph County is bordered on the north by the State of Michigan, on the
south by Marshall and Starke Counties, on the west by LaPorte County, and on the east by Elkhart County.
St. Joseph County is on Eastern Time. The population of St. Joseph County is 266,931 according to the
2010 census and increased by 2.2% to 272,912 in 2020.
The City of South Bend is in the center of the far northern part of Indiana and is along the St. Joseph River
which flows north and empties into Lake Michigan. South Bend is situated about ten miles south of the
Michigan state line, 26 miles from Lake Michigan, 96 miles east of Chicago, Illinois, and 140 miles north of
Indianapolis, Indiana. South Bend is the fourth largest city in the state, and the 2020 population for South
Bend according to the US Census Bureau is 103,527 which is an increase of 2.2% from 101,249 in
2010. Mishawaka is adjacent to the east of South Bend, and together they comprise a medium sized urban
center in northern Indiana, and the balance of St. Joseph County is primarily rural. South Bend has a
mayoral/city council form of government with its own police and fire departments. Electricity is provided by
American Electric Power, and natural gas service is supplied by Northern Indiana Public Service
Company. Water and sanitary sewer service are provided by the City.
There is no trend taking place which would indicate an adverse effect on industrial real estate values.
Values appear to have been increasing for the past few years, and the addition of Microsoft has significantly
increased land values in the immediate vicinity for large developable tracts.
DESCRIPTION OF PROPERTY & R/W TO BE ACQUIRED:
According to the documentation provided, the subject tract is irregular and contains a total of 117.279 acres
including presently existing right-of-way (P.E.R.) of 0.163 acres which are being acquired as P.E.R.
Therefore, the net land excluding P.E.R. is 117.116 acres. Please refer to the plat and GIS property sketch
in this report. The property west of Bendix Drive is used as an airport, and the portion east of Bendix Drive
is vacant industrial land. All public utilities are available in the vicinity. AEP provides electrical service, gas
service is provided by NIPSCO, and water and sewage treatment are provided by the City of South Bend.
The land is generally level with the streets and surrounding lands. FEMA indicates none of the land to be
affected by flood zones. Please see a copy of the flood map in this report.
12/08 DES. # 2100022 Code N/A Parcel 4
5
DESCRIPTION OF PROPERTY & R/W TO BE ACQUIRED: (continued)
Parcel 4 in this project is the fee simple acquisition of 0.565 acres including 0.163 acres of P.E.R. leaving
net new right-of-way to be acquired of 0.402 acres. It is at the southeast corner of Bendix Drive and Lathrop
Street across the street from the airport. It is 30 feet deep from the center line of Lathrop Road along the
west 255 feet of the Lathrop Street frontage, and it is 21.95 feet deep from the center line of Bendix Drive
along the Bendix Drive frontage starting 663.51 feet south of Lathrop Drive. As it goes north it widens
slightly and then becomes a corner clip near the intersection of Lathrop Street and Bendix Drive. Please
see the property sketch in the addenda.
Parcel 4A is a Temporary right-of-way for pavement removal and grading that is adjacent to Parcel 4 on the
east side of Bendix Drive. It contains 0.917 acres. It begins along the corner clip at the north end of Parcel 4
and extends south to the south property line and is 21 feet deep from the west property line at the south
end. Please see the property sketch in the addenda.
Parcel 4B is a Temporary right-of-way for drive construction at the south property line on the west side of
Bendix Drive. It contains 0.015 acres and is the east 33.07 feet of the south 19.6± feet of the property on
the west side of Bendix. It is a gravel drive adjacent to the south of the railroad that will be restored. Please
see the property sketch in the addenda.
Parcel 4C is a Temporary right-of-way for grading that begins north of the railroad that is north of Parcel 4B
on the west side of Bendix Drive. It extends about 590 feet, and is relatively narrow as it misses the chain
link fence surrounding the airport. It contains 0.096 acres. Please see the property sketch in the addenda.
Parcel 4D is a Temporary right-of-way for grading that is north of Parcel 4C on the west side of Bendix
Drive. It extends about 800 feet, and is also relatively narrow as it misses the chain link fence surrounding
the airport. It contains 0.233 acres. Please see the property sketch in the addenda.
Parcel 4E is a Temporary right-of-way for lawn grading and sign removal that is at the southwest corner of
Bendix Drive and Lathrop Street. It is irregularly shaped and contains 0.047 acres. Please see the property
sketch. The sign to be removed appears to be a road sign and not the identification sign for the airport.
All of the acquisitions are primarily scrub growth and have no compensable land improvements. Please
refer to the engineering plat and plan sheet for further detail. Reasonable access to the larger tract will
continue. The current use will not be adversely affected as a result of this project.
PERSONAL PROPERTY:
Personal property is not included in this valuation.
EXISTING USE AND HIGHEST AND BEST USE: (Explain if the two are different)
The subject property is an airport and vacant industrially zoned land. Therefore, the highest and best use is
for an airport and industrial development. This brief highest and best use discussion is not to be construed
as a full feasibility analysis. There is no trend in evidence which would indicate a higher and better use.
APPROACH TO VALUE:
This appraisal includes the development of the applicable approach to value before acquisition which is the
market approach for the land only since there are no compensable land improvements to be acquired. The
larger property is not adversely affected by the acquisition. The income approach is not performed since it
adds no support to the value conclusion. The observed value on the cover page was developed using the
land value estimate found in this report. This observed value is land only and not intended to represent an
appraised value of the whole since I did not perform a full appraisal of the larger property.
12/08 DES. # 2100022 Code N/A Parcel 4
6
BEFORE VALUE ESTIMATE: The estimated value of the subject land is developed as follows:
MARKET GRID
IMPROVED BEFORE ACQUISITION
UNIMPROVED AFTER ACQUISITION
Adjustments (Use Plus + if subject is better or Minus if subject is poorer)
Subject ABL-1 ABL-2 ABL-3 ABL-4
Size in Ac. (net)117.116 930.000 70.870 40.308 636.290
Date of Sale 5/22/2024 10/31/2022 8/23/2024 4/26/2024
Sale Price $77,500,000 $10,489,500 $6,227,586 $152,662,500
Property Rights 0.00%0.00%0.00%0.00%
Financing 0.00%0.00%0.00%0.00%
Conditions of Sale 0.00%0.00%0.00%0.00%
Time 2.50%7.50%2.50%2.50%
Adjusted Sale Price $79,437,500 $11,276,213 $6,383,276 $156,479,063
Adjusted Sale Price per Ac.$85,417 $159,111 $158,363 $245,924
Location Good Good Good Good Good
0.00%0.00%0.00%0.00%
Size/Other Typical Typical Typical Typical
0.00%0.00%0.00%0.00%
Utilities All available Similar Similar Similar Similar
0.00%0.00%0.00%0.00%
Net Adjustment 0.00%0.00%0.00%0.00%
Indicated Value of Subject/Ac.$85,417 $159,111 $158,363 $245,924
Explanation and Justification of Adjustments:
ABL-1: SEQ of I-90 & S.R. 331, Granger – This site consists of multiple adjacent parcels on the south side of I-90
and east of S.R. 331. Cleveland Road runs through it.
ABL-2: Capital Avenue & Cleveland Road, Granger – This site consists of multiple adjacent parcels located between
Capital Avenue, Cleveland Road, and the Toll Road (I-80/I-90). Although this sale is over two years old, it is relevant
since there are very few large industrial land sales.
ABL-3: SWQ Cleveland Road & Currant Road, Granger – This site is a parcel on the south side of Cleveland Road
east of Capital Avenue.
ABL-4: 31100 S.R. 2, New Carlisle - This site is a parcel on the south side of State Road 2 southeast of New Carlisle
that is part of the large new industrial development.
The property right conveyed in each sale is fee simple. No financing adjustments are made since the sales
involved the payment of cash to the seller. No conditions of sale adjustments are made since the sales are
reported to be arm’s length transactions. Time adjustments were made to all of the sales at 2.5% annually
up to 2025. No location adjustments are made as these sales are in good industrial locations as is the
subject. No size adjustments are made due to insufficient support. No zoning adjustments are made as all
the sales were originally zoned as agricultural, but were sold for data center use. No utilities adjustments
are needed as St. Joseph County has been instrumental in assisting with bringing utilities to these tracts as
a means to spur economic growth.
12/08 DES. # 2100022 Code N/A Parcel 4
7
Correlation: As a result, the comparable sales show adjusted prices per acre that range from $85,417 to
$245,924. Based on the foregoing and giving added weight to Sale ABL-3 since it is the most recent, the
value of the subject land is estimated to be $159,000 per acre. The P.E.R. has a value of $1.00 for the area
under pavement per INDOT regulations. Hence, the following value evolves.
117.116 Ac. x $159,000/Acre = $18,621,444.00
P.E.R. – 0.163 Ac. per INDOT regulations 1.00
Total $18,621,445.00,
Correlated Value
$18,600,000.00 rounded
Therefore, the value of the land to be acquired is computed as follows.
Parcel 4: New R/W – 0.402 Ac. x $159,000/Ac. = $ 63,918.00
Parcel 4: P.E.R. – 0.163 Ac. per INDOT regulations 1.00
Total $ 63,919.00,
Rounded----------------------------------- $ 64,000.00
COST APPROACH FOR IMPROVEMENTS &/OR LAND IMPROVEMENTS ACQUIRED IN ALL R/W:
None - all scrub growth $ -0-
OTHER COMPENSABLE ITEMS
COST-TO-CURE
None $ -0-
TEMPORARY R/W
Temporary R/W is valued by a present-worth rental value for a three-year period. The rental value is
estimated to be 10% of the land value, and the appropriate discount rate for the subject property is 3%.
Hence, the estimated value of the Temporary R/W is outlined as follows:
Parcel 4A: 0.917 S.F. @ $159,000/Ac. = $145,803.00 x 10% = $14,580.30
Parcel 4B: 0.015 S.F. @ $159,000/Ac. = $ 2,385.00 x 10% = $ 238.50
Parcel 4C: 0.096 S.F. @ $159,000/Ac. = $ 15,264.00 x 10% = $ 1,526.40
Parcel 4D: 0.233 S.F. @ $159,000/Ac. = $ 37,047.00 x 10% = $ 3,704.70
Parcel 4E: 0.047 S.F. @ $159,000/Ac. = $ 7,473.00 x 10% = $ 747.30
Total $20,797.20
Year 1 2 3 Total net cash flow
Rent $20,797.20 $20,797.20 $20,797.20
x PV factor @ 3%1.000000 0.970874 0.942596
PV of Rent $20,797.20 $20,191.46 $19,603.36 $60,592.01
Rounded--------- $ 60,600.00
12/08 DES. # 2100022 Code N/A Parcel 4
8
PHOTOGRAPHS – taken by Jeffrey R. Vale, MAI, SRA
Date Taken February 11, 2026
VIEW Parcel 4 – Looking east at the
acquisition along Lathrop Street
(sign is not in the acquisition)
VIEW Parcel 4 & 4A – Looking south at
the acquisitions along Bendix Drive
12/08 DES. # 2100022 Code N/A Parcel 4
9
PHOTOGRAPHS
Date Taken February 11, 2026
VIEW Parcels 4 & 4A – Looking
southeast at acquisitions along Bendix Drive
VIEW Parcel 4 & 4A – Looking
north at acquisitions along Bendix Drive
12/08 DES. # 2100022 Code N/A Parcel 4
10
PHOTOGRAPHS
Date Taken February 11, 2026
VIEW Parcel 4B – Looking west at
the Temporary right-of-way
VIEW Parcel 4C – Looking northwest at
the Temporary right-of-way
12/08 DES. # 2100022 Code N/A Parcel 4
11
PHOTOGRAPHS
Date Taken February 11, 2026
VIEW Parcel 4D – Looking southwest at
the Temporary right-of-way
VIEW Parcel 4E – Looking south at
the Temporary right-of-way (sign &
decorative plane are not in the acquisition)
12/08 DES. # 2100022 Code N/A Parcel 4
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PROPERTY SKETCH
Please see the property sketch for the dimensions of the Parcel 4 permanent right-of-way.
Parcel 4
Parcel 4B – Temp/ R/W
Parcel 4C – Temp. R/W
Parcel 4A – Temp. R/W
There is only scrub
growth in the areas
of acquisition.
Parcel 4D – Temp. R/W
Parcel 4E – Temp. R/W
Parcel 4A – Temp. R/W
Parcel 4 ends here;
Parcel 4A continues south
12/08 DES. # 2100022 Code N/A Parcel 4
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PARCEL PLAT
12/08 DES. # 2100022 Code N/A Parcel 4
14
PLAN SHEETS – North to south
NORTH
NORTH
12/08 DES. # 2100022 Code N/A Parcel 4
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NORTH
NORTH
NORTH
12/08 DES. # 2100022 Code N/A Parcel 4
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LEGAL DESCRIPTIONS
12/08 DES. # 2100022 Code N/A Parcel 4
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12/08 DES. # 2100022 Code N/A Parcel 4
18
12/08 DES. # 2100022 Code N/A Parcel 4
19
12/08 DES. # 2100022 Code N/A Parcel 4
20
12/08 DES. # 2100022 Code N/A Parcel 4
21
12/08 DES. # 2100022 Code N/A Parcel 4
22
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FLOOD PLAIN - MAP PANEL # 18141C0183D, dated 1-6-2011
12/08 DES. # 2100022 Code N/A Parcel 4
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SALES OF COMPARABLE PROPERTIES
(UNIMPROVED LAND)
Photo View Looking east from S.R. 331 Sketch Not to scale
Date Sold 5/22/2024 Sale Price $77,500,000.00 Size 930.0 Ac. $83,333/Ac.
Vendor St Joe Farm, LLC Vendee Washington, LLC
Property Address SEQ of the Toll Road and S.R. 331 City Granger
Legal Description N Se Nw Se Ex Nw Cor S Ne Ex Toll Rd Sec 24-38 3e Document # 2024-11288
Rec. Consideration $10.00 & ovc Sale Info. Verified By MLS & Public records Date Ver. 06/2025
Financing Cash to seller; conventional Zoning A, Agricultural
Conditions of Sale Arm’s length Highest and Best Use Industrial
DESCRIPTION OF LAND
Dimensions/Size Irregular = 930.0 Acres
Land Improvements: Drives ---- Walks ---- Landscaping ---- Trees ----
Well ---- Septic ---- Fence ----- Pond ----
Available Services: Road Asphalt City Water ----- City Sewer ----- Gas P.U. Elec. P.U.
Land Topography Generally level Drainage Adequate Quality of Soils Adequate
Comments
Parcel #s.: 71-04-24-400-002.000-011, 71-05-19-300-088.000-011, 71-05-19-300-002.000-011, 71-05-19-180-
001.000-011, 71-05-29-100-006.000-011, 71-04-25-200-001.000-011
Appraiser’s Name Jeffrey R. Vale, MAI, SRA Broker No. RB14020122 Appraisal Lic. No. CG69100398
County St.Joseph Township Harris Type Property Industrial Land
Des No. 2100022 Inspection Date 6/19/2025 Comp. No. ABL-1
N
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SALES OF COMPARABLE PROPERTIES
(UNIMPROVED LAND)
Photo View Looking north from Cleveland Road Sketch Not to scale
Date Sold 10/31/2022 Sale Price $10,489,500.00 Size 70.870 Ac. $148,010/Ac.
Vendor Robert A. Wright Vendee MISH RE, LLC
Property Address Capital Avenue & Cleveland Road City Granger
Legal Description SW SE & S1/2 N1/2 SE btw 80/90 & Capital Ave Sec 23-38-3e 23/24 ANNEX ORD 5805
11/14/22 from 006 8/09 Split to 009301 17524WD'06 2-21-06 Document # 2022-32037
Rec. Consideration $10.00 & ovc Sale Info. Verified By Deed & Assescor’s records Date Ver. 06/2025
Financing Cash to seller; conventional Zoning R, Single Family Residential
Conditions of Sale Arm’s length Highest and Best Use Industrial
DESCRIPTION OF LAND
Dimensions/Size Irregular = 70.870 Acres
Land Improvements: Drives ---- Walks ---- Landscaping ---- Trees Yes
Well ---- Septic ---- Fence ----- Pond ----
Available Services: Road Asphalt City Water ----- City Sewer ----- Gas P.U. Elec. P.U.
Land Topography Generally level Drainage Adequate Quality of Soils Adequate
Comments
Parcel #s.: 71-04-23-400-002.000-011, 71-04-27-200-078.000-036, 71-04-27-200-084.000-036, 71-04-27-200-
079.000-036, 71-04-27-200-080.000-036, 71-04-27-200-081.000-036
Although this sale is from 2022, it is still relevant due to a lack of similar sales.
Appraiser’s Name Jeffrey R. Vale, MAI, SRA Broker No. RB14020122 Appraisal Lic. No. CG69100398
County St.Joseph Township Harris Type Property Industrial Land
Des No. 2100022 Inspection Date 6/19/2025 Comp. No. ABL-2
N
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SALES OF COMPARABLE PROPERTIES
(UNIMPROVED LAND)
Photo View Looking south from Cleveland Road Sketch Not to scale
Date Sold 8/23/2024 Sale Price $6,227,586.00 Size 40.308 Ac. $154,500/Ac.
Vendor Heritage Land Operations, LLC Vendee Microsoft Corporation
Property Address SWQ of Cleveland Road & Currant Road City Granger
Legal Description SW corn SW1/4 Sec 24, T38N, R3E, N1958’, W741’, SW2197’, E480’, S1339’, to Sec 25, T38N,
R3E W1301’, N1311’ to POB Document # 2025-13309
Rec. Consideration $10.00 & ovc Sale Info. Verified By Deed & Assescor’s records Date Ver. 06/2025
Financing Cash to seller; conventional Zoning A, Agricultural
Conditions of Sale Arm’s length Highest and Best Use Industrial
DESCRIPTION OF LAND
Dimensions/Size Rectangular = 40.308 Acres
Land Improvements: Drives ---- Walks ---- Landscaping ---- Trees ----
Well ---- Septic ---- Fence ----- Pond ----
Available Services: Road Asphalt City Water ----- City Sewer ----- Gas P.U. Elec. P.U.
Land Topography Generally level Drainage Adequate Quality of Soils Adequate
Comments
Parcel #.: 71-04-24-300-004.000-011
Appraiser’s Name Jeffrey R. Vale, MAI, SRA Broker No. RB14020122 Appraisal Lic. No. CG69100398
County St.Joseph Township Harris Type Property Industrial Land
Des No. 2100022 Inspection Date 6/19/2025 Comp. No. ABL-3
N
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SALES OF COMPARABLE PROPERTIES
(UNIMPROVED LAND)
Photo View Looking south from State Road 2 Sketch Not to scale
Date Sold 4/26/2024 Sale Price $152,662,500.00 Size 636.290 Ac. $239,926/Ac.
Vendor Kenneth E. & Elaine Sebasty Vendee Razor5, LLC
Property Address 31100 State Road 2 City New Carlisle
Legal Description E Sw 80 Ac & Se Sec. 12-37-1w 160ac & E 3-4 N 1/2 240 Ac Sec. 13-37-1w & W Nw 80 Ac Sec.
18-37-1e EX prt sold to State 24/25 ROW #1868 10/13/2022 Document # 2024-09719
Rec. Consideration $10.00 & ovc Sale Info. Verified By MLS & Public records Date Ver. 06/2025
Financing Cash to seller; conventional Zoning I, Industrial
Conditions of Sale Arm’s length Highest and Best Use Industrial
DESCRIPTION OF LAND
Dimensions/Size Rectangular = 636.290 Acres
Land Improvements: Drives ---- Walks ---- Landscaping ---- Trees ----
Well ---- Septic ---- Fence ----- Pond ----
Available Services: Road Asphalt City Water ----- City Sewer ----- Gas P.U. Elec. P.U.
Land Topography Generally level Drainage Adequate Quality of Soils Adequate
Comments
Parcel #.: 71-06-12-400-001.000-017, 71-07-07-300-001.000-017
Appraiser’s Name Jeffrey R. Vale, MAI, SRA Broker No. RB14020122 Appraisal Lic. No. CG69100398
County St.Joseph Township Olive Type Property Industrial Land
Des No. 2100022 Inspection Date 6/19/2025 Comp. No. ABL-4
N
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COMPARABLE SALES MAP
N
O
R
T
H
12/08 DES. # 2100022 Code N/A Parcel 4
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STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS
1. This estimator makes no warrants or guaranty that the property will sell for the value expressed in the report. If
this report is given to a third party, the client shall make the party aware of the assumptions and limited
conditions set forth.
2. Ownership is assumed to be in competent and responsible hands.
3. No engineering survey was made of the subject property. Dimensions as supplied by others are assumed to
be correct. (engineering)
4. The report was prepared for the purpose so stated and should not be used for any other purpose or reason.
5. All direct and indirect information supplied by the client and others concerning the subject property is assumed
to be true and accurate.
6. Drawings, sketches, maps in this report are presented to assist the reader in understanding the property. The
sketches, drawings, maps, etc. may not be to scale.
7. No responsibility is assumed for information supplied by others and is believed to be reliable and correct.
8. The signatories shall not be required to give testimony or attend court or be at any governmental hearing with
reference to the said property unless prior arrangements are made with the client.
9. The legal description used in this report is brief and provided by the local assessor’s office or client. No
responsibility is assumed for matters legal in nature concerning the legal description, survey, structural,
mechanical or any engineering components. No opinion is given as to the title of the property, which is
presumed to be good and merchantable.
10. To the best of my knowledge, this report was written in conformance with the appraisal standards as set by
the Supplemental Standards from the INDOT or Federal Highway Department.
11. This report specifically assumes that there are no site, subsoil or building contaminates present resulting from
residual substances or construction materials, such as asbestos, radon gas, PCB, etc. It is suggested that if
there are concerns regarding these issues, that an engineering report be obtained. Should any of these
factors exist, the appraiser reserves the right to review these findings, review the value estimate, and change
the estimates, if warranted.
12. The estimator’s contractual engagement was not conditioned on the report producing a specific value or value
within a given range.
February 27, 2026
Jeffrey R. Vale, MAI, SRA
Certified General Appraiser
IN License No. CG69100398
expires 6-30-2026
OWNER APPRAISAL LETTER
May 21, 2026
St. Joseph County Airport Authority
4477 Progress Dr.
South Bend, IN 46628
RE: Parcel: 4
Road: Bendix Drive
County: St. Joseph
Dear Property Owner:
It is the policy of The City of South Bend Department of Public Works to accept for review any
evidence of value submitted by the property owner for the purpose of determining fair market
value. Any costs incurred from obtaining such evidence, however, is the responsibility of the
owner. Acceptable forms of evidence of value include, but are not limited to, appraisals,
comparable sales, and cost estimates.
Evidence of value must be supported by factual data and items of damage must be fully
documented. Submitted evidence based on these facts is acceptable for review.
Sincerely,
Hannah E. Youngs
Right of Way Agent DLZ Indiana, LLC
2211 East Jefferson Boulevard
South Bend, IN 46615
Phone: 574-245-1745
Email: hyoungs@dlz.com
Agent of: City of South Bend Department of Public Works
WARRANTY DEED
Form WD-1 Project: 2100022
Revised 07/2024 Code: NA
Parcel: 4
THIS INDENTURE WITNESSETH, That St. Joseph County Airport Authority, the Grantor(s) of St. Joseph County,
State of Indiana Convey(s) and Warrant(s) to the STATE OF INDIANA, the Grantee, for and in consideration of the sum of
Sixty Four Thousand Dollars ($64,000.00) (of which said sum $64,000.00 represents land and improvements acquired and
$0.00 represents damages) and other valuable consideration, the receipt of which is hereby acknowledged, certain Real Estate
situated in the County of St. Joseph, State of Indiana, and being more particularly described in the legal description(s) attached
hereto as Exhibit “A” and depicted upon the Right of Way Parcel Plat attached hereto as Exhibit “B”, both of which exhibits are
incorporated herein by reference.
This conveyance is subject to any and all easements, conditions and restrictions of record.
The Grantor(s) hereby specifically acknowledge(s) and agree(s) that the Real Estate conveyed herein is conveyed in fee
simple and that no reversionary rights whatsoever shall remain with the Grantor(s), or any successors in title to the abutting
lands of the Grantor(s), notwithstanding any subsequent abandonment, vacation, disuse, nonuse, change of use, conveyance,
lease and/or transfer by the Grantee or its successors in title, of a portion or all of the said Real Estate or any right of way,
roadway or roadway appurtenances established thereupon. This acknowledgement and agreement is a covenant running with
the land and shall be binding upon the Grantor(s) and all successors and assigns.
Interests in land acquired by the City of
South Bend Department of Public Works
Grantee mailing address:
1316 County-City Building
227 W. Jefferson Blvd.
South Bend, IN 46601
I.C. 8-23-7-31
Project: 2100022
Code: NA
Parcel: 4
The undersigned represent(s) and warrant(s) he is/she is they are a trustee of the Grantor; that the Grantor is the St.
Joseph County Airport Authority validly existing in the State of its origin and, where required, in the State where the subject
real estate is situated; that the Grantor has full capacity to convey the real estate interest described; that they have full authority
to execute and deliver this instrument on its behalf and that said authority has not been revoked; that they are therefore, fully
authorized and empowered to convey to the State of Indiana real estate of the Grantor, and that on the date of execution of said
conveyance instruments he/she/they had full authority to so act; and that all necessary action for the making of this conveyance
has been duly taken.
The grantor(s) assume(s) and agree(s) to pay the 2025 payable 2026 real estate taxes and assessments on the above
described real estate. This obligation to pay shall survive the said closing and shall be enforceable by the State in the event of
any non-payment.
Form WD-1 Project: 2100022
Revised 07/2024 Code: NA
Parcel: 4
IN WITNESS WHEREOF, the said Grantor(s) has executed this instrument
this __________________________ day of __________________________, 2026.
St. Joseph County Airport Authority
Signature Signature
Print Name & Title Print Name & Title
STATE OF: ______________________________: SS: COUNTY OF ______________________________:
Before me, a Notary Public in and for said State and County, personally appeared
___________________________________________________________,_________________________________________,
of St. Joseph County Airport Authority, the Grantor(s) in the above conveyance, and acknowledged the execution of the same
on the date aforesaid to be their voluntary act and deed and who, being duly sworn, stated that any representations contained
therein are true.
Witness my hand and Notarial Seal this __________________________ day of __________________________, 2026.
Signature
Printed Name ___________________________________________
My Commission Number ___________________________________________
My Commission expires ___________________________________________
I am a resident of ______________________________ County.
EXHIBIT "A"
Project: 2100022 Sheet 1 of 1
Parcel 4 Fee Simple
Key #71-03-34-101-001.000-026
A part of the West Half of the Northwest Quarter of Section 34, Township 38 North, Range 2 East,
Portage Township, St. Joseph County, Indiana, and being that part of the grantor’s land lying
between the right-of-way lines depicted on the attached Right-of-Way Parcel Plat marked Exhibit
“B”, described as follows: Beginning at the northwest corner of said section, said corner being
designated “285” on said Parcel Plat; thence North 89 degrees 30 minutes 50 seconds East 255.00
feet along the north line of said section; thence South 00 degrees 29 minutes 10 seconds East 30.00
feet to the point designated “347” on said Parcel Plat; thence South 89 degrees 30 minutes 50
seconds West 195.00 feet to the point designated “346” on said Parcel Plat; thence South 34 degrees
29 minutes 45 seconds West 53.18 feet to the point designated “345” on said Parcel Plat; thence
South 00 degrees 27 minutes 21 seconds East 17.80 feet to the point designated “344” on said Parcel
Plat; thence Southerly 108.80 feet along an arc to the right, having a radius of 7,035.00 feet and
subtended by a long chord having a bearing of South 00 degrees 00 minutes 45 seconds East and a
length of 108.80 feet to the point designated “343” on said Parcel Plat; thence South 00 degrees 25
minutes 50 seconds West 311.60 feet to the point designated “342” on said Parcel Plat; thence
Southerly 104.11 feet along an arc to the left, having a radius of 5,965.00 feet and subtended by a
long chord having a bearing of South 00 degrees 04 minutes 10 seconds East and a length of 104.11
feet to the point designated “341” on said Parcel Plat; thence South 00 degrees 34 minutes 10
seconds East 47.64 feet to the point designated “340” on said Parcel Plat; thence South 89 degrees 25
minutes 50 seconds West 21.95 feet to the west line of said section; thence North 00 degrees 34
minutes 14 seconds West 663.51 feet along said west line to the Point of Beginning, containing 0.565
acres, more or less, inclusive of the presently existing right-of-way, containing 0.163 acres, more or
less.
This description was prepared for the City of South Bend Department of
Public Works and certified by Steven A. Jones, Indiana Registered
Professional Surveyor, License No. LS20200010, on the 10th day of
December, 2024.
Steven A. Jones, P.S
Indiana Registered Professional Surveyor No. LS20200010
Exhibit "B"
Right of Way Parcel Plat
1 of 3Page:
Hatched Area is the
Approximate taking
Prepared by:
Checked by:
S. Hartman
S. Jones
300'0'150'
SCALE: 1" = 300'
Proj. 2261 2873 50
Owner: St. Joseph County Airport Authority
Warranty Deed: Instrument 9937552
Key #:71-03-34-101-001.000-026
DINDIANA, LLCLZ
Res. 'A'
LINE 'S-2-B'
Parcel:
Project:
Des. #
County:
Section:
Township:
Range:
4
2100(022)
2100022
St. Joseph
34
38N
2E
27
3433
28
LATHROP STREET
1986.03'
R/W
2192.21'BENDIX DRIVE1326.59'661.29'865.91'1320.77'
N. Line NW 1/4 Section 34
E. Line W 1/2 NE 1/4 NW 1/4 Section 34
NE Corner W 1/2 NE 1/4
NW 1/4 Section 34
SE Corner W 1/2 NE 1/4
NW 1/4 Section 34
S. Line NE 1/4 NW 1/4 Section 34
SW Corner NE 1/4
NW 1/4 Section 34
E. Line W 1/2 NW 1/4 Section 34W. Line NW 1/4 Section 343433LINE 'B'R/W70+00
65+00
60+00
55+00
50+00 105+00LINE 'PR-B'Transmission and Distribution Easement in Favor
of Indiana & Michigan Electric Company
Doc. 7918299
Subject to Advertising Location Lease
by Burhkart Advertising, Inc.
Doc. 1311277
SEE DETAIL NEXT SHEET
Easement of Varying Width in Favor of Chicago
South Shore and South Bend Railroad
DR 618 Pg 57-62
30' Right of Way and Easement in Favor of
Chicago South Shore and South Bend Railroad
DR 788 Pg 567-570
2 of 3Page:
Hatched Area is the
Approximate taking
Prepared by:
Checked by:
S. Hartman
S. Jones
LINE 'S-2-B'
Detail
Scale: 1"=100'
Proj. 2261 2873 50
DINDIANA, LLCLZ
Res. 'A'
Parcel:
Project:
Des. #
County:
Section:
Township:
Range:
4
2100(022)
2100022
St. Joseph
34
38N
2E
27
3433
28
30' R/W
BENDIX DRIVELINE 'B'35' R/W70+00
65+00 105+00LINE 'PR-B'Transmission and Distribution Easement in Favor
of Indiana & Michigan Electric Company
Doc. 7918299
LATHROP STREET
Exhibit "B" (Continued)
Owner: St. Joseph County Airport Authority
R/WEdge of Traveled Way
35' R/W35' R/W35' R/W69+00
68+00
67+00
66+00
71+00
72+00 104+00106+00107+00ALIGNMENT 'PR-B' POINT TABLE
POINT NORTHING EASTING
204
2353472.8347 156852.5556
403
405
2353056.5249 156850.3418
401 2350168.6793 156879.0504
2353161.2435 156850.2147
2353672.4501 156851.8050
2353581.0937 156852.5318
POT 37+09.65 'PR-B = OPOT 37+09.69 'B', 7.00' Lt.
402 PC 65+97.64 'PR-B' = OPOT 65+97.67 'B', 7.00' Lt.
= POT 92+93.00 'S-1-B
N 00°34'10" W 2,887.99'
Δ = 1° 00' 00" Lt. R = 6000.00' T = 52.36' L = 104.72' E = 0.23'
PT 67+02.36 'PR-B' = OPOT 67+02.39 'B', 6.09' Lt.
N 00°25'50" E 311.60'
404 PC 70+13.96 'PR-B' = OPOT 70+13.94 'B', 0.84' Lt.
Δ = 0° 53' 11" Lt. R = 7000.00' T = 54.14' L = 108.28' E = 0.21'
PT 71+22.22 'PR-B' = POT 71+22.20 'B'
N 00°27'21" E 91.34'
POT 72+13.56 'PR-B = POT 72+13.56 'B'
= POT 103+44.14 'S-2-B'
Edge of Traveled Way
3 of 3Page:Exhibit "B" (Continued)
Note: Station and Offsets Control Over Both Northing and Eastings and Bearings and Distances
See Location Control Route Survey Plat
PARCEL POINT TABLE
POINT STATION OFFSET NORTHING EASTINGLINE
344 2353581.3720 156887.5307+PT (71+22.22)35.00' Rt.
Proj. 2261 2873 50
Steven A. Jones, P.S.
LS20200010
SURVEYOR'S STATEMENT:
To the best of my knowledge and belief, this plat,
together with the Location Control Route Survey Plat
Recorded in Instrument 2024-28968 in the Office of the
Recorder of St. Joseph County, Indiana (incorporated and
made a part hereof by reference) comprise a Route
Survey executed in accordance with Indiana
Administrative Code 865 IAC 1-12 ("Rule 12").
This plat was prepared from information obtained from
the Recorder's Office and other sources which were not
necessarily checked by a field survey.
Date: 12/10/2024
D
INDIANA, LLC
L Z
Prepared by:
Checked by:
S. Hartman
S. Jones
345 71+40.00 35.00' Rt.2353599.1754 156887.3890
346 104+10.00 30.00' Rt.2353643.0032 156917.5064
503
285 N/A
213 'B'
211 'S-2-B'
204 'B','S-2-B'
347
341 2353056.8729 156885.3401+PC (65+97.64)35.00' Rt.
342 +PT (67+02.36)35.00' Rt.2353160.9806 156885.2137
343 +PC (70+13.96)35.00' Rt.2353472.5718 156887.5546
340 2353009.2352 156885.813765+50.00 35.00' Rt.'PR-B'
Owner: St. Joseph County Airport Authority
Parcel:
Project:
Des. #
County:
Section:
Township:
Range:
4
2100(022)
2100022
St. Joseph
34
38N
2E
106+05.00 30.00' Rt.2353644.6578 157112.4994
N/A
'S-2-B'
'S-2-B'
'PR-B'
'PR-B'
'PR-B'
'PR-B'
'PR-B'
TEMPORARY HIGHWAY EASEMENT GRANT
(GENERAL)
Form T-3 Project: 2100022
Revised 03/2025 Code: NA
Parcel: 4A, 4B, 4C, 4D, 4E
THIS INDENTURE WITNESSETH, That St. Joseph County Airport Authority, the Grantor(s) of St. Joseph County,
State of Indiana Grant(s) to the STATE OF INDIANA, the Grantee, for and in consideration of the sum of Sixty Thousand Six
Hundred Dollars ($60,600.00) (of which said sum $0.00 represents land improvements acquired and $60,600.00 represents land
temporarily encumbered and damages) and other valuable consideration, the receipt of which is hereby acknowledged, a
temporary easement to enter upon and have possession of the Real Estate of the Grantor(s) for the purpose of pavement
removal, pipe removal, lawn grading, drive construction, which said work is incidental to the construction of the highway
facility known as Bendix Drive and as Project 2100022, which said Real Estate situated in the County of St. Joseph, State of
Indiana, and which is more particularly described in the legal description(s) attached hereto as Exhibit “A” which is
incorporated herein by reference, which said temporary easement shall be extinguished, become void and revert to the
Grantor(s) and/or the Grantor(s) successor(s) in title upon completion of the said Project. Said extinguishment shall be
evidenced by a release document, which shall be executed and recorded by the Grantee, at no cost to the Grantor(s).
Interests in land acquired by the City of
South Bend Department of Public Works
Grantee mailing address:
1316 County-City Building
227 W. Jefferson Blvd.
South Bend, IN 46601
I.C. 8-23-7-31
Form T-3 Project: 2100022
Revised 03/2025 Code: NA
Parcel: 4A, 4B, 4C, 4D, 4E
The undersigned represent(s) and warrant(s) he is/she is they are a trustee of the Grantor; that the Grantor is the St.
Joseph County Airport Authority validly existing in the State of its origin and, where required, in the State where the subject
real estate is situated; that the Grantor has full capacity to convey the real estate interest described; that they have full authority
to execute and deliver this instrument on its behalf and that said authority has not been revoked; that they are therefore, fully
authorized and empowered to convey to the State of Indiana real estate of the Grantor, and that on the date of execution of said
conveyance instruments he/she/they had full authority to so act; and that all necessary action for the making of this conveyance
has been duly taken.
Any and all timber, shrubbery, fences, buildings and any other improvements situated within the area of the temporary
easement granted herein shall become the property of the State of Indiana except:
None
The said Grantor(s) acknowledge(s) that all provisions of this grant of temporary easement are as stated and set forth
herein and that no verbal agreements or promises exist with respect thereto.
This temporary conveyance is subject to any and all easements, conditions and restrictions of record. However, the
said Grantor(s), for the purpose of inducing the State of Indiana to accept this grant and to pay the hereinbefore referenced
consideration, represent(s) that the Grantor(s) is the owner(s) in fee simple of the Real Estate and that there exist no
encumbrances, conditions, restrictions, leases, liens (except current real estate taxes and assessments) of any kind or character
which would be inconsistent with the temporary rights granted herein.
Form T-3 Project: 2100022
Revised 03/2025 Code: NA
Parcel: 4A, 4B, 4C, 4D, 4E
IN WITNESS WHEREOF, the said Grantor(s) has executed this instrument
this __________________________ day of __________________________, __________.
St. Joseph County Airport Authority
Signature Signature
Print Name & Title Print Name & Title
STATE OF: ______________________________: SS: COUNTY OF ______________________________:
Before me, a Notary Public in and for said State and County, personally appeared
___________________________________________________________,_________________________________________,
of St. Joseph County Airport Authority, the Grantor(s) in the above conveyance, and acknowledged the execution of the same
on the date aforesaid to be their voluntary act and deed and who, being duly sworn, stated that any representations contained
therein are true.
Witness my hand and Notarial Seal this __________________________ day of __________________________, __________.
Signature Printed Name ___________________________________________ My Commission Number ___________________________________________ My Commission expires ___________________________________________ I am a resident of ______________________________ County.
EXHIBIT "A"
Project: 2100022 Sheet 1 of 5
Parcel 4A Temporary Right of Way For Pavement Removal and Lawn Grading
Key #71-03-34-101-001.000-026
A part of the West Half of the Northwest Quarter of Section 34, Township 38 North, Range 2 East,
Portage Township, St. Joseph County, Indiana, described as follows: Commencing at the northwest
corner of said section; thence North 89 degrees 30 minutes 50 seconds East 255.00 feet along the
north line of said section; thence South 00 degrees 29 minutes 10 seconds East 30.00 feet; thence
South 89 degrees 30 minutes 50 seconds West 195.00 feet; thence South 34 degrees 29 minutes 45
seconds West 27.00 feet to the Point of Beginning; thence South 00 degrees 07 minutes 48 seconds
East 148.30 feet; thence South 00 degrees 25 minutes 50 seconds West 263.96 feet; thence South
03 degrees 38 minutes 58 seconds West 159.55 feet; thence South 00 degrees 34 minutes 10
seconds East 1,568.74 feet to the south line of the grantor’s land; thence South 89 degrees 30
minutes 49 seconds West 21.00 feet along said south line; thence North 00 degrees 34 minutes
10 seconds West 1,528.71 feet; thence North 89 degrees 25 minutes 50 seconds East 16.00 feet;
thence North 00 degrees 34 minutes 10 seconds West 47.64 feet; thence Northerly 104.11 feet
along an arc to the right, having a radius of 5,965.00 feet and subtended by a long chord having a
bearing of North 00 degrees 04 minutes 10 seconds West and a length of 104.11 feet; thence
North 00 degrees 25 minutes 50 seconds East 311.60 feet; thence Northerly 108.80 feet along an
arc to the left, having a radius of 7,035.00 feet and subtended by a long chord having a bearing of
North 00 degrees 00 minutes 45 seconds West and a length of 108.80 feet; thence North 00
degrees 27 minutes 21 seconds West 17.80 feet; thence North 34 degrees 29 minutes 45 seconds
East 26.18 feet; to the Point of Beginning, containing 0.917 acres, more or less.
This description was prepared for the City of South Bend Department
of Public Works and certified by Steven A. Jones, Indiana Registered
Professional Surveyor, License No. LS20200010, on the 10th day of
December, 2024.
Steven A. Jones, P.S
Indiana Registered Professional Surveyor No. LS20200010
EXHIBIT "A"
Project: 2100022 Sheet 2 of 5
Parcel 4B Temporary Right of Way For Drive Construction and Pipe Removal
Key #71-03-33-200-019.000-009
A part of the Northeast Quarter of Section 33, Township 38 North, Range 2 East, German
Township, St. Joseph County, Indiana, described as follows: Commencing at the southeast
corner of said Northeast Quarter; thence North 00 degrees 34 minutes 14 seconds West 527.98
feet along the east line of said section to the south line of the grantor’s land; thence South 89
degrees 15 minutes 00 seconds West 40.00 feet along said south line to the Point of Beginning;
thence continuing South 89 degrees 15 minutes 00 seconds West 33.07 feet; thence North 00
degrees 34 minutes 10 seconds West 19.63 feet; thence North 89 degrees 25 minutes 50 seconds
East 33.07 feet; thence South 00 degrees 34 minutes 14 seconds East 19.52 feet; to the Point of
Beginning, containing 0.015 acres, more or less.
This description was prepared for the City of South Bend Department
of Public Works and certified by Steven A. Jones, Indiana Registered
Professional Surveyor, License No. LS20200010, on the 10th day of
December, 2024.
Steven A. Jones, P.S
Indiana Registered Professional Surveyor No. LS20200010
EXHIBIT "A"
Project: 2100022 Sheet 3 of 5
Parcel 4C Temporary Right of Way For Grading
Key #71-03-33-200-019.000-009 & 71-03-33-200-005.000-009
A part of the Northeast Quarter of Section 33, Township 38 North, Range 2 East, German
Township, St. Joseph County, Indiana, described as follows: Commencing at the southeast
corner of said Northeast Quarter; thence North 00 degrees 34 minutes 14 seconds West 527.98
feet along the east line of said section to the south line of the grantor’s land; thence South 89
degrees 15 minutes 00 seconds West 40.00 feet along said south line; thence North 00 degrees 34
minutes 14 seconds West 69.52 feet to the Point of Beginning; thence North 11 degrees 58
minutes 49 seconds West 40.81 feet; thence North 00 degrees 34 minutes 10 seconds West
450.00 feet; thence North 04 degrees 02 minutes 23 seconds East 100.32 feet; thence South 00
degrees 34 minutes 14 seconds East 590.00 feet; to the Point of Beginning, containing 0.096
acres, more or less.
This description was prepared for the City of South Bend Department
of Public Works and certified by Steven A. Jones, Indiana Registered
Professional Surveyor, License No. LS20200010, on the 10th day of
December, 2024.
Steven A. Jones, P.S
Indiana Registered Professional Surveyor No. LS20200010
EXHIBIT "A"
Project: 2100022 Sheet 4 of 5
Parcel 4D Temporary Right of Way For Grading
Key #71-03-33-200-005.000-009 & 71-03-33-200-004.000-009
A part of the Northeast Quarter of Section 33, Township 38 North, Range 2 East, German
Township, St. Joseph County, Indiana, described as follows: Commencing at the northeast
corner of said section; thence South 00 degrees 34 minutes 14 seconds East 714.00 feet along the
east line of said section; thence South 89 degrees 14 minutes 56 seconds West 40.00 feet to the
Point of Beginning; thence South 00 degrees 34 minutes 14 seconds East 399.39 feet; thence
North 04 degrees 42 minutes 02 seconds West 250.65 feet; thence North 00 degrees 25 minutes
13 seconds West 353.14 feet; thence North 04 degrees 23 minutes 16 seconds East 198.11 feet;
thence South 00 degrees 34 minutes 14 seconds East 401.13 feet to the Point of Beginning,
containing 10157 square feet or 0.233 acres, more or less.
This description was prepared for the City of South Bend Department
of Public Works and certified by Steven A. Jones, Indiana Registered
Professional Surveyor, License No. LS20200010, on the 10th day of
December, 2024.
Steven A. Jones, P.S
Indiana Registered Professional Surveyor No. LS20200010
EXHIBIT "A"
Project: 2100022 Sheet 5 of 5
Parcel 4E Temporary Right of Way For Lawn Grading and Sign Removal
Key #71-03-33-200-004.000-009
A part of the Northeast Quarter of Section 33, Township 38 North, Range 2 East, German
Township, St. Joseph County, Indiana, described as follows: Commencing at the northeast
corner of said section; thence South 89 degrees 32 minutes 57 seconds West 40.00 feet along the
north line of said section; thence South 00 degrees 34 minutes 14 seconds East 70.27 feet to the
Point of Beginning, which point is where the west boundary of Bendix Drive meets the
southwestern boundary of the intersection of said Bendix Drive and Lathrop Street; thence South
00 degrees 34 minutes 14 seconds East 142.79 feet along said Boundary of Bendix Drive; thence
North 08 degrees 24 minutes 17 seconds West 150.96 feet; thence North 59 degrees 51 minutes
05 seconds West 45.96 feet to the south boundary of said Lathrop Street; thence North 89
degrees 32 minutes 57 seconds East 30.04 feet along said south boundary; thence thence South
45 degrees 27 minutes 03 seconds East 42.57 feet along said southwestern boundary of Bendix
Drive and Lathrop Street to the Point of Beginning, containing 0.047 acres, more or less.
This description was prepared for the City of South Bend Department
of Public Works and certified by Steven A. Jones, Indiana Registered
Professional Surveyor, License No. LS20200010, on the 10th day of
December, 2024.
Steven A. Jones, P.S
Indiana Registered Professional Surveyor No. LS20200010
TAX MEMO
May 21, 2026
St. Joseph County Airport Authority
4477 Progress Dr.
South Bend, IN 46628
RE: Parcel: 4
Road: Bendix Drive Reconstruction
County: St. Joseph
SUBJECT: Real Estate Taxes
The address of the above referenced real estate is N Bendix Dr., South Bend, IN 46628. Said
real estate is needed as a partial acquisition by The City of South Bend Department of Public
Works for highway purposes.
Proceeds of this transaction will be directed to pay unpaid real estate tax obligations for this
property. All unpaid taxes for previous years are your responsibility because you had legal
ownership of this property. As part of this purchase, it may be necessary for you to provide tax
receipts for your paid tax obligations.
At the conclusion of this transfer, when all obligations are paid, ownership of this property will be
transferred to The City of South Bend Department of Public Works which removes you from any
future tax obligation to the property.
Hannah Youngs, Right of Way Agent
DLZ Indiana, LLC
2211 East Jefferson Boulevard, South Bend, IN 46615
Phone: 574-245-1745
Email: hyoungs@dlz.com
Agent of: The City of South Bend Department of Public Works
St. Joseph County Airport Authority
Signature Date
Print Name and Title
Prescribed by State Board of Accounts County Form No. 17 (Rev. 1996)
ACCOUNTS PAYABLE VOUCHER
CITY OF SOUTH BEND, INDIANA
An invoice or bill to be properly itemized must show: kind of service, where performed, dates service rendered, by whom,
rates per day, number of hours, rate per hour, number of units, price per unit, etc.
Payee
Purchase Order No.
St. Joseph County Airport Authority
4477 Progress Dr. Terms
South Bend, IN 46628 Date Due
Invoice Invoice Description
Date number (or note attached invoice(s) or bill(s)) Amount
Project / Des. No.: Bendix Drive (Des 2100022)
Parcel: 4 Parcel ID: 71-03-34-101-001.000-026, 71-03-33-200-019.000-009,
71-03-33-200-005.000-009, 71-03-33-200-004.000-009
Land & Improvements: $64,000.00
Temporary Easement: $60,600.00
Total Due $124,600.00
I hereby certify that the attached invoice(s), or bill(s), is (are) true and correct and that the materials or services itemized
thereon for which charge is made were ordered and received except
, 2026
Signature Title
I hereby certify that the attached invoice(s), or bill(s), is (are) true and correct and I have audited same in accordance
with IC 5-11-10-2.
, 2026
County Auditor
, 2026 X
Signature
Printed Name and Title
, 2026 X
Signature
Printed Name and Title
Form W-9
(Rev. October 2018)
Department of the Treasury Internal Revenue Service
Request for Taxpayer
Identification Number and Certification
a Go to www.irs.gov/FormW9 for instructions and the latest information.
Give Form to the
requester. Do not
send to the IRS.Print or type. See Specific Instructions on page 3.1 Name (as shown on your income tax return). Name is required on this line; do not leave this line blank.
2 Business name/disregarded entity name, if different from above
3 Check appropriate box for federal tax classification of the person whose name is entered on line 1. Check only one of the following seven boxes.
Individual/sole proprietor or single-member LLC
C Corporation S Corporation Partnership Trust/estate
Limited liability company. Enter the tax classification (C=C corporation, S=S corporation, P=Partnership) a
Note: Check the appropriate box in the line above for the tax classification of the single-member owner. Do not check LLC if the LLC is classified as a single-member LLC that is disregarded from the owner unless the owner of the LLC is another LLC that is not disregarded from the owner for U.S. federal tax purposes. Otherwise, a single-member LLC that is disregarded from the owner should check the appropriate box for the tax classification of its owner.
Other (see instructions) a
4 Exemptions (codes apply only to
certain entities, not individuals; see
instructions on page 3):
Exempt payee code (if any)
Exemption from FATCA reporting
code (if any)
(Applies to accounts maintained outside the U.S.)
5 Address (number, street, and apt. or suite no.) See instructions.
6 City, state, and ZIP code
Requester’s name and address (optional)
7 List account number(s) here (optional)
Part I Taxpayer Identification Number (TIN)
Enter your TIN in the appropriate box. The TIN provided must match the name given on line 1 to avoid
backup withholding. For individuals, this is generally your social security number (SSN). However, for a
resident alien, sole proprietor, or disregarded entity, see the instructions for Part I, later. For other
entities, it is your employer identification number (EIN). If you do not have a number, see How to get a
TIN, later.
Note: If the account is in more than one name, see the instructions for line 1. Also see What Name and
Number To Give the Requester for guidelines on whose number to enter.
Social security number
––
or
Employer identification number
–
Part II Certification
Under penalties of perjury, I certify that:
1. The number shown on this form is my correct taxpayer identification number (or I am waiting for a number to be issued to me); and
2. I am not subject to backup withholding because: (a) I am exempt from backup withholding, or (b) I have not been notified by the Internal Revenue Service (IRS) that I am subject to backup withholding as a result of a failure to report all interest or dividends, or (c) the IRS has notified me that I am no longer subject to backup withholding; and
3. I am a U.S. citizen or other U.S. person (defined below); and
4. The FATCA code(s) entered on this form (if any) indicating that I am exempt from FATCA reporting is correct.
Certification instructions. You must cross out item 2 above if you have been notified by the IRS that you are currently subject to backup withholding because
you have failed to report all interest and dividends on your tax return. For real estate transactions, item 2 does not apply. For mortgage interest paid,
acquisition or abandonment of secured property, cancellation of debt, contributions to an individual retirement arrangement (IRA), and generally, payments
other than interest and dividends, you are not required to sign the certification, but you must provide your correct TIN. See the instructions for Part II, later.
Sign Here Signature of
U.S. person a Date a
General Instructions
Section references are to the Internal Revenue Code unless otherwise
noted.
Future developments. For the latest information about developments
related to Form W-9 and its instructions, such as legislation enacted
after they were published, go to www.irs.gov/FormW9.
Purpose of Form
An individual or entity (Form W-9 requester) who is required to file an
information return with the IRS must obtain your correct taxpayer
identification number (TIN) which may be your social security number
(SSN), individual taxpayer identification number (ITIN), adoption
taxpayer identification number (ATIN), or employer identification number
(EIN), to report on an information return the amount paid to you, or other
amount reportable on an information return. Examples of information
returns include, but are not limited to, the following.
• Form 1099-INT (interest earned or paid)
• Form 1099-DIV (dividends, including those from stocks or mutual
funds)
• Form 1099-MISC (various types of income, prizes, awards, or gross
proceeds)
• Form 1099-B (stock or mutual fund sales and certain other
transactions by brokers)
• Form 1099-S (proceeds from real estate transactions)
• Form 1099-K (merchant card and third party network transactions)
• Form 1098 (home mortgage interest), 1098-E (student loan interest),
1098-T (tuition)
• Form 1099-C (canceled debt)
• Form 1099-A (acquisition or abandonment of secured property)
Use Form W-9 only if you are a U.S. person (including a resident
alien), to provide your correct TIN.
If you do not return Form W-9 to the requester with a TIN, you might
be subject to backup withholding. See What is backup withholding,
later.
Cat. No. 10231X Form W-9 (Rev. 10-2018)
Date: May 21, 2026
PROJECT: 2100022
CODE: NA
PARCEL: 4
ROAD: Bendix Drive
COUNTY: St. Joseph
RECEIPT OF CONVEYANCE INSTRUMENT
The undersigned being a Right of Way Agent for the City of South Bend Department of
Public Works does hereby acknowledge receipt this date of Warranty Deed and Temporary
Easement from St. Joseph County Airport Authority and conveying certain rights, title and/or
interest in real estate located in St. Joseph County to the City of South Bend Department of Public
Works for transportation purposes and which is identified as Parcel # 4 on Transportation Project
2100022.
I further acknowledge that said instrument has been executed and acknowledged by the
grantors without payment by me of any consideration and that I am transmitting such instrument
to the appropriate transportation authority for review subject to approval.
It is understood and agreed that this conveyance instrument will either be returned to the
grantor not approved or the City of South Bend Department of Public Works, through its proper
agencies, will cause such instrument to be processed for payment in the amount of $124,600.00.
You may expect payment in full within ninety (90) days after signing the documents
accepting this offer and executing the deed, grant or easement, and provided there are no
difficulties in clearing liens or other problems with title to the land.
(Signature)
Hannah E. Youngs, Right of Way Agent for City of South Bend
Department of Public Works
DLZ Indiana, LLC, 2211 E. Jefferson Blvd., South Bend, IN 46615
Phone: 574-245-1745
Email: hyoungs@dlz.com
RESOLUTION AUTHORIZING
THE SALE OF REAL ESTATE
At a special meeting held on attended by the Member(s) of
St. Joseph County Airport Authority, the following resolution, upon motion duly made, was passed by the
Member(s):
WHEREAS, IT IS THE DESIRE OF THE MEMBER(S) OF St. Joseph County Airport Authority TO
ACCEPT THE OFFER MADE BY THE CITY OF SOUTH BEND DEPARTMENT OF PUBLIC WORKS
FOR THE PROPERTY LOCATED AT N Bendix Drive, South Bend, IN 46628.
AND
WHEREAS, The MEMBER(S) have elected to consummate
the real estate transaction with the City of South Bend as described above;
NOW IT IS THEREFORE RESOLVED AS FOLLOWS:
(1) The MEMBER(S) hereby authorize(s) _________________________________________ In their
capacity as of St. Joseph County Airport Authority to accept the offer
amount of $124,600.00 from the CITY OF SOUTH BEND DEPARTMENT OF PUBLIC WORKS for the
property at N Bendix Drive, South Bend, IN 46628, and to execute any additional documents necessary to
finalize that transaction.
BY THEIR SIGNATURES BELOW, ,
Member(s) of St. Joseph County Airport Authority affirm that this is a true and accurate copy of the
Resolution duly passed by the MEMBER(S) of the Special Meeting of St. Joseph County Airport Authority
held on the date stated above.
St. Joseph County Airport Authority
Signature
Print Name and Title
Signature
Print Name and Title
72573073574074575075576072573073574074575075576049+0050+0051+0052+0053+0054+00Profile GradeExisting Ground
Existing 12" GasHybrid V-Bottom Ditch, Right(1' Below EOP)Inv. 12" N = 749.60Inv. 8" W = 750.24Inv. 12" N = 747.34Str. No. 40+00, RT.101 LFT of 18" Perforated Pipe @ -0.50%99 LFT of 18" Perforated Pipe @ -0.51%753.32753.3753.19753.2753.08753.1753.03753.0753.01752.9753.04752.9753.10753.1
753.18
753.2
753.25
753.2
753.33
753.3
753.40
753.3
753.48
753.3
753.56
753.3
753.68
753.4
753.84
753.6
754.06
753.9
754.32
754.2
754.63
754.5
754.93
754.7
755.24
755.1
755.55
755.4 +0.30%P.V.I. @ 49+80.00ELEV. = 752.89V.C. = 120'P.V.I. @ 52+50.00ELEV. = 753.70V.C. = 120'Profile GradeExisting Ground-0.53%+1.29%98 LFT of 36" Pipe @ -0.50%Inv. 12" W = 749.32Inv. 36" S = 745.55Str. No. 38+97, RT.CL NICTD RRV.P.O.C. 50+93.2 "PR-B"Elev. 753.21Inv. 12" W = 749.06Inv. 18" N = 747.74Str. No. 42+00, RT.Inv. 18" S = 748.24Inv. 18" N = 748.24Inv. 12" W = 750.05Str. No. 44+99, RT.Inv. 18" S = 748.74Inv. 18" N = 748.74Inv. 12" W = 751.35Str. No. 46+00, RT.107 LFT of 12" Pipe @ 0.35%49 LFT of 36" Pipe @ -0.63%Inv. 36" S = 745.24Inv. 36" N = 745.24Str. No. 37A+48, RT.PAVING EXCEPTION+66.23
+17.38 50+0051+0052+0053+0055+00STHHCBLFOFOSTTLINE 'B'N00°34'10"WKUERTCONCRETE, INC.ST. JOSEPH COUNTYAIRPORT AUTHORITYAPPLETREEASSOCIATES, LPST. JOSEPH COUNTYAIRPORT AUTHORITY+33.8,80.8' PWP
+24.1,68.4' Guy Anchor
+52.6,63.8' Guy Anchor
+11.7,62.3' PWP
+73.1,59.3' RR Signal
+54.6,59.0' Elect Ped
+67.2,55.5' Elect Riser
+64.0,53.5' Elect Riser
+42.7,51.2' Elect Box+42.0,50.4' Elect Meter
+56.3,46.9' Sign
+75.9,46.7' PWP
+93.2,40.9' Sign
+02.5,40.0' Tele MH
+72.0,37.9' Cable Mrkr+72.0,36.2' Elect HH
+97.5,33.1' Tele Ped
+79.9,32.7' Storm MH
+73.2,30.3' MA Pole
+97.7,30.3' FO Manhole
+67.2,30.1' RR Signal
+97.2,29.2' FO Manhole
+80.5,27.8' Guy Anchor
+57.7,27.5' PWP
+86.0,27.4' Hydrant+01.4,27.3' PWP+29.4,27.3' Guy Anchor
+25.9,27.3' PWP
+32.0,27.1' Storm MH
+12.7,27.0' PWP
+56.3,27.0' PWP+55.9,26.5' TBM 'E'
+80.0,25.6' Inlet
+32.0,25.6' Inlet
+00.2,25.0' Inlet
+70.4,25.5' Inlet
+99.7,25.6' Inlet
+79.0,28.0' Light/PWP
+49.9,29.4' RR Signal
+82.7,29.9' Guy Pole
+39.4,30.0' MA Pole+26.7,31.7' PWP
+07.1,31.8' PWP
+89.3,44.5' Guy Anchor
+27.6,46.9' Guy Anchor
+15.8,47.0' Guy Anchor
+70.5,47.0' PWP+32.7,47.7' Guy Anchor+73.0,66.2' Guy Anchor
+22.1,73.1' Pine Tree
+70.7,77.7' Sign
+24.8,122.7' PWP GrassAsphSign GravelGrassAsphConcConcAsphAsph Over ConcAsph Over ConcApp. PL
Section LineExist. R/W & App. PLExist. R/W & App. PL10' Storm Easement19'19'
19'
19'
4.5'8'
10'BENDIX DRIVESEC. 33, T38N, R2EGERMAN TOWNSHIPST. JOSEPH COUNTYSEC. 34, T38N, R2EPORTAGE TOWNSHIPST. JOSEPH COUNTY+44, Lt.
+72, Lt.Cl. III Comm. DriveReq'd. W=20'R=20'/20'Cl. III Comm. DriveReq'd. W=29'R=20'/15'Temp. R/W forDrive ConstructionTemp. R/W forDrive Construction+20.0PL(27.42')+20.050.5'+65.0PL(27.42')+65.050.5'+42.0PL(27.42')+42.060.5'+10.0PL(27.43')+10.060.5'+60.0PL(27.43')+00.035.5'Temp. R/W for GradingTemp. R/W forPavement Removal19'7'
+50 Begin Pvmt. &
Sdwlk. Taper, Rt.
+00 End Pvmt. &
Sdwlk. Taper, Rt.+PL(21.3)PL(32.54')App. PL & R/W+PL(21.3)39.5'+97.1, 22.2' Lt. Str. No. 104Casting, Manhole, Adjust to Grade+97.7, 23.3' Lt. Str. No. 105Casting, Manhole, Adjust to GradeExisting City ofSouth BendDrainage EasementRailroad EasementTemp. R/W forDrive Constructionand Pipe RemovalNIC
TD
R
a
i
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o
a
dF1416
1614141414EEB2626262626265555262828288973298911702928708926892870701170703535712629F8910'10'+00, LT. Str. No. 45Mod. Inlet B15 and+00, LT. Str. No. 41Inlet HA5 and+00, 20.6' RT. Str. No. 40Mod. Manhole L2 and+00, 19.2' RT. Str. No. 42Mod. Manhole L2+99, LT. Str. No. 43Mod. Manhole J15 and+04, LT. Str. No. 39Inlet Ha5 and+97, RT. Str. No. 38Mod. Manhole J2 and+PL(90.38)60.5'+PL(90.48)PL(27.43')131339 LFT of 12" Pipe Req'd.30 LFT of 12" WM-Grade Pipe Req'd.99 LFT of 18" Perf. Pipe Req'd.CRCR96 LFT of 12" Pipe Req'd.5 LFT of 8" Pipe (S) Req'd.+00, 12.0' RT. Str. No. 46Inlet E7 and101 LFT of 18" Perf. Pipe Req'd.Begin Paving Exception50+66.23 'PR-B'End Paving Exception51+17.38 'PR-B'10'49+0050+00
51+00
52+00
53+00
54+00
55+00LINE 'PR-B'N 0°34'10" WN 1°12'22" WL=45.00'L=45.00'HHHH+99, 15.8' RT. Str. No. 44Inlet E7 andAt-Grade NICTDRailroad CrossingDOT# 913224VMP# 0001.11P.O.T. 50+93.2 'PR-B'+99, LT. Str. No. 43AMod. Inlet B15 and34 LFT of 12" WM-Grade Pipe Req'd.Wetland, ADo Not Disturb107 LFT of 12" WM-Grade Pipe (NW) Req'd.5 LFT of 8" Pipe (N) Req'd.38 LFT of 12" WM-Grade Pipe Req'd.10'+48, RT. Str. No. 37AMod. Manhole J15 and98 LFT of 36" Pipe Req'd.49 LFT of 36" Pipe Req'd.13 LFT of 12" Pipe Req'd.+92, LT. Str. No. 38ACoated Inlet Ha5 andHHHH+81, RT. Str. No. 40AInlet E7 and81 LFT of 12" Pipe Req'd.202020207070See Note 5Relocated RR Gate(By Others)+17, Rt.Mod. CurbTurnout+95, Rt.Mod. CurbTurnout+95, Rt.Mod. CurbTurnout+
9
5
,
R
t
.Mod. CurbTurnout90909090TCTCTCTCSee Geometrics DetailEXIST. 12" GAS MAINSTR 4170FlowableBackfill,Removable12"Min.HORIZONTAL SCALEBRIDGE FILEDESIGNATIONSHEETSofPROJECTCONTRACTSURVEY BOOK RECOMMENDEDFOR APPROVALDESIGN ENGINEERDATECHECKED:DRAWN:CHECKED:DESIGNED:INDIANADEPARTMENT OF TRANSPORTATION2100022R-441152100022---ELECTRONICVERTICAL SCALELEGENDDLZ INDIANA, LLCLDZC
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BMSDate: Feb 02, 2026, 12:32pmFile: X:\Projects\2022\2261\287350 SouthBend Bendix D\01_ConstDocs\CAD\Dwg\2873PP13.dwg Model Tab: Plan Set
MJGMJGMJG831" = 20'1" = 5'PLAN AND PROFILELINE 'PR-B' - BENDIX DRIVENOTES1.Line 'PR-B' to be Constructed.2.All Topography Described From Line 'B' Unless OtherwiseNoted.3.All R/W Described From Line 'PR-B' Unless Otherwise Noted.4.For Conduit Plan, See Sheet Nos. 41 to 43.5.In Areas With Shallow Pipes, Subgrade Treatment, Type IBCMay Be Substituted With Subgrade Treatment, Type IC.Concrete Sidewalk, 4"FConstruction Limits5Sawcut11Integral Concrete Curb14Seed Mixture Type U with 4" of Topsoil26Pipe, Remove29Pavement, Remove73BQC-QA PCCP, 9.5" (With D-1 Joints Max.6" Dense Graded Subbase, on Subgrade Treatment, Type IBC15' Spa. and 1.25" Dia. Dowels), on9" PCCP for Approach, onESubgrade Treatment, Type II19N=E=1052351553.462156911.8895/8" REBAR w/ DLZ CAPELEV. = 752.85' (NAVD88)Bendix Dr.Curb Inlet15.1'Az=291°15.2'Az=329°Utility PoleTBM 'E'ELEV = 756.39' (NAVD88)MAG SPIKE SET ON EAST SIDE OF POWER POLE ON WEST SIDE OF BENDIXAPPROX. 209' N OF RR TRACK INTERSECTION WITH BENDIX AND APPROX.158' SE FROM CORNER OF FENCE SURROUNDING AIRPORT.Inlet, Remove28Protect70Relocate (By Others)89Cut and Cap35Track, Remove27Concrete Curb, Modified13City Interconnect Fiber Optic Conduit and Handhole,HHSee Sheet Nos. 41 to 43Curb Ramp, ConcreteCRPedestrian Handrail20Integral Concrete Curb, Modified16Pipe Saddle900" to 6" Transition CurbTC201433A4B4C4ARevision 2026-2-10: Revised Line 'PR-B', Station/Offsets Parcels 3, 3A, 4A, 4B & 4C
73073574074575075576076573073574074575075576076554+0054+0055+0056+0057+0058+0059+00Profile GradeExisting Ground
100 LFT of 18" Perforated Pipe @ 0.50%100 LFT of 18" Perforated Pipe @ 0.50%100 LFT of 18" Perforated Pipe @ -0.50%Inv. 18" S = 749.74Inv. 18" N = 749.74Inv. 12" W = 753.84Str. No. 49+00, RT.100 LFT of 18" Perforated Pipe @ 0.50%100 LFT of 18" Perforated Pipe @ -0.50%755.55755.4755.55755.4755.86755.7756.16756.1756.47756.4756.78756.8757.08757.1757.39757.4
757.70
757.7
758.01
758.1
758.31
758.4
758.62
758.7
758.93
759.0
759.20
759.3
759.43
759.6
759.62
759.8
759.77
760.0
759.90
760.2
760.02
760.3
760.15
760.5
760.28
760.6
760.41
760.7 +1.23%P.V.I. @ 57+21.51ELEV. = 759.50V.C. = 110'Profile GradeExisting Ground+0.50%Hybrid V-Bottom Ditch, Right(1' Below EOP)Inv. 12" W = 754.00Inv. 18" S = 750.24Inv. 12" W = 755.17Inv. 18" N = 753.20Str. No. 50+00, RT.Inv. 18" N = 753.70Inv. 18" S = 753.70Inv. 12" W = 755.71Str. No. 52+00, RT.Overflow Weir Elev. = 756.50Inv. 12" W = 751.50Inv. 18" S = 749.24Inv. 18" N = 749.24Str. No. 48+00, RT.55+0056+0057+0058+0060+00LINE 'B'N00°34'10"WST. JOSEPH COUNTY AIRPORT AUTHORITYST. JOSEPH COUNTYAIRPORT AUTHORITY+00.4,33.0' Tele Riser+69.1,28.5' RR Sign+60.3,27.5' Light/PWP
+41.8,27.5' TBM 'D'+42.3,27.9' Light/PWP
+43.1,28.1' Guy Anchor+41.0,28.2' Sign
ConcConcConcSection LineExist. R/W & App. PLExist. R/W & App. PL7'19'
7'19'SEC. 33, T38N, R2EGERMAN TOWNSHIPST. JOSEPH COUNTYSEC. 34, T38N, R2EPORTAGE TOWNSHIPST. JOSEPH COUNTYTemp. R/Wfor Grading+50.035.0'+50.0PL(26.94')BENDIX DRIVETemp. R/W forPavement RemovalFF161414B2626262655552626705870587310'10'
10'10'+00, LT. Str. No. 45Mod. Inlet B15 and+00, LT. Str. No. 47Mod. Inlet B15 and+00, RT. Str. No. 48Inlet E7 and+00, RT. Str. No. 50Mod. Manhole L2 and+00, LT. Str. No. 51Mod. Inlet B15 and+00, LT. Str. No. 53Mod. Inlet B15 and131313131316161616+00, RT. Str. No. 49Inlet E7 and+00, RT. Str. No. 52Inlet E7 and30 LFT of 12" WM-Grade Pipe Req'd.100 LFT of 18" Perf. Pipe Req'd.100 LFT of 18" Perf. Pipe Req'd.100 LFT of 18" Perf. Pipe Req'd.31 LFT of 12" WM-Grade Pipe Req'd.100 LFT of 18" Perf. Pipe Req'd.+00, RT. Str. No. 46Inlet E7 and101 LFT of 18" Perf. Pipe Req'd.P.R.C. 54+47.50 'PR-B'P.T. 54+92.50 'PR-B'P.C. 54+02.50 'PR-B'P.I. STA. 54+25.00 LINE 'PR-B'P.I. STA. 54+70.00 LINE 'PR-B'54+0055+00
56+00
57+00
58+00
59+00HH+00, LT. Str. No. 49AMod. Inlet B15 and31 LFT of 12" WM-Grade Pipe Req'd.N00°34'10"WLINE 'PR-B'31 LFT of 12" WM-Grade Pipe Req'd.31 LFT of 12" WM-Grade Pipe Req'd.909090+94, Rt.Mod. CurbTurnout36+94
36+94
+943636+94CURVE DATAPI = 54+25.00 'PR-B' LT. Δ = 0° 38' 12"R = 4050.00'T = 22.50'L = 45.00'E = 0.06'SE = N.C.CURVE DATAPI = 54+70.00 'PR-B' RT.Δ = 0° 38' 12"R = 4050.00'T = 22.50'L = 45.00'E = 0.06'SE = N.C.+P.T.(92.5)35.0'+P.T.(92.5)40.0'+P.C.(02.5)39.5'+P.C.(02.5)35.5'HORIZONTAL SCALEBRIDGE FILEDESIGNATIONSHEETSofCONTRACTSURVEY BOOK RECOMMENDEDFOR APPROVALDESIGN ENGINEERDATECHECKED:DRAWN:CHECKED:DESIGNED:INDIANADEPARTMENT OF TRANSPORTATIONR-441152100022---ELECTRONICVERTICAL SCALELEGENDDLZ INDIANA, LLCLDZC
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BMSDate: Feb 05, 2026, 3:06pmFile: X:\Projects\2022\2261\287350 SouthBend Bendix D\01_ConstDocs\CAD\Dwg\2873PP14.dwg Model Tab: Plan Set
MJGMJGMJG831" = 20'1" = 5'PLAN AND PROFILELINE 'PR-B' - BENDIX DRIVENOTES1.Line 'PR-B' to be Constructed.2.All Topography Described From Line 'B' Unless OtherwiseNoted.3.All R/W Described From Line 'PR-B' Unless Otherwise Noted.4.For Conduit Plan, See Sheet Nos. 41 to 43.Concrete Sidewalk, 4"FConstruction Limits5Integral Concrete Curb14Seed Mixture Type U with 4" of Topsoil26Pavement, Remove73BQC-QA PCCP, 9.5" (With D-1 Joints Max.6" Dense Graded Subbase, on Subgrade Treatment, Type IBC15' Spa. and 1.25" Dia. Dowels), on20N=E=1042352090.111156900.6515/8" REBAR w/ DLZ CAPELEV. - 758.69' (NAVD88)O.P.O.T. STA. 56+30.81, LINE 'B', 33.70' RT.Bendix Dr.Power Pole w/ Light72.6'Az=259°70.8'Az=184°NE Cor. Conc. PadProtect70Sign, Sheet, and Supports, Remove58Concrete Curb, Modified13City Interconnect Fiber Optic ConduitHHand Handhole, See Sheet Nos. 41 to 43Integral Concrete Curb, Modified16Pipe Saddle90Modified Curb Turnout, See Detail, Sheet No. 263620154A4CRevision 2026-2-10: Revised Line 'PR-B', Station/Offsets Parcels 4A & 4C
73574074575075576076577073574074575075576076577059+0060+0061+0062+0063+0064+00Profile GradeExisting Ground760.50760.7760.62760.8760.75760.9760.87761.0761.00761.1761.12761.2761.25761.3
761.37
761.4
761.50
761.4
761.62
761.5
761.75
761.6
761.87
761.7
762.00
761.8
762.12
761.9
762.25
762.0
762.37
762.1
762.50
762.2
762.62
762.4
762.75
762.5
762.87
762.5
763.00
762.6 +0.50%Profile GradeExisting GroundInv. 12" E = 756.20Inv. 12" N = 754.30Str. No. 40+50, LT.100 LFT of 12" Pipe @ 0.30%Inv. 12" S = 754.60Str. No. 41+50, LT.Inv. 12" E = 757.20Inv. 12" N = 754.90Str. No. 43+50, LT.100 LFT of 12" Pipe @ 0.30%Inv. 12" E = 758.20Inv. 12" N = 755.50Str. No. 46+50, LT.100 LFT of 12" Pipe @ 0.30%Inv. 12" S = 755.20Str. No. 44+50, LT.60+0061+0062+0063+0065+0059+0060+00
61+00
62+00
63+00
64+00LINE 'PR-B'LINE 'B'N00°34'10"WN00°34'10"WConcConcSection LineExist. R/W & App. PLExist. R/W & App. PLFF141414147'19'
7'19'10'B262626262626SEC. 33, T38N, R2EGERMAN TOWNSHIPST. JOSEPH COUNTYSEC. 34, T38N, R2EPORTAGE TOWNSHIPST. JOSEPH COUNTYST. JOSEPH COUNTY AIRPORT AUTHORITYST. JOSEPH COUNTYAIRPORT AUTHORITY+89.5,28.5' Tele Ped
+33.2,27.4' Light/PWP
+80.2,28.1' PWP
55F1+00.0, Rt.Cl. V Field EntranceReq'd. W=12'Temp. R/Wfor Grading+00.0PL(26.94')+50.045.0'BENDIX DRIVE5573SSTemp. R/W forPavement Removal+50, LT. Str. No. 46Inlet B15 and+50, RT. Str. No. 45Catch Basin E7 and+50, LT. Str. No. 44Inlet B15 and+50, LT. Str. No. 43Inlet B15 and+50, RT. Str. No. 42Catch Basin E7 and+50, LT. Str. No. 41Inlet B15 and+50, LT. Str. No. 40Inlet B15 and+50, RT. Str. No. 39Catch Basin E7 and30 LFT of 12" Pipe Req'd.31 LFT of 12" Pipe Req'd.31 LFT of 12" Pipe Req'd.100 LFT of 12" Pipe Req'd.100 LFT of 12" Pipe Req'd.10'10'
10'26HORIZONTAL SCALEBRIDGE FILEDESIGNATIONSHEETSofPROJECTCONTRACTSURVEY BOOK RECOMMENDEDFOR APPROVALDESIGN ENGINEERDATECHECKED:DRAWN:CHECKED:DESIGNED:INDIANADEPARTMENT OF TRANSPORTATION2100022R-441152100022---ELECTRONICVERTICAL SCALELEGENDLDZC
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BMSDate: Oct 01, 2024, 11:26amFile: X:\Projects\2022\2261\287350 SouthBend Bendix D\01_ConstDocs\CAD\Dwg\2873PP15.dwg Model Tab: Plan Set
MJGMJGTH711" = 20'1" = 5'PLAN AND PROFILELINE 'PR-B' - BENDIX DRIVENOTES1.Line 'PR-B' to be Constructed.2.All Topography Described From Line 'B' Unless OtherwiseNoted.3.All R/W Described From Line 'PR-B' Unless Otherwise Noted.4.For Conduit Plan, See Sheet Nos. 40 to 42.Concrete Sidewalk, 4"FConstruction Limits5Integral Concrete Curb14Seed Mixture Type U with 4" of Topsoil26Pavement, Remove73BQC-QA PCCP, 9.5", on6" Dense Graded Subbase, on Subgrade Treatment, Type IBC30N=E=1032352610.82156902.4125/8" REBAR w/ DLZ CAPELEV. = 761.69' (NAVD88)O.P.O.T. STA. 61+51.47, LINE 'B', 40.64' RT.Bendix Dr.22.6'Az=215°78.9'Az=298°Power Pole w/ LightTelephone PedestalTUnimproved SurfaceS20164AEdge of Traveled Way4DTemp. R/W For PavementRemoval and Lawn GradingChicago South Shore & South Bend Railroad Easement
73574074575075576076577073574074575075576076577064+0065+0066+0067+0068+0069+00Profile GradeExisting Ground763.00762.6763.12762.7763.25762.8763.37762.9763.50762.9763.62763.1763.75763.2
763.87
763.3
764.00
763.4
764.12
763.5
764.25
763.5
764.37
763.6
764.50
763.6
764.62
763.8
764.75
764.0
764.87
764.0
765.00
764.0
765.12
764.2
765.25
764.5
765.37
764.7
765.50
764.8 Profile GradeExisting Ground100 LFT of 12" Pipe @ 0.30%Inv. 12" S = 755.80Str. No. 47+50, LT.Inv. 12" E = 759.13Inv. 12" N = 756.10Str. No. 49+50, LT.100 LFT of 12" Pipe @ 0.30%Inv. 12" S = 756.40Str. No. 50+50, LT.Inv. 12" E = 759.84Inv. 12" N = 756.70Str. No. 52+50, LT.100 LFT of 12" Pipe @ 0.30%Inv. 12" S = 757.00Str. No. 53+50, LT.+0.50% 65+0066+0067+0068+0070+00P.C. 65+97.64 'PR-B'P.T. 67+02.36 'PR-B'64+0065+00
66+00
67+00
68+00
69+00HHP.I. 66+50.00 'PR-B'=O.P.O.T. 66+50.03 'B', 7.00' LT.N00°25'50"ECURVE DATAPI = 66+50.00 'PR-B' LT. Δ = 1° 00' 00"R = 6000.00'T = 52.36'L = 104.72'E = 0.23'SE = N.C.LINE 'PR-B'LINE 'B'N00°34'10"WN00°34'10"WSEC. 33, T38N, R2EGERMAN TOWNSHIPST. JOSEPH COUNTYSEC. 34, T38N, R2EPORTAGE TOWNSHIPST. JOSEPH COUNTYST. JOSEPH COUNTY AIRPORT AUTHORITYST. JOSEPH COUNTYAIRPORT AUTHORITY+16.5,30.5' Tele Riser
+02.4,23.7' Pullbox
+20.9,27.0' TBM 'C'
+10.4,27.5' Light/PWP
+21.6,27.5' Light/PWP
+07.8,29.2' Sign
+11.4,31.9' Sign ConcConcSection LineExist. R/W & App. PLExist. R/W & App. PLF1414147'19'
19'19'8'B26262626BENDIX DRIVE55ConcTemp. R/Wfor Grading+PT(02.36)45.0'+00.0PL(31.33')+50.0PL(33.05')5265Temp. R/W forPavement Removal989898+90.0040.0'737089588858 +00 Begin Pvmt. & Sdwlk. Taper, Rt.+50, LT. Str. No. 53Inlet B15 and+50, LT. Str. No. 52Inlet B15 and+50, RT. Str. No. 51Catch Basin E7 and+50, LT. Str. No. 50Inlet B15 and+50, LT. Str. No. 49Inlet B15 and+50, RT. Str. No. 48Catch Basin E7 and+50, LT. Str. No. 47Inlet B15 and33 LFT of 12" Pipe Req'd.40 LFT of 12" Pipe Req'd.100 LFT of 12" Pipe Req'd.100 LFT of 12" Pipe Req'd.100 LFT of 12" Pipe Req'd.5'26+50 End
Pvmt. Taper, Rt.+50.0050.0'F19'19'8'5'
10'10'14+50.0035.0'Temp. R/W forLawn Grading35' R/W+PT(02.36)35.0'35' R/WHORIZONTAL SCALEBRIDGE FILEDESIGNATIONSHEETSofPROJECTCONTRACTSURVEY BOOK RECOMMENDEDFOR APPROVALDESIGN ENGINEERDATECHECKED:DRAWN:CHECKED:DESIGNED:INDIANADEPARTMENT OF TRANSPORTATION2100022R-441152100022---ELECTRONICVERTICAL SCALELEGENDDLZ INDIANA, LLCLDZC
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BMSDate: Oct 01, 2024, 11:26amFile: X:\Projects\2022\2261\287350 SouthBend Bendix D\01_ConstDocs\CAD\Dwg\2873PP16.dwg Model Tab: Plan Set
MJGMJGTH711" = 20'1" = 5'PLAN AND PROFILELINE 'PR-B' - BENDIX DRIVENOTES1.Line 'PR-B' to be Constructed.2.All Topography Described From Line 'B' Unless OtherwiseNoted.3.All R/W Described From Line 'PR-B' Unless Otherwise Noted.4.For Conduit Plan, See Sheet Nos. 40 to 42.Concrete Sidewalk, 4"FConstruction Limits5Integral Concrete Curb14Seed Mixture Type U with 4" of Topsoil26Pavement, Remove73BQC-QA PCCP, 9.5", on6" Dense Graded Subbase, on Subgrade Treatment, Type IBC31N=E=1022353120.896156895.0335/8" REBAR w/ DLZ CAPELEV. = 763.65' (NAVD88)O.P.O.T. STA. 66+61.60, LINE 'B', 38.33' RT.Bendix Dr.No ParkingTTelephone Riser82.3'Az=236°47.1'Az=348°TBM 'C'ELEV = 764.43' (NAVD88)MAG SPIKE SET ON WEST SIDE OF POWER POLE ON EAST SIDE OF BENDIXAPPROX. 774' SOUTH OF LATHROP ST. AND APPROX. 94' WEST (ACROSSBENDIX) OF FENCE SURROUNDING AIRPORT.Monument, D98Relocate (By Others)89Protect70Handhole, Adjust to Grade88Sign, Sheet, and Supports, Remove5820174AEdge of Traveled Way4DTemp. R/W For PavementRemoval and Lawn GradingTemp. R/W For PavementRemoval and Lawn Grading44AChicago South Shore & South Bend Railroad Easement+50 PL (19.00')+PC (97.64) 35'
P.I. 69+18.50 'B'Δ=00°06'49" Rt.No Curve Run70+0071+0075+00P.C. 70+13.96 'PR-B'Line EquationP.T. & P.O.E. 71+22.22 'PR-B'Back=P.O.T. 71+22.22 'B' Ahead69+0070+00
71+00
72+00
73+00
74+00
75+00GASHHFOHHHHHHGASHHFO HHTRGASFOHHHHHHTRTRHHTRSTSTSTSTWP.I. 70+68.10 'PR-B'=P.O.T. 70+68.08 'B'LINE 'B'N00°27'21"WCURVE DATAPI = 70+68.10 'PR-B' LT.Δ = 0° 53' 11"R = 7000.00'T = 54.14'L = 108.28'E = 0.21'SE = N.C.SEC. 33, T38N, R2EGERMAN TOWNSHIPST. JOSEPH COUNTYSEC. 34, T38N, R2EPORTAGE TOWNSHIPST. JOSEPH COUNTYSEC. 28, T38N, R2EGERMAN TOWNSHIPST. JOSEPH COUNTYSEC. 27, T38N, R2EGERMAN TOWNSHIPST. JOSEPH COUNTYGATEWAY PLAZAREAL ESTATE, LLCLOT 1ST. JOSEPH COUNTYAIRPORT AUTHORITYSLATER & STATE OFCA PUBLIC EMPLOYERSRETIREMENT SYSTEMST. JOSEPH COUNTYAIRPORT AUTHORITYGATEWAY PARK MINOR SUBDIVISION+71.8,155.8' Guy Anchor
+80.4,155.5' PWP+79.8,146.0' Guy Anchor
+42.7,109.8' Bus Sign
+47.2,98.4' Hydrant
+43.2,93.2' Water SO
+27.2,89.2' Sign
+46.4,87.9' Water MH
+13.5,85.7' Pullbox
+86.7,78.1' PWP
+91.5,75.1' Pullbox
+51.0,71.6' Manhole
+82.5,70.2' Bus Sign
+02.4,70.0' Pullbox
+04.1,74.0' Sign
+53.8,69.2' Inlet
+45.3,65.1' PWP
+38.9,61.4' Storm MH
+74.1,59.0' Traf MH
+58.7,57.0' Elect Ped
+78.1,57.0' Light/PWP
+52.1,53.4' FO Manhole+54.1,53.1' Gas Mrkr
+48.6,53.1' Inlet
+75.2,52.5' Guy Pole
+61.5,52.3' Traf MH
+70.1,49.2' Tele Ped
+72.6,45.9' Handhole
+72.7,44.1' Inlet
+67.8,42.7' PWP
+83.3,42.1' PWP
+47.3,38.8' PWP+48.8,38.5' 40mph Sign
+49.6,37.5' Traf MH
+19.6,36.5' Guy Anchor+14.7,36.2' Guy Anchor
+95.6,35.0' Sign
+65.6,34.8' Manhole
+82.9,33.6' Sign+81.2,33.6' PWP
+81.4,2.9' Water SO
+77.7,1.6' Pullbox
+42.7,1.2' Pullbox
+43.7,4.6' Storm MH
+13.8,5.4' Valve Box
+56.8,23.9' Gas Meter
+11.9,29.6' Inlet
+61.8,29.6' Storm MH
+30.9,30.4' TBM 'B'+31.6,31.0' PWP
+55.8,31.8' Gas Mrkr
+08.5,32.6' Sign
+94.2,32.9' Handhole
+64.2,33.1' FO Manhole
+99.7,33.3' 40mph Sign
+79.3,33.4' Storm MH
+49.4,33.5' Sign
+62.8,34.5' Inlet
+89.4,36.6' Gas Mrkr
+61.2,42.8' TBM 'A'
+77.7,43.6' Inlet
+77.8,46.3' PWP
+60.0,63.1' Gas SO
+56.1,66.4' Sign
+29.2,64.2' Pullbox
+50.7,77.9' Gas SO
+17.1,87.6' Pullbox
+38.6,91.3' Gas SO
+86.3,92.1' Handhole
+86.4,95.5' Mtl Post
+85.1,96.8' Light/PWP+85.6,109.0' Guy Anchor N00°27'21"WN00°25'50"EGrassConcGrassSign
Si
g
n
Sign
ConcConcConcSection LineSection LineExist. R/W & App. PLExist. R/W & App. PLExist. R/W & App. PLExist. R/W & App. PL16.5' Easement5' Non-Access EasementF141414141414111414DB19'19'
19'30'
8'75BExist. R/W & App. PL
Exist. R/W & App. PL 2626262626BENDIX DRIVELATHROP STREET
Exist. R/W & App. PL
Exist. R/W & App. PL55
5102+00103+00104+00 35' R/WR/W+RW(61.33) 'B'50.0'+10.0 'S-2-B'30.0'+00.0PL(33.07')+50.0 'B'55.0'+50.0 'S-2-B'PL(40.17')5LINE 'S-2-B'FOR CONTINUATION,SEE SHEET NO. 3498989899892973737329292929292930282830302829582828705858+50, LT. Str. No. 56Inlet B15 and+00, RT. Str. No. 58Catch Basin E7 and+00, LT. Str. No. 59Inlet B15 and+50, LT. Str. No. 55Inlet B15 and+50, RT. Str. No. 54Catch Basin E7 and41 LFT of 12" Pipe Req'd.48 LFT of 12" Pipe Req'd.59 LFT of 15" Pipe Req'd.100 LFT of 12" Pipe Req'd.58LINE 'PR-B'P.O.T. 72+13.56 'PR-B'=P.O.T. 103+44.55 'S-2-B'P.I. 103+50.00 'S-2-B'Δ=00°02'07" Lt.No Curve Run5'268'5'CRCR262629N00°34'10"W19'19'F5+38.9, 61.4' Lt. Str. No. 106Casting, Manhole, Adjust to Grade26+64.2, 33.1' Rt. Str. No. 105ACasting, Manhole, Adjust to Grade29+40.0 'B'35.0'5'8'Temp. R/W forLawn Grading7050' R50' R50' R50' RTemp. R/W forLawn Grading andSign Removal+PC(13.96)35.0'+PC(13.96)50.0'+PT(22.22)35.0'+PT(22.22)50.0'35' R/W35' R/WProfile GradeExisting Ground74074575075576076577077574074575075576076577077569+0070+0071+0072+0073+0074+00Profile GradeExisting Ground765.50764.8765.62765.0765.75765.2765.87765.4765.97765.5766.06765.7766.14765.8
766.20
765.9
766.24
766.0
766.27
766.1
766.29
766.2
766.29
766.2
766.28
766.2
766.26
766.3
766.22
766.2
766.16
766.2
766.09
765.9
766.01
765.6
765.91
765.5
765.80
765.4
765.68
765.4 P.V.I. @ 72+00.00ELEV. = 767.00V.C. = 500'-0.65%+0.50%Inv. 12" E = 760.51Inv. 12" N = 757.30Str. No. 55+50, LT.100 LFT of 12" Pipe @ 0.30%Inv. 12" S = 757.60Str. No. 56+50, LT.59 LFT of 15" Pipe @ 1.27%Inv. 12" E = 761.08Inv. 12" N = 758.85Inv. 15" S = 758.35Str. No. 59+00, LT.211 LFT of 12" Pipe @ 0.36%V.P.O.C. 72+13.58 "B"Elev. 766.28HORIZONTAL SCALEBRIDGE FILEDESIGNATIONSHEETSofPROJECTCONTRACTSURVEY BOOK RECOMMENDEDFOR APPROVALDESIGN ENGINEERDATECHECKED:DRAWN:CHECKED:DESIGNED:INDIANADEPARTMENT OF TRANSPORTATION2100022R-441152100022---ELECTRONICVERTICAL SCALELDZC
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BMSDate: Oct 01, 2024, 11:27amFile: X:\Projects\2022\2261\287350 SouthBend Bendix D\01_ConstDocs\CAD\Dwg\2873PP17.dwg Model Tab: Plan Set
MJGMJGTH711" = 20'PLAN AND PROFILELINE 'PR-B' AND LINE 'B' - BENDIX DRIVENOTES1.Line 'PR-B' to be Constructed.2.All Topography Described From Line 'B' Unless OtherwiseNoted.3.All R/W Described From Line 'PR-B' Unless Otherwise Noted.4.For Line 'S-1-B' Geometrics, See Sheet No. 34.5.For Conduit Plan, See Sheet Nos. 40 to 42.Concrete Sidewalk, 4"FConstruction Limits5Sawcut11Integral Concrete Curb14Seed Mixture Type U with 4" of Topsoil26Pavement, Remove73BQC-QA PCCP, 9.5", on6" Dense Graded Subbase, on Subgrade Treatment, Type IBC32N=E=1012353627.793156892.39Rebar FoundELEV. = 766.23' (NAVD88)O.P.O.T. STA. 71+68.58, LINE 'B', 40.23' RT.Bendix Dr.Lathrop St.Right TurnCurb InletStorm ManholeST20.3'Az=199°9.8'Az=20°12.7'Az=327°TBM 'A'ELEV = 766.82' (NAVD88)MAG SPIKE SET ON WEST SIDE OF POWER POLE ON EAST SIDE OF BENDIXAT SE CORNER OF INTERSECTION OF BENDIX WITH LATHROP.ASSUMED TO BE ON UNSHOT POWER POLE.TBM 'B'ELEV = 766.75' (NAVD88)MAG SPIKE SET ON WEST SIDE OF POWER POLE ON EAST SIDE OF BENDIXAPPROX. 266' SOUTH OF LATHROP ST. AND APPROX. 99' WEST (ACROSSBENDIX) OF FENCE SURROUNDING AIRPORT.Monument, D98Monument, Section Corner99Relocate (By Others)89Inlet, Remove28Pipe, Remove29Manhole, Remove30Protect70Sidewalk, Remove75Curb Ramp, ConcreteCRSign, Sheet, and Supports, Remove58NOTE TO REVIEWER:EXISTING POWER POLE ISWITHIN THE CLEAR ZONE ANDWILL REQUIRE A LEVEL TWODESIGN EXCEPTION IF THEPOLE IS NOT RELOCATED.LEGENDDPCCP for Approaches, 9.5", on6" Dense Graded Subbase, on Subgrade Treatment, Type IBC2018Temp. R/W For PavementRemoval and Lawn GradingEdge of Traveled WayEdge of Traveled Way 44A4EChicago South Shore & South Bend Railroad EasementElectric Transmission andDistribution Easement+PL (43.29) PL (34.41')+PL (80.04) 'S-2-B' PL (40.17')+PL (01.56) PL (12.01')+RW (61.46)50'21
71+00 72+00 73+00
GASHHFOHHHHHHHHHHGASHHFOHHTRGASFOHHHHHHTRTRHHSTSTSTSTWLINE 'B'SEC. 33, T38N, R2EGERMAN TOWNSHIPST. JOSEPH COUNTYSEC. 34, T38N, R2EPORTAGE TOWNSHIPST. JOSEPH COUNTYSEC. 28, T38N, R2EGERMAN TOWNSHIPST. JOSEPH COUNTYSEC. 27, T38N, R2EGERMAN TOWNSHIPST. JOSEPH COUNTYGATEWAY PLAZAREAL ESTATE, LLCLOT 1ST. JOSEPH COUNTYAIRPORT AUTHORITYSLATER & STATE OFCA PUBLIC EMPLOYERSRETIREMENT SYSTEMST. JOSEPH COUNTYAIRPORT AUTHORITYGATEWAY PARK MINOR SUBDIVISIONGrassConcGrassSign
SignConcSection LineSection LineExist. R/W & App. PL
Exist. R/W & App. PL Exist. R/W & App. PL16.5' Easement
Exist. R/W & App. PLExist. R/W & App. PLExist. R/W & App. PLR/
W+RW(61.33) 'B'50.0'+10.030.0'5LINE 'S-2-B'72+00 73+00
P.O.E. 107+00.00 'S-2-B'P.I. 103+50.00 'S-2-B'̉Δ=00°02'07" Lt.No Curve Run102+00103+00
104+00
105+00
106+00+50.0 'B'55.0'+05.030.0'+05.0PL(20.00')30' R/WR/W262626Exist. R/W & App. PLBB73B5N89°32'57"EN89°30'50"EMR1414141414551119.5'21.5'
20'20'
2'P25' IncidentalConstructionfor PavementTransitionEND CONSTRUCTIONP.O.T. 105+75.00 'S-2-B'25.5'
+75.00
+00.00 BEGIN CONSTRUCTIONP.O.T. 104+24.51 'S-2-B'737373BConcConcAsph70FOR CONTINUATION,SEE SHEET NO. 32FOR CONTINUATION,SEE SHEET NO. 325' Non-AccessEasementBENDIX DRIVE
LATHROP STREET+02.8,86.9' Comm Sign+91.0,86.5' Comm Sign
+23.0,59.3' FO Marker
+98.6,59.1' Elect HH+01.8,54.2' PWP#J184-145+92.3,47.9' Traf MH
+07.7,46.4' Gas Shutoff
+87.5,45.2' Elect Ped+69.7,42.7' Elect Ped+91.4,40.5' Gas Marker+91.2,38.5' FO Manhole+72.9,37.4' Manhole
+22.4,37.1' Gas Shutoff
+91.5,35.1' Inlet+46.1,33.6' Hydrant+56.7,32.9' Water MH+51.4,29.6' Water Valve-SO+34.8,29.2' Bus Sign
+63.7,27.8' 24" Tree
+83.2,25.3' Storm MH
+35.9,25.0' Gas Shutoff
+51.2,24.2' Elect HH
+08.8,15.6' Traf Pullbox
+32.1,3.5' Traf Pullbox
+58.8,0.1' Traf Pullbox+74.6,11.2' Traf Pullbox+69.4,22.1' Traf Pullbox
+49.1,26.0' Elect HH
+40.0,27.2' Post
+36.6,27.3' Elect HH
+12.0,27.7' Light/PWP
+73.3,27.7' Guy Anchor
+57.7,27.8' Guy Anchor
+53.5,28.0' Guy Anchor
+65.9,28.2' Guy Anchor
+41.3,28.5' Light/PWP
+36.7,28.8' FO Marker
+74.3,31.1' Bus Sign
+41.7,32.1' Water Valve-SO
+89.0,33.1' PWP+98.6,33.8' Guy Anchor
+77.9,34.2' Storm MH
+87.5,35.4' Light/PWP
+88.1,35.8' Inlet
+92.1,38.4' Guy Pole+85.6,39.4' Traf MH+00.5,40.9' Inlet+88.7,41.8' Guy Anchor+95.3,43.4' Elect Ped
+87.3,52.4' TBM 'A'
+68.4,56.8' Gas Meter
+10.9,57.5' Comm Sign
+76.4,57.7' Gas Marker
+07.1,63.9' Traf MH
+78.0,64.2' Rt Turn Sign
+69.3,67.0' 8" Tree
+43.4,70.8' Traf Pullbox
+90.4,77.6' 8" Tree+04.6,84.4' 8" Tree+55.1,86.1' Comm Sign
+74.2,98.4' Inlet+77.5,80.6' Elect HH
+81.2,75.8' Gas Marker
+42.9,64.1' Traf Pullbox
+79.0,49.2' Inlet
+74.1,48.2' Storm MH
+49.2,30.1' Storm MH
+50.0,0.3' Valve BoxP.O.T. 103+44.55 'S-2-B'=P.O.T. 72+13.56 'B'146' Incidental Construction for Restriping+50.00101+04.00
CRCR26261125.5'+50.0PL(40.17')Exist. R/W & App. PL 102+50.0Street ApproachReq'd. W=51.0'R=50'/50'50' R50' R50' R50' RProfile GradeExisting Ground740745750755760765770775740745750755760765770775101+50102+00103+00104+00105+00106+00106+50Profile GradeExisting Ground764.9764.9765.0765.2765.36765.4765.57765.6765.82765.8
766.07
766.1
765.81
765.8
765.44
765.1
765.00
764.4
764.29
763.7
763.52
763.0
762.74
762.3
761.97
761.7
761.20
761.1
760.51
760.5
759.99
760.0
759.5
759.1 +1.00%-1.50%+0.76%-3.09%-1.97%P.V.I. @ 104+25.00ELEV. = 765.06V.C. = 30'P.V.I. @ 102+50.00ELEV. = 765.36NO V.C.P.V.I. @ 103+44.55ELEV. = 766.27NO V.C.25' IncidentalConstructionfor PavementTransition+75.00
+00.00 END CONSTRUCTIONP.O.T. 105+75.00 'S-2-B'ELEV. = 760.52BEGIN CONSTRUCTIONP.O.T. 104+24.51 'S-2-B'ELEV. = 765.01+00.00Elev = 759.99HORIZONTAL SCALEBRIDGE FILEDESIGNATIONSHEETSofPROJECTCONTRACTSURVEY BOOK RECOMMENDEDFOR APPROVALDESIGN ENGINEERDATECHECKED:DRAWN:CHECKED:DESIGNED:INDIANADEPARTMENT OF TRANSPORTATION2100022R-441152100022---ELECTRONICVERTICAL SCALELEGENDLDZC
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BMSDate: Oct 01, 2024, 11:28amFile: X:\Projects\2022\2261\287350 SouthBend Bendix D\01_ConstDocs\CAD\Dwg\2873PP30.dwg Model Tab: Plan Set
MJGMJGTH711" = 20'1" = 5'PLAN AND PROFILELINE 'S-2-B' - LATHROP STREETNOTES1.Line 'S-2-B' to be Constructed.2.All Topography Described From Line 'S-2-B' Unless OtherwiseNoted.3.All R/W Described From Line 'S-2-B' Unless Otherwise Noted.4.For Line 'PR-B' Geometrics, See Sheet No. 32.5.For Conduit Plan, See Sheet Nos. 40 to 42.Concrete Sidewalk, 4"FConstruction Limits5Sawcut11Integral Concrete Curb14Seed Mixture Type U with 4" of Topsoil26Pipe, Remove29Pavement, Remove73BQC-QA PCCP, 9.5", on6" Dense Graded Subbase, on Subgrade Treatment, Type IBC34N=E=1012353627.793156892.39Rebar FoundELEV. = 766.23' (NAVD88)O.P.O.T. STA. 71+68.58, LINE 'B', 40.23' RT.Bendix Dr.Lathrop St.Right TurnCurb InletStorm ManholeST20.3'Az=199°9.8'Az=20°12.7'Az=327°Protect70Milling, Asphalt, 1.5"M165#/SYD QC/QA HMA, 3, 70, Surface, 9.5 mm RCurb Ramp, ConcreteCRPHMA Patching Full Depth, Type C to be:(165#/SYD HMA Surface, Type C, on330#/SYD HMA Intermediate, Type C, on550#/SYD HMA Base, Type C), on6" Compacted Aggregate, No. 53, onSubgrade Treatment, Type IBDPCCP for Approaches, 9.5", on6" Dense Graded Subbase, on Subgrade Treatment, Type IBC20204E44ATemp. R/W For PavementRemoval and Lawn GradingEdge of Traveled WayEdge of Traveled Way
Electric Transmission andDistribution Easement20FOR CONTINUATION,SEE SHEET NO. 19+PL (43.29) 'B' PL (34.41')+PL (80.04) PL (40.17')+40 PR-B 35'+RW(61.33) 'B'50'+PL (01.56) 'B' PL (12.01')+05 PL (12.00')
BOARD OF PUBLIC WORKS AGENDA ITEM REVIEW REQUEST FORM
Date 6/16/2026
Name Leslie Biek, PE Department PW
BPW Date 6/23/2026 Phone Extension 9323
Review and Approval Required Prior to Submittal to Board
Diversity Compliance
and Inclusion Officer Officer Name
BPW Attorney Attorney Name Michael Schmidt
Dept. Attorney Attorney Name
Purchasing
Check the Appropriate Item Type – Required for All Submissions
Professional Services Agreement Contract Proposal Open Market Contract Amendment/Addendum Special Purchase, QPA Bid Opening Bid Award Req. to Advertise Title Sheet Quote Opening Quote Award Reject Bids/Quotes Proposal Opening C/O & PCA No. PCA
Chg. Order, No. Traffic Control Resolution Other: Ease./Encroach
Required Information
Company or Vendor Name
New Vendor Yes If Yes, Approved by Purchasing
No
MBE/WBE Contractor MBE WBE Completed E-Verify Form Attached Yes No Project Name Bendix Ph 2 Improvements from Lathrop to Voorde
Project Number 121-047; Des # 2100022; PROJ 338
Funding Source
Account No.
Amount
Terms of Contract
Purpose/Description Resolution 22-2026 Purchase of Real Property Located at 2950 Lathrop St.
For Change Orders Only
Amount of Increase Decrease
$
($ ) Previous Amount $
Current Percent of Change:
Increase
Decrease
%
( %)
New Amount $
Total Percent of Change:
Increase
Decrease
%
( %)
Time Extension Amount: New Completion Date: