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Home My WebLink AboutRezoning - 1615 Portage AvenueORDINANCE No. s~o, ~_ Passed by the Common Council of the Ciry of South Bend, Indiana January 28, Attest: Attest: 20 02 Presented by me to the Mayor of the City of South Bend, Indiana ~a~uat3%3~- 20 ~2 Ciry Clerk President of Common Cozzncil Ciry Clerk Approved and signed by me January 30, 20 02 ~~~,~~,~``~s"l Mme, ORDINANCE NO. ~~ I AN ORDINANCE AMENDING THE ZONING ORDINANCE FOR THE CITY OF SOUTH BEND, INDIANA, AS AMENDED FOR PROPERTY LOCATED AT 1615 PORTAGE AVENUE IN THE CITY OF SOUTH BEND, INDIANA. BE IT ORDAINED BY THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA: SECTION I. ORDINANCE NO. 4990-68, AS AMENDED, WHICH ORDINANCE IS COMMONLY KNOWN AS THE ZONING ORDINANCE OF THE CITY OF SOUTH BEND, INDIANA, BE AND THE SAME HEREBY IS AMENDED IN ORDER THAT THE ZONING CLASSIFICATION OF THE FOLLOWING DESCRIBED REAL ESTATE IN THE CITY OF SOUTH BEND, ST. JOSEPH COUNTY, STATE OF INDIANA: PARCEL I. THAT PART OF THE SOUTHWEST QUARTER OF SECTION 35, TOWNSHIP 38 NORTH, RANGE 2 EAST, PORTAGE TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: LOTS 7 THROUGH 20 AND THE VACATED 14 FT. WIDE ALLEY ADJACENT TO SAID LOTS, ALL AS BEING SHOWN ON THE PLAT OF "MORRIS PARK ADDITION" AS RECORDED IN THE RECORDS OF THE ST. JOSEPH COUNTY, INDIANA RECORDER'S OFFICE. CONTAINING 1.68 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. BE AND THE SAME IS HEREBY ESTABLISHED AS "C" COMMERCIAL, "A" HEIGHT & AREA SECTION II. THIS ORDINANCE SHALL BE IN FULL FORCE AND EFFECT FROM AND AFTER ITS PASSAGE BY THE COMMON COUNCIL, APPROVAL BY THE MAYOR, AND LEGAL PUBLICATION. O' ` MEMBER OF THE 1 st READING I ~_\L'~~ PUBLIC HEARING ~-~'.~Z 3 rd READING ~- Z$- ~Z NOT APPROVED REfERRED~/~~~p- 1~~1L~~ COUNCIL F~I~d to Clerk's ®ffice ~y .. ~ ~~t)~~ u ~ ~~~~ E LOfitEtTAd. DUD,9 Cl7Y CL~ 130. k3~l~, (?J PA$S~D ` -Z ~' ~ ~- COMMITTEE REPORT TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND: Your Committee of the Whole, to whom was referred: BILL NO. 115-01 PUBLIC HEARING ON A BILL AMENDING THE ZONING ORDINANCE FOR THE CITY OF SOUTH BEND, INDIANA, AS AMENDED FOR PROPERTY LOCATED AT 1615 PORTAGE AVENUE IN THE CITY OF SOUTH BEND, INDIANA Respectfully report that they have examined the matter and that in their opinion, this bill is being recommended to the full Council with a favorable recommendation. Karl King Chairman DATE FILED DATE RECEIVED BY AREA PLAN COMMISSION APPLICATION N0. I (WE) THE UNDERSIGNED MAKE APPLICATION TO THE COMMON COUNCIL OF THE CITY OF SOUTH BEND, INDIANA TO AMEND THE ZONING ORDINANCE AS HEREIN REQUESTED. 1). THE PROPERTY SOUGHT TO 1615 PORTAGE AVENUE SOUTH BEND, INDIANA BE REZONED IS LOCATED AT: 46628 2). NAME AND ADDRESS OF PROPERTY OWNER(S) OF THE PETITION SITE: PULLMAN BANK & TRUST COMPANY 3930 EDISON LAKES PARKWAY MISHAWAKA, INDIANA 46545 PHONE NUMBER (219) 273-4444. 3).NAME AND ADDRESS OF CONTINGENT PURCHASER(S), IF APPLICABLE: N.A. 4). IT IS DESIRED AND REQUESTED THAT THIS PROPERTY BE REZONED FROM "C-1" COMMERCIAL, "A" HEIGHT & AREA TO "C" COMMERCIAL, "A" HEIGHT & AREA 5). THIS REZONING IS REQUESTED TO ALLOW THE FOLLOWING USE(S): A). FAMILY VIDEO SALES & RENTAL FACILITY. 6). ATTACHED IS A COPY OF (A) LEGAL DESCRIPTION OF THE PROPERTY; (B) A LIST OF NAMES AND ADDRESSES OF ALL PROPERTY OWNERS AND THE TAX KEY NUMBERS FOR ALL PROPERTIES WITHIN 300 FEET OF THE PETITION PROPERTY; (C) SIX (6) SITE PLANS; AND (D) ADDRESSED, STAMPED ENVELOPES FOR ALL PROPERTY OWNERS WITHIN 300 FEET OF THE PETITION PROPERTY. 7). BY SIGNING THIS PETITION, I AND ANY CONTINGENT PURCHASER UNDERSTAND THAT IF THE COUNCIL APPROVES THIS PETITION TO REZONE, IT MAY BE APPROVED SUBJECT TO THE SUBMITTAL OF A FINAL SITE PLAN. A FINAL SITE PLAN MUST BE SUBMITTED TO AND APPROVED BY THE AREA PLAN COMMISSION WITHIN ONE (1) YEAR OF THE COUNCIL'S ACTION. IN ADDITION, A BUILDING PERMIT MUST BE ISSUED FOR THE USE INDICATED ON THE PETITION WITHIN ONE YEAR FOLLOWING THE APPROVAL OF THE FINAL SITE PLAN. FAILURE TO SUBMIT A FINAL SITE PLAN OR OBTAIN A BUILDING PERMIT WITHIN THE SPECIFIED TIME PERIOD, CAUSES THE ZONING OF THE PETITIONED PROPERTY TO REVERT TO THE INITIAL ZONING CLASSIFICATION. UNDER CERTAIN CONDITIONS, A TIME EXTENSION ON THE SUBMITT OF THE FINAL SITE PLAN MAY BE REQUESTED. ~~~/ SIGNED, ~ REPRESENTATIVE FOR PULLMAN BANK & TRUST COMPANY PETITIONED PREPARED BY AND CONTACT PERSON: DANCH, HARNER & ASSOCIATES 2422 VIRIDIAN DRIVE, SUITE 201 SOUTH BEND, INDIANA 46628 PHONE NUMBER (219)-234-4003 PAUL E. ZEDIKER Sr. Vice President Fled in ~l~r~'~ ~1$ic~ ~'~~~~ ~J ~ ~o~ p l0}1~TTAJ. DUDF, - t crtr c~.~, ~o. a~'c• ~~ a, LEGAL DESCRIPTION THAT PART OF THE SOUTHWEST QUARTER OF SECTION 35, TOWNSHIP 38 NORTH, RANGE 2 EAST, PORTAGE TOWNSHIP, CITY OF SOUTH BEND, ST. JOSEPH COUNTY, INDIANA WHICH IS DESCRIBED AS: LOTS 7 THROUGH 20 AND THE VACATED 14 FT. WIDE ALLEY ADJACENT TO SAID LOTS, ALL AS BEING SHOWN ON THE PLAT OF "MORRIS PARK ADDITION" AS RECORDED IN THE RECORDS OF THE ST. JOSEPH COUNTY, INDIANA RECORDER'S OFFICE. CONTAINING 1.68 ACRES MORE OR LESS. SUBJECT TO ALL LEGAL HIGHWAYS, EASEMENTS AND RESTRICTIONS OF RECORD. .~. FIIed In Cierk`~ ®fif6c~ `~ ~!~ U ~ 200 `r _.. LOSI€tTTA J. CU~Y.9 CS?lf Cl.~!'.t, i~0. ~~. i~ ~. ~-~ Uanch, i-/arner ~ ~1 ssociates, Inc. MICHAEL J. DANCH, L.A. RON HARNER, P.S. DANIEL W. AKIN, P.E., L.S. Land Surveyors Professional Engineers Landscape Architects Land Planners Honorable Members of the City of November 6, 2001 South Bend Common Council 4th Floor County-City Building South Bend, Indiana 46601 RE: Rezoning Petition for Pullman Bank & Trust Company for property at 1615 Portage Avenue, South Bend, Indiana: Dear Council Members: Our clients are requesting the Rezoning of their property at 1615 Portage Avenue, South Bend, Indiana to allow for the construction of a Family Video Sales and Rental facility. The existing Bank building, which has been vacant for the past several years, is proposed to be removed to make room for the new facility which will be oriented towards Portage Avenue. The new building will have extensive landscaping added to create a buffer between the proposed commercial use and the existing residential neighborhood to the north and west of the site. Our clients believe the proposed facility will be an acceptable reuse of a vacant commercial parcel and will compliment other existing mixed commercial uses for this Portage Avenue neighborhood. If you have any questions concerning this matter, please feel free to give me a call at 234-4003. File # 010455 Lewp Md Disk # 125 1~=iled In C1®rk'~ ®ffiC~ ~~~~~ ~ ~ ~~~11 i -=-.~5~~_-_... j~ ~f: M.tt~ ~M ~' i. .t .. ., ~~... ..... lDn 2422 Vridian Drive, Suite 201 ^ South Bend, IN 46628 208 West Mars Berrien Springs, MI 49103 office 219/234-4003 ^ 800/594-4003 ^ Fax 219/234-4119 office 6161471-3010 ^ Fax 616/471-7237 riicnael ~ . uancn President Danch, Harner & Associates, Inc. Property Owners within 300' Arlene Taylor 1417 King St. South Bend, 1N. 46628 Tax Key # 18 2159 5863 Michael John Regan 1122 Windy Bluff Dr. Clermont, FL. Tax Key # 18 2159 5862 Joseph A. and H.I. Pilger 1522 Bulla Ave. South Bend, IN. 46628 Tax Key # 18 2159 5861 John Edward and Helen T. Bartoszek 1518 Bulla St. South Bend, IN. 46628 Tax Key # 18 2159 5860 James C. and Etal Borden 1222 White Oak Dr. South Bend, IN. 46617 Tax Key # 18 2182 6791 Chunye H. Kravig 25967 State Road 2 South Bend, ]N. 46619 Tax Key # 18 2182 6797 OC Properties LLC. P.O. Box 50 Osceola, IN. 46561 Tax Key # 18 2182 6793 Tony Magaldi 3918 Harrison Creek Ct Mishawaka, IN. 46544 Tax Key # 18 2165 6027 Jeffrey and Sarah Cox 1250 Queen St. South Bend, IN. 46616 Tax Key # 18 2165 6029 Saint Joseph's Care Group Inc. 801 E. Lasalle South Bend, IN. 46617 Tax Key # 18 2164 6009 Clark Courtney 1514 Bulla St. South Bend, IN. 46628 Tax Key # 18 2159 5859 Chunye H. Kravig 25967 State Rd. 2 South Bend, IN. 46619 Tax Key # 18 2182 6796 Roy R and Barbara Farmer 3333 S. 93rd Milwaukee, WI. 53201 Tax Key # 18 2182 6795 James E. Hendricks 2750 Miami St. South Bend, IN, 46614 Tax Key # 18 2182 6792 Richard K. and Louise E. Lauer 3450 Creekwater Lane South Bend, IN. 46635 Tax Key # 18 2165 6025 Lawrence W. & Merrie L. Dieckmann 1238 Queen St. South Bend, IN. 46616 Tax Key # 18 2165 6030 City of South Bend Tax Key # 18 2164 6007 Mark A. and Kathleen IV1. Lybazger 1517 Anderson St. ' South Bend, In. 46614 Tax Key # 18 2182 6790 Ray F. Mrozinski and Chunye H. Kravig 25967 State Road 2 South Bend, IN. 46619 Tax Key # 18 2182 679501 James C. Borden and Joan C. West 1222 White Oak Dr. South Bend, IN. 46617 Tax Key # 18 2182 6794 James W. and Leora J. Clazk 14595 E. Erie Rd. Albion, MI. 49224 Tax Key # 18 2165 6042 Dennis Howell 69599 Elm Rd. Bremen, IN. 46506 Tax Key # 18 2165 6026 James W. Clazk 14595 E. Erie Rd. Albion, MI. 49224 Tax Key # 18 2165 6045 Carole J. and Alexandrowicz Moats 1305 Queen St. South Bend, In .46616 Tax Key # 18 2164 6010 Charles E. Jr. and Frances M. Shamory RG. and Evelyn V. Cotton Edward L. and Chandra K. Antisdel 1301 Queen St. 1251 Queen St. 2395 W. Bertrand South Bend, IN. 46616 South Bend, IN. 46616 Niles, ML 49120 Tax Key # 18 2164 6011 Tax Key # 18 2164 6012 Tax Key # 18 2164 6013 Richard Edmond Landgraf Jr. Bobby and Beatrice Kelly Tony Nelund 53652 I-Tickory Ln. 1309 Prairie St. 128 Niles Ave. Elkhart, IN. 46514 Elkhart, IN. 46516 Mishawaka, IN. 46545 Tax Key # 18 2164 6000 Tax Key # 18 2164 6001 Tax Key # 18 2164 6002 Martin R and Lorraine C. Kopinski Charles and Iiildebrand Forester Bruce and Suzanne Merie Michaels 73 Beach Rd. 1250 Kinyon St. 53240 Catalina Ct. Hampton, VA. 23664 South Bend, IN. 46616 South Bend, IN. 46635 Tax Key # 18 2164 6003 Tax Key # 18 2164 6004 Tax Key # 18 2164 5999 Bruce and Suzamie Merie Michaels William E. Melton Marcheta J. Rembold 53240 Catalina Ct. 1251 Kinyon St. 1644 Portage Ave. South Bend, IN. 46635 South Bend, IN. 46616 South Bend, IN. 46616 Tax Key # 18 2164 5998 Tax Key # 18 2110 406001 Tax Key # 18 2110 4060 Richard M. and Marcheta J. Rembold Policarpio and Ramona Navarrette Christina M.Rairigh 1644 Portage 1648 Portage Ave. 1654 Portage Ave. South Bend, IN. 46616 South Bend, IN. 46616 South Bend, In. 46616 Tax Key # 18 2110 4059 Tax Key # 18 2110 405901 Tax Key # 18 2140 5230 Rex A. Sr. and Vicki A. Brown Kathleen A. Jaroszewski James C. and Dorathea M. Felder 1408 Kessler Pl. 1414 Kessler Pl. 1637 Portage Ave. South Bend, IN. 46616 South Bend, IN. 46616 South Bend, IN. 46616 Tax Key # 18 2140 5232 Tax Key # 18 2140 5231 Tax Key # 18 2180 6752 James C. and Doathea M. Felder John E. and Constance G. Jankowski Joseph B. and Jeanette L. Walker 2637 Portage Ave. 1641 Portage 1647 Portage Ave. South Bend, IN. 46616 South Bend, IN. 46616 South Bend, IN. 46616 Tax Key # 18 2180 6748 Tax Key # 18 2180 6744 Tax Key # 18 2180 6740 Michael T. and Cynthia M. Hayes Phillip J. and Michael T. Hayes Paul D. and Donna R Priebe 849 Webster Ave. 56082 Hoosier Ave. 1702 Anderson St. Chicago, IL. 60614 Mishawaka, IN. 46545 South Bend, IN. 46628 Tax Key # 18 2180 6737 Tax Key # 18 2180 6734 Tax Key # 18 2180 6747 Roland G. and Sharon Buscoe Donald John and Alesia Irene Brubaker Raymond Waldman 1416 Keller 1706 Anderson 1708 Anderson ~~ Banff IN. 46628 South Bend, IN. 46628 South Bend, IN. 46628 Tax Key # 18 2180 6733 Tax Key # 18 2180 6743 Tax Key # 18 2180 6739 Ray Lee Aldridge Lucille A. Hammes Lawrence S. and Vickie L. Pauwels 1715 Anderson St. 1927 New London Ct. 222 Bastogne South Bend, IN. 46615 South Bend, IN. 46637 Mishawaka, IN. 46545 Tax Key # 18 2180 6738 Tax Key # 18 2180 6732 Tax Key # 18 2180 6735 Michael P, and Catherine E. Coleman Earl R and Pauline D. Langwell Earl R and Pauline D. Langwell 1709 Anderson 1701 Anderson St. 1701 Anderson St. South Bend, IN. 46628 South Bend, IN. 46628 South Bend, IN. 46628 Tax Key # 18 2180 6742 Tax Key # 18 2180 6746 Tax Key # 18 2180 6750 Jackie C. and Roxann Ford 1710 Medora St. South Bend, IN. 46628 Tax Key # 18 2180 6741 Steven J. Moerlein 1701 Portage Ave. South Bend, IN. 46628 Tax Key # 18 2128 4780 Steve Skibins 1618 Medora St. South Bend, IN. 46628 Tax Key # 18 2181 6766 Kevin Anthony and Lee Hall 1606 Medora South Bend, IN. 46628 Tax Key # 18 2181 6781 James E. and Loretta M. Burnham 12833 Darlene Ct. Granger, IN. 46530 Tax Key # 18 21816756 Margie Dennard 1615 Anderson Ave. South Bend, IN. Tax Key # 18 2181 6777 El Buen Vecino Inc. 404 S. Walnut St. South Bend, IN. 46619 Tax Key # 18 2181 6787 Edith L. Becker Alma L. Klinedinst 1702 Medora St. 1706 Medora South Bend, 1N. 46628 South Bend, IN. 46628 Tax Key # 18 2180 6749 Tax Key # 18 2180 6745 Deanna M. Horvath Raymond E. Davis 1518 Kinyon 1622 Medora St. South Bend, 1N. 46628 South Bend, IN. 46628 Tax Key # 18 2181 6754 Tax Key # 18 2181 6763 Michael J. Wegner Andrew Yoder 1614 Medora 1610 Medora South Bend, IN. 46628 South Bend, IN. 46628 Tax Key # 18 2181 6771 Tax Key #18 2181 6776 James L. and Doris J. Clark Thomas A. Pennino 1017 Whiteoak Dr. 320 Ostemo Pl. South Bend, IN. 46617 South Bend, IN. 46617 Tax Key # 18 2181 6786 Tax Key # 18 2181 6755 Thomas M. Jr, and Elanine F. Abell Marilynn J. Maternowski 1502 Kinyon St. 726 Beale St. South Bend, IN 46628 South Bend, IN. 46616 Tax Key # 18 2181 6757 Tax Key # 18 2181 6767 Margie Dennard Suzanne M. Ornat 1615 Anderson Ave. 1605 Anderson Ave. South Bend,1N. 46628 South Bend, IN. 46628 Tax Key # 18 2181 6772 Tax Key # 18 2181 6782 Pullman Bank and Trust Company 3930 Edison Lakes Pkwy. Mishawaka, IN. 46545 Tax Key # 18 2181 6779 z Fated to CI®rk's ®fflce P~(~~~ ~ t X001 ------ W~A3TTA d Otmtf i~f Y Cl.~F18, ~ i:D, ~ l,- Area Plan Commission of St. Joseph County 1140 County-City Building 227 West Jefferson Blvd. South Bend, Indiana 46601 Robert W. Sante John W. Byorni Executive Director Assistant Director Phone 219 235-9571 Fax 219 235-9813 December 19, 2001 The Honorable Common Council City of South Bend County-City Bldg. - 4th Floor South Bend, IN 46601 RE: A pproposed ordinance and site development plan of Pullman Bank & Trust Company to zone from "C-1 Commercial, "A" Height and Area to "C" Commercial, "A" Height and Area, property located at 1615 Portage Avenue, City of South Bend - APC #2114-01 Dear Council Members: The above referenced ordinance and site development plan of Pullman Bank & Trust Company was legally advertised December 6, 2001. The Area Plan Commission at its public hearing on December 18, 2001, took the following action: . Upon a motion by John DeLee, bein seconded by Charlotte Sobel and unanimousl carried the Rropposed ordinance and site developwent plan of Pullman Bank & Trust Company to zone frrom C-1" Commercial, "A" Height and Area to "C" Commercial, "A" Height and Area, property located at 1615 Portage Avenue, City of South Bend is sent to the Common Council with a favorable recommendation, subject to a final site development plan. Since the previous rezoning was denied, this site has been vacant and continues to deteriorate. This rezoning would provide a retail facility that would be of service to the neighborhood. The deliberations of the Area Plan Commission and points considered in arriving at the above decision are shown in the minutes of the public heanng, and will be forwarded to you at a later date to be made a part of this report. Attached, for your consideration in the review of this matter, is a copy of the Area Plan Commission's Staff Report. Si e , obert W. Sante RWS:sr Attachment CC: Pullman Bank & Trust Company CC: Danch, Harner & Associates Filed in ~lerco's Office Qi;~ ~ ;> ~O~i LOFETTt! J. 6t1*J,`, C3TY CLLR , ~. t3~t3~, t~-'. Serving South Bend, Lakeville, New Carlisle, North Liberty, Osceola, Roseland and St. Joseph County, Indiana STAFF REPORT December 10, 2001 Pullman Bank & Trust COmAanv 2114-01 Location: 1615 Portage Avenue City of South Bend REQUESTED ACTION: The petitioners are requesting a zone change from "C-1" Commercial, "A" Height and Area to "C" Commercial, "A" Height and Area to allow a video sales and rental facility . EXISTING LAND USE: The property currently contians a vacant bank building. SURROUNDING LAND USE AND ZONING: Located to the north is an office and single-family homes zoned "B" Residential, "A" height and area and single-family homes zoned "A" Residential, "A" height and area; to the east are single-family homes, offices and a fire station zoned "B" Residential, "A" height and area and "C" Commercial, "D" height and area; to the south are commercial businesses zoned "C" Commercial, "D" height and area and a parking lot zoned "A" Residential, "A" height and area; and to the west are single-family homes zoned."A" Residential, "A" height and area. ACCESS: Access to the site is from Portage Avenue, Kinyon Street and Bulla St. WATER SOURCE/SEWAGE DISPOSAL: Water and sewer are available to the site. DRAINAGE: The drainage has been addressed by the petitioner. SITE DATA: The total site to be rezoned is 1.68 acres. Of that, the buildings will occupy 7,108 square feet, or 10 percent of the site; the parking and drives will occupy 33,796 square feet, or 46 percent of the site; and 32,277 square feet or 44 percent of the site will remain as open space. ENVIRONMENTAL DATA: A check of the Agency's maps indicates that no public wells, flood hazards, wetlands or ,environmental hazard areas are present. SITE PLAN: The site plan is preliminary. AGENCY COMMENTS: In 1996 this property was petitioned for a zone change from "C-1" Commercial to "C" Commercial to allow video sales and rental and sales. That petition was denied. PRELIMINARY STAFF RECOMMENDATION: Based on information available prior to the public hearing, the staff recommends that this petition be sent to the Common Council with a favorable recommendation, subject to a final site development plan. Since the previous rezoning was denied, this site has been vacant and continues to deteriorate. This rezoning BLVD. MARpUETTE 9S`• ~~1+ ~ o QV 3 o = ~ 9~ ~SS`~~ Q4 B`vo ~ ROSE v 0 c ST. KELLER ® ~o ~ m ° ~- 9y ~ I `-'J a ~ Q ~ ~. 10NYON ~• ° bNYON ST. o 4~ ° N C ~ pUEEN ST. g'i. BULLA ST. ° d r- o ~ ti o~ a ~ MC CARTNEY ~• ....... ° 0 o ~ ~ N ~' Q ~ IONG o ~'• 3 c 9~ ~ IONG y S'~• o ~ ~ o AVE. ELWOOD .e ,~O ~ o ° 019 ~~ 00~'~9 oa D ~ ~ ~~ ~ o o~ D ~ REZONING FROM: °C1 ° COMMERCIAL, "A" HEIGHT 8~ AREA, T0: "C° COMMERCIAL, "F" HEIGHT 8~ AREA N SOUTH BEND EXISTING ZONING APC # 2114-01 °A" RESIDENTIAL ~~ o ioo zoo aoo ~ "B" RESIDENTIAL D °C" COMMERCIAL ~~ Graphic Scale "C1 ° COMMERCIAL D °D° LIGHT INDUSTRIAL ~~ PETITION AREA ~ T ~~~} ,- ~ f.' _ _ { s ~_~` r~ ~r-`;- ! ~ ~ f t~4 ~~~ ~ >~~ a t _ _ '~ ~ Petition Area Looking West 1