HomeMy WebLinkAbout21-01 Introductory ProvisionsSOUTH BEND ZONING ORDINANCE 1-1
Section 21-01.01: Title, Purpose, & Applicability
(a) Title
This Ordinance shall hereinafter be known and cited as
“City of South Bend Zoning Ordinance,” and hereinafter
referred to as the “Ordinance.”
(b) Statutory Authority
This Ordinance is adopted pursuant to the authority
contained in Indiana Code (IC) 36-7-4 et seq.
(1) Whenever any provision of this Ordinance refers
to or cites a section of the Indiana Code and that
section is later amended or superseded, this
Ordinance shall be deemed amended to refer
to the amended section or the section that most
nearly corresponds to the superseded section.
(c) Purpose of this Ordinance
In adopting this Ordinance, the Council has given
reasonable consideration to, among other things:
the comprehensive plan; 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, responsible
development and growth of the City of South Bend,
and hereby adopts this Ordinance for the purpose of:
(1) Securing adequate light, air, convenience of
access, and safety from fire, flood, and other
danger;
(2) Lessening or avoiding congestion in public ways;
(3) Promoting the public health, safety, comfort,
morals, convenience, and general welfare;
(4) Guiding the future development of the City of
South Bend;
(5) Ensuring that growth be commensurate with and
promotive of the efficient and economical use of
public funds; and
(6) Otherwise accomplishing the purposes of IC 36-7-4
et seq.
(d) Findings for Adoption of this Ordinance
The Council, in adopting this Ordinance, finds that the
Ordinance has paid reasonable regard to:
(1) The general policies and patterns of development
set out in the Comprehensive Plan for the City of
South Bend, Indiana;
(2) Current conditions and the character of current
structures and uses in each district;
(3) The most desirable use for which the land in each
district is adapted;
(4) The conservation of property values throughout
the City of South Bend; and
(5) The responsible development and growth of the
City of South Bend.
(e) Effective Date of Ordinance
This Ordinance shall be effective at 12:01 a.m., on
January 1, 2020.
(f) Repealer of Prior Ordinance
Chapter 21 of the Municipal Code of the City of South
Bend, Indiana (commonly referred to as the South Bend
Zoning Ordinance), as adopted by the Council on the
12th day of April, 2004, and all amendments thereto, are
repealed as of the effective date of this Ordinance.
Article 21-01:
Introductory
Provisions
Sections
Section 21-01.01: Title, Purpose, & Applicability ...........1-1
Section 21-01.02: Zoning Map & Districts .................1-3
1-2 May 20, 2026
21-01.01 INTRODuCTORy PROvISIONS
Title, Purpose, & Applicability
(g) Jurisdiction of this Ordinance
Upon adoption of this Ordinance by the Council and
the effective date of this Ordinance, the South Bend
Plan Commission shall be the duly authorized Plan
Commission for the incorporated areas of the City of
South Bend pursuant to the Advisory Planning Law of
the Indiana Code, and the Ordinance shall apply to all
real property located within the corporate boundaries
of the City of South Bend.
(h) Minimum Requirements
In their interpretation and application, the provisions
of this Ordinance shall be held to be the minimum
requirements for the promotion of the health, safety,
comfort, morals, convenience, and the general welfare
of the public.
(i) Scope and Application of this Ordinance; Compliance
Required
Except as expressly provided otherwise in this
Ordinance, no land, building, structure, or improvement
may be used or occupied; no building, structure, or
improvement may be erected, converted, enlarged,
reconstructed, moved, or altered for use; and no lots of
record may be established, by subdivision or otherwise,
that do not comply with all applicable regulations of
this Ordinance.
(j) Eminent Domain – united States of America or State
of Indiana Owned Property
Nothing in this Ordinance or in any rules, regulations,
or orders issued pursuant to this Ordinance shall be
deemed to restrict or regulate or to authorize any unit
of government, legislative body, Plan Commission, or
Board of Zoning Appeals now or hereafter established,
to restrict or regulate:
(1) United States of America – the exercise of the
power of eminent domain by the United States
of America or by any department or agency
of the United States of America, or the use of
property owned or occupied by the United States
of America or any department or agency of the
United States of America; or,
(2) State of Indiana – the exercise of the power of
eminent domain by the State of Indiana or by
any agency of the State of Indiana, or the use
of property owned or occupied by the State of
Indiana or any agency of the State of Indiana. (For
reference, see IC 36-7-4-1104.)
(k) Private Provisions
The provisions of this Ordinance are not intended to
nullify, abolish, or repeal any easement, covenant, or
other private agreement or restriction.
(l) Conflicting Provisions
In the case of any conflict or inconsistency between
two or more provisions of this Ordinance (e.g., the
restrictions set forth in an overlay district versus the
restrictions set forth in a base district) or any other
ordinance of the City of South Bend, the provision
which imposes the greater or higher or more restrictive
standard of performance shall control.
(m) Severability
It is hereby declared to be the intention of the Council
that the sections, paragraphs, sentences, clauses,
and phrases of this Ordinance are severable and, if
any such section, paragraph, sentence, clause, or
phrase is declared unconstitutional or otherwise
invalid by any court of competent jurisdiction in a
valid judgment or decree, such unconstitutionality
or invalidity shall not affect any remaining sections,
paragraphs, sentences, clauses, or phrases of this
Ordinance because the same would have been
enacted without the incorporation into this Ordinance
of such unconstitutional or invalid section, paragraph,
sentence, clause, or phrase.
(n) Amendments to this Ordinance
In its continuing administration of the purposes set
forth in Section 21-01.01(c), the Council may find it
reasonable and necessary to propose and adopt
amendments to the text of this Ordinance or determine
changes to the Zone Maps incorporated into this
Ordinance. All such amendments shall be considered
and adopted in compliance with IC 36-7-4-600 et seq.,
the provisions of this Ordinance, and any applicable
Rules of Procedure subsequently adopted by the Plan
Commission or the Council governing such procedures.
SOUTH BEND ZONING ORDINANCE 1-3
INTRODuCTORy PROvISIONS 21-01.02
Zoning Map & Districts
Section 21-01.02: Zoning Map & Districts
(a) Districts
The following districts are hereby established for the
corporate limits of the City of South Bend, and land
within said areas shall be designated on the Official
Zone Map by the following symbols:
Table 21-01A: Zoning Districts Symbol
Standard Districts
Suburban Neighborhood 1 S1
Suburban Neighborhood 2 S2
Urban Neighborhood 1 U1
Urban Neighborhood 2 U2
Urban Neighborhood 3 U3
Urban Neighborhood Flex UF
Neighborhood Center NC
Downtown DT
Special Districts
Open Space OS
University U
Commercial C
Industrial I
Overlay Districts
Historic Preservation Overlay HP
Northeast Neighborhood Overlay NNZO
(1) Overlay Districts. Overlay Districts are hereby
established for the City of South Bend as set forth
in Section 21-05.
(b) Official Zone Map
In order to carry out the purpose of this Ordinance
and to allow a variety of uses in different districts
which are appropriate in location, arrangement, and
density to the character of the individual districts
and the establishment of a well considered pattern
of development for the City of South Bend, all real
property located within the corporate boundaries of
the City of South Bend are hereby divided into districts
as shown on the Official Zone Map which, together with
all explanatory matter, is incorporated by reference and
declared to be a part of this Ordinance.
(c) Retention and Preservation of Record
An Official Zone Map for the City of South Bend shall
be maintained by the Zoning Administrator. Unless the
prior Official Zone Map has been lost or completely
destroyed, the prior Official Zone Map, along with
all available records pertaining to its adoption or
amendment, shall be retained and preserved in the
office of the Plan Commission.
(d) Official Zone Map Changes
If, after adoption of the Official Zone Map, the Common
Council, in accordance with the provisions of this
Ordinance and the IC 36-7-4-600 et seq., changes any
of the district boundaries or other matter portrayed on
the Official Zone Map, such changes shall be entered
to the electronic format Official Zone Map, which is
maintained in the office of the Plan Commission. The
working copy of the Official Zone Map shall be available
for public inspection and reference during all normal
business hours. In the event that the Official Zone Map
becomes damaged, destroyed, or lost, staff shall, on
an as needed basis, prepare a revised Official Zone
Map for review and recommendation by the Plan
Commission to the Common Council at a public hearing
for which proper notice has been provided. No change
of any nature shall be made in the Official Zone Map, or
matter shown thereon, except in conformity with the
amendment procedures set forth in this Ordinance.
(e) Interpretation of the Official Zone Map
Where uncertainty exists with respect to the
boundaries of districts shown on the Official Zone Map,
the following rules shall apply to the interpretation of
those boundaries:
(1) Boundaries indicated as approximately following
platted lot lines shall be construed to follow the
platted lot lines.
(2) Boundaries indicated as approximately following
the center lines of thoroughfares, highways,
streets, or alleys shall be construed to follow the
center lines.
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21-01.02 INTRODuCTORy PROvISIONS
Zoning Map & Districts
(3) Boundaries indicated as approximately following
the corporate boundary of the City of South Bend
shall be construed as following such corporate
boundary of the City of South Bend.
(4) Boundaries indicated as approximately following
railroad lines shall be construed to be midway
between the main tracks.
(5) Boundaries indicated as approximately following
along a public right-of-way which is subsequently
vacated shall be construed to follow the center line
of the vacated public right-of-way.
(6) Boundaries indicated as approximately following
the center lines of streams, rivers, lakes, or other
bodies of water shall be construed as following the
center lines of such bodies of water.
(7) Boundaries indicated as approximately following
floodplain lines shall be construed to follow the
floodplain lines. If the floodplain lines are changed,
either naturally or as permitted by law, and such
floodplain line changes are documented and
concurred with by the City Engineer, such boundary
shall be construed as moving with such change.
(8) Boundaries indicated as following the contours of
certain elevations or soils of a particular type shall
be construed as following the actual height or soil
contour as determined by accepted surveying
practices.
(9) Boundaries indicated as parallel to or extensions of
features indicated in the subsections above shall
be so controlled.
(10) Distances not specifically indicated on the Official
Zone Map shall be determined by the scale of the
map.
(11) Where a discrepancy exists between the
depictions on the Official Zone Map and the text of
a legal description accompanying an ordinance for
zone map change duly adopted by the Common
Council, the text of the legal description shall
control.
(12) Where physical or cultural features existing on
the ground do not agree with those shown on the
Official Zone Map, or in other circumstances not
covered above, the Zoning Administrator shall
interpret the boundaries. Any party dissatisfied with
the interpretation of the Zoning Administrator may
appeal such interpretation to the Board of Zoning
Appeals.
(f) Determination of Land uses Not Listed in this
Ordinance
It is recognized that this Ordinance may require
interpretation to assign all possible uses to individual
districts. Therefore, any use which is not specifically
set forth in this Ordinance shall be reviewed by the
Zoning Administrator for consistency with the intent
set forth in each district and for compatibility with
use characteristics typical of uses permitted within
those districts. Based upon this review, the Zoning
Administrator shall determine the appropriate district
for any use which is not specifically set forth herein.
In case of disagreement with the determination of
the Zoning Administrator in assigning a use to an
appropriate district, any aggrieved party may file an
appeal with the Board of Zoning Appeals pursuant to
the provisions of Section 21-12.03 of this Ordinance. If
it is: (i) determined by the Zoning Administrator that a
particular use is not permitted in any district provided
for in this Ordinance and no appeal of the Zoning
Administrator's decision is filed with the Board of
Zoning Appeals pursuant to the provisions of Section
21-12.03 of this Ordinance; or, (ii) determined upon
appeal that a particular use is not permitted in any
district provided for in this Ordinance, then such use
shall be deemed to require a variance.
(g) Zoning of Newly Annexed Land
Any new land annexed into the City of South Bend shall
be designated as the zoning district most comparable
to the existing zoning district, per discretion of the
Zoning Administrator. The selected zoning designation
shall be based on which district the land use or building
type most typically appears or is most closely related.
SOUTH BEND ZONING ORDINANCE 1-5
INTRODuCTORy PROvISIONS 21-01.02
Zoning Map & Districts
(h) Conversion to New Districts
For interpretation and administrative purposes, any
reference to a previously mapped zoning district shall
be replaced with the equivalent zoning district per the
following table:
Table 21-01B: Zoning Districts
Conversion Symbol Replaces
Standard Districts
Suburban Neighborhood 1 S1 SF1
Suburban Neighborhood 2 S2 MF2
Urban Neighborhood 1 U1 SF2
Urban Neighborhood 2 U2 SF3
Urban Neighborhood 3 U3 MF1
Urban Neighborhood Flex UF OB
Neighborhood Center NC MU, O
Downtown DT CBD
Special Districts
Open Space OS (New)
University U U
Commercial C LB, CB, GB
Industrial I LI, GI
1-6 May 20, 2026
21-01.02 INTRODuCTORy PROvISIONS
Zoning Map & Districts Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage House
Detached House
Duplex
Carriage House
Detached House
Duplex
Suburban Neighborhood 1
S1
The S1 District is established
to provide for and maintain
suburban neighborhoods in
outlying areas of the City.
Primarily single unit residential
development.
Buildings with relatively deep
setbacks on larger lots.
Attached garages accessed by
a driveway from the street.
Larger city blocks with informal
character and plantings.
S2
Suburban Neighborhood 2
The S2 District is established
to provide for, maintain,
and enhance suburban
neighborhoods of primarily
apartment complexes or
houses grouped together
outside of the City's core.
A full range of residential
development, including single
unit, two unit, multi-unit, and
ADUs.
Larger size buildings with
relatively deep setbacks on
larger lots.
Attached garages accessed by
a driveway from the street or
shared parking areas located in
the rear or interior of the lot.
Larger city blocks with informal
character and plantings.
U1
Urban Neighborhood 1
The U1 District is established
to provide for, promote, and
maintain urban neighborhoods
located in core and outlying
areas of the City.
Primarily single and two unit
residential development,
allowing the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages located
at the rear of the lot, often
accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U2
Urban Neighborhood 2
The U2 District is established
to provide for, promote, and
maintain the development of
diverse housing types in urban
neighborhoods located near
neighborhood centers in core
and outlying areas of the City.
Primarily single and two unit
residential development,
allowing up to four units and
the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages accessed
from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U3
Urban Neighborhood 3
The U3 District is established
to provide for, promote, and
maintain the development of
a full range of housing types
located near neighborhood
centers and along major streets
in urban neighborhoods in core
and outlying areas of the City.
Single unit, two-unit, and multi-
unit residential development,
together with ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
UF
Urban Neighborhood Flex
The UF District is established
to enhance and support a full
range of housing types and
small-scale commercial uses
found outside neighborhood
centers in core and outlying
areas of the City.
A mixture of single unit, two
unit, multi-unit, and ADUs.
Integrates limited small-
scale office, commercial, and
institutional uses that are
compatible in scale.
Buildings with smaller setbacks
create a consistent block face
along smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
NC
Neighborhood Center
The NC District is established
to promote higher intensity,
urban neighborhood centers,
typically located near the
intersection of major streets, in
core and outlying areas of the
City that are well connected to
surrounding neighborhoods.
A mixture of storefront
retail, professional offices,
and dwelling units located
in townhouses, apartment
buildings, and in the upper
stories or rear of mixed-use
buildings.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
DT
Downtown
The DT District is established
to promote the development
of the downtown region of the
City of South Bend as a high
intensity urban center for a
multi-county region.
A mixture of mid-rise and high
rise mixed-use developments
including a variety of
compatible building types and
urban uses.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
Typical Characteristics
Building Types
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Intent
SOUTH BEND ZONING ORDINANCE 1-7
INTRODuCTORy PROvISIONS 21-01.02
Zoning Map & Districts Standard DistrictsZONING DISTRICT OVERVIEW
MORE SUBURBAN MORE URBAN
Carriage House
Detached House
Duplex
Carriage House
Detached House
Duplex
Suburban Neighborhood 1
S1
The S1 District is established
to provide for and maintain
suburban neighborhoods in
outlying areas of the City.
Primarily single unit residential
development.
Buildings with relatively deep
setbacks on larger lots.
Attached garages accessed by
a driveway from the street.
Larger city blocks with informal
character and plantings.
S2
Suburban Neighborhood 2
The S2 District is established
to provide for, maintain,
and enhance suburban
neighborhoods of primarily
apartment complexes or
houses grouped together
outside of the City's core.
A full range of residential
development, including single
unit, two unit, multi-unit, and
ADUs.
Larger size buildings with
relatively deep setbacks on
larger lots.
Attached garages accessed by
a driveway from the street or
shared parking areas located in
the rear or interior of the lot.
Larger city blocks with informal
character and plantings.
U1
Urban Neighborhood 1
The U1 District is established
to provide for, promote, and
maintain urban neighborhoods
located in core and outlying
areas of the City.
Primarily single and two unit
residential development,
allowing the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages located
at the rear of the lot, often
accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U2
Urban Neighborhood 2
The U2 District is established
to provide for, promote, and
maintain the development of
diverse housing types in urban
neighborhoods located near
neighborhood centers in core
and outlying areas of the City.
Primarily single and two unit
residential development,
allowing up to four units and
the addition of ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages accessed
from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
U3
Urban Neighborhood 3
The U3 District is established
to provide for, promote, and
maintain the development of
a full range of housing types
located near neighborhood
centers and along major streets
in urban neighborhoods in core
and outlying areas of the City.
Single unit, two-unit, and multi-
unit residential development,
together with ADUs.
Buildings with modest
setbacks and inviting building
frontages that create a
consistent block face along
smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
UF
Urban Neighborhood Flex
The UF District is established
to enhance and support a full
range of housing types and
small-scale commercial uses
found outside neighborhood
centers in core and outlying
areas of the City.
A mixture of single unit, two
unit, multi-unit, and ADUs.
Integrates limited small-
scale office, commercial, and
institutional uses that are
compatible in scale.
Buildings with smaller setbacks
create a consistent block face
along smaller city blocks.
Detached garages or shared
parking accessed from an alley.
Pedestrian-oriented scale with
sidewalks and street trees.
NC
Neighborhood Center
The NC District is established
to promote higher intensity,
urban neighborhood centers,
typically located near the
intersection of major streets, in
core and outlying areas of the
City that are well connected to
surrounding neighborhoods.
A mixture of storefront
retail, professional offices,
and dwelling units located
in townhouses, apartment
buildings, and in the upper
stories or rear of mixed-use
buildings.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
DT
Downtown
The DT District is established
to promote the development
of the downtown region of the
City of South Bend as a high
intensity urban center for a
multi-county region.
A mixture of mid-rise and high
rise mixed-use developments
including a variety of
compatible building types and
urban uses.
Buildings with active building
frontages set at or close to the
sidewalk.
Pedestrian-oriented scale with
sidewalks and street trees.
Typical Characteristics
Building Types
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Intent
1-8 May 20, 2026
21-01.02 INTRODuCTORy PROvISIONS
Zoning Map & Districts
Open Space
OS
The OS District is established
to promote the development of
a range of public shared open
spaces dispersed through the
City.
Active or passive open spaces,
including neighborhood parks,
formal greens or plazas,
greenways, trails, recreational
fields, or natural spaces that
accommodate a wide range
of ages, physical abilities, and
programming.
Buildings and uses that
activate and address the
open space or support park
functions.
Wide sidewalks and pathways
for multiple uses surrounded
by a formal or informal
arrangement of trees and
landscaping.
Seating and site amenities that
encourage pedestrian use and
comfort.
U
University
The U District is established
to promote the development
of major college or university
campuses.
A diversity of uses, functions,
and facilities that facilitate the
highest level of education.
A range of commercial uses
which are accessory to or
typically associated with a
college or university campus,
such as a bookstore, hotel,
food sales and service,
school supplies, and personal
services.
Pedestrian-oriented scale
with sidewalks and a formal or
informal arrangement of trees
and landscaping.
C
Commercial
The C District is established
to provide a location for
medium- to high intensity
commercial uses that are auto-
oriented, typically located
along major corridors at the
fringe of the City or as small
groupings located outside of
neighborhood centers.
Auto-oriented commercial
uses that may include outdoor
sales or operations.
Buildings located on larger lots
and city blocks in a suburban
format.
Coordinated to facilitate
vehicular and pedestrian
access from nearby
neighborhoods.
Landscaped to be attractive
and provide appropriate
buffering to residential uses.
I
Industrial
The I District is established to
provide a location for medium-
to high intensity industrial
uses, typically grouped along
highways and major streets
and separated from residential
uses.
Office/warehouse, distribution,
wholesale, assembly, and
manufacturing or processing
facilities that may require
substantial amounts of outdoor
storage or operations.
Uses typically generate heavy
traffic.
Buildings located on larger lots
on bigger city blocks.
Landscaped to be attractive
and provide appropriate
buffering to other uses.
HP
Historic Preservation
The HP Overlay District is
established to preserve
buildings, other structures, and
sites of historical, architectural,
engineering, and cultural
significance in South Bend.
Chapin Park and Leeper Park
East Wayne Street
Edgewater Place
Lincolnway East
North St. Joseph Street
River Bend
Riverside Drive
Taylor’s Field
West North Shore Drive
Local Landmarks
NNZO
Northeast Neighborhood
The NNZO Overlay District
codifies the recommendations
of the Northeast Neighborhood
Design Guidelines which are
most relevant and applicable
to new development in the
NNZO.
Establish a comprehensive
design approach for the NNZO.
Encourage high-quality design
of future buildings and site
development that preserves
and enhances the character of
a traditional neighborhood.
Create a strong, unique
neighborhood identity image.
Provide a range of design
options to address future
development opportunities.
Instill and enforce the sense
of “pride of place” among
residents, businesses, and
property owners.
Typical Characteristics
Intent
Special & Overlay DistrictsZONING DISTRICT OVERVIEW
SPECIAL DISTRICTS OVERLAY DISTRICTS
SOUTH BEND ZONING ORDINANCE 1-9
INTRODuCTORy PROvISIONS 21-01.02
Zoning Map & Districts
Open Space
OS
The OS District is established
to promote the development of
a range of public shared open
spaces dispersed through the
City.
Active or passive open spaces,
including neighborhood parks,
formal greens or plazas,
greenways, trails, recreational
fields, or natural spaces that
accommodate a wide range
of ages, physical abilities, and
programming.
Buildings and uses that
activate and address the
open space or support park
functions.
Wide sidewalks and pathways
for multiple uses surrounded
by a formal or informal
arrangement of trees and
landscaping.
Seating and site amenities that
encourage pedestrian use and
comfort.
U
University
The U District is established
to promote the development
of major college or university
campuses.
A diversity of uses, functions,
and facilities that facilitate the
highest level of education.
A range of commercial uses
which are accessory to or
typically associated with a
college or university campus,
such as a bookstore, hotel,
food sales and service,
school supplies, and personal
services.
Pedestrian-oriented scale
with sidewalks and a formal or
informal arrangement of trees
and landscaping.
C
Commercial
The C District is established
to provide a location for
medium- to high intensity
commercial uses that are auto-
oriented, typically located
along major corridors at the
fringe of the City or as small
groupings located outside of
neighborhood centers.
Auto-oriented commercial
uses that may include outdoor
sales or operations.
Buildings located on larger lots
and city blocks in a suburban
format.
Coordinated to facilitate
vehicular and pedestrian
access from nearby
neighborhoods.
Landscaped to be attractive
and provide appropriate
buffering to residential uses.
I
Industrial
The I District is established to
provide a location for medium-
to high intensity industrial
uses, typically grouped along
highways and major streets
and separated from residential
uses.
Office/warehouse, distribution,
wholesale, assembly, and
manufacturing or processing
facilities that may require
substantial amounts of outdoor
storage or operations.
Uses typically generate heavy
traffic.
Buildings located on larger lots
on bigger city blocks.
Landscaped to be attractive
and provide appropriate
buffering to other uses.
HP
Historic Preservation
The HP Overlay District is
established to preserve
buildings, other structures, and
sites of historical, architectural,
engineering, and cultural
significance in South Bend.
Chapin Park and Leeper Park
East Wayne Street
Edgewater Place
Lincolnway East
North St. Joseph Street
River Bend
Riverside Drive
Taylor’s Field
West North Shore Drive
Local Landmarks
NNZO
Northeast Neighborhood
The NNZO Overlay District
codifies the recommendations
of the Northeast Neighborhood
Design Guidelines which are
most relevant and applicable
to new development in the
NNZO.
Establish a comprehensive
design approach for the NNZO.
Encourage high-quality design
of future buildings and site
development that preserves
and enhances the character of
a traditional neighborhood.
Create a strong, unique
neighborhood identity image.
Provide a range of design
options to address future
development opportunities.
Instill and enforce the sense
of “pride of place” among
residents, businesses, and
property owners.
Typical Characteristics
Intent
Special & Overlay DistrictsZONING DISTRICT OVERVIEW
SPECIAL DISTRICTS OVERLAY DISTRICTS
1-10 May 20, 2026
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