HomeMy WebLinkAboutDCI 2025 Annual Report1
ANNUAL REPORT 2025
COMMUNITY
INVESTMENT
2025 Annual Report
Building Department | Engagement & Economic Empowerment | Growth & Opportunity |
Neighborhoods | Planning & Community Resources | Offi ce of Sustainability
City of South Bend
2
DEPARTMENT OF COMMUNITY INVESTMENT
LETTER FROM THE
EXECUTIVE DIRECTOR
During 2025, our team:
• Issued 187 permits for new single-family home construc Ɵ on, the most issued in one year in
South Bend since at least 1982, with over 90% of those homes being built in infi ll loca Ɵ ons on
exisƟ ng street and uƟ lity infrastructure
• Launched the South Bend Opportunity Fund in partnership with 1st Source Bank and Indiana
Small Business Development Center, providing business coaching and low-interest loans to 20
local small businesses
• Issued 11 low-interest loans totaling $3.9 million to support the growth of small businesses
through revolving loan programs. More than half of the loans are to minority-owned
businesses and more than a third are women-owned businesses.
• Facilitated the adopƟ on of 353 animals at the South Bend Animal Resource Center.
• Opened more than 10,000 environmental citaƟ on cases, with more than 60% being resolved
by the property owner.
• Unlocked $40 million in private investment through issuance of new tax phase-ins and created
or retained nearly 3,000 jobs from businesses that received tax-phase ins previously.
• Provided funding to operate emergency overnight shelter for unhoused residents during the
coldest months of the year through a partnership with the Center for the Homeless, serving
662 individuals
• Conducted 910 inspecƟ ons to ensure basic habitability standards for tenants as part of the
Rental Safety VerificaƟ on Program.
Dear Neighbor,
In 2025, the Community Investment team conƟ nued to see the fruits of our eff orts to spur growth
and support vibrancy throughout South Bend.
Our team made major strides in resolving longstanding blighted proper Ɵ es, developed new
programming to support small businesses, supported service providers who assist our most
vulnerable residents, and led planning processes to envision the long-term future of our
community.
Our team also worked on a daily basis to ensure our neighborhoods are safe, clean, and
prosperous.
Our partners, who include private-sector, public-sector, and philanthropic organiza Ɵ ons
throughout our community, are always major factors in the success of any of our eff orts.
3
ANNUAL REPORT 2025
Caleb Bauer
ExecuƟ ve Director
Department of Community Investment
• Provided more than $568,792 in matching grants to acƟ vate and beauƟ fy business exteriors,
unlocking $1.2 million in total project costs.
• Removed nearly 1.11 million pounds of liƩ er and debris and assisted with 16 neighborhood
cleanups.
• Led neighborhood planning processes with LaSalle Park residents, River Park residents, and
Downtown stakeholders
• Facilitated more than $1,000,000 in public and private investment for energy efficiency and
solar upgrades to nonprofi t organizaƟ ons.
• Generated 32 kW of solar energy generaƟ on potenƟ al through four solar projects, the
equivalent of saving over 3,500 gallons of gasoline from being consumed each year.
• Invested $90,000 in grassroots, neighborhood-led projects through the IGNITE program.
• Organized five Linden Avenue Farmers Markets aƩ ended by 1,900 people.
• Acquired several properƟ es for strategic investments, including the Empire Building, Old
MarqueƩ e School, and State Theater.
• Provided more than $1 million in home repairs for 79 households.
• Led a robust engagement process for the Downtown Plan that included more than 500 people
who provided input on prioriƟ es and design ideas for the next two decades of investment
downtown.
• Purchased the Portage Elwood shopping plaza to facilitate comprehensive redevelopment of
the former Drewrys Brewery site.
• Completed work on The Link Trail, connecƟ ng downtown to the University of Notre Dame.
To be truly successful, all projects must reflect community input captured through our
neighborhood planning processes and engagement with neighborhood associa Ɵ ons.
These are just a small selecƟ on of the many accomplishments of the Community Investment team
during the last year – and we look forward to all the new accomplishments in 2026 and beyond.
It has been an honor to lead such a talented team, and I am grateful for the ongoing work done by
the dedicated public servants in the department.
Thank you,
4
DEPARTMENT OF COMMUNITY INVESTMENT
TABLE OF CONTENTS
GROWTH & OPPORTUNITY 6
NEIGHBORHOODS 13
PLANNING & COMMUNITY
RESOURCES 25
ENGAGEMENT & ECONOMIC
EMPOWERMENT 35
OFFICE OF SUSTAINABLITY 41
BUILDING DEPARTMENT 45
5
ANNUAL REPORT 2025
GROWTH & OPPORTUNITY
6
DEPARTMENT OF COMMUNITY INVESTMENT
GROWTH & OPPORTUNITY
The Growth & Opportunity Team promotes economic development throughout the City
and off ers a range of programs and incenƟ ves that support South Bend businesses. The
Team administers several programs designed to provide eligible South Bend businesses
loans at below-market rates and provides small developers and others access to fi nancial
tools that help unlock tradiƟ onal fi nancing. Other fi nancial incenƟ ves include grants to
promote exterior acƟ vaƟ on and tax abatements to incenƟ vize job growth and capital
investment. The Growth & Opportunity team also provides access to job training that
strives to place both residents and businesses on a pathway to success.
REVOLVING LOAN PROGRAM
The City of South Bend operates two revolving loan
programs: the Revolving Business Enterprise Fund
and the Revolving Loan Fund II. In 2025, under the
two programs, the City issued 11 loans totaling
$3.9 million in direct financial support for South
Bend small businesses.
Through the loan programs, the City conƟ nues its
mission of providing support to small businesses
and expanding our local economy. Aligned with
the City’s focus on assisƟ ng businesses that may
have challenges accessing tradiƟ onal financing,
parƟ cularly in historically underserved areas, 54
percent of the loans were for minority- or women-
owned businesses.
Of the 60 acƟ ve loans managed by the City, 58
percent are for minority-owned businesses and
35 percent are for women-owned. Also, despite
the headwinds that businesses have been facing
over the past few years, both loan porƞ olios are
performing well with minimal delinquency. 92
percent of the acƟ ve loans are paid as agreed and
on Ɵ me. Altogether in 2025, the City collected
principal payments of $2.5 million and over
$630,000 in interest and fees. These funds are
reinvested back into the loan programs and are
made available to more South Bend businesses in
need of support.
OPPORTUNITY FUND
The Department of Community Investment
launched the Opportunity Fund small business
assistance program in February 2025. The
Opportunity Fund, which combines business
coaching with access to capital, closed out its
fi rst year of operaƟ ons by providing 20 local
businesses and startups fi nancial aid in the
form of lower-interest loans. The program,
developed by the City in partnership with 1st
Source Bank and the North Central Indiana
Small Business Development Center (ISBDC), is
available to small businesses located within the
City who meet certain eligibility requirements.
The City commiƩ ed $1 million over a three-
year period to support the Opportunity Fund
with $500,000 allocated for its iniƟ al year.
This program reinforces the City’s
commitment to fostering economic growth
and entrepreneurship within the community.
The program fi elded 140 inquiries during the
year, and 46 small businesses parƟ cipated in
nearly 100 sessions and 130 hours of coaching.
Of those 46 businesses, 23 completed the
coaching and were referred for lending.
7
ANNUAL REPORT 2025GROWTH & OPPORTUNITY
INCREMENTAL DEVELOPMENT
South Bend’s small developer community is strong
and growing, and the City supports residents
and others commiƩ ed to the vibrancy of our
neighborhoods. Through the Build South Bend
iniƟ aƟ ve, local small developers and entrepreneurs
have access to technical assistance and resources
which provides the opportunity to gain a deep
understanding of the development process. Build
South Bend and City-supported programming
is focused on local control and development,
connecƟ on to resources, and helping advance a
resident-driven future for South Bend.
In 2025, the City hosted three mulƟ -day events
that featured networking sessions, workshops,
and one-on-one coaching. The workshops, which
featured an average of 30 aƩ endees, focused on
the fundamentals of incremental development:
Property Management: The Key to Long-Term
Success; Planning for Success: Mastering Pre-
Development Planning and BudgeƟ ng for Smooth
Project ExecuƟ on; and Smart Leasing Strategies:
Matching the Right Tenant to the Right Spaces.
City staff and coaching partners assisted small
developers directly by conducƟ ng 21 in-depth
one-on-one coaching sessions, with ten acƟ ve
development projects receiving support. Upon
compleƟ on, these projects will represent more
than $45 million in investment in South Bend.
Through tax abatements in 2025, the City of South
Bend is supporƟ ng exisƟ ng and pending projects
that will result in an esƟ mated $59.73 million in
new projects. In addiƟ on, new projects supported
through tax abatements will result in an esƟ mated
391 new and 132 retained jobs.
In 2025, acƟ ve tax abatement holders reported
2,624 created and retained jobs for real property
projects and 723 jobs for personal property
projects. Total private investment for these
City-supported projects were reported to be
$386.3 million. For real properƟ es with acƟ ve
tax abatements, the 2025 assessed value was
$258.0 million combined, up from $32.3 million
in combined assessed value before the projects
began.
The Grand Leader Building (formerly Center City Place).
Through a tax abatement approved by the Common Council,
support from the South Bend Redevelopment Commission,
and assistance from the Build South Bend ini Ɵ aƟ ve, the City
is assisƟ ng the transformaƟ on of this historic downtown
building that sat vacant and decaying for many years on S.
Michigan Street.
TAX ABATEMENTS
Coaching session through the City’s Build South Bend incre-
mental development iniƟ aƟ ve
8
DEPARTMENT OF COMMUNITY INVESTMENT
BUSINESS LICENSING
The Department of Community Investment
business license team aids small business owners
and professionals with the tools needed to
succeed and operate lawfully in the services they
provide. The City provides resources to help new
establishments through the process of opening
a business by providing federal, state, and local
regulaƟ ons as well as providing resources for small
business incenƟ ves, training, and counseling. In
2025, there were 1,066 business and occupaƟ onal
licenses issued, resulƟ ng in a total of $128,040 in
revenue.
VIBRANT PLACES
The Department of Community Investment
administers the Vibrant Places Matching Grant
Program citywide to support the exterior
acƟ vaƟ on of commercial buildings. Through the
program, businesses and building owners have
access to professional design services and financial
support for real property improvements and
other exterior enhancements. The program also
provides addiƟ onal resources for environmentally
friendly projects. In 2025, 31 grants totaling
$568,792 were paid out, which helped unlock $1.2
million in total project costs.
Joe’s Tavern, 1201 W. Dunham Street (before)
Joe’s Tavern, 1201 W. Dunham Street (aŌ er)
The former Spenner Garage, 321 W. Wayne Street (before)
Ivy Alley Social House, 321 W. Wayne Street (aŌ er)
9
ANNUAL REPORT 2025GROWTH & OPPORTUNITY
FINANCIAL EMPOWERMENT
The South Bend Financial Empowement Center
launched in March of 2025 and moved into its
permanent home at the MLK Dream Center in June.
The FEC serves all South Bend residents over the
age of 18 by providing free one-on-one fi nancial
counseling.
In 2025, FEC counselors completed 214 counseling
sessions. Across the FEC clients, tjere was anm
increase in savings of $13,554 and a reducƟ on of
$127,307 of non-mortage debt.
Originally off ering four service areas, in October, the
FEC launched a fi Ō h service, Legacy Planning. With
legacy planning, counselors are able to help clients
protect assets for generaƟ ons to come. Counselors
assist clients by reviewing assets, reviewing
insurance and Ɵ tles, updaƟ ng account benefi ciaries,
and connect clients to resources that will help them
prepare for legacy planning documents.
July Grand opening of the FEC at the MLK Dream Center.
RESIDENTIAL DEVELOPMENT
PROGRAM AREA
In September 2025, following approvals
by the Common Council and the South
Bend Redevelopment Commission, the City
established the Lincoln and Kennedy Park
ResidenƟ al Housing Development Program Area
as a new development area for the purposes
of tax increment fi nancing. Under this new
residenƟ al development area, new addiƟ onal
tax revenues generated by real property
improvement in the area can be reinvested in
public works projects and improvements that
directly benefi t the Lincoln and Kennedy Park
Neighborhoods on the City’s West side. The
new residenƟ al development area was the fi rst
created in the City in 15 years.
REDUCTION OF NON-
MORTSAGE DEBT
$127,307 $13,554
INCREASE IN
SAVINGS
214
COUNSELING SESSIONS
10
DEPARTMENT OF COMMUNITY INVESTMENT
PROPERTY ACQUISITION
The City of South Bend will acquire properƟ es when
it is in the best interest of neighborhood residents or
to advance redevelopment and strategic prioriƟ es.
When acquiring property, the City’s primary goals
are oŌ en to save notable structures that have
been neglected for an extended period of Ɵ me
or to facilitate the development of ameniƟ es and
investment for neighborhood residents. In 2025, the
City acquired or entered into purchase agreements
for nine properƟ es. A few are highlighted below.
• Empire Building – 1024 W. Indiana Avenue
The City of South Bend entered into a Purchase
Agreement to purchase this former historic
social club with the intenƟ on of partnering with
the Boys and Girls Club to establish a community
center on the southwest side of South Bend.
This purchase will preserve an important
historic building for the surrounding area as
well as benefi t the youth and residents in the
surrounding neighborhood.
• Old MarqueƩ e School – 1905 College Street
The South Bend Redevelopment Commission
entered into a Purchase Agreement with the
South Bend Community School CorporaƟ on
to purchase Old MarqueƩ e School with the
intenƟ on of partnering with United Way to turn
the building into a OneRoof Community Center.
This purchase will both preserve a historic
building as well as provide needed services to
the far northwest side including youth programs,
expanded health care opƟ ons, and early child
educaƟ on.
Empire Building
Old MarqueƩ e Building
11
ANNUAL REPORT 2025GROWTH & OPPORTUNITY
PROPERTY ACQUISITION (cont.)
• State Theater – 212-216 S. Michigan Street
The South Bend Redevelopment Commission purchased the historic State Theater in downtown South
Bend to save the downtown landmark from conƟ nued deterioraƟ on due to neglect. Since taking
ownership, the City has stabilized the building, fi xed the roof, and is working to prepare it for renova Ɵ on
opportuniƟ es. In the fall of 2025, the Commission released a comprehensive Request for Proposals to
solicit partners in the renovaƟ on of the theater.
PROPERTY DISPOSITIONS
Property disposiƟ on is the formal process by which the City transfers publicly owned real estate to another
party through sale, lease, or another method as permi Ʃ ed by law. The disposiƟ on process is used to
advance community goals, including redevelopment, neighborhood stabiliza Ɵ on, and returning underused
land to producƟ ve use. In 2025, through the disposiƟ on of property, the City partnered with developers and
organizaƟ ons with community-focused missions to create 339 new housing units and unlock $72.9 million in
private investment.
• SupporƟ ng Low-Income and Aff ordable Housing
The City, through the South Bend Redevelopment Commission and in support of two successful Low-
Income Housing Tax Credit applicaƟ ons, completed the sale of vacant lots for the construcƟ on of 92
aff ordable housing units, unlocking $28 million in private investment. South Bend Heritage Founda Ɵ on
will construct a mix of housing types (42 units) in the far northwest of the City. Aff ordable housing
developer KCG Companies LLC will build a 50-unit building on S. Main Street. These projects are
representaƟ ve of the City’s focus on improving the amount and quality of aff ordable housing. This past
year saw construcƟ on of new single-family homes in the southeast neighborhood and in the areas in
and around Lincoln Park and Kennedy Park, which have both historically faced systemic challenges such
as redlining that resulted in decades of stagnaƟ on, disinvestment, and populaƟ on decline.
• Providing Childcare Downtown with New YMCA Lease
In 2024, the City worked with the YMCA to open the Downtown South Bend YMCA in the Leighton
Building (111 W. Jeff erson Boulevard). In 2025, the South Bend Redevelopment Commission entered
into a lease with the YMCA to establish a new full-service childcare and Pre-K facility on the fi rst fl oor of
the building, bringing new quality childcare opƟ ons to downtown and fulfi lling a long-standing priority of
the AdministraƟ on.
State Theater todayState Theater (circa 1959)
12
DEPARTMENT OF COMMUNITY INVESTMENT
PROPERTY DISPOSITIONS (cont.)
• Addressing Homelessness with the New Day Intake Center
The South Bend Redevelopment Commission sold approximately seven acres at 4022 Old Cleveland
Road for the New Day Intake Center. The property is the future site of a 110-bed low-barrier intake
center, which has been a long-term goal of the City as an approach to addressing homelessness in South
Bend and providing unhoused residents access to a warm bed and meal, as well as an opportunity
to access services provided throughout our community. The private investment commitment for this
project is $10 million.
ENVIRONMENTAL REMEDIATION
• Drewrys Brewery (Portage and Elwood)
AŌ er acquiring the Drewrys Brewery site in 2023, the City conƟ nues to make progress in transforming
the decades-long blighted site into a shovel-ready parcel prime for development. Following demoli Ɵ on
and remediaƟ on eff orts on the old Drewrys property, City acƟ vity in 2025 included performing
soil sampling and preparing for future phases of environmental remediaƟ on and fi nal demoliƟ on,
which is scheduled for early 2026. The City also acquired the vacant shopping center in 2024
and old service staƟ on near Drewrys last year. The City received a grant from the Indiana Finance
Authority’s Petroleum Orphan Site IniƟ aƟ ve to remove an underground storage tank on the site of
the service staƟ on. The Drewerys and Portage-Elwood redevelopment is supported by an Indiana
Finance Authority’s Residental Infrastructure Loan as well as a grant through the Indiana Economic
Development Council’s READI 2.0 Blight program.
• South Bend Range (133 Cherry Street)
The City acquired the former South Bend Range factory in early 2025. The long-neglected property
posed a safety and health risk to nearby residents. In partnership with the Michiana Area Council of
Governments (MACOG), the City is idenƟ fying the extent of contaminaƟ on on-site and at neighboring
properƟ es, examining both soil gas and groundwater. In 2025, the City worked to clear the site and
prepare it for demoliƟ on in early 2026.
13
ANNUAL REPORT 2025
NEIGHBORHOODS DIVISION
14
DEPARTMENT OF COMMUNITY INVESTMENT
NEIGHBORHOODS DIVISION
FEDERAL FUND MANAGEMENT
The City’s annual allocaƟ on process for federal enƟ tlement funding, including the Community Development
Block Grant (CDBG), Emergency SoluƟ ons Grant (ESG), and HOME Investment Partnerships Program (HOME),
is designed to prioriƟ ze the creaƟ on and preservaƟ on of aff ordable housing. Approximately 80% of the City’s
annual federal allocaƟ ons from these grants are dedicated to housing-related acƟ viƟ es, underscoring a
conƟ nued commitment to addressing housing needs across the community.
The federal grant annual allocaƟ on process includes requests for proposals, eligibility review, funding
recommendaƟ ons, and required submission steps to the U.S. Department of Housing and Urban
Development (HUD). While applicaƟ ons are submiƩ ed during one calendar year, funding awards and
contract execuƟ on typically occur in the following calendar year. For example, requests for funding for
Program Year (PY) 2025 were received in PY 2024.
In 2025, the Federal Fund Management team conƟ nued its focus on project progression by providing
technical assistance to subrecipients, off ering targeted training, and acƟ vely encouraging Ɵ mely
implementaƟ on. These eff orts help ensure compliance with HUD regulaƟ ons and promote the effi cient use
of funds.
The following images highlight how federal enƟ tlement funding is translaƟ ng into meaningful outcomes
for the community. Through the creaƟ on and preservaƟ on of aff ordable housing, homelessness prevenƟ on
eff orts, and neighborhood investments, these projects demonstrate the real-world impact of CDBG, HOME,
and ESG funding. The photos below showcase a federally funded project that refl ects strong partnerships,
eff ecƟ ve uses of resources, and tangible progress toward the City’s housing and community development
goals. The completed project is a 54-unit permanent supporƟ ve housing neighborhood developed by the
South Bend Heritage FoundaƟ on, called Thrive.
The graphs are organized to show funding requests and allocaƟ ons for each grant program.
The Neighborhoods Division is comprised of the Federal Fund Management, Neighborhood
Health & Housing (NHH), Neighborhood Services & Enforcement (NSE), and South Bend
Animal Resource Center (SBARC) teams. The staff works on a wide breadth of programs
and services: homeowner housing repair, rental inspecƟ ons, services to the homeless, new
housing construcƟ on, dilapidated structure demoliƟ ons, environmental/trash issues, and
addressing animal endangerment, to name a few.
15
ANNUAL REPORT 2025NEIGHBORHOODS DIVISION
2025 CDBG Requests 2025 CDBG AllocaƟ ons
2025 HOME Requests 2025 HOME AllocaƟ ons
2025 ESG Requests 2025 ESG AllocaƟ ons
Public FaciliƟ es
AdministraƟ on
Public Service
Housing
AdministraƟ on
Housing
AdministraƟ on
Shelter OperaƟ ons
Rapid Rehousing
Economic
Development
Federal Fund Requests & AllocaƟ ons
16
DEPARTMENT OF COMMUNITY INVESTMENT
FEDERAL FUND MANAGEMENT
4-unit townhomes at Thrive Satellite view of Thrive neighborhood
Duplex at Thrive 4-unit townhomes at Thrive
17
ANNUAL REPORT 2025NEIGHBORHOODS DIVISION
NEIGHBORHOOD HEALTH & HOUSING (NHH)
Quality Aff ordable Housing & Infi ll Development
• 79 households receiving assistance totaling over $1,100,000 through the home repair program.
• The City conƟ nued partnerships with affordable housing developers to support the construc Ɵ on and
sale of new housing units in South Bend’s urban neighborhoods.
• Four Community Homebuyers CorporaƟ on (CHC) closings were completed, providing homeownership
for low-moderate income households. A total of $142,000 in forgivable second mortgages and down
payment assistance provided, which leveragted $532,000 of private investment through the CHC
fi nancial partners.
• In 2025, the pre-approved plan catalog was expanded to off er addiƟ onal housing type opƟ ons, including
a bungalow and townhouse.
Department of Housing and Urban Development (HUD)
CerƟ fi ed Housing Counseling
• 54 households completed pre-purchase housing counseling, preparing themselves to become poten Ɵ al
homeowners.
• 3 households completed mortgage default counseling.
• The Housing Counselor provided 11 post-purchase counseling sessions with a total of 19 a Ʃ endees
over the course of the classes.
• 14 households parƟ cipated in homebuyer educaƟ on classes.
A bungalow pre-approved plan was one of the housing types added to the catalog. The
available pre-approved plans support infill development in the city’s urban neighbor-
hoods.
NHH programs and services facilitate the development of quality aff ordable housing through assistance
to eligible homeowners, fi rst-Ɵ me homebuyers, tenants, landlords, nonprofi t partners, developers, and
builders.
18
DEPARTMENT OF COMMUNITY INVESTMENT
Lead Based Paint Hazard ReducƟ on Grant
• Over the course of the FY 2021 lead grant program, 64
houses were enrolled.
• In 2025, 34 houses were completed with $1,186,429
expended.
• Staff members shared lead grant informaƟ on at 109
community outreach events.
• The City was awarded addiƟ onal funding by HUD
to conƟ nue eff orts to address lead hazards in our
community. There are currently 34 houses are on the
waitlist.
Rental Safety Verifi caƟ on Program (RSVP)
• Through the Rental Safety VerificaƟ on Program (RSVP),
staff completed 910 inspecƟ ons and cerƟ fied 338 units.
• A total of $146,579 in RSVP penalƟ es and fees were
collected.
• 28 units were condemned through RSVP.
Landlord RegistraƟ on
Landlord registraƟ on is a tool used by the NHH and
NSE staff to obtain up-to-date property owner contact
informaƟ on for rental properƟ es to facilitate beƩ er
communicaƟ on. A new portal was launched in 2025, which
streamlined the registraƟ on process. A total of 2,264
unique units were registered with 640 landlords compleƟ ng
the registraƟ on.
LEAD REMEDIATION
INVESTED IN 34 HOMES
$1.18M
RSVP INSPECTIONS
COMPLETED
910
RENTAL UNITS
CERTIFIED
338
UNITS
REGISTERED JANͳDEC 2025
2,264
19
ANNUAL REPORT 2025NEIGHBORHOODS DIVISION
NEIGHBORHOOD SERVICES & ENFORCEMENT (NSE)
NSE assesses substandard housing and commercial property condi Ɵ ons along with
secondary or accessory structures. The preference is to work with property owners but
if enforcement acƟ ons are required, cases are opened to track and monitor violaƟ ons
and can move to a hearing where a Hearing Officer presides. In 2025, NSE opened a
total of 163 new cases.
Property Cases Data
NEW PROPERTY
CASES
PROPERTIES
REPAIRED BY
OWNER
NEW SECURE
ORDERS ISSUED
SECURE ORDERS
COMPLETED BY
OWNER
PROPERTY
HEARINGS
163 36 108 13 319
NSE processes environmental citaƟ ons which can be grouped into 4 primary categories
(in order of prevalence):
1. LiƩ er – trash/debris, appliances, furniture, demoliƟ on remains
2. Tall grass or weeds
3. VegetaƟ on – removal or trimming, piles of debris
4. Graffi Ɵ
Environmental Cases Data
LITTER GRASS & WEEDS VEGETATION GRAFFITI
4,843 4,281 1,053 19
10,717 6,738
CASES COMPLETED BY OWNERCASES INITIATED
20
DEPARTMENT OF COMMUNITY INVESTMENT
NSE tags abandoned vehicles with towing handled by a private company.
Abandoned Vehicles Data
VEHICLES
TAGGED
VEHICLES
TOWED
221 67
The NEAT Crew’s work improves the appearance and cleanliness of neighborhoods.
The team of four is tasked with removing liƩ er and vegetaƟ on violaƟ ons. They also
remediate illegal dumps. In 2025, the NEAT Crew removed 1,113,660 pounds of liƩ er
and debris from the community.
NSE coordinated 16 neighborhood clean-ups, working with neighborhood
organizaƟ ons and ciƟ zens to remove trash from their neighborhoods. Staff assistance,
paired with the tools and supplies offered in the Tend the Bend trailer, helps residents
clean-up their neighborhoods.
Neighborhood Enforcement AcƟ on Team (NEAT) Crew Data
NEIGHBORHOOD
CLEANUPS
LOADS TO
DUMP
TOTAL POUNDS
REMOVED
16 201 1.11M
21
ANNUAL REPORT 2025NEIGHBORHOODS DIVISION
The NEAT Crew addresses illegal dumping that negaƟ vely impacts neighborhoods. (Before)
The NEAT Crew addresses illegal dumping that negaƟ vely impacts neighborhoods. (AŌ er)
22
DEPARTMENT OF COMMUNITY INVESTMENT
SOUTH BEND ANIMAL RESOURCE CENTER (SBARC) /
ANIMAL WELFARE
The South Bend Animal Resource Center (SBARC) houses the staff of Animal Welfare
Offi cers and Assistants who serve the community by enforcing the animal control
ordinance and off ering supporƟ ve animal services to animal owners in the community.
In 2025, 353 animals were adopted from SBARC.
SBARC parƟ cipated in The Bissell FoundaƟ on’s “Empty the Shelter” event fi ve (5) Ɵ mes. Due to
the success of the events, Bissell awarded SBARC $2,090 of grant funds towards the shelter and its
animals.
SBARC also hosted on site or parƟ cipated in other adopƟ on events through the city or surrounding
areas such as: DTSB’s St. Patrick’s Day Parade, Crooked Ewe Fundraiser, Drool at the Pool at Kennedy
Water Park, Pups on the PaƟ o at The Lauber, South Bend Police Department’s NaƟ onal Night Out,
DTSB’s Dog Days of Summer, South Bend Police Department’s Cops and Goblins, Waggin’ in the Woods
with Tracking in the Shadows, DTSB’s Holiday Light Parade. We partnered with Pigeon and the Hen on
mulƟ ple occasions for fundraising events.
Through these events SBARC not only raised $1,113 in funding to support operaƟ ons but also
advocated and promoted adoptable animals.
AdopƟ ons
23
ANNUAL REPORT 2025NEIGHBORHOODS DIVISION
While outcomes for animals in the shelter vary based on circumstances unique to each
animal, the shelter was at or near capacity the enƟ rety of 2025.
Shelter Outcomes
INTAKES RETURN TO OWNER TRANSFER OUT ADOPTIONS EUTHANASIA
3,192 489 1,337 353 924
SBARC issued a total of 1,259 pet licenses, Breeder Permits, and Chicken Permits in
2025. Licensing allows for SBARC and animal owners to meet Indiana state mandated
rabies vaccine requirements, as well as acknowledge proper animal ownership.
Licenses and Permits
SBARC’s Animal Welfare Officers handled 3,816 cases as for the following reasons:
• Bite: 274
• Cruelty Neglect: 36
• Emergency AŌ er Hours: 699
• Welfare Checks: 2,205
• Strays: 231
• Wildlife: 133
Nine of these cases met the requirements for review by the Animal Welfare
Commission for enforcement decisions and acƟ ons.
Animal Welfare Cases
24
DEPARTMENT OF COMMUNITY INVESTMENT
NON-PROFIT IMPLEMENTATION
PARTNERS
Community Homebuyers CorporaƟ on (CHC)
NHH staff administer the First-Time Homeownership
Program, provide housing counseling, and assist with
board management. CHC is a consorƟ um of seven
fi nancial insƟ tuƟ ons that pool resources, in partnership
with the City, to provide income qualifying, fi rst Ɵ me
homebuyers with mortgage fi nancing.
Urban Enterprise AssociaƟ on (UEA)
Similarly to CHC, the Urban Enterprise AssociaƟ on of
South Bend, Inc. (UEA) is a city partner where DCI provides
staff support. The UEA acts as a fiscal agent contracƟ ng
with DCI to administer Matching / Vibrant Places Grant.
In 2025, nearly $191,000 in matching grant funds were
dispersed to small businesses to support property
improvements.
In 2025, the UEA, in partnership with the City,
supported the development of six new infi ll housing
units, fi ve rental and one owner occupied. The purpose
of this effort is to help support urban neighborhoods by
introducing new housing, improving the quality of life, and
promoƟ ng the market potenƟ al to a broader audience.
Housing Authority of South Bend (HASB) Partnership
The City partnered with HASB to renovate vacant scaƩ ered
site homes that are part of the public housing program.
Approximately $1 million in City funds were dedicated to
repairing these units so that families can move into them.
Nineteen (19) homes were renovated in 2025, bringing
the total to 25 renovated homes.
Support for Persons Experiencing Homelessness
The City supports efforts to address homelessness through
financial support for local service providers, leverage for
permanent supporƟ ve housing projects, management
of the Coordinated Entry tracking and placement
process, and supporƟ ve services. The City’s Coordinator
of Homeless Outreach works to align services across
nonprofit partners.
On the right is a descripƟ on of some of the City’s efforts to
address homelessness in 2025:
• Provided $359,320 to the Center for the Homeless
(CFH) to operate weather amnesty for individuals in
need of emergency overnight shelter in the months
of November-April. During the 2024-2025 weather
amnesty program, CFH provided overnight shelter for
589 unique individuals. In November and December
2025, 340 unique individuals uƟ lized weather amnesty,
with an average of 57 people per night in November and
82 people per night in December.
• Partnered with Oaklawn to provide streat outreach
and services to unhoused individuals, including fi nding
housing.
• Provided operaƟ ng funding for Our Lady of the Road
and Motels For Now to support transiƟ onal housing for
homeless individuals.
• Facilitated the Wash Wednesday and Senior Suds
Night Programs, a partnership with Burton’s Laundry
that allows unhoused members of our community and
seniors living on fixed incomes to wash their clothes
for free every other week. In 2025 they washed 33,790
pounds of clothing, the equivalent of 3,379 loads of
laundry for 479 seniors.
The Coordinator of Homeless Outreach also convenes
a monthly meeƟ ng of agencies that provide housing,
mental health, physical health, and recovery services
to discuss needs across the city. Separately, the City
organizes 18 agencies that work specifically to address
substance use. They have developed a framework
to increase awareness, encourage reducƟ on of use,
connect people with treatment opƟ ons, and create
supporƟ ve community. The Coordinator of Homeless
Outreach also provides training on mental health,
trauma informed care, de-escalaƟ on strategies, and
policies for agencies, neighborhoods, businesses and
religious organizaƟ ons.
25
ANNUAL REPORT 2025
PLANNING & COMMUNITY
RESOURCES
26
DEPARTMENT OF COMMUNITY INVESTMENT
The Planning & Community Resources team includes strategic planning — such as neighborhood
plans and streetscape improvements — as well as historic preservaƟ on and zoning.
Planning and Community Resources
STRATEGIC PLANNING
Downtown Plan
The Downtown Plan is set for presentaƟ on to the Common Council in early 2026. The plan provides
a vision for Downtown South Bend that will unify the urban core by building upon recent major
investments, illustraƟ ng new urban neighborhoods, creaƟ ng an enhanced public domain connecƟ ng the
City to the river, and providing a strategy to reinvigorate the downtown retail core.
In February and March of 2025, the plan was presented publicly with a series of open houses a Ʃ ended
by more than 50 residents, business representaƟ ves, and other stakeholders.
Public Engagement Timeline
Design Week - Pin up
sessions, stakeholder
meeƟ ngs, and fi nal ideas
presentaƟ ons
February 2025
Final presentaƟ on
and public
feedback sessions
June 2024
Plan presented to
Common Council.
Early 2026
Downtown Plan Open House at Community Learning Cetner.
27
ANNUAL REPORT 2025PLANNING & COMMUNITY RESOURCES
LINK Trail
• The LINK Trail, a 1.5-mile dedicated running, walking, and biking trail connec Ɵ ng the University of
Notre Dame to Downtown South Bend was completed in 2025. During its fi rst 8 months following
opening, over 120,000 trips were recorded at a single count site, as the trail has become a signifi cant
aƩ racƟ on for new development and serves as a lure for future investment.
• In addiƟ on to the LINK trail, completed projects in 2025 included the fi rst phase of the Ewing Trail,
Mishawaka Avenue protected bike lanes, and the Wall Street shared use path. These projects add
approximately 2.25 miles of off -street routes to the bicycle network.
LINK Trail South Bend Avenue
AcƟ ve TransportaƟ on Plan
LaSalle Park Neighborhood Plan
In November, the LaSalle Park Neighborhood Plan draŌ document was shared at 2 open houses.
AƩ endees heard about core plan projects and other improvements planned for the neighborhood
that add aff ordable housing, improve walkability, and enhance parkland. A core theme of the
plan is embracing available undeveloped space that has historically been viewed as an obstacle to
neighborhood quality. The plan is scheduled for presentaƟ on to the South Bend Common Council in
early 2026.
LaSalle Park Open House LaSalle Park Open House
28
DEPARTMENT OF COMMUNITY INVESTMENT
Pre-Approved Housing Plans
Launched in 2022, the South Bend Pre-Approved Housing Plans program conƟ nues to be a model
for infill housing across the United States and Canada as DCI has engaged with over 80 towns and
government agencies who are looking to South Bend for ways to address the housing crisis in their
communiƟ es. With the addiƟ on of bungalow and townhouse building types, the South Bend housing
catalog now includes 10 contextually appropriate house plans that are free to use for individuals and
developers. From the start of the program to the end of 2025, 79 housing units have been permi Ʃ ed
in 64 buildings.
Pre-Approved Plan - Blaine Ave & Harvey St, Intend
Indiana
Pre-Approved Plans Sherman Ave and Lindsay St.
29
ANNUAL REPORT 2025PLANNING & COMMUNITY RESOURCES
Drewry’s - Portage/Elwood
The land has been rezoned as a new
neighborhood of with a mix of housing types
and aff ordability. The project will feature
approximately 240 new housing units, including
single-family houses, duplex, townhouses,
and small-scale apartments, plus commercial
spaces near the Portage Avenue-Elwood Avenue
intersecƟ on.
The new neighborhood will feature community
ameniƟ es, including access to the adjacent
Muessel Grove Park and Coal Line Trail.
The City plans to issue a request for proposals
to housing developers in spring 2026, with the
project expected to will take several years to
complete.
Former YMCA Site
Former YMCA Site
In 2024, the City of South Bend purchased
the former YMCA site on Northside
Boulevard. DemoliƟ on of the site fi nished
in 2025 in preparaƟ on for new housing
development.
In late 2025, the South Bend Redevelopment
Commission approved a plan to sell the
approximately 6-acre riverfront property
to Century Custom Builders for a proposed
development featuring a mix of housing
units to include single-family houses,
duplexes, townhomes, and small-scale
apartments.
30
DEPARTMENT OF COMMUNITY INVESTMENT
Streetscape Projects
• SubstanƟ ally completed Mishawaka
Avenue streetscape project near the
South Bend Farmers Market.
• Completed Wall Street streetscape
project at Potawatomi Park to enhance
pedestrian safety and add addiƟ onal
parking.
• Completed Ewing Avenue streetscape/
safety improvements at Walker Field,
including new pedestrian entry to Rum
Village Park.
• Worked on planning and design for
Bendix Drive, Colfax Avenue, and
Western Avenue-Taylor Street area
streetscape improvements; Madison
Street bike/pedestrian bridge and
connecƟ ng routes; and Coal Line Trail
Phase III.
• Completed fi rst phase of planning for
federally funded RAISE grant project for
potenƟ al changes to Cloverleaf area
street connecƟ ons.
The Link Trail
Ewing Avenue Streetscape
31
ANNUAL REPORT 2025PLANNING & COMMUNITY RESOURCES
ZONING
Major Projects Facilitated through the
Development Process
• Diamond View/Stadium Flats
60 affordable units + 90 market-rate units
• Five Corners
Apartment building and mixed-use condo building
totaling 112 residental units
• JC Hart Project at Riverfront West
291 units and a parking garage in two buildings
• Monreaux
Apartment building with 57 units
• Madison Lifestyle District
Approximately 240 apartments, plus hotel
• Western Avenue TransformaƟ on District
216 mixed-income apartments
• The Parisi
39 condo units
• Rockne Reserve
Approximately 134 units in 4 condo buildings
• Marion Street CoƩ age Court
10 coƩ age court units and 6 addiƟ onal housing units
• AdvanƟ x, Affordable Home MaƩ ers (Intend
Indiana), 466 Works, Habitat for Humanity, NNN,
and South Bend Heritage FoundaƟ on
Affordable, infi ll housing units in
Lincoln Park, Near Northwest, Near
West, and Southeast neighborhoods
• Colfax Corner
Research and innovaƟ on hub that includes the reuse
of the former South Bend Tribune building
• MorMex
Full-service grocery store with restaurant and bakery
spaces on Western and Olive
Diamond View/Stadium Flats
Infi ll aff ordable duplex units
Colfax Corner
MorMex grocery store construcƟ on progress
32
DEPARTMENT OF COMMUNITY INVESTMENT
Plan Commission
• Reviewed and approved
34 Subdivisions
6 Lot Line Adjustments
20 Minor Subdivisions
5 Major Primary Subdivisions
3 Major Secondary Subivisions
• 15 Rezoning peƟ Ɵ ons reviewed and processed
• 1 AnnexaƟ on request reviewed and approved
• 2 Special ExcepƟ on request
• 21 Variances requested
• 3 Neighborhood or Development Plans reviewed and approved
Board of Zoning Appeals
• Board of Zoning Appeals applicaƟ ons reviewed and
processed:
74 variance requests
23 special excepƟ on requests
Zoning AdministraƟ on
• $270,305,876 in total construcƟ on
$172,028,011 in new construcƟ on
$98,277,865 in addiƟ ons and/or alteraƟ ons
• 188 Commercial Plan Review projects reviewed
• 183 new single family housing units reviewed and approved
• 94 sign permit applicaƟ ons reviewed
• 46 zoning verifi caƟ on leƩ ers issued
Other Accomplishments
• Approved 65 housing units in 54 buildings built
using the City’s preapproved plans
• Provided zoning guidance on the Downtown Plan
and LaSalle Park Neighborhood Plan
15
REZONINGS
PROCESSED
34
SUBDIVISIONS
APPROVED
58
BZA PETITIONS
PROCESSED
$270M
COMMERCIAL
PLAN REVIEW
VALUE
188
COMMERCIAL
PLAN REVIEW
PROJECTS
183
NEW SINGLE
FAMILY UNITS
APPROVED
33
ANNUAL REPORT 2025
HISTORIC PRESERVATION
2025 Project Review Data
COUNTY CITY TOTAL APPROVED*DENIED
AdministraƟ vely
Approved Projects 1 93 94 94 0
Commission Agenda
Projects 2 23 25 20 5
Total Reviewed
Projects in 2024 3 116 119 114 5
*NOTE: For comparison: In 2024, the Commission reviewed 36 projects (approving 34 and denying 2). In
2023, the Commission reviewed 28 projects (approving 21 and denying 7).
Staff track projects based upon the following parameters: Doors, Windows, Fences, Flatwork, Gu Ʃ ers,
Landscaping, Masonry, Porch, Roofs, Siding, Signage, UƟ liƟ es, New ConstrucƟ on, and DemoliƟ on.
In August, the new owners of 229 South Michigan Street (Center City Place) began removing the metal façade from the
building, shedding light on the original façade for the fi rst Ɵ me in 65 years. They hope to bring new life to this century old
building and to the 200 block of South Michigan Street. Build in 1902 as a new business block, this building housed the
Merchant’s NaƟ onal Bank and Woolworth’s.
PLANNING & COMMUNITY RESOURCES
Established in 1973, the Historic PreservaƟ on Commission (HPC) is a joint board serving the City of
South Bend and the unincorporated areas of St. Joseph County.
34
DEPARTMENT OF COMMUNITY INVESTMENT
NaƟ onal Register NominaƟ ons
The Commission reviewed and approved three NaƟ onal Register of Historic Places nominaƟ ons in 2025. One
(1) individual site, GarreƩ Farm; and two districts, Woodward-Riverside Historic District and Harter Heights
Historic District.
Staff conducted 76 preliminary SecƟ on 106 Reviews in support of other City of South Bend departmental
eff orts to deploy Federal moneys. This includes programs administered on behalf of the HUD, including lead
remediaƟ on grants.
SecƟ on 106 Review (Preliminary)
Top Ten Most Endangered List
The Commission compiled a list of the top 10 most endangered proper Ɵ es to advocate for their preservaƟ on
and encourage collaboraƟ on and acƟ on.
Appeals
There were zero appeals to the Common Council or County Council.
35
ANNUAL REPORT 2025
ENGAGEMENT & ECONOMIC
EMPOWERMENT
36
DEPARTMENT OF COMMUNITY INVESTMENT
ENGAGEMENT & ECONOMIC
EMPOWERMENT
NEIGHBORHOOD ASSOCIATIONS
Neighborhood associaƟ ons and the Neighborhoods ConsorƟ um are central to resident engagement
and civic parƟ cipaƟ on in South Bend. The EEE team supports neighborhood associaƟ ons by aƩ ending
regular meeƟ ngs across the city and sharing Ɵ mely neighborhood updates and City resources, while
also providing pracƟ cal tools through the Neighborhood Toolkit to help associaƟ ons organize, access
funding, and operate eff ecƟ vely. In addiƟ on, EEE conƟ nued to host quarterly Neighborhoods ConsorƟ um
meeƟ ngs, creaƟ ng a consistent forum for neighborhood and business associaƟ on leaders to exchange
ideas, collaborate on projects, and communicate neighborhood priori Ɵ es directly to City administraƟ on,
while serving as a conduit for sharing informaƟ on about City programs, services, and iniƟ aƟ ves back to
neighborhoods.
The Engagement and Economic Empowerment (EEE) team works to strengthen South Bend by empowering
residents, supporƟ ng neighborhoods, and fostering economic opportunity. Through programs that connect
people to resources, elevate resident’s novice, and build strong community partnerships, EEE helps ensure
that all South Bend residents can parƟ cipate in and benefi t from the City’s growth.
The EEE team advances this mission by:
• PromoƟ ng meaningful civic engagement, supporƟ ng neighborhood associaƟ ons and resident leadership
through the Neighborhood ConsorƟ um and other engagement iniƟ aƟ ves
• Removing barriers to opportunity, administering programs such as the Linden Avenue Farmer’s Market
(LAFM) and the IGNITE grant
• FacilitaƟ ng strong community partnerships, collaboraƟ ng with neighborhood leaders, nonprofi ts, and
community organizaƟ ons to align resources and amplify impact across the city.
Together, these eff orts strengthen neighborhoods, support local economic development, and ensure
residents have a voice in shaping South Bend’s future.
37
ANNUAL REPORT 2025
• Woodlawn Neighborhood Assoc.
• Linden Legacy Neighborhood OrganizaƟ on
Corp.
• Near West Side Neighborhood Org.
• LaSalle Park Neighborhood Alliance
• Council Oak
• Monroe Park Neighborhood Assoc.
• Far Northwest Side Neighborhood Assoc.
• Miami Village
• Rum Village
• Southeast Organized Area Residents
• River Park
• Northeast Neighborhood Council
• Near Northwest Neighborhood
• Northshore Triangle
• Twyckenham Hills
• Lincolnway Neighbors for Change
• McKinley Terrace
AcƟ ve South Bend
Neighborhood AssocaƟ ons• To encourage inclusive civic parƟ cipaƟ on
citywide, the Neighborhood ConsorƟ um
conƟ nued to convene Neighborhood
AssociaƟ on leaders as a collaboraƟ ve body
represenƟ ng neighborhood interests to
City administraƟ on and City programs. The
ConsorƟ um held four meeƟ ngs throughout
the year, providing a consistent forum
for informaƟ on sharing, networking, and
neighborhood-to-City dialogue.
• MeeƟ ngs featured regular parƟ cipaƟ on
from City leadership, including the Mayor’s
Offi ce and South Bend Police Department,
as well as presentaƟ ons from a range
of City departments and community
iniƟ aƟ ves focused on public safety,
fi nancial empowerment, energy effi ciency,
data access, historic preservaƟ on, and
neighborhood resources. Each meeƟ ng also
prioriƟ zed dedicated Ɵ me for Neighborhood
AssociaƟ ons to share updates, upcoming
events, and neighborhood-specifi c
concerns, reinforcing the ConsorƟ um’s role
as a resident-centered plaƞ orm for civic
engagement and collaboraƟ on.
Neighborhood ConsorƟ um
• Edgewater
• West Lincolnway West Neighborhood Assoc.
New Neighborhood AssociaƟ ons in 2025
ENGAGEMENT & ECONOMIC EMPOWERMENT
38
DEPARTMENT OF COMMUNITY INVESTMENT
IGNITE GRANT
The IGNITE (InnovaƟ on Grants for Neighborhood
InformaƟ on, TransformaƟ on, and Enhancement)
Grant Program provides a $15,000 grant to
South Bend Neighborhood AssociaƟ ons to
design and implement a neighborhood-based
project with community-wide benefit. It has a
compeƟ Ɵ ve process with a mulƟ departmental
review and scoring system. StarƟ ng in 2024, two
neighborhoods can apply in a joint applicaƟ on
for a total of $30,000 for a collaboraƟ ve project.
In 2025, the City had 5 neighborhoods apply. The
IGNITE Grant helps South Bend Neighborhood
AssociaƟ ons to develop neighborhood-based
projects, including beauƟ ficaƟ on, neighborhood
signage, public art, public space enhancement,
and more. In its first three years, the IGNITE
Grant program has distributed $251,000 in
grants to Neighborhood AssociaƟ ons.
• North Shore Triangle Neighborhood Park
Improvements: Tables at two nearby parks
and a mower to keep up with the ground
maintenance at the Unity Garden.
• Monroe Park Neighborhood
Signage and benches: InstallaƟ on of
permanent signage idenƟ fying and welcoming
residents and visitors to the neighborhood
and benches.
• Far Northwest Neighborhood and Lincolnway
Neighborhood for Change
Lawn tool trailer: 2 trailers filled with lawn
tools for neighbors to borrow.
• SOAR Neighborhood
Covered Bus Stop: InstallaƟ on of a covered
bus shelter at the bus stop in front of the Boys
and Girls Club.
• Twyckenham Hills Neighborhood
Pocket Park Upgrade: InstallaƟ on of new park
equipment
IGNITE Grant 2025 Awardees:
$90,000 was awarded to 6 awardees in 2025.
39
ANNUAL REPORT 2025
LINDEN AVENUE FARMER’S MARKET
The Linden Avenue Farmers Market (LAFM)
brings together food vendors, local and regional
farmers, and health and wellness organizaƟ ons
who are all dedicated to addressing food
insecurity specifi cally on the Nortwest side. In
2025, the LAFM returned to its orginal locaƟ on
at the MarƟ n Luther King Jr. Dream Center.
LAFM also benefi ted from a USDA Farmers
Market PromoƟ on Program grant which allowed
the City to:
• in 2025, served over 1900 residents at 5
markets and tripled vendors with an average
of 28 vendors per market.
• Canvased over 1200 homes.
• 550 surveys completed
• 64.9% were new to the market
• 82% of residents make under 60k a
year
• 45% of residents were over 55 years
old
• 71% of residents idenƟ fi ed as Black/
African American
• 90% of residents gained new
knowledge about local agricultural
products
• 77.7% of residents bought some type
of local agricultural product at the
market
During each market, the EEE team
conducted surveys, below is the
informaƟ on gathered.
ENGAGEMENT & ECONOMIC EMPOWERMENT
40
DEPARTMENT OF COMMUNITY INVESTMENT
ADDITIONAL OUTREACH AND
ENGAGEMENT
• Lead Repair Program Canvassing
• Neighborhood Plan Engagement
Residents enjoying Linden Avenue Farmer’s Market.
Chef preparing a fresh meal for aƩ endees at Linden
Avenue Farmer’s Market.
Linden Avenue Farmer’s Market back at Linden Ave at the
newly constructed MLK Dream Center.
Mayor and City staff working and engaging with residents at
Liden Avenue Farmer’s Market.
41
ANNUAL REPORT 2025
OFFICE OF SUSTAINABILITY
42
DEPARTMENT OF COMMUNITY INVESTMENT
OFFICE OF SUSTAINABILITY
The Office of Sustainability’s mission is to mobilize the community to address climate
change. We do this by illuminaƟ ng ways to reduce polluƟ on and adapt to a changing
environment, collaboraƟ ng with the community and exisƟ ng climate acƟ on, and
designing, developing, and delivering climate soluƟ ons.
ENERGY ASSISTANCE AND SOLAR SAVINGS
INITIATIVEE (EASSI)
EASSI (pronounced “easy”) provides subsidized
energy assessments, matching grants, and
opƟ onal low-interest loans to nonprofit
community organizaƟ ons to complete energy
efficiency and/or solar projects. EASSI aims
to reduce buildings’ carbon emissions, make
community organizaƟ ons more resilient by
reducing their energy bills, and increase
awareness of energy efficiency and renewable
energy. We partner with IFF, a CDFI and real estate
consultant for nonprofits, and CDFI Friendly South
Bend to administer the program. In its third year,
EASSI supported 12 organizaƟ ons, including 10
located in areas with the highest levels of social
vulnerability in the city, according to the CDC’s
Social Vulnerability Index. EASSI project results
include:
• 2 solar projects resulƟ ng in 32kW of solar
energy generaƟ on potenƟ al, the equivalent
of saving over 3,500 gallons of gasoline from
being consumed each year.
• 17 energy efficiency projects, including
high- efficiency HVAC systems, insulaƟ on
improvements, LED LighƟ ng replacements,
and electrificaƟ on.
• 10 energy audits conducted.
• A combined total of more than $1,000,000
in public and private investment in energy
efficiency and solar: $221,000 in matching
grants awarded to EASSI nonprofits leveraged
$855,000 in private investment.
• Roughly, every $1 dollar invested by
EASSI grants generated $2.40 in building
investments for energy efficiency and solar
(not including energy savings).
“In addiƟ on to funding energy-effi cient windows South Bend’s EASSI program provided a though ƞ ul
energy assessment and a collaboraƟ ve grantee cohort that helped guide both short- and long-term
sustainability decisions” -EASSI ParƟ cipant
43
ANNUAL REPORT 2025OFFICE OF SUSTAINABILITY
COMMUNITY ELECTRIC
VEHICLE INFRASTRUCTURE
PLAN
In 2023, Sustainability led the development and
adopƟ on of the Community Electric Vehicle (EV)
Infrastructure Plan. The Plan idenƟ fies strategic
needs and opportuniƟ es to improve equitable
charging access and support progress towards
South Bend’s EV future. In 2025, Sustainability
installed charging staƟ ons at two new locaƟ ons
and replaced the staƟ on outside the County-City
building. Sustainability was also awarded a grant
from Go Electric Vehicle Indiana (GOEVIN) to
install a charging staƟ on at an addiƟ onal locaƟ on.
Overall, the Offi ce of Sustainability anƟ cipates
installing charging staƟ ons at three new locaƟ ons
in 2026.
GREENER HOMES
In 2024, Sustainability in collaboraƟ on with enFocus
and the Community FoundaƟ on of St. Joseph
County launched the Greener Homes retrofit pilot
program that assists low to moderate income
homeowners with subsidized energy-efficient home
upgrades. In 2025, the program has assisted 12
homes for HVAC, weatherizaƟ on, and electrificaƟ on
projects.
EASSI Ribbon Cuƫ ng Ceremony at ReGen that
celebrated the solar connecƟ on of ReGen a small
business in the Near Northwest Neighborhood.
44
DEPARTMENT OF COMMUNITY INVESTMENT
URBAN & COMMUNITY FORESTRY GRANT
The City received in 2024 a 5-year, $1.87M grant from the USDA Forest Service. In 2025 1,000 trees were
poƩ ed and planted at Erskine Park and Golf Course, 15 people trained in forestry skills, 30 educators
trained in forestry curriculum, 275 students engaged, 137 trees planted and maintained, and 443 trees
given away to the community. An effi cient tree nursery is in the process of being constructed and will be
fi nalized in early 2026 to support the City’s urban forestry goals.
Tree PlanƟ ng Event at Harrison Elementary School
As part of the USDA grant, the outdoor educaƟ on program,
Project Learning Tree, was provided to school teachers focused
on forestry curriculum to support the next generaƟ on of tree
stewards.
45
ANNUAL REPORT 2025
BUILDING DEPARTMENT
46
DEPARTMENT OF COMMUNITY INVESTMENT
BUILDING DEPARTMENT
COMMISSIONER’S REPORT
2025 was another successful year for the Building Department as the ResidenƟ al sector gained in
some areas and the Commercial sector conƟ nued above average acƟ vity in all areas. We have main-
tained high permit issuance revenue and construcƟ on valuaƟ on. We work with both city and county
departments, from data collecƟ on and analysis, assisƟ ng with daily issues, to helping solve issues
with our aging building scape. We have relocated the department and conƟ nue to work on effi cien-
cies to beƩ er serve our residents.
We issued 12,535 permits, performed 18,422 inspecƟ ons, and traveled 158,596 miles in serving
the residents of St. Joseph County and the City of South Bend. Addi Ɵ onally, we performed 288 Plan
Reviews and processed our measured building permits in an amazing average of 3 minutes and 30
seconds.
CerƟ ficaƟ on is a measure of quality and professionalism in the building industry. Our inspectors and
administraƟ ve staff are acƟ ve in conƟ nuing educaƟ on and have obtained new and renewed cerƟ fi -
caƟ on in a conƟ nuing effort to become cross trained in all code disciplines. We encourage addi Ɵ on-
al training and cerƟ ficaƟ on for everyone in the department. There have been 6 InternaƟ onal Code
Council CerƟ ficaƟ ons earned in 2025.
SUCCESSES
FORECAST ISSUES – MOVING AHEAD
We predict 2026 will be more of the same. The ResidenƟ al sector will remain strong as interest
rates level off or decrease. The Commercial sector will conƟ nue to be strong with large-scale proj-
ects planned throughout our jurisdicƟ on for 2026 and beyond.
We conduct community outreach through relaƟ onship building acƟ viƟ es with home builders,
schools, unions, developers, and governmental enƟ Ɵ es. We have done presentaƟ ons to help cre-
ate building code awareness and communicate the benefits of a robust Building Department. We
conƟ nue to beƩ er serve the public with growing experƟ se and efficiency. We strive to make sure
the Building Department conƟ nues with an atmosphere of Excellence, Accountability, InnovaƟ on,
Inclusion and Empowerment.
Randy L James, C.B.O
Building Commissioner
47
ANNUAL REPORT 2025
AREAS OF RESPONSIBILITY
• Building related quesƟ ons
• Building related permiƫ ng
• Required building inspecƟ ons
• Floodplain quesƟ ons
SERVICES
• Building, construcƟ on, and remodeling
• Signs
• Moving of structures
• Plumbing, heaƟ ng, electrical
• Air condiƟ oning
• VenƟ laƟ on
• DemoliƟ on
• Fences
• Floodplain
• Solar
PERMITS
• City and County Plan Review – commercial buildings
• Licensing of electrical and heaƟ ng Contractors
• RegistraƟ on of general, plumbing, excavator and demoliƟ on contractors
ADDITIONAL
• City of South Bend
• Unincorporated areas of St. Joseph
County
• Towns of Indian Village, Lakeville, North
Liberty, Roseland and Osceola
AREAS OF JURISDICTION (APPROX.
440 SQUARE MILES)
• City of South Bend
• St. Joseph County (except New
Carlisle, Walkerton, Mishawaka)
• Total
POPULATION (2020 CENSUS)
102,136
114,734
216,870
INSPECTION REPORT
BUILDING
7,002
ELECTRICAL
3,774
PLUMBING
3,237
HEATING
3,553
COMPLIANCE
856
MILEAGE
158,596
INSPECTION REPORT DETAILS
St. Joseph County covers approximately 440 square miles. Our
inspectors cover the enƟ re county fi ve days per week: fi Ō y-two
weeks per year. Not only do we emphasize effi ciency in planning daily
inspecƟ ons, but we also highlight safe driving as part of our daily
duƟ es.
BUILDING DEPARTMENT
48
DEPARTMENT OF COMMUNITY INVESTMENT
INSPECTION REPORT
TOTAL PRE-LICENSING
REGISTRATIONS
TOTAL AMOUNTS
2,084 $260,500
PRE-LICENSING REGISTRATIONS
RegistraƟ on of the following contractor groups is required in order
to work in St. Joseph County: General contractors, homebuilders,
general remodelers, concrete contractors, framing contractors, siding
contractors, roofi ng contractors, drywall contractors, masons, trim
contractors, steel erectors, fi re protecƟ on sprinkler contractors,
fencing contractors, swimming pool contractors, commercial hood
installers, lawn sprinkler contractors, water so Ō ener contractors and
sign contractors.
SINGLE FAMILY DWELLING UNITS
2020 2021 2022 2023 2024 2025
TOTAL 215 312 244 203 249 260
COUNTY 170 223 162 141 150 143
CITY 45 89 82 62 99 187
49
ANNUAL REPORT 2025
COMMERCIAL NEW BUILDINGS
2020 2021 2022 2023 2024 2025
Commercial 25,803 44,778 58,838 298,140 735,605 40,674
Manufacturing 21,445 12,037 20,632 2,930
1,865,582 1,540,333
Public/Semi Public 45,810 34,183 37,875 28,904 217,108 24,925
VALUATION IN THOUSANDS
PLAN REVIEW
Weekly Plan Review is performed on proposed construcƟ on projects
within the City of South Bend and St. Joseph County. These Plan
Reviews are a good example of City and County departments working
together to provide the most effi cient and expedient service to our
customers.
The Plan Reviews are aƩ ended by representaƟ ves of our department,
Local Fire Departments, County and City Engineering Departments,
Water Works, Health Department, and County and City Zoning. The
following is a breakdown of Plan Reviews performed in 2025.
CITY PLAN REVIEWS COUNTY PLAN REVIEWS
188 100
BUILDING DEPARTMENT
50
DEPARTMENT OF COMMUNITY INVESTMENT
VALUATION REPORT
51
ANNUAL REPORT 2025
FINANCIAL REPORT
BUILDING DEPARTMENT
52
DEPARTMENT OF COMMUNITY INVESTMENT