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HomeMy WebLinkAbout21-00 Table of ContentsSouth Bend Zoning Ordinance South Bend, Indiana B May 20, 2026 Ordinance Amendments Amendment No.Ordinance No.Topic Effective Date Amendment 1 10711-20 Updates to various sections June 2020 Amendment 2 10758-21 Updates to various sections January 2021 Amendment 3 10759-21 NNZO revisions January 2021 Amendment 4 10760-21 Elimination of minimum off-street parking requirements January 2021 Amendment 5 10757-21 Updates to various sections September 2021 Amendment 6 10810-21 Maximum building height increase in U3, UF, NC, and C districts September 2021 Amendment 7 11253-25 Updates to various sections January 2026 Amendment 8 11275-26 Updates and clarifications to various sections May 2026 Ordinance developed and revised through the efforts of: City of South Bend Department of Community Investment Jennifer L. Settle, LLC Calfee Strategic Solutions, LLC Carlson West Povondra Architects Winner of the 2021 Richard H. Driehaus Form-Based Code Award from the Form-Based Codes Institute at Smart Growth America SOUTH BEND ZONING ORDINANCE i Table of Contents Article 21-01: Introductory Provisions . . . .1-1 Section 21-01.01: Title, Purpose, & Applicability . . . . . . . . . . .1-1 Section 21-01.02: Zoning Map & Districts . . . . . . . . . . . . . . . .1-3 Article 21-02: Definitions & Measurements .2-1 Section 21-02.01: Rules of Interpretation . . . . . . . . . . . . . . . . . .2-1 Section 21-02.02: Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . .2-2 Section 21-02.03: Measurements . . . . . . . . . . . . . . . . . . . . . . . .2-11 Article 21-03: Standard Districts . . . . . . . . . .3-1 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 Article 21-04: Special Districts . . . . . . . . . . .4-1 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 Article 21-05: Overlay Districts . . . . . . . . . . .5-1 Section 21-05.01: HP Historic Preservation Overlay . . . . . .5-2 Section 21-05.02: NNZO Northeast Neighborhood Zoning Overlay . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5-3 Article 21-06: Uses . . . . . . . . . . . . . . . . . . . . .6-1 Section 21-06.01: Principal Uses . . . . . . . . . . . . . . . . . . . . . . . . .6-1 Section 21-06.02: Accessory Uses and Structures . . . . . .6-21 Section 21-06.03: Temporary Uses and Structures . . . . .6-29 Article 21-07: Access & Parking . . . . . . . . . .7-1 Section 21-07.01: Pedestrian Access . . . . . . . . . . . . . . . . . . . . . .7-1 Section 21-07.02: Bicycle Access & Parking . . . . . . . . . . . . . .7-2 Section 21-07.03: Vehicle Access & Parking . . . . . . . . . . . . . .7-4 Section 21-07.04: Off-Street Loading . . . . . . . . . . . . . . . . . . . . .7-8 Section 21-07.05: Private Streets & Alleys . . . . . . . . . . . . . . .7-10 Article 21-08: Building Standards . . . . . . . . .8-1 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 Article 21-09: Site Development . . . . . . . . . .9-1 Section 21-09.01: Landscape . . . . . . . . . . . . . . . . . . . . . . . . . . . .9-1 Section 21-09.02: Fences & Walls . . . . . . . . . . . . . . . . . . . . . .9-10 Section 21-09.03: Stormwater . . . . . . . . . . . . . . . . . . . . . . . . . .9-12 Section 21-09.04: Outdoor Lighting . . . . . . . . . . . . . . . . . . . . .9-13 Section 21-09.05: Clear Sight Area . . . . . . . . . . . . . . . . . . . . . .9-16 Section 21-09.06: Performance Standards . . . . . . . . . . . . . .9-17 Article 21-10: Signs . . . . . . . . . . . . . . . . . . . . 10-1 Section 21-10.01: General Provisions . . . . . . . . . . . . . . . . . . . .10-1 Section 21-10.02: Exempt Signs . . . . . . . . . . . . . . . . . . . . . . . . .10-5 Section 21-10.03: Prohibited Signs . . . . . . . . . . . . . . . . . . . . . .10-7 Section 21-10.04: Sign Measurement . . . . . . . . . . . . . . . . . . .10-8 Section 21-10.05: On-Premise Signs . . . . . . . . . . . . . . . . . . .10-11 Section 21-10.06: Use-Specific Signs . . . . . . . . . . . . . . . . . .10-18 Section 21-10.07: Off-Premise Signs . . . . . . . . . . . . . . . . . . . .10-19 Article 21-11: Neighborhood & Subdivision Design . . . . . . . . . . . . . . . . . . . . . . .11-1 Section 21-11.01: General Provisions . . . . . . . . . . . . . . . . . . . . .11-1 Section 21-11.02: Subdivision of Land . . . . . . . . . . . . . . . . . . . .11-2 Section 21-11.03: Blocks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11-4 Section 21-11.04: Streets & Alleys . . . . . . . . . . . . . . . . . . . . . . .11-6 ii May 20, 2026 Article 21-12: Administration . . . . . . . . . . .12-1 Section 21-12.01: Common Council . . . . . . . . . . . . . . . . . . . . . .12-1 Section 21-12.02: Plan Commission . . . . . . . . . . . . . . . . . . . . .12-2 Section 21-12.03: Board of Zoning Appeals . . . . . . . . . . . . .12-4 Section 21-12.04: Historic Preservation Commission . . . .12-5 Section 21-12.05: Staff Agencies . . . . . . . . . . . . . . . . . . . . . . . .12-11 Section 21-12.06: Subdivision Review Procedures . . . . . . 12-12 Section 21-12.07: Development Review Procedures . . . .12-16 Article 21-13: Nonconformities & Enforcement . . . . . . . . . . . . . . . . .13-1 Section 21-13.01: Nonconformities . . . . . . . . . . . . . . . . . . . . . . .13-1 Section 21-13.02: Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . .13-7 Article 21-14: Floodplain . . . . . . . . . . . . . . .14-1 Section 21-14.01: Authority and Purpose . . . . . . . . . . . . . . . . .14-1 Section 21-14.02: Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . .14-3 Section 21-14.03: General Provisions . . . . . . . . . . . . . . . . . . . .14-11 Section 21-14.04: Administration . . . . . . . . . . . . . . . . . . . . . . .14-13 Section 21-14.05: Provisions for Flood Hazard Reduction 14-15 Section 21-14.06: Variance Procedures . . . . . . . . . . . . . . . . .14-21 List of Tables Table 21-01A: Zoning Districts . . . . . . . . . . . . . . . . . . . . . . . . . . .1-3 Table 21-01B: Zoning Districts Conversion . . . . . . . . . . . . . . . .1-5 Table 21-06A: Principal Uses by Zoning District . . . . . . . . . .6-2 Table 21-07A: Required Bicycle Parking . . . . . . . . . . . . . . . . .7-3 Table 21-07B: Parking Lot Design . . . . . . . . . . . . . . . . . . . . . . . .7-5 Table 21-07C: Minimum ADA Parking Spaces . . . . . . . . . . . .7-6 Table 21-08A: Building Types Allowed by District . . . . . . . .8-7 Table 21-08B: Building Frontage Types Allowed . . . . . . . .8-17 Table 21-09A: Minimum Size at Time of Planting . . . . . . . . .9-1 Table 21-09B: Buffers Required by Use . . . . . . . . . . . . . . . . . .9-6 Table 21-09C: Landscape Buffer Standards . . . . . . . . . . . . . .9-7 Table 21-09D: Fences & Walls Maximum Height . . . . . . . .9-10 Table 21-10A: Allowed Temporary Signs . . . . . . . . . . . . . . . .10-4 Table 21-10B: Non-Residential Sign Standards . . . . . . . . .10-11 Table 21-11A: Block Perimeter . . . . . . . . . . . . . . . . . . . . . . . . . . .11-4 Table 21-12A: Development Review Procedures . . . . . . .12-16 Photo Credit: Images on page 8-8 and page 8-10 lower right are courtesy of ©Sandy Sorlien for the Transect Collection. SOUTH BEND ZONING ORDINANCE iii This page intentionally left blank iv May 20, 2026 HOw tO UsE tHIs CODE How to Use this Code 1. Find your Property on the Zoning Map Identify which zoning district applies to your lot or best matches the character, use, and intent of your project. The Zoning Map may be found on the City of South Bend website. 2 . Review and Comply with the Development Standards Understand the character and intent of the zoning district and comply with all the regulations specific to your district. 21-03: Standard Districts or 21-04: Special Districts Apply all development standards for the applicable zoning district. 21-02: Definitions and Measurements Review this section for definitions of terms found throughout the Ordinance and for explanations of dimensional regulations or measurements that are found in each zoning district. 21-05: Overlay Districts If your development is within a Historic Preservation district or the Northeast Neighborhood, comply with the provisions of this section in addition to the standards of the zoning district. Review the following sections for further information on the development standards: 21-06: Uses Review this section for all principal and accessory uses that are permitted in your zoning district and identify any additional standards that may apply to the applicable use or uses . 21-07: Access & Parking Review this section for additional regulations related to pedestrian access, bicycle parking and access, vehicle parking and access, off-street loading, and private streets and alleys. 21-08: Building Standards Review and apply this section for additional building design regulations. If your building is within a Standard District, you must select which building type applies. 21-09: Site Development Review this section for additional regulations related to landscape, fences and walls, stormwater, outdoor lighting, and performance standards. 21-10: Signs Review this section for additional regulations related to signs, including exempt signs, prohibited signs, temporary signs, on-premise signs, off-premise signs, and special use signs. Section 21-01 Sections 21-02 to 21-10 SOUTH BEND ZONING ORDINANCE v HOw tO UsE tHIs CODE, CONt. How to Use this Code, cont . 3. Seek Additional Approvals as Necessary Follow the applicable approval process to prepare all required application materials. 4 . Improvement Location Permit Once your project meets all the requirements of this Zoning Ordinance and has received any additional review or approvals, submit your permit application to the Building Department. Are you subdividing a lot? If you want to subdivide your lot, comply with the requirements and follow additional procedures in Section 21-11.02 and Section 21-12.06 . Does your project require a change in Zoning District? If your project requires a change to the official zone map, file a petition per the requirements of Section 21-12.07(f)(2) . Does your project fall within a floodplain or wetlands? If your lot is located within a FEMA designated floodplain, comply with the provisions of Section 21-14 . Does your project reconfigure an existing or create a new block or street? If your development reconfigures the dimension of a block, creates a new block, or includes the addition of a new public or private street, comply with the provisions of Section 21-11.03 . Is your project greater than 3 acres? If your project results in modification of any lot(s) by a single property owner with an aggregate area of 3 acres or more within any 5-year period, comply with the provisions of Section 21-11.03 . Does your project require a Special Exception? If your project requires a special exception, file a petition per the requirements of Section 21-12.07(f)(3) . Does your project require a Variance? If your project requires a deviation from the development standards, file a petition per the requirements of Section 21-12.07(f)(5) . Sections 21-11 to 21-14 Building Department vi May 20, 2026 Zoning District Development Standards The development standards for zoning districts contained in this Ordinance govern the physical development and form of real estate. The regulations for each zoning district are presented across six pages with the same general format for each district, including the following: - Intent The first page for each zoning district provides a general description and an image illustrating the variety of development that is encouraged in a particular zoning district. This image is intended for illustrative purposes only and does not fully exemplify all of the requirements or possibilities within each zoning district. - Building Types If applicable, a list of building types regulates the general types of structures that are allowed within a zoning district. These building types are represented in the illustrative image and described in full detail in Section 21-08.02 . The names of the building types are not intended to limit or expand uses allowed within the building. - Use Table The second page in each zoning district includes a list of the permitted uses within a district, including those uses allowed by special exception or with additional standards. The full use table, which includes all principal and accessory uses, is located in Section 21-06 . - Diagrams & Dimensional Tables Each zoning district provides eight tables, each with an associated diagram, that describe all dimensional standards for development in that district . Any additional regulations that may apply in other sections of the Ordinance are referenced within the tables. The regulations provided in each zoning district section are a summary of the requirements. See full sections for the complete set of regulations. 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. Illustrative Image: Shows the intended character of a zoning district across a neighborhood block. Intent. Provides a general description and characteristics of a zoning district. Building Types. Regulates which types of buildings are allowed within a zoning district. Understanding the Development Standards Page 1 SOUTH BEND ZONING ORDINANCE vii 3-16 April 30, 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 S tr e et Prim 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 Alley G G H Understanding the Development Standards Building Placement. Regulates minimum lot dimensions and where a building is allowed to sit within a lot. Access & Parking. Regulates how pedestrians and vehicles access a site and where parking may be located. Uses. Regulates what principal uses are allowed within the zoning district with a reference to the location of use definitions and any additional standards that may apply. Uses may be permitted by right, permitted by right provided they comply with a set of conditions, or permitted only if approved for a special exception . Page 2 Page 3 viii May 20, 2026 Building Form. Defines the allowed height and form of buildings on a lot . Building Components: Regulates attached elements and allowed encroachment into any required setbacks. Building Standards. Regulates facade design, transparency, and materials . Site Development. Regulates pedestrian access to a building and additional structures located on a lot . Building Form I J 3-18 April 30, 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 Prim a r y S t r e e t Second ar y S tr e et Alle yAlley 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 Prim a r y S t r e e t Prim a r y S t r e e t Second a r y St r e e t Second ar y Str e et Alle y Alle y Understanding the Development Standards Page 5Page 4 SOUTH BEND ZONING ORDINANCE ix Landscape. Regulates what type of landscape is required and where it may be located . Signs. Regulates the type, size, and location of signs on a lot. 3-20 April 30, 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 Prim a r y S t r e e t Prim a r y S t r e e t Alle y Alle y Secon d a r y St r e e t Second a r y S t r e e t Understanding the Development Standards Page 6 x May 20, 2026 This page intentionally left blank