HomeMy WebLinkAbout21-04 Special DistrictsSOUTH BEND ZONING ORDINANCE 4-1
Article 21-04:
Special Districts Sections
Section 21-04.01: OS Open Space .......................4-3
Section 21-04.02: U University ...........................4-9
Section 21-04.03: C Commercial ........................4-15
Section 21-04.04: I Industrial ...........................4-21
4-2 May 20, 2026
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SOUTH BEND ZONING ORDINANCE 4-3
SpECIAl DIStRICtS 21-04.01
OS Open Space
Section 21-04.01: OS Open Space
(a) Intent
The OS District is established to promote the
development of a range of publicly owned open
spaces dispersed throughout the City.
The following are typical characteristics of the OS District:
•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
4-4 May 20, 2026
21-04.01 SpECIAl DIStRICtS
OS Open Space
Uses
(b) 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)
Cemetery 21-06.01(f)(3)
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)
Zoo 21-06.01(f)(12)
Residential
Dwelling, Ancillary 21-06.01(j)(1)
Retail & Service
Bar/Tavern 21-06.01(k)(3)
Entertainment/Recreation Facility,
Indoor
21-06.01(k)(8)
Entertainment/Recreation Facility,
Outdoor
21-06.01(k)(9)
Restaurant 21-06.01(k)(15)
Transportation
Parking Lot 21-06.01(l)(4)
Utilities
Solar Farm 21-06.01(m)(1)
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 4-5
SpECIAl DIStRICtS 21-04.01
OS Open Space
Building Placement Access & Parking
(c) Building Placement
Building Setbacks (min.)Front Corner Side Rear
Adjacent to S1, S2, U1 ,or U2 0'0'10'20'
Adjacent to all other zones 0'0'0'0'
Building Coverage
Building Coverage 40% max.
(d) Access & Parking
Pedestrian Access
All parks shall have at least one pedestrian access point
from each abutting street.
Paths within the open space shall provide pedestrians
with convenient routes between abutting streets, building
entrances, and major design features.
Paths may meander to take advantage of view corridors or
topographical and landscape features.
Bicycle Access
See Section 21-07.02 for Bicycle Parking requirements.
Parking Lot Location (Distance from Lot Line)
Front & Corner Setback (min.)12'
Side & Rear Setback (min.)10'
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.
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Buildable Area of
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Minimum Setback Line
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Pedestrian
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4-6 May 20, 2026
21-04.01 SpECIAl DIStRICtS
OS Open Space
(e) Building Form
Building Height
All Buildings (max.) 35'
Building Orientation
Primary facades shall be oriented to a front lot line or
open space.
(f) Building Components
Building Entrance
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.
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Building ComponentsBuilding Form
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Main Entrance
Required Setback
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SOUTH BEND ZONING ORDINANCE 4-7
SpECIAl DIStRICtS 21-04.01
OS Open Space
Building Standards Site Development
(g) Building Standards
Building Materials
Restrictions on building materials shall apply to all front
and corner facades of non-residential buildings.
Building materials used on the front and corner facade 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.
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.
(h) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Mechanical/HVAC 21-06.02(f)(14)
Trash/Recycling Container 21-06.02(f)(27)
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.
A fence up to 8' max. is allowed to enclose maintenance
facilities, storage, or other utilities.
An open fence enclosing a game court may be erected to
a maximum of 12' in height.
See Section 21-09 for full site development requirements.
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4-8 May 20, 2026
21-04.01 SpECIAl DIStRICtS
OS Open Space
(i) 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
Adjacent to S1 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 The Zoning Administrator may waive the requirement for
foundation landscape if a building is located more than
50' from the street.
(j) Signs
Total Signs Allowed
Building Sign Up to 10% of the total area
of the building facade
Freestanding Sign 1 per street frontage;
up to 64 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.
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Landscape Signs
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Tree Lawn H
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Street Trees Allowed
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SOUTH BEND ZONING ORDINANCE 4-9
SpECIAl DIStRICtS 21-04.02
U University
Section 21-04.02: U University
(a) Intent
The U District is established to promote the
development of major college or university campuses.
The following are typical characteristics of the U District:
•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.
4-10 May 20, 2026
21-04.02 SpECIAl DIStRICtS
U University
Uses
(b) 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)
Cemetery 21-06.01(f)(3)
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, Multi-Unit 21-06.01(j)(5)
Group Residence 21-06.01(j)(6)
(b) Principal Uses (continued)Use Definition
& Standards
Retail & Service
Bar/Tavern 21-06.01(k)(3)
Commercial School 21-06.01(k)(5)
Day Care Center 21-06.01(k)(6)
Entertainment/Recreation Facility,
Indoor
21-06.01(k)(8)
Entertainment/Recreation Facility,
Outdoor
21-06.01(k)(9)
Medical/Dental Clinic 21-06.01(k)(12)
Personal Care & Services 21-06.01(k)(13)
Restaurant 21-06.01(k)(15)
Retail & Service, General 21-06.01(k)(16)
Transportation
Airport 21-06.01(l)(1)
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 4-11
SpECIAl DIStRICtS 21-04.02
U University
(c) Building Placement
Lot Size
Lot Width 100' min.
District Area 5 acres min.
Building Setbacks (min.)Front Corner Side Rear
Adjacent to S1, S2, U1, or U2 25'25'10'20'
Adjacent to all other zones 10'10'0'0'
(d) 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 Lot Location (Distance from Lot Line)
Front & Corner Setback (min.)12'
Side Setback 10'
Rear Setback 20'
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.
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Building Placement Access & Parking
Buildable Area
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4-12 May 20, 2026
21-04.02 SpECIAl DIStRICtS
U University
(e) Building Form
Building Height
All Buildings (max.)None
If a portion of any lot line is across from a district that
permits 1 unit dwellings, the maximum height shall not
exceed 35 feet plus one additional foot of building height
for each additional foot of setback provided.
Building Orientation
Primary facades shall be oriented to a front lot line, open
space, or pedestrian pathway.
(f) Building Components
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'
Building Frontage Type 10'10'
See Section 21-08.01(g) for building component definitions
and additional requirements.
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Main Entrance
Building ComponentsBuilding Form
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Key Allowed Not Allowed
Encroachment ZoneRequired Setback
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SOUTH BEND ZONING ORDINANCE 4-13
SpECIAl DIStRICtS 21-04.02
U University
(g) Building Standards
Building Materials
Restrictions on building materials shall apply to all front
and corner facades of non-residential buildings.
Building materials used on the front and corner facade 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.
(h) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
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.)3'3'8'8'
A fence up to 4' is allowed in an established front or
corner yard if fence is greater than 50% open.
A fence up to 8' max. is allowed to enclose maintenance
facilities, storage, or other utilities.
An open fence enclosing a game court may be erected to
a maximum of 12' in height.
See Section 21-09 for full site development requirements.
Building Standards Site Development
Accessory Structures Allowed
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4-14 May 20, 2026
21-04.02 SpECIAl DIStRICtS
U University
(i) 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
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 The Zoning Administrator may waive the requirement for
foundation landscape if a building is located more than
50' from the street.
(j) Signs
Total Signs Allowed
Building Sign Up to 10% of the total area
of the building facade
Freestanding Sign 1 per street frontage;
up to 64 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.
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SignsLandscape
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SOUTH BEND ZONING ORDINANCE 4-15
SpECIAl DIStRICtS 21-04.03
C Commercial
Section 21-04.03: C Commercial
(a) Intent
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.
The following are typical characteristics of the C
District:
•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
4-16 May 20, 2026
21-04.03 SpECIAl DIStRICtS
C Commercial
Uses
(b) principal Uses Use Definition
& Standards
Agricultural
Plant Agriculture 21-06.01(e)(1)
Community Garden 21-06.01(e)(2)
Civic & Institutional
Assembly, Neighborhood 21-06.01(f)(1)
Assembly, General 21-06.01(f)(2)
Cemetery 21-06.01(f)(3)
College/University 21-06.01(f)(4)
Correctional Facility 21-06.01(f)(5)
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)
Residential Care Facility 21-06.01(j)(8)
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)
(b) Principal Uses (continued)Use Definition
& Standards
Retail & Service (continued)
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)
Retail & Service, Heavy 21-06.01(k)(17)
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 4-17
SpECIAl DIStRICtS 21-04.03
C Commercial
(c) Building Placement
Lot Size
Lot Width 50' min.
Lot Depth 50' min.
Building Setbacks (min.)Front Corner Side Rear
Adjacent to S1, S2,
U1, U2, U3, or UF
10'10'15'15'
Adjacent to all other zones 10'10'0'0'
Building Coverage
Building Coverage 100% max.
(d) 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. Lots with large frontages may be
granted a second street curb cut per the latest standards
adopted by the Board of Public Works.
Parking Lot Location (Distance from Lot Line)
Parking is not allowed within any required building setback.
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.
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Building Placement Access & Parking
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Parking allowed
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Buildable Area of
Primary Building
Minimum Setback Line
Pedestrian
access
F
4-18 May 20, 2026
21-04.03 SpECIAl DIStRICtS
C Commercial
(e) Building Form
Building Height
All Buildings (max.) 1 55'
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.
(f) Building Components
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'
See Section 21-08.01(g) for building component definitions
and additional requirements.
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Building ComponentsBuilding Form
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Main Entrance
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Encroachment ZoneRequired Setback
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SOUTH BEND ZONING ORDINANCE 4-19
SpECIAl DIStRICtS 21-04.03
C Commercial
(g) Building Standards
Facade Transparency (min.)
Ground Floor - Front Facade 40%
Ground Floor - Corner Facade 1 20%
Building Materials
A minimum of 66% of each front or corner facade shall
be constructed of E.I.F.S. or high quality natural materials,
such as stone or brick; wood lap siding; fiber cement
board siding; and glass. High quality synthetic materials
may be approved by the Zoning Administrator. E.I.F.S. may
constitute a maximum of 66% of the ground floor facade.
Building materials used on the front and corner facades
shall extend a minimum depth of 16" along the side facade.
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.
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.
1 If a building is located more than 50’ from the corner lot
line, the Zoning Administrator may waive this requirement
if the transparency is not needed to meet the intent of
this ordinance.
(h) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Drive-Through 21-06.01(k)(7)
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.
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.)3'3'8'8'
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.
Building Standards Site Development
Accessory Structures Allowed
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4-20 May 20, 2026
21-04.03 SpECIAl DIStRICtS
C Commercial
SignsLandscape
(i) 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
Adjacent to S1, S2, U1,
U2, U3, or UF
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 The Zoning Administrator may waive the requirement for
foundation landscape if a building is located more than
50' from the street.
(j) Signs
Total Signs Allowed
Building Sign Up to 10% of the total area
of the building facade
Freestanding Sign 1 1 per street frontage;
up to 100 square feet 2
and 15 feet in height 3
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.
1 If lot frontage is greater than 500', then additional
signs are allowed at a rate of one sign for every 500' of
additional frontage, or portion thereof. Total sign area may
be combined into one larger sign or divided between
multiple signs with a minimum separation of 100'.
2 Sign area of a multi-tenant sign may increase to 140
square feet maximum. If lot frontage is greater than 500',
the sign area of a multi-tenant sign shall increase to 300
square feet maximum.
3 Sign height may increase to 30' max. for a multi-tenant
sign or 35' max. when oriented to a limited access highway.
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SOUTH BEND ZONING ORDINANCE 4-21
SpECIAl DIStRICtS 21-04.04
I Industrial
Section 21-04.04: I Industrial
(a) Intent
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.
The following are typical characteristics of the I District:
•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
4-22 May 20, 2026
21-04.04 SpECIAl DIStRICtS
I Industrial
Uses
(b) principal Uses Use Definition
& Standards
Agricultural
Plant Agriculture 21-06.01(e)(1)
Community Garden 21-06.01(e)(2)
Indoor Food Production 21-06.01(e)(3)
Civic & Institutional
Assembly, Neighborhood 21-06.01(f)(1)
Assembly, General 21-06.01(f)(2)
Cemetery 21-06.01(f)(3)
College/University 21-06.01(f)(4)
Correctional Facility 21-06.01(f)(5)
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)
Zoo 21-06.01(f)(12)
Industrial, Manufacturing, & Processing
Industrial, Artisan 21-06.01(g)(1)
Industrial, Heavy 21-06.01(g)(2)
Industrial, Light 21-06.01(g)(3)
Research/Laboratory Facility 21-06.01(g)(4)
Warehouse/Distribution Facility 21-06.01(g)(5)
Waste Processing/Recycling Facility 21-06.01(g)(6)
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)
Retail & Service
Adult Business 21-06.01(k)(1)
Animal Care Establishment 21-06.01(k)(2)
Bar/Tavern 21-06.01(k)(3)
(b) Principal Uses (continued)Use Definition
& Standards
Retail & Service (continued)
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)
Retail & Service, Heavy 21-06.01(k)(17)
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
Airport 21-06.01(l)(1)
Freight Terminal/Facility 21-06.01(l)(2)
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 4-23
SpECIAl DIStRICtS 21-04.04
I Industrial
(c) Building Placement
Lot Size
Lot Width 100' min.
Building Setbacks (min.)Front Corner Side Rear
Adjacent to S1, S2, U1, U2,
U3, or UF
30'30'50'50'
Adjacent to all other zones 15'15'10'10'
Building Coverage
Building Coverage 100% max.
(d) 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
A maximum of one street curb cut is permitted per street
frontage. Lots with large frontages may be granted a
second street curb cut per the latest standards adopted
by the Board of Public Works.
Parking Lot Location (Distance from Lot Line)
Parking is not allowed within any required building setback.
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.
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Building Placement Access & Parking
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Pedestrian
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4-24 May 20, 2026
21-04.04 SpECIAl DIStRICtS
I Industrial
(e) Building Form
Building Height
All Buildings (max.) 1 60'
Building Orientation
Primary facades shall be oriented to a front lot line or open
space.
1 The setback for any portion of a building or structure that
is over 35' in height shall be increased by 1' for each foot
of height above 35'.
(f) Building Components
Building Entrance
Main entrances shall be prominently located and visible
from the primary street or open space; the Zoning
Administrator may waive this requirement for any
Agricultural; Industrial, Manufacturing, & Processing;
Transportation; or Utilities use if not needed to meet the
intent of this ordinance.
Allowed Encroachments
(max.)
Front Corner Side Rear
Architectural Features 3'3'3'3'
See Section 21-08.01(g) for building component definitions
and additional requirements.
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G H I J
Building ComponentsBuilding Form
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Main
Entrance
F
Encroachment ZoneRequired Setback
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SOUTH BEND ZONING ORDINANCE 4-25
SpECIAl DIStRICtS 21-04.04
I Industrial
(g) Building Standards
Building Materials
Restrictions on building materials shall apply to all front
and corner facades of 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. may constitute a maximum of 66 percent of the
ground floor facade.
Standard, fluted, or split face concrete masonry units
(CMUs) above the basement level are prohibited as face
material. Glazed or heavily polished CMUs or CMUs that
look like brick or stone are allowed.
Unfinished metal, plywood, unfinished precast or poured-
in-place concrete are prohibited.
See Section 21-08 for full building standards.
(h) Site Development
Accessory Structures/Uses
Accessory Structures 21-06.02(f)(1)
Drive-Through 21-06.01(k)(7)
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.
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.)6'6'10'10'
See Section 21-09 for full site development requirements.
Building Standards Site Development
Accessory Structures Allowed
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4-26 May 20, 2026
21-04.04 SpECIAl DIStRICtS
I Industrial
SignsLandscape
(i) 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
Adjacent to S1, S2, U1,
U2, U3, or UF
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 The Zoning Administrator may waive the requirement for
foundation landscape if a building is located more than
50' from the street.
(j) Signs
Total Signs Allowed
Building Sign Up to 10% of the total area
of the building facade
Freestanding Sign 1 1 per street frontage;
up to 100 square feet 2
and 15 feet in height 3
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.
1 If lot frontage is greater than 500', then additional
signs are allowed at a rate of one sign for every 500' of
additional frontage, or portion thereof. Total sign area may
be combined into one larger sign or divided between
multiple signs with a minimum separation of 100'.
2 Sign area of a multi-tenant sign may increase to 140
square feet maximum. If lot frontage is greater than 500',
the sign area of a multi-tenant sign shall increase to 300
square feet maximum.
3 Sign height may increase to 30' max. for a multi-tenant
sign or 35' max. when oriented to a limited access highway.
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