HomeMy WebLinkAboutPre-Approved Building Plans Catalog 2025SOUTH BEND NEIGHBORHOOD INFILL
Pre-approved, ready-to build housing
18'-0"MIN. SIDE
SETBACK
MIN. SIDE
SETBACKMIN. FRONTSETBACK8'-0"34'-0"MIN. REAR SETBACKMIN. LOT WIDTH OF 32'
24'-0"
South Bend Neighborhood Infill | Process
Step 1: Site
Select a building type from
the available pre-approved plans catalog.
Note, the Small Apartment will require
consultation with an architect and/or engineer
to develop and complete the drawings
provided to the applicant. A professional’s
stamp will be required.
Confirm that the selected
building type is allowed in the applicable
zoning district and can fit on your property,
including all setbacks required by the
development standards of Section 21-03 of
the South Bend Zoning Ordinance.
Reach out to the Department of
Community Investment to purchase the
Permit Set for your building type.
Locate or purchase a survey of your
property from a local licensed land surveyor.
Identify the preferred site
configuration and orientation for your lot.
Draw a site plan to show that all development
standards are met. Site plans must be drawn
to an engineer scale (e.g. 1” = 20’) and include
the size of the property (lot dimensions and
area) as well as the size and setbacks of all
proposed structures located on the property.
Step 2:
Select from the available
elevation design options, including all
applicable details, and an exterior siding
material per the provided building set.
Review the list of acceptable
minor design deviations and discuss with the
City. If any proposed changes are not listed,
you are required to hire an architect to adjust
the plans and submit updated drawings to
the City.
Identify your General Contractor
and any sub-contractors (electrician, plumber,
and HVAC information) that you will be
working with to complete your pre-approved
building. Ensure that they are familiar with
the pre-approved building requirements and
any design selections you desire. Contractors
should be notified of the selected plan
orientation and elevation option. Any pages
of the permit set that do not apply to your
selected elevation option should be removed
or marked to avoid confusion.
Confirm the estimated cost of
labor and materials with your contractor. Use
the Small Developer Handbook for guidance
on base assumptions and selections.
Step 3:
Submit your site plan,
application, and associated fees to the
Building Department. All buildings except
Small Apartment shall use the “New House
Permit Application.” The Small Apartment
shall use the “Commercial Building Permit
Application.”
The Building Department will review
your application within 2 business days.
They will issue an approval or let you know
if any additional information or changes
are required. The Small Apartment will be
subject to an additional review period at the
State level. Pre-approval may not be granted
if your property is in a floodplain; requires
an additional drainage report; or if your site
plan does not meet the site configuration
guidelines or requires a variance.
Once construction of a
pre-approved building begins, on-site review
of selected details and building elements
may be scheduled by a member of the
Zoning Administration team. This inspection
will happen concurrently with the required
building inspections.
The City of South Bend seeks to support neighborhood infill and economic opportunities for locals by offering a set of pre-approved building types. This resource
assists with small to middle scale housing development in South Bend neighborhoods. A “Sears Catalog” of housing options offer a range of contextually appropriate
plans to individuals and developers that are interested in pursuing new construction infill projects within the City of South Bend. Pre-approved building types are
permitted to be used in any zoning district throughout the City of South Bend that allows the selected building type per the current Zoning Ordinance. This process offers
high-quality architectural plans with contingent building and site development approval. In exchange for significant time and cost savings, the buildings must be built to
match the floor plans and building design, including all architectural details, with minor variations permitted. Each plan has been vetted specifically for South Bend with
careful consideration given to current zoning regulations, typical lot configurations, common construction techniques, and market conditions. The process below outlines
what you can expect once you purchase a permit set for a pre-approved building from the City.
South Bend Neighborhood Infill | Pre-Approved Building Types
The pre-approved buildings are a tool
to encourage infill development on
vacant lots, calibrated especially for
urban neighborhoods where social and
economic factors may be unfavorable to
new investment.
The architecture and scale of each
building is intended to fit seamlessly
into existing residential neighborhoods,
filling in the gaps created by vacant lots
and gently increasing the density where
possible. This type of development plays
a critical role in supporting locally-serving
retail and public transportation options
while also providing key solutions for
housing affordability.
Recent housing market studies reveal
a growing mismatch between the
available housing stock of large single-
family homes and a shift in demographic
trends towards smaller households that
prefer walkable neighborhoods. The City
recognizes that fostering more diverse
housing options can play an important
role in meeting these needs and creating
a high quality of life for all South Bend
residents.
Neighborhood Infill
A typical South Bend neighborhood
block showing potential
development of vacant lots using
the pre-approved building types.
Small Apartment
Stacked Duplex
Standard House
Narrow House
Carriage House
South Bend Neighborhood Infill | Pre-Approved Building Types
Pre-approved buildings offer a level of
flexibility that also maintain predictable
built results. While requiring compliance
with the prescribed permit sets, these
designs allow for a number of deviations
that meet a range of cost considerations
and preferences. Applicants can choose
from different exterior materials and
colors, amount of side/rear windows
or trim, and variations in possible site
configurations. Unless otherwise noted,
exterior dimensions shall not be increased
or decreased. However, interior layouts,
finishes, fixtures, and appliances may be
modified at the discretion of the applicant.
Furthermore, the plans accommodate
options that increase the value of the
house over time including a master suite
addition, carriage house, and basement
access that could be finished into added
living space or an internal accessory
dwelling unit as allowed by code.
Each building type offers three different
facade designs available for use. The
typical base option utilizes a gable roof,
open eave detail, and simple porch
details. Alternative designs provide for
a hipped roof, closed eave, and sturdier
porch columns with no railings. A third
concept shows an additional level of
craftsman details with shallow gable
roofs, decorative brackets, rafter tails, and
a low wall porch. The small apartment
offers a more contemporary, flat roof
design better suited for its scale. Variation
in the allowed window configurations also
add to the variety of possible facades.
This combination of flexibility and
variation in style results in a wide array of
buildings to meet the needs of different
applicants in every neighborhood.
Variations to Increase Value &
Reduce Construction Costs
South Bend Neighborhood Infill | Pre-Approved Building Types
The design of the pre-approved buildings
carefully considers the context and scale
of South Bend’s oldest neighborhoods.
These house designs prioritize simplicity,
utilizing architectural styles and details
that are functional, cost-effective, and
stand the test of time. They are meant to
be easy and straight-forward to build by
both experts and novices alike.
Recognizing the cost contraints of
new constructions, architectural
elements were used strategically. The
details selected are functional and
add value, for both the owner and the
neighborhood, that outweighs the
cost of implementation. For example,
porches add character to the street, give
additional living space to the resident, and
create a transition to the public sidewalk
that fosters both safety and social benefits.
While these designs maximize efficiency,
the intent is to allow for flexibility and
inspiration. In addition to providing ready-
to-go plans, these drawings are meant to
be a resource that may be built upon. The
pre-approved building sets can be used
“as is” to get construction going quickly
or they may simply provide a starting off
point for projects that choose to follow
the standard building permit process,
providing a building envelope that can
be adapted for alternative construction
methods or other architectural styles.
The Value of Design
The Possibilities are Endless...
Traditional Design Options
NOT ALLOWED UF NC
Carriage House
Unit Configuration 1 bed / 1 bath
Unit Size 576 ft²
Optional Garage Below
Lot Width 34’ min.
Narrow House - 2 or 3 Bedrooms
Unit Configuration 2 bed / 1.5 bath +
Unit Size 1,120 ft² or 1,390 ft²
Optional Master Suite
Lot Width 30’ min.
Standard House - 3 or 4 Bedrooms
Unit Configuration 3 bed / 2.5 bath +
Unit Size 1,632 ft² or 1,902 ft²
Optional Master Suite
Lot Width 32’ min.
SPECIAL EXCEPTIONALLOWED
Stacked Duplex
Unit Configuration (2) 2 bed / 1 bath
Unit Size 880 ft²
Optional Basement
Lot Width 32’ min.
Small Apartment - 6 Units
Unit Configuration (4) 1 bed/1 bath + (2) 2 bed/1 bath
Unit Size 605 ft² - 845 ft²
Optional 4 units
Lot Width 50’ min.
UF NC UF NC
South Bend Neighborhood Infill | Overview
*ALLOWED IN ALL ZONING DISTRICTS
South Bend Neighborhood Infill | Carriage House
The Carriage House
The Carriage House is an ancillary dwelling unit with a
private entrance, available to be located in the rear yard
of any primary building. The additional unit typically sits
above a 2-car garage and provides gentle neighborhood
density, flexible living space for multi-generational
arrangements, or opportunities for a rental income.
Building Type Overview
Building Height 2 story
Building Width 24'
Building Depth 24'
Unit Configuration 1 bed / 1 bath
Unit Size (gross building)1,152 sq. ft.
Basement (unfinished)None
Garage (unconditioned)576 sq. ft.
2nd Floor 576 sq. ft.
Lot Width (min.)34’
Lot Width (max.)None
Preliminary Construction
Estimates *
$130,000 -
$180,000
Financing Options Personal
Financing
* Numbers shown are for basic estimation purposes only.
Pricing is based on Fall 2021 cost assumptions and are
subject to future market variation.
UF NC
ZONING DISTRICTS ALLOWED
In a S1, U1, or U2 district the owner(s) of the lot upon
which the carriage house is located shall occupy at least
one of the dwelling units on the premises.
Option A
Ground Floor Second Floor
Option B Option C
South Bend Neighborhood Infill | Narrow House (2-bedroom)
The Narrow House I
The 2-bedroom Narrow House provides an efficient,
yet comfortable detached, fee-simple option that
allows development of the city’s most skinny infill lots.
The massing and elevation options reflect a simple
vernacular character present throughout South Bend’s
neighborhoods.
Building Type Overview
Building Height 2 story
Building Width 20'
Building Depth (incl. porch)36'
Unit Configuration 2 bed / 1.5 bath
Unit Size (finished gross)1,120 sq. ft.
Basement (unfinished)560 sq. ft.
Porch (unconditioned)136 sq. ft.
1st Floor 560 sq. ft.
2nd Floor 560 sq. ft.
Lot Width (min.)30’
Lot Width (max.)60’
Preliminary Construction
Estimates *
$200,000 -
$250,000
Financing Options 30-yr mortgage
* Numbers shown are for basic estimation purposes only.
Pricing is based on Fall 2021 cost assumptions and are
subject to future market variation.
UF NC
ZONING DISTRICTS ALLOWED
Option A
Ground Floor Second Floor
Option B Option C
South Bend Neighborhood Infill | Narrow House (3-bedroom)
The Narrow House II
The 3-bedroom version of the Narrow House provides
an efficient, yet comfortable detached, fee-simple option
that allows development of the city’s most skinny infill
lots. It maintains the same vernacular elevation options
as the 2-bedroom Narrow House, however, a 1-story rear
addition accommodates a ground floor master suite. This
extension could also be modified into a one-car garage,
office/workshop, or attached ancillary dwelling unit.
Building Type Overview
Building Height 2 story
Building Width 20'
Building Depth (incl. porch)51'
Unit Configuration 3 bed / 2.5 bath
Unit Size (finished gross)1,390 sq. ft.
Basement (unfinished)830 sq. ft.
Porch (unconditioned)136 sq. ft.
1st Floor 830 sq. ft.
2nd Floor 560 sq. ft.
Lot Width (min.)30’
Lot Width (max.)60’
Preliminary Construction
Estimates *
$220,000 -
$270,000
Financing Options 30-yr mortgage
* Numbers shown are for basic estimation purposes only.
Pricing is based on Fall 2021 cost assumptions and are
subject to future market variation.
UF NC
ZONING DISTRICTS ALLOWED
Option A
Ground Floor Second Floor
Option B Option C
South Bend Neighborhood Infill | Standard House (3-bedroom)
The Standard House I
The 3-bedroom Standard House provides a comfortable,
open floorplan in a detached fee-simple option that fits
the city’s most common sized infill lots. The massing and
elevation options reflect a simple vernacular character
present throughout South Bend’s neighborhoods.
Building Type Overview
Building Height 2 story
Building Width 24'
Building Depth (incl. porch)42'
Unit Configuration 3 bed / 2.5 bath
Unit Size (finished gross)1,632 sq. ft.
Basement (unfinished)816 sq. ft.
Porch (unconditioned)168 sq. ft.
1st Floor 816 sq. ft.
2nd Floor 816 sq. ft.
Lot Width (min.)32’
Lot Width (max.)60’
Preliminary Construction
Estimates *
$235,000 -
$285,000
Financing Options 30-yr mortgage
* Numbers shown are for basic estimation purposes only.
Pricing is based on Fall 2021 cost assumptions and are
subject to future market variation.
UF NC
ZONING DISTRICTS ALLOWED
Option A
Ground Floor Second Floor
Option B Option C
South Bend Neighborhood Infill | Standard House (4-bedroom)
The Standard House II
The 4-bedroom version of the Standard House provides
a comfortable, open floorplan in a detached fee-simple
option that fits the city’s most common sized infill lots.
It maintains the same vernacular elevation options as
the 3-bedroom Standard House, however, a 1-story rear
addition accommodates a ground floor master suite. This
extension could also be modified into a one-car garage,
office/workshop, or attached ancillary dwelling unit.
Building Type Overview
Building Height 2 story
Building Width 24'
Building Depth (incl. porch)60'
Unit Configuration 4 bed / 3.5 bath
Unit Size (finished gross)1,902 sq. ft.
Basement (unfinished)816 sq. ft.
Porch (unconditioned)168 sq. ft.
1st Floor 1,086 sq. ft.
2nd Floor 816 sq. ft.
Lot Width (min.)32’
Lot Width (max.)60’
Preliminary Construction
Estimates *
$255,000 -
$305,000
Financing Options 30-yr mortgage
* Numbers shown are for basic estimation purposes only.
Pricing is based on Fall 2021 cost assumptions and are
subject to future market variation.
UF NC
ZONING DISTRICTS ALLOWED
Option A
Ground Floor Second Floor
Option B Option C
South Bend Neighborhood Infill | Stacked Duplex
The Stacked Duplex
The Stacked Duplex provides two identical 2-bedroom
units that support a slight increase of density and the
development on the city’s most narrow infill lots with
affordable housing options. The massing and elevation
options fit within the scale and vernacular character of
South Bend’s oldest urban neighborhoods. An optional
basement could provide storage or expansion of the
ground floor unit.
Building Type Overview
Building Height 2 story
Building Width 22'
Building Depth (incl. porch)48'
Unit Configuration 2 bed / 1 bath
Unit Size (finished gross)1,760 sq. ft.
Basement (unfinished)880 sq. ft.
Porch (unconditioned)176 sq. ft.
1st Floor 880 sq. ft.
2nd Floor 880 sq. ft.
Lot Width (min.)32’
Lot Width (max.)70’
Preliminary Construction
Estimates *
$320,000 -
$370,000
Financing Options 30-yr mortgage
* Numbers shown are for basic estimation purposes only.
Pricing is based on Fall 2021 cost assumptions and are
subject to future market variation.
ZONING DISTRICTS ALLOWED
UF NC
Option A
Ground Floor Second Floor
Option B Option C
South Bend Neighborhood Infill | Small Apartment
Building Type Overview
Building Height 2 story
Building Width 40'
Building Depth (incl. stoop)72'
Unit Configuration (4) 1 bed / 1 bath
(2) 2 bed / 2 bath
Building Size (finished gross)4,840 sq. ft.
Basement (unfinished)None
1st Floor 2,450 sq. ft.
2nd Floor 2,390 sq. ft.
Lot Width (min.)50’
Lot Width (max.)80’
Preliminary Construction
Estimates *
$685,000 -
$735,000
Financing Options Commercial
* Numbers shown are for basic estimation purposes only.
Pricing is based on Fall 2021 cost assumptions and are
subject to future market variation.
The Small Apartment
The Small Apartment offers a multi-family infill building
housing 6 units. It maintains a 2-story massing, simple
facade compositions, and a narrow width that can
fit into most urban neighborhoods, particularly well
suited for corner lots. This modest building provides
a increase in critical density that can support more
walkable environments and affordable housing options.
ZONING DISTRICTS ALLOWED
UF NC
Ground Floor Second Floor
South Bend Neighborhood Infill | Small Apartment
Option A Option B Option C
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South Bend Neighborhood Infill | Standard House (4-bed)
The Standard House (4-bed)
The 4-bedroom version of the Standard House provides
a comfortable, open floorplan in a detached fee-simple
option that fits the city’s most common sized infill lots.
It maintains the same vernacular elevation options as
the 3-bedroom Standard House, however, a 1-story rear
addition accommodates a ground floor master suite. This
extension could also be modified into a one-car garage,
office/workshop, or attached ancillary dwelling unit.
Building Type Overview
Building Height 2 story
Building Width 24'
Building Depth (incl. porch)60'
Unit Configuration 4 bed / 3.5 bath
Unit Size (finished gross)1,902 sq. ft.
Basement (unfinished)816 sq. ft.
Porch (unconditioned)168 sq. ft.
1st Floor 1,086 sq. ft.
2nd Floor 816 sq. ft.
Lot Width (min.)32’
Lot Width (max.)60’UF
ZONING DISTRICTS ALLOWED
Option A
Ground Floor Second Floor
Option B Option C
- 15 -
South Bend Neighborhood Infill | Townhouse (2-bed)
The Townhouse (2-bed)
The 2-bedroom Townhouse provides an efficient, yet
comfortable open floorplan in an attached fee-simple
option that fits well on narrow infill lots. The massing
and elevation options — one in wood and one in brick —
reflect a simple vernacular character present throughout
South Bend’s neighborhoods. Each elevation option has
multiple variations which enables unique combinations
of facades within a row of townhouses. When combined
in a row with the 3-bedroom Townhouse, there is even a
greater number of possible combinations.
Building Type Overview
Building Height 2 story
Building Width 16'
Building Depth (incl. porch)42'
Unit Configuration 2 bed / 1.5 bath
Unit Size (finished gross)1,088 sq. ft.
Basement (unfinished)544 sq. ft.
Porch (unconditioned)100 sq. ft.
1st Floor 544 sq. ft.
2nd Floor 544 sq. ft.
Lot Width (min.)16’
Lot Width (max.)16’ + side setback
ZONING DISTRICTS ALLOWED
UF
Ground Floor - End-Unit Second Floor - End-Unit
Option A Mid-Unit Mid-UnitEnd-Unit End-UnitOption B
- 16 -
South Bend Neighborhood Infill | Townhouse (3-bed)
The Townhouse (3-bed)
The 3-bedroom Townhouse provides a comfortable,
open floorplan in an attached fee-simple option that
fits well on narrow infill lots. The massing and elevation
options — one in wood and one in brick — reflect a
simple vernacular character present throughout South
Bend’s neighborhoods. Each elevation option has
multiple variations which enables unique combinations
of facades within a row of townhouses. When combined
in a row with the 2-bedroom Townhouse, there is even a
greater number of possible combinations.
Building Type Overview
Building Height 2 story
Building Width 22'
Building Depth (incl. porch)42'
Unit Configuration 3 bed / 2.5 bath
Unit Size (finished gross)1,496 sq. ft.
Basement (unfinished)748 sq. ft.
Porch (unconditioned)148 sq. ft.
1st Floor 748 sq. ft.
2nd Floor 748 sq. ft.
Lot Width (min.)22’
Lot Width (max.)22’ + side setback
ZONING DISTRICTS ALLOWED
UF
Ground Floor - End-Unit Second Floor - End-Unit
Option A Mid-Unit Mid-UnitEnd-Unit End-UnitOption B
- 17 -
South Bend Neighborhood Infill | Townhouse (2-bed & 3-bed)
The Townhouse: Elevation Option A Variations
Elevation Option A for both the 2-bedroom and
3-bedroom Townhouse has multiple allowed variations
with regard to the roof eaves, the front porch / stoop, and
the cladding material. This enables unique combinations
of facades within a row of townhouses.
Roof Eaves Variations
Example 01: Use of 1 Variation (Roof Eaves)
Example 02: Use of 2 Variations (Roof Eaves & Front Porch / Stoop)
Example 03: Use of 2 Variations (Front Porch / Stoop & Cladding Material)
Example 04: Use of 3 Variations (Roof Eaves, Front Porch / Stoop, & Cladding Material)
Front Porch / Stoop Variations
Cladding Material Variations (horizontal siding, board & batten, and combinations of both)
- 18 -
South Bend Neighborhood Infill | Townhouse (2-bed & 3-bed)
The Townhouse: Elevation Option B Variations
Elevation Option B for both the 2-bedroom and
3-bedroom Townhouse has multiple allowed variations
with regard to the roof eaves and the front porch / stoop.
This enables unique combinations of facades within a
row of townhouses.
Roof Eaves Variations
Example 01: Use of 1 Variation (Roof Eaves)
Example 02: Use of 1 Variations (Front Porch / Stoop)
Example 03: Use of 2 Variations (Roof Eaves & Front Porch / Stoop)
Example 04: Use of 2 Variations (Roof Eaves & Front Porch / Stoop)
Front Porch / Stoop Variations
- 19 -
South Bend Neighborhood Infill | Stacked Duplex
The Stacked Duplex
The Stacked Duplex provides two identical 2-bedroom
units that support a slight increase of density and the
development on the city’s most narrow infill lots with
affordable housing options. The massing and elevation
options fit within the scale and vernacular character of
South Bend’s oldest urban neighborhoods. An optional
basement could provide storage or expansion of the
ground floor unit.
Building Type Overview
Building Height 2 story
Building Width 22'
Building Depth (incl. porch)48'
Unit Configuration 2 bed / 1 bath
Unit Size (finished gross)1,760 sq. ft.
Basement (unfinished)880 sq. ft.
Porch (unconditioned)176 sq. ft.
1st Floor 880 sq. ft.
2nd Floor 880 sq. ft.
Lot Width (min.)32’
Lot Width (max.)70’
ZONING DISTRICTS ALLOWED
UF
Option A
Ground Floor Second Floor
Option B Option C
- 20 -
South Bend Neighborhood Infill | Side-by-Side Duplex
Building Type Overview
Building Height 2 story
Building Width 34'
Building Depth (incl. porch)42'
Unit Configuration (2) 2 bed /
1.5 bath
Building Size (finished gross)3,468 sq. ft.
Basement (unfinished)1,156 sq. ft.
1st Floor 1,156 sq. ft.
2nd Floor 1,156 sq. ft.
Lot Width (min.)44’
Lot Width (max.)75’
The Side-by-Side Duplex
The Side-by-Side Duplex provides two
identical 2-bedroom units separated
by a common wall. This configuration
supports a slight increase of density
while accomodating larger units that also
offer an opportunity for rental income
from one of the units. The massing and
elevation options fit within the scale and
vernacular character of South Bend’s
oldest urban neighborhoods. An optional
basement could provide storage or
expansion of the ground floor units.
ZONING DISTRICTS ALLOWED
UF
Ground Floor Second Floor
- 21 -
South Bend Neighborhood Infill | Six-plex Apartment
Building Type Overview
Building Height 2 story
Building Width 40'
Building Depth (incl. stoop)72'
Unit Configuration (4) 1 bed / 1 bath
(2) 2 bed / 2 bath
Building Size (finished gross)4,840 sq. ft.
Basement (unfinished)None
1st Floor 2,450 sq. ft.
2nd Floor 2,390 sq. ft.
Lot Width (min.)50’
Lot Width (max.)80’
The Six-plex Apartment
The Small Apartment offers a multi-family infill building
housing 6 units. It maintains a 2-story massing, simple
facade compositions, and a narrow width that can
fit into most urban neighborhoods, particularly well
suited for corner lots. This modest building provides
a increase in critical density that can support more
walkable environments and affordable housing options.
ZONING DISTRICTS ALLOWED
UF
Ground Floor Second Floor
- 22 -
South Bend Neighborhood Infill | Six-plex Apartment
Option A Option B Option C