HomeMy WebLinkAbout08.21.23 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
Monday, August 21, 2023 - 4:00 P.M. County-City Building Fourth-Floor Council Chambers www.tinyurl.com/southbendplancommission
PUBLIC HEARING:
A.REZONINGS
1.Location:1006 ST VINCENT ST PC#0165-23 Petitioner:GREYSTONE DEVELOPERS LLC Requested Action: Rezoning: From U1 Urban Neighborhood 1 to U2 Urban Neighborhood 2
B.MAJOR SUBDIVISIONS – None for consideration
C.TEXT AMENDMENTS – None for consideration
D. DEVLOPMENT PLANS
1.A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA,APPROVING AND ADOPTING THE MONROE PARK EDGEWATER NEIGHBORHOOD PLANPC#0169-23
ITEMS NOT REQUIRING A PUBLIC HEARING:
A.MINOR SUBDIVISIONS1.Name: RESURRECTION LUTHERAN ACADEMY MINOR SUBDIVISION PC#0167-23 Location: Southeast corner of Nimtz Pkwy and Olive Rd
1.Name:VISION REALTY'S NAPOLEON STREET MINOR SUBDIVISION PC#0168-23 Location:North side of Napoleon, west of St. Louis Blvd
B.FINDINGS OF FACT – July 17, 2023
C.MINUTES – July 17, 2023
D.UPDATES FROM STAFF
E.ADJOURNMENT
Request to table to September 25th, 2023
SOUTH BEND PLAN COMMISSION Page 1 of 1
Staff Report – PC#0169-23
«DATE_APC_HEARINGFormatted»
Requested Action
A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA,
APPROVING AND ADOPTING THE MONROE PARK EDGEWATER NEIGHBORHOOD PLAN
Project Summary
The planning area for the Monroe Park | Edgewater Neighborhood Plan is generally bounded by
Jefferson Boulevard to the north, the St. Joseph River to the east, Dr. Martin Luther King Jr. Boulevard -
Michigan Street to the west, and Sample Street to the south.
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, and in-person workshops that gathered critical information
about the Monroe Park | Edgewater Neighborhood’s existing conditions, needs, and opportunities. This
engagement provided the basis for this plan.
The Neighborhood Plan contains a list of Monroe Park | Edgewater 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 adopt the Resolution.
RESOLUTION NO. _______
A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING THE MONROE PARK | EDGEWATER NEIGHBORHOOD PLAN WHEREAS, the City of South Bend, Indiana, recognizes the need to improve and revitalize the Monroe Park | Edgewater neighborhoods 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 Monroe Park | Edgewater 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 Monroe Park | Edgewater 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 Northeast Neighborhood as defined by the Monroe Park | Edgewater Neighborhood Plan.
- 2 -
NOW, THEREFORE, BE IT RESOLVED by the South Bend Plan Commission as follows: 1. That the Monroe Park | Edgewater 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 Monroe Park | Edgewater Neighborhood Plan conforms to the plan of development for the City. 3. That the Monroe Park | Edgewater Neighborhood Plan is in all respects approved, certified, ratified and confirmed. 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 South Bend Plan Commission
Draft Plan: 11 July 2023
Monroe Park
NEIGHBORHOOD
EDGEWATER
PLAN
2 Monroe Park | Edgewater Neighborhood Plan
Acknowledgments
James Mueller, Mayor of City of South Bend
Henry Davis, City Council Member, 2nd District
A special thanks to all the residents and area organizations that
shared their thoughts and vision for the future of the Monroe
Park | Edgewater Neighborhoods
Department of Community Investment
Tim Corcoran, Director of Planning & Community Resources
Michael Divita, Principal Planner
Chris Dressel, Senior Planner
Angela Rose, Senior Planner
Planning Consultant
Torti Gallas + Partners
DRAFT
3 Monroe Park | Edgewater Neighborhood Plan
Table ofContents
08 Planning Area
09 Existing Conditions
10 Neighborhood Character
12 Neighborhood Data
Neighborhood Background
06
Streets & Transportation
38 Streetscape Improvements & Traffic Calming
40 Bicycle Improvements
36
Built Form & Zoning
44 Built Form & Zoning
47 Proposed Zoning Map
48 Building Types
42
Implementation Matrix
50
What is a Plan?03
03 What is a Plan?
04 Neighborhood Planning Principles
16 Planning Process & Engagement
18 What We Heard
Plan Process & Engagement
14
22 Neighborhood Plan Graphic & Focus Areas
24 Planning Project Areas
32 Parks & Open Space
33 Preservation
34 Housing
35 Sustainability
Neighborhood Plan
20
52 Implementation Strategies
4 Monroe Park | Edgewater Neighborhood Plan
What is a Plan?
DRAFT
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 could 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.
Once adopted, a neighborhood plan becomes
official city policy as an amendment to the City’s
Comprehensive Plan.
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 development principles, 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.
What is a Plan?
5 Monroe Park | Edgewater Neighborhood Plan
What is a Plan?
DRAFT
The characteristics described below serve as the guiding principles for the development of the Monroe Park | Edgewater Neighborhood Plan. These principles were formed through the neighborhood planning process.
Urban Attractive Healthy Equitable Sustainable12345
Neighborhood Planning Principles
West Bank Trail.Saint Joseph Street housing.
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.
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.
6 Monroe Park | Edgewater Neighborhood Plan
DRAFT
7 Monroe Park | Edgewater Neighborhood Plan
DRAFTNEIGHBORHOOD BACKGROUND
Planning Area • Existing Conditions • Neighborhood Character • Neighborhood Data
8 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Background
DRAFT
The planning area for the Monroe Park | Edgewater Neighborhood Plan
is generally bounded by Jefferson Boulevard to the north, the St. Joseph
River to the east, Dr. Martin Luther King Jr. Boulevard - Michigan Street to
the west, and Sample Street to the south.
Planning Area
Neighborhood Boundary Map.Neighborhood Context Map.
Monroe Street
South Street
Sample Street (State Road 23)St. Joseph StreetMichigan StreetFellows StreetCarroll StreetColumbia StreetSt. Jo
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Rush StreetJefferson Boulevard
Dr. MLK Jr. BoulevardL
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Planning
Area
Western Avenue
Wayne Street
Bronson Street
Planning Area Boundary
River West Area
Monroe Park Neighborhood
Edgewater Neighborhood
Tutt Street
Marietta Street
9 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Background
DRAFT
Existing Conditions
Taylor’s Field: Local historic district
Industrial Uses: Concentration of
vacant land and underutilized industrial
uses
Cloverleaf: Prioritizes vehicle traffic;
difficult for pedestrians and cyclists
to navigate safely; creates disconnect
from local amenities
Edgewater Park: Passive pocket park
Minor StreetMajor Street Trail Park LandmarkHistoric District
Bridge: Pedestrian/bicycle bridge
connecting West Bank Trail to Howard
Park; bridge deck, railing, lighting, and
other features need updating
Parking Lots: Large amount of
underutilized parking lots and office
buildings
South Street Station: Terminal for
Transpo buses; challenging for buses
to arrive and depart as station was
designed for one-way streets
Monroe Street - Lincoln Way: Major
thoroughfare; Is a barrier difficult for
pedestrians and cyclists to cross
Howard Park: Popular park draws
residents from neighborhoods
West Bank Trail: Pedestrian/biking trail;
lacking strong connections to most
other nearby areas; buildings do not
engage linear park
River Bank: Potential erosion concerns
along river bank
United States United States
Postal ServicePostal Service
South South
StreetStreet
StationStation
Monroe Park Monroe Park
ApartmentsApartments
Habitat for Habitat for
HumanityHumanity
Karl Karl
King King
TowerTower
Century Century
CenterCenter
Trinity Trinity
TowerTower
The Sibley The Sibley
CenterCenter
Howard Howard
ParkPark
Plaza Park: Passive park along river
bank
Sample Street: Major east-west street
connecting the neighborhoods to
east side of river; wide, fast street that
prioritizes motor vehicle traffic
Michigan Street: Major thoroughfare;
difficult for pedestrians to cross;
vacant and underutilized commercial
buildings
Edgewater Place: Local historic district
Sample Street (State Road 23)
Monroe Street
South Street
Michigan StreetJefferson Boulevard
Wayne Street
Wes
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Western Avenue
Fellows StreetBronson Street
Industrial Uses: Concentration of
commercial and industrial uses;
disconnected from surrounding street
network
George Street: Residential area
devalued by adjoining highway
infrastructure
Wayne Street/Jefferson Boulevard:
High-speed street prioritizes vehicle
movement; difficult for pedestrians and
cyclist to cross
Postal Service Distribution Center:
Warehouse portion underutilized
South Street: Street used by vehicles as
a cut-through
10 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Background
DRAFT
Neighborhood Character
Commercial Buildings
Commercial and mixed-use buildings are located
throughout the planning area, but are concentrated
on Michigan Street, Monroe Street, and Lincoln Way.
Residential Buildings
The planning area has traditional and newly constructed homes, including detached dwellings, duplexes,
townhouses, and a high-rise. Two large parts of the neighborhood are located in local historic districts and
showcase styles such as Cottage, Victorian, Classical Revival, Queen Anne, Foursquare, and Colonial Revival.
Housing is a mixture of owner- and renter-occupied.
Located adjacent to downtown South Bend, the
Monroe Park | Edgewater Neighborhoods feature a
full range of housing choices, important community
institutions, unique small businesses, and industrial
uses. Part of the neighborhood falls in the Taylor’s
Field and Edgewater Place Local Historic Districts,
and it contains several prominent local landmarks.
The following is a sampling of the neighborhood’s
character.
11 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Background
DRAFT
Industrial
Light industrial buildings comprise much of the area
south of Bronson Street to Sample Street. South of
the railroad tracks features a mixture of legacy and
more recent industrial buildings.
Vacant Lots
The neighborhood has several vacant lots where
residential and commercial buildings once stood.
Open Spaces and Trails
The West Bank Trail connects Monroe Park and
Edgewater to Howard Park. The planning area
has several public spaces, including Plaza Park,
Edgewater Park, and the Unity Garden on South
Street.
River West Area
The area between Jefferson Boulevard and
Monroe Street is characterized by large parking
lots and suburban-style office buildings.
DRAFT
12 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Background
Unless otherwise noted, all figures are from the 2020 Census and are based on Block Group 2 of Census Tract 17, which approximates the Monroe Park | Edgewater Place Neighborhood plan area.
Neighborhood Data
Household IncomeHousing
Race and Hispanic OriginPopulationAge
Household Size
4%
15%
18%
35%
28%
Under 5Under 5
5-19
20-39
40-64
65+
400
600
800
1000
Two or More Races10%
Other Race4%
White42%
Black42%
Native American1%
Asian1%
2%Hispanic or Latino1960 1970 1980 1990 2000 2010 2020
Year
400
1000
800
600
908
509
628 686
850 819
751
39%
Number of Households: 277
Average Household Size: 2.71 people
23%14%12%12%
$20,000 - $50,000
Less Than $10,000
$10,000 - $20,000
$100,000 +
Percentage of households within each household income range
$50,000 - $100,000
29%
29%
17%
14%
11%
Average Household Income: $31,912
751
People
Median Age: 32.2 Years Old
Total Housing Units: 331Residents Year Housing Built
Units in Structure
Source: 2021 ACS 5-Year Estimates
Built 1939 or earlier
Built 1940 to 1949
Built 1950 to 1959
Built 1960 to 1969
Built 1970 to 1979
Built 1990 to 1999
Built 2000 or later
157 Units
44 Units
30 Units
19 Units
23 Units
31 Units
5 Units
Number of Residential Structures: 337
20+ units
8%
5-9 Units
20%
Single Unit58%
3-4 Units3%
Duplex
11%
10-19 Units0%
Vacant (54 Units)16%
Renter Occupied (192 Units)58%
Owner Occupied
(85 Units)26%
Source: 2021 ACS 5-Year Estimates
Source: 2021 ACS 5-Year EstimatesSource: 2021 ACS 5-Year Estimates
DRAFT
13 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Background
Timeline of the redevelopment of the Monroe Park | Edgewater planning area. Source: St. Joseph County historic aerial imagery.
Streets and buildings in northern part of planning area circa 2010.
Monroe Street
South StreetSt. Joseph StreetMichigan StreetCarroll StreetColumbia StreetSt. Jo
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Rush StreetJefferson Boulevard
Dr. MLK Jr. BoulevardLi
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Wayne Street
Main StreetStreets and buildings in northern part of planning area circa 1960.
Monroe Street
South StreetSt. Joseph StreetMichigan StreetCarroll StreetColumbia StreetSt. Jos
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Rush StreetJefferson Boulevard
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Wayne Street
Main StreetLi
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Monroe Street
Neighborhood Data Key Takeaways
The neighborhood data on the previous page show us the
following:
Population: Population declined from 1960-1970 due to the
urban renewal attempts that redeveloped large portions of
the plan area. The population began to grow steadily from
1970-2000 with the construction of multi-unit buildings such
as the Karl King Tower and Monroe Park Apartments.
Age: One-third of the neighborhood residents are children,
while 63% are workforce age (20-64 years old).
Housing Age: The majority of housing is at least 75 years old.
Fewer than 10 units have been built in the last 20 years.
Housing Ownership: The majority of housing units in the
neighborhood are renter occupied (54%).
Type of Housing: The majority of housing units in the
neighborhood are single-unit detached (55%).
Redlining map from 1937.
14 Monroe Park | Edgewater Neighborhood Plan
DRAFT
15 Monroe Park | Edgewater Neighborhood Plan
DRAFTPLANNING PROCESS & ENGAGEMENT
Timeline • What We Heard
DRAFT
16 Monroe Park | Edgewater Neighborhood Plan
Planning Process & Engagement
Overview October 2022September 2022
Outreach Methods
The City used a series of outreach methods
throughout the planning process to encourage
participation. These methods included mailings to
over 500 residents and property owners, e-mail lists,
door hangers, and presentations to neighborhood
associations.
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.
Stakeholder Meetings
The City’s planning staff conducted 14 virtual and
in-person 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.
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, and workshops that
gathered critical information about the Monroe Park |
Edgewater Planning Area’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.
Planning Process & Engagement
DRAFT
17 Monroe Park | Edgewater Neighborhood Plan
Planning Process & Engagement
November 2022 June 2023 August 2023
Visioning Workshop AdoptionPriorities Workshop Open House
An all-day visioning workshop 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.
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 Monroe Park |
Edgewater Neighborhood Plan as an amendment to
the Comprehensive Plan. This Plan now serves as the
City’s official policy for the area.
18 Monroe Park | Edgewater Neighborhood Plan
Planning Process & Engagement
DRAFT
What We Heard
Following are the main ideas expressed during the public engagement process for the Monroe Park | Edgewater planning area. The items in bold were identified as priority projects at the public workshops.
Streets & Transportation Housing Built Form & Zoning Other Amenities
Calm traffic along the following streets:
• Monroe Street - Lincoln Way
• South Street
• Carroll Street
Improve street connections through River West
Area
Improve Bronson - Lincoln Way East intersection
Improve condition of sidewalks
Incorporate street trees in the tree lawn where
possible
Add more protected bike lanes and shared use
trails
Provide better connection/access to amenities by
addressing the State Road 23 cloverleaf ramps
Enhance connectivity to West Bank Trail
Repair and restore brick streets where possible
Increase homeownership in the neighborhood
Maintain affordability of neighborhood housing
Identify homes needing repair through code
enforcement
Promote infill development for new housing
Promote innovative ways to reuse vacant buildings
Update zoning map to allow for wider variety of
housing types
Establish a small neighborhood park in Monroe
Park neighborhood
Improve amenities at Plaza and Edgewater Parks
Address bank stabilization along St. Joseph River
Improve amenities along the West Bank Trail
Improve riverfront access
19 Monroe Park | Edgewater Neighborhood Plan
Planning Process & Engagement
DRAFTSome of the input provided at the
workshops.
20 Monroe Park | Edgewater Neighborhood Plan
DRAFT
21 Monroe Park | Edgewater Neighborhood Plan
NEIGHBORHOOD PLAN
Monroe Park | Edgewater Neighborhood Plan • Parks & Trails • Preserve Historic Character • Housing Strategies • Sustainability Principles
DRAFT
22 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
Monroe Park | Edgewater Neighborhood Plan
West Bank Trail
Enhance and extend a walking and bicycling connection along
the St. Joseph River.
River West Area
Redevelop underutilized properties with medium- to high-
density residential and mixed-use development; reintroduce
streets to the area to provide connectivity; increase open space
in area in a meaningful way.
Michigan Street Area
Redevelop underutilized lots with medium- to high-density
residential and mixed-use development.
Monroe Street - Carroll Street Area
Fill vacant and underutilized lots with medium-density
residential development; enhance existing commercial spaces.
Monroe Street Green
Enhance existing open space with improved amenities for
passive recreation.
Carroll Street - South Street Green
Improve amenities at existing green space to continue serving
neighborhood residents; complete intersection improvements
to promote safety and to reinforce the place as a center of the
Monroe Park neighborhood.
Tutt Street Area
Reuse underutilized industrial lots for small-scale light industrial
uses grouped around informal public space.
Bronson Street Industrial Area
Fill vacant land with an additional industrial building.
Cloverleaf Removal
Work with INDOT to remove the State Road 23 cloverleaf ramps
while maintaining access through a reconnected street grid; fill
reclaimed land with new uses.
Sample Street - Lincoln Way East Area
Fill vacant and underutilized property, including State Road
23 ramp areas, with medium- to high-density residential
development with limited light commercial uses.
Sample Street - High Street Area
Redevelop vacant and underutilized lots with light industrial
development [or medium-density residential development].
Lincoln Way East - State Road 23 Area
Redevelop vacant and underutilized lots, including cloverleaf
ramp areas, into medium-density residential development with
access to the river bank.
Lincoln Way East - Bronson Street Area
Redevelop vacant and underutilized properties with medium-
density residential development and small-scale commercial
uses; create Monroe Park neighborhood gateway feature and a
flexible plaza space supporting adjoining businesses.
The following is a list of Monroe Park | Edgewater Neighborhood project ideas which may be pursued by the City, nonprofit organizations, and the private sector over the next 20 years. More information on the concepts listed
below can be found on the following pages.
1
2
3
4
5
6
7
8
9
10
11
12
13
Edgewater
Preserve and enhance historic houses; improve green space and
trail connectivity; stabilize the river bank.
14
23 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
Jefferson Boulevard
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5
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Monroe Street
South Street
Sample Street (State Road 23)Michigan StreetFellows StreetCarroll StreetColumbia StreetSt. Jo
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Western Avenue
Wayne Street
Bronson Street
Tutt Street Marietta StreetIntersection Improvements
Streetscape Improvements & Traffic Calming
Jefferson Boulevard (Realignment)
Dr. Martin Luther King Jr. Boulevard / Michigan Street
Monroe Street / Lincoln Way
South Street
Carroll Street
Street Reconnections (Study Area)
River West Area
Cloverleaf Area
Michigan Street - Western Avenue
Monroe Street / Lincoln Way (at curve)
Lincoln Way - South Street
Lincoln Way - Bronson Street
Lincoln Way - State Road 23
Lincoln Way - Sample Street
Marietta Street - Sample Street
South Street - Carroll Street
Existing Trails
West Bank Trail between Jefferson Boulevard
and Monroe Street
Infrastructure Improvements
Proposed Trail Connections
West Bank Trail between Monroe Street to
Sample Street
Fellows Street
Street Reconnections
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24 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
River West Area | Sites 1, 2
The River West area can be transformed from a series of underutilized buildings and parking lots
into a lively, walkable area that provides a gradual transition from downtown to the Monroe Park
neighborhood. As underutilized properties become available, they could be redeveloped into
a mixed-use area, featuring medium- to high-density residential development with commercial
uses at major intersections. Buildings of 4-10 stories near Century Center can taper down to 2-3
stories near Monroe Street. Public streets can be reintroduced to provide better connectivity,
and the West Bank Trail and pedestrian bridge over the river can be enhanced. Small green
spaces may provide gathering places overlooking the St. Joseph River and Howard Park.
D
C
B
A
E
F
Active ground floor uses with office or residential above
Medium-density residential development
Reconnect Jefferson Boulevard
Green space with view of Howard Park
Improvements to trail and pedestrian bridge
Streetscape improvements
River West site concept.
D
C
B
A
E
F
Jefferson Boulevard
Monroe StreetDr. MLK Jr. BoulevardWestern Avenue
Wayne Street
Michigan StreetMichigan StreetView shown in rendering
25 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
West Bank Trail looking south east.
26 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
Michigan Street Area | Site 3
Along South Michigan Street, empty and underutilized properties can be used for medium- to high-density residential and mixed-use development of 2-3 stories. Streetscape
enhancements could be made to the street to improve pedestrian comfort and extend the protected bicycle lanes farther south. The Michigan Street-Dr. Martin Luther King, Jr.
Boulevard-Western Avenue intersection may be reconfigured, potentially with a roundabout, to simplify the movement of people and vehicles and reconnect Michigan Street.Michigan Street site concept.
Intersection of Monroe Street and Michigan Street looking east.Michigan StreetMonroe Street
South Street
Bronson Street
Western Avenue
View shown in rendering
27 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
Monroe Street Area | Sites 4, 5
Monroe Street can be an active, attractive place lined
with a mix of development, typically in buildings of 2-3
stories. Small apartment buildings and townhouses
could fill vacant and underutilized lots, while existing
commercial spaces could be renovated as a space
for small shops and offices. The open space north
of the Monroe Park Apartments can be formalized
with improved amenities as a location for passive
recreation. Reconnecting Fellows Street to Monroe
Street at the west edge of this green space could
be explored. Streetscape improvements, including
improved sidewalks, crosswalks, lighting, tree planting,
and upgraded protected bicycle lanes, can be made to
Monroe Street to enhance safety and comfort.
Monroe Street site concept.
C
B
A
Adaptive reuse of building; renovation of facade
Parking accessed from alley
Medium-density residential development
D Formal green space
Monroe Street looking south east toward Carroll Street.Michigan StreetMonroe Street
Carroll StreetColumbia StreetFellows StreetSt. Joseph StreetLow- to medium-density residential
development site concept.
A A
B C
D
View shown in rendering
28 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
Carroll Street Green | Sites 6
The green space at Carroll and South Streets can be further enhanced as
a central gathering place for the Monroe Park Neighborhood. The location
could feature a lawn for small formal and informal neighborhood events
while continuing to host a community garden. Intersection improvements,
such as a raised intersection, could be installed as both a traffic calming
measure and a way to highlight this special space.
Carroll Street Green site concept.
B
A
Green space & gardens
Intersection improvements
Carroll Street Green at South Street looking northeast.Carroll StreetSouth Street
South Street
A
B
View shown in rendering
29 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
Industrial Area | Site 7, 8
New industrial uses can fill empty lots along the railroad
tracks. On Tutt Street, small-scale light industrial uses,
such as maker-spaces and workshops that appeal to
emerging entrepreneurs, could be grouped around
informal public space. The area could include space for
recreational use and gardens. North of the tracks, a new
light industrial building can be placed at the end of St.
Joseph Street.
Edgewater Area | Site 9
Preservation and enhancement of the Edgewater Neighborhood’s historic houses can ensure its charm remains intact. Neighborhood-scale residential buildings, ranging
from single-unit dwellings to structures of up to four units, can be constructed on empty lots on Lincoln Way East. Edgewater Park can be strengthened as a riverside
amenity. Improved pedestrian and bicycle connections to the Edgewater Neighborhood can be made to both to the east and to the west.
Open space and residential development looking west from Lincoln Way and Bronson Street.Residential infill in Edgewater.
C
B
A
Edgewater Park
Low-density residential Infill
Bronson Green
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View shown in rendering
30 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
Lincoln Way Area | Sites 10, 11, 12, 13, 14
New housing, spots for businesses, green space, and
views of the river can be realized at the southeast edge
of the Monroe Park | Edgewater area. In the 1960s, a half-
mile freeway segment straddling the river was cut through
the area, devaluing it; highway removal can reverse this
situation. In cooperation with the Indiana Department of
Transportation, the State Road 23 ramps can be taken out,
while other street connections are added to maintain efficient
neighborhood access. In the area reclaimed from the highway
ramps northwest of State Road 23, apartment buildings and
townhouses of 2-3 stories can be added. Sections of publicly
accessible riverside trail can be added where feasible.
Bronson Street could be reconfigured just west of Lincoln
Way to provide a green space that serves as a neighborhood
gateway and disincentives vehicular traffic from cutting
through the area. Underutilized properties near the
intersection can be used for detached houses, townhouses,
small apartment buildings of 2-3 stories, or even a small shop.
The parking lot north of the intersection could flex into a
gathering space for neighborhood events or outdoor sales.
The area near Lincoln Way and Sample Street can be used for
medium- to high-density residential uses of 2-4 stories, plus
small commercial uses. Farther west along Sample Street,
limited light industrial space could be integrated, too.
Lincoln Way Area site concept.
C
B
A
Medium-density residential development
Parking internal to block
Medium-density residential development
D
E
Linear connection to river
Low-intensity industrial development
F Mixed-use development
G Streetscape improvement
H Neighborhood signage and green space
Medium-density residential
development site concept.
Low- to medium-density residential
development site concept.
Medium-density residential
development site concept.
Low-density residential
development site concept.
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Marietta StreetState
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Sample Street
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31 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
Cloverleaf redevelopment concept looking northwest from the St. Joseph River.
32 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
Parks & Trails
Edgewater Park, looking south.
West Bank Trail, looking north.
Existing TrailsExisting Parks and Open Spaces
Parks and Trails Key
Proposed Trails
Recreational Trails
Maps showing Parks and Trails.
Proposed Parks and Open Spaces
The Monroe Park | Edgewater Neighborhood can feature a series of
formal and informal open spaces. A new green space along Bronson
Street at Lincoln Way provides an informal place for community events
and neighborhood signage. Formalizing the open space on Monroe
Street with a gathering space can help create a more attractive place
for recreation. Improvements to all green spaces, including Edgewater
Park, should be done after a more detailed public park planning
process.
Parks
The existing West Bank Trail can be enhanced with better lighting and
active uses along it. Lighting and railing improvements can be made
to the pedestrian bridge to provide a more comfortable connection
to Howard Park and the Northside Trail. The trail can be extended
south and east, providing access to Lincoln Way East and the Farmers
Market area. A safe route between the West Bank Trail and the Monroe
Park neighborhood should be created across Monroe Street/Lincoln
Way East.
Monroe Street
South Street
Sample Street (State Road 23)St. Joseph StreetMichigan StreetFellows StreetCarroll StreetColumbia StreetSt. Jo
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Wayne Street
Bronson Street
Arch Avenue
Tutt Street
33 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
Preserve Historic Character
Neighborhood boundary
Preserve Historic Character Key
Taylor’s Field Historic District
Edgewater Historic District
Map showing Local Historic District boundaries.
National Register DistrictLocal Historic District
National Register historic districts are established to preserve
buildings, structures, and sites of historical, architectural,
engineering, and cultural significance. A National Register
district designation provides the ability to use rehabilitation tax
credits and protects the area from federally funded projects
that may negatively impact its historic fabric. The Monroe Park
| Edgewater Neighborhood Plan area does not currently have
any National Register districts.
Local historic districts are established to preserve buildings,
structures, and sites of historical, architectural, engineering,
and cultural significance in South Bend. In the planning area,
Taylor’s Field, Edgewater Place, and South Michigan Street
are local historic districts. Additionally, six structures within the
planning area are designated local landmarks.
Edgewater local historic district signage.River of Life Church on St. Joseph Street.
Locally designated historic
structures / sites
South Michigan Street Historic District
Monroe Street
South Street
Sample Street (State Road 23)St. Joseph StreetMichigan StreetFellows StreetCarroll StreetColumbia StreetSt. Jo
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Wayne Street
Bronson Street
Marietta StreetTutt Street
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34 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
Housing Strategies
Market Challenges Missing Middle
For much of the Monroe Park | Edgewater
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.
A range of housing strategies will help ensure the Monroe Park | Edgewater Neighborhood as a successful, diverse, mixed-income area.
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 Monroe Park | Edgewater 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 Repair and Quality
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.
During the planning process, participants
were asked a series of questions about the
planning area. Of those that responded... stated that the need
for repair of existing
homes was an issue in
the neighborhood
80%71%
stated that absentee or
poor quality landlords
were an issue in the
neighborhood
stated the need for
more homeownership
was an issue in the
neighborhood
60%
House on Edgewater Drive.
Vacant lot on Edgewater Drive.
Home Ownership
The City of South Bend has several programs to assist
first time homebuyers and current homeowners:
• Certified First Time Home Buyer Education
which is typically required for most federal
and state housing assistance programs such
as Habitat for Humanity and Community
Homebuyers Corporation for home buyers
whose income does not exceed 80% of the Area
Median Income.
• South Bend’s Housing Counseling Agency
offers housing counseling and is open to all
individuals in need regardless of whether they
are participating in an assistance program. This
includes both foreclosure prevention counseling
and credit / budget counseling.
35 Monroe Park | Edgewater Neighborhood Plan
Neighborhood Plan
DRAFT
Sustainability Principles
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 Monroe Park | Edgewater Neighborhood Plan support
the City’s sustainability goals related to green infrastructure, built environment, and clean transportation.
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.
• 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.
• 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.
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.
• 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.
• 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.
Reducing energy use in South Bend will significantly cut greenhouse
gas emissions.
• Rehabilitate existing structures to reduce carbon emissions and
construction waste.
• Reuse materials or select lower-carbon building materials when
constructing new housing.
• Promote the use of solar panels for energy generation.
• Encourage urban residential infill and the use of existing
public utilities and infrastructure to reduce the need to extend
services into rural areas.
Green Infrastructure Built Environment Transportation
36 Monroe Park | Edgewater Neighborhood Plan
DRAFT
37 Monroe Park | Edgewater Neighborhood Plan
DRAFTSTREETS & TRANSPORTATION
Streetscape & Traffic Calming • Bike Infrastructure
DRAFT
38 Monroe Park | Edgewater Neighborhood Plan
Streets & Transportation
Streetscape Improvements & Traffic Calming
Throughout the planning process, participants
frequently noted the need to address the condition
of streets, alleys, sidewalks, and lighting within the
Monroe Park | Edgewater 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
Monroe Park | Edgewater Neighborhood should be
improved in accordance with South Bend’s Complete
Streets 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.
stated improved sidewalks
would encourage them to walk
more. 2 out of 3During the planning process, participants were
asked a series of questions about streets, bicycle
infrastructure, and other infrastructure topics.
stated they walk in the
neighborhood.
stated slower traffic would
encourage them to walk
more.
87% 41%
Intersection improvements are projects to improve
safety, often by reducing excessive pavement
widths and enhancing pedestrian crossings.
Priority Areas
Intersection Improvements
Priority Areas
Traffic Calming
Priority Areas
Streetscape Improvements
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.
Traffic calming involves small-scale interventions
to alter the physical design of a street to improve
safety for pedestrians, bicyclists, and motorists.
South Street
Carroll Street
Jefferson Boulevard (realignment)
Dr. Martin Luther King Jr. Boulevard / Michigan
Street
Monroe Street / Lincoln Way
Bronson Street (Lincoln Way- Marietta Street)
Street Reconnections
• River West Area (Page 24)
• Cloverleaf Area (Page 31)
Michigan Street - Western Avenue
Monroe Street / Lincoln Way (at curve)
Lincoln Way - South Street
Lincoln Way - Bronson Street
Lincoln Way - State Road 23
Lincoln Way - Sample Street
Reconnect Marietta Street to State Road 23
South Street - Carroll Street
Bronson Street - Michigan Street (lighting)
39 Monroe Park | Edgewater Neighborhood Plan
Streets & Transportation
Streets Map Key
Streetscape Improvements
Traffic Calming
Intersection Improvements
Map showing infrastructure improvements.
Street Connectivity Focus Area
Monroe Street
South Street
Sample Street (State Road 23)St. Joseph StreetMichigan StreetFellows StreetCarroll StreetColumbia StreetSt. Jo
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Wayne Street
Bronson StreetMain StreetTutt Street Marietta StreetArch
Avenue
Potential Street Connection
DRAFT
40 Monroe Park | Edgewater Neighborhood Plan
Streets & Transportation
Bike Infrastructure
Following is a list of bicycle-related projects proposed for the Monroe Park | Edgewater Neighborhood.
stated designated bicycle infrastructure
would encourage them to bike more.
During the planning process, participants were asked
a series of questions about bicycle infrastructure.stated slower traffic would encourage them
to bike more.
Shared Use PathProtected Bike Lane
Off-street facility shared by people on foot and bicycles
Shared On-Street
On-Street facility shared by both
vehicles and bicycles without
designated space for each.
Facility separated from motor vehicle traffic by a curb, planter, or other
physical barriers for the exclusive use of people on bicycles
39%50%
Route ExtentRouteExtent
Dr. MLK Jr. Boulevard /
Michigan Street Wayne Street - Sample Street
Jefferson Boulevard Michigan Street - St. Joseph River
Lincoln Way West Bank Trail - Sample Street
State Road 23 High Street - St. Joseph River
Sample Street Michigan Street - St. Joseph River
Bike Lane
Designated lane for bicyclists
within the street normally marked
with a painted line and cyclist
symbol.
Route Route
None Fellows Street
41 Monroe Park | Edgewater Neighborhood Plan
Streets & Transportation
DRAFTMonroe Street
South Street
Sample Street (State Road 23)St. Joseph StreetMichigan StreetFellows StreetCarroll StreetColumbia StreetSt. Jo
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Map showing bicycle infrastructure improvements.
Streets Map Key
Shared Use Path (Trail)
Protected Bike Lane
Bike Lane
Shared On-StreetExisting
Shared Use Path (Trail)
Protected Bike Lane
Bike Lane
Shared On-StreetProposed
Bicycle Infrastructure Connectivity
Focus Area
High-quality bicycle infrastructure should be included
in the River West and Cloverleaf areas as specific
plans for those places are finalized.
42 Monroe Park | Edgewater Neighborhood Plan
DRAFT
43 Monroe Park | Edgewater Neighborhood Plan
DRAFTBUILT FORM & ZONING
Zoning Districts • Zoning Map • Building Types
44 Monroe Park | Edgewater Neighborhood Plan
Built Form & Zoning
DRAFT
Built Form & Zoning
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 Monroe Park | Edgewater 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 Monroe Park | Edgewater 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 Monroe Park | Edgewater Neighborhood’s pedestrian-oriented,
urban environment. Vehicle access, parking, and garages should be
from alleys when present. Vacating of alleys is discouraged as it hinders
redevelopment of vacant lots. Drive-throughs are discouraged, and if they
are present, they should be designed not to be visible from the street.
New commercial development should occur according to the standards
of the NC Neighborhood Center District or DT Downtown District.
As properties are developed or reused, nonconforming conditions should
be brought into conformance with the proposed zoning district shown,
including landscaping, parking, lighting, and building standards.
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. Ancillary dwelling units, such as
garage apartments or backyard cottages, are encouraged for the Monroe
Park | Edgewater Neighborhood.
If the cloverleaf ramps were to be removed and the land redeveloped,
the land could be rezoned to an urban district to ensure a well-designed
project.
The South Bend Zoning Map divides the city into twelve zoning districts.
Eight of these districts are proposed for the Monroe Park | Edgewater
Neighborhood: U1, U2, U3, UF, NC, DT, OS, and I.
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 Monroe Park |
Edgewater Neighborhood.
Due to its suburban nature, the S2 District is
not appropriate anywhere in the Monroe Park |
Edgewater Neighborhood.
The U1 District is well suited for most of the
Edgewater Neighborhood and the portion
of the Monroe Park neighborhood between
South and Bronson Streets. This plan
would support special exceptions for newly
constructed duplexes.
Intent
45 Monroe Park | Edgewater Neighborhood Plan
Built Form & Zoning
DRAFTThe 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 District would apply to properties in
the area north of Monroe Street in the River
West area, as well as properties on the west
side of Michigan Street.
Areas north of South Street in Monroe Park
are appropriate for the U2 District. The plan
would support rezoning properties within the
U1 District south of South Street to the U2
District for sensitively designed buildings of up
to four units built at a scale compatible with
surrounding residential properties.
Properties along major streets such as Monroe
Street - Lincoln Way and other scattered
locations in the neighborhood may be
appropriate for the U3 District if limited to 6
units and 2.5 stories.
The UF District is appropriate for scattered
locations to support small-scale services and
retail, especially at intersections.
Areas along Michigan Street and Monroe
Street - Lincoln Way are well suited for the NC
District.
46 Monroe Park | Edgewater Neighborhood Plan
Built Form & Zoning
DRAFT
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, auto-oriented nature,
the C Commercial District is not appropriate
anywhere in this urban, downtown-adjacent
neighborhood.
The OS District includes Plaza Park, (the West
Bank Trail) and the city-owned lots along
Monroe Street east of Fellows Street.
The U District is not currently proposed for the
Monroe Park | Edgewater Neighborhood.
The I District is appropriate for existing
industrial areas located in the southern tier of
the neighborhood. Any development in the
I District should be sensitive to surrounding
land uses.
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.
The planning area has three local historic
districts (Taylor’s Field, South Michigan Street,
and Edgewater Place) and six local landmarks.
Existing local districts and designated local
landmarks should be maintained. Other
properties may be added to the HP Overlay
District as warranted by designation criteria.
HP
47 Monroe Park | Edgewater Neighborhood Plan
Built Form & Zoning
Proposed Zoning Map for Monroe Park | Edgewater Neighborhood Area.
Monroe Street
South Street
Sample Street (State Road 23)St. Joseph StreetMichigan StreetFellows StreetCarroll StreetColumbia StreetSt. J
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R
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Rush StreetJefferson Boulevard
Dr. MLK Jr. BoulevardLi
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W
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Ed
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r
D
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Ri
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A
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Western Avenue
Wayne Street
Bronson Street
Tutt Street Marietta StreetArch
Av
e
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eMain StreetU1: Urban Neighborhood 1
U2: Urban Neighborhood 2
U3: Urban Neighborhood 3
UF: Urban Flex
NC: Neighborhood Center
OS: Open Space
I: Industrial
Zoning Districts
DT: Downtown
C: Commercial
HP: Historic Preservation Overlay
Proposed Zoning Map for land reclaimed by State Road 23 ramp removal.Marietta StreetL
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W
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Sample Street
State
R
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2
3 St.
J
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48 Monroe Park | Edgewater Neighborhood Plan
Built Form & Zoning
DRAFT
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 shows 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
49 Monroe Park | Edgewater Neighborhood Plan
Built Form & Zoning
DRAFT
Townhouse Apartment House Stacked Flats Shop Mid-Rise / Tower
U3 NC DTS2S2S2U2U2U3U3UFUFUFUFNCNCNCDTDTDTDT
50 Monroe Park | Edgewater Neighborhood Plan
DRAFT
51 Monroe Park | Edgewater Neighborhood Plan
DRAFTIMPLEMENTATION MATRIX
Infrastructure • Parks • Housing • Underutilized Properties • Sense of Community
52 Monroe Park | Edgewater Neighborhood Plan
Implementation Matrix
DRAFT1.1
1.2
Monroe Street - Lincoln Way: Complete streetscape improvements including an upgraded
protected bike lane and improved intersections and pedestrian crossings, particularly at Karl
King Tower
1.3
Implementation Matrix
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 10 years, are highlighted in the implementation matrix below.
Strategy 1: Create a safe and attractive neighborhood through infrastructure improvements.
1.4
1.7
1.8
1.9
1.11
1.10
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
1.6 Cloverleaf Ramps: Reconfigure the State Road 23 cloverleaf ramps while maintaining
connectivity for the neighborhoods.
Street Trees: Plant street trees where possible.
River Bank Stabilization: Monitor and maintain the river bank along the Edgewater
neighborhood.
South Street: Explore traffic calming measures and an improved intersection at Carroll Street.
Michigan Street: Complete streetscape improvements including protected bike lanes.
1.5
Jefferson Boulevard: Explore ways to reestablish a through connection between the St.
Joseph River and Dr. Martin Luther King Jr. Boulevard.
INDOT
Monroe Park Neighborhood Association,
Residents, Property Owners
Traffic Calming: Complete high priority traffic calming on neighborhood streets.
Promote Curb and Sidewalk Program: Promote existing curb & sidewalk replacement
program to assist with costs.
Monroe Park Neighborhood Association,
Residents, Property Owners
Infrastructure Maintenance: Complete regular maintenance on streets and sidewalks
throughout the neighborhood.
New Street Connections: Explore new street connections to improve connectivity through the
River West area.
Developers
53 Monroe Park | Edgewater Neighborhood Plan
Implementation Matrix
DRAFT
2.1
2.2
Bridge to Howard Park: Complete improvements to bridge deck, railing, lighting, and other
features.
West Bank Trail: Provide pedestrian and bicycle extensions to connect to River West area
and Monroe Street.
2.3 Edgewater Park: Explore improvements to park amenities.
2.5 Carroll Street Green: Explore improvements to park amenities.
Strategy 2: Improve park spaces and access.
2.4 Plaza Park: Explore improvements to park amenities.
3.1
3.2
3.3
3.5
3.4
Strategy 3: Develop and preserve housing in the neighborhood.
Zoning: Update the zoning map for the plan area.
Tools: Explore mechanisms that can assist with the financial gap that impacts housing
development.
Home Repair: Ensure housing is well maintained by offering owner-occupied housing repair
assistance and using code enforcement tools as necessary.
3.6 Home Ownership: Explore mechanisms that can promote and transition renters into
homeowners in the neighborhood.
Community Toolshed: Implement a community toolshed which allows residents to check out
tools in order to complete housing repairs. 3.7
Residents
Monroe Park Neighborhood Association
Historic District: Explore listing Taylor’s Field and Edgewater Place on the National Register of
Historic Places to allow for the use of federal tax credit incentives.Indiana Landmarks, Residents
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.Developers, Local Nonprofit Housing Providers
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
Nonprofits Organizations, Property Owners
Monroe Park Neighborhood Association
Nonprofit Organizations
Nonprofits Organizations, Financial Institutions
54 Monroe Park | Edgewater Neighborhood Plan
Implementation Matrix
DRAFT4.1
4.2
4.3
Strategy 4: Address underutilized and problem properties in the neighborhood.
4.4
5.1
5.2
5.3
4.5
5.4
Strategy 5: Develop sense of community through neighborhood engagement.
City-Owned Lots on Monroe Street: Develop city-owned lots for green space and recreation.
Problem Properties: Utilize the Chronic Problem Properties regulations to reduce the negative
impact of problem properties on the neighborhood.
Capacity Building: Build neighborhood capacity through engagement of all neighborhood
residents.
Neighborhood Events: Hold neighborhood events which celebrate the neighborhood.
Communication: Develop and maintain communication with neighbors including residents of
rental housing.
Relationships: Foster relationships among the City, neighborhood institutions, and the
neighborhood organization.
River West Area: Assist in the redevelopment of underutilized land, improving the
connectivity for all modes of transportation, and providing quality public green spaces. Developers
Michigan Street Commercial Corridor: Enhance Michigan Street as an area for medium- to
high-density mixed-use development.Developers, Business Owners, City of South Bend
City-Owned Lots: Reuse city-owned property on Carroll Street for infill housing.Developers
Neighborhood Associations
Neighborhood Associations
Neighborhood Associations
Neighborhood Associations
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
Neighborhood Association,
Neighborhood Institutions
5.5 Monroe Park Neighborhood Revitalization Plan: Fully implement the Monroe Park
Neighborhood Revitalization Plan.Monroe Park Neighborhood Association
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0167-23 August 21, 2023
Property Information
Subdivision Name: RESURRECTION LUTHERAN ACADEMY MINOR SUBDIVISION
Location: Southeast corner OF Nimtz Pkwy and Olive Rd, City of South Bend.
Requested Action
The total area of the subdivision is 8.23 acres and will consist of 1 building lot.
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 4
Staff Report – PC#0167-23 August 21, 2023
Proposed Plat
SOUTH BEND PLAN COMMISSION Page 3 of 4
Staff Report – PC#0167-23 August 21, 2023
Proposed Plat
SOUTH BEND PLAN COMMISSION Page 4 of 4
Staff Report – PC#0167-23 August 21, 2023
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 will be required for any future development of
the site.
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: Sidewalk will be required along Nimtz and Olive. A future
drainage plan may be required.
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 1 of 3
Staff Report – PC#0168-23 August 21, 2023
Property Information
Subdivision Name: VISION REALTY'S NAPOLEON STREET MINOR SUBDIVISION
Location: NORTH SIDE OF NAPOLEON BLVD APPROXIMATELY 150' WEST OF ST.
LOUIS STREET
Requested Action
The total area of the subdivision is 0.22 acres and will consist of 2 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) Updating the street name to Napoleon Boulevard
SOUTH BEND PLAN COMMISSION Page 2 of 3
Staff Report – PC#0168-23 August 21, 2023
Proposed Plat
SOUTH BEND PLAN COMMISSION Page 3 of 3
Staff Report – PC#0168-23 August 21, 2023
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 a development of single-unit
dwellings.
Rights-Of-Way: Napoleon should be labeled as Napoleon Boulevard
Utilities: The site will be served by municipal water and sewer.
Agency Comments: A shared access easement is required by Engineering.
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) Updating the street
name to Napoleon Boulevard