Home » Departments and Divisions » Community Investment » Planning & Community Resources Planning & Community Resources The Planning and Community Resources Team engages the public and convenes groups with diverse opinions to develop and implement strategies for neighborhoods, commercial areas, and underutilized land in the city. The team creates short and long term plans and policies that promote distinct character and a sense of place for the community. The team also conducts research and analysis of local, regional and national planning issues and advises other City departments and partner agencies on land use and zoning topics. Plans & Studies TIF Realignment Zoning Miami Hills Initiative Our Services Business Licensing Business Licensing Who is eligible for a business license?When is a business license granted?What is the cost of a business… City Owned Properties City Owned Properties Who Owns the Property? Search HereVacant Lots: City-OwnedHow am I able to buy an abandoned property or… Eviction Defense Program Eviction Defense Program What is the service?How much does it cost?Who is eligible to participate?When is the program available?How do… Tax Abatement Tax Abatement EligibilityImportant NoteFor Further Information on Tax Abatements The City of South Bend offers a Tax Abatement Program designed… South Bend Revolving Loan Fund South Bend Revolving Loan Fund What is Industrial Revolving Loan?Where is the Industrial Revolving Loan provided?Who is EligibleHow do I… The Planning & Community Resources team includes the Historic Preservation Commission. Neighborhood Corridors Matching Grant Program In partnership with the City of South Bend, the Urban Enterprise Association is offering a Neighborhood Corridors Matching Grant Program that provides up to a 50% reimbursement for qualifying exterior improvements to commercial, mixed use, and industrial buildings located on Lincolnway West, Linden Avenue, Miami Street, Michigan Street, Mishawaka Avenue, Portage Avenue, and Western Avenue. Detailed information may be found below: Neighborhood Corridors Matching Grant 2022 Program Guidelines Neighborhood Corridors Matching Grant 2022 Pre-Application West Side Main Streets Lincolnway West and Western Avenue The City of South Bend has begun implementation of the recently completed West Side Main Streets Plan. The West Side Main Streets Plan, adopted by the Area Plan Commission and Common Council in late 2014, is a market-based strategic revitalization plan for Lincolnway West and Western Avenue. The plan serves as a guide to business and property owners, residents, developers, the City, and others in making investment, land use, and design decisions along these two corridors. PLAN IMPLEMENTATION / PROJECT UPDATES Western Avenue (Falcon-Dundee) Streetscape Plan Western Avenue (Falcon-Dundee) Streetscape Improvements Fact Sheet Lincolnway West-Charles Martin Sr. Drive Streetscape Plan Lincolnway West-Charles Martin Sr. Drive Streetscape Improvements Fact Sheet PLAN DOCUMENTS The West Side Main Streets Plan, which includes a land use plan, streetscape plan, and implementation plan, may be found below: West Side Main Streets Plan Depending on browser settings, plan images may not be visible when viewed in Google Chrome. Try using Internet Explorer or another browser. West Side Main Streets Design Guidelines Southeast Neighborhood Master Plan The Southeast Neighborhood Master Plan was developed in order to identify long-term physical improvements, while being mindful of the need to identify short-term opportunities. The Southeast Neighborhood is located near downtown South Bend and is bounded by Sample St. to the north, Miami St. to the east, Ewing Ave. to the south, and Michigan St. to the west. PLAN IMPLEMENTATION/PROJECT UPDATES Fellows Street Improvements Fact Sheet Fellows Street Improvements Plans PLAN DOCUMENTS The Southeast Neighborhood Master Plan, which includes a land use plan and implementation plan, may be found below: The SE Neighborhood Master Plan SE Neighborhood Master Plan Fact Sheet PLAN IMPLEMENTATION PARTNERS Southeast Organized Area Residents, Inc. (SOAR) 466 Works Community Development Corporation Bowman Creek Educational Ecosystem (BCe2) Portage & Elwood Neighborhood Center Vision Conceptual Framework Portage Avenue & Elwood Avenue Neighborhood Center Vision framework is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use and design decisions. The Neighborhood Center is bounded by Portage Avenue to the east, Elwood Avenue to the north, Wilber Street to the west, and Vassar Avenue & the former railroad tracks to the south. Public Design Charrette The City of South Bend has hired consultant Opticos Design, Inc. to lead a design charrette to develop a market-based conceptual framework for the Portage & Elwood neighborhood center. Neighbors and community members were invited to attend a public meeting with City staff and Opticos Design, Inc. to share their thoughts and help create a vision for the area. View the workshop presentation here or watch the video. Design Charrette – SBC_OpeningPresentation_050618 Neighbors and community members were invited to share their ideas for the future vision of the Portage & Elwood Neighborhood Center during a four-day workshop. There were multiple chances for the public to be involved and share their thoughts, including going to the many different sessions held over the four days: Opening Presentation – formal presentation setting the stage for the workshop Open Studio Hours – informal time to stop in and tell the design team ideas Public Open House – informal review of in-progress drawings Brown Bag Lunch Talk – discussion about the economics of the neighborhood center Closing Presentation – formal presentation sharing the results of the workshop View the Opening Presentation or PowerPoint Presentation. Watch the Brown Bag Lunch Discussion. View the Closing Presentation or Final PowerPoint Presentation. See the four-day workshop in action in a time lapse video. PLAN DOCUMENT View the Portage & Elwood Neighborhood Center Vision – Final, which includes a vision for the area and next steps. Near Northwest Neighborhood Plan Neighborhood Plan A neighborhood plan’s goal is to create attractive, convenient, efficient, equitable, and healthy places for present and future generations. It aims to ensure a neighborhoods needs are met, and new development is accommodated while the positive aspects and character of the neighborhood are maintained. A neighborhood plan looks at the overall area and uses the community’s vision as a basis to provide a broad framework which identifies principles and concepts for future development and improvements. The framework is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use, and design decisions. Near Northwest Neighborhood Plan Final (Strategic Plan); Near Northwest Neighborhood Plan Final (Appendices) (2019) Public Design Charrette The City, with consultants Opticos Design, Inc. and Incremental Development Alliance, will lead a series of community workshops to develop a neighborhood plan for the Near Northwest Neighborhood. Neighbors and community members were invited to attend a presentation and workshop to learn about the process and provide input that will help create a shared vision for the neighborhood. View the workshop here: NNN Plan Presentation 2019.02.06 Neighbors and community members were invited to share their ideas for the future vision of the Near Northwest Neighborhood Plan during a four-day workshop. There were multiple chances for the public to be involved and share their thoughts, including attending one or more of the many sessions held: Opening Presentation – setting the stage for the workshop Open Studio – stop in and tell the design team your ideas Walking Tour – walk through a portion of the neighborhood and discuss the future Midpoint Open House – informal review of in-progress drawings Brown Bag Lunch Talk – discuss the economics of neighborhood development Workshop Wrap-Up Presentation – come see the results of the four-day workshop View the opening presentation here. View a summary of the four-day workshop here. Neighbors and community members were invited to attend the Near Northwest Neighborhood Plan final presentation to learn more about the ideas developed through the series of public workshops and engagement opportunities. View the Final Presentation here: NNN Plan Final Presentation Annexation Overview To continually improve its competitive position on a regional and national level, the City will occasionally explore expanding through annexation. Annexation of adjacent areas allows the city to offer its services and infrastructure to a wider area, creating more opportunities for residential, commercial and industrial development. Indiana Law: Indiana law (IC 36-4-3) specifies the methods and requirements that municipalities must follow in order to pursue annexation of contiguous territory. To meet the standards set out in Indiana law, voluntary annexations may take three to six months to complete. When Services are Provided: Services of a non-capital nature will be provided within one year of the effective date of the annexation. Services of a capital nature, if applicable, will be provided within three years of the effective date of the annexation. Fiscal Plan: The city prepares a fiscal plan in preparation for an annexation. The fiscal plan contains information pertaining to the unique situations of the annexation area under consideration. Property Taxes: Property taxes will increase. When those taxes will become due is dependent upon the annexation’s effective date and the cut-off date established by the County Auditor’s office for assessment of properties for the upcoming tax year. It is possible that full city taxes may not be payable until a year or more after the effective date of the annexation. All St. Joseph County property owners pay state, county, township, school, library and airport property taxes. Those who live within municipalities also pay the municipal tax rates. Total tax rates vary depending on the township, school district, and library district that the property is in. City residents do not pay into the township fire rate funds because the City provides fire service. Property taxes represent the only tax increase related to annexation. There is no increase in income tax, vehicle tax, or any other tax. Water and Sewer: Properties connected to the City’s water and sewer system prior to annexation will see the 20% surcharge removed from their bills. In addition, trash service is provided to residents at a lower cost than provided by private haulers. Other costs may go down depending upon individual situations. Zoning: Annexed properties will be zoned SF1 Single Family and Two Family Residential. Properties that were zoned other than “R” Residential (single-family) in the County will also be zoned SF1 Single Family and Two Family Residential. The City Code provides for a zoning plan to be submitted to the City Council by the Area Plan Commission. Properties that were legally used for other than residential purposes in the county will be considered as legal, non-conforming, until the approval of a zoning plan, if any. Address Change: Addresses of annexed properties will eventually be changed to a four-digit number. The city will notify the property owner of the new number. It would be unlikely that the street name, Post Office designation or the zip code would change. Services Residents and property owners in annexed areas receive the same services as other residents and property owners within the city limits. VIEW ALL NEWS Phone 574.233.0311 Address 227 West Jefferson Blvd. Suite 1400 S South Bend, Indiana 46601 Leadership Tim Corcoran Director of Planning & Community Resources
Business Licensing Business Licensing Who is eligible for a business license?When is a business license granted?What is the cost of a business…
City Owned Properties City Owned Properties Who Owns the Property? Search HereVacant Lots: City-OwnedHow am I able to buy an abandoned property or…
Eviction Defense Program Eviction Defense Program What is the service?How much does it cost?Who is eligible to participate?When is the program available?How do…
Tax Abatement Tax Abatement EligibilityImportant NoteFor Further Information on Tax Abatements The City of South Bend offers a Tax Abatement Program designed…
South Bend Revolving Loan Fund South Bend Revolving Loan Fund What is Industrial Revolving Loan?Where is the Industrial Revolving Loan provided?Who is EligibleHow do I…
West Side Main Streets Lincolnway West and Western Avenue The City of South Bend has begun implementation of the recently completed West Side Main Streets Plan. The West Side Main Streets Plan, adopted by the Area Plan Commission and Common Council in late 2014, is a market-based strategic revitalization plan for Lincolnway West and Western Avenue. The plan serves as a guide to business and property owners, residents, developers, the City, and others in making investment, land use, and design decisions along these two corridors. PLAN IMPLEMENTATION / PROJECT UPDATES Western Avenue (Falcon-Dundee) Streetscape Plan Western Avenue (Falcon-Dundee) Streetscape Improvements Fact Sheet Lincolnway West-Charles Martin Sr. Drive Streetscape Plan Lincolnway West-Charles Martin Sr. Drive Streetscape Improvements Fact Sheet PLAN DOCUMENTS The West Side Main Streets Plan, which includes a land use plan, streetscape plan, and implementation plan, may be found below: West Side Main Streets Plan Depending on browser settings, plan images may not be visible when viewed in Google Chrome. Try using Internet Explorer or another browser. West Side Main Streets Design Guidelines Southeast Neighborhood Master Plan The Southeast Neighborhood Master Plan was developed in order to identify long-term physical improvements, while being mindful of the need to identify short-term opportunities. The Southeast Neighborhood is located near downtown South Bend and is bounded by Sample St. to the north, Miami St. to the east, Ewing Ave. to the south, and Michigan St. to the west. PLAN IMPLEMENTATION/PROJECT UPDATES Fellows Street Improvements Fact Sheet Fellows Street Improvements Plans PLAN DOCUMENTS The Southeast Neighborhood Master Plan, which includes a land use plan and implementation plan, may be found below: The SE Neighborhood Master Plan SE Neighborhood Master Plan Fact Sheet PLAN IMPLEMENTATION PARTNERS Southeast Organized Area Residents, Inc. (SOAR) 466 Works Community Development Corporation Bowman Creek Educational Ecosystem (BCe2) Portage & Elwood Neighborhood Center Vision Conceptual Framework Portage Avenue & Elwood Avenue Neighborhood Center Vision framework is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use and design decisions. The Neighborhood Center is bounded by Portage Avenue to the east, Elwood Avenue to the north, Wilber Street to the west, and Vassar Avenue & the former railroad tracks to the south. Public Design Charrette The City of South Bend has hired consultant Opticos Design, Inc. to lead a design charrette to develop a market-based conceptual framework for the Portage & Elwood neighborhood center. Neighbors and community members were invited to attend a public meeting with City staff and Opticos Design, Inc. to share their thoughts and help create a vision for the area. View the workshop presentation here or watch the video. Design Charrette – SBC_OpeningPresentation_050618 Neighbors and community members were invited to share their ideas for the future vision of the Portage & Elwood Neighborhood Center during a four-day workshop. There were multiple chances for the public to be involved and share their thoughts, including going to the many different sessions held over the four days: Opening Presentation – formal presentation setting the stage for the workshop Open Studio Hours – informal time to stop in and tell the design team ideas Public Open House – informal review of in-progress drawings Brown Bag Lunch Talk – discussion about the economics of the neighborhood center Closing Presentation – formal presentation sharing the results of the workshop View the Opening Presentation or PowerPoint Presentation. Watch the Brown Bag Lunch Discussion. View the Closing Presentation or Final PowerPoint Presentation. See the four-day workshop in action in a time lapse video. PLAN DOCUMENT View the Portage & Elwood Neighborhood Center Vision – Final, which includes a vision for the area and next steps. Near Northwest Neighborhood Plan Neighborhood Plan A neighborhood plan’s goal is to create attractive, convenient, efficient, equitable, and healthy places for present and future generations. It aims to ensure a neighborhoods needs are met, and new development is accommodated while the positive aspects and character of the neighborhood are maintained. A neighborhood plan looks at the overall area and uses the community’s vision as a basis to provide a broad framework which identifies principles and concepts for future development and improvements. The framework is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use, and design decisions. Near Northwest Neighborhood Plan Final (Strategic Plan); Near Northwest Neighborhood Plan Final (Appendices) (2019) Public Design Charrette The City, with consultants Opticos Design, Inc. and Incremental Development Alliance, will lead a series of community workshops to develop a neighborhood plan for the Near Northwest Neighborhood. Neighbors and community members were invited to attend a presentation and workshop to learn about the process and provide input that will help create a shared vision for the neighborhood. View the workshop here: NNN Plan Presentation 2019.02.06 Neighbors and community members were invited to share their ideas for the future vision of the Near Northwest Neighborhood Plan during a four-day workshop. There were multiple chances for the public to be involved and share their thoughts, including attending one or more of the many sessions held: Opening Presentation – setting the stage for the workshop Open Studio – stop in and tell the design team your ideas Walking Tour – walk through a portion of the neighborhood and discuss the future Midpoint Open House – informal review of in-progress drawings Brown Bag Lunch Talk – discuss the economics of neighborhood development Workshop Wrap-Up Presentation – come see the results of the four-day workshop View the opening presentation here. View a summary of the four-day workshop here. Neighbors and community members were invited to attend the Near Northwest Neighborhood Plan final presentation to learn more about the ideas developed through the series of public workshops and engagement opportunities. View the Final Presentation here: NNN Plan Final Presentation Annexation Overview To continually improve its competitive position on a regional and national level, the City will occasionally explore expanding through annexation. Annexation of adjacent areas allows the city to offer its services and infrastructure to a wider area, creating more opportunities for residential, commercial and industrial development. Indiana Law: Indiana law (IC 36-4-3) specifies the methods and requirements that municipalities must follow in order to pursue annexation of contiguous territory. To meet the standards set out in Indiana law, voluntary annexations may take three to six months to complete. When Services are Provided: Services of a non-capital nature will be provided within one year of the effective date of the annexation. Services of a capital nature, if applicable, will be provided within three years of the effective date of the annexation. Fiscal Plan: The city prepares a fiscal plan in preparation for an annexation. The fiscal plan contains information pertaining to the unique situations of the annexation area under consideration. Property Taxes: Property taxes will increase. When those taxes will become due is dependent upon the annexation’s effective date and the cut-off date established by the County Auditor’s office for assessment of properties for the upcoming tax year. It is possible that full city taxes may not be payable until a year or more after the effective date of the annexation. All St. Joseph County property owners pay state, county, township, school, library and airport property taxes. Those who live within municipalities also pay the municipal tax rates. Total tax rates vary depending on the township, school district, and library district that the property is in. City residents do not pay into the township fire rate funds because the City provides fire service. Property taxes represent the only tax increase related to annexation. There is no increase in income tax, vehicle tax, or any other tax. Water and Sewer: Properties connected to the City’s water and sewer system prior to annexation will see the 20% surcharge removed from their bills. In addition, trash service is provided to residents at a lower cost than provided by private haulers. Other costs may go down depending upon individual situations. Zoning: Annexed properties will be zoned SF1 Single Family and Two Family Residential. Properties that were zoned other than “R” Residential (single-family) in the County will also be zoned SF1 Single Family and Two Family Residential. The City Code provides for a zoning plan to be submitted to the City Council by the Area Plan Commission. Properties that were legally used for other than residential purposes in the county will be considered as legal, non-conforming, until the approval of a zoning plan, if any. Address Change: Addresses of annexed properties will eventually be changed to a four-digit number. The city will notify the property owner of the new number. It would be unlikely that the street name, Post Office designation or the zip code would change. Services Residents and property owners in annexed areas receive the same services as other residents and property owners within the city limits.
Lincolnway West and Western Avenue The City of South Bend has begun implementation of the recently completed West Side Main Streets Plan. The West Side Main Streets Plan, adopted by the Area Plan Commission and Common Council in late 2014, is a market-based strategic revitalization plan for Lincolnway West and Western Avenue. The plan serves as a guide to business and property owners, residents, developers, the City, and others in making investment, land use, and design decisions along these two corridors. PLAN IMPLEMENTATION / PROJECT UPDATES Western Avenue (Falcon-Dundee) Streetscape Plan Western Avenue (Falcon-Dundee) Streetscape Improvements Fact Sheet Lincolnway West-Charles Martin Sr. Drive Streetscape Plan Lincolnway West-Charles Martin Sr. Drive Streetscape Improvements Fact Sheet PLAN DOCUMENTS The West Side Main Streets Plan, which includes a land use plan, streetscape plan, and implementation plan, may be found below: West Side Main Streets Plan Depending on browser settings, plan images may not be visible when viewed in Google Chrome. Try using Internet Explorer or another browser. West Side Main Streets Design Guidelines Southeast Neighborhood Master Plan The Southeast Neighborhood Master Plan was developed in order to identify long-term physical improvements, while being mindful of the need to identify short-term opportunities. The Southeast Neighborhood is located near downtown South Bend and is bounded by Sample St. to the north, Miami St. to the east, Ewing Ave. to the south, and Michigan St. to the west. PLAN IMPLEMENTATION/PROJECT UPDATES Fellows Street Improvements Fact Sheet Fellows Street Improvements Plans PLAN DOCUMENTS The Southeast Neighborhood Master Plan, which includes a land use plan and implementation plan, may be found below: The SE Neighborhood Master Plan SE Neighborhood Master Plan Fact Sheet PLAN IMPLEMENTATION PARTNERS Southeast Organized Area Residents, Inc. (SOAR) 466 Works Community Development Corporation Bowman Creek Educational Ecosystem (BCe2) Portage & Elwood Neighborhood Center Vision Conceptual Framework Portage Avenue & Elwood Avenue Neighborhood Center Vision framework is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use and design decisions. The Neighborhood Center is bounded by Portage Avenue to the east, Elwood Avenue to the north, Wilber Street to the west, and Vassar Avenue & the former railroad tracks to the south. Public Design Charrette The City of South Bend has hired consultant Opticos Design, Inc. to lead a design charrette to develop a market-based conceptual framework for the Portage & Elwood neighborhood center. Neighbors and community members were invited to attend a public meeting with City staff and Opticos Design, Inc. to share their thoughts and help create a vision for the area. View the workshop presentation here or watch the video. Design Charrette – SBC_OpeningPresentation_050618 Neighbors and community members were invited to share their ideas for the future vision of the Portage & Elwood Neighborhood Center during a four-day workshop. There were multiple chances for the public to be involved and share their thoughts, including going to the many different sessions held over the four days: Opening Presentation – formal presentation setting the stage for the workshop Open Studio Hours – informal time to stop in and tell the design team ideas Public Open House – informal review of in-progress drawings Brown Bag Lunch Talk – discussion about the economics of the neighborhood center Closing Presentation – formal presentation sharing the results of the workshop View the Opening Presentation or PowerPoint Presentation. Watch the Brown Bag Lunch Discussion. View the Closing Presentation or Final PowerPoint Presentation. See the four-day workshop in action in a time lapse video. PLAN DOCUMENT View the Portage & Elwood Neighborhood Center Vision – Final, which includes a vision for the area and next steps. Near Northwest Neighborhood Plan Neighborhood Plan A neighborhood plan’s goal is to create attractive, convenient, efficient, equitable, and healthy places for present and future generations. It aims to ensure a neighborhoods needs are met, and new development is accommodated while the positive aspects and character of the neighborhood are maintained. A neighborhood plan looks at the overall area and uses the community’s vision as a basis to provide a broad framework which identifies principles and concepts for future development and improvements. The framework is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use, and design decisions. Near Northwest Neighborhood Plan Final (Strategic Plan); Near Northwest Neighborhood Plan Final (Appendices) (2019) Public Design Charrette The City, with consultants Opticos Design, Inc. and Incremental Development Alliance, will lead a series of community workshops to develop a neighborhood plan for the Near Northwest Neighborhood. Neighbors and community members were invited to attend a presentation and workshop to learn about the process and provide input that will help create a shared vision for the neighborhood. View the workshop here: NNN Plan Presentation 2019.02.06 Neighbors and community members were invited to share their ideas for the future vision of the Near Northwest Neighborhood Plan during a four-day workshop. There were multiple chances for the public to be involved and share their thoughts, including attending one or more of the many sessions held: Opening Presentation – setting the stage for the workshop Open Studio – stop in and tell the design team your ideas Walking Tour – walk through a portion of the neighborhood and discuss the future Midpoint Open House – informal review of in-progress drawings Brown Bag Lunch Talk – discuss the economics of neighborhood development Workshop Wrap-Up Presentation – come see the results of the four-day workshop View the opening presentation here. View a summary of the four-day workshop here. Neighbors and community members were invited to attend the Near Northwest Neighborhood Plan final presentation to learn more about the ideas developed through the series of public workshops and engagement opportunities. View the Final Presentation here: NNN Plan Final Presentation Annexation Overview To continually improve its competitive position on a regional and national level, the City will occasionally explore expanding through annexation. Annexation of adjacent areas allows the city to offer its services and infrastructure to a wider area, creating more opportunities for residential, commercial and industrial development. Indiana Law: Indiana law (IC 36-4-3) specifies the methods and requirements that municipalities must follow in order to pursue annexation of contiguous territory. To meet the standards set out in Indiana law, voluntary annexations may take three to six months to complete. When Services are Provided: Services of a non-capital nature will be provided within one year of the effective date of the annexation. Services of a capital nature, if applicable, will be provided within three years of the effective date of the annexation. Fiscal Plan: The city prepares a fiscal plan in preparation for an annexation. The fiscal plan contains information pertaining to the unique situations of the annexation area under consideration. Property Taxes: Property taxes will increase. When those taxes will become due is dependent upon the annexation’s effective date and the cut-off date established by the County Auditor’s office for assessment of properties for the upcoming tax year. It is possible that full city taxes may not be payable until a year or more after the effective date of the annexation. All St. Joseph County property owners pay state, county, township, school, library and airport property taxes. Those who live within municipalities also pay the municipal tax rates. Total tax rates vary depending on the township, school district, and library district that the property is in. City residents do not pay into the township fire rate funds because the City provides fire service. Property taxes represent the only tax increase related to annexation. There is no increase in income tax, vehicle tax, or any other tax. Water and Sewer: Properties connected to the City’s water and sewer system prior to annexation will see the 20% surcharge removed from their bills. In addition, trash service is provided to residents at a lower cost than provided by private haulers. Other costs may go down depending upon individual situations. Zoning: Annexed properties will be zoned SF1 Single Family and Two Family Residential. Properties that were zoned other than “R” Residential (single-family) in the County will also be zoned SF1 Single Family and Two Family Residential. The City Code provides for a zoning plan to be submitted to the City Council by the Area Plan Commission. Properties that were legally used for other than residential purposes in the county will be considered as legal, non-conforming, until the approval of a zoning plan, if any. Address Change: Addresses of annexed properties will eventually be changed to a four-digit number. The city will notify the property owner of the new number. It would be unlikely that the street name, Post Office designation or the zip code would change. Services Residents and property owners in annexed areas receive the same services as other residents and property owners within the city limits.
Southeast Neighborhood Master Plan The Southeast Neighborhood Master Plan was developed in order to identify long-term physical improvements, while being mindful of the need to identify short-term opportunities. The Southeast Neighborhood is located near downtown South Bend and is bounded by Sample St. to the north, Miami St. to the east, Ewing Ave. to the south, and Michigan St. to the west. PLAN IMPLEMENTATION/PROJECT UPDATES Fellows Street Improvements Fact Sheet Fellows Street Improvements Plans PLAN DOCUMENTS The Southeast Neighborhood Master Plan, which includes a land use plan and implementation plan, may be found below: The SE Neighborhood Master Plan SE Neighborhood Master Plan Fact Sheet PLAN IMPLEMENTATION PARTNERS Southeast Organized Area Residents, Inc. (SOAR) 466 Works Community Development Corporation Bowman Creek Educational Ecosystem (BCe2) Portage & Elwood Neighborhood Center Vision Conceptual Framework Portage Avenue & Elwood Avenue Neighborhood Center Vision framework is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use and design decisions. The Neighborhood Center is bounded by Portage Avenue to the east, Elwood Avenue to the north, Wilber Street to the west, and Vassar Avenue & the former railroad tracks to the south. Public Design Charrette The City of South Bend has hired consultant Opticos Design, Inc. to lead a design charrette to develop a market-based conceptual framework for the Portage & Elwood neighborhood center. Neighbors and community members were invited to attend a public meeting with City staff and Opticos Design, Inc. to share their thoughts and help create a vision for the area. View the workshop presentation here or watch the video. Design Charrette – SBC_OpeningPresentation_050618 Neighbors and community members were invited to share their ideas for the future vision of the Portage & Elwood Neighborhood Center during a four-day workshop. There were multiple chances for the public to be involved and share their thoughts, including going to the many different sessions held over the four days: Opening Presentation – formal presentation setting the stage for the workshop Open Studio Hours – informal time to stop in and tell the design team ideas Public Open House – informal review of in-progress drawings Brown Bag Lunch Talk – discussion about the economics of the neighborhood center Closing Presentation – formal presentation sharing the results of the workshop View the Opening Presentation or PowerPoint Presentation. Watch the Brown Bag Lunch Discussion. View the Closing Presentation or Final PowerPoint Presentation. See the four-day workshop in action in a time lapse video. PLAN DOCUMENT View the Portage & Elwood Neighborhood Center Vision – Final, which includes a vision for the area and next steps. Near Northwest Neighborhood Plan Neighborhood Plan A neighborhood plan’s goal is to create attractive, convenient, efficient, equitable, and healthy places for present and future generations. It aims to ensure a neighborhoods needs are met, and new development is accommodated while the positive aspects and character of the neighborhood are maintained. A neighborhood plan looks at the overall area and uses the community’s vision as a basis to provide a broad framework which identifies principles and concepts for future development and improvements. The framework is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use, and design decisions. Near Northwest Neighborhood Plan Final (Strategic Plan); Near Northwest Neighborhood Plan Final (Appendices) (2019) Public Design Charrette The City, with consultants Opticos Design, Inc. and Incremental Development Alliance, will lead a series of community workshops to develop a neighborhood plan for the Near Northwest Neighborhood. Neighbors and community members were invited to attend a presentation and workshop to learn about the process and provide input that will help create a shared vision for the neighborhood. View the workshop here: NNN Plan Presentation 2019.02.06 Neighbors and community members were invited to share their ideas for the future vision of the Near Northwest Neighborhood Plan during a four-day workshop. There were multiple chances for the public to be involved and share their thoughts, including attending one or more of the many sessions held: Opening Presentation – setting the stage for the workshop Open Studio – stop in and tell the design team your ideas Walking Tour – walk through a portion of the neighborhood and discuss the future Midpoint Open House – informal review of in-progress drawings Brown Bag Lunch Talk – discuss the economics of neighborhood development Workshop Wrap-Up Presentation – come see the results of the four-day workshop View the opening presentation here. View a summary of the four-day workshop here. Neighbors and community members were invited to attend the Near Northwest Neighborhood Plan final presentation to learn more about the ideas developed through the series of public workshops and engagement opportunities. View the Final Presentation here: NNN Plan Final Presentation Annexation Overview To continually improve its competitive position on a regional and national level, the City will occasionally explore expanding through annexation. Annexation of adjacent areas allows the city to offer its services and infrastructure to a wider area, creating more opportunities for residential, commercial and industrial development. Indiana Law: Indiana law (IC 36-4-3) specifies the methods and requirements that municipalities must follow in order to pursue annexation of contiguous territory. To meet the standards set out in Indiana law, voluntary annexations may take three to six months to complete. When Services are Provided: Services of a non-capital nature will be provided within one year of the effective date of the annexation. Services of a capital nature, if applicable, will be provided within three years of the effective date of the annexation. Fiscal Plan: The city prepares a fiscal plan in preparation for an annexation. The fiscal plan contains information pertaining to the unique situations of the annexation area under consideration. Property Taxes: Property taxes will increase. When those taxes will become due is dependent upon the annexation’s effective date and the cut-off date established by the County Auditor’s office for assessment of properties for the upcoming tax year. It is possible that full city taxes may not be payable until a year or more after the effective date of the annexation. All St. Joseph County property owners pay state, county, township, school, library and airport property taxes. Those who live within municipalities also pay the municipal tax rates. Total tax rates vary depending on the township, school district, and library district that the property is in. City residents do not pay into the township fire rate funds because the City provides fire service. Property taxes represent the only tax increase related to annexation. There is no increase in income tax, vehicle tax, or any other tax. Water and Sewer: Properties connected to the City’s water and sewer system prior to annexation will see the 20% surcharge removed from their bills. In addition, trash service is provided to residents at a lower cost than provided by private haulers. Other costs may go down depending upon individual situations. Zoning: Annexed properties will be zoned SF1 Single Family and Two Family Residential. Properties that were zoned other than “R” Residential (single-family) in the County will also be zoned SF1 Single Family and Two Family Residential. The City Code provides for a zoning plan to be submitted to the City Council by the Area Plan Commission. Properties that were legally used for other than residential purposes in the county will be considered as legal, non-conforming, until the approval of a zoning plan, if any. Address Change: Addresses of annexed properties will eventually be changed to a four-digit number. The city will notify the property owner of the new number. It would be unlikely that the street name, Post Office designation or the zip code would change. Services Residents and property owners in annexed areas receive the same services as other residents and property owners within the city limits.
Portage & Elwood Neighborhood Center Vision Conceptual Framework Portage Avenue & Elwood Avenue Neighborhood Center Vision framework is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use and design decisions. The Neighborhood Center is bounded by Portage Avenue to the east, Elwood Avenue to the north, Wilber Street to the west, and Vassar Avenue & the former railroad tracks to the south. Public Design Charrette The City of South Bend has hired consultant Opticos Design, Inc. to lead a design charrette to develop a market-based conceptual framework for the Portage & Elwood neighborhood center. Neighbors and community members were invited to attend a public meeting with City staff and Opticos Design, Inc. to share their thoughts and help create a vision for the area. View the workshop presentation here or watch the video. Design Charrette – SBC_OpeningPresentation_050618 Neighbors and community members were invited to share their ideas for the future vision of the Portage & Elwood Neighborhood Center during a four-day workshop. There were multiple chances for the public to be involved and share their thoughts, including going to the many different sessions held over the four days: Opening Presentation – formal presentation setting the stage for the workshop Open Studio Hours – informal time to stop in and tell the design team ideas Public Open House – informal review of in-progress drawings Brown Bag Lunch Talk – discussion about the economics of the neighborhood center Closing Presentation – formal presentation sharing the results of the workshop View the Opening Presentation or PowerPoint Presentation. Watch the Brown Bag Lunch Discussion. View the Closing Presentation or Final PowerPoint Presentation. See the four-day workshop in action in a time lapse video. PLAN DOCUMENT View the Portage & Elwood Neighborhood Center Vision – Final, which includes a vision for the area and next steps. Near Northwest Neighborhood Plan Neighborhood Plan A neighborhood plan’s goal is to create attractive, convenient, efficient, equitable, and healthy places for present and future generations. It aims to ensure a neighborhoods needs are met, and new development is accommodated while the positive aspects and character of the neighborhood are maintained. A neighborhood plan looks at the overall area and uses the community’s vision as a basis to provide a broad framework which identifies principles and concepts for future development and improvements. The framework is intended to serve as a guide to business and property owners, residents, developers, City staff, elected officials, and others in making investment, land use, and design decisions. Near Northwest Neighborhood Plan Final (Strategic Plan); Near Northwest Neighborhood Plan Final (Appendices) (2019)
Overview To continually improve its competitive position on a regional and national level, the City will occasionally explore expanding through annexation. Annexation of adjacent areas allows the city to offer its services and infrastructure to a wider area, creating more opportunities for residential, commercial and industrial development. Indiana Law: Indiana law (IC 36-4-3) specifies the methods and requirements that municipalities must follow in order to pursue annexation of contiguous territory. To meet the standards set out in Indiana law, voluntary annexations may take three to six months to complete. When Services are Provided: Services of a non-capital nature will be provided within one year of the effective date of the annexation. Services of a capital nature, if applicable, will be provided within three years of the effective date of the annexation. Fiscal Plan: The city prepares a fiscal plan in preparation for an annexation. The fiscal plan contains information pertaining to the unique situations of the annexation area under consideration. Property Taxes: Property taxes will increase. When those taxes will become due is dependent upon the annexation’s effective date and the cut-off date established by the County Auditor’s office for assessment of properties for the upcoming tax year. It is possible that full city taxes may not be payable until a year or more after the effective date of the annexation. All St. Joseph County property owners pay state, county, township, school, library and airport property taxes. Those who live within municipalities also pay the municipal tax rates. Total tax rates vary depending on the township, school district, and library district that the property is in. City residents do not pay into the township fire rate funds because the City provides fire service. Property taxes represent the only tax increase related to annexation. There is no increase in income tax, vehicle tax, or any other tax. Water and Sewer: Properties connected to the City’s water and sewer system prior to annexation will see the 20% surcharge removed from their bills. In addition, trash service is provided to residents at a lower cost than provided by private haulers. Other costs may go down depending upon individual situations. Zoning: Annexed properties will be zoned SF1 Single Family and Two Family Residential. Properties that were zoned other than “R” Residential (single-family) in the County will also be zoned SF1 Single Family and Two Family Residential. The City Code provides for a zoning plan to be submitted to the City Council by the Area Plan Commission. Properties that were legally used for other than residential purposes in the county will be considered as legal, non-conforming, until the approval of a zoning plan, if any. Address Change: Addresses of annexed properties will eventually be changed to a four-digit number. The city will notify the property owner of the new number. It would be unlikely that the street name, Post Office designation or the zip code would change. Services Residents and property owners in annexed areas receive the same services as other residents and property owners within the city limits.