HomeMy WebLinkAbout09.21.26 PC Agenda Packet
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
Tim Corcoran
Planning Director
Brian Killen
Zoning Administrator
Francisco Fotia
Commission President
AGENDA
Monday, September 21, 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 1 Location: 60555 Main St PC#0329-26 Petitioner: Hoosierland Excavating LLC
Requested Action: Rezoning: From R Single Family District to I Industrial
2 Location: 3501 Blackthorn Ct PC#0347-26 Petitioner: Blackthorn Associates LLC Requested Action:
Rezoning: From NC Neighborhood Center to C Commercial 3 Location: 227 College St PC#0343-26 Petitioner: Maurice Scott Requested Action: Rezoning: From U1 Urban Neighborhood 1 to UF Urban Neighborhood Flex 4 Location: 0 KALEY PC#0348-26
Petitioner: GREATER SAINT MATTHEW CHURCH LIFE CHANGING MINISTRY INC Requested Action:
Rezoning: From U1 Urban Neighborhood 1 to U3 Urban Neighborhood 3 B. NEIGHBORHOOD PLANS
5 Plan: River Park Neighborhood Plan PC#0325-26 Petitioner: Department of Community Investment Requested Action: A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING THE RIVER PARK NEIGHBORHOOD PLAN
C. COMBINED HEARINGS 6 Location: PC#0344-26 1413 E. Campeau St., 1421 E. Campeau St. (2 parcels), and 1423 Campeau St. Petitioner: Rickerville LLC Requested Action: Minor Subdivision: Patton's Campeau Minor Subdivision
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
Tim Corcoran
Planning Director
Brian Killen
Zoning Administrator
Francisco Fotia
Commission President
Variance(s): From Section 21-03.03(d) to allow a lot width of 29.94' from the required 30' for Lot 6 (1423 E Campeau).
D. MAJOR SUBDIVISION - None for consideration E. TEXT AMENDMENTS - None for consideration ITEMS NOT REQUIRING A PUBLIC HEARING:
A. MINOR SUBDIVISIONS 7 Name: Beck's Iroquois Street Minor Subdivision PC#0345-26 Location: 1130 Iroquois St
B. FINDINGS OF FACT
1. None for consideration C. UPDATES FROM STAFF
1. Preview two proposed text amendments: 1) Northeast Neighborhood Zoning Overlay (NNZO) updates and 2) Package of quick fixes (Quick Fixes #6) D. MINUTES 1. August 17, 2026
E. ADJOURNMENT
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
Taylor Lewis Mayoral Appointee 9/4/2025 12/31/2028
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0329-26 September 21, 2026
Property Information
Location: 60555 MAIN ST
Owner: HOOSIERLAND EXCAVATING LLC
Requested Action
Rezone from R Single Family District (County) to I Industrial
Project Summary
The petitioner intends to build an office and facility to store excavation equipment.
The applicant intends to have three (3) parcels annexed into the city to receive water and sewer.
Two (2) parcels are already zoned I Industrial in the county and would automatically become I
Industrial when annexed.
Location Map
Recommendation Staff Recommendation: Based on information available prior to the public hearing, the Staff recommends the Commission send the rezoning and annexation petition to the Common Council with a favorable recommendation.
Staff Report -PC#0329-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0329-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: A facility for excavation equipment and an office
North: One unit dwellings zoned R Single Family in the county
East: Vacant parcels and a one unit dwelling zoned S1 Suburban Neighborhood 1, a
Warehouse space zoned Commercial, and a higher density residential use zoned S2
Suburban Neighborhood 2
South: One unit dwellings zoned R Single Family in the county
West: One unit dwellings zoned R Single Family in the county
District Intent:
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.
Site Plan Description:
The petitioner wishes to rezone this property to I to allow for a new building to serve as storage
and office space for their excavation company.
Zoning and Land Use History and Trends:
In 1938, the property was a field with a trench running through it. In the 1980's and 1990's, it
served as excavation staging grounds, and by 2002 forest overtook the western half of the lot.
The southern parcels were rezoned in 1987 to I Industrial in the county.
Traffic and Transportation Considerations:
The property is served by Main Street to the east and Dice Street to the south. Johnson Road,
elevated for bridge crossings over Main Street and US 31, is to the north. The access to the
proposed development would come off of Main Street.
Agency Comments:
No comments at this time.
Engineering Comments:
No issues with the rezoning. The County will need to approve modifications to the ditch. The
approaches will need to be brought up to City Standards. Dice Street will need to be brought up
to City Standards. There is no sewer and water in Dice street to serve existing building. Both will
need to be extended. Sidewalk is required on both frontages. Stormwater will need to be kept on
site, not be directed to the ditch, unless approved by the County.
No comments at this time.
Staff Comments:
No comments at this time.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
The petition is consistent with Objective ED2 from the city’s comprehensive plan: retain existing
businesses and recruit new ones to the city.
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0329-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 4 of 4
Land Use Plan:
The Future Land Use Plan does not address properties outside of the City limits.
Plan Implementation/Other Plans:
The petition is consistent with South Bend's Annexation Policy Plan (1992): “[E]xtension of City
services and utilities beyond the City limits should not occur unless it furthers the annexation
policies of the City..."
2. Current Conditions and Character:
Currently, the character of the properties located within the City to the east are commercial and
small scale residential uses. The properties located in the County also contain small-scale
residential uses.
3. Most Desirable Use:
The most desirable use for this district is a low impact industrial use such as equipment storage.
4. Conservation of Property Values:
The properties in the area are a mix of residential and commercial uses. The annexation and
rezoning should not affect the use or value of the surrounding properties, as long as an
appropriate buffer is preserved between the industrial property and residential properties to the
west by preserving the existing mature vegetation.
5. Responsible Development and Growth:
It is responsible development and growth to require properties contiguous to the City limits to
annex into the City at the time of development. Likewise, it is responsible development to allow
property in an area along major highways and thoroughfares to permit low impact commercial
and industrial uses that can be supported by the local transportation network.
Commitments: No commitments are recommended at this time.
Analysis: The annexation and rezoning of the property to I Industrial will allow for the development of
the site as an office and storage for excavation equipment that contributes to the development in
the area, while preserving mature vegetation and appropriate buffering between adjacent uses. It
is responsible development to assure that properties adjacent to the City limits are annexed and
developed under City standards.
Recommendation: Based on information available prior to the public hearing, the staff recommends the
Commission send the rezoning and annexation petition to the Common Council with a favorable
recommendation.
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0347-26 September 21, 2026
Property Information
Location: 3501 BLACKTHORN CT
Owner: BLACKTHORN ASSOCIATES LLC
Requested Action
Rezone from NC Neighborhood Center to C Commercial
Project Summary
The proposed project includes the construction of a four-story extended stay hotel, including parking,
sidewalks, lighting, and landscaping consistent with the other developed sites within the Blackthorn
Corporate Office Park.
Location Map
Recommendation Staff Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the rezoning petition to the Common Council with a favorable recommendation, subject to the proposed written commitments.
Staff Report -PC#0347-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0347-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: Undeveloped land zoned NC Neighborhood Center
North: Undeveloped land zoned NC Neighborhood Center
East: Undeveloped land zoned NC Neighborhood Center
South: A mix of undeveloped land and one-unit dwellings zoned U2 Urban Neighborhood 2
West: Highway
District Intent:
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.
Site Plan Description:
The petitioner wishes to rezone these properties to C in order to construct an extended stay
hotel.
Zoning and Land Use History and Trends:
There was a small structure on the property from the mid 1950s to the mid 1990s, but it has sat
vacant since.
Traffic and Transportation Considerations:
This property is located at the corner of Blackthorn Court -- a 28' wide two-way street that runs
north and south with one lane of traffic going in each direction -- and Nimtz Parkway, a 50' wide
two-way street that runs east and west with two lanes of traffic going in each direction. South of
the southwest corner of the property, the westbound travel lane also expands to add a right-turn
lane for motorists looking to merge onto the Indiana Toll Road.
Agency Comments:
No comments at this time.
Engineering Comments:
No issues with the rezoning. Engineering will need to review complete civil plans, including
utilities and drainage.
Staff Comments:
No comments at this time.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
In the city's comprehensive plan, Policy ED 1.2 calls upon the city to "encourage reuse of
abandoned and underutilized land and structures" for economic development.
Land Use Plan:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0347-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 4 of 4
In the 2006 comprehensive plan, the future land use map calls for this property to be used for
commercial purposes.
Plan Implementation/Other Plans:
N/A
2. Current Conditions and Character:
This property is currently undeveloped, and is located in a suburban-style office park.
3. Most Desirable Use:
The most desirable use for these properties would be commercial development.
4. Conservation of Property Values:
With the proposed commitments, rezoning this property should not negatively affect the value of
neighboring properties. This project will raise the value of the property being rezoned, as a
developed property will have a higher value than a vacant one. C will also allow for development
that is more consistent in design and character with the larger Blackthorn development area than
NC.
5. Responsible Development and Growth:
Rezoning this property to C aligns with the principles of responsible development and growth, as
it will promote development of a vacant parcel that is already served by existing city utilities. The
different standards of the NC district would make the proposed project, or likely any other project
proposed on this site, more difficult to execute and more out of context with the surrounding
area.
Commitments: The use of Drive-Through Facility shall not be permitted. The use of Gas/Fuel Station
shall not be permitted. The use of Retail & Service, General shall not be permitted. The use of
Vehicle Sales or Rental shall not be permitted. The use of Vehicle Service, Major shall not be
permitted. The use of Vehicle Service, Minor shall not be permitted. Off-premise signs shall not
be permitted.
Analysis: Commercial is an appropriate zoning district for this property. Considering its location far from
most residential properties and towards the edge of city limits, the built environment surrounding
it is very auto-oriented. These existing conditions relate more to the Commercial zoning district
than Neighborhood Center, which is intended for walkable, pedestrian-oriented environments.
Like NC, it will allow for a range of commercial uses, matching the general character of the area;
also, placing commitments onto the rezoning will prevent this lot from being used in ways that
are allowed in C and not NC, and could have a potentially negative impact on the suburban office
park that the Blackthorn development has become.
Recommendation: Based on information available prior to the public hearing, the staff recommends the
Plan Commission send the rezoning petition to the Common Council with a favorable
recommendation, subject to the proposed written commitments.
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0343-26 September 21, 2026
Property Information
Location: 227 COLLEGE ST
Owner: SCOTT MAURICE
Requested Action
Rezone from U1 Urban Neighborhood 1 to UF Urban Neighborhood Flex
Project Summary
The petitioner intends to start a neighborhood wellness and nutrition center providing nutritional
beverages, health coaching, fitness consulting, wellness education, and related retail sales of health and
fitness products.
Location Map
Recommendation Staff Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the rezoning petition to the Common Council with a favorable recommendation.
Staff Report -PC#0343-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0343-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: A one unit dwelling zoned U1 Urban Neighborhood 1
North: A one unit dwelling zoned U1 Urban Neighborhood 1
East: An Assembly, General use zoned OS Open Space
South: Vacant land zoned U1 Urban Neighborhood 1
West: A storage yard for an industrial use zoned I Industrial
District Intent:
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.
Site Plan Description:
The development will continue to use the existing structure.
Zoning and Land Use History and Trends:
According to the property record card, the structure that sits on this lot was built in 1897 as a
single-family home, and it has remained as such ever since.
Traffic and Transportation Considerations:
This property is located on College Street, a 38' wide two-way street that runs north and south
with one lane of traffic going in each direction, between Linden Street and Orange Street.
Agency Comments:
No comments at this time.
Engineering Comments:
No comments at this time.
Staff Comments:
No additional comments at this time.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
In the city's comprehensive plan, Policy ED 1.2 calls upon the city to "encourage reuse of
abandoned and underutilized land and structures" for economic development.
Land Use Plan:
This property falls within the Kennedy Park neighborhood. In the 2022 neighborhood plan, the
future zoning map shows this parcel being rezoned to U3. Plan Implementation/Other Plans:
Strategy 5 in the neighborhood plan says that the city and its partners should work to address
underutilized properties in the neighborhood, such as this one. The plan also contains a
recommendation for neighborhood-serving businesses in the Linden Street - MLK Center Area,
which this property is located in.
2. Current Conditions and Character:
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0343-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 4 of 4
This property is surrounded by a mix of uses, including residential, institutional, industrial, and
commercial uses. There is also vacant land and a number of vacant structures in the area
around the property.
3. Most Desirable Use:
The most desirable use in the Urban Flex Neighborhood district is small-scale mixed-use
development.
4. Conservation of Property Values:
Rezoning this property should not negatively affect the value of neighboring properties. This
project will likely raise the value of the property being rezoned because the existing building on it
is currently unused, and an active property will likely have a higher value than an inactive one.
UF also allows for more intense development than U1, meaning that the rezoning could allow for
higher property values to be generated on site.
5. Responsible Development and Growth:
Rezoning this property to UF aligns with the principles of responsible development and growth,
as it will allow for the reuse of an underutilized building in an established neighborhood on a
street with existing city utilities.
Commitments: No commitments at this time.
Analysis: Although the Kennedy Park neighborhood plan calls for this parcel to be rezoned to U3, a
rezoning to UF is also appropriate. In general, allowing for greater development intensity on this
parcel makes sense considering its location directly across from the new Martin Luther King Jr.
Dream Center. This center serves as a node for the Kennedy Park neighborhood, creating a
great opportunity for increased density and activity that could bring more patrons to the center
and put more eyes on the street in this area. The U3 and UF districts are very similar, with the
main difference being that UF allows for some neighborhood-serving commercial uses -- like the
use being proposed by the petitioner -- while U3 does not. Allowing for these types of businesses
on this property is appropriate, as the neighborhood plan specifically calls for them surrounding
the Dream Center. Although the plan directs these uses to the unused commercial buildings on
Linden Avenue north of the center, this property is just across the street from those buildings and
can also contribute to that goal.
Recommendation: Based on information available prior to the public hearing, the staff recommends the
Plan Commission send the rezoning petition to the Common Council with a favorable
recommendation.
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0348-26 September 21, 2026
Property Information
Location: 0 KALEY ST
Owner: GREATER SAINT MATTHEW CHURCH LIFE CHANGING MINISTRY INC
Requested Action
Rezone from U1 Urban Neighborhood 1 to U3 Urban Neighborhood 3
Project Summary
The applicant intends to build two cottage courts with eleven (11) units of senior housing on the
property.
Location Map
Recommendation Staff Recommendation: Based on information available prior to the public hearing, the staff recommends the Plan Commission send the rezoning petition to the Common Council with a favorable recommendation.
Staff Report -PC#0348-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0348-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 3 of 4
Land Uses and Zoning:
On site: Vacant parcels zoned U1 Urban Neighborhood 1
North: Vacant parcels zoned U1 Urban Neighborhood 1
East: One unit dwellings zoned U1 Urban Neighborhood 1
South: A one unit dwelling zoned U1 Urban Neighborhood 1
West: A religious institution zoned U1 Urban Neighborhood 1
District Intent:
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.
Site Plan Description:
The petitioner intends to build ten (10) units around two courts facing Marquette Boulevard and
Kaley Street. One additional unit, not on a court, would front Marquette Boulevard.
Zoning and Land Use History and Trends:
Historically, this land was used for storage of wrecked vehicles into the 1990's. It then was
converted to vacant platted parcels for a development that never was built.
Traffic and Transportation Considerations:
This is a low traffic area and the anticipated use should not impact vehicle traffic.
Agency Comments:
No comments at this time.
Engineering Comments:
Water main will be looped up to Hamilton, and east on Hamilton to connect to the existing water
main at Hamilton and Meade. A water main loop will need to be installed internally to the site. A
sewer main will need to be extended on the north end of the property to serve the units in the
northeast corner. Units fronting Marquette will need to connect to the sewer in Marquette. A
water and sewer extension agreement will need to be executed, which will need to include plan
and profile sheets stamped by a professional engineer licensed in Indiana.
Staff Comments:
No comments at this time.
Per State Law, the Plan Commission and Common Council shall pay reasonable regard to:
1. Comprehensive Plan:
Policy Plan:
In the city's comprehensive plan, Policy H 1.5 calls for the city to encourage the development of
a variety of housing types and care choices for seniors and disabled persons.
Land Use Plan:
The comprehensive plan calls for this property to be medium density residential.
Plan Implementation/Other Plans:
N/A
Agency Comments
Criteria for Decision Making
Rezoning
Site & Context
Staff Report -PC#0348-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 4 of 4
2. Current Conditions and Character:
Currently, the properties are vacant and surrounded by detached homes, a church, and a school
within the vicinity.
3. Most Desirable Use:
The most desirable use for the zoning district is multi-unit housing.
4. Conservation of Property Values:
This project would activate vacant parcels and provide housing opportunities on parcels that
have been vacant for 30 years, which should increase property values.
5. Responsible Development and Growth:
Rezoning these properties to U3 aligns with the principles of responsible development and
growth, as it will allow for denser infill development in an established neighborhood on a street
with existing city utilities.
Commitments: No commitments are proposed.
Analysis: These parcels have stood vacant for a significant period of time. Their activation would create
more housing for seniors in the city and provide infill development. The cottage court style of
housing permitted in Urban Neighborhood 3 will allow greater interactions within this pocket
neighborhood and provide a unit density necessary to sustain the development.
Recommendation: Based on information available prior to the public hearing, the staff recommends the
Plan Commission send the rezoning petition to the Common Council with a favorable
recommendation.
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 1
Staff Report – PC#0325-26 September 21, 2026
Requested Action
A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA,
APPROVING AND ADOPTING THE RIVER PARK NEIGHBORHOOD PLAN
Project Summary
The planning area for the River Park Neighborhood Plan is generally bounded by railroad tracks to
the north, Logan Street to the east, Louise Street to the west, and the St. Joseph River 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 River Park Neighborhood’s existing conditions, needs, and opportunities. This
engagement provided the basis for this plan.
The Neighborhood Plan contains a list of project ideas which may be pursued in River Park 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, added amenities to neighborhood parks, and updates to the
zoning map, as well as 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. 26-4
A RESOLUTION OF THE PLAN COMMISSION OF THE CITY OF SOUTH BEND, INDIANA, APPROVING AND ADOPTING THE RIVER PARK NEIGHBORHOOD PLAN WHEREAS, the City of South Bend, Indiana, recognizes the need to improve and revitalize the River 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 River 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 River 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 River Park Neighborhood as defined by the River Park Neighborhood Plan.
- 2 -
NOW, THEREFORE, BE IT RESOLVED by the South Bend Plan Commission as follows: 1. That the River 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 River Park Neighborhood Plan conforms to the plan of development for the City. 3. That the River 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 21st day of September, 2026.
__________________________________ Francisco Fotia, President
South Bend Plan Commission ATTEST: __________________________________ Brian Killen Secretary South Bend Plan Commission
RIVER PARKNeighborhood Plan
Draft Version September 10th
River Park Neighborhood Plan2
James Mueller, Mayor of the City of South Bend
Sharon McBride, City Council Member, 3rd District
A special thanks to all the residents and area organizations that shared their
thoughts and vision for the future of the River Park Neighborhood.
Department of Community Investment
Darryl Scott, Executive Director of Department of Community Investment
Caleb Bauer, Former Executive Director of Department of Community
Investment
Tim Corcoran, Director of Planning & Community Resources
Michael Divita, Principal Planner
Chris Dressel, Senior Planner
Hannah Sherinian, Senior Planner
Tania Barreto, Senior Planner
Angela Rose, Senior Planner
Design Consultants
Torti Gallas + Partners
The Lakota Group
Thank Thank You!You!
3 Table of Contents
Table ofContents
08 Planning Area
09 Existing Conditions
10 Neighborhood Character
12 Neighborhood Data
58 Built Form & Zoning
61 Proposed Zoning Map
62 Building Types
52 Streetscape Improvements & Traffic Calming
54 Bicycle Improvements
04 What is a Plan?
05 Neighborhood Planning Principles
22 Neighborhood Plan
24 Planning Project Areas
44 Housing
45 Sustainability
46 Tree Canopy
48 Preserve Historic Character
Neighborhood Background Built Form & Zoning
Streets & TransportationWhat is a Plan?
Implementation MatrixPlan Process & Engagement
Neighborhood Plan
16 Planning Process & Engagement
18 What We Heard
66 Implementation Strategies
River Park Neighborhood Plan4
What is a Plan?
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 responsible
for building housing, opening and
operating businesses, and making the
investments shown on private property.
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 that 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:
What does a plan include?
Who is a plan for?
Neighborhood Residents
can use the plan to understand proposed initiatives over the
short, medium, and long terms;
Developers, Builders, and Other Individuals
will use the plan to help understand the needs of the
neighborhood and what type of development is possible and
desired;
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 envisions.
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.PARTNERSHIP
Working together, we can make a great neighborhood
• 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.
5 What is a Plan?
The characteristics described below serve as the guiding principles for the development of the River Park Neighborhood Plan.
Urban Attractive Healthy Equitable Sustainable12345
Neighborhood Planning Principles
Mishawaka Avenue commercial corridor. Northshore Apartments Indiana University South Bend campus.
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 has 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.
River Park Neighborhood Plan6
7 Neighborhood Background
NEIGHBORHOOD BACKGROUND
Planning Area • Existing Conditions • Neighborhood Character • Neighborhood Data
River Park Neighborhood Plan8
The River Park planning area is generally bound by the
Canadian National railroad tracks on the north, Logan Street on
the east, the St. Joseph River on the south, and by Louise Street
- Mishawaka Avenue, Twyckenham Drive, Wall Street, and
Greenlawn Avenue on the west.
Planning Area
Neighborhood Boundary Map.Neighborhood Context Map.
St. Joseph River
Planning Area Boundary
South Bend City Limits
Mishawaka Avenue
Pleasant Street
Hastings Street
Wall Street
Nort
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Ironwood DriveLincoln
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3 30th StreetCity of MishawakaCity of MishawakaCity of South BendCity of South Bend
9 Neighborhood Background
Existing Conditions
Northside Trail: Popular trail; lacking
wayfinding signage, views to the river
due to overgrowth, and connections to
neighborhood; some sections of trail
feel like a sidewalk, not a trail.
Nuner Track: Serves athletic practice
team activities but does not operate as
a traditional neighborhood park.
Railroad Tracks: Barrier for north-south
travel with limited crossings.
Potawatomi Zoo: Regional and
community destination.
Indiana University South Bend:
Regional campus for IU including
student housing.
John Adams High School: Offers
strong academic programs to
diverse student body. Parking
demands impact neighborhood.
Mishawaka Avenue: Prominent
commercial corridor with missing
buildings; fast moving traffic; difficult to
cross.
Bridges: The Twyckeham and
Ironwood Drive bridges provide a
striking visual backdrop, but their
current traffic layout does not
accommodate the comfort and
safety needs of pedestrians and
other non-motorized traffic.
Veterans’ Memorial Park: City park
with softball diamond, mature trees,
and limited other amenities.
Logan Street Crossing: Difficult to cross
for Northside Trail users; lacking formal
entry/gateway into city.
Potawatomi Park: Heavily wooded
regional park with pavilions, trails,
playground and performance area.
Block & Lot Structure: Intact street grid
network with garages accessed from
alley; alleys in poor condition.
Tree Canopy: Large breaks in tree
canopy throughout the neighborhood
but especially on Mishawaka Avenue
and in eastern half of the neighborhood.
Potawatomi Conservatories:
Underutilized building needing
modernization.
Minor StreetMajor Street Trail Park LandmarkIUSB Campus
Nuner Nuner Elementary Elementary SchoolSchool
John Adams John Adams
High SchoolHigh School
Stone Stone WallWall
LibraryLibrary
Potawatomi Potawatomi ZooZoo
St. J
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Mishawaka AvenueMishawaka Avenue
Pleasant StreetPleasant Street
Hastings StreetHastings Street
Wall StreetWall StreetGreenlawn AvenueGreenlawn AvenueLogan StreetLogan StreetRailroad TracksRailroad Tracks
Ironwood DriveIronwood Drive30th Street30th Street26th Street26th StreetPotawatomi Potawatomi
ConservatoriesConservatories
Nuner TrackNuner Track
Trail route not clear to users
Boat LaunchBoat Launch
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River Park Neighborhood Plan10
Neighborhood Character
Commercial Buildings
Commercial and mixed-use buildings are
located throughout the planning area, but are
concentrated on Mishawaka Avenue and Lincoln
Way East.
Residential Buildings
The planning area has traditional and newly constructed homes, including detached dwellings,
duplexes, and small to medium scale apartment buildings. Housing is a mixture of owner and renter
occupied.
Located on the east side of South Bend, the
River Park Neighborhood features a full range
of housing choices, important community
institutions, unique small businesses, Indiana
University South Bend, and the Potawatomi Zoo.
The neighborhood has one National Register
historic district, Colonial Gardens Historic
District, and it contains two local landmarks. The
following is a sampling of the neighborhood’s
character.
Overview
11 Neighborhood Background
Bridges
A pedestrian bridge connects the north and
south portions of Indiana University South Bend,
while the Twyckenham Drive, Ironwood Drive,
and Logan Street bridges allow for vehicular and
pedestrian travel across the river.
Educational Facilities
The River Park planning area has educational
facilities ranging from elementary to post-
secondary school. Institutions include Nuner
Fine Arts Academy, John Adams High School,
and Indiana University South Bend.
Open Spaces and Trails
The planning area has several public spaces. Potawatomi Park includes Potawatomi Zoo and
Potawatomi Conservatories. Veterans’ Memorial Park is located adjacent to Indiana University South
Bend and the St. Joseph River. The South Bend Community School Corporation offers use of athletic
fields, including Nuner Field and John Adams High School’s softball field and tennis courts, to the
community. Northside Trail, which connects River Park to Downtown South Bend and Mishawaka, is
found along the St. Joseph River.
River Park Neighborhood Plan12
Unless otherwise noted, all figures are from the 2020 Census and are based on Census Tracts 14 and 15, which approximate the River Park Neighborhood Plan area.
Neighborhood Data
Race and Hispanic OriginPopulationAge Household Size
Two or More
Races
11%
Other Race5%
Black16%
White68%
8%Hispanic or Latino
35%
Number of Households: 2,878
Average Household Size: 2.33 people
31%16%18%
Population: The neighborhood’s population
declined from 8,654 people in 1960 to 6,385
in 2010 before rebounding about 5% to 6,711
people in 2020.Population1960 1970 1980 1990 2000 2010 2020
6000
8000
10000
Year
8,654
6,984 7,069
7,221
6,385 6,711
8,292
6,711People
Median Age: 34.5 Years Old
7%
19%
33%
30%
11%
Under 5
5 - 19
20 - 39
40 - 64
Over 65
Household Size: Most neighborhood
households consist of 1 or 2 people (66%).
Shrinking household sizes are the primary
reason for population decline in the
neighborhood.
Age: One-fourth of the neighborhood’s
population is children under 19 years old,
while nearly two-thirds of the population is
comprised of working age individuals (20-
64 years old).
Race: The majority of the neighborhood is
white, and less than 10% of the population
identify themselves as Hispanic or Latino.
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.
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+.
South Bend Racial Composition: The
majority of the city is White, while nearly
17% of the population identify themselves
as Hispanic or Latino.
South Bend Household Size: Nearly forty
percent of households consist of a single
person.
13 Neighborhood Background
Household Income Housing
Less Than $20,000
$35,000 - $49,999
Total Housing Units: 3,193
Units in Structure
Source: 2021 ACS 5-Year Estimates
Number of Residential Structures: 3,440
Vacant (315 Units)10%
Renter Occupied
(1,355 Units)42%
Owner Occupied (1,523 Units)48%
$20,000 - $34,999
$75,000 - $99,999
$100,000 +
$50,000 - $74,999
Single Unit
77%
Duplex
2%
3-4 Units
3%
5-9 Units
8%
20+ units
5%
10-19 Units
5%
Source: 2021 ACS 5-Year Estimates
Housing Ownership: About half of housing
units in the neighborhood are owner
occupied.
16%
16%
25%
24%
10%
8%
Year Housing Built
Source: 2021 ACS 5-Year Estimates
Built 1939 or earlier
Built 1940 - 1949
Built 1950 - 1959
Built 1960 - 1969
Built 1970 - 1979Built 1980 - 1989Built 1990 - 1999Built 2000 or later
531 Units
1,528 Units
758 Units
249 Units
128 Units115 Units116 Units15 Units
Housing Age: Roughly half of the housing
units in the neighborhood were built prior to
1940. More than 95% of the housing stock is
over 50 years old.
Type of Housing: The majority of the
3,440 housing units are single unit
structures (77%). Only 13% of homes can be
considered missing middle housing of 2- to
10- unit buildings.
Household Income: Most households have a
total income of less than $50,000.
South Bend Housing Ownership: A little
more than half of the housing units in the
city are owner-occupied.
South Bend 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.
South Bend Household Income: The
median household income is $49,056.
South Bend Housing Age: 70% of the
housing stock is over 50 years old. About
1 in 4 homes in the city were built prior to
1940.
River Park Neighborhood Plan14
15 Planning Process & Engagement
PLANNING PROCESS & ENGAGEMENT
Timeline • What We Heard
River Park Neighborhood Plan16
Overview
June 2023April 2023
Outreach Methods
The City used a series of outreach methods
throughout the planning process to encourage
participation. These methods included
mailings to over 3,800 residents and property
owners, e-mail lists, and presentations to the
neighborhood association.
Together South Bend
The City utilized an online engagement
platform called Together South Bend that
allowed residents to participate in the planning
process from anywhere and at any time by
using interactive mapping tools and surveys.
Together South Bend mirrored the methods of
collecting feedback traditionally seen at public
meetings. The platform included an overview
of the process and planning exercises about
infrastructure, housing, open space, and quality
of life topics.
Stakeholder Meetings
The City’s planning staff conducted 12 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 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 River
Park Neighborhood 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.
Planning Process & Engagement
17 Planning Process & Engagement
July 2023 April 2024 September 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
from the online engagement platform and
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.
After a draft neighborhood plan document was
created, the City held an open house to present
it to neighborhood stakeholders and ask for
feedback.
Following public hearings, the Plan Commission
and Common Council adopted the River Park
Neighborhood Plan as an amendment to the
Comprehensive Plan. This Plan now serves as
the City’s official policy for the area.
River Park Neighborhood Plan18
What We Heard
Following are the main ideas expressed during the public engagement process for the River Park planning area. The items in bold were identified as priority projects at the public workshops.
Streets & Transportation Housing Built Form & Zoning Other Amenities
Identify homes needing repair through code
enforcement
Increase homeownership in the neighborhood
Maintain affordability of neighborhood housing
Improve rental safety
Strengthen urban mixed use character along
Mishawaka Avenue
Update zoning map to allow for wider variety of
housing types
Improve Potawatomi Park including
Potawatomi Conservatories
Improve river access and amenities
Establish dog park and dog amenities along
trails and in parks
Improve Veterans’ Memorial Park
Address safety and trail connectivity of
Northside Trail to the neighborhood (including
crossings)
Add kayak/canoe/stand up paddleboard rental
station at Veterans’ Memorial Park
Create a neighborhood-scale park in eastern
portion of neighborhood
Improve experience at Nuner Track property
Improve streetscape along the following
streets:
• Mishawaka Avenue
• Wall Street
• Pleasant Street
Calm traffic along the following streets:
• Pleasant Street
• Ironwood Drive
• Twyckenham Drive
Incorporate street trees in the tree lawn where
possible
Improve condition of sidewalks
Improve connections between Northside Trail
and neighborhood
Improve bike infrastructure (including bike racks
and tool stations at parks)
19 Planning Process & Engagement
Individuals complete planning exercises at the Neighborhood Plan Priorities Workshop.
Some of the input provided at the workshops.
River Park Neighborhood Plan20
21 Neighborhood Plan
NEIGHBORHOOD PLAN
River Park Neighborhood Plan • Housing Strategies • Sustainability Principles • Greening the Neighborhood • Preserve Historic Character
River Park Neighborhood Plan22
River Park Neighborhood Plan
The following is a list of River Park Neighborhood project ideas which may be pursued by the City, nonprofit organizations, or the private sector over
the next 20 years. Many of these project ideas can only be achieved through strong partnerships with residents, stakeholders, and developers. More
information about each of the concepts listed below can be found on the following pages. The concepts presented are general ideas that illustrate
development principles. Each concept is subject to additional design and resident input if and when they are pursued.
Intersection Improvements
Streetscape Improvements & Traffic Calming
• Wall Street
• Mishawaka Avenue
• Northside Boulevard
• Pleasant Street
• Twyckenham Drive
• Clover Street
• Greenlawn Avenue
• 20th Street
• Ironwood Drive
• 26th Street
• 30th Street
• 35th Street
• Wall Street - Twyckenham Drive
• Wall Street - Greenlawn Avenue
• Wall Street - Ironwood Drive
• Mishawaka Avenue - Twyckenham Drive
• Mishawaka Avenue - 20th street
• Mishawaka Avenue - Ironwood Drive
• Mishawaka Avenue - 26th Street
• Mishawaka Avenue - 30th Street
• Vine Street - 20th Street
• Northside Boulevard - Emerson Avenue
• Northside Boulevard - Veterans’ Memorial Park (2)
• Northside Boulevard - IUSB Campus Crossing
• Pleasant Street - 20th Street
• Pleasant Street - Ironwood Drive
• Northside Boulevard - Logan Street
Existing Trails
• Northside Trail
Infrastructure Improvements
Proposed Trail Connections
• 20th Street
• Ironwood Drive on Bridge
• Pleasant Street
• Lincoln Way East/IUSB Student Housing
Ruskin Street Courts
Fill vacant land with denser, neighborhood scaled, residential
development; intentional green spaces create visual
connection to the river.
1
Northside Boulevard - Emerson Avenue Area
Reuse underutilized industrial properties with medium density
residential or mixed-use development along the river.
2
Northside Trail
Enhance walking and bicycling connections along the St.
Joseph River; provide safer connections into the neighborhood
and nearby amenities.
3
Veterans’ Memorial Park
Following a Park Master Planning process, enhance the park
with improved amenities for active and passive recreation;
create better connection to IUSB through additional pathway
connections to Esther Street.
5
Mishawaka Avenue (west of Ironwood Drive)
Fill vacant and underutilized lots with retail and mixed-use
along corridor; complete streetscape improvements.
6
Ironwood Drive Bridge
Enhance bike and pedestrian facilities to provide a safer
connection across the river between IUSB Housing, the
shopping center, and Pleasant Street.
4
Potawatomi Conservatories and Gardens
Complete improvements to Conservatories structures;
expand and improve outdoor gardens and consider
expansion possibilities.
7
Potawatomi Park
Complete park improvements including upgrades to trails,
picnic seating, playground equipment, splash pad, parking,
access, and traffic flow; consider a formal entry to park
from Mishawaka Avenue; enhance tree canopy; implement
gateway and wayfinding signage.
8
Indiana University South Bend
The IUSB campus is not subject to the South Bend Zoning
Ordinance or this neighborhood plan. Ideas depicted in this
section are conceptual only and do not represent a change to
the official campus master plan. The purpose of these concepts
is to illustrate urban design principles to help guide future
development decisions.
15
Nuner Field
Develop a publicly accessible city park with improved amenities
for passive and active recreation; add medium-density
residential development on the north portion at the site.
11
20th Street Connector
A new shared-use path on the west side of 20th Street links
Northside Trail to Mishawaka Avenue and extends north to Wall
Street through Potawatomi Park using the intersection at 20th
and Mishawaka.
10
30th Street - Mishawaka Avenue Area
Work with property owners to create a publicly accessible
gathering space and develop vacant or underutilized properties.
12
Northside Boulevard - 34th Street Area
Fill underutilized lots with attached single-family residential
development with access and views of the river.
13
Logan Street Crossing
Improve pedestrian and cyclist safety of the Northside Trail
crossing at Logan Street and connecting to Mishawaka.
14
9 Potawatomi Zoo
Continue to improve Zoo experience through updated amenities
inside of the existing Zoo footprint; provide system of wayfinding
elements to create better connections between the Zoo and
surrounding streets.
23Neighborhood Plan
1
2
3
5
6
15
15
4
7
8
9
14
13
Mishawaka AvenueMishawaka Avenue
Pleasant StreetPleasant Street
Vine StreetVine Street
Wall StreetWall Street
Twyckenham DriveTwyckenham DriveClover StreetClover StreetEmerson AveEmerson AveLogan StreetLogan StreetIronwood DriveIronwood Drive30th Street30th Street26th Street26th StreetGreenlawn AvenueGreenlawn Avenue20th Street20th StreetNor
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IUSB CampusIUSB Campus
IUSB Student HousingIUSB Student Housing
Nuner FieldNuner Field
Veterans Memorial ParkVeterans Memorial Park
Potawatomi Potawatomi
Park FieldPark Field
River Park Neighborhood Plan24
Northside Boulevard area concept.
D
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B
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Twyckenham DriveLouise StreetEmerson AvenueRuskin Street
Hildreth Street
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Taking advantage of river views, new apartment buildings constructed above the
floodplain and fronting Northside Boulevard can replace aging industrial uses
and out of date apartment buildings over time. The vacant strip of land between
Roberts Street and Emerson Avenue can feature neighborhood-scale residential
buildings, such as townhouses or cottages, facing a central green connected to
a larger open space within the river’s floodplain.
Northside Boulevard is wider than necessary for traffic volumes inducing higher
vehicle speeds. The street can be narrowed without reducing the capacity of
the street to calm traffic and to improve the comfort and safety of pedestrians or
bicycles using the Northside Trail. The intersections at Roberts Street, Emerson
Avenue, Oakland Street, and Clover Street can be enhanced to improve access
to the riverfront trail.
D
C
B
A
Medium-density residential redevelopment
Public open space for passive use within flood plain
Low-density residential development
View shown in rendering
Streetscape improvements including trail enhancements,
improved crossings
25 Neighborhood Plan
Northside Boulevard streetscape improvements, including enhancements to Northside Trail, looking east toward the Twyckenham Drive Bridge.
River Park Neighborhood Plan26
Ironwood Drive Bridge | Site 4
The Ironwood Drive Bridge can be improved to provide a safer
and more comfortable multimodal connection between both
banks of the St. Joseph River. Working in conjunction with St.
Joseph County and the City of Mishawaka the bridge can be
reconfigured to a three-lane street section by removing one of
the two south bound travel lanes. This would provide space for
widened sidewalks on both sides of the bridge for pedestrians
and a protected bike lane on the west side. Buffers could be
placed along the existing curbs as an interim solution until full
reconstruction takes place.
Ironwood Drive Bridge lane realignment concept.Ironwood DriveNorthside Boulevard
River Avenue
Existing configuration
SidewalkSidewalkSouthbound travel lanesCenter turn laneNorthbound travel laneIntermediate configuration
SidewalkBufferBike LaneBufferSidewalkSouthbound travel laneCenter turn laneNorthbound travel lane• Remove one south bound travel lane, realign and narrow
remaining lanes
• Replace travel lane with painted bike lane and buffer zone
Final configuration
Widened Sidewalk Widened SidewalkBarrierBike laneSouthbound travel laneCenter turn laneNorthbound travel lane• Coordinate with St. Joe County at a point when the bridge requires
major repair work to implement permanent improvements.
• Widen sidewalks on both sides.
• Insert a permanent internal vehicular crash barrier protecting
pedestrians and cyclists.
Existing configuration
Final configuration
27 Neighborhood Plan
Veterans’ Memorial Park | Site 5
The park is located adjacent the St. Joseph River, is heavily wooded
with a dense grove of mature trees and is bisected by Northside
Boulevard. The park is tucked into a landscape that rises steeply
to the north and west making access to Twyckenham Avenue,
the neighborhood to the north and IUSB campus difficult. The
topography makes the northern part of the park challenging to utilize
with poor passive surveillance from Northside Boulevard and also
lacks connections to the existing neighborhood and IUSB campus.
The park is generally lightly used except for days when the softball
field is in use. The pavilions, restrooms and play equipment are
in need of a refresh and underutilized areas within the parks
could be given additional purpose. Ideas generated during public
engagement include:
Veterans’ Memorial Park site concept.
D
C
B
A E
FEnhanced crossings through raised crossings and
bump outs
Enhanced entrance to park from Esther Street
Refresh fishing pier and boat dock
Picnic space/additional pavilions
D
C
B
A
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F
Improved play experience
Soft ball field upgrades
B
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• Building a “grand stair” and ADA ramp from the southern end of
Esther Street to connect the park to the neighborhood and IUSB.
• Expansion of the softball field facilities to include additional
bleachers, restrooms, locker rooms and press box to
better host a broader range of softball events including an
improved experience for the IUSB softball team. This could be
accomplished through a partnership with IUSB.
• Consider a multi-purpose approach for the softball field and
additional facilities so that it could be used for IUSB graduations
and events.
• A sculpture garden and art walk.
• Dog park.
• The existing parking lot can be improved through additional trees
and a consolidated vehicular entrance.
• Raised crossings can be added to Northside Boulevard to calm
traffic and help safely guide people from the park to the riverfront
trail, boat launch dock and fishing pier.
River Park Neighborhood Plan28
B 2 way protected bike lanesAEnhanced pedestrian crossing at
IUSB mall with placemaking elements C Widened landscape median
Mishawaka Avenue streetscape complete streets concept.
Mishawaka Avenue
Esther StreetTwyckenham DriveAdams High SchoolAdams High School
IUSB MallIUSB Mall
Potawatomi ParkPotawatomi Park
C
B A
Ironwood DriveMishawaka Avenue (Louise Street to Ironwood Drive) | Site 6
This segment of Mishawaka Avenue is typified by an active and eclectic collection of small commercial
buildings, and residential properties. The portion of Mishawaka Avenue from Emerson Avenue, through
Twyckenham, to 20th Street will, over time, be reconstructed to continue the design theme of recent
improvements to the west. Design elements include reducing the travel lanes to accommodate widened,
tree lined, landscape medians, a protected bike lane connecting the Farmers Market area to IUSB and
Potawatomi Park and on-street parking.
The design of the landscape median north of the IUSB Mall can incorporate traffic calming measures
to promote a safer pedestrian crossing between the University and Potawatomi Park. A change in tree
species and plantings that complement IUSB can help signal an arrival to campus and better integrate the
University into the neighborhood.
Example of complete streetscape on Mishawaka Ave Landscape median and raised crossing at IUSB Mall
Mishawaka Avenue
Change in Tree Species
Raised Crossing
Wide Shared Use Path
Larger Median
IUSB Sign
Additional Pedestrian
Crossings
29 Neighborhood Plan
Potawatomi Conservatories and Gardens | Site 7
The Potawatomi Conservatories is a unique regional asset providing a tranquil, indoor, experience
with a broad range of diverse gardens and non-native flora. With the right vision, partnerships and
programming, the Conservatories could become an even more important cultural asset for our
community.
Stabilization of the existing buildings should be a priority to ensure the long-term functionality of the
facility. However, a greater opportunity could be pursued to expand and enhance the current facility
with additional garden experiences and formalized indoor and outdoor event spaces for weddings
and parties.
The current cluster of buildings sit in a corner of the broader Potawatomi Park disconnected from
other park amenities. A focused master planning exercise should be considered to illustrate how
the Conservatories can better integrate into the park to create a unified experience and elevate
the prominence of the organization and facility. This could be achieved through additional paths,
trails, passive recreational opportunities and planting that showcases our northern Indiana cultural
heritage.
Conservatory gardens looking southeast towards the existing conservatory structures.
Conservatories and gardens concept.
Green house expansion area
Renovated existing structure
Native prairie area
Gardens Expanded parking (if needed)
Community garden
C
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F
F
B
B
E
E
A
A
D
D
River Park Neighborhood Plan30
Potawatomi Park | Sites 8,9
Potawatomi Park is a popular city park and a regional destination providing
opportunities for large events, concerts, active play, and passive recreation.
The park is home to the Potawatomi Zoo and Potawatomi Conservatories,
each of which are important regional destinations.
With such popularity comes challenges to ensure the park retains its
importance and functionality across a variety of unique users and minimizes
impacts to surrounding neighborhoods. While the overall goal of future
upgrades is to enhance the user experience of the park, potential trade offs
will be necessary to resolve competing interests and priorities.
Potawatomi Park site concept.
D
C
B
A
E
F
G
HH
I
C Expanded event seating at Chris Wilson Pavilion
B Potential to expand playground
E Splash pad
D Potential concession area
Area for expanded Conservatories and GardensG
F Expanded parking
A Experience walk connecting parking to park and zoo entry
Park Improvements
H Intersection and streetscape improvements
I Flex open space
High level priorities:
• Ensure a safe and welcoming experience for all.
• Provide play facilities that cater to all ages and abilities.
• Work to conserve existing tree canopy and plant additional trees when
selective cutting is necessary.
• Work with the zoo to provide better vehicular access and an adequate
level of parking for day-to-day operations. Also explore parking solutions
for larger yearly events.
• Support the Potawatomi Conservatories through rehabilitation of existing
buildings.
• Coordinate events to ensure minimal impacts to neighbors and zoo
operations.
Zoo
Mishawaka Avenue Ironwood DriveWall Street
Zoo Drive
31 Neighborhood Plan
Access, Circulation & Parking
Given the variety of attractions within the park and the number of events that take place during the year,
it is important to consider how people and vehicles access and circulate throughout the park to minimize
points of conflict within the park and in the surrounding neighborhoods. Key concerns primarily involve high
usage days when events are occurring in the park and how they impact zoo operations, parking and vehicle
circulation in the surrounding neighborhoods. To address these concerns a variety of solutions have been
proposed that can be implemented over time.
A
Two-way traffic Shared-use path
BC
B
B
A
D
D
D
Mishawaka Avenue Ironwood DriveWall Street
Optional Entry DriveOptional Entry Drive
Zoo Drive
Access:
• 20th Street Extension - Option to provide a new access street to the park from Mishawaka Avenue
at 20th Street to create a memorable and easily accessible “front door” to the park that minimizes
parking and vehicle circulation impacts to the neighborhood west of the park. This will allow for
a third way in and out of the park to accommodate both large-scale events and zoo operations
simultaneously.
• Convert Zoo Drive into a two-way street to give drivers more options to enter and exit the primary
zoo parking lot.
B Parking:
• Create smaller pockets of parking over one larger parking lot to minimize tree removal.
• Formalize and increase the number of parking spaces on Wall Street.
• Expand and formalize the existing parking lot between Kids Kingdom and Wall Street. The central
location allows for convenient access to the park, zoo and conservatories.
• If needed parking could be added adjacent to the north/south alley between Wall Street and
Mishawaka Avenue.
• Lastly, consider formal parking on Greenlawn if previous options do meet the parking demand.
C Circulation:
• Consider a small traffic circle at the intersection of Greenlawn Avenue and Wall Street if vehicular
circulation continues to impact the neighborhood west of the park. The traffic circle would allow
drivers to turn around to find parking on Wall Street more easily without needing neighborhood
streets for circulation.
D Pedestrian Safety:
• Utilize curb extensions, speed bumps and raised intersections to slow traffic on adjacent and
internal streets.
• Incorporate a shared use path along Wall Street strengthening the connection to the
neighborhoods to the east and west.
• Provide a path from Wall Street to Mishawaka Avenue / 20th Street intersection to provide better
pedestrian access to the south.
A
A
River Park Neighborhood Plan32
Nuner Green | Site 11
Located on the former Nuner School site, Nuner Field encompasses an entire city block and
is used primarily as a practice field and running track. The field is accessible to the public and
is viewed by the neighborhood as a local park. However, Nuner Field is owned by the South
Bend Community School Corporation and is zoned Urban Neighborhood 1 (U1) which can be
developed for single family detached housing.
The Nuner Green idea would seek to acquire approximately half of the Nuner Field property
and preserve a portion of the open space as an official city owned neighborhood park. Once
owned by the city, the park could not be developed without permission from the Park Board.
The new park could provide additional amenities typical of a neighborhood park that would
appeal to a broader range of users. New amenities could include an all-ages playground, a
pavilion, seating, a walking / exercise path and a grassy, multi-use play area.
The northern half of the block could then be developed with a mix of smaller scale housing
types like duplexes, townhouses, cottages, and small scale multifamily to provide greater
housing choice and increase the housing supply in the neighborhood.
The intersections of Pleasant Street and 27th and 28th streets could be improved to provide
safer pedestrian crossings between Nuner Green and Nuner School. These improvements
would also address speeding on Pleasant Street with raised intersections to slow traffic.
D
C
B
A
E
F
Alley to access garages
Improved intersections for increased pedestrian safety
Medium-density residential development
Walking and exercise path
Playground
Grass play-field
View shown in rendering
Nuner Green site concept.
Vine Street
Pleasant Street27th Street28th StreetHorne Court
D C
B
A
E
F
33 Neighborhood Plan
Nuner Green looking northwest from 28th and Pleasant Streets.
River Park Neighborhood Plan34
20th Street / East Side
The proposed shared-use trail along 20th Street between Mishawaka Avenue and Northside Boulevard will
provide a safe, accessible connection for pedestrians, bicyclists, and other non-motorized users while linking
neighborhoods to key community assets, including IUSB, Potawatomi Park and Zoo, the River Park business
district, and the Northside Trail. This project closes a critical gap in the active transportation network,
improving connectivity and expanding transportation choices for residents of all ages and abilities.
20th Street Connector | Site 10
Mishawaka Avenue and 20th Street looking southwest towards Indiana University South Bend campus infill.
View shown in rendering
20th Street shared-use path Existing shared-use path
Mishawaka Ave shared-use path
Circulation Diagram
Northside
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Mishawaka Avenue
20th StreetTo Farmers MarketTo Farmers Market
To MishawakaTo Mishawaka
To Farmers Market To Farmers Market and Downtownand Downtown
To ZooTo Zoo
35 Neighborhood Plan
30th Street - Mishawaka Avenue Area | Site 12
Mishawaka Avenue, especially in the vicinity of 30th Street, can be further enhanced as the center of the River Park Neighborhood with a
walkable blend of small local businesses, medium-density residential development, and other “main street” uses. Existing buildings can
receive façade improvements, including the restoration of storefronts. A small plaza space, potentially with a pavilion, can be developed on
a vacant lot or parking lot somewhere between 28th and 31st Streets to serve as a community gathering space. Streetscape improvements,
including corner bumpouts, landscaping, bicycling accommodations, and other amenities, can create a more comfortable environment.
C
B
A
Mishawaka Avenue
C
30th Street - Mishawaka Avenue area concept.
Commercial infill development
Intersection and streetscape improvements
Gathering space
View shown in rendering30th StreetB
A
C
Mishawaka Avenue
30th Street - Mishawaka Avenue area looking east.
River Park Neighborhood Plan36
Logan Street Crossing | Site 14
The Northside Trail near Logan Street can be enhanced to increase the comfort and
safety for people on foot or bicycle. A more direct routing of the trail from the west
can pass through a small entry plaza at the city limit with Mishawaka. Working with
the City of Mishawaka, the City of South Bend can improve the trail’s Logan Street
crossing with a median refuge island or other safety treatments.
B
A
Improved crossing
Entry plaza
Northside Boulevard - Logan Street area concept.
Northside Boulevard
Logan StreetB
A
Northside Boulevard - 34th Street Area | Site 13
Neighborhood-scale residential multi-family development, perhaps
in the form of townhouses featuring green space and river access and
views, can fill the vacant riverfront property along Northside Boulevard.
Northside Boulevard - 34th Street area concept.
B
A
Central greenway with access to river
Medium-density residential development
Northsi
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A
37Neighborhood Plan
Indiana University South Bend - Concept Ideas
River Park Neighborhood Plan38 River Park Neighborhood Plan38
Indiana University South Bend
Since the 1960’s Indiana University South Bend (IUSB) has been
a strong partner and valuable stakeholder within the River Park
neighborhood, the City of South Bend and our region. IUSB plays
a crucial role in providing accessible higher education for our
region and plays an important part in the attraction and retention
of talent for our community.
The South Bend campus of Indiana University is state owned
property managed by the Indiana University Board of Trustees.
The campus is not subject to the South Bend Zoning Ordinance
as state properties are exempt from local control. However,
IUSB could play a greater role in the continued evolution of the
neighborhood through a more engaged approach with the City
of South Bend and River Park.
The ideas presented within this section of the plan were
developed in conjunction with IUSB leadership to illustrate how
the campus could physically become a more ‘outward’ facing
institution that more directly interacts with the surrounding
neighborhood, Mishawaka Avenue, Potawatomi Park and
Veterans’ Memorial Park.
Disclaimer
The ideas and drawings contained within this section of the
neighborhood plan are conceptual and for illustrative purposes
only and should not be considered as an amendment to the
official IUSB campus master plan or as an official plan by the City
of South Bend. The ideas, however, do illustrate urban design
principles and thoughts on how the campus could expand and
grow over time to engage the areas around campus, provide
much needed housing for our community and become a more
prominent feature on Mishawaka Avenue.
Indiana University South Bend development concept.
E
D Consider a partnership with St. Joseph County Library
to build a new facility that better addresses Mishawaka
Ave and provides a space for more interaction with
residents and students
E Pavilion
A Medium-density residential development on IUSB
owned lots
C Mixed-use buildings wrapping around existing parking
garage
B Streetscape enhancements including improved
crossings, traffic calming and IUSB branding opportunity
View shown in rendering
D
C
B
Esther StreetA
Mishawaka Avenue
20th StreetNorthside
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Campus WestCampus West
Campus EastCampus East
Concepts on
pg 40-41
39 Subsection 39 IUSB Concept Ideas
Mishawaka Avenue and 20th Street looking southwest towards Indiana University South Bend
Concept pavilion for IUSB
Campus Event Pavilion
A new event pavilion located south of the
Student Activities Center on the Mall can
provide an everyday space for campus life that
transforms into a facility for major events and
graduations. The pavilion could become a focal
point midway along the Mall as a gathering
spot for students between classes and a central
location for day-to-day programming of events.
Campus East
The east side of campus, specifically at the
corner of Mishawaka Avenue and 20th Street, can
be developed to provide a more outward focus
for the university. This could take the form of a
mixed-use building wrapping the existing parking
structure that provides a mix of ground floor
uses that could be focused on student amenities
but also take advantage of the popularity of
Potawatomi Park and Zoo. These potential
buildings, in conjunction with improvements
to the park, the River Park Library and the 20th
Street path would make this an important focal
point along Mishawaka Avenue and promote
IUSB.
Veterans’ Memorial Park softball diamond Potawatomi baseball diamond
South Bend Parks & IUSB Partnership
Explore a partnership with the city to better
utilize the baseball field at Potawatomi Park and
the softball field at Veterans’ Memorial Park for
IUSB sporting events. Currently IUSB must travel
outside of South Bend for home baseball games.
A partnership between the city and university
could help secure funding to upgrade both
facilities. Additionally, these upgrades could also
support large events like graduation for IUSB.Twyckenham DriveTwyckenham DriveMishawaka AveMishawaka Ave
Northside Boulev
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Northside Boulev
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River Park Neighborhood Plan40
Concept A
• 3-4 story mixed-use with ground floor
commercial, retail or university uses
fronting Esther and Ruskin streets.
• Higher density multifamily apartments and
townhomes with some single family.
• Public Plaza on Ruskin Street.
• Parking garage structure to serve new
development.
Concept B
• 2-3 story mixed-use with ground floor
commercial, retail or university uses fronting
Esther and Ruskin streets.
• Public Plaza on Ruskin Street.
• Residential includes lofts, town homes,
apartments, stacked flats, and single-family.
• Parking provided on surface lots to the rear
of buildings.
Mishawaka Avenue
Hildreth St Hildreth StS Esther StS Esther StBellevue AveBellevue AveRuskin St Ruskin St
Mishawaka Avenue
Indiana University South Bend
Campus West
The western edge of campus between Bellevue Avenue and Esther Street is currently used
for student commuter parking but also includes a scattering of single-family houses. While
parking is currently a necessary asset for IUSB these two blocks could evolve over time with new
developments that can address future needs of the university and provide a transition from the
formal campus to the existing neighborhood. As universities address the challenges of changing
demographics, campuses like IUSB will need to consider ways to look beyond their traditional
educational role to potentially play a broader role within the South Bend community. The campus
west area offers space to consider a variety of development concepts. The ideas presented here are
concepts only and do not represent development plans, but they do articulate a variety of ideas and
urban design principles that future development should consider.
Key Urban Design Principles include:
• Consider a broad mix of land uses to address both IUSB and community needs.
• Lining streets with buildings with parking in the rear accessed by alleys or common drives.
• Incorporation of open space on Ruskin Street to extend the green areas from campus into the
neighborhood.
Single Family Multi Family
Mixed Use Commercial and
Residential
Mixed Use Institutional and
Residential Commercial
Concept C
• Seek a greater IUSB commercial presence
on Mishawaka Avenue.
• Potential for new academic buildings on
Ruskin and Esther Streets fronting a new
public park.
• Public Park on Ruskin Street.
• Residential includes lofts, townhomes, and
single-family homes.
Concept D
• No commercial or educational uses.
• Public Park on Ruskin Street.
• Develop existing commuter parking lots
and IUSB property with residential units.
• Residential includes a combination of
apartments, duplexes, townhomes, and
single family.
Concept E
• No commercial or educational uses.
• Small Public Park on Ruskin Street
• Commuter Parking preserved on southern
block.
• New development focuses on northern
block and Hildreth Street.
• Residential includes a combination of
apartments, duplexes, townhomes, and
single family.
Concept F
• No commercial or educational uses.
• No new open space.
• Commuter Parking preserved on southern
block with no additional development of
IUSB property.
• New development on the northern block.
• Residential includes a combination of
apartments, duplexes, townhomes, and
single family.
Hildreth St Hildreth St Hildreth St Hildreth StS Esther StS Esther StS Esther StS Esther StBellevue AveBellevue AveBellevue AveBellevue AveRuskin St Ruskin St Ruskin St Ruskin St
Mishawaka Avenue Mishawaka Avenue Mishawaka Avenue Mishawaka Avenue
41 IUSB Concept Ideas
River Park Neighborhood Plan42 River Park Neighborhood Plan42
View shown in rendering
Lincoln Way East Area
Medium-density housing in 2- to 4-story apartment buildings
or other uses serving IUSB can fill vacant land between the St.
Joseph River and Lincoln Way East. Acquire the property at the
corner of Twyckenham Drive to extend the riverside park and
trail to the Twyckenham bridge. This will help establish a walking
and cycling loop connecting IUSB properties on both sides of
the river.
B
B
A
A
Enhanced riverfront access
Medium-density residential
C
C
New trail connection and park extension
Lincoln Way East site concept.Twyckenham DriveLincol
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43 Subsection 43 IUSB Concept Ideas
Lincoln Way East residential infill looking northwest across the river to Veterans’ Memorial Park.
River Park Neighborhood Plan44
Housing Strategies
A range of housing strategies will help ensure the River Park Neighborhood is a successful, diverse, mixed-income area.
During the planning process,
participants were asked a series of
questions about the planning area. Of
those that responded...
stated that the need for repair of
existing homes was an issue in the
neighborhood66%49%stated that absentee landlords or
poor quality rental housing were an
issue in the neighborhood 49%stated the need for more
homeownership was an issue
in the neighborhood
Rehabilitated house on 31st Street.
House in need of repair and landscape maintenance.
The City of South Bend has several programs
to assist first time homebuyers and current
homeowners:
• Certified First Time Home Buyer Education 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.
Home Ownership
Providing a mix of housing types and price points
can mean that housing is available for people
of all means. One way to support this mix is
through “missing middle” housing. Missing middle
housing is a range of house-scale buildings with
multiple units — compatible in scale and form
with detached single-family houses — located in
a walkable neighborhood. This housing is called
“missing” because zoning regulations made it
difficult or impossible to build over the last half-
century and “middle” because it sits in the middle
of a spectrum between detached single-family
houses and mid-rise to high-rise apartment
buildings, in terms of form, scale, number of units,
and often, affordability.
Often seen in South Bend in the form of
duplexes, townhouses, and small apartment
buildings, missing middle housing was part of the
historic development pattern of the River Park
Neighborhood. Many of these types can still offer
opportunities for ownership and for the amenities
that can be found in detached houses or in large
apartment buildings. The South Bend Zoning
Ordinance has been reformed to promote missing
middle housing, but changes to the zoning map
for the neighborhood can further encourage these
units.
Missing Middle Housing
While the River Park Neighborhood has
avoided the abandonment of housing that
has led to demolitions and vacant lots in other
areas of the city, there are market challenges
to the renewal of existing houses and barriers
to new construction. For parts of the River Park
Neighborhood, the cost of new construction
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.
The age of housing can also be a factor when
older housing has not been renovated to meet
current market expectations or is too large for
current household sizes.
For these reasons allowing the neighborhood
to evolve and permit slightly higher densities of
“missing middle” housing could help bridge the
financial gaps by providing more economical
units that meet current housing needs, price
points and demographics. Other ways the city
has worked to reduce housing costs include:
free pre-approved building plans for residential
structures and grants to replace sewer and
water laterals for infill development.
Market Challenges
Housing repair assistance can allow neighborhood
residents to stay in their homes as they age.
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.
Housing Repair and Quality
Rehabilitated house on 31st Street.
House in need of repair and landscape maintenance.
45 Sustainability Principles
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 River Park
Neighborhood Plan 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 storm water 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
storm water 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.
Green Infrastructure
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.
Built Environment
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
important.
• 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.
Transportation
River Park Neighborhood Plan46
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
St. Joseph RiverSt. Joseph River
Mishawaka AvenueMishawaka Avenue
Pleasant StreetPleasant Street
Hastings StreetHastings Street
Wall StreetWall Street
Nort
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Ironwood DriveIronwood DriveLincoln Wa
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3
3
Lincoln Wa
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9
3
3
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 over the Northside Trail.
47 Greening the Neighborhood
How does this plan support it?
Why is it important?
Potential Canopy: Additional Street Trees
Map showing existing tree canopy.
Existing Tree Canopy
Existing Street Tree
Building Footprint
Proposed Street Tree
St. Joseph RiverSt. Joseph River
Mishawaka AvenueMishawaka Avenue
Pleasant StreetPleasant Street
Hastings StreetHastings Street
Wall StreetWall Street
Nort
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d Twyckenham DriveTwyckenham DriveLouise StreetLouise StreetGreenlawn AvenueGreenlawn AvenueLogan StreetLogan StreetRailroad TracksRailroad Tracks
Ironwood DriveIronwood DriveLincoln Wa
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/
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3
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Lincoln Wa
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3
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The River Park Neighborhood has a current tree canopy of 17%.
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 3,250
native species, raising the tree canopy to 26% 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.
9.8 Million9.8 Million
Gallons Stormwater
Runoff Prevented
$310,504
Energy Savings 5,302,544
Pounds Sequestered
Planting additional trees results in carbon sequestered, water runoff saved, and
energy costs reduced. Calculated on design.itreetools.org based on 30-year time
frame.
River Park Neighborhood Plan48
Preserve Historic Character
Neighborhood boundary
Preserve Historic Character Key
Proposed River Park
National Historic District
Map showing designated historic sites and districts.
Locally designated historic structures /
sites
St. Joseph River
Mishawaka Avenue
Pleasant Street
Hastings Street
Wall Street
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dTwyckenham DriveLouise StreetGreenlawn AvenueLogan StreetRailroad Tracks
Ironwood DriveLincoln
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Byers HouseByers House
Firehouse #9Firehouse #9
Colonial Gardens Commercial Historic District
49 Neighborhood Plan
National Register historic districts are established to
preserve buildings, structures, and sites of historical,
architectural, engineering, and cultural significance. A
National Register district designation provides the ability
to use rehabilitation tax credits and protects the area from
federally funded projects that may negatively impact its
historic fabric. The River Park Neighborhood Plan area
has one National Register district, the Colonial Gardens
Commercial Historic District. The plan area also includes
the River Park Historic District area, a proposed National
Register Historic District.
Local historic districts are established to preserve buildings,
structures, and sites of historical, architectural, engineering,
and cultural significance in South Bend. Currently there
are no local historic districts in the planning area. Two
structures within the planning area are designated local
landmarks.
Firehouse #9 on Mishawaka Avenue
Colonial Gardens’ historic commercial structure.
Local Historic District
National Register District
Church on 32nd Street
Twyckenham Bridge rated as outstanding historic or architectural significance.
River Park Neighborhood Plan50
51 Streets & Transportation
Streets & Transportation
Streetscape & Traffic Calming • Bike Infrastructure
River Park Neighborhood Plan52
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 River 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
River 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.
2 out of 3During the planning process, participants
were asked a series of questions about streets,
bicycle infrastructure, and other infrastructure
topics. Of those that responded...
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. The following streets
were identified as priority areas for traffic
calming due to excessive speeding.
Twyckenham Drive
Clover Street
Wall Street (between Greenlawn Avenue and
Twyckenham Drive)
Greenlawn Avenue
20th Street
Ironwood Drive
26th Street
30th Street
35th Street
Northside Boulevard
Pleasant Street
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;
• include traffic calming element, and
• update water and sewer utilities
Mishawaka Avenue
Wall Street
Northside Boulevard
Intersection improvements are projects to
enhance safety, often by reducing excessive
pavement widths and enhancing pedestrian
crossings.
Priority Areas
Intersection Improvements
Wall Street - Twyckenham Drive
Wall Street - Greenlawn Avenue
Wall Street - Ironwood Drive
Mishawaka Avenue - Twyckenham Drive
Mishawaka Avenue - 20th street
Mishawaka Avenue - Ironwood Drive
Mishawaka Avenue - 26th Street
Mishawaka Avenue - 30th Street
Northside Boulevard - Emerson Avenue
Northside Boulevard - Veterans’ Memorial Park
Northside Boulevard - IUSB Campus Crossing
Pleasant Street - 20th Street
Pleasant Street - Ironwood Drive
Northside Boulevard - Logan Street
stated they walk in the
neighborhood78%stated slower traffic would
encourage them to walk more54%
51Streets & Transportation
Map showing infrastructure improvement priorities.
Streets Map Key
Streetscape Improvements
Traffic Calming
Intersection Improvements
St. Joseph River
Mishawaka Avenue
Pleasant Street
Hastings Street
Wall Street
Nort
h
s
i
d
e
B
o
u
l
e
v
a
r
dTwyckenham DriveLouise StreetGreenlawn AvenueLogan StreetRailroad Tracks
Ironwood DriveLincoln
W
a
y
/
I
N
9
3
3 20th StreetEmerson Avenue30th Street26th StreetWall Street
Example of neighborhood traffic calming idea
for Wall Street.
Source: https://virginiadot.org/business/resources/LocDes/
Presentations_L_n_D/An_Urban_Approach.pdf
Clover Street35th Street
River Park Neighborhood Plan54
Bike Infrastructure
Following is a list of bicycle-related projects proposed for the River Park Neighborhood.
Route
During the planning process, participants
were asked a series of questions about bicycle
infrastructure. Of those that responded...
Protected Bike Lane
Facility separated from motor vehicle traffic by a curb,
planter, or other physical barriers for the exclusive use of
people on bicycles
Route Extent
Mishawaka Avenue Louise Street - 20th Street
Twyckenham Drive Wall Street - Mishawaka Avenue
Bike Lane
Designated lane for bicyclists
within the street normally
marked with a painted line and
cyclist symbol.
None
Shared On-Street
On-Street facility shared by both vehicles and
bicycles without designated space for each.
RouteRoute
Shared Use Path
Off-street facility shared by people on foot and bicycles
Lincoln Way East Twyckenham Drive - Titan Drive
20th Street Northside Drive - Wall Street
Wall Street Greenlawn Avenue - Ironwood Drive
Ironwood Drive Jefferson Boulevard - St. Joseph River
Pleasant Street 26th Street - 28th Street
Extent
stated slower traffic would
encourage them to bike more44%stated designated bicycle infrastructure
would encourage them to bike more58%
Mishawaka Avenue Louise Street - 20th
Street
Twyckenham Drive Wall Street -
Northside Boulevard
55 Streets & Transportation
Map showing bicycle infrastructure improvements.
Streets Map Key
Shared Use Path (Trail)
Protected Bike Lane
Bike Lane
Shared On-StreetExisting
Shared Use Path (Trail)
Protected Bike Lane
Bike Lane
Shared On-StreetProposedSt. Joseph River
Mishawaka Avenue
Pleasant Street
Hastings Street
Wall Street
Nort
h
s
i
d
e
B
o
u
l
e
v
a
r
dTwyckenham DriveLouise StreetGreenlawn AvenueLogan StreetRailroad Tracks
Ironwood DriveIronwood DriveLincoln
W
a
y
/
I
N
9
3
3 30th Street20th Street
River Park Neighborhood Plan56
57 Built Form & Zoning
Built Form & Zoning
Zoning Districts • Zoning Map • Building Types
River Park Neighborhood Plan58
Built Form & Zoning
The S1 Suburban Neighborhood 1 District
primarily supports single-unit residential
development on larger lots with deep
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, inviting frontages,
such as porches and stoops, and are typically
ally loaded for vehicles.
The S2 District supports a full range of housing
types placed on large lots with deep setbacks.
Overview
The built form of the River Park Neighborhood 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
the River Park Neighborhood should be zoned following adoption of this
plan. Over time, property within the neighborhood should be allowed to
upzone 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 River Park Neighborhood’s pedestrian-oriented, urban environment.
Demolition of housing for parking lots or other automobile-focused
development is discouraged. Vehicle access, parking, and garages
should be from alleys when present. Vacating of alleys is discouraged
as it hinders the redevelopment of vacant lots. New commercial
development should occur according to the standards of the NC
Neighborhood Center District. Drive-throughs are discouraged, and if
they are present, they should be designed not to be visible from the
street.
As properties are developed or reused, nonconforming conditions should
be brought into conformance with the proposed zoning district shown,
including landscaping, parking, lighting, building standards, and signage
including billboards.
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, lifestyle needs and address current demographic
trends.
The South Bend zoning map divides the city into twelve zoning districts.
Seven of these districts are proposed for the River Park Neighborhood:
U1, U2, U3, UF, NC, OS, U, and I.
Where It Is Appropriate
Due to its suburban nature, the S1 District
is not appropriate in the River Park
Neighborhood.
Due to its suburban nature, the S2 District
is not appropriate in the River Park
Neighborhood.
The U1 District is well suited for most of
the River Park Neighborhood. This plan
would support special exceptions for newly
constructed duplexes. U1 properties within
the designated area on the future zoning
map should be allowed to transition to U2 as
demand warrants.
Intent
Standard DistrictsZONING DISTRICT OVERVIEWMORE 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 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 OVERVIEWMORE 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 OVERVIEWMORE 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
Suburban Neighborhood 1S1 Suburban Neighborhood 2S2 Urban Neighborhood 1U1
59 Built Form & Zoning
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. 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, inviting frontages, such
as porches and stoops and are typically ally
loaded for vehicles.
The DT District would not be appropriate
in the River Park Neighborhood.
The plan would support rezoning properties
within the U1 District to the U2 District for
sensitively designed buildings of up to
four units built at a scale compatible with
surrounding residential properties.
Areas concentrated around IUSB, Nuner Field,
the river, Mishawaka Avenue, Ironwood Drive,
and other scattered sites are appropriate for
U2.
The U3 District is proposed for portions of
Northside Boulevard, Mishawaka Avenue, and
other areas near IUSB. Additional properties
along intersections, major streets, or the St.
Joseph River may be appropriate for the U3
District if limited to 6 units and 2.5 stories.
The UF District is appropriate for scattered
locations, especially along Mishawaka Avenue,
Ironwood Drive, and Northside Boulevard, to
support small-scale services and retail.
Areas along Mishawaka Avenue, Lincoln Way
East and Ironwood Drive are appropriate for
the NC District.
Standard DistrictsZONING DISTRICT OVERVIEWMORE 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 OVERVIEWMORE 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 OVERVIEWMORE 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 OVERVIEWMORE 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 OVERVIEWMORE 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
Urban Neighborhood 2U2 Urban Neighborhood 3U3 Urban Neighborhood FlexUF Neighborhood CenterNC DowntownDT
River Park Neighborhood Plan60
Intent
The C Commercial District supports medium-
to high-intensity commercial uses that are
auto-oriented and generally 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 District is not generally appropriate in the
neighborhood. Existing commercial properties
are allowed to remain but should be phased
out over time with redevelopment.
The OS District is appropriate for Potawatomi
Park, Veterans’ Memorial Park, and any new or
expanded public parks in the neighborhood
such as proposed Nuner Field Park.
The U District includes areas owned by Indiana
University South Bend. It should be noted that
property owned by the Trustees of Indiana
University are not subject to the South Bend
Zoning Ordinance. State owned properties are
exempt from local control.
The I District is not recommended for this
neighborhood. Over time, existing industrial
properties could be adapted to more sensitive
land uses. If not changed to other districts over
time, any further development in the I District
should be sensitive to surrounding land uses.
The HP Overlay District is established to
preserve buildings, other structures, and
sites of historical, architectural, engineering,
and cultural significance in South Bend.
The planning area has no local Historic
Districts but has two local landmarks.
Existing designated local landmarks
should be maintained. Other properties
may be added to the HP Overlay District as
warranted by designation criteria.
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 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
Open SpaceOS UniversityU CommercialC IndustrialI Historic PreservationHP
61 Built Form & Zoning
Future land use map for River Park Neighborhood area.
U1: Urban Neighborhood 1
U2: Urban Neighborhood 2
U3: Urban Neighborhood 3
UF: Urban Flex
NC: Neighborhood Center
OS: Open Space
Zoning Districts
U: University
St. Josep
h
R
i
v
e
r
Mishawaka Avenue
Pleasant Street
Hastings Street
Wall Street
Nor
t
h
s
i
d
e
B
o
u
l
e
v
a
r
d Twyckenham DriveLouise StreetGreenlawn AvenueIronwood DriveIronwood DriveLincoln
W
a
y
/
I
N
9
3
3 Logan StreetNort
h
s
i
d
e
B
o
u
l
e
v
a
r
d
St.
J
o
s
e
p
h
R
i
v
e
r
I: Industrial
Vine Street
Emerson AvenueClover StreetOakland StreetEsther Street20th Street25th Street28th Street30th Street32nd Street34th Street28th Street24th StreetFuture Land Use Map
River Park Neighborhood Plan62
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
63 Built Form & Zoning
Townhouse Apartment House Stacked Flats Shop Mid-Rise / Tower
U3 NC DTS2S2S2U2U2U3U3UFUFUFUFNCNCNCDTDTDTDT
River Park Neighborhood Plan64
65 Implementation Plan
Implementation Plan
Infrastructure • Parks • Housing • Underutilized Properties • Sense of Community
River Park Neighborhood Plan66
1.1 Mishawaka Avenue: Complete streetscape improvements including upgraded bike
infrastructure and improved intersections and pedestrian crossings.
1.2 Wall Street: Complete limited streetscape improvements, improved intersections, and
pedestrian crossings, especially within and near Potawatomi Park.
1.3 20th Street: Complete streetscape improvements including a shared-use path and
improved intersections and pedestrian crossings at Northside Boulevard and Mishawaka
Avenue.
1.4 Northside Boulevard - Pleasant Street: Explore traffic calming measures and an
improved shared-use path along 26th Street and the river to Logan Street.
1.5 Logan Street Trail Crossing: Improve trail crossing and create a formal entrance into
South Bend from Mishawaka.City of Mishawaka
1.6 Traffic Calming: Complete high priority traffic calming on neighborhood streets.
1.7 Trees: Plant trees where possible, especially in the city right-of-way, to increase the
urban tree canopy.City Forester and Office of Sustainability
1.8 Promote Curb and Sidewalk Program: Promote existing curb & sidewalk replacement
program to assist with costs.
River Park Neighborhood Association,
Residents, Property Owners
Implementation Plan
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 City Partner Potential PartnersLead Responsibility
1-5 Years 5-10 Years 10+ Years
Timeline
2.1 Potawatomi Park: Improve park amenities to accommodate a broad range of park users
based on Potawatomi Park Master Plan.
2.2 Conservatories: Explore improvements and expansion of amenities at the
Conservatories.
Conservatories Operator,
Potawatomi Zoological Society
2.3 Potawatomi Zoo: Continue to facilitate improvements and efficient operations of zoo.Conservatories Operator,
Potawatomi Zoological Society
2.4 Park Circulation: Address circulation and parking concerns within and adjacent to
Potawatomi Park.
3.1 Northside Trail: Provide better pedestrian and bicycle connections within River Park
Neighborhood.
3.2 Veterans’ Memorial Park: Explore improvements to park amenities.Indiana University South Bend
3.3 Nuner Field: Establish a city owned neighborhood park complemented by residential
development. South Bend Community School Corporation
3.4 Public Pool: Continue to partner with Adams High school to offer open swim and swim
classes to the public.South Bend Community School Corporation
67 Implementation Plan
Strategy 3: Improve other park spaces and access.
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
Strategy 2: Improve Potawatomi Park amenities and access.
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
4.1 Problem Properties: Utilize the cities neighborhood services and code enforcement
team to address problem properties Residents, Property Owners
4.2 Industrial Buildings: As they become available, reuse or redevelop industrial properties
near the St. Joseph River for residential or mixed-use development.Developers, Property Owners
4.3 Underutilized Storefronts: Work with property owners to better utilize existing
storefronts along Mishawaka Avenue.Business Owners, Property Owners
4.4 IUSB Parking Lots: Support residential and commercial development on underutilized
parking lots, as needed in partnership with IUSB.Indiana University South Bend
5.1 Zoning: Update the zoning map for the plan area.River Park Neighborhood Association
5.2 Historic District: Explore listing potential River Park Historic District on the National
Register of Historic Places to allow for the use of federal tax credit incentives.Indiana Landmarks, Residents
5.3 Home Repair: Promote the cities home repair program and work with neighborhood
services and code enforcement to address neglected properties. Nonprofit Organizations, Property Owners
5.4 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.
Nonprofit Organizations, Financial Institutions
5.5 Home Ownership: Explore mechanisms that can promote homeownership..Nonprofit Organizations
River Park Neighborhood Plan68
Strategy 4: Address underutilized and problem properties in the neighborhood.
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
Strategy 5: Develop and preserve housing in the neighborhood.
Action City Partner Potential PartnersLead Responsibility
1-5 Years 5-10 Years 10+ Years
Timeline
6.1 Capacity Building: Build neighborhood association capacity through engagement of all
neighborhood residents.
River Park Neighborhood Association and Office
of Engagement and Economic Empowerment
6.2 Neighborhood Events: Hold neighborhood events which celebrate the neighborhood.River Park Neighborhood Association
6.3 Communication: Develop and maintain communication with neighbors including
residents of rental housing.River Park Neighborhood Association
6.4 Main Street: Create a Main Street Organization or similar model to help facilitate growth
and promotion of Mishawaka Avenue as a main street business corridor.River Park Business Association
69 Implementation Plan
Strategy 6: Develop sense of community through neighborhood engagement.
Action 1-5 Years 5-10 Years 10+ Years
Timeline
City Partner Potential PartnersLead Responsibility
SOUTH BEND PLAN COMMISSION Page 1 of 4
Staff Report – PC#0344-26 September 21, 2026
Property Information
Subdivision Name: Patton's Campeau Minor Subdivision
Subdivision Location: 1413 E. Campeau St., 1421 E. Campeau St. (2 parcels), and 1423 E. Campeau
Variance Location: 1423 CAMPEAU ST
Owner: RICKERVILLE LLC
Requested Action – Combined Hearing for a Minor Subdivision with a Variance
Variance(s): From Section 21-03.03(d) to allow a lot width of 29.94' from the required 30' for Lot 6.
Project Summary
The total area of the subdivision is .66 acres and will consist of 6 building lots.
The petitioner intends to subdivide four vacant lots into six.
Location Map
Recommendation Staff Recommendation: Subject to the granting of the lot width variance, the Staff has reviewed this subdivision and finds it complies with the requirements for approval as specified by the South
Bend Subdivision Control Ordinance. The staff therefore recommends that this subdivision be granted approval.
Staff Report -PC#0344-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 2 of 4
Proposed Site Plan
Staff Report -PC#0344-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 3 of 4
Subdivsion Project Details
Environmental Data: A check of the Agency's maps indicates that no environmental hazard
areas or wetlands are present.
Drainage: A drainage plan will be needed depending on how/if the lots are
redeveloped.
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: Engineering – Access for all properties shall come from the alley. Curbs
and sidewalks will need to be replaced adjacent to each property. The
alley will need to be cleared and graded.
Variance(s)
The petitioner is seeking the following variance(s):
From Section 21-03.03(d) to allow a lot width of 29.94' from the required 30' for Lot 6.
State statutes and the Zoning Ordinance require that certain standards must be met before a
variance can be approved. The standards and their justifications are as follows:
(1) The approval will not be injurious to the public health, safety, morals and general
welfare of the community.
The approval will not be injurious to the public health, safety, morals, and general welfare of the
community. The width of the lot will only be 0.06 ft, or 0.72 in, below the minimum required lot
width in U1, meaning that the difference between the size of this lot and the five 30' lots in the
subdivision will be imperceptible.
(2) The use and value of the area adjacent to the property included in the variance will not
be affected in a substantially adverse manner.
The use and value of the area adjacent to the property included in the variance will not be
affected in a substantially adverse manner. If the variance is granted, the size of this lot, while
marginally smaller than what is allowed in U1, will still allow for development that is typical of the
district. Therefore, the impact on adjacent properties will not be increased as a result of granting
the variance.
(3) The strict application of the terms of this Chapter would result in practical difficulties
in the use of the property.
The strict application of the terms of this chapter would result in practical difficulties in the use of
the property. The total recorded frontage of the six lots included in this subdivision is 180',
meaning that they should theoretically be wide enough for six 30' wide, zoning compliant lots.
However, the total measured frontage from the petitioner's recent survey of these properties is
179.94', leading to this one lot being only 29.94' in width. This difference in recorded versus
measured width is most likely due to greater precision of current surveying equipment compared
to what was available at the time of the original subdivision, and user error on the part of the
original surveyor when placing the lot's boundary pins. Therefore, it makes sense to grant this
variance, allowing the petitioner to create an additional lot and provide additional housing, when
the intention of the original subdivision was to allow all 30' wide lots, and the difference is
essentially a rounding error that will be negligible in the grand scheme of this larger
development.
Site & Context
Staff Report -PC#0344-26 9/21/2026
SOUTH BEND PLAN COMMISSION Page 4 of 4
(4) The variance granted is the minimum necessary.
The variance granted is the minimum necessary. The proposed width of the lot is narrower than
the U1 minimum by less an inch, meaning that the difference in size between this lot and the
other five complaint lots in the subdivision -- all of which will be 30' wide -- will be imperceptible.
(5) The variance granted does not correct a hardship caused by a former or current owner
of the property.
The variance granted does not correct a hardship caused by the current owner of the property.
The difference in recorded versus measured width is most likely due to greater precision of
current surveying equipment compared to what was available at the time of the original
subdivision, and user error on the part of the original surveyor when placing the lot's boundary
pins.
Commitments: No commitments are proposed.
Analysis: The lot in question will be less than one inch below the minimum required lot width in U1,
which is likely due to human error involved in the placement of the lot's boundary pins, as well as
greater precision of current surveying equipment compared to what was available when the lots
were created decades ago. The difference in width will be imperceptible from the street and still
allow for essentially the same intensity of development as on the other five compliant lots.
Recommendation: Subject to the granting of the lot width variance, the Staff has reviewed this
subdivision and finds it complies with the requirements for approval as specified by the South
Bend Subdivision Control Ordinance. The staff therefore recommends that this subdivision be
granted approval.
Analysis & Recommendation
SOUTH BEND PLAN COMMISSION Page 1 of 3
Staff Report – PC#0345-26 September 21, 2026
Property Information
Subdivision Name: Beck's Iroquois Street Minor Subdivision
Location: 1130 IROQUOIS ST
Requested Action
The total area of the subdivision is .26 acres and will consist of 2 building lots.
Location Map
SOUTH BEND PLAN COMMISSION Page 2 of 3
Staff Report – PC#0345-26 September 21, 2026
Proposed Plat
Recommendation Staff Recommendation: The staff has reviewed this subdivision and finds it complies with the requirements for approval as specified by the South Bend Subdivision Control Ordinance. The staff therefore recommends that this subdivision be granted approval.
SOUTH BEND PLAN COMMISSION Page 3 of 3
Staff Report – PC#0345-26 September 21, 2026
Project Details
Environmental Data: A check of the Agency's maps indicates that no environmental
hazard areas or wetlands are present.
Drainage: A drainage plan will be needed depending on how/if the lots are
redeveloped.
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: Engineering – All drive approaches need to be at least 50 ft
from the intersection. Sidewalks will be required along all
frontages, including curb ramps at the corners.
Recommendation
Staff Recommendation: The staff has reviewed this subdivision and finds it complies with
the requirements for approval as specified by the South Bend Subdivision Control
Ordinance. The staff therefore recommends that this subdivision be granted approval.