Portage & Elwood Neighborhood Center
City of South Bend Closing Presentation Community Workshop May 9th, 2018
Illustrate and Test Design Alternatives
Portage and Elwood Neighborhood Center Vision I Closing Presentation
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What’s Inside Summary of Big Ideas
Next Steps Q&A
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Big Ideas Summary of Our Thoughts from the Week
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Guiding Framework Elwood
Vassar Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Strengthen the types and quality of services and amenities within the neighborhood center for existing residents and broader customer base Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Maintain and improve grocery store and hardware store A larger hardware store is viable: 5-10,000sf Smaller but better grocer is viable: 12-20,000sf
Hardware Grocery
CVS Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Convert additional space into business incubator space/market hall Small food business incubators along outer edges Inexpensive 400-800 square foot artist/maker spaces
Business Incubators
Business Incubators
Est. $300/month rent
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Introduce a promenade from Portage Drawing people in from Portage Food trucks
Market
Simple lighting Lots of seating
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Introduce a promenade from Portage
Market
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Introduce a promenade from street
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Introduce a promenade from street
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Target other spaces in the parking lot to activate with Tactical Program Small, inexpensive business incubators Strategy: “Fill the gaps”
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Integrate services provided by local institutions Holy Cross College Holy Cross Parish Notre Dame
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Integrate better/safer pedestrian connections to the site
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Integrate sidewalks leading into the site Easy first step
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Introduce a new network of pedestrianfriendly streets through site Formalizing and improving current routes
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Reinforce the Coal Line Trail connection Create connection from trail to retail plaza Orient some buildings along coal line trail
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Create strong connections between the Drewrys site and retail plaza site
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Introduce a new street Providing a strong physical connection between the two site
Portage and Elwood Neighborhood Center Vision I Closing Presentation
Market
CVS
Drewrys
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Introduce a new street connecting the two areas New building at brewery site terminating view
Portage and Elwood Neighborhood Center Vision I Closing Presentation
New micro maker spaces Connecting two sites
Opening existing space onto new street
Breaking Through existing mall to introduce new, shared street
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Psychological: Shared branding
?
Take a sticky note and tell us your thoughts on this topic
Portage and Elwood Neighborhood Center Vision I Closing Presentation
Portage and
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Take a sticky note and tell us your thoughts on this topic
South Bend, IN Portage and Elwood Elwood
South Bend, IN
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Strengthen identity/shift the perception of the area
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Start with street design improvements along Portage: Extend lighting Extend lighting Improve frontages
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Start with street design improvements along Portage: Extend lighting
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Start with street design improvements along Portage: Extend lighting After perspective Transition slide
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Integrate murals throughout the area Utilize large blank walls as a canvas Murals create by local artists or organizations
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Integrate murals throughout the area Blank walls as a canvas Create by local artists
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Rebrand the area Give it a name Palette of materials Colors Etc.
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Reinforce a unique, funky, warehouse district feeling
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Provide affordable spaces to incubate local businesses and artists
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Spaces from reuse of existing buildings Rents likely starting at about $300/month 400sf-800sf Creative build out
Images Courtesy of Monte Anderson
Artists at Work
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Newly constructed flex/maker spaces Rents likely starting at about $300/month 500-1,500sf simple one story structures. $75sf construction.
Micro Maker: 500sf
CMU walls, Glue lam roof structure, metal roof Ductless split HVAC system Bathroom in the corner Roll up garage door Portage and Elwood Neighborhood Center Vision I Closing Presentation
Maker Loft: 750 sf Design by Principle 33 of XX 55
Economically Viable: Proforma Tested Summary Micro Maker Unit Size (SF)
Maker Box
Maker Loft
Maker Apartment
DIY Living
Quonset Hut
Made-It Maker
Loading Bar
500
750
750
750
1,250
750
11,250
7,000
$3,000
$3,750
$3,750
$3,750
$7,500
$3,750
$45,000
$45,000
Construction Cost
$32,500
$48,750
$73,125
$97,500
$187,500
$48,750
$787,500
$490,000
Sale Price
$60,900
$83,300
$116,375
$149,250
$295,000
$83,500
$1,212,500
$928,000
Mortgage
$310
$420
$590
$760
$1,490
$420
$6,140
$4,700
Rent
$480
$660
$930
$1,200
$2,320
$660
$9,610
$7,250
Land Cost
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Activate the park and make it safer
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Bring Park Space Into Site Due to existing conditions: Location of historic pond Exchange park area on south end with central park space Equal amount of space Plan does not hinge upon this idea Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Integrate a tree-lined, pedestrianoriented street along the edge Provides passive observation/security
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Program the Park Playing fields: South Bend Cubs Dog park Splash park, bigger play area, etc. Natural habitat: educational component Bees and butterflies Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Enable the Drewrys site to evolve into a unique creative district that reinforces its industrial history Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Creative Adaptive Reuse and New Buildings Next generations industrial uses Low impact Few large trucks
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Seemlessly Integrated into Community Engaging Elwood Streets connecting through site into neighborhoods Orientation of buildings are outward at edges
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Seemlessly Integrated into Community Engaging Elwood Streets connecting through site into neighborhoods Orientation of buildings are outward at edges
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Introduce a variety of high-quality housing choices at southern end of project area Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Missing Middle Housing Consider a new range of housing. Missing Middle is a range of multi-unit or clustered housing types compatible in scale with single-family homes that help meet the growing demand for walkable urban living.
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Variety of Choices and Types
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Variety of Scales
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Next Steps Keeping the momentum moving forward
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Next Steps City and Opticos Team: - Refine framework plan and document the ideas generated at this workshop. Retail Plaza: - Continue to engage and develop a relationship with new property owner. - Discuss ideas for activation and place making within the parking lot to promote the center. Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Next Steps Drewrys: - Continue to work with the property owner to follow through with their responsibility to clean up the site. - Continue the conversation with recently hired Drewrys development team to ensure principles developed in the workshop are considered within their business plan Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Next Steps AEP: - Work with AEP to develop a neighborhood appropriate edge to Elwood that screens substation infrastructure. - Coordinate with AEP to improve the sidewalk infrastructure along Elwood as part of the installation of new transmission lines. Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Next Steps Infrastructure: - Portage Avenue and Elwood Streetscape Improvements including new side walks, lighting and intersection upgrades. - Continue to work with landowners adjacent to the Coal Line Trail to promote connectivity to the trail network. - Finalize design and engineering of Coal Line Trail which is expected to be bid in late 2019 Portage and Elwood Neighborhood Center Vision I Closing Presentation
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Q&A
For more information, visit: www.southbendin.gov/PortageElwood Portage and Elwood Neighborhood Center Vision I Closing Presentation
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