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38 <br />When pursuing infill development, the new con- <br />struction should be consistent with the nature and <br />character of the existing neighborhood. As such, it <br />is important to ensure that new buildings are sited <br />on parcels that are the appropriate size so the devel- <br />opment fits the scale of its surroundings. An analysis <br />was completed to determine the width of every lot in <br />the neighborhood. Through this process it was deter- <br />mined that nearly a third of the neighborhood parcels <br />are less than 40 ft. wide and almost 70% are less than <br />50 ft. wide. <br />Based on an understanding of the lot widths within <br />the neighborhood, a study of building types was com- <br />pleted to determine the type of buildings which are <br />appropriate for different lot sizes given the neighbor- <br />hood character. Using common lot dimensions (and <br />combinations of lots) within the neighborhood the <br />types of building appropriate for 30 ft., 50 ft., 60 ft., 75 <br />ft., 90 ft., 100 ft., 133 ft., 150 ft., and 166 ft. wide lots <br />were explored. <br /> <br />While we understand the type of building that is <br />appropriate to be built, it is important to also under- <br />stand the dollars & cents of development. As part of <br />the plan development process, the consultant Incre - <br />mental Development Alliance developed proformas <br />for the variety of building types being explored for <br />neighborhood infill. A proforma is a tool used to pres- <br />ent financial information, such as costs and revenue, <br />for a specific project. The proformas can be found in <br />Appendix 3. <br />Given neighborhood economics, the cost of a con- <br />structing a new building is greater than the appraised <br />value of the property once it is completed. This cre- <br />ates a financial gap. This challenge must be addressed <br />in order to help create a sustainable model for new <br />housing. <br />Recognizing that there is a financial shortfall, there <br />are a few identified programs that could assist with <br />closing the gap. Each of these options will need to be <br />explored to better define if and how they would assist <br />with furthering development in neighborhoods like <br />the Near Northwest. <br />Lot Width <br /> 0-39 ft <br /> 40-49 ft <br /> 50-59 ft <br /> 60-69 ft <br /> 70-79 ft <br /> 80-89 ft <br /> 90-99 ft <br /> 100-119 ft <br /> <br /> 120-149 ft <br /> 150 ft and greater <br /> <br />Brownfield <br />Park <br />Leeper <br />Park Madison <br />School <br />Memorial <br />Hospital <br />Muessel <br />Grove Park <br />Muessel <br />School <br />Holy <br />Cross <br />School <br />Shetterly <br />Park <br />St. Joseph River <br />N Olive StLINC <br />O <br />L <br />N <br /> <br />W <br />A <br />Y <br /> <br />W <br />E <br />S <br />TN Huey StN Wilber StN N <br />i <br />l <br />e <br />s <br /> <br />A <br />v <br />e <br />N Hill StW Colfax AveN Johnson StN Brookfield StN Elmer StN <br />P <br />o <br />r <br />t <br />a <br />g <br />e <br /> <br />A <br />v <br />e <br />W Bulla St <br />W Vassar Ave <br />N MICHIGAN STW Elwood Ave <br />E Colfax AveN Adams StN <br />L <br />a <br />P <br />o <br />r <br />t <br />e <br /> <br />A <br />v <br />e <br />E LaSalle AveN Allen StN College StE Angela Blvd <br />W LaSalle Ave <br />W Orange St <br />E Howard StN O'Brien StN Blaine AveN Riverside DrW Humboldt St <br />N Main StE Napoleon Blvd <br />E St. Vincent St <br />N Lafayette BlvdN Walnut StN Sherman AveE Cedar St <br />W California Ave <br />N Cushing StN Meade StE Corby Blvd <br />W Angela Blvd <br />E Peashway StN Fremont StN Birdsell StN Diamond AveN William StW Marion St N Stanfield StW Prast Blvd N Foster StW Nort <br />h <br /> <br />S <br />h <br />o <br />r <br />e <br /> <br />D <br />r <br />N Notre Dame AveW Lindsey Ave <br />W Roger St <br />N Taylor StW Washington St <br />N <br /> W <br />o <br />o <br />d <br />w <br />a <br />r <br />d <br /> <br />A <br />v <br />e <br />E Sorin St <br />W Madison StN Scott StN Harrison AveN Cleveland AveN Eddy StN St. Peter StN Kaley StN Lawrence StW Bertrand St N Leeper AveN Cottage Grove AveW Fassnacht St N Park AveN Lawndale AveN St. Louis BlvdW Ostemo Pl <br />W Tonti Ave <br />E Pokagon St <br />W Kenwood Ave <br />E Miner St <br />W Parkovash Ave <br />W Rupel St <br />W Wakewa Ave N H <br />i <br />l <br />l <br />c <br />re <br />s <br />t <br /> RdN Iroquois StW Oak St E South Bend AveN Forest AveW King St <br />E Madison StW Florence St <br />W Longley Ave N Frances StW Sibley St <br />N Sadie StW Navarre St <br />N Studebaker StW Park Ln <br />W Rex St <br />W Calhoun St <br />N Turnock StE Navarre St <br />W Westmoor St E Bartlett St <br />W Bartlett St <br />W Pokagon St <br />W McCartney St <br />W Pierce St <br />N Euclid AveN S <br />t <br />. <br /> <br />Jo <br />seph <br /> S <br />t <br />E Marion StN Sancome AveN Elm StW Werwinski St <br />W Lawton St <br />W Frederickson St <br />E Crescent Ave <br />W Smith St <br />W Bo <br />n <br />d <br />s <br /> <br />A <br />v <br />e <br />W Liston St N Medora StW Linden Ave <br />N Dr. Martin Luther King Jr. StW LaSalle ConN Kessler BlvdW Parallel St <br />E Kalorama St <br />W Hudson Ave <br />E Hull St <br />N Pagin StN Anderson AveW Mar <br />q <br />u <br />e <br />t <br />t <br />e <br /> <br />A <br />v <br />e <br />W Yukon AveW Golden AveE Campeau St <br />E North Shor <br />e <br /> <br />D <br />r <br />W Hine St N Wildflower StN Grant StN Church PlChapin PlN Gintz AveW Holland St <br />W Birn <br />e <br />r <br /> <br />S <br />t <br />N Carlisle StW Fuerbringer St <br />E Luther CtN Jackson StW LaSalle <br />Ct <br />W Har <br />v <br />e <br />y <br /> <br />S <br />t <br />N <br />A <br />s <br />h <br />l <br />a <br />n <br />d <br /> <br />A <br />v <br />e <br />N St. Paul PlN Sycamore StN Marigold WayE Almond Ct <br />E McKinley Ave <br />W Manitou Pl <br />W Van Buren St <br />W LaMont <br />e <br />T <br />err <br />N <br />B <br />e <br />n <br />d <br />i <br />x <br /> <br />D <br />r N India CtN Kunstman CtN Spruce StN Demaude AveE Hammond Pl <br />W Poplar St <br />N Fulton CtPeashway St <br />N Hamden CtN Seebert PlN South Bend AveN Meade StW Longley Ave <br />W King St <br />W Linden AveN Meade StW California Ave <br />N Notre Dame AveW Colfax Ave N Fremont StE Miner StN Hill StN Frances StN O'Brien StN Allen StW Angela Blvd <br />W LaMonte Terr <br />N Michigan StW Van Buren St <br />W Liston St N St. Louis BlvdN Leland AveN Studebaker StW Marquette <br />A <br />v <br />e <br />W Angela Blvd <br />N Leland AveN Lafayette BlvdN College StW Oak St N St. Joseph StN Meade StN Riverside DrW Longley Ave <br />W B <br />e <br />r <br />t <br />r <br />a <br />n <br />d <br /> <br />S <br />t N Frances StN Eddy StN Sancome AveN Diamond AveN O'Brien StW Navarre St <br />E Madison St <br />N Adams StN Blaine AveN Huey StN Cleveland AveN St. Peter StN Allen StDiamond AveE Madison St N St. Joseph StW Frederickson St <br />N St. Peter StW Linden Ave <br />N Meade StW Werwinski St <br />W M <br />a <br />r <br />q <br />u <br />e <br />t <br />t <br />e <br /> <br />A <br />v <br />e <br />N Scott St400 800200 <br />Feet <br />Near Northwest <br />Neighborhood Plan <br />South Bend, IN <br />March 2019 <br />Base Map <br />0 N <br />Lot Width <br /> 0-39 ft <br /> 40-49 ft <br /> 50-59 ft <br /> 60-69 ft <br /> 70-79 ft <br /> 80-89 ft <br /> 90-99 ft <br /> 100-119 ft <br /> <br /> 120-149 ft <br /> 150 ft and greater <br />Brownfield <br />Park <br />Leeper Park Madison <br />School <br />Memorial <br />Hospital <br />Muessel Grove Park <br />Muessel <br />School <br />Holy <br />Cross <br />School <br />Shetterly Park <br />St. Joseph River <br />N Olive StLINCO <br />L <br />N <br /> <br />W <br />A <br />Y <br /> <br />W <br />E <br />S <br />TN Huey StN Wilber StN N <br />i <br />l <br />e <br />s <br /> <br />A <br />v <br />e <br />N Hill StW Colfax AveN Johnson StN Brookfield StN Elmer StN <br />P <br />o <br />r <br />t <br />a <br />g <br />e <br /> <br />A <br />v <br />e <br />W Bulla St <br />W Vassar Ave <br />N MICHIGAN STW Elwood Ave <br />E Colfax AveN Adams StN <br />L <br />a <br />P <br />o <br />r <br />t <br />e <br /> <br />A <br />v <br />e <br />E LaSalle AveN Allen StN College StE Angela Blvd <br />W LaSalle Ave <br />W Orange St <br />E Howard StN O'Brien StN Blaine AveN Riverside DrW Humboldt St <br />N Main StE Napoleon Blvd <br />E St. Vincent St <br />N Lafayette BlvdN Walnut StN Sherman AveE Cedar St <br />W California Ave <br />N Cushing StN Meade StE Corby Blvd <br />W Angela Blvd <br />E Peashway StN Fremont StN Birdsell StN Diamond AveN William StW Marion St N Stanfield StW Prast Blvd N Foster StW Nort <br />h <br /> <br />S <br />h <br />o <br />r <br />e <br /> <br />D <br />r <br />N Notre Dame AveW Lindsey Ave <br />W Roger St <br />N Taylor StW Washington St <br />N <br />W <br />o <br />o <br />d <br />w <br />a <br />r <br />d <br /> <br />A <br />v <br />e <br />E Sorin St <br />W Madison StN Scott StN Harrison AveN Cleveland AveN Eddy StN St. Peter StN Kaley StN Lawrence StW Bertrand St N Leeper AveN Cottage Grove AveW Fassnacht St N Park AveN Lawndale AveN St. Louis BlvdW Ostemo Pl <br />W Tonti Ave <br />E Pokagon St <br />W Kenwood Ave <br />E Miner St <br />W Parkovash Ave <br />W Rupel St <br />W Wakewa Ave N H <br />i <br />l <br />l <br />c <br />re <br />s <br />t <br /> <br />RdN Iroquois StW Oak St E South Bend AveN Forest AveW King St <br />E Madison StW Florence St <br />W Longley Ave N Frances StW Sibley St <br />N Sadie StW Navarre St <br />N Studebaker StW Park Ln <br />W Rex St <br />W Calhoun St <br />N Turnock StE Navarre St <br />W Westmoor St E Bartlett St <br />W Bartlett St <br />W Pokagon St <br />W McCartney St <br />W Pierce St <br />N Euclid AveN S <br />t <br />. <br /> <br />Jo <br />seph <br /> S <br />t <br />E Marion StN Sancome AveN Elm StW Werwinski St <br />W Lawton St <br />W Frederickson St <br />E Crescent Ave <br />W Smith St <br />W Bon <br />d <br />s <br /> <br />A <br />v <br />e <br />W Liston St N Medora StW Linden Ave <br />N Dr. Martin Luther King Jr. StW LaSalle ConN Kessler BlvdW Parallel St <br />E Kalorama St <br />W Hudson Ave <br />E Hull St <br />N Pagin StN Anderson AveW Mar <br />q <br />u <br />e <br />t <br />t <br />e <br /> <br />A <br />v <br />e <br />W Yukon AveW Golden AveE Campeau St <br />E North Shor <br />e <br /> <br />D <br />r <br />W Hine St N Wildflower StN Grant StN Church PlChapin PlN Gintz AveW Holland St <br />W Birn <br />e <br />r <br /> <br />S <br />t <br />N Carlisle StW Fuerbringer St <br />E Luther CtN Jackson StW LaSalle <br />Ct <br />W Har <br />v <br />e <br />y <br /> <br />S <br />t <br />N <br />A <br />s <br />h <br />l <br />a <br />n <br />d <br /> <br />A <br />v <br />e <br />N St. Paul PlN Sycamore StN Marigold WayE Almond Ct <br />E McKinley Ave <br />W Manitou Pl <br />W Van Buren St <br />W LaMont <br />e <br />T <br />e <br />rr <br />N <br />B <br />e <br />n <br />d <br />i <br />x <br /> <br />D <br />r N India CtN Kunstman CtN Spruce StN Demaude Ave <br />E Hammond Pl <br />W Poplar St <br />N Fulton CtPeashway St <br />N Hamden CtN Seebert PlN South Bend AveN Meade StW Longley Ave <br />W King St <br />W Linden AveN Meade StW California Ave <br />N Notre Dame AveW Colfax Ave N Fremont StE Miner StN Hill StN Frances StN O'Brien StN Allen StW Angela Blvd <br />W LaMonte Terr <br />N Michigan StW Van Buren St <br />W Liston St N St. Louis BlvdN Leland AveN Studebaker StW Marquette <br />A <br />v <br />e <br />W Angela Blvd <br />N Leland AveN Lafayette BlvdN College StW Oak St N St. Joseph StN Meade StN Riverside DrW Longley Ave <br />W Be <br />r <br />t <br />r <br />a <br />n <br />d <br /> <br />S <br />t N Frances StN Eddy StN Sancome AveN Diamond AveN O'Brien StW Navarre St <br />E Madison St <br />N Adams StN Blaine AveN Huey StN Cleveland AveN St. Peter StN Allen StDiamond AveE Madison St N St. Joseph StW Frederickson St <br />N St. Peter StW Linden Ave <br />N Meade StW Werwinski St <br />W M <br />a <br />r <br />q <br />u <br />e <br />t <br />t <br />e <br /> <br />A <br />v <br />e <br />N Scott St400 800200 <br />Feet <br />Near Northwest <br />Neighborhood Plan <br />South Bend, IN <br />March 2019 <br />Base Map <br />0 N <br />Lot width analysis of properties in the Near Northwest Neighborhood <br />NORTH