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HomeMy WebLinkAbout06.21.22 PC Agenda Packet County-City Building 227 W. Jefferson Blvd. 1400S South Bend, IN 46601 (574) 235-7627 www.southbendin.gov/zoning City of South Bend PLAN COMMISSION Tim Corcoran Planning Director Angela Smith Zoning Administrator Scott Ford Commission President AGENDA Tuesday, June 21, 2022 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission PUBLIC HEARING: A. REZONINGS 1. Location: PROPERTY BOUND BY MCCARTNEY ST., KESSLER BLVD., AND KING ST. EXCEPT 1416 AND 1428 KESSLER PC#0102-22 Petitioner: TRANSFORMATION MINISTRIES INC Requested Action: Rezoning: From U1 Urban Neighborhood 1 and I Industrial to NC Neighborhood Center Variance(s): 1) from the 60% minimum transparency to 0% B. MAJOR SUBDIVISIONS - None for consideration C. TEXT AMENDMENTS - None for consideration D. DEVELOPMENT PLAN 1. A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING THE NEAR WEST SIDE NEIGHBORHOOD PLAN ITEMS NOT REQUIRING A PUBLIC HEARING: A. MINOR SUBDIVISIONS 1. Name: DEV 2122/28 STATE ROAD 23 MINOR SUBDIVISION PC#0094-22 Location: South Side of State Road 23 Approximately 200' Southwest of Ironwood Drive 2. Name: KINGDOM CAMPUS MINOR SUBDIVISION PC#0099-22 Location: NORTHEAST CORNER OF N. CUSHING STREET AND W. PIERCE STREET 3. Name: MUESSEL'S FIRST ADDITION, NEAR NORTHWEST NEIGHBORHOOD MINOR SUBDIVISION PC#0101-22 Location: East Side of N. Sherman Avenue Approximately 70' South of W. California Avenue B. FINDINGS OF FACT - None for consideration C. UPDATES FROM STAFF D. MINUTES E. ADJOURNMENT SOUTH BEND PLAN COMMISSION Page 1 of 5 Staff Report – PC#0102-22 June 21, 2022 Property Information Location: PROPERTY BOUND BY MCCARTNEY ST., KESSLER BLVD., AND KING ST. EXCEPT 1416 AND 1428 KESSLER Owner: TRANSFORMATION MINISTRIES INC and EXPANDED METAL COMPANY OF INDIANA LLC Requested Action Rezone from U1 Urban Neighborhood 1 and I Industrial to NC Neighborhood Center Variance(s): 1) from the 60% minimum transparency to 0% Project Summary Request to rezone the properties from U1 Urban Neighborhood 1 and I Industrial to NC Neighborhood Center to create a unified zoning for the development of the adjacent lot to the south. Location Map Recommendation Staff Recommendation: Based on the information available prior to the public hearing, the staff recommends the Commission approve the variance as request. The staff recommends the Commission forward the rezoning to the Common Council with a favorable recommendation, subject to providing a 15' setback on the west side of Lot 47. Staff Report -PC#0102-22 6/21/2022 SOUTH BEND PLAN COMMISSION Page 2 of 5 Proposed Site Plan Staff Report -PC#0102-22 6/21/2022 SOUTH BEND PLAN COMMISSION Page 3 of 5 Land Uses and Zoning: On site: On site is a vacant industrial building and several vacant lots. North: To the North across McCartney, are single-family homes zoned U1 Urban Neighborhood 1 East: To the east is a large industrial property zoned I Industrial District South: To the South, across King Street, is an industrial complex and single-family homes zoned I Industrial and U1 Urban Neighborhood 1 West: To the west are single-family homes zoned U1 Urban Neighborhood 1 District Intent: The NC District is established to promote higher intensity, urban neighborhood centers, typically located near the intersection of major streets, in core and outlying areas of the City that are well connected to surrounding neighborhoods. Site Plan Description: The proposed site plan includes the rehabilitation of the existing industrial buildings to a community center. Some minor building additions will be completed with the project. A parking lot and the associated drainage will be developed to the west of the existing building. Zoning and Land Use History and Trends: This area was developed as an industrial site that was served by the Coal Line Railroad. Historically, the south side of McCartney Street was occupied by small residential dwellings. These homes were acquired and demolished by the industrial users over the years in order to have a buffer between the heavy industrial use and the core of the neighborhood. Traffic and Transportation Considerations: McCartney Street and King Street are 2 lane roads with on-street parking. Agency Comments: There are no agency comments at this time. Staff Comments: The alleys on this block were recently vacated to facilitate the development. All zoning and engineering standards will need to be brought into conformance. Per State Law, the Plan Commission and Common Council shall pay reasonable regard to: 1. Comprehensive Plan: Policy Plan: The petition is consistent with City Plan (2006) Policy ED 1.2 Encourage the reuse of abandoned and underutilized land and structures. Land Use Plan: The future landuse plan shows this area as light industrial. Plan Implementation/Other Plans: There are no other plans for this area. Agency Comments Criteria for Decision Making Rezoning Site & Context Staff Report -PC#0102-22 6/21/2022 SOUTH BEND PLAN COMMISSION Page 4 of 5 2.Current Conditions and Character: The current character of the area is a mix of residential properties, vacant land and industrial uses in close proximity to a commercial corridor along Portage Avenue. 3.Most Desirable Use: The most desirable use is one that allows for the reuse of the building in a manner that is compatible with the surrounding residential area. 4.Conservation of Property Values: The proposed rezoning should not negatively impact the surrounding properties. Downzoning the portion of the site that is currently zoned I Industrial should help protect the use and value of the surrounding properties by limiting the intensity of the use. 5.Responsible Development and Growth: It is responsible growth and development to redevelop the existing building for a use that can serve the neighborhood and surrounding area. Variance(s) The petitioner is seeking the following variance(s): 1) from the 60% minimum transparency to 0% State statutes and the Zoning Ordinance require that certain standards must be met before a variance can be approved. The standards and their justifications are as follows: (1) The approval will not be injurious to the public health, safety, morals and general welfare of the community. The variance to reduce the amount of transparency in this location will not affect the health, safety or general welfare of the community. The site is isolated at the end of a dead-end street. The site is a former industrial building in which transparency wouldn't be required. (2) The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner. The change in transparency should not affect the use or value of the adjacent properties. The property is at the end of a dead-end street with the property immediately across from this building being zoned Industrial. (3) The strict application of the terms of this Chapter would result in practical difficulties in the use of the property. Strict application of the Ordinance would limit the interior use of the building and require windows that would overlook an industrial site. (4) The variance granted is the minimum necessary. This is an adaptive reuse of an industrial area. The portion of the building adjacent to the street will be the gym. The west side of the building will have improvements that incorporate more windows and activity. (5) The variance granted does not correct a hardship caused by a former or current owner of the property. The dead-end street and location across from industrial are hardships not created by the property owner. Commitments: There are no written commitments proposed for this property. Analysis & Recommendation Staff Report -PC#0102-22 6/21/2022 SOUTH BEND PLAN COMMISSION Page 5 of 5 Analysis: Rezoning the property to NC Neighborhood Center will allow for the adaptive reuse of a former industrial building. The property is uniquely situated at the end of a dead-end street adjacent to a large industrial property. Developing the site as a community center will serve as an asset to the neighborhood. Recommendation: Based on the information available prior to the public hearing, the staff recommends the Commission approve the variance as request. The staff recommends the Commission forward the rezoning to the Common Council with a favorable recommendation, subject to providing a 15' setback on the west side of Lot 47. SOUTH BEND PLAN COMMISSION Page 1 of 1 Staff Report – PC#0103-22 July 21, 2022 «DATE_APC_HEARINGFormatted» Requested Action A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING THE NEAR WEST SIDE NEIGHBORHOOD PLAN Project Summary The Near West Side Neighborhood plan area is roughly bounded by Washington Street and LaSalle Avenue on the north, William Street on the east, and railroad tracks on the south and west. The City of South Bend developed this plan through a process that engaged residents, businesses, institutions, government agencies, and other neighborhood stake holders. The planning process included online surveys, key stake holder interviews, in-person and virtual workshops that gathered critical information about the Near West Side Neighborhood’s existing conditions, needs, and opportunities. This engagement provided the basis for this plan. During the planning process, the City provided updates to the neighborhood organization, and Common Council. The Neighborhood Plan contains a list of Near West Side Neighborhood project ideas which may be pursued by the City, nonprofit organizations, and the private sector over the next 20 years. The timing and scale of each project will be subject to funding and additional community engagement. Projects may change as the neighborhood and city evolves. The plan includes proposed streetscape improvements, bicycle and pedestrian infrastructure, redevelopment of vacant lots, development of a neighborhood park, and updates to the zoning map and an implementation matrix for proposed action items and projects. Recommendation Staff Recommendation: Based on the information available prior to the public hearing, the Staff recommends the Commission approve the resolution. RESOLUTION NO. _______ A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING THE NEAR WEST SIDE NEIGHBORHOOD PLAN WHEREAS, the City of South Bend, Indiana, recognizes the need to improve and revitalize the Near West Side neighborhood through strategic planning; and WHEREAS, the South Bend Plan Commission is empowered to prepare, approve, and certify a Comprehensive Plan for its area of jurisdiction by the provisions of Indiana Code, Section 36-7-4-500 et. seq. entitled “500 Series – Comprehensive Plan”; and WHEREAS, in 2006, City Plan, the Comprehensive Plan for South Bend, was adopted by the Area Plan Commission of South Bend-St. Joseph County and the Common Council of the City of South Bend pursuant to the provisions of Indiana Code 36-7-4-500 et. seq. as a statement of policy for the land use development of the jurisdiction; and WHEREAS, Policy LU 1.1 of City Plan is to pursue the development of area-specific plans; and WHEREAS, the Near West Side Neighborhood Plan is a strategic revitalization plan that was created with input from a variety of stakeholders, including residents and property owners, and area businesses and other organizations; and WHEREAS, the Near West Side Neighborhood Plan contains revitalization strategies, detailed land use and zoning plans for the development of the area, and a strategic implementation matrix, all with public and private sector investment opportunities; and WHEREAS, the South Bend Plan Commission and the legislative body in preparing and considering land use proposals, are tasked under Indiana Code 36-7-4-603 to pay reasonable regard to: (1) the comprehensive plan; (2) current conditions and the character of current structures and uses in each district; (3) the most desirable use for which the land in each district is adapted; (4) the conservation of property values throughout the jurisdiction; and (5) responsible development and growth; and WHEREAS, the South Bend Plan Commission has reviewed the land use development and potential future development of the Near West Side Neighborhood as defined by the Near West Side Neighborhood Plan. NOW, THEREFORE, BE IT RESOLVED by the South Bend Plan Commission as follows: 1. That the Near West Side Neighborhood Plan, which is attached to and made a part of this Resolution, is approved as the land use policy for the future land use development of the area considered and is submitted to the South Bend Common Council for their consideration and action. 2. That the Near West Side Neighborhood Plan conforms to the plan of development for the City. 3. That the Near West Side Neighborhood Plan is in all respects approved, certified, ratified and confirmed. - 2 - 4. That the Secretary of the Plan Commission is hereby directed to file a copy of the Plan with the minutes of this public meeting. 5. That this Resolution shall be in full force and effect from and after its adoption by the South Bend Plan Commission. Passed by the South Bend Plan Commission this ________ day of___________, 2022. __________________________________ Scott Ford, President South Bend Plan Commission ATTEST: ______________________________________ Angela M. Smith, Secretary of the Commission South Bend Plan Commission June 10 2022Draft Near West Side Neighborhood Plan 2022 Draft Table of Contents Acknowledgments James Mueller, Mayor of City of South BendCanneth Lee, City Council Member, 1st DistrictHenry Davis Jr., City Council Member, 2nd District Special thanks to all the residents, area organizations and institutions that shared their thoughts and vision for the future of the Near West Side Neighborhood. Department of Community InvestmentTim Corcoran, Director of Planning and Community ResourcesMichael Divita, Principal Planner Chris Dressel, Senior PlannerAndrew Netter, Senior PlannerAngela Rose, Senior Planner Planning ConsultantsMcNicholas Architects | MGLM 03 What is a Plan? 04 Neighborhood Background 08 Planning Process & Engagement 10 What We Heard 12 Neighborhood Planning Principles 13 Scale of Development 14 Neighborhood Plan 26 Streets & Transportation 30 Housing 32 Sustainability 33 Preserve Historic Character 34 Built Form & Zoning June 10 2022Draft Near West Side Neighborhood Plan 3June 10 2022Draft What is a Plan? What is a Plan? A neighborhood plan is a shared statement about the desired long-term future for that area and a strategy to reach those goals. Developed through a public engagement process, a plan is a guide for: • Making decisions about what kind of development and services are appropriate, • How resources should be allocated, and • How issues residents, business and property owners, and others in the neighborhood are concerned about should be addressed. Created in the context of the needs and priorities of the larger region, a neighborhood plan focuses on assets and challenges unique to that specific area. Neighborhood plans seek to create a more livable urban place that is attractive, healthy, equitable, and sustainable for current and future generations. Neighborhood plans typically identify strategies to be implemented over the next 20+ years for the following topics: • Public facilities and infrastructure (including parks, streets, sidewalks, bicycle facilities, lighting, and utilities), • Housing (types, condition, and affordability), • Zoning (building types and design, density, and locations for residential, commercial, industrial, and mixed-use development), and • Other matters important to the neighborhood. What does it include?Who is it for? • Neighborhood residents will use the plan to understand proposed initiatives in the short, medium, and long terms. • Developers, builders, and other individuals will use the plan to help determine the type, scale, intensity, and location of projects. • Public officials and community leaders will use the plan to direct funding and to make decisions on zoning issues. • City staff will use the plan to understand key neighborhood issues and as a guide to implementing priority projects and initiatives. How is it used? A neighborhood plan provides a broad framework for future initiatives, and it serves as a starting point for more detailed planning and public engagement as individual projects are pursued. A plan will continually evolve to meet the changing needs and context of the community. The maps, diagrams, photographs, and other graphics presented within a neighborhood plan are illustrations of its key features. These images are not intended to represent the exact results expected from the implementation of the plan, but they provide a general representation of the desired building types, land use, infrastructure, and other elements that the plan establishes. The specific scope, final form, and timing of neighborhood plan initiatives will depend on market demand, the interest of private organizations and individuals, available resources, and direction from further public engagement. Near West Side Neighborhood Plan 4 June 10 2022Draft Neighborhood Background The Near West Side Neighborhood plan area is roughly bounded by Washington Street and LaSalle Avenue on the north, William Street on the east, and railroad tracks on the south and west. Planning Area Near West SidePlan Area LaSalle Avenue Washington Street Western Avenue Chapin StreetWilliam StreetColfax Avenue Walnut StreetWashington Street Near West Side Neighborhood Boundary Map.Near West Side Neighborhood Context Map. Neighborhood Background Near West Side Neighborhood Plan 5June 10 2022Draft Neighborhood Background Existing Conditions City CemeteryCity Cemetery Pulaski ParkPulaski Park Four Winds Four Winds FieldField Kroc Kroc CenterCenter Washington Washington Dunbar Dunbar HomesHomes El CampitoEl Campito Gemini Gemini ApartmentsApartmentsKizer Kizer MansionMansion Tippecanoe Place Tippecanoe Place & Oliver Inn& Oliver Inn Center for Civic Center for Civic InnovationInnovation Civil Rights Civil Rights Heritage Heritage CenterCenter Rushton Rushton ApartmentsApartments Museum Museum CampusCampus St. Patrick & St. Patrick & St. Hedwig St. Hedwig ParishesParishes Neighborhood Neighborhood Commercial Commercial AreaArea South Bend Housing Authority: Affordable housing complex under study for redevelopment History Museum and Studebaker Museum: Well-visited campus with interest in expanding programming and facilities El Campito and Mrs. Niño Garden: Key community partner; hosts community garden and quality childcare services Western Avenue Washington Street Colfax Avenue Chapin StreetWilliam StreetWalnut StreetLa P o r t e A v e n u e LaSalle Avenue Scott StreetTaylor StreetTaylor StreetJefferson Boulevard Wayne Street Vacant Lots: Concentration of underutilized city-owned lots Industrial Land: Large area of industrial land in various states of use Western Avenue: Historic commercial/mixed use corridor; high speed traffic a concern William Street: Barrier of fast- moving vehicle traffic between the neighborhood and downtown; large number of vacant and underutilized lots along street Chapin Street / Western Avenue: Wide intersection prioritizes vehicle traffic over pedestrian safety South Bend South Bend Housing Housing AuthorityAuthority South Bend South Bend Housing Housing AuthorityAuthority 1500 Block: Large vacant City owned lot Martin Luther King Jr. Martin Luther King Jr. Community CenterCommunity Center Orange Street West Washington Historic District: National Register Historic District featuring several significant architectural styles and buildings designed by prominent architects Minor Street Major Street Park Landmark Historic Districts Residential Vacant Lots: Large concentration of vacant residential lots West LaSalle Historic District: National Register Historic District featuring several significant architectural styles. CopshaholmCopshaholm Near West Side Neighborhood Plan 6 June 10 2022Draft Neighborhood Background Neighborhood Character Top Row (left to right): Houses on Taylor Street, Civil Rights Heritage Center, Museum Campus, South Bend Housing Authority Complex. Middle Row (left to right): Gemini Apartments, Jefferson Boulevard brick street, Houses on LaSalle Avenue, Houses on Laurel Street. Bottom Row (left to right): Corner of Napier and Laurel Streets, Tippecanoe Place, Western Avenue Mixed-Use Structures, Historic houses on West Washington Street. Located adjacent to downtown South Bend, the Near West Side Neighborhood features a full range of housing choices, important community institutions, unique small businesses, and industrial uses. Part of the neighborhood falls in the West Washington and West LaSalle National Historic Districts, and it contains several prominent local landmarks. Below is a sampling of the neighborhood’s character. Near West Side Neighborhood Plan 7June 10 2022Draft 59%19%8%14% 30% 15% 13% 1% $50,000 - $100,000 $10,000 - $25,000 $25,000 - $50,000 $100,000 - $200,000 < $10,000 42% Average Household Income: $15,678 Two or More Races10% Other Race6% White26% Black57% 600 Under 5 5-19 20-39 40-64 65+ 9% 27% 21% 36% 7% Median Age: 34.4 Years Old 1,412 People 1500 2000 2500 3000 3500 4000 1,583 1,698 1960 1970 1980 1990 2000 2010 2020 1,500 2,000 3,000 4,000 3,500 2,500 3,844 YearPopulation 1,859 1,794 2,302 3,004 Percentage of households within each household income range. Source: 2020 ACS 5-Year Estimates. Number of Households: 735 Average Household Size: 1.92 people All figures are from the 2020 Census and are based on Census Tract 20, which approximates the Near West Side Neighborhood, unless otherwise noted. Neighborhood Data Source: 2020 ACS 5-Year Estimate. 13%Hispanic or Latino 803 Total Housing Units Vacant12% Renter Occupied75% Owner Occupied13% Renter Occupied 601 Housing UnitsVacant94 Housing UnitsOwner Occupied108 Housing UnitsHousehold IncomeHousing Race and Hispanic OriginPopulationAge Household Size Source: 2020 ACS 5-Year Estimates. Neighborhood Background Asian1% Near West Side Neighborhood Plan 8 June 10 2022Draft Planning Process & Engagement The City of South Bend developed this plan through a process that engaged residents, businesses, institutions, government agencies, and other neighborhood stakeholders. The planning process included online surveys, key stakeholder interviews, in-person and virtual workshops that gathered critical information about the Near West Side Neighborhood’s existing conditions, needs, and opportunities. This engagement provided the basis for this plan. During the planning process, the City provided updates to the neighborhood organization and Common Council. Overview March - June April Planning Process & Engagement March 2021 Outreach Methods The City used a series of outreach methods throughout the planning process to encourage participation. These methods included mailings to more than 1,500 residents and property owners, e-mail lists, press releases, water bill announcements, posters, yard signs, door hangers, presentations to neighborhood associations, and attendance at other community events. Together South Bend The City created an online engagement platform called Together South Bend that allowed residents to participate in the planning process from anywhere and at any time by using interactive mapping tools and surveys, Together South Bend mirrored the methods of collecting feedback traditionally seen at public meetings. The platform included an overview of the process and planning exercises about infrastructure, housing, open space, and quality of life topics, all available in both English and Spanish. Stakeholder Meetings The City’s Planning staff conducted 18 virtual meetings with neighborhood stakeholders. Stakeholders included neighborhood associations, community and nonprofit organizations, faith-based institutions, businesses, developers, City departments, and City Council representatives. These conversations began to outline general themes and potential focus areas for the neighborhood plan. Near West Side Neighborhood Plan 9June 10 2022Draft Planning Process & Engagement September Visioning Workshop Adoption August Priorities Workshop Open House Two identical visioning workshops, each held in person and virtually, focused on understanding the neighborhood and its vision for the future. Participants were asked big-picture questions and completed exercises on topics such as housing, infrastructure, land use and building form, neighborhood amenities, and neighborhood specific issues. At the neighborhood priorities workshop, participants confirmed that the data gathered from the online engagement platform and the visioning workshops were complete and represented their ideas. The community was then asked to prioritize potential neighborhood initiatives. This helped prepare the framework and priorities outlined in this plan.SOUTH BEN D P L AN COM M I S SI ON- ESTABLISHED 2 0 2 0 -SEAL After a draft neighborhood plan document was created, the City held an open house to present it to neighborhood stakeholders and ask for feedback. Following public hearings, the Plan Commission and Common Council adopted the Near West Side Neighborhood Plan as an amendment to the Comprehensive Plan. This Plan now serves as the City’s official policy for the area. June 2022 June Near West Side Neighborhood Plan 10 June 10 2022Draft Streets & Transportation Housing Built Form & Zoning Other Amenities What We Heard Following are the main ideas expressed during the public engagement process for the Near West Side Neighborhood. The items in bold were identified as priority projects at the public workshops. Calm traffic along the following streets: • Washington Street • Charles Martin Drive / Chapin Street • Colfax Avenue • Western Avenue; improve its intersection with Chapin Street • LaSalle Avenue • Thomas Street Create consistent lighting of streets Repair curbs and sidewalks Plant street trees where possible Create a comfortable connection to downtown Repair and restore brick streets when possible Add more protected and shared use trails Create an easily accessed neighborhood park Incorporate neighborhood signage where appropriate Address brownfield concerns Clean up litter on vacant lots Promote more entrepreneurs and local businesses, especially walkable third places Increase housing density in targeted areas to support additional amenities Examine development opportunities of city- owned properties Promote neighborhood scale (corner store) businesses in the neighborhood Promote and expand home repair program Diversify housing types, especially by adding missing middle housing Preserve and expand affordable housing options Identify homes needing repair through code enforcement Promote infill housing opportunities in neighborhood Meet demand for market-rate housing, including single-family and missing middle What We Heard Near West Side Neighborhood Plan 11June 10 2022Draft Individuals complete the Priority Rating Exercise at one of the Kennedy Park Neighborhood Plan Workshops. What We Heard Some of the input provided at the Priorities Workshop. Near West Side Neighborhood Plan 12 June 10 2022Draft Neighborhood Planning Principles The characteristics described below serve as the guiding principles for the development of the Near West Side Neighborhood Plan. These principles were formed through the neighborhood planning process Urban Attractive Healthy Equitable Sustainable12345 Colfax Avenue.Colfax Avenue. The neighborhood’s physical environment is thoughtfully managed to make it desirable, competitive, and vibrant. The neighborhood features well maintained buildings and properties, safe streets for all users, quality public spaces, and a memorable, unique identity. The neighborhood encourages an active lifestyle for residents and visitors, regardless of age or ability, through engaging open spaces and comfortable transportation options. Access to nutritious, fresh, and affordable food. The neighborhood is free of pollution that would notably impact its residents. The neighborhood’s housing accommodates the unique needs, desires, and income levels of all households. Historic disinvestment is addressed through zoning reform and increased private and public investment promoting recovery. The neighborhood fully uses its existing infrastructure, preserves and reuses structures of historical and/or architectural significance, implements sensible environmental policies, and is committed to reducing its carbon footprint. The neighborhood is resilient, including by being prepared for the effects of climate change. Neighborhood Planning Principles The neighborhood is walkable, has a network of well-connected streets and blocks, and a variety of public spaces. It contains a range of housing types that draws people from all economic levels. Amenities such as stores, schools, healthcare, entertainment, parks, cultural institutions, and places of worship are within a convenient distance. Near West Side Neighborhood Plan 13June 10 2022Draft This plan refers to low-, medium-, and high-density development. Below are illustrations of the scale of each for the Near West Side Neighborhood. Each scale of development incorporates and builds upon the scale below helping to create diversity of housing options. Low-Density Medium-Density High-Density Medium-density areas would include buildings of this scale, as well as buildings from the low-density category above. High-density areas would include buildings of this scale, as well as buildings from the medium-density category above. Scale of Development Scale of Development Near West Side Neighborhood Plan 14 June 10 2022Draft 1 Industrial Re-Use Encourage new industrial uses; assess and address environmental conditions as necessary. Vacant Lots Explore interim use of vacant lots; fill lots with a mix of residential development over time as market conditions allow. South Bend Housing Authority Site Redevelop properties with medium- to high-density residential and mixed-use development. Western Avenue - Chapin Street Intersection Complete streetscape improvements to enhance pedestrian safety; fill parking lots with medium- to high- density residential development on northwest corner and neighborhood scale commercial/mixed-use development on northeast corner of intersection. Western Avenue Complete streetscape improvements along Western Avenue; develop area per West Side Main Streets Plan. William Street - Jefferson Boulevard Area Fill vacant lots with medium- to high-density residential and mixed-use development. Western Avenue - William Street Area Fill vacant lots with medium- to high-density residential and mixed-use development. St. Patrick’s Block Develop underutilized lots with low-, medium-, and high- density housing along Western Avenue, Taylor Street, and Wayne Street. Wayne Street Area/Hoose Court Fill vacant lots with a mix of residential development. Civic Connector Connect space between the City Cemetery, Center for Civic Innovation, Civil Rights Heritage Center, and Jefferson Boulevard open space; add housing to the east and west of Civil Rights Heritage Center along Washington Street. 1500 Block West Washington Street Fill vacant and underutilized lots on the 1500 block of West Washington Street with medium- to high-density residential development, mixed-use, and green space. El Campito Area Explore the creation of a shared neighborhood open space that can benefit both residents and El Campito. Preserve Historic Character Preserve the character of the West Washington National Historic District; explore expanding district to include a few notable nearby structures. The following is a list of Near West Side Neighborhood project ideas which may be pursued by the City, nonprofit organizations, and the private sector over the next 20 years. The timing and scale of each project will be subject to funding and additional community engagement. Projects may change as the neighborhood and city evolves. More information on the concepts listed below may be found on the following pages. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 Intersection Improvements Chapin Street - Western Avenue Charles Martin Sr. Drive - Colfax Avenue Charles Martin Sr. Drive - LaSalle Avenue La Porte Avenue - LaSalle Avenue Washington Street - Circle Avenue Washington Street - William Street Traffic Calming & Streetscape Improvements Washington Street William Street Western Avenue Circle Avenue Reestablish alignment Infrastructure Trail ExpansionTrail connection to Coal Line Trail Circle Avenue Reconstruct historic alignment to access vacant industrial land and include cultural placemaking element at the intersection of Washington Street and Circle Avenue. Washington Street - LaPorte Avenue Area Explore options for a small formal park and complementary high-quality development addressing the Oliver Mansion. LaSalle Avenue & William Street Redevelop South Bend Housing Authority warehouse and vacant lots with a mix of low- to high-density residential or mixed-use development. 17 Laurel Street Fill vacant lots with a mix of residential development. 18 Taylor Street - Washington Street Fill vacant lots with low- to medium-density residential development. Civic Connections Trail connecting neighborhood civic amenities Museum Campus Coordinate the expansion of History Museum amenities and services within the fabric of the neighborhood to foster closer ties with residents. Neighborhood Plan Neighborhood Plan Near West Side Neighborhood Plan 15June 10 2022Draft 1 2 3 4 6 8 7 5 11 9 12 13 14 15 16 18 Washington Street Western Avenue LaSalle Avenue William StreetChapin StreetL a P o r t e A v e n u e Thomas Street Colfax Avenue 10College StreetListon Avenue 17 City Cemetery Pulaski Park Medium Density ResidentialMedium Density Residential Lower Density ResidentialLower Density Residential Mixed-Use Mixed-Use DevelopmentDevelopment West Side Main Streets Plan AreaWest Side Main Streets Plan Area Neighborhood Plan MLK Center Near West Side Neighborhood Plan 16 June 10 2022Draft The Circle Avenue area can be transformed to serve the needs of residents. Neighborhood-scale retail development, apartment buildings of 2-3 stories, and green space can fill the large vacant lot along Washington Street. Smaller residential dwellings can fill other vacant parcels to the north. Circle Avenue can be redesigned to calm traffic, better support pedestrian use, and provide access to industrial areas to the west. A monument or other cultural placemaking element could be placed at the intersection of Circle Avenue and Washington Street to terminate the view of Washington Street. A B C Realign Liston Street with Circle Avenue New industrial infill / expansion Placemaking opportunity Circle Avenue Area | Sites 1, 2, 3 Washington Street, looking west from Birdsell Street.Circle Avenue redevelopment concept, looking northeast. Circle Avenue and 1500 Block of Washington Street concept. D E F Retail space Parking in rear Apartment buildings D C B A E I H G F G H I Park / open space Parking screened from street Low-density residential infill Neighborhood Plan Orange Street Washington StreetCollege StreetListon StreetImage to Come Near West Side Neighborhood Plan 17June 10 2022Draft Western Avenue, looking east at Maple Street. Western Avenue | Site 5 Western Avenue can be reestablished as a walkable area of restaurants, shops, and apartments. Existing buildings could be renovated to host ground-floor commercial uses with upper-floor apartments. New residential buildings of 2-4 stories could fill vacant and underutilized lots, including the northwest corner of the Western Avenue-Chapin Street intersection. Streetscape improvements, including enhanced lighting and street trees, can help support this environment. Neighborhood Plan Vacant Lots | Site 4 As market conditions allow, vacant lots in the Thomas and Napier Street corridors can be developed for residences of one to four units. In the meantime, these parcels can be open space, flower and vegetable gardens, native pollinator areas, and similar uses. Near West Side Neighborhood Plan 18 June 10 2022Draft Civic Connector | Site 6 A walkway can be established to link the neighborhood’s cultural amenities. The path could connect City Cemetery, the Center for Civic Innovation, the Civil Rights Heritage Center, and the green space along Jefferson Boulevard. Street crossings can be upgraded to enhance pedestrian safety and comfort. A B C Jefferson Boulevard open space Civil Rights Heritage Center open space / garden Enhanced mid-block crossing Civic Connector path concept. D C B A D Pedestrian connection to City Cemetery El Campito Area | Site 7 Through partnerships, El Campito can create a quality public space at the southwest corner of Thomas and Laurel Streets. A natural playscape, community garden, and seating are among potential features. With potential expansion of school facilities and programming to to the west. Traffic calming on Thomas Street can enhance the safety of people going to El Campito or the park. A B C Neighborhood Plan El Campito Area concept. Jefferson Boulevard St. Paul PlaceElm StreetPotential expansion of facility and programming Enhanced playscape for El Campito and community Community garden CB A Washington Street Colfax Avenue Thomas Street McPherson StreetNapier Street Laurel StreetD Traffic Calming D D Near West Side Neighborhood Plan 19June 10 2022Draft Neighborhood Plan A B C Park / green space Gateway / placemaking elements Residential development D C B A D Museum Campus Area | Sites 8, 9, 10 The History Museum can expand its amenities while enhancing the use and appearance of areas around the existing facility. Museum programming, both indoors and outdoors, can be extended west toward Laurel Street. Laurel Street could feature an attractive edge along the museum campus, including newly built houses near its intersection with Jefferson Boulevard. The History Museum’s main parking lot along Thomas Street can be enlarged and screened with a landscape hedge. The parcel at the northwest corner of Washington Street and LaPorte Avenue can become a more formal open space, to be enjoyed by the neighborhood and for museum events. The vacant lots at the northeast corner of that intersection can be a spot for high quality new development of about two stories that are consistent with the scale and design of the neighborhood. The History Museum’s collections warehouse near Chapin and Napier Streets can be expanded to meet their needs in a manner sensitive to the area. The open area west of the warehouse could be lined with shade trees and serve as attractive flexible use space. E F G History Museum outdoor programming Expanded parking area Expanded warehouse Green space G F E C Museum Campus Area development concept.Chapin StreetLaurel StreetThomas Street Washington Street L a P o r t e A v e n u e Near West Side Neighborhood Plan 20 June 10 2022Draft Western Avenue - Chapin Street Intersection | Site 11 New apartment or townhouse buildings of 2-4 stories can fill the parking lots along Western Avenue west of Chapin Street. Small mixed- use buildings in an urban format can be added east of Chapin Street to expand retail options. The Western Avenue-Chapin Street intersection can be redesigned to enhance safety as people head to shops, homes, and the Kroc Center. A B C Rebuilt intersection with improved pedestrian crossings Medium- to high-density housing Parking internal to blockMedium-density residential development at Chapin Street and Western Avenue. Western Avenue and Chapin Street intersection development concept. C B A D D Potential commercial or mixed-use development Neighborhood Plan Western Avenue Chapin Street Near West Side Neighborhood Plan 21June 10 2022Draft Neighborhood Plan Housing Authority Site | Site 12 The South Bend Authority can redevelop the Monroe Circle area into a desirable neighborhood well connected with its surroundings. A small network of streets can be reestablished through through the site, which can feature a series of well-defined public spaces of different sizes. Apartment buildings and townhouses can provide housing for senior citizens and for lower-income workers and families. Commercial or community uses can be included along Western Avenue to engage the project with the street and the broader community. A B C Townhouses with back yards for family housing Apartment buildings for workforce housing Apartments for senior housing with on street parking Housing Authority site redevelopment concept looking southwest from Western Avenue and Taylor Street. Images on this page courtesy of University of Notre Dame School of Architecture. D Commercial space / community amenities E Central park and community center Housing Authority site redevelopment concept. D C E A A A A BB C C C B B Western Avenue Taylor StreetAlonzo Watson DriveScott Street Near West Side Neighborhood Plan 22 June 10 2022Draft Neighborhood Plan Wayne Street and William Street, looking southwest. Near West Side Neighborhood Plan 23June 10 2022Draft Wayne Street - Western Avenue Areas | Site 13, 14, 15 The area around St. Patrick and St. Hedwig can feature a mix of urban housing and small-scale commercial uses. Western Avenue can be lined with 2-4 story mixed-use buildings, having commercial uses on the first floor and apartments above. William Street, between Wayne Street and Western Avenue, can feature a blend of small mixed-use buildings and medium- to high-density residential buildings, generally 2-3 stories tall. Modestly scaled apartment buildings could be incrementally developed along Taylor Street and at street corners within the neighborhood. Low-density urban housing could be built in vacant lots along Wayne Street. A public space facing St. Patrick Church can be created at the southeast corner of Wayne and Taylor Streets. A B C Medium- to high-density residential and mixed-use development fronting Western Avenue; active ground floor Medium- to high-density residential Wayne Street and Western Avenue Areas concept. D E Alleyways re-established to provide access Low-density residential development Formal open space or plaza B A B C E D Neighborhood Plan Western Avenue Wayne Street William StreetTaylor StreetScott StreetNapier Street Wayne Street C D Near West Side Neighborhood Plan 24 June 10 2022Draft Taylor Street - Washington Street | Site 17 The vacant land near Washington and Taylor Streets can be developed with low- to medium-density dwellings with parking internal to the block. LaSalle Avenue - William Street | Site 18 The southwest corner of LaSalle Avenue and William Street can be redeveloped with medium-density apartment buildings of 2-4 stories, possibly with a neighborhood-serving business in the first-floor corner space. Smaller-scale residential buildings, with garages accessed from alleys, could provide a transition to the lower density dwellings to the west. LaSalle Avenue and William Street area concept.Washington Street and Taylor Street area concept. William Street - Jefferson Boulevard Area | Site 16 Small apartment buildings and townhouses, both generally 2-3 stories, can fill vacant and underutilized lots along William Street near Jefferson Boulevard. William Street and Jefferson Boulevard area concept. Neighborhood Plan Jefferson Boulevard Washington StreetTaylor StreetWilliam StreetWilliam StreetTaylor StreetScott StreetLaSalle Avenue William StreetTaylor StreetColfax AvenueTaylor StreetA B C Parking access from alley Architectural feature on building corner Building face addresses Birdsell Mansion B A C Near West Side Neighborhood Plan 25June 10 2022Draft Neighborhood Plan LaSalle Avenue and William Street, looking southwest. Near West Side Neighborhood Plan 26 June 10 2022Draft Streets & Transportation Throughout the planning process, participants frequently noted the need to address the condition of streets, alleys, sidewalks, and lighting within the Near West Side Neighborhood. As these types of infrastructure improvements are important to every neighborhood in South Bend, they should be addressed on a citywide scale according to condition, funding, and current priorities. Yet, this plan does identify places to receive improvements beyond general maintenance. The project list that follows was developed based on input gathered at neighborhood workshops, from 311 calls to the City of South Bend, and planning and engineering considerations. Changes to streets in the Near West Side Neighborhood should be improved in accordance with South Bend’s Complete Street policy. The use of streets by people on foot and bicycle is prioritized over high-speed vehicle travel. Street improvements should support the use of the Transpo bus system, including by improving the comfort of bus stops. Streetscape Improvements & Traffic Calming Intersection improvements are projects that improve safety, often by reducing excessive pavement widths and enhancing pedestrian crossings. Priority Areas Intersection Improvements Chapin Street Colfax Avenue Thomas Street Traffic calming involves small-scale interventions to alter the physical design of a street to improve safety for pedestrians, bicyclists, and motorists. Priority Areas Traffic Calming Washington Street William Street Western Avenue Circle Avenue Streetscape improvements are large-scale projects that may: • have significant traffic and aesthetic impacts; • include changes to street pavement width, the full replacement of driveway approaches, curbs, and sidewalks; • upgrade street trees and lighting; and • include traffic calming elements. Priority Areas Streetscape Improvements Chapin Street - Western Avenue Charles Martin Sr. Drive - Colfax Avenue Charles Martin Sr. Drive - LaSalle Avenue La Porte Avenue - LaSalle Avenue Washington Street - Circle Avenue Washington Street - William Street Streets & Transportation stated improved sidewalks would encourage them to walk more. During the planning process, participants were asked a series of questions about streets, bicycle infrastructure, and other infrastructure topics. of respondents stated they walk in the neighborhood stated improved lighting would encourage them to walk more. 81%51%44% Near West Side Neighborhood Plan 27June 10 2022Draft Streets & Transportation LaSalle Avenue Washington Street Western Avenue Chapin StreetWilliam StreetColfax Avenue Walnut StreetWashington Street Thomas Street Western Avenue - Chapin Street intersection, looking northwest. William Street, looking south at Jefferson Boulevard. Streetscape Improvements Intersection Improvements Traffic Calming Streets Map Key L a P o r t e A v e n u e Map showing infrastructure improvements. Circle Avenue Near West Side Neighborhood Plan 28 June 10 2022Draft Streets & Transportation Bicycle Infrastructure Following is a list of bicycle-related projects, including shared bicycle-pedestrian paths, proposed for the Near West Side Neighborhood. Shared Use Path Shared On StreetOrange Street / Colfax Avenue Walnut Street Circle Avenue Washington Street Walnut Street - William Street Washington Street - Pulaski Park (Western Avenue) College Street - Washington Street Circle Avenue - Walnut Street Route Extent Route Extent Chapin Street Western Avenue - Colfax Avenue stated designated bicycle infrastructure would encourage them to bike more. During the planning process, participants were asked a series of questions about bicycle infrastructure. of respondents stated they bike in the neighborhood31%49% Bike Lane Route Extent Jefferson Boulevard Taylor Street - William Street Walk Score & Bike Score Walk Score49 Bike Score78 Source: Walkscore.com; Score at History Museum Campus on Thomas Street as of 2021. Near West Side Neighborhood Plan 29June 10 2022Draft Streets & Transportation Washington Street Western Avenue Chapin StreetWilliam StreetColfax Avenue Washington Street Shared Use Path Protected Bike Lane Bike Lane Off-street facility shared by people on foot and bicycles Facility separated from motor vehicle traffic by a curb, planter, or other physical barriers for the exclusive use of people on bicycles Designated lane for bicyclists within the street; normally marked with a painted line and cyclist symbol Shared Use Path (Trail) Protected Bike Lane Bike Lane Shared On-Street Shared Use Path (Trail) Protected Bike Lane Bike Lane Shared On-StreetExistingProposedStreets Map Key City Cemetery Pulaski Park MLK Center Near West Side Neighborhood Plan 30 June 10 2022Draft Housing Housing For much of the Near West Side neighborhood, the cost of constructing new housing is greater than the appraised value of the property once it is completed. This financial gap is a barrier to the financing and construction of new housing, especially market-rate units, in the area. Several tactics can be employed to help close the gap. Multi-unit housing can usually be built at a lower cost per unit than detached houses. Additionally, pre-approved building plans for residential structures, a detached accessory dwelling unit revolving loan fund, grants to replace sewer and water laterals, low-cost land through land banks, and building adjacent to stronger market areas are among the potential ways to make new construction of attainable housing units possible. Market Challenges A range of housing strategies will help ensure the Near West Side Neighborhood as a successful, diverse, mixed-income area. Missing Middle A mix of housing types and price points can mean that housing is available for people of all means. One way to support this mix is through “missing middle” housing. Missing middle housing is a range of house-scale buildings with multiple units — compatible in scale and form with detached single-family houses — located in a walkable neighborhood. This housing is called “missing” because zoning regulations had made it difficult or impossible to build over the last half-century and “middle” because it sits in the middle of a spectrum between detached single-family houses and mid-rise to high-rise apartment buildings, in terms of form, scale, number of units, and often, affordability. Often seen in South Bend in the form of duplexes, townhouses, and small apartment buildings, missing middle housing was part of the historic development of the Near West Side Neighborhood. Many of these types can still offer opportunities for ownership and for the amenities that can be found in detached houses or in large apartment buildings. The South Bend Zoning Ordinance has been reformed to promote missing middle housing, but changes to the zoning map for the neighborhood can further encourage these units. Housing providers, both for-profit and nonprofit, can use tax credits, government grants, and other financing to rehabilitate or build new housing units for lower-income households. South Bend Housing Authority can continue implementing its plans to renovate or redevelop its housing units within the neighborhood. Direct Housing Provision Housing repair assistance can allow neighborhood residents to stay in their homes as they age. Code Enforcement can ensure that houses and their yards are kept in acceptable condition; in particular, the City’s Rental Safety Verification Program Code can assure a level of quality for rental housing units. Housing Repair and Quality Existing “Missing Middle” type homes on Colfax Avenue. Near West Side Neighborhood Plan 31June 10 2022Draft Housing While new housing can be constructed throughout the neighborhood, focusing infill housing on a targeted geography can maximize the impact of new construction. Based on market conditions and input received during the neighborhood planning workshops, infill housing should be targeted in the areas just north of St. Hedwig and just north of Western Avenue between Walnut and Chapin Streets. Areas of Priority CIRHousing Infill Priority Areas Housing Priority Areas Near West Side Neighborhood Plan 32 June 10 2022Draft Sustainability Sustainability Green Infrastructure • Allow an appropriate mixing of land uses to reduce the amount of travel required. • Add new bike lanes and improve walkability to allow more people to safely bike and walk, reducing vehicle-related emissions. • Increase the number of trees planted to improve the energy efficiency of buildings by lowering the energy needed to heat or cool a building. • Plant street trees to help extend the useful life of street pavement due to increased shading of pavement. Green infrastructure plays a central role in improving air, soil, and water quality, by reducing energy use in buildings, supporting the capturing and use of carbon, and improving stormwater filtration. • Rehabilitate existing structures to reduce carbon emmissions and construction waste. • Reuse materials or select lower-carbon building materials when constructing new housing. • Reduce paved surfaces in the neighborhood to help lower stormwater run off, improve water quality, and reduce vulnerability to the urban heat island effect. • Seek to have water be absorbed where it falls instead of transferred off site for processing. South Bend is committed to becoming carbon neutral by 2050, and each neighborhood has a role to play in reducing the community’s emissions. The projects put forward in the Near West Side Neighborhood Plan support the City’s sustainability goals related to green infrastructure, built environment, and clean transportation. Built Environment Transportation Transportation represents one of the largest sources of emissions in our community, so making biking, walking, transit, and other forms of shared mobility more accessible to residents is critical. Reducing energy use in South Bend will significantly cut greenhouse gas emissions. • Encourage urban residential infill and the use of existing public utilities and infrastructure to reduce the need to extend services into rural areas. • Promote the use of solar panels for energy generation. • Construct shared-use paths, which put less stress on the existing street infrastructure, ultimately reducing the frequency of street repair. • Promote public transportation, which compared to driving alone, reduces emissions and improves air quality. Near West Side Neighborhood Plan 33June 10 2022Draft Preserve Historic Character Preserve Historic Character Part of the Near West Side Neighborhood falls within the West Washington and West LaSalle National Historic District. To maintain the unique characteristics of the neighborhood, the following actions are recommended: • Preserve the historic character of individually designated local landmarks and the overall neighborhood, particularly within the National Register Historic District. • Use financial incentives of National Register designation to complete building rehabilitations and consider expanding the district to broaden the reach of these incentives. • Build new structures consistent in scale and design with the neighborhood. West Washington National Historic District Potential expansion of district Locally designated historic structures / sites Jefferson Boulevard houses. West Washington National Historic District boundary, potential expansion, and local landmarks. El Campito building. C IR Neighborhood boundary West LaSalle National Historic District Preserve Historic Character Key Near West Side Neighborhood Plan 34 June 10 2022Draft Built Form & Zoning Intent The S1 Suburban Neighborhood 1 district primarily supports single-unit residential development on larger lots with deep setbacks. The U1 Urban Neighborhood 1 district supports mostly single-unit detached dwellings, but well designed duplexes would also be appropriate. The U1 district features modest building setbacks and inviting frontages, such as porches and stoops. The S2 District supports a full range of housing types placed on large lots with deep setbacks. Overview The built form of the Near West Side Neighborhood is guided by the South Bend Zoning Ordinance, including its zoning map. The ordinance is a local law that governs the physical development of property, both the form and scale of buildings and the specific use of land. The future zoning map within this section proposes how each lot within the Near West Side Neighborhood should be zoned following adoption of this plan. Over time, property within the neighborhood should be allowed to proceed gradually to the next increment of development. Combined with the regulations found within the South Bend Zoning Ordinance, the aim of the future zoning map is to maintain and enhance the Near West Side Neighborhood’s pedestrian-oriented, urban environment. Vehicle access, parking, and garages should be from alleys when present. Drive-thoughs are discouraged, and if they are present, they should be designed not to be visible from the street. This plan seeks to allow a greater quantity and diversity in housing units; doing so will permit people to find housing within the neighborhood that meets their price and lifestyle needs. New housing should be carefully designed and located to support, and positively influence, neighborhood character. Ancillary dwelling units, such as carriage houses or backyard cottages, are encouraged for the Near West Side Neighborhood. The South Bend zoning map divides the city into the twelve zoning districts. Six of these districts are proposed for the Near West Side Neighborhood: U1: Urban Neighborhood 1, U2: Urban Neighborhood 2, U3: Urban Neighborhood 3, UF: Urban Neighborhood Flex, NC: Neighborhood Center, and I: Industrial. Suburban Neighborhood 1S1 Suburban Neighborhood 2S2 Urban Neighborhood 1U1 Where It Is Appropriate Due to its suburban nature, the S1 District is not appropriate anywhere in the Near West Side Neighborhood. Due to its suburban nature, the S2 District is not appropriate anywhere in the Near West Side Neighborhood. Portions of the northern and central part of the Near West Neighborhood would fall within the U1 district. This plan would support special exceptions for new construction duplexes but would discourage conversions of existing single-unit dwellings to multi-family. Built Form & Zoning Near West Side Neighborhood Plan 35June 10 2022Draft The DT Downtown district supports the development of South Bend’s core into a high- intensity, mixed use urban area. The NC Neighborhood Center district supports higher intensity, mixed-use urban centers, often near the intersection of major streets. Buildings usually have small or no setbacks and can be up to four stories. In addition to having higher concentrations of housing units, these areas typically serve as the commercial centers for their neighborhood. The UF Urban Flex district supports a full range of housing types, together with limited small-scale commercial uses. Buildings typically have small setbacks and are two to four stories. The U3 Urban Neighborhood 3 district supports a full range of housing types, from single-unit dwellings to large multi-unit buildings, placed at small setbacks. Buildings in the U3 district may be built up to four stories in height. The U2 Urban Neighborhood 2 district provides for primarily detached houses and duplexes, but it allows for neighborhood-scale buildings of up to four units. Buildings have modest setbacks and inviting frontages, such as porches and stoops. Urban Neighborhood 2U2 Urban Neighborhood 3U3 Urban Neighborhood FlexUF Neighborhood CenterNC DowntownDT The DT Downtown district would not apply to any properties in the Near West Side Neighborhood. The NC Neighborhood Center district is well suited for along Chapin Street and Western Avenue and a few other locations, including for neighborhood institutions. Pedestrian- scale design is critical in this district, which has increased design standards. Auto-oriented uses are highly discouraged. The UF Urban Flex district is appropriate along the eastern edge of the Near West Side Neighborhood, as well as a few other scattered sites. If located on a lot interior to a block, UF buildings should be in a scale and form of nearby building types. The Housing Authority properties and other scattered sites are suitable for the U3 district. Additional properties along intersections or major streets may be appropriate for U3 if limited to 6 units and 2.5 stories. This district is well suited for much of the central area of the neighborhood and other select locations. These properties supports new buildings of 1-4 units built at a scale compatible with surrounding residential properties. Unless well-designed, conversions to add units to existing buildings are discouraged. Built Form & Zoning Near West Side Neighborhood Plan 36 June 10 2022Draft Built Form & Zoning Open SpaceOS UniversityU CommercialC IndustrialI Intent The C Commercial district supports medium- to high-intensity commercial uses that are auto-oriented and found in suburban locations. The I Industrial District supports medium- to high-intensity industrial uses, typically grouped along highways and major streets and separated from residential uses. The U University district supports the development of university campuses. The OS Open Space district supports the development of public parks and other open spaces. Where It Is Appropriate Because of its suburban, automobile- oriented nature, the C district would be inappropriate anywhere in the Near West Side Neighborhood. The far west end of the Near West Side Neighborhood is a good location for the I Industrial district. This area historically developed as industrial because of the proximity of the rail line. Expansion of the I district east of Walnut Street is discouraged. The U University district is not currently proposed for the Near West Side Neighborhood. While no land is proposed for OS zoning, this plan proposes green spaces within other zoning districts. If a publicly-owned neighborhood park was developed in the future, it should be zoned OS. Historic Preservation The HP Overlay District is established to preserve buildings, other structures, and sites of historical, architectural, engineering, and cultural significance in South Bend. Several properties in the Near West Side Neighborhood are designated as local historic landmarks. Other properties may be added to the HP Overlay District as warranted by designation criteria. HP Near West Side Neighborhood Plan 37June 10 2022Draft Built Form & ZoningN LELAND AVES MEADE STNWALNUTSTW LI N C O L N W A Y SCHERRYSTN JOHNSON STN FREMONT STW DUNHAM ST W FORD ST N COTTAGE GROVE AVEN LAPO RTEA VE W WASHINGTON ST S WALNUT STN OLIVE STNCLEVELANDAVES WEBSTER STW LINDEN AVE W MARIONST W HINE ST S ARNOLD STS OLIVE STW OAK ST W COLFAX AVE S WILLIAM STN GRANT STW LASALLE AVE W WESTERNAVE W POLAND ST N WILBER STN SHERMAN AVES LAFAYETTE BLVDS TAYLOR STN SCOTT STS CHESTNUT STNCUSHINGSTS BROOKFIELD STW NAVARRE ST W ORANGE ST S CHAPIN STN HUEY STS LAUREL STN LAFAYETTE BLVDN BIRDSELL STS CARLISLE STN BLAINE AVEW SOUTH STNWILLIAMSTW SMITH ST N COLLEGE STN BROOKFIELD STW LISTON ST W GRACE ST W WESTERN AVEN MEADE STNALLENSTNO'BRIENSTW JEFFERSON BLVD W MONROE ST N HARRISON AVEW HURON ST W GRACE ST W DUNHAM ST W LASALLECONW M A D I S O N S T W BERTRAND ST W WAYNE ST W LAWTON ST W FISHER ST N ELM STW FLORENCE ST S HARRIS STN SADIE STS MAPLE STW LONGLEY AVE W KENWOOD AVE S MCPHERSON STW ROGER ST N TAYLOR STN STUDEBAKER STW FASSNACHT ST W POLAND ST S SCOTT STS GRANT STS KOSCIUSZKO STS WARREN STS JACKSON STN EUCLID AVES PULASKI STW SIBLEY ST S PINE STW PARALLEL ST S PHILLIPA STW O L I V E RPLOWCT W THOMAS ST W NAPIER ST W JEFFERSON BLVD S ALONZO WATSON DRW TADE C T W LINDEN AVE S SCOTT STS UNITED DRS GRANT STN PAGIN STW FISHER ST W HOOSE CT WMONROEC I R Future Zoning Map for Near West Side Neighborhood. U1: Urban Neighborhood 1 U2: Urban Neighborhood 2 U3: Urban Neighborhood 3 UF: Urban Flex NC: Neighborhood Center I: Industrial Zoning Districts Near West Side Neighborhood Plan 38 June 10 2022Draft Built Form & Zoning Carriage House Detached House Cottage Court Duplex S1 S2 U1 U2 U3 UF NC DT Suburban Neighborhood 1 Suburban Neighborhood 2 Urban Neighborhood 1 Urban Neighborhood 2 Urban Neighborhood 3 Urban Neighborhood Flex Neighborhood Center Downtown The table on the following pages illustrates the character of different building types and show in which zoning districts they are permitted. Building types do not apply to the OS, U, C, or I zoning districts, Building Types S1S2U1 U2UFS1S1S2S2S2U1U2U2U2 U3U3U3U3 UFUFUFNCU1 Cottage court photos (top to bottom): michaelwatkinsarchitect.com kerneyhomes.com cottagecourt.com Zoning Districts Near West Side Neighborhood Plan 39June 10 2022Draft Built Form & Zoning Townhouse Apartment House Stacked Flats Shop Mid-Rise / Tower U3 NC DTS2S2S2U2U2U3U3UFUFUFUFNCNCNCDTDTDTDT Near West Side Neighborhood Plan 40 June 1 2022Draft Implementation Implementation Strategy 1: Complete neighborhood infrastructure improvements. Washington Street: Complete streetscape improvements including intersection improvements. 1.1 1.2 1.3 Chapin Street and Western Avenue: Complete intersection improvements in order to improve pedestrian safety. 1.4 Chapin Street / Charles Martin Sr. Drive: Complete traffic calming and pedestrian safety improvements, especially at Colfax Avenue and LaSalle Avenue intersections.1.5 Action 1-5 Years 5-10Years 10+ Years Timeline City Partner Potential Partners Lead Responsibility 1.6 1.7 Washington Street and Circle Avenue: Complete intersection improvements including shared-use path. 1.8 Orange Street / Colfax Avenue: Explore the creation of multi-use trail connecting MLK Center to downtown. 1.9 Street Trees: Plant street trees where possible. 1.10 William Street: Complete streetscape improvements including intersection improvements and bicycle infrastructure. Western Avenue: Complete streetscape improvements. Promote Infrastructure Programs: Promote existing curb & sidewalk replacement program to assist with the cost of replacement. Near West Side Neighborhood Organization, Residents, Property Owners LaPorte Avenue - LaSalle Avenue: Complete intersection improvements to improve pedestrian safety. Near West Side Neighborhood Organization, Residents, Property Owners 1.11 Downtown Connection: Explore ways to create more comfortable connections between the neighborhood and downtown. This plan outlines potential projects and activities to occur in the neighborhood over the next 20 years. Major projects, especially those to be undertaken in the next 5-7 years, are highlighted in the implementation matrix below. 1.12 Infrastructure Maintenance: Complete regular maintenance on streets and sidewalks throughout the neighborhood.Property Owners Near West Side Neighborhood Plan 41June 10 2022Draft Implementation Strategy 2: Improve park spaces and access. Park: Facilitate the creation of a publicly accessible neighborhood park.2.1 Civic Connection: Investigate creating a pedestrian connection between City Cemetery, Center for Civic Innovation, Civil Rights Heritage Center, and Jefferson Boulevard green space. 2.2 Coal Line Extension: Create a connection from Martin Luther King Jr. Center to Pulaski Park. 2.3 Action Timeline City Partner Lead Responsibility El Campito, Near West Side Neighborhood Organization Strategy 3: Develop and preserve housing in the neighborhood. Develop Housing: Support the production of a range of housing types including new construction and rehabilitation of market rate and affordable units for owner and rental housing. 3.1 Zoning: Update neighborhood zoning map.3.2 3.3 Action Timeline City Partner Lead Responsibility Developers, Local Nonprofit Housing Providers, City of South Bend Historic District: Explore the expansion of the West Washington National Register Historic District to allow for the expanded use of federal tax credit incentives.3.4 Tools: Explore mechanisms that can assist with the financial gap that impacts housing development.3.5 IU South Bend, University of Notre Dame, Property Owners Housing Authority: Work with the South Bend Housing Authority to redevelop SBHA owned sites.3.6 South Bend Housing Authority, City of South Bend 1-5 Years 5-10Years 10+ YearsPotential Partners 1-5 Years 5-10Years 10+ Years Potential Partners Pocket Park: Explore creation of park at LaPorte Avenue-Washington Street. 2.4 Museum Campus: Support programming of museums and expansion within the context of the neighborhood. 2.5 Home Repair: Promote housing repair program. Near West Side Neighborhood Organization, Property Owners, Indiana Landmarks History and Studebaker Museum Near West Side Neighborhood Plan 42 June 10 2022Draft Capacity Building: Build neighborhood capacity through engagement of all neighborhood residents. Action Timeline City Partner Lead Responsibility 4.1 Neighborhood Events: Hold neighborhood events including annual spring clean-up and celebrations of the neighborhood..4.2 4.3 Strategy 4: Develop sense of community through neighborhood engagement. Near West Side Neighborhood Organization Near West Side Neighborhood Organization, Neighborhood Institutions Communication: Develop and maintain communication with neighborhoods including residents of rental housing.Near West Side Neighborhood Organization Strategy 5: Address underutilized properties in the neighborhood. 5.1 5.2 5.3 Action Timeline City Partner Lead Responsibility Near West Side Neighborhood Organization, Property Owners Facade Grants: Promote facade improvement program for Western Avenue mixed-use properties.5.4 1-5 Years 5-10Years 10+ YearsPotential Partners 1-5 Years 5-10Years 10+ YearsPotential Partners 4.4 Relationships: Foster relationships among the City, neighborhood institutions, and the neighborhood organization. Near West Side Neighborhood Organization, Neighborhood Institutions City-Owned Lots: Promote the reuse of city-owned properties. Industrial Lots: Investigate ways to reuse industrial properties.Property Owners Interim Use: Find creative ways to utilize vacant lots in the short term with ability to develop housing as market demands in the long term. Property Owners, Near West Side Neighborhood Institutions Implementation Near West Side Neighborhood Plan 43June 10 2022Draft Action Timeline City Partner Lead Responsibility 6.1 Problem Properties: Utilize the Chronic Problem Properties regulations to reduce the negative impact of problem properties on the neighborhood. 6.2 6.3 Strategy 6: Increase feeling of neighborhood safety. Near West Side Neighborhood Organization Near West Side Neighborhood OrganizationCrime Stats Meeting: Attend Police monthly crime information meetings and report back to neighborhood. Property Owners 1-5 Years 5-10Years 10+ YearsPotential Partners Street Lighting: Improve level of street lighting and trim trees that block street lights. Implementation SOUTH BEND PLAN COMMISSION Page 1 of 3 Staff Report – PC#0094-22 June 21, 2022 Property Information Subdivision Name: DEV 2122/28 STATE ROAD 23 MINOR SUBDIVISION Location: South Side of State Road 23 Approximately 200' Southwest of Ironwood Drive, City of South Bend. Requested Action The total area of the subdivision is 1.03 acres and will consist of 1 building lot and 1 outlot. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds that if the conditions are met it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval, subject to the following: 1) Extension of municipal sewer to the southwest corner of the property as indicated by City Engineering; 2) Execution of Utility Extensions Agreement; 3) Providing a 20’ x 20’ municipal utility easement at the southwest corner of the Outlot A; 4) Include ingress and egress easement previously shown on the plat; and 5) Update name of the subdivision to remove the special character. SOUTH BEND PLAN COMMISSION Page 2 of 3 Staff Report – PC#0094-22 June 21, 2022 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 3 Staff Report – PC#0094-22 June 21, 2022 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: A site drainage plan will be required at the time of development. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. Agency Comments: Engineering has concerns about maneuverability through the site and queuing, as well as connections to surrounding sites. Public sewer is not currently available to either lot. Extension of the public sewer to the west will be required. New sidewalk to current Design & Construction Standards will be required along SR-23. Recommendation Staff Comments: There are no additional comments at this time. Staff Recommendation: The Staff has reviewed this subdivision and finds that if the conditions are met it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval, subject to the following: 1) Extension of municipal sewer to the southwest corner of the property as indicated by City Engineering; 2) Execution of Utility Extensions Agreement; 3) Providing a 20’ x 20’ municipal utility easement at the southwest corner of the Outlot A; 4) Include ingress and egress easement previously shown on the plat; and 5) Update name of the subdivision to remove the special character. SOUTH BEND PLAN COMMISSION Page 1 of 3 Staff Report – PC#0099-22 June 21, 2022 Property Information Subdivision Name: KINGDOM CAMPUS MINOR SUBDIVISION Location: Northeast Corner of N. Cushing Street and W. Pierce Street Requested Action The total area of the subdivision is 0.34 acres and will consist of 3 building lots. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds that if the conditions are met it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval, subject to the following: 1) Showing the easement in the vacated alley for all utilities and the Municipal City of South Bend, unless such rights are released by the individual utilities SOUTH BEND PLAN COMMISSION Page 2 of 3 Staff Report – PC#0099-22 June 21, 2022 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 3 Staff Report – PC#0099-22 June 21, 2022 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: A drainage plan is not required for single-family residential development. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. Agency Comments: Access will need to be from the alley. Curbs and sidewalks will need to be replaced at the time of development. Show any easements in the vacated alley. Private utilities appear to be located in the former alley. Recommendation Staff Comments: There are no additional comments at this time. Staff Recommendation: The Staff has reviewed this subdivision and finds that if the conditions are met it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval, subject to the following: 1) Showing the easement in the vacated alley for all utilities and the Municipal City of South Bend, unless such rights are released by the individual utilities SOUTH BEND PLAN COMMISSION Page 1 of 3 Staff Report – PC#0101-22 June 21, 2022 Property Information Subdivision Name: MUESSEL'S FIRST ADDITION, NEAR NORTHWEST NEIGHBORHOOD MINOR SUBDIVISION Location: East Side of N. Sherman Avenue Approximately 70' South of W. California Avenue Requested Action The total area of the subdivision is 0.34 acres and will consist of 3 building lots. Location Map Recommendation Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval. SOUTH BEND PLAN COMMISSION Page 2 of 3 Staff Report – PC#0101-22 June 21, 2022 Proposed Plat SOUTH BEND PLAN COMMISSION Page 3 of 3 Staff Report – PC#0101-22 June 21, 2022 Project Details Environmental Data: A check of the Agency's maps indicates that no environmental hazard areas or wetlands are present. Drainage: A drainage plan is not required for single-family residential development. Rights-Of-Way: The rights-of-way are correct as shown. Utilities: The site will be served by Municipal Water and Municipal Sewer. Agency Comments: Access will need to be from the alley. Curb and sidewalks will need to be repaired or replaced at the time of development. Recommendation Staff Comments: There are no additional staff comments at this time. Staff Recommendation: The Staff has reviewed this subdivision and finds it complies with the requirements for Primary Approval as specified by the South Bend Subdivision Control Ordinance. The Staff therefore recommends that this subdivision be granted Primary Approval.