80-25 Amending Chapter 21 of the South Bend Municipal Code to Make Miscellaneous Changes for Clarification and Consistency to Simplify Development Process and to Achieve Higher Quality Development (Third Substitute)

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Filed in Clerk's Office Zoning Ordinance Amendment#7 Dec 8,2025 Last Updated 12/5/2025 Bianca Tirado General updates providing a clarification and/or correction Er an existing rule,such as a typographical,consistency.and cross reference revision are addressed in the following sections: City Clerk,South Bend IN 21-02.03(03);21-02.030)(1)(B-new(:21-05.02(fl(2)(D);21-06.01(k)(7)l0lil);21-06.01(l„3l(A)(II);21-06.021t)(12)(A)lil;21-06.03(el:21-06.03(1);21-06.031k);21-07.03(d112);21-07.04(e) 21-08.01(eg8gB);21-O8.O1(g)(5):21-08.02(h1(3);21-08.02(r131:21-09.01111W1(c):21-09.02(cM4):21-10.02(a)(10NB):21-10.02)ag1o)(C):21-10.07(d01)(A);21-12.07(f)(4RA);21-13.010)2) Standard Ordinance Sections Item Proposed Change Rationale 21-06.010)(111A)11i) ADU Occupancy Requirement Eliminate owner-occupancy requirement for ADUs(everywhere except NNZO) Promote ancillary dwellings which are beneficial to the housingsupfxy and affordability. 21-06.02(b)(4)new EV Charging Station Update Exempts free libraries and EV charging stations from accessory structure rules Modernize rules to align with vehicle fueling options. 21-06.02(e) Maximum Number of Accessory Buildings Eliminates accessory building limits in commercial and industrial distrlds Allow for more functional land use and consistent with the character of non-residential districts. 21-06.02(e)12) EVChargig Station Update Exempts free libraries and EVchargng stations from accessory structure rules Modernize rules to align with vehicle fueUngoptions. g 21-06.02(e113)new Accessory Buidungs Allow for Pergolas as long as criteria are met Avoids need for variances for this typical accessory type. _ Z `Avoids need for variances for typical permit requests and to promote renewable energy.Also aligns with accessory S 21-08.02(f)(24)(A)ty) Max height ground mounted solar energy system Increase max height ground mounted solar energy system from 12'to 18' - standards. Rewrite of the trash and recycling encosure rules,adding allowable alternatives to 21-06.02(1)(27) Trash Enclosure enclosure requirements when not visible from street Provide clarity and allows for more cost-effective construction and administrative flexibility. ` 21-06A20)(4)(C)(I) Size of chicken coop 2sq ft minimum floor area per chicken In a coop Creates consistency with Chapter 5,Animal Welfare regulations. 21-02.03(d)(211D) BuildingStories and RooftopAllow Zoning Administrator to waive stories standard for rooftop ameNty spaces above4 " Spaces _stales,conditlonsapply Allows for administrative flexibility and eliminates need for variance. Allows ZoningAdminsrrator to Increase building frontage encroachment when a contextual 21-02.03(.3E1) Contextual Setback setback Is applied AUoasfor contextual placement of building frontages. n Add a Building Width dehnl0on,Including a Zoning Admnistrator waiver for the max width of L 21-02.03(f)(2)new Building VAdth definition certain builtlirg types. Improves user understanding by more clearly statingepsung rules for building standards. u 5, 21-03.01(h) Facade transparency in S1 Adds facade transparency In Si-10%front,5%corner 0 23-03.02(h) Facade transparency in S2 Adds facade transparency In S2-10%from-gound,5%corner-grou nd,15%front 8 corner- Creates more appealing residential Wilding designs upper _ 21-08.01(c)(2) Building Entrance-Industrial Allow Zoning Administrator to waNe front entrance requirement for I Industrial _Allows for flexibility in building design. 00 21-08.01(03) Facade Materials Allow CMUs that look like brick or stone Improves user understanding by providing a clarification and/or correction to an edatlngrule.Also,allows for more flexibility in use of currently available design materials. Zoning Administrator can reduce the required transparency by 50%for certain top floor 21-02.03(f)(1)(C) Transparency-Half Story designs conAstentwith the architectural style Allows for administrative flexibilitywith regards to some common architectural styles. 21-03.01(g) Allow rear balcony encroachment of 5'hill 21-03.02(g) Allow rear balcony encroachment of 5'in S2 21-03.03(g) Allow rear balcony encroachment of 5'In Ul _- Balcony Encroachment - -Removes an unnecessary restriction on building design. 21.03.04(g) Allow rear balcony encroachment of 5'In U2 21-03.05(g) Allow rear balcony encroachment of 3'In U3 21-03.06(g) Allow rear balcony encroachment of 3'In OF 21-04.0410 Building Entrance-Industrial Allow Zoning Administrator to waive front entrance requirement for some uses in I Industrial Allows for flexibility in Industrial building design. n 21-04.04(g) Building Materials-Industrial `Allow CMUs that look like brick or stone Creates more flexibility for industrial building design while malntalningguality. H 21-08.02)e)(3) Building Height-Detached Home Allow detached homes In Si U3.and OF to3 stories 9 21-08.0211)(3) Building Height-Cottage Court Allow cottage courts to 2 stales in S2,UF,U3 Districts Allows for increased detached home heights consistent with district building standards. Building Height-Duplex Allow duplexes in S2.U3,and OF to 3 stores 1O 21-08.02(g03) Building Width-Duplex Allows duplexes up to60'In S18 S2 ,Supports ease of duplex development on larger suburban lots. Building Type-Duplex Allows a second duplex in all districts except S1 and UI Supports ease of development of duplexes. Building Height-Stacked Flats Removes minimum height for stacked flats Removes an unnecessary restriction on building design. 21-08.020)(3) Increases S2 and DT Stacked Flats building width from 120'to 250,and all other districts to Building VAdth-Stacked Flats 150' Allay far flexibility In building design for elevator buildings and larger suburban lots. 21-08.02(k)(3) Building Width-Shop Increases DT Shop building widths how ISO'to 250 max Aligns better with the size of Downtown lots. Building Type-Shop Reduces facade minimum height from 16'to 12'In UF Allows for district appropriate facade heights. 21-08.03(d)(2) Building Frontage Clarifies how a stoop is corrected and elevated to the sidewalk in relation to the parcel States rule more explicitly to meet ordinance intent. u 21-03.03(0) US Lot Width 20'min.Footnote-"Lot Width minimum may be 20'fa attached dwellings Supports ease of development offor-sale duplexes in urban districts. >� xa Creates more flexibility for non-residential development in UF.Eases reuse of existing neighborhood business a-i 21-03.06(f) OF Max.Square Footage Increase total retail and service use area to 5000sf building s.