HomeMy WebLinkAbout02.16.26 PC Agenda Packet
Tim Corcoran
Planning Director
City Hall
215 S. Martin Luther King, Jr. Blvd.
Suite 500
South Bend, IN 46601
(574) 235-7627
www.southbendin.gov/zoning
City of South Bend
PLAN COMMISSION
Brian Killen
Zoning Administrator
Francisco Fotia
Commission President
AGENDA
Monday, February 16, 2026 - 4:00 P.M. City Hall Third-Floor Council Chambers Meeting Link - https://www.southbendin.gov/sbpc Meeting Recordings - https://tinyurl.com/PlanCommission2026
PUBLIC HEARING: A. REZONINGS - None for consideration
B. MAJOR SUBDIVISIONS - None for consideration
C. MINOR SUBDIVISIONS w/ Waivers 1. Name: East Bank Minor Subdivision PC#0295-26 Location: 403 E MADISON ST Waiver: from every lot shall abut on a public street (21-11.02(c)(2)) D. DEVELOPMENT PLANS 1. PC#0291-26 - A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING THE DOWNTOWN 2045 PLAN
ITEMS NOT REQUIRING A PUBLIC HEARING: E. DEVELOPMENT PLANS
1. PC#0290-26 - A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING THE LASALLE PARK NEIGHBORHOOD PLAN (SUBSTITUTE) F. FINDINGS OF FACT - None for consideration
G. MINUTES – January 26, 2026 H. UPDATES FROM STAFF I. ADJOURNMENT
Tim Corcoran
Planning Director
City Hall
215 S. Martin Luther King, Jr. Blvd.
Suite 500
South Bend, IN 46601
(574) 235-7627
www.southbendin.gov/zoning
City of South Bend
PLAN COMMISSION
Brian Killen
Zoning Administrator
Francisco Fotia
Commission President
Commissioner Appointing Agency Term Start Term End
Dr. Oliver Davis Council Appointee Until reappointed
John Martinez Venues, Parks and Arts Appointee Until reappointed
Rebecca Plantz City Engineer Appointee Until reappointed
Scott Ford Board of Public Works Appointee Until reappointed
Francisco Fotia Mayoral Appointee 12/22/2025 12/31/2028
Caitlin Stevens Mayoral Appointee 1/1/2024 12/31/2027
Tyler Gillean Mayoral Appointee 7/25/2024 12/31/2027
Maureen Miller Mayoral Appointee 11/4/2025 12/31/2028
Taylor Lewis Mayoral Appointee 9/4/2025 12/31/2028
SOUTH BEND PLAN COMMISSION Page 1 of 3
Staff Report – PC#0295-26 February 16, 2026
Property Information
Subdivision Name: East Bank Minor Subdivision
Location: 403 E MADISON ST
Requested Action
The total area of the subdivision is 2.92 acres and will consist of 2 building lots, with a
waiver from the rule that every lot shall abut on a public street 21-11.02(c)(2).
Location Map
Recommendation Staff Recommendation: The staff has reviewed this subdivision and finds that with the granting of the proposed waiver, it complies with the requirements for approval as specified by the South Bend Subdivision Control Ordinance. The staff therefore recommends that the waiver and this subdivision be granted approval.
SOUTH BEND PLAN COMMISSION Page 2 of 3
Staff Report – PC#0295-26 February 16, 2026
Proposed Plat
SOUTH BEND PLAN COMMISSION Page 3 of 3
Staff Report – PC#0295-26 February 16, 2026
Project Details
Environmental Data: A check of the Agency's maps indicates that no environmental
hazard areas or wetlands are present.
Drainage: No comments
Rights-Of-Way: The rights-of-way are correct as shown.
Utilities: The site will be served by Municipal Water and Municipal
Sewer.
Agency Comments: No comments
Recommendation
Staff Comments: Waiver from the rule that every lot shall abut on a public street 21-
11.02(c)(2). A parcel along the riverbank is being subdivided for a public trail not needing
conventional street access.
Staff Recommendation: The staff has reviewed this subdivision and finds that with the
granting of the proposed waiver, it complies with the requirements for approval as specified
by the South Bend Subdivision Control Ordinance. The staff therefore recommends that the
waiver and this subdivision be granted approval.
SOUTH BEND PLAN COMMISSION Page 1 of 1
Staff Report – PC#0291-26 February 16, 2026
Requested Action
A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA,
APPROVING AND ADOPTING THE DOWNTOWN 2045 PLAN
Project Summary
The planning area for the Downtown Plan represents the heart of the city and is generally bounded by
the St. Joseph River to the north, the East Race and Niles Avenue to the east, and Sample Street to the
south. The western boundary is varied but includes Leeper Park, the Kroc Center, and the Police
Department ending at Chapin and Sample Streets.
The City of South Bend developed this plan through a process that engaged residents, businesses,
institutions, government agencies, and other neighborhood stakeholders. The planning process included
online surveys, key stakeholder interviews, and in-person workshops that gathered critical information
about Downtown’s existing conditions, needs, and opportunities. This engagement provided the basis
for this plan.
The Downtown Plan contains a list of project ideas which may be pursued by the City, nonprofit
organizations, and the private sector over the next 20 years. The timing and scale of each project will be
subject to funding and additional community engagement. Projects may change as Downtown and the
city evolve. The plan includes vision goals such as reinvigorating the heart of Downtown, attracting jobs
and people to Downtown, adding housing diversity and infill neighborhoods within and around
Downtown, and creating a world-class connected riverfront open space system. Lastly, the plan also
recommends updates to the zoning map and provides an implementation matrix for proposed action
items and projects.
Recommendation
Staff Recommendation: Based on the information available prior to the public hearing, the staff
recommends the Commission adopt the Resolution.
RESOLUTION NO. 26-2
A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING THE DOWNTOWN 2045 PLAN WHEREAS, the City of South Bend, Indiana, recognizes the need to improve and revitalize Downtown through strategic planning; and WHEREAS, the South Bend Plan Commission is empowered to prepare, approve, and certify a Comprehensive Plan for its area of jurisdiction by the provisions of Indiana Code, Section 36-7-4-500 et. seq. entitled “500 Series – Comprehensive Plan”; and
WHEREAS, in 2006, City Plan, the Comprehensive Plan for South Bend, was adopted by the Area Plan Commission of South Bend-St. Joseph County and the Common Council of the City of South
Bend pursuant to the provisions of Indiana Code 36-7-4-500 et. seq. as a statement of policy for the land use development of the jurisdiction; and
WHEREAS, Policy LU 1.1 of City Plan is to pursue the development of area-specific plans; and WHEREAS, the Downtown 2045 Plan is a strategic revitalization plan that was created with input from a variety of stakeholders, including residents and property owners, and area businesses and other organizations; and WHEREAS, the Downtown 2045 Plan contains revitalization strategies, detailed land use and zoning plans for the development of the area, and a strategic implementation matrix, all with public and private sector investment opportunities; and WHEREAS, the South Bend Plan Commission and the legislative body in preparing and
considering land use proposals are tasked under Indiana Code 36-7-4-603 to pay reasonable regard to: (1) the comprehensive plan; (2) current conditions and the character of current structures and uses in each district; (3) the most desirable use for which the land in each district is adapted; (4) the conservation of property values throughout the jurisdiction; and (5) responsible development and growth; and WHEREAS, the South Bend Plan Commission has reviewed the land use development and
potential future development of Downtown as defined by the Downtown 2045 Plan.
- 2 -
NOW, THEREFORE, BE IT RESOLVED by the South Bend Plan Commission as follows:
1.That the Downtown 2045 Plan, which is attached to and made a part of this Resolution, is
approved as the land use policy for the future land use development of the area considered and is submitted to the South Bend Common Council for their consideration and action.
2.That the Downtown 2045 Plan conforms to the plan of development for the City.
3.That the Downtown 2045 Plan is in all respects approved, certified, ratified and confirmed.
4. That the Secretary of the Plan Commission is hereby directed to file a copy of the Plan withthe minutes of this public meeting.
5. That this Resolution shall be in full force and effect from and after its adoption by the SouthBend Plan Commission.
Passed by the South Bend Plan Commission this 16th day of February, 2026.
__________________________________ Francisco Fotia, President South Bend Plan Commission
ATTEST:
__________________________________ Brian Killen Secretary South Bend Plan Commission
A COMMUNITY-LED VISION
204545 PLAN
February 2026
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / JULY 2025 ii
Acknowledgments
Prepared for:
The City of South Bend
James Mueller, Mayor of the City of South Bend
Canneth Lee, City Council Member, 1st District
Ophelia Gooden-Rodgers, City Council Member, 2nd District
Troy Warner, City Council Member, 4th District
A special thanks to all the residents, businesses, and organizations that shared
their thoughts and vision for the future of Downtown South Bend.
Prepared by:
Department of Community Investment
Caleb Bauer, Executive Director of Community Investment
Tim Corcoran, Director of Planning & Community Resources
Michael Divita, Assistant Director of Planning
Angela Rose, Senior Planner
Chris Dressel, Senior Planner
Consultant Team
Urban Design Associates
Torti Gallas + Partners
RCLCO Real Estate Consulting
Walker Consultants
Indiana Landmarks
iiiDOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Table of Contents
Executive Summary 1
Creating a Vision for Downtown South Bend 2
Overview 7
What is a Plan? 8
History of Downtown South Bend 9
Downtown Today 12
Downtown Tomorrow 15
Planning Context 16
Engagement & Design Process 17
Vision Workshops 19
Development Principles 20
Design Week 21
February & March 2025 Open House 22
Analysis 23
Physical Form & Patterns 24
Market & Economic Analysis 27
Parking Analysis 29
The Vision 31
The Vision for Downtown 32
Vision Projects 34
The Heart of Downtown 35
Retail Core along Michigan Street 37
Jon Hunt Plaza 41
The Town Square 42
The Century Center & Jefferson 47
A Big Idea for the Future 49
Arts & Culture 59
Arts & Culture Assets 61
Innovation & Institutional Catalysts 65
Tech & Talent District 67
Beacon Health 71
Health District 72
Sports & Entertainment District 73
Renaissance District 75
Neighborhoods 77
Downtown North Neighborhoods 79
Downtown Central 81
Riverfront West 83
Western Avenue Transformation 86
Public Realm 89
Gateways to Downtown 91
Riverfront & Gathering Spaces 92
Public Art 94
Lighting of Downtown Riverfront 95
Curbless & Shared Streets 96
Tree Canopy 97
Streetscapes for People 98
Multi-Modal Connectivity 100
Transit 102
Built Form & Design Standards 103
Retail Frontage 105
Residential Frontage 107
Residential Frontage • Apartment 108
Residential Frontage • Townhouse 109
Street Frontage with Grade Change 110
Significant Focal Points 111
Alley & Mid-block Connections 107
Screening & Locating Parking & Loading 113
Zoning & Building Types 115
Building Types 117
Historic Preservation 119
Preservation Principles for Downtown 121
Historic Properties 123
Implementation 133
Implementation Strategies 134
Downtown Tomorrow 135
Plan Implementation Matrix 136
Appendix 143
Historic Preservation 145
Under Separate Cover
Market Analysis Report
Parking Analysis Report
January-March 2024 Community Engagement Summary
Executive Summary
Executive Summary 2DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Creating a Vision for Downtown South Bend
FORT
WAYNE
BENTON
HARBOR &
ST. JOSEPH
CHICAGO
GARY
MICHIGAN
CITY
SOUTH
BEND
Lake Michigan
St. Joseph RiverHAMMOND
EAST CHICAGO
KALAMAZOO
ELKHART
WHY NOW?
South Bend is at an exciting moment in its history. Over the coming years, public, private, and
non-profit partners will invest over $1 billion in Downtown. With such a tremendous amount of
investment in the City and the change that will result, it is appropriate to pause and ask essential
questions about the future of Downtown and be strategic about the priorities and investments.
HOW DID WE GET HERE?
This plan results from a year-long public engagement effort by the City of South Bend to create
a vision for Downtown 20 years from today. In addition to engaging with the community and
stakeholders, the City and design team analyzed and recorded existing physical and market
conditions to ensure that any proposed idea remained grounded in what is physically and
economically viable. The plan also built on the foundation of the surrounding neighborhood
plans, weaving in the neighborhood initiatives to create a fabric that would more easily connect
to Downtown amenities.
WHAT WILL THE PLAN DO?
This plan will guide and shape downtown’s built environment and public realm. It outlines the
needs and goals of Downtown, illustrates successful project implementation, and serves as a
road map for future development and public initiatives. It is intended to be used by residents,
developers and builders, public officials, community leaders, and city staff. This document is
organized into six sections: Overview, Analysis, The Vision, Built Form and Design Standards,
Historic Preservation, and Implementation.
Downtown South Bend is the largest urban environment between Fort Wayne, Kalamazoo, and the metropolitan Chicago area. With strategic
investments, it could reemerge as the destination for experiences that aren’t available in the suburbs and small towns of Northwest Indiana.
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Executive Summary 3
OVERVIEW & ANALYSIS
The project team listened to the community and stakeholders to understand the needs and
challenges of Downtown while also analyzing its physical form. Community engagement
took place through a series of surveys, workshops, and open houses, from which thousands
of comments were collected. The project team analyzed patterns through mapping and
diagramming, a parking study, and a market analysis..
The engagement and analysis steps were conducted simultaneously, with the findings
supporting one another. The community expressed a desire for increased activation, improved
destinations, and better access to the riverfront. In parallel, the analyses identified the lack of
connections between Downtown and the river and the fragmented nature of retail in the area.
These themes and insights from the analysis and stakeholder engagement form the foundation
for a 20-year vision for Downtown.
THE VISION
The vision for Downtown South Bend in 20 years is a regional destination where visitors can
spend a day walking, eating, shopping, and enjoying cultural experiences. Four priorities will
guide the transformation:
•Reinvigorate the Heart of Downtown
•Attract jobs and people to Downtown
•Add housing diversity and infill neighborhoods within and around Downtown
•Create a world-class connected riverfront open space system
The vision plan outlines a series of projects divided into four sections: The Heart of Downtown,
Innovation & Institutional Catalysts, Neighborhood Nodes, and Public Realm Enhancements.
Each project includes a description and an illustration depicting the site’s potential in support of
accomplishing the four priorities.
The analysis drawing of existing parks and trails Downtown
illustrates the lack of a connected open space network.
Existing retail in Downtown is spread out and not concentrated in
any one location.
The Downtown of 2045 will function as a true center of the region, with new world-class
destinations, neighborhoods, jobs, and unique cultural experiences.
Executive Summary 4DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
VISION PROJECTS
The projects included in the plan emerged from stakeholders, the community, and the City,
building on current initiatives and identified opportunities. The goal is for each project to
strategically build on existing assets and past successes and engage both public and private
partners.
The Heart of Downtown projects focus on reinvigorating Michigan Street and surrounding
blocks, building on current initiatives, and responding to the community’s desire for a central
gathering space with active uses connected to the riverfront. The Innovation & Institutional
Catalysts projects focus on attracting jobs and people, building upon the efforts of Beacon
Health System, the University of Notre Dame, the Renaissance District, and others to enhance
employment opportunities Downtown.
The Neighborhood Nodes category offers recommendations to expand housing close to jobs
and support downtown retail. Finally, the Public Realm Enhancement projects build on the City’s
efforts to create a safe, comfortable and connected downtown for people on foot, on bicycles,
using public transit, or driving.
The Heart of Downtown
•Retail Core at Michigan Street
•Jon Hunt Plaza
•The Town Square
•The Century Center & Jefferson
Blvd Realignment
•A Big Idea for the Future —
Signature Riverfront Park
Neighborhood Nodes
•Riverfront West
•Downtown North
Neighborhoods
•Downtown Central
•Western Avenue
Transformation
Innovation & Institutional Catalysts
•Tech & Talent Innovation District
•Beacon Health District
•Sports & Entertainment District
•Renaissance District
Public Realm Enhancements
•Gateways to Downtown
•Riverfront & Open Spaces
•Streetscapes for People
•Transit Chapin StLafayette BlvdMain StMichigan StMichigan StHill StNiles AveMLK Jr. BlvdFellows StLi
n
c
o
l
n
W
a
y
Colfax Ave
LaSalle Ave
Marion St
Lincol
n
W
a
y
W
e
s
t Portage AveWestern Ave
Jefferson Blvd
Monroe St
South St
Sample St South Bend AveLeeper Park
Howard ParkTaylor StScott StWilliam St
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Executive Summary 5
DEVELOPMENT PRINCIPLES
Eight principles emerged from the public engagement process. Every
initiative and project should measure success against how well it
accomplishes these principles.
BUILT FORM & DESIGN STANDARDS
Downtown districts present specific design challenges unique to the character of Downtown.
The Built Form & Design standards offer guidance and best practices for these unique
Downtown design challenges. They include standards and guidance for retail and residential
frontage, screening for back-of-house functions, preservation of visual focal points, and
improvements to mid-block connectivity.
Create Vibrant Public Places
Anchor Downtown with Jobs & People
Grow & Support Local Businesses
Expand Housing Options
Create a Safe & Inclusive Place for Everyone
Embrace Sustainable Practices Support & Leverage Arts & Culture
Building Comfortable & Accessible Connections
Activate the Riverfront
Clear Zone Remain Clear for pedestrians
Marketing Zone Movable & outdoor furniture for retail uses
Landscape Zone Tree Pits, landscaping and public furniture
1
2
3
4
5
6
7
8
Clear Zone Remain Clear for pedestrians
Terrace Zone Landscaping & Low walls to screen residential units
Landscape Zone Tree Pits, landscaping or bioswales in this location
1
2
3
4
5
6
Executive Summary 6DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
HISTORIC PRESERVATION
Historic preservation offers a chance to revitalize the heart of Downtown. Historic properties
narrate the tale of South Bend’s growth, from its industrial beginnings to its changing urban
landscape. Revitalizing these properties will enhance the cultural vibrancy and economic
sustainability of Downtown. Successfully rehabilitating a historic building stimulates further
investment in the surrounding area. Amidst renewed interest in urban living, historic architecture
enhances walkable downtowns. This document highlights downtown’s historic buildings and
provides recommendations for several at-risk properties.
IMPLEMENTATION STRATEGIES
From the outset of the Downtown South Bend 2045
initiative, the City has prioritized implementability.
This approach guided the selection criteria for
interventions, the vetting and development of action
steps, and the active involvement of partners from the
beginning. The plan is grounded in market projections
that reflect what is realistic and achievable within
the 20-year timeframe. The implementation strategy
outlined in this chapter details responsibilities and
roles, partnerships, and specific timeframes for
execution.
Example Funding Stack for a Private Project
Example Funding Stack for a Non-Profit Project
State & Federal grants & bonds
Leveraged Private Investment
Philanthropic Funding for Gaps
not covered by other sources
Total Project Cost
Example Funding Stack for a Public Project
Local match and/or tax
Conventional Bank Debt
Owner/Developer Equity
Public Incentives
Philanthropic Grants
Subordinated Debt
Total Project Cost
Non-Profit Capital
Fundraising Campaigns
Public Incentives
Philanthropic Grants
Total Project Cost
The historic State Theater sits in an important location on Michigan Street. The restoration and reuse of this key building would help
transform the 200 block of South Michigan Street.
TODAY
Established Program
Will not change
substantially
2045
Flexible Program
Could have significant
adjustment
Overview
Overview 8DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
A neighborhood plan is a shared statement about the desired
long-term future for that area and a strategy to reach those
goals. Developed through a public engagement process, a
plan is a guide for:
•Making decisions about what kind of development and
services are appropriate,
•How resources should be allocated, and
•How issues residents, business and property owners, and
others in the neighborhood are concerned about could be
addressed.
Created in the context of the needs and priorities of the larger
region, a neighborhood plan focuses on assets and challenges
unique to that specific area. Neighborhood plans seek to create
a more livable urban place that is attractive, healthy, equitable,
and sustainable for current and future generations.
Once adopted, a neighborhood plan becomes official City
policy as an amendment to the City’s Comprehensive Plan.
WHAT DOES IT INCLUDE?
Neighborhood plans typically identify strategies to be
implemented over the next 20+ years for the following topics:
•Public facilities and infrastructure (including parks, streets,
sidewalks, bicycle facilities, lighting, and utilities),
•Housing (types, condition, and affordability),
•Zoning (building types and design, density, and locations
for residential, commercial, industrial, and mixed-use
development), and
•Other matters important to the neighborhood.
What is a Plan?
WHO IS IT FOR?
Neighborhood Residents...
will use the plan to understand proposed initiatives in the short,
medium, and long terms.
Developers, Builders, and Other Individuals...
will use the plan to help determine the type, scale, intensity,
and location of projects.
Public Officials and Community Leaders...
will use the plan to direct funding and to make decisions on
zoning issues.
City Staff...
will use the plan to understand key neighborhood issues and
as a guide to implementing priority projects and initiatives.
HOW IS IT USED?
A neighborhood plan provides a broad framework for future
initiatives, and it serves as a starting point for more detailed
planning and public engagement as individual projects are
pursued. A plan will continually evolve to meet the changing
needs and context of the community.
The maps, diagrams, photographs, and other graphics
presented within a neighborhood plan are illustrations of its
key features. These images are not intended to represent the
exact results expected from the implementation of the plan,
but they provide a general representation of development
principles, desired building types, land use, infrastructure, and
other elements that the plan establishes.
The specific slope, final form, and timing of neighborhood plan
initiatives will depend on market demand, the interest of private
organizations and individuals, available resources, and direction
from further public engagement.
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Overview 9
OVERVIEW
The story of Downtown South Bend is a history inextricably
tied to the ups and downs of industrial development across
the country. South Bend’s downtown, bounded to the east
by the southwesternmost bend of the St. Joseph River, was
the economic powerhouse of the region throughout the 19th
century, but it experienced the same decline in the mid-20th
century suffered by many Rust Belt cities. But the last few
decades have seen major improvements, with a growing
population and renewed interest in urban living. From a culture
centered on the river and the railroad to the education, tech,
and healthcare driven economy of today, Downtown South
Bend has experienced an incredible amount of change
throughout its history – a history that will continue to define the
future story of Downtown.
EARLY SETTLEMENTS & INDUSTRIES
A River-Based Economy
Geographically located at the southwesternmost bend of the
St. Joseph River, this region was occupied for centuries by the
Miami and Potawatomi tribes and used as a portage, or an
overland route between waterways, between Lake Michigan
and the Kankakee River which flows into the Illinois River and
eventually the Mississippi River. French explorers and fur traders
were the first European settlers of South Bend, building cabins
and trading posts along known trails and routes, including
Michigan Road, Indiana’s first “super highway.”
Two of the first fur trader settlers, Alexis Coquillard and
Lathrop M. Taylor, plotted the town of South Bend, home to
approximately 128 inhabitants in 1831. Within the next two
decades, businesses and industries began to spring up in
Downtown South Bend, particularly around the two man-made
canals, the East Race and West Race. The waterpower was
necessary for production before the development of electric
power.
History of Downtown South Bend
Institutions & Education
In 1842, Father Edward Sorin accepted 524 acres of land just
to the north of Downtown South Bend with the intent to found
a Catholic college amongst the small local population, which
was majority Protestant. Sorin was successful, receiving the
official college charter in 1844 for the University of Notre Dame
du Lac. Buildings began to spring up to form a campus within
the century. The economic influence and renown of Notre
Dame continues to shape the City of South Bend today by
attracting young talent and respected faculty to the region.
Railroad Connections & Industrialization
The first steam locomotive entered South Bend in 1851, shifting
commerce from the river to the railroad. This shift spurred
the establishment of some of South Bend’s most famous
industrial titans, including Henry Studebaker’s first wagon
shop in 1852, the Singer Sewing Company in the 1860s, and
the Oliver Chilled Plow Company in the 1870s. With a booming
local economy rooted in production, South Bend experienced
a huge influx of Polish, Hungarian, Irish, German, Italian, and
Swedish immigrants looking for steady, well-paid work in
factories in the latter half of the century.
South Bend was incorporated as a City in 1865, and the
industrial economy flourished following the end of the
American Civil War. Downtowns were thriving economic hubs
at this time, with factories mostly occupying riverfronts and
small commercial storefronts lining busy, gridded streets filled
with vendors, early automobiles, horses, streetcars, and people.
With a population of more than 30,000 in 1880, South Bend
boasted a local newspaper, an opera house, a large city park
(Howard Park), hotels (including the original Oliver Hotel at
Main & Washington Street and the Grand View Hotel where the
Century Center stands today), a public library, courthouse,
and more.
Map of South Bend, 1866 1922 Pamphlet
Overview 10DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Historic photos of Downtown South Bend, circa 1920s
Downtown South Bend continued to thrive well into the early
part of the 20th century. By 1900, the population of South
Bend reached 35,999. Other industrial giants including Bendix
Corporation later, following mergers South Bend Toy Company,
South Bend Watch Company, O’Brien Paint Corp, and many
more made South Bend their home, connected to Chicago by
the South Shore interurban established in 1925 and regional
electric rail transportation. A track elevation program was
completed in 1929, creating bridges over Michigan, Bronson,
Main, Lafayette, Prairie, Scott, and Chapin Streets for the New
York Central railroad tracks to reach South Bend’s Union
Station, also opened that year.
DEINDUSTRIALIZATION & DECLINE
Post-War Downturn
By 1950, more than half of all employment in South Bend was
in the manufacturing sector. But this prosperity did not last.
The post-WWII decline in manufacturing as well as the US
Federal Reserve’s economic restructuring lowered the cost
of imported manufactured goods, decimating industrial- and
manufacturing-based economies across the country.
As factories closed, residents abandoned the Downtown –
South Bend’s population began to decline dramatically after
peaking at 132,445 in 1960. The suburbs began to expand and
many downtown buildings fell into disrepair.
Urban Renewal
The 1960s and 1970s saw a trend in urban renewal across the
country. In 1970, the South Bend Redevelopment Commission
was formed and called for removal of blighted areas and
buildings. Many of the building demolitions were carried out
throughout Downtown South Bend, including the 100 block
of North Michigan Street that became known as “The Hole”
because it sat empty for almost a decade. First Source Center
opened on this site in 1980.
The Century Center was conceptualized as a convention
center, sited between Downtown and the river, where the
Oliver Chilled Plow Company once stood. Internationally-
recognized architect Philip Johnson was commissioned to
design the facility, which opened in 1977 and is an example of
late-postmodernist architecture.
Paired with the First Source Center and Century Center
redevelopments was a street realignment project. Dr. Martin
Luther King Jr. Boulevard (then St. Joseph Street) was
constructed as a bypass of Michigan Street, from LaSalle
Avenue to Monroe Street. This bypass was intended to help
Michigan Street become a pedestrian mall lined with retail
shops. Although a trendy concept at the time, this traffic
shift allowed vehicles to easily pass through the downtown
without any incentive to stop, walk, and shop. Many retailers on
Michigan Street closed in the following decades.
REVITALIZING DOWNTOWN
Bringing People Back
A variety of revitalization strategies have been implemented
in Downtown South Bend in the last few decades. In 1986,
Stanley Coveleski Regional Stadium, now commonly referred
to as Four Winds Field, was constructed to host a minor league
affiliate team of the Chicago White Sox. In 2008, the 140-acre
former site of the Studebaker manufacturing complex just
south of Downtown was proposed as a technology park called
Ignition Park. Paired with Innovation Park, built in 2009 at the
University of Notre Dame campus, Ignition Park is intended to
cluster “high-potential technologies and ventures” and attract
technology start-ups and workers.
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Overview 11
The largest employer in South Bend is Beacon Health
System, which employs over 7,000 workers in the City and is
headquartered in Downtown South Bend at Memorial Hospital.
Healthcare systems often generate huge economic benefits
and help attract healthcare professionals to the region.
Pete Buttigieg, South Bend’s mayor from 2012 to 2020, was
critical to South Bend’s growth and progressive policies.
During his tenure, he oversaw a variety of city-led initiatives
focused on urban development specifically centered around
Downtown South Bend. The Vacant and Abandoned Properties
Initiative was initiated by the City in 2013 with the ambitious
goal to renovate, repair, or demolish 1,000 of the 1,347 vacant
or abandoned homes in the City. In 2013 the Smart Street
Initiative, a Complete Streets plan to make the City safer for
pedestrians, bicyclists, and motorists, was created by the City.
Many of the one-way streets that were established in the era of
urban renewal were converted into two-way streets, including
Main Street and Michigan Street. In the 2010’s, the City’s
population began growing steadily again.
Moving Forward
Today, Downtown South Bend continues to grow, with thriving
institutions, beautiful parks, beloved restaurants and retailers,
historic architecture, and remarkable riverfront views. A
renewed interest in urban living sets the context for this plan,
charting the way forward to a future that builds on the rich,
illustrious history of Downtown South Bend. Downtown South Bend Today
Overview 12DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Hey, Downtown....are you surviving
or thriving?
During the early visioning workshops and survey, residents
described Downtown South Bend’s unique character as
“friendly and welcoming”, “big enough but small enough”, and
a place for “rust belt innovators”. While Downtown is surviving,
most people quickly identified that it is not thriving. Many
places Downtown feel disconnected and less walkable due
to a lack of density, retail, housing and an overabundance of
surface parking lots. Residents and visitors see the potential
of the St. Joseph River, but realize that Downtown South Bend
isn’t making the most of the opportunity to connect to and
experience the river.
Downtown Today
Downtown South Bend’s riverfront is one of its most valuable assetsLocation of Downtown South Bend within the broader City and region
University of
Notre Dame
South Bend
International
Airport
HWY 20
I-90
Grape RdHWY 31
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Overview 13
Michigan Street offers some pedestrian amenities and streetscape, but not continuously
Many areas of Downtown do not have active uses or feel welcoming to pedestrians
The riverfront trail south of the Jefferson Street bridge lacks activated frontage
While many buildings have been lost, Downtown still has historic building assets
These dedicated bicycle and walking paths make Downtown more attractive to a
range of modes
The island sits at in a prime location in the river, but it is challenging to get to and feels
isolated and disconnected While adjacent neighborhoods offer single-family houses, there is little housing in Downtown
Overview 14DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
The Downtown riverfront trail is currently fragmented, with several sections along the West
Bank closed for necessary maintenance
East Race
Vacant and poorly maintained lots downtown can make walking between destinations
feel uncomfortable
Studebaker Building is a historic landmark Downtown that could see new life with the
Renaissance District
Many of the storefronts along the 200 block of Michigan Street are in disrepair, have opaque
glazing, and storefronts in need of active tenants
The Gridiron is a key location in Downtown, but with the inactive former College Football
Hall of Fame, adjacent parking and challenged grade, lacks the draw of a town square Four Winds Field is a destination that brings visitors Downtown Beacon Health brings people and workers Downtown
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Overview 15
Downtown Tomorrow
The Vision for Downtown
South Bend is a River City with
“something surprising and
wonderful around every corner.”
South Bend residents and partner organizations yearn for a
vibrant, green downtown with riverfront restaurants, parks, and
walkable trails. Residents dream about new housing, spaces
for small businesses, new art and music experiences, and
more third places that invite people to stay. Over the coming 20
years, Downtown must focus on adding activities and amenities
that appeal to children and families, which will in turn attract all
ages and abilities. The Downtown of tomorrow will build on the
history and culture of South Bend and offer an experience that
isn’t available elsewhere in the region.
Overview 16DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Creating a unified vision plan for
Downtown
Downtown is surrounded by neighborhoods that have
undergone extensive community engagement and planning
processes led by the City of South Bend’s Planning and
Community Resources team. Each neighborhood touches
Downtown, and their plans include thoughts and ideas on
improvements to the perimeter of Downtown. While there are
many great ideas, none of the plans have taken a coordinated
approach to considering the entirety of the Downtown. In
addition, there has not been a coordinated vision for Downtown
since the 1960s urban renewal plan created under Mayor Lloyd
Allen.
This Vision Plan took into consideration the foundational work
done in the surrounding neighborhood plans and then asked
the community and stakeholders to focus their ideas and input
on a vision that centers on the heart of the City.
Planning Context
Neighborhood Adjacencies to Downtown Boundary
Near
Northwest Side
Neighborhood
Plan
Lincoln Park
Neighborhood
Plan
Howard Park
East Bank
Neighborhood
Plan
Northeast
Neighborhood
Plan
Near West Side
Neighborhood Plan
Monroe Park
Edgewater
Neighborhood
Plan
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Overview 17
The best way to create a
successful, implementable vision
for Downtown is to listen to the
community and let their priorities
shape the plan.
The City of South Bend developed this plan through a process
that engaged residents, businesses, institutions, government
agencies, and other neighborhood stakeholders. The planning
process included online surveys, key stakeholder interviews,
and workshops that gathered critical information about the
Downtown South Bend planning area’s existing conditions,
needs, and opportunities. This engagement provided the basis
for this plan.
Engagement & Design Process
Hundreds of ideas were generated through the Visioning Workshops in early 2024Casey Steinbacher speaks to a packed auditorium about Durham’s transformation
January 2024 February - March 2024
Casey Steinbacher
The City of South Bend, in partnership with DTSB,
invited the public to attend kick-off events for the
Downtown South Bend 2045 Plan process. On
February 20 at 6pm at the Leighton Auditorium in
the St. Joseph County Public Library’s Community
Learning Center, guest speaker Casey Steinbacher
presented “Hey Downtown... Are You Surviving or
Thriving?” Steinbacher, Founder of Finding Next, is
a national expert in urban innovation strategies and
told the story of Durham, North Carolina’s place-
based Downtown revival. A question-and-answer
period followed the presentation.
Stakeholder Meetings
The City’s planning staff conducted 23 virtual
and in-person meetings with neighborhood
stakeholders. Stakeholders included neighborhood
associations, community and nonprofit
organizations, faith-based institutions, and
businesses, City departments, and City Council
representatives. These conversations began to
outline general themes and potential focus areas
for the Downtown plan.
Online Engagement
The Downtown South Bend 2045 survey
was available online and on the City’s online
engagement platform: Together South Bend. This
survey was available February through May and
would be used to inform the design process during
Design Week. Over 170 surveys were submitted and
more than 2,400 ideas were generated.
Visioning Workshop
On February 22 and March 5, the City of South
Bend offered a visioning workshop of formal
presentations and open house periods. Workshop
exercises asked a series of questions to help guide
constructive dialogue among residents about
Downtown’s future. Following are some of the major
themes that emerged as result of that dialogue.
Overview 18DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Community members were invited to take part in
Design Week to review preliminary design concepts
and offer their ideas. Design Week included a series
of open houses and presentations open to the
public. The week began with an overview Overview
of the week’s activities, review of input received
during the February/March visioning workshops
and through the online survey, opportunity to
comment on key themes that will help form the
downtown plan. An open House followed to allow
for comment on preliminary designs and offer
direction. The week concluded with a presentation
of the work completed during the week as well as a
look at next steps moving forward. Over 250 people
participated in Design Week.
During Fall 2024, the City and consultant team
refined the ideas from Design Week, incorporating
the public’s input. Additional illustrations and
drawings helped to further explain the visions and
ideas.
After a draft plan document was created, the
City hosted a series of public open houses and
invited the public and stakeholders to share their
thoughts about the final vision.
Feedback from the open houses led to more
detailed discussions, clarifications and additional
content to strengthen and align the plan with
broader stakeholder and regional objectives.
Following public hearings, the Plan
Commission and Common Council
will consider the Downtown Plan as an
amendment to the Comprehensive Plan.
This Plan now serves as the City’s official
policy for the area.
AdoptionDesign Week Draft Plan Open House & Plan Review
June Fall 2024 Summer - Fall 2025 March 2026
Design Week culminated with a presentation of the ideas explored during the weekA mid-week Open House allowed participants to give input while ideas were in-progressResidents helped make decisions about the location and type of retail in Downtown
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Overview 19
On February 21th and March 5th, the City of South Bend offered
a visioning workshop with formal presentations and an open
house. Workshop exercises presented a series of questions
to help guide constructive dialogue among residents about
downtown’s future. Following are some of the major themes
that emerged as result of that presented sessions.
Vision Workshops
Characteristics of Your
Favorite Cities or Towns Describe Downtown’s Unique Vibe What Would Make Downtown Successful Amenities Needed in Downtown
Activated river
Lively commercial and retail areas
Connectivity for pedestrians and bicyclists
Green open spaces and plazas
Art and cultural elements
Quality architecture and historic buildings
A lot of people
Sports Town
Artists and Entrepreneurs
Green City
Friendly - Welcoming City
Non-Traditional Innovator
Foodie City
River City
Crossroads of Collisions for Entrepreneurs
Big Enough, Small Enough
Rust Belt Innovators
University City
Open Spaces and Parks
Connectivity
Business
Livability
Green Principles
Activated Riverfront
Entertainment
Built Environment
More Public Art!
Train Station Downtown
More Residents (+10,000) Downtown
Farmers Market Downtown
Formal Green Gathering Space
Connected and Activated Alleyways
Things for Children and Youth Downtown (Activities and Places)
Night Life / More “Third” Places
“Something WONDERFUL Around Every Corner”
Trees, Green Spaces, Green Infrastructure
New (Affordable) Housing
Renovate Existing Historic Buildings and Get Small
Businesses in Them
Use River as an Asset: Restaurants, Parks, and Walkable Trails
151
Workshop Participants
1,250+
Ideas Generated
Overview 20DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
These key priorities emerged
from the community input and
feedback.
After compiling all the feedback provided by community
members during the Visioning Workshop and the online
survey, eight common themes emerged, which were formed
into development principles. These Principles guided the work
of the Master Plan, acting as the criteria that interventions must
meet to advance the future of Downtown.
Development Principles
Create Vibrant
Public Places
Anchor Downtown
with Jobs & People
Grow & Support
Local Businesses
Expand Housing
Options
Create a Safe & Inclusive
Place for Everyone
Embrace Sustainable
Practices
Building Comfortable &
Accessible Connections
Activate the
Riverfront
Support & Leverage
Arts & Culture
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Overview 21
Design Week
At the end of design
week there was
overwhelming
support for many of
the ideas presented
as indicated by the
green dots
• Provide opportunities for riverfront dining
• Design a gathering space at the riverfront
• Improve the pedestrian and bicycle infrastructure
along the river – wider, connected, more amenities
• Keep the riverfront feeling natural and green
• Improve the lighting and feeling of safety
• Build in more shade
• Connect closer to the water
• Bring residences closer to the riverfront
• Don’t block views of the river
• Ensure affordability for all residents
• Incorporate green, private spaces for housing
• Build urban housing with ground-floor retail and
amenity spaces
• Consider active-adult neighborhoods, with single-
floor living for aging populations
• Refurbish vacant buildings for housing
• Preserve historic character where possible
• Don’t block the views of the river
• Build more, better green spaces around downtown
in a connected network
• Build a public outdoor venue/gathering space for
socializing, events, flexible use
• Pedestrianize streets
• Incorporate public art, murals, lighting, beautiful
landscaping, into public places
• Preserve greenery & build in more shade
• Provide public space for use during the winter
• Include a dog park
Recap Presentation Midweek Pinup Final Presentation
76
participants
131
participants
Held in the first week of June, Design Week provided another
opportunity for the community to weigh in on the direction
of the Vision plan. The three top priorities that emerged from
the workshop were to Activate the Riverfront, Expand Housing
Options and Create a Vibrant Public Places for Everyone.
Highlights from the community comments are below:
73
participants
EXPAND HOUSING OPTIONS CREATE VIBRANT PUBLIC PLACESACTIVATE THE RIVERFRONT
Overview 22DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
February & March 2025 Open Houses
The City held presentations and open houses in February and
March 2025 to give the public a final chance to contribute to
the development of the Vision plan. Feedback from these
meetings then informed the four themes of the plan: Public
Realm Improvements, The Heart of Downtown, Neighborhood
Nodes, and Innovation & Institutional Catalysts. Community
input was essential in shaping the Downtown South Bend 2045
plan, influencing every stage from the initial meeting to the
final round of engagement.
Town Square
• Create a public Town Square
• Incorporate new destinations and museums that
could focus on South Bend history, such as the
South Bend Blue Sox and the Pokagon Band of
Potawatomi
• Offer free experiences in public spaces
Michigan Street
• Develop continuous stretches of retail
Hunt Plaza/Morris Theater
• Provide dedicated spaces and electrical hookups for
food trucks along former Michigan Street alignment.
• Connect Morris Theater and Jon Hunt Memorial
Plaza to Colfax Avenue
Riverfront Park
• Eliminate the dam
• Increase the focus on the riverfront
• Connect to other riverfront parks, including Leeper
Park, Seitz Park, and Howard Park
Century Center
• Renovate the building, but don’t alter it
• Don’t relocate the South Bend Museum of Art
• Relocate the South Bend Museum of Art to another
existing or purpose built building
THE HEART OF DOWNTOWN
• Extend the South Shore into downtown South Bend
• Attract more arts uses to the Renaissance District
INNOVATION & INSTITUTIONAL CATALYSTS
• Make Downtown feel safe and comfortable for all
• Support people experiencing homelessness
• Encourage changes to landlord leasing periods
• Use environmentally-friendly materials and practices
• Connect with all colleges and universities
• Engage the Westside community
• Ensure parking is convenient for residents,
employees and visitors
MISCELLANEOUS COMMENTS
• Maintain and repair existing streets when possible,
rather than rebuilding streets
• Improve the East Race area
• Provide cold-weather building connections, such as
skyways and tunnels
• Improve wayfinding for cyclists and motorcyclists
• Use materials with distinct colors and designs for
spaces that are intended for pedestrians
• Design buildings with large windows to connect
the outdoors to activities on the ground floor and
possibly explore reflective glass near the river
• Enhance street lighting and incorporate vibrant
colors to brighten Downtown at night
PUBLIC REALM ENHANCEMENTS
General Housing Comments
• Develop affordable housing and mixed-use across from
the former Hall of Fame
• Provide more low-income housing
• Do not upzone residential neighborhoods
• Provide a range of new housing options (affordable
housing, high-density housing, etc.)
Downtown/River West Neighborhoods
• Redevelop the Karl King tower
• Integrate the housing along the riverfront into
Downtown
NEIGHBORHOOD NODES
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Analysis 23
Analysis
Analysis 24DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
The physical form of South Bend
has changed dramatically in its
160-year history.
South Bend has undergone periods of dramatic growth,
periods of urban renewal, and more recently periods of infill.
Period-specific planning ideologies through the decades
have left their mark on Downtown’s urban form. Mid-century,
monolithic and single-use projects consolidates multiple
city blocks at a time, while street-facing buildings were
demolished. Many of these vacant lots were converted
into surface parking or remain as vacant lots. These gaps
were identified by residents as a hindrance to walkability in
Downtown, but also as opportunities for future infill and growth.
Physical Form & Patterns
1917 Building Footprints
Early in the 20th century, Downtown South Bend had a
legible and clear street and block network. The center was
clear, with continuous mixed-use and retail frontage along
Michigan Street. Buildings ranged in scale from residential
neighborhoods at the periphery, to the heart of Downtown with
more commercial building types.
2023 Building Footprints
Urban Renewal in the 1960s and 1970s eroded the building
pattern Downtown. Buildings were demolished, large
interventions such as the First Source Center and Century
Center were built, and streets were removed, rerouted, and
converted to one-ways.
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Analysis 25
Existing Residential Uses
Downtown today has a limited number of housing units,
which results in fewer people activating streets, shops, and
restaurants around the clock and throughout the week.
Existing housing tends to be multi-family, but there are
pockets of single-family houses that exist within the Downtown
boundary. The River Bend Historic District, founded in 1992,
exemplifies architecture from just after World War I. Attracting
more housing and more diverse options is an essential step in
bolstering the economic vitality of downtown.
Existing Parking
A large portion of the land area in Downtown is occupied by
surface parking lots and garages. These parking resources
represent a surplus of parking, which can be allocated as
incentive for future housing and commercial development.
Surface parking lots offer opportunities for infill development.
Existing Open Space and Trails
Recent City investments have greatly enhanced the quality of
parks and the connectivity to and through Downtown from the
neighborhoods. Dedicated pedestrians and bicycle paths make
walking and biking comfortable and welcoming and reduce
the need for vehicle parking. Howard Park and Seitz Park are
world-class urban parks that have activated the east side of
the river. However, gaps still exist in the open space and trail
network along the river, adjacent to Downtown.
Analysis 26DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Retail locations, in red, show the lack of two-sided retail within South Bend’s Downtown in the
Downtown boundary of South Bend
Retail locations, in Downtown Durham, North Carolina show clusters of two-sided retail in the
Downtown boundary of Durham, North Carolina
Retail Concentration
The existing retail in
South Bend is dispersed,
and there is only a single,
half-block two-sided of
retail in all of Downtown.
Two-sided retail streets
are positive feedback
loops creating active
retail districts. Downtown
Durham, NC. is a good
example of a city with
many two-sided retail
conditions.
5
m
i
n
u
t
e
w
a
l
k
5 minute wal
k
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Analysis 27
Market & Economic Analysis
There is strong demand for
growth on multiple fronts in
Downtown South Bend.
Downtown South Bend stands at a critical turning point, with
strong demand for mixed-use environments that cater to
diverse audiences. However, the existing built environment
faces challenges in fully meeting this demand in its current
form. As a result, the City of South Bend has a rare opportunity
to activate interest in the downtown market and shape its
future growth.
The area already benefits from key differentiators that drive
visitation and activity. Downtown South Bend serves as a
hub for entertainment, arts, and culture, with venues like
Four Winds Field and Morris Performing Arts Center drawing
steady foot traffic that supports retail spending. Additionally,
the presence of parks and public spaces enhances the appeal
of the area. Downtown South Bend is also home to major
employers, including Beacon Health, that contribute to a stable
employment base. The challenge now is integrating these
assets into a cohesive, compelling experience that attracts
residents, employees, and visitors from across the region and
beyond.
Several obstacles hinder this goal. Downtown South Bend
lacks sufficient housing variety to sustain activity throughout
the day. Retail spaces are misaligned with demand in terms
of size and affordability, resulting in vacant storefronts even
in prime locations. Moreover, entertainment, arts, and culture
anchors attract visitors, but there is no seamless connection
between experiences; for instance, families attending baseball
games have limited nearby options to extend their outings.
The Challenge
Integrating South Bend’s assets into a
cohesive, compelling experience that
attracts residents, employees, and visitors
from across the region and beyond
Four Winds Field drives visitation to downtown
Baseline demand shows support for rental and for-
sale housing, institutional office, limited-service hotel,
neighborhood-serving retail, including a grocery store
Analysis 28DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Progress is already underway, with Downtown South Bend
poised to see an uptick in new housing development in the
coming years. As part of a market analysis looking at the
future growth trajectory of Downtown South Bend, RCLCO
thus determined a favorable outlook of “baseline” demand,
defined as the demand the area is likely to see if it continues
on its current trajectory. In this outlook, Downtown South
Bend is likely to see support for new real estate in a variety
of segments, including rental housing, institutional office
space, limited-service hotel, and neighborhood-serving retail,
including a grocery store.
However, with strategic improvements and targeted
investments, the City of South Bend has the potential to unlock
even greater opportunities. In the same market analysis,
RCLCO also developed a forecast of “upside” demand,
which reflects the additional gains that could be realized in
Downtown South Bend through thoughtful planning, enhanced
connectivity, and curated development efforts. In this scenario,
there is likely to be even greater support for new development,
especially for commercial uses that would benefit from greater
visitation and foot traffic across the urban core.
The analysis highlights the potential benefits that can be
realized through improvements to the downtown built
environment. Through these improvements, Downtown South
Bend can bridge the gap between its current assets and future
potential, ensuring the area becomes a vibrant, cohesive
destination for residents, businesses, and visitors alike.
Market & Economic Analysis
Baseline Scenario
Opportunities Downtown South Bend is likely to see if it
continues on its current trajectory
Upside Scenario
Opportunities Downtown South Bend is likely to see through
improved planning, increased connectivity, and strategic public
investment
Baseline Scenario Upside Scenario
Rental Apartments 2,450 Units
For-Sale Townhomes 400 Units
“Missing Middle” Stacked Flats 40 Units
High-End Condominiums 70 Units
Grocery 45,000 SF
Restaurant 22,000 SF
Entertainment & Fitness 8,000 SF
Services 9,000 SF
Hard & Soft Goods 1,000 SF
Limited-Service Hotel 400 Keys
Full-Service Hotel
Corporate Office 195,000 SF
Institutional / Medical Office
2,450 Units
400 Units
40 Units
70 Units
45,000 SF
22,000 SF
8,000 SF
9,000 SF
1,000 SF
195,000 SF
195,000 SF
400 Keys
400 Keys
2,960 Units
470 Units
160 Units
90 Units
48,000 SF
45,000 SF
18,000 SF
14,000 SF
7,000 SF
503,000 SF
503,000 SF
670 Keys
670 Keys
STRONG
MODERATE / STRONG
MODERATE
MODERATE / WEAK
WEAK
DEMAND FOR NEW PRODUCT BY 2045
Market Opportunity
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Analysis 29
Parking Analysis
Downtown South Bend has an
untapped resource in its available
parking.
•At the peak at 10 a.m., downtown parking is only 46%
occupied on average.
•Downtown has an asset of unused parking that can help
drive development.
•Current city parking resources are well located to support
future developments and activity downtown.
•Existing structured parking is clearly marked from the
exterior, but improvements need to be made on the interior
for ease of parking.
•Small adjustments to parking systems downtown can help
to utilize the existing resources more efficiently.
PARKING OVERVIEW
Overall, 15,048 spaces, including public, private, and on-street
spaces, were inventoried in Downtown South Bend. Weekday
parking occupancy was observed with an overall peak
occupancy of 44 percent at 10:00 a.m., gradually dropping
throughout the day into the early evening observation period.
The City is the primary provider of public parking, with 14% of
the parking supply classified on-street, 19% public off-street,
and 67% as private parking or parking reserved for a particular
business and not public parking.
Overall, parking provided by the City is user-friendly and readily
available with many free or low-cost offerings.
At peak demand at 10 a.m. on a weekday much of the parking
Downtown is available (shown in green).
City owned parking decks are located at the blue stars which are
in good proximity to activity and services downtown. Green rings
illustrate ideal walking distances for services and visitors, yellow
rings illustrate good walking distances and are more acceptable for
employees.FUTURE CONDITIONS
Several future developments were considered for their impact
on the parking system. The potential plans add structured
parking, eliminate existing surface parking, and take advantage
of underutilized parking. As planned, downtown parking will
remain adequate as these developments come to fruition.
Analysis 30DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
PAGE INTENTIONALLY LEFT BLANK
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026The Vision 31
The Vision
The Vision 32DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
The Vision for Downtown
Let’s make Downtown South Bend
a delightfully “wanderable” place
— somewhere visitors can spend a
day walking, eating, shopping, and
enjoying cultural experiences.
The vision for the next 20 years recognizes that people value
experiences — they are voting with their feet and dollars.
Downtown South Bend is the largest urban environment
between Fort Wayne, Kalamazoo, and the metropolitan
Chicago area. With strategic investments, it could reemerge
as the destination for experiences that aren’t available in
the suburbs and small towns of Northern Indiana. Achieving
this long-term vision for Downtown will require catalytic
investments and cross-sector cooperation. The vision will
be executed by focusing on four priorities: reinvigorating the
core, attracting jobs and people, adding housing diversity, and
creating a world-class riverfront open space system.
FORT
WAYNE
BENTON
HARBOR &
ST. JOSEPH
CHICAGO
GARY
MICHIGAN
CITY
SOUTH
BEND
HAMMOND
EAST CHICAGO
KALAMAZOO
ELKHART
1. Reinvigorate the heart of Downtown 2. Attract jobs & people to Downtown
3. Add housing diversity and infill neighborhoods
within and around Downtown
4. Create a world-class connected riverfront
open space system
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026The Vision 33
The Vision for Downtown
The Big Picture
The Downtown South Bend of 2045 will
function as the true center of the region, with
new world-class destinations, neighborhoods,
jobs, and unique cultural experiences.
The Vision 34DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Vision Projects
The four priorities for Downtown
will be accomplished through a
series of projects that will attract
more people to live, work, dine
and shop in Downtown.
Each project strategically builds on existing assets, past
successes, and engages public and private partners poised
to implement. For example, the creation of a signature urban
waterfront continues the City’s legacy of world-class riverfront
parks, which has already begun with Howard Park and Seitz Park.
The projects are identified on the map to the right and described
in more detail on subsequent pages.
The Heart of Downtown
•Retail Core at Michigan Street
•Jon Hunt Memorial Plaza
•The Town Square
•The Century Center & Jefferson
Blvd Realignment
•A Big Idea for the Future —
Signature Riverfront Park
Neighborhood Nodes
•Downtown North
Neighborhoods
•Downtown Central
•Riverfront West
•Western Avenue
Transformation
Innovation & Institutional
Catalysts
•Tech & Talent Innovation District
•Beacon Health District
•Sports & Entertainment District
•Renaissance District
Public Realm Enhancements
•Gateways to Downtown
•Riverfront & Open Spaces
•Streetscapes for People
•Transit
4B
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D3C3
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D1 D4
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Chapin StLafayette BlvdLafayette BlvdMain StMichigan StSt. Joseph StMichigan StHill StNiles AveMichigan StFellows StMain StMLK Jr. BlvdColfax Ave Colfax Ave
LaSalle Ave LaSalle Ave
Marion St
Navarre St
Madison St
Linco
l
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a
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o
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a
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Washington St
Western Ave
Sample St
Wayne St
Jefferson Blvd
Monroe St
Bronson St
South St South Bend AveLeeper Park
Howard ParkS Taylor StScott StS William StD1
A1
A2
A3
C1
C2
C3
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B1
B2
B3
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D2
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A4
The Heart of Downtown
The Heart of Downtown 36DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
The Heart of Downtown
Reinvigorating the Heart of Downtown will require concentrating retail on Michigan Street and around the Square, restoring landmark buildings, and creating a
connected open space experience around the St. Joseph River
The historic main street of South
Bend, Michigan Street, and the
adjacent blocks, form the retail and
cultural heart of Downtown.
Anchored by the Morris Performing Arts Center in the north and
the St. Joe County Public Library to the south, Michigan Street
is home to restaurants, hotels, entertainment, destinations, and
iconic historic buildings like the State Theater. Gridiron Plaza in
front of the former College Football Hall of Fame acts as South
Bend’s de facto town square, serving as the home for festivals
and gatherings. The plans on the following pages illustrate visions
for the Downtown core that build on these beloved places to
activate the riverfront, enhance the public spaces, and grow local
businesses.
Projects in the
Heart of Downtown:
• Retail Core along
Michigan Street
• Jon Hunt Memorial Plaza
• The Town Square
• The Century Center &
Jefferson Blvd Realignment
A Big Idea for the Future —
Signature Riverfront Park St Joseph RiverWashington St
Wayne St
Colfax Ave
Dr.
M
L
K
J
r
.
B
l
v
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Michigan StJefferson Blvd
Great Downtowns have
places that feel like a
public living room – where
residents and visitors
can work, live, play, relax,
entertain, and more.
The Town
Square
The Century
Center &
Jefferson Blvd
Retail Core at
Michigan Street
Jon Hunt Plaza
Signature
Riverfront Park
The Heart of Downtown 37 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Since its earliest days, Michigan Street has been Downtown
South Bend’s historic main retail street, anchored by retailers
and storefronts, particularly between Lasalle Avenue and
Western Avenue. Adding St. Joseph Street (now Dr. MLK Jr.
Boulevard) in the 1960s allowed traffic to bypass Michigan
Street. Urban Renewal also led to the demolition of key
pieces of the urban fabric, leading to discontinuous retail
frontage. Much of the historic building stock has already
been demolished, and many of the remaining buildings need
repair. Some of the newer buildings on Michigan Street have
storefronts with tinted windows, repetitive design, and a lack
of engaging signage and building elements. The streetscaping
along Michigan Street is inconsistent. In some areas, such as
the 100 block, the streetscape has been upgraded with street
trees, pedestrian-scaled streetlights, and street furniture.
However, there are locations and times when the space for
pedestrians is constrained, such as when restaurants locate
outdoor dining patios within the right-of-way.
Improving the overall experience of a walkable retail
environment on Michigan Street is a critical step to making
Downtown South Bend a destination for dining, entertainment,
and culture. Attracting pedestrians — and getting people out
of their cars to walk and wander around Downtown — will
help grow and support local businesses, create vibrant public
places, and create a safe, inclusive environment for all.
Study Area: Retail Core at Michigan Street
Outdoor seating and landscaping shouldn’t
compromise sidewalk accessibility
Both newer and historic buildings line Michigan Street, providing plenty of opportunity to
insert both small tweaks and big ideas to create a vibrant, lively retail environment
When storefronts lack signage,
landscaping, benches, or even the ability
to see inside of a shop, pedestrians could
easily pass by without noticing – that’s why
it’s important to create reasons for people
to wander, linger, and stop in
The Heart of Downtown • Retail Core along Michigan Street
Wayne St Michigan StHelman Ct
Jefferson Blvd
Studebaker
Plaza
PEGGS
Bruno’s
Pizza
Dainty Maid Food
Hall & Event Space
St. Joseph County
Public Library
CJ’s Pub
I SB Sign
South Bend
Chocolate
Cafe
Chicory
Cafe
2. City Center
Place
1. Sidewalk & Storefront
Improvements
3. State Theater
The Heart of Downtown 38DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
1. SIDEWALK & STOREFRONT
IMPROVEMENTS
Improvements to storefronts could include:
•Improved signage for businesses that is colorful, clear, and
engaging for pedestrians (including identity wall signs,
canopy signs, awning signs, and projecting blade signs).
•Diversity in storefront design, awnings, and shade devices.
•Transparent windows with active uses on the interior.
•Outdoor dining, benches, and planters to activate the
space immediately outside of storefronts.
Improvements to the pedestrian zone could include:
•Moving street trees and plantings into curb bump-outs to
prevent obstructions within the walking path.
Potential improvements may include additional signage, added diversity in storefront/awning design, open outdoor dining, transparent windows, and tree wells in curb bump-outs to clear
the walking areas on sidewalks
How To: Grow & Support
Local Businesses
•Storefront activation grants
•Grants to incentivize
businesses to work together
•Small three-season spaces
for local businesses and
shops
•Breaking retail spaces up into
smaller spaces that match
what business owners need
•Power and infrastructure in
public spaces to support
events
•Public art, placemaking, and
activation
The Heart of Downtown • Retail Core along Michigan Street
Tomorrow
Today
The Heart of Downtown 39 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
2. CENTER CITY PLACE BUILDING &
FACADE IMPROVEMENTS
The Center City Place Building was originally built in the
1890s as the Grand Leader. The original facade was made of
limestone, with large windows. In the 1960s, the building was
renovated as a women’s clothing store. The original facade was
covered by a metal panel facade, obscuring the upper floor
windows and creating a concrete canopy at the street. Indiana
Landmarks analyzed the structure and determined that it is
possible to remove the exterior metal facade to reveal and
restore the original facade. The Center City Place Building was
recently purchased with the intent to create more active uses
on this key block of Michigan Street, such as retail, restaurants,
and a boutique hotel.
This restored Center City Place facade would:
•Expose multiple levels of windows and uses that front
Michigan Street.
•Create active ground floor retail that engages pedestrians
with larger storefronts and updated signage.
Potential improvements may include a restoration of the original facade beneath the existing facade, improved signage, transparent ground
floor storefronts, an awning at the hotel entry, and additional signage
The original building facade can be seen on the right side of this historic photo
The Heart of Downtown • Retail Core along Michigan Street
Tomorrow
Today
The Heart of Downtown 40DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
3. STATE THEATER
The Blackstone Theater opened in South in 1921 as a venue
for silent motion pictures and vaudeville shows. Designed by
Henry L. Newhouse, the building has a Neoclassical exterior
and a Beaux-Arts interior. Reopened in 1929 as the State
Theater, it has been home to a range of uses — burlesque
shows, graduations, telecasts, beauty pageants, second-run
movies, live music events, dance clubs, and a brief reuse as a
performing arts and cultural center.
Renovation costs and complexity present a challenge to
reusing the space. However, the State Theater is one of the
most significant historic buildings Downtown. A public-private
partnership will be needed with adequate incentives to gain
site control, stabilize, and eventually renovate the building.
Through the Downtown South Bend Master Plan process,
citizens suggested potential future uses for the building: an art,
music, and event venue, or reuse as a comedy or dance club.
Potential improvements may include a restoration of the facade, additional lighting and
signage, added street furniture, and improved sidewalk plantings
This postcard from the 1960s shows a bright, illuminated State Theater amongst a lively
Michigan Street – bringing back the energy of this historic destination could help activate
nearby restaurants and storefronts before or after performances and events
The Heart of Downtown • Retail Core along Michigan Street
Tomorrow
Today
The Heart of Downtown 41 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
The Heart of Downtown • Jon Hunt Plaza
A CULTURAL GATEWAY AS THE FRONT
DOOR TO DOWNTOWN
Jon Hunt Memorial Plaza serves as a gateway into Downtown. It
is one of the few places Downtown that offers views of the river.
The Morris Performing Arts Center anchors the northern end of
Michigan Street, and the plaza acts as a forecourt to the theater,
providing space for people to gather before and after cultural
events. A new 20,000 square foot expansion of the Morris will
improve the use and functionality of the space, adding event
space, restrooms, circulation, and pre-function space.
There are a number of challenges with the current design of
the plaza that prevent it from being a truly successful public
space. With a few minor interventions, the park could better
activate Downtown. Potential improvements include:
•Closing Michigan Street between Lasalle and Colfax
Avenues.
•Raising the grade and adding a stair at the corner of
Colfax Ave. and Dr. MLK Jr. Boulevard to create a grade-
separated green that is safer for families, more usable,
and has views of the river.
•Add a small restaurant pavilion to along Colfax Avenue to
activate the plaza on a regular basis.
•Selectively clear some of the plant and tree growth along
Dr. MLK Jr. Boulevard to create views of the river.
•Create a clear visual access from the new Jon Hunt stair
to the updated river access to the southeast corner of the
plaza.
An expansion
of the Morris
Performing
Arts Center
Close Michigan St.
between Lasalle
Ave. and Colfax Ave.
Addition of restaurant pavilion
along Colfax Ave. to activate
the plaza on a regular basis
Selectively clear some of the plant
and tree growth along Dr. MLK Jr.
Blvd. to create views of the river
Level the lawn area
to make space more
usable, safer, and
have views of the riverMain StColfax Ave
Lasalle Ave
Dr.
M
L
K
J
r
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B
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Michigan StToday
Tomorrow
The Heart of Downtown 42DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
The Heart of Downtown • The Town Square
A GATHERING SPACE TO
ANCHOR DOWNTOWN
Great Downtowns often have a signature gathering space,
regularly programmed with events that activate and attract
visitors and residents. Gridiron Plaza serves as the de facto
gathering space Downtown, but it is surrounded by inactive
uses, parking lots, and vacant buildings. The existing space is
further challenged by the underground level of the College
Football Hall of Fame building, limited power supply, and
deterioration of the existing turf field.
The Gridiron is ideally located to act as South Bend’s Town
Square, but it requires a major redesign to transform the space,
including the following elements:
•Benches and places to sit and gather.
•A combination of flexible hardscape, landscaped, and
grass areas that support a variety of programming and
informal gathering.
•Water feature — including water will draw families and
create an active area and tie into the proximity to the
riverfront.
•Art and sculpture — work with South Bend Museum of Art
and other agencies to locate or commission local public
art for the space.
•Shaded areas with plantings — create an oasis in
Downtown with trees and gardens.
•Pop-up retail and three-season kiosks that offer small
business opportunities and create a unique destination
that draws visitors to Downtown.
Washington St
Michigan StDr. MLK Jr. Blvd1. 1st Source Center Ground
Level Improvements
3. Addition of
High-Density
Housing
2. Improvements to
the Former College
Football Hall of Fame
Tomorrow
Today
The Heart of Downtown 43 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
There are already many programs and events that occur at
the Gridiron today. The proposed redesign would build on that
momentum, improving the space to be a multi-use, multi-
season public space that would draw for locals and visitors
from the region.
Examples of recently completed successful town squares
with a variety of programmatic elements that create nodes for
activity and gathering
The Heart of Downtown • The Town Square
Tomorrow
The Heart of Downtown 44DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
1. ADAPTIVELY REUSE OR REPLACE THE FORMER COLLEGE FOOTBALL HALL OF FAME
The College Football Hall of Fame has sat vacant in Downtown South Bend for over 10 years. It currently looms over Gridiron Plaza without activating the space. The portion of the building
underneath the Gridiron limits the future design and flexibility of the Town Square. There are two approaches to the existing building. It could be repurposed with active uses, or it could be
demolished and replaced with a new building with active ground-floor uses. Below are three potential concepts for the College Football Hall of Fame Site.
Option 1: Adaptive Reuse of the existing building
•Locate an active, family-friendly retail use in the ground
floor of the Hall of Fame that engages with the Town
Square, such as a restaurant, brew pub, or interactive
museum with a cafe.
•Add a two-story porch to the building to create a shaded
outdoor dining area on the square.
•Replace dark tinted glazing at ground level with clear,
transparent glass.
•Transform the brick egress stairs into transparent
pavilions. The structures could be enlarged to add
program elements.
•On the Dr. MLK Jr. Blvd. side of the building, improve
building access, signage, paving, and landscaping.
Option 2: Replace the existing building with a
market hall
•Demolish the current building and replace it with a multi-
tenant market building that allows for better connectivity
between Michigan Street and Dr. MLK Jr. Blvd. This
building should encourage indoor-outdoor use and offer
opportunities for food, beverage, and family-friendly
entertainment.
•Enhance the pedestrian connection along Washington
Street to encourage movement between the Town Square
and Riverfront.
•Completely remove the above-ground portions of the
building, and redesign the Town Square to be an activated
gathering space — South Bend’s living room.
Option 3: Replace the existing building with a mixed-
use building
•Demolish the current building and replace it with a
boutique hotel with a ground floor mix of uses. The
ground floor uses should offer multi-tenant food,
beverage, and entertainment.
•Enhance the pedestrian connection along Washington
Street to encourage movement between the Town Square
and Riverfront.
•Completely remove the above-ground portions of the
building and redesign the Town Square to be an activated
gathering space — South Bend’s living room.
The Heart of Downtown • The Town Square
The Heart of Downtown 45 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
2. 1ST SOURCE & WASHINGTON
STREET IMPROVEMENTS
It is important for the buildings fronting the new Town Square
to have active ground floor uses that engage the public realm.
The 1st Source Center sits to the north of the Town Square,
with an uninviting split-level sidewalk and dark glazing.
Currently, the uses in the 1st Source Center must be accessed
through the interior atrium.
The ground floor space west of the entry on E Washington
Street could be reconfigured to open directly to the exterior
of the building. If a restaurant or similar use was located in this
space, outdoor dining could be located on the existing terrace,
with additional steps and access to the street instead of the
retaining wall. In partnership with the South Bend Museum
of Art, the 1st Source Center incorporate an art theme, which
would add to the unique character of the Town Square.
The upper level sidewalk on the western
side of the block across from Gridiron
Square is a dead wall without entrances
The existing retaining wall is a barrier to an active ground floor use in the Century Center There existing building is in an opportune
location to have ground level uses that
relate to the new Gridiron Square
How To: Make
Places Safe &
Comfortable
for All
•Well-activated, well used
Downtowns feel safe.
•Spaces should be accessible
to people of all abilities, lined
by active uses, and well-lit.
•Include year-round activation
and programming that is
family-friendly.
•Design and program for the
youngest and oldest citizens.
•Public spaces should feel
welcoming to all ages, races,
and abilities. Lighting design,
amenities, and programming
should encourage diverse
groups to use public spaces.
The Heart of Downtown • The Town Square
Tomorrow
Today
The Heart of Downtown 46DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
3. BUILD HIGH-DENSITY HOUSING TO
CREATE A MIX OF USES
Increasing the number of Downtown residents will ensure
Downtown feels occupied and active around the clock and
throughout the week. People living Downtown patronize
restaurants, pharmacies, and grocery stores. They walk their
pets and spend time in open spaces. The parking lot across
Michigan Street from the Town Square should be developed
with a high-density mixed-use building with ground floor
community uses or retail and residential above.
How To: Create Vibrant
Public Gathering Places
•Program year-round events
that appeal to diverse
audiences
•Create a series of outdoor
rooms with different uses that
draw people of different ages
to Downtown
•Utilize small seasonal retail to
activate the space
•Locate active uses on all sides
of the space with restaurant
uses and outdoor dining that
spills into the public realm
A new mid-rise residential building, built on the parking lot across from the Gridiron, would bring more residents to activate Downtown
The Heart of Downtown • The Town Square
Tomorrow
The Heart of Downtown 47 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
The Heart of Downtown • The Century Center & Jefferson Blvd.
CENTURY CENTER INTERVENTION
The Century Center has served as South Bend’s convention
and civic center anchor since the late 1970s. However, the
facility has aged and it struggles to compete with newer,
larger, less constrained regional convention centers. The City
commissioned a study to explore alternatives to improve the
Century Center and make it more regionally competitive. The
study recommends an addition along Jefferson and Dr. MLK
Jr. Blvd. with a new exhibition hall and prefunction space. The
addition would provide much needed space for events as well
as a new, more transparent facade that would welcome visitors
into the building from the street.
A rendering of a potential addition to the Century Center located at the corner of Dr. MLK Jr.
Blvd. and Jefferson Blvd.Courtesy of Ratio ArchitectsJefferson Blvd
Dr. MLK Jr. BlvdSt J
o
s
e
p
h
R
i
v
e
r
Entry foyer gives the
building a face lift
and additional usable
gathering & gallery space
Addition of space
along realigned
Jefferson Blvd.
A redesign would allow
for more compact,
screened loading
along Jefferson Blvd.
New parking deck,
hotel & ballroom to
the south of Jefferson
Blvd. supports
Century Center uses
The Heart of Downtown 48DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Straightening Jefferson Boulevard
Reconnecting Jefferson Street into Downtown would create
new development blocks across from the improved Century
Center. This location would be ideal for complementary uses,
such as a hotel, ballroom, conference space, restaurants, and
retail. The existing surface parking would be replaced in a
parking deck and additional parking would be added to serve
the new development. The Jefferson streetscape would be
designed to be pedestrian friendly, ensuring visitors can easily
move between the Century Center and the new development.
The newly realigned Jefferson Blvd. would tie together the east
and west sides of the City, creating a more direct connection
from Howard Park and the east side’s retail and housing to
Downtown’s retail core.
Jefferson Blvd. is a wide road with a large sweeping curve, green median and adjacency to
parking that feels very suburban today
The proposed Jefferson Blvd. realignment would reconnect the Downtown street grid to
the east side of the river, making a shorter more direct connection between the two
The Heart of Downtown • The Century Center & Jefferson Blvd.
Tomorrow
Today
Potential
Realignment of
Jefferson Blvd.
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / FEBRUARY 2025The Heart of Downtown 49
DRAFT | February 27, 2025
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026The Heart of Downtown 49
The Heart of Downtown • A Big Idea for the Future
A SIGNATURE RIVERFRONT PARK IN
DOWNTOWN
South Bend’s existence is a result of its relationship to the St.
Joseph River. Early industries chose to locate on the East and
West Races because they relied on the water to power their
machinery. Polluted and industrial in nature, the river was not a
quality-of-life resource. As a result, Downtown today has very
little connection to the riverfront. When asked to rank the most
important needs for Downtown’s future, residents prioritized
access and celebration of the riverfront.
The Century Center, in particular, disconnects Michigan Street,
the future Town Square, and the rest of Downtown from the
river. The building was designed to privatize views and access
to the river — the Grand Hall has beautiful views of the river,
but the building disrupts the riverfront trail and river views
down Washington Street. In the future, making modifications to
the Century Center could transform the experience Downtown
by connecting people to the riverfront.
From Dr. M.L.K. Jr. Blvd it is difficult to see the riverFrom the island, the current Century Center configuration does not
allow for visual connection to Downtown
Jefferson Blvd
Colfax Ave
Dr. MLK Jr. BlvdWashington St St Joseph River2. Signature Downtown
Riverfront Park
1. Century Center Intervention
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / FEBRUARY 2025 The Heart of Downtown 50
DRAFT | February 27, 2025
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026 The Heart of Downtown 50
1. CENTURY CENTER
SIGNIFICANT INTERVENTION
In the short-term, additions should be made to the Century
Center along Dr. MLK Jr. Blvd. and Jefferson Blvd. to improve
circulation and functionality. Long term, there is an opportunity
to make larger interventions to the Century Center to
reconnect Downtown to the river and create a destination
riverfront park. The portion of the building that is the most
problematic barrier is the northern wing of the building, which
houses the Bendix Theater and the South Bend Museum of Art.
The Bendix Theater has largely been replaced by the Leighton
Auditorium at the St. Joe County Public Library’s expanded
Main Library. The South Bend Museum of Art would maintain
its gallery and classroom spaces but would be relocated to
a more visible location Downtown. With this approach, the
Century Center would function as a smaller, riverfront civic
center, supported by new conference facilities across Jefferson
Blvd. The facility could continue to host much of its existing
programming, and its new setting, directly connected to a
destination riverfront park, may increase its desirability and
ability to attract events.
Today the view down Washington Street is terminated by the blank wall of the Century
Center. Removing the Bendix Theater and relocating the South Bend Museum of Art would
create an opportunity to physically and visually connect to the St. Joseph River.
The northern portion of the building has the biggest impact
on disconnecting Downtown from the river
Decision Making Process:
This idea would require a significant amount of coordination
between all affected entities to achieve an outcome that
addresses the needs of all parties. High level steps that would
need to be resolved before major changes could take place
include:
•Confirming the future Century Center programming.
•Working with the South Bend Museum of Art to consider
alternative museum locations.
•Finalize appropriate level of intervention based on
available funding and resources. Dr. MLK Jr. BlvdTomorrow
To Be Removed
Today
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / FEBRUARY 2025The Heart of Downtown 51
DRAFT | February 27, 2025
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026The Heart of Downtown 51
CENTURY CENTER ALTERNATIVES FOR CONNECTING TO THE RIVER
During the planning process, the team considered various options to improve the connection between Downtown and the riverfront. While each alternative affects the physical layout of the
Century Center differently, all of them are complex and costly interventions that would significantly change the relationship between Downtown and the waterfront.
OPTION 1:
MINOR INTERVENTION
OPTION 2:
MEDIUM INTERVENTION
OPTION 3:
SIGNIFICANT INTERVENTION
•Remove the bridge connection to the First Source Center
and relocate the northernmost Century Center loading
dock
•Create an art plaza with seating and a riverfront overlook
•Upgrade the pedestrian access to the riverfront and
create additional circulation around and to the island
•Bring a restaurant amenity to the east side of Dr. MLK Jr.
Blvd. to create active uses along the riverfront
•Remove the loading dock and a portion of the South Bend
Museum of Art
•Create a stepped and ramped access down to the
Century Center island
•Bring restaurant and retail amenities to the east side of Dr.
MLK Jr. Blvd. to create active uses along the riverfront
•Open up a visual connection from Downtown to the
riverfront
•Relocate the South Bend Museum of Art and remove the
Bendix Theater
•Create a stepped and ramped access down to the
Century Center Island
•Bring restaurant and retail amenities to the east side of Dr.
MLK Jr. Blvd. to create active uses along the riverfront
•Open up a visual connection from Downtown to the
riverfront
Century Center
to remain
Century Center
to remain Century Center
to remain
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / FEBRUARY 2025 The Heart of Downtown 52
DRAFT | February 27, 2025
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026 The Heart of Downtown 52
OPTION 1:
MINOR INTERVENTION
Although this intervention has a minimal effect on the Century
Center, it would moderately enhance the connection between
Downtown and the riverfront. The proposal includes an
at-grade park along MLK Blvd., featuring active areas that
overlook the riverfront. Additionally, it improves pedestrian
access and circulation to the Island and riverfront.
Tomorrow
Improved
connectivity to
the Island
Improved
front door
and access
to the art
museum
Restaurant with
outdoor dining
looking over the river
Removal of
bridge to First
Source Center
to open up
views to the
river
Century Center
to remain
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / FEBRUARY 2025The Heart of Downtown 53
DRAFT | February 27, 2025
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026The Heart of Downtown 53
OPTION 2:
MEDIUM INTERVENTION
In the second option, the Bendix Theater would be preserved
and the northern portion of Century Center would be
demolished to connect Washington Street to the river. In
this alternative, the public plaza would need to mediate a
significant amount of grade between the street level of MLK
Blvd. and the terrace level at the river in a relatively small
area. This would result in most of the new public space being
occupied by steps and accessible ramps.
Lower Sproul Plaza combines steps and ramps to connect two levels of
UC Berkeley’s campus
The plaza between E Stetson Street and the Arizona Canal in Scottsdale features public art
and a water feature as it mediates grade
A stepped water park features terraces down to the Missouri River in Omaha Riverfront Park
Gene Leahy Mall along the Omaha Riverfront incorporates slides and play areas for
children into the grade
Century Center
to remain
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / FEBRUARY 2025 The Heart of Downtown 54
DRAFT | February 27, 2025
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026 The Heart of Downtown 54
OPTION 3. SIGNATURE DOWNTOWN
RIVERFRONT PARK
Pursuing Option 3, a significant intervention, and removing
the northern part of the Century Center would open an
opportunity to create a signature Downtown riverfront park on
the west side of the river. The new space would complement
the City’s catalytic investments in Howard Park and Seitz
Park and complete an interconnected trail network around
the river. Connecting Michigan Street to the river through a
series of multi-level public spaces would activate the heart
of Downtown, bringing programmable space, public art, and
indoor and outdoor dining that would attract residents and
visitors of all ages.
How To: Activate the
Riverfront
•Add restaurants and active
uses with outdoor dining with
views out over the water
•Include creative seating
opportunities adjacent to
the water. For example, the
swings at the Wharf in DC or
Hammocks or ropes over the
water in Spruce Street Harbor
Park in Philadelphia.
•Have multiple routes and
access points to get to the
riverfront
•Include interactive water
features that help people feel
connected to the river Tomorrow
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / FEBRUARY 2025The Heart of Downtown 55
DRAFT | February 27, 2025
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026The Heart of Downtown 55
Step 1: Remove the portion of the Century Center
that houses the Bendix Theater and South Bend
Museum of Art.
Step 3: Build higher-density mixed-use housing on
the vacant parking lot across from the Town Square.
Step 2: Connect the courthouse building, Town
Square, and the signature riverfront park with the
river.
Step 4: Design the signature riverfront park as an
integral part of the larger open space network
ringing the river.
Today, the riverfront trail system is well
connected on the East Bank, but there is a
gap Downtown at the Century Center
The signature riverfront park would
connect the heart of Downtown to the river,
completing the network of trails
Pedestrian connectivity is currently poor along the west side of the river, between E Colfax
Avenue and Jefferson Boulevard, interrupted largely by the Century Center
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / FEBRUARY 2025 The Heart of Downtown 56
DRAFT | February 27, 2025
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026 The Heart of Downtown 56
Signature Downtown Riverfront Park (Continued)
Today, the Island Park at Century Center is occasionally
used for events and gatherings, but due to the challenging
access and outdated utilities, it is not a successful amenity for
Downtown. In the future Island Park could become an integral
destination in the signature riverfront park, serving as an anchor
for riverfront activation. Catalytic improvements would include:
•Building a new, wide public bridge that directly aligns with
Washington Street.
•Improving the current bridge connection to Pier Park
•Building a cantilevered boardwalk outside of the Century
Center Grand Hall to connect the trail from the southeast
•Activating the island with a small seasonal pop-up retail
•Incorporating local murals and art to activate the space
•Improving utility capabilities on Island Park to allow for
larger events
Visitors to the signature riverfront park would experience a series of spaces — an upper level adjacent to the Town Square and Dr. MLK Jr. Boulevard, terraced indoor and outdoor dining, spaces for children and families, and trails and gathering spaces at the river level
Access to Island Park is challenging and uninviting today
Interconnected trails systems with activated spaces attract visitors to Downtowns Island Park would be the final destination at the bottom of the signature riverfront park
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / FEBRUARY 2025The Heart of Downtown 57
DRAFT | February 27, 2025
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026The Heart of Downtown 57
The signature riverfront park would complete the sequence of gathering spaces that connect to the Town Square. In addition to building the public spaces, the ground floors of adjacent buildings should be programmed with retail and restaurants to activate the spaces
Activate the frontage
of the First Source
Center
Develop a mixed-use residential
building on the parking lot
across from the Square
Activate the frontage
of the Chocolate
Factory Building
Remove the northern portion of
the Century Center to re-purpose
as a Signature Public Space
Reconfigure the access
and approach to the
riverfront to be more
welcoming and usable
Creating direct access
to the riverfront from
the Michigan Street
retail would have a
transformative effect,
attracting more residents
and visitors to spend
time in Downtown
DOWNTOWN SOUTH BEND 2045 PLAN / SOUTH BEND, INDIANA / FEBRUARY 2025 The Heart of Downtown 58
DRAFT | February 27, 2025
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026 The Heart of Downtown 58
A series of public spaces would
connect from Michigan Street,
through the Town Square, down
to the Riverfront Park, to Island
Park, inviting people to dine,
recreate, and enjoy Downtown
Tomorrow
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Arts & Culture 59
Arts & Culture
Arts & Culture 60DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Vision: Enhance Downtown as a hub for Arts & Culture
3
4
1 Enhance public
art integration
with a focus on
placemaking
2 Establish
comprehensive
arts hubs and
venues
Cultivate and
support local
artists and
creative spaces
Support
planning for arts
and culture at
the local level
Over the next 20 years, downtown South Bend
will serve as the region’s civic and cultural heart
— where arts and culture anchor identity, foster
connection, and drive vitality. Downtown boasts the
largest concentration of cultural institutions, public
spaces, riverfront access, and arts and educational
partners in the region.
Downtown’s role will be both catalytic and connective. Advancing arts and culture is a critical
component of the Downtown South Bend 2045 Plan, and investments should be made to expand the
landscape and leverage the existing assets and partnerships. Downtown South Bend will:
•Continue to serve as the region’s cultural hub, concentrating signature institutions, events,
and public spaces that sustain the impact of investments in the arts.
•Act as a physical and programmatic connector, linking neighborhoods, the riverfront, and
regional destinations with walkable streets, trails, bridges, public gathering spaces, and
cultural corridors.
•Support artists and creative enterprises by providing spaces for creating, performing,
entrepreneurship, and collaboration to support the creative economy.
•Lead inclusive placemaking and access through low-cost programming and opportunities
to experience arts and culture in everyday public spaces that reflect community diversity
•Serve as a testing ground for innovation, piloting new partnerships and public-realm
activation that can be a model for other downtowns in the region.
By embedding arts and culture into public space and life, Downtown South Bend will model how
long-term cultural investment strengthens quality of life and sustains a vibrant, inclusive core.
Arts & Culture
Arts & Culture 61 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Investment in technology and education often helps spur development by bringing more people to live, work, and
play in and around these centers of employment
Jefferson Blvd
Monroe St
South St
Colfax Ave
Washington St
Western St Dr. MLK BlvdMichigan StMain StTaylor StWilliam StLafayette BlvdSt Joseph RiverMadison St
Navarre St
Marion St
LaSalle Ave
Linc
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W
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W
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s
t
Downtown South Bend offers
world-class arts and culture
experiences that can act as a
beacon for artistic expression
and a place that inspires.
Arts Supporting Organizations
1 The Community Foundation of
St. Joseph County
Cultural Amenities
2 Civil Rights Heritage Center
3 Century Center'
4 Colfax Cultural Center'
5 East Race Waterway
6 Four Winds Field'
7 Gridiron
8 Howard Park and Ice Skating
Ribbon
9 Michigan & Monroe Arts District
10 St. Joseph County Public Library
— Main Branch
11 Vested Interest
Higher Education Institutions
12 University of Notre Dame
Museums
13 South Bend Museum of Art
Performing Arts
14 Merrimans’ Playhouse, Inc.
15 Morris Performing Arts Center
16 Red Table Plaza
17 South Bend Civic Theater
18 South Bend Symphony Orchestra
19 State Theater
20 Stockroom East
21 The Drop Comedy Club
Visual Arts
22 Circa Arts
23 Fire Arts
24 Bunbury Gallery
25 Highland Studio and Gallery
6
7
8
10
12
DOWNTOWN SOUTH BEND ARTS & CULTURE ASSETS
1
2
3
4
5
11
1
13
1415
16
17
18
19
20
21
22
23
24
25
Arts & Culture 62DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
SOUTH BEND-ELKHART REGIONAL
ARTS & CULTURE PLAN
The Arts and Culture Plan lays out a collective vision for regional
growth through arts and culture experiences and economic activi-
ty. The plan expresses four objectives.
Objectives from the Arts & Culture Plan:
•Foster nimble and well-equipped arts and culture facilities that
meet community needs
•Amplify community identity through celebration of historic
places and investment in community spaces
•Encourage and implement arts and culture programming that is
inviting and enriching to all
•Cultivate livability and community for creative professionals
and artists
REGIONAL ARTS
& CULTURE PLAN
South Bend-Elkhart
Placemaking
Enhance public art integration with a focus on placemaking to
amplify community identity
Self-identify local arts or creative districts.
•Apply for an official Cultural District designation through
the State of Indiana to increase opportunity for funding
sources.
•Formalize the Michigan and Monroe Arts Districts,
integrating gathering spaces, signage, and destinations
into Downtown.
Develop arts and cultural trails and corridors.
•Create a public art experience along the new 1.8-mile
walking loop around the riverfront. Connect that loop
to regional trails that connect to other arts and culture
amenities.
•Create a cultural trail connecting the East Bank to
Downtown to the MLK Dream Center through the Near
West Side historic neighborhood.
Reclaim public spaces and enhance pedestrian areas.
•Use existing infrastructure as a canvas for public art
(such as the retaining walls near the Century Center).
Assess appropriate locations that could be repurposed
and activated as public spaces or pedestrian connections,
including underutilized road space, rail underpasses, and
alleys. Use lighting, public art, and landscape the re-active
the spaces.
Celebrate historic places and invest in community spaces.
•Collaborate with existing historic preservation partners
to explore the long-term benefits of commissioning local
historic preservation surveys.
•Conduct a historic preservation survey to support the
understanding of local historic places.
Support mural programs.
•Explore matching mural grant programs through regional
and community foundations.
Arts & Culture 63 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Art Venues and Facilities
Support and expand the existing art spaces and venues and
explore the creation of new spaces.
Foster different sized venues in Downtown to promote more
performing arts.
•Develop an mid-sized theater (600-1,000 seats).
•Explore scenarios to revitalize historic buildings for
performance spaces.
Develop intentional civic open spaces.
•Ensure that Downtown has a full range of spaces that
support programing and events, including plazas, parks,
outdoor amphitheaters, and band shells.
•Incorporate seating, public art, utilities (water and
electrical connections), shade, and landscaping.
Arts & Culture 64DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Artists
Cultivate and support local artists and creative spaces.
Expand the definition of affordable housing to include artist
housing in Downtown and creative hubs.
•Support the creation of artist housing in Downtown by
permitting and encouraging live-work and other building
and unit types that include creative work space.
•Consider incentives to create affordable artist housing.
Enhance visual art spaces that can act as education spaces,
studios, galleries, and community art spaces.
•Prioritize the rehabilitation of historic buildings for housing,
artist studios, and collaborative spaces.
Planning for Art & Culture
Support planning for arts and culture at the local level.
•Create a South Bend Arts Commission to help promote
public art throughout the City.
Encourage a thoughtful and individualized arts and culture
planning process for Downtown South Bend
•Ensure that public art designed and built in Downtown
authentically reflects its surroundings and the diversity of
the South Bend community.
•Seek consulting services to develop a community art plan
for Downtown.
Innovation &
Institutional
Catalysts
Innovation & Institutional Catalysts 66DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Investment in technology and education often helps spur development by bringing more people to live, work, and
play in and around these centers of employment
Innovation & Institutional Catalysts
Unique jobs, education experiences, and
entertainment destinations attract people
who live in other parts of the region to spend
time Downtown on a regular basis, enlivening
restaurants and public spaces.
With its roots in industrial production, South Bend knows the value of anchoring Downtown with
innovation, jobs, and people. South Bend is fortunate to have trailblazing institutions located
Downtown — Beacon Health System and Memorial Hospital, the South Bend Cubs, and a future
Tech and Talent District that is envisioned to include innovative companies in the technology
sector partnering with the University of Notre Dame, and the Renaissance District at the
renovated Studebaker factory. Each of these institutions is investing in new facilities and amenities
that will draw people and capital to Downtown South Bend and catalyze growth.
Innovation & Institutional
Catalyst Projects:
•Tech & Talent Innovation District
•Beacon Health
•Sports & Entertainment District
•Renaissance District
Jefferson Blvd
Monroe St
South St
Colfax Ave
Washington St
Western St Dr. MLK BlvdMichigan StMain StTaylor StWilliam StLafayette BlvdSt Joseph RiverMadison St
Navarre St
Marion St
LaSalle Ave
Linc
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W
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W
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t
Attracting young
professionals and
families to work
and live in exciting,
innovative places
will help grow a
vibrant Downtown.
Tech & Talent
District
Renaissance
District
Sports &
Entertainment District
Beacon
Health
Innovation & Institutional Catalysts 67 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Innovation & Institutional Catalysts • Tech & Talent District
BRINGING THE TECH WORKFORCE TO
DOWNTOWN SOUTH BEND
The University of Notre Dame is partnering with developers
and leaders in advanced technology sectors to define
the opportunity to establish a new district for talent and
technology in Downtown South Bend. The presence of
innovative employers, university researchers, and students will
act as a catalyst, attracting related businesses and people to
Downtown. The resulting increase in the daytime population
will support existing restaurants and services and increase the
demand for new retail, dining and housing choices.
South Lafayette Boulevard and Lasalle Avenue, west of
Lafayette, will likely experience infill development. The City
should invest in transforming the public rights-of-way from
car-oriented streets to pedestrian-friendly streets and
gathering spaces. This transformation will create comfortable,
walkable connections to the heart of Downtown and
surrounding neighborhoods.Lafayette BlvdWilliam StSt. James CtMain StLaSalle Ave
Linc
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W
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Colfax Ave
Columbus CtWilliam St2. Lafayette Boulevard
1. Renovation
of the Tribune
Building
Innovation & Institutional Catalysts 68DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Innovation & Institutional Catalysts • Tech & Talent District
1. RENOVATION OF THE TRIBUNE
BUILDING & BRINGING A UNIVERSITY
PRESENCE TO DOWNTOWN
The renovation of the historic South Bend Tribune building
will anchor the first phase of the proposed district. The oldest
portion of the building dates to the 1920s, and the property has
been vacant since 2019. Phase One will introduce active uses
on the building’s ground floor that feature science, technology,
and innovation. These uses will be visible from the sidewalk,
creating an engaging street-level environment at the corner of
Colfax and Lafayette Blvd. In addition to attracting advanced
jobs, university researchers, and students, the former Tribune
building is envisioned to host a variety of community-facing
programs with Notre Dame, Holy Cross College, and the South
Bend City Church.
Durham as Case Study
Lessons from Casey Steinbacher
•Attracting talent is important for a community to succeed and thrive
•When talent has choices of where to go for jobs, the draw is people and places
•Downtown needs to have places that inspire collisions, where people
can engage with one another and the place
•Downtown must act as the City’s Living Room — A Place to Learn Work Live & Play
•The Universities need to play a big role in catalyzing Downtown’s growth
•Be intentional with priorities and values. Make sure to define what
success looks like
•Never lose site of local
•Plan for Success
The Tribune Building today, looking south on Lafayette
Innovation & Institutional Catalysts 69 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Innovation & Institutional Catalysts • Tech & Talent District
2. LAFAYETTE BOULEVARD INTO A
SHARED-USE STREET
Today, Lafayette Boulevard lacks character — it moves
traffic parallel to Main Street, but it doesn’t invite people to
stay and spend time. In the future, Lafayette will become an
important connector between the Tech and Talent Innovation
District and the Sports and Entertainment District around
Four Winds Field. On the block between Colfax and Lasalle,
Lafayette should be transformed into a street that prioritize
pedestrians and bicyclists. Additional parking and turn lanes
could be reallocated for wide sidewalks for outdoor dining and
gathering. This block could be closed temporarily for festivals
and events.
Tomorrow
Today
Innovation & Institutional Catalysts 70DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
THE UNIVERSITY OF NOTRE DAME’S
PRESENCE WILL HAVE A CATALYTIC
IMPACT ON DOWNTOWN
Innovation & Institutional Catalysts • Tech & Talent District
What does Success Look Like?
American Tobacco Campus (ATC), Durham, NC
The development of the ATC innovation
district has revitalized Downtown Durham,
attracted visitors, increased demand for
housing, and created new community
gathering spaces.
Cortex Innovation District, St. Louis, MO
In partnership with Washington University, the
district has generated over $1 billion in direct
economic impact, created 13,000 technology
jobs, and revitalized the surrounding area.Courtesy of Hines GroupLafayette BlvdWilliam StMain StMichigan StColfax Ave
Washington St
LaSalle Ave
Madison St
Innovation & Institutional Catalysts 71 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Innovation & Institutional Catalysts • Beacon Health
HEALTH DISTRICTS BRING PEOPLE
AND JOBS TO DOWNTOWN
Beacon Health System is investing over $230 million in a
new tower at Memorial Hospital in Downtown. The 10-story
tower will add seven floors dedicated to patient care with 50
new patient beds, a renovated and expanded Intensive Care
Unit, and renovated department facilities. The project will
bring hundreds of new jobs to Downtown South Bend. While
hospitals of the past tended to be insular and contained, over
the past decade, health districts have been growing around
hospital anchors, attracting housing, services for employees
and patients, and destinations for visitors and families.
Hospitals around the U.S. are also facing recruiting challenges
due to the difficulty that entry- and mid-level employees
experience finding housing they can afford. While South
Bend fares better than other cities on housing affordability,
planning for success will require more diverse mixed-income
and mixed-use housing. New housing types should offer both
rental and home ownership options in Downtown.
Cook Children’s hospital campus in Ft Worth Texas prioritizes outdoor
community spaces throughout the campus district Courtesy of Hines GroupLafayette BlvdMain StMichigan StSt. Joseph StMadison St
Marion St
Navarre St
Bartlett St
Innovation & Institutional Catalysts 72DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
The Buffalo Niagara Medical Campus transformed an uncomfortable, pavement-heavy streetscape to
create a comfortable, shaded corridor that connects medical facilities within the campus.
Medstar Georgetown University Hospital created a walkable quad connecting the hospital to the neighborhood with a
comfortable, inviting streetscape. It also includes outdoor seating and cafe use adjacent to the main hospital center.
Walkable, mixed-use health districts are becoming increasingly
popular. Across the country, medical institutions are exploring
how to design their campuses to promote healthy habits and
lifestyles. Many of these districts integrate healthy design
principles, including biophilic design practices, community
gathering spaces, and a combination of services and housing
near medical facilities that encourage walking.
Innovation & Institutional Catalysts • Health District
Courtesy of SCAPE Landscape ArchitectureCourtesy of SCAPE Landscape Architecture
Innovation & Institutional Catalysts 73 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Innovation & Institutional Catalysts • Sports & Entertainment District
ACTIVATING & ENHANCING A
REGIONAL DESTINATION
Stadium districts are regional destinations that drive activity
and the economy of Downtowns. With Four Winds Field
investing in a major stadium renovation, it is positioned as
a catalytic engine for the southern end of Downtown. The
Western Avenue Transformation district to the west and the
Stadium Flats and Diamond View projects to the east will
substantially increase the housing offerings immediately
adjacent to the stadium. Four Winds Field is poised to become
an even bigger draw and more active destination in Downtown.
Looking south on William Street toward Four Wind Field shows
the opportunity available to create a true sports destination
district in Downtown that could have a mix of uses.
A curbless environment with residential and retail uses at the
entrance to Nashville’s First Horizon field creates an active,
attractive destination Downtown.
The plan illustrates the future potential of the district with the Stadium Flats and Diamond District housing to the east, the Western Ave
Transformation District to the north and west. Bringing the Amtrak train back to Downtown across from the ballpark activates another side of
the stadium.
Four Winds Field
Enhancements
•Home plate
improvements
•New seating and F&B
•Improved Pepsi Club
•Party decks
•New suites
•New entrance and plaza
to new office, event
space, and club building
•Relocated splash zone
and children’s play area
•Restrooms Lafayette BlvdMain StS Taylor StWestern Ave
Monroe StWilliam StFranklin StSouth St
United Dr
Innovation & Institutional Catalysts 74DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Tomorrow
Innovation & Institutional Catalysts 75 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Innovation & Institutional Catalysts • Renaissance District
The Renaissance District is a mixed-used technology campus
that repurposes 1 million square feet of the historic Studebaker
plant and anchors the southern end of Downtown. The district
blends preservation with cutting-edge technology, offering
space for high-tech manufacturing, digital infrastructure, retail,
logistics, and education. The top floor of Building 84 could be
transformed into loft apartments overlooking Downtown.
An historic image of the Studebaker campus where cars were manufactured from the early 1900s through the mid-60s The Studebaker campus today, looking north toward DowntownS Scott StUnited DrSouth St
Bronson St
Lafayette BlvdMain StMichigan StSouthern Gateways into
Downtown enhanced
with landscape,
lighting and art
Innovation & Institutional Catalysts 76DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Innovation & Institutional Catalysts • Renaissance District
The Renaissance District is designed as a real-world testing
ground where technological advancements can meet practical
application. It serves as a bridge between institutions, industry,
and community, allowing innovations to be implemented,
tested, and refined in a live environment. This allows
businesses, educators, and residents to see what works, adapt
what fits, and shape their own future.
The district applies principles where resources, energy, and
data flow seamlessly across industries to reduce waste
and maximize efficiency. A key driver of this model is the
integration of circular energy systems, where thermal and
electrical energy are continuously captured, repurposed,
and optimized—reducing reliance on traditional grids and
pioneering next-generation energy solutions.
This convergence of historic infrastructure and emerging
technology transforms the district into an institutional catalyst,
bringing together Purdue’s advanced programs, Notre Dame’s
research initiatives, enFocus’ postgraduate talent, and private-
sector innovation. By embedding these assets into a shared,
low-cost innovation platform, the district lowers barriers for
entrepreneurs, researchers, and industries to collaborate, test,
and deploy cutting-edge solutions.
New streetscapes and public spaces will be places where workers can have informal
collaboration
Creation of a new campus district with a green boulevard, spaces to gather, and state-of-
the-art office and collaborative tech spaces
Innovative reuse of historic structuresEnergy innovation All images Courtesy of Adrian Smith + Gordon Gill Architecture
Neighborhoods
Neighborhoods 78DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Neighborhoods
Creating great neighborhoods with a variety of housing options brings more people Downtown, which can help support more local retailers, restaurants, and other businesses
Downtown should function as a
livable residential neighborhood
that appeals to residents of all
ages, incomes, and stages of life
South Bend has a population of over 100,000; however,
just over 3,000 people live in Downtown. It is important that
people live Downtown to create an activated, dynamic place.
Residents walking and using public spaces on nights and
weekends make Downtown feel safer and more comfortable
for everyone. Increasing the population will support and
sustain retail and new destinations. New housing should
expand choices, offering building types that appeal to different
household types, home ownership and rental options, and
housing near growing employment centers that provide
easy, walkable commutes. The following pages highlight
several areas where it is possible to expand or create new
neighborhoods. Filling in vacant lots throughout Downtown
with appropriate housing types should remain a parallel priority.
Neighborhoods
Projects:
•Downtown North
Neighborhoods
•Downtown Central
•Riverfront West
•Western Avenue
Transformation
Jefferson Blvd
Monroe St
Wayne St
Washington St
Colfax Ave
LaSalle Ave
Linc
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W
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W
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Marion St
Madison St
Western St Dr. MLK Jr. BlvdMichigan StFellows StMain StWilliam StTaylor StChapin StLafayette BlvdSt
Jo
seph
R
iv
e
r
Creating safe and
vibrant residential
neighborhoods
with a diversity
of housing
options will help
Downtown grow.
Riverfront WestDowntown Central
Downtown North
Neighborhoods
Western Avenue
Transformation
Neighborhoods 79 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
There are a series of opportunity sites north of Downtown, including the Madison Lifestyle District and various parking lots and infill sites.
These could be developed with a wide range of housing options, from for-sale townhouses to walk-up or elevator apartment buildings.
View looking north on Michigan Street today toward existing drive-thru retail and surface
parking lots adjacent to Memorial Hospital.
INFILL AND HOUSING STABILIZATION
Additional and diverse housing offerings are needed to
support the existing and new health and tech jobs Downtown.
By moving surface parking into central garage locations, as
proposed in the Madison Lifestyle District, existing surface
lots can be redeveloped to provide higher-density, walkable
housing for health and tech employees, increasing the
number of people walking to work and supporting Downtown
businesses.
Vacant and auto-oriented uses east of Michigan Street
between Lasalle Avenue and East Marion Street could be
redeveloped as infill housing adjacent to the river. Townhouses
and lower- to moderate-density housing would be compatible
with the adjacent River Bend Historic District neighborhood.
The riverfront trail system should be extended along the bluff
to connect to the new pedestrian bridge at Marion Street.
Neighborhoods • Downtown North Neighborhoods
Marion St
LaSalle Ave
Madison St Michigan StSt. Joseph StRiverside DrMain StMain StLafayette BlvdLafayette BlvdSt. James CtDr.
M
L
K
J
r
.
B
l
v
d St Joseph RiverColfax Ave
City Hall Ct
Navarre St
Neighborhoods 80DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Neighborhoods • Downtown North Neighborhoods
BRINGING MIXED-USE HIGH
DENSITY HOUSING TO KEY NORTH
DOWNTOWN CORRIDORS
Bringing new residents Downtown will also necessitate
additional services. These services should be located along
visible corridors and in close proximity to residents and visitors.
The market study has indicated a demand for a grocery store
and a pharmacy in the Downtown area. The Downtown North
Neighborhood, with its growing population of residents and
workers, could be an ideal location for these services.
The LaSalle Avenue corridor, which connects visitors from the
airport to Downtown via Lincoln Way, serves as a key entry
point. Therefore, it is crucial to prioritize development on vacant
and underutilized lots along this route, as well as improve
the streetscape to create a welcoming first impression of
Downtown South Bend.
A proposed mixed-use building on the corner of Main Street and Lasalle Ave with a large
south facing amenity courtyard above the street. Parking and loading for retail is located in
the center of the block and screened from the improved public sidewalks along Lasalle
Lasalle Ave
Madison St
Main StMichigan StTomorrow
Today
Neighborhoods 81 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Neighborhoods • Downtown Central
The site plan for Downtown central includes a mix of housing types. For sale townhomes are shown in yellow and rental apartments in orange.
HOUSING & ADAPTIVE REUSE
OPPORTUNITIES
Downtown Central has an outsized amount of vacant and
underutilized land, along with a collection of valuable buildings
and historic properties. Thoughtful renovations of key buildings
in this neighborhood could pave the way for reinvestment in
other properties and the development of new residential, retail,
cultural, and office spaces.
Development parcels should be assembled and offered as
shovel-ready sites. The varied sizes of the available land
provide developers the chance to experiment with new
housing and building types. Incorporating paseos and mid-
block connections can enhance walkability and break up the
scale of the street grid.
The historic properties in Downtown Central present a unique
opportunity; investing in their rehabilitation could catalyze
future development in this area. Creative reuse of these historic
buildings will help preserve the neighborhood’s character
for future generations. Embracing the quirky nature of the
existing architecture can establish this area as a vibrant part of
Downtown, rather than the underutilized space it is today.
Jefferson Blvd
Washington St
Wayne StMain StWilliam StTaylor StLafayette BlvdWestern St
Neighborhoods 82DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Neighborhoods • Downtown Central
This illustration depicts a proposed mixed-use building located in the block bounded by Lafayette Boulevard, Jefferson Boulevard, Main Street, and Wayne Street. The design features a
west-facing amenity courtyard at street level, which opens onto a new parklet at the southwest corner of the block. Walkways meander through the center of the block, fronted by units in
the apartment building. Parking is situated in the center of the block and is screened from view by the building itself.
CASE STUDY:
How To: Leverage adaptive reuse projects to catalyze
future growth
The Box Factory for the Arts
St Joseph, Michigan
In 1995, the Berrien Artist Guild purchased the former Williams
Brothers Paper Box Manufacturing building to create a dedicated
space for their work after 33 years of displaying it in coffee shops
and small art galleries. The existing structure, which spans 55,000
square feet, has been preserved and repurposed for multiple uses.
Condominiums occupy a tower at the rear of the facility, while
townhouses were added to the east wing of the complex. The main
building on the western edge houses artist studios for 40 artists,
office spaces, event venues for live performances, and a large,
high-quality art exhibition space that is free to the public. The Box
Factory for the Arts was originally inspired by the Torpedo Factory
in Alexandria, Virginia.
Neighborhoods 83 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Neighborhoods • Riverfront West
The site plan for Riverfront West includes a mix of housing types. For sale townhomes are shown in yellow and rental apartments in orange.DOWNTOWN SOUTH BEND / SOUTH BEND, INDIANA
June 6, 2024
how many people live Downtown?
AND HOW COULD THE DOWNTOWN POPULATION GROW?
toDay Future
1,900 units +3,000 units by 2045
3,200 people +5,000 peopleby 2045
CREATE NEW RESIDENTIAL
NEIGHBORHOODS DOWNTOWN
The new Riverfront West neighborhood will be developed
between Jefferson Boulevard and Monroe Street on a series
of underutilized buildings and parking lots. The realignment
of Jefferson Boulevard opens up an additional opportunity
to create a location for mixed-use development with
housing, a hotel, office space, and a shared parking deck that
complements the Century Center and creates a series of
active uses from the river to Downtown. With the potential to
create almost 1,000 units of new housing with a connected
network of streets and open spaces that tie into the riverfront,
Riverfront West will redefine Downtown living in South Bend.
Jefferson Blvd
Monroe StDr. MLK Jr. BlvdHill StMichigan StFellows StRush StColumbia StCarroll StSt. Joseph StMichigan StLi
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Wayne St
Western Ave
River View River View
SquareSquare
Howard Howard
ParkPark
St Jo
seph
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The Future of
Housing in
Downtown
Neighborhoods 84DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Neighborhoods • Riverfront West
Today you can walk along the riverfront but it is buried behind a series of underutilized office buildings.
Currently, parking lots and underutilized office buildings
dominate this part of Downtown, creating an inactive barrier
to the riverfront. After 5 PM, the area becomes deserted,
contributing to a sense of insecurity along a significant
stretch of Downtown’s riverfront. The proposed plan aims
to build housing along the riverfront, fostering a 24-hour
presence on the pedestrian walkway. Additionally, it includes
multiple pedestrian connections to the river from the new
neighborhood. The largest of these connections features
a park at the end of Western Avenue, which will serve as a
community gathering space for the new residential community.
How To: Embrace
Sustainable Practices
•Riverfront West has been
designed as a walkable,
bikeable mixed-use
development that follows
the principles of LEED
Neighborhood Development.
•Proximity to jobs, services,
and amenities will reduce
vehicle trips.
•Building designs should
incorporate passive design
and renewable energy
strategies where possible.
•Sustainable stormwater
management will be
incorporated into parks and
neighborhood streets to
manage stormwater on-site.
A view along the river looking south with the new River View Square between two four-story residential buildings
Large parking fields dominate the Riverfront West site today
Neighborhoods 85 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Neighborhoods • Riverfront West
Today, the west bank of the river is dominated by underutilized office buildings and large
surface parking lots
Looking toward Howard Park over the proposed River View park. The park terminates
Western avenue and preserves public access and views of the riverfront, connecting into
the riverfront trail system
Tomorrow
Today
Neighborhoods 86DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Neighborhoods • Western Avenue Transformation
Proposed Site Plan with a variety of housing types. Buildings in yellow represent
townhouses and buildings orange represent walk-up and elevator apartment buildings
The vacant block south of the Rabbi Shulman apartments is owned by the Housing
Authority. The former Monroe Circle townhouses were demolished because they were old
and had fallen into disrepair
Adjacent retail and institutional buildings to the site. A number of the storefronts are either
vacant or under-utilized.
Rabbi Shulman Plaza Apartment Building currently sits vacant on Western Ave. The plan
will demolish the building and replace it with a range of housing types.
South St
Four Four
Winds Winds
FieldField
St. St.
Patrick’s Patrick’s
ChurchChurch
William StScott StPRIORITIZING AFFORDABLE
HOUSING IN CLOSE PROXIMITY TO
DOWNTOWN AMENITIES
The Housing Authority of South Bend owns a
concentration of property in the Western Avenue corridor.
Two properties, Monroe Circle and Rabbi Shulman were
determined to be beyond their useful life. The ninety
townhouses at Monroe Circle were demolished and the
Rabbi Shulman Building will be demolished in the future.
Western Avenue is an important gateway into Downtown
from the west, and vacant land offers the opportunity to
rebuild mixed-use housing with ground floor space for
community-serving uses.
The proposed plan for the Housing Authority property
aims to reintroduce affordable units at a variety of income
levels, creating a new neighborhood with amenities within
walking distance of Downtown. Furthermore, the Housing
Authority will continue to explore options for improving the
existing affordable units near the proposed mixed-income
neighborhood.S Taylor StWestern Ave
Neighborhoods 87 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Neighborhoods • Western Avenue Transformation
Today
The design of the site was guided by the below principles:
•Re-establish the street grid with smaller blocks allowing
for additional east-west connections through the new
neighborhood
•Create pedestrians walking paths along streets and
through green spaces and pocket parks
•Build a new community green at the heart of the new
development to provide a space for gathering and
programming
•Line Western Ave with taller, denser housing and locate
the smaller housing types fronting Scott and Taylor Street
or internal community spaces
•Build a mix of housing types that cater to different stages
of life and family sizes
•Build housing types that have street facing primary entries
•Include porches and balconies so most units have private
outdoor space available
Tomorrow
Neighborhoods 88DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Neighborhoods • Western Avenue Transformation
Today
How To: Expand Housing
Options
•Engage with development
teams who have experience
building mixed-income
housing and a range of
housing typologies
•Explore innovative financing
options that facilitate mixed-
income development
•Create pre-approved building
plan sets for high-density
townhouse designs
The view from the corner of Western Avenue and Taylor Street looking southwest. The ground floor of the proposed building could have a
early learning center to serve the new neighborhood.
Tomorrow
Public Realm
Public Realm 90DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm
Downtown’s public realm will
act as the thread, tying together
the districts, amenities, and
destinations into an accessible,
walkable, and wanderable place.
Today in Downtown, there is a sense that everything is far apart,
nothing is connected, and it’s not comfortable to walk for any
distance. The river is right there, but it’s difficult to get close
enough to enjoy this incredible asset, especially on the western
bank. The City has already begun investing in connecting
Downtown with walking and biking trails. Residents and
stakeholders enthusiastically support continuing that effort to
realize the vision of exceptional connectivity, livability, open space,
and parks in Downtown.
Public Realm
Improvement Projects:
•Gateways to Downtown
•Riverfront & Gathering
Spaces
•Streetscapes for People
•Multi-modal
Connectivity
•Transit
An improved, cohesive
public realm will draw
new residents and visitors
and make Downtown
South Bend a destination
for the region.
Riverfront &
Gathering
Spaces
Gateways to
Downtown
Multi-modal Connectivity
Streetscapes
for People
TransitChapin StLafayette BlvdMain StMichigan StMichigan StHill StNiles AveMLK Jr. BlvdFellows StLi
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W
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Colfax Ave
LaSalle Ave
Marion St
Lincol
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W
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t Portage AveWestern Ave
Jefferson Blvd
Monroe St
South St
Sample St South Bend
Ave
Leeper Park
Howard ParkTaylor StScott StWilliam St
Public Realm 91 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Gateways to Downtown
Tomorrow
Most visitors enter Downtown through a limited number
of routes from each direction. These entry points provide
opportunities to welcome visitors and make a positive first
impression. Signage, lighting, streetscape improvements,
and public art are all tools that can be used to improve that
experience. Dark railroad overpasses should be refurbished
with artistic LED lighting and mural art to create a more
comfortable gateway from the south. Additionally, targeting
vacant lots for short-term streetscape and landscape
improvements at these key gateway locations can help
transform visitors’ initial impressions of Downtown.
Concept for what an
improved railroad underpass
next to Union Station could
be with better station
signage, city banners,
improved street lighting,
and an LED and mural art
installation below the railroad
trestle.
Today
Key entry gateways to Downtown
Vertical Art Pieces, banners, signage and landscaping can also be used to mark the
gateways into Downtown
Public Realm 92DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Riverfront & Gathering Spaces
Future Riverfront trails and Downtown riverfront walking loops connecting a network of
public open space
The success of Downtown depends on attracting people
to live, work, learn, and play Downtown. The riverfront is a
crucial asset for achieving this success. Currently, while there
are some wonderful spots along the waterfront, they are
poorly connected, with most investments concentrated on
the east bank. Visitors coming to the west side of the river,
whether for an event at the Morris or a game at Four Winds
Field, may not even realize that South Bend has a riverfront.
An interconnected and active park experience on the west
side of the river connecting Downtown and the East Bank
would attract visitors and residents to Downtown, supporting
restaurants, businesses, and cultural venues.
Build off of the great success of Howard Park, and connect it into a larger system of trails
and parks
Trees along MLK Blvd. block views to the
river. Today, the east side of Downtown
does not engage with the riverfront.
Seitz Park improvements are under construction along the East Race
Washed out and blocked pathways are
barriers to a connected riverfront system
Lafayette BlvdMain StMichigan StSt. Joseph StRi
v
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s
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D
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Michigan StHill StNiles AveDr. MLK Jr. BlvdColfax Ave Colfax Ave
Lasalle Ave Lasalle Ave
Marion St
Navarre St
Madison St
Washington St Washington St
Jefferson Blvd
Western Ave South Bend AveLeeper Park
Howard Park
0.7 MILE LOOP
1.8 MILE LOOP
Public Realm 93 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Riverfront & Gathering Spaces
The fully connected St. Joe riverfront public space network
The City’s major investments in Seitz and Howard parks illustrate a commitment to reclaiming
the riverfront for the public. To date, these efforts have focused on the east side of the river.
With the creation of a signature riverfront park adjacent to the Century Center, the upgrade
to Jon Hunt Plaza and adjacent Gwen Stiver Memorial Park, and the residential green spaces
throughout Riverfront West, Downtown could have a continuous network of riverfront trails that
provide activity and engagement for people of all ages.Michigan StColfax Ave
Jefferson Blvd
Wayne St
Washington St Niles AveHill StSycamore StDr. MLK Jr. BlvdLasalle Ave
Howard Park
Signature Riverfront Park
Seitz Park East Race Waterway
Jon Hunt Plaza
Gwen Stiver Memorial Park
The Town Square
River View Square
Public Realm 94DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Public Art
The community identified arts and cultural events as one of
the most essential needs for Downtown. Adding art throughout
the public realm will further enhance Downtown’s role as
the cultural center of South Bend. This improvement goes
beyond murals and encompasses lighting, sound, sculpture,
and interactive cultural experiences. These additions will
attract visitors and create moments of discovery throughout
Downtown.
Public Realm 95 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Lighting of Downtown Riverfront
Fully lit walking loop core around the South Bend dam
Today’s River Lights exhibit highlights the core of the Downtown riverfront around Century
Center Island, Seitz Park, the South Bend Dam, and the Jefferson Boulevard Bridge. The lights
turn on before sunset and remain on until sunrise, and multiple motion-sensing interactive light
displays run from sunset to midnight.
Since their installation in 2015, the river lights have been a successful economic, artistic,
and recreational driver for Downtown - drawing people to enjoy the riverfront and nearby
restaurants and cultural amenities long after the sun goes down. From the LaSalle Avenue
Bridge to the Howard Park pedestrian bridge, a fully connected River Lights network would
beautify the urban riverfront, increase visibility and safety, and encourage longer hours of
activity along the St. Joseph River and its necklace of parks and open spaces.
POTENTIAL FUTURE RIVER LIGHTS
EXISTING RIVER LIGHTSMichigan StColfax Ave
Jefferson Blvd
Wayne St
Washington St Niles AveHill StDr. MLK Jr. BlvdLaSalle Ave
Howard Park
Signature Riverfront Park
Seitz ParkEast Race Waterway
Jon Hunt Plaza
Gwen Stiver Memorial Park
The Town Square
River View Square
View
Today
Extend the River
Lights Exhibit
Public Realm 96DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Curbless & Shared Streets
Curbless streets are designed without the typical physical separation between sidewalks and
roadways, encouraging a more seamless flow of movement for all users. These designs promote
safety, enhance mobility, and contribute to environmental sustainability, offering an alternative to
traditional car-centric infrastructure.
The vision plan proposes using shared, curbless streets in multiple locations. Each location
emphasizes the activation of the pedestrian realm. The streets are all associated with the
Downtown core or a Downtown institution, and they allow for closures for community events and
activities.
Bollards can block vehicular access to certain areas in curbless environments.Changes in pavement color and texture
communicate the transition between the car
and pedestrian zone.
A change in paving type helps denote car versus
pedestrian zones
Linear, flush drains are utilized in this curbless condition to manage
stormwater. Curbs used minimally for overflow stormwater basins where
needed. Contemporary paving patterns denote the pedestrian-only zone.Michigan StColfax Ave
Washington St
Western St Lafayette BlvdLafayette BlvdLafayette BlvdMain StMain StMain StLaSalle Ave
Colfax Ave
1. Downtown Core 2. Innovation District
3. Sports and Entertainment District 4. Renaissance District
Public Realm 97 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Tree Canopy
The lack of substantial tree cover Downtown presents a significant challenge that impacts
people’s comfort, sense of safety, and walkability. Providing a regular treescape Downtown
will offer shade and protection for pedestrians, creating a more enjoyable walking experience
while decreasing the perceived distance between key Downtown destinations. Trees also offer
environmental benefits, lowering temperatures by 10 degrees on hot days and creating habitat
of connected greenway corridors for wildlife.
Tomorrow
Today
The 500 Block of South Michigan Street and along Wayne Street are just two examples where the tree canopy is absent Downtown. Adding
street trees in both locations would provide a buffer between pedestrians and traffic, improve walkability, and enhance and increase the
value of adjacent properties.
In certain locations where the sidewalk depth permits, a double
allée of trees can provide comfortable gathering space
A healthy urban tree canopy can exist in places with tight setbacks.
Public Realm 98DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Streetscapes for People
Wide sidewalks with outdoor dining, regular street trees, and landscaping make this an
enjoyable urban sidewalk.
Tomorrow
Today
How To: Embrace
Sustainable Practices
•Follow best practices for
stormwater management to
prevent run off into the St.
Joseph River.
•Incorporate bioswales into
street design and parklets.
•Protect and save large
existing street trees
•Add permeable pavers to
parallel parking areas to
decrease runoff
•Increase tree canopy in
Downtown to have 30% tree
coverage by 2050
One of the biggest challenges in Downtown South Bend is
the lack of a comfortable walking experience. Pavement
dominates the cityscape, and although many amenities are in
close proximity, they often feel distant due to the discomfort of
walking on Downtown streets.
Prioritizing street trees, adding trees to urban pocket parks, and
creating planted bioswale bulb-outs in the parallel parking lane
would improve the pedestrian experience. These initiatives will
help green the streets, slow down traffic, and provide a buffer
for pedestrians, resulting in streetscapes designed for people
rather than just cars.
Looking north on Michigan Ave near the intersection with Monroe St, the
streetscape is dominated by asphalt and concrete, creating an environment
for cars, not people.
Public Realm 99 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Streetscapes for People
Tomorrow
Today
Looking west on Jefferson Boulevard, there is a generous pedestrian sidewalk and planting
buffer, but the ground floor use of the building has opaque glass and does not engage with
the pedestrian realm.
Activating the ground floor of Downtown buildings invites
people to walk and enjoy public streets. Small interventions at
the street level can create a more engaging public realm. The
example to the right on Jefferson Boulevard illustrates how a
few minor adjustments can transform a streetscape. The key
strategies here include:
•Adding canopies to provide shade and protection from
the elements for the pedestrian
•Replacing dark tinted glass windows with larger
transparent glazing to see the activity in the building
•Utilizing movable planters to soften the streetscape
where the building meets the sidewalk
•Adding additional entrances where possible to increase
activity
•Including lighting on the building facade for safety and
security at night.
Public Realm 100DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Multi-Modal Connectivity
Connecting Downtown involves more than just accommodating
cars and pedestrians; it is also crucial to enhance connections
among various modes of transportation, including bikes,
scooters, buses, and trains.
The City has significantly invested in the pedestrian and bicycle
network, including the new 1.5-mile Link Trail, connecting the
University of Notre Dame to Downtown. However, the network
is still incomplete and has opportunities to grow, especially
to the west. Completing these connections, tying them to the
riverfront trails, and ensuring they connect to all the different
Downtown districts will create a comprehensive system,
making it easier and more enjoyable for people to access and
navigate Downtown.
Bike and trail networks and proposed future connectionsRecently completed bike and pedestrian infrastructure increase the safety of this
intersection where Niles Avenue crosses Lasalle Avenue
Recently updated bike and pedestrian infrastructure along Main
Street waiting to be tied into a more comprehensive system
The new 1.5-mile Link Trail connects the University of Notre
Dame to Downtown via a protected bike lane.
E
ast Race Trail E
ast Race Trail PROTECTED/OFF-STREET BIKE ROUTES
ON-STREET BIKE ROUTES
PROPOSED BIKE ROUTES
PROPOSED TRAILS
LINK TRAIL
RIVERFRONT TRAILS
Link TrailLink TrailMichigan St Bike Michigan St Bike RouteRouteChapin Street Bike Chapin Street Bike Main Street Bike RouteMain Street Bike RouteProposed MLK Bike RouteProposed MLK Bike RouteProposed Marion Proposed Marion
St Bike RouteSt Bike Route
Monroe St Bike RouteMonroe St Bike Route
Oliver TrailOliver Trail
Proposed W Colfax St Bike RouteProposed W Colfax St Bike Route
Jefferson Blvd Jefferson Blvd
Bike RouteBike Route
Wayne St Wayne St
Bike RouteBike Route
ProposedProposed
Proposed TrailProposed TrailSample St Bike RouteSample St Bike Route
Proposed Howard St Proposed Howard St
Bike RouteBike Route
Leeper Leeper
ParkPark
Howard Howard
ParkPark
Public Realm 101 DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Multi-Modal Connectivity
Bringing Amtrak trains back to the historic train station would provide an additional mode of transit Downtown while
also preserving and activating an important cultural landmark
Today, the historic union station building sits vacant and unused
The existing station today is located on West Washington Street, over
1.5 miles from Downtown.
Today
Today the Amtrak trains are directed to a small concrete block
building on the western side of Downtown. It is surrounded by
uninviting industrial uses. The City is pursuing rerouting the
South Bend Amtrak stop from the remote corner of town to the
historic train station that sits at a key location adjacent to Four
Winds field at the corner of Lafayette Blvd and South Street.
Tomorrow
Public Realm 102DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Public Realm • Transit
How To: Build Comfort-
able and Accessible Con-
nections
•Refine bus transit to prioritize
consistent, dependable
service
•Prioritize frequently traveled
routes
•Build comfortable, protected
bus shelters
•Encourage cycling and
micro-mobility
•Promote walkability by
making routes safer and
more comfortable
South Bend’s public transit system, operated by Transpo, is
a critical component of the regional transportation system,
offering options for navigating the City without the use of a
personal vehicle. The South Street Station, the central transfer
station, is located in the southern portion of Downtown. It is
co-located with the Greyhound Bus Station and across the
street from Union Station, which may serve as the future
Amtrak station. However, the funding for the transit system is
limited and translates into long headways (low frequency) for
most routes. Oftentimes, riding the bus takes much longer than
driving. The University has a large population of potential riders
who might ride the bus Downtown if it were more convenient.
The City and Transpo should explore partnerships to fund an
increase in the frequency on key routes to less than 15 minutes,
allowing riders to confidently travel to and from Downtown
without planning ahead.
AMTRAK BUS STATION
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Built Form & Design Standards 103
Built Form & Design Standards
Built Form & Design Standards 104DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
A Regulating plan to guide future
development in Downtown
As South Bend continues to evolve, it is crucial to guide the
built environment and ensure that new developments have a
positive impact on the public realm. These design standards
offer guidance on best practices for Downtown.
Retail Incentive Zone
•Retail uses along Michigan Street should be incentivized
in these locations to create an active retail destination
Downtown
Residential District Overlay
•Allow smaller lot sizes within this zone to encourage a
variety of housing types downtown
•Provide flexibility on front yard setbacks to allow for a
variety of street frontage conditions for residential units
Mid-Block Connections
•Important connections through the middle of blocks should
be enhanced to improve the wanderability of downtown
•Existing alleyways should be preserved and designated
for use as a pedestrian way, access for back-of-house
operations, or a combination of both.
Focal Points
•Preserve important views to enhance place-making
opportunities
•Loading docks, trash enclosures and parking access should
be located away from significant corners and views.
Built Form & Design Standards
Chapin StLafayette BlvdLafayette BlvdMain StMichigan StMichigan StHill StMichigan StMain StMLK Jr. BlvdColfax Ave
Lasalle Ave
Marion St
Lincol
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W
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Washington St
Western Ave
Wayne St
Jefferson Blvd
Monroe St South Bend AveS William StMID BLOCK CONNECTIONS
RESIDENTIAL DISTRICT OVERLAY
RETAIL INCENTIVE ZONE
FUTURE FOCAL POINTS
HISTORIC & EXISTING FOCAL POINTS
Sample St
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Built Form & Design Standards 105
CREATING AN ACTIVE, ENGAGING
RETAIL ENVIRONMENT
The streetscape offers an excellent opportunity for activation.
The area immediately adjacent to the building face can be
configured in a variety of ways depending on the uses inside
the building. For retail and mixed-use buildings, seating,
dining, and street furniture can be used to engage shoppers
by extending the retail experience into the outdoors. Street
furniture also includes bike infrastructure, such as bike racks
and repair stations.
Retail frontage guidelines
•In areas with retail on the ground floor, hardscape can
accommodate benches, bike infrastructure, seating,
signage, and merchandise displays. Movable pots or
planters provide versatile landscaping that can be relocated
as needed.
•In areas with ground-floor restaurants, design outdoor
dining as private seating for retail tenants, ensuring clear
access to buildings and visibility to open spaces. The dining
area can include tables, seating, umbrellas, and movable
pots, and planters.
•In curbless environments, bollards can separate pedestrians
from vehicles. Consider other creative solutions such as
planter pots, seat walls, and curbed planting beds along
with other vehicular deterrents in curbless environments.
•Seasonal displays, pop-ups, and furnishings are
encouraged to promote activity throughout the year.
•Sidewalk seating, planters, signage and awnings, and
portable heaters make the sidewalk a lively and inviting
place year-round
Retail Frontage
Sidewalk seating, additional planting, diverse mix of store signage, awnings, and portable
heaters make the sidewalk a lively and inviting place year-round
Diverse sidewalk frontage with plantings, bike racks, potted plants, movable sidewalk
seating, inviting storefronts, appropriately sized signage, and special paving
String lights, movable planters, and high quality paving materials make an attractive retail
frontage. Wide, operable restaurant windows bring energy out to the sidewalk and make a
more inviting public environment.
Clothing and goods displayed outside of retail stores attract shoppers and contribute to the
streetscape
Built Form & Design Standards 106DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Retail Frontage
Clear Zone
Remain Clear for
pedestrians
Marketing Zone Movable & outdoor furniture for retail uses
Landscape Zone
Tree Pits, landscaping
and public furniture
SIDEWALK ZONES FOR AN ACTIVE
RETAIL FRONTAGE
The sidewalks in front of downtown retail can be broken
into three parts: the marketing zone, the clear zone, and
the landscape zone. The marketing zone offers space for
retailers to display signage or merchandise or for restaurants
to locate outdoor seating. The clear zone must remain clear
of any furniture or advertisements to allow for a clear flow of
pedestrian traffic. The landscape zone protects the pedestrian
from the street and moving traffic. Grated trees, landscaping,
bioswales, and bike racks are appropriate in the landscape
zone.
Essential elements for a successful retail frontage
•Canopies or awnings to provide shade and protection from
the elements
•Transparent glazing to allow visual connection into the
ground floor spaces
•Tasteful and appropriately sized signage
•Seating for outdoor dining (Can be located in the Marketing
zone or landscape zone)
•Benches for seating
•Street trees (Can be grated or in planter beds)
•Individual storefront identity to break up the scale of the
pedestrian experience
•Movable planters
1
1
2
2
3
34
4
5
5
6 6
7
7
8
8
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Built Form & Design Standards 107
ATTRACTING PEOPLE DOWNTOWN
TO LIVE REQUIRES THOUGHTFUL
PLANNING FOR RESIDENTIAL UNITS
Two types of residential entries can be found in Downtown:
multi-unit building entries and individual unit entries. Building
entries for multi-unit buildings should direct residents and
visitors to entrances through the use of canopies, signage, and
transparent glazing. Individual unit entries should be separated
from the street using a change in grade, screen walls, and
plantings to create a sense of privacy in a busy urban district.
Residential Design Guidelines
•Design primary residential building entries so that they are
easily recognizable and accessible
•Minimize door swings opening directly onto sidewalk areas.
Recess entries where possible to create more space to
accommodate door swings
•Consider overhangs, canopies, and awnings above
entrances to protect pedestrians
•Create a sense of privacy for individual unit entries by
elevating the ground floor above the sidewalk, using steps,
low walls, plantings, or other elements
•Consider porches or stoops for individual unit entries (see
following pages for more details on the types of individual
unit entries)
Residential Frontage
Clear Zone
Remain Clear for
pedestrians
Marketing Zone
Landscaping &
boundary walls to
screen
residential units
Landscape Zone Tree Pits, landscaping or bioswales in this location
Large Multi-Unit Building Entry Individual Unit Entry
The ground floor of apartments can have individual unit
entries that activate a downtown street
Urban townhouses provide another housing option with
individual entries to multi-level units
1
1
2
2
3
3
4
4
4
5
5
Built Form & Design Standards 108DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Residential Frontage • Apartment
Clear Zone
Remain Clear for
pedestrians
Terrace Zone
Landscaping & Low
walls to screen
residential units
Landscape Zone
Tree Pits,
landscaping or
bioswales in this
location
SIDEWALK ZONES WITH NARROW
RESIDENTIAL FRONT SETBACK
For residential frontage, the area between the building and the
curb falls into three zones: the terrace zone, the clear zone, and
the landscape zone. The terrace zone belongs to individual
ground-floor residential units. Within this zone, plantings, low
walls, stoops, steps, and terraces are associated with the
individual units. The clear zone must remain clear to allow for
a free flow of pedestrian traffic. Plantings and greenery in the
landscape zone help to soften the residential address and
provide a buffer to the street.
Essential elements for a successful residential
frontage
•Recessed entry to allow for semi-private terrace
•Plantings to screen ground floor units
•Street trees (Can be grated or in planter beds)
•Individual unit entry canopies to provide shade and
protection from the elements
•Grade separation to create privacy for the ground floor
occupants
1
1
2
2
3
3
4 4
5
5
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Built Form & Design Standards 109
SIDEWALK ZONES WITH A DEEPER
RESIDENTIAL FRONT SETBACK
Moving away from Downtown, toward the neighborhood, high
density townhomes and duplexes with slightly more generous
front yard setbacks provide an additional housing type for
downtown. This frontage type is similar to that of the multi-
family ground floor residential units, but has a slightly larger
terrace zone and can potentially have more plantings and less
paving in the landscape zone. This frontage type is ideally
located at the edges of Downtown adjacent to surrounding
neighborhood fabric. A sense of privacy for individual unit
entries is created using steps, low walls, plantings, or other
elements.
Important elements for a successful residential
frontage
•Recessed entry to allow for semi-private terrace
•Plantings to screen ground floor units
•Street trees - in planter beds or fully planted
landscape zone
•Individual unit entry canopies to provide shade and
protection from the elements
•Steps to separate unit from the public pedestrian realm
•Fences or walls with gates to separate the public from the
semi-private realm
Clear Zone
Remain Clear for
pedestrians
Terrace Zone
Landscaping & Low walls to
screen residential units
Landscape Zone
Tree Pits, landscaping
or bioswales in this
location
Residential Frontage • Townhouse
1
1
2
2
3
3
4
4
5
5
6 6
Built Form & Design Standards 110DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
MANAGING SLOPING SITES TO ALLOW
FOR A COMFORTABLE PUBLIC REALM
In a Downtown setting, where many buildings have zero
lot setbacks, it can be challenging to resolve long building
facades and ground floor access without having a adverse
affect on the sidewalk and public realm. To encourage a
positive outcome on a site with grade change, it is important to:
•Carefully understand the site grading during the early
conceptual phases of design.
•Work with the grade rather than against it. Use terraces to
help create useable space and mediate grade changes..
•Carefully consider loading and parking entry locations.
•Consider resolving the grade inside the first floor of the
building with ramps and stairs. Allow for taller volumes in
public spaces on the ground floor.
•Recess front entries to mitigate running slope grade
challenges for ADA accessibility.
Street Frontage with Grade Change
Slab Break
Second floor slab
Taller Floor to floor height at major corner building entry
Slab Break
Slab Break
Utilize ramps and stairs in interior lobby &
entry space to resolve change in grade.
Exterior entrance remains flush with
sidewalk
What to avoid: resolving grade change by splitting
sidewalk to the detriment of the public realm
+4
+0
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Built Form & Design Standards 111
Significant Focal Points
The All American Bank Building sits at a prominent location at the corner of Michigan and
Washington Street
WHERE THE IMPORTANT MOMENTS
ARE IN DOWNTOWN TODAY
As the City grows and changes, it is important to preserve the
recognizable corners and views that are iconic in downtown.
This diagram highlights prominent existing buildings and their
existing view corridors, as well as important key focal points to
consider in future developments.
FUTURE FOCAL POINTS
HISTORIC & EXISTING FOCAL POINTS
Chapin StLafayette BlvdLafayette BlvdMain StMichigan StMichigan StHill StMichigan StMain StMLK Jr. BlvdColfax Ave
Lasalle Ave
Marion St
Lincol
n
W
a
y
W
e
s
t
Washington St
Western Ave
Sample St
Wayne St
Jefferson Blvd
Monroe St South Bend AveS William St
Built Form & Design Standards 112DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
HOW TO KEEP ICONIC MOMENTS
DOWNTOWN AND CREATE NEW ONES
Historic & Existing Focal Points:
•Step and angle new buildings back from the street edge to
create sight lines to existing historic architectural resources
•Restore and preserve existing buildings at focal point
locations
Future Focal Points:
•Utilize higher quality building materials, attractive
proportions, and creative massing to make character
defining public spaces
•Locate front doors at these key locations
•Create an engaging ground floor environment
•Avoid placing loading, parking and other back-of-house
uses within direct view of these significant downtown
moments
•Plant and landscape appropriately to provide clear sight
lines at the most prominent locations
Significant Focal Points
Setting development back from the edge of the sidewalk and inserting a new linear green along Wayne Street creates
a long view of the historically significant St. Patrick’s Church
The view-shed map showing the LaSalle Building and Morris
Performing Arts Center important facades. The northwestern
corner of the intersection of LaSalle Ave and Michigan Street will
be an important corner for future development in that location.
The view-shed map of the area of St. Patrick’s Church showing the
proposed development set back to preserve the view of the church
along Wayne Street
St. St.
Patrick’s Patrick’s
ChurchChurch
Proposed Proposed
DevelopmentDevelopment
Jon Hunt Jon Hunt
PlazaPlaza
Gwen Gwen
Stiver ParkStiver Park
W Wayne St
E Colfax Ave
E Lasalle Ave
N Michigan StML
K
J
r
B
l
v
d
Western AveS William StS Taylor StFranklin St
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Built Form & Design Standards 113
ACTIVATION OPPORTUNITY
Alleys and pedestrian mid-block connections are useful tools
for enhancing the wanderability of the City. When possible, try
to preserve alleys that provide useful routes for pedestrians
and make them fee safe and comfortable by using plantings,
murals, lights, fixtures and special paving materials.
Add windows and balconies to buildings with sides along alleys
to add life and eyes on the public realm. Townhouses and
townhouse-like frontage could face alleys to create mews and
pedestrian oriented, mid-block conditions. New larger mixed-
use developments can bridge these connections, but preserve
the pedestrian connectivity at the street level.
Alley & Mid-block Connections
Restaurant seating, and connections to important buildings
turned this alleyway into a pedestrian only connection.
Plantings, seating, well designed fixtures, attractive signage,
and high quality paving materials make this alley a place
people feel comfortable gathering
High quality paving materials delineate between the vehicle
lane and the pedestrian zones. Newer buildings have
windows, awnings,and entrances fronting the alley
Townhouses facing a pedestrian mews with entry stoops and landscape beds create a
desirable address for these for-sale townhouses in New York City
New construction can preserve access to air and light while preserving mid-block
connections. Water features, landscaping, string lights, and a restaurant activate this space
Mixed-use alley with high quality paving, well lit retail storefronts, seating, and art
Built Form & Design Standards 114DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
PARKING, UTILITY & LOADING
SCREENING
In an active, mixed-use district, parking, utilities, trash, and
loading will be necessary features. Dumpsters, compactors,
ganged meter service areas, and ground-mounted mechanical
equipment areas such as condenser units for air conditioning
must be screened from public view.
Utility Screening Guidelines/Screening Methods
•Landscaping may be used for screening if the appropriate
height and density of the plantings are present.
•Architectural walls with gates can be utilized to screen the
utilities adequately.
•Wood, composite, or metal fencing can be used, assuming
fencing is tall enough to screen the utilities adequately.
•Interior locations can be utilized, including parking garages
and interior trash rooms. Additional screening inside parking
garages may be added as appropriate.
Screening & Locating Parking & Loading
Here the screening fencing aligns with the adjacent low wall, helping to create a consistent
edge along the sidewalk and successfully masking the mechanical equipment
Parking entrances and loading docks should use the same materials as the main building to
create a uniform architectural look. If possible, the building massing should ensure that they
are slightly recessed from the main pedestrian path of travel.An example of dumpster screening utilizing high quality materials that add, instead of
detract from the public realm.
ON-STREET LOADING
On-street loading may be provided in locations with
neighborhoods serving retail, mixed-use buildings, or
apartment buildings. Such areas should be designated in each
project site plan.
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Built Form & Design Standards 115
OVERVIEW
The built form of Downtown is guided by the South Bend
Zoning Ordinance, including its zoning map. The Ordinance is
a local law that governs the physical development of property,
both the form and scale of buildings and the specific use of land.
The future zoning map within this section proposes how
each lot within Downtown should be zoned following
adoption of this plan.
Combined with the regulations found within the South Bend
Zoning Ordinance, the aim of the future zoning map is to
maintain and enhance Downtown’s pedestrian-oriented,
urban environment. Automobile-focused development is
discouraged. Parking areas should be hidden from view from
streets when possible, and access should be carefully planned
to minimize the potential for vehicle-pedestrian conflicts.
Drive-throughs are discouraged, and if they are present, they
should be designed not to be visible from the street. Billboards
should not be located downtown; existing ones should be
phased out.
As properties are developed or reused, nonconforming
conditions should be brought into conformance with the
proposed zoning district shown, including landscaping,
parking, lighting, signage, and building standards.
This plan seeks to allow a greater quantity and diversity in
housing units; doing so will permit people to find housing within
downtown that meets their price and lifestyle needs.
The South Bend Zoning Map divides the City into twelve zoning
districts. Seven of these districts – U1, U3, UF, NC, DT, OS,
and I – are proposed for Downtown. While their use may be
appropriate, the U2 and U districts are not currently proposed
for Downtown. The S1, S2, and C districts should not be used
Downtown because of their suburban nature.
FUTURE ZONING MAP
Zoning & Building Types
Intent
Where It Is Appropriate
The U1 Urban Neighborhood 1 District
supports mostly single-unit detached
dwellings, but well designed duplexes would
also be appropriate. The U1 District features
modest building setbacks and inviting
frontages, such as porches and stoops.
Urban Neighborhood 1U1
The U1 District is well suited for the residential
areas in and adjacent to the River Bend and
North St. Joseph Street Local Historic
Districts. The plan would support rezoning
properties within the U1 District to the U2
District for projects that augment the historic
neighborhood character.
The U3 Urban Neighborhood 3 District
supports a full range of housing types,
from single-unit dwellings to large multi-
unit buildings, placed at small setbacks.
Buildings in the U3 District may be built up
to four stories in height.
Urban Neighborhood 3U3
The U3 District is appropriate for scattered
areas on the fringe of Downtown, including
areas where it provides a transition to
lower-density neighborhoods.
URBAN NEIGHBORHOOD 1
KEY
URBAN NEIGHBORHOOD 3
URBAN NEIGHBORHOOD FLEX
NEIGHBORHOOD CENTER
DOWNTOWN
INDUSTRIAL
OPEN SPACE
DOWNTOWN BOUNDARY
PLACE
H
O
L
D
E
R
Built Form & Design Standards 116DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Intent
Where It Is Appropriate
The DT Downtown District supports the
development of South Bend’s core into a high-
intensity, mixed use urban area.
The NC Neighborhood Center District supports
higher intensity, mixed-use urban centers,
often near the intersection of major streets.
Buildings usually have small or no setbacks
and can be up to four stories.
The UF Urban Flex District supports a full
range of housing types, together with limited
small-scale commercial uses. Buildings
typically have small setbacks and are two to
four stories.
Urban Neighborhood FlexUF Neighborhood CenterNC DowntownDT
The DT District is appropriate for the
Downtown core, including areas on both sides
of the St. Joseph River.
The UF District is proposed for areas outside
the Downtown core, including the west side of
St. Joseph Street and along Taylor Street.
Properties zoned U3 District may be
rezoned to the UF District to permit small-
scale commercial and institutional uses
complementary to their context.
The NC District is well suited for blocks
immediately outside the Downtown core,
including along William Street and along
Michigan Street near the Monroe Park
neighborhood. As necessary, properties
within the Renaissance District may be
rezoned to the NC District to support mixed-
use projects including a manufacturing
component. Properties zoned U3 District
may be rezoned to the NC District to permit
small-scale commercial and institutional uses
complementary to their context.
Open SpaceOSIndustrialI
The I Industrial District supports medium-
to high-intensity industrial uses, typically
grouped along highways and major streets
and separated from residential uses. Heavy
industry, gas stations, and vehicle sales and
service uses are discouraged on properties
zoned I District within the Downtown planning
area.
The OS Open Space District supports the
development of public parks and other open
spaces.
The OS District is appropriate for publicly
owned park spaces, including Leeper, Gwen
Stiver, Pier, Plaza, and Seitz Parks and Jon Hunt
Plaza, and any new or expanded public parks
in Downtown.
The I District is proposed for the southwest
corner of the Downtown planning area, south
of the railroad tracks.
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Built Form & Design Standards 117
U1
U3
UF
NC
DT
Urban Neighborhood 1
Urban Neighborhood 3
Urban Neighborhood Flex
Neighborhood Center
Downtown
The table on the following pages
illustrates the character of different
building types and shows in which zoning
districts they are permitted. Building types
do not apply to the OS or I zoning districts,U3U3 UFUFUF NCNCNC
Zoning Districts
Apartment HouseStacked FlatsShopMid-Rise / Tower
DT DT DT DT
Building Types
Built Form & Design Standards 118DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Carriage HouseDetached HouseCottage CourtDuplex
U3U3U3U3U3 UFUFUFUFUFU1U1U1 NCNC
Cottage court photos (top to bottom):
michaelwatkinsarchitect.com
kerneyhomes.com
cottagecourt.com
Townhouse
DT
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Historic Preservation 119
Historic Preservation
Historic Preservation 120DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
What remains needs to be preserved and
reinvigorated to make Downtown a more
welcoming place for living and working.
WHY HISTORIC PRESERVATION?
Historic preservation provides an opportunity to breathe new life into the
heart of Downtown and reactivate South Bend’s historic buildings. Historic
properties tell the story of South Bend’s development, from its industrial
roots to its evolving urban landscape. The revitalization of these properties
contributes to both cultural vibrancy and economic sustainability. Small
businesses have been shown to favor and thrive in historic buildings, and
well-maintained historic architecture is linked to increases in property values,
foot traffic, and greater community engagement. Successful rehabilitation of
a historic buildings often spurs additional investment nearby. In the context
of renewed interest in urban living, historic architecture also serves as a
desirable draw and feature of walkable downtowns.
Historic Preservation SOUTH BEND HISTORIC RESOURCES
Sample StChapin StLafayette BlvdLafayette BlvdMain StMichigan StMichigan StHill StMichigan StFellows StMain StMLK Jr. BlvdColfax Ave
Lasalle Ave
Marion St
Lincol
n
W
a
y
W
e
s
t
Washington St
Western Ave
Wayne St
Jefferson Blvd
Monroe St South Bend AveS William St
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Historic Preservation 121
Preservation Principles for Downtown
1. Bring active uses to historic structures 2. Preserve original building materials and repair
damaged facades
3. Engage the public realm with active uses,
transparent glazing, and improved signage and
lighting at the street
4. When adding to historic buildings, be
sensitive to the historic structure and be mindful
of setbacks, massing, character, and materiality
These are four key guidelines for the restoration, reuse, and
renovation of historic properties in Downtown. The level of
intervention necessary on each property varies, but these
guidelines are applicable to all historic structures, not just the
specific buildings included in this section.
For additional guidance on best practices see the South Bend
Historic Preservation Standards. It is a series of guidelines
and best practices about the treatment of historic properties,
building materials, and of alterations to existing structures and
proposed new structures.
Historic Preservation 122DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
INDIANA LANDMARKS
HISTORIC VISIONING PROPERTIES
This section highlights and creates a vision for eleven properties that are
important, at risk, landmarks. Additional downtown historic resources are
included on the map.
1
6
27
3
8
4
9
5
10
•316 W Jefferson Boulevard
•740 S Michigan Street
•425 S Michigan Street
•112 W Colfax Avenue
•435 S Michigan Street
•212-216 S Michigan Street
•215-217 S Lafayette Boulevard
•219-225 S Lafayette Boulevard
•228 S Michigan Street
•235 S Michigan Street
•229 S Michigan Street
1
6
2
7
3
8
4
9
5
10
11
11
Historic Preservation
Sample St
INDIANA LANDMARKS HISTORIC
VISIONING PROPERTIES
SOUTH BEND HISTORIC RESOURCES
Chapin StLafayette BlvdLafayette BlvdMain StMichigan StMichigan StHill StMichigan StFellows StMain StMLK Jr. BlvdColfax Ave
Lasalle Ave
Marion St
Lincol
n
W
a
y
W
e
s
t
Washington St
Western Ave
Wayne St
Jefferson Blvd
Monroe St South Bend AveS William St
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Historic Preservation 123
1. STATE THEATER
212-216 S Michigan Street
The National Register-listed State Theater (“Blackstone
Theater”) was completed in 1921 and was designed by Henry L.
Newhouse, known for theaters in the Chicago area, The State
Theater ceased operations as a theater in 1977 and again in
1996, after a three-year attempt to reopen. The theater has
been vacant since 2016. The South Bend Redevelopment
Commission holds a facade easement on the west-facing,
main facade.
Ahead of its time, the State Theater remains an icon
in the heart of Downtown.
As one of two Vaudeville era theaters left in South Bend,
reactivation of this building would give new energy to the
South Michigan corridor and retail heart of the City. The
Classical revival style theater retains it’s original facade
complete with multistory terra cotta columns, urns, and heavy
entablature. The later-added marquee has become a defining
feature of the street.
•Ground floor retail/commercial space would establish the
essential street-facing retail spaces on the 200 block of
South Michigan
•Marquee could be used creatively, not only as business
advertisement, but for community engagement, art and
public encouragement
•The theater portion of the building could be reactivated to
fill a gap in medium sized venues (seating 800-1000)
•Office spaces on the second floor can support the
operations of a theater or be adapted for local business
spaces
Original building facade above on right side of photo circa 19XX
Original building facade above on right side of photo circa 19XX
Historic Properties
Historic Preservation 124DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Historic Preservation 125
What’s Underneath?
•Original brick construction
with patterns and recessed
areas that create interest and
depth
•Decorative terra cotta inlays,
cornice and window trim
further enhance the facade
•Original window openings
maximize the natural light
and balance the overall
facade
Clean and point original brickRemove metal facade
Restore Terra cotta cornice,
inlays and belt bands
Street trees and other plantings moved into
curb bump-outs to clear the walking path
Transparent windows with
activity on the interior
2. 215-217 S LAFAYETTE BOULEVARD
Built around 1917, this building housed the Cadillac Motor Sales
Company and garage. Over the next half century, various auto
dealers and one boat dealer occupied the building. In the late
1990s, Herrman & Goetz purchased the building and covered
the original facade. Today the building sits vacant.
Historically, this site was a mixed use site featuring a
sales floor, service garage and general office space.
•Reuse would provide multiple retail or commercial spaces
•Potential for residential units or on-site small scale
manufacturing on the second floor or rear of ground floor
Historic Preservation 126DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
3. 219-225 S LAFAYETTE BOULEVARD
Built around 1927, the building was occupied by the Richard
R. Kuehn Company auto dealer, one of many auto dealerships
that would reside in this building. In 1932, the building was
briefly used as a temporary post office while the new post
office and federal building was being constructed.
Historically, this was a mixed use site featuring a
sales floor, service garage and general office space.
•Introduce residential units on the second floor or possible
use of the second floor as gallery or artists’ spaces
•Create a ground floor retail environment with large
storefronts and updated signage to engage with the
pedestrian environment
Slightly altered original building facade circa 1980
Enlarge second floor windows to
original size
Bring back operable
windows
Alter ground level store fronts
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Historic Preservation 127
4. 228 S MICHIGAN STREET
Built in 1926 after a fire destroyed the previous building,
Greenblatt’s Fur Shop occupied the building, and used the first
floor as a showroom and the upper floors as manufacturing
space. In 1987, parts of the facade were restored and a false
metal front that was added in 1949 was removed.
Historically, the goods sold here were manufactured
on site.
•Reintroduce small scale manufacturing on-site with sales
and showroom up front on the ground floor
•Potential to add upper floor residential units
Original building facade seen at the far right of the photo Circa late 1920s.
Reconstruct cornice to
appropriate proportions
Clean and point original brick
Restore original
bronze windows
A 2-store front wide single business on the main level
Historic Preservation 128DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Original building facade above on right side of photo circa 1920s
Remove sun room additions
from south facade
Restore cast iron cornice
Reintroduce storefront
to west facade
Remove paint clean and
point original brick
5. 235 S MICHIGAN STREET
The current building dates to 1924, when the previous 1890s
building was extended and renovated. After the alteration, the
building featured store space along both West Wayne and
South Michigan Streets and office spaces on the upper floors.
The first floor was converted to restaurant space in the 1980s.
Storefronts drew foot traffic from both W. Wayne and
S. Michigan streets.
•Introduce residential or office units on the second, third
and forth floors and possible use of the roof as an amenity
space
•Create varied ground floor storefronts that engage the
pedestrian walking from W. Wayne Street or along the
Michigan Street Retail Core
•The Wayne street facade offers opportunity for multiple
retail and commercial configurations
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Historic Preservation 129
Original building facade above on right side of photo circa 19XX
Remove 1960s metal
facade and awning
Restore original stone facade
Existing Dainty
Maid Food Hall
Reintroduce store front
commercial spaces
6. 229 S MICHIGAN STREET
The Center City Building as it stands today encompasses two
early 20th century buildings. Until 1943, part of the current
building was in use as Merchants National Bank. When the
bank closed, the Grand Leader department store expanded,
and in 1960 the building was extensively remodeled and the
steel facade installed.
Original stone lies under the 1960s metal facade.
•Reestablish storefronts that encourage double facing retail
•Large square footage offers opportunities for mixed use
including retail, small scale manufacturing, a boutique hotel,
studios and office space
•Original facade brings interest and connects the future to
the historic walkable retail corridor of South Michigan
Historic Preservation 130DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Restore original brick
and terra cotta facade
Reintroduce store front
commercial spaces
7. 316 W JEFFERSON BOULEVARD
This stone and brick building was completed in 1924 for the
Knights of Columbus and was designed by Nicol, Sholer, and
Hoffman of Lafayette, Indiana. The building was purchased by
the Indiana Club in 1936, though it is now vacant.
The building was a pillar of early 20th century social
life.
•Create multiple retail or art spaces on the ground floor,
showcasing activity inside with transparent glass
•Make use of the upper floor ballroom as a mid-size venue
space or high-ceilinged lofts
•Flexible 1-4 retail spaces, commercial, event and office
opportunities
•Should not be residential on ground floor
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Historic Preservation 131
8. 740 S MICHIGAN STREET
This brick and terra cotta building was built in 1928 by the
Indiana Lumber and Manufacturing Company to act as a
showroom for their lumber. The building originally stood in
front of the company’s sprawling lumber yard. In 1940, Bendix
Local 9 bought the building for use as its union hall, linking it to
South Bend’s rich labor history.
9. 425 S MICHIGAN STREET
This brick building was built in 1929, and Sears, Roebuck
and Co. moved in shortly after its completion. Sears left
the building in 1949, and the locally-known Inwood’s Store
moved in. Inwood’s remained in the building until the
store’s final years in 1989,
Historic Preservation 132DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
10. 112 W COLFAX AVENUE
This building was built in 1901, with a new
and secondhand store on the first floor and
residences on the second floor. In 1914, a
saloon opened in the building, but it was
almost immediately placed into receivership.
The Colfax Restaurant opened in part of
the building in 1921, and by 1969, the Colfax
Restaurant (“The Loft”) had expanded to
the rest of the building, which has held
restaurants since.
Henry Greenblatt and Phillip Smith
built this commercial building in
1922. The space originally offered
eight separate store spaces along
with offices. Throughout its history,
the building has hosted a variety of
businesses, the most notable being
the Whitmer-McNease Music
Company.
11. 435 S MICHIGAN STREET
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Implementation 133
Implementation
Implementation 134DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Implementation Strategies
From the beginning of the process, the City of South Bend
approached the Downtown South Bend 2045 plan through
the lens of implementability. This informed the selection
criteria for the interventions, the vetting and development of
action steps, and the intentional involvement of partners early
in the process. The plan is based in market projections of
what is realistic and achievable in the 20-year timeframe. The
implementation strategy laid out in this chapter addresses lead
responsibilities and roles, partnerships, and timeframes.
FUNDING SOURCES
Public Funding Sources
Public funding sources form the base of the capital stack
for projects with public benefit. Public funding sources are
appropriate for projects such as:
•Creation of public gathering space and parks
•Street transformations and public right-of-way projects
•Improvements to walking and bicycling networks
•Utility improvements
•Green infrastructure and drainage improvements
•Public-use buildings (community centers, museums,
schools, libraries, government facilities, etc.)
•Financial incentives for private development projects that
are not yet market feasible (such as low- or no-interest
financing, bonds, 99-year land leases on public land, tax
credits, small grants, etc.)
Private Funding Sources
Private funding sources typically fund the majority of private
development (for-profit buildings and uses on privately owned
land). Private funding sources typically include:
•Conventional bank debt
•Subordinated debt
•Private capital and equity
Philanthropic Funding Sources
Philanthropic grants should act primarily as the gap equity
for both public and private projects. The intent is to ensure
that grants from donors and foundations are leveraging the
maximum public and private sources first. Grant requirements
will be defined to ensure the desired impact.
How will projects be implemented?
•Public-private partnerships (PPPs)
•Publicly-funded and publicly-led projects within rights-of-
way and on publicly-owned land
•Incentives and improved economic environment for private
investment
•Ordinance and policy updates
•Public support for taxes and millages
•Rezoning and entitlement of strategic parcels
•Leveraging state and philanthropic grants
•Incremental improvements to quality-of-life
Example Funding Stack for a Private Project
Example Funding Stack for a Non-Profit Project
State & Federal grants & bonds
Leveraged Private Investment
Philanthropic Funding for Gaps
not covered by other sources
Total Project Cost
Example Funding Stack for a Public Project
Local match and/or tax
Conventional Bank Debt
Owner/Developer Equity
Public Incentives
Philanthropic Grants
Subordinated Debt
Total Project Cost
Non-Profit Capital
Fundraising Campaigns
Public Incentives
Philanthropic Grants
Total Project Cost
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Implementation 135
Downtown Tomorrow
•MarMain
•Madison Lifestyle District (North
Block)
•Morris Development Residential
•Development in Process Phase 1
•Liberty Tower Phase IV
•Lafayette Building
•Four Winds Field
•Stadium Flats
•Diamond View
•SoMa Lofts
•The Monreaux
•Riverfront West Crowe Building
Leeper
Park
Howard
Park
Navarre St
Marion St
Madison St
Wayne St
Western Ave
Colfax Ave
Lasalle Ave
Linco
l
n
W
a
y
W
e
s
t
Monroe St
South StMain StLafayette BlvdMichigan StWilliam StTaylor StChapin StDr M.L.K. Jr BlvdSt Joseph RiverDEVELOPMENT IN
PROCESS
TODAY
Established Program
Will not change
substantially
2045
Flexible Program
Could have significant
adjustment
PROPOSED DEVELOPMENT OPPORTUNITY
SITES
1
12
23
3
4
4
5
5
6
6
7
7
8
8
9
9
10
10
11
11
12
12
Implementation 136DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Plan Implementation Matrix
FOCUS AREA 1: THE HEART OF DOWNTOWN
1.1 Retail Core along Michigan Street
1.11 Sidewalk and Storefront Improvements — enhancements to
outdoor dining districts, facade improvements
City of South Bend, business and building
owners in the Michigan Street core
1.12 City Center Place Building & Facade Improvements — Adaptive reuse with ground floor retail uses, restoration of the historic terracotta facade Private owners, City of South Bend
1.13 State Theater Adaptive Reuse — adaptive reuse of the building for an arts or entertaining use, restoration of the historic facade Private owners, City of South Bend, arts organizations
1.2 Jon Hunt Memorial Plaza
1.21 Morris Performing Arts Center Addition — expansion of the
building to add event space, restrooms, and circulation The Morris Performing Arts Center
1.22 Close Michigan Street & Update Plaza — enhancements to the public space and addition of active retail City of South Bend, arts organizations and food & beverage operator
1.3 The Town Square
1.31 Former College Football Hall of Fame — Adaptive reuse of the
building or demolition and construction of a new family-friendly
destination use City of South Bend, food & beverage operator
1.32 1st Source Center — Ground floor activation west of the atrium
entrance Private owner, City of South Bend (incentives)
1.33 High-Density Housing — Development of high-density housing
on vacant or underutilized lots along Michigan Street Private owner, City of South Bend (incentives)
This matrix highlights the short- medium- and long-term action items, and potential partners that will move this
community vision forward.
Action City Partner Potential Partners 1-5 Years 5-10 Years 10+ Years
Lead Responsibility Timeline
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Implementation 137
FOCUS AREA 1: THE HEART OF DOWNTOWN
1.4 The Century Center & Jefferson Blvd.
1.41 Century Center Intervention — Renovation and reconfiguration
of the Century Center to add additional exhibition & prefunction
space at the corner of M.L.K. Blvd. and Jefferson Blvd.
City of South Bend
1.42 Jefferson Blvd. Realignment — Reconnect Jefferson Blvd.
more directly to Downtown retail district City of South Bend
1.5 A Big Idea For the Future: A Signature Riverfront Park
1.51 Century Center Intervention — Major renovation and reconfigu-
ration of the Century Center to remove the portion of the
building north of the Dr. MLK Jr. Blvd. entrance
City of South Bend
1.52
Signature Downtown Riverfront Park — Creation of a down-
town riverfront park in the location of the northern portion of the
Century Center; improved connections to the island and river-
front trail system
City of South Bend, food & beverage operator
Action City Partner Potential Partners 1-5 Years 5-10 Years 10+ Years
Lead Responsibility Timeline
Implementation 138DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
FOCUS AREA 2: INNOVATION & INSTITUTIONAL CATALYSTS
2.1 Tech & Talent Innovation District
2.11 Phase 1 Renovation of the Tribune Building — Major renovation
of the Tribune Building and building of additional tech office
space
University of Notre Dame
Development Partner
2.12
Tech & Talent District Future Phases — Building on the cat-
alytic effect of Phase 1, future phases will add new additional
office, rehab historic buildings that fill in many of the vacant lots
adjacent to the Tribune building
University of Notre Dame, Additional Tech
business partners
Development Partner
2.13
Transformation of Lafayette Street — narrow existing
pavement, widen sidewalks, utilize pavers & street plantings to
improve the pedestrian quality of Lafayette to create a unified
streetscape experience for the Tech and Talent District
City of South Bend
2.2 Beacon Health
2.21 Hospital Expansion — $230 million expansion for additional hospital beds and patient care facilities Beacon Health
2.22 Improved Pedestrian Connections & Public Space — Promote walkable connections from Beacon Health into adjacent park & neighborhoods, add attractive gathering spaces Beacon Health, City of South Bend
2.3 Sports & Entertainment District
2.31 Stadium Enhancements — Improvements, additional seating,
new club building, party decks, and suites Four Winds Field
2.32 Parking Deck — Parking deck to serve the Sports &
Entertainment District, Transit hubs, and Renaissance District,
opening up current parking fields for development
City of South Bend
2.33 Mixed-Use Buildings in Vacant Lots — Development of
high-density housing and retail in adjacent vacant lots
Action City Partner Potential Partners 1-5 Years 5-10 Years 10+ Years
Lead Responsibility Timeline
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Implementation 139
FOCUS AREA 2: INNOVATION & INSTITUTIONAL CATALYSTS
2.4 Renaissance District
2.41 Transformation of Building 84 & Studebaker Administration
Building — Renovating and adaptively reusing the existing
Studebaker Campus buildings to create a tech campus
Studebaker Building 84 LLC, Additional tech &
educational partners
2.42 Mixed-Use Development — Bring additional uses and infill adja-cent vacant lots Studebaker Building 84 LLC, Additional tech & development partners
Action City Partner Potential Partners 1-5 Years 5-10 Years 10+ Years
Lead Responsibility Timeline
Implementation 140DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
FOCUS AREA 3: NEIGHBORHOODS
3.1 Riverfront West
3.11
High-density Rental Developments — Development of mul-
tifamily buildings along the riverfront within a well connected
new neighborhood that integrates into the existing street net-
work
Private owner, City of South Bend (incentives)
3.12 Mixed-Use and Commercial Uses — Development of hotel,
ballroom, retail and parking deck to support Century Center
activities
Private owner, City of South Bend (incentives)
3.13 For-sale Residential Development — Development of fee-sim-
ple, for sale housing on the southern half of the neighborhood,
in close proximity to other single-family housing
Homebuilder or Development Partner, City of South Bend (incentives)
3.14 Public Space Network — Coordination of residential develop-
ments to improve public space connectivity to the riverfront trail
system
City of South Bend
3.2 Downtown North Neighborhoods
3.21 Mix of Housing Developments — Incentivize development of a
range of housing types in close proximity to new jobs, infilling
vacant and underutilized lots
Private owner, City of South Bend (incentives)
3.22 Madison Lifestyle District— Bring high density housing & addi-
tional services to support new housing Development Partner, City of South Bend
3.3 Western Avenue Transformation
3.31 Phase 1 Mixed-Income Housing — Replace the Rabbi Shulman building and Monroe Circle townhouses with mixed-income housing and community amenities and gathering space
City of South Bend, Housing Authority of South Bend, Community Foundation of St. Joseph County
3.32 Future Redevelopment of Housing Authority Western Avenue
Properties — Improve current housing, add new housing, and
connect to and build on Phase 1 initiative
City of South Bend, Housing Authority of
South Bend, Community Foundation of St.
Joseph County, KROC Center
Action City Partner Potential Partners 1-5 Years 5-10 Years 10+ Years
Lead Responsibility Timeline
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Implementation 141
FOCUS AREA 4: PUBLIC REALM
4.1 Gateways to Downtown — Improve entrances to downtown with landscaping, art, lighting, and signage City of South Bend
4.2 Riverfront and Gathering Spaces — Ensure public access to the riverfront with all private development and rehabilitate closed riverfront trails to create a comprehensive system City of South Bend, Private Partners
4.3 Streetscapes for People — Plant street trees, include planting buffers and bioswales between cars and pedestrian walkways, improve street crossings City of South Bend
4.4 Multi-modal Connectivity — Implement proposed bike trails, and complete connections between trails and bike lanes to have a complete connected network City of South Bend
4.5 Transit — Increase frequency of key bus routes to 15 minutes or less City of South Bend, Transpo
4.6 Union Station — Relocate the Amtrak Station to Union Station and work with NICTD to implement their 20 year plan for a downtown South Shore station City of South Bend, Amtrak, NICTD
Action Potential PartnersLead Responsibility Timeline
City Partner 1-5 Years 5-10 Years 10+ Years
Implementation 142DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
PAGE INTENTIONALLY LEFT BLANK
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Appendix 143
Appendix
Appendix 144DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
Table of Contents
Appendix 137
Historic Preservation 139
Under Separate Cover
Market Analysis Report
Parking Analysis Report
January-March 2024 Community Engagement Summary
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Appendix 145
•South Bend Tribune Building, 225
West Colfax Ave
•Morris Performing Arts Building,
Palace Theatre, 211 North
Michigan St
•Palais Royale, 105 West
Colfax Ave
•LaSalle Grill, Historic St. Jospeh
Hotel, 115 West Colfax
•Griffon Bookstore, Kerr & Co
Building, 121 West Colfax Ave
•Singer Sewing Machine Factory,
403 East Madison St
•Singer Sewing Machine Factory,
425 East Madison St
•James Madison School 832
North Lafayette Blvd
•North Pumping Station 820
North Michigan St.
•MarMain Apartments 125 West
Marion St.
•Scottish Rite 427 North
Main St.
•South Bend Civic Theatre 403
North Main St
•United Methodist Church 333
North Main St.
•Geyer Building, 341,343,345
Lincoln Way West
•340 Lincoln Way West
•NIPSCO Building, 307 North
Michigan St (N. Martin Luther
King Jr. Blvd)
•St. Joseph Station, 109 East
LaSalle Ave
•LaSalle Hotel, 237 N. Martin
Luther King Jr. Blvd
•Hoffman Hotel, 120 West
LaSalle Ave
•Frederickson Candy Store, 314
West LaSalle Street
•W.R. Hinkle Building, 223-225
North Lafayette
South Bend Historic Resources
1 1
6
6
2
2
3
3
4
4
5
5
7
7
8
8
9
910 10
11
11
12
12
13
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Historic Preservation
Appendix 146DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
•South Bend Home Telephone
Company Building, 212 West
Colfax Ave
•I&M Electric Company Building,
220 West Colfax Ave
•Brown Building 226 West
Colfax Ave
•Berteling Building, 228 West
Colfax Ave
•Central Automotive, 135 North
Lafayette Blvd
•Grace Building, 312/314 West
Colfax Ave
•Central High, 330 West
Colfax Ave
•St. James Episcopal Church, 117
North Lafayette Blvd
•113-117 North Main Street
•Madison Oyster Bar, 133 North
Main St.
•127 North Michigan Street
•125 North Michigan Street
•123 North Michigan Street
•American Trust Company
Building, 111 West Washington St
•JMS Building, 108 North Main St
•Remedy Building, 402
West Washington
•First Presbyterian Church, 101
South Lafayette Blvd
•The Tower Building, 216/218 West
Washington St
•Lafayette/Dean Building, 115
South Lafayette Blvd
•2nd County Courthouse, 112 South
Lafayette Blvd
•3rd County Courthouse, 101 South
Main St
•122 South Michigan
•Jefferson Building, Sherland
Building, 105 East Jefferson Blvd
•Farmers Security Building, 133
South Main St
•125 South Lafayette
•315-319 West Jefferson Boulevard
•Trigon Building, Knights of Pythias
Building, 224 West Jefferson Blvd
•Federal Building Courthouse, 204
South Main St
•Citizen’s National Bank, 112 West
Jefferson Blvd
•Robertson’s Department Store,
•Central Union Telephone
Company Building, 227 South
Main Street
31
33
34
35
32
36373839
40 41 42 43
44454647
48 49
50
51
52
36
32
33
34
35
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
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23
24
25
26
27
28
29
30
222324
25
26
27
28
29
30
31
South Bend Historic Resources
DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026Appendix 147
•Paragon Building, Standard Oil
Building, 221 West Wayne St
•Spenner Garage, 321 West
Wayne Street
•Diamond and Diamond Law, 405
West Wayne Street
•Hager Company Building, 220
South William Street
•222 South William Street
•301 South Lafayette Boulevard
•Franklin Trust Building, 319 South
Main St
•Hibberd Building, 321 South
Main St
•Wolter Building, 526 West
Western Avenue
•Old Synagogue, 410 South
Taylor Street
•Hope Mission, Ries Furniture
Company, Lafayette Furniture,
432 South Lafayette Boulevard
•Olivet A.M.E. Church, 310 West
Monroe Street
•Shafstall Battery Company, 112
West Monroe Street
•510 South Main Street
•Monarch Printing Company, 516
South Michigan Street
•Breskin Building, 530 South
Michigan Street
•536 South Main Street
•Claeys Candy, 525 South Taylor St
•Union Station, 506 West South St
•Building 84/Building 113, 635
South Lafayette Blvd
•Studebaker Administration
Building, 635 South Main St
•Vandalia Station, 711 South Main
St
•Whiteman Brothers Building, 702
South Michigan Street
•Grace Methodist Church, St.
Andrews Greek Orthodox Church,
760 South Michigan St
•Commerce Center, I&M Power
Plant, 401 East Colfax Ave
•Stephenson Mills, 322 East
Colfax Ave
59
72
60
73
61
74
62
75
63
76
64
77
65
78
5354
58 59
60
61
62
63
64 65
66 67
68
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73
74 75
76
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78
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55
56
53 66
54
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55
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56
69
57
70
58
71
South Bend Historic Resources
Appendix 148DOWNTOWN SOUTH BEND 2045 PLAN | SOUTH BEND, INDIANA | FEBRUARY 2026
PAGE INTENTIONALLY LEFT BLANK
SOUTH BEND PLAN COMMISSION Page 1 of 1
Staff Report – PC#0290-26 February 16, 2026
Requested Action
A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA,
APPROVING AND ADOPTING THE LASALLE PARK NEIGHBORHOOD PLAN (Substitute)
Project Summary
The planning area for the LaSalle Park Neighborhood Plan is generally bounded by the Railroad Tracks
to the north, Meade Street to the east, Sheridan Street to the west, and Western Street to the south.
The City of South Bend developed this plan through a process that engaged residents, businesses,
institutions, government agencies, and other neighborhood stakeholders. The planning process included
online surveys, key stakeholder interviews, and in-person workshops that gathered critical information
about the LaSalle Park Neighborhood’s existing conditions, needs, and opportunities. This engagement
provided the basis for this plan.
The Neighborhood Plan contains a list of LaSalle Park Neighborhood project ideas which may be
pursued by the City, nonprofit organizations, and the private sector over the next 20 years. The timing
and scale of each project will be subject to funding and additional community engagement. Projects may
change as the neighborhood and city evolves. The plan includes proposed streetscape improvements,
bicycle and pedestrian infrastructure, redevelopment of vacant lots for housing, added amenities to the
neighborhood's park, and updates to the zoning map and an implementation matrix for proposed action
items and projects.
The Plan Commission adopted the LaSalle Park Neighborhood Plan on December 15, 2025. Content
updates were subsequently made to the LaSalle Park Neighborhood Plan document which included text
additions, visual enhancements, and other clarifications meant to aid understanding of project concepts
and other proposed improvements. The core planning projects presented publicly through the plan draft
during the November 2025 open house phase are unchanged.
The Common Council adopted the LaSalle Park Neighborhood Plan substitute resolution on January 26,
2026.
Recommendation
Staff Recommendation: Based on the information available prior to the meeting, the staff recommends the Commission approve the Resolution as amended by Council.
RESOLUTION NO. 26-3
A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING THE LASALLE PARK NEIGHBORHOOD PLAN WHEREAS, the City of South Bend, Indiana, recognizes the need to improve and revitalize the LaSalle Park neighborhood through strategic planning; and WHEREAS, the South Bend Plan Commission is empowered to prepare, approve, and certify a Comprehensive Plan for its area of jurisdiction by the provisions of Indiana Code, Section 36-7-4-500 et.
seq. entitled “500 Series – Comprehensive Plan”; and WHEREAS, in 2006, City Plan, the Comprehensive Plan for South Bend, was adopted by the
Area Plan Commission of South Bend-St. Joseph County and the Common Council of the City of South Bend pursuant to the provisions of Indiana Code 36-7-4-500 et. seq. as a statement of policy for the land use development of the jurisdiction; and
WHEREAS, Policy LU 1.1 of City Plan is to pursue the development of area-specific plans; and WHEREAS, the LaSalle Park Neighborhood Plan is a strategic revitalization plan that was created with input from a variety of stakeholders, including residents and property owners, and area businesses and other organizations; and WHEREAS, the LaSalle Park Neighborhood Plan contains revitalization strategies, detailed land use and zoning plans for the development of the area, and a strategic implementation matrix, all with public and private sector investment opportunities; and
WHEREAS, the South Bend Plan Commission and the legislative body in preparing and considering land use proposals are tasked under Indiana Code 36-7-4-603 to pay reasonable regard to: (1) the comprehensive plan; (2) current conditions and the character of current structures and uses in each district; (3) the most desirable use for which the land in each district is adapted; (4) the conservation of property values throughout the jurisdiction; and (5) responsible development and growth; and
WHEREAS, the South Bend Plan Commission has reviewed the land use development and potential future development of the LaSalle Park Neighborhood as defined by the LaSalle Park Neighborhood Plan.
- 2 -
NOW, THEREFORE, BE IT RESOLVED by the South Bend Plan Commission as follows: 1. That the LaSalle Park Neighborhood Plan, which is attached to and made a part of this
Resolution, is approved as the land use policy for the future land use development of the area considered and is submitted to the South Bend Common Council for their consideration and action.
2. That the LaSalle Park Neighborhood Plan conforms to the plan of development for the City. 3. That the LaSalle Park Neighborhood Plan is in all respects approved, certified, ratified and confirmed. 4. That the Secretary of the Plan Commission is hereby directed to file a copy of the Plan with the minutes of this public meeting. 5. That this Resolution shall be in full force and effect from and after its adoption by the South Bend Plan Commission.
Passed by the South Bend Plan Commission this 16th day of February, 2026.
__________________________________ Francisco Fotia, President
South Bend Plan Commission ATTEST: __________________________________ Brian Killen Secretary South Bend Plan Commission
LASALLE PARKNeighborhood Plan
Adopted January 2026
Acknowledgments
James Mueller, Mayor of the City of South Bend
Ophelia Gooden-Rodgers, City Council Member, 2nd District
A special thanks to all the residents and area organizations that shared their
thoughts and vision for the future of the LaSalle Park Neighborhood.
Department of Community Investment
Caleb Bauer, Executive Director of Community Investment
Tim Corcoran, Director of Planning & Community Resources
Michael Divita, Principal Planner
Chris Dressel, Senior Planner
Hannah Sherinian, Planner
Angela Rose, Senior Planner
Chaise Cope, Senior Planner
Planning Consultant
Torti Gallas + Partners
Fabrick Design
Table ofContents
08 Neighborhood Land Use Timeline
14 Planning Area
15 Existing Conditions
16 Neighborhood Topography
18 Lot Vacancy
20 Neighborhood Data
22 Neighborhood Character
Neighborhood Background
Streets & Transportation
54 Streetscape Improvements & Traffic Calming
56 Bicycle Improvements
Built Form & Zoning
60 Built Form & Zoning
63 Proposed Zoning Map
64 Building Types
What is a Plan?
03 What is a Plan?
04 Neighborhood Planning Principles
Implementation Matrix
26 Planning Process & Engagement
28 What We Heard
Plan Process & Engagement
32 Neighborhood Plan Graphic & Focus Areas
34 Planning Project Areas
46 Housing Strategies & Housing Study
48 Parks & Trails
49 Sustainability
50 Greening the Neighborhood
Neighborhood Plan
68 Implementation Strategies
Public Sector
The city is responsible for all things in the
public domain. This includes building and
maintaining streets, parks, public utilities,
and public safety.
Private Sector
The private sector is reponsible
for building housing, opening and
operating businesses, and making the
investments shown on private property.
LaSalle Park Neighborhood Plan: What is a Plan?4
A neighborhood plan is a shared statement about the
desired long-term future for an area and a strategy
to reach those goals. Developed through a public
engagement process, a plan is a guide for:
• Making decisions about what kind of development
and services are appropriate,
• How resources should be allocated, and
• How issues residents, business and property owners,
and others in the neighborhood are concerned about
could be addressed.
Created in the context of the needs and priorities of the
larger region, a neighborhood plan focuses on assets and
challenges unique to that specific area. Neighborhood
plans seek to create a more livable place that is attractive,
healthy, equitable, and sustainable for current and future
generations.
Once adopted, a neighborhood plan becomes official city
policy as an amendment to the City’s Comprehensive Plan.
Neighborhood plans typically identify strategies to be
implemented over the next 20+ years within the following
categories:
• Public Facilities & Infrastructure: Improving streets,
sidewalks, lighting, parks, bike paths, and essential
utilities to create accessible and safe spaces.
• Housing: Addressing housing stock, condition,
diversity, and affordability to ensure options for all
economic levels
• Zoning & Land Use: Guiding development by
specifying building types, design standards, density,
and appropriate locations for residential, commercial,
and mixed-use areas.
• Other Matters: Incorporating community-specific
needs, such as environmental sustainability, historic
preservation, economic development, and public
safety.
What does a plan include?
Who is a plan for?
Neighborhood Residents
can use the plan to understand proposed initiatives in the short,
medium, and long terms.
Developers, Builders, and Other Individuals
will use the plan to help determine the type, scale, intensity,
and location of projects.
Public Officials and Community Leaders
can use the plan to direct funding and to make decisions on
zoning and development issues.
City Staff
will use the plan to understand key neighborhood issues and as
a guide to implementing priority projects and initiatives.
How is a plan used?
A neighborhood plan provides a broad framework for future
initiatives, and it serves as a starting point for more detailed
planning and public engagement as individual projects are
pursued. A plan will continually evolve to meet the changing
needs of the community.
The maps, diagrams, photographs, and other graphics
presented within a neighborhood plan are for illustrative
purples only. The images are not intended to represent the
exact results expected from the implementation of the plan,
but they provide a general representation of development
principles, desired building types, land use, infrastructure, and
other elements that the plan establishes.
The specific scope, final form, and timing of neighborhood plan
initiatives will depend on market demand, the interest of private
organizations and individuals, available resources, and direction
from further public engagement.
What is a Plan?
PARTNERSHIP
Working together, we can make a great neighborhood
5 LaSalle Park Neighborhood Plan: What is a Plan?
The characteristics described below serve as the guiding principles for the development of the LaSalle Park Neighborhood Plan.
Urban Attractive Healthy Equitable Sustainable12345
Neighborhood Planning Principles
Western Avenue.Sheridan Street.
The neighborhood’s physical
environment is thoughtfully
managed to make it desirable,
competitive, and vibrant. The
neighborhood features well
maintained buildings and properties,
safe streets for all users, quality
public spaces, and a memorable,
unique identity.
The neighborhood encourages an
active lifestyle for residents and
visitors, regardless of age or ability,
through engaging open spaces and
comfortable transportation options.
Nutritious, fresh, and affordable food
is accessible. The neighborhood is
free of pollution that would notably
impact its residents.
The neighborhood’s housing
accommodates the unique needs,
desires, and income levels of all
households. Historic disinvestment
is addressed through zoning reform
and increased private and public
investment promoting recovery.
The neighborhood fully uses its
existing infrastructure, preserves
and reuses structures of historical
and/or architectural significance,
implements sensible environmental
policies, and is committed to
reducing its carbon footprint. The
neighborhood is resilient, including
by being prepared for the effects of
climate change.
The neighborhood is walkable,
has a network of well-connected
streets and blocks, and a variety of
public spaces. It contains a range
of housing types that draws people
from all economic levels. Amenities
such as stores, schools, healthcare,
entertainment, parks, cultural
institutions, and places of worship are
within a convenient distance.
LaSalle Park Neighborhood Plan: Neighborhood Background6
7 LaSalle Park Neighborhood Plan: Neighborhood Background
NEIGHBORHOOD BACKGROUND
Neighborhood Land Use Timeline • Planning Area • Existing Conditions • Neighborhood Data • Neighborhood Character
LaSalle Park Neighborhood Plan: Subsection 8
Grand Kankakee Marsh
The Great North-South Continental Divide (aka
the “Midwest continental divide”) that separates
the Great Lakes watershed from the south Atlantic
Ocean watershed also runs through South Bend and
LaSalle Park. To the north of the divide, the St. Joseph
River empties into Lake Michigan, and to the south,
the Kankakee River flows towards the Mississippi River.
The Kankakee had a meandering course, nearly 240
miles long, through surrounding wetlands known as
the Grand Kankakee Marsh. With headwaters at South
Bend, the “Everglades of the North” covered over 5,300
square miles from current day South Bend westward
into Illinois; perhaps the largest inland marsh wetland in
the US.
Neighborhood Landuse Timeline
16791600
Fur Trade & French Settlement
The Kankakee River served as major route for Native
Americans and early settlers, notably French fur
trappers. South Bend and Lasalle Park were once part
of a major route used by Native Americans and French
explorers to connect the Great Lakes and the Gulf of
Mexico via an overland canoe portage between the
Kankakee and St. Joseph rivers. On December 3, 1679,
with a group of 40, French explorer LaSalle headed
south from Fort Miami (St. Joseph, Michigan), canoeing
up the St. Joseph River to a portage at present-day
South Bend.
They crossed through the LaSalle Park area to the
Kankakee River and followed it to the Illinois River
eventually reaching Peoria, Illinois. Broader European
settlement followed, led by the English and French.
Lasalle’s Landing is commemorated on the west bank
of the St. Joseph River, just east of where Pinhook Park
is today.
1000 BC
Native Tribes
By the 1600’s. Native American groups, primarily the
Miami and later the Potawatomi, had been living in the
St. Joseph River Valley for centuries before European
settlement began. The Miami tribe was an indigenous
group near southern Lake Michigan, settling in a
village along the St. Joseph River. Later, the St. Joseph
Potawatomi became the primary inhabitants, occupying
the region along the St. Joseph River for a significant
period, drawn to its rich resources.
The following timeline highlights the multi-century
evolution of the LaSalle Park Neighborhood. Focusing
on the geological, cultural, and land use history allows
for a deeper understanding of the current conditions of
the neighborhood.
Overview
9 LaSalle Park Neighborhood Plan: Subsection
Kankakee Marsh Drained
Soon after the Civil War ended, a 50-plus year ditching
effort cut 250 meandering river miles, waterways,
and small tributaries down to 90 straightened miles
destroying 95% of the habitat. In 1884, meetings were
held by landowners in South Bend to discuss the
drainage of the marsh. The upper river was also highly
channelized with levees to allow easier transport of
cut timber from the wetlands to sawmills downstream.
Following increased settlement and agricultural
development, the Marsh was eventually reduced to
roughly 10% of its original size.
Neighborhood Landuse Timeline
18381628-1830s 1860-1900
Indian Removal Act
A series of land cession treaties made between 1795
and 1846 led to the removal of most of the native tribes
from Indiana. The Potawatomi and Miami removals
in the 1830s and 1840s were more gradual and
incomplete, and not all of Indiana’s Native Americans
voluntarily left the state. In 1838 nearly a thousand
Potawatomi people were forcibly removed from
South Bend, pushed to reservations in Kansas on the
Potawatomi Trail of Death. The Pokagon band was not
forcibly removed because of affiliation with the Catholic
Church. The Miami were the last to be removed from
Indiana in 1846, but many were permitted to remain
under land treaties.
Colonial & Intertribal Wars
Fueled by the fur trade competition and occupation by
the Iroquois, the Miami tribe fled to northern Indiana.
The Miami asked for aid from others and a large force
gathered to track down and ambush the Iroquois
near South Bend, leaving a large part of the region
depopulated.
After the retreat of the Iroquois, the Potawatomi
became the largest tribal population in the area. In
1681 La Salle negotiated a treaty with the Miami and
Illinois tribes. The French and 39 Indian chiefs signed
the Great Peace of Montreal in 1701. The Miami tribe
returned to take control of Indiana and northwest Ohio.
The Potawatomi went to Michigan. Peace lasted into
the 1720s.
LaSalle Park Neighborhood Plan: Subsection 10
Housing Development
As South Bend’s industries converted their production
during wartime era, much of the labor inside these
factories came from Eastern Europeans and US
southerners fleeing violence and poverty.
Driven in part by protests in other parts of the city and
despite petitions against additional segregated housing
in the area, LaSalle Park was designated as the site for
temporary federal housing for African Americans to
house the increased workforce. In 1944, construction
began on 3100 and 3200 blocks of West Washington
Street (present day LaSalle Park) resulting in twenty
white cinder block duplexes that came to be known
as “the barracks”. The neighborhood strengthened as
a major settlement area for African Americans over the
next decade.
1943-1952
By 1900, South Bend, Indiana, was a thriving industrial
hub thanks to its strategic location, waterpower from
the St. Joseph River, and the presence of prominent
manufacturers like Studebaker and the Oliver Chilled
Plow Works. Many key industries that started or
relocated to the broader LaSalle Park area included
Bendix Corporation, Singer Company, and the
Malleable Steel Range Manufacturing Company. To
accommodate the surrounding industrial growth with a
new sewer installation in 1927, Beck’s Lake was drained
to a depth of 18 inches.
As the former marsh waterways dried, some small
lakes appeared in the late 19th century amidst the
former marsh bottom. Formerly known as LaSalle
Lake, Kankakee Lake then Stanfield Lake, Beck’s
Lake first appeared on a 1863 land survey. It was soon
identified as one of the clearest ice sources in the
region and became a key source for ice harvesting
into the early 20th century. This led to it being named
after George Beck of the George Beck and Sons Ice
Harvesting Company.
1900-19301880
Industrialization & GrowthBeck’s Lake Emerged
Neighborhood Landuse Timeline
11 LaSalle Park Neighborhood Plan: Subsection
Blighted Conditions Exposed
1967
Unregulated Trash Dumping
From the 1930s until the 1950s, part of LaSalle Park
was occupied by Beck’s Lake Dump. The dump
was suspected to contain industrial waste including
asbestos, plating and paint waste, solvents and oils,
and arsenic-contaminated foundry sand from Bendix
Corporation and others. The city acquired the site
in 1947 and it closed in 1953 but Illegal dumping
continued for many years following. The area would
be transitioned into a city park property over the
next decade, but any environmental site assessment
was probably nonexistent given the regulations and
requirements of the era.
1947-1953
In 1961 the South Bend Urban Redevelopment
Commission initially unveils a 200-acre urban renewal
plan impacting 800 homes, with 150 to be demolished.
Community opposition leads to a revised plan in 1964
with fewer demolitions and a new community center
facility (the future Charles Black Center). The 1.1 million
budget includes relocation of 133 families that would
still temporarily lose their homes.
1961-1966
Urban Renewal Plan Debated
Residents first organized their response to worsening
conditions in 1959 by delivering a petition to the
City’s Board of Public Works asking for paved streets,
sidewalks, and sewer improvements. By 1963,
dilapidated housing conditions were gaining wider
community awareness. Prompted by an invitation from
local neighborhood leaders, the South Bend Tribune’s
publishes a front-page story exposing the squalid
living conditions noting, “World War II worker housing
carved up into duplexes and overrun with families, filth
and vermin long overdue for any type of clearance”.
The “barracks” housing that were constructed 20 years
prior had fallen into disrepair and the City of South
Bend was the landlord.
Neighborhood Landuse Timeline
LaSalle Park Neighborhood Plan: Subsection 12
LaSalle Park Homes
The Greater South Bend Housing Corp began
construction of LaSalle Park Homes in 1968 by Corp
added 150 units of housing by 1974. Originally a
non-profit organization providing affordable rental
housing to low-income families and the elderly, the
development provided new housing for some of those
displaced by the ongoing renewal program.
1968 - 1974
Civil Unrest & Street Alteration Urban Renewal Disconnection & Demolition
Fueled by years of tension from a lack of investment
and unfulfilled promises by city leaders in an
atmosphere reflecting the national civil unrest, violence
arose on July 25 and 26 1967. Roving gangs taunting
residents were met by rock throwing. Altercations
between police and African American youths at a
neighborhood center in the 2900 Block of Western
Avenue, led to police firing into the building striking
one youth. A second youth struck by police gunfire later
suffered an amputated leg. The violence also resulted
in property damage and numerous arrests.
1967 1968-1977
The Urban Renewal Plan for the neighborhood
included an alteration of the neighborhood street grid
and reduce vehicle access. The addition of cul-de-
sacs would permanently disconnect four north south
streets (Bendix, Kentucky, Lake and Chicago) from
Western Avenue. The logic of the plan was to increase
public safety by preventing access at non signalized
intersections within the neighborhood but was also
viewed as a way to improve police surveillance of the
area. These changes reportedly weren’t supported by
all as the cul-de-sac proposed for Wellington Street
was cancelled following opposition.
Neighborhood Landuse Timeline
13 LaSalle Park Neighborhood Plan: Subsection
Beginning of LaSalle Park and
Restoration of Beck’s Lake
Transformed from a one-time dump site with addition
of 10,000 cubic yards of fill and soil the 32-acre LaSalle
Park is established in 1961. The park included athletic
fields, a playground area, shelter house, and a wooded
picnic area to the east.
The LaSalle Recreation Center opened in 1967
providing spaces for a variety of recreation plus locker
rooms, lounges, storage, activity and other meeting
spaces. The center was re-named in honor of former
center director Charles Black in 1999.
At the urging of residents, Beck’s Lake is restored
in 1969. The 8-acre excavated site would serve as
storm/surface water retention pond. A sledding hill is
also constructed on the western edge of Beck’s Lake
constructed either of fill dirt, demolition debris, or both.
EPA Clean-up
In 1984 the Bendix Corporation informed the EPA
of past dumping activities, and it begins testing
activities making periodic assessments initially
concluding that no further action is warranted. In 2009,
the EPA conducted an expanded site inspection,
finding elevated levels of arsenic and other known
contaminants which results in the EPA adding Beck’s
Lake to its national list of “Superfund” sites in 2013
leading to a remediation strategy. The City and
Honeywell (the corporate descendant of Bendix)
entered into an agreement to study and determine
the extent of contamination and identify plans for
remediation. The EPA announced an agreement with
Honeywell and the City for short-term clean-up. In
2022, the top two feet of soil was removed and refilled
with new soil within designated areas.
In 2002, the Weed and Seed plan articulated a vision
for the future, goals to make the vision a reality, and
addressed key restoration needs of the neighborhood
over the next ten years. Recommendations included
supporting new owner-occupied housing and
improving the park. Additionally, the 2014 West Side
Main Streets plan, which was focused on mainly
corridors and public spaces, outlined a vision for
an expanded LaSalle Park. The plan also looked
for opportunities to stabilize the neighborhood
with additional new residential and/or rehabilitated
residential. A series of streetscape improvements
along the Western Avenue commercial corridor were
completed in 2015, 2017, and in 2019.
Charles Black Center improvements were completed
in 2018 to accommodate a wide range of programing
activities followed by a 2-million-dollar renovation
to LaSalle Park adding several new outdoor features
including new paths, a roller-skating loop, new shaded
seating areas, a second pavilion and picnic area.
1961- 1969 1980-2000 2000-Current
Investing into the Future
Neighborhood Landuse Timeline
LaSalle Park Neighborhood Plan: Neighborhood Background14
The planning area for the LaSalle Park Neighborhood Plan is generally
bounded by railroad tracks to the north, Meade Street to the east, Sheridan
Street to the west, and Western Avenue to the south.
Planning Area
Neighborhood Boundary Map.Neighborhood Context Map.
Planning Area Boundary
Sheridan StreetSheridan StreetMeade StreetMeade StreetWashington StreetWashington Street
Western AvenueWestern Avenue
Linden AvenueLinden Avenue
Falcon StreetFalcon StreetJefferson BoulevardJefferson Boulevard
Kaley StreetKaley StreetIllinois StreetIllinois StreetLiberty StreetLiberty StreetColfax AvenueColfax Avenue
15 LaSalle Park Neighborhood Plan: Neighborhood Background
Existing Conditions
Charles Black Community Center:
Neighborhood hub offering daily
programs, gymnasium, community
rooms, computer lab, music room,
weight room, and game room
Cul-de-sac Streets: Chicago, Lake,
Kentucky, and Bendix have no vehicle
access to Western Avenue
Washington Street: Primary east-
west street in neighborhood. Subject
to flooding near Beck’s Lake. Key bike
route through the neighborhood
Minor StreetMajor Street Disconnected Streets Landmark
Wooded Area: Industrial buildings and
undeveloped land
LaSalle Park Homes: 150-unit multi
family affordable housing development
Confusing Intersection: Unclear traffic
control at Colfax, Meade, and Kaley
Disconnected Street: Jefferson
Boulevard is split into four sections
Western Avenue: Major east-west
street. Mixed-use neighborhood center
with recent streetscape improvements
Railroad Tracks: Busy rail line with
limited crossings
LaSalle Park: Large city park with
recent improvements: paths, roller
skating loop, pavilions, soccer fields,
basketball courts, and Beck’s Lake
Linden Avenue: High-speed street with
missing sidewalks
Below 710’ Elevation: Higher
frequency of vacant lots in this area
Meade StreetMeade StreetWashington StreetWashington Street
Western AvenueWestern Avenue
Linden AvenueLinden Avenue
Falcon StreetFalcon StreetJefferson BoulevardJefferson Boulevard
Charles Black Charles Black
Community CenterCommunity Center
LaSalle ParkLaSalle Park
Harrison Harrison Elementary SchoolElementary School
LaSalle Park LaSalle Park HomesHomes
William C. Ellison Apartments William C. Ellison Apartments
William C. Ellison Apartments: 42-unit
senior apartment building
Amtrak Station: The train station
for South Bend, offering four daily
departures
Olive Street: Major north-south street
with no direct connection to LaSalle
Park NeighborhoodKaley StreetKaley StreetSheridan StreetSheridan StreetColfax AvenueColfax Avenue
Low Lying Vacant LotsOlive StreetOlive Street
LaSalle Park Neighborhood Plan: Neighborhood Background16
Neighborhood Topography
The historic headwaters of the Grand Kankakee Marsh was located in
LaSalle Park. The ricer flowed southwest in a natural, meandering course
until approximately 1860. Although the Kankakee Marsh was drained to
better accommodate development, much of the soil composition, water
table depth, and low elevation of land is still seen and presents challenges
for housing development.
Possible solutions to the challenges in LaSalle Park’s geological
composition include developing in defined areas with a lower water table,
higher elevation, and better draining soil. Modern technologies in building
construction can help provide better stability for mucky soil including water
mitigation systems for basements and crawl spaces.
The following is a map showing elevations and soil composition areas
based on the most recent USDA soil survey.
HplrA
UeqA
UdkA
HplrA
UkaA
MgdAN
UgaA
UgaA
UdkA
UfhB
UeqA
UdkA
UkaA
UkaA
PaaAN
UgvA
UeqA
UfhB
HplrA
UdkA
UfhA
UeqA
CnbC
UgaA
PxlA
UeqA
UeqA
UeqA
UkaA
UeqASheridan StreetMeade StreetWashington Street
Western Avenue
Linden Avenue
Falcon StreetJefferson Boulevard
Kaley StreetIllinois StreetLiberty StreetColfax Avenue
HplrA—Houghton muck, very poorly drained, frequent ponding, water
table depth of about 0 inches
MgdAN—Martisco muck, very poorly drained, frequent ponding, water
table depth of about 0 to 6 inches
PaaAN—Palms muck, very poorly drained, frequent ponding, water
table depth of about 0 inches
PxlA—Psammaquents, somewhat poorly drained, water table depth of
about 6 to 18 inches
UdkA—Urban land-Brady complex, somewhat poorly drained, water
table depth of about 6 to 18 inches
UeqA—Urban land-Gilford complex, poorly drained, frequent ponding,
water table depth of about 0 to 12 inches
UkaA—Urban land-Maumee complex, poorly drained, frequent
ponding, water table depth of about 6 to 12 inches
Soil Classifications
712-714’
710-712’
Below 710’ Elevation
Body of Water
Planning Area Boundary
Building Footprint
Soil Classification
17 LaSalle Park Neighborhood Plan: Neighborhood Background
HplrAUeqAUdkAHplrAUkaA MgdAN
UgaA
UgaAUdkAUfhB
UeqA
UdkA
UkaA
UkaAPaaAN UgvAUeqAUfhBHplrAUdkAUfhA
UeqA
CnbC
UgaA
PxlA
UeqA UeqA UeqA
UkaA
UeqA
Jefferson Boulevard - Western Avenue Area
The lower lying area just north of Western Avenue
between Lake and Dundee Streets, are shown in
the graphic as mostly undeveloped. This land being
less than 710 feet above sea level and the soil being
characterized as being poorly drained, mucky, and
having frequent ponding of water. With the water depth
ranging between 0 to 12 inches and the poor quality
soil, development of housing on these lots would be
more difficult than other areas within the neighborhood
with better draining soil and a lower water table.
Kaley Street - Washington Street Area
The lower lying area along Washington Street moving
southeast, are shown in the graphic as mostly
undeveloped. This land being less than 710 feet above
sea level and the soil being characterized as being
poorly drained, mucky, and having frequent ponding
of water. With the water depth ranging between 0 to
12 inches and the poor quality soil, development of
housing on these lots would be more difficult than other
areas within the neighborhood with better draining soil
and a lower water table.
HplrAUeqAUdkAHplrAUkaAMgdAN
UgaA
UgaAUdkAUfhB
UeqA
UdkA
UkaA
UkaAPaaAN UgvAUeqAUfhB
HplrA
UdkA
UfhA
UeqA
CnbC
UgaA
PxlA
UeqAUeqA
UeqA
UkaA
UeqA
Sheridan Avenue - Falcon Street Area
The lower lying area along Sheridan Avenue and Falcon
Street, are shown in the graphic as partly developed.
This land being less than 710 feet above sea level and
the soil being characterized as being poorly drained,
mucky, and having frequent ponding of water. With the
water depth ranging between 0 to 18 inches and the
poor quality soil, development could be more difficult
than other areas within the neighborhood with better
draining soil and a lower water table. The lower lying
land in this focus are drains slightly better than other
areas in the neighborhood which may be why homes
still exist in this area. Housing development should
focus further south and west of this area which is a
higher elevation to allow for better drainage and less
flooding risk.
HplrA
UeqA
UdkA
HplrAUkaA
MgdAN
UgaA
UgaA
UdkAUfhB
UeqA
UdkA
UkaA
UkaA
PaaAN
UgvA
UeqA
UfhB
HplrA
UdkA
UfhA
UeqA
CnbC
UgaA
PxlA
UeqA
UeqA
UeqA
UkaA
UeqA
South East corner of Liberty and Washington
View looking East on Linden Street
Washington Street
Jefferson Boulevard
Western Avenue
Linden Avenue
Kaley StreetFalcon StreetView looking East on Iowa Street above Western Avenue
LaSalle Park Neighborhood Plan: Neighborhood Background18
Lot Vacancy
A history of LaSalle Park Neighborhood lot vacancy shows how underlying
geological and physical conditions and housing restrictions placed on
African Americans have had a significant influence on development
patterns.
Less than 200 years ago, the area was located within the historic
headwaters of the Grand Kankakee Marsh. Once drained, the poor soil
conditions and high-water table left behind have continued to impact
portions of the neighborhood, particularly those south and east of Becks
Lake where some properties have never been developed. The map to the
right depicts current occupancy of LaSalle Park neighborhood parcels.
Lighter green colors represent those parcels once developed but now
vacant, while dark green parcels represent parcels never developed. The
blue contour line represents the 710’ elevation. When aligned with property
lines, this elevation appears to represent a dividing line: properties at or
above 710 feet have been developed, and properties below have not.
The other major development pattern are restrictions that impacted
historical settlement by African American population within South Bend.
First drawn by economic opportunities brought by rapid industrialization,
families were often confined to specific neighborhoods due to racial
segregation and restrictive housing practices. Given the lack of other
options throughout the city, areas like LaSalle Park became a primary
residential area for the African American community.
Early residential development included the first attempts at dedicated
public housing. Later, poor infrastructure and other challenged conditions,
including a public dump, led to a period of urban renewal where
substandard housing was removed accompanied by relocation of families
– some finding new homes in the resulting development of modern public
housing.
Occupied Lots
Vacant Lots
Never Developed Lots
Contour Line 712
Planning Area Boundary
Contour Line 710
Sheridan StreetMeade StreetWashington Street
Western Avenue
Linden Avenue
Falcon StreetJefferson Boulevard
Kaley StreetIllinois StreetLiberty StreetColfax Avenue
Sheridan StreetMeade StreetWashington Street
Western Avenue
Linden Avenue
Falcon StreetJefferson Boulevard
Kaley StreetIllinois StreetLiberty StreetColfax Avenue
19 LaSalle Park Neighborhood Plan: Neighborhood Background
Development Pattern
In the early part of the 20th century at a time when
the Grand Kankakee Marsh was still being drained, the
area was mainly unsettled. In the few homes nearby,
there were mostly Polish American or other eastern
Europeans working in one of the many area factories.
The emergence of Beck’s Lake had generated the first
industry of the neighborhood - ice harvesting.
The coming decades saw significant changes to the
area. As more factories opened nearby, migration to the
neighborhood by African Americans from the US South
increased and in 1911, South Bend annexed LaSalle
Park Neighborhood area into the city. In 1927, the city
planned a sewer to accommodate industrial growth and
Beck’s Lake was drained. Work was complete despite
poor conditions in the former lakebed.
In 1943, 150 units of “war housing” were approved for
construction in the neighborhood. These public housing
units were constructed for African American families
in an area bounded by Kenmore Street, Washington
Street, Chicago Street, and Jefferson Blvd. Additional
units were built in 1944 as a series of 20 two family
cinder block dwellings north of W. Washington St.
located in an area now occupied by LaSalle Park
property. The quickly built structures came to be known
as “the barracks”.
The LaSalle Park Neighborhood remained a
major settlement area for African Americans, but
neighborhood infrastructure lagged behind with narrow,
unpaved streets without curbs and sidewalks, and
some areas were lacking a proper sewer system.
Starting in the 1930’s, the former Beck’s Lake Area
became a dumping ground for industrial waste and
household refuse further filling in the marshy muddy
area surrounding Beck’s Lake. Eventually, the city
acquired the property and closed the dump site though
informal dumping continued in the 1950’s.
In 1959, residents delivered a petition to the City asking
for street, sidewalk, and sewer improvements. The initial
response was the first urban renewal housing plan
impacting 240 acres and hundreds of homes. In 1964
a plan was finalized to deliver infrastructure, a 40 acre
park and new community center. One hundred and
thirty homes would be demolished including the cinder
block “barracks”, a symbol of substandard housing
conditions.
By the mid 1960’s, LaSalle Park was opened within the
former dump/Beck’s Lake Area with new athletic fields
and a wooded picnic area. The LaSalle Park Recreation
Center was opened in 1967. By the end of the decade,
LaSalle Park was complete with two new features: a
sledding hill and Beck’s Lake – now restored to 8 acres.
By 1969, LaSalle Park Homes were under construction
on the southwest corner of Washington and Falcon
Streets. When completed 5 years later it would include
150 rental units.
1911-1938 1943- 1951 1951-1966 1966-1972
Public Housing Construction BeginsIndustrialization Growth Urban Growth Urban Renewal Demolition
1000
1500
2000
2500
3000
3500
4000
2000 2010 20201970198019901960
LaSalle Park Neighborhood Plan: Neighborhood Background20
All figures are based on Census Tract 23, which approximates the LaSalle Park Neighborhood plan area.
Neighborhood Data
Race and Hispanic OriginPopulationAge
Black59%
Other Race18%
Two or More
Races
11%
White12%
29%Hispanic or Latino
Median Age: 37.1 Years Old
Source: 2022 ACS 5-year Estimates
YearPopulation3,524
1,927
1,811
1,612 1,486 1,566 1,406
1,406People
14%
25%
18%
24%
18%
Under 5
5 - 19
20 - 39
40 - 64
Over 65
Population: The neighborhood’s population
declined from 3,524 people in 1960 to 1,927 in
1970, before continuing to fall to 1,406 people in
2020.
LaSalle
South Bend Population: South Bend’s
population declined from 132.4k people in 1960 to
109.7k in 1980s, before continuing to fall to 103.1k
in 2020.
Age: Nearly forty percent of the population
is children under 19 years old, while almost
twenty percent of the population is comprised
of individuals aged 65+.
South Bend Age: Nearly thirty percent of
the population is under 19 years old, while
nearly fourteen percent of the population is
comprised of individuals aged 65+.
Racial Composition: The majority of the
neighborhood is Black, while nearly 30% of the
population identify themselves as Hispanic or
Latino.
South Bend Racial Composition: The majority
of the city is White, while nearly 17% of the
population identify themselves as Hispanic or
Latino.
Household Size
58%
Number of Households: 592
Average Household Size: 1.99 people
19%7%16%
Source: 2022 ACS 5-year Estimates
Household Size: Nearly sixty percent of
households consist of a single person.
South Bend Household Size: Nearly fourty
percent of households consist of a single person.
Source: 202o CensusSource: Decennial Census
Urban Renewal
21 LaSalle Park Neighborhood Plan: Neighborhood Background
Housing
Total Housing Units: 714
Source: 2022 ACS 5-year Estimates
Vacant (82 Units)11%
Owner Occupied (270 units)38%
Renter Occupied
(362 units)51%
Housing Ownership: A little more than half of
the housing units in the neighborhood are renter
occupied.
South Bend Housing Ownership: A little more
than half of the housing units in the city are
owner-occupied
Units in Structure
Number of Residential Structures: 714
Single Unit
68%
Duplex
5%
3-4 Units
13%
5-9 Units
9%
10+ Units
5%
Type of Housing: The majority of the
neighborhood’s housing units are single unit
structures (72%). Twenty-seven percent of homes
are found in missing middle buildings of 2 to 10
units.
Type of Housing: The majority of the city’s housing
units are single unit structures (74%). Twenty-five
percent of homes are found in missing middle
buildings of 2 to 10 units.
Household Income
Less Than $10,000
Percentage of households within each household income range
Median Household Income: $22,125
Source: 2022 ACS 5-year Estimates
$10,000 - $24,999
$100,000 +
$25,000 - $49,999
$50,000 - $99,999
Household Income: Most households have a
total income of less than $35,000.
South Bend Household Income: The median
household income is $49,056.
Year Housing Built
Source: 2022 ACS 5-year Estimates
Built 1939 or earlier
Built 1940 - 1959
Built 1960 - 1979
Built 1980 - 1999
127 Units
334 Units
34 Units
219 Units
Housing Age: Almost 95% of the housing stock
is over 45 years old. About 1 in 6 homes in the
neighborhood were built prior to 1940.
Housing Age: Almost 87% of the housing stock is
over 45 years old. About 1 in 4 homes in the city
were built prior to 1940.
Median Year Structure Built: 1955
13%
39%
34%
11%
3%
Source: 202o Census
LaSalle Park Neighborhood Plan: Neighborhood Background22
Neighborhood Character
Commercial Buildings
Western Avenue is a major east-west street that
features the neighborhood’s primary commercial
district. Mixed-use buildings can be found along its
length.
Residential Buildings
The planning area has a mixture of homes, including detached dwellings, duplexes, townhouses, and small- to
medium-scale apartment buildings. Styles of architecture include ranch, bungalow, and American foursquare.
Located on the west side of South Bend, the LaSalle
Park Neighborhood features a range of housing
choices, important community institutions, unique
small businesses, and industrial uses. The following is
a sampling of the neighborhood’s character.
Overview
23 LaSalle Park Neighborhood Plan: Neighborhood Background
Industrial
Light industrial buildings comprise the area north of
Linden Avenue and along Olive Street, east of the
neighborhood.
Vacant Lots
The neighborhood has several vacant lots where
buildings once stood, some lots have never been
developed.
Parks and Open Spaces
LaSalle Park is home to a signature park of the same
name. It features prominent public spaces including
the Charles Black Community Center, Beck’s Lake,
recreational trails, and other athletic amenities.
Faith-based Institutions
LaSalle Park hosts many faith-based institutions.
LaSalle Park Neighborhood Plan: Planning Process & Engagement24
25 LaSalle Park Neighborhood Plan: Planning Process & Engagement
PLANNING PROCESS & ENGAGEMENT
Timeline • What We Heard
LaSalle Park Neighborhood Plan: Planning Process & Engagement26
Overview October 2023September 2023
Stakeholder Meetings
The City’s planning staff conducted 14 virtual and
in-person meetings with neighborhood stakeholders.
Stakeholders included the neighborhood association,
community and nonprofit organizations, faith-based
institutions, businesses, developers, City departments,
and City Council representatives. These conversations
began to outline general themes and potential focus
areas for the neighborhood plan.
The City of South Bend developed this plan through a
process that engaged residents, businesses, institutions,
government agencies, and other neighborhood
stakeholders. The planning process included online
surveys, key stakeholder interviews, and workshops
that gathered critical information about the LaSalle
Park Planning Area’s existing conditions, needs, and
opportunities. This engagement provided the basis for
this plan. During the planning process, the City provided
updates to the neighborhood organization and Common
Council.
Housing Panel
The City held a panel discussion on housing
development by local community developers.
Marques King, an expert on incremental housing
development, served as the keynote speaker.
Planning Process & Engagement
Outreach Methods
The City used a series of outreach methods
throughout the planning process to encourage
participation. These methods included mailings to
over 980 resident and property owner addresses,
e-mail lists, and presentations to the neighborhood
association.
27 LaSalle Park Neighborhood Plan: Planning Process & Engagement
November 2023 November 2025 January 2026
Visioning Workshop AdoptionPriorities Workshop Open House
An all-day visioning workshop focused on
understanding the neighborhood and its vision
for the future. Participants were asked big-picture
questions and completed exercises on topics such as
housing, infrastructure, land use and building form,
neighborhood amenities, and neighborhood-specific
issues.
At the neighborhood priorities workshop, participants
confirmed that the data gathered online and from the
visioning workshops were complete and represented
their ideas. The community was then asked to
prioritize potential neighborhood initiatives. This
helped prepare the framework and priorities outlined
in this plan.
Two open house events were held by the City
of South Bend presenting key plan projects and
concepts for public review and input. Attendees
watched a presentation, viewed boards highlighting
the plan, and met with staff. A draft of the full plan
document was made available for review at the open
house, online, and at the Charles Black Center.
Following public hearings, the South Bend Plan
Commission and Common Council adopted the
LaSalle Park Neighborhood Plan as an amendment to
the Comprehensive Plan. This Plan now serves as the
City’s official policy for the area.
LaSalle Park Neighborhood Plan: Planning Process & Engagement 28
What We Heard
Following are the main ideas expressed during the public engagement process for the LaSalle Park planning area. The items in bold were identified as priority projects at the public workshops.
Streets & Transportation Housing Built Form & Zoning Other Amenities
Improve streetscape along the following streets:
• Washington Street
• Linden Avenue
Calm traffic along the following streets:
• Sheridan Street
• Falcon Street
Improve lighting:
• Along walking path in LaSalle Park
• Washington Street
Incorporate street trees in the tree lawn where
possible.
Improve condition of sidewalks.
Add more protected bike lanes and shared use
trails.
Support development of additional affordable
housing units.
Repair existing housing stock and provide home
repair workshops and training.
Maintain affordability of neighborhood housing.
Increase homeownership in the neighborhood.
Strengthen urban mixed-use character along
Western Avenue.
Reintroduce neighborhood-scale retail.
Promote construction of missing middle homes.
Facilitate Development of a neighborhood-scale
grocery store.
Expand youth and senior programs at the Charles
Black Center.
Continue to make improvements to LaSalle Park.
Facilitate development of a Neighborhood
pharmacy.
29 LaSalle Park Neighborhood Plan: Planning Process & Engagement
Individuals complete planning exercises at the Neighborhood Plan Priorities Workshop.
Discussions after the Open House at Charles Black Center.
Some of the input provided at the workshops.
LaSalle Park Neighborhood Plan: Neighborhood Plan30
31 LaSalle Park Neighborhood Plan: Neighborhood Plan
NEIGHBORHOOD PLAN
LaSalle Park Neighborhood Plan • Parks & Trails • Housing Strategies • Sustainability Principles • Greening the Neighborhood
1 Priority Housing Area
Focus new infill housing development in the western third of the
neighborhood in order to provide a larger positive impact on the
neighborhoods housing stock.
LaSalle Park Neighborhood Plan: Neighborhood Plan32
LaSalle Park Neighborhood Plan
The following is a list of LaSalle Park Neighborhood project ideas which may be pursued by the City, nonprofit organizations, and the private sector over the next 20 years. More information on the concepts listed below can be
found on the following pages.
Intersection Improvements
Streetscape Improvements & Traffic Calming
Linden Avenue
Washington Street
Sheridan Street
Falcon Street
Street Connections
Chicago Street
Kentucky Street
Bendix Drive
Jefferson Boulevard
Washington Street - Falcon Street
Washington Street - Kaley Street
Washington Street - Sheridan Street
Iowa Street - Western Avenue
Linden Avenue - Colfax Street - Kaley Street
Proposed Bike Trails
LaSalle Park Perimeter Path
Washington Street
Falcon Street
Infrastructure Improvements
Medium-Density Residential Infill
Explore denser housing options on the vacant lots along Washington
and Kenmore to provide for a variety of housing types. This could
include cottage courts, duplexes, townhouses, or small-scale
apartment buildings of 4-8 units.
2
LaSalle Park Homes Renovation
Create new connections to define public and private spaces to make
the development more walkable as well as renovate existing housing
units
3
Natural Habitat Preservation
Work with property owners to conserve remnent woodend area.5
4 Washington Street Pavilion
Create a focal point at the corner of falcon and Washington that
utilizes the space between the Charles black center and the street.
7 LaSalle Park Walking Trail
Complete multi-use path that surrounds the park and allow for
better connections into the park.
Linden Avenue
Provide sidewalks and curbs, utilizing decorative fencing to protect
the wooded areas and to discourage access and dumping.
6
Beck’s Lake Improvements
Consider ways to improve access to the lake and provide
additional water-related amenities and beautification.
8
The Grove
Utilize vacant and hard to build on lots with tree nursery. 9
Iowa Street Park
Utilize hard to build vacant lots for a new open space with the
potential for new development.
10
Street connections
Explore options to reconnect neighborhood streets that were
disconnected during urban renewal in the 1960s.
11
Western Avenue Mixed-use
Continue to build upon the West Side Main Street plan
to promote new commercial and residential infill and the
renovation of existing buildings.
12
Legend
Elevation Below 710’Proposed Multi-FamilySingle Famly Western Ave Infill
33 LaSalle Park Neighborhood Plan: Neighborhood PlanSheridan StreetSheridan StreetMeade StreetMeade StreetWashington StreetWashington Street
Western AvenueWestern Avenue
Linden AvenueLinden Avenue
Jefferson BoulevardJefferson Boulevard
Kaley StreetKaley StreetColfax AvenueColfax Avenue
Olive StreetOlive Street5
1
2
3
7
4 8
6
9
10
12
3
11 11
1
Falcon StreetFalcon Street
LaSalle Park Neighborhood Plan: Neighborhood Plan34
Priority Housing Area | Site 1
While new housing can be constructed throughout the neighborhood,
focusing on a targeted geography can maximize the impact of new
construction.
Prioritizing infill housing development within the western third of the
plan area (west of Falcon Street) presents a greater positive impact on
the neighborhood’s housing stock on streets that contain the fewest
vacant lots.
This area is also least impacted by physical conditions, including
unsuitable soils that make homebuilding more challenging and
expensive, a particular issue in a South Bend housing market already
strangled by elevated home building costs.
Medium Density Infill | Sites 2
Explore denser housing options on the vacant lots along
Washington and Kenmore to provide a variety of housing types. This
could include cottage courts, duplexes, townhouses, or small-scale
apartment buildings of 4-8 units.
Adding medium density housing along Washington presents a
compliment to other existing long standing multifamily properties
and adds value to the street as a priority corridor within the
neighborhood. The vacant lots on the northwest corner of
Washington and Falcon present an immediate opportunity
for a sizable development in a highly visible location in the
neighborhood.
Washington Street
Views Shown in RenderingPriority Infill Housing PlanVacant lots on Kenmore and Washington
Linden AvenueLinden Avenue
Kenmore StreetKenmore StreetWellington StreetWellington StreetIllinois StreetIllinois StreetChicago StreetChicago StreetSheridan StreetSheridan StreetSingle Family Homes
Townhomes
Washington StreetWashington Street
Western AvenueWestern Avenue
35 LaSalle Park Neighborhood Plan: Neighborhood Plan
Washington Street Medium Density Infill Housing Rendering
A
A
B
C
C
C
D
LaSalle Park Neighborhood Plan: Neighborhood Plan36
LaSalle Park Renovations | Site 3
Current layout of LaSalle Park Homes has an inward focus that doesn’t utilize public greenspace or engage
with broader neighborhood. An improved engagement and definition between private units and public
spaces through enhanced site design, better walkability, and heightened connections will shift the layout to
have a more outward focus
LaSalle Park Homes Rennovations
Washington StreetWashington Street
Falcon StreetFalcon StreetB
C
Falcon StreetFalcon StreetLinden AvenueLinden Avenue
Consider renovation of property exteriors to activate frontages,
Connect interior access roads into a walkable network and support street access
New internal street
connections
Formalize open space
Activiate space with
play equipment
Activate frontages
Introduce low fence or wall to differentiate between private patio space and public open space.
37 LaSalle Park Neighborhood Plan: Neighborhood Plan
Washington Street Pavilion | Site 4
Charles Black Center Pavilion
The southwest corner of LaSalle Park offers a valuable vantage
point of the Washington/Falcon Intersection. Despite its prominence
as a neighborhood location, the site is an underdeveloped part of
the park with no particular purpose. The empty space disconnects
residents from the center, and especially from its main and only
entrance on the east side of the building.
Transforming the space with a multiuse pavilion completes this
key neighborhood intersection. A variety of programing could be
adapted here, including resumption of the successful neighborhood
market. The proximity of the pavilion becomes a more direct access
to the Charles Black Center from the west by connecting residents
and encouraging more walking trips.
Other improvements complementing the pavilion may include the
addition of benches, trees, pathways, and the beautification of the
blank west walls of the Charles Black Center for murals.Washington StreetWashington StreetWashington StreetWashington Street
Fal
c
o
n
S
t
r
e
e
t
Fal
c
o
n
S
t
r
e
e
tFalcon StreetFalcon Street
Linden Avenue Trail Falcon StreetFalcon StreetLinden AvenueLinden Avenue
A
LaSalle Park Neighborhood Plan: Neighborhood Plan38
Natural Preservation | Site 5
Linden Avenue | Site 6
Privately held undeveloped property north of LaSalle Park,
between the Norfolk Southern Railroad Tracks and Linden
Avenue, passively exists as a natural habitat today.
The plan recommends improvements that bring better definition
to the public/private edge of Linden Avenue including a tree
lined walking trail complete with pedestrian oriented lights
and benches. The trail provides a new park vantage point and
enhances a natural area already framed by trees. Reconstructing
the street with a proper curb, combined with a fenceline
separating the privately owned property to the north, deters
vehicle access and trespassing.
Shared use pathA Fence to deter trespassingC
Street lampsB
D
C
Example: Boland trail
B
39 LaSalle Park Neighborhood Plan: Neighborhood Plan
Linden Avenue Trail
Construct a path that surrounds the park to build connections
and improve recreation. Adding a 10–12-foot shared perimeter
path with trees and lighting better connects recreational
opportunities within the park and to other destinations outside
the park all while being a unified amenity of its own for walkers,
cyclists, and other users.
Seek improved access to the water’s edge and beautify the
lake. Projects within the plan are meant to improve access and
enhance beautification including addition of a fountain/bubbler
as a focal point and means to increase oxygen/aeration plus
adding a viewing dock to the west side of the lake.
Expanding LaSalle Park represents a long-term opportunity
to grow and strengthen one of the area’s most important
community assets. As surrounding properties become available
over time for passive acquisition, the park has the potential
to expand organically, increasing the amount of accessible
green space within the neighborhood. An enlarged LaSalle
Park would provide numerous benefits, including improved
recreational opportunities, enhanced environmental quality,
increased tree canopy, and better stormwater management.
Additional green space can also support public health,
neighborhood connectivity, and overall quality of life for
residents.
LaSalle Park Neighborhood Plan: Neighborhood Plan40
LaSalle Park | Sites 7, 8
The Grove | Site 9
LaSalle Park was once at the headwaters of the Grand
Kankakee Marsh. In LaSalle Park, some parcels have gone
undeveloped due to underlying soil conditions making
construction difficult and/or costs prohibitive.
Many of the parcels have remained undeveloped to this day as
unintentional green spaces like the area south of Washington
St and across Beck’s Lake. Undeveloped lots could be
repurposed as temporary tree nurseries to add coverage to
the neighborhood tree canopy, provide trees for park and
streetscape projects and to beautify the neighborhood.
A New walking trail along perimeter C Beck’s Lake fountainBExtra parking along Linden
Linden AvenueLinden Avenue
8
Falcon StreetFalcon StreetWashington StreetWashington Street
LaSalle Park Map
Views shown in rendering Proposed Trail Exisiting Trail
A
B
D
C
D Tree nursery
41 LaSalle Park Neighborhood Plan: Neighborhood Plan
Beck’s Lake
LaSalle Park Neighborhood Plan: Neighborhood Plan 42
Iowa Street Park Concept
Iowa Street Park | Site 10
Situated between Iowa and Kentucky Streets and just north of Western Avenue
is another group of parcels with poor soil conditions that have never seen
development. The property ownership is a combination of the City of South
Bend and an additional private owner.
Dedicating the area as a small, second neighborhood park brings purpose
to this greenspace with an opportunity for passive recreation (seating areas,
walking paths, outdoor fitness, and organized events). Further development
of the area as a site for new residential units can widen the variety of housing
types, all within this new park setting.
Western Avenue Green Map
Western AvenueWestern Avenue
10
Sheridan StreetSheridan StreetKaley StreetKaley StreetKaley StreetKaley StreetFalcon StreetFalcon StreetA
Infill HousingAB
Iowa Street ParkB
Views shown in renderingIowa StreetIowa StreetLake StreetLake StreetKentucky StreetKentucky StreetWestern AvenueWestern Avenue
Jefferson BoulevardJefferson Boulevard
43 LaSalle Park Neighborhood Plan: Neighborhood Plan
Iowa Street Park
LaSalle Park Neighborhood Plan: Neighborhood Plan 44
Street Reconnections | Site 11
Four Ways to Improve Connections
on Cul-de-sacs
1. Add a neighborhood gateway
2. Micro roundabout
3. Bike and ped connection
4. Woonerf street- shared streed giving equal priority to cars, bikes, and people
1. Neighborhood Gateway 2. Micro Roundabout 4. Woonerf Street3. Chicane Street
Western AvenueWestern Avenue Falcon StreetFalcon StreetAs part of Urban Renewal activities within the neighborhood, four
north-south streets (Bendix, Lake, Chicago, and Kentucky) were
closed with cul-de-sacs to the north of Western Avenue serving to
cut off vehicular traffic. This was reportedly for public safety reasons
preventing vehicle traffic from entering/exiting the neighborhood
at non-signalized intersections.
The plan does not suggest direct changes but instead explores
options that might replace one or more of these cul-de-
sacs improving connectivity to Western Avenue for all users.
Potential changes do not necessarily need to open the street for
vehicle traffic but could focus solely on making access safer for
pedestrians and cyclists.
Existing Cul-de-sac
Western AvenueWestern Avenue Bendix DriveBendix DriveKentucky StreetKentucky StreetLake Street Lake Street Chicago StreetChicago Street
45 LaSalle Park Neighborhood Plan: Neighborhood Plan
Western Avenue Infill | Site 12
The Western Avenue Corridor has witnessed significant infrastructure
investment and business development in the wake of the 2014 West Side
Main Streets Corridor Plan. Vacant and other underutilized properties
however have persisted as well as auto oriented uses that can prevent a
more continuous, walkable environment.
Additional residential development along Western in the form of mixed
use or multifamily would be a compliment to continued retail growth
and encourage more pedestrian trips on the corridor by making walking
more comfortable.
Western Avenue Infill Concept
Western AvenueWestern Avenue
12
Sheridan StreetSheridan StreetKaley StreetKaley StreetKaley StreetKaley StreetFalcon StreetFalcon StreetWestern Avenue Infill Map Views shown in rendering
Proposed Retail
Mixed Use
Existing Retail
Western Avenue Infill
Western
A
v
e
n
u
e
Western
A
v
e
n
u
e
Liberty StreetLiberty StreetWestern AvenueWestern Avenue
LaSalle Park Neighborhood Plan: Neighborhood Plan46
Housing Strategies
Market Challenges
For the LaSalle Park neighborhood, the current cost of
constructing new housing is greater than the appraised
value of the property once it is completed. This financial
gap is a barrier to the financing and construction of
new housing, especially market-rate units, in the area.
Additionally the high water table and soil conditions
also impose higher construction costs in some areas of
the neighborhood.
A Residential Market Potential study completed for
the LaSalle Park area concludes that there could be
the potential to add 29 new for-rent units and 8 new
for-sale units, in any mix of detached houses, duplex
houses, and/or townhouses annually. Housing formats
were noted as a determining factor on values for both
for sale and for rent options, with attached and/or
larger multifamily buildings commanding a lower price
point. The study also advised concentrating on infill
sites at a few important neighborhood nodes instead of
a scattered approach.
Assuming that local developers are successful in
building for-sale units that appeal to movers they can
capture some households that otherwise would have
bypassed LaSalle Park as a potential place to live.
A range of housing strategies will help ensure the LaSalle Park Neighborhood is a successful, diverse, mixed-income area.
Housing Repair and Quality
Housing repair assistance can allow neighborhood
residents to stay in their homes. Code Enforcement
can ensure that houses and their yards are kept in
acceptable condition; in particular, the City’s Rental
Safety Verification Program Code can assure a level of
quality for rental housing units.
During the planning process, participants
were asked a series of questions about
housing. Of those that responded...
stated that the need
for repair of existing
homes was an issue in
the neighborhood
80%53%
stated that absentee or
poor quality landlords
were an issue in the
neighborhood
stated the need for
more homeownership
was an issue in the
neighborhood
53%
House on Sheridan Street.
Liberty Street vacant lot.
Home Ownership
The City of South Bend has several programs to assist
first time homebuyers and current homeowners:
• Certified First Time Home Buyer Education which
is typically required for most federal and state
housing assistance programs such as Habitat
for Humanity and Community Homebuyers
Corporation for home buyers whose income does
not exceed 80% of the Area Median Income.
• South Bend’s Housing Counseling Agency offers
housing counseling and is open to all individuals in
need regardless of whether they are participating
in an assistance program. This includes both
foreclosure prevention counseling and
credit / budget counseling.
The study further suggests that all of the new for-
lease units would be in multi-family structures, mainly
apartments or lofts. Some of the smaller units could
also include a mix of accessory dwellings and small
cottages, which tend to be detached formats.
The study recommends that the City and developers
focus on parcels that provide the best visibility to
traffic for marketing and advertising exposures; and
locations that can help serve as catalysts for additional
reinvestment. New housing placed in the right spots
can generate positive momentum for additional
projects.
The study indicates that new-build for-sale units could
have values in the range of $155,000 to $250,000, again
depending on the building format. Duplex houses or
attached cottages could be at the lower end of the
price spectrum, while detached single-family houses
are more likely to be at the higher end of the range.
47 LaSalle Park Neighborhood Plan: Neighborhood Plan
Housing Demographics
Based on LandUseUSA’s study of 2022 American
Community Survey (ACS) data,
• Median Income: the study area’s median
household income is about $20,000, which is
significantly lower than the city’s median of about
$50,000
• Rental vs. Owner Occupied: 56 percent of
occupied housing units are rented and 44 percent
are owned
• Owner Median Income: the study area’s owners
have a median household income of about
$25,000, which is significantly lower than the city’s
median of about $70,000
• Rental Median Income: renters have a median
household income of about $15,000, which also is
significantly lower than the city’s median of about
$40,000
• Median Home Value: the median home value is
closer to $95,000 in the Study Area and $145,000
in the City of South Bend
Housing Study
Addressing High Vacancy
This study estimates that the current vacancy rate for
the Study Area and the City of South Bend is close to
15 percent. Ideally, vacancies should be at or below 6
percent, Some ways to accomplish this are:
• Provide additional programs incentivizing
property owners to reinvest into rehabs,
renovations, remodels, and perhaps even
expansions to add accessory studios or suites.
• One-to-one: At least one existing unit in the study
area should be rehabbed for every new unit that is
built.
Site Selection
Rather than scattering the Annual Forecast Absorption
to infill sites throughout the Study Area, it would
be better to identify a few important neighborhood
nodes where reinvestment is most likely to generate
trickle-through benefits for additional projects.
Areas to consider include areas with best visibility to
traffic (for marketing and advertising exposures); and
locations that can help serve as catalysts for additional
reinvestment.
For Sale and Rental Opportunities
The market can support the construction of the following
new units:
• up to twenty-nine new for-lease rental units;
• up to eight new attached for-sale units, including
condominiums and townhouses; and
• up to eight new detached for sale houses.
This approach implies that all low-income households
earning less than 60% of AMI will not be able to afford
new-builds, and instead will need to settle for units that
had been previously leased or previously owned by
prior tenants. However, this approach might overlook the
potential absorption of tiny homes, accessory dwelling,
small cottages, and micro lofts that could be built to
address affordability.
The initial study indicates that new-build for-sale
units could have values in the range of $155,000 to
$250,000, again depending on the building format.
Duplex houses or attached cottages could be at the
lower end of the price spectrum, whereas detached
single-family houses are more likely to be at the higher
end of the range. Developers could cautiously test
the upper threshold of the price spectrum for a few
houses in 2024 and 2025, nudging their prices upward to
$275,000 and perhaps even $299,900.
New-build construction could have contract rents in the
range of $950 to $1,750 per month. The study suggests
that all of the new for-lease units would be in multi-
family structures, which implies apartments or lofts.
However, some of the smaller units could also include
a mix of accessory dwellings and small cottages, which
tend to be detached formats.
We consider the possibility that even low-income
households might be able to afford a new-build
construction like an accessory dwelling, small cottage, or
micro-loft.
Street Connections
Following modern principles of urbanism, it is apparent
that some improvements may be necessary to address
local street connectivity. This could include extending
four connectors (Chicago, Lake, Kentucky, and Bendix
streets) south to Western Avenue – even if it means
undoing the expensive infrastructure that created those
dead-ends in the first place. As much as possible, the
city also should strive to purchase parcels needed to
complete the east-west Jefferson Boulevard through
the Study Area.
New rental units
New for sale units(townhomes or condominiums)
New For-Sale Single-Family Home
Price Range: $950 - $1,750 monthly
29
Price Range: Lower end of $155,000 - $299,000
Price Range: $155,000 - $299,000
8
8
LaSalle Park Neighborhood Plan: Neighborhood Plan48
Parks & Trails
LaSalle Park Pavilion.LaSalle Park playground.
Existing Parks
Proposed Parks and Open Spaces
Parks and Trails Key
Proposed Trails
(See Page 40 of LaSalle Park Neighborhood Plan)
Recreation Trails
Map showing Parks and Trails.
There have been many recent improvements to LaSalle Park including new
walking trails, play equipment, improved Charles Black Center ammenities,
and additional sports courts. In an effort to continue to improve LaSalle
Park, additional amenities and improvements can be made.
The LaSalle Park Neighborhood can feature a series of formal and informal
open spaces. Vacant lots along Washington Street south of the lake can
feature a tree nursery to increase availability of trees to plant within the
neighborhood. The wetland area north of LaSalle Park could be preserved
as a natural area. If property could be aquired the area between Iowa Street
and Kentucky Street could become a formal open space.
Parks
The existing path around The Lake can be enhanced with better lighting
and connected to a new trail placed along the perimeter of the park. Sheridan StreetMeade StreetWashington Street
Western Avenue
Linden Avenue
Falcon StreetJefferson Boulevard
Kaley StreetIllinois StreetColfax Avenue
49 LaSalle Park Neighborhood Plan: Neighborhood Plan
Sustainability Principles
South Bend is committed to becoming carbon neutral by 2050, and each neighborhood has a role to play in reducing the community’s emissions. The projects put forward in the LaSalle Park Neighborhood Plan can support the
City’s sustainability goals related to green infrastructure, built environment, and clean transportation.
Green infrastructure plays a central role in improving air, soil, and
water quality by reducing energy use in buildings, supporting the
capturing and use of carbon, and improving stormwater filtration.
• Increase the number of trees planted to improve the energy
efficiency of buildings by lowering the energy needed to heat or
cool a building.
• Plant street trees to help extend the useful life of street
pavement due to increased shading of pavement.
• Reduce paved surfaces in the neighborhood to help lower
stormwater run off, improve water quality, and reduce
vulnerability to the urban heat island effect.
• Seek to have water be absorbed where it falls instead of
transferred off site for processing.
Transportation represents one of the largest sources of emissions in
our community, so making biking, walking, transit, and other forms of
shared mobility more accessible to residents is critical.
• Allow an appropriate mixing of land uses to reduce the amount
of travel required.
• Add new bike lanes and improve walkability to allow more
people to safely bike and walk, reducing vehicle-related
emissions.
• Construct shared use paths, which put less stress on the
existing street infrastructure, ultimately reducing the frequency
of street repair.
• Promote public transportation, which compared to driving
alone, reduces emissions and improves air quality.
Reducing energy use in South Bend will significantly cut greenhouse
gas emissions.
• Rehabilitate existing structures to reduce carbon emissions and
construction waste.
• Reuse materials or select lower-carbon building materials when
constructing new housing.
• Promote the use of solar panels for energy generation.
• Encourage urban residential infill and the use of existing
public utilities and infrastructure to reduce the need to extend
services into rural areas.
Green Infrastructure Built Environment Transportation
LaSalle Park Neighborhood Plan: Neighborhood Plan50
Greening The Neighborhood
Greening neighborhoods creates healthier, more energy efficient, and attractive neighborhoods where residents and natural ecosystems can thrive.
Map showing existing tree canopy.
Current Tree Coverage
Existing Tree Canopy
Existing Street Tree
Building Footprint
What is a Healthy Tree Canopy?
The City’s goal for urban neighborhoods is to have 40% tree
canopy coverage by 2050. The urban tree canopy is measured as a
percentage of the overall land area that is sheltered from above by
tree branches and leaves. Smaller green areas on the following map
indicate trees that have not yet reached full maturity.
Tree canopy in LaSalle Park.Sheridan StreetMeade StreetWashington Street
Western Avenue
Linden Avenue
Falcon StreetJefferson Boulevard
Kaley StreetIllinois StreetLiberty StreetColfax Avenue
Sheridan StreetMeade StreetWashington Street
Western Avenue
Linden Avenue
Falcon StreetJefferson Boulevard
Kaley StreetIllinois StreetLiberty StreetColfax Avenue
51 LaSalle Park Neighborhood Plan: Neighborhood Plan
How does this plan support it?
Why is it important?
Potential Canopy: Additional Street Trees
Map showing potential tree canopy.
Existing Tree Canopy
Existing Street Tree
Building Footprint
Proposed Street Tree
The LaSalle Park Neighborhood has a current tree canopy of 27%.
This plan proposes installing a tree every 30 feet along streets where
possible and in public spaces as shown in the concept designs. This
effort would yield approximately an additional 912 trees, raising the
tree canopy to 33% within the planning area. Additional trees must be
planted on private property to achieve the citywide goal of 40% tree
canopy.
Trees are essential to healthy neighborhoods by providing the following
benefits:
• removing street-level air pollution,
• cooling down neighborhoods (heat island effect),
• slowing traffic and helping to create safer, walkable streets,
• improving community health and wellness,
• reducing flooding, erosion, and water pollution from runoff,
• creating stronger and more attractive places,
• reducing urban noise (cars, trains),
• increasing energy savings for heating and cooling buildings, and
• increasing property values.
2.72.7
Million Million
Gallons Stormwater
Runoff Prevented
$86,987
Energy Savings 1,485,007
Pounds Sequestered
Planting 912 additional trees results in carbon sequestered, water runoff saved, and
energy costs reduced. Calculated on design.itreetools.org based on 30-year time
frame.Sheridan StreetMeade StreetWashington Street
Western Avenue
Linden Avenue
Falcon StreetJefferson Boulevard
Kaley StreetIllinois StreetLiberty StreetColfax Avenue
Sheridan StreetMeade StreetWashington Street
Western Avenue
Linden Avenue
Falcon StreetJefferson Boulevard
Kaley StreetIllinois StreetLiberty StreetColfax Avenue
LaSalle Park Neighborhood Plan: Streets & Transportation52
53 LaSalle Park Neighborhood Plan: Streets & Transportation
Streets & Transportation
Streetscape Improvements & Traffic Calming • Bike Infrastructure
LaSalle Park Neighborhood Plan: Streets & Transportation54
Streetscape Improvements & Traffic Calming
Throughout the planning process, participants
frequently noted the need to address the condition
of streets, alleys, sidewalks, and lighting within
the LaSalle Park Neighborhood. As these types
of infrastructure improvements are important to
every neighborhood in South Bend, they should
be addressed on a citywide scale according to
condition, funding, and current priorities. Yet, this
plan does identify places to receive improvements
beyond general maintenance.
The project list that follows was developed based
on input gathered at neighborhood workshops,
from 311 calls to the City of South Bend, and
planning and engineering considerations. Changes
to streets in the LaSalle Park Neighborhood
should be improved in accordance with South
Bend’s Complete Streets policy. The use of streets
by people on foot and bicycle is prioritized over
high-speed vehicle travel. Street improvements
should support the use of the Transpo bus system,
including by improving the comfort of bus stops.
stated improved sidewalks
would encourage them to
walk more. 3 out of 3During the planning process, participants were
asked a series of questions about streets, bicycle
infrastructure, and other infrastructure topics.
stated they walk in the
neighborhood.
stated they walk to LaSalle Park
or the Charles Black Center. 53% 50%
Priority Areas
Streetscape Improvements
Streetscape improvements are large-scale projects
that may:
• have significant traffic and aesthetic impacts;
• include changes to street pavement width,
the full replacement of driveway approaches,
curbs, and sidewalks;
• upgrade street trees and lighting; and
• include traffic calming elements.Priority Areas
Traffic Calming
Traffic calming involves small-scale interventions
to alter the physical design of a street to improve
safety for pedestrians, bicyclists, and motorists.
Kaley Street
Falcon Street
Sheridan StreetWashington Street
Linden Avenue
Intersection improvements are projects to improve
safety, often by reducing excessive pavement widths
and enhancing pedestrian crossings.
Explore grade separation of the Meade and/or Olive
Street crossings of the Norfolk Southern Railroad Rail
Line through use of an underpass that would allow for
safer passage for all users. The scope and complexity
of the project would require significant external
funding from State and Federal government sources.
Priority Areas
Priority Areas
Intersection Improvements
Rail Road Crossing
Western Avenue - Iowa Street
Washington Street - Kaley Street
Washington Street - Falcon Street
Washington Street - Sheridan Street
Meade Street
Olive Street
55 LaSalle Park Neighborhood Plan: Streets & Transportation
Streets Map Key
Streetscape Improvements
Traffic Calming
Intersection Improvements
Rail Road Crossings
Map showing infrastructure improvements.Sheridan StreetSheridan StreetMeade StreetMeade StreetWashington StreetWashington Street
Western AvenueWestern Avenue
Linden AvenueLinden Avenue
Falcon StreetFalcon StreetJefferson BoulevardJefferson Boulevard
Kaley StreetKaley StreetColfax AvenueColfax Avenue
Chicago StreetChicago StreetKentucky StreetKentucky StreetBendix StreetBendix Street
LaSalle Park Neighborhood Plan: Streets & Transportation56
Bike Infrastructure
Following is a list of bicycle-related projects proposed for the LaSalle Park Neighborhood.
stated designated bicycle infrastructure
would encourage them to bike more.
During the planning process, participants were asked
a series of questions about bicycle infrastructure.
stated better lighting would
encourage them to bike more. 60%60%
Washington Street Sheridan Street - Kaley Street
Falcon Street Washington Street - Western Avenue
None None None
Shared Use PathProtected Bike Lane
Off-street facility shared by people on foot and bicycles
Shared On-Street
On-Street facility shared by both
vehicles and bicycles without
designated space for each.
Facility separated from motor vehicle traffic by a curb, planter, or other
physical barriers for the exclusive use of people on bicycles
RouteRouteExtent
Bike Lane
Designated lane for bicyclists
within the street normally marked
with a painted line and cyclist
symbol.
Route RouteExtent
LaSalle Park Washington Street - Falcon Street -
Linden Avenue
Linden Avenue Kaley Street - Falcon Street
57 LaSalle Park Neighborhood Plan: Streets & Transportation
Map showing bicycle infrastructure improvements.
Streets Map Key
Protected Bike Lane
Shared Use Path (Trail)
Bike Lane
Shared On-StreetExisting
Protected Bike Lane
Shared Use Path (Trail)
Bike Lane
Shared On-StreetProposedSheridan StreetSheridan StreetMeade StreetMeade StreetOlive StreetOlive StreetWashington StreetWashington Street
Western AvenueWestern Avenue
Linden AvenueLinden Avenue
Falcon StreetFalcon StreetJefferson BoulevardJefferson Boulevard
Kaley StreetKaley StreetColfax AvenueColfax Avenue
Orange StreetOrange Street
Chicago StreetChicago StreetKentucky StreetKentucky StreetBendix StreetBendix StreetBendix StreetBendix StreetKennedy ParkKennedy Park
Connect to Connect to
Bendix TrailBendix Trail
Washington Washington
High SchoolHigh School
Western Western
Branch Branch
LibraryLibrary
LaSalle Park Neighborhood Plan: Built Form & Zoning58
59 LaSalle Park Neighborhood Plan: Built Form & Zoning
Built Form & Zoning
Zoning Districts • Zoning Map • Building Types
Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage House
Detached House
Duplex
Carriage House
Detached House
Duplex
Suburban Neighborhood 1
S1
The S1 District is established
to provide for and maintain
suburban neighborhoods in
outlying areas of the City.
Primarily single unit residential
development.
Buildings with relatively deep
setbacks on larger lots.
Attached garages accessed by
a driveway from the street.
Larger city blocks with informal
character and plantings.
S2
Suburban Neighborhood 2
The S2 District is established
to provide for, maintain,
and enhance suburban
neighborhoods of primarily
apartment complexes or
houses grouped together
outside of the City's core.
A full range of residential
development, including single
unit, two unit, multi-unit, and
ADUs.
Larger size buildings with
relatively deep setbacks on
larger lots.
Attached garages accessed by
a driveway from the street or
shared parking areas located in
the rear or interior of the lot.
Larger city blocks with informal
character and plantings.
U1
Urban Neighborhood 1
The U1 District is established
to provide for, promote, and
maintain urban neighborhoods
located in core and outlying
areas of the City.
Primarily single and two unit
residential development,
allowing the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages located
at the rear of the lot, often
accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U2
Urban Neighborhood 2
The U2 District is established
to provide for, promote, and
maintain the development of
diverse housing types in urban
neighborhoods located near
neighborhood centers in core
and outlying areas of the City.
Primarily single and two unit
residential development,
allowing up to four units and
the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages accessed
from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U3
Urban Neighborhood 3
The U3 District is established
to provide for, promote, and
maintain the development of
a full range of housing types
located near neighborhood
centers and along major streets
in urban neighborhoods in core
and outlying areas of the City.
Single unit, two-unit, and multi-
unit residential development,
together with ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
UF
Urban Neighborhood Flex
The UF District is established
to enhance and support a full
range of housing types and
small-scale commercial uses
found outside neighborhood
centers in core and outlying
areas of the City.
A mixture of single unit, two
unit, multi-unit, and ADUs.
Integrates limited small-
scale office, commercial, and
institutional uses that are
compatible in scale.
Buildings with smaller setbacks
create a consistent block face
along smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
NC
Neighborhood Center
The NC District is established
to promote higher intensity,
urban neighborhood centers,
typically located near the
intersection of major streets, in
core and outlying areas of the
City that are well connected to
surrounding neighborhoods.
A mixture of storefront
retail, professional offices,
and dwelling units located
in townhouses, apartment
buildings, and in the upper
stories or rear of mixed-use
buildings.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
DT
Downtown
The DT District is established
to promote the development
of the downtown region of the
City of South Bend as a high
intensity urban center for a
multi-county region.
A mixture of mid-rise and high
rise mixed-use developments
including a variety of
compatible building types and
urban uses.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
Typical Characteristics
Building Types
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Intent
LaSalle Park Neighborhood Plan: Built Form & Zoning60
Built Form & Zoning
Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage HouseDetached HouseDuplex
Carriage HouseDetached HouseDuplex
Suburban Neighborhood 1S1
The S1 District is established to provide for and maintain suburban neighborhoods in outlying areas of the City.
Primarily single unit residential development.
Buildings with relatively deep setbacks on larger lots.
Attached garages accessed by a driveway from the street.Larger city blocks with informal character and plantings.
S2Suburban Neighborhood 2
The S2 District is established to provide for, maintain, and enhance suburban neighborhoods of primarily apartment complexes or houses grouped together outside of the City's core.
A full range of residential development, including single unit, two unit, multi-unit, and ADUs.Larger size buildings with relatively deep setbacks on larger lots.
Attached garages accessed by a driveway from the street or shared parking areas located in the rear or interior of the lot.
Larger city blocks with informal character and plantings.
U1Urban Neighborhood 1
The U1 District is established to provide for, promote, and maintain urban neighborhoods located in core and outlying areas of the City.
Primarily single and two unit residential development, allowing the addition of ADUs.
Buildings with modest setbacks and inviting building frontages that create a consistent block face along smaller city blocks.Detached garages located at the rear of the lot, often accessed from an alley.
Pedestrian-oriented scale with sidewalks and street trees.
U2Urban Neighborhood 2
The U2 District is established to provide for, promote, and maintain the development of diverse housing types in urban neighborhoods located near neighborhood centers in core and outlying areas of the City.
Primarily single and two unit residential development, allowing up to four units and the addition of ADUs.
Buildings with modest setbacks and inviting building frontages that create a consistent block face along smaller city blocks.Detached garages accessed from an alley.
Pedestrian-oriented scale with sidewalks and street trees.
U3Urban Neighborhood 3
The U3 District is established to provide for, promote, and maintain the development of a full range of housing types located near neighborhood centers and along major streets in urban neighborhoods in core and outlying areas of the City.
Single unit, two-unit, and multi-unit residential development, together with ADUs.
Buildings with modest setbacks and inviting building frontages that create a consistent block face along smaller city blocks.Detached garages or shared parking accessed from an alley.Pedestrian-oriented scale with sidewalks and street trees.
UFUrban Neighborhood Flex
The UF District is established to enhance and support a full range of housing types and small-scale commercial uses found outside neighborhood centers in core and outlying areas of the City.
A mixture of single unit, two unit, multi-unit, and ADUs. Integrates limited small-scale office, commercial, and institutional uses that are compatible in scale.Buildings with smaller setbacks create a consistent block face along smaller city blocks.Detached garages or shared parking accessed from an alley.
Pedestrian-oriented scale with sidewalks and street trees.
NCNeighborhood Center
The NC District is established to promote higher intensity, urban neighborhood centers, typically located near the intersection of major streets, in core and outlying areas of the City that are well connected to surrounding neighborhoods.
A mixture of storefront retail, professional offices, and dwelling units located in townhouses, apartment buildings, and in the upper stories or rear of mixed-use buildings.Buildings with active building frontages set at or close to the sidewalk.Pedestrian-oriented scale with sidewalks and street trees.
DTDowntown
The DT District is established to promote the development of the downtown region of the City of South Bend as a high intensity urban center for a multi-county region.
A mixture of mid-rise and high rise mixed-use developments including a variety of compatible building types and urban uses.
Buildings with active building frontages set at or close to the sidewalk.Pedestrian-oriented scale with sidewalks and street trees.
Typical Characteristics
Building Types
TownhouseApartment HouseStacked FlatsShopMid-Rise/Tower
Carriage HouseTownhouseApartment HouseStacked FlatsShop
Carriage HouseDetached HouseCottage CourtDuplexTownhouseApartment HouseStacked FlatsShop
Carriage HouseDetached HouseCottage CourtDuplexTownhouseApartment HouseStacked Flats
Carriage HouseDetached HouseCottage CourtDuplexTownhouseApartment House
Carriage HouseDetached HouseCottage CourtDuplexTownhouseApartment HouseStacked Flats
Intent
Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage House
Detached House
Duplex
Carriage House
Detached House
Duplex
Suburban Neighborhood 1
S1
The S1 District is established
to provide for and maintain
suburban neighborhoods in
outlying areas of the City.
Primarily single unit residential
development.
Buildings with relatively deep
setbacks on larger lots.
Attached garages accessed by
a driveway from the street.
Larger city blocks with informal
character and plantings.
S2
Suburban Neighborhood 2
The S2 District is established
to provide for, maintain,
and enhance suburban
neighborhoods of primarily
apartment complexes or
houses grouped together
outside of the City's core.
A full range of residential
development, including single
unit, two unit, multi-unit, and
ADUs.
Larger size buildings with
relatively deep setbacks on
larger lots.
Attached garages accessed by
a driveway from the street or
shared parking areas located in
the rear or interior of the lot.
Larger city blocks with informal
character and plantings.
U1
Urban Neighborhood 1
The U1 District is established
to provide for, promote, and
maintain urban neighborhoods
located in core and outlying
areas of the City.
Primarily single and two unit
residential development,
allowing the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages located
at the rear of the lot, often
accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U2
Urban Neighborhood 2
The U2 District is established
to provide for, promote, and
maintain the development of
diverse housing types in urban
neighborhoods located near
neighborhood centers in core
and outlying areas of the City.
Primarily single and two unit
residential development,
allowing up to four units and
the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages accessed
from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U3
Urban Neighborhood 3
The U3 District is established
to provide for, promote, and
maintain the development of
a full range of housing types
located near neighborhood
centers and along major streets
in urban neighborhoods in core
and outlying areas of the City.
Single unit, two-unit, and multi-
unit residential development,
together with ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
UF
Urban Neighborhood Flex
The UF District is established
to enhance and support a full
range of housing types and
small-scale commercial uses
found outside neighborhood
centers in core and outlying
areas of the City.
A mixture of single unit, two
unit, multi-unit, and ADUs.
Integrates limited small-
scale office, commercial, and
institutional uses that are
compatible in scale.
Buildings with smaller setbacks
create a consistent block face
along smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
NC
Neighborhood Center
The NC District is established
to promote higher intensity,
urban neighborhood centers,
typically located near the
intersection of major streets, in
core and outlying areas of the
City that are well connected to
surrounding neighborhoods.
A mixture of storefront
retail, professional offices,
and dwelling units located
in townhouses, apartment
buildings, and in the upper
stories or rear of mixed-use
buildings.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
DT
Downtown
The DT District is established
to promote the development
of the downtown region of the
City of South Bend as a high
intensity urban center for a
multi-county region.
A mixture of mid-rise and high
rise mixed-use developments
including a variety of
compatible building types and
urban uses.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
Typical Characteristics
Building Types
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Intent
Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage House
Detached House
Duplex
Carriage House
Detached House
Duplex
Suburban Neighborhood 1
S1
The S1 District is established
to provide for and maintain
suburban neighborhoods in
outlying areas of the City.
Primarily single unit residential
development.
Buildings with relatively deep
setbacks on larger lots.
Attached garages accessed by
a driveway from the street.
Larger city blocks with informal
character and plantings.
S2
Suburban Neighborhood 2
The S2 District is established
to provide for, maintain,
and enhance suburban
neighborhoods of primarily
apartment complexes or
houses grouped together
outside of the City's core.
A full range of residential
development, including single
unit, two unit, multi-unit, and
ADUs.
Larger size buildings with
relatively deep setbacks on
larger lots.
Attached garages accessed by
a driveway from the street or
shared parking areas located in
the rear or interior of the lot.
Larger city blocks with informal
character and plantings.
U1
Urban Neighborhood 1
The U1 District is established
to provide for, promote, and
maintain urban neighborhoods
located in core and outlying
areas of the City.
Primarily single and two unit
residential development,
allowing the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages located
at the rear of the lot, often
accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U2
Urban Neighborhood 2
The U2 District is established
to provide for, promote, and
maintain the development of
diverse housing types in urban
neighborhoods located near
neighborhood centers in core
and outlying areas of the City.
Primarily single and two unit
residential development,
allowing up to four units and
the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages accessed
from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U3
Urban Neighborhood 3
The U3 District is established
to provide for, promote, and
maintain the development of
a full range of housing types
located near neighborhood
centers and along major streets
in urban neighborhoods in core
and outlying areas of the City.
Single unit, two-unit, and multi-
unit residential development,
together with ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
UF
Urban Neighborhood Flex
The UF District is established
to enhance and support a full
range of housing types and
small-scale commercial uses
found outside neighborhood
centers in core and outlying
areas of the City.
A mixture of single unit, two
unit, multi-unit, and ADUs.
Integrates limited small-
scale office, commercial, and
institutional uses that are
compatible in scale.
Buildings with smaller setbacks
create a consistent block face
along smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
NC
Neighborhood Center
The NC District is established
to promote higher intensity,
urban neighborhood centers,
typically located near the
intersection of major streets, in
core and outlying areas of the
City that are well connected to
surrounding neighborhoods.
A mixture of storefront
retail, professional offices,
and dwelling units located
in townhouses, apartment
buildings, and in the upper
stories or rear of mixed-use
buildings.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
DT
Downtown
The DT District is established
to promote the development
of the downtown region of the
City of South Bend as a high
intensity urban center for a
multi-county region.
A mixture of mid-rise and high
rise mixed-use developments
including a variety of
compatible building types and
urban uses.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
Typical Characteristics
Building Types
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
IntentThe S1, Suburban Neighborhood 1, District
primarily supports single-unit residential
development on larger lots with large
setbacks.
The U1, Urban Neighborhood 1, District
supports mostly single-unit detached
dwellings, but well designed duplexes would
also be appropriate. The U1 District features
modest building setbacks and inviting
frontages, such as porches and stoops.
The S2, Suburban Neighborhood 2, District
supports a full range of housing types
including apartment buildings placed on large
lots with large setbacks.
Overview
The built form of the LaSalle Park Neighborhood is guided by the South
Bend Zoning Ordinance and its zoning map. The zoning ordinance is a local
law that governs the physical development of property, both the form and
scale of buildings and the specific use of land.
The future zoning map within this section proposes how each lot within
the LaSalle Park Neighborhood should be zoned following adoption of this
plan. Over time, property within the neighborhood should be allowed to
redevelop gradually to the next increment of development.
Combined with the regulations found within the South Bend Zoning
Ordinance, the aim of the future zoning map is to maintain and enhance
the LaSalle Park Neighborhood’s pedestrian-oriented, urban environment.
Generally vehicle access, parking, and garages should be from alleys when
present. Vacating of alleys is discouraged as it hinders redevelopment of
vacant lots. Drive-throughs are discouraged, and if they are present, they
should be designed not to be visible from the street. New commercial
development should occur according to the standards of the NC
Neighborhood Center District.
As properties are developed or reused, nonconforming conditions should
be brought into conformance with the proposed zoning district in the plan.
This includes landscaping, parking, lighting, and building standards.
This plan seeks to allow a greater quantity and diversity in housing units;
doing so will permit people to find housing within the neighborhood that
meets their price and lifestyle needs. Ancillary dwelling units, such as
garage apartments or backyard cottages, are encouraged for the LaSalle
Park Neighborhood.
The South Bend zoning map divides the city into twelve zoning districts.
Seven of these districts are proposed for the LaSalle Park Neighborhood:
U1, U2, U3, UF, NC, OS, and I.
Suburban Neighborhood 1S1 Suburban Neighborhood 2S2 Urban Neighborhood 1U1
Where It Is Appropriate
Due to its suburban nature, the S1 District
is not appropriate in the LaSalle Park
Neighborhood.
Due to its suburban nature, the S2 District
is not appropriate in the LaSalle Park
Neighborhood.
The U1 District is well suited for most of
the LaSalle Park Neighborhood. This plan
would support special exceptions for newly
constructed duplexes.
Intent
61 LaSalle Park Neighborhood Plan: Built Form & Zoning
Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage House
Detached House
Duplex
Carriage House
Detached House
Duplex
Suburban Neighborhood 1
S1
The S1 District is established
to provide for and maintain
suburban neighborhoods in
outlying areas of the City.
Primarily single unit residential
development.
Buildings with relatively deep
setbacks on larger lots.
Attached garages accessed by
a driveway from the street.
Larger city blocks with informal
character and plantings.
S2
Suburban Neighborhood 2
The S2 District is established
to provide for, maintain,
and enhance suburban
neighborhoods of primarily
apartment complexes or
houses grouped together
outside of the City's core.
A full range of residential
development, including single
unit, two unit, multi-unit, and
ADUs.
Larger size buildings with
relatively deep setbacks on
larger lots.
Attached garages accessed by
a driveway from the street or
shared parking areas located in
the rear or interior of the lot.
Larger city blocks with informal
character and plantings.
U1
Urban Neighborhood 1
The U1 District is established
to provide for, promote, and
maintain urban neighborhoods
located in core and outlying
areas of the City.
Primarily single and two unit
residential development,
allowing the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages located
at the rear of the lot, often
accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U2
Urban Neighborhood 2
The U2 District is established
to provide for, promote, and
maintain the development of
diverse housing types in urban
neighborhoods located near
neighborhood centers in core
and outlying areas of the City.
Primarily single and two unit
residential development,
allowing up to four units and
the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages accessed
from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U3
Urban Neighborhood 3
The U3 District is established
to provide for, promote, and
maintain the development of
a full range of housing types
located near neighborhood
centers and along major streets
in urban neighborhoods in core
and outlying areas of the City.
Single unit, two-unit, and multi-
unit residential development,
together with ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
UF
Urban Neighborhood Flex
The UF District is established
to enhance and support a full
range of housing types and
small-scale commercial uses
found outside neighborhood
centers in core and outlying
areas of the City.
A mixture of single unit, two
unit, multi-unit, and ADUs.
Integrates limited small-
scale office, commercial, and
institutional uses that are
compatible in scale.
Buildings with smaller setbacks
create a consistent block face
along smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
NC
Neighborhood Center
The NC District is established
to promote higher intensity,
urban neighborhood centers,
typically located near the
intersection of major streets, in
core and outlying areas of the
City that are well connected to
surrounding neighborhoods.
A mixture of storefront
retail, professional offices,
and dwelling units located
in townhouses, apartment
buildings, and in the upper
stories or rear of mixed-use
buildings.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
DT
Downtown
The DT District is established
to promote the development
of the downtown region of the
City of South Bend as a high
intensity urban center for a
multi-county region.
A mixture of mid-rise and high
rise mixed-use developments
including a variety of
compatible building types and
urban uses.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
Typical Characteristics
Building Types
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Intent
Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage House
Detached House
Duplex
Carriage House
Detached House
Duplex
Suburban Neighborhood 1
S1
The S1 District is established
to provide for and maintain
suburban neighborhoods in
outlying areas of the City.
Primarily single unit residential
development.
Buildings with relatively deep
setbacks on larger lots.
Attached garages accessed by
a driveway from the street.
Larger city blocks with informal
character and plantings.
S2
Suburban Neighborhood 2
The S2 District is established
to provide for, maintain,
and enhance suburban
neighborhoods of primarily
apartment complexes or
houses grouped together
outside of the City's core.
A full range of residential
development, including single
unit, two unit, multi-unit, and
ADUs.
Larger size buildings with
relatively deep setbacks on
larger lots.
Attached garages accessed by
a driveway from the street or
shared parking areas located in
the rear or interior of the lot.
Larger city blocks with informal
character and plantings.
U1
Urban Neighborhood 1
The U1 District is established
to provide for, promote, and
maintain urban neighborhoods
located in core and outlying
areas of the City.
Primarily single and two unit
residential development,
allowing the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages located
at the rear of the lot, often
accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U2
Urban Neighborhood 2
The U2 District is established
to provide for, promote, and
maintain the development of
diverse housing types in urban
neighborhoods located near
neighborhood centers in core
and outlying areas of the City.
Primarily single and two unit
residential development,
allowing up to four units and
the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages accessed
from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U3
Urban Neighborhood 3
The U3 District is established
to provide for, promote, and
maintain the development of
a full range of housing types
located near neighborhood
centers and along major streets
in urban neighborhoods in core
and outlying areas of the City.
Single unit, two-unit, and multi-
unit residential development,
together with ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
UF
Urban Neighborhood Flex
The UF District is established
to enhance and support a full
range of housing types and
small-scale commercial uses
found outside neighborhood
centers in core and outlying
areas of the City.
A mixture of single unit, two
unit, multi-unit, and ADUs.
Integrates limited small-
scale office, commercial, and
institutional uses that are
compatible in scale.
Buildings with smaller setbacks
create a consistent block face
along smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
NC
Neighborhood Center
The NC District is established
to promote higher intensity,
urban neighborhood centers,
typically located near the
intersection of major streets, in
core and outlying areas of the
City that are well connected to
surrounding neighborhoods.
A mixture of storefront
retail, professional offices,
and dwelling units located
in townhouses, apartment
buildings, and in the upper
stories or rear of mixed-use
buildings.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
DT
Downtown
The DT District is established
to promote the development
of the downtown region of the
City of South Bend as a high
intensity urban center for a
multi-county region.
A mixture of mid-rise and high
rise mixed-use developments
including a variety of
compatible building types and
urban uses.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
Typical Characteristics
Building Types
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Intent
Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage House
Detached House
Duplex
Carriage House
Detached House
Duplex
Suburban Neighborhood 1
S1
The S1 District is established
to provide for and maintain
suburban neighborhoods in
outlying areas of the City.
Primarily single unit residential
development.
Buildings with relatively deep
setbacks on larger lots.
Attached garages accessed by
a driveway from the street.
Larger city blocks with informal
character and plantings.
S2
Suburban Neighborhood 2
The S2 District is established
to provide for, maintain,
and enhance suburban
neighborhoods of primarily
apartment complexes or
houses grouped together
outside of the City's core.
A full range of residential
development, including single
unit, two unit, multi-unit, and
ADUs.
Larger size buildings with
relatively deep setbacks on
larger lots.
Attached garages accessed by
a driveway from the street or
shared parking areas located in
the rear or interior of the lot.
Larger city blocks with informal
character and plantings.
U1
Urban Neighborhood 1
The U1 District is established
to provide for, promote, and
maintain urban neighborhoods
located in core and outlying
areas of the City.
Primarily single and two unit
residential development,
allowing the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages located
at the rear of the lot, often
accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U2
Urban Neighborhood 2
The U2 District is established
to provide for, promote, and
maintain the development of
diverse housing types in urban
neighborhoods located near
neighborhood centers in core
and outlying areas of the City.
Primarily single and two unit
residential development,
allowing up to four units and
the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages accessed
from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U3
Urban Neighborhood 3
The U3 District is established
to provide for, promote, and
maintain the development of
a full range of housing types
located near neighborhood
centers and along major streets
in urban neighborhoods in core
and outlying areas of the City.
Single unit, two-unit, and multi-
unit residential development,
together with ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
UF
Urban Neighborhood Flex
The UF District is established
to enhance and support a full
range of housing types and
small-scale commercial uses
found outside neighborhood
centers in core and outlying
areas of the City.
A mixture of single unit, two
unit, multi-unit, and ADUs.
Integrates limited small-
scale office, commercial, and
institutional uses that are
compatible in scale.
Buildings with smaller setbacks
create a consistent block face
along smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
NC
Neighborhood Center
The NC District is established
to promote higher intensity,
urban neighborhood centers,
typically located near the
intersection of major streets, in
core and outlying areas of the
City that are well connected to
surrounding neighborhoods.
A mixture of storefront
retail, professional offices,
and dwelling units located
in townhouses, apartment
buildings, and in the upper
stories or rear of mixed-use
buildings.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
DT
Downtown
The DT District is established
to promote the development
of the downtown region of the
City of South Bend as a high
intensity urban center for a
multi-county region.
A mixture of mid-rise and high
rise mixed-use developments
including a variety of
compatible building types and
urban uses.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
Typical Characteristics
Building Types
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Intent
Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage House
Detached House
Duplex
Carriage House
Detached House
Duplex
Suburban Neighborhood 1
S1
The S1 District is established
to provide for and maintain
suburban neighborhoods in
outlying areas of the City.
Primarily single unit residential
development.
Buildings with relatively deep
setbacks on larger lots.
Attached garages accessed by
a driveway from the street.
Larger city blocks with informal
character and plantings.
S2
Suburban Neighborhood 2
The S2 District is established
to provide for, maintain,
and enhance suburban
neighborhoods of primarily
apartment complexes or
houses grouped together
outside of the City's core.
A full range of residential
development, including single
unit, two unit, multi-unit, and
ADUs.
Larger size buildings with
relatively deep setbacks on
larger lots.
Attached garages accessed by
a driveway from the street or
shared parking areas located in
the rear or interior of the lot.
Larger city blocks with informal
character and plantings.
U1
Urban Neighborhood 1
The U1 District is established
to provide for, promote, and
maintain urban neighborhoods
located in core and outlying
areas of the City.
Primarily single and two unit
residential development,
allowing the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages located
at the rear of the lot, often
accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U2
Urban Neighborhood 2
The U2 District is established
to provide for, promote, and
maintain the development of
diverse housing types in urban
neighborhoods located near
neighborhood centers in core
and outlying areas of the City.
Primarily single and two unit
residential development,
allowing up to four units and
the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages accessed
from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U3
Urban Neighborhood 3
The U3 District is established
to provide for, promote, and
maintain the development of
a full range of housing types
located near neighborhood
centers and along major streets
in urban neighborhoods in core
and outlying areas of the City.
Single unit, two-unit, and multi-
unit residential development,
together with ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
UF
Urban Neighborhood Flex
The UF District is established
to enhance and support a full
range of housing types and
small-scale commercial uses
found outside neighborhood
centers in core and outlying
areas of the City.
A mixture of single unit, two
unit, multi-unit, and ADUs.
Integrates limited small-
scale office, commercial, and
institutional uses that are
compatible in scale.
Buildings with smaller setbacks
create a consistent block face
along smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
NC
Neighborhood Center
The NC District is established
to promote higher intensity,
urban neighborhood centers,
typically located near the
intersection of major streets, in
core and outlying areas of the
City that are well connected to
surrounding neighborhoods.
A mixture of storefront
retail, professional offices,
and dwelling units located
in townhouses, apartment
buildings, and in the upper
stories or rear of mixed-use
buildings.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
DT
Downtown
The DT District is established
to promote the development
of the downtown region of the
City of South Bend as a high
intensity urban center for a
multi-county region.
A mixture of mid-rise and high
rise mixed-use developments
including a variety of
compatible building types and
urban uses.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
Typical Characteristics
Building Types
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Intent
Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage House
Detached House
Duplex
Carriage House
Detached House
Duplex
Suburban Neighborhood 1
S1
The S1 District is established
to provide for and maintain
suburban neighborhoods in
outlying areas of the City.
Primarily single unit residential
development.
Buildings with relatively deep
setbacks on larger lots.
Attached garages accessed by
a driveway from the street.
Larger city blocks with informal
character and plantings.
S2
Suburban Neighborhood 2
The S2 District is established
to provide for, maintain,
and enhance suburban
neighborhoods of primarily
apartment complexes or
houses grouped together
outside of the City's core.
A full range of residential
development, including single
unit, two unit, multi-unit, and
ADUs.
Larger size buildings with
relatively deep setbacks on
larger lots.
Attached garages accessed by
a driveway from the street or
shared parking areas located in
the rear or interior of the lot.
Larger city blocks with informal
character and plantings.
U1
Urban Neighborhood 1
The U1 District is established
to provide for, promote, and
maintain urban neighborhoods
located in core and outlying
areas of the City.
Primarily single and two unit
residential development,
allowing the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages located
at the rear of the lot, often
accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U2
Urban Neighborhood 2
The U2 District is established
to provide for, promote, and
maintain the development of
diverse housing types in urban
neighborhoods located near
neighborhood centers in core
and outlying areas of the City.
Primarily single and two unit
residential development,
allowing up to four units and
the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages accessed
from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U3
Urban Neighborhood 3
The U3 District is established
to provide for, promote, and
maintain the development of
a full range of housing types
located near neighborhood
centers and along major streets
in urban neighborhoods in core
and outlying areas of the City.
Single unit, two-unit, and multi-
unit residential development,
together with ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
UF
Urban Neighborhood Flex
The UF District is established
to enhance and support a full
range of housing types and
small-scale commercial uses
found outside neighborhood
centers in core and outlying
areas of the City.
A mixture of single unit, two
unit, multi-unit, and ADUs.
Integrates limited small-
scale office, commercial, and
institutional uses that are
compatible in scale.
Buildings with smaller setbacks
create a consistent block face
along smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
NC
Neighborhood Center
The NC District is established
to promote higher intensity,
urban neighborhood centers,
typically located near the
intersection of major streets, in
core and outlying areas of the
City that are well connected to
surrounding neighborhoods.
A mixture of storefront
retail, professional offices,
and dwelling units located
in townhouses, apartment
buildings, and in the upper
stories or rear of mixed-use
buildings.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
DT
Downtown
The DT District is established
to promote the development
of the downtown region of the
City of South Bend as a high
intensity urban center for a
multi-county region.
A mixture of mid-rise and high
rise mixed-use developments
including a variety of
compatible building types and
urban uses.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
Typical Characteristics
Building Types
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Intent
The DT Downtown District supports the
development of South Bend’s core into a high-
intensity, mixed use urban area.
The NC Neighborhood Center District supports
higher density, mixed-use urban centers,
often near the intersection of major streets or
major corridor. Buildings usually have small
or no setbacks and can be up to four stories.
In addition to having higher concentrations of
housing units, these areas typically serve as the
commercial centers for their neighborhood.
The UF Urban Flex District supports a full
range of housing types, together with limited
small-scale commercial uses. Buildings
typically have small setbacks and are two to
four stories.
The U3, Urban Neighborhood 3, District
supports a full range of housing types, from
single-unit dwellings to large multi-unit
buildings, placed at small setbacks. Buildings
in the U3 District may be built up to four stories
in height.
The U2, Urban Neighborhood 2, District
provides for primarily detached houses and
duplexes, but it allows for neighborhood-scale
buildings of up to four units. Buildings have
modest setbacks and inviting frontages, such
as porches and stoops.
Urban Neighborhood 2U2 Urban Neighborhood 3U3 Urban Neighborhood FlexUF Neighborhood CenterNC DowntownDT
The DT District would not apply to properties
in the area of LaSalle Park.
Areas south of LaSalle Park are appropriate
for the U2 District. The plan would support
rezoning properties within the U1 District
south of Washington Street to the U2 District
for sensitively designed buildings of up to
four units built at a scale compatible with
surrounding residential properties. See
proposed zoning map for more details.
Properties along Falcon Street are well suited
for the U3 district may be appropriate for the
U3 District if limited to 6 units and 2.5 stories.
The UF District is appropriate for scattered
locations to support small-scale services and
retail, especially at intersections.
Areas along Western Avenue are well suited
for the NC District.
Open Space
OS
The OS District is established
to promote the development of
a range of public shared open
spaces dispersed through the
City.
Active or passive open spaces,
including neighborhood parks,
formal greens or plazas,
greenways, trails, recreational
fields, or natural spaces that
accommodate a wide range
of ages, physical abilities, and
programming.
Buildings and uses that
activate and address the
open space or support park
functions.
Wide sidewalks and pathways
for multiple uses surrounded
by a formal or informal
arrangement of trees and
landscaping.
Seating and site amenities that
encourage pedestrian use and
comfort.
U
University
The U District is established
to promote the development
of major college or university
campuses.
A diversity of uses, functions,
and facilities that facilitate the
highest level of education.
A range of commercial uses
which are accessory to or
typically associated with a
college or university campus,
such as a bookstore, hotel,
food sales and service,
school supplies, and personal
services.
Pedestrian-oriented scale
with sidewalks and a formal or
informal arrangement of trees
and landscaping.
C
Commercial
The C District is established
to provide a location for
medium- to high intensity
commercial uses that are auto-
oriented, typically located
along major corridors at the
fringe of the City or as small
groupings located outside of
neighborhood centers.
Auto-oriented commercial
uses that may include outdoor
sales or operations.
Buildings located on larger lots
and city blocks in a suburban
format.
Coordinated to facilitate
vehicular and pedestrian
access from nearby
neighborhoods.
Landscaped to be attractive
and provide appropriate
buffering to residential uses.
I
Industrial
The I District is established to
provide a location for medium-
to high intensity industrial
uses, typically grouped along
highways and major streets
and separated from residential
uses.
Office/warehouse, distribution,
wholesale, assembly, and
manufacturing or processing
facilities that may require
substantial amounts of outdoor
storage or operations.
Uses typically generate heavy
traffic.
Buildings located on larger lots
on bigger city blocks.
Landscaped to be attractive
and provide appropriate
buffering to other uses.
HP
Historic Preservation
The HP Overlay District is
established to preserve
buildings, other structures, and
sites of historical, architectural,
engineering, and cultural
significance in South Bend.
Chapin Park and Leeper Park
East Wayne Street
Edgewater Place
Lincolnway East
North St. Joseph Street
River Bend
Riverside Drive
Taylor’s Field
West North Shore Drive
Local Landmarks
NNZO
Northeast Neighborhood
The NNZO Overlay District
codifies the recommendations
of the Northeast Neighborhood
Design Guidelines which are
most relevant and applicable
to new development in the
NNZO.
Establish a comprehensive
design approach for the NNZO.
Encourage high-quality design
of future buildings and site
development that preserves
and enhances the character of
a traditional neighborhood.
Create a strong, unique
neighborhood identity image.
Provide a range of design
options to address future
development opportunities.
Instill and enforce the sense
of “pride of place” among
residents, businesses, and
property owners.
Typical Characteristics
Intent
Special & Overlay DistrictsZONING DISTRICT OVERVIEWSPECIAL DISTRICTS OVERLAY DISTRICTS
Open Space
OS
The OS District is established
to promote the development of
a range of public shared open
spaces dispersed through the
City.
Active or passive open spaces,
including neighborhood parks,
formal greens or plazas,
greenways, trails, recreational
fields, or natural spaces that
accommodate a wide range
of ages, physical abilities, and
programming.
Buildings and uses that
activate and address the
open space or support park
functions.
Wide sidewalks and pathways
for multiple uses surrounded
by a formal or informal
arrangement of trees and
landscaping.
Seating and site amenities that
encourage pedestrian use and
comfort.
U
University
The U District is established
to promote the development
of major college or university
campuses.
A diversity of uses, functions,
and facilities that facilitate the
highest level of education.
A range of commercial uses
which are accessory to or
typically associated with a
college or university campus,
such as a bookstore, hotel,
food sales and service,
school supplies, and personal
services.
Pedestrian-oriented scale
with sidewalks and a formal or
informal arrangement of trees
and landscaping.
C
Commercial
The C District is established
to provide a location for
medium- to high intensity
commercial uses that are auto-
oriented, typically located
along major corridors at the
fringe of the City or as small
groupings located outside of
neighborhood centers.
Auto-oriented commercial
uses that may include outdoor
sales or operations.
Buildings located on larger lots
and city blocks in a suburban
format.
Coordinated to facilitate
vehicular and pedestrian
access from nearby
neighborhoods.
Landscaped to be attractive
and provide appropriate
buffering to residential uses.
I
Industrial
The I District is established to
provide a location for medium-
to high intensity industrial
uses, typically grouped along
highways and major streets
and separated from residential
uses.
Office/warehouse, distribution,
wholesale, assembly, and
manufacturing or processing
facilities that may require
substantial amounts of outdoor
storage or operations.
Uses typically generate heavy
traffic.
Buildings located on larger lots
on bigger city blocks.
Landscaped to be attractive
and provide appropriate
buffering to other uses.
HP
Historic Preservation
The HP Overlay District is
established to preserve
buildings, other structures, and
sites of historical, architectural,
engineering, and cultural
significance in South Bend.
Chapin Park and Leeper Park
East Wayne Street
Edgewater Place
Lincolnway East
North St. Joseph Street
River Bend
Riverside Drive
Taylor’s Field
West North Shore Drive
Local Landmarks
NNZO
Northeast Neighborhood
The NNZO Overlay District
codifies the recommendations
of the Northeast Neighborhood
Design Guidelines which are
most relevant and applicable
to new development in the
NNZO.
Establish a comprehensive
design approach for the NNZO.
Encourage high-quality design
of future buildings and site
development that preserves
and enhances the character of
a traditional neighborhood.
Create a strong, unique
neighborhood identity image.
Provide a range of design
options to address future
development opportunities.
Instill and enforce the sense
of “pride of place” among
residents, businesses, and
property owners.
Typical Characteristics
Intent
Special & Overlay DistrictsZONING DISTRICT OVERVIEW
SPECIAL DISTRICTS OVERLAY DISTRICTS
Open Space
OS
The OS District is established
to promote the development of
a range of public shared open
spaces dispersed through the
City.
Active or passive open spaces,
including neighborhood parks,
formal greens or plazas,
greenways, trails, recreational
fields, or natural spaces that
accommodate a wide range
of ages, physical abilities, and
programming.
Buildings and uses that
activate and address the
open space or support park
functions.
Wide sidewalks and pathways
for multiple uses surrounded
by a formal or informal
arrangement of trees and
landscaping.
Seating and site amenities that
encourage pedestrian use and
comfort.
U
University
The U District is established
to promote the development
of major college or university
campuses.
A diversity of uses, functions,
and facilities that facilitate the
highest level of education.
A range of commercial uses
which are accessory to or
typically associated with a
college or university campus,
such as a bookstore, hotel,
food sales and service,
school supplies, and personal
services.
Pedestrian-oriented scale
with sidewalks and a formal or
informal arrangement of trees
and landscaping.
C
Commercial
The C District is established
to provide a location for
medium- to high intensity
commercial uses that are auto-
oriented, typically located
along major corridors at the
fringe of the City or as small
groupings located outside of
neighborhood centers.
Auto-oriented commercial
uses that may include outdoor
sales or operations.
Buildings located on larger lots
and city blocks in a suburban
format.
Coordinated to facilitate
vehicular and pedestrian
access from nearby
neighborhoods.
Landscaped to be attractive
and provide appropriate
buffering to residential uses.
I
Industrial
The I District is established to
provide a location for medium-
to high intensity industrial
uses, typically grouped along
highways and major streets
and separated from residential
uses.
Office/warehouse, distribution,
wholesale, assembly, and
manufacturing or processing
facilities that may require
substantial amounts of outdoor
storage or operations.
Uses typically generate heavy
traffic.
Buildings located on larger lots
on bigger city blocks.
Landscaped to be attractive
and provide appropriate
buffering to other uses.
HP
Historic Preservation
The HP Overlay District is
established to preserve
buildings, other structures, and
sites of historical, architectural,
engineering, and cultural
significance in South Bend.
Chapin Park and Leeper Park
East Wayne Street
Edgewater Place
Lincolnway East
North St. Joseph Street
River Bend
Riverside Drive
Taylor’s Field
West North Shore Drive
Local Landmarks
NNZO
Northeast Neighborhood
The NNZO Overlay District
codifies the recommendations
of the Northeast Neighborhood
Design Guidelines which are
most relevant and applicable
to new development in the
NNZO.
Establish a comprehensive
design approach for the NNZO.
Encourage high-quality design
of future buildings and site
development that preserves
and enhances the character of
a traditional neighborhood.
Create a strong, unique
neighborhood identity image.
Provide a range of design
options to address future
development opportunities.
Instill and enforce the sense
of “pride of place” among
residents, businesses, and
property owners.
Typical Characteristics
Intent
Special & Overlay DistrictsZONING DISTRICT OVERVIEWSPECIAL DISTRICTS OVERLAY DISTRICTS
Open Space
OS
The OS District is established
to promote the development of
a range of public shared open
spaces dispersed through the
City.
Active or passive open spaces,
including neighborhood parks,
formal greens or plazas,
greenways, trails, recreational
fields, or natural spaces that
accommodate a wide range
of ages, physical abilities, and
programming.
Buildings and uses that
activate and address the
open space or support park
functions.
Wide sidewalks and pathways
for multiple uses surrounded
by a formal or informal
arrangement of trees and
landscaping.
Seating and site amenities that
encourage pedestrian use and
comfort.
U
University
The U District is established
to promote the development
of major college or university
campuses.
A diversity of uses, functions,
and facilities that facilitate the
highest level of education.
A range of commercial uses
which are accessory to or
typically associated with a
college or university campus,
such as a bookstore, hotel,
food sales and service,
school supplies, and personal
services.
Pedestrian-oriented scale
with sidewalks and a formal or
informal arrangement of trees
and landscaping.
C
Commercial
The C District is established
to provide a location for
medium- to high intensity
commercial uses that are auto-
oriented, typically located
along major corridors at the
fringe of the City or as small
groupings located outside of
neighborhood centers.
Auto-oriented commercial
uses that may include outdoor
sales or operations.
Buildings located on larger lots
and city blocks in a suburban
format.
Coordinated to facilitate
vehicular and pedestrian
access from nearby
neighborhoods.
Landscaped to be attractive
and provide appropriate
buffering to residential uses.
I
Industrial
The I District is established to
provide a location for medium-
to high intensity industrial
uses, typically grouped along
highways and major streets
and separated from residential
uses.
Office/warehouse, distribution,
wholesale, assembly, and
manufacturing or processing
facilities that may require
substantial amounts of outdoor
storage or operations.
Uses typically generate heavy
traffic.
Buildings located on larger lots
on bigger city blocks.
Landscaped to be attractive
and provide appropriate
buffering to other uses.
HP
Historic Preservation
The HP Overlay District is
established to preserve
buildings, other structures, and
sites of historical, architectural,
engineering, and cultural
significance in South Bend.
Chapin Park and Leeper Park
East Wayne Street
Edgewater Place
Lincolnway East
North St. Joseph Street
River Bend
Riverside Drive
Taylor’s Field
West North Shore Drive
Local Landmarks
NNZO
Northeast Neighborhood
The NNZO Overlay District
codifies the recommendations
of the Northeast Neighborhood
Design Guidelines which are
most relevant and applicable
to new development in the
NNZO.
Establish a comprehensive
design approach for the NNZO.
Encourage high-quality design
of future buildings and site
development that preserves
and enhances the character of
a traditional neighborhood.
Create a strong, unique
neighborhood identity image.
Provide a range of design
options to address future
development opportunities.
Instill and enforce the sense
of “pride of place” among
residents, businesses, and
property owners.
Typical Characteristics
Intent
Special & Overlay DistrictsZONING DISTRICT OVERVIEWSPECIAL DISTRICTS OVERLAY DISTRICTS
LaSalle Park Neighborhood Plan: Built Form & Zoning62
Open SpaceOS UniversityU CommercialC IndustrialI
Intent
The C, Commercial District, supports medium-
to high-intensity commercial uses that are
auto-oriented and found in suburban locations.
The I, Industrial District, supports medium-
to high-intensity industrial uses, typically
grouped along highways and major streets
and separated from residential uses.
The U, University District, supports the
development of university campuses.
The OS, Open Space, District supports the
development of public parks and other open
spaces.
Where It Is Appropriate
Because of its suburban, auto-oriented nature,
the C Commercial District is not appropriate in
this urban neighborhood.
The OS District includes LaSalle Park and
Beck’s Lake. Proposed future open spaces
like the Iowa Street park or the tree nurseries
should be OS if implemented.
The U District is not currently proposed for the
LaSalle Park Neighborhood.
The I District is appropriate for existing
industrial areas located in the northern tier of
the neighborhood. Any development in the I
District should be sensitive to surrounding land
uses. Expanded industural uses should not be
considered beyond what currently exists in the
neighborhood.
Historic Preservation
The HP, Historic Preservation, Overlay
District is established to preserve historically
significant buildings and sites of historical,
architectural, engineering, and cultural
significance in South Bend.
The planning area does not currently include
any local historic districts or local landmarks.
HP
63 LaSalle Park Neighborhood Plan: Built Form & Zoning
Proposed Zoning Map for LaSalle Park Neighborhood Area.
U1: Urban Neighborhood 1
U2: Urban Neighborhood 2
U3: Urban Neighborhood 3
UF: Urban Flex
C: Commercial
Potential Future
Tree Nursery Area
NC: Neighborhood Center
OS: Open Space
I: Industrial
Zoning Districts
Sheridan StreetSheridan StreetMeade StreetMeade StreetWashington StreetWashington Street
Western AvenueWestern Avenue
Linden AvenueLinden Avenue
Falcon StreetFalcon StreetIowa StreetIowa StreetJefferson BoulevardJefferson Boulevard
Kaley StreetKaley StreetIllinois StreetIllinois StreetLiberty StreetLiberty StreetColfax AvenueColfax Avenue
LaSalle Park Neighborhood Plan: Built Form & Zoning64
Carriage House Detached House Cottage Court Duplex
S1
S2
U1
U2
U3
UF
NC
DT
Suburban Neighborhood 1
Suburban Neighborhood 2
Urban Neighborhood 1
Urban Neighborhood 2
Urban Neighborhood 3
Urban Neighborhood Flex
Neighborhood Center
Downtown
The table on the following pages illustrates the character of different building types and shows in which zoning districts they are permitted. Building types do not apply to the OS, U, C, or I zoning districts,
Building Types
S1S2U1 U2UFS1S1S2S2S2U1U2U2U2 U3U3U3U3 UFUFUFNCU1
Cottage court photos (top to bottom):
michaelwatkinsarchitect.com
kerneyhomes.com
cottagecourt.com
Zoning Districts
65 LaSalle Park Neighborhood Plan: Built Form & Zoning
Townhouse Apartment House Stacked Flats Shop Mid-Rise / Tower
U3 NC DTS2S2S2U2U2U3U3UFUFUFUFNCNCNCDTDTDTDT
LaSalle Park Neighborhood Plan: Implementation Matrix66
67 LaSalle Park Neighborhood Plan: Implementation Matrix
Implementation Matrix
Infrastructure • Parks • Housing • Underutilized Properties • Sense of Community
1.01 Linden Avenue: Complete streetscape improvements, improved intersections, pedestrian
crossings, and shared use paths near LaSalle Park.
1.02 Washington Street: Complete streetscape improvements, improved intersections, pedestrian
crossings, and shared use paths connecting to LaSalle Park.
1.03 Streetscape Improvements and Traffic Calming: Complete high priority traffic calming on
neighborhood streets especially along Sheridan, Falcon, and Kaley.
1.04 Falcon Street Path: Improve access and safety of pedestrians and cyclists through shared-use
path connecting Harrison Elementary School to the Neighborhood.
1.05 Trees: Plant trees where possible, especially in the city right-of-way, to increase the urban tree
canopy.
LaSalle Park Neighborhood Association,
Property Owners
1.06 Promote Curb and Sidewalk Program: Promote existing curb & sidewalk replacement program
to assist with costs.LaSalle Park Neighborhood Association
1.07 Street Connections: Improve connectivity along Bendix, Chicago, Kentucky, and Lake Street.
1.08 Intersection Improvements: Improve instersections along Washington and Falcon, Washington
and Kaley, Washington and Sheridan, Iowa and Western, and the intersection between Linden,
Coflax and Kaley.
LaSalle Park Neighborhood Plan: Implementation Matrix68
Implementation Matrix
This plan outlines potential projects and activities to occur in the neighborhood over the next 20 years. Major projects, especially those to be undertaken in the next 10 years, are highlighted in the implementation matrix below.
Strategy 1: Create a safe and attractive neighborhood through infrastructure improvements.
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
69 LaSalle Park Neighborhood Plan: Implementation Matrix
2.1 The Grove: utilize never developed lots for potential tree nursery in teh short to medium term. Property Owners
2.2 LaSalle Park Updates: Improve access and safety of pedestrians and cyclists through shared-
use paths along the park.
2.3 Beck’s Lake Improvements: Improve engagement to waters edge by adding a pier and fountain.LaSalle Park Neighborhood Association
2.4 Iowa Street Park: Develop a passive recreation area on never developed lots above Western
Avenue along Iowa Street. LaSalle Park Neighborhood Association
2.5 Charles Black Center Pavilion: re-engage space on coner of Washington Street and Falcon
Street by building a pavilion to host gatherings.
Strategy 2: Improve park spaces and access.
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential Partners
Lead Responsibility
LaSalle Park Neighborhood Plan: Subsection 70
3.1
Develop Housing: Support the production of a range of housing types including new
construction and rehabilitation of market rate and affordable units for owner and rental housing.
Prioritize housing development in the Western third of neighborhood (West of Falcon)
Consider Medium density housing along Washington and Kenmore vacant lots.
Community Development Corporations, Developers,
Builders, Financial Istitutions
3.2 Home Repair: Ensure housing is well maintained by offering owner-occupied housing repair
assistance and using code enforcement tools as necessary.
Nonprofit Organizations, Property Owners, Financial
Institutions
3.3 Home Ownership: Explore mechanisms that can promote and transition renters into
homeowners in the neighborhood.Nonprofit Organizations
3.4 Residential TIF Area: Investigate creation of residential TIF area within the neighborhood.
3.5 LaSalle Park Home Renovations: Support project with design considerations that create more
intentional public and private space Nonprofit Organizations
3.6 Iowa Street Park Housing: Develop higher density housing that integrates with the new park
space.
Community Development Corporations, Developers,
Builders, Financial Istitutions
3.7 Western Avenue Mixed Use: Promote additional residential infill development on targeted
blocks.Property Owners, Developers
3.8 Zoning: Update the zoning map for the plan area.
Strategy 3: Develop and preserve housing in the neighborhood.
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
71 LaSalle Park Neighborhood Plan: Subsection
5.1 Capacity Building: Build neighborhood capacity through engagement of all neighborhood
residents.LaSalle Park Neighborhood Association
5.2 Neighborhood Events: Hold neighborhood events which celebrate the neighborhood.LaSalle Park Neighborhood Association
5.3 Communication: Develop and maintain communication with neighbors including residents of
rental housing.LaSalle Park Neighborhood Association
5.4 Youth Programming: Continue to support additional youth programming through city and other
community facilities LaSalle Park Neighborhood Association
5.5 Relationships: Foster relationships among the City, neighborhood institutions, and the
neighborhood organization.LaSalle Park Neighborhood Association
LaSalle Park Neighborhood Plan: Implementation Matrix71
Strategy 4: Address underutilized and problem properties in the neighborhood.
Strategy 5: Develop sense of community through neighborhood engagement.
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
4.1 Problem Properties: Utilize the Chronic Problem Properties regulations to reduce the negative
impact of problem properties on the neighborhood.LaSalle Park Neighborhood Association