HomeMy WebLinkAbout21-08 Building StandardsSOUTH BEND ZONING ORDINANCE 8-1
Article 21-08:
Building Standards Sections
Section 21-08.01: Building Standards .....................8-1
Section 21-08.02: Building Types ........................8-7
Section 21-08.03: Building Frontage Types .............8-17
Section 21-08.01: Building Standards
(a) Intent
This section includes regulations that reinforce the
scale and design of buildings that are unique to South
Bend and are intended to improve the physical quality
of buildings that contribute to the overall character of
the City, emphasizing the importance of how buildings
relate to the public street.
(b) Applicability
Within the City of South Bend, all new developments
and all additions to existing development shall comply
with the standards of this section, except:
(1) Detached ancillary dwelling units; and
(2) Accessory structures.
(c) Building Design
(1) All primary buildings shall be designed to be
permanently erected on a permanent foundation
and connected to all required utilities.
(2) Primary facades shall be oriented to a front lot
line. Building designs that orient main entrances
so that they are not visible from the primary
street are prohibited. Any entrance on a side
facade shall be visible from the street or clearly
identified using architectural features, awnings/
canopies, or lighting. The Zoning Administrator may
waive this requirement for buildings oriented to a
common open space or for Agricultural; Industrial,
Manufacturing, & Processing; Transportation; and
Utilities uses in an I district.
(3) Buildings shall provide windows and doors on
facades facing primary and secondary streets
that meet the transparency requirements of the
applicable zoning district. Building designs that
create blank wall conditions facing primary or
secondary streets are prohibited.
(4) In a U3, UF, NC, or DT district, when fronting and
within 50 feet of a public street, any parking
structure or podium building having a ground-floor
parking lot shall have at least 75 percent of the
linear width of the ground floor front and corner
facades be comprised of occupied liner spaces
at least 15 feet deep. The measurement shall be
made from building corner to building corner and
exclude pedestrian and vehicular entries. The liner
spaces may include permitted uses, such as retail
areas, dwellings, leasing offices, or fitness centers.
(d) Building Materials for Existing Buildings - Front and
Corner Facades
Renovations and restorations of older buildings shall
respect the original building design, including structure,
use of materials, and details. The following requirements
apply to all exterior renovations and major additions
of residential buildings with 5 or more units and non-
residential buildings in all zoning districts.
(1) Exterior renovations, major additions, renovations
of residential buildings with 4 or fewer units, and
accessory buildings are encouraged to comply
with the provisions of Section 21-08.01(e), however,
at a minimum they shall utilize building materials
that are compatible and harmonious with the
materials used on the existing building.
(2) To the extent possible, new materials or signs shall
not cover original materials and detailing.
(3) Natural materials (brick, slate, glass, stone, etc.) shall
be retained and not covered with any other materials.
8-2 May 20, 2026
21-08.01 BuIlDING StANDARDS
Building Standards
(e) Building Materials for New Construction - Front and
Corner Facades
The following regulations shall apply to all front and
corner facades of residential buildings with 5 or more
units and non-residential buildings in all zoning districts.
(1) Building materials used on the front and corner
facades shall extend a minimum depth of 16 inches
along the side facade, measured from the face of
the front or corner facade.
(2) Exterior insulation and finish system (E.I.F.S.) is not
permitted on the ground floor except as trim. In
a C or I district, however, E.I.F.S. may constitute a
maximum of 66 percent of the ground floor facade.
(3) 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.
(4) Unfinished metal, plywood, and unfinished precast
or poured-in-place concrete are prohibited.
(5) Commercial-grade/scale products are prohibited on
any residential building facade.
(6) Windows and doors on a ground floor front or
corner facade shall have clear, transparent glass
that has a minimum Visible Light Transmittance
(VLT) of 50 percent and a maximum Visible Light
Reflectance (VLR) of 25 percent as indicated by the
glass manufacturer.
(7) Security devices such as solid metal security gates,
metal roll-down windows, coiling shutters, and link/
grill systems shall not be installed on front or corner
facades or facing open space, except where such
devices are at least 50 percent transparent and
located wholly behind a window or door.
(8) Roofs on residential buildings shall be clad in cedar
wood shake, fiberglass shingles, asphalt shingles,
slate shingles, clay tile, prefinished pre-stamped
metal shingles, prefinished metal standing seam, or
other recognized roofing material. Sheet or roll-type
roofing is prohibited on sloped roofing.
(9) In a NC or DT district, vinyl siding is prohibited.
(10) In a NC or DT district, all primary buildings shall
comply with the following architectural regulations
in order to create variation and interest in the built
environment:
(A) A minimum of 66 percent of each front or corner
facade shall be constructed of the following
primary building materials:
i. High quality, durable, natural materials,
such as brick or stone; wood lap siding;
lapped, shingled, or panel fiber cement
board siding; and glass.
ii. Other high quality synthetic materials such
as synthetic equivalents of brick or stone,
architectural precast concrete that looks
like brick or stone; or traditional lime-based
stucco may be approved by the Zoning
Administrator.
(B) Each applicable facade shall include at least
two architectural elements (e.g., quoins,
pilasters, soldier courses, lintels, friezes,
cornices, dentils, architraves, etc.).
(11) In a C district, a minimum of 66 percent of each front
or corner facade of all primary buildings shall be
constructed of the following building materials:
(A) High quality, durable, natural materials, such as
brick or stone; wood lap siding; lapped, shingled,
or panel fiber cement board siding; and glass.
(B) Other high quality synthetic materials such
as synthetic equivalents of brick or stone,
architectural precast concrete that looks like
brick or stone; or traditional lime-based stucco
may be approved by the Zoning Administrator.
(C) Exterior insulation and finish system (E.I.F.S.).
SOUTH BEND ZONING ORDINANCE 8-3
BuIlDING StANDARDS 21-08.01
Building Standards
(f) Facade Articulation - NC or Dt District
In a NC or DT district, these regulations are intended to
encourage walkable environments by creating visually
interesting buildings with human scaled details and
proportions. The following regulations apply to any
building greater than 50 feet wide.
(1) A facade shall be organized using a consistent
rhythm and pattern of windows, building articulation,
or other architectural features. Facades shall be
organized into building segments that consist
of regularly repeated spatial elements making a
vertical division in a structure, commonly defined by
the number of window and door openings per floor
or by the space between columns and/or piers.
(2) Vertical articulation is required to visually break up
the massing of the front and corner facades into
building segments no greater than 32 feet in width.
Vertical articulation may be satisfied through the
use of architectural features such as bays, columns,
pilasters, mullions, regular repetition of window
patterns, a break in the building plane, or recessed
entries. On corner lots, the material and articulation
of the primary facade shall extend a minimum of one
segment along the secondary street.
(3) Horizontal articulation (e.g., base, belt courses,
cornice lines, entablatures, friezes, awnings or
canopies, changes in materials or window patterns,
recessed entries, or other architectural treatments)
is required to help distinguish the ground floor or
podium from upper stories.
(4) Variation in color shall not be used to meet the
required articulation.
(5) A main entrance shall effectively address the
adjacent public realm and be given prominence on
the building facade. This may be satisfied through
the use of architectural features such as entranceway
roofs or recesses; a chamfered corner; sidelight
windows, transom window, or other adjacent
windows; additional mouldings with expression lines;
or a bay of unique width.
Facade Articulation
Parapet
Pilaster
Lintel
Cornice
Horizontal Course above Ground Floor
Horizontal Base
Storefronts set rhythm of each segment above
32' max.
A building segment consists of regularly repeated spatial elements making a vertical division in a structure, commonly defined by the number of window and door openings per floor or by the space between columns and/or piers.
8-4 May 20, 2026
21-08.01 BuIlDING StANDARDS
Building Standards
(g) Building Components
Building components are smaller building features that
are attached to the primary building mass. Building
components provide architectural articulation and/or
additional usable space. The following sections include
definitions of typical building components and any
additional regulations that may apply.
(1) Architectural Features. Includes sills, belt courses,
eaves, cornices, roof overhangs, chimneys, or
other ornamental elements attached to or laterally
supported by a building.
(A) Architectural features may encroach a
maximum of 3 feet into any minimum required
setback but shall be located at least 18 inches
from a lot line.
(B) Architectural features may extend up to 3 feet
into a right-of-way with the permission of the
Board of Public Works.
(2) Awning or Canopy. A wall-mounted, roof-like cover,
often of fabric, metal, fiberglass, or glass providing
protection from the weather or decorative
embellishment over a window, door, sidewalk,
walkway or the like.
(A) An awning or canopy may encroach a
maximum of 8 feet into a minimum required
front or corner setback.
(B) With the permission of the Board of Public
Works, an awning or canopy may extend into a
right-of-way to within 18 inches of a curb.
(C) An awning shall be securely attached to and
supported by the building, A canopy shall
be attached to the building but may also be
supported by posts.
(D) An awning or canopy shall match the
approximate width of the windows or doors
to which the awning or canopy is attached or
covering.
(E) The bottom edge of the awning or canopy shall
have a minimum clear height over a sidewalk
or walkway of 8 feet.
(F) An awning shall be made of a durable, weather
resistant material, such as cloth, canvas,
canvas-like material, acrylic fabrics, nylon, or
metal. Awnings shall not be made of vinyl.
(G) Open-ended awnings and operable awnings
are encouraged. Rounded and hooped
awnings are discouraged.
(H) Awnings shall not be internally or back lit.
(I) An awning or canopy used as a building sign
is subject to the additional requirements of
Section 21-10.
(3) Balcony. A platform with a railing that may project
or be recessed within a building facade located
above the first story.
(A) Balconies shall be a minimum of 5 feet deep
and 6 feet wide, excluding false or juliet
balconies that are less than 16 inches deep.
(B) A balcony may encroach a maximum of 5 feet
into a minimum required front, corner, or rear
setback.
(C) With the permission of the Board of Public
Works, a balcony may extend into a right-of-
way.
(4) Bay Window. A bay window extends outward from
a building to increase light, views, and articulation
of a facade.
(A) A bay less than 10 feet in width may encroach a
maximum of 3 feet into any minimum required
setback but shall be located at least 18 inches
from a lot line.
(5) Building Entrance. A point of ingress and egress
for pedestrians into a building.
(6) Building Frontage Type. Building frontage types
are located at the main building entrance and
provide an interface or transition between the
private realm (building interiors) and the public
realm (sidewalks and civic spaces).
(A) See Section 21-08.03 for all frontage type
regulations.
(B) Multiple frontage types may exist for buildings
that have more than one main entrance.
SOUTH BEND ZONING ORDINANCE 8-5
BuIlDING StANDARDS 21-08.01
Building Standards
(7) Deck. A roofless, ground-supported, and
unenclosed platform, usually constructed of
wood, of which any permanent horizontal area(s)
of the platform is raised above grade level and
is designed and intended for the recreational
enjoyment of the occupant(s) and guest(s) of the
primary structure or use.
(A) Any deck over 30 inches above grade shall
comply with all minimum required setbacks for
the applicable district.
(B) A deck less than 30 inches above grade,
inclusive of any railing, may be located within
any minimum required setback but shall not
encroach more than 8 feet into the minimum
front setback.
(8) Fire Escapes, Exterior. An emergency exit mounted
outside of a building that provides a method of
escape in the event of a fire or other emergency
when interior stairwells are inaccessible.
(A) Fire escapes may be added to existing
buildings when no other means of providing
egress is possible or practical.
(B) To the extent possible, fire escapes shall not
be located on a front or corner facade. Rear or
side facades are preferred.
(C) Exterior fire escapes may encroach into any
minimum required setback and may encroach
into a right-of-way with permission of the
Board of Public Works.
(D) Sizing and location of fire escapes shall be
approved by the Fire Marshal.
(9) Forecourt. See Section 21-08.03(f) for all
regulations relating to forecourts.
(10) Gallery. See Section 21-08.03(e) for all regulations
relating to galleries.
(11) Garage. A fully-enclosed structure, whether
attached to or detached from a primary building,
used for the storage of vehicles.
(A) Garages shall comply with all minimum
required building setbacks but may encroach
into a required rear setback up to within 5 feet
of the rear lot line.
(B) Except in a S1 district, if the garage door on an
attached garage faces a primary or secondary
street, the garage shall be set back at least 5
feet behind the front or corner building facade.
(C) If oriented with garage doors facing a street,
a garage shall not be located less than
18 feet from the right-of-way, sufficient to
accommodate the parking of an automobile
without blocking the sidewalk or any public
way.
(D) If oriented with garage doors facing an alley,
a garage shall be located 5 feet from the rear
lot line or have a setback of not less than
18 feet from the right-of-way, sufficient to
accommodate the parking of an automobile
without blocking any public way.
(E) In a S1, U1, or U2 district, the total capacity of
a garage, garages, or carports, in combination,
whether attached or detached, shall not
exceed 4 vehicles.
(12) Patio. A hard-surfaced space laid or poured
directly on finished grade with at least one side
open to the weather and essentially unobstructed
to the sky, specifically designed and intended
for the recreational enjoyment of the occupant(s)
Garage Location 18'-0"
Min. Set
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21-08.01 BuIlDING StANDARDS
Building Standards
and guest(s) of the primary structure or use and
not designed or intended for use by automotive
vehicles.
(A) A patio less than 30 inches above grade may
be located within any minimum required
setback but shall not encroach more than 8
feet into the minimum required front setback.
(13) Porch. See Section 21-08.03(c) for all regulations
relating to porches.
(14) Porte-Cochere. A porte-cochere is a roofed
structure that is integrated with the design of the
primary building and extends over a driveway,
providing an articulated entryway and protection
from the weather.
(A) A porte-cochere shall be open on at least two
sides.
(B) A porte-cochere may be located within an
established front, corner, side or rear yard
but shall comply with all minimum required
building setbacks.
(15) Ramps/Wheelchair Lifts. Includes accessibility
ramps or wheelchair lifts that meet federal, state,
and local accessibility standards.
(A) Accessibility features may encroach into
any minimum required setback to the extent
necessary to perform its proper function.
(16) Rear Extensions. A secondary extension from the
rear wall of a primary building that extends into a
required rear setback for a primary building.
(A) Rear extensions may encroach into a required
rear setback for a primary structure, but they
shall be limited to a maximum of one story
and shall comply with the maximum allowed
height limit for accessory buildings within the
applicable zoning district.
(B) Rear extensions shall have a smaller footprint,
a narrower width, and a depth not greater than
the main building.
(C) Rear extensions shall comply with the
maximum allowed building coverage within
the applicable zoning district.
(D) Rear extensions may encroach into any
established rear yard up until the rear setback
for accessory buildings. Rear extensions shall
meet the minimum required corner and side
setbacks for primary buildings.
(17) Satellite Dishes. See Section 21-06.02(f)(22) for all
regulations relating to satellite dishes.
(18) Storefront. See Section 21-08.03(g) for all
regulations relating storefronts.
(19) Stoop. See Section 21-08.03(d) for all regulations
relating to stoops.
(20) Terrace. See Section 21-08.03(h) for all regulations
relating to terraces.
(21) Towers, Turrets, and Cupolas. A building
component that is significantly taller than it is wide
with the purpose of gaining views, providing light
and ventilation to a building, adding a decorative
element, or terminating an important axis including
tower, turrets, cupolas, elevator or stair towers, or
steeples.
(A) Towers, turrets, cupolas, and the like may exceed
the maximum building height, up to 25 feet in
height above the roof line.
(B) Towers, turrets, cupolas, and the like shall
comply with all minimum required setbacks for
a primary structure.
SOUTH BEND ZONING ORDINANCE 8-7
BuIlDING StANDARDS 21-08.02
Building Types
Key Allowed
Section 21-08.02: Building Types
(a) Intent
This section regulates different physical forms of
buildings within each zoning district, creating variation
in the urban environment within an appropriate scale.
The following regulations apply in addition to the
development standards for each zoning district. In the
case of a conflict, the more restrictive regulation shall
prevail.
(b) Applicability
All primary buildings in any Standard District shall
comply with the requirements of this section in addition
to the development standards of Section 21-03.
Building types do not apply to development within a
Special District, as regulated within Section 21-04.
(1) An applicant shall select which allowed building
type corresponds to the building proposed for
construction or alteration, and shall comply with
the standards for that building type as it relates to
that new construction or alteration.
(2) The applicant shall select which allowed building
frontage type will be used with the selected
building type, per Section 21-08.03.
(3) Each building type may house any use allowed in
the zone in which it is located in accordance with
Section 21-06. The names of the building types
are not intended to limit or expand uses within a
building type.
(4) Civic and Institutional uses are exempt from this
section.
(c) Number of Buildings
Each lot shall comply with the maximum number, if
any, of primary buildings allowed by the building type
requirements of this section. The Zoning Administrator
may waive this requirement if the submitted building
permit application includes a site plan with potential lot
lines that meet the intent and all the requirements of
this Ordinance.
Table 21-08A: Building Types Allowed by Zoning District
S1 S2 U1 U2 U3 UF NC DT
Carriage House
Detached House
Cottage Court
Duplex
Townhouse
Apartment House
Stacked Flats
Shop
Mid-Rise/Tower
8-8 May 20, 2026
21-08.02 BuIlDING StANDARDS
Building Types
(1) Description
A Carriage House is an accessory structure typically
located at the rear of a lot, designed as a small
residential dwelling, home office space, or small
business space located above a garage or at ground
level. Carriage Houses provide affordable housing
opportunities within walkable neighborhoods.
(2) Zoning Districts
The Carriage House building type is permitted in the
following districts:
S1
S2
U1
U2
U3
UF
NC
(3) Building Type Standards
Lot Requirements
Only allowed on a lot that has a primary building.
Building Dimensions
Building Height See Zoning District
Building Width 36' max.
Total Finished Floor Area 800 sq. ft. max.
Separation between buildings 10' min.
Number of Dwelling Units
Units per Carriage House 1 max.
Carriage Houses per Lot 1 max.
Facade Design
Placement of windows and doors requires careful
consideration for privacy of both owner and neighbors.
Allowed Frontage Types1
Porch Gallery
Stoop
1 Building frontages are only required on facades facing a
street or open space.
A
B
Illustrative Examples
21-08.02(d) Building Type: Carriage House
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SOUTH BEND ZONING ORDINANCE 8-9
BuIlDING StANDARDS 21-08.02
Building Types
(1) Description
A Detached House is a small to medium-sized,
freestanding structure on a single lot. It is typically
located within a residential neighborhood of primarily
single unit houses in a walkable urban setting or in
outlying areas of the City. A Detached House may be
accessed from the alley or from a driveway off of the
street. Garages may be attached or detached to the
main house on the same lot.
(2) Zoning Districts
The Detached House building type is permitted in the
following districts:
S1
S2
U1
U2
U3
UF
21-08.02(e): Building Type: Detached House
(3) Building Type Standards
Building Dimensions
Building Height
S2, U3, UF districts 3 stories max.
All other districts 2.5 stories max.
Number of Dwelling Units
Units per Detached House 1 max.
Detached Houses per Lot 1 max.
Allowed Frontage Types
Porch Gallery
Stoop
Illustrative Examples
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8-10 May 20, 2026
21-08.02 BuIlDING StANDARDS
Building Types
Illustrative Examples
(1) Description
A Cottage Court consists of a series of small, detached
buildings arranged to define a shared court that is
typically perpendicular to the street. This type is
appropriately scaled to fit within primarily single unit or
medium-density neighborhoods. The courtyard shall
be either partially or wholly open to the street.
(2) Zoning Districts Allowed
The Cottage Court building type is permitted in the
following districts:
S2
U2
U3
UF
21-08.02(f) Building Type: Cottage Court
(3) Building Type Standards
Lot Requirements
Lot Width (along street)50' min.
If a cottage court is subdivided into multiple lots, each
lot shall front onto the open space and meet the building
coverage requirements of the applicable zoning district.
Building Dimensions
Building Height
U2 district 1.5 stories max.
All other districts 2 stories max.
Separation between buildings 5' min.
Number of Dwelling Units (includes ancillary dwellings)
Units per Cottage 2 max.
Dwelling Units Per Lot
U2 district 3 min. / 5 max.
All other districts 3 min. / 9 max.
Common Space
Width 18' min.
Depth 20' min.
Allowed Frontage Types
Porch Stoop
A
B
C
B
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SOUTH BEND ZONING ORDINANCE 8-11
BuIlDING StANDARDS 21-08.02
Building Types
(1) Description
A Duplex consists of two side-by-side or stacked
dwelling units, both facing the street, within a single
building mass. This type has the appearance of a
medium to large detached home and is appropriately
scaled to fit within primarily single unit neighborhoods
or medium-density neighborhoods.
(2) Zoning Districts Allowed
The Duplex building type is permitted in the following
districts:
S1
S2
U1
U2
U3
UF
21-08.02(g) Building Type: Duplex
(3) Building Type Standards
Building Dimensions
Building Height
S1, U1, U2 districts 2.5 stories max.
All other districts 3 stories max.
Building Width
S1, S2 districts 60’ max.
All other districts 48’ max.
Number of Dwelling Units
Units per Duplex 2 max.
Duplex per Lot 1 max.
Allowed Frontage Types
Porch Gallery
Stoop
A
Illustrative Examples
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21-08.02 BuIlDING StANDARDS
Building Types
21-08.02(h) Building Type: Townhouse
(3) Building Type Standards
Building Dimensions
Building Height 3 stories max.
Building Width (total of all attached Townhouses)
U2 district 4 units max.; 72' max.
All other districts 8 units max.; 168' max.
Townhouse Width 15' min., 36' max.
Number of Dwelling Units
Units per Townhouse 1 per floor
Townhouses per Lot 1 max.
Allowed Frontage Types
Porch Gallery
Stoop
A
B
(1) Description
A Townhouse is an attached structure that consists
of 3–8 townhouses placed side-by-side on narrow
lots that share a party wall. Typically located within
medium-density neighborhoods or in a location that
transitions from residential into a neighborhood center.
Each unit has an individual entrance along a street or
open space. Garages may be detached or attached,
often tucked under the main living floor above.
(2) Zoning Districts Allowed
The Townhouse building type is permitted in the
following districts:
S2
U2
U3
UF
NC
DT
Illustrative Examples
B
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SOUTH BEND ZONING ORDINANCE 8-13
BuIlDING StANDARDS 21-08.02
Building Types
(1) Description
An Apartment House is a medium-sized structure that
consists of 3 or 4 side-by-side and/or stacked dwelling
units, typically with a shared entry. This type has the
appearance of a large family home and is appropriately
scaled to fit within primarily single unit neighborhoods
or into medium-density neighborhoods.
(2) Zoning Districts Allowed
The Apartment House building type is permitted in the
following districts:
S2
U2
U3
UF
NC
DT
21-08.02(i) Building Type: Apartment House
(3) Building Type Standards
Building Dimensions
Building Height 3 stories max.
Building Width
U2 district 48’ max. if 1-2 stories
30’ max. if 3 stories
All other districts 60’ max.
Separation between buildings 10’ min.
Number of Dwelling Units
Units per Apartment House 3 min. / 4 max.
Apartment Houses per lot
U2 district 1 max.
All other districts Unlimited
Allowed Frontage Types
Porch Gallery
Stoop
A
Illustrative Examples
A
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8-14 May 20, 2026
21-08.02 BuIlDING StANDARDS
Building Types
(1) Description
Stacked Flats is a medium-to-large-sized structure
that consists of 5 or more side-by-side and/or stacked
dwelling units. Units typically share one or more
common entries but may have an individual entry
accessed off of a courtyard or series of courtyards.
This type is appropriately scaled to fit within medium-
density neighborhoods, neighborhood centers or
downtown.
(2) Zoning Districts Allowed
The Stacked Flats building type is permitted in the
following districts:
S2
U3
UF
NC
DT
21-08.02(j) Building Type: Stacked Flats
(3) Building Type Standards
Building Dimensions
Building Height 5 stories max.
Building Width
S2, DT districts 250' max.
All other districts 150' max.
Separation between buildings 10' min.
Number of Dwelling Units
Units per Stacked Flats 5 min.
Allowed Frontage Types
Porch Gallery
Stoop Forecourt
A
Illustrative Examples
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SOUTH BEND ZONING ORDINANCE 8-15
BuIlDING StANDARDS 21-08.02
Building Types
(1) Description
A Shop is a structure intended to provide pedestrian
oriented retail and services on the ground floor. It may
be a single story or provide a vertical mix of uses with
upper-floor residential or office uses. Upper floor units
are typically accessed by a common entry, preferably
located along the street. This type is the primary
component of a neighborhood center and may be
found downtown. It is a critical component to creating a
walkable environment.
(2) Zoning Districts Allowed
A Shop building type is permitted in the following
districts:
UF
NC
DT
21-08.02(k) Building Type: Shop
(3) Building Type Standards
Building Dimensions
Facade Height
UF district 12’ min.
All other districts 16’ min.
Building Height 6 stories max.
Building Width
DT district 250’ max
All other districts 150’ max
Number of Dwelling Units
Units per building Unlimited
Allowed Frontage Types
Gallery Storefront
Forecourt Terrace
A
B
Illustrative Examples
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8-16 May 20, 2026
21-08.02 BuIlDING StANDARDS
Building Types
(1) Description
A Mid-Rise/Tower is a structure with substantial height,
built on a large lot that may incorporate structured
parking. It is used to provide a vertical mix of uses with
retail or service on the ground-floor and residential
or office on the upper-floors; or may be a single-use
building. Upper floors shall step back from ground floor
building facade in order to provide adequate light and air
at the sidewalk level. This type is a primary component
of an urban downtown and high intensity neighborhood
centers.
(2) Zoning Districts Allowed
The Mid-Rise/Tower building type is permitted in the
following districts:
DT
21-08.02(l) Building Type: Mid-Rise/Tower
Illustrative Examples
(3) Building Type Standards
Building Dimensions
Building Height 6 stories min.
Building Footprint 400' x 400' max.
Number of Dwelling Units
Units per building Unlimited
Facade Setback (from facade of floors below)
Floors 6-8
Abutting DT district 0' min
Abutting any other district 10' min.
Floors 9+
Front/Corner 80% of building
footprint max.
Allowed Frontage Types
Gallery Storefront
Forecourt Terrace
A
B
C
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SOUTH BEND ZONING ORDINANCE 8-17
BuIlDING StANDARDS 21-08.03
Building Frontage Types
Section 21-08.03: Building Frontage Types
(a) Intent
Building frontage types provide a transition and
appropriate interface between the public realm (street
and sidewalk) and the private realm (yard and building).
The allowed frontage type standards supplement the
standards for each building type.
(b) Applicability
Building frontage types shall be applied to all primary
buildings located in a Standard District. If any of the
building frontage types are included on a building,
even if not required, it shall comply with the standards
of this section.
(1) Table 21-08B identifies the frontage types allowed
for each building type.
(2) Building frontage types may encroach into a
minimum required setback as allowed by the
applicable zoning district.
(3) Any encroachment of a frontage type into a public
right-of-way shall be approved by the Board of
Public Works.
(4) Civic and Institutional uses are exempt from this
section.
Table 21-08B: Building Frontage Types Allowed
Carriage HouseDetached HouseCottage CourtDuplextownhouseApartment HouseStacked FlatsShopMid-Rise/towerPorch
Stoop
Gallery
Forecourt
Storefront
Terrace
Key Allowed
8-18 May 20, 2026
21-08.03 BuIlDING StANDARDS
Building Frontage Types
(1) Description
A porch is a raised, roofed platform attached to a
building to form an articulated entryway and semi-
private social space. Porches may be projecting,
engaged, or integral to a building facade.
(2) Frontage Standards
Dimensions
Width, Clear 8' min.
Depth, Clear 6' min
Finished Level above Sidewalk 18" min., 48" max
Railing/Porch Wall Height 4' max.
Standards
A porch shall have a roof.
If unenclosed and open on three sides, a porch may
encroach into a required front or corner setback as allowed
by the applicable zoning district.
Open porch bases shall be enclosed with latticework or
similar material, or visually concealed with landscape.
A
B
C
(1) Description
A stoop is a small raised platform that serves as an entryway to
a building, typically for residential uses with small setbacks. A
stoop may be roofed or open to the sky, although a covered or
recessed stoop is preferred to provide shelter from the elements.
(2) Frontage Standards
Dimensions
Width, Clear 4' min.
Depth, Clear 4' min.
Railing/Stoop Wall Height 4' max.
Standards
A stoop shall be at least 18” above the elevation of the city sidewalk
achieved by building an elevated stoop and/or building on an
elevated lot.
A stoop shall connect to the city sidewalk directly or via a walkway
or driveway.
A stoop shall have a railing, a wall, a covering, or be elevated at least
18” above an adjoining driveway or walkway.
If unenclosed and open on three sides, a stoop may encroach into a
required front or corner setback as allowed by the applicable zoning
district.
A
B
21-08.03(c) Frontage Type: Porch
21-08.03(d) Frontage Type: Stoop
A
BC
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SOUTH BEND ZONING ORDINANCE 8-19
BuIlDING StANDARDS 21-08.03
Building Frontage Types
(1) Description
A raised platform that provides additional living space
for upper floor uses, with access solely from the interior
of a building. A gallery may be roofed or uncovered and
may be projecting or be integral to the building.
(2) Frontage Standards
Dimensions
Width, Clear 8' min.
Depth, Clear 6' min.
Ground Floor Height, Clear 8' min.
Standards
Galleries shall be supported from below by a porch, arcade,
or other structure; or visually supported by brackets,
corbels, or beams along its full depth.
In a NC or DT district with a retail ground floor, a gallery
shall extend over the sidewalk with approval of the Board
of Public Works.
A
B
C
21-08.03(e) Frontage Type: Gallery
(1) Description
A forecourt is a space open to the sky formed by a
recess in the central portion of the building facade.
Porches, stoops, and galleries may encroach into the
forecourt.
(2) Frontage Standards
Dimensions
Width, Clear 12' min.
Depth, Clear 12' min.
Height (max.)2 x width of forecourt
Standards
A forecourt shall be enclosed by building walls on three
sides and give careful consideration to solar orientation.
A minimum 25% of forecourt shall be composed of
landscape with remaining areas paved with hardscape
material. Asphalt may not be used as a surface material.
A
B
C
21-08.03(f) Frontage Type: Forecourt
A
C B
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B
2 : 1 max. Ratio
Height to Width
C = 2 x A max.
C
8-20 May 20, 2026
21-08.03 BuIlDING StANDARDS
Building Frontage Types
21-08.03(g) Frontage Type: Storefront
(1) Description
A storefront is utilized for all retail uses featuring
a primary entrance at grade and incorporating
substantial windows at the sidewalk level for the
display of goods, services, and signs.
(2) Frontage Standards
Dimensions
Depth of Recessed Entry 5' max.
Sill Height 3’ max.
Standards
Open-ended, operable awnings or canopies are
encouraged for shade and weather protection.
Bi-fold glass windows and doors that allow the space to
open to the sidewalk are encouraged.
Residential grade windows are not permitted.
A
(1) Description
A terrace accommodates a change in grade by using
an elevated platform to provide circulation and access
across the front of a building. Terrace frontages may be
used to mimic historic loading docks of old industrial
areas.
(2) Frontage Standards
Dimensions
Depth, Clear 8' min.
Finished Level above Sidewalk 4' max.
Standards
Frequent steps up to the terrace are required to maximize
access and avoid blank walls along the sidewalk.
Low walls used as seating are encouraged.
A
B
21-08.03(h) Frontage Type: Terrace
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B
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