Loading...
HomeMy WebLinkAboutWhatIsZoning 1Zoning Office Helping build a better South Bend. Zoning 101 Zoning Districts What is Zoning? Zoning is the set of legally-adopted rules administered by the city that regulate what property owners can do and build on their land. These rules are intended to ensure orderly growth, protect public health and safety, and prevent conflicts between incompatible land uses. • Suburban Neighborhood 1 (S1) A portion of the city’s zoning map in the Near West Side neighborhood 215 S. Dr. Martin Luther King, Jr. Blvd., Suite 500 South Bend, Indiana 46601 zoning@southbendin.gov (574) 235-7627 southbendin.gov/zoning The City of South Bend zoning ordinance has 12 different zoning districts, each with its own purpose. Because of this, each district allows for a different group of land uses and has its own development rules. The city assigns a district to every property within its boundaries, doing its best to match the zoning with the existing use of a property, the local context, and what the city may hope to see developed in the future. Standard Zoning Districts Special Zoning Districts • Suburban Neighborhood 2 (S2) • Urban Neighborhood 1 (U1) • Urban Neighborhood 2 (U2) • Urban Neighborhood 3 (U3) • Urban Neighborhood Flex (UF) • Neighborhood Center (NC) • Downtown (DT) • Open Space (OS) • University (U) • Commercial (C) • Industrial (I) The zoning ordinance allows for 66 different land uses in the city. Some are more general -- “Retail and Service, General” is used for lots of different businesses -- while others are more specific, like “Airport” or “Dwelling, 1 Unit” for a single family home. In each zoning district, each use is either allowed, not allowed, or allowed with a Special Exception (approval by Common Council). Land Uses Setbacks Each zoning district has rules for how far buildings must be located from property lines, called setbacks. Setbacks serve many purposes, including ensuring fire safety, and setting buildings at the right distance from the street and neighboring properties given the local context. 215 S. Dr. Martin Luther King, Jr. Blvd., Suite 500 South Bend, Indiana 46601 zoning@southbendin.gov (574) 235-7627 southbendin.gov/zoning The zoning ordinance also regulates built form: the physical shape, height, volume, placement, and characteristics of buildings. Built Form Some of the uses allowed in the Neighborhood Center (NC) district) Building Frontages (i.e., Porches, Storefronts) Every building must have a frontage that faces the street or an open space. The most common frontages are porches, stoops, and storefronts. Building Height and Width Each zoning district has two maximum building heights: one measured in feet, and one measured in the number of building stories. The ordinance also has maximum widths for different types of buildings. Example: In NC, the maximum height is 55’ and 4 stories, and an apartment building can be 150’ wide. 215 S. Dr. Martin Luther King, Jr. Blvd., Suite 500 South Bend, Indiana 46601 zoning@southbendin.gov (574) 235-7627 southbendin.gov/zoning Limiting height in feet makes sure that buildings aren’t too tall for their neighborhood, while limiting stories promotes good design and more livable buildings. Porches are most commonly used on residential buildings, ranging from single family homes to large-scale apartment buildings. Building Types In the Standard zones, each building is classified as one of nine types, such as Duplex, Townhouse, and Mid-Rise/Tower. Besides maximum widths, other building type rules include maximum height in stories; maximum number of dwelling units; and minimum height of the front facade. The “Shop” building type is used for both fully commercial and mixed-use (i.e., commercial and residential) buildings. Signs Different zoning districts allows for signs of varying heights and sizes. The ordinance also has additional standards for different types of signs, such as wall and pole signs. These rules help businesses gain visibility while preventing streets and buildings from becoming too cluttered with signs. 215 S. Dr. Martin Luther King, Jr. Blvd., Suite 500 South Bend, Indiana 46601 zoning@southbendin.gov (574) 235-7627 southbendin.gov/zoning Wall signs, which are put up on the outside of a building, are one of the most common types of signs in the city. Landscaping Depending on the development, the zoning ordinance requires multiple types of landscaping, including street trees, shrubs and trees in and around parking lots, and and shrubs along building foundations. Street trees make our neighborhoods more beautiful, cool them down when it’s hot, and provide homes for birds and small animals, among other things. Transparency South Bend’s zoning ordinance has rules around transparency: minimums for how much of the wall must have clear windows or doors when they face a street or an open space. These rules help to create more attractive buildings that bring in lots of natural light, as well as more inviting and safer streets. Transparency is calculated for each floor individually, ensuring that all floors get natural light and the building design makes sense.