Workforce Housing for Mishawaka

Habitat for Humanity of St. Joseph County

Published in December 2023

Case Study Overview

One in eight Hoosiers spends more than 50% of their pre-tax income on housing, according to a 2023 study by Habitat for Humanity of St. Joseph County. This case study proposes the development of 65 mixed-income housing units on a 9-acre site. The design is significant because it is a complete neighborhood rather than a subdivision of single-family homes. A vibrant public realm will be framed by Missing Middle housing types, including townhomes, cottage courts, and triplexes. The goal is to provide dignified housing for multiple life stages while maximizes the impact of funding and maintaining long-term value.

Current Status

Habitat received $2 million in grant funding from the City of Mishawaka and $2.5 million in READI funding from the State of Indiana. Site work will begin in spring 2026.

Existing Conditions of the Study Area

The Oak Grove Manufactured Home Community is a nine-acre parcel in northern Mishawaka that borders residential neighborhoods to the south and east, and E. McKinley Avenue, a busy state road commercial corridor, directly to the north.

Existing Conditions

The proposal in this study seeks to maximize the immediate impact of funding while ensuring these efforts translate into sustainable long-term value for the residents of the homes as well as members of the greater community and city. Utilizing Light Imprint planning techniques integrates community planning with civil engineering and landscape architecture to create a vibrant public realm while minimizing expensive infrastructure. An arborist was brought in to ensure the new neighborhood would preserve as many of the existing trees as possible. Affordable construction details at the level of the individual houses are prioritized to elevate the appearance of homes to provide dignity and pride of ownership for residents.

The site offers a mix of affordable (60 percent) and market-rate (40 percent) homes to support a thriving local workforce with homes designed for multiple life phases and family configurations.

Proposed Plan

A primary consideration for an urban design is the placement of fronts and backs of buildings. This design proposal follows the guideline that fronts face fronts and backs face backs. This approach creates a vibrant public realm where the neighborhood streets, including those at the perimeter of the site, are all faced by prominent front doors of homes and helps this neighborhood more seamlessly integrate with their neighbors across Birkit Avenue to the east and East La Salle Avenue to the south. Service areas, garages, and additional parking spaces are located in the backs of buildings, served by alleys.

A central park, fronted by townhomes, is located at the center of the neighborhood to serve as a place for gathering and play, while also preserving a cluster of Oak trees that resides there. The park will connect to E. McKinley but is protected from its traffic, helping to achieve a sense of enclosure. Smaller green spaces throughout the design allow for easy walkability across the site, and provide amenities for the surrounding community.

Proposed Masterplan in its Context

A variety of Missing Middle Housing types is proposed, set within a series of parklets and parks that create a safe and inviting small neighborhood.

Aerial View of the Proposed Plan

The proposed plan features a central park as well as mixed-use buildings that face E. McKinley Avenue, initiating the creation of a walkable neighborhood on one side of the street.

Mixed-Use Buildings

This project proposes a row of three-story mixed-use buildings along E. McKinley Avenue. This type can be found in cities and towns all over the United States. These structures are “mixed-use” in that the ground floor serves a commercial purpose, typically retail spaces and/or office spaces, while the upper floors contain residences.

The apartments within these buildings appeal to a wide range of potential residents, partially because they offer a less expensive option for the neighborhood compared to some of the larger units. The commercial floors provide an opportunity to attract businesses to Mishawaka, benefitting the local economy and neighborhood residents, who will have restaurants, shops, and other options within walking distance.

The location on E. McKinley Avenue may be challenging for general retail uses, but may work well for neighborhood retail use, such a dry cleaner, or an amenity space for the community, like a gym.