HomeMy WebLinkAboutCBD Reform Council Presentation 2019.07-16
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Reform of CBD District
Incremental Approach starting in 2016
Revise Problematic Rules
Make Good Development Easier
Permit More of Property to Be Used
Efficient Use of Land
Capture Value of Land Where It Is Highest
Very Similar to MU District Reforms
Reduced Red Tape & Assisted Development
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Fuller/Better Utilization of Land
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Clarify Existing Ordinance Provisions
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Adds Basic Urban Design Principles
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Reform of CBD District
Primarily Modest Technical Rule Changes (41st Text Amendment)
Developed in Conjunction with Design Expert (Opticos Design)
Scenarios Tested
Vetted by Downtown Developers, Architects, Real Estate Professionals, Home Builders Association
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Timeline
May 5th – Ordinance Filed with City Clerk
May 13th – First Reading
May 28th – Special Zoning & Annexation Committee
Outreach to development community
June 6th – Legal Advertisement Published per State Law
June 12th – APC Agenda, staff report and full ordinance posted online
June 18th – Area Plan Commission Meeting
Additional outreach to development community
July 8th – Zoning & Annexation Committee
July 9th – Zoning Update and Transition meeting with development community
Continued outreach to development community
July 16th – Special Zoning & Annexation Committee Meeting #2
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15’ Setback to River and East Race
Preservation of river banks
Maintenance of East Race retaining walls
Additional safety/resiliency: flooding and bank erosion
Preservation of views
Activation of riverfront
Value capture of riverfront
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15’ Setback to River and East Race
Preservation of river banks
Maintenance of East Race retaining walls
Additional safety/resiliency: flooding and bank erosion
Preservation of views
Activation of riverfront
Value capture of riverfront
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Source: Urban 3
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Permitted in 15’ Setback to River & Race
Walkways
Plazas
Outdoor Seating Areas
Stoops, Porches, and Decks (less than 30” above grade)
Signs
Fences
Walls (less than 42”)
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12’
15’
24’
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17’
20’
30’
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Setbacks to Waterways
LaPorte: 75’ from ordinary high water mark
Monroe County, Indiana: 100’ from water edge
Howard County, Indiana: 200’ from 100-year floodplain
Buffalo, NY: 100’ in Waterfront Zone (25’ in intensely urbanized areas)
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15’ Setback to River and East Race
Measured from property line along river or race
Same procedure as every other setback in City
Only applies to properties with direct river/race frontage
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Setback Examples
Type 1
Type 2
Type 3
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East Bank
Town Homes
Subdivision
No: Century Center, Island (almost), Emporium, St. Joseph Station, Pointe
Yes: 328 N. MLK, East Bank Townhomes
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Yes: 328 N. MLK, East Bank Townhomes, AM General
No: Century Center, Island (almost), Emporium, St. Joseph Station, Pointe
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HVAC
Front Yard
An open space, unobstructed to the sky, extending fully across the lot while situated between the front lot line and the established front building line.
Front Building Line
A line parallel to any front lot line which passes through the nearest point of any building or structure and terminates at the point of contact with any side lot line.
Consistency with MU district
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Downtown Design Guidelines
Design guidelines meant to encourage strong design
Together with zoning ordinance, creates two sets of rules
Guidelines provide general values, but because they are difficult to measure, can be ambiguous
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Downtown Design Guidelines
Blank, monotonous walls are not permitted.
Articulate the different parts of a building’s façade by use of color, arrangement of façade elements and/or a change in materials.
Vary the planes of the exterior walls in depth and/or direction.
Long gaps between retail stores discourage active pedestrian shopping patterns.
Treatment of non-retail frontage must closely mimic traditional retail frontage.
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Building Articulation
Blank, monotonous walls are not permitted.
Articulate the different parts of a building’s façade by use of color, arrangement of façade elements and/or a change in materials.
Vary the planes of the exterior walls in depth and/or direction.
Vertical articulation is required to visually break up the massing of the façade into segments no grater than 25 feet in width.
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Building
Placement
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X
X
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X
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X
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Second Substitute
Added fences and retaining wall to uses of yards.
Clarified language regarding calculation of façade of min/max setback.
Added ‘adjacent to’ to clarify river / East Race setback.
Added ‘natural’ in front of stone to clarify allowable building materials.
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State Law Criteria & Framework
Purpose:
securing adequate light, air, convenience of access, and safety from fire, flood, and other danger;
lessening or avoiding congestion in public ways;
promoting the public health, safety, comfort, morals, convenience, and general welfare;
guiding the future development of the City of South Bend;
ensuring that residential areas provide healthful surroundings for family life;
ensuring that the needs of business and industry be recognized in future growth;
ensuring that growth be commensurate with and promotive of the efficient and economical use of public funds; and
otherwise accomplishing the purposes of Indiana Code 36-7-4 et seq.
Criteria for Adoption:
the general policies and patterns of development set out in the Comprehensive Plan for the City of South Bend, Indiana;
current conditions and the character of current structures and uses in each district;
the most desirable use for which the land in each district is adapted;
the conservation of property values throughout the City of South Bend; and,
the responsible development and growth of the City of South Bend.
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Transparency
The ground floor front façade glazing is calculated based on the total façade area between two (2) and eight (8) feet above the finished ground floor level. The upper floor front façade
surface area is calculated based on the total façade area located between the surface of any floor to the surface of the floor above it or the elevation of the roof. Windows and doors
shall have clear (untinted) glass and shall be open to the interior (not faux).
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