South Bend Pre-Approved Buildings: Process

Step 1: Site

(1) BuildingType. Select a building type from the available pre-approved plans catalog. The Small Apartment requires an

architect or engineer to provide additional drawings above and beyond those provided to the applicant.

(2) ZoningDistrict. Conrm that the selected building type is allowed in the applicable zoning district and can t on your

property, including all setbacks required by the development standards of Section 21-03 of the South Bend Zoning

Ordinance.

(3) Contact. Reach out to the Department of Community Investment to obtain the Plan Set for your building type.

(4) Survey. Locate or purchase a survey of your property from a local licensed land surveyor.

(5) SitePlan. Identify the preferred site conguration and orientation for your lot. Draw a site plan to show that all

development standards are met. Site plans must be drawn to an engineer scale (e.g., 1” = 20’) and include the size of the

property (lot dimensions and area) as well as the size and setbacks of all proposed structures located on the property.

Step 2: DesignDevelopment

(1) FacadeOption.Select from the available elevation design options, including all applicable details, and an exterior

siding material per the provided building set.

(2) Deviations. Review the list of acceptable minor design deviations and discuss with the City. If any proposed changes are

not listed, you are required to hire an architect to adjust the plans and submit updated drawings to the City.

(3) Contacts. Identify your General Contractor and any sub-contractors (electrician, plumber, and HVAC information) that

you will be working with to complete your pre-approved building. Ensure that they are familiar with the pre-approved

building requirements and any design selections you desire. Contractors should be notied of the selected plan

orientation and elevation option. Any pages of the permit set that do not apply to your selected elevation option should

be removed or marked to avoid confusion.

(4) CostEstimate. Conrm the estimated cost of labor and materials with your contractor. Use the Small Developer

Handbook for guidance on base assumptions and selections.

Step 3: Submittal

(1) PermitApplication. Submit your site plan, application, and associated fees to the Building Department. All buildings

except the Small Apartment shall use the “New House Permit Application.” The Small Apartment shall use the

“Commercial Building Permit Application.”

(2) Review. The Building Department will review your complete application within 2 business days. They will issue a release

approval or let you know if any additional information or changes are required. The Small Apartment will be subject

to an additional review period at the State level. Pre-approval may not be granted if your property is in a oodplain;

requires an additional drainage report; or if your site plan does not meet the site conguration guidelines or requires a

variance.

(3) ExteriorInspection. Once construction begins of a pre-approved building, on-site review of selected details and

building elements will be required.. This inspection will happen concurrently with the required building inspections.

South Bend Pre-Approved Buildings: Process

Pre-approved buildings are permitted in any zoning district that

allows the selected building type. This process oers high-quality

architectural plans with contingent building and site development

approval. In exchange for time and cost savings, the building must

be built to match the oor plans and facade designs, including

all architectural details with only minor deviations allowed. If you

are ready to get started, contact the Department of Community

Investment, Building at 574-235-9554 or building@southbendin.gov

S1 S2 U1 U2 U3 UF NC DT

CarriageHouse

NarrowHouse

StandardHouse

StackedDuplex

SmallApartment

Key Allowed Allowed subject to Conditions Special Exception

VariationstoReduceConstructionCosts

Windows. The location, proportion, and approximate size of windows may

not be changed. However, the following revisions are acceptable:

Windows on side and rear elevation that are not required for

egress or ventilation may be removed. Windows may not be

removed from any front facade or corner facade facing a street.

Simulated divided lights (SDL) muntins may be removed or

changed as desired.

Double-hung windows may be replaced with single-hung. A

transom type window may be used in any bathroom location.

Materials & Details. All buildings shall install the prescribed trim, eave,

and porch details. However, exterior details may be adjusted as followed:

Vinyl or cement board siding may be used in any color. Other

materials may be approved by sta.

Porch columns may be simplied to 6” x 6” posts with no detail

Railing design may be change or removed in accordance with the

Building Code

Side entry awnings or eave brackets may be removed

Rafter tails may be falsely applied (sistered or toe-nailed) rather

than an extension of the roof rafter.

Foundation & Walls. Any deviations to design or structure must comply

with all applicable codes and regulation. Possible adjustments include:

Foundation walls left unnished concrete instead of parge coat

Exterior walls may be constructed using 2x4 structure or other

pre-engineered wall system that meets design intent

Basement may be replaced with a slab on grade foundation

Interior layouts may be adjusted if no exterior structure or window

location is aected

OptionstoIncreaseValue

Basement Unit. To create a lock-o basement unit, an exterior

door may be add at the top of the basement stair.

Master Suite. A ground oor master suite may be added per the

pre-approved plan layout

Carriage House. A second residential unit, located above the

garage, may be added within the rear yard of the lot.

South Bend Pre-Approved Buildings: Allowed Variations

The execution of pre-approved buildings shall meet the design of the provided plans to the greatest extent possible.Unless

otherwise noted, exterior dimensions shall not be increased or decreased. Interior nishes, xtures, and appliances may be

determined at the discretion of the applicant. The following design deviations are allowed by administrative approval. The

contractor is required to conrm that any modications are code compliant, appropriate, and complete prior to construction.

Optional windows on side facade

Porch columns and brackets may

be simplied or removed

A rear extension or side entrance

may be added to accommodate

additional living spaces

The execution of pre-approved buildings shall meet the design of the provided plans to the greatest extent possible. The

exterior “in the eld” inspection should conrm compliance with the drawing set. The contractor is responsible for contacting

Building to schedule the required inspections. Inspections will pay specic attention to the following elements:

BuildingTypeSelection-Buildingpermit

>>Conrm that the building type is allowed in the applicable zoning district and meets any site plan requirements noted on

page A-1.01 of the plan set. Mark selections below.

Zoning District S1 S2 U1 U2 U3 UF NC DT

Building Type Carriage House Narrow House - 2 Bed Narrow House - 3 Bed Standard House - 3 Bed

Standard House - 4 Bed Duplex Apartment House

Site Plan Conguration Corner Lot Interior Lot with Alley Access Interior Lot without Alley Access

BuildingPlacement-FoundationInspection

>>Conrm correct layout of the building on the lot:

Building Orientation _______________________________

Fits within allowed lot width? _______________________________

Located on a corner lot? _______________________________ If yes, check for proper orientation of plan

Setbacks F:_____ C:_____ S:_____ R:______

BuildingElevations-FramingInspection

>>Check elevations for the following:

Facade option selected _______________________________

Placement of minimum required windows (measured to center line of opening)

Conrm correct head height of windows (measure to rough opening)

Ground 1st oor level height above grade

ArchitecturalDetails-Pre-FinalInspection

ContractorwillneedtoscheduleinspectionifwouldlikearchitecturaldetailsinspectedpriortotheFinalInspection.Any

detailsnotconsistentwiththePlanSetwillneedtobeaddressedpriortoissuingofaoccupancypermit.

>>Check following detail elements for compliance:

Porch columns (Option A/B/C) _______________________________

Eave detail (Option A/B/C) _______________________________

Trim details visible from the street (i.e. window surrounds, corner boards, frieze board, water table trim, and skirt

board)

SiteDevelopment-FinalInspection

>>Check the site plan for the following regulations:

Walkway to main entrance

Shade Trees provided

South Bend Pre-Approved Buildings: Exterior Inspections