GARY LAKEFRONT DISTRICT ZONING AND FORM- PLAN BASED CODES Prepared For: USEPA and City of Gary, Indiana June 24, 2016 Final TABLE OF CONTENTS Table of Contents................................................................................................................................................................................................... 1 List of Tables and Figures ...................................................................................................................................................................................... 4 Tables ............................................................................................................................................................................................................... 4 Figures: ............................................................................................................................................................................................................. 4 Introduction ...........................................................................................................................................................................................................5 Background ........................................................................................................................................................................................................5 Lakefront District Plan Overview .......................................................................................................................................................................5 Existing Conditions ............................................................................................................................................................................................... 8 Existing Zoning Categories and Land Uses within Study Area ........................................................................................................................... 8 B1 – Limited Retail ........................................................................................................................................................................................ 8 B2 – General Retail ........................................................................................................................................................................................ 8 B3 – Limited Service ...................................................................................................................................................................................... 8 B5 – Wholesale and Motor Vehicle ................................................................................................................................................................ 8 R1 – Single-Family Residential ....................................................................................................................................................................... 8 R2 – Single-Family Residential ...................................................................................................................................................................... 9 R4 – Two-Family Residential ......................................................................................................................................................................... 9 R6 – Multiple Family Residential .................................................................................................................................................................... 9 M1-1 –Limited Manufacturing ....................................................................................................................................................................... 9 M1-2 – General Manufacturing ...................................................................................................................................................................... 9 Existing Zoning – Lakefront District Plan Area ................................................................................................................................................. 10 Streetscape and Design Elements .................................................................................................................................................................... 14 Parking Density and Alignment .................................................................................................................................................................... 14 Streetscape Design ...................................................................................................................................................................................... 14 GARY LAKEFRONT DISTRICT ZONING PLAN AND FBC pg. 1 Access Plan ...................................................................................................................................................................................................... 15 Street Extensions Into Aetna ........................................................................................................................................................................ 15 Route 12 Segment Closing ........................................................................................................................................................................... 17 Shifting the Rail Alignment .......................................................................................................................................................................... 17 Crafting a Vision of Redevelopment ..................................................................................................................................................................... 18 Framework Plan ............................................................................................................................................................................................... 18 Circulation Plan ............................................................................................................................................................................................... 20 Public Actions Plan .......................................................................................................................................................................................... 22 Establishment of Redevelopment Vision and New Zoning Districts ................................................................................................................ 24 Redevelopment Vision ................................................................................................................................................................................ 24 Establishment of New Zoning Districts ....................................................................................................................................................... 24 Analysis of Existing Zoning and Redevelopment Vision ...................................................................................................................................... 26 Gap Analysis of Existing Zoning and Land Use with Proposed Sub Districts .................................................................................................... 26 Identify Shortfalls in Existing Code .............................................................................................................................................................. 26 Recommendations - Development Code Matrix ................................................................................................................................................. 28 Recommendations for Changes to Code ......................................................................................................................................................... 28 Enabling As-of-Right Development.................................................................................................................................................................. 30 Proposed Permitted, Limited, and Prohibited Uses in TOD Districts ................................................................................................................ 31 Limited Use Requirements ........................................................................................................................................................................... 35 Existing Non-Conforming Uses ................................................................................................................................................................... 40 Definitions of Terms ..................................................................................................................................................................................... 41 Recommendations – New Zoning Districts ..................................................................................................................................................... 44 TOD- Station ............................................................................................................................................................................................... 44 TOD –Mixed Use ........................................................................................................................................................................................