article 21-03: sections standard districts

SOUTH BEND ZONING ORDINANCE 3-1

Article 21-03: Standard Districts

SectionsSection21-03.01:S1SuburbanNeighborhood1. . . . . . . . . . 3-3

Section21-03.02:S2SuburbanNeighborhood2.........3-9

Section21-03.03:U1UrbanNeighborhood1. . . . . . . . . . . . 3-15

Section21-03.04:U2UrbanNeighborhood2. . . . . . . . . . . 3-21

Section21-03.05:U3UrbanNeighborhood3. . . . . . . . . . . 3-27

Section21-03.06:UFUrbanNeighborhoodFlex. . . . . . . . 3-33

Section21-03.07:NCNeighborhoodCenter. . . . . . . . . . . . 3-39

Section21-03.08:DTDowntown. . . . . . . . . . . . . . . . . . . . . . . . 3-45

3-2 September27,2021

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StANDARD DIStRICtS 21-03.01 S1SuburbanNeighborhood1

Section21-03.01:S1 Suburban Neighborhood 1(a) Intent

TheS1SuburbanDistrictisestablishedtoprovidefor

andmaintainsuburbanneighborhoodsinoutlyingareas

oftheCity.

ThefollowingaretypicalcharacteristicsoftheS1District:

• Primarilysingleunitresidentialdevelopmentof

detachedhouses.Uptotwounitsperlotmaybe

allowedtoprovideaddedvalueandmoreeffective

useofalot

• Buildingswithrelativelydeepsetbacksonlargerlots

• Attachedgaragesaccessedbyadrivewayfromthe

street

• Largercityblocksthathaveamoreinformal

characterandplantings

(b) Building types

ThefollowingbuildingtypesarepermittedintheS1

District:

CarriageHouse

DetachedHouse

Duplex

Thenamesofthebuildingtypesarenotintendedto

limitorexpandusesallowedwithinthebuilding.See

Section21-08.02forbuildingtypedescriptionsand

regulations.

Limitedpublicandinstitutionalusesshallbe

incorporatedatascaleandcharactercompatiblewith

thesurroundingneighborhood.


21-03.01 StANDARD DIStRICtS S1SuburbanNeighborhood1

Uses

(c) Principal UsesUseDefinition

&Standards

Agricultural

CommunityGarden 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/CulturalFacility 21-06.01(f )(7)

Parks&OpenSpace 21-06.01(f )(8)

Police/FireFacilities 21-06.01(f )(9)

ReligiousInstitutions 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,1Unit 21-06.01(j)(2)

Dwelling,2Units 21-06.01(j)(3)

GroupResidence,StateRegulated 21-06.01(j)(7)

ResidentialCareFacility 21-06.01(j)(8)

Retail & Service

DayCareCenter 21-06.01(k)(6)

Entertainment/RecreationFacility,

Outdoor

21-06.01(k)(9)

FuneralServices 21-06.01(k)(10)

Transportation

ParkingLot 21-06.01(l)(4)

Utilities

SolarFarm 21-06.01(m)(1)

Utilities,Major 21-06.01(m)(2)

Utilities,Minor 21-06.01(m)(3)

WirelessCommunications 21-06.01(m)(4)

See Section21-06.01forallprincipalusedefinitions.

See Section21-06.02foraccessoryusestandards.

Key Allowed AllowedsubjecttoConditions SpecialException UseSpecificStandards



(d) BuildingPlacement

Lot Size

LotWidth 40'min.

LotDepth 60'min.

Building SetbacksFront1 Corner Side Rear

Residential(min.) 25' 15' 5' 25'

Non-Residential(min.) 25' 15' 20' 25'

Building Coverage

BuildingCoverage 40%max.1 Whereexistingbuildingsonablockfacearenot

consistentwiththerequiredsetbacks,anynewbuilding

mayapplythecontextualsetbackperSection21-02.03(b).

(e) Access & Parking

Pedestrian Access

Awalkwayshallconnectthesidewalkordrivewaytothe

mainentrance.

Bicycle Access

See Section21-07.02forBicycleParkingrequirements.

Parking Access

Ifaccessisavailablefromanalleywhichisopentotraffic,

thereshallbenoaccessallowedfromthestreet.

Ifallowed,amaximumofonestreetcurbcutispermitted

perstreetfrontage.

Parking Lot Location (Distance from Lot Line)

FrontSetback(min.) 25'

CornerSetback(min.) 15'

Side&RearSetback 20'

Sideandrearsetbackshallbe0'whenabuttinganalley.

Required Spaces

Off-streetparkingareasarenotrequiredforanyuse.

Anyoff-streetparkingareasprovided,eventhoughnot

required,shallbedevelopedincompliancewiththe

standardssetforthinSection21-07.03.

See Section21-07forfullaccessandparkingrequirements.

A

B

C D E F

G

H

I

Buildable Area of Primary Building

Secondary Street

Secondary Street

Primary Street

Primary Street

Minimum Setback Line

E

DC

A

B

BuildingPlacement Access&Parking

H

I

I

G

Pedestrian access

to main entrance

Minimum Parking Lot Setback

F



Key Allowed NotAllowed

(f) BuildingForm

Building Height

PrimaryBuilding(max.) 35'and2.5stories

AccessoryBuilding(max.)1 18'

Accessorybuildingsshallnotbetallerthantheprimary

buildingonalot.

Building Orientation

Primaryfacadesshallbeorientedtoafrontlotlineoropen

space.1 Ancillarydwellingunitsmaybebuilttoamaximum

heightof26'iflocatedatleast5'fromtherearlotlineof

alotwitharearalleyoratleast20'fromtherearlotline

ofalotwithoutarearalley.

(g) BuildingComponents

Allowed Building Frontage Types

Porch 21-08.03(c)

Stoop 21-08.03(d)

Gallery 21-08.03(e)

Building Entrance

Themainentranceshallbelocatedonthefrontfacade,on

thecornerfacade,oronthesidefacadewithin20'ofthe

frontfacade.

Allowed Encroachments

(max.)

Front Corner Side Rear

ArchitecturalFeatures 3' 3' 3' 3'

BuildingFrontageType 10' 5'

Balcony 5' 5'

BayWindow(<10'wide) 3' 3' 3' 3'

Patio&Decks(under30") 8' 8'

Buildingcomponentsshallbeatleast18"fromanylotline.

See Section21-08.01(g)forbuildingcomponentdefinitions

andadditionalrequirements.

J

K

L M N O

Main Entrance

Encroachment Zone

L

NO

M18"

BuildingComponentsBuildingForm

J

K

Accessory Building Encroachments

Primary Street

Primary Street

Secondary Street

Secondary Street



Accessory Structures Allowed

(h) BuildingStandards

Building Materials

Therearenorestrictionsonbuildingmaterialsfor

residentialbuildingswithintheS1district.

See Section21-08.01(e)forbuildingmaterialrestrictions

thatshallapplytoanynon-residentialbuilding.

See Section21-08forfullbuildingstandards.

(i) SiteDevelopment

Accessory Structures/Uses

AccessoryStructures 21-06.02(f )(1)

Mechanical/HVAC 21-06.02(f )(14)

SatelliteDishAntennas 21-06.02(f )(22)

SwimmingPool/HotTubs 21-06.02(f )(26)

Allowed Location in Established Yards

Accessorystructuresshallnotbelocatedinany

establishedfrontorcorneryard.

Accessorystructuresshallcomplywithallrequired

setbacksbutmayencroachintoarequiredrearsetbackup

to5'ofthelotline.

See Section21-06.02forfullaccessoryuseregulations.

Fence/Freestanding Walls Front Corner Side Rear

Height(max.) 3' 3' 6' 6'

Afenceupto4'isallowedinanestablishedfrontor

corneryardiffenceisgreaterthan50%open.

See Section21-09forfullsitedevelopmentrequirements.

BuildingStandards SiteDevelopment

5'-0"

Primary Street

Primary Street

Secondary Street

Secondary Street



(j) Landscape 2

Streetscape Trees Required

ShadeTree 1 1treemin.pereachfull

30'ofstreetfrontage

Location Frontyard,corneryard,

ortreelawn

Foundation Landscape Required 2

Front&CornerFacades

Over35'Wide

1shrubper5'of

facademin.

Location Directlyadjacenttofacade

Parking Lot Screening (of 4 or more spaces)

Parkingthatisvisiblefromastreet/openspace,otherthan

analley,shallbescreenedbyaType1buffer.

Parkingthatisvisiblefromaside/rearlotlineabuttingaS1,

U1,orU2 districtshallbescreenedbyaType1or2buffer.

Buffersshallcomplywith Section21-09.01(n).

See Section21-09.01forfulllandscaperequirements.1 Anexistingtreeofatleast2"calipermayfulfillthis

requirement.

2 Residentialbuildingswith4orfewerunitsareexempt

fromfoundationlandscaperequirements.

(k) Signs

Total Signs Allowed

Residential

Buildingor

FreestandingSign

1perstreetfrontage;

upto2squarefeet

and4feetinheight

Non-ResidentialUse

BuildingSign Upto5%ofthetotalarea

ofthebuildingfacade

FreestandingSign 1perstreetfrontage;

upto32squarefeet

and6feetinheight

Freestandingsignsmaybelocatedinarequiredsetback,

providedtheyareatleast5'fromalotline.

See Section21-10forfullsignrequirementsincluding

changeablecopysigns,temporarysigns,exemptsigns,

off-premise,anduse-specificsigns.

P

Q

Q

SignsLandscape

P

Streetscape Trees Allowed

Tree Lawn

Primary Street

Primary Street

Secondary Street

Secondary Street



Section21-03.02:S2 Suburban Neighborhood 2(a) Intent

TheS2Districtisestablishedtoprovidefor,maintain,

andenhancesuburbanneighborhoodsconsisting

primarilyofapartmentcomplexesorhousesgrouped

togetheroutsideoftheCity'score.

ThefollowingaretypicalcharacteristicsoftheS2

District:

• Afullrangeofresidentialdevelopmentincludingsingle

unit,twounit,multi-unit,andancillarydwellingunits

thatmaximizeamenitiesnearbywhileprovidinga

varietyofhousingchoice

• Largersizebuildingswithrelativelydeepsetbackson

largerlots

• Attachedgaragesaccessedbyadrivewayfromthe

streetorsharedparkingareaslocatedintherearor

interiorofthelot

• Largercityblocksthathaveamoreinformal

characterandplantings

(b) Building types

ThefollowingbuildingtypesarepermittedintheS2

District:

CarriageHouse

DetachedHouse

CottageCourt

Duplex

Townhouse

ApartmentHouse

StackedFlats




regulations.



thesurroundingneighborhood



Uses


&Standards

Agricultural




Cemetery 21-06.01(f )(3)







Lodging


Residential




Dwelling,Multi-Unit 21-06.01(j)(5)

Dwelling,MobileHome 21-06.01(j)(6)



Retail & Service



Outdoor

21-06.01(k)(9)


Transportation


Utilities





See Section21-06.01forallprincipalusedefinitions.






Lot Size

LotWidth 20'min.

LotDepth 60'min.

Building SetbacksFront1 Corner Side 2 Rear

AllUses(min.) 25' 25' 25' 25'

Building Coverage



mayapplythecontextualsetbackperSection21-02.03(b).2 Sidesetbacknotrequiredbetweenattacheddwellings

andmaybereducedto10feetmin.forbuildingswith4

orfewerdwellings.


Pedestrian Access


mainentrance.

Bicycle Access


Parking Access




perstreetfrontage.


Front&CornerSetback(min.) 25'

Side&RearSetback(min.) 10'


Required Spaces






A

B

C D E F

G

H


Buildable Area of

Primary Building

Secondary Street

Primary Street

Minimum Setback Line Minimum Parking Lot Setback

E

F

D

C

AB

H

G

H

G

Pedestrian

access to main

entrance



(f) BuildingForm

Building Height

PrimaryBuilding(max.) 40'and3stories

AccessoryBuilding(max.) 26'


buildingonalot.


Primaryfacadesshallbeorientedtoafrontlotlineor

openspace.



Porch 21-08.03(c)

Stoop 21-08.03(d)

Gallery 21-08.03(e)

Forecourt 21-08.03(f )

Building Entrance



frontfacade.


(max.)




Balcony 5' 5'





I

J K L M


Encroachment Zone

J

L

M

K


I

Encroachment of Porch

Main Entrance

Primary Street

Secondary Street





Building Materials

Restrictionsonbuildingmaterialsshallapplytoallfront

andcornerfacadesofresidentialbuildingswith5ormore

unitsandnon-residentialbuildings.

Buildingmaterialsusedonthefrontandcornerfacades

shallextendaminimumdepthof16"alongthesidefacade.

E.I.F.S.isnotpermittedonthegroundfloorexceptastrim.

Standard,fluted,orsplitfaceconcretemasonryunits

abovethebasementlevelareprohibitedasfacematerial.

Unfinishedmetal,plywood,unfinishedprecastorpoured-

in-placeconcreteareprohibited.

Commercial-grade/scaleproductsareprohibitedonany

residentialbuildingfacade.

Windowsanddoorsonagroundfloorfront/cornerfacade

shallhaveclear,transparentglassthathasamin.VLTof

50%andamax.VLRof25%.


(i) SiteDevelopment






Trash/RecyclingContainer 21-06.02(f )(27)






to5'ofthelotline.



Height(max.) 3' 3' 6' 6'

Afenceupto4'isallowedinanestablishedfrontorcorner

yardiffenceisgreaterthan50%open.




Primary Street

Primary Street

Secondary Street

Secondary Street



(j) Landscape 2


ShadeTree1 1treemin.pereachfull

30'ofstreetfrontage

Location Frontyard,corneryard,

ortreelawn


Front&CornerFacades

Over35'Wide

1shrubper5'of

facademin.


Buffer Landscape Required 2

AdjacenttoS1,U1,orU2 Type3buffer





See Section Section21-09.01forfulllandscape

requirements.1 Anexistingtreeofatleast2"calipermayfulfillthis

requirement.2 Residentialbuildingswith4orfewerunitsareexempt

fromfoundationandbufferlandscaperequirements.

(k) Signs

Total Signs Allowed

Residential:4orfewerdwellings

Buildingor

FreestandingSign

1perstreetfrontage;

upto2squarefeet

and4feetinheight

Residential:5+dwellingunits

Buildingor

FreestandingSign

1perstreetfrontage;

upto32squarefeet

and6feetinheight

Non-ResidentialUse


ofthebuildingfacade


upto32squarefeet

and6feetinheight






N

OP

SignsLandscape

P

Tree Lawn

NO

Streetscape Trees Allowed

Primary Street

Primary Street

Secondary Street

Secondary Street


StANDARD DIStRICtS 21-03.03 U1UrbanNeighborhood1

Section21-03.03:U1 Urban Neighborhood 1(a) Intent

TheU1Districtisestablishedtoprovidefor,promote,

andmaintainurbanneighborhoodslocatedinboththe

coreandoutlyingareasoftheCity.

ThefollowingaretypicalcharacteristicsoftheU1

District:

• Primarilysingleandtwounitresidentialdevelopment

intheformofdetachedhouses,allowingtheaddition

ofancillarydwellingunitstogiveadditionalvalue

• Buildingswithmodestsetbacksandinvitingbuilding

frontages,primarilyofstoopsandporches,that

createaconsistentblockfacealongsmallercity

blocks

• Detachedgarageslocatedattherearofthelot,often

accessedfromanalley

• Pedestrian-orientedscalewithsidewalksand

regularlyspacedstreettrees

(b) Building types

ThefollowingbuildingtypesarepermittedintheU1

District:

CarriageHouse

DetachedHouse

Duplex




regulations.





21-03.03 StANDARD DIStRICtS U1UrbanNeighborhood1

Uses


&Standards

Agricultural




Cemetery 21-06.01(f )(3)







Lodging


Residential






Retail & Service



Outdoor

21-06.01(k)(9)


Transportation


Utilities








E F

C



BuildingPlacement


Lot Size

LotWidth 30'min.

LotDepth 60'min.


Residential(min.)

Residential(max.)

15'

25'

10'

25'

5'

-

20'

-


Facade within Setback Zone

Front(min.) 65%

Corner(min.) 50%

Building Coverage



mayapplythecontextualsetbackperSection21-02.03(b).2 Sidesetbacknotrequiredbetweenattacheddwellings.


Pedestrian Access


mainentrance.

Bicycle Access


Parking Access


thereshallbenoaccessallowedfromthestreet.Ifallowed,

amaximumofonecurbcutispermittedperstreetfrontage.

Agaragefacingastreetshallbesetbacknotlessthan18’.

Agaragefacinganalleyshallbesetback5'fromrearlot

lineornotlessthan18’.


Front&CornerSetback(min.) 5'behindfacade,

or12'ifnobuilding



Required Spaces






A

B

C D E F

G

H

Secondary Street

Primary StreetD

AB


Maximum Setback Line

Access&Parking

H

Pedestrian access to main

entrance


Alley

GG

H

BuildingForm

I

J



BuildingComponents

(f) BuildingForm

Building Height




buildingonalot.



openspace.1 Ancillarydwellingunitsmaybebuilttoamaximum

heightof26'iflocatedatleast5'fromtherearlotlineof

alotwitharearalleyoratleast20'fromtherearlotline

ofalotwithoutarearalley.



Porch 21-08.03(c)

Stoop 21-08.03(d)

Gallery 21-08.03(e)

Building Entrance



frontfacade.


(max.)




Balcony 5' 5'






I

J

K L M N

L

N

M


Encroachment Zone


K

Main Entrance

18"

Encroachment of Porch Steps

Primary StreetSecondary Stre

et

AlleyAlley





Facade Transparency (min.)

GroundFloor-Front&CornerFacade 15%

UpperFloor-Front&CornerFacade 15%

Building Materials


residentialbuildingswithintheU1district.




(i) SiteDevelopment











to5'ofthelotline.



Height(max.) 3' 3' 6' 6'





Primary Street

Primary StreetSecondary Stre

et

Secondary Street

AlleyAlley



(j) Landscape 2



30'ofstreetfrontage

Location2 TreeLawn

Spacing Evenlyspacedtoextentpossible


Front&CornerFacades

Over35'Wide

1shrubper5'of

facademin.









requirement.2 Ifatreecannotbeplacedinatreelawn,thenrequired

treesmaybelocatedinafrontorcornerestablishedyard.3 Residentialbuildingswith4orfewerunitsareexempt


(k) Signs

Total Signs Allowed

Residential

Buildingor

FreestandingSign

1perstreetfrontage;

upto2squarefeet

and4feetinheight

Non-ResidentialUse


ofthebuildingfacade


upto32squarefeet

and6feetinheight






O

P

P

Tree Lawn

O

Street Trees Allowed

SignsLandscape

Primary Street

Primary Street

AlleyAlley

Secondary Street

Secondary Street





andmaintainthedevelopmentofdiversehousingtypes

inurbanneighborhoodslocatednearneighborhood

centersinbothcoreandoutlyingareasoftheCity.

ThefollowingaretypicalcharacteristicsoftheU2District:

• Primarilyforsingleandtwounitresidential

development,allowinguptofourunitsandthe

additionofancillarydwellingunitstohelpmeetthe

demandforaffordable,urbanliving


frontages,primarilyofstoopsandporches,thatcreate

aconsistentblockfacealongsmallercityblocks

• Detachedgaragesaccessedfromanalley



(b) Building types


District:

CarriageHouse

DetachedHouse

CottageCourt

Duplex

Townhouse

ApartmentHouse




regulations.







&Standards

Agricultural




Cemetery 21-06.01(f )(3)







Lodging


Residential







Retail & Service



Outdoor

21-06.01(k)(9)


Transportation


Utilities






Uses



Secondary StreetPrimary Street

E

C

A



B F

D





Lot Size

LotWidth 15'min.

LotDepth 60'min.


Residential(min.)

Residential(max.)

15'

25'

10'

25'

5'

-

20'

-



Front(min.) 65%

Corner(min.) 50%

Building Coverage



mayapplythecontextualsetbackperSection21-02.03(b).2 Sidesetbacknotrequiredbetweenattacheddwellings.


Pedestrian Access


mainentrance.

Bicycle Access


Parking Access


thereshallbenoaccessallowedfromthestreet.Ifallowed,

amaximumofonecurbcutispermittedperstreetfrontage.

Agaragefacingastreetshallbesetbacknotlessthan18’.

Agaragefacinganalleyshallbesetback5'fromrearlot

lineornotlessthan18’.



or12'ifnobuilding



Required Spaces






A

B

C D E F

G

H

I

Parking Access

H

GG

Pedestrian

access to main

entrance

I


Alley




(f) BuildingForm

Building Height




buildingonalot.



openspace.1 Ancillarydwellingunitsmaybebuilttoamaximum

heightof26'iflocatedatleast5'fromtherearlotlineofa

lotwitharearalleyoratleast20'fromtherearlotlineof

alotwithoutarearalley.



Porch 21-08.03(c)

Stoop 21-08.03(d)

Gallery 21-08.03(e)

Building Entrance



frontfacade.


(max.)




Balcony 5' 5'






J

K

L M N O


J

K

Encroachment Zone

Encroachment of Bay Window


18"

L

M

O

N

Main Entrance

Primary Street

Alley

Secondary Street








Building Materials


residentialbuildingswithintheU2district.




(i) SiteDevelopment










setbacksbutmayencroachintoarequiredrearsetback

upto5'ofthelotline.



Height(max.) 3' 3' 6' 6'





Primary Street

Primary Street

AlleyAlley

Secondary Street

Secondary Street



SignsLandscape

(j) Landscape 2



30'ofstreetfrontage

Location2 TreeLawn



Front&CornerFacades

Over35'Wide

1shrubper5'of

facademin.












(k) Signs

Total Signs Allowed

Residential

Buildingor

FreestandingSign

1perstreetfrontage;

upto2squarefeet

and4feetinheight

Non-ResidentialUse


ofthebuildingfacade


upto32squarefeet

and6feetinheight






P

Q

QTree Lawn

P


Primary Street

Alley

Secondary Street





andmaintainthedevelopmentofafullrangeof

housingtypeslocatednearneighborhoodcentersand

alongmajorstreetsinurbanneighborhoodsincoreand

outlyingareasoftheCity.

ThefollowingaretypicalcharacteristicsoftheU3District:

• Singleunit,twounit,andmulti-unitresidential

development,togetherwithancillarydwellingunits,

thatprovidesadiversityofhousingchoiceswitha

rangeofunitsizeandaffordability


frontages,primarilyofstoopsandporches,thatcreate

aconsistentblockfacealongsmallercityblocks

• Detachedgaragesorsharedparkingareasaccessed

fromanalley



(b) Building types


District:

CarriageHouse

DetachedHouse

CottageCourt

Duplex

Townhouse

ApartmentHouse

StackedFlats




regulations.






Uses


&Standards

Agricultural




Cemetery 21-06.01(f )(3)







Lodging


Residential





GroupResidence 21-06.01(j)(6)



SharedHousing 21-06.01(j)(9)

Retail & Service



Outdoor

21-06.01(k)(9)


(c) PrincipalUses(continued)UseDefinition

&Standards

Transportation


Utilities











Lot Size

LotWidth 15'min.

LotDepth 60'min.


Residential(min.)

Residential(max.)

5'

15'

5'

15'

5'

-

20'

-



Front(min.)3 65%

Corner(min.) 50%

Building Coverage



mayapplythecontextualsetbackperSection21-02.03(b).2 Sidesetbacknotrequiredbetweenattacheddwellings.3 AforecourtperSection21-08.03(f)maybeexempt

fromthisrequirementwithapprovalbytheZoning

Administrator.


Pedestrian Access

Awalkwayshallconnectthesidewalktothemainentrance.

Bicycle Access


Parking Access




perstreetfrontage.



or12'ifnobuilding



Required Spaces






A

B

C D E F

G

H

I

Secondary Street

Primary Street

E

D




A

B

C

F

G

H

G

Pedestrian

access to main

entrance

I


Alley




(f) BuildingForm

Building Height

PrimaryBuilding(max.)1 55'and4stories



buildingonalot.



space.1 Portionsofaprimarybuildinginexcessof40’or3stories

shallbelocatedatleast40’fromaS1,U1,orU2District.



Porch 21-08.03(c)

Stoop 21-08.03(d)

Gallery 21-08.03(e)


Building Entrance

Mainentrancesshallbeprominentlylocatedandvisible

fromtheprimarystreetoropenspace.


(max.)




Balcony 3' 3'






J

K L M N

K

L

N

M

Encroachment Zone

Main entrance


J

Encroachment of Stoop

18"Primary Street

Alley

Secondary Street

Required Setback








Building Materials

















(i) SiteDevelopment












to5'ofthelotline.



Height(max.) 3' 3' 6' 6'





Primary Street

Primary Street

AlleyAlley

Secondary Street

Secondary Street



SignsLandscape

(j) Landscape 2


ShadeTree1 1treemin.pereachfull

30'ofstreetfrontage

Location2 TreeLawn



Front&CornerFacades

Over35'Wide

1shrubper5'of

facademin.












(k) Signs

Total Signs Allowed


Buildingor

FreestandingSign

1perstreetfrontage;

upto2squarefeet

and4feetinheight


Buildingor

FreestandingSign

1perstreetfrontage;

upto32squarefeet

and6feetinheight

Non-ResidentialUse


ofthebuildingfacade


upto32squarefeet

and6feetinheight






O

P

Q

R

Q

R

Type I Buffer

Tree Lawn

O


P

Primary Street

Primary Street

Alley

Alley

Secondary Street

Secondary Street


StANDARD DIStRICtS 21-03.06 UFUrbanNeighborhoodFlex

Section21-03.06:UF Urban Neighborhood Flex(a) Intent

TheUFDistrictisestablishedtoenhanceandsupporta

fullrangeofhousingtypesandsmall-scalecommercial

uses,foundoutsideneighborhoodcentersinbothcore

andoutlyingareasoftheCity.

ThefollowingaretypicalcharacteristicsoftheUFDistrict:

• Amixtureofresidentialdevelopment,including

singleunit,twounit,multi-unit,andancillarydwelling

unitsthatmaintainsneighborhoodstability.

• Integrateslimitedsmall-scaleoffice,commercial,

andinstitutionalusesthatarecompatiblewiththe

scaleandcharacteroftheneighborhood

• Buildingswithsmallersetbackscreateaconsistent

blockfacealongsmallercityblocks

• Detachedgaragesorsharedparkingareasaccessed

fromanalley



(b) Building types

ThefollowingbuildingtypesarepermittedintheUF

District:

CarriageHouse

DetachedHouse

CottageCourt

Duplex

Townhouse

ApartmentHouse

StackedFlats

Shop




regulations.





21-03.06 StANDARD DIStRICtS UFUrbanNeighborhoodFlex

Uses


&Standards

Agricultural




Cemetery 21-06.01(f )(3)







Lodging


Hotel 21-06.01(h)(2)

Office

ProfessionalOffices 21-06.01(i)(1)

Residential










&Standards

Retail & Service

AnimalCareEstablishment 21-06.01(k)(2)

Bar/Tavern 21-06.01(k)(3)



Outdoor

21-06.01(k)(9)


Medical/DentalClinic 21-06.01(k)(12)

PersonalCare&Services 21-06.01(k)(13)

PrivateClub/Lodge 21-06.01(k)(14)

Restaurant 21-06.01(k)(15)

Retail&Service,General 21-06.01(k)(16)

Transportation


Utilities











Lot Size

LotWidth 15'min.

LotDepth 60'min.

Building SetbacksFront Corner Side 1 Rear 2

AllUses(min.)

AllUses(max.)

5'

15'

5'

15'

5'

-

5'

-


Front(min.)3 65%

Corner(min.) 50%

Building Coverage

BuildingCoverage 100%max.1 Sidesetbacknotrequiredbetweenattacheddwellings.2 Primarybuildingsonalotwithoutarearalleyshallhavea

minimumrearsetbackof20'whenadjacenttoalotwith

agroundfloorresidentialuse.3 AforecourtperSection21-08.03(f)maybeexempt


Administrator.


Pedestrian Access


Bicycle Access


Parking Access




perstreetfrontage.



or12'ifnobuilding

Side&RearSetback 5'


Required Spaces






A

B

C D E F

G

H

Secondary Street

Primary Street




A B

E

F

D

C

H

GPedestrian

access to main

entrance

G

H


Alley




(f) BuildingForm

Building Height





space.

Building Design

TotalNon-Residentialor

Non-CivicUse(max.) 5,000squarefeet

TotalRetail&ServiceUse(max.) 2,500squarefeet1 Portionsofaprimarybuildinginexcessof40’or3stories




Porch 21-08.03(c)

Stoop 21-08.03(d)

Gallery 21-08.03(e)


Storefront 21-08.03(g)

Terrace 21-08.03(h)

Building Entrance




(max.)




Balcony 3' 3'






I

J

K L M N

K

L

N

M

Encroachment Zone


I

J

18"


Main entrance

Encroachment of Bay Window

Primary Street

Alley

Secondary Street








Building Materials

















(i) SiteDevelopment









establishedfrontorcorneryardandshallcomplywithall

requiredsetbacks.



Height(max.) 3' 3' 8' 8'





Primary Street

Primary Street

AlleyAlley

Secondary Street

Secondary Street



SignsLandscape

(j) Landscape 2



30'ofstreetfrontage

Location2 Treelawn



Front&CornerFacades

Over35'Wide

1shrubper5'of

facademin.



AdjacenttoS1orS2 Type3bufferifnostreetoralley










fromfoundationandbufferlandscaperequirements.

(k) Signs

Total Signs Allowed


Buildingor

FreestandingSign

1perstreetfrontage;

upto2squarefeet

and4feetinheight


Buildingor

FreestandingSign

1perstreetfrontage;

upto32squarefeet

and6feetinheight

Non-ResidentialUse


ofthebuildingfacade


upto32squarefeet

and8feetinheight






O

P

Q

Q

PTree Lawn

O


Type I Buffer

Primary Street

Primary Street

AlleyAlley

Secondary Street


StANDARD DIStRICtS 21-03.07 NCNeighborhoodCenter

Section21-03.07:NC Neighborhood Center(a) Intent

TheNCDistrictisestablishedtopromotethe

developmentofhigherintensity,urbanneighborhood

centers,typicallylocatedneartheintersectionofmajor

streets,incoreandoutlyingareasoftheCity.TheNC

Districtiswellconnectedtosurroundingresidential

neighborhoods.

ThefollowingaretypicalcharacteristicsoftheNCDistrict:

• Amixtureofstorefrontretail,professionaloffices,

anddwellingunitslocatedintownhouses,apartment

buildings,andintheupperstoriesorrearofmixed-

usebuildings

• Buildingswithactivebuildingfacadessetatorclose

tothesidewalk

• Pedestrian-orientedscalewithwidesidewalksand

regularlyspacedstreettreesthatcreatesawalkable

environment

(b) Building types

ThefollowingbuildingtypesarepermittedintheNC

District:

CarriageHouse

Townhouse

ApartmentHouse

StackedFlats

Shop




regulations.


21-03.07 StANDARD DIStRICtS NCNeighborhoodCenter

Uses


&Standards

Agricultural




Assembly,General 21-06.01(f )(2)


Hospital 21-06.01(f )(6)






Industrial, Manufacturing, & Processing

Industrial,Artisan 21-06.01(g)(1)

Research/LaboratoryFacility 21-06.01(g)(4)

Lodging


Hotel 21-06.01(h)(2)

Office


Residential










&Standards

Retail & Service



Beer/Wine/LiquorSales 21-06.01(k)(4)

CommercialSchool 21-06.01(k)(5)


Drive-ThroughFacility 21-06.01(k)(7)


Indoor

21-06.01(k)(8)


Outdoor

21-06.01(k)(9)


GasStation 21-06.01(k)(11)






Self-StorageFacility 21-06.01(k)(18)

Tattoo/PiercingParlor 21-06.01(k)(19)

Tobacco/Hookah/Vaping 21-06.01(k)(20)

VehicleSalesorRental 21-06.01(k)(21)

VehicleService,Major 21-06.01(k)(22)

VehicleService,Minor 21-06.01(k)(23)

Transportation


PassengerTerminal 21-06.01(l)(5)

TransitStation 21-06.01(l)(6)

Utilities











Lot Size

LotWidth 15'min.

LotDepth 60'min.


AllUses(min.)

AllUses(max.)

0'

12'

0'

12'

0'

-

5'

-


Front(min.)3 85%

Corner(min.) 50%

Building Coverage

BuildingCoverage 100%max.1 Ifsidesetbackisprovided,itshallbeamin.of5'.2 Primarybuildingsonalotwithoutarearalleyshallhavea


agroundfloorresidentialuse.3 AforecourtperSection21-08.03(f)maybeexempt


Administrator.


Pedestrian Access


Bicycle Access


Parking Access




perstreetfrontage.



or12'ifnobuilding

Side&RearSetback 5'


Required Spaces






A

B

C D E F

G

H

I




E

A B

C

DSecondary Stre

etPrimary Street

G

G

Pedestrian

access to main

entrance

H

I

F


Alley




(f) BuildingForm

Building Height


PrimaryFrontFacade(min.) 16'




space.1 Portionsofaprimarybuildinginexcessof40’or3stories




Porch 21-08.03(c)

Stoop 21-08.03(d)

Gallery 21-08.03(e)



Terrace 21-08.03(h)

Building Entrance

DistancebetweenEntries 100'max.




Buildingcomponentsmayextendintoaright-of-waywith

approvalbytheBoardofPublicWorks.



J

K

Main Entrance


K

J

Encroachment of canopy into R.O.W.

Primary Street

Primary Street

AlleyAlley

Secondary Street

Secondary Street






GroundFloor-FrontFacade

Non-Residential 60%

Residential 25%

GroundFloor-CornerFacade 20%


Facade Articulation

Anybuildinggreaterthan50'wideshallprovidevertical

articulationintosegmentsnogreaterthan32'inwidthand

horizontalarticulation(base,beltcourses,cornice,etc.)to

distinguishthegroundfloorfromupperstories.

Building Materials

Aminimumof66%ofeachfrontorcornerfacadeshallbe

constructedofhighquality,durable,naturalmaterials,such

asstoneorbrick;woodlapsiding;lapped,shingled,orpanel

fibercementboardsiding;andglass.Highqualitysynthetic

materialsmaybeapprovedbytheZoningAdministrator.

Eachfrontorcornerfacadeshallincludeatleasttwo

architecturalelements(e.g.,quoins,pilasters,soldier

courses,lintels,friezes,cornices,dentils,architraves,etc.).

See Section21-08.01(e)forallbuildingmaterialstandards.


(i) SiteDevelopment









requiredsetbacks.

MechanicalequipmentandHVACshallbeallowedinfront

orcorneryardifscreenedperSection21-06.02(f)(14).



Height(max.) 3' 3' 8' 8'





Primary Street

Primary Street

AlleyAlley

Secondary Street

Secondary Street



SignsLandscape

(j) Landscape 2



30'ofstreetfrontage

Location2 Treelawnortreegrates

alongcurbline



AdjacenttoS1orS2 Type3bufferifnostreetoralley








requirement.2 Ifatreecannotbeplacedinatreelawn,analternate

locationmaybeapprovedbytheZoningAdministrator.3 Residentialbuildingswith4orfewerunitsareexempt

frombufferlandscaperequirements.

(k) Signs

Total Signs Allowed


Buildingor

FreestandingSign

1perstreetfrontage;

upto2squarefeet

and4feetinheight



ofthebuildingfacade


upto32squarefeet

and8feetinheight

Non-ResidentialUse


ofthebuildingfacade


upto32squarefeet

and8feetinheight




L

M

M


L

Type I Buffer

Primary Street

Primary Street

AlleyAlley

Secondary Street

Secondary Street


StANDARD DIStRICtS 21-03.08 DTDowntown

Section21-03.08:DT Downtown(a) Intent

TheDTDistrictisestablishedtopromotethe

developmentofthedowntownregionoftheCityof

SouthBendasahighintensityurbancenterforamulti-

countyregion.

ThefollowingaretypicalcharacteristicsoftheDTDistrict:

• Amixtureofmid-riseandhighrisemixed-use

developments,includingavarietyofcompatible

buildingtypesandurbanuses

• Buildingswithactivebuildingfrontagessetator

closetothesidewalk

• Pedestrian-orientedscalewithwidesidewalks,

regularlyspacedstreettrees,andamenitiesthat

createawalkableenvironment

(b) Building types

ThefollowingbuildingtypesarepermittedintheDT

District:

Townhouse

ApartmentHouse

StackedFlats

Shop

Mid-Rise/Tower




regulations.


21-03.08 StANDARD DIStRICtS DTDowntown

Uses


&Standards

Agricultural




Assembly,General 21-06.01(f )(2)


Hospital 21-06.01(f )(6)






Industrial, Manufacturing, & Processing

Industrial,Artisan 21-06.01(g)(1)

Research/LaboratoryFacility 21-06.01(g)(4)

Lodging


Hotel 21-06.01(h)(2)

Office


Residential










&Standards

Retail & Service



Beer/Wine/LiquorSales 21-06.01(k)(4)

CommercialSchool 21-06.01(k)(5)


Drive-ThroughFacility 21-06.01(k)(7)


Indoor

21-06.01(k)(8)


Outdoor

21-06.01(k)(9)


GasStation 21-06.01(k)(11)






Self-StorageFacility 21-06.01(k)(18)

Tattoo/PiercingParlor 21-06.01(k)(19)

Tobacco/Hookah/Vaping 21-06.01(k)(20)

VehicleSalesorRental 21-06.01(k)(21)

VehicleService,Major 21-06.01(k)(22)

VehicleService,Minor 21-06.01(k)(23)

Transportation

Heliport 21-06.01(l)(3)


PassengerTerminal 21-06.01(l)(5)

TransitStation 21-06.01(l)(6)

Utilities











Lot Size

LotWidth 20'min.

LotDepth 60'min.


AllUses(min.)

AllUses(max.)

0'

10'

0'

10'

0'

-

0'

-

St.JosephRiver/EastRace 15'min.


Front(min.)3 85%

Corner(min.) 50%

Building Coverage

BuildingCoverage 100%max.1 Ifsideorrearsetbackisprovided,itshallbeamin.of5'.2 Primarybuildingsonalotwithoutarearalleyshallhavea


agroundfloorresidentialusethatisnotinaDTdistrict.3 AforecourtperSection21-08.03(f)maybeexempt


Administrator.


Pedestrian Access


Bicycle Access


Parking Access




perstreetfrontage.



or10'ifnobuilding

Side&RearSetback 0'

Required Spaces






A

B

C D E F

G

H

Secondary StreetPrimary Street




E

F

D

C

A

B

Parking Allowed

G

G

Pedestrian

access to main

entrance

H

H


Alley




(f) BuildingForm

Building Height

PrimaryBuilding(max.)

WestoftheSt.JosephRiver 150'and12stories

BetweenSt.JosephRiverand

EastRaceWaterway

150'and12stories

EastoftheEastRaceWaterway 60'and5stories

PrimaryFrontFacade(min.) 16'




space.



Porch 21-08.03(c)

Stoop 21-08.03(d)

Gallery 21-08.03(e)



Terrace 21-08.03(h)

Building Entrance

DistancebetweenEntries 100'max.




Buildingcomponentsmayextendintoaright-of-waywith

approvalbytheBoardofPublicWorks.



I

J

K

J

I

K

Encroachment of canopy into R.O.W.


Primary Street

Alley

Secondary Street






GroundFloor-Front&CornerFacade

Non-Residential 60%

Residential 25%


Facade Articulation

Anybuildinggreaterthan50'wideshallprovidevertical

articulationintosegmentsnogreaterthan32'inwidthand

horizontalarticulation(base,beltcourses,cornice,etc.)to

distinguishthegroundfloorfromupperstories.

Building Materials

Aminimumof66%ofeachfrontorcornerfacadeshallbe

constructedofhighquality,durable,naturalmaterials,such

asstoneorbrick;woodlapsiding;lapped,shingled,orpanel

fibercementboardsiding;andglass.Highqualitysynthetic

materialsmaybeapprovedbytheZoningAdministrator.

Eachfrontorcornerfacadeshallincludeatleasttwo

architecturalelements(e.g.,quoins,pilasters,soldier

courses,lintels,friezes,cornices,dentils,architraves,etc.).

See Section21-08.01(e)forallbuildingmaterialstandards.


(i) SiteDevelopment









requiredsetbacks.

MechanicalequipmentandHVACshallbeallowedinfront

orcorneryardifscreenedperSection21-06.02(f)(14).



Height(max.) 3' 3' 8' 8'





Primary Street

Primary Street

AlleyAlley

Secondary Street

Secondary Street



Signs

(j) Landscape 2



30'ofstreetfrontage

Location2 Treelawnortreegrates

alongcurbline



AdjacenttoS1,S2,

U1,orU2

Type3bufferifnostreetor

alleypresent






BuffersshallcomplywithSection21-09.01(n).


requirement.2 Ifatreecannotbeplacedinatreelawn,analternate

locationmaybeapprovedbytheZoningAdministrator.3 Residentialbuildingswith4orfewerunitsareexempt

frombufferlandscaperequirements.

(k) Signs

Total Signs Allowed


BuildingSign 1perstreetfrontage;

upto2squarefeet

and4feetinheight



ofthebuildingfacade

Non-ResidentialUse


ofthebuildingfacade




L

M

M

M

Landscape

L


Primary Street

Primary Street

AlleyAlley

Secondary Street

Secondary Street

article 21-03: sections standard districts

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