HomeMy WebLinkAbout21-03 Standard DistrictsSOUTH BEND ZONING ORDINANCE 3-1
Article 21-03:
Standard Districts Sections
Section 21-03.01: S1 Suburban Neighborhood 1 ..........3-3
Section 21-03.02: S2 Suburban Neighborhood 2. . . . . . . . . 3-9
Section 21-03.03: U1 Urban Neighborhood 1 ............3-15
Section 21-03.04: U2 Urban Neighborhood 2 ...........3-21
Section 21-03.05: U3 Urban Neighborhood 3 ...........3-27
Section 21-03.06: UF Urban Neighborhood Flex ........3-33
Section 21-03.07: NC Neighborhood Center ............3-39
Section 21-03.08: DT Downtown ........................3-45
3-2 May 20, 2026
This page intentionally left blank
SOUTH BEND ZONING ORDINANCE 3-3
StANDARD DIStRICtS 21-03.01
S1 Suburban Neighborhood 1
Section 21-03.01: S1 Suburban Neighborhood 1
(a) Intent
The S1 Suburban District is established to provide for
and maintain suburban neighborhoods in outlying areas
of the City.
The following are typical characteristics of the S1 District:
•Primarily single unit residential development of
detached houses. Up to two units per lot may be
allowed to provide added value and more effective
use of a lot
•Buildings with relatively deep setbacks on larger lots
•Attached garages accessed by a driveway from the
street
•Larger city blocks that have a more informal
character and plantings
(b) Building types
The following building types are permitted in the S1
District:
Carriage House
Detached House
Duplex
The names of the building types are not intended to
limit or expand uses allowed within the building. See
Section 21-08.02 for building type descriptions and
regulations.
Limited public and institutional uses shall be
incorporated at a scale and character compatible with
the surrounding neighborhood.
3-4 May 20, 2026
21-03.01 StANDARD DIStRICtS
S1 Suburban Neighborhood 1
Uses
(c) Principal Uses Use Definition
& Standards
Agricultural
Community Garden 21-06.01(e)(2)
Civic & Institutional
Assembly, Neighborhood 21-06.01(f)(1)
Cemetery 21-06.01(f)(3)
College/University 21-06.01(f)(4)
Library/Museum/Cultural Facility 21-06.01(f)(7)
Parks & Open Space 21-06.01(f)(8)
Police/Fire Facilities 21-06.01(f)(9)
Religious Institutions 21-06.01(f)(10)
School, Pre-K/Primary/Secondary 21-06.01(f)(11)
Lodging
Bed & Breakfast 21-06.01(h)(1)
Residential
Dwelling, Ancillary 21-06.01(j)(1)
Dwelling, 1 Unit 21-06.01(j)(2)
Dwelling, 2 Units 21-06.01(j)(3)
Group Residence, State Regulated 21-06.01(j)(7)
Residential Care Facility 21-06.01(j)(8)
Retail & Service
Day Care Center 21-06.01(k)(6)
Entertainment/Recreation Facility,
Outdoor
21-06.01(k)(9)
Funeral Services 21-06.01(k)(10)
Transportation
Parking Lot 21-06.01(l)(4)
Utilities
Solar Farm 21-06.01(m)(1)
Utilities, Major 21-06.01(m)(2)
Utilities, Minor 21-06.01(m)(3)
Wireless Communications 21-06.01(m)(4)
See Section 21-06.01 for all principal use definitions.
See Section 21-06.02 for accessory use standards.
Key Allowed Allowed subject to Conditions Special Exception Use Specific Standards
SOUTH BEND ZONING ORDINANCE 3-5
StANDARD DIStRICtS 21-03.01
S1 Suburban Neighborhood 1
(d) Building Placement
Lot Size
Lot Width 40' min.
Lot Depth 60' min.
Building Setbacks Front 1 Corner Side Rear
Residential (min.)25'15'5'25'
Non-Residential (min.)25'15'20'25'
Building Coverage
Building Coverage 40% max.
1 Where existing buildings on a block face are not
consistent with the required setbacks, any new building
may apply the contextual setback per Section 21-02.03(b).
(e) Access & Parking
Pedestrian Access
A walkway shall connect the sidewalk or driveway to the
main entrance.
Bicycle Access
See Section 21-07.02 for Bicycle Parking requirements.
Parking Access
If access is available from an alley which is open to traffic,
there shall be no access allowed from the street.
If allowed, a maximum of one street curb cut is permitted
per street frontage.
Parking Lot Location (Distance from Lot Line)
Front Setback (min.)25'
Corner Setback (min.)15'
Side & Rear Setback 20'
Side and rear setback shall be 0' when abutting an alley.
Required Spaces
Off-street parking areas are not required for any use.
Any off-street parking areas provided, even though not
required, shall be developed in compliance with the
standards set forth in Section 21-07.03.
See Section 21-07 for full access and parking requirements.
A
B
C D E F
G
H
I
Buildable Area of
Primary Building Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Minimum Setback Line
E
DC
A
B
Building Placement Access & Parking
H
I
I
G
Pedestrian access
to main entrance
Minimum Parking Lot Setback
F
3-6 May 20, 2026
21-03.01 StANDARD DIStRICtS
S1 Suburban Neighborhood 1
Key Allowed Not Allowed
(f) Building Form
Building Height
Primary Building (max.) 35' and 2.5 stories
Accessory Building (max.) 1 18'
Accessory buildings, except for ancillary dwelling units,
shall not be taller than the primary building on a lot.
Building Orientation
Primary facades shall be oriented to a front lot line or open
space.
1 Ancillary dwelling units may be built to a maximum
height of 26' if located at least 5' from the rear lot line of
a lot with a rear alley or at least 20' from the rear lot line
of a lot without a rear alley.
(g) Building Components
Allowed Building Frontage Types
Porch 21-08.03(c)
Stoop 21-08.03(d)
Gallery 21-08.03(e)
Building Entrance
The main entrance shall be located on the front facade, on
the corner facade, or on the side facade within 20' of the
front facade.
Allowed Encroachments
(max.)
Front Corner Side Rear
Architectural Features 3'3'3'3'
Building Frontage Type 10'5'
Balcony 5'5'5'
Bay Window ( < 10' wide)3'3'3'3'
Patio & Decks (under 30")8'8'
Building components shall be at least 18" from any lot line.
See Section 21-08.01(g) for building component definitions
and additional requirements.
J
K
L M N O
Main Entrance
Encroachment Zone
L
N O
M18"
Building ComponentsBuilding Form
J
K
Accessory
Building
Encroachments
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-7
StANDARD DIStRICtS 21-03.01
S1 Suburban Neighborhood 1
Accessory Structures Allowed
(h) Building Standards
Façade Transparency (min.)
Ground Floor - Front Facade 10%
Ground Floor - Corner Facade 5%
Upper Floor - Front Facade 10%
Upper Floor - Corner Facade 5%
Building Materials
There are no restrictions on building materials for
residential buildings within the S1 district.
See Section 21-08.01(e) for building material restrictions
that shall apply to any non-residential building.
See Section 21-08 for full building standards.
(i) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Mechanical/HVAC 21-06.02(f)(14)
Satellite Dish Antennas 21-06.02(f)(22)
Swimming Pool/Hot Tubs 21-06.02(f)(26)
Allowed Location in Established Yards
Accessory structures shall not be located in any
established front or corner yard.
Accessory structures shall comply with all required
setbacks but may encroach into a required rear setback up
to 5' of the lot line.
See Section 21-06.02 for full accessory use regulations.
Fence/Freestanding Walls Front Corner Side Rear
Height (max.)3'3'6'6'
A fence up to 4' is allowed in an established front or
corner yard if fence is greater than 50% open.
See Section 21-09 for full site development requirements.
Building Standards Site Development
5'-0"
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
3-8 May 20, 2026
21-03.01 StANDARD DIStRICtS
S1 Suburban Neighborhood 1
(j) Landscape 2
Streetscape Trees Required
Shade Tree 1 1 tree min. per each full
30' of street frontage
Location Front yard, corner yard,
or tree lawn
Foundation Landscape Required 2
Front & Corner Facades
Over 35' Wide
1 shrub per 5' of
facade min.
Location Directly adjacent to facade
Parking Lot Screening (of 4 or more spaces)
Parking that is visible from a street/open space, other than
an alley, shall be screened by a Type 1 buffer.
Parking that is visible from a side/rear lot line abutting a S1,
U1, or U2 district shall be screened by a Type 1 or 2 buffer.
Buffers shall comply with Section 21-09.01(o).
See Section 21-09.01 for full landscape requirements.
1 An existing tree of at least 1.75” caliper may fulfill this
requirement.
2 Residential buildings with 4 or fewer units are exempt
from foundation landscape requirements.
(k) Signs
Total Signs Allowed
Residential
Building or
Freestanding Sign
1 per street frontage;
up to 2 square feet
and 4 feet in height
Non-Residential Use
Building Sign Up to 5% of the total area
of the building facade
Freestanding Sign 1 per street frontage;
up to 32 square feet
and 6 feet in height
Freestanding signs may be located in a required setback,
provided they are at least 5' from a lot line.
See Section 21-10 for full sign requirements including
changeable copy signs, temporary signs, exempt signs,
off-premise, and use-specific signs.
P
Q
Q
SignsLandscape
P
Streetscape Trees Allowed
Tree Lawn
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-9
StANDARD DIStRICtS 21-03.02
S2 Suburban Neighborhood 2
Section 21-03.02: S2 Suburban Neighborhood 2
(a) Intent
The S2 District is established to provide for, maintain,
and enhance suburban neighborhoods consisting
primarily of apartment complexes or houses grouped
together outside of the City's core.
The following are typical characteristics of the S2
District:
•A full range of residential development including single
unit, two unit, multi-unit, and ancillary dwelling units
that maximize amenities nearby while providing a
variety of housing choice
•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 that have a more informal
character and plantings
(b) Building types
The following building types are permitted in the S2
District:
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
The names of the building types are not intended to
limit or expand uses allowed within the building. See
Section 21-08.02 for building type descriptions and
regulations.
Limited public and institutional uses shall be
incorporated at a scale and character compatible with
the surrounding neighborhood
3-10 May 20, 2026
21-03.02 StANDARD DIStRICtS
S2 Suburban Neighborhood 2
Uses
(c) Principal Uses Use Definition
& Standards
Agricultural
Community Garden 21-06.01(e)(2)
Civic & Institutional
Assembly, Neighborhood 21-06.01(f)(1)
Cemetery 21-06.01(f)(3)
College/University 21-06.01(f)(4)
Library/Museum/Cultural Facility 21-06.01(f)(7)
Parks & Open Space 21-06.01(f)(8)
Police/Fire Facilities 21-06.01(f)(9)
Religious Institutions 21-06.01(f)(10)
School, Pre-K/Primary/Secondary 21-06.01(f)(11)
Lodging
Bed & Breakfast 21-06.01(h)(1)
Residential
Dwelling, Ancillary 21-06.01(j)(1)
Dwelling, 1 Unit 21-06.01(j)(2)
Dwelling, 2 Units 21-06.01(j)(3)
Dwelling, Multi-Unit 21-06.01(j)(5)
Dwelling, Mobile Home 21-06.01(j)(6)
Group Residence, State Regulated 21-06.01(j)(7)
Residential Care Facility 21-06.01(j)(8)
Retail & Service
Day Care Center 21-06.01(k)(6)
Entertainment/Recreation Facility,
Outdoor
21-06.01(k)(9)
Funeral Services 21-06.01(k)(10)
Transportation
Parking Lot 21-06.01(l)(4)
Utilities
Solar Farm 21-06.01(m)(1)
Utilities, Major 21-06.01(m)(2)
Utilities, Minor 21-06.01(m)(3)
Wireless Communications 21-06.01(m)(4)
See Section 21-06.01 for all principal use definitions.
See Section 21-06.02 for accessory use standards.
Key Allowed Allowed subject to Conditions Special Exception Use Specific Standards
SOUTH BEND ZONING ORDINANCE 3-11
StANDARD DIStRICtS 21-03.02
S2 Suburban Neighborhood 2
(d) Building Placement
Lot Size
Lot Width 20' min.
Lot Depth 60' min.
Building Setbacks Front 1 Corner Side 2 Rear
All Uses (min.)25'25'25'25'
Building Coverage
Building Coverage 50% max.
1 Where existing buildings on a block face are not
consistent with the required setbacks, any new building
may apply the contextual setback per Section 21-02.03(b).
2 Side setback not required between attached dwellings
and may be reduced to 10 feet min. for buildings with 4
or fewer dwellings.
(e) Access & Parking
Pedestrian Access
A walkway shall connect the sidewalk or driveway to the
main entrance.
Bicycle Access
See Section 21-07.02 for Bicycle Parking requirements.
Parking Access
If access is available from an alley which is open to traffic,
there shall be no access allowed from the street.
If allowed, a maximum of one street curb cut is permitted
per street frontage.
Parking Lot Location (Distance from Lot Line)
Front & Corner Setback (min.) 25'
Side & Rear Setback (min.)10'
Side and rear setback shall be 0' when abutting an alley.
Required Spaces
Off-street parking areas are not required for any use.
Any off-street parking areas provided, even though not
required, shall be developed in compliance with the
standards set forth in Section 21-07.03.
See Section 21-07 for full access and parking requirements.
A
B
C D E F
G
H
Building Placement Access & Parking
Buildable Area of
Primary Building
Secon
d
ar
y
Str
e
et
Pri
m
a
r
y
S
t
r
e
e
t
Minimum Setback Line Minimum Parking Lot Setback
E
F
D
C
A B
H
G
H
G
Pedestrian
access to main
entrance
3-12 May 20, 2026
21-03.02 StANDARD DIStRICtS
S2 Suburban Neighborhood 2
(f) Building Form
Building Height
Primary Building (max.) 40' and 3 stories
Accessory Building (max.)26'
Accessory buildings, except for ancillary dwelling units,
shall not be taller than the primary building on a lot.
Building Orientation
Primary facades shall be oriented to a front lot line or
open space.
(g) Building Components
Allowed Building Frontage Types
Porch 21-08.03(c)
Stoop 21-08.03(d)
Gallery 21-08.03(e)
Forecourt 21-08.03(f)
Building Entrance
The main entrance shall be located on the front facade, on
the corner facade, or on the side facade within 20' of the
front facade.
Allowed Encroachments
(max.)
Front Corner Side Rear
Architectural Features 3'3'3'3'
Building Frontage Type 10'10'
Balcony 5'5'5'
Bay Window ( < 10' wide)3'3'3'3'
Patio & Decks (under 30")8'8'
See Section 21-08.01(g) for building component definitions
and additional requirements.
I
J K L M
Building ComponentsBuilding Form
Encroachment Zone
J
L
M
K
Key Allowed Not Allowed
I
Encroachment
of Porch
Main Entrance
Pri
m
a
r
y
S
t
r
e
e
t
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-13
StANDARD DIStRICtS 21-03.02
S2 Suburban Neighborhood 2
Accessory Structures Allowed
(h) Building Standards
Façade Transparency (min.)
Ground Floor - Front Facade 10%
Ground Floor - Corner Facade 5%
Upper Floor - Front & Corner Facade 15%
Building Materials
Restrictions on building materials shall apply to all front
and corner facades of residential buildings with 5 or more
units and non-residential buildings.
Building materials used on the front and corner facades
shall extend a minimum depth of 16" along the side facade.
E.I.F.S. is not permitted on the ground floor except as trim.
Standard, fluted, or split face concrete masonry units
above the basement level are prohibited as face material.
Unfinished metal, plywood, unfinished precast or poured-
in-place concrete are prohibited.
Commercial-grade/scale products are prohibited on any
residential building facade.
Windows and doors on a ground floor front/corner facade
shall have clear, transparent glass that has a min. VLT of
50% and a max. VLR of 25%.
See Section 21-08 for full building standards.
(i) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Mechanical/HVAC 21-06.02(f)(14)
Satellite Dish Antennas 21-06.02(f)(22)
Swimming Pool/Hot Tubs 21-06.02(f)(26)
Trash/Recycling Container 21-06.02(f)(27)
Allowed Location in Established Yards
Accessory structures shall not be located in any
established front or corner yard.
Accessory structures shall comply with all required
setbacks but may encroach into a required rear setback up
to 5' of the lot line.
See Section 21-06.02 for full accessory use regulations.
Fence/Freestanding Walls Front Corner Side Rear
Height (max.)3'3'6'6'
A fence up to 4' is allowed in an established front or corner
yard if fence is greater than 50% open.
See Section 21-09 for full site development requirements.
Building Standards Site Development
Key Allowed Not Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
3-14 May 20, 2026
21-03.02 StANDARD DIStRICtS
S2 Suburban Neighborhood 2
(j) Landscape 2
Streetscape Trees Required
Shade Tree 1 1 tree min. per each full
30' of street frontage
Location Front yard, corner yard,
or tree lawn
Foundation Landscape Required 2
Front & Corner Facades
Over 35' Wide
1 shrub per 5' of
facade min.
Location Directly adjacent to facade
Buffer Landscape Required 2
Adjacent to S1, U1, or U2 Type 3 buffer
Parking Lot Screening (of 4 or more spaces)
Parking that is visible from a street/open space, other than
an alley, shall be screened by a Type 1 buffer.
Buffers shall comply with Section 21-09.01(o).
See Section Section 21-09.01 for full landscape
requirements.
1 An existing tree of at least 1.75" caliper may fulfill this
requirement.
2 Residential buildings with 4 or fewer units are exempt
from foundation and buffer landscape requirements.
(k) Signs
Total Signs Allowed
Residential: 4 or fewer dwellings
Building or
Freestanding Sign
1 per street frontage;
up to 2 square feet
and 4 feet in height
Residential: 5+ dwelling units
Building or
Freestanding Sign
1 per street frontage;
up to 32 square feet
and 6 feet in height
Non-Residential Use
Building Sign Up to 5% of the total area
of the building facade
Freestanding Sign 1 per street frontage;
up to 32 square feet
and 6 feet in height
Freestanding signs may be located in a required setback,
provided they are at least 5' from a lot line.
See Section 21-10 for full sign requirements including
changeable copy signs, temporary signs, exempt signs,
off-premise, and use-specific signs.
N
O P
SignsLandscape
P
Tree Lawn
N
O
Streetscape Trees Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-15
StANDARD DIStRICtS 21-03.03
U1 Urban Neighborhood 1
Section 21-03.03: U1 Urban Neighborhood 1
(a) Intent
The U1 District is established to provide for, promote,
and maintain urban neighborhoods located in both the
core and outlying areas of the City.
The following are typical characteristics of the U1
District:
•Primarily single and two unit residential development
in the form of detached houses, allowing the addition
of ancillary dwelling units to give additional value
•Buildings with modest setbacks and inviting building
frontages, primarily of stoops and porches, 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
regularly spaced street trees
(b) Building types
The following building types are permitted in the U1
District:
Carriage House
Detached House
Duplex
The names of the building types are not intended to
limit or expand uses allowed within the building. See
Section 21-08.02 for building type descriptions and
regulations.
Limited public and institutional uses shall be
incorporated at a scale and character compatible with
the surrounding neighborhood.
3-16 May 20, 2026
21-03.03 StANDARD DIStRICtS
U1 Urban Neighborhood 1
Uses
(c) Principal Uses Use Definition
& Standards
Agricultural
Community Garden 21-06.01(e)(2)
Civic & Institutional
Assembly, Neighborhood 21-06.01(f)(1)
Cemetery 21-06.01(f)(3)
College/University 21-06.01(f)(4)
Library/Museum/Cultural Facility 21-06.01(f)(7)
Parks & Open Space 21-06.01(f)(8)
Police/Fire Facilities 21-06.01(f)(9)
Religious Institutions 21-06.01(f)(10)
School, Pre-K/Primary/Secondary 21-06.01(f)(11)
Lodging
Bed & Breakfast 21-06.01(h)(1)
Residential
Dwelling, Ancillary 21-06.01(j)(1)
Dwelling, 1 Unit 21-06.01(j)(2)
Dwelling, 2 Units 21-06.01(j)(3)
Group Residence, State Regulated 21-06.01(j)(7)
Residential Care Facility 21-06.01(j)(8)
Retail & Service
Day Care Center 21-06.01(k)(6)
Entertainment/Recreation Facility,
Outdoor
21-06.01(k)(9)
Funeral Services 21-06.01(k)(10)
Transportation
Parking Lot 21-06.01(l)(4)
Utilities
Solar Farm 21-06.01(m)(1)
Utilities, Major 21-06.01(m)(2)
Utilities, Minor 21-06.01(m)(3)
Wireless Communications 21-06.01(m)(4)
See Section 21-06.02 for accessory use standards.
Key Allowed Allowed subject to Conditions Special Exception Use Specific Standards
Buildable Area of
Primary Building
E F
C
SOUTH BEND ZONING ORDINANCE 3-17
StANDARD DIStRICtS 21-03.03
U1 Urban Neighborhood 1
Building Placement
(d) Building Placement
Lot Size
Lot Width 1 30' min.
Lot Depth 60' min.
Building Setbacks Front 2 Corner Side 3 Rear
Residential (min.)
Residential (max.)
15'
25'
10'
25'
5'
-
20'
-
Non-Residential (min.)15'10'20'20'
Facade within Setback Zone
Front (min.)65%
Corner (min.)50%
Building Coverage
Building Coverage 50% max.
1 Lot width may be reduced to 20’ for attached dwellings.
2 Where existing buildings on a block face are not
consistent with the required setbacks, any new building
may apply the contextual setback per Section 21-02.03(b).
3 Side setback not required between attached dwellings.
(e) Access & Parking
Pedestrian Access
A walkway shall connect the sidewalk or driveway to the
main entrance.
Bicycle Access
See Section 21-07.02 for Bicycle Parking requirements.
Parking Access
If access is available from an alley which is open to traffic,
there shall be no access allowed from the street. If allowed,
a maximum of one curb cut is permitted per street frontage.
A garage facing a street shall be set back not less than 18’.
A garage facing an alley shall be set back 5' from rear lot
line or not less than 18’.
Parking Lot Location (Distance from Lot Line)
Front & Corner Setback (min.)5' behind facade,
or 12' if no building
Side & Rear Setback (min.)5'
Side and rear setback shall be 0' when abutting an alley.
Required Spaces
Off-street parking areas are not required for any use.
Any off-street parking areas provided, even though not
required, shall be developed in compliance with the
standards set forth in Section 21-07.03.
See Section 21-07 for full access and parking requirements.
A
B
C D E F
G
H
Secon
d
ar
y
Str
e
et
Pri
m
a
r
y
S
t
r
e
e
t
D
A B
Minimum Setback Line
Maximum Setback Line
Access & Parking
H
Pedestrian
access to main
entrance
Minimum Parking Lot Setback
All
e
y
G G
H
Building Form
I
J
3-18 May 20, 2026
21-03.03 StANDARD DIStRICtS
U1 Urban Neighborhood 1
Building Components
(f) Building Form
Building Height
Primary Building (max.) 35' and 2.5 stories
Accessory Building (max.) 1 18'
Accessory buildings, except for ancillary dwelling units,
shall not be taller than the primary building on a lot.
Building Orientation
Primary facades shall be oriented to a front lot line or
open space.
1 Ancillary dwelling units may be built to a maximum
height of 26' if located at least 5' from the rear lot line of
a lot with a rear alley or at least 20' from the rear lot line
of a lot without a rear alley.
(g) Building Components
Allowed Building Frontage Types
Porch 21-08.03(c)
Stoop 21-08.03(d)
Gallery 21-08.03(e)
Building Entrance
The main entrance shall be located on the front facade, on
the corner facade, or on the side facade within 20' of the
front facade.
Allowed Encroachments
(max.)
Front Corner Side Rear
Architectural Features 3'3'3'3'
Building Frontage Type 5'5'
Balcony 5'5'5'
Bay Window ( < 10' wide)3'3'3'3'
Patio & Decks (under 30")8'8'
Building components shall be at least 18" from any lot line.
See Section 21-08.01(g) for building component definitions
and additional requirements.
I
J
K L M N
L
N
M
Key Allowed Not Allowed
Encroachment Zone
Accessory
Building
Encroachments
K
Main Entrance
18"
Encroachment
of Porch Steps
Pri
m
a
r
y
S
t
r
e
e
t
Secon
d
ar
y
Str
e
et
All
e
y
All
e
y
SOUTH BEND ZONING ORDINANCE 3-19
StANDARD DIStRICtS 21-03.03
U1 Urban Neighborhood 1
Building Standards Site Development
(h) Building Standards
Facade Transparency (min.)
Ground Floor - Front & Corner Facade 15%
Upper Floor - Front & Corner Facade 15%
Building Materials
There are no restrictions on building materials for
residential buildings within the U1 district.
See Section 21-08.01(e) for building material restrictions
that shall apply to any non-residential building.
See Section 21-08 for full building standards.
(i) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Mechanical/HVAC 21-06.02(f)(14)
Satellite Dish Antennas 21-06.02(f)(22)
Swimming Pool/Hot Tubs 21-06.02(f)(26)
Allowed Location in Established Yards
Accessory structures shall not be located in any
established front or corner yard.
Accessory structures shall comply with all required
setbacks but may encroach into a required rear setback up
to 5' of the lot line.
See Section 21-06.02 for full accessory use regulations.
Fence/Freestanding Walls Front Corner Side Rear
Height (max.)3'3'6'6'
A fence up to 4' is allowed in an established front or
corner yard if fence is greater than 50% open.
See Section 21-09 for full site development requirements.
Accessory Structures Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
All
e
y
All
e
y
3-20 May 20, 2026
21-03.03 StANDARD DIStRICtS
U1 Urban Neighborhood 1
(j) Landscape 2
Streetscape Trees Required
Shade Tree 1 1 tree min. per each full
30' of street frontage
Location 2 Tree Lawn
Spacing Evenly spaced to extent possible
Foundation Landscape Required 3
Front & Corner Facades
Over 35' Wide
1 shrub per 5' of
facade min.
Location Directly adjacent to facade
Parking Lot Screening (of 4 or more spaces)
Parking that is visible from a street/open space, other than
an alley, shall be screened by a Type 1 buffer.
Parking that is visible from a side/rear lot line abutting a S1,
U1, or U2 district shall be screened by a Type 1 or 2 buffer.
Buffers shall comply with Section 21-09.01(o).
See Section 21-09.01 for full landscape requirements.
1 An existing tree of at least 1.75" caliper may fulfill this
requirement.
2 If a tree cannot be placed in a tree lawn, then required
trees may be located in a front or corner established yard.
3 Residential buildings with 4 or fewer units are exempt
from foundation landscape requirements.
(k) Signs
Total Signs Allowed
Residential
Building or
Freestanding Sign
1 per street frontage;
up to 2 square feet
and 4 feet in height
Non-Residential Use
Building Sign Up to 5% of the total area
of the building facade
Freestanding Sign 1 per street frontage;
up to 32 square feet
and 6 feet in height
Freestanding signs may be located in a required setback,
provided they are at least 5' from a lot line.
See Section 21-10 for full sign requirements including
changeable copy signs, temporary signs, exempt signs,
off-premise, and use-specific signs.
O
P
P
Tree Lawn
O
Street Trees Allowed
SignsLandscape
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Alle
y
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-21
StANDARD DIStRICtS 21-03.04
U2 Urban Neighborhood 2
Section 21-03.04: U2 Urban Neighborhood 2
(a) Intent
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 both core and outlying areas of the City.
The following are typical characteristics of the U2 District:
•Primarily for single and two unit residential
development, allowing up to four units and the
addition of ancillary dwelling units to help meet the
demand for affordable, urban living
•Buildings with modest setbacks and inviting building
frontages, primarily of stoops and porches, that create
a consistent block face along smaller city blocks
•Detached garages accessed from an alley
•Pedestrian-oriented scale with sidewalks and
regularly spaced street trees
(b) Building types
The following building types are permitted in the U2
District:
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
The names of the building types are not intended to
limit or expand uses allowed within the building. See
Section 21-08.02 for building type descriptions and
regulations.
Limited public and institutional uses shall be
incorporated at a scale and character compatible with
the surrounding neighborhood.
3-22 May 20, 2026
21-03.04 StANDARD DIStRICtS
U2 Urban Neighborhood 2
(c) Principal Uses Use Definition
& Standards
Agricultural
Community Garden 21-06.01(e)(2)
Civic & Institutional
Assembly, Neighborhood 21-06.01(f)(1)
Cemetery 21-06.01(f)(3)
College/University 21-06.01(f)(4)
Library/Museum/Cultural Facility 21-06.01(f)(7)
Parks & Open Space 21-06.01(f)(8)
Police/Fire Facilities 21-06.01(f)(9)
Religious Institutions 21-06.01(f)(10)
School, Pre-K/Primary/Secondary 21-06.01(f)(11)
Lodging
Bed & Breakfast 21-06.01(h)(1)
Residential
Dwelling, Ancillary 21-06.01(j)(1)
Dwelling, 1 Unit 21-06.01(j)(2)
Dwelling, 2 Units 21-06.01(j)(3)
Dwelling, Multi-Unit 21-06.01(j)(5)
Group Residence, State Regulated 21-06.01(j)(7)
Residential Care Facility 21-06.01(j)(8)
Retail & Service
Day Care Center 21-06.01(k)(6)
Entertainment/Recreation Facility,
Outdoor
21-06.01(k)(9)
Funeral Services 21-06.01(k)(10)
Transportation
Parking Lot 21-06.01(l)(4)
Utilities
Solar Farm 21-06.01(m)(1)
Utilities, Major 21-06.01(m)(2)
Utilities, Minor 21-06.01(m)(3)
Wireless Communications 21-06.01(m)(4)
See Section 21-06.02 for accessory use standards.
Uses
Key Allowed Allowed subject to Conditions Special Exception Use Specific Standards
Buildable Area of
Primary Building
Secon
d
ar
y
Str
e
et
Pri
m
a
r
y
S
t
r
e
e
t
E
C
A
Minimum Setback Line
Maximum Setback Line
B F
D
SOUTH BEND ZONING ORDINANCE 3-23
StANDARD DIStRICtS 21-03.04
U2 Urban Neighborhood 2
Building Placement Access & Parking
(d) Building Placement
Lot Size
Lot Width 15' min.
Lot Depth 60' min.
Building Setbacks Front 1 Corner Side 2 Rear
Residential (min.)
Residential (max.)
15'
25'
10'
25'
5'
-
20'
-
Non-Residential (min.)15'10'20'20'
Facade within Setback Zone
Front (min.)65%
Corner (min.)50%
Building Coverage
Building Coverage 60% max.
1 Where existing buildings on a block face are not
consistent with the required setbacks, any new building
may apply the contextual setback per Section 21-02.03(b).
2 Side setback not required between attached dwellings.
(e) Access & Parking
Pedestrian Access
A walkway shall connect the sidewalk or driveway to the
main entrance.
Bicycle Access
See Section 21-07.02 for Bicycle Parking requirements.
Parking Access
If access is available from an alley which is open to traffic,
there shall be no access allowed from the street. If allowed,
a maximum of one curb cut is permitted per street frontage.
A garage facing a street shall be set back not less than 18’.
A garage facing an alley shall be set back 5' from rear lot
line or not less than 18’.
Parking Lot Location (Distance from Lot Line)
Front & Corner Setback (min.)5' behind facade,
or 12' if no building
Side & Rear Setback (min.)5'
Side and rear setback shall be 0' when abutting an alley.
Required Spaces
Off-street parking areas are not required for any use.
Any off-street parking areas provided, even though not
required, shall be developed in compliance with the
standards set forth in Section 21-07.03.
See Section 21-07 for full access and parking requirements.
A
B
C D E F
G
H
I
Parking Access
H
G
G
Pedestrian
access to main
entrance
I
Minimum Parking Lot Setback
Alle
y
3-24 May 20, 2026
21-03.04 StANDARD DIStRICtS
U2 Urban Neighborhood 2
Building ComponentsBuilding Form
(f) Building Form
Building Height
Primary Building (max.) 35' and 2.5 stories 1
Accessory Building (max.) 2 18'
Accessory buildings, except for ancillary dwelling units,
shall not be taller than the primary building on a lot.
Building Orientation
Primary facades shall be oriented to a front lot line or
open space.
1 Apartment Houses may be built to a maximum height of 3
stories if building width is 30’ or less.
2 Ancillary dwelling units may be built to a maximum height
of 26' if located at least 5' from the rear lot line of a lot
with a rear alley or at least 20' from the rear lot line of a lot
without a rear alley.
(g) Building Components
Allowed Building Frontage Types
Porch 21-08.03(c)
Stoop 21-08.03(d)
Gallery 21-08.03(e)
Building Entrance
The main entrance shall be located on the front facade, on
the corner facade, or on the side facade within 20' of the
front facade.
Allowed Encroachments
(max.)
Front Corner Side Rear
Architectural Features 3'3'3'3'
Building Frontage Type 5'5'
Balcony 5'5'5'
Bay Window ( < 10' wide)3'3'3'3'
Patio & Decks (under 30")8'8'
Building components shall be at least 18" from any lot line.
See Section 21-08.01(g) for building component definitions
and additional requirements.
J
K
L M N O
Key Allowed Not Allowed
J
K
Encroachment Zone
Encroachment
of Bay Window
Accessory
Building
Encroachments
18"
L
M
O
N
Main Entrance
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-25
StANDARD DIStRICtS 21-03.04
U2 Urban Neighborhood 2
Building Standards Site Development
(h) Building Standards
Facade Transparency (min.)
Ground Floor - Front & Corner Facade 15%
Upper Floor - Front & Corner Facade 15%
Building Materials
There are no restrictions on building materials for
residential buildings within the U2 district.
See Section 21-08.01(e) for building material restrictions
that shall apply to any non-residential building.
See Section 21-08 for full building standards.
(i) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Mechanical/HVAC 21-06.02(f)(14)
Satellite Dish Antennas 21-06.02(f)(22)
Swimming Pool/Hot Tubs 21-06.02(f)(26)
Allowed Location in Established Yards
Accessory structures shall not be located in any
established front or corner yard.
Accessory structures shall comply with all required
setbacks but may encroach into a required rear setback
up to 5' of the lot line.
See Section 21-06.02 for full accessory use regulations.
Fence/Freestanding Walls Front Corner Side Rear
Height (max.)3'3'6'6'
A fence up to 4' is allowed in an established front or
corner yard if fence is greater than 50% open.
See Section 21-09 for full site development requirements.
Accessory Structures Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Alle
y
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
3-26 May 20, 2026
21-03.04 StANDARD DIStRICtS
U2 Urban Neighborhood 2
SignsLandscape
(j) Landscape 2
Streetscape Trees Required
Shade Tree 1 1 tree min. per each full
30' of street frontage
Location 2 Tree Lawn
Spacing Evenly spaced to extent possible
Foundation Landscape Required 3
Front & Corner Facades
Over 35' Wide
1 shrub per 5' of
facade min.
Location Directly adjacent to facade
Parking Lot Screening (of 4 or more spaces)
Parking that is visible from a street/open space, other than
an alley, shall be screened by a Type 1 buffer.
Parking that is visible from a side/rear lot line abutting a S1,
U1, or U2 district shall be screened by a Type 1 or 2 buffer.
Buffers shall comply with Section 21-09.01(o).
See Section 21-09.01 for full landscape requirements.
1 An existing tree of at least 1.75" caliper may fulfill this
requirement.
2 If a tree cannot be placed in a tree lawn, then required
trees may be located in a front or corner established yard.
3 Residential buildings with 4 or fewer units are exempt
from foundation landscape requirements.
(k) Signs
Total Signs Allowed
Residential
Building or
Freestanding Sign
1 per street frontage;
up to 2 square feet
and 4 feet in height
Non-Residential Use
Building Sign Up to 5% of the total area
of the building facade
Freestanding Sign 1 per street frontage;
up to 32 square feet
and 6 feet in height
Freestanding signs may be located in a required setback,
provided they are at least 5' from a lot line.
See Section 21-10 for full sign requirements including
changeable copy signs, temporary signs, exempt signs,
off-premise, and use-specific signs.
P
Q
QTree Lawn
P
Street Trees Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-27
StANDARD DIStRICtS 21-03.05
U3 Urban Neighborhood 3
Section 21-03.05: U3 Urban Neighborhood 3
(a) Intent
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.
The following are typical characteristics of the U3 District:
•Single unit, two unit, and multi-unit residential
development, together with ancillary dwelling units,
that provides a diversity of housing choices with a
range of unit size and affordability
•Buildings with modest setbacks and inviting building
frontages, primarily of stoops and porches, that create
a consistent block face along smaller city blocks
•Detached garages or shared parking areas accessed
from an alley
•Pedestrian-oriented scale with sidewalks and
regularly spaced street trees
(b) Building types
The following building types are permitted in the U3
District:
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
The names of the building types are not intended to
limit or expand uses allowed within the building. See
Section 21-08.02 for building type descriptions and
regulations.
Limited public and institutional uses shall be
incorporated at a scale and character compatible with
the surrounding neighborhood.
3-28 May 20, 2026
21-03.05 StANDARD DIStRICtS
U3 Urban Neighborhood 3
Uses
(c) Principal Uses Use Definition
& Standards
Agricultural
Community Garden 21-06.01(e)(2)
Civic & Institutional
Assembly, Neighborhood 21-06.01(f)(1)
Cemetery 21-06.01(f)(3)
College/University 21-06.01(f)(4)
Library/Museum/Cultural Facility 21-06.01(f)(7)
Parks & Open Space 21-06.01(f)(8)
Police/Fire Facilities 21-06.01(f)(9)
Religious Institutions 21-06.01(f)(10)
School, Pre-K/Primary/Secondary 21-06.01(f)(11)
Lodging
Bed & Breakfast 21-06.01(h)(1)
Residential
Dwelling, Ancillary 21-06.01(j)(1)
Dwelling, 1 Unit 21-06.01(j)(2)
Dwelling, 2 Units 21-06.01(j)(3)
Dwelling, Multi-Unit 21-06.01(j)(5)
Group Residence 21-06.01(j)(6)
Group Residence, State Regulated 21-06.01(j)(7)
Residential Care Facility 21-06.01(j)(8)
Shared Housing 21-06.01(j)(9)
Retail & Service
Day Care Center 21-06.01(k)(6)
Entertainment/Recreation Facility,
Outdoor
21-06.01(k)(9)
Funeral Services 21-06.01(k)(10)
(c) Principal Uses (continued)Use Definition
& Standards
Transportation
Parking Lot 21-06.01(l)(4)
Utilities
Solar Farm 21-06.01(m)(1)
Utilities, Major 21-06.01(m)(2)
Utilities, Minor 21-06.01(m)(3)
Wireless Communications 21-06.01(m)(4)
See Section 21-06.02 for accessory use standards.
Key Allowed Allowed subject to Conditions Special Exception Use Specific Standards
SOUTH BEND ZONING ORDINANCE 3-29
StANDARD DIStRICtS 21-03.05
U3 Urban Neighborhood 3
Building Placement Access & Parking
(d) Building Placement
Lot Size
Lot Width 15' min.
Lot Depth 60' min.
Building Setbacks Front 1 Corner Side 2 Rear
Residential (min.)
Residential (max.)
5'
15'
5'
15'
5'
-
20'
-
Non-Residential (min.)5'5'20'20'
Facade within Setback Zone
Front (min.) 3 65%
Corner (min.)50%
Building Coverage
Building Coverage 60% max.
1 Where existing buildings on a block face are not
consistent with the required setbacks, any new building
may apply the contextual setback per Section 21-02.03(b).
2 Side setback not required between attached dwellings.
3 A forecourt per Section 21-08.03(f) may be exempt
from this requirement with approval by the Zoning
Administrator.
(e) Access & Parking
Pedestrian Access
A walkway shall connect the sidewalk to the main entrance.
Bicycle Access
See Section 21-07.02 for Bicycle Parking requirements.
Parking Access
If access is available from an alley which is open to traffic,
there shall be no access allowed from the street.
If allowed, a maximum of one street curb cut is permitted
per street frontage.
Parking Lot Location (Distance from Lot Line)
Front & Corner Setback (min.)5' behind facade,
or 12' if no building
Side & Rear Setback (min.)5'
Side and rear setback shall be 0' when abutting an alley.
Required Spaces
Off-street parking areas are not required for any use.
Any off-street parking areas provided, even though not
required, shall be developed in compliance with the
standards set forth in Section 21-07.03.
See Section 21-07 for full access and parking requirements.
A
B
C D E F
G
H
I
Secon
d
ar
y
Str
e
et
Pri
m
a
r
y
S
t
r
e
e
t
E
D
Minimum Setback Line
Maximum Setback Line
Buildable Area of
Primary Building
A
B
C
F
G
H
G
Pedestrian
access to main
entrance
I
Minimum Parking Lot Setback
Alle
y
3-30 May 20, 2026
21-03.05 StANDARD DIStRICtS
U3 Urban Neighborhood 3
Building ComponentsBuilding Form
(f) Building Form
Building Height
Primary Building (max.) 1 55' and 4 stories
Accessory Building (max.) 26'
Accessory buildings, except for ancillary dwelling units,
shall not be taller than the primary building on a lot.
Building Orientation
Primary facades shall be oriented to a front lot line or open
space.
1 Portions of a primary building in excess of 40’ or 3 stories
shall be located at least 40’ from a S1, U1, or U2 District.
(g) Building Components
Allowed Building Frontage Types
Porch 21-08.03(c)
Stoop 21-08.03(d)
Gallery 21-08.03(e)
Forecourt 21-08.03(f)
Building Entrance
Main entrances shall be prominently located and visible
from the primary street or open space.
Allowed Encroachments
(max.)
Front Corner Side Rear
Architectural Features 3'3'3'3'
Building Frontage Type 3'3'
Balcony 3'3'3'
Bay Window ( < 10' wide)3'3'3'3'
Patio & Decks (under 30")3'3'
Building components shall be at least 18" from any lot line.
See Section 21-08.01(g) for building component definitions
and additional requirements.
J
K L M N
K
L
N
M
Encroachment Zone
Main entrance
Key Allowed Not Allowed
J
Encroachment
of Stoop
18"Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Secon
d
ar
y
Str
e
et
Required Setback
SOUTH BEND ZONING ORDINANCE 3-31
StANDARD DIStRICtS 21-03.05
U3 Urban Neighborhood 3
Building Standards Site Development
(h) Building Standards
Facade Transparency (min.)
Ground Floor - Front & Corner Facade 15%
Upper Floor - Front & Corner Facade 15%
Building Materials
Restrictions on building materials shall apply to all front
and corner facades of residential buildings with 5 or more
units and non-residential buildings.
Building materials used on the front and corner facades
shall extend a minimum depth of 16" along the side facade.
E.I.F.S. is not permitted on the ground floor except as trim.
Standard, fluted, or split face concrete masonry units
above the basement level are prohibited as face material.
Unfinished metal, plywood, unfinished precast or poured-
in-place concrete are prohibited.
Commercial-grade/scale products are prohibited on any
residential building facade.
Windows and doors on a ground floor front/corner facade
shall have clear, transparent glass that has a min. VLT of
50% and a max. VLR of 25%.
See Section 21-08 for full building standards.
(i) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Mechanical/HVAC 21-06.02(f)(14)
Satellite Dish Antennas 21-06.02(f)(22)
Swimming Pool/Hot Tubs 21-06.02(f)(26)
Trash/Recycling Container 21-06.02(f)(27)
Allowed Location in Established Yards
Accessory structures shall not be located in any
established front or corner yard.
Accessory structures shall comply with all required
setbacks but may encroach into a required rear setback up
to 5' of the lot line.
See Section 21-06.02 for full accessory use regulations.
Fence/Freestanding Walls Front Corner Side Rear
Height (max.)3'3'6'6'
A fence up to 4' is allowed in an established front or
corner yard if fence is greater than 50% open.
See Section 21-09 for full site development requirements.
Accessory Structures Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Alle
y
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
3-32 May 20, 2026
21-03.05 StANDARD DIStRICtS
U3 Urban Neighborhood 3
SignsLandscape
(j) Landscape 2
Streetscape Trees Required
Shade Tree 1 1 tree min. per each full
30' of street frontage
Location 2 Tree Lawn
Spacing Evenly spaced to extent possible
Foundation Landscape Required 3
Front & Corner Facades
Over 35' Wide
1 shrub per 5' of
facade min.
Location Directly adjacent to facade
Parking Lot Screening (of 4 or more spaces)
Parking that is visible from a street/open space, other than
an alley, shall be screened by a Type 1 buffer.
Parking that is visible from a side/rear lot line abutting a S1,
U1, or U2 district shall be screened by a Type 1 or 2 buffer.
Buffers shall comply with Section 21-09.01(o).
See Section 21-09.01 for full landscape requirements.
1 An existing tree of at least 1.75" caliper may fulfill this
requirement.
2 If a tree cannot be placed in a tree lawn, then required
trees may be located in a front or corner established yard.
3 Residential buildings with 4 or fewer units are exempt
from foundation landscape requirements.
(k) Signs
Total Signs Allowed
Residential: 4 or fewer dwellings
Building or
Freestanding Sign
1 per street frontage;
up to 2 square feet
and 4 feet in height
Residential: 5+ dwelling units
Building or
Freestanding Sign
1 per street frontage;
up to 32 square feet
and 6 feet in height
Non-Residential Use
Building Sign Up to 5% of the total area
of the building facade
Freestanding Sign 1 per street frontage;
up to 32 square feet
and 6 feet in height
Freestanding signs may be located in a required setback,
provided they are at least 5' from a lot line.
See Section 21-10 for full sign requirements including
changeable copy signs, temporary signs, exempt signs,
off-premise, and use-specific signs.
O
P
Q
R
Q
R
Type I Buffer
Tree Lawn
O
Street Trees Allowed
P
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
All
e
y
Alle
y
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-33
StANDARD DIStRICtS 21-03.06
UF Urban Neighborhood Flex
Section 21-03.06: UF Urban Neighborhood Flex
(a) Intent
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 both core
and outlying areas of the City.
The following are typical characteristics of the UF District:
•A mixture of residential development, including
single unit, two unit, multi-unit, and ancillary dwelling
units that maintains neighborhood stability.
• Integrates limited small-scale office, commercial,
and institutional uses that are compatible with the
scale and character of the neighborhood
•Buildings with smaller setbacks create a consistent
block face along smaller city blocks
•Detached garages or shared parking areas accessed
from an alley
•Pedestrian-oriented scale with sidewalks and
regularly spaced street trees
(b) Building types
The following building types are permitted in the UF
District:
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
The names of the building types are not intended to
limit or expand uses allowed within the building. See
Section 21-08.02 for building type descriptions and
regulations.
Limited public and institutional uses shall be
incorporated at a scale and character compatible with
the surrounding neighborhood.
3-34 May 20, 2026
21-03.06 StANDARD DIStRICtS
UF Urban Neighborhood Flex
Uses
(c) Principal Uses Use Definition
& Standards
Agricultural
Community Garden 21-06.01(e)(2)
Civic & Institutional
Assembly, Neighborhood 21-06.01(f)(1)
Cemetery 21-06.01(f)(3)
College/University 21-06.01(f)(4)
Library/Museum/Cultural Facility 21-06.01(f)(7)
Parks & Open Space 21-06.01(f)(8)
Police/Fire Facilities 21-06.01(f)(9)
Religious Institutions 21-06.01(f)(10)
School, Pre-K/Primary/Secondary 21-06.01(f)(11)
Lodging
Bed & Breakfast 21-06.01(h)(1)
Hotel 21-06.01(h)(2)
Office
Professional Offices 21-06.01(i)(1)
Residential
Dwelling, Ancillary 21-06.01(j)(1)
Dwelling, 1 Unit 21-06.01(j)(2)
Dwelling, 2 Units 21-06.01(j)(3)
Dwelling, Multi-Unit 21-06.01(j)(5)
Group Residence 21-06.01(j)(6)
Group Residence, State Regulated 21-06.01(j)(7)
Residential Care Facility 21-06.01(j)(8)
Shared Housing 21-06.01(j)(9)
(c) Principal Uses (continued)Use Definition
& Standards
Retail & Service
Animal Care Establishment 21-06.01(k)(2)
Bar/Tavern 21-06.01(k)(3)
Day Care Center 21-06.01(k)(6)
Entertainment/Recreation Facility,
Outdoor
21-06.01(k)(9)
Funeral Services 21-06.01(k)(10)
Medical/Dental Clinic 21-06.01(k)(12)
Personal Care & Services 21-06.01(k)(13)
Private Club/Lodge 21-06.01(k)(14)
Restaurant 21-06.01(k)(15)
Retail & Service, General 21-06.01(k)(16)
Transportation
Parking Lot 21-06.01(l)(4)
Utilities
Solar Farm 21-06.01(m)(1)
Utilities, Major 21-06.01(m)(2)
Utilities, Minor 21-06.01(m)(3)
Wireless Communications 21-06.01(m)(4)
See Section 21-06.02 for accessory use standards.
Key Allowed Allowed subject to Conditions Special Exception Use Specific Standards
SOUTH BEND ZONING ORDINANCE 3-35
StANDARD DIStRICtS 21-03.06
UF Urban Neighborhood Flex
Building Placement Access & Parking
(d) Building Placement
Lot Size
Lot Width 15' min.
Lot Depth 60' min.
Building Setbacks Front Corner Side 1 Rear 2
All Uses (min.)
All Uses (max.)
5'
15'
5'
15'
5'
-
5'
-
Facade within Setback Zone
Front (min.) 3 65%
Corner (min.)50%
Building Coverage
Building Coverage 100% max.
1 Side setback not required between attached dwellings.
2 Primary buildings on a lot without a rear alley shall have a
minimum rear setback of 20' when adjacent to a lot with
a ground floor residential use.
3 A forecourt per Section 21-08.03(f) may be exempt
from this requirement with approval by the Zoning
Administrator.
(e) Access & Parking
Pedestrian Access
A walkway shall connect the sidewalk to the main entrance.
Bicycle Access
See Section 21-07.02 for Bicycle Parking requirements.
Parking Access
If access is available from an alley which is open to traffic,
there shall be no access allowed from the street.
If allowed, a maximum of one street curb cut is permitted
per street frontage.
Parking Lot Location (Distance from Lot Line)
Front & Corner Setback (min.)5' behind facade,
or 12' if no building
Side & Rear Setback 5'
Side and rear setback shall be 0' when abutting an alley.
Required Spaces
Off-street parking areas are not required for any use.
Any off-street parking areas provided, even though not
required, shall be developed in compliance with the
standards set forth in Section 21-07.03.
See Section 21-07 for full access and parking requirements.
A
B
C D E F
G
H
Secon
d
ar
y
Str
e
et
Pri
m
a
r
y
S
t
r
e
e
t
Buildable Area of
Primary Building
Minimum Setback Line
Maximum Setback Line
A B
E
F
D
C
H
G
Pedestrian
access to main
entrance
G
H
Minimum Parking Lot Setback
Alle
y
3-36 May 20, 2026
21-03.06 StANDARD DIStRICtS
UF Urban Neighborhood Flex
Building ComponentsBuilding Form
(f) Building Form
Building Height
Primary Building (max.) 1 55' and 4 stories
Accessory Building (max.) 26'
Building Orientation
Primary facades shall be oriented to a front lot line or open
space.
Building Design
Total Non-Residential or
Non-Civic Use (max.) 5,000 square feet
1 Portions of a primary building in excess of 40’ or 3 stories
shall be located at least 40’ from a S1, U1, or U2 District.
(g) Building Components
Allowed Building Frontage Types
Porch 21-08.03(c)
Stoop 21-08.03(d)
Gallery 21-08.03(e)
Forecourt 21-08.03(f)
Storefront 21-08.03(g)
Terrace 21-08.03(h)
Building Entrance
Main entrances shall be prominently located and visible
from the primary street or open space.
Allowed Encroachments
(max.)
Front Corner Side Rear
Architectural Features 3'3'3'3'
Building Frontage Type 3'3'
Balcony 3'3'3'
Bay Window ( < 10' wide)3'3'3'3'
Patio & Decks (under 30")3'3'
Building components shall be at least 18" from any lot line.
See Section 21-08.01(g) for building component definitions
and additional requirements.
I
J
K L M N
K
L
N
M
Encroachment Zone
Key Allowed Not Allowed
I
J
18"
Accessory
Building
Encroachments
Main entrance
Encroachment
of Bay Window
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-37
StANDARD DIStRICtS 21-03.06
UF Urban Neighborhood Flex
Building Standards Site Development
(h) Building Standards
Facade Transparency (min.)
Ground Floor - Front & Corner Facade 15%
Upper Floor - Front & Corner Facade 15%
Building Materials
Restrictions on building materials shall apply to all front
and corner facades of residential buildings with 5 or more
units and non-residential buildings.
Building materials used on the front and corner facades
shall extend a minimum depth of 16" along the side facade.
E.I.F.S. is not permitted on the ground floor except as trim.
Standard, fluted, or split face concrete masonry units
above the basement level are prohibited as face material.
Unfinished metal, plywood, unfinished precast or poured-
in-place concrete are prohibited.
Commercial-grade/scale products are prohibited on any
residential building facade.
Windows and doors on a ground floor front/corner facade
shall have clear, transparent glass that has a min. VLT of
50% and a max. VLR of 25%.
See Section 21-08 for full building standards.
(i) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Mechanical/HVAC 21-06.02(f)(14)
Satellite Dish Antennas 21-06.02(f)(22)
Swimming Pool/Hot Tubs 21-06.02(f)(26)
Trash/Recycling Container 21-06.02(f)(27)
Allowed Location in Established Yards
Accessory structures shall not be located in any
established front or corner yard and shall comply with all
required setbacks.
See Section 21-06.02 for full accessory use regulations.
Fence/Freestanding Walls Front Corner Side Rear
Height (max.)3'3'8'8'
A fence up to 4' is allowed in an established front or
corner yard if fence is greater than 50% open.
See Section 21-09 for full site development requirements.
Accessory Structures Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Alle
y
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
3-38 May 20, 2026
21-03.06 StANDARD DIStRICtS
UF Urban Neighborhood Flex
SignsLandscape
(j) Landscape 2
Streetscape Trees Required
Shade Tree 1 1 tree min. per each full
30' of street frontage
Location 2 Tree lawn
Spacing Evenly spaced to extent possible
Foundation Landscape Required 3
Front & Corner Facades
Over 35' Wide
1 shrub per 5' of
facade min.
Location Directly adjacent to facade
Buffer Landscape Required 3
Adjacent to S1 or S2 Type 3 buffer if no street or alley
Parking Lot Screening (of 4 or more spaces)
Parking that is visible from a street/open space, other than
an alley, shall be screened by a Type 1 buffer.
Parking that is visible from a side/rear lot line abutting a S1,
U1, or U2 district shall be screened by a Type 1 or 2 buffer.
Buffers shall comply with Section 21-09.01(o).
See Section 21-09.01 for full landscape requirements.
1 An existing tree of at least 1.75" caliper may fulfill this
requirement.
2 If a tree cannot be placed in a tree lawn, then required
trees may be located in a front or corner established yard.
3 Residential buildings with 4 or fewer units are exempt
from foundation and buffer landscape requirements.
(k) Signs
Total Signs Allowed
Residential: 4 or fewer dwellings
Building or
Freestanding Sign
1 per street frontage;
up to 2 square feet
and 4 feet in height
Residential: 5+ dwelling units
Building or
Freestanding Sign
1 per street frontage;
up to 32 square feet
and 6 feet in height
Non-Residential Use
Building Sign Up to 5% of the total area
of the building facade
Freestanding Sign 1 per street frontage;
up to 32 square feet
and 8 feet in height
Freestanding signs may be located in a required setback,
provided they are at least 5' from a lot line.
See Section 21-10 for full sign requirements including
changeable copy signs, temporary signs, exempt signs,
off-premise, and use-specific signs.
O
P
Q
Q
PTree Lawn
O
Street Trees Allowed
Type I Buffer
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
All
e
y
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-39
StANDARD DIStRICtS 21-03.07
NC Neighborhood Center
Section 21-03.07: NC Neighborhood Center
(a) Intent
The NC District is established to promote the
development of higher intensity, urban neighborhood
centers, typically located near the intersection of major
streets, in core and outlying areas of the City. The NC
District is well connected to surrounding residential
neighborhoods.
The following are typical characteristics of the NC District:
•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 facades set at or close
to the sidewalk
•Pedestrian-oriented scale with wide sidewalks and
regularly spaced street trees that creates a walkable
environment
(b) Building types
The following building types are permitted in the NC
District:
Carriage House
Townhouse
Apartment House
Stacked Flats
Shop
The names of the building types are not intended to
limit or expand uses allowed within the building. See
Section 21-08.02 for building type descriptions and
regulations.
3-40 May 20, 2026
21-03.07 StANDARD DIStRICtS
NC Neighborhood Center
Uses
(c) Principal Uses Use Definition
& Standards
Agricultural
Community Garden 21-06.01(e)(2)
Civic & Institutional
Assembly, Neighborhood 21-06.01(f)(1)
Assembly, General 21-06.01(f)(2)
College/University 21-06.01(f)(4)
Hospital 21-06.01(f)(6)
Library/Museum/Cultural Facility 21-06.01(f)(7)
Parks & Open Space 21-06.01(f)(8)
Police/Fire Facilities 21-06.01(f)(9)
Religious Institutions 21-06.01(f)(10)
School, Pre-K/Primary/Secondary 21-06.01(f)(11)
Industrial, Manufacturing, & Processing
Industrial, Artisan 21-06.01(g)(1)
Research/Laboratory Facility 21-06.01(g)(4)
Lodging
Bed & Breakfast 21-06.01(h)(1)
Hotel 21-06.01(h)(2)
Office
Professional Offices 21-06.01(i)(1)
Residential
Dwelling, Ancillary 21-06.01(j)(1)
Dwelling, 1 Unit 21-06.01(j)(2)
Dwelling, 2 Units 21-06.01(j)(3)
Dwelling, Multi-Unit 21-06.01(j)(5)
Group Residence 21-06.01(j)(6)
Group Residence, State Regulated 21-06.01(j)(7)
Residential Care Facility 21-06.01(j)(8)
Shared Housing 21-06.01(j)(9)
(c) Principal Uses (continued)Use Definition
& Standards
Retail & Service
Animal Care Establishment 21-06.01(k)(2)
Bar/Tavern 21-06.01(k)(3)
Beer/Wine/Liquor Sales 21-06.01(k)(4)
Commercial School 21-06.01(k)(5)
Day Care Center 21-06.01(k)(6)
Drive-Through Facility 21-06.01(k)(7)
Entertainment/Recreation Facility,
Indoor
21-06.01(k)(8)
Entertainment/Recreation Facility,
Outdoor
21-06.01(k)(9)
Funeral Services 21-06.01(k)(10)
Gas/Fuel Station 21-06.01(k)(11)
Medical/Dental Clinic 21-06.01(k)(12)
Personal Care & Services 21-06.01(k)(13)
Private Club/Lodge 21-06.01(k)(14)
Restaurant 21-06.01(k)(15)
Retail & Service, General 21-06.01(k)(16)
Self-Storage Facility 21-06.01(k)(18)
Tattoo/Piercing Parlor 21-06.01(k)(19)
Tobacco/Hookah/Vaping 21-06.01(k)(20)
Vehicle Sales or Rental 21-06.01(k)(21)
Vehicle Service, Major 21-06.01(k)(22)
Vehicle Service, Minor 21-06.01(k)(23)
Transportation
Parking Lot 21-06.01(l)(4)
Passenger Terminal 21-06.01(l)(5)
Transit Station 21-06.01(l)(6)
Utilities
Solar Farm 21-06.01(m)(1)
Utilities, Major 21-06.01(m)(2)
Utilities, Minor 21-06.01(m)(3)
Wireless Communications 21-06.01(m)(4)
See Section 21-06.02 for accessory use standards.
Key Allowed Allowed subject to Conditions Special Exception Use Specific Standards
SOUTH BEND ZONING ORDINANCE 3-41
StANDARD DIStRICtS 21-03.07
NC Neighborhood Center
Building Placement Access & Parking
(d) Building Placement
Lot Size
Lot Width 15' min.
Lot Depth 60' min.
Building Setbacks Front Corner Side 1 Rear 2
All Uses (min.)
All Uses (max.)
0'
12'
0'
12'
0'
-
5'
-
Facade within Setback Zone
Front (min.) 3 85%
Corner (min.)50%
Building Coverage
Building Coverage 100% max.
1 If side setback is provided, it shall be a min. of 5'.
2 Primary buildings on a lot without a rear alley shall have a
minimum rear setback of 20' when adjacent to a lot with
a ground floor residential use.
3 A forecourt per Section 21-08.03(f) may be exempt
from this requirement with approval by the Zoning
Administrator.
(e) Access & Parking
Pedestrian Access
A walkway shall connect the sidewalk to the main entrance.
Bicycle Access
See Section 21-07.02 for Bicycle Parking requirements.
Parking Access
If access is available from an alley which is open to traffic,
there shall be no access allowed from the street.
If allowed, a maximum of one street curb cut is permitted
per street frontage.
Parking Lot Location (Distance from Lot Line)
Front & Corner Setback (min.)5' behind facade,
or 12' if no building
Side & Rear Setback 5'
Side and rear setback shall be 0' when abutting an alley.
Required Spaces
Off-street parking areas are not required for any use.
Any off-street parking areas provided, even though not
required, shall be developed in compliance with the
standards set forth in Section 21-07.03.
See Section 21-07 for full access and parking requirements.
A
B
C D E F
G
H
I
Minimum Setback Line
Maximum Setback Line
Buildable Area of
Primary Building
E
A B
C
D Secon
d
ar
y
Str
e
et
Pri
m
a
r
y
S
t
r
e
e
t
G
G
Pedestrian
access to main
entrance
H
I
F
Minimum Parking Lot Setback
Alle
y
3-42 May 20, 2026
21-03.07 StANDARD DIStRICtS
NC Neighborhood Center
Building ComponentsBuilding Form
(f) Building Form
Building Height
Primary Building (max.) 1 55' and 4 stories
Primary Front Facade (min.)16'
Accessory Building (max.)26'
Building Orientation
Primary facades shall be oriented to a front lot line or open
space.
1 Portions of a primary building in excess of 40’ or 3 stories
shall be located at least 40’ from a S1, U1, or U2 District.
(g) Building Components
Allowed Building Frontage Types
Porch 21-08.03(c)
Stoop 21-08.03(d)
Gallery 21-08.03(e)
Forecourt 21-08.03(f)
Storefront 21-08.03(g)
Terrace 21-08.03(h)
Building Entrance
Distance between Entries 100' max.
Main entrances shall be prominently located and visible
from the primary street or open space.
Allowed Encroachments
Building components may extend into a right-of-way with
approval by the Board of Public Works.
See Section 21-08.01(g) for building component definitions
and additional requirements.
J
K
Main Entrance
Key Allowed Not Allowed
K
J
Encroachment of
canopy into R.O.W.
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Alle
y
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-43
StANDARD DIStRICtS 21-03.07
NC Neighborhood Center
Building Standards Site Development
(h) Building Standards
Facade Transparency (min.)
Ground Floor - Front Facade
Non-Residential 60%
Residential 25%
Ground Floor - Corner Facade 20%
Upper Floor - Front & Corner Facade 15%
Facade Articulation
Any building greater than 50' wide shall provide vertical
articulation into segments no greater than 32' in width and
horizontal articulation (base, belt courses, cornice, etc.) to
distinguish the ground floor from upper stories.
Building Materials
A minimum of 66% of each front or corner facade shall be
constructed of high quality, durable, natural materials, such
as stone or brick; wood lap siding; lapped, shingled, or panel
fiber cement board siding; and glass. High quality synthetic
materials may be approved by the Zoning Administrator.
Each front or corner facade shall include at least two
architectural elements (e.g., quoins, pilasters, soldier
courses, lintels, friezes, cornices, dentils, architraves, etc.).
See Section 21-08.01(e) for all building material standards.
See Section 21-08 for full building standards.
(i) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Mechanical/HVAC 21-06.02(f)(14)
Satellite Dish Antennas 21-06.02(f)(22)
Trash/Recycling Container 21-06.02(f)(27)
Allowed Location in Established Yards
Accessory structures shall not be located in any
established front or corner yard and shall comply with all
required setbacks.
Mechanical equipment and HVAC shall be allowed in front
or corner yard if screened per Section 21-06.02(f)(14).
See Section 21-06.02 for full accessory use regulations.
Fence/Freestanding Walls Front Corner Side Rear
Height (max.)3'3'8'8'
A fence up to 4' is allowed in an established front or
corner yard if fence is greater than 50% open.
See Section 21-09 for full site development requirements.
Accessory Structures Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Alle
y
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
3-44 May 20, 2026
21-03.07 StANDARD DIStRICtS
NC Neighborhood Center
SignsLandscape
(j) Landscape 2
Streetscape Trees Required
Shade Tree 1 1 tree min. per each full
30' of street frontage
Location 2 Tree lawn or tree grates
along curb line
Spacing Evenly spaced to extent possible
Buffer Landscape Required 3
Adjacent to S1 or S2 Type 3 buffer if no street or alley
Parking Lot Screening (of 4 or more spaces)
Parking that is visible from a street/open space, other than
an alley, shall be screened by a Type 1 buffer.
Parking that is visible from a side/rear lot line abutting a S1,
U1, or U2 district shall be screened by a Type 1 or 2 buffer.
Buffers shall comply with Section 21-09.01(o).
See Section 21-09.01 for full landscape requirements.
1 An existing tree of at least 1.75" caliper may fulfill this
requirement.
2 If a tree cannot be placed in a tree lawn, an alternate
location may be approved by the Zoning Administrator.
3 Residential buildings with 4 or fewer units are exempt
from buffer landscape requirements.
(k) Signs
Total Signs Allowed
Residential: 4 or fewer dwellings
Building or
Freestanding Sign
1 per street frontage;
up to 2 square feet
and 4 feet in height
Residential: 5+ dwelling units
Building Sign Up to 10% of the total area
of the building facade
Freestanding Sign 1 per street frontage;
up to 32 square feet
and 8 feet in height
Non-Residential Use
Building Sign Up to 10% of the total area
of the building facade
Freestanding Sign 1 per street frontage;
up to 32 square feet
and 8 feet in height
See Section 21-10 for full sign requirements including
changeable copy signs, temporary signs, exempt signs,
off-premise, and use-specific signs.
L
M
M
Street Trees Allowed
L
Type I Buffer
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Alle
y
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-45
StANDARD DIStRICtS 21-03.08
DT Downtown
Section 21-03.08: DT Downtown
(a) Intent
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.
The following are typical characteristics of the DT District:
•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 wide sidewalks,
regularly spaced street trees, and amenities that
create a walkable environment
(b) Building types
The following building types are permitted in the DT
District:
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
The names of the building types are not intended to
limit or expand uses allowed within the building. See
Section 21-08.02 for building type descriptions and
regulations.
3-46 May 20, 2026
21-03.08 StANDARD DIStRICtS
DT Downtown
Uses
(c) Principal Uses Use Definition
& Standards
Agricultural
Community Garden 21-06.01(e)(2)
Civic & Institutional
Assembly, Neighborhood 21-06.01(f)(1)
Assembly, General 21-06.01(f)(2)
College/University 21-06.01(f)(4)
Hospital 21-06.01(f)(6)
Library/Museum/Cultural Facility 21-06.01(f)(7)
Parks & Open Space 21-06.01(f)(8)
Police/Fire Facilities 21-06.01(f)(9)
Religious Institutions 21-06.01(f)(10)
School, Pre-K/Primary/Secondary 21-06.01(f)(11)
Industrial, Manufacturing, & Processing
Industrial, Artisan 21-06.01(g)(1)
Research/Laboratory Facility 21-06.01(g)(4)
Lodging
Bed & Breakfast 21-06.01(h)(1)
Hotel 21-06.01(h)(2)
Office
Professional Offices 21-06.01(i)(1)
Residential
Dwelling, Ancillary 21-06.01(j)(1)
Dwelling, 1 Unit 21-06.01(j)(2)
Dwelling, 2 Units 21-06.01(j)(3)
Dwelling, Multi-Unit 21-06.01(j)(5)
Group Residence 21-06.01(j)(6)
Group Residence, State Regulated 21-06.01(j)(7)
Residential Care Facility 21-06.01(j)(8)
Shared Housing 21-06.01(j)(9)
(c) Principal Uses (continued)Use Definition
& Standards
Retail & Service
Animal Care Establishment 21-06.01(k)(2)
Bar/Tavern 21-06.01(k)(3)
Beer/Wine/Liquor Sales 21-06.01(k)(4)
Commercial School 21-06.01(k)(5)
Day Care Center 21-06.01(k)(6)
Drive-Through Facility 21-06.01(k)(7)
Entertainment/Recreation Facility,
Indoor
21-06.01(k)(8)
Entertainment/Recreation Facility,
Outdoor
21-06.01(k)(9)
Funeral Services 21-06.01(k)(10)
Gas/Fuel Station 21-06.01(k)(11)
Medical/Dental Clinic 21-06.01(k)(12)
Personal Care & Services 21-06.01(k)(13)
Private Club/Lodge 21-06.01(k)(14)
Restaurant 21-06.01(k)(15)
Retail & Service, General 21-06.01(k)(16)
Self-Storage Facility 21-06.01(k)(18)
Tattoo/Piercing Parlor 21-06.01(k)(19)
Tobacco/Hookah/Vaping 21-06.01(k)(20)
Vehicle Sales or Rental 21-06.01(k)(21)
Vehicle Service, Major 21-06.01(k)(22)
Vehicle Service, Minor 21-06.01(k)(23)
Transportation
Heliport 21-06.01(l)(3)
Parking Lot 21-06.01(l)(4)
Passenger Terminal 21-06.01(l)(5)
Transit Station 21-06.01(l)(6)
Utilities
Solar Farm 21-06.01(m)(1)
Utilities, Major 21-06.01(m)(2)
Utilities, Minor 21-06.01(m)(3)
Wireless Communications 21-06.01(m)(4)
See Section 21-06.02 for accessory use standards.
Key Allowed Allowed subject to Conditions Special Exception Use Specific Standards
SOUTH BEND ZONING ORDINANCE 3-47
StANDARD DIStRICtS 21-03.08
DT Downtown
Building Placement Access & Parking
(d) Building Placement
Lot Size
Lot Width 15' min.
Lot Depth 60' min.
Building Setbacks Front Corner Side 1 Rear 2
All Uses (min.)
All Uses (max.)
0'
10'
0'
10'
0'
-
0'
-
St. Joseph River/East Race 15' min.
Facade within Setback Zone
Front (min.) 3 85%
Corner (min.)50%
Building Coverage
Building Coverage 100% max.
1 If side or rear setback is provided, it shall be a min. of 5'.
2 Primary buildings on a lot without a rear alley shall have a
minimum rear setback of 20' when adjacent to a lot with
a ground floor residential use that is not in a DT district.
3 A forecourt per Section 21-08.03(f) may be exempt
from this requirement with approval by the Zoning
Administrator.
(e) Access & Parking
Pedestrian Access
A walkway shall connect the sidewalk to the main entrance.
Bicycle Access
See Section 21-07.02 for Bicycle Parking requirements.
Parking Access
If access is available from an alley which is open to traffic,
there shall be no access allowed from the street.
If allowed, a maximum of one street curb cut is permitted
per street frontage.
Parking Lot Location (Distance from Lot Line)
Front & Corner Setback (min.)5' behind facade,
or 10' if no building
Side & Rear Setback 0'
Required Spaces
Off-street parking areas are not required for any use.
Any off-street parking areas provided, even though not
required, shall be developed in compliance with the
standards set forth in Section 21-07.03.
See Section 21-07 for full access and parking requirements.
A
B
C D E F
G
H
Secon
d
ar
y
Str
e
et
Pri
m
a
r
y
S
t
r
e
e
t
Buildable Area of
Primary Building
Minimum Setback Line
Maximum Setback Line
E
F
D
C
A
B
Parking Allowed
G
G
Pedestrian
access to main
entrance
H
H
Minimum Parking Lot Setback
Alle
y
3-48 May 20, 2026
21-03.08 StANDARD DIStRICtS
DT Downtown
Building ComponentsBuilding Form
(f) Building Form
Building Height
Primary Building (max.)
West of the St. Joseph River 150' and 12 stories
Between St. Joseph River and
East Race Waterway
150' and 12 stories
East of the East Race Waterway 60' and 5 stories
Primary Front Facade (min.)16'
Accessory Building (max.)26'
Building Orientation
Primary facades shall be oriented to a front lot line or open
space.
(g) Building Components
Allowed Building Frontage Types
Porch 21-08.03(c)
Stoop 21-08.03(d)
Gallery 21-08.03(e)
Forecourt 21-08.03(f)
Storefront 21-08.03(g)
Terrace 21-08.03(h)
Building Entrance
Distance between Entries 100' max.
Main entrances shall be prominently located and visible
from the primary street or open space.
Allowed Encroachments
Building components may extend into a right-of-way with
approval by the Board of Public Works.
See Section 21-08.01(g) for building component definitions
and additional requirements.
I
J
K
J
I
K
Encroachment of
canopy into R.O.W.
Key Allowed Not Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Secon
d
ar
y
Str
e
et
SOUTH BEND ZONING ORDINANCE 3-49
StANDARD DIStRICtS 21-03.08
DT Downtown
Building Standards Site Development
(h) Building Standards
Facade Transparency (min.)
Ground Floor - Front & Corner Facade
Non-Residential 60%
Residential 25%
Upper Floor - Front & Corner Facade 15%
Facade Articulation
Any building greater than 50' wide shall provide vertical
articulation into segments no greater than 32' in width and
horizontal articulation (base, belt courses, cornice, etc.) to
distinguish the ground floor from upper stories.
Building Materials
A minimum of 66% of each front or corner facade shall be
constructed of high quality, durable, natural materials, such
as stone or brick; wood lap siding; lapped, shingled, or panel
fiber cement board siding; and glass. High quality synthetic
materials may be approved by the Zoning Administrator.
Each front or corner facade shall include at least two
architectural elements (e.g., quoins, pilasters, soldier
courses, lintels, friezes, cornices, dentils, architraves, etc.).
See Section 21-08.01(e) for all building material standards.
See Section 21-08 for full building standards.
(i) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Mechanical/HVAC 21-06.02(f)(14)
Satellite Dish Antennas 21-06.02(f)(22)
Trash/Recycling Container 21-06.02(f)(27)
Allowed Location in Established Yards
Accessory structures shall not be located in any
established front or corner yard and shall comply with all
required setbacks.
Mechanical equipment and HVAC shall be allowed in front
or corner yard if screened per Section 21-06.02(f)(14).
See Section 21-06.02 for full accessory use regulations.
Fence/Freestanding Walls Front Corner Side Rear
Height (max.)3'3'8'8'
A fence up to 4' is allowed in an established front or
corner yard if fence is greater than 50% open.
See Section 21-09 for full site development requirements.
Accessory Structures Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Alle
y
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et
3-50 May 20, 2026
21-03.08 StANDARD DIStRICtS
DT Downtown
Signs
(j) Landscape 2
Streetscape Trees Required
Shade Tree 1 1 tree min. per each full
30' of street frontage
Location 2 Tree lawn or tree grates
along curb line
Spacing Evenly spaced to extent possible
Buffer Landscape Required 3
Adjacent to S1, S2,
U1, or U2
Type 3 buffer if no street or
alley present
Parking Lot Screening (of 4 or more spaces)
Parking that is visible from a street/open space, other than
an alley, shall be screened by a Type 1 buffer.
Parking that is visible from a side/rear lot line abutting a S1,
U1, or U2 district shall be screened by a Type 1 or 2 buffer.
Buffers shall comply with Section 21-09.01(o).
See Section 21-09.01 for full landscape requirements.
1 An existing tree of at least 1.75" caliper may fulfill this
requirement.
2 If a tree cannot be placed in a tree lawn, an alternate
location may be approved by the Zoning Administrator.
3 Residential buildings with 4 or fewer units are exempt
from buffer landscape requirements.
(k) Signs
Total Signs Allowed
Residential: 4 or fewer dwellings
Building Sign 1 per street frontage;
up to 2 square feet
and 4 feet in height
Residential: 5+ dwelling units
Building Sign Up to 10% of the total area
of the building facade
Non-Residential Use
Building Sign Up to 10% of the total area
of the building facade
See Section 21-10 for full sign requirements including
changeable copy signs, temporary signs, exempt signs,
off-premise, and use-specific signs.
L
M
M
M
Landscape
L
Street Trees Allowed
Pri
m
a
r
y
S
t
r
e
e
t
Pri
m
a
r
y
S
t
r
e
e
t
Alle
y
Alle
y
Secon
d
ar
y
Str
e
et
Secon
d
ar
y
Str
e
et