Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Near-Northwest-Neighborhood-Plan-Final-Appendices-2019
50 Appendix 1 Charrette Posters and Additional Comments 51 52 Tell Us What You Think: Mapping Your Neighborhood What is your favorite place(s)? • Leeper Park • Muessel Grove Park • Portage Meat and Market What do you/others do for fun in the neighborhood? • Walk, bike • Frank’s Place • Tennis Courts, playground @ Leeper • Go to the Local Cup Where are places you go in the neighborhood? Do you walk, bike, and/or drive? • Safe bike/walk connections/routes to employment centers. Where do you go for walks? Why? • WALKER! Incentivize or penalize owners for side- walk repairs and impose shoveling fines. • Yes. • Along river walk. 53 54 Tell Us What You Think: Neighborhood Vision What would you like neighborhood to be in 20 years? What are things that you want to remain? What is important for the future? • More diversity in income – middle class families. • Diversity of race and economics. A neighborhood – owned small grocery. Healthy relationships between neighborhood churches. • Neighborhood diner (none on Portage/Elwood area). • Stop catering to ND student grad students! Find long term residents within community – wo want to live in NNN. • Dog park. Incentivize neighbors to keep proper- ties neat. • Notre Dame grad students enrich our neighbor- hoods! • Lead remediation safe place for kids. What are things that you would like to see changed? • Place for wildlife habitat in neighborhood. • Slow down. Please put back 4-way stop @ Madi- son and Taylor. • Streets paved. Quiet and respectful neighbors. No litter. • Literal strong, sturdy foundations for houses. • Make hospital zone more street-level friendly approachable. Connect “stranded” neighborhoods. Hospital - outward-facing ground floor retail e.g. in parking garage. • Remove opaque walls on bus stops. 4-way stops are a good thing. • Repair brick roads and add/rm. adjustment rings to manholes when paving. • Pollution and sewer drains. • Schedule water/sewer service line replacement and CSO repairs with street rebuilds. • Change street name. Remove Diamond Blvd. An- gela Blvd. all the way to LWW. • Please fix sign at Lincolnway West. Fire House #2 street sign is in error it says “Madison Street”. • No more vinyl siding. Historic details preserved. • Main. Hist. Ch. Vacant lots. Nature trees. Keep housing aff. Incl. multi houses single fam. mixed housing. Local shops. • Cater to the real residents of South Bend. NOT just ND with large families. 55 56 57 58 59 Tell Us What You Think: Neighborhood Amenities What neighborhood amenities exist? Which are im- portant to keep/expand? What is missing? • Re-store/indoor garage sale. • SMART SIDEWALKS (incentivize or penalize re repair/replacement). • Love brick streets! Love historic architecture. • Tool library with 3-story extension ladders, scaf- folding, and historic home repair classes. • Leeper merry-go-round. • Nice laundromat/mixed use. • Art café needs a home. Band shell with seating. • Think Missoula Urban Demonstration project (MUD) and Missoula Home ReSource (=ReStore on steroids). • Traffic calming on Riverside! • Yes!!! • Drive thru coffee/breakfast shop for weekday mornings and all the traffic we get going D.T. on Portage. • Chick-Fil-A. • Good resale shop. • Commercial/takeover improvement on outskirts of NNW neighborhood (along Lincoln Way) not within neighborhood. • Trader Joes grocery. • Muessel Grove Park expansion over reclaimed I&M power and if possible purchase of capped Drew- ery’s Property. • Wildlife habitat. Tell Us What You Think: What Makes a Great Public Space? Take a sticky note and tell us your thoughts on this topic. • Linear park – add visual interest and comfortable green space to support dense residential without own access to private space. Kid/dog facilities. Garden Plots. • Plaza – node – gathering space. Shakespeare in the park. Concerts. Food trucks. • Bark park. Dog park. • Seasonal - What do we have in the winter? In the rain? Play areas, ski, snowshoe, skate. • Artist murals on exterior brick walls. • Add basketball courts (cheap). • Add skateboard parks (even cement slabs). • Census tract 6 has no park. Needs a communal kid-friendly common space. Community garden space with individual plots for local residents. • Variety of activities to encourage use at different times of day. • Concerts outside. Dining. • Love these parks. But who maintains them? They are not an asset if weedy and messy. • Wildlife habitat. Fun and play in native plants. • Year-round bike infrastructure. • Basketball hoops. • Soccer fields. • Recreation areas that promote exercise & pick up games must be well-lighted & free of geese/poop. • Kids outside recess in the cold. That will help teach them that parks/rec. are accessible in winter. • Event center/community center. Birthday party rental. Outdoor pool. Weekly movie for families. Library truck. Tool library. Tutoring center. • WOW. • A sledding hill • Natural active play areas • (pointing to second picture on left – with play- scape using logs) Love it natural active • Yes! • Awesome! Tell Us What You Think: Temporary Retail Ideas Take a sticky note and tell us your thoughts on this topic. • Yes love idea of “pop-ups.” Bring new retail to neighborhood to test out interest. Keep things fresh. • Great • Food Trucks! • Love! • Open air markets outside restaurant. Music venue. • Food truck pods. • Covered area for urban farmer’s market venders! It is a lot of work to set up tents. • Yes? Opportunity to support new small business and create vibrancy/gathering place e.g. urban garden farmers market flexible. • It’s cold here in winter. Hard to keep foot traffic, Portage is busy (good #’s/bad access). • A number of small retail space that shares a com- mon courtyard. Food truck. Famers market. Local Foods. • Yes! Tell Us What You Think: Tactical Urbanism Ideas Take a sticky note and tell us your thoughts on this topic. • Chalk wall or murals. • Let artists paint murals on empty buildings. • U-cut Christmas tree micro-farms on vacant lots. • No-mow native/natural landscaping on vacant lots, esp. as example to showcase the option as an alternative to current ‘mow’ codes. • Organize painting walls by n’hood kids – let them design and paint w/little to no supervision – chalk wall – change murals every 3-5 years. • Permanent location for Urban Garden Farmers Market. Include pics of Urban Garden Farmers Market so people know it is across from NNN! during the summer! Public Space Types Pocket Park • Terrific! But who maintains them? The one pic- tured (pocket park at Lafayette & LaMonte Terrace) is kept-up by the hospital. That’s why it’s nice. Playground • Artistic design. MUCH better. I’ve seen articles that kids are more creative in an abstract playground environment. (Referring to top right playground picture.) • PLEASE not this kind of playground. Reminds me of McDonalds. (Referring to left playground pic- ture.) Trail • More trail nature. • Neighborhood natural habitat. Natural play struc- ture. Bird feeders. Trail with natural benches. 60 61 62 63 64 Tell Us What You Think: Housing What is your vision for housing in the neighborhood? • Don’t demonize renters – empowered them to be a part of the community. • Diddo. [sic] • Agree – lets choose to change the way we talk about renters. Not everyone can or wants to own a home. People who rent are our neigh- bors and deserve a voice and our respect. • Force banks to maintain their vacant properties. • 20% tax on homes vacant >2 months or where utilities [are] off and AirBNBs and other situations that distort the housing market to inflate prices/ artificially reduce stock, which screws up afford- ability for ownership and renters. • Think about welcoming a retirement home into the neighborhood. • I agree. • Venture capitalists and investors are doing crap- py flips and low quality builds. Stop giving them incentives. • Against tiny houses. All the rest good ideas. • Multi-generational housing, quality and affordable (50-150k). • Fund repairs or incentivize tool library and local, qualified contractors. • Instead of using grants to build one home at a cost of $200k and then selling for $80-90k. Grant money should be used to partner with homeown- ers. Homeowners must match funds and agree to certain renovations. $200 grant - affects 10 homes in NNW Neighborhood. • Diddo [sic] • Tiny houses are a fad. Do not over do. Need stor- age for bikes – off street parking. • Condemn homes on the market that lack utilities and have bad foundations. The housing stock prices are inflated. • Which housing-related topics are most important to you? • High quality single occupant options with access to community and shared amenities. • Smart use/site design of lots to reduce lawn, mange stormwater, encourage solar PV support electric car charging. • Diddo. [sic] • Density step-down from nodes. (Existing commer- cial, busy intersection). Natural to have multi-fami- ly/mixed se next door. • Tiny houses are stupid! We want a family commu- nity. • Rehabilitate existing. Support existing homeown- ers. • Make small businesses in carriage house. Zoning issues residential and commercial. • Affordable housing. Tell Us What You Think: Cottage Court Buildings Take a sticky note and tell us your thoughts on this topic. • They can be noisy. • 6 year old thinks it would be a great place to live because of all the friends! • Exciting opportunity! Co-op model? SB Heritage? • Concept seems neat – should be designed to look old in keeping with n’hood character. • Probably needs at least three lots together. • Its all about the architectural details. Need design guidelines to make it blend with our beautiful historic architecture. • I like this! Environmentally construction/design important. Permanently affordable? • Avoid lawns reduce need for mowing. Use natu- ral landscape or tidy veg. garden beds. Manage stormwater/flooding on site. • Yes! • I’d rather have large condo/apt combo with under- ground parking and nearby neighborhood pool. 40 or 20 unit. Balconies. • Should have some green space in center; not just a sidewalk for access (so lower left picture rather than top picture). Tell Us What You Think: Missing Middle Housing in NNN Take a sticky note and tell us your thoughts on this topic. • Architectural character is good should remain not destroying by our present mayor & poor action by Code Enforcement. I know several houses on any block or st. that were destroyed by poor City and NNN dis-interest and failure to work with neigh- bors. • We have a fair amount of missing middle rental housing in NNN – SF homes that were converted to multi-family. We need to make sure that those units are well maintained and an asset to neigh- borhood. • Garages! Families need them! • Senior looking for accessible units on one floor; if multi-level need elevator access to upper floor. • 2-4 plex residential form in any part of interior neighborhood. Tell Us What You Think: Architectural Character in NNN Take a sticky note and tell us your thoughts on this topic. • Beautiful but $$$ to maintain. • It’s a myth that its more cost to do sustainable historic preservation and beauty holds and maintains value. • I like the variety of arch. Styles. Need new constr. To fit in to the block. Also, rehab to respect orig. style. • New const./reno. must be high energy efficiency to provide long term stability re: utilities. • These are all great styles. I’m fine mixing in new modern design construction – seen it in Denver. • SAVE! SAVE! SAVE! Historic Architecture and re- store details. • Incentivize neighbors to remove aluminum or plastic siding on historic homes. • Many houses in NNN area qualify for HPC action. I helped erect landmarks at the Hist. Dists. Dem- olitions should be stopped. Our area has the best housing diversity. • New construction needs to fit in. Don’t do ultra modern this is a modest not super urban neigh- borhood. 65 66 67 Tell Us What You Think: Vacant Lots What should be done with vacant lots? • No-mow native/natural landscaping, especially to demonstrate the alternative to mowing/grass length ordinances and change pubic must-mow perception and attitudes. • U-cut Christmas tree micro-farm. • Low cost purchase other/re-plat to expand size of adjoining lots. Implement Code changes to in- crease min. lot size to keep blocks less dense. • Urban farm. • Who maintains? • New infill housing. Keep streetscape. • Sell lots neigh. New constr. Wild flowers. [illegible]. Allow invested neigh offer at discount. • Natural green space. Trees, grasses, trails. • Goats and alpacas with school program. • Yes! (Referring to “what we heard at the workshop” comments about offering / selling /giving lots to neighbors.) If you owned a vacant lot, what would you do with it? • I have developed (and purchased) 2 vacant lots into a community flower garden. I want to add art/ dance/music opportunities for the local children coming to this space. • If we in-fill it has to blend architecturally. • Snowmen. • Goat paddock-urban 4H and natural lawn mow- ing. • Yes! I love the idea of urban 4H. Most children in this area (Sher-Harri) don’t have opportuni- ties like this and it would be a game-changer for them. • Trees and flowers. Parking for next dr. rental. Might build garage. • For long term opening, plant quick growing trees and flowers. • Vegetated green space to reduce combined sewer overflow. • Sell vacant lots to families @ low prices to build up NNN. • Garages and covered (public) bike storage. • I would take a vacant lot and put a hill for sledding in winter on build natural landscapes for kids to play. No metal or plastic structures-just natural landscaping, a hill, a tunnel, benches, a water fountain. Fence it in for safety. Tell Us What You Think: Vacant Parcel Ideas Take a sticky note and tell us your thoughts on this topic. • Tool library great idea! • Increase visibility at intersection 4 everyone. • No advertising on bus stops. • Yes! All of the above! These all improve quality of life in the neighborhood. We need to trans- form some of these lots into the above, not just build more houses. • Goats/Alpacas. • Shared covered parking (to reduce hit and runs of street side parked cars). • Multi-generational housing (handicapped acces- sible). • Shared covered bike parking. • Cooperative housing development along several vacant lots. • Open/vacant spaces could be developed into or- chards (grapes, apples, pears, paw paws, etc.) and interconnected. • Green space. • Wildlife habitat. Garden [illegible]. Butterfly gar- den. • Certain lots can be used for community purpos- es; however, I think most lots should replotted to expand adjoining lots. Many would be attracted to larger urban lots. • Artists designed skateboarding park. • Ice skating/pond hockey. • A simple pavilion or pergola with picnic table for gathering – unity gardens must be maintained, too many weeds, not enough upkeep. Wildflowers, bees, butterflies. • Community gardens/ag. • Rainwater-capturing playgrounds (NYC-style). • Nature play and learning places, org. (play areas/ rainwater capture). Wetland. Bat boxes. Woody, overgrown spaces with winding/rolling dirt bike trails or walking paths. • Log scramble. • Japan’s Tire Park (Nishi Rokugo) • NYC Teardrop Park with hillside slide. • Berkley Adventure Playground. Supervised so >7 can stay 3 hours without a parent. (“junk”-/maker- space-style playground). • The Riverside Trail is great, but it “cleaned up” the overgrown, secluded play areas of my childhood. I want my kid to have spaces where he can climb a tree and read a book privately in a public space or climb over tree roots and step on rocks along the river. • *Picture attached of the Urban Garden Farmers Market.* 68South Bend, INDesign Charrette March 2019Near Northwest Neighborhood Plan© 2019 Opticos Design Inc.1. Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.2. Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.3. Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.4. Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.5. Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.6. Subhead Goes HereNamet laboriam autatur simillestis ut qui rero doluptatibus am nonsequae odi volor modis et fugia sum autestia sandam lique alia qui blanis aut eat latquatibus consent qui ant et arum vel ilitatum seque mos rehenem. Fici odit rem rem ese pella ini re volorro rruptia ventur as suntur a cusciduntem qui cum velesequunti idus, aut laceped que sam, eatur modit odis re nulpa voluptis plit, sum as simporeris quunt eaque voluptatin estrum simi.1234561Eque dolupit renihil maximeture alictatemped aut ut hilliquia pa nitis volut rectibust ut.2Eque dolupit renihil maximeture alictatemped aut ut hilliquia pa nitis volut rectibust ut.3Eque dolupit renihil maximeture alictatemped aut ut hilliquia pa nitis volut rectibust ut.4Eque dolupit renihil maximeture alictatemped aut ut hilliquia pa nitis volut rectibust ut.5Eque dolupit renihil maximeture alictatemped aut ut hilliquia pa nitis volut rectibust ut.6Eque dolupit renihil maximeture alictatemped aut ut hilliquia pa nitis volut rectibust ut.7Eque dolupit renihil maximeture alictatemped aut ut hilliquia pa nitis volut rectibust ut.8Eque dolupit renihil maximeture alictatemped aut ut hilliquia pa nitis volut rectibust ut.9Eque dolupit renihil maximeture alictatemped aut ut hilliquia pa nitis volut rectibust ut.Think of your favorite cities or streets that you like to walk through. Great streets not only move people from one place to another, they provide interesting and enticing public spaces for businesses to thrive and people to feel safe and welcome. They are the city's biggest civic space and serve as outdoor rooms where social interaction occurs. The components below help create the form and character of a great street. 7Incorporates Interesting Public SpacesStreets can help create "outdoor rooms" that enhance adjacent buildings and generate a positive environment for a variety of activities.9Builds in Sustainable DesignStreet design can promote environmental sustainability by incorporating green features that minimize impervious cover, irrigation needs, and stormwater runoff. 8Contributes to Good ConnectivityA great street is part of a larger pattern of streets connecting key places and activities, enabling smooth movement of traffic by providing a variety of route choices.What Makes a Great Street?6Enhances Natural Features & TopographyA great street will work with the existing terrain and natural setting to enhance the unique qualities and identity of the place.5Includes Street TreesStreet trees add shade and interest, while also providing visibility for businesses and vehicles.3Promotes SafetyPedestrians and bicyclists are protected through good design and traffic calming, while transit and cars are accommodated at appropriate speeds.1Attracts People + BusinessesThe most important component of a great street is the local culture and the people who make it a unique and interesting place to be through an inviting energy and appealing shopfronts and businesses. 10Allows for Simple MaintenanceStreet design that focuses on the quality of the space generated, rather than on expensive detailing and street furniture, can generate a well-used public space without excessive maintenance costs. 2Integrates Multi-modal DesignThe street design should balance all uses, including driving, transit, walking, cycling, serving, parking, and drop-offs. 4Enhances Social InteractionStreets connect and enhance interesting buildings and spaces, thus encouraging social activities and human interaction. 69 South Bend, INDesign Charrette March 2019Near Northwest Neighborhood Plan© 2019 Opticos Design Inc.Community GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkCommunity GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkPlaygroundSmall-scale open space designed and equipped for children's recreation.Pocket PlazaSmall-scale open space often located at street corners, available for civic purposes and/or commercial activity. Intended as an intimate space for seating or dining into which commercial and neighborhood activity may spill.Community GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkPocket ParkSmall-scale open space that serves the immediate neighborhood, available for informal activities in close proximity to neighborhood residences.Public Space TypesPublic spaces support healthy and vibrant neighborhoods. Public spaces provide access to the outdoors and gathering places for members of the community. They should be located within easy walking distance of most homes as well as downtowns, and should support both active and passive uses. The location, distribution, size, function, and role of these spaces vary in relation to contextual considerations. 70South Bend, INDesign Charrette March 2019Near Northwest Neighborhood Plan© 2019 Opticos Design Inc.Community GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkCommunity GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkGreenOpen space supporting unstructured recreation as well as programmed activities; often serving as habitat corridors, and can also be used for utilitarian functions such as flood control and stormwater conveyance.PlazaCommunity-scale public spaces typically used for large gatherings, civic functions, and commercial activities both permanent and temporary—such as farmers markets and exhibitions.Community GardenSmall-scale open space designed as a grouping of garden plots available to nearby residents.Community GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkPublic Space TypesPublic spaces support healthy and vibrant neighborhoods. Public spaces provide access to the outdoors and gathering places for members of the community. They should be located within easy walking distance of most homes as well as downtowns, and should support both active and passive uses. The location, distribution, size, function, and role of these spaces vary in relation to contextual considerations.Photo Credit: JC OvergaardPhoto Credit: LarrysCommunityGarden@Facebook 71 South Bend, INDesign Charrette March 2019Near Northwest Neighborhood Plan© 2019 Opticos Design Inc.Community GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkLinear ParkLong, narrow open space that often connects two destinations. Linear parks are great for creating pedestrian routes and can be programmed in a variety of ways, including with playgrounds, exercise stations, or resting spots.TrailPedestrian walkway that requires minimal upkeep while offering alternative routes for pedestrian and bike travel. Trails can be paved for more formal travel.Community GardenPlaygroundPocket ParkPocket PlazaPlazaSquareGreenGreenwayCommunity ParkSports ComplexRegional ParkPublic Space TypesPublic spaces support healthy and vibrant neighborhoods. Public spaces provide access to the outdoors and gathering places for members of the community. They should be located within easy walking distance of most homes and should support both active and passive uses. The location, distribution, size, function, and role of these spaces vary in relation to contextual considerations.Shared StreetA street where pedestrians, bicyclists, and motor vehicles travel in the same thoroughfare. Shared streets are designed to be curbless, since there is no distinction between a pedestrian zone and a vehicular zone. Shared streets typically incorporate features designed to control vehicular speeds and indicate a special zone, such as a distinctive paving pattern or street trees creating a winding path of travel. 72South Bend, INDesign Charrette March 2019Near Northwest Neighborhood Plan© 2019 Opticos Design Inc.Think Small and Think Big: Variety of Ideas Aim to TransformShort-term and Long-term TransformationsNot every transformation needs to happen at the same time or at a large scale to have a big impact. In the short term, small, feasible improvements can provide enough change to transform a dilapidated building, street, or business into a lively, attractive hub for activity. These small scale transformations can also catalyze larger scale transformation. Example of a Green AlleyExample of a reclaimed space and public realm improvementExample of a mural that was used as a short term improvement to a blank wall along a major pedestrian wayBeforeBeforeBeforeBeforeBeforeWith facade improvementsWith public realm improvementsWith reclaimed sidewalk spaceWith street improvementsWith green alleyWith reclaimed plaza spaceWith street and public space improvements■Green AlleysExisting alleys can be made into pedestrian-friendly paseos with parklets and studio space. These improvements attract more pedestrian activity and therefore provide additional informal monitoring of otherwise unsafe alleys.■Street and Public SpaceImprovementsWider sidewalks, medians, and parklets should be implemented along key corridors where pedestrian traffic is highest. These are spaces that allow pedestrians to congregate and enjoy a more comfortable and safe public realm.■Reclaimed SpaceSimple frontage improvements and long term reuse of unused space can provide a better pedestrian experience as well as valuable outdoor space for businesses. ■Public RealmImprovementsImprovements to the frontage area —where the building meets the sidewalk—can greatly improve the quality of the public realm: creating outdoor eating space, plantings, signage, benches, trees, paving.■Building FacadeImprovementsProperty owners can transform the pedestrian experience through various levels of facade improvements: opening up boarded windows, improving building signage, removing low awnings. Photo credit: www.sf-planning.org 73 South Bend, INDesign Charrette March 2019Near Northwest Neighborhood Plan© 2019 Opticos Design Inc.Detached House: MediumA medium-sized detached structure on a medium-sized lot that incorporates one unit. It is typically located within a primarily single-family residential neighborhood in a walkable urban setting, potentially near a neighborhood main street. Detached House: SmallA small, detached structure on a small lot that incorporates one unit. It is typically located within a primarily single-family neighborhood in a walkable urban setting, potentially near a neighborhood main street. Carriage HouseAn accessory structure typically located at the rear of a lot providing space for a small residential unit, home office, or other small commercial or service use. This unit could be above a garage or at ground level. This type can help provide affordable housing opportunities and incubate small businesses within walkable neighborhoods. Buildings are defined first by form, then by function. Small scale buildings have a form similar to that of a single-family house. They are characterized by a small footprint and a height of one to two-and-a-half stories.Types of Buildings: Small Scale 74South Bend, INDesign Charrette March 2019Near Northwest Neighborhood Plan© 2019 Opticos Design Inc.Cottage CourtThis building type consists of a series of small, detached structures, providing multiple units arranged to define a shared court that is typically perpendicular to the street. The shared court takes the place of a private rear yard and is an important community-enhancing element. It provides well-designed higher densities appropriately scaled for primarily single-family or medium-density neighborhoods. Duplex: Side-by-SideA small- to medium-sized structure that consists of two dwelling units, one next to the other, both of which face and are entered from the street. It enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.Duplex: StackedA small- to medium-sized structure that consists of two stacked dwelling units, one on top of the other, both of which face and are entered from the street. This type has the appearance of a medium to large single-family home and is appropriately scaled to fit within primarily single-family neighborhoods or medium-density neighborhoods. Buildings are defined first by form, then by function. Small scale buildings have a form similar to that of a single-family house. They are characterized by a small footprint and a height of one to two-and-a-half stories.Types of Buildings: Small Scale 75 South Bend, INDesign Charrette March 2019Near Northwest Neighborhood Plan© 2019 Opticos Design Inc.FourplexA medium structure that consists of four units: typically two on the ground floor and two above with a shared entry. Buildings are defined first by form, then by function. Medium scale buildings fit into a medium- to large-scale neighborhood with primarily residential and some mixed-use, often used to transition between a single-family neighborhood and a main street. The buildings are characterized by a medium to large footprint, two to three and a half stories in height, and are usually detached from their neighboring buildings.Types of Buildings: Medium ScaleMultiplex: LargeA medium- to large-sized structure that consists of 7 to 18 side-by-side and/or stacked dwellings, typically with one shared entry.Multiplex: SmallA medium structure that consists of five to 10 side-by-side and/or stacked dwelling units, typically with one shared entry or individual entries along the front.Photo Credit: JC Overgaard 76South Bend, INDesign Charrette March 2019Near Northwest Neighborhood Plan© 2019 Opticos Design Inc.Live/WorkA small- to medium-sized attached or detached structure consisting of one dwelling unit above or behind a flexible ground floor space for residential, service, or retail uses. Both the primary ground-floor flex space and the second unit are owned by one entity.TownhouseA small- to medium-sized structure, consisting of two to eight (usually) attached single-family homes placed side by side. This type is typically located within medium-density neighborhoods or in a location that transitions from a primarily single-family neighborhood into a neighborhood main street. Buildings are defined first by form, then by function. Medium scale buildings fit into a medium- to large-scale neighborhood with primarily residential and some mixed-use, often used to transition between a single-family neighborhood and a main street. The buildings are characterized by a medium to large footprint, two to three and a half stories in height, and are usually detached from their neighboring buildings.Types of Buildings: Medium ScaleMain Street BuildingA large-sized structure, typically attached, intended to provide a vertical mix of uses with ground-floor retail or service uses and upper-floor service or residential uses. 77 Page intentionally left blank. 78 Appendix 2 Land Use Exercise 79 Low Intensity Residential Single Family, ADU, Duplex Neighborhood Scale Multi-Family Townhomes, Triplex, Fourplex, Fiveplex, ADU Medium Intensity Residential 6+ flat buildings, apartment buildings with up to 10 units Mixed-Use Buildings A mix of small-scale commercial, apartments, small shops, cafes, studios or office uses Commercial Buildings Used for a commercial use such as offices, retail, or restaurant; they tend to be larger in scale and auto-oriented Other Land Use What did we miss? Are there other types of uses do you want to see in the neighborhood? Please mark the location on the map and write what land use you would like to see. Where I like to be: • Quieter street • Next to buildings like me • Heart of the neighborhood Where I like to be: • Scattered through neighborhood • Near amenities like parks, mixed-use buildings, & transit opportunities • Many places because I blend in Where I like to be: • In the near northwest neighborhood • Close to neighbors • Near downtown Where I like to be: • Near bus routes, bike facilities, and walkable areas • Near neighborhood centers • On more traveled streets Where I like to be: • Place where lots of people see me, including cars driving by • Near other commercial and larger buildings Where I like to be: • Next to bigger buildings • Place with pedestrian & bicyclist traffic and where cars will see me • In, or near, neighborhood centers & along important streets Land Use Mapping Exercise Key Near Northwest Neighborhood Plan—March 2019 80 Group 1 Map 81 Group 2 Map 82 Group 3 Map 83 Group 4 Map 84 Group 5 Map 85 Page intentionally left blank. 86 Appendix 3 Proformas 87 What is a proforma? A proforma is a tool used to present financial informa- tion for a specific project (at a specific time). It is used to calculate costs and revenue related to a project. Using these calculations decision makers - including investors and banks - can determine if they wish to move forward with a project. To the right is a sample proforma for building a staked duplex on a 30’ wide lot where both units would be rental. Provided are notes to help explain how the figures were calculated and what they tells the user. Proformas Duplex - Owner Occupied (30' Lot) Residential 2 Units - Owner Occupied with Rental Unit - New Construction Notes on Terms and Assumptions Residential Unit Rents Rent SF Rent per SF Units Total Rent Total SF 2 Bedroom, 2 Bathrooms $925 800 $1.16 2 $1,850 1,600 Selected Program of Units - Stacked Duplex Total Residential 2 $1,850 1,600 Research Area Rents and talk to local brokers or building owners to determine appropriate rental rates. Non Rented Space Porch 50 1 50 Total Non Rented Space 50 Total Monthly Rent $1,850 Total Building Square Feet 1,650 Site Information Lot Size 3,780 Building Footprint (Ground Floor SF)22%850 Area of building that touches the ground Site Area Net of Buildings 2,930 Used as Input to Site Improvements SF under COSTS Residential Unit Income Percent of Income Income Gross Potential Income (Total Annual Rents)$22,200 Total Monthly rents X 12 months. Less Vacancy 5%-$1,110 You need to account for some vacancy or turnover. Use a vacancy rate that is currently and historically found in the market. Gross Operating Income $21,090 Operating Expenses 15%-$3,164 This is a ballpark estimate which should be verified through a detailed budget. Net Operating Income (NOI)$17,927 Net Operating Income (NOI) is the Cash flow after Expenses. It is used to determine the value of an asset. Residential Unit Cost Percent Cost per SF Cost Building Hard Cost SF Building $125 $206,250 Hard Costs are Direct Construction Costs for labor and materials to build the building Site Improvements SF Site $1 $2,930 Costs for horizontal construction, landscaping, etc Connection Fees / Utility Installation Costs $12,468 Connection Fees + Installation Labor Costs for 6" Sanitary and 1" Water Lateral in one trench, with surface repair Total Hard Costs $221,648 Soft Costs 20%$44,330 Calculated off the Hard Costs and Site Improvements, not offsite improvements/impact fees Land / Acquisition Costs $500 Total Project Costs $266,478 Total Cost Per Residential Unit $133,239 Total Building Basis is the amount of dollars into the investment including acquisition and construction either per unit or PSF. Return on Project Cost 6.7%Return on Cost is a measurement of the Risk of a project. It the projected cash flow divided by the upfront cost is too low versus the expected exit cap, then the project is not a great investment. Loan Information Term Years Interest Rate Amort Years % Down Cost Down Payment 25%$66,619 Amount of Cash and/or Money used in the project via Qualified Expenses needed to close on the construction loan. Loan Amount $199,858 Loan to Cost (LTC) Loan Assumptions 3 5.0%25 Amortization is the number of years over which the loan could be paid off in equal installments. (It is not the same as the term of the loan). Term is the length of time to either pay back the loan or refinance or sell. Monthly Debt Service -$1,168 Total Annual Debt Service -$14,020 Cash Flow After Debt Service $3,906 Annual NOI less Annual Debt Service Debt Service Coverage Ratio (DSCR)1.28 Debt Coverge Ratio: NOI / Debt Service. Lenders often require 1.25 DSCR or higher, depending on risk. Cash on Cash Return (Return on Down Payment)5.9%Annual Cash Flow after Debt Service divided by Equity (down payment) Value Per Acre $2,554,229 Property Value divided by Acreage, used as a measure of tax base productivty. Calculated by creating an estimate of assessed value by taking fraction of Hard Costs and dividing by the lot size expressed in acres. BUILDING PROGRAM AND RENTS INCOME COSTS CONSTRUCTION LOAN Blue cells are INPUTS Gray cells are CALCULATED 88 Proforma Assumptions The following shares are the assumptions used when developing the proformas for the Near Northwest Neighborhood Plan process and this document. Model Types For Sale Models One Plex – 1200 sf Townhome – 1050 SF (built 4 together @ 1050 SF each) Owner Occupied with Rental Unit Models Single Family Home + Accessory Dwelling Unit – 1200 SF + 600 SF Duplex, Stacked – 1600 SF (2 units @ 800 SF each) For Rent Models Duplex, Stacked – 1600 SF (2 units @ 800 SF each) Fourplex – 3200 SF (4 units @ 800 SF each) Cottage Court – 6 individual units @ 710 SF each Base Assumptions Building Code All buildings use the International Residential Code (IRC), except the quadplex which uses the Internation- al Building Code (IBC). The major difference between the codes is that IBC buildings are generally fire sprin- kled. Fair Housing Fair Housing requirements apply to the buildings that are more than 3 units on one legal parcel, which includes the Fourplex and the Cottage Court (6 units). https://www.huduser.gov/portal/publications/PDF/ FAIRHOUSING/fairfull.pdf Construction Costs Per square foot of conditioned space: $125 per square foot $130 per square foot for the Fourplex to account for additional costs of sprinklers Connection Fees and Utility Hookup Costs $12,468 - The Connection Fees + Installation La- bor Costs for 6” Sanitary and 1” Water Lateral in one trench, with surface repair. This is a per building price for all the models 1-4 units in size. These mains are split off inside a structure and that cost is built into the overall construction budget. For the fourplex with a sprinkler system, it assumed only one water tap in the street is required and the sprinkler system would be fed first inside the building before servicing the domestic water line to ensure proper flow. $20,028 – For 6 cottage model - The Connection Fees + Installation Labor Costs for 6” Sanitary and 1” Water Lateral in one trench, with surface repair. Due to the additional underground piping to each building from the main connection box to the lot, the price is slight- ly higher. Additional engineering would be necessary to understand if the water pipe size from the common box to the street should be slightly larger, but that additional cost potential is relatively low as the labor is much more costly than the material. Operating Expenses 15% for Owner Occupied with Rental Unit 25% for For Rent Models Land Acquisition A vacant lot with no existing available utility hook- ups was uniformly priced at $500 per lot. All utilities would need to be brought from the right of way to the lot to construct a building. Construction Loan Terms For all the models with rental units and higher con- struction down payments, the cost of construction financing was set at 5% interest with a 25 year amorti- zation. Typically payments are interest only during the draw down period until occupancy. The For Sale models were set at 6.5% interest based on the typically lower down payment and higher risk underwriting. Those construction loans are typically immediately transferred to a permanent loan at the conclusion of construction, while rental products may have a lag period between while all units are rented and stabilized, during which interest and principal are paid. Permanent Loans There are two typical types of loans that are used to secure permanent financing. A 30 year mortgage can be used to secure a 1-4 unit building with a 30 year repayment term. Loan terms will vary based on the down payment provided, typically ranging from 3.5%- 20% for owner occupied structures (the owner occu- pying one of the units). For an owner who is acting as a landlord and renting all the units, the typical down payment required by banks is 25%. Cost of Investor Capital Threshold for expected returns on capital (cash flow/ refinance only, no project sale) are approximately set at 8-10%. This is at the low end of market rate returns which could easily demand 15% or higher. Key Proforma Outputs Total Project Costs – Total of all upfront costs to con- struct and finance project. Debt Service Coverage Ratio - A concern of Banks: Ratio of how much revenue a project brings in com- pared to the loan payment to the bank. In general, banks like projects which revenues exceed expenses by 25% or more. Return on Project Cost – A concern of Operating Part- ner/Developer: Ratio of the revenue produced divid- ed by the cost needed to develop the building. It is primarily a measurement of the risk of a project. If the projected cash flow divided by the upfront cost is too low versus the expected exit, then the project is not a great investment. Cash on Cash Return – A concern of Capital Partner/ Investor: Calculated by taking the annual Cash Flow after Debt Service (DSCR) divided by Equity (down payment). If the DSCR is too low, one way to fix the problem is to increase the cash down payment. How- ever, doing so will lower the Cash on Cash return as it effectively means the project is taking more cash to achieve the same outcome, thus lowering this ratio expressed as percentage. The investor is often the pri- mary source of the down payment, so it is of interest to make the most efficient use of that resource. Value Per Acre – A concern of Local Government: Calculated by dividing the assessed Property Value by Acreage. This is used as a measure of tax base pro- ductivity, where there is a fixed cost of infrastructure and services required to make lots livable and a city vibrant. If too little value is spread out over too much land, it can create a structural deficit whereas the tax derived from land is insufficient to maintain the infra- structure and perhaps also cover other critical safety and administrative functions. Building Model Chart Model Name Occupancy Type Building Code Permanent Loan Type Single Family - 1200 (1du)For Sale IRC 30 yr mortgage, 10% downpayment Townhomes (4du)For Sale IRC 30 yr mortgage, 10% downpayment Makerplex For Sale IRC (with use exceptions) 30 yr mortgage, 10% downpayment, If house; Commercial loan otherwise Duplex-stacked - 800 (2du) Owner Occupied with Rental Unit IRC 30 yr mortgage, 10% downpayment Single Family + ADU - 1200+600 (2du) Owner Occupied with Rental Unit IRC 30 yr mortgage, 10% downpayment Duplex-stacked - 800 (2du)For Rent IRC 30 yr mortgage, 25% downpayment Fourplex - 800 (4du)For Rent IBC (Sprinkled)30 yr mortgage, 25% downpayment Cottage Court - 710 (6du)For Rent IRC Commercial Loan, 7 yr term, 25 yr amort Building type assumptions 89 SF House with ADU - Owner Occupied (40' Lot) Residential 2 Units - Owner Occupied with Rental Unit - New Construction Residential Unit Rents Rent SF Rent per SF Units Total Rent Total SF 1 Bedroom, 1 Bathroom ADU $750 600 $1.25 1 $750 600 2 Bedroom, 2 Bathrooms SFH $1,200 1,200 $1.00 1 $1,200 1,200 Total Residential 2 $1,950 1,800 Non Rented Space Porch 50 1 50 Total Non Rented Space 50 Total Monthly Rent $1,950 Total Building Square Feet 1,850 Site Information Lot Size 4,800 Building Footprint (Ground Floor SF)25%1,200 Site Area Net of Buildings 3,600 Residential Unit Income Percent of Income Income Gross Potential Income (Total Annual Rents)$23,400 Less Vacancy 5%-$1,170 Gross Operating Income $22,230 Operating Expenses 15%-$3,335 Net Operating Income (NOI)$18,896 Residential Unit Cost Percent Cost per SF Cost Building Hard Cost SF Building $125 $231,250 Site Improvements SF Site $1 $3,600 Connection Fees / Utility Installation Costs $12,468 Total Hard Costs $247,318 Soft Costs 15%$37,098 Land / Acquisition Costs $500 Total Project Costs $284,916 Total Cost Per Residential Unit $142,458 Return on Project Cost 6.6% Loan Information Term Years Interest Rate Amort Years % Down Cost Down Payment 25%$71,229 Loan Amount $213,687 Loan Assumptions 3 5.0%25 Monthly Debt Service -$1,249 Total Annual Debt Service -$14,990 Cash Flow After Debt Service $3,905 Debt Service Coverage Ratio (DSCR)1.26 Cash on Cash Return (Return on Down Payment)5.5% Value Per Acre $2,244,411 CONSTRUCTION LOAN Blue cells are INPUTS Gray cells are CALCULATED BUILDING PROGRAM AND RENTS INCOME COSTS Duplex - Owner Occupied (30' Lot) Residential 2 Units - Owner Occupied with Rental Unit - New Construction Residential Unit Rents Rent SF Rent per SF Units Total Rent Total SF 2 Bedroom, 2 Bathrooms $925 800 $1.16 2 $1,850 1,600 Total Residential 2 $1,850 1,600 Non Rented Space Porch 50 1 50 Total Non Rented Space 50 Total Monthly Rent $1,850 Total Building Square Feet 1,650 Site Information Lot Size 3,780 Building Footprint (Ground Floor SF)22%850 Site Area Net of Buildings 2,930 Residential Unit Income Percent of Income Income Gross Potential Income (Total Annual Rents)$22,200 Less Vacancy 5%-$1,110 Gross Operating Income $21,090 Operating Expenses 15%-$3,164 Net Operating Income (NOI)$17,927 Residential Unit Cost Percent Cost per SF Cost Building Hard Cost SF Building $125 $206,250 Site Improvements SF Site $1 $2,930 Connection Fees / Utility Installation Costs $12,468 Total Hard Costs $221,648 Soft Costs 20%$44,330 Land / Acquisition Costs $500 Total Project Costs $266,478 Total Cost Per Residential Unit $133,239 Return on Project Cost 6.7% Loan Information Term Years Interest Rate Amort Years % Down Cost Down Payment 25%$66,619 Loan Amount $199,858 Loan Assumptions 3 5.0%25 Monthly Debt Service -$1,168 Total Annual Debt Service -$14,020 Cash Flow After Debt Service $3,906 Debt Service Coverage Ratio (DSCR)1.28 Cash on Cash Return (Return on Down Payment)5.9% Value Per Acre $2,554,229 BUILDING PROGRAM AND RENTS INCOME COSTS CONSTRUCTION LOAN Blue cells are INPUTS Gray cells are CALCULATED 90 Duplex (30' Lot) Residential 2 Units For Rent - New Construction Residential Unit Rents Rent SF Rent per SF Units Total Rent Total SF 2 Bedroom, 2 Bathrooms $925 800 $1.16 2 $1,850 1,600 Total Residential 2 $1,850 1,600 Non Rented Space Porch 50 1 50 Total Non Rented Space 50 Total Monthly Rent $1,850 Total Building Square Feet 1,650 Site Information Lot Size 3,780 Building Footprint (Ground Floor SF)22%850 Site Area Net of Buildings 2,930 Residential Unit Income Percent of Income Income Gross Potential Income (Total Annual Rents)$22,200 Less Vacancy 5%-$1,110 Gross Operating Income $21,090 Operating Expenses 25%-$5,273 Net Operating Income (NOI)$15,818 Residential Unit Cost Percent Cost per SF Cost Building Hard Cost SF Building $125 $206,250 Site Improvements SF Site $1 $2,930 Connection Fees / Utility Installation Costs $12,468 Total Hard Costs $221,648 Soft Costs 20%$44,330 Land / Acquisition Costs $500 Total Project Costs $266,478 Total Cost Per Residential Unit $133,239 Return on Project Cost 5.9% Loan Information Term Years Interest Rate Amort Years % Down Cost Down Payment 30%$79,943 Loan Amount $186,534 Loan Assumptions 3 5.0%25 Monthly Debt Service -$1,090 Total Annual Debt Service -$13,086 Cash Flow After Debt Service $2,732 Debt Service Coverage Ratio (DSCR)1.21 Cash on Cash Return (Return on Down Payment)3.4% Value Per Acre $2,554,229 CONSTRUCTION LOAN Blue cells are INPUTS Gray cells are CALCULATED BUILDING PROGRAM AND RENTS INCOME COSTS Four Plex (50' Lot) Residential 4 Unit For Rent - New Construction Residential Unit Rents Rent SF Rent per SF Units Total Rent Total SF 2 Bedroom, 2 Bathrooms $925 800 $1.16 4 $3,700 3,200 Total Residential 4 $3,700 3,200 Non Rented Space Porch 50 1 50 Common Area 150 1 150 Total Non Rented Space 200 Total Monthly Rent $3,700 Total Building Square Feet 3,400 Site Information Lot Size 6,000 Building Footprint (Ground Floor SF)28%1,650 Site Area Net of Buildings 4,350 Residential Unit Income Percent of Income Income Gross Potential Income (Total Annual Rents)$44,400 Less Vacancy 5%-$2,220 Gross Operating Income $42,180 Operating Expenses 25%-$10,545 Net Operating Income (NOI)$31,635 Residential Unit Cost Percent Cost per SF Cost Building Hard Cost SF Building $130 $442,000 Site Improvements SF Site $1 $4,350 Connection Fees / Utility Installation Costs $12,468 Total Hard Costs $458,818 Soft Costs 20%$91,764 Land / Acquisition Costs $500 Total Project Costs $551,082 Total Cost Per Residential Unit $137,770 Return on Project Cost 5.7% Loan Information Term Years Interest Rate Amort Years % Down Cost Down Payment 32%$176,346 Loan Amount $374,735 Loan Assumptions 3 5.0%25 Monthly Debt Service -$2,191 Total Annual Debt Service -$26,288 Cash Flow After Debt Service $5,347 Debt Service Coverage Ratio (DSCR)1.20 Cash on Cash Return (Return on Down Payment)3.0% Value Per Acre $3,331,019 CONSTRUCTION LOAN Blue cells are INPUTS Gray cells are CALCULATED BUILDING PROGRAM AND RENTS INCOME COSTS 91 Six Unit Cottage Court (133' Lot) Residential 6 Unit For Rent - New Construction Residential Unit Rents Rent SF Rent per SF Units Total Rent Total SF 2 Bedroom Cottage, 1 Story $925 710 $1.30 6 $5,550 4,260 Total Residential 6 $5,550 4,260 Non Rented Space Porch 50 - - Total Non Rented Space - Total Monthly Rent $5,550 Total Building Square Feet 4,260 Site Information Lot Size 12,600 Building Footprint (Ground Floor SF)30%3,840 Site Area Net of Buildings 8,760 Residential Unit Income Percent of Income Income Gross Potential Income (Total Annual Rents)$66,600 Less Vacancy 5%-$3,330 Gross Operating Income $63,270 Operating Expenses 25%-$15,818 Net Operating Income (NOI)$47,453 Residential Unit Cost Percent Cost per SF Cost Building Hard Cost SF Building $125 $532,500 Site Improvements SF Site $1 $8,760 Connection Fees / Utility Installation Costs $20,028 Total Hard Costs $561,288 Soft Costs 25%$140,322 Land / Acquisition Costs $1,000 Total Project Costs $702,610 Total Cost Per Residential Unit $117,102 Return on Project Cost 6.8% Loan Information Term Years Interest Rate Amort Years % Down Cost Down Payment 25%$175,653 Loan Amount $526,958 Loan Assumptions 7 5.0%25 Monthly Debt Service -$3,081 Total Annual Debt Service -$36,966 Cash Flow After Debt Service $10,486 Debt Service Coverage Ratio (DSCR)1.28 Cash on Cash Return (Return on Down Payment)6.0% Value Per Acre $1,940,453 CONSTRUCTION LOAN Blue cells are INPUTS Gray cells are CALCULATED BUILDING PROGRAM AND RENTS INCOME COSTS One Plex (30' Wide Lot)Blue cells are INPUTS Residential 1 Unit For Sale - New Construction Gray cells are CALCULATED Per Sq Ft Amount % of Cost Sales Price $208 $250,000 100% Hard Costs (125.00)(199,412.00)80% Soft Costs (16.62)(19,941.00)8% Land Cost (0.13)(500.00)0% Construction Interest (0.42)(5,863.00)2% Marketing/Closing Costs on Sale (12.50)(15,000.00)6% Overhead/Developer Fee (7.33)(8,794.00)4% Net Profit $46.34 $490 0.20% Profit Margin 0.20% Builder Cash Required $54,963 Builder Cash Required (Net of Overhead)$46,169 Residential Units SF Units Total SF 2 Bedroom / 1 Bath 1,200 1 1,200 3 Bedroom / 2 Bath 1,580 - - ADU 500 - - 1 1,200 Unfinished Space Garages (One Car 260, Two Car 520)520 - - Porch 100 1 100 Basement / Storage 600 1 600 2 700 1,900 Site Utilization Lot Size 3,900 Building Footprint (Ground Floor SF)43%1,664 Site Area Net of Buildings 2,236 Per Sq Ft Amount Building Hard Cost $125 $150,000 Unfinished Space $40 $28,000 Site Improvements $4 $8,944 Utility Installation $12,468 $199,412 Soft Costs 10%$19,941.20 Land / Acquisition Costs $500 $219,853 Loan Information Amount Down Payment 25%$54,963 Loan Amount $164,890 Term Months Interest Loan Assumptions 12 6.50% Total Debt Service $5,863 Marketing / Broker Fees (% of Sales Price)5%$12,500 Closing Costs (% of Sales Price)1%$2,500 Total Home Sale Costs $15,000 Total Project Costs $240,716 Overhead / Developer Fee 4%$8,794 Total Developer Fee $8,794 Total Project Costs Plus Fee $249,510 Value Per Acre $2,786,838 SUMMARY Total Hard + Soft Costs + Land Total Hard Costs Total Building Square Feet Total Unfinished Total Residential COSTS FOR SALE OF HOME DEVELOPER FEE CONSTRUCTION COSTS CONSTRUCTION LOAN BUILDING PROGRAM 92 Page intentionally left blank. 93 Page intentionally left blank. 94 Appendix 4 Tax Revenue Analysis 95 •New Dwelling Units: 102 •New Population: 128 •Residential Sq Ft:232,202 •Total Construction Value:$14.4M •Value per Acre of Infill:$2.8M •Cumulative Property Tax Revenue (Yr 5): $828,266 $- $828,266 $2,804,978 $5,850,195 $9,632,290 0 50 100 150 200 250 300 $- $2,000,000 $4,000,000 $6,000,000 $8,000,000 $10,000,000 $12,000,000 Year 0 Year 5 Cumulative Revenue Year 10 Cumulative Revenue Year 15 Cumulative Revenue Year 20 Cumulative Revenue Total # of UnitsProperty Tax RevenueSouth Bend - Sherman-Harrison Cumulative Property Tax Revenue & Unit Count Years 0-5 38% of Total Buildout Oneplex Duplex Fourplex Townhome Cottage Court Legend 96 •New Dwelling Units: 171 •New Population: 220 •Residential Sq Ft:148,422 •Total Construction Value:$25M •Value per Acre of Infill:$2.8M •Cumulative Property Tax Revenue (Yr 10): $2.8M $- $828,266 $2,804,978 $5,850,195 $9,632,290 0 50 100 150 200 250 300 $- $2,000,000 $4,000,000 $6,000,000 $8,000,000 $10,000,000 $12,000,000 Year 0 Year 5 Cumulative Revenue Year 10 Cumulative Revenue Year 15 Cumulative Revenue Year 20 Cumulative Revenue Total # of UnitsProperty Tax RevenueSouth Bend - Sherman-Harrison Cumulative Property Tax Revenue & Unit Count Oneplex Duplex Fourplex Townhome Cottage Court Legend Years 6-10 64% of Total Buildout 97 •Total New Dwelling Units: 266 •Total New Population: 348 •Residential Sq Ft:232,202 •Total Construction Value:$39.2M •Value per Acre of Infill:$2.9M •Cumulative Property Tax Revenue (Yr 20): $9.6M $- $828,266 $2,804,978 $5,850,195 $9,632,290 0 50 100 150 200 250 300 $- $2,000,000 $4,000,000 $6,000,000 $8,000,000 $10,000,000 $12,000,000 Year 0 Year 5 Cumulative Revenue Year 10 Cumulative Revenue Year 15 Cumulative Revenue Year 20 Cumulative Revenue Total # of UnitsProperty Tax RevenueSouth Bend - Sherman-Harrison Cumulative Property Tax Revenue & Unit Count Oneplex Duplex Fourplex Townhome Cottage Court Legend Years 11-20 100% of Total Buildout 98 Via Cascadia Partners – Envision Tomorrow Buildout Scenario $- $828,266 $2,804,978 $5,850,195 $9,632,290 $- $2,000,000.00 $4,000,000.00 $6,000,000.00 $8,000,000.00 $10,000,000.00 $12,000,000.00 Year 0 Year 5 Cumulative Revenue Year 10 Cumulative Revenue Year 15 Cumulative Revenue Year 20 Cumulative Revenue South Bend - Sherman-Harrison Cumulative Municipal Revenue Projections Prototypes for Opticos Infill Plan Phase 1: Years 0-5 Phase 2: Years 6-10 Opportunity Site: LWW Opportunity Site: Portage Phase 3: Years 11-20 Prototype Name Units # LOTS TOTAL # LOTS TOTAL # LOTS TOTAL # LOTS TOTAL # LOTS TOTAL Makerplex 0 0 00 00 06 00 0 SF-1200 (1du)1 7 7 13 13 1 1 3 3 3 3 Duplex-stacked-800 (2du)2 8 16 10 20 0 0 0 0 10 20 SF+ADU-1200+600 (2du)2 3 6 5 10 0 0 0 0 2 4 Fourplex-800 (4du)4 7 28 4 16 0 0 6 24 7 28 Cottage Court-710 (6du)6 3 18 1 6 2 12 0 0 0 0 Townhomes (4du)4 0 0 1 4 0 0 0 0 0 0 TOTAL UNITS PER PHASE 102 69 13 27 55 GRAND TOTAL (Cumulative)102 171 184 211 266