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HomeMy WebLinkAboutWSMainStreetsPlan2014west side mAin streets the reVitAliZAtion PlAn for lincoln wAy, western AVenue, And west side neighborhoods City of South Bend - Department of Community Investment I Urban Enterprise Associati on of South Bend Torti Gallas and Partners, Inc. Acknowledgments CITY OF SOUTH BEND Pete Buttigieg, Mayor South Bend Common Council District 1: Tim Scott District 2: Henry Davis Jr. District 3: Valerie Schey District 4: Dr. Fred Ferlic District 5: Dr. David Varner District 6: Oliver Davis At Large: Derek Dieter At Large: Gavin Ferlic At Large: Karen White Department of Community Investment Scott Ford, Executive Director Pamela C. Meyer, Director of Neighborhood Engagement Jitin Kain, Director of Planning Michael Divita, Planner Christopher Dressel, Planner Elizabeth Maradik, Planner SOUTH BEND REDEVELOPMENT COMMISSION Marcia I. Jones, President David Varner, Vice President Gregory Downes Don Inks Valerie Schey Stan Wruble URBAN ENTERPRISE ASSOCIATION OF SOUTH BEND B. Patrick Bauer David Behr Dan Brewer Matt Buczolich Sanita Davis Scott Ford Amy Le Linus Slavinskas Karen White WEST SIDE CORRIDORS ADVISORY COMMITTEE Sam Centellas Juan M. Hernandez, Jr. Consuella Hopkins Wendell Johnson Marcia Jones Gladys Muhammad Jerry Niezgodski Andre Northern Kathy Schuth Tim Scott Viola Sims Jack St. Pierre Karen White CONSULTANT TEAM Torti Gallas and Partners John Torti, President Erik Aulestia, Principal Elena Romero, Associate Timothy Zork, Associate Gibbs Planning Group Robert Gibbs, President Zimmerman / Volk Associates Laurie Volk, Principal tAble of contents 4. Lincoln Way West 4.1   Corridor Plan and Strategies ........................................54 4.2   Lincoln Way Nodes .......................................................56 4.3   Streets, Bicycles, and Buses .........................................74 5. Western Avenue 5.1   Corridor Plan and Strategies ........................................90 5.2   Western Avenue Nodes ...............................................92 5.3   Streets, Bicycles, and Buses .......................................108 6. Implementation Tools and Matrix 6.1   Implementation Tools ................................................130 6.2  Strategic Implementation Matrix ...............................132 1. Executive Summary 1.1   General Strategy ............................................................7 1.2   Summary of General Proposals for the West Side Neigh- borhoods ......................................................................10 1.3   Summary of Proposals for Lincoln Way West Corridor 12 1.4   Summary of Proposals for Western Avenue Corridor ..14 1.5   Implementation Tools ..................................................16 2. Public Process 2.1   Process .........................................................................18 2.2   Strengths, Weaknesses, Opportunities, and Threats ...20 2.3   City Voice ......................................................................24 3. West Side Neighborhoods 3.1   Regional and City Analysis ............................................26 3.2   Study Area Analysis ......................................................28 3.3   Opportunities and Constraints .....................................30 3.4   Residential Market Analysis .........................................34 3.5   Retail, Office, and Industrial Market Analysis ...............36 3.6  West Side Neighborhood Plan ......................................40 3.7   Zoning (Existing and Proposed) ....................................50 1. executive summary This strategic revitalization plan is for two corridors, Lincoln Way West and Western Avenue, that have had an important historic role in the life and economy of South Bend, Indiana. Over the past several decades, these two streets have seen an erosion from a walkable character to an auto oriented character. At the same time, the neighborhoods have seen a loss in population, a rise in commercial and residential vacancy, and a rise in crime. This strategic revitalization plan seeks to restore the historic walkable development pattern allowing Lincoln Way West and Western Avenue to reassert themselves as vital primary streets that give new life to the neighborhoods they run through. At the same time, immediate and long-term urban design, retail, residential, industrial, and economic development strategies are defined that can revitalize the West Side Corridors Study Area. Context Diagram 7 1. The streets themselves must be reframed. Lincoln Way West and Western Avenue must transform their character and connect their neighborhoods, rather than maintain their current char- acter as state roads that carry commerce throughout the state. This is a transformation from state highway to walkable neighborhood connector. 4. The neighborhoods must attract new residents. Families from other parts of the city and the region must come to live on the West Side. The West Side is currently at less than one-half its capacity. It was once one of the best-looking neighborhoods in South Bend and it can be that again. It has a great built environment. More people, with a greater diversity of age, race, and incomes, will make the West Side better than it ever was and one of the best neighborhoods in the city. 2. The corridors must focus uses and create destinations. Transforming from undifferen- tiated sprawl and disconnected uses to concentrated retail/ commercial nodes with gather- ing places that create a strong identity will both improve retail viability and create a gathering place that attracts residents and visitors. 3. The residential neighborhoods must be revitalized. City and private sector efforts must insure that every existing family that wants to stay on the West Side will have a decent home and a thriving neighbor- hood. 1.1 generAl strAtegy In seeking a strategy to revitalize the West Side corridors, four things must happen at the same time: Active Mixed-Use Street Precedent Residential Square Precedent 8 WEST SIDE MAIN STREETS REVITALIZATION PLAN LINCOLN WAY WEST AND WESTERN AVENUE AS CITY STREETS Historically, three state roads—Lincoln Way West, Western Avenue and Michigan Street— have connected South Bend to the region and points beyond in all directions of the compass. South Bend’s population has been in decline for the past 50 years. More recently, the St. Joseph Valley Parkway (US 20/31 Bypass) has allowed these three major roads to be reclassified from state routes carrying a large truck traffic load through the city to city streets that carry no through truck traffic. This change has, by definition, made Lincoln Way West and Western Avenue gentler, at least in the type and amount of traffic. Their scale, however, is set for another time and much more intense usage. How to re- store the role of the streets is a primary charge of this plan. We have here an exciting opportu- nity for change. The streets themselves are the connective tissue of many neighborhoods and are the defining public spaces that can be “sad and gray as they are today,” or can be symbols of the good and prosperous neighborhoods they connect and symbols of the city they represent. Street with Bike Lanes Precedent 9 1. ExEcutivE SummaryWEST SIDE MAIN STREETS REVITALIZATION PLAN LIFE IS MORE THAN ONE HOUSE DEEP: THE NEIgHBORHOODS ALONg THE CORRIDOR Together, Lincoln Way West and Western Avenue represent over six miles of major corridors that run through most of the West Side of South Bend. While impossible to paint the West Side with a single stroke, the following are some of its characteristics: ƒHistorically, the West Side contained the great industrial engine that ran South Bend: Studebaker, Singer Sewing, and Bendix were a few of the great industries that were the heart of South Bend’s economy. ƒWith most of the factories located on the West Side, one could also find there the beautiful, well-kept, blue-collar neighborhoods and residents that filled the area and worked in those factories. ƒOn the east end of the West Side exists one of South Bend’s best historic neighborhoods. Just northwest of this West Washington historic district lie neighborhoods that contain residents in poverty, the largest amount of vacant homes and the largest number of homes slated to be demolished. ƒThe South Bend International Airport is located on the west end of Lincoln Way West at the city limits. ƒThe existing rail lines that divide the West Side reinforce a Lincoln Way West set of neighborhoods to the north of the tracks and a Western Avenue set of neighborhoods to the south of the tracks. Former Bendix Factory Residential Neighborhood Precedent 10 WEST SIDE MAIN STREETS REVITALIZATION PLAN ƒDifferentiate Between North of Tracks and South of Tracks, as well as Between the Lincoln Way and Western Avenue Corridors ƒBuild on and Encourage Airport Related West End Uses ƒBuild on Historic Nature of Lincoln Way ƒCreate an Arts and Design District at the East End of Western Avenue and Connect 1.2 summAry of generAl ProPosAls for the west side neighborhoods to the West Washington Historic District ƒCreate Destinations and Focus Retail into Nodes Rather than Strip Development ƒEnhance and Connect the Historic Neigh- borhoods and Create the “Downtown West District” ƒCreate a New and Infill Housing Focus around Kennedy Academy West Side Neighborhood Plan 111. ExEcutivE SummaryWEST SIDE MAIN STREETS REVITALIZATION PLAN ƒExpand City Cemetery, Provide Improved Visibility, Provide Distinguished Entry, and Reduce Number of Vacant Parcels (North of Tracks) ƒConsolidate Properties Along Tracks to Meet Needs of New Industrial Tenants to Leverage Proximity to Rail in Order to Bring New Jobs to the Area (South of Tracks) ƒExpand LaSalle Park (South of Tracks) ƒCreate Magnet Schools Priority for Qualifying Students Living in Focus Zones Through a “Reverse Commute” Strategy ƒCreate West Side Greenway Recreational Path Linking the Riverside Trail/St. Joseph River at Angela Boulevard to the Western Avenue Arts and Design District ƒAcquire and Consolidate Vacant Parcels and Homes to Create Larger Development Parcels that will Attract New Home Devel- opers, Address Recreational Needs, and Provide Urban Agriculture opportunities ƒAddress Crime Through Additional Pro- grams ƒReconceive Lincoln Way and Western Ave- nue by Reconfiguring Road Lanes, Adding Bike Lanes, and Improving Sidewalks with Pedestrian Streetscapes Including Street Lights, Benches, and Street Trees Farmer’s Market Precedent Trail Precedent 12 WEST SIDE MAIN STREETS REVITALIZATION PLAN The character of Lincoln Way West has histor- ically been a tree-lined, residential street with houses set far back from the street and retail nodes at major intersections. The plan for Lincoln Way West is to reinforce the historic pattern of residential with retail nodes. The primary difference is that the new residential coming to Lincoln Way West should be slightly higher density, such as townhomes or small four-unit, manor home condominiums. ƒRe-stripe Lincoln Way West for its entire length to include a turn lane in the center, 1.3 summAry of ProPosAls for lincoln wAy west corridor one lane of traffic in each direction, bike lanes in each direction, and curb parking for its entire length. ƒAdd street trees along the entire length of Lincoln Way West. ƒUsing volunteer and bicycle club members, paint the bike lanes green to increase safety and to visually make the street section appear more narrow and more human scaled. ƒDr. Martin Luther King, Jr. Drive Node: This node and the neighborhood to the north comprise the pilot project area for Lincoln Way. A roundabout at Lincoln Way West and Dr. Martin Luther King, Jr. Drive is created to address this complicated intersection. Leveraging the construction of the roundabout, at the same time, residential incentive programs should be implemented to connect the Chapin Park (Park Avenue) Historic District to the north and the West Washington Historic Outdoor Dining Precedent Illustration of MLK Node 131. executiVe summAryDistrict to the south of Lincoln Way West. The high vacancy area north of Lincoln Way, west of Dr. Marti n Luther King, Jr. Drive, and east of Harrison Avenue should be targeted for lot acquisiti on and consolidati on in preparati on for private sector development. Once the “eastern front” is established, a westward thrust for revitalizati on should be easier. Streetscape improvement along Lincoln Way West should be implemented. Lots along Lincoln Way should be acquired and consolidated for multi -family rental devel- opment. This program will prove the point that homeownership with mixed-income, mixed-race and mixed-aged families can coexist amicably in the same area and will act as a catalyst to move revitalizati on to the north, south, east, and west. ƒDiamond Avenue: Take advantage of the recently completed street and streetscape improvements along Diamond Avenue from Lincoln Way West to Portage Av- enue. Implementi ng a program to help residents rehab houses along that street will be a great demonstrati on of how the rest of the neighborhood can look in ti me. ƒWilber Street Node: This node along Lincoln Way West is possibly the most complex and, at the same ti me, has the most potenti al. It is the confl uence of Holy Cross Church and School, the abandoned railroad line, an underuti lized and historic brewery, and other retail buildings along Lincoln Way West, and several blocks of small-scale industrial uses south of Lincoln Way West. Bett er development parcels can be created by combining blocks. The future recreati onal path should be leveraged and could be a great locati on for a bike shop. ƒRevitalize the Olive Street Node: This node is important because of its north to south connecti on to the rest of the city via Olive Street. Historically, this has been, and should conti nue to be, a retail node. The existi ng suburban retail/commercial along Lincoln Way should provide land- scaping along the streetscape to screen parking lots. ƒBendix Node: In this area the character changes from traditi onal urban to subur- ban. A stronger streetscape is required that also screens parking, along with an evergreen buff er around large industrial parcels. Lincoln Way Corridor Plan Colfax District MLK Node 14 WEST SIDE MAIN STREETS REVITALIZATION PLAN 1.4 summAry of ProPosAls for western AVenue corridor ƒRe-stripe Western Avenue for its enti re length to include a left -hand turn lane in the center, one lane of traffi c in each directi on, bike lanes in each directi on as the street widths allow, and curb parking for its enti re length. ƒAdd street trees and corner accessible ramps along the enti re length of Western Avenue. In the most narrow secti on of Western Avenue where buildings are very close to the curb, some curb work will be required to create street tree islands between on-street parking stalls. ƒPaint the bike lanes green using volunteer resident and bicycle club assistance. ƒOlive Cultural District Node (Locati on of Pilot Project): Extend LaSalle Park to Western Avenue to include new recreati on fi elds and courts, create an ellipti cal median to act as a gateway and to calm traffi c, build a gathering space on Western Avenue that will include a splash fountain that will allow acti viti es for the multi -cultural populati on in the area. The perimeter of the space should include restaurants. This Square will be a central focus for the neighborhood. “Behind” the corridor, lots should be consolidated to provide a larger development parcel for private sector development. ƒArts and Design District: Establish an arts and design district east of the viaduct near Walnut Street. Allow for parking on the half-block to the north and south of Western Avenue. This area should also be linked to the other existi ng historic districts. ƒBelleville Place Node: Repurpose the former K-Mart building at the Belleville shopping center for another use, such as an indoor hydroponic farm or charter school. Alternately, demolish that building to provide space for a larger commercial user, such as an expanded grocery store/ pharmacy. In the long term, the excess parking lots and land can be used to create a town green with new retail buildings surrounding it and opportuniti es for multi family residenti al development.Interactive Fountain Precedent Western Avenue Corridor Plan Olive Cultural DistrictOlive Cultural District Node Pilot Project 151. ExEcutivE SummaryIllustration of Liberty Square 16 WEST SIDE MAIN STREETS REVITALIZATION PLAN 1.5 imPlementAtion tools The revitalization of the West Side Corridors, and the West Side in its entirety, is challenging as evidenced by the last 50 years. Implementation tools are required to make many of the recommen- dations possible. Recommended tools include: • Land Consolidation • TIF (Tax Increment Financing) • Tax Abatement • Tax Credits • Development Subsidies • Individual Rental Subsidies • Individual Homeownership Subsidies • Employee Assisted Housing - Institutional Development District • Employee Assisted Housing - Police, Firefighter, and City Employee Geographic Subsidies • Facade Grants • Brownfield Redevelopment Assistance • Small Business Development Assistance 171. ExEcutivE SummaryWEST SIDE MAIN STREETS REVITALIZATION PLAN Land Consolidation through Home Relocation Plaza Precedent Neighborhood Square Precedent Urban Agriculture Precedent 2. Public Process Building on previous planning efforts, the City of South Bend is currently focused on developing a market-based strategic revitalization plan for the West Side Corridors that will generate private investment dollars and that will improve the lives of current and future residents. While Lincoln Way West and Western Avenue are distinct corridors, each with their own character, a coordinated West Side plan is key to the West Side’s success. An open and transparent process was created to include as many residents, agencies, and departments as possible. The input is summarized in this document and the input in its entirety can be accessed on the City web site. The key steps in the process are enumerated below: 2.1 Process Community Presentation 19 1. Stakeholder & Advisory Committee Meetings Feb. 5-6, 2014 2. Neighborhood and Demographic Analysis Feb. 5-April 17, 2014 3. Streets Analysis Feb. 5-April 22, 2014 4. Retail, Office, Industrial, and Residential Market Analysis Feb. 5-April 16, 2014 5. Public Charrette a. Place Making Presentation & Community Intake Sessions April 23, 2014 One for Lincoln Way West, One English Speaking for Western Avenue and One Spanish Speaking for Western Avenue b. Stakeholder Meetings April 24–25, 2014 c. Work Sessions April 24–25, 2014 d. Preliminary Plan Presentation April 26, 2014 e. Community Feedback April 26, 2014 6. Draft Corridors Plan June 2014 7. Community Presentation of Draft Final Plan June 24, 2014 8. Final Corridors Plan and Design Guidelines August 2014 In addition to the general community, meetings were held with the following stakeholder groups: ƒCity of South Bend ₋ Public Works ₋ Mayor and Staff ₋ Police ₋Code Enforcement ₋ Building Department ₋Community Investment ƒSouth Bend Heritage Foundation ƒSouth Bend Housing Authority ƒSouth Bend Communi- ty Schools – Facilities Management ƒArea Plan Commission ƒTranspo ƒCouncil Member Oliver Davis ƒLocal Developers ƒNear Northwest Neighborhood, Inc. An Advisory Committee, comprised of business owners, institutional representatives, elected officials, and neighborhood residents, was formed in order to provide representation for the West Side, the Lincoln Way Corridor, and the Western Avenue Corridor. This committee has: ƒProvided information and insight into existing conditions ƒProvided ideas that have been incorporated into the Revitalization Plan ƒProvided advice regarding priorities ƒEncouraged public participation in the planning process, including sharing details about the progress of the planning process with their respective organizations, and ƒChampioned the development and adoption of this plan. 20 WEST SIDE MAIN STREETS REVITALIZATION PLAN LINCOLN WAY A summary of strengths, weaknesses, opportunities, and threats for the corridors is found below. This summary is compiled from community input via City Voice (phone survey) and public meetings.Location Proximity to airport; Gateway from airport; Corridor connects airport to Downtown and nodes along the way History Historic Lincoln Highway; Historic architecture on east end Community People who are here want to stay strengths2.2 strengths, weAknesses, oPPortunities, And threAts West Side Neighborhoods and Lincoln Way West Map 212. Public ProcessCity Revitalization will be a long-term process and will need sufficient attention form the City; Cheap housing or other development – new development should be upscale Amenities LaSalle Branch Library closing would leave a desert of community space Displacement People being displaced as a result of tax sales is a concern – Where will they go? Goal should be minimum relocation Perception Perception of area is a problem – Doesn’t always match reality Safety Crime is a threat and consistent Police presence should be provided City Entire City needs help, not just the West Side; Lack of programs or lack of knowledge about programs to assist businesses Physical Condition Lack of maintenance of properties; City resources should be used on the West Side Community Residents have moved to Granger and other areas – How do you get them to move back?; Not a strong belief in the viability of revitaliza- tion Tax Sales Process is complicated and should be simpli-fied; Currently most sales are for individual parcels and there is no way to consolidate larger parcels for a larger scale redevelopment Streets Need to provide bicycle lanes and/or paths; Sidewalks are needed Snow Removal Paths and sidewalks for bikes and pedestrians are not well cleared so one cannot bike or walk in the winter – Suggestion that City plow bike paths and sidewalks on Lincoln Way City Concentrate and coordinate efforts rather than piecemeal, pool resources; Teach how to maintain and improve homes; Continue community outreach; Provide programs to support housing and businesses Housing Improvement of existing housing conditions Community Keep current residents who may choose to move to other areas; Institutions could participate/assist in revitalization Physical Condition Create development at nodes and infill “be-hind” in neighborhoods; Improve commercial buildings; Replace unused asphalt with grass/park/market Hire Local Hire local labor to support community jobs History In concert with historic Lincoln Highway, keep theme of diversity and unity Streets Should not be a highway – Should be slow speed, have parking, and have sidewalks Retail Establish bike shop on Lincoln Way West weAknesses threAtsoPPortunities 22 WEST SIDE MAIN STREETS REVITALIZATION PLAN Institutions Schools, Notre Dame, IUSB, Ivy Tech; Churches and their ability to mobilize the community; Libraries; Airport Community Diversity (provides both richness and conflict); Sense of community and pride; Children Housing Available/vacant land; Affordable; Variety of housing types and prices; Historic buildings Retail Variety; Convenient fast food; Spending power of community Location Proximity to highways and airport Abandoned Railroad Potential to transform into a recreational path strengthsWESTERN AVENUE West Side Neighborhoods and Western Avenue Map 232. Public ProcessweAknesses threAtsoPPortunities Physical Condition Many car lots; Condition of properties – Need to demolish some; Little greenery; dirty, trash; lack of maintenance; Lack of code enforcement, Lack of retail diversity; Limited parking; Large trucks park on Western Ave.; Unclear traffic patterns (no striping); No “Main Street” atmosphere; No destination with multiple things to do; lack of walkability (no density and mix of uses); Lack of pocket parks/neighborhood parks; Disconnect created by cul-de-sacs Housing Concentration of public housing on west side; Vacant and abandoned homes; Lower resale values due to context; while housing is affordable, it is not of a high quality City Lack of attention by City; Limited resources to improve existing structures; When improve-ments are made then higher taxes result Crime High crime rates; Negative attitude toward West Side Amenities Kroc Center is very expensive; there are few opportunities for winter recreation; LaSalle has no water for bathrooms, etc.; No parking at Pulaski Park Housing Homeownership Grants; Tax credits for home rehab.; Homeowner assistance to buy vacant lots City New administration appears to be interested in corridor; Business owners need help in understanding approval process for improvements; Communication with code enforcement Investment Build on success of Four Winds, Kroc, Stude- baker by starting there and moving west; Tap corporations like KFC, McDonald’s to help; Build on investment at Martin’s shopping center Community Spend shopping dollars on West Side; Com- munity belief/inspiration; Seek out age 18-35 representation; Have a “Taste of Western” Physical Condition Change zoning to prevent car lots/undesirable uses; Create small pockets of dense uses to create a destination/draw; Fitness center on Western with indoor walking in winter; Plaza as gathering space; Indoor soccer; Celebrate heritage with gathering space; Splash Park Streets Add bus stops and shelter with English and Spanish; Add way-finding signs; provide lighting; Clarify viaduct movements (provide better signage); Make more bike-friendly; Add landscaping; Add striping Community Drugs; No belief that things can change; Self-interest among business owners; Over- growth of vacant lots; Trash dumping (code enforcement not effective) Jobs Concentration in industrial jobs and lack of professional jobs; “Brain Drain” – There is no reason for young people to stay/return; Not enough focus on employment for West Side residents; Unfair hiring practices City Property taxes collected from West Side are spent elsewhere; City needs to make an honest effort; Insufficient police presence/ response; Cumbersome approval process Mishawaka Competition; They are more business-friendly; West Side community goes to shop in Misha-waka Physical Condition Sample Street potholes/condition; Western is a key entry/exit – need to address traffic needs; Semi-trucks at Olive Housing Homes are transitioning from ownership to rental 24 WEST SIDE MAIN STREETS REVITALIZATION PLAN 2.3 city Voice Feedback Summary ƒSurvey active for one month ƒ52 people called in ƒ221 people visited the website ƒ1,200 page views of the website City Voice is a community sharing and feedback platform developed by the City of South Bend and Code for America. Designed as a phone- based call in system, City Voice allows people in the community to be heard on a variety of important issues. For the West Side Corridors study, citizens responded to a number of questions about both their current use and interactions with Lincoln Way and Western Avenue, and what they wished to see in the future. A summary of the input and answers to the questions follows: YES NO Do you eat at restaurants along Western Avenue? 23 17 Do you shop along Western Avenue? 25 15 Do you do any other leisure or recreational activities along Western Avenue? 17 23 Do you eat at restaurants along Lincoln Way West? 27 13 Do you shop along Lincoln Way West? 21 19 Do you do any other leisure or recreational activities along Lincoln Way West? 12 28 What shops, restaurants, or other activities do you visit along Lincoln Way or Western Avenue? Restaurants ƒPizza Hut, Long John Silvers, Volcanos, Lacopo, Taco Bell, Arby’s, McDonalds, JJ’s Fish, Sunrise Café, Rosales, King Gyro, Burger King, Chicos, Taste of Chicago, Lincoln Way Grill, Lincoln Way Café, Little Caesars, Taqueria Chicago, Taste of Mexico, Bendix Family Restaurant, Subway, Pariso Tropical Stores ƒDollar Store, Martins, Gene’s Camera, TCU, Auto Zone, O’Reilly, Auto Repair, Walgreens, Gas, Consignment, DC Auto, Sherman Beauty Supply, CVS Other Activities ƒWUBS, Airport, Charles Martin Center, Colfax Center, MLK Center, South Bend Heritage, Kroc Center whAt do you currently do? 252. Public ProcessWhat shops, restaurants, or other activities do you want to bring to Lincoln Way West or Western Avenue? ƒRestaurants: Cracker Barrel, Casual Dining, Family Dining, Golden Corral, White Castle, Old Country Buffet, Fine Dining ƒStores: Farmer’s Market, Clothing Store, Grocery Stores, Family Fun Center/Chuck E. Cheese’s, Athletic Shop, Dry Cleaner, Pharmacy, Mini Outlet Mall, Chic Boutiques, Pawn Shops, Massage Parlor, Bike Shop, Athletic Gym, Hair Salon, Anchor Stores, Walmart, Movie Theater, Home Improvement, Laundromat, Rite Aid, 7-11 ƒOther: Bus Shelters, Bike Path, Parks, Trees, Art, Art Studios, Youth Activities, Skating Rink, All Age Activities, Arcade, Social Services Locations, Make destination cultural cen- ters based on existing cultural communities, Fewer chains and more local restaurants, Smaller than big box stores, Chapin could be an arts district What other ideas do you have to improve Lincoln Way West or Western Avenue? ƒThemes: Streetlights, Storefront/façade improvements, Crack down on dumping, Bike Lanes, Remove vacant houses along corridors, Pedestrian improvements, Bus shelters, Farmer’s Markets, Children’s Amusement Amenities, Improved Western Avenue Traffic Flow ƒTIF or Tax Abatement to Rehab Houses, Public Artwork, Rehab Historic Buildings whAt would you like to see? 3. west side neighborhoods Regional Analysis Map 3.1 regionAl And city AnAlysis The west side has a rich cultural history and has always been a working class neighborhood intermingled with industrial employment. Part of the reason for the industrial is the proximity to the Norfolk Southern Railroad line that continues to serve the existing industrial space on the west side. This rail line is crossed only in a few places by Chapin Street, Walnut Street, Olive Street, Meade Street, Grandview Avenue, and Mayflower Road (of which Walnut Street, Meade Street, and Grandview Avenue are indirect connections and/or minor streets). As a result, the rail line is a neighborhood divider. While no line is absolute, the area north and east of the tracks is primarily African American, the area south and southwest has transitioned from Polish to predominately Latino. The areas at the edge of Downtown are historic in nature. Moving west, the homes transition from 1950’s to 1970’s to 1980’s. While the ma- jority of the area is characterized by traditional urban neighborhoods, the westernmost areas are characterized by conventional strip retail and suburban housing patterns. The eastern ar- eas have suffered many years of disinvestment and this is reflected in high retail and residential vacancy rates, with residential vacancy creep- ing westward as time passes. In addition, an oversupply of retail space has resulted in vacant large format retail on the west ends of both corridors. The eastern areas have some of the highest crime rates in the City. 27 Context Analysis Map 28 WEST SIDE MAIN STREETS REVITALIZATION PLAN ƒThe West Side Neighborhoods study area is +/- 3,170 acres ƒThe Lincoln Way corridor is 2.9 miles long, measured from the South Bend city limits at the west to William Street at the east ƒThe Western Avenue corridor is 3.4 miles long, measured from the South Bend city limits (Mayflower Road) at the west to William Street at the east ƒThe railroad line divides the area in two. ƒLincoln Way and Western Avenue are the main east-west connectors ƒMayflower Road, Olive Street and Dr. Martin Luther King, Jr. Drive/ Chapin Street are the main north-south connectors ƒSecondary roads such as Bendix Drive, Sheridan Street, Orange Street, and Walnut Street are an important part of the neighbor- hood’s framework ƒBus routes serve Lincoln Way and Western Avenue. There is a need for bus stops and bus shelters along the corridors ƒExisting and proposed bike lanes are an essential part of the trans- portation system in the West Side Neighborhoods area 3.2 study AreA AnAlysis corridors trAnsPortAtion 293. West side Neighborhoods ƒThe West Side Neighborhoods area is mostly residential. The neighborhood is composed of mostly single-family houses ƒIndustrial uses extend along the railroad line ƒLincoln Way has a mix of residential and retail uses ƒRetail is the predominant use along Western Avenue ƒBoth corridors have suburban retail on the western end; the retail becomes more urban as it gets closer to downtown ƒThe area is well served with schools, parks and civic uses such as libraries and recreation centers ƒThere are areas of vacant homes along Lincoln Way and Western Avenue ƒThe highest vacancy areas are located south of LaSalle Park, north of Lincoln Way between Olive Street and Dr. Martin Luther King, Jr. Drive and south of Lincoln Way between Olive Street and Cottage Grove Avenue ƒHigh vacancy areas have high crime rates and are unsafe for resi- dents. Programs need to be developed to stabilize these areas lAnd use VAcAncy 30 WEST SIDE MAIN STREETS REVITALIZATION PLAN NEIgHBORHOODS Constraints ƒRailroad is a neighborhood divider, only a few streets provide a north-south connec- tion ƒAreas of high vacancy have a negative impact on property values and make neighborhoods unstable ƒVacant industrial uses have a negative impact on the neighborhoods ƒSeveral Industrial Parcels are too small to meet contemporary needs ƒSome areas are not within walking distance to a park ƒAreas with a high child population may be underserved for their needs ƒAreas with a high population approaching senior age may be underserved for their needs ƒSidewalks missing in some areas Opportunities ƒHigh vacancy areas provide opportunities for new housing, urban agriculture, and additional parks ƒVacant industrial uses provide opportu- nities for redevelopment and employment ƒVacant industrial buildings provide opportunities for business incubators and low rents for new enterprises ƒExisting industrial uses provide employ- ment opportunities ƒPocket parks should be considered in areas that are not within walking distance to a park ƒAreas with a high percentage of children provide opportunities for amenities and activities tailored for this segment of the population ƒAreas with a high percentage of senior citizens provide opportunities for services tailored to this segment of the population ƒMagnet schools provide a community asset ƒCivic buildings such as libraries and recreation centers provide a community asset ƒDiversity provides opportunities to celebrate cultural heritages ƒAmtrak station is an asset for the neigh- borhood 3.3 oPPortunities And constrAints 313. West side NeighborhoodsLEGEND High % of Younger Population High % of Senior Population Areas of High Vacancy Neighborhoods Opportunities and Constraints Map 32 WEST SIDE MAIN STREETS REVITALIZATION PLAN CORRIDORS Constraints ƒDispersed retail creates a weak retail environment ƒAn oversupply of retail space results in vacant space ƒObsolete retail buildings are difficult to lease ƒResidents have to shop outside of the west side for some goods ƒThe west side corridors are not pedestrian friendly (overly wide roads, discontinuous sidewalks, limited on-street parking, and few street trees) ƒShallow lots along the corridor make it difficult to provide sufficient parking ƒCurrent retail trends integrate gathering spaces that are lacking along corridors Opportunities ƒMajor intersections with north/south streets provide opportunities for im- proved retail and/or mixed-use nodes ƒWide streets provide opportunities to reconfigure for bikes lanes, parking, and bus stops to support retail ƒCurrent external shopping could be captured on the west side ƒVacant lots and/or buildings have po- tential to be transformed into gathering spaces ƒLocal architecture and arts programs could provide creative low cost solutions and provide educational opportunities for students 333. West side NeighborhoodsCorridors Opportunities and Constraints Map 34 WEST SIDE MAIN STREETS REVITALIZATION PLAN A market analysis was performed for residential uses by Zimmerman/Volk Associates and for retail, office, and industrial uses by Gibbs Planning Group. The full market analysis reports are available from the City of South Bend, but a summary of findings is found below. RESIDENTIAL MARkET ANALYSIS BY ZIMMERMAN/VOLk ASSOCIATES, INC. Key recommendations include: New rental apartments should be developed as quickly as possible at key intersections with Lincoln Way. These units are likely to be occupied by younger singles and couples, who, once they become comfortable living in the neighborhood, would be potential buyers of new condominiums, rowhouses or small detached houses in the future. Larger vacant lots or parcels in the West Side Corridors Study Area could be infilled with four-unit condominium buildings, or three or four new rowhouses, instead of one or two single-family houses. It would be a tremendous asset to the marketing of new homes in the Study Area if, each year, a certain percentage of places at the top-rated Kennedy Primary Academy on Olive Street and LaSalle Interme- diate Academy on Elwood Avenue were made available to qualified students living in the Study Area. Zimmerman/Volk Associates has determined that, over the near term, those households that prefer new construction, rather than previously occupied units, currently represent 10 percent 3.4 residentiAl mArket AnAlysis Townhouse Precedent Duplex Precedent 353. West side Neighborhoodsof the potential rental market, and five percent of the potential for-sale market for new housing in the Study Area, assuming the production of appropriately positioned new housing. Over the longer term, as the housing market continues to improve, the rental capture rate should rise to 12 percent and the for-sale capture rate should rise to 8.5 percent. Based on a capture of 10 to 12 percent of the potential market for the lower rents of new rental housing, and a 5 to 8.5 percent capture of the potential market for the lower ranges of new for-sale housing units, the West Side Corridors Study Area should be able to absorb 85 new units per year over the short term, and, potentially, up to 113 new housing units per year over the longer term. HOUSINg TYPE PERCENT OF TOTAL NUMBER OF UNITS Multi-family for-rent (lofts/apartments, leaseholder)56.9%128 Multi-family for-sale (lofts/apartments, condo/co-op owner- ship) 10.7%24 Single-family attached for sale (townhouses/rowhouses, fee-simple/ condominium ownership) 16.2%36 Low-range single-family detached (houses, fee-simple ownership)16.2%36 TOTAL 100.0%224 Target Markets: The household groups that comprise the potential market for new housing units in the West Side Corridors Study Area are: ƒYounger singles and childless couples—65 percent; ƒUrban traditional and non-traditional families —21 percent; and ƒEmpty nesters and retirees—14 percent. Optimum Market Position for the Study Area: Market-entry rents and prices for the first phases of new units in the Study Area should be targeted to the lower ranges of affordability to respond to the largest segments of annual market potential. A mix of 224 new dwelling units (the number of new dwelling units that could be absorbed in the Study Area over the next five years), distributed according to the percentages in the target residential mix, is shown in the following table: Single Family Detached Precedent 36 WEST SIDE MAIN STREETS REVITALIZATION PLAN USES 2014 2019 2024 Retail 62,000 sf 62,000 sf 62,000 sf Office 5,000 sf 52,000 sf 110,700 sf Industrial N/A N/A 12,000 sf Summary of Findings This market analysis finds that the West Side Corridors Study Area has an existing demand for 62,000 square feet (sf) of additional retail development, 5,000 sf of additional office development and no demonstrated demand for additional industrial space. The retail demand could be absorbed by existing busi- nesses in the study area or with the opening of 20-25 new restaurants and retailers producing up to $18.0 million in new retail sales. By 2019, this demand could increase to capture approximately $20.1 million in consumer ex- penditure. Class B office demand will grow to support 52,000 sf of new office development by 2019. By 2024, due to job growth and the obsolescence of existing space, the West Side Corridors could support an additional 58,700 sf of office, totaling 110,700 sf over the ten-year period. While there is presently no demand for new industrial space in the study area and none expected by 2019, 12,000 sf of new space will be viable by 2024, solely because of industrial building inventory becoming func- tionally obsolete over the next 10 years. Below is a summary of the statistically supportable uses in 2014, 2019, and 2024: Retail This analysis estimates that the West Side Corri- dors Study Area has an approximate two-to-six- mile primary trade area, limited by the Indiana Toll Road to the north, Downtown South Bend/ Main Street to the east, and the more rural ar- eas to the west and south, which could account for approximately 60 to 70 percent of the new retail’s households. The remainder of retail sales captured by new and existing retailers in the study area will likely be drawn from consumers living within the city of South Bend. 3.5 retAil, office, And industriAl mArket AnAlysis Due to its geographical location, the West Side Corridors Study Area is surrounded by four main regional routes: the Indiana Toll Road, the St. Joseph Valley Parkway, Western Avenue, and Main Street, all of which carry at least 20,000 cars per day. Locally, Western Avenue, Colfax Avenue/Orange Street and Lincoln Way are the primary east-west routes, while Mayflower Road, Bendix Drive, Olive Street and Chapin Street carry motorists north and south. Centrally located within these regional routes, and well-served by local roads, nearly every resident and daytime employee of the primary BY gIBBS PLANNINg gROUP, INC. Retail Elements Diagram 373. West side Neighborhoodstrade area and the City of South Bend can reach the study site within a 15-minute drive time. This advantageous location and access to over 55,000 primary trade area residents create the captive effect necessary for new retailers to enter the market or existing retailers to expand their local presence. Existing concentrations of retail within the study area include the Belleville Center anchored by Kroger, Western Avenue Plaza anchored by Martin’s Super Market and several stand-alone retailers located on primary local routes. Regional shopping destinations include Erskine Village, a 500,000 sf shopping center featuring Target, Famous Footwear, Old Navy, Dress Barn and several other retailers; and University Park Mall, an 820,000 sf enclosed shopping mall anchored by Macy’s, JC Penney, Barnes & Noble, and Sears. Additionally, Meijer, Target, and Walmart each have locations within five miles of the study area. The West Side Corridors primary trade area includes 55,100 people and is expected to decrease to 54,900 by 2018, at an annual rate of -0.08 percent. Current 2013 households include 20,100 declining to 20,000 by 2018, at an annual rate of -0.08 percent. The primary trade area’s 2013 average household income is $45,000 and is estimated to increase to $51,400 by 2018. Median household income in the trade area in 2013 is $34,300 and estimated to increase to $38,900 by 2018. Moreover, 14.7 percent of the households earn above $75,000 per year. The average household size of 2.65 persons in 2013 is expected to remain the same by 2018; the 2013 median age is 33.8 years old. 38 WEST SIDE MAIN STREETS REVITALIZATION PLAN Office Gibbs Planning Group, Inc. (GPG) predicates these projections on a stabilized vacancy factor of 9.0 percent, a market average of 213 sf per general office employee and an annualized em- ployment growth range of 0.25 percent to 0.50 percent. This new class B type office space will primarily serve the needs of local medical, legal, sales and financial services providers. Class A office space needs for regional or national companies will primarily be met at alternative sites in the marketplace, with superior access to the industrial and commercial centers in both the Downtown South Bend and Mishawaka submarkets. Small Scale Office Precedent 393. West side Neighborhoods Industrial This industrial space market study finds that the West Side Corridors Study Area cannot currently support any additional space in 2014, nor is growth supportable through 2019. However, 12,000 square feet (sf) of new space will be via- ble by 2024, solely because of industrial building inventory becoming functionally obsolete over the next 10 years. GPG bases these projections on a stabilized vacancy factor of 8.25 percent, which is significantly lower than the current 10.4 percent level at a negative industrial labor annual growth rate of 0.03 percent, and a market average of 1,437 sf per general industrial sector employee. This new space should be flex space, and will primarily serve the needs of distribution, research & development, and sales-service providers. The key factors in the lack of significant demand over the next five years are: (1) a decline in industrial sector employment, and (2) absorption of existing vacant space, to get down to the stabilized vacancy rate of 8.25 percent from today’s level of 10.4 percent. Warehouse space needs for the study area will likely be met by the existing 17.8 million sf of warehouse space in the Greater South Bend industrial space submarket. However, GPG has not physically inventoried the existing supply of industrial space, and it is possible and even likely that some of the 2014-1019 potential de- mand of 18.3 million sf of gross may not find the existing inventory suitable, creating a potential demand for significant amounts of industrial space. City staff has reported a demand for over 200,000 sf of logistical space located along a rail spur in the study area. Warehouse Precedent Former Bendix Factory 40 WEST SIDE MAIN STREETS REVITALIZATION PLAN The West Side Corridors Area is approximately 3.4 miles long and covers about 3,170 acres (approximately 5 square miles). There are over eleven neighborhoods in this area each with unique identi ti es, strengths, and challenges. A plan and strategy for an area this size must fi rst begin with an overall framework and a set of broad big-picture strategies that work together to create a well-coordinated approach that leverages the strengths of each neighborhood and minimizes competi ti on between the two corridors so that each may succeed. First and foremost, the goal is to create a series of “neighborhoods of choice.” When residents or future residents of South Bend think about where they want to live, the West Side should be at the top of the list. Having identi fi ed the strengths, weaknesses, opportuniti es, and threats discussed above, the plan for the West Side leverages the existi ng strengths and seeks to transform the weakness- es into assets. The neighborhood framework plan is based on the following strategies (addi- ti onal strategies more focused on the corridors themselves are found in the following secti ons). One of the goals of this planning eff ort is to identi fy priority areas for redevelopment. Two districts have been identi fi ed as priority areas; the MLK District and the Olive Cultural District. These are discussed in more detail in subse- quent secti ons. Sheridan Node Belleville Place Node 3.6 west side neighborhood PlAn MAIN STREETS REVITALIZATION PLAN: HISTORIC LINCOLN WAY, WESTERN AVENUE, AND WEST SIDE NEIGHBORHOODS 413. west side neighborhoodsMAIN STREETS REVITALIZATION PLAN: HISTORIC LINCOLN WAY, WESTERN AVENUE, AND WEST SIDE NEIGHBORHOODS Olive Cultural District NodeOlive Cultural District Near West Arts and Design District Node MLK Node Colfax District Bendix Node Olive Node Wilber Node LEGEND Corridor Nodes Residential Areas Along Corridors Residential Priority Areas for Redevelopment Open Spaces Historic Neighborhoods Industrial Uses 42 WEST SIDE MAIN STREETS REVITALIZATION PLAN 1. Differentiate Between North of Tracks and South of Tracks, as well as Between the Lincoln Way and Western Avenue Corridors It is well recognized that cities compete with each other for limited retail demand, as well as residents and other uses, but it is also true that neighborhoods within a city compete with each other. With two major corridors on the west side and limited additional retail, office, and residential demand, it is important that each corridor define a niche so that they are not competing with each other. It is also im- portant to note that the majority of historic era buildings occur north of the tracks. Building on the unique characteristics of each corridor, at a broad scale, several of the following strategies contribute to this differentiation. 2. Build on and Encourage Airport Related West End Uses (North of Tracks and Lincoln Way Corridor) Given the close proximity to the airport and existing hotels, this area should promote airport related uses that are compatible with the surrounding residential neighborhoods. Areas North and South of Tracks South Bend International Airport 433. West side Neighborhoods3. Build on Historic Nature of Lincoln Way (North of Tracks and Lincoln Way Corridor) The first transcontinental highway in the United States was the Lin- coln Highway, which linked Times Square in New York City to Lincoln Park in San Francisco. The highway was also the first national memo- rial to President Lincoln. Historic and historic-era buildings should be preserved and revitalized and new building should be compatible with the historic character. Additionally, historic interpretation and facilities should be encouraged. 4. Create Destinations and Focus Retail into Nodes Rather than Strip Development (North and South of Tracks) Community comments are consistent with contemporary retail strategies; destinations with a pedestrian-friendly format and gath- ering spaces for the community is the better formula that patrons are seeking out. When undifferentiated retail is strung out along a corridor, each retail shop must stand on its own, but when aggregated in a pedestrian-friendly format, each retail shop can support each other. Where existing retail nodes occur with residential between (as is common along Lincoln Way) this pattern should continue. Where retail nodes do not occur (as is common along Western Avenue) policies should be implemented to promote the development of nodes to support the success of retail in the corridors. Colfax Cultural Center Active Commercial Streetscape Precedent 44 WEST SIDE MAIN STREETS REVITALIZATION PLAN 6. Enhance and Connect the Historic East End Neighborhoods and Create the “Downtown West District” (North of Tracks) The east end of the Study Area is adjacent to Downtown and is char- acterized by historic residential, retail, and industrial buildings. These historic assets should be leveraged to their fullest extent to create a unique district. A connection between the Riverside Drive and Chapin Park Districts with the West Washington Historic District in the central portion, and with the east end of Western Avenue should be strengthened through an emphasis on restoring historic homes and building new homes, where appropriate, that are compatible with the existing historic homes in order to create a continuous north-south necklace. This new district, the Downtown West District, should be branded and marketed and should be supported by design guidelines to protect and enhance the unique character. Arts and Design District Diagram Downtown West District Diagram 5. Create an Arts and Design District at the East End of Western Ave- nue and Connect to the West Washington Historic District (North of Tracks) While located on the eastern end of Western Avenue, this area is located north of the tracks (and is therefore perceived as connected to downtown), is contiguous to Chapin Street/Dr. Martin Luther King Jr. Drive, and has several existing historic/historic era buildings which have an architectural character that is difficult to replicate today. Building on this character and the potentially lower rents, these types of areas can be a natural fit for antique vendors who seek out lower rent areas with historic architecture, design shops such as those producing furniture, and other types of designers. These types of shops do best when they are consolidated together since patrons are seeking to go to more than one store. There does not appear to be this type of district in the region, so this could fill that gap. Connec- tions to the West Washington Historic District should be strengthened and are discussed in more detail below. 453. West side Neighborhoods7. Create a New and Infill Housing Focus Around Kennedy Academy (North of Tracks) While there has been significant disinvestment in the area, South Bend’s magnet schools are highly regarded and attract pupils from across the city. When determining where to focus resources in order to leverage public investment with private investment, a great place to start is building on the neighborhood’s assets. Focusing resources around Kennedy Primary Academy for infill and new housing will build on this recognized asset. For a further discussion about Magnet Schools Priority, see below. 8. Expand City Cemetery to Provide Improved Visibility, to Provide a Distinguished Entry, and to Reduce the Number of Vacant Parcels (North of Tracks) The high number of vacant properties and homes adjacent to the cemetery coupled with the need for additional cemetery space provides an opportunity to enlarge the City Cemetery, to give it some presence on Lincoln Way and Colfax Avenue, and to provide a gracious addition for loved ones to visit in the tradition of park-like cemeteries. A more detailed study of vacant parcels can indicate the direction and extents of potential expansion, but it is recommended that the few houses along the southern edge be purchased/added to the cemetery and that the cemetery be expanded to the north reaching Lincoln Way. Housing Infill Around Kennedy Primary Academy Cemetery Expansion Diagram 46 WEST SIDE MAIN STREETS REVITALIZATION PLAN 9. Consolidate Properties Along Tracks to Meet Needs of New Industri- al Tenants to Leverage Proximity to Rail in Order to Bring New Jobs to the Area (South of Tracks) The Norfolk Southern Railroad line is an asset that is very valuable to industrial employers. With a demand for industrial land with rail line access, the underutilized and vacant parcels lining the tracks should be consolidated to provide sites for these potential tenants that can provide jobs for the city and local residents. This converts the weak- ness of vacant properties and proximity to the rail line into a strength. 10. Expand LaSalle Park (South of Tracks) The need for additional active recreation fields and courts such as soccer fields and basketball courts can be accommodated by expanding LaSalle Park. With the high number of vacant parcels and/ or homes surrounding the park, an expansion to the south would help to consolidate and stabilize the neighborhood, as well as provide visibility and a front door for LaSalle Park on Western Avenue. Industrial Use Diagram La Salle Park Expansion Diagram 473. West side Neighborhoods12. Create West Side Greenway Recreational Path Linking the St. Joseph River at Angela Boulevard to The Western Avenue Arts and Design District The St. Joseph River is one of the largest recreational amenities in the area. An abandoned rail spur that used to connect to Notre Dame provides a unique opportunity to create a recreational path that serves not only the local neighborhoods, but the entire City. This off-street path will connect across the river at Angela Boulevard, to the Riverside Trail, to the Wilber Node, south to Martin Luther King, Jr. Park, and continuing south to near the intersection of Kosciuszko Street and Western Avenue at the west end of the new Western Av- enue Arts and Design District. At this point, pedestrians can continue along sidewalks and cyclists can continue along the Western Avenue bike facilities, serving connections to the Kroc Center, Downtown, and other locations. 11. Create Magnet Schools Priority Attendance Zones for Qualifying Students Living in the Study Area Schools are one of the biggest drivers in home location decisions. Other cities have employed a strategy which gives preference to qualified students that live in the particular school’s neighborhood as a means of attracting residents and stabilizing neighborhoods. In South Bend the top magnet schools are found within the study area. It is recommended that qualifying students living in newly designated Focus Zones on the west side be given preference to the magnet schools in the Study Area as a means of attracting residents and stabilizing neighborhoods. Recreation Field Precedent West Side Greenway Diagram 48 WEST SIDE MAIN STREETS REVITALIZATION PLAN 13. Acquire and Consolidate Vacant Parcels and Homes to Create Larger Development Parcels That Will Attract New Home Developers, Recreational Needs, and Urban Agriculture One of the most challenging questions in an area of extensive disin- vestment is what to do with the significant number of vacant parcels and homes that are under individual ownership. In addition, it is most common that a few occupied houses are remaining in a block resulting in high infrastructure maintenance costs compared to the number of homes, highly visible disinvestment leading to an unwillingness by others to invest or move into the neighborhood, and a barrier to private investment dollars which could make a large enough impact to change perceptions and spur additional redevelopment. Recommendations to address this complex problem include: a. Redevelopment Commission should declare the area(s) a “redevelopment area” in order to buy blighted land, clear it, and make it available for private development b. Create a five step program to consolidate parcels. First, identify target areas in high vacancy areas for larger scale redevel- opment potential. Second, acquire and hold properties until consolidation is completed. Third, purchase occupied homes in target area or provide alternative to relocate residents to other existing homes. Fourth, demolish remaining structures. Fifth, issue RFP for private development of consolidated property. In addition to the above, it will be important to either provide or require developer to provide common open space within the development. c. Identify and consolidate additional parcels in high vacancy areas to address community needs, such as expanded parks/new recreational fields. d. Identify and consolidate additional parcels in high vacancy areas for urban agriculture. These could be either City owned community gardens (smaller consolidation) or private revenue generating endeavors (larger consolidations). Urban Agriculture Precedent Open Space Precedent 493. West side Neighborhoods14. Address Crime Through Additional Programs Both crime and the perception of high crime are significant deterrents to revitalization and must be addressed hand-in-hand with other strategies. Some on-the-ground strategies used in other cities include bike patrols in the neighborhoods and providing free to low-cost housing in targeted neighborhoods, or higher salaries, for police officers living there. 15. Add Bike Lanes Cycling has great health benefits, is an economical method of trans- portation, and also boosts retail sales. Bicycle and bicycle parking studies have shown greater retail sales when bike lanes are present. It is also recommended that lanes are painted a solid green to aid drivers in identifying traffic patterns. Additional detail is provided in subsequent sections of this document. Bike Patrol Precedent Bike Lane Precedent 50 WEST SIDE MAIN STREETS REVITALIZATION PLAN In order to implement revitalization, it is import- ant to ensure that policies are in place that are consistent with the overall vision. The vision for the West Side Corridors is one of vibrant walk- able nodes that are destinations and gathering places for the community. This is consistent with current trends throughout the country. As a result, current trends in zoning seek to create an urbane, pedestrian-friendly environment. This is being accomplished through a) new zones; b) new form-based zoning codes; c) parallel codes; and d) overlay zones with design guidelines. All of these approaches have one thing in common: They place greater emphasis on the form of development and less emphasis on the use. As an example, a conventional car dealership may place a parking lot with cars for sale along the street and the building further back into the site thereby creating an auto dominated environment, but other models for car dealers place the building/showroom along the street and the majority of cars behind that building. In the first scenario, the form detracts from an urban walkable environment while in the second scenario, the form contributes to a walkable environment. The use is not inherently unfriendly to a walkable environment, but it is the form that the use takes which detracts or contributes to the desired goal. Is a new code, new zone, parallel code, or an overlay zone the best approach? Each approach has its pros and cons and the choice is made depending on the particular schedule, political will, resistance or acceptance of owners, ease of implementation, and other considerations. New Code: An entire new code is the most involved and time consuming. A new code often takes multiple years to implement. New Zone(s): A new zone can create an inte- grated set of uses and standards that can be effective. This takes less time than a new code, but still could take 6 months to a year or more. It also requires changing the zoning of individual properties. Parallel Code: A parallel code (whether for a new code or a new zone) takes the same amount of time as those already mentioned, but is typically more easily accepted since it provides a choice to current owners, but also loses some of its ability to implement the vision when owners choose not to follow the parallel code. Overlay Zone: An overlay zone leaves the current zoning in place, but supersedes stan- dards in the underlying zone. The benefit of this method is that the existing zoning of individual parcels does not have to be changed. REZONINg COMPARISON New Code ƒLongest time to write/implement ƒMost complicated and involved public process ƒCan take multiple years New Zone ƒShorter than writing a new Code ƒLess complicated adoption process ƒSix months to a year ƒRequires changing zone of properties Parallel Code/Zone ƒSame amount of time to write as a new Code or Zone ƒVoluntary, easier to adopt ƒBecause it is voluntary, it can’t necessarily deliver vision Overlay Zone ƒLeaves underlying Code/Zoning in place ƒSupersedes regulations for new buildings and/or significant renovations ƒSimpler to approve and implement ƒDoes not require changing zone of properties 3.7 Zoning (existing And ProPosed) 513. West side NeighborhoodsMixed-Use Node Zone Western Avenue Corridor Residential Zone Lincoln Way Corridor Residential ZoneIndustrial Zone 52 WEST SIDE MAIN STREETS REVITALIZATION PLAN ExISTINg ZONINg MAP LEGEND SF1 - Single Family and Two Family District SF2 - Single Family and Two Family District MF1- Urban Corridor Multifamily District MF2 - High Density Multifamily District CB - Community Business District MU - Mixed Use District CBD - Central Business District GB - General Business District GI - General Industrial District LI - Light Industrial District OB - Office Buffer District O - Office District 533. west side neighborhoodsWEST SIDE NEIgHBORHOOD OVERLAY ZONE Sub-Zones MUN - Mixed-Use Node IND - Industrial WCR - Western Ave. Corridor Residential LCR - Lincoln Way Corridor Residential RN - Residential Neighborhood Colfax District Olive Cultural District 4. lincoln way west 4.1 corridor PlAn And strAtegies Lincoln Way West composes a secti on of the fi rst transconti nental highway in the United States. The Lincoln Highway linked Times Square in New York City to Lincoln Park in San Francisco and is the fi rst nati onal memorial to President Lincoln. Both ends of Lincoln Way West are anchored by major regional assets. The west end is anchored by South Bend Internati onal Airport and the east end is anchored by Downtown South Bend and the Riverside Drive, Chapin Park, and West Washington historic districts. These two powerful anchors should be the driving elements for the corresponding Sheridan Node and the MLK Node. In between these two nodes there are three major cross streets and one potenti al cross-path where nodes have already developed. A series of nodes, rather than a conti nuous strip, is a more desirable patt ern of development because it can create pedestri- an-friendly desti nati ons with unique identi ti es that have the greatest chance of competi ng in the regional marketplace. Fortunately, in contrast to Western Avenue, Lincoln Way gen- erally already follows this development patt ern. However, it is evident that there is some erosion to this clear patt ern as some homes between nodes have been adapted to commercial use. A shortage of commercial space is not the driver for this conversion given that there are several vacant buildings along the corridor. This change should be halted before these changes negati ve- ly impact the corridor. Sheridan Node Bendix Node Lincoln Way Corridor Plan 55 The character of Lincoln Way West has histor- ically been a tree-lined, residenti al street with houses set far back from the street and retail nodes at major intersecti ons. The plan for Lincoln Way West is to reinforce the historic patt ern of residenti al with retail nodes. The primary diff erence is that the new residenti al coming to Lincoln Way West should be slightly higher density, such as townhomes or small (ex. four-unit) manor home apartments and condominiums. Following are general strategies followed by a descripti on of the individual nodes, including the proposed pilot project. Re-stripe/Reconfi gure Lincoln Way West The enti re length of Lincoln Way West is to be re-striped to include a center turn lane, one lane of traffi c in each directi on, bike lanes, and on-street parking. The bike lanes should be painted green using volunteers, such as residents and bicycle clubs. This is discussed in more detail in “Streets, Bicycles, and Buses.” The enti re length is to be planted with street trees on both sides of the street. Trees should be planted at about 40’ spacing. This would be approximately 600 trees. This is discussed in more detail in “Sidewalks and Street Trees.” Areas Between Nodes As discussed above, it is important to support and enhance the existi ng nodes. It is equally important to ensure that development does not creep into the zones that are, and should be, predominately residenti al between the nodes. Where current uses are consistent with policy, the existi ng zoning should be enforced and changes of zoning to individual parcels should not be permitt ed. In additi on, the zoning should create incenti ves to change from commercial use to residenti al use by providing the incenti ve of a higher density residenti al use. Diamond Avenue Take advantage of the recently completed street and streetscape improvements along Diamond Avenue between Lincoln Way West and Portage Avenue. Developing a program to help residents rehabilitate houses along that street can be a great demonstrati on of how the rest of the neighborhood can look in ti me. Olive Node Wilber Node MLK Node Pilot Project Colfax District LEGEND Residential Areas Along Corridors Residential Priority Areas for Redevelopment Historic Neighborhoods 56 WEST SIDE MAIN STREETS REVITALIZATION PLAN In order to adequately compete in the regional economy and to avoid competing with other nodes along Lincoln Way and Western Avenue, each node should have a unique identity and focus that is also supported by the marketplace. Following is a discussion of each node: MLk NODE The MLK node is centered at the intersection of Lincoln Way and Dr. Mar- tin Luther King, Jr. Boulevard (MLK) and extends east towards downtown and west to Allen Street within a newly designated Colfax District. This area is characterized by several historic era buildings with storefronts that face the street. While some suburban style development has crept into the area, there are still many older intact buildings. “Behind” Lincoln Way, 4.2 lincoln wAy nodes to both the north and the south, there is a high number of vacant lots and homes. Within the Colfax District, a section of the MLK Node and a section of the neighborhoods to the north and south has been selected as pilot projects to illustrate implementation tools and patterns that can be applied to the other nodes and neighborhoods. The MLK Node has been selected be- cause of its location adjacent to Downtown and the historic districts, the high number of vacant lots, the planned work to create the roundabout, and the potential to create a significant, visible, and replicable revitaliza- tion. The elements of this district include the following: Illustration of MLK Node 574. LincoLn Way WestRoundabout The strategy here is to create a roundabout at the intersection of Lincoln Way West and Dr. Martin Luther King Jr. Drive. This accomplishes two ma- jor goals; it creates a monumental gateway for the corridor and urbanizes the currently oversized intersection. As the roundabout is implemented, incentives should be created to connect the Chapin Park Historic District to the north with the West Washington Historic District to the south. Once the “eastern front” is established, a westward thrust for revitalization should be easier. Corners of Roundabout The lots surrounding the roundabout are key elements in the image that is created for the pilot project. Each quadrant is discussed below: ƒNorthwest Corner of Roundabout The lots north of Lincoln Way, south of Marion Street, east of Scott Street, and west of MLK should be acquired. In addition, Marion between Scott Street and Leland Avenue should be removed and incorporated into the new parcel to the south of Marion Street for new development. ƒSouthwest Corner of Roundabout The existing building should have the side façade facing the street converted into a more attractive façade with windows to animate the street. Alternatively, the building could be acquired for redevel- opment. ƒSoutheast Corner of Roundabout In order to define the edge of the circle a colonnade should be designed to follow the sidewalk and provide benches for seating and viewing of the new memorial to be placed in the roundabout. ƒNortheast Corner of Roundabout This lot should be acquired for new development Illustrative Plan of Roundabout 58 WEST SIDE MAIN STREETS REVITALIZATION PLAN Lincoln Way Residential The residential market study highlights a need for rental housing. The vacant/infill parcels along Lincoln Way provide a great opportunity to provide this type of housing at a higher density and will support the pilot project efforts. Implementation tools discussed later will likely be required to implement. Streetscape - Road Configuration and Sidewalks The street should be designed as much for the pedestrian and cyclist as for the car. The current lane configuration will be changed to demarcate a center turn lane, one driving lane in each direction, bike lanes, and on- street parking on both sides of the street. Painted crosswalks and street trees will also contribute to the walkable character (discussed in further detail in a subsequent section). The sidewalks should be designed to provide a gracious pedestrian experience that can accommodate walking, seating, outdoor dining, and landscaping (discussed in further detail in a subsequent section). Multi-Family Residential Buildings Precedent Residential Streetscape Precedent 594. LincoLn Way WestColfax Triangle A gathering place can create a strong identity for a community while bringing activity and “life” to a street. While the roundabout creates a civic anchor to the east, a new community open space to the west along Lincoln Way is created called the Colfax Triangle. This space is created by closing a section of Harrison Avenue south of Lincoln Way and extending the existing space in front of the Colfax building to the west. The Colfax Triangle creates a new and highly visible common space for the commu- nity that should be designed to accommodate both daily and seasonal activities. Water is a great draw to public spaces and a water feature, such as a splash fountain, is recommended for this space. Parking The existing parcel sizes along this section of the corridor are small. While a small building increment can produce a lively and varied architectural streetscape, it most often means that parking is limited and contributes to the lack of viability of commercial establishments. As noted, the streets will be re-striped to provide on-street parking. In addition, making use of the vacant lots behind the commercial lots can help address this limiting factor through conversion to parking that is City owned and serves the corridor commercial uses. It is recommended that this parking be signed with a time limit to help in driving sales and to ensure that the spaces are used for the commercial rather than adjacent residential. Colfax Triangle Illustrative Site Plan Precedent of Parking Located Behind Buildings Colfax Cultural Center 60 WEST SIDE MAIN STREETS REVITALIZATION PLAN Vacant Residential Lots Behind the commercial lots there are many vacant parcels and homes, Rather than a weakness, this is a strength, since it allows for easier con- solidation of land into single-entity ownership which can more easily be developed by the private sector. The diagram below illustrates targeted areas for lot acquisition and consolidation in the residential areas sur- rounding Lincoln Way, and a smaller boundary illustrating the first phase for redevelopment. It is also recommended that some of the consolidated lots be turned into neighborhood green spaces - Cottage Grove Square, Harrison Square, and Sherman Square can be privately owned and man- aged. Existing homes to remain should be rehabilitated. Given the proxim- ity to the historic districts, it is also important that the new architecture be reflective of the historic styles found in those neighborhoods. Tactical Urbanism Even seemingly small interventions can have a somewhat significant expense and can take time to coordinate. Tactical Urbanism relies on grass roots efforts and person-power (community, neighborhood organizations, clubs, individuals, etc.) to implement inexpensive, creative, and temporary interventions that improve neighborhoods and foster activity. Some Tactical Urbanism approaches here may include street painting, temporary parks and seating, interactive installations, and locations for vendors and food trucks. A diagram illustrating the possible interventions follows. Pilot Project Diagram Tactical Urbanism Precedent - Outdoor Seating 614. LincoLn Way WestLEGEND Street Pavement Painting Temporary Bus Stop Seating Food Trucks Location Pop-Up Park - May include an outdoor reading room, seating areas, sand areas, and games such as chess, twister or connect 4 Tactical Urbanism Diagram Outdoor Games Precedent Street Painting PrecedentOutdoor Chess Precedent 62 WEST SIDE MAIN STREETS REVITALIZATION PLAN Memorial/Historic Art Memorial/Historic Art can act as a landmark and can provide a strong identity to a commu- nity. The new roundabout provides a significant opportunity for this type of feature. Given the historic nature of Lincoln Way, the memorial could reflect a significant historical event or person, such as President Lincoln or Dr. Martin Luther King, Jr. This memorial would also act as a gateway to Downtown and as a link between historic districts. Statue Precedent Interactive Art - Fountain Precedent Interactive Art - Bench Precedent Interactive Art - Playground Precedent 634. LincoLn Way WestMural Precedent Enhanced Boarded-Up Buildings - Precedent Blank Facades Blank walls with few windows that are exposed to view along Lincoln Way contribute to a feeling of vacancy and unfriendliness. Buildings at street corners should be redesigned as a front facade and incorporate windows and entries. As a temporary solution, or for buildings not located at street corners, the blank side facades can be painted with murals, or even tasteful advertisements, to provide color, a pedestrian scale, and visual interest along the corridor. These locations also provide opportunities to work with local university art programs to implement these efforts. Boarded-Up Buildings Along Lincoln Way There are existing commercial buildings that are currently being used as residential. Some have boarded up windows and doors - In these conditions, boarded up windows and doors should not be permitted. Vacant buildings with boarded up windows or doors should have the temporary panels painted to look like occupied facades to convey a sense of care and upkeep. 64 WEST SIDE MAIN STREETS REVITALIZATION PLAN MLK NODE PILOT PROJECTS The MLK Node has been selected as a Pilot Project area due to its proximity to downtown, proximity to two historic districts, opportunity to consolidate parcels due to high vacancy, existi ng retail buildings, and proximity to several civic buildings along Lincoln Way. The adjacent concept plan illustrates a potenti al multi -phase redevelopment scenario with three disti nct parts: 1. Pilot Project Phase 1 – Residenti al Pro- gram (5-Year Timeline) North of Lincoln Way 2. Pilot Project Phase 2 – Colfax Triangle/ Retail Buildings/Required Parking 3. Phase 3 - Follow-on Residenti al Program Pilot Projects Boundary Colfax Triangle LEGEND Residential Areas Along Corridors Residential Priority Areas for Redevelopment MLK Node 654. lincoln wAy westWater Feature Precedent Small Scale Retail Street Precedent Phase 1 Phase 2 Phase 3 Sherman AveHarrison AveCottage Grove AveLindsay St Fuerbringer St Van Buren St Allen StLincol n W a y 66 WEST SIDE MAIN STREETS REVITALIZATION PLAN Pilot Project Phase 1 – Residential Program North of Lincoln Way While a new proposed roundabout at the intersection of Lincoln Way and MLK anchors the east end of the node, the Phase 1 Pilot Project seeks to transform an area of high vacancy into a residential anchor for the west end of the MLK Node. This transformation focuses on the provision of multi-family, townhouses, infill single-family, and rehabilitation of existing homes. The creation of interspersed and integrated open space provides multiple focus points for the neighborhood and new desirable amenities for new and existing residents. The market study completed by Zimmer- man Volk Associates estimates demand and proposes a residential pro- gram for the first five years for the West Side that includes 128 multi-fam- ily rental units, 24 multi-family for-sale units, 36 townhouses, and 36 single-family homes. Approximately half of the residential program is proposed for the Western Avenue Corridor and half for the Lincoln Way Corridor. A retail study undertaken by Gibbs Planning Group estimates a demand of 64,000 SF of retail and 5,000 SF of office. The illustrative plans below illustrates how an area with high vacancy can be transformed into a desirable neighborhood concept that: 1. Makes use of high vacancy areas to create a catalytic project. 2. Reinforces the creation of the MLK Node with higher density residential along Lincoln Way. 3. Consolidates parcels to allow for realistic development projects. 4. Reconfigures blocks to accommodate multi-family and its required parking. 5. Creates open spaces for uses such as tot-lots, seating, etc. that are desirable residential amenities. 6. Along with Phase 2 and 3, creates a defined zone of public and private investment.LEGEND Proposed Buildings Existing Buildings PHASE 1 PROGRAM New Retail: 6,000 sf Townhouses: 27 Units Apartments: 84 Units Single Family D.: 37 Units Lincoln W a ySherman AveHarrison AveCottage Grove AveAllen StLindsay St Van Buren St Church Church Harrison Square Sherman Square 674. lincoln wAy westPilot Project Phase 2 – Colfax Triangle/Retail Buildings/Required Parking The Phase 2 Pilot Project seeks to capitalize on the existi ng historic Colfax Cultural Center building and create an expanded open space for community gathering. This new Colfax Triangle is linked to a rich heritage represented by the Colfax building, yet looks to the future with new retail buildings that will serve to defi ne and acti vate this new space. The new Triangle is made possible through the closing of a porti on of Harrison Avenue while the acquisiti on of several lots makes possible new retail buildings and their required parking. Colfax Triangle is envisioned to pre- serve the existi ng large trees, create a new fl exible paved space that can accommodate various uses, and a small water feature that is a signifi cant draw for both patrons and residents. Plaza Precedent Lincol n W a y Sherman AveAllen StHarrison AveCottage Grove AveSherman Square Colfax Triangle LEGEND Proposed Buildings Existing Buildings PHASE 2 PROGRAM New Retail: 22,200 sf 68 WEST SIDE MAIN STREETS REVITALIZATION PLAN Phase 3 - Follow-on Residential Program In concert with South Bend Mutual Homes who is seeking to develop 24 new infill homes south of Lincoln Way, the illustrative plan depicts how both new townhomes and single-family infill and rehab can be integrated into the neighborhood to support the MLK Node. Park Precedent Sherman AveAllen StHarrison AveOak St Lincol n W a y Cottage Grove AveLEGEND Proposed Buildings Existing Buildings PHASE 3 PROGRAM Townhouses: 33 Units Single Family D: 5 Units 694. LincoLn Way WestPilot Projects Implementation Tasks 1. Corridor/Pilot Project Head Identi- fication 2. Zoning Changes 3. Corridor Road Striping a. Typical Street Sections b. Intersection Striping Designs c. Striping d. Community Painting of Bike Lanes 4. North Side of Lincoln Way a. Property Acquisition for Multi-Family b. Develop and Issue RFP for Consolidated Parcels 5. Sherman Square a. Property Acquisition for Square b. Design c. Construction 6. Single-Family North of Lincoln Way a. Property Acquisition b. Develop and Issue RFP for Consolidated Parcels 7. Roundabout a. Property Acquisition b. Design c. Construction 8. Streetscape/Sidewalks/Curbs a. Design b. Construction 9. Memorial a. Procure Funding b. Design c. Construction 10. Marketing a. Brand and Create a Marketing Strategy 11. Financing and Coordination a. Create a Business Owners Association b. Create a TIF and other tools to assist in financing c. Consider Creating a BID (Busi- ness Improvement District) Retail Streetscape Precedent 70 WEST SIDE MAIN STREETS REVITALIZATION PLAN WILBER NODE This node is possibly the most complex and, at the same ti me, may have the most potenti al. Key elements of this node include the aban- doned railroad line (potenti al to become part of the city’s network of trails), an underuti lized historic brewery, additi onal retail buildings along Lincoln Way, several blocks of small-scale industrial uses south of Lincoln Way, and the nearby Holy Cross Church and School. As with most historic corridors, the depth of parcels are shallow and are a limiti ng factor for revitaliza- ti on because it limits the potenti al parking. The depth of the industrial parcels provides more feasible development parcels. In additi on, two blocks could be combined to create a larger development parcel (for example, the blocks north and south of Rupel Street between Col- lege Street and Wilber Street, or the two blocks east and west of College Street between Lincoln Way and Rupel Street). Development here should capitalize on the presence of the future recreati onal path and could be a good locati on for a bike shop. The locati on of the recreati onal path will require special treatment in the street design, and must have a well-marked crosswalk and a traffi c signal or HAWK beacon. Wilber Node Plan Pedestrian Plaza Precedent Outdoor Dining on Pedestrian Plaza Proposed Plaza Proposed Recreational Path LEGEND Wilber Node Residential 714. LincoLn Way WestOLIVE NODE This node is important because of its north to south connection to the rest of the city via Olive Street. Historically, this has been, and should continue to be, a retail node. The present character of the retail is partially suburban and partially urban, but it should transition over time to a traditional urban character. The existing suburban retail/commercial uses along Lincoln Way West should provide landscaping (a hedge and shade trees along the sidewalk) to screen parking lots while retaining visibility for the existing suburban retail uses. Olive Node Plan Outdoor Dining Precedent Retail Street Precedent Retail Street Precedent LEGEND Olive Node Residential 72 WEST SIDE MAIN STREETS REVITALIZATION PLAN BENDIx NODE At the Bendix Drive/Lincoln Way intersecti on, the character of Lincoln Way approaching from the east begins to change from traditi onal urban to suburban. The street changes from a residenti al/small retail format to a residenti al/ industrial format. First and foremost, a stronger streetscape with street trees on both Lincoln Way West and Bendix Drive will help defi ne both streets. The large industrial parcels should have an evergreen buff er planted around the perimeter so that the large parking areas, SHERIDAN NODE The Sheridan Node extends west from the intersecti on of Sheridan Street and Lincoln Way towards the airport. As one would expect, the close proximity to the airport has led to the development of airport related uses, such as ho- tels. Airport related uses should be encouraged in this area, but the form of the development should transiti on to a more urban character where building fronts line the street and parking is located to the rear where it is not visible from the street. Sheridan Node Surface Parking Landscape Precedent LEGEND Sheridan Node Bendix Node Residential Sheridan and Bendix Node Plan 734. lincoln wAy westservice areas, etc. are screened from the street. The existi ng suburban retail/commercial along Lincoln Way should provide landscaping along the streetscape to screen parking lots. A hedge and shade trees will screen the asphalt and cars while retaining visibility for the existi ng subur- ban retail uses. The triangle between Lincoln Way, Bendix Drive and Ardmore Trail can be thought of as a future neighborhood center. Building upon the walkability of the homes and senior apartments in the neighborhood, convenience retail and doctor’s offi ces may be established in the triangle as the new Bendix/Ardmore center. This would also be a convenient walk from the new center to the library. The plan also recommends looking at incorporati ng the southern porti on of LaSalle Square into the industrial land south of Prast Boulevard and connecti ng it to the former Bendix factory group, which in turn, will put many new acres into close proximity of the ma- jor rail lines. Minor street adjustments on Prast Boulevard and Westmoor Street can add to the industrial footprint adjacent to the railroads. If this comes to pass, appropriate buff ers along Ardmore Trail and Sheridan Street would need to be established. Trading the existi ng urban agricultural land in this sector for large, job-producing land could be a strategic trade-off , provided the urban agri- cultural land is replaced acre-for-acre elsewhere in the neighborhood (another potenti al area for urban agriculture is the Olive Cultural District that has signifi cant vacant land). Bendix Node 74 WEST SIDE MAIN STREETS REVITALIZATION PLAN 4.3 streets, bicycles, And buses ƒTraffic and Turn Lanes The general traffic pattern changes the two lanes of traffic in each direction to a center turn lane and one lane of traffic in each direction. This configuration is more efficient in moving traffic since turns occur from a turn lane resulting in less “friction” since traffic does not have to stop to accommodate left hand turns. Since actual pavement width varies, the lane widths may also vary, but, in general, lanes are changed from the existing 12’ wide State highway width to a more appropri- ate 11’ urban width. STREETS AND BICYCLES Great places have great streets; they are an important part of the public realm and the daily lives of residents, and they feel comfort- able and safe for pedestrians. As is the case with Western Avenue, in its previous life as a State highway (with higher traffic counts than exist today) the Lincoln Way street width was generally composed of two traffic lanes in each direction with shoulders and no on-street parking. Given the lower traffic volumes, a significant opportunity exists to reconfigure the streets to support the needs of the commu- nity. Changing street widths can be a very expensive undertaking as it also involves moving related infrastructure. As such, the premise for the reconfiguration of Lincoln Way starts with the idea that the actual width of the street should not have to change, except in a se- lect few locations, but that the configuration (lanes) can be changed to meet both traffic needs and to support commercial properties while creating a pedestrian-friendly environment. The general lane configuration is discussed below. Snow is a large impediment to the use of bike lanes and sidewalks. The City can plow the bike lanes as it clears the streets and should consider plowing the sidewalks along Lincoln Way (this is important as Transpo changes from a flag system to fixed bus stops). Street Diagram 754. LincoLn Way West ƒOn-Street Parking The existing small and shallow lots limit the amount of park- ing that can be provided for retail and other commercial uses. The proposed provision of on-street parking helps to support retailers to make them more viable enterprises. It also creates a barrier between the car and bike traffic and the sidewalk to create a public realm/sidewalk that feels more protected and safe. ƒBike Lanes Cycling has great health benefits, is an economical method of transportation, and also boosts retail sales. Bicycle and bicycle parking studies have shown a boost in retail sales when bike lanes are present. a. With the exception of Lincoln Way west of Bendix Drive, bike lanes along Lincoln Way are on-street and the goal is to provide a bike lane on each side of the street between the traffic lane and the on-street parking. Where dimen- sion permits, a 2’ buffer between the bike lane and the traffic lane is provided to provide a safer environment. b. West of the study area, an off-street recreational path exists on the south side of the street. As a transition to the on-street bike lanes along Lincoln Way, the section west of Bendix Drive is configured with a cycletrack (two- way protected bike lanes on one side of the street). c. Painted bike lanes provide a visual cue for drivers and pedestrians leading to greater awareness, especially at intersections. In addition, the perceived width/expanse of paving of the overall road feels more narrow, leading to traffic calming. This type of painting can be expensive, but painting of the bike lane can also be a great community building event where bike advocacy groups, residents, and business owners get together over a few weekends to paint the lanes block by block. Street with On-Street Parking 76 WEST SIDE MAIN STREETS REVITALIZATION PLAN STREET SECTIONS The street sections illustrated on the following pages represent the reconfiguration of lanes within the existing curbs only. For a description of streetscapes (zone from the curb to the face of buildings), see “West Side Neighborhood Overlay Zone: Colfax District & Olive Cultural District.” 774. LincoLn Way WestExisting: Between Maplewood Avenue and Bendix Drive Existing: Between Bendix Drive and Meade Street Existing: Between Meade Street and William Street 78 WEST SIDE MAIN STREETS REVITALIZATION PLAN existing section A - between mAPlewood AVenue And bendix driVe (looking west) *All dimensions are approximate 794. LincoLn Way WestProPosed section A - between mAPlewood AVenue And bendix driVe (looking west) *All dimensions are approximate 80 WEST SIDE MAIN STREETS REVITALIZATION PLAN existing section b - between bendix driVe And meAde street (looking west) *All dimensions are approximate 814. LincoLn Way WestProPosed section b - between bendix driVe And meAde street (looking west) *All dimensions are approximate 82 WEST SIDE MAIN STREETS REVITALIZATION PLAN existing section c - between meAde street And williAm street (looking west) *All dimensions are approximate 834. LincoLn Way WestProPosed section c - between meAde street And williAm street (looking west) *All dimensions are approximate 84 WEST SIDE MAIN STREETS REVITALIZATION PLAN STREETSCAPES/SIDEWALkS 1. Urban Mixed-Use Areas/Nodes a. Sidewalk should extend from the curb to the face of the retail building b. Street trees should be planted at regular spacing along the curb in tree pits and spaced no more than 40’ apart and no less than 30’ apart c. Where existing dimensions do not permit tree pits in the sidewalk, tree planting islands with a street tree should be provided in the on-street parking zone between parking spaces d. Large shade tree species should be selected e. Ornamental pedestrian scale street lighting should be provided Urban Mixed-Use Streetscape Precedent Urban Mixed-Use Streetscape Precedent 854. LincoLn Way West2. Suburban Retail Areas/Node (Interim Improvements) a. A continuous tree planting strip should occur along the edge of the curb with a 6’ minimum width, but a 12’ – 15’ width is preferred. The remaining dimension to the right-of-way line should be grass (except sidewalks), but a low evergreen hedge should occur along the right-of-way line to provide screening of parking pavement and cars, but still provide visibility to retail buildings. b. Street trees should be planted at regular spacing centered in the tree planting strip spaced no more than 40’ apart and no less than 30’ apart. c. Large shade tree species should be selected d. A 5’ minimum width sidewalk should be provided along the outside edge of the tree planting strip 3. Lincoln Way Residential Areas (Outside of Nodes) a. The existing tree planting strip should remain and should be planted with regularly spaced street trees centered in the tree planting strip spaced no more than 40’ apart and no less than 30’ apart b. Large shade tree species should be selected Suburban Retail Streetscape Precedent Residential Streetscape Precedent 86 WEST SIDE MAIN STREETS REVITALIZATION PLAN STREETSCAPE/SIDEWALk TYPE LOCATION PLAN 874. LincoLn Way WestLEGEND Urban Mixed-Use Areas/Nodes Suburban Retail Areas (Interim Improvements) Lincoln Way Residential Areas (Outside of Nodes) 88 WEST SIDE MAIN STREETS REVITALIZATION PLAN BUSES In addition to providing transportation options, transit also helps to support retail and other uses by bringing people to a central location. The greatest benefits are seen from fixed transit, such at streetcars, since the stations are fixed and investments can be made with relative assurance that there will not be a change in the foreseeable future. Non-fixed transit, such as buses, can still aid in supporting uses, but works best when stops are more permanent in nature. Hubs, crossing route locations, and fixed shelters provide more assured long term commitment to transit stops in a particular location. Zoning should reflect this investment and commitment with corresponding land use policy (uses and density). Bus stops and shelters should support the West Side Corridors Plan policies. Based on the most recent Transpo bus stop and shelter plan, recommendations for adjustments are shown on the accompanying plan. Designated Stop Map Provided by Transpo 894. LincoLn Way WestLEGEND Transpo Proposed Inbound Bus Stop Transpo Proposed Outbound Bus Stop Recommended Shelter 5. western Avenue 5.1 corridor PlAn And strAtegies Western Avenue represents the American phenomenon of the strip retail and industrial corridor at the edge of most American citi es. It is also a representati on of the various eras in American history. The east end closest to Downtown is characterized by historic buildings, the middle is characterized by older buildings set close to the street in a traditi onal urban character, but has been eroded by parking lots, then transiti ons to post-1940s suburban strip development with parking lots lining the street. To the north and south of the corridor are primarily single-family residenti al neighbor- hoods. The east and central neighborhoods suff er from signifi cant disinvestment and high vacancy while the western neighborhoods are more stable, but are threatened by creeping instability. The east end of Western Avenue is anchored by the south end of Downtown, Four Winds Field at Coveleski Stadium, and the new Kroc Community Center, while the west end is composed of the Belleville strip retail center with a vacant big-box, as well as truck focused industrial buildings. Demographically, what used to be primarily Polish and African American neighborhoods has transiti oned into Lati no and African American neighborhoods. Unlike Lincoln Way West with its nodes sepa- rated by residenti al uses, the enti re length of the corridor is composed of undiff erenti ated Olive Cultural District Belleville Place Node Western Avenue Corridor Plan 91 commercial. As noted previously, a node versus conti nuous strip development patt ern is the most desirable patt ern of development because it can create pedestrian-friendly desti nati ons with unique identi ti es that have the greatest chance of competi ng in the regional market- place. One of the primary recommendati ons for this corridor is to transiti on to a node-based patt ern of development to support a healthy retail environment. As a result of the Norfolk Southern Railroad tracks that divide the north from the south, there are only three streets that make a direct connecti on to Lincoln Way – Mayfl ower Road, Olive Street, and Dr. Marti n Luther King Jr. Drive/Chapin Street. Building on these traffi c patt erns, existi ng businesses, and existi ng parcels, three key nodes are proposed to focus revitalizati on eff orts and to promote a patt ern of development that will bett er support both retail and community needs. These nodes are Belleville Place, Olive Cultural District, and the Near West Arts and Design District. These are described in more detail below: Olive Cultural District Node Pilot Projects Near West Arts and Design District Node LEGEND Residential Areas Along Corridors Residential Priority Areas for Redevelopment 92 WEST SIDE MAIN STREETS REVITALIZATION PLAN OLIVE CULTURAL NODE Centrally located along Western Avenue, a newly defined Olive Cultural District has been defined with the Olive Cultural Node which has the potential to be a primary gathering place not only for the surrounding residential neighborhoods, but also for the City and the region. Histori- cally, the roots of this area have been strong African American and Polish 5.2 western AVenue nodes communities. More recently, a Latino community has grown and added to the cultural diversity of the area. This rich cultural diversity is an asset to the City and provides an opportunity to leverage these characteristics into a cultural destination. Unique restaurants and retail that celebrate this diverse heritage should be encouraged and a gathering place should be created where community events, both large and small, can take place. The following pages contain both general principles and an illustrative concept plan with potential phasing. Illustration of Olive Cultural District Node 935. Western AvenueLiberty Square Generally located in the central portion of this district, a new square is created. While the LaSalle Park extension provides green fields and active recreational opportunities, this square provides opportunities for activities such as outdoor markets, splash fountain, small outdoor music perfor- mances, etc. The uses of the surrounding buildings are very important to ensure an active gathering space. Retail and restaurant/food establish- ments are the uses that best activate these types of spaces. As a result, it is important to ensure that the surrounding parcels are developed with the appropriate uses. Use is not enough, though, and the configuration of the surrounding uses must be urban/pedestrian-friendly where active storefronts face the streets and squares and the parking is located to the rear where it is not visible. The character of the architecture is also critical in making a pedestrian-friendly environment and can also be designed to support the cultural focus of the district. West End – LaSalle Park Extension and Memorial Place The west end of this district is anchored by an expanded LaSalle Park which extends to Western Avenue. This extension provides new active recreation fields and courts and a site for future indoor recreation. These fields create a draw that brings users to support the District. The west end is further defined through the creation of a memorial ellipse/median. This provides for the opportunity to memorialize a person or event and also creates a sense of arrival and identity while providing traffic calming. LaSalle Park Expansion Diagram Liberty Square Illustrative Plan 94 WEST SIDE MAIN STREETS REVITALIZATION PLAN Olive Street Gateway The east end of the Cultural District occurs at the intersection of Olive Street and Western Avenue. This intersection is currently known for its traffic problems, in particular with truck traffic and turning movements. This intersection should be addressed to create a safe environment. Strat- egies to solve this problem could include a) enforcing no-truck traffic rules; b) reconfiguring the intersection to have larger curb-return-radii; or c) creating a roundabout. This location also offers the opportunity to create a gateway that spans Western Avenue. Examples of gateways include La Villita in Chicago and Chinatown in Chicago. These types of features aid in defining and providing a unique identity and sense of arrival. Streetscape - Road Configuration and Sidewalks The street should be designed as much for the pedestrian and cyclist as for the car. The currently un-striped street will be striped to demarcate driving lanes, bike lanes, and on-street parking lanes on both sides of the street, sidewalks, painted crosswalks, and street trees (discussed in further detail in a subsequent section). The sidewalks should be designed to provide a gracious pedestrian experience that can accommodate walking, seating, outdoor dining, and landscaping (discussed in further detail in a subsequent section). Gateway Precedent Retail Street Precedent 955. western AVenueParking The existi ng parcel sizes along this secti on of the corridor are small. While a small building increment can produce a lively and varied architectural streetscape, it most oft en means that parking is limited and contributes to the lack of viability of commercial establishments. As noted, the streets will be re-striped to provide on-street parking. In additi on, making use of the vacant lots behind the commercial lots can help address this limiti ng factor through conversion to parking that is City owned and serves the corridor commercial uses. It is recommended that this parking be signed for limited ti me use since this will help to drive sales and ensure that spaces are used for the commercial rather than adjacent residenti al uses. Vacant Residenti al Lots Behind the commercial lots there are many vacant parcels and homes, parti cularly on the north side of this District. These vacant parcels repre- sent not only an opportunity to address parking needs as noted previously, but also opportuniti es to stabilize the existi ng neighborhoods with addi- ti onal new residenti al and/or rehabilitated residenti al. It is important to acquire and consolidate lots to make redevelopment more feasible. Vacant parcels also provide an opportunity for urban agriculture, whether as an interim or permanent use. Parking Location Illustrative Plan High Vacancy Diagram Retail Parking Retail Parking Retail Parking Retail Parking Retail Parking Residential Parking Residential Parking 96 WEST SIDE MAIN STREETS REVITALIZATION PLAN Mural Precedent Enhanced Boarded-Up Buildings - Precedents Blank Facades Blank walls with few windows that are exposed to view along Western Avenue contribute to a feeling of vacancy and unfriendliness. Buildings at street corners should be redesigned as a front facade and incorporate windows and entries. As a temporary solution, or for buildings not located at street corners, the blank side facades can be painted with murals, or even tasteful advertisements, to provide color, a pedestrian scale, and visual interest along the corridor. These locations also provide opportunities to work with local university art programs to implement these efforts. Boarded-Up Buildings Along Western Avenue There are existing commercial buildings that are currently being used as residential. Some have boarded up windows and doors. In these conditions, boarded up windows and doors should not be permitted. Vacant buildings with boarded up windows or doors should have the temporary panels painted to look like occupied facades to convey a sense of care and upkeep. 975. Western AvenueArt Art can be a key element adding a sense of fun, creativity, and identity to an area. Creating a pedestrian environment adjacent to the new square is important and this can be reinforced through an artistic treatment of the street surface along the edges of the square. This could be as simple as a painted surface in the short term, but changing to a more permanent condition with pavers at a later date. The art should be reflective of the surrounding culture and community and could even be imple- mented by the residents and business owners themselves through a community activity. Other methods of incorporating art throughout the corridor should be explored. For example, the Notre Dame Art School could be used to contribute ideas, designs, and opportunities for implementation by the students. Interactive Art - Bus Shelter Precedent Interactive Art - Playground Precedent Sculpture PrecedentSculpture Precedent Interactive Art - Fountain Precedent 98 WEST SIDE MAIN STREETS REVITALIZATION PLAN Tactical Urbanism Even seemingly small interventions can have a somewhat significant expense and can take time to coordinate. Tactical Urbanism relies on grass roots efforts and person-power (community, neighborhood organizations, clubs, individuals, etc.) to implement inexpensive, creative, and temporary interventions that improve neighbor- hoods and foster activity. LEGEND Street Pavement Painting Dining Decks (Optional) Food Trucks Location Pop-Up Park - May include an outdoor reading room, seating areas, sanded areas and games such as chess, twister or connect 4 Tactical Urbanism Diagram Outdoor Dining in Parking Lane Precedent Outdoor Reading Room Precedent Street Painting Precedent 995. Western AvenueOutdoor Game Precedent Outdoor Seating Precedent Food Truck PrecedentTactical Urbanism Precedent - Sand on the Streets 100 WEST SIDE MAIN STREETS REVITALIZATION PLAN OLIVE CULTURAL DISTRICT NODE PILOT PROJECTS The Western Avenue Cultural District has been selected as a Pilot Project area due to its central locati on in the corridor, opportunity to consolidate parcels due to high vacancy, existi ng unique businesses that are a City and regional draw, and proximity to recreati onal opportuni- ti es. The adjacent concept plan illustrates a potenti al multi -phase redevelopment scenario with four disti nct parts: 1. Pilot Project Phase 1 - Liberty Square/ Retail Buildings/Required Parking 2. Pilot Project Phase 2 - Residenti al Pro- gram (5-Year Timeline) 3. Phase 3 – Parti al LaSalle Park Expansion 4. Phase 4 - Follow-on Residenti al Program Pilot Projects Boundary Liberty Square Olive Cul- tural District Boundary LEGEND Residential Areas Along Corridors Residential Priority Areas for Redevelopment Olive Cultural District Node Urban Agriculture Memorial Place New Active Recreation Park 1015. Western AvenuePilot Project Phase 1 Liberty Square/Retail Buildings/Required Parking The Phase 1 Pilot Project seeks to create a strong identity, a gathering place for the community, and a highly visible project that illustrates what is to come. The acquisition of a few lots would permit the creation of Liberty Square, retail buildings to define and activate it, and associated required parking to support the retail. This pilot project would also include artwork in the form of extended paving patterns, or paint, into the street which will provide a sense of arrival and traffic calming while traveling along Western Avenue. Liberty Square +/- 102 Spaces Bendix Dr.Western Avenue Church Jefferson Boulevard Liberty StreetCamden StDundee StKentucky StIowa StLEGEND Proposed Buildings PHASE 1 PROGRAM Retail: 20,200 sf Office: 8,700 sf 102 WEST SIDE MAIN STREETS REVITALIZATION PLAN Pilot Project Phase 2 - Residential Program (5-Year Timeline) As summarized earlier in this document, a market study completed by Zimmerman Volk Associates estimates demand and proposes a residential program for the first five years for the West Side that includes 128 multi-family rental units, 24 multi-family for-sale units, 36 townhouses, and 36 single-family homes. Approximately half of the residential program is proposed for the Western Avenue Corridor and half for the Lincoln Way Corridor. A retail study undertaken by Gibbs Planning Group estimates a demand of 64,000 SF of retail and 5,000 SF of office. The illustrative plans below illustrate how an area with high vacancy can be transformed into a desirable neighborhood concept that: 1. Accommodates a market-based program 2. Makes use of high vacancy areas to create a catalytic project. 3. Reinforces the creation of the Olive Cultural District Node with an intensity of uses at the core. 4. Provides necessary parking to support uses along Western Avenue. 5. Consolidates parcels to allow for realistic New Neighbor- hood Square Western Avenue Church Jefferson Boulevard Liberty StreetBendix Dr.Dundee St+/- 115 Spaces +/- 68 Spaces +/- 48 Spaces development projects. 6. Reconfigures blocks to accommodate multi-family and its required parking. 7. Creates open spaces for uses such as tot-lots, seating, etc. that are desirable residential amenities. 8. Along with Phase 1,3, and 4 creates a defined zone of public and private investment. LEGEND Proposed Buildings Existing Buildings PHASE 2 PROGRAM New Retail: 20,400 sf Townhouses: 18 Units Apartments: 72 Units 1035. Western AvenuePhase 3 - Partial LaSalle Park Expansion As a first step towards creating the proposed LaSalle Park expansion, one neighborhood block can be targeted for a partial implementation that will define the edge of the Olive Cultural District Node, provide needed active recre- ational fields/courts, and provide an additional amenity for future redevelopment. Saints Mem. Church of God in Christ Bendix Dr.Western Avenue Jefferson Boulevard Liberty StreetDundee StKentucky StIowa StLEGEND Proposed Buildings Existing Buildings PHASE 3 PROGRAM 1 Retail or Picnic Pavilion 1 Soccer Field 2 Basketball Courts 1 Playground 104 WEST SIDE MAIN STREETS REVITALIZATION PLAN Phase 4 - Follow-on Residential Program As a natural extension of Phase 1, 2, and 3, this Phase builds on prior investments and com- pletes a focused zone of redevelopment that additionally supports the creation of the Olive Node and brings more residents to support the retail along Western Avenue. Memorial Place Western Avenue Saints Mem. Church of God in Christ Jefferson Boulevard Liberty StreetBendix Dr.Dundee StKentucky StIowa StLEGEND Proposed Buildings Existing Buildings PHASE 4 PROGRAM New Retail: 40,500 sf Single Family : 9 Units Townhouses: 62 Units 1055. Western AvenuePilot Project Implementation Tasks 1. Corridor/Pilot Project Head Identifi- cation 2. Zoning Changes 3. LaSalle Park Expansion a. Property Acquisition b. Memorial Ellipse Coordination/ Agreement with Schools c. Western Avenue Ellipse and Recreational Field Design d. Memorial Subject Determina- tion e. Construction 4. Square a. Property Acquisition for Square, New Buildings, Parking b. Design c. Reach Out to University for Art Components d. Construction 5. Corridor Road Striping a. Typical Street Sections b. Intersection Striping Designs c. Striping d. Community Painting of Bike Lanes 6. Residential Neighborhood North of Western Avenue and South of LaSalle Park a. Identify Blocks to be Cleared and Blocks to be In-filled b. Identify Public Parking Lot Locations c. Property Acquisition d. Design Parking Lots e. Construct Parking Lots f. Develop and Issue RFP for Consolidated Parcels 7. Western Avenue and Olive Street Intersection a. Assess Intersection Problems b. Design Intersection c. Property Acquisition, if Required d. Define Source of Gateway Funding e. Gateway Design f. Gateway Construction 8. Streetscape/Sidewalks/Curbs a. Design b. Construction 9. Art a. Identify Art Coordinator b. Explore Relationship with University c. Identify Potential Art Projects/ Arts Master Plan 10. Marketing a. Brand and Create a Marketing Strategy b. Create a “Taste of Western Avenue” Event c. Host a Local and Regional Soccer Championship with the new Soccer Fields 11. Financing and Coordination a. Create a Business Owners Association b. Create/Expand a TIF to assist in financing c. Consider creating a BID (Busi- ness Improvement District) 106 WEST SIDE MAIN STREETS REVITALIZATION PLAN BELLEVILLE PLACE NODE The Belleville Place Node is composed of the largest parcels anywhere along Western Avenue. These properties are occupied by large conventional retail centers and industrial sites. The retail centers on the south side of Western Avenue are composed of a vacant K-Mart site, Belleville Center, Kroger grocery, and a gas station. The north side of Western Avenue is composed of industrial sites, the Martin’s anchored retail center, and additional stand- alone retail. Because of the small size of most lots along Western Avenue, they are difficult to redevelop. As a result, the large size of the lots in the Belleville Place Node offer the most potential for a significant redevelopment or revitalization project. As noted earlier, the strip retail center model is no longer the most competitive retail model. The adjacent site plan illustrates how the existing structures could be retained, additional structures added, and a green space/gathering space created to create a destination that better attracts users. The Belleville Center parcel has excess land available that accommodates this new gathering space lined with new retail build- ings, while providing adequate parking for both new and existing buildings. Additional pad sites along Western Avenue are available and can be used to screen the large parking fields from the Western Avenue view. The existing facades of the Belleville Center can also be upgraded to play a role in the creation of the green space/ gathering space. Belleville Place Illustrative Plan 1075. western AVenueNEAR WEST ARTS AND DESIgN DISTRICT NODE As a transiti on to Downtown South Bend, the Near West Arts and Design District anchors the east end of Western Avenue, but its locati on north of the railroad tracks means that it is a part of the neighborhood just west of Down- town and shares many of the historical charac- teristi cs of this area. Building on this character and the potenti ally lower rents, these types of areas can be a natural fi t for anti que vendors who seek out lower rent areas with historic ar- chitecture. This also lends itself to design shops such as furniture and other types of designers. Creati ng and marketi ng a design and anti ques district leverages the neighborhood strengths since these types of shops do best when they are consolidated together where patrons are seeking to go to more than one store. There does not appear to be this type of district in the region, so this could fi ll that gap. The large number of historic era buildings, as well as its proximity to the Studebaker Nati onal Museum, Northern Indiana Center for History, and Downtown should be recognized and marketed as a single desti nati on. Since art is a principal focus of this district, art projects should be an important component of the streetscape. Currently, the viaduct is seen as a liability to the neighborhood, but the train bridge and the new open space created by the new exit ramps provides a large canvas to transform this liability into an iconic element. Western Avenue and Chapin Street is a key intersecti on in the City and acts as a gateway to Downtown to the east, the West Washington Historic District to the north, and Western Ave- nue to the west. Much like the proposed round- about at Lincoln Way and Dr. Marti n Luther King Jr. Drive, this intersecti on could be designed with a roundabout to mark this important intersecti on (and reinforce the connecti on of Dr. Marti n Luther King Jr. Drive/Chapin Street from Lincoln Way to Western Avenue, with its archi- tectural richness). In conjuncti on with this inter- secti on, the undeveloped sites on the northwest corner of the intersecti on of Western Avenue and Chapin Street provides an opportunity for new development that leverages the proximity to the several ameniti es across the street and in the area. Multi -family development with retail on the ground fl oor may be a good opti on for this site or else another insti tuti onal building with a citywide or regional draw. Any new development in this district should be designed with a walkable urban character that is sensiti ve to the architectural history of the area. Parking should be located behind buildings and acti ve facades with windows should face the street. Existi ng parking lots lining the streets should be bett er screened while providing visibility. Strategies include planti ng a low hedge along the property line with “street trees” or building a low brick knee wall/pier/fence combinati on. Near West Arts and Design District Plan Proposed Plaza Proposed Recreational Path LEGEND Arts and Design District 108 WEST SIDE MAIN STREETS REVITALIZATION PLAN ƒTraffic and Turn Lanes The general traffic pattern changes from the one-to-two lanes of traffic in each direction to a center turn lane and one lane of traffic in each direction. This configuration is more efficient in moving traffic since turns occur from a turn lane, resulting in less “friction” since traffic does not have to stop to accommodate left-hand turns. Since actual pavement width varies, the lane widths may also vary, but, in general, lanes are changed from the existing 12’ wide State highway width to a more appropriate 11’ width. 5.3 streets, bicycles, And buses STREETS AND BICYCLES Great places have great streets. Streets are an important part of the public realm and the daily lives of residents, and they must be designed to feel comfortable and safe for pedestrians. Due to its previous life as a State highway with higher traffic counts than exist today, the Western Avenue corridor has sections of varied width and character; beginning as a four-lane (two lanes in each direction) di- vided highway at the western boundary of South Bend, transitioning through a variety of commercial, industrial, and residential frontag- es, and maneuvering under a railroad overpass. Now, as a local city street with lower traffic volumes, Western Avenue lacks lane striping and is well-recognized as being very confusing for drivers. Given the lower traffic volumes, a significant opportunity exists to reconfigure the streets to support the needs of the community. Changing street widths can be a very expensive undertaking as it also involves moving related infrastructure. As such, the premise for the reconfiguration of Western Avenue starts with the idea that the actual width of the street should not have to change, except in a se- lect few locations, but that the configuration (lanes) can be changed to meet both traffic needs and to support commercial properties while creating a pedestrian-friendly environment. The general lane configuration is discussed below. Snow is a large impediment to the use of bike lanes and sidewalks. The City can plow the bike lanes as it clears the streets and should consider plowing the sidewalks along Western Avenue (this is important as Transpo changes from a flag system to fixed bus stops).Street Diagram 1095. Western Avenue ƒBike Lanes As noted previously, cycling has great health benefits, is an economical method of transportation, and also boosts retail sales. Bicycle and bicycle parking studies have shown a boost in retail sales when bike lanes are present. a. Bike lanes along Western Avenue are on-street and the goal is to provide a bike lane on each side of the street between the traffic lane and the on-street parking. Where dimension permits, a 2’ buffer between the bike lane and the traffic lane is provided to provide a safer environment. Along the suburban sections of road with no on-street parking, a protected bike lane should be provided (ex. collapsible bollards or raised curb). Along two segments of Western Avenue there is insufficient di- mension for a dedicated bike lane, and in those segments, a sharrow is proposed (a shared car and bike lane that is wider than typical and that has a shared lane marking painted in the lane). b. Painted bike lanes provide a visual cue for drivers and pedestrians leading to greater awareness, especially at intersections. In addition, the perceived width/expanse of paving of the overall road feels more narrow leading to traffic calming. This type of painting can be expensive, but painting of the bike lane can also be a great community building event where bike advocacy groups, residents, and business owners get together over a few weekends to paint the lanes block by block. ƒOn-Street Parking The existing small and shallow lots limit the amount of parking that can be provided for retail and other commercial uses. The proposed provision of on-street parking helps to support retailers to make them more viable enterprises. It also creates a barrier between the car and bike traffic and the sidewalk to create a public realm/sidewalk that feels more protected and safe. Retail Street with On-Street Parking Precedent 110 WEST SIDE MAIN STREETS REVITALIZATION PLAN STREET SECTIONS The street sections illustrated on the following pages represent the reconfiguration of lanes within the existing curbs only. For a description of streetscapes (zone from the curb to the face of buildings), see “West Side Neighborhood Overlay Zone: Colfax District & Olive Cultural District.” 1115. Western AvenueExisting Between Summit Drive and Lombardy Drive Existing Between Sheridan Street and Olive Street Existing Between Maple Street and Chapin Street 112 WEST SIDE MAIN STREETS REVITALIZATION PLAN existing section A - between mAyflower roAd And summit driVe (looking west) *All dimensions are approximate 1135. Western AvenueProPosed section A (short term) - between mAyflower roAd And summit driVe (looking west) *All dimensions are approximate 114 WEST SIDE MAIN STREETS REVITALIZATION PLAN existing section A - between mAyflower roAd And summit driVe (looking west) *All dimensions are approximate 1155. Western AvenueProPosed section A (long term) - between mAyflower roAd And summit driVe (looking west) *All dimensions are approximate 116 WEST SIDE MAIN STREETS REVITALIZATION PLAN existing section b - between summit driVe And lombArdy driVe (looking west)ProPosed section b (short term) - between summit driVe And lombArdy driVe (looking west) *All dimensions are approximate *All dimensions are approximate 1175. Western AvenueProPosed section b (long term) - between summit driVe And lombArdy driVe (looking west) *All dimensions are approximate 118 WEST SIDE MAIN STREETS REVITALIZATION PLAN existing section c - between lombArdy driVe And sheridAn street (looking west)ProPosed section c - between lombArdy driVe And sheridAn street (looking west) *All dimensions are approximate *All dimensions are approximate 1195. Western Avenueexisting section d - between sheridAn street And oliVe street (looking west)ProPosed section d - between sheridAn street And oliVe street (looking west) *All dimensions are approximate *All dimensions are approximate 120 WEST SIDE MAIN STREETS REVITALIZATION PLAN existing section e - between oliVe street And kosciuZsko street (looking west)ProPosed section e - between oliVe street And kosciusZko street (looking west) *All dimensions are approximate *All dimensions are approximate 1215. Western Avenueexisting section f - between kosciusZko street And mAPle street (looking west)ProPosed section f - between kosciusZko street And mAPle street (looking west) *All dimensions are approximate *All dimensions are approximate 122 WEST SIDE MAIN STREETS REVITALIZATION PLAN existing section g - between mAPle street And chAPin street (looking west)ProPosed section g - between mAPle street And chAPin street (looking west) *All dimensions are approximate *All dimensions are approximate 1235. Western Avenueexisting section h - between chAPin street And williAm street (looking west)ProPosed section g - between chAPin street And williAm street (looking west) *All dimensions are approximate *All dimensions are approximate 124 WEST SIDE MAIN STREETS REVITALIZATION PLAN STREETSCAPES/SIDEWALkS 1. Urban Mixed-Use Areas/Nodes a. Sidewalk should extend from the curb to the face of the retail building b. Street trees should be planted at regular spacing along the curb in tree pits and spaced no more than 40’ apart and no less than 30’ apart c. Where existing dimensions do not permit tree pits in the sidewalk, tree planting islands with street trees should be provided in the on-street parking zone between parking spaces d. Large shade tree species should be selected e. Ornamental pedestrian scale street lighting should be provided Urban Mixed-Use Streetscape Precedent 1255. Western Avenue2. Suburban Retail Areas/Node (Interim Improvements) a. A continuous tree planting strip should occur along the edge of the curb with a 6’ minimum width, but a 12’ – 15’ width is preferred. The remaining dimension to the right-of-way line, except sidewalk, should be grass, but a low evergreen hedge should occur along the right-of-way line to provide screening of parking pavement and cars, but still provide visibility to retail buildings. b. Street trees should be planted at regular spacing centered in the tree planting strip spaced no more than 40’ apart and no less than 30’ apart c. Large shade tree species should be selected d. A 5’ minimum width sidewalk should be provided along the outside edge of the tree planting strip 3. Western Avenue Residential Areas (Outside of Nodes) a. A continuous tree planting strip should occur along the edge of the curb with a 6’ minimum width, but a 12’ – 15’ width is preferred, as permitted by right-of-way b. Street trees should be planted at regular spacing centered in the tree planting strip spaced no more than 40’ apart and no less than 30’ apart c. Large shade tree species should be selected d. A 5’ minimum width sidewalk, or paving from tree planting strip to face of buildings should be provided along the outside edge of the tree planting strip Suburban Retail Streetscape Precedent Residential Streetscape Precedent 126 WEST SIDE MAIN STREETS REVITALIZATION PLAN STREETSCAPE TYPE LOCATION PLAN 1275. western AVenueLEGEND Urban Mixed-Use Areas/Nodes Suburban Retail Areas (Interim Improvements) Western Avenue Residential Areas (Outside of Nodes) Urban Mixed-Use Areas/Nodes 128 WEST SIDE MAIN STREETS REVITALIZATION PLAN BUSES In addition to providing transportation options, transit also helps to support retail and other uses by bringing people to a central location. The greatest benefits are seen from fixed transit, such as streetcars, since the stations are fixed and investments can be made with relative assurance that there will not be a change in the foreseeable future. Non-fixed transit, such as buses, can still aid in supporting uses, but works best when stops are more permanent in nature. Hubs, crossing route locations, and fixed shelters provide more assured long term commitment to transit stops in a particular location. Zoning should reflect this investment and commitment with corresponding land use policy (uses and density). Bus stops and shelters should support the West Side Corridors Plan policies. Based on the most recent Transpo bus stop and shelter plan, recommendations for adjustments are shown on the accompanying plan. Designated Stop Map Provided by Transpo 1295. Western AvenueLEGEND Transpo Proposed Inbound Bus Stop Transpo Proposed Outbound Bus Stop Transpo Proposed Bus Shelter Recommended Additional Bus Shelter 6. implemen- tation tools and matrix 6.1 imPlementAtion tools As evidenced by the last 50 years, the revi- talization of the West Side Corridors, and the West Side in its entirety, is challenging. Imple- mentation tools are required to make many of the recommendations possible. Below is a list of already available implementation tools, existing programs that are recommended to be extended/made available in the Study Area or Pilot Project areas, and potential new strategies. A complete list of Economic Development tools is contained in the “Economic Development Services Portfolio” published by the City of South Bend. ƒCreate/Expand Redevelopment Area One of the first steps should be the undertaking of a study and determination of blight with an accompanying City designation of a redevelopment area to focus City resources and programs. A TIF allocation area is typically tied to desig- nated Redevelopment Areas. Potential New Programs ƒFocused and Extended Land Consolida- tion The scattered nature of vacant homes and vacant parcels makes inefficient use of infrastructure and accompanying maintenance dollars, it deters investment, it makes it difficult to implement a project large enough to change perceptions, and is a deterrent to private investment dollars. Land consolidation will require acquiring contiguous parcels through purchase or relocation, as well as holding properties over sufficient time to create a consolidated contiguous area for redevel- opment. ƒEmployer Assisted Housing - Institutional Development District Downtown institutions have the ability to become a catalyst for development/ redevelopment in close proximity to their facilities. Multiple institutions could create a district in close proximity to their facilities where the institutions would own, rent, or subsidize the ownership of housing for their staff. This would provide a convenient location for employees while improving the areas immediately adjacent to the institution. Importantly, it would also communicate to potential investors and homeowners that their individual investments in this district are supported by a larger strategy and that their invest- ment is likely to be a stable or profitable one. A revolving fund could be established by institutions to provide low-cost financ- ing allowing for a positive cash flow and a guaranteed continuation of the program. ƒEmployer Assisted Housing - Police, Firefighter, and City Employee Subsidies Building on what has been done in other jurisdictions, targeted areas could be de- fined where police, firefighters, or other City employees would receive a subsidy, 1316. ImplementatIon tools and matrIxthrough a higher salary or other means, to live in a targeted area. Business Related Programs ƒTIF (Tax Increment Financing) A TIF in the commercial/mixed-use areas is a manner in which funds can be raised to implement specific recommendations. ƒTax Abatement Tax abatement is a “carrot” which can attract either new development or improvements that has a real financial benefit to the private sector without requiring a cash outlay by the City. ƒUrban Enterprise Zone Tax Credits Various tax credits which reduce the amount of tax to be paid are available for qualified businesses. ƒFacade Grants/Building Enhancement Grants It is recommended that the Building Enhancement Grants program be extend- ed to the Western Avenue and Lincoln Way nodes. ƒBrownfield Redevelopment Grants The City can provide assistance with identifying and defining the scope of remediation and pursuing grants. ƒSmall Business Development This includes advisory services at the North Central Indiana Small Business Development Center, small business loans (SBA 504) for expansion assistance through investment in equipment or real estate, as well as consultation services to find grants, financing, and networking. Residential Programs ƒTax Abatement for New Housing Con- struction Tax abatement is a “carrot” which can attract either new development or improvements that has a real financial benefit to the private sector without requiring a cash outlay by the City. ƒLow Income Housing Tax Credit In order to reduce the debt a developer would otherwise have to borrow, tax credits are awarded to developers of affordable rental housing who then sell the credits to investors. ƒCommunity Development Block Grant CDBG can be used for housing acquisition, rehabilitation, demolition, and new construction. ƒDevelopment Subsidies Providing subsidies to developers can bridge the financial feasibility gap so that a private developer can implement the proposed vision. ƒIndividual Rental Subsidies Individual rental subsidies should be focused on scattered sites so that there is not an undue concentration of poverty. If the community development corporations could manage the rentals and a significant number of Section 8 vouchers are distrib- uted throughout the new rental housing in a scattered-site format, then we can be- gin to have the best of both worlds: rental housing managed by a caring company and rental housing that can bridge a very wide range of incomes. ƒDownpayment Assistance/Mortgage Assistance/Forgivable Second Mortgage These incentives are available through the Community Homebuyers Corporation. ƒIndividual Homeownership Subsidies For selected boundaries where the City will have consolidated vacant land and homes, the City could establish a revolv- ing fund to subsidize these homes, such as through a low-cost financing program that would allow for a positive cash flow and a guaranteed continuation of the program. ƒHousing Rehabilitation Assistance The South Bend Improvement Program and Rebuilding Together are programs available for low to moderate income households. 132 WEST SIDE MAIN STREETS REVITALIZATION PLAN 6.2 strAtegic imPlementAtion mAtrix West Side  Task Lead Role Potential  Partners 1‐Year 2‐3 Years 4‐5 Years Estimated Cost Potential Funding  Source 1 Establish and Select West Side Corridors Manager DCI ●N/A N/A 2 Implement Zoning Changes That Support West Side Corridors Plan DCI, APC Bldg ●$150,000 Civil City 3 Address Crime Through Additional Programs SBPD DCI ●N/A Civil City 4 Create Magnet Schools Priority Attendance Zones for Qualifying Students Living in the  Study Area SBCSC ●N/A N/A 5 Coordinate Bus Shelter Locations to Coincide with West Side Corridors Plan DCI,  Transpo DPW ●$25,000/Shelter Civil City 6 Acquire and Consolidate Vacant Parcels/Homes to Create Larger Development Parcels  That Will Attract New Home Developers, Recreational Needs, and Urban Agriculture DCI CDCs,  Developers,  Parks ●●●$2,000 ‐  $40,000/parcel TIF/Civil City/  Private 7 Expand City Cemetery DCI Parks ●●N/A Civil City/Parks 8 Consolidate Properties Along Tracks to Meet Needs of New Industrial Tenants to Leverage  Proximity to Rail in Order to Bring New Jobs to the Area (South of Tracks)Developers DCI ●N/A TIF/Civil City/  Private 9 Create Spur Trail Recreational Path Linking the St. Joseph River at Angela Boulevard North  of Downtown to The Western Avenue Arts and Design District DCI,DPW Parks ●●$3,000,000 TIF/Federal (Trans  Altern) 10 Expand City Cemetery, Provide Improved Visibility, Provide Distinguished Entry, and  Reduce Number of Vacant Parcels (North of Tracks)DCI Parks ●●●N/A Civil City/Parks 11 Enhance and Connect the Historic Neighborhoods and Create the “Near Downtown West  District” (North of Tracks)DCI ●N/A N/A 12 Differentiate Between North of Tracks and South of Tracks, as well as Between the Lincoln  Way and Western Avenue Corridors DCI ●N/A N/A 13 Create Destinations and Focus Retail into Nodes Rather than Strip Development (North  and South of Tracks)APC ●●●N/A N/A APC = Area Plan Commission of St. Joseph County Bldg = City of South Bend Building Department CDC = Community Development Corporation DPW = City of South Bend Department of Public Works SBPD = South Bend Police Department SBCSC = South Bend Community School Corporation DCI = City of South Bend Department of Community Investment Parks = City of South Bend Department of Parks & Recreation 1336. ImplementatIon tools and matrIxIllustration of MLK Node 134 WEST SIDE MAIN STREETS REVITALIZATION PLAN Lincoln Way and Pilot Projects Task Lead Role Potential Partners 1‐Year 2‐3 Years 4‐5 Years Estimated Cost Potential Funding Source 1 Lincoln Way and MLK Roundabout DCI, DPW ●●$3,500,000 Civil City/TIF o Design o Property Acquisition o Funding o Construction 2 Corridor Road, Bicycle, and Parking Striping DCI, DPW Bicycle Advocacy Groups ●$950,000 Civil City o Typical Street Sections o Intersection Striping Designs o Striping o Community Painting of Bike Lanes 3 Implement Roundabout Memorial/Art DCI Arts Organizations ●$250,000 Civil City/Private o Identify Coordinator o Design and Design Approval o Manufacture and Install 4 Residential Neighborhood North of Lincoln Way DCI Developers/ CDCs ● $2,000 ‐  $40,000/parcel  acquisition Civil City/TIF/Private o Identify Blocks to be Cleared and Blocks to be In‐filled o Property Acquisition o Develop and Issue RFP for Consolidated Residential Parcels 5 Create Sherman Square and Harrison Square DCI, Developers CDCs ●$500,000 Civil City/Private o Property Acquisition o Design o Construction 1356. ImplementatIon tools and matrIxLincoln Way West and Pilot Project Task Lead Role Potential Partners 1‐Year 2‐3 Years 4‐5 Years Estimated Cost Potential Funding Source 6 Create Colfax Triangle DCI Developers/ CDCs ●$2,000,000 TIF/Civil City/Private o Property Acquisition o Street Vacation/Turnaround South of Colfax Triangle o Design o Construction 7 Financing and Coordination DCI, Corridor Businesses ●●N/A N/A o   Create a Business Owners Association o   Realign TIF to assist in financing o   Consider Creating a BID (Business Improvement District) 8 Marketing DCI, Business  Organizations, CDCs,  Neighborhood  Organizations ●$25,000 TIF/Civil City/Private o Create and Brand a Marketing Strategy APC = Area Plan Commission of St. Joseph County Bldg = City of South Bend Building Department CDC = Community Development Corporation DPW = City of South Bend Department of Public Works SBPD = South Bend Police Department SBCSC = South Bend Community School Corporation DCI = City of South Bend Department of Community Investment 136 WEST SIDE MAIN STREETS REVITALIZATION PLAN Western Avenue and Pilot Projects Task Lead Role Potential Partners 1‐Year 2‐3 Years 4‐5 Years Estimated Cost Potential Funding  Source 1 Corridor Road, Bicycle, and Parking Striping DCI, DPW ●$1,400,000 TIF o Typical Street Sections o Intersection Striping Designs o Striping & Trees o   Curbs, Sidewalks, Lighting o Community Painting of Bike Lanes 2 Financing and Coordination DCI, Corridor  Businesses ●●N/A N/A o Create a Business Owners Association o Realign TIF to assist in financing o Consider Creating a BID (Business Improvement District) 3 Create Near West Arts and Design District/Connect to West Washington Historic District DCI ●N/A N/A 4 Residential Neighborhood North of Western and South of LaSalle Park DCI, DPW Developers ●● $2,000 ‐ $40,000/  parcel acquisition,  $1,000,000 parking  lots TIF/Civil  City/Private o Identify Blocks to be Cleared and Blocks to be In‐filled o Identify City Parking Lot Locations o Property Acquisition and Street Vacation o Design Parking Lots o Construct Parking Lots o Develop and Issue RFP for Consolidated Parcels 5 Create LaSalle Park Extension DCI, Parks DPW ●●●$1,200,000 Civil City/Parks o Property Acquisition o Memorial Ellipse Coordination/Agreement with Schools (not part of pilot project) o Memorial Subject Determination o Construction 6 Create Liberty Square DCI Developers, DPW,  Arts Organizations  and Programs ●$1,500,000 (excludes  new buildings)Civil City/TIF o Property Acquisition for Square, New Buildings, Parking o Design o Reach Out to University for Art Components o Curbs, Sidewalks, Lighting o Construction     (pilot project is 1/4 of recreational fields) o Develop and Issue RFP for Adjoining Commercial/Mixed‐Use Components o Western Avenue Ellipse and Recreational Field Design 1376. ImplementatIon tools and matrIxWestern Avenue and Pilot Project Task Lead Role Potential Partners 1‐Year 2‐3 Years 4‐5 Years Estimated Cost Potential Funding  Source 7 Western Avenue and Olive Intersection DPW DCI ●●N/A TIF/Federal/Private o Assess Intersection Problems o Design Intersection o Property Acquisition, if Required o Define Source of Gateway Funding o Gateway Design o Gateway Construction 8 Implement Art Program for Near West Arts and Design District and Cultural District DCI, Arts  Organizations ●$200,000 Civil City/Private o Identify Art Coordinator o Explore Relationships with Local Universities o Identify Potential Art Projects/Arts Master Plan 9 Marketing DCI, CDCs, Business  Organizations,  Neighborhood  Organizations ●$25,000 TIF/Civil City/    Private o Create and Brand a Marketing Strategy o Create a “Taste of Western Avenue” Event o Host a Local and Regional Soccer Championship with the new Active Recreation Fields APC = Area Plan Commission of St. Joseph County Bldg = City of South Bend Building Department CDC = Community Development Corporation DPW = City of South Bend Department of Public Works SBPD = South Bend Police Department SBCSC = South Bend Community School Corporation DCI = City of South Bend Department of Community Investment