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Home My WebLink AboutPortage-Elwood-Neighborhood-Center-Vision-FinalSouth Bend, Indiana Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 WHAT IS A VISION? The purpose of a vision is to develop a shared long- range statement of what a neighborhood, or other area of the city, wants to achieve. It communicates an area’s intended direction to residents, business and property owners, service providers, and other decision makers. The goal of a vision is to create more attractive, convenient, efficient, equitable, and healthy places for present and future generations. It aims to ensure an area’s needs are met and new development is accommodated while the positive aspects and character of the area is maintained. A vision provides a broad framework for future development and a starting point for more detailed planning and public engagement as individual projects are pursued. The vision will continually evolve to meet the changing needs of a community. A vision is not intended to represent the exact results expected from its implementation. HOW ARE VISION DOCUMENTS USED? 1. Neighborhood residents will use the vision to gain an understanding of planning initiatives in the short, medium, and long terms. 2. Public officials and community leaders will use the vision to direct funding and to make decisions on zoning and land use issues. 3. Planners will use the vision to understand key issues important to the area and as a guide to implementing priority projects and initiatives. Table of Contents Section 1: Project Overview . . . . . . . . . . . . . . . . .3 Plan Area and Project Overview .....................4 Community Presentation and Workshop Summary .....6 Charrette Summary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 Section 2: Big Ideas . . . . . . . . . . . . . . . . . . . . . .13 Guiding Design Framework. . . . . . . . . . . . . . . . . . . . . . . . .14 Big Idea 1: Strengthen Services and Amenities. . . . . . . . .19 Big Idea 2: Improve Connections ...................25 Big Idea 3: Strengthen Identity ......................31 Big Idea 4: Affordable Spaces ........................35 Big Idea 5: Activate the Park ........................39 Section 4: Economic Analysis . . . . . . . . . . . . . . . 43 Background Analysis: Retail .......................44 Background Analysis: Household Income ............47 Background Analysis: Employment .................50 Pro-forma Analysis: Housing .......................52 Pro-forma Analysis: Retail ..........................52 Pro-forma Analysis: Maker Spaces ...................53 Lifestyle and Grocery Analysis .....................54 Section 5: Next Steps . . . . . . . . . . . . . . . . . . . . .55 Appendix 1: Charrette Posters & Add’l Comments .57 Appendix 2: Additional Pro-forma Analysis . . . . . . .81 Appendix 3: Lifestyle Segments . . . . . . . . . . . . . .87 2 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Project Overview 1: section Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 3 Plan Area and Project Overview Retail Plaza parking lot. Some businesses are identified as valuable assets to the surrounding neighborhoods, but the parking lot is currently identified as an underutilized space. Former Drewrys Brewery warehouse building, once housed the bottling process. The Drewrys site is currently identified as a constraint and opportunity for reuse. Muessel Grove Park with its memorable oak trees, lined by small-scale houses. The park is an asset and an opportunity for more active uses. PLAN AREA The Portage & Elwood Neighborhood Center Vision examines an approximately 48 acre area bounded by Portage Avenue to the east, Elwood Avenue to the north, Wilber Street to the west, and Vassar Avenue & the former railroad tracks to the south. The Neighborhood Center is located in the northwest area of South Bend and sits at the center of nine neighborhoods. PLANNING PROCESS AND GOALS The City and consultant team held a series of meetings and a four-day charrette with property owners and community members. The process allowed discussion and exploration of design ideas and concepts for the future vision of the Neighborhood Center. As part of the process the City and consultant team meet with all property owners within the Neighborhood Center in order to better understand their current use of the property as well as future plans and goals. A community presentation and workshop was held in April to help establish a collective vision and learn about opportunities for the area. This information was used as a basis for the four-day charrette process held in May. Over the four-days there were a number of opportunities for the public to provide their input, including two public presentations, one open house, a round-table discussion, and 16 hours of drop-in open studio. Over 200 community members participated in the process. Through the many opportunities for engagement a shared vision was developed. The Portage & Elwood Neighborhood Center Vision is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use and design decisions. The goals are to: • Establish a community vision for the Center; • Facilitate the revitalization of the underutilized and underdeveloped Center; • Ensure attractive, well designed development that enhances the image of the Northwest side and the City as a whole; • Ensure desirable, multifunctional, and unique development which fits into its surroundings and that serves the needs of city residents; • Generate private investment in and near the Center; and; • Direct improvements to public infrastructure such as streets, sidewalks and open spaces, within the Center. 4 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 1: Project Overview Key South Bend, Indiana Design Charrette May 2018 Portage & Elwood Neighborhood Center © 2018 Opticos Design Inc. Aerial Base Map Scale: 1”:100’ Parcels Project Area Boundary 0 100' 200' 1/4 Acre 1 Acre Po r t a g e A v e n u ePort a g e A v e nue Kessler BlvdElwood Avenue King Street King Street Muessel Grove Park Former Drewrys Brewery Site AEP Substation Holy Cross Church and School Muessel Elementary School Vassar Avenue California Avenue California Avenue Humbolt StreetHumbolt Street Wilber StreetWilber StreetWilber StreetLawndale AvenueDiamond AvenueN Cleveland AvenueBlaine AvenueMedora StreetAnderson AvenueDiamond AvenueW Angela BlvdCoal Line Trail (scheduled completion: 2020)CVS Portage Meat and Market Plan Area outlined in white This diagram shows a radius of a 5-min, 10-min, and 1 mile walk, also know as pedestrian sheds. A ‘ped shed’ is an approximate area that ideally contains a mix of housing choices within a short walking distance of retail and services. The size of a ped shed is based on the distance the average person can comfortably walk from the Neighborhood Center to its edge. WHAT IS A NEIGHBORHOOD CENTER? The term ‘Neighborhood Center’ both describes a place type and location. As a place type, a neighborhood center is a distinct perceived center of activity which includes everyday amenities such as grocery stores, cafes, restaurants, offices and services aimed primarily at the needs of customers. As a location, this area is located within a 5 to 10 minute walking distance from surrounding neighborhoods. Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 5 Section 1: Project Overview Opening presentation Participants were asked to give their input through a mapping exercise. Input from the ‘One word’ visioning exercise Community Presentation and Workshop Summary OVERVIEW The project kicked off with a community presentation and workshop in mid-April 2018. The goal of the workshop was to gather community input and information about the plan area in order to inform the design ideas tested during the charrette. As part of the process, the city staff and consultant team conducted interviews with property owners, community groups, and city groups with interest in the plan area. At the evening community presentation and workshop, 70+ community participants, including two council members, attended and contributed their input on the vision for the Neighborhood Center through two visioning exercises: 1. writing one word or phrase that describes the area today as well as writing a word or phrase of what would like to see in 20-years; and 2. a mapping exercise. 6 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 1: Project Overview 1 Community Presentation And Workshop Summary One Word to Describe the Portage and Elwood Neighborhood Center Participants were asked to write down one word or phrase to describe their perception of the plan area Today and then write down one word or phrase to describe their vision for the plan area 20 years in the Future. Below is a summary of the results. Today 20 Years in the Future Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 7 Community Presentation And Workshop Summary 1 Section 1: Project Overview Mapping Exercise Participants were asked to place a dot and write comments for opportunities (locations for potential improvements), assets (places that contribute positively to the neighborhood), and constraints (places which contribute negatively to the neighborhood). The following are the comments organized by topic. RETAIL PLAZA • Farmer’s Market • Small craft brewery • Make pedestrian friendly • New ownership that meets community needs (including grocery) • Eyesore at entrance (existing building on corner of Portage Ave. and Elwood Ave.) • Must have grocery store!! • Coffee House • Barber • Open Market • Needed laundry mat • Underutilized parking lot • Movie theater • Constraint = private ownership, we don’t know what is going to happen! • Supermarket key to keeping center truly a community asset and center of pedestrian and car traffic • Asset central to 3+ major neighborhoods • We need a grocery store! • Restaurants • Retail • Plants • Healthy, ethnic, local • Eliminate liquor store • Gathering place • Uncertainty of new owner • Activate the parking lot • Grocery, hardware store, pharmacy, laundry mat are assets FORMER DREWRYS BREWERY SITE • Clean up • Remove smoke stack • Infrastructure, roads? • Land re-use • Owner unresponsive • Courtyard style apartments that are eco-friendly • Resurface and streetscaping • Mixed housing • Rec Center • Opportunity only can be improved • Private owner hasn’t been cooperative isn’t local • Jobs and job training • Opportunity for expanding green space • Dog Park? • Community center • Rec center • Keep smokestack • Pile of bricks, needs cleaned up • Community Space • Mixed income housing • Mixed Use housing • Connection through (from Elwood Ave. to Vassar Ave.) • Commercial • Organic/urban • Food franchise • Healthcare • Small business • Help connect neighbors to retail • New uses to help neighborhood, face the park 8 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 1: Project Overview 1 Community Presentation And Workshop Summary MUESSEL GROVE PARK & COAL LINE TRAIL • Access from Trail • Beauty • Family spaces • Connectivity • Why no Sidewalks?!? • Close to river and river walk = pedestrian access to Shopping Center • Tiny houses? • Skate park • Baseball/football/soccer fields • Band Shell /Amphitheater • Lighting • Restroom with pavilions for rent • Make safer to use • Benches • Picnic area/fire pit • Bike station restrooms • More amenities (trail, pavilion) • Parking • Toddler playground • Big playground please! • Games, books, and fun store • Big dog park • Café/Bakery • Small forest • Community garden • Restore water (old marsh) • Splash pad • Mature trees • Native nature field • Vacant homes can become part of “trail”…rest spot • Trail connections with neighborhoods, places want to go • Lots of neighbors walk or bike for transportation STREETS AND INTERSECTIONS • Make pedestrian friendly • Traffic restriction (Portage Ave. from Elwood Ave to Diamond Ave.) • Less concrete, more life, more green (along Portage Ave.) • Asset major arteries with bus lines (along Portage Ave.) • Roundabout (at Diamond Ave. and Portage Ave.) • Resurface and streetscaping • Stoplight (Portage Ave. and Elwood Ave.) • Bus stop cover (corner of Portage Ave. and Elwood Ave.) • Access to retail (from Vassar Ave.) • Make Elwood better for walking / biking • What’s happening with AEP, make look nice • Bus routes - add shelters • Near lots of neighborhoods, make more pleasant to get to plaza Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 9 Community Presentation And Workshop Summary 1 Section 1: Project Overview Comment boards Physical model of plan area Brown bag lunch discussion Charrette Summary WHAT IS A CHARRETTE? A charrette is an intense, multi-day planning workshop where a broad range of people can collaborate to develop a vision for a defined area. Charrettes are organized to encourage the participation of all; that includes everyone who is interested in bringing the vision to reality: residents, property owners, developers, and local government. The charrette process provides a place to generate ideas and give immediate feedback to the City and Consultant Team. As a result, this dynamic and inclusive process can quickly identify and address obstacles. This process results in a feasible vision that represents the collective ideas of participants and the realities specific to the community. CHARRETTE PROCESS The Portage and Elwood Neighborhood Center Charrette had a range of engagement opportunities including an opening presentation, an open house, a roundtable discussion, open studio hours, stakeholder meetings, and a closing presentation. Throughout the entire process, there was a scaled, 3-D model of the project area on hand to use as the community explored the vision for the area. The opening presentation set the stage for the process by presenting the project, sharing the input collected during the April community presentation and workshop, and discussing the schedule & additional opportunities for involvement during the four-day charrette. The public open house provided an informal review of in- progress ideas and drawings. The community was able to share thoughts on the ideas generated to that point with the City and consultants. The roundtable discussion was led by the economic consultant and focused on the economics of the neighborhood center. Community members learned more about the economic aspects of a successful shopping center and shared their experiences and desires for the future of retail in the area. The open studio offered the community times to stop in, review the concepts & drawings in real time, and talk to design team members. Community members were able to ask questions and share their thoughts on the vision for the area. A series of stakeholder meetings were held during the charrette. These were small meetings with specific individuals and organizations in order to develop feasible ideas as part of the vision. Stakeholder meetings included area developers (both commercial and residential), council members, city engineering staff, and property owners as well as representatives of area organizations such as the Urban Garden Market and local realtors. The closing presentation provided a chance for the community to see the design concepts that were developed throughout the entire process including the guiding framework and the “big ideas.” During the charrette over 150 individuals participated and hundreds of sticky notes and comments were shared with the City and Design Team. Comment boards used during the charrette and additional comments collected can be found in Appendix 1. 10 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 1: Project Overview 1 Charrette Summary Wednesday, May 9th 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM South Bend Charrette Schedule - 4 Day Sunday, May 6th Monday, May 7th Tuesday, May 8th Closed Studio: Design Team setting up space Closed Studio: Design Team working on design ideas and setting up for Closing Presentation Open Studio: Stop by and talk with design team members one-on-one & give input on your vision for the plan area. Use a scale model of theproject study area to explore building form and scale. Closing Presentation:The design team will present the design concepts produced over the past 4 days 11:00 AM Brown Bag Lunch Discussion:Information session and round table discussion led by the economic consultant. Local Business owners and community are invited to discuss the future of site.(Led by Glenn Kellogg) 10:00 AM Open Studio: Stop by and talk with designteam members one-on-one &give input on your vision for the plan area. Use a scale model of the project study area to explore building form and scale. Open Studio: Stop by and talk with designteam members one-on-one &give input on your vision for the plan area. Use a scale model of the project study area to explore building form and scale. Open Studio: Stop by and talk with design team members one-on-one & give input on your vision for the plan area. Use a scale model of theproject study area to explore building form and scale. Public Open House: This will be an informal check-in/ discussion of the work created at the charrette thus far, and is a valuable opportunity for the design team to get feedback from community members Closed Studio: Design Team working on design ideas and setting up for Closing Presentation Opening Presentation: The design team will present the project, input collected from opening workshop, hold a community activity and outline the tasks planned to be completed during the charrette. Wednesday, May 9th 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM South Bend Charrette Schedule - 4 Day Sunday, May 6th Monday, May 7th Tuesday, May 8th Closed Studio: Design Team setting up space Closed Studio: Design Team working on design ideas and setting up for Closing Presentation Open Studio: Stop by and talk with designteam members one-on-one & give input on your vision for the plan area. Use a scale model of the project study area to explorebuilding form and scale. Closing Presentation: The design team will present the design concepts produced over the past 4 days 11:00 AM Brown Bag Lunch Discussion: Information session and round table discussion led by the economic consultant. Local Business owners and community are invited to discuss the future of site. (Led by Glenn Kellogg) 10:00 AM Open Studio: Stop by and talk with design team members one-on-one & give input on your vision for the plan area. Use a scale model of theproject study area to explore building form and scale. Open Studio: Stop by and talk with design team members one-on-one & give input on your vision for the plan area. Use a scale model of theproject study area to explore building form and scale. Open Studio: Stop by and talk with designteam members one-on-one & give input on your vision for the plan area. Use a scale model of theproject study area to explorebuilding form and scale. Public Open House: This will be an informal check-in/ discussion of the work created at the charrette thus far, and is a valuable opportunity for the design team to get feedback from community members Closed Studio: Design Team working on design ideas and setting up for Closing Presentation Opening Presentation:The design team will present the project, input collected from opening workshop, hold a community activity and outline the tasks planned to be completed during the charrette. CHARRETTE SCHEDULE OF EVENTS Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 11 Charrette Summary 1 Section 1: Project Overview This page intentionally left blank. 12 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 1: Project Overview This page intentionally left blank.Big Ideas 2: section Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 13 Guiding Design Framework OVERVIEW The design work began by taking the input gathered at the community presentation and workshop and developing a visioning framework (at right) which identifies existing constraints, current and potential connections, and key considerations. Based on the framework, more specific improvements and design strategies were developed. Four main focus areas were identified for improvement, namely: • Muessel Grove Park, • Former Drewrys Brewery Site, • Retail Plaza, and • Portage Ave. and Elwood Ave. Streetscape and Intersection Improvements. Each focus area can be improved independently without relying on the improvements of the other focus areas; however, improvements to one focus area could catalyze, and should coordinate with, improvements to the others. GUIDING PRINCIPLES The guiding principles of the visioning framework are: • Introduce east / west and north / south connections within and through the area -Large portion of shopper’s access retail plaza by foot or bike -Provide both pedestrian / bike and vehicular paths -Provides better access to the large site which currently has limited streets, paths, points of access • Make Retail Plaza improvements -Consider how we can activate and improve the parking lot (large areas of unused pavement) -Improve the pedestrian / bike connection -Consider opportunities for internal layout of grocery store • Interface with Coal Line Trail -Consider how this new asset will interact & connect to its surroundings • Explore intersection and streetscape improvements -Opportunities for Portage & Elwood intersection -Opportunities for improvements to Elwood -Improve pedestrian / bike friendliness and access • Interface with the park -New development should acknowledge and positively interact with park -Will increase activity and safety (real and perceived) in park • Account for existing constraints -Existing buildings that will remain -Possibility of high water table in portion of site (used to be the location of Drewrys ice pond) . 14 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Guiding Design Framework P o r t a g e A v e . Elwood Ave. Vassar Ave. Muessel Grove Park Possible High Water Table East/West Connection East/West Connection East/West Connection Interface with Park Infill Potential CVS North/South ConnectionRetail Plaza -Activate parking lot -Rethink internal layout of grocery store -Improve pedestrian connections Intersection improvement Drewrys Site Future AEP Site Interface with Coal Line TrailWilber St.VISIONING FRAMEWORK Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 15 Guiding Design Framework 1 Section 2: Big Ideas Key Proposed Street Proposed Sidewalk Existing Buildings Proposed Buildings Open Space Muessel Grove Park Possible High Water Table Activate the Park Re- Activate Retail Plaza Housing Potential Coal Line TrailDrewrys Site 16 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Guiding Design Framework BIG IDEAS OVERVIEW Using the framework and community feedback, ‘Big Ideas’ were generated. These big ideas illustrate the improvements and design strategies that could be implemented in order to achieve the vision for the Portage and Elwood Neighborhood Center. List of Big Ideas • Big Idea 1: Strengthen Services and Amenities • Big Idea 2: Improve Connections • Big Idea 3: Strengthen Identity • Big Idea 4: Affordable Spaces • Big Idea 5: Activate the Park The Big Ideas provide a broad framework for future development and a starting point for more detailed planning. The maps, diagrams, aerial photographs, and other graphics presented are illustrations of the visions key features. These images are not intended to represent the exact results expected from the implementation of the plan, but they provide examples of the area’s desired land use, architectural character, infrastructure, and other elements. These graphics are used as tools to help explain the vision being established by the plan. The exact final form of the built environment will be influenced by market demand, available resources, and further public engagement. Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 17 Guiding Design Framework 1 Section 2: Big Ideas This page intentionally left blank. 18 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas This page intentionally left blank. Big Idea: Strengthen Services and Amenities Strengthen the types and quality of services and amenities within the neighborhood center for existing residents and broader customer base 1 Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 19 Big Idea: Strengthen Services And Amenities 1 Section 2: Big Ideas Maintain and improve grocery store and hardware store • A larger hardware store is viable: 5,000 to 10,000 sf • Smaller but better grocer is viable: 12,000 to 20,000 sf Convert additional space into business incubator space/market hall • Small food business incubators along outer edges • Inexpensive 400-800 square foot artist/maker spaces • Est. $300/month rent See Section 4: Economic Analysis for further details and pro-forma analysis Hardware Store and Grocery Store Business Incubator Spaces Business Incubator Spaces 20 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Big Idea: Strengthen Services And Amenities Target portions of the parking lot to activate with tactical programming • Strategy: “Fill the gaps” • Draw activity and traffic into retail plaza from Portage Ave. • Provide small, inexpensive business incubator options • Integrate services provided by local institutions • Food trucks along pedestrian promenade • Enhance pedestrian connectivity from Portage Ave. into retail center • Activate the connection to the Coal Line Trail with small-scale retail Business Incubator Spaces Incubator retail Airstream Trailers Pedestrian Promenade` Parking Bike/Pedestrian Oriented Small Retail P o r t a g e A v e . Elwood Ave.Coal Line TrailExisting Grocery Store Existing CVS Key Existing Buildings Proposed Buildings Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 21 Big Idea: Strengthen Services And Amenities 1 Section 2: Big Ideas Parking lot existing condition • Ample parking spaces • Pedestrians and cyclists access the grocery store through the parking lot 22 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Big Idea: Strengthen Services And Amenities Parking lot proposed improvements • Excess parking spaces removed and replaced with incubator spaces to activate the area • Pedestrians and cyclists are drawn from Portage Ave. into the retail plaza by a pedestrian passage • Pedestrians and cyclists have better access to storefronts in plaza Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 23 Big Idea: Strengthen Services And Amenities 1 Section 2: Big Ideas This page intentionally left blank. 24 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas This page intentionally left blank. Big Idea: Improve Connections Integrate better/safer pedestrian connections to and through the plan area Create strong connections between the Drewrys site and retail plaza site 2 Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 25 Big Idea: Improve Connections 1 Section 2: Big Ideas Improve pedestrian experience at retail plaza • Simple lighting and street furniture allow for a more active walkway • Introduce a promenade from Portage Ave. • Introduce sidewalks leading into retail plaza from Portage Ave. • Incubator retail spaces along promenade activates the entrance to the plaza Business Incubator Spaces Portage Ave.Coal Line TrailExistin g G r o c e r y Store Key Proposed Street Proposed Sidewalk Existing Buildings Proposed Buildings Open Space Improved Pedestrian ConnectivityArrows indicate location of pedestrian improvements needed Proposed pedestrian improvement 26 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Big Idea: Improve Connections Reinforce Coal Line Trail connections • On/off ramp from Coal Line Trail into retail plaza anchored by a small plaza with potential for pedestrian oriented retail such as a bike station or ice cream shop • Orient some buildings along the Coal Line Trail to provide eyes on the path • Introduce clear connection points / areas between the Coal Line Trail and its surroundings Site of future Coal Line Trail stop / connection to neighborhood Portage Ave. Vassar Ave.Coal Line TrailElwood Ave.Key Proposed Street Proposed Sidewalk Existing Buildings Proposed Buildings Open Space Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 27 Big Idea: Improve Connections 1 Section 2: Big Ideas Introduce a new network of streets and paths through plan area • Increase the usability and safety for pedestrians, bikes, and cars on existing and new streets (see proposed street sections on following page) • Connect surrounding neighborhoods to retail plaza from east to west by breaking through existing building in retail plaza (labeled “New Street”) • Introduce new streets connecting the site from north to south, creating new street frontage and better access to existing and new businesses at the center of the site • Formalize and improve existing street access into and through the retail plaza from Vassar Ave. • Adding a street network adds value to the plan area New Street New StreetNew StreetNew Street and Pedestrian ConnectionNew Street and Pedestrian Conn e c t i o n New Street and Pedestrian C o n n e c t i o n Proposed Improved Connection Proposed Improved Street Pro p o s e d Im p r o v e d Str e e t Key Proposed Street Proposed Sidewalk Existing Buildings Proposed Buildings Open Space Vassar Ave. 28 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Big Idea: Improve Connections PROPOSED TYPICAL NEW STREET WITH 60’ R .O .W . Two travel lanes, parking, bicycle sharrows, and wide sidewalks with street trees PROPOSED STREET IMPROVEMENTS TO ELWOOD AVENUE Two travel lanes, Improved pedestrian facilities - wide sidewalks with street trees PROPOSED STREET ALONG MUESSEL GROVE PARK Two travel lanes, parking, two-way bike path, and wide sidewalks with street trees 12'12'8'8'10' 60' ROW 10'8'8'10' 60' ROW 10'12'12'7-11' 36'-44' ROW 11'11'7-11' Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 29 Big Idea: Improve Connections 1 Section 2: Big Ideas This page intentionally left blank. 30 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas This page intentionally left blank. Big Idea: Strengthen Identity Strengthen the identity of the area as a neighborhood center Shift the perception of the area as a safe and attractive place for retail and community activities 3 Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 31 Big Idea: Strengthen Identity 1 Section 2: Big Ideas Building and frontage improvements • Streetscape improvements along Portage Ave. could be a small investment that serves as a catalyst for future improvements including, expanded sidewalk, street lights similar to those further south on Portage Ave. and some street trees • Minor building frontage improvements can contribute to an improved perception of the area and a sense of investment Potential Mural Improved Signage Improved Sidewalk Existing condition of entry into retail plaza from Portage Ave. Frontage improvements to entry into retail plaza from Portage Ave. Incubator Spaces Food Trucks and Outdoor SeatingPort a g e A v e . N Elwood Av e.Coal Line TrailStreet Trees Street Lighting 32 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Big Idea: Strengthen Identity Murals • Utilize blank walls as a canvas for local artists or organizations to creatively share the areas identity • Murals are a relatively inexpensive strategy to improve the facades of buildings and activate otherwise blank walls • Murals also reinforce the identity for the greater plan area and provide a space for local artists to contribute to the character of the place Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 33 Big Idea: Strengthen Identity 1 Section 2: Big Ideas Rebrand the area • Give the neighborhood center a name. Decide on a name for the area based on community input • Palette of materials and colors can connect the brand of the Drewrys site to the Retail plaza • Short term building frontage improvements can signal reinvestment in the area • Signage and murals can reinforce brand Reinforce a unique funky warehouse district feeling • Create a distinct shared branding strategy across the plan area, connecting the former Brewery site to the retail plaza © Copyright 2015 Opticos Design, Inc. Doheny Village | Dana Point, California September 2015 Industrial Modern: General Character New building at brewery site terminating view New micro-maker spaces connecting the two sites Open existing space onto new street Breaking through existing retail mall to introduce new, shared street 34 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Big Idea: Strengthen Identity Big Idea: Affordable Spaces Creative adaptive reuse of existing buildings Provide affordable spaces to incubate local businesses and artists Introduce a variety of high-quality housing choices 4 Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 35 Big Idea: Affordable Spaces 1 Section 2: Big Ideas Create spaces from reuse of existing buildings • Reuse space left over after decreasing size of grocery store for an indoor Market Arcade for business incubator spaces • 400 sf to 800 sf spaces for artists, incubator retail, small scale restaurants to test their ideas and businesses • Rents likely starting at about $300 per month • Restaurants could be oriented toward the outside for walk up windows from the sidewalk • Create a retail experience where customers want to stay and spend time • Small children’s indoor play area can be integrated • Creative build out with local artist for more interesting space separators • Create storefronts that face the newly introduced east/west street See Section 4: Economic Analysis for further details and pro-forma analysis Incoporate temporary retail spaces • Offers low-overhead for start-up businesses • Allows for flexibility in use of the site • Spaces can be provided in a variety of lower- cost ways such as airstream trailers, shipping containers, simple shed-like structures Market Arcade/ Business Incubator Spaces Example of similar retail mall reuse in DeSoto, Texas. Local artists created interesting space dividers. Images curtesy of Monte Anderson. New Store Fronts Example of temporary retail. See Appendix 1 for additional examples. 36 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Big Idea: Affordable Spaces Newly constructed flex/maker spaces can provide incubator opportunities • Rents likely starting at about $300 per month • 500 sf to 1,500 sf spaces to house next generation light industrial uses such as artists workshops, small scale manufacturing, etc. • Simple economically viable one story structures with $75 per sf construction • Concrete masonry unit walls, Glulam roof structure, metal roof, ductless split HVAC system, includes a bathroom in the corner, roll up garage door • Few larger trucks would be entering this area because of the smaller-scaled manufacturing nature of next-gen. use See Section 4: Economic Analysis for further details and pro-forma analysis Maker units could be used as infill on Drewrys site facing the park. Micro Maker Maker Box with Maker Loft Quonset Hut Loading BarMade-It Maker FLEX / MAKER SPACE TYPES: Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 37 Big Idea: Affordable Spaces 1 Section 2: Big Ideas Consider a new range of housing • Missing Middle is a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living • Not necessarily economically viable currently but could be in the future if rent prices increase and/or building costs decrease See Section 4: Economic Analysis for further details and pro-forma analysis See Appendix 1 for further examples on the “Types of Buildings” posters . Key Proposed Street Proposed Sidewalk Existing Buildings Proposed Buildings Open Space 38 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Big Idea: Affordable Spaces Big Idea: Activate the Park Program the park with active and passive recreation Seamlessly integrate the park into the surrounding neighborhoods 5 Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 39 Big Idea: Activate The Park 1 Section 2: Big Ideas Program the park • Muessel Grove Park is currently underutilized but is a valuable asset due to the proximity to the surrounding neighborhoods. Many ideas were expressed about how to activate the park, some of the most feasible and frequently heard ideas include: -Playing fields: potential South Bend Cubs collaboration -Dog park -Splash park, bigger play area, etc. -Natural habitat: educational component, bees and butterflies Integrate tree-lined, pedestrian- oriented street along edge • Fronting buildings onto the park provides a passive observation/security and a more attractive edge to the park, improving on the existing chain link fence • Activating the edge will increase use of the park Bring park into site • Based on historic information, there may be a high water table at the center of the site from an ice pond once used to create ice for the brewery • Potential solution for the unbuildable portion is to exchange park area on southern end with the ice pond area, therefore bringing the park into the development. This would create more building frontage and presence along the park. • The overall plan does not hinge upon this idea Key Proposed Street Proposed Sidewalk Existing Buildings Proposed Buildings Open Space Park into site 40 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas 1 Big Idea: Activate The Park View of proposed buildings on existing Drewrys site, along eastern edge of Muessel Grove Park. Buildings fronting park may have a ‘next-gen’ light industrial warehouse architectural character, with flexible ground floor uses. Buildings fronting the park and a new street along the edge activate the eastern portion of the park and provide greater access into and through park. Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 41 Big Idea: Activate The Park 1 Section 2: Big Ideas This page intentionally left blank. 42 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 2: Big Ideas This page intentionally left blank.Economic Analysis 4: section Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 43 Source: ESRI Business Analyst & Urban Advisors Note: The ‘center’ of 1/2 mile and 1 mile radius is located at the retail plaza at Portage Ave. and Elwood Ave. Background Analysis: Retail Demand Retail demand is an estimation of the purchasing power and habits of residents within the defined trade area. The largest spending categories for these local residents is on groceries, general merchandise, and restaurants (food service and drinking places). 44 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 4: Economic Analysis 1 Background Analysis: Retail Demand Source: ESRI Business Analyst & Urban Advisors Note: The ‘center’ of 1/2 mile and 1 mile radius is located at the retail plaza at Portage Ave. and Elwood Ave. Background Analysis: Retail Sales Retail Sales is an estimation of the existing revenues of businesses already in the trade area. This area shows strong sales in alcohol and pharmacies (Health & Personal Care). Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 45 Background Analysis: Retail Sales 1 Section 4: Economic Analysis Source: ESRI Business Analyst & Urban Advisors Note: The ‘center’ of 1/2 mile and 1 mile radius is located at the retail plaza at Portage Ave. and Elwood Ave. Background Analysis: Retail Gap Retail is the amount of square footage of retail that could be supported based on the difference between retail demand (page 44) and actual retail sales in the area (pages 45). If there is greater demand than actual sales, the difference is the amount of “leakage” occuring (i.e. sales occuring outside of the area). 46 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 4: Economic Analysis 1 Background Analysis: Retail Gap Source: ESRI Business Analyst & Urban Advisors Note: The ‘center’ of 1/2 mile radius is located at the retail plaza at Portage Ave. and Elwood Ave. Background Analysis: Household Income The majority of neighborhood households within 1/2 mile of the retail plaza at Portage & Elwood had household incomes under $50,000 in 2017. Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 47 Background Analysis: Household Income 1 Section 4: Economic Analysis Source: ESRI Business Analyst & Urban Advisors Note: The ‘center’ of 1/2 mile radius is located at the retail plaza at Portage Ave. and Elwood Ave. Background Analysis: Household Income It is projected that household incomes in 2022 will largely remain under $50,000 for households within 1/2 mile of the retail plaza at Portage & Elwood. 48 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 4: Economic Analysis 1 Background Analysis: Household Income Source: ESRI Business Analyst & Urban Advisors Note: The ‘center’ of 1/2 mile radius is located at the retail plaza at Portage Ave. and Elwood Ave. Background Analysis: Household Income Looking at the projected change by income group from 2017 to 2022, it is anticipated that there will be a growth in upper-middle income households within 1/2 mile of the retail plaza at Portage & Elwood.. Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 49 Background Analysis: Household Income 1 Section 4: Economic Analysis Source: Indiana Department of Workforce Development & Urban Advisors Background Analysis: Employment The projected change in employment in St. Joseph County from 2014 to 2024 shows regional employment growth is anticipated to be strongest in Health Care and Social Assistance. This is a trend seen throughout the country. 50 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 4: Economic Analysis 1 Background Analysis: Employment Source: Indiana Department of Workforce Development & Urban Advisors Background Analysis: Employment Unsurprisingly to residents familiar with local industry, Transportation Equipment is expected to lead the increase in Manufacturing employment from 2014 to 2024. This may reflect the strength of the RV economy in the area. Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 51 Background Analysis: Employment 1 Section 4: Economic Analysis Pro-forma Analysis: Housing FOUR-PLEX APARTMENTS • Assuming Four-plex Apartments could be built at $125 per square foot, they would still require above market rents of $1.30 per square foot, or $1,500 per month. • Unless construction costs can be lowered or higher rents achieved, these products may not be feasible in the current market. COTTAGE COURT • Estimated construction costs of the Cottage Courts are at $100 per square foot, at which point they would still require above market rents of $1.30 per square foot, or $715 per month. • Unless construction costs can be lowered or higher rents achieved, these products may not be feasible in the current market. Pro-forma Analysis: Retail GROCERY STORE RENOVATION • Moving the grocery and hardware store to the south end of the vacant space and reformatting in a 20,000 square foot model will likely cost about $190,000 in tenant improvements. • This strategy partitions the space as one unit and assumes that the fire system can be used as-is. • With a five year loan this would require $44,000 a year in payments. MARKET ARCADE COST • Once the north side of the existing grocery space is vacant, the empty space can be repurposed for an indoor Market Arcade for business incubator spaces. • This requires opening doors and windows to the exterior, adding toilets, and partitioning market stalls. • These improvements could cost as little as $70,000. • With a five year loan this would require $16,000 a year in payments. MARKET ARCADE INCOME • The Market Arcade has space for 30 units at 400 square feet each. The anticipated rents are supportable at $300 per month. • Income from the Market Arcade should service the loan for its improvement at 80% vacancy. • At just under 40% vacancy, income would service both the market arcade and grocery store renovation loans. • At 10% vacancy, both loans are serviced with $32,000 left for profit, or service of the master lease. See Appendix 2 for additional pro-forma tables 52 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 4: Economic Analysis 1 Pro-forma Analysis: Housing Micro Maker Maker Box with Maker Loft Quonset Hut Loading BarMade-It Maker Pro-forma Analysis: Maker Spaces Source: Designs by Principle Group See Appendix 2 for additional pro-forma tables Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 53 Pro-forma Analysis: Maker Spaces 1 Section 4: Economic Analysis Lifestyle and Grocery Analysis 1 Mile Aggregate Household Grocery Spending by Shopping Preferences • Most of the spending potential in the surrounding neighborhoods comes from households that typically purchase groceries at discount stores like Walmart. • There is a small but significant contingent of households that typically prefer Organic / Local options that are likely underserved. 1/2 Mile Lifestyle Segments by Aggregate Grocery Spending Potential • See Appendix 3, Lifestyle Segments, for descriptions of each Lifestyle Segment type. • Competing for market share among neighbors who favor discount services is a challenge. • With reasonable prices, the convenience of location can be a differentiator. • There may be a latent market for an improved selection of organic, natural or local products, but the pricing will still need to be competitive. 1 Mile Estimated and Projected Aggregate Grocery Spending Potential • Based on projected change in Household Income we can anticipate the direction of changes in shopping preferences by Lifestyle Segment. The change in income shows the potential for a significant increased demand for organic and local preferences and a decrease in name brand discount shoppers. • These potential changes coincides with national trends in the growth of the organic grocery sector. Source: ESRI Business Analyst & Urban Advisors 54 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 4: Economic Analysis 1 Lifestyle And Grocery Analysis Next Steps 5: section Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 55 Overview of Next Steps Keeping the momentum moving forward... RETAIL AREAS: • Investigate introducing a matching facade grant program to assist businesses with pedestrian oriented and placemaking improvements. • Continue to engage and develop a relationship with the property owner of the retail plaza. • Encourage activities and temporary uses for activation and place making within the parking lot of the retail plaza to promote the center. MUESSEL GROVE PARK: • Explore opportunities to reduce vandalism and improve safety in the park. • Explore opportunities for partnerships to increase programming at the park. DREWRYS SITE: • Continue to work with the property owner to follow through with their responsibility to clean up the site. • Continue working with the Drewrys development team to ensure principles developed in the charrette process are considered within their business plan. AEP SITE: • Work with AEP to screen the new substation and reduce its visual impact along Elwood Ave. and on the surrounding houses. • Coordinate with AEP to improve the infrastructure along Elwood Ave. as part of the installation of new transmission lines. INFRASTRUCTURE: • Complete Portage Ave. and Elwood Ave. streetscape improvements including new sidewalks, lighting and intersection upgrades. • Continue to work with landowners adjacent to the Coal Line Trail to promote connectivity to the trail network. • Finalize design of the Coal Line Trail for bid in late 2019 and construction in 2020 & 2021. • Work with the retail plaza owners to improve pedestrian and bike connectivity in and around the property. For more information and project updates, visit: www.southbendin.gov/department/community-investment/planning-community-resources/ 56 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Section 5: Next Steps 1 Overview Of Next Steps 1: Appendix Charrette Posters and Additional Comments Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 57 South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .We listened to your thoughts about the Portage and Elwood Neighborhood Center during Workshop 1, and we want to hear more. Please share your additional thoughts on what you think of the existing conditions and what change you envision.Existing Conditions ■Retail PlazaWhat we heard at workshop 1 • Farmer’s Market• Small craft brewery• Make pedestrian friendly• New ownership that meets community needs (including grocery)• Eyesore at entrance (existing building on corner of Portage Ave. and Elwood Ave.)• Must have grocery store!!• Coffee House • Barber• Open Market• Needed laundry mat• Under-utilized parking lot• Movie theater • Constraint = private ownership, we don’t know what is going to happen!• Supermarket key to keeping center truly a community asset and center of pedestrian and car traffic• Asset central to 3+ major neighborhoods• We need a grocery store!• Restaurants• Retail• Plants • Healthy, ethnic, local• Eliminate liquor store• Gathering place ■Former Drewrys Brewery SiteWhat we heard at workshop 1 • Clean up• Remove smoke stack• Infrastructure, roads?• Land re-use• Courtyard style apartments that are eco-friendly• Resurface and streetscaping• Mixed housing• Rec Center• Opportunity only can be improved• Private owner hasn’t been cooperative isn’t local• Jobs and job training• Opportunity for expanding green space• Dog Park?• Community center• Rec center• Keep smokestack• Community Space• Mixed income housing• Mixed Use housing• Connection through (from Elwood Ave. to Vassar Ave.)• Commercial• Organic/urban • Food franchise• Healthcare• Small businessRetail Plaza looking west from PortageDrewrys site from south looking towards ElwoodRetail Plaza looking south from ElwoodDrewrys site from north with existing brick buildingWhat do you think? What do you think? 58 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .We listened to your thoughts about the Portage and Elwood Neighborhood Center during Workshop 1, and we want to hear more. Please share your additional thoughts on what you think of the existing conditions and what change you envision.Existing Conditions ■Muessel Grove Park & Coal Line TrailWhat we heard at workshop 1 • Access from Trail• Beauty • Family spaces• Connectivity• Why no Sidewalks?!?• Close to river and river walk = pedestrian access to Shopping Center • Tiny houses? • Skate park • Baseball/football/soccer f ields• Band Shell /Amphitheater• Lighting• Restroom with pavilions for rent• Make safer to use • Benches• Picnic area/fire p it • Bike station restrooms• More amenities (trail, pavil ion) • Parking• Toddler playground • Big playground please!• Games, books, and fun store• Big dog park• Café/Bakery• Small forest• Community garden • Restore water (old marsh)• Splash pad• Mature trees• Native nature field • Vacant homes can become part of “trail”…rest spot ■Streets and IntersectionsWhat we heard at workshop 1 • Make pedestrian friendly• Traffic restriction (Portage Ave. from Elwood Ave to Diamond Ave.)• Less concrete, more life, more green (along Portage Ave.)• Asset major arteries with bus lines (along Portage Ave.)• Roundabout (at Diamond Ave. and Portage Ave.)• Resurface and streetscaping• Stoplight (Portage Ave. and Elwood Ave.)• Bus stop cover (corner of Portage Ave. and Elwood Ave.)Existing pavilion structureExisting play structureFuture coal line trail locationOak trees fill the northern half of the parkSouthern entrance into retail plaza Bus route on ElwoodIntersection at Elwood and PortageIntersection at Elwood and PortageWhat do you think? What do you think? Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 59 Appendix 1: Charrette Posters And Additional Comments Existing Conditions Comments Additional thoughts on what participants think about existing conditions and what change they envision were collected during the four- day charrette. RETAIL PLAZA • Needs “destination” character, not just pop-in for Rx or market “restaurants” • Bike access and parking + LimeBike • Restaurant incubator • Urban-type grocery store • Medical facility • Light industrial • Vacant structure northwest corner of Portage Elwood intersection • Tear down massive bunker building (concrete ceiling), build smaller, attractive grocery • Certified Kitchen • Locally produced market/store • Year-round farmers market • Better bike racks • Re-tile the floor of the Portage Meat & Market • Smaller, higher quality grocery store that serves breadth of the community • Restaurants • Gathering spaces during week and Sunday after church • Culinary arts school • Job training • Possible café site • Underutilized • Great location for activation • Retail that is not related to alcohol and/or cigarettes • Nice air fill-up station that does not block the entrance/exit • Ray’s is an important resource to the surrounding community • This is an active corner; how do we make it a nice looking, active corner • Small-scale transportation • Business advising center/incubator • Healthcare center • Opportunities for students to volunteer and get experience • Future restaurant space with deck overlooking the future trail • Mini-transit hub • Bus shelter • LimeBike parking area FORMER DREWRYS BREWERY SITE • Business incubator • Healthy, affordable food • Family shopping • People need affordable safe places to live • A senior center for activites for the aging population, maybe with educational opportunities: music classes • Connect with the City for education (Druckers) • Have library data base for education project available there for residents of the area (information training, general education, etc.) • Sevenada co-op grocery (cheap, healthy food: Atlanta, GA) • Notre Dame Robinson Community Learning Center • Certified Kitchen • Locally produced market/store • Year-round farmers market • The existing industrial land use should be demo’ d, rezoned, new infrastructure and new land use plan • Southern Michigan Wineries • This would be a great location for urban garden farmers market • Franciscan Health Alliance Clinic in association with St. Mary’s Nursing program • Land mark for area (Drewrys Smoke- stack) • Funky urban center shops, brew pub, winery restaurants • John Tugman Jesus Institute Replica Jewish Synagogue from 1st Century • City Market Charleston, South Carolina • Transformation Ministries • Riverside Church: currently at Beacon Bowl site • Something should come out of the stack: bubbles, fireworks, light, etc. • Open space area stack to emphasize its landmark stature • Relocation to an industrial neighborhood • Music performance venue • Holy Cross tutoring center 60 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments MUESSEL GROVE PARK & COAL LINE TRAIL • Need to be able to connect park to the shopping center and trail • Keep a covered gathering space • Equipment for wide age range of users • Why break trail? • Mosquitos here! • Expand the oak tree grove into the Drewrys site and build walking paths throughout • Make alleys into bike paths • Dog park • Housing overlooking the trail • Possibly angle streets parallel to trail • Band shell or stage for music in the park • Bridge? • Why build new housing stock when there is plenty of existing housing stock in neighborhood that could be rehabilitated? • Improved lighting and trails • How can we activate this space of the park (northern area) • Sports in collaboration with Holy Cross School • Water park with jets (like at the Cubs park) no pool • South Bend Cubs facility for engaging neighborhood kids • Space needle, ferris wheel, dinner in the sky • Disc golf – fun and cheap • Dog park with a grooming facility • Maybe trail support facility – pavilion, water station, benches • Baseball, sports fields • Low cost spay and neuter clinic – veterinary clinic • Splash pad • Keep park as open space • Ice cream shop along bike trail and Portage • Access from trail to retail spaces • Clean up tires and trash – ASAP! • Ramp down to trail providing neighborhood connection to east – could hit trail near bottom of ramp for west side • Somewhere for a senior center (like the one at Howard Park) would be nice. Maybe in the corner of the housing (former park) area near a road but with the feeling of park. Close by neighborhood, meet with youth – tutor or mentor, lots of possibilities • Park with basketball, baseball field • Possible training site for Cubs to room and develop inner City kids • Garden with pathways STREETS AND INTERSECTIONS • Street lamps and curbs like Western Ave. • Streetscaping with greenery ADD BEAUTY • Connect Angela to Elwood • Do nice lampposts like on the one stretch of Western • Speed of traffic along Portage is an issue • Bike Lane connection Coal Line and Portage • No sidewalk (along Elwood) is an issue for people walking to plaza • Connection between surrounding neighborhoods to the universities across the river…how do we do this (north of the Angela Bridge)? • More pavilions needed • Please keep tress and play fields intact • Keep park space, its well-used by Holy Cross School • Parking lot is used by Holy Cross School • I’d rather keep all park and make it a really super park. You can always build houses, but not a park. • There need to be walking/bike connectivity across Muessel Grove Park towards Coal Line and Portage • SB Cubs to work within Muessel Grove Park and provide outreach to surrounding neighborhoods, get kids interested in baseball, possibly new facilities • Restore Lake Kankakee and streams • Expand picnic shelter, it currently gets good use • No tiny houses • Propose to Holy Cross Church and School that they purchase then run the park – or at least the sports fields Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 61 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .Write one word or phrase to describe the Portage and Elwood Neighborhood Center todayWhat we heard at workshop 1Write one word or phrase to describe the Portage and Elwood Neighborhood Center 20 years in the futureWhat we heard at workshop 1Envisioning Change• Neglect• Engaged• Disinvestment• On fire• Shoddy• Potential• Run-down• Crime (Relative to other areas of the city?)• Rehab• Restore• Deteriorated• Need for revitalization• Eyesore• Blight• Left behind• Under-utilized• Barely Sustainable• Scary• Sad• Broken glass• Community• Disgusting• Unsafe• Inclusive of black community• Junk buildings• Empty• Development• Under-used• Moving to the next opportunity in progress• Depressed and under-utilized land and structures• Flat• Possibilities• Multi cultural• Tired and looking back• Restricted opportunity• Update• Negative quality of life• Busy• Huge potential but tired• Impoverished in need of revitalization• Underachieving• Survival• Dreary• Ugly• Declining Neighborhood• Unkempt• Unfriendly• Hard to access• Changing• Help• Healthier• Needs lots of work• In need of help• Dirty• Funky• Depressed• Great neighborhood center• Magnet drawing folks from a 10 mile radius• Accessible and quality for all people of the neighborhoods• Interactive• Vibrant• Economic community center• “Growing” multi-functional mixed use housing with destination shopping & eatery• Clean and kept up• Thriving neighborhood hub of the Northwest side• Neighborhood center• Point of distinction • Shopping Destination • People Gatherer• Together• Stores, retail• Redeveloped and reinvigorated• Great neighborhood and retail development• Open clean and modern• (Still) Funky!• New stores, open space, trails, new housing• Exciting life-enhancing green• A safe, attractive point of pride• Resource center for opportunities/meet needs of NW community• Thriving• Eco-district• Clean area• Vibrant pocket neighborhoods, shopping, dining, entertainment• Less cars, more bikes• A hub of activity for the neighborhood• Community center• Retail, meeting space, safe space, gathering spot• Friendly neighbors• Happy friendly people• Flourishing, active, “hip”• Diversity in ownership and resources• More familiar businesses• Optimistic• Success• Bringing neighbors together through opportunity• Useful• Diverse• Bustling• Developed • Dynamic• More home ownership• Fully integrated community• Fantastic• The place to be• Equality/equity• Open • Vibrant• Safe community• Gathering place• Meet every day needs – include restaurant• Strong Community• Hub for neighborhood, conduit to city and ND• Hope• Vibrant social and economic hubWhat do you think? What do you think? We listened to your thoughts about the Portage and Elwood Neighborhood Center during Workshop 1, and we want to hear more. Please share your additional thoughts below to each of the following questions.62 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments Envisioning Change Comments Additional thoughts on one word or phrase that describes the Neighborhood Center today and to describe the Neighborhood Center in 20 years in the future collected during the four-day charrette. TODAY • Unwalkable/loitering • How many housing units demo’d since 1995 within ½ mile?? • Not pedestrian friendly • Why has City not cleaned up tires dumped under new Portage Ave. bridge? • What is population change within area in last 3 census? • Rampant lead poisoning of children 20 YEARS IN THE FUTURE • Do not drive out the economically poor! • Restore the Oak Savannah of Muessel Grove • Neighborhood connector • More native flowers/plants • A center where the homeless could go • Buses to Elkhart and Kosiusko Counties for jobs • Bring back Lake Kankakee • Bus line directly to Notre Dame (not through downtown which greatly increases time on bus) • Make area “Easily” navigable for residents • Trolley system for moving people *looping* • Lawnmower repair and bike shop • Please address lead issue in NNN Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 63 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .Namet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit voluptis. ■Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pe lla in i re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi. ■Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pe lla in i re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi. ■Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pe lla in i re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi. ■Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pe lla in i re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.Why Consider a Form-Based Code?Form-Based Codes ExplainedThe Form-Based Codes Institute defines Form-Based Codes as follows:Form-based codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code. These codes are adopted into city or county law as regulations, not mere guidelines. Form-based codes are an alternative to conventional zoning.The most important aspect of this definition in differentiating FBCs from Euclidean zoning is that the intended physical form replaces use as the organizing principle, or framework, for the overall code. Instead of a zone being labeled “single-family residential,” it may be called “traditional neighborhood,” and instead of a zone being called “commercial”, it may be called “neighborhood main street.” The terms “neighborhood” and “ma in street” tie back into the intended physical form or place, both of which may include a mix of uses and building types to create vibrant walkable urbanism. The Natural-to-Urban Transect categorizes a spectrum of natural to urban contexts in six Transect zones (from the most urban T6 to the most rural T1) and is a prominent organizing principle within Form-Based Code practice. The second important aspect of this definition is that FBCs replace zoning and are not merely design guidelines. Preparing a Form-Based Code in 3 StepsThere are three important steps in the process of creating a Form-Based Code: Documentation, Visioning, and Assembling. DocumentationThe Documentation phase has two scales: the macro-scale, which establishes a framework of exist ing neighborhoods, districts, and corridors; and the micro-scale, which documents blocks, lots, building placement, frontage types, and other small scale elements that add to the character and quality of the built environment.VisioningThe Visioning phase engages the community and allows them to participate in the creation of a detailed design vision that the Form-Based Code will implement.AssemblingThe Assembling phase is the process of compiling the code content into a usable format and structure, and then plugging it into or replacing the existing zoning code.Why are Form-Based Codes Needed?The current zoning system is broken. It has produced auto-dependent development patterns that compromise community character, our nation’s health, and the environment, leaving communities searching for tools to address these issues. FBCs are an alternative to Euclidean zoning that respond to these challenges by focusing on the creation, revitalization, and preservation of vibrant, walkable urban places. Elizabeth Plater-Zyberk writes in Form-Based Codes, "As global society swings into action to reduce carbon emissions, the data ever more clearly points to the need to reduce dependence on vehicular mobility and to remake the built environment as transit- and pedestrian-friendly places of dense economic and social interaction. Only the Form-Based Code can ensure such an urbanism.” Even developers are supporting this push for zoning reform. At the 2009 New Partners for Smart Growth Conference, developer Rob Dixon presented “Top 20 Ways to Make a Green, Smart City.” Number two on his list was “Replace your Euclidean zoning with Form-Based Codes.” For more detail on FBCs see Form-Based Codes by Parolek or go to the Form-Based Code Institute's website at www.formbasedcodes.org.Macro ScaleExisting Framework Plan (N/D/C)PlanForm-Based Coding ProcessRegulationsAdministrationFormattingForm-Based CodeMicro ScaleExisting Transect Matrix and Micro Element DocumentationIllustrative PlanIllustrative Plan and ImageryTransect Zone Vision Sheets and Micro Element Type Vision SheetsSplicingAdditional Code TextRegulating Plan and Regulations Regulat ing PlanTransect Regulation Matrix and Micro Element Regulation Matrices Development Review ProcessDocumentingVisioningAssembling Delivering the Vision through a New Approach to Zoning64 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .7.01. 050 Tho roug hf are T ype s7-6 Liverm ore De ve lopme nt Cod e Edge sDraina ge Co l le ct io n Ty pe Curb a nd g ut te rPlant er T yp e 5' cont i nuo us , mi n.Light i ng T ype Low, ped es tr i an orie nt ed l i ght i ngWalkw ay T yp e 5' sid ewa lk , m in . Int er se ct ionCurb R ad iu s 15' m ax . (b ul b- ou ts recomm end ed )Misce ll ane ou s R eq ui reme nt sTrans fo rma ti on s to ex i st in g st re et s sh a ll ma tc h th e desig na ti on s se t fo rt h in the G ene ra l P lan .EF7.01 .0 50 Ne ighb orh ood St ree t Pl ant er S tr ipAppli ca ti onMovem ent Typ e SlowAnticip at ed De si gn S pee d 20 mp hPede s tr ia n C ro ss in g Bulb-o ut s enc ou ra ged to de cr ea se pe de st ri an cross in g t ime .Trans ec t Z one s T4N-OT4NT3NOver a ll Wi dth sRight -o f-W ay ( ROW ) 56 -6 0'Face- of -Cu rb t o Fa ce- of -Cu rb 36 'Lane sTraff ic L anes 2 @ 1 0' (2 -wa y tr av el )Bicyc le L an es NoneParki ng L ane s 2 @ 8 ' p ara l le lMedian s None ABCDCBAC D FCBACD DEF ENeighbo rhood St ree t II 7.01 .06 0 Thor ough fa re Ty pes 7-7 Livermo re Dev el opmen t C ode 7.01 .0 60 Nei ghbo rhoo d M ain S tre etAppl i cat io nMoveme nt T yp e SlowAnticip at ed Des i gn Sp eed 2 0 mp hPede st r ian C ros s ing Bu lb -o ut s enc ou rag ed to de cr ea se pe de st ri an cro ss in g t ime .Transe ct Zo ne s T4MST4MS-OOver al l Wid th sRight -o f-Way (ROW ) 6 0'Face-o f -Cu rb to F ac e-o f -Cu rb 3 6'Lane sTraff ic La nes 2 @ 1 0 ' (2 -wa y tr av el )Bicyc le L ane s NoneParki ng La ne s 2 @ 8 ' p ar al le lMedian s None ABCD Edg esDrain age Co l le ct ion Typ e Curb a nd gu tt er Plan ter Typ e 4' x 4 ' tr ee g ra te , m i n. Ligh ti ng T ype Low, ped es tr ia n o r ien te d ligh t in gWalkw ay Typ e 12' s id ewa lk , 1 Where ga l le ry f ron ta ge is u sed , s tr ee t tr ee s ar e n ot requir ed or al low ed . Inter se ct ionCurb R ad iu s 15' ma x. (bu lb -o ut s recomme nde d)Dista nc e B etw ee n Inte rse ct io ns 400' m ax .Misce ll an eou s R equ i reme nt sTransfo rma ti on s to ex i st in g st re et s sh al l ma tch the des i gna t ion s se t fo rt h in the Ge ne ra l Pl an . EF Neighborh ood S tree t IBACBACDDFEEF Building Form StandardsThe Building Form component defines and regulates the intended physical form including building form, building height, general land use, parking, encroachments, and allowed frontages.Thoroughfare Standards Because streets comprise a large percentage of public space within most cities, the Thoroughfare component is a critical code element. This component contains the details and dimensional parameters of elements such as sidewalks, bicycle lanes, traffic lanes, and parking lanes.T2T1T3T4T5T6Civ ic E R O U T E 6 6 E BUTLER AV E N B E A V E R S T INTE R S T A T E 4 0 S M I L T O N R D N LEROUX ST N PINE CLIFF DR N S A N F R A N C I S C O S TW B IRCH AVEN THORPE RDN BONITO STW ASPEN AVEN SWITZER CANYON DRW CHERRY AVES BABBITT DRN AZTEC STE DAVID DRKNOLES DRN TURQUOISE DR W BEA L RD N HUMPHREYS ST S O'LEARY STS SAN FRANCISCO STS BEAVER STW E LM AVEE CHERRY AVEW CLAY AVEE FRANKL IN AVE N KENDRICK ST N NAVAJO DR W R O U T E 6 6 S L O N E T R E E R D N AGASSIZ ST S LEROUX ST N FORT VALLEY RDN LOCUST ST W C O C O N I N O A V E W K A I B A B L N E S AWM I L L R D W FOREST AVE N P A R K S T E B IRCH AVEW SANTA FE AVEE PONDEROSA PKWYW PHOEN IX AVE W L O W E R C O C O N I N O A V E N VERDE STW RIORDAN RDW DALE AVEN BERTRAND ST N G E M I N I D R N S I T G R E A V E S S T N ROCKRIDGE RDE ASPEN AVE N MOGOLLON ST W BUTLER AVEE ELM AVE W C H A T E A U D R W NAVAJO RDW DUPON T AVES WINDSOR LNW O AK AVE N E L D E N S T N HOPI DR NOELLE L N N WEST STW F INE AVE E B RANNEN AVE E DALE AVE W M E T Z W A L K N RIM DRW HUNT AVE S E L L I O T S T W MARS HILL RD S M I K E S P I K ES SPRING STE COTTAGE AVEN KINLANI RDN KITTREDGE RD S AGASSIZ ST E ELLERY AVEW SU LLIVAN AVEN FOREST VIEW DRS VERDE STN CURLING SMOKE DRN JAMES STN IZABEL STW G R A N D C A N Y O N A V E W BENTON AVE E P A Y T O N W A Y E PHOEN IX AVEN MORIAH DRW P I U T E R D S FOUNTAINE ST N W I L L I A M R DW TUCSON AV E W APACHE RDE M A P L E A V ES PARK STE DUPONT AVEW TOMBSTONE AVES RIVER RUN RDE ARROWHEAD AVEW H A VA S U P A I RD W S U M M I T A V E E MOUNTAIN VIEW AVEW COTTAGE AV E E FINE AVEE JAC K S O N DRN ENTERPRISE RD E J O N N Y L P S CAMBRIDGE LNDESILVA AVES ELDEN ST S HUMPHREYS ST N TOLTEC ST W TOLCHACO RD OSBORNE DR S BLACKBIRD ROOSTS MALPAIS LN E H U N T IN G T O N DRE H I L L T O P A V E N CENTER STS SYCAMORE STE TERRACE AVES ERNEST STS FLORENCE ST E K ENS I N G TON DRE BENTON AVEE A P P L E WAY PAYTON W A Y W E LLERY AVEE FO R E S T A V E E HUTCHESON DRN MCMILLAN RD E J OHNSO N A V ES WALNUT ST PINON C T S P A S E O D E L F L A G W W H IPPLE R D N A P O L L O W A Y E P ASEO D E L R I O TORMEY AVE E P ICC A D I L L Y DRMOU N T A IN V IEW D R E C R E S T V I EW D RS WILSON LNW WH I T ING R D S KINGMAN ST E W O O D L A N D DRS BRANNEN CIRN HEMLOCK WAYW CO LUMBUS AVES SEVILLE LN N C H A R L E S R D N MANZANITA WAYS CALLE REPOSA N C LARK C IR E ASH U R S T A V EMCC R E A R Y E SHERWOOD LNN EVERGREEN DRSWITZER D RS MARICOPA STN OTTO DR W HOGAN DRN GEORGE STN CANYON TERRACE DRS REGENT STS GABEL ST W M O N T V A L E A V E S BUCKINGHAM LNN CIRCLE DRN LOMALAI LNE HUNT AVEE CALLE CONTENTAS PINNACLE ST MCMULLEN CIR E O L I V I N E W A YS GLOBE STN CONIFER RD N H I L L S I D E S T E CANYON VIEW DRN CIRCLE VIEW DR HO S K I N S A V E S NOELLE LN S K E N D R I C K S TW MCMULLEN C IR S L U M B E R S TS COLORADO STE C H URCH I L L DR E BARR OW AVEE TURNEY DRN CLEAR VIEW DRN SUNSET DRW A N D ERSON R D GR E E N B R I A R L N E COLUMBUS AVES TRAIL OF THE WOODS E S T O N E R I D G E D R W C E D AR AVEE HATCHER DR W LA V A L N E TREVOR WAY E I V Y L NBLOME DR N KUTCH DRN MAGMA WAYN HILLTOP DR W BASA L T L N E O L D C A N Y O N C T E JACOB WAY W D E A N N A D R E RUSS WAYS CARRIAGE LNE M C C R ACKEN S T E HELEN WAYE CHUBS WAYE MAKAYLA WAYS LONE TREE RDS BEAVER ST N A Z T E C S T W ROUTE 66T2T1T3T4T5T6CivicE R OUT E 66E BUTLER AVE N B E A V E R S T IN T E R S T A T E 4 0 S M I L T O N R D N L E R O U X S T N PINE CLIFF DR N S A N F R A N C I S C O S T W BIRCH AVEN THORPE RDN BONITO STW ASPEN AVEN SWITZER CANYON DRW CHERRY AVES BABBITT DRN AZTEC STE DAVID DRKNOLES DRN TURQUOISE DRW BE AL RD N H U M P H R E Y S S T S O'LEARY STS SAN FRANCISCO STS BEAVER STW ELM AVEE CHERRY AVEW CLAY AVEE FRANKLIN AVE N K E N D R I C K S T N NAVAJO DR W R O U T E 6 6 S L O N E T R E E R D N A G A S S I Z S T S L E R O U X S T N FORT VALLEY RDN LOCUST STW COCO N INO AVE W KA IB A B LN E SAWM ILL R D W FOREST AVE N P A R K S T E BIRCH AVEW SANTA FE AVEE PONDEROSA PKWYW PHOENIX AVEW L O W E R C O C O N I N O A V E N V E R D E S TW RIORDAN RDW DALE AVEN BERTRAND STN G EM I N I D R N S I T G R E A V E S S T N ROCKRIDGE RDE ASPEN AVE N M O G O L L O N S T W BUTLER AVEE ELM AVEW CH A TEA U D R W NAVAJO RDW DUPONT AVES WINDSOR LNW OAK A VE N E L D E N S T N HOPI DR NOELL E L N N WEST STW FINE AVEE B R ANNEN AVE E DALE AVE W M E T Z W A L K N RIM DRW HUNT AVE S E LL IO T S T W MARS HILL RD S M I K E S P I K E S SPRING STE COTTAGE AVEN KINLANI RDN KITTREDGE RD S A G A S S I Z S T E ELLERY AVEW SULLIVAN AVEN FOREST VIEW DRS VERDE STN CURLING SMOKE DRN JAMES STN IZABEL STW GRA N D CANY O N AV E W BENTON AVE E P A Y T O N W A Y E PHOEN IX AVEN MORIAH DRW P IUTE RD S FOUNTAINE ST N W I L L I A M R DW TUCSON AVEW APACHE RDE MAP LE AV ES PARK STE DUPONT AVEW TOMBSTONE AVES RIVER RUN RDE ARROWHEAD AVEW HAVA SUPA I RDW SUMM IT A VE E MOUNTAIN VIEW AVEW COTTAGE AVEE FINE AVEE JACK S ON DRN ENTERPRISE RD E J O N N Y L P S CAMBRIDGE LNDESILVA AVES ELDEN ST S H U M P H R E Y S S T N T O L T E C S T W TOLCHACO RD OSBORNE D R S BLACKBIRD ROOSTS MALPAIS LNE HUN T ING TON DRE H ILL T O P AV E N CENTER STS SYCAMORE STE TERRACE AVES ERNEST STS FLORENCE STE KENS INGTON DR E BENTON AVEE APPLE WAY PAY T O N W A Y W ELLERY AVE E FORES T AVEE HUTCHESON DRN MCMILLAN RDE J O HNSON A VES WALNUT ST PIN O N CT S P A S E O D E L F L A G W WH IPPL E RD N A P O L L O W A YE P ASEO D E L R IO TORMEY AVEE P ICCAD IL LY DRMOUNTAI N VI EW DR E CRE STV I EW DRS WILSON LNW WH IT ING RDS KINGMAN STE WOO DLAND D R S BRANNEN CIRN HEMLOCK WAYW COLUMBUS AVES SEVILLE LNN C H A R LE S R D N MANZANITA WAYS CALLE REPOSA N CLAR K CI R E ASHURS T AVEMCCREARY E SHERWOOD LNN EVERGREEN DRSWITZE R DRS MARICOPA STN OTTO DRW HOGAN DRN GEORGE STN CANYON TERRACE DRS REGENT STS GABEL ST W M O NTV A LE A V E S BUCKINGHAM LNN CIRCLE DRN LOMALAI LNE HUNT AVEE CALLE CONTENTAS PINNACLE ST MCMULLEN C I R E O L I V I N E W A YS GLOBE STN CONIFER RD N H I L L S I D E S T E CANYON VIEW DRN CIRCLE VIEW DR HOSK INS A V E S NOELLE LN S K E N D R I C K S TW MCMULLEN CIR S L U M B E R S TS COLORADO ST E CHURCH IL L DRE BARROW A V E E TURNEY DRN CLEAR VIEW DRN SUNSET DRW ANDERSON RD GR EE N B R I A R L N E COLUMBUS AVES TRAIL OF THE WOODS E S T O NE R ID G E DRW CEDAR AVE E HATCHER DRW LA VA LNE TREVOR WAY E I V Y L N BLOME DRN KUTCH DRN MAGMA WAYN HILLTOP DRW BA S ALT LN E O L D C A N Y O N C T E JACOB WAYW DEANN A DRE RUSS WAYS CARRIAGE LNE MCCRACK E N STE HELEN WAYE CHUBS WAYE MAKAYLA WAYS LONE TREE RDS BEAVER ST N A Z T E C S T W ROUTE 660200' 400' 1 Acr e¼ AcreRegulating PlanFlagstaff, ArizonaOctober 9, 2009© Copyright 2 008Opticos De s ign , Inc .1285 Gil ma nStree tBerkel ey, CA 947 06 510 - 558 - 695 7 0200' 400'Components of a Form-Based CodeCivic Space Standards The Civic Space component ensures that a full menu of public spaces is included in the Code and that the scale and design approach is calibrated for the location of these spaces.Supplementary components are not mandatory for an effective code, but can give further clarity to the intended type of place. The more of these components you can include in your code, the more predictable the implementation will be. This list includes:Optional ComponentsFrontage Type Standards Frontages create an appropriate transition from the private to the public realm. This component typically includes porches, terraces, forecourts, stoops, shopfronts, galleries and arcades.Essential ComponentsForm-Based Code Components that have proven necessary to an effective FBC: Regulating Plan (which replaces the zoning map) Building Form StandardsThoroughfare StandardsCivic Space StandardsFrontage Type StandardsSubdivision StandardsAdministration1234567T2T1T 3 T4T5T 6 Civ ic E R O U T E 6 6 E B U T LE R AV E N B E A V E R S T INTERSTA T E 4 0 S M I L T O N R D N LEROUX ST N P I NE CL IFF DR N S A N F R A N C I S C O S TW B I RC H AV E N TH O R PE R D N BON I TO ST W AS PE N AV E N SW I TZER CANYO N DRW C HE RR Y AVE S B ABBITT DR N AZT EC STE D AV I D DR KNOLES DRN TURQU OISE DRW B EA L R D N HUMPHREYS ST S O'LE ARY S TS SA N FRAN C ISCO STS B EAVER ST W EL M AV E E C HE R R Y AV EW C LA Y AV E E F RA NK L IN A VE N KENDRICK ST N N A VAJO DR W R O U T E 6 6 S L O N E T R E E R D N AGASSIZST S LEROUX ST N F ORT V ALLEY RDN LOC UST S T W C O C O N I N O A V E W K A I B A B L N E S AW M I L L R D W F O R E S T A V E N P A R K S T E B IR CH A V EW SA N TA F E AV E E PON DEROS A P KWYW P HO EN I X AV E W L O W E R C O C O N I N O A V E N VERDE STW R IO RD AN R D W D AL E AV E N BERT RAN D ST N G E M I N I D R N SITGREAVES ST N R OCKRI DGE RDE A SP EN A VE N MOGOLLON ST W BU TL ER A VE E E LM A VE W C H A T E A U D R W N A VAJO R D W DU PO NT A VE S WINDSOR LN W O A K AV E N E L D E N S T N HOPI DR NOELLE L N N WEST STW F IN E AV E E B R A N N E N AV E E D AL E AV E W M E T Z W A L K N RIM DRW H UN T AV E S E L L I O T S T W M ARS HILL RD S M I K E S P I K E S SPRIN G STE C OT TA GE A VE N KINL AN I RDN K ITTRE DGE RD S AGASSIZ ST E E LL ER Y A VE W SU LL I VA N AV E N FOR ES T V IE W DR S VERDE STN CURLI NG SM OKE D R N JAME S ST N IZABE L ST W G R A N D C A N Y O N A V E W BE NT ON A VE E P A Y T O N W A Y E PH OE N IX A VE N MORIAH DR W P IU TE R D S FO U NTAINE ST N W I L L I A M R D W T U C S O N A VE WAPACH E RD E M AP L E AV E S P ARK STE D UP O N T AV E W T OM B S TO NE A VE S R IVER RUN RD E ARRO WH EA D AVEW H AV A S U P A I R D W S U M M I T A V E E MO UN TA I N VIEW AV E W C O T T AG E AV E E F I N E A VE E J A C KS ON D R N ENT ERPR ISE RD E J O N N Y L P S C AMBRID GE LNDESILV A A VE S ELDEN ST S HUMPHREYS ST N TOLTEC ST W TOL CH AC O RD OSBORNE DR S BLAC KBIRD ROOST S MAL P AIS LN E H U N T I N G T O N D R E H IL L T O P AV E N CE NTER STS S YCA MOR E ST E T ERRAC E A VES ERNEST STS FLORENC E ST E K E N S I N G T O N D R E B EN TO N AV E E AP PL E WA Y PAYTON W A Y W EL LE RY A V E E FO RE S T A V E E H UT CHES ON D R N M CMILLA N RD E J OH N S O N A V ES WA LNU T ST PINON C T S P A S E O D E L F L A G W W H I P P L E RD N A P O L L O W A Y E P A S E O D E L R I O TORM EY A V E E P IC CA D IL L Y D R MOU N T A I N V I EW D R E C RE S T V IE W DR S W ILSON L N W WH I T I NG R D S K INGMAN ST E WO OD LA N D D R S BRA NN EN C I R N H EMLOC K WAYW CO L U MB US A V E S SE V ILLE L N N C H A R L E S R D N MA N ZANIT A WAYS C ALLE REPOS A N CL A R K C IR E AS H U R S T A VE MCCR E A R Y E S HERWOOD LNN EV ERGREE N DR SWIT Z E R D RS MARICOP A ST N OTTO DRW H OG AN D R N GEO RGE S T N CAN YON TERRACE DRS REGE NT STS GA BEL ST W M O N T V A L E A V E S BUCKINGHAM L N N CI RC LE DRN LOMA LAI LNE H UN T AV E E CA LLE CON TE NT A S P INN ACL E S T MCMULLEN CIR E O L I V I N E W A YS GLOBE STN CO N IFER R D N H I L L S I D E S T E CANY ON VIEW DR N CIR CLE V IEW D R HOSK I NS A V E S N OEL LE L N S KENDRICK ST W M CM UL L EN C IR S L U M B E R S TS CO LORAD O ST E C H U RC H I L L DR E BA R R OW A V E E TU RN EY DRN CLEAR V IEW DR N SUNS ET DR W A N D E R S O N R D GREE N B R I A R L N E C OL UM BU S AV E S TRAIL O F THE WOODS E S T O N E R I D G E D R W C ED A R A V E E HA TC HE R DR W L A V A LN E TR EV OR W AY E I V Y L NBLOME D R N KU TCH DR N MAGMA W AYN HIL L TOP DR W BA S A L T LN E O L D C A N Y O N C T E JA COB WAYW D E A N NA D R E RUS S WA Y S CARR IAGE LN E M CC RA C K E N S T E HE LE N WA Y E CH UBS WAYE M AK AYL A WA Y S LONE T REE RDS BE AVER S T N A Z T E C S T W ROUTE 66T2T1T3T4T5T6CivicE R O U T E 6 6E BU T LE R A VE N B E A V E R S T INTERS T A T E 4 0 S M I L T O N R D N L E R O U X S T N P I N E CL I F F DR N S A N F R A N C I S C O S T W B I RCH AV E N T H OR P E RD N B O N IT O S T W A S PE N A V E N S W I TZER CANY O N DR W C HE R RY AV E S BABBITT DRN AZTEC STE DAV I D DR KNOLES DR N TU R QUOISE D R W BE A L R D N H U M P H R E Y S S T S O'LEARY ST S S AN F R AN C IS C O S T S B EAVER ST W E L M A VE E CH ERR Y A VEW CL A Y A VE E FRA NKL I N A VE N K E N D R I C K S T N NAVAJO DR W R O U T E 6 6 S L O N E T R E E R D N A G A S S I Z S T S L E R O U X S T N FORT VALLEY R D N LOCUST ST W C O C ON I NO AV E W K A I B A B L N E S AW M IL L R D W FO R ES T A VE N P A R K S T E BI R CH AV E W S ANT A F E A V E E PONDER OSA P K WYW PH OEN I X A VE W L O WE R C O C O N IN O A V E N V E R D E S TW R IOR DAN RDW DA LE AVE N B ERTRAND S T N G E M I N I DR N S I T G R E A V E S S T N ROCKRIDGE RD E AS PEN A V E N M O G O L L O N S T W BUT LER AV E E ELM AV E W C H AT E AU D R W NAV A JO RDW DU P ON T A V E S WINDSOR LN W O A K A VE N E L D E N S T N HOPI DR NOELLE L N N W E ST ST W FIN E A VE E B RA NN E N A VE E DAL E A VE W M E T Z W A L K N RIM DRW HUN T A VES E L L I O T ST W M ARS HIL L RD S M I K E S P I K E S SPR I N G ST E COT T AG E A V E N KINL ANI RD N KITTREDGE RD S A G A S S I Z S T E E L LE R Y A VE W S UL L I VA N A V E N F O RES T VI EW D RS VERDE STN CURLING SMOKE DR N JA M ES S T N IZABEL ST W GR A ND C A N Y O N A VE W B EN T ON AV E E P A Y T O N W A Y E P HO E NIX AV E N M ORIAH DR W P I UT E R D S F O U N TA I N E ST N W I L L I A M R D W TUC SO N A V E W A PA C HE RD E MA PLE AV E S PARK S T E D UPO NT AVE W TO MBS TO N E A VE S RIVER RUN RD E A R RO W HE A D A VE W HA V AS UP A I R D W S UM M IT AV E E M O UNT A IN V IEW AV EW CO T TA G E A VE E F I NE AV E E J AC K SO N D R N ENTERPR I SE RD E J O N N Y L P S CAMBRIDGE LN DESILVA A VE S E LD E N S T S H U M P H R E Y S S T N T O L T E C S T W T O LCH ACO RD OSBORNE D R S BLACKBIRD ROOSTS MALPAIS LNE H U NT I NG T ON D R E H I L LT O P A VE N CENTER ST S SYCAMO R E ST E TER RACE A V E S ERNEST ST S F L OR ENCE S T E K EN S IN G TO N D R E BE N TO N A V E E A P PL E W AY PAYTON W A Y W E LLE RY AVE E F OR E ST AV E E H UT C HE SON DRN MCM I L LA N R D E JO HN S ON AV ES W A LNUT ST PINON C T S P A S E O D E L F L A G W W HI P PL E R D N A P O L L O W A Y E PA S EO DE L R I O TORMEY A VE E P IC C AD I LL Y D R MOUNTA I N V IE W D R E CR E ST V I E W D R S W I LSON LNW W H I T I N G RDS KING MAN ST E WO O DL A ND D R S BRA NNEN CIRN HEMLOC K W AY W CO LU M BU S A V E S SEVILLE LN N C H AR L ES R D N MANZANITA WAY S CA L LE R EPOS A N CL AR K C I R E AS H UR S T AV EMCCREAR Y E SHE R WOO D LN N E VE R GREEN DR SWITZ E R DR S M A RI C OP A S T N O T TO DR W HO G AN D R N G EO R GE ST N CANYON T E R R ACE DRS REGENT ST S G A BE L S T W MO N TV A LE AV E S BUCKINGHAM LN N CIR CLE DR N LOMALAI LN E H U NT AV E E C ALL E CO NTE NTA S PIN N A CLE S T MCMULLEN C I R E O L I V I N E W A Y S GLOBE S T N CONIFER RD N H I L L S I D E S T E CAN Y ON VI E W DRN C I RCLE V IEW DR HOSKIN S A V E S NO ELL E LN S K E N D R I C K S T W M CM U LL E N C IR S L U M B E R S TS COLORADO STE CH UR C HI L L D R E B A RR OW AV E E T U RNE Y D R N CLEAR VIEW D R N SU NS E T D R W A N DE R S O N R D GREEN B R I A R L N E CO L UM BUS AV E S T R AI L O F T HE WO OD S E S T O N E R I D G E D R W CE DA R A V E E H ATC H ER DR W L A VA LN E T REV OR WAY E I V Y L N BLOME D R N K U TC H DRN M AGMA WAY N HILLTOP DR W B AS A LT LN E O L D C A N Y O N C T E J A COB W AY W DE A NN A D R E RU SS WAY S CARRIAGE LN E MC C RA C K E N S T E H ELE N W A Y E C HUB S WA YE MA K AYL A WA Y S LONE TR E E R D S BE A VE R S T N A Z T E C S T W ROUTE 660200 ' 400 ' 1 Ac r e¼ Acre Regulating PlanFlagstaff , ArizonaOctober 9 , 2009© Copy r ig h t 2 00 8Opticos Des i gn , In c . 1285GilmanStreet Berke l ey , C A 9 4 70 6 510 - 55 8 - 6 95 7 0200' 40 0'Regulating PlanReplaces the zoning map13245ABF5.01 .0 90 Building T ype s5-16 Live rmor e D ev el opmen t Cod e Five a tt ac he d to wnh ou se s de s ig ne d wi th a si ng l e s imp le p l an e. Eleva te d co ve r ed s to op s pr ov i de a s ec on da ry rh yt hm a lo ng t he stree t .Four at ta ch ed tow nh ou se s de s ign ed w i th a s im p le ma ss i ng w it h a con ti nu ou s po rc h . Th e do rm er s an d s l igh t p la ne s h if t i n t he end un i ts h e lp t o b re ak d own the ov er al l ma s si ng .Three a tt ac he d to wn hou se s d es ig ne d wi t h a s imp le m as si ng . Indiv i du al p or ch es a nd g ab l e en ds o n th e en d un i ts p r ov id e t he second ar y r hy thm .5.01.090 TownhouseGener al N ot e : th e d raw i ng s an d ph ot o s be lo w a re il l us tr a ti ve .A. De sc ri pt ionThe Town ho us e bu il di ng typ e co ns is t s o f s tr uc tu re s th at contai n t hre e or mo re dw e ll in g un i ts p la ce d s ide b y s id e. A sma l l s id e or r ea r ya rd is p rov i ded fo r ea ch un i t as private op en s pa ce . Th is b u il di ng typ e pr ov id es a h i ghe r-density , f ee -s imp le u ni t i n a mo re u rba n fo rm . 10- 50 .100 .0 60 Sign St anda rds 50.100 -38 Flag st af f Zon ing Code Figu re I. P ro je ct i ng S ig n (9)Roof Mo unt ed Sig n The sta nda rds p rov ide d in Tab le L ( St anda rd s for R oof Moun te d Sign s) sh al l app ly . Table 1 0- 50 .10 0. 060 .L : St and ard s f or Roo f Moun te d Si gns Stand ar d Othe r Req ui reme nt s Sign Ar ea See t hi s Se ct i on an d Ta bl e P (Sta nd ard s f or P erm an en t Si gn s) . Such s i gns ar e in c lud ed in t he a gg re ga te s ig n area fo r bu i ld in g mou nt ed s i gn a re a fo r th e use. Mounting He ig ht Ma x. 2 5 f ee t fr om g rad e . Sign P lac eme nt 1 Pe rm it te d on t he s l ope o f peak ed /s lo pe d roo f b ui ld i ng s on ly , wh er e no wa l ls e xi s t to a cco mmod at e a bu i ld in g mou nt ed s i gn , an d on ly o n th e lo wes t 1 /3 o f t h e slop e of the p ea ke d roo f , such t ha t t he s ig n do es not p ro je ct a bo ve t he r oo f pea k or b re ak the si lh ou et te o f t he bu i ld in g a s vi ewe d f rom t he f ro nt o f t he s ig n face . Number of S i gns S ee Ta b le P ( St an da rds fo r Pe rma nen t S ig ns ) . Illum in a ti on Pe rm it te d - S ee S ec ti on 1 0- 50 .10 0 .05 0. C. Perm it t in g Sign Pe rm it is r equ i red . End No te s 1Roo f mou nt ed s i gn s sh al l b e in st a ll ed so th at th e st ru ct ur al sup po rt s of th e s ign are m in im iz ed . An gl e iron s, guy w ir es , b ra ce s or o th er s econdar y su ppo r ts s ha l l ap pea r t o be a n in te gr a l pa rt o f t he r oo f or roo f s ig n . Build in g Fo rm a nd P la cem en t Fron t/ S id e St re e t Se tb ac k Abu t t ing or a cr os s t he s t ree t fr om T4N . SF o r T 4N . LF Zon e 4th st or y 15' mi n. add it io na l Se tb ac k Side/R ea r S et ba ck Abu t t ing or a cr os s t he s t ree t fr om T4N . SF o r T 4N . LF Zon e Stor ie s 1 -3 Setba ck p er zon e st and ar ds when a l ley p re sen t ; 20 ' mi n. when no a l le y pr es ent . 4th st or y 15' mi n. add it io na l Se tb ac k Abu t t i ng o r ac ros s t h e s tr ee t fr om T4M S Zon e Stor ie s 1 - 4 Setba ck p er zon e st and ar ds when a l ley p re sen t ; 20 ' mi n. when no a l le y pr es ent . ABCDBuildi ng Fa cad es W id er tha n 1 80 ' Requ ir eme nt Faca de a lo ng : Max . r un in faca de Street or C i v i c Spac e Alley Fac ade B re ak s 2 1 100'Width o f Br eak 24' m in .18' m in .Depth o f Bre ak 24' m in .18' m in .Ratio , He i ght to Wid th 2:1 m in . 2 :1 m in .EFG123 4 12341234ADB C Side/Rear Side/Rear ROW / De si gn S i te L ine Buil di ng Key wh GFEROW / Des ig n S it e Li neBuildin g Se tba ck L in e Build in gKey Front/Side Street Buildin g Setbac k L in e Stre e tROW 9.82.070 .P Add it iona l St andar dsThes e st and ard s app l y to bu i ld ing s 4 s tor ie s i n he igh t and /o r ov er 1 50 ' in len gth . S ee ta bl e and illu st ra ti ons b e l ow .84 | Ti t le 9 - Zo ni ng : Da na Po i n t Mu ni c ipa l C o de Public Dr af t: A ug us t 29 , 2 016 9.82. 07 0 . P Building Type StandardsArchitectural StandardsSustainability Standards (such as stormwater, alternative energy, greywater, etc .)AABAC Landscape Standards Green Building Standards Signage StandardsADAEAFDelivering the Vision through a New Approach to ZoningSummary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 65 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .1. Subhead Goes HereNamet laboriam autatur sim illest is ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.2. Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.3. Subhead Goes HereNamet laboriam autatur sim illest is ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.4. Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.5. Subhead Goes HereNamet laboriam autatur sim illest is ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.6. Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.123456Think of your favorite cities or streets that you like to walk through. Great streets not only move people from one place to another, they provide interesting and enticing public spaces for businesses to thrive and people to feel safe and welcome. They are the city's biggest civic space and serve as outdoor rooms where social interaction occurs. The components below help create the form and character of a great street. 7Incorporates Interesting Public SpacesStreets can help create "outdoor rooms" that enhance adjacent buildings and generate a positive environment for a variety of activities.9Builds in Sustainable DesignStreet design can promote environmental sustainability by incorporating green features that minimize impervious cover, irrigation needs, and stormwater runoff. 8Contributes to Good ConnectivityA great street is part of a larger pattern of streets connecting key places and activities, enabling smooth movement of traffic by providing a variety of route choices.What Makes a Great Street?6Enhances Natural Features & TopographyA great street will work with the existing terrain and natural setting to enhance the unique qualities and identity of the place.5Includes Street TreesStreet trees add shade and interest, while also providing visibility for businesses and vehicles.3Promotes SafetyPedestrians and bicyclists are protected through good design and traffic calming, while transit and cars are accommodated at appropriate speeds.1Attracts People + BusinessesThe most important component of a great street is the local culture and the people who make it a unique and interesting place to be through an inviting energy and appealing shopfronts and businesses. 10Allows for Simple MaintenanceStreet design that focuses on the quality of the space generated, rather than on expensive detailing and street furniture, can generate a well-used public space without excessive maintenance costs. 2Integrates Multi-modal DesignThe street design should balance all uses, inc luding driving, transit, walking, cycling, serving, parking, and drop-offs. 4Enhances Social InteractionStreets connect and enhance interesting buildings and spaces, thus encouraging social activities and human interaction. 66 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .Think Small and Think Big: Variety of Ideas Aim to TransformShort-term and Long-term TransformationsNot every transformation needs to happen at the same time or at a large scale to have a big impact. In the short term, small, feasible improvements can provide enough change to transform a dilapidated building, street, or business into a lively, attractive hub for activity. These small scale transformations can also catalyze larger scale transformation. Example of a Green AlleyExample of a recla imed space and publ ic realm improvementExample of a mural that was used as a short term improvement to a blank wall along a major pedestrian wayBeforeBeforeBeforeBeforeBeforeWith facade improvementsWith public realm improvementsWith reclaimed sidewalk spaceWith street improvementsWith green alleyWith reclaimed p laza spaceWith street and public space improvements ■Green AlleysExisting alleys can be made into pedestrian-friendly paseos with parklets and studio space. These improvements attract more pedestrian activity and therefore provide additional informal monitoring of otherwise unsafe alleys. ■Street and Public Space ImprovementsWider sidewalks, medians, and parklets should be implemented along key corridors where pedestrian traffic is highest. These are spaces that allow pedestrians to congregate and enjoy a more comfortable and safe public realm. ■Reclaimed SpaceSimple frontage improvements and long term reuse of unused space can provide a better pedestrian experience as well as valuable outdoor space for businesses. ■Public Realm ImprovementsImprovements to the frontage area —where the building meets the sidewalk—can greatly improve the quality of the public realm: creating outdoor eating space, plantings, signage, benches, trees, paving. ■Building Facade ImprovementsProperty owners can transform the pedestrian experience through various levels of facade improvements: opening up boarded windows, improving building signage, removing low awnings. Photo credit: www.sf-planning.org Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 67 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .DooryardThe main facade of the building is set back a small distance and the frontage line is defined by a low wa ll or hedge, creating a small dooryard . The dooryard shall not provide public circulation along a r ight-of-way. The dooryard may be raised, sunken, or at grade and is intended for ground-floor residential.ForecourtThe main facade of the building is at or near the frontage line and a sma ll percentage is set back , creating a smal l court space. The space could be used as an entry court or shared garden space for apartment buildings, or as an additional shopping or restaurant seating area within retail and service areas.StoopThe stoop is appropriate for residential uses with smal l setbacks. The stoop is elevated above the sidewalk to provide privacy along the sidewa lk-facing rooms. Stairs or ramps from the stoop may lead directly to the sidewalk or may be side-accessed. Frontage TypesThe frontage is where a building engages the public realm. Frontages are the components of a building that provide an important transition and interface between the public realm (street and sidewalk) and the private realm (yard or building). Below are potential frontage types to pick from. ShopfrontThe main facade of the building is at or near the frontage line with at-grade entrance from the sidewalk. This type is intended for retai l use, has substantial glazing between the bulkhead and the ground floor ceiling, and may inc lude an awn ing that over laps the sidewalk. Th is type may be used in conjunction with other frontage types allowed in the Form-Based Zone.Porch: EngagedThe main facade of the building has a smal l-to-medium setback from the frontage line . The resu lt ing front yard is typically very sma ll and can be defined by a fence or hedge to spatially maintain the edge of the street. The engaged porch has two adjacent sides of the porch that are engaged to the building wh ile the other two sides are open.Porch: ProjectingThe main facade of the building has a smal l-to-medium setback from the frontage line . The resu lt ing front yard is typically very sma ll and can be defined by a fence or hedge to spatially maintain the edge of the street. The projecting porch is open on three sides and a ll habitable space is located behind the setback line. 68 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .Community GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkCommunity GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkPlaygroundSmall-scale open space designed and equipped for children's recreation.Pocket PlazaSmall-scale open space often located at street corners, available for civic purposes and/or commercial activity . Intended as an intimate space for seating or d in ing into which commercial and neighborhood activity may spil l.Community GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkPocket ParkSmall-scale open space that serves the immediate neighborhood, available for informal activ it ies in close proximity to ne ighborhood residences.Public Space TypesPublic spaces support healthy and vibrant neighborhoods. Public spaces provide access to the outdoors and gathering places for members of the community. They should be located within easy walking distance of most homes as well as downtowns, and should support both active and passive uses. The location, distribution, size, function, and role of these spaces vary in relation to contextual considerations.Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 69 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .Community GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkCommunity GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkGreenOpen space supporting unstructured recreation as well as programmed activ it ies; often serv ing as hab itat corridors, and can also be used for utilitarian functions such as flood control and stormwater conveyance.PlazaCommunity-scale pub lic spaces typically used for large gatherings , civic funct ions, and commerc ial activities both permanent and temporary—such as farmers markets and exhibitions.Community GardenSmall-scale open space designed as a grouping of garden plots available to nearby res idents.Community GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkPublic Space TypesPublic spaces support healthy and vibrant neighborhoods. Public spaces provide access to the outdoors and gathering places for members of the community. They should be located within easy walking distance of most homes as well as downtowns, and should support both active and passive uses. The location, distribution, size, function, and role of these spaces vary in relation to contextual considerations.70 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments Take a sticky note and tell us your thoughts on this topic ?South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Opticos Des ign Inc.Think of the public spaces where you like to spend time. What characteristics make them vibrant, welcoming, restful, or exciting? What activities do you like to do in your favorite public spaces? What kinds of public space improvements or amenities would you like to see in Muessel Grove Park? What Makes a Great Public Space?Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 71 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .Detached House: MediumA medium-sized detached structure on a medium-sized lot that incorporates one unit. It is typically located within a primarily single-family res idential neighborhood in a walkable urban setting, potentia lly near a neighborhood main street. Detached House: SmallA small, detached structure on a small lot that incorporates one unit. It is typically located with in a primarily single-family neighborhood in a walkable urban setting, potentially near a neighborhood main street . Carriage HouseAn accessory structure typically located at the rear of a lot. It typical ly provides either a smal l resident ial unit, home office space, or other small commercia l or service use that may be above a garage or at ground level. This type can help provide affordable hou sing opportunities and incubate small businesses within walkab le neighborhoods. Buildings are defined first by form, then by function. Small scale buildings have a form similar to that of a single-family house. They are characterized by a small footprint and a height of one to two-and-a-half stories.Types of Buildings: Small Scale72 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .Cottage CourtA series of small, detached structures, providing multiple units arranged to define a shared court that is typically perpendicu lar to the street . The shared court takes the place of a private rear yard and becomes an important community-enhancing element of this type. It provides well-designed higher densities appropriately scaled for primari ly single-fam ily or medium density neighborhoods. Duplex: Side-by-SideA small-to medium-sized structure that consists of two side-by-side dwelling units , both facing the street and within a single bu ilding massing. It enab les appropriately-scaled, well-designed h igher densities and is important for providing a broad choice of housing types and promoting walkability.Duplex: StackedA small-to medium-sized structure that consists of two stacked dwelling units. This type has the appearance of a medium to large single-family home and is appropriately scaled to fit within primari ly single-family neighborhoods or medium-density neighborhoods. Buildings are defined first by form, then by function. Small scale buildings have a form similar to that of a single-family house. They are characterized by a small footprint and a height of one to two-and-a-half stories.Types of Buildings: Small ScaleSummary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 73 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .Courtyard BuildingOne or more medium- to large-sized structures that contain mult iple attached and/or stacked units, accessed from a shared courtyard or series of courtyards. Each un it may have its own individual entry, or several units may share a common entry. Large MultiplexA medium- to large-s ized structure that consists of 7 to 18 side-by-side and/or stacked dwellings, typ ically w ith one shared entry.Small MultiplexA medium structure that consists of 6–10 side-by-side and/or stacked dwe lling un its, typically w ith one shared entry or indiv idua l entries along the front.Buildings are defined first by form, then by function. Medium scale buildings fit into a medium- to large-scale neighborhood with primarily residential and some mixed-use, often used to transition between a single-family neighborhood and a main street. The buildings are characterized by a medium to large footprint, two to three and a half stories in height, and are usually detached from their neighboring buildings.Types of Buildings: Medium Scale74 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Op ticos Design Inc .Live/WorkA small to medium-sized attached or detached structure consisting of one dwelling unit above and/or behind a flexible ground floor space that can be used for residential, service, or retai l uses.TownhouseA small- to medium-sized structure that consists of 2–8 units attached side-by-side. This type is typica lly located within medium density neighborhoods or in a location that transitions from a primarily single-family neighborhood into a neighborhood ma in street. Also known as a rowhouse.Buildings are defined first by form, then by function. Medium scale buildings fit into a medium- to large-scale neighborhood with primarily residential and some mixed-use, often used to transition between a single-family neighborhood and a main street. The buildings are characterized by a medium to large footprint, two to three and a half stories in height, and are usually detached from their neighboring buildings.Types of Buildings: Medium ScaleMain Street BuildingA large sized structure, typically attached, intended to provide a vertical mix of uses with ground-floor retail or service uses and upper-floor service or residential uses. Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 75 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Opticos Des ign Inc.Live/Work BuildingsWhat do you think about this building type for your neighborhood center?Take a sticky note and tell us your thoughts on this topic ?76 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Opticos Des ign Inc.Industrial Architectural StyleWhat do you think about this style in your neighborhood center? Take a sticky note and tell us your thoughts on this topic ?Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 77 Appendix 1: Charrette Posters And Additional Comments Take a sticky note and tell us your thoughts on this topic ?South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Opticos Design Inc.Temporary Retail IdeasWhat do you think about temporary retail in your neighborhood center? 78 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments Take a sticky note and tell us your thoughts on this topic ?South Bend, IN Design Charrette May 2018Portage and Elwood Neighborhood Center© 2018 Opticos Design Inc.Tactical Urbanism IdeasHow would you like to activate the neighborhood center in the short-term? Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 79 Appendix 1: Charrette Posters And Additional Comments This page intentionally left blank. 80 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 1: Charrette Posters And Additional Comments This page intentionally left blank.Additional Pro-forma Analysis 2: Appendix Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 81 Source: RSMeans and Urban Advisors Pro-forma Analysis: Four-plex Apartments 82 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 2: Additional Pro-forma Analysis Source: RSMeans and Urban Advisors Pro-forma Analysis: Cottage Court Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 83 Appendix 2: Additional Pro-forma Analysis Pro-forma Analysis: Retail Plaza Improvements Source: RSMeans and Urban Advisors 84 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 2: Additional Pro-forma Analysis Source: RSMeans and Urban Advisors Note: Pro-forma analysis is calculated per one unit Pro-forma Analysis: Maker Spaces Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 85 Appendix 2: Additional Pro-forma Analysis This page intentionally left blank. 86 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 This page intentionally left blank.3: Lifestyle Segments Appendix Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 87 TAPESTRYSEGMENTATION TM esri.com/tapestry Households: 2,764,500 Average Household Size: 2.35 Median Age: 42.0 Median Household Income: $73,000 LifeMode Group: GenXurban In Style WHO ARE WE? In Style denizens embrace an urbane lifestyle that includes support of the arts, travel, and extensive reading. They are connected and make full use of the advantages of mobile devices. Professional couples or single households without children, they have the time to focus on their homes and their interests. The population is slightly older and already planning for their retirement. OUR NEIGHBORHOOD • City dwellers of large metropolitan areas. • Married couples, primarily with no children (Index 112) or single households (Index 109); average household size at 2.35. • Home ownership average at 68% (Index 108); nearly half, 47%, mortgaged (Index 114). • Primarily single-family homes, in older neighborhoods (built before 1980), with a mix of town homes (Index 132) and smaller (5–19 units) apartment buildings (Index 110). • Median home value at $243,900. • Vacant housing units at 8.6%. SOCIOECONOMIC TRAITS • College educated: 48% are graduates (Index 155); 77% with some college education. • Low unemployment is at 3.6% (Index 66); higher labor force participation rate is at 67% (Index 108) with proportionately more 2-worker households (Index 110). • Median household income of $73,000 reveals an affluent market with income supplemented by investments (Index 142) and a substantial net worth (Index 178). • Connected and knowledgeable, they carry smartphones and use many of the features. • Attentive to price, they use coupons, especially mobile coupons. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 5B 88 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 3: Lifestyle Segments TAPESTRYSEGMENTATION TM esri.com/tapestry Households: 1,507,700 Average Household Size: 2.66 Median Age: 32.4 Median Household Income: $28,200 LifeMode Group: Middle Ground Hardscrabble Road WHO ARE WE? Hardscrabble Road neighborhoods are in urbanized areas within central cities, with older housing, located chiefly in the Midwest and South. This slightly smaller market is primarily a family market, married couples (with and without children) and single parents. Younger, highly diverse (with higher proportions of black, multiracial, and Hispanic populations), and less educated, they work mainly in service, manufacturing, and retail trade industries. Unemployment is high (almost twice the US rate), and median household income is half the US median. Almost 1 in 3 households have income below the poverty level. 60% of householders are renters, living primarily in single-family homes, with a higher proportion of dwellings in 2–4 unit buildings. This market is struggling to get by. OUR NEIGHBORHOOD • Renters: About three-fifths of households. • Primarily family households, married couples with or without children, single parents (Index 203), and multigenerational households (Index 137). • Primarily single-family homes (61%), with a higher proportion of dwellings in 2–4 unit buildings (Index 225). • Older housing, built before 1960 (59%), with a higher proportion built in the 1940s (Index 215) or earlier (Index 257). • Almost four-fifths of owned homes valued under $100,000 (more than 3.5 times the US). • Higher percentage of vacant housing units at 18% (Index 155). • Most households with 1 or 2 vehicles (71%), but 19% have no vehicle (Index 204). SOCIOECONOMIC TRAITS • Education completed: 38% with a high school diploma only (Index 137); 28% with some college or an associate’s degree (Index 97). • Unemployment rate is higher at 11.2%, almost twice the US rate. • Labor force participation rate is lower at 57.1%. • Wages and salaries are the primary source of income for 70% of households, with contributions from Supplemental Security Income for 12% (Index 232) and public assistance for 7% (Index 254). • These cost-conscious consumers purchase sale items in bulk and buy generic over name brands. • They tend to save money for a specific purpose. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 8G Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 89 Appendix 3: Lifestyle Segments TAPESTRYSEGMENTATION TM esri.com/tapestry Households: 1,714,100 Average Household Size: 2.12 Median Age: 33.9 Median Household Income: $32,800 LifeMode Group: Midtown Singles Set to Impress WHO ARE WE? Set to Impress is depicted by medium to large multiunit apartments with lower than average rents. These apartments are often nestled into neighborhoods with other businesses or single-family housing. Nearly one in three residents is 20 to 34 years old, and over half of the homes are single person and nonfamily households. Although many residents live alone, they preserve close connections with their family. Income levels are low; many work in food service while they are attending college. This group is always looking for a deal. They are very conscious of their image and seek to bolster their status with the latest fashion. Set to Impress residents are tapped into popular music and the local music scene. OUR NEIGHBORHOOD • Apartment complexes represented by multiple multiunit structures are often nestled in neighborhoods with either single-family homes or other businesses. • Renters make up nearly three quarters of all households. • They’re found mostly in urban areas, but also in suburbs. • Single-person households make up over 40% of all households. • It is easy enough to walk or bike to work for many residents. SOCIOECONOMIC TRAITS • Residents are better educated and mobile. • Unemployment is higher, although many are still enrolled in college (Index 141). • They always have an eye out for a sale and will stock up when the price is right. • They prefer name brands, but will buy generic when it is a better deal. • Quick meals on the run are a reality of life. • They’re image-conscious consumers that dress to impress and often make impulse buys. • They maintain close relationships with family. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 11D 90 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 3: Lifestyle Segments TAPESTRYSEGMENTATION TM esri.com/tapestry Households: 2,395,200 Average Household Size: 2.51 Median Age: 35.5 Median Household Income: $39,300 LifeMode Group: Hometown Traditional Living WHO ARE WE? Residents in this segment live primarily in low-density, settled neighborhoods in the Midwest. The households are a mix of married-couple families and singles. Many families encompass two generations who have lived and worked in the community; their children are likely to follow suit. The manufacturing, retail trade, and health care sectors are the primary sources of employment for these residents. This is a younger market—beginning householders who are juggling the responsibilities of living on their own or a new marriage, while retaining their youthful interests in style and fun. OUR NEIGHBORHOOD • Married couples are the dominant household type, but fewer than expected from the younger age profile and fewer with children (Index 79); however, there are higher proportions of single-parent (Index 146) and single-person households (Index 112). • Average household size is slightly lower at 2.51. • Homes are primarily single family or duplexes in older neighborhoods, built before 1940 (Index 228). • Most neighborhoods are located in lower-density urban clusters of metro areas throughout the Midwest and South. • Average commuting time to work is very short (Index 22). • Households have one or two vehicles. SOCIOECONOMIC TRAITS • Over 70% have completed high school or some college. • Unemployment is higher at 7.3% (Index 134); labor force participation is also a bit higher at 63.4%. • Almost three quarters of households derive income from wages and salaries, augmented by Supplemental Security Income (Index 139) and public assistance (Index 152). • Cost-conscious consumers that are comfortable with brand loyalty, unless the price is too high. • Connected and comfortable with the Internet, they are more likely to participate in online gaming or posting pics on social media. • TV is seen as the most trusted media. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 12B Summary Report: September 2018 Portage and Elwood Neighborhood Center Vision | 91 Appendix 3: Lifestyle Segments This page intentionally left blank. 92 | Portage and Elwood Neighborhood Center Vision Summary Report: September 2018 Appendix 3: Lifestyle Segments