Gary Zoning 911

An Urgent Zoning Code Review to Kickstart Growth

Published in September 2024

Case Study Overview

Historically, zoning has been used to separate uses, reinforce racial divisions, and provide strict requirements that stifle productive growth. Moreover, zoning documents tend to be dense and difficult to understand, so many of these harmful elements have perpetuated for the simple reason that it takes a great effort to diagnose and remedy a zoning code. Because the regulatory power of a zoning code is so strong, however, careful, phased changes to a city’s zoning can encourage dramatic development, establish productive patterns of growth, enable economic stability, and produce a beautiful and functional public realm. This case study proposes changes to the City of Gary’s zoning code beginning with a Zoning 911: a short-term, urgent zoning code review that identifies barriers to development that, when removed, will kickstart growth. Barriers identified include: narrow lots (most of downtown) illegal to build, excessive on-site parking requirements make most residential lots expensive or unbuildable, and the prohibition of uses common in historic Black communities.

Current Status

Recommendations from Zoning 911 are being adopted in Gary, helping unlock new growth and regeneration opportunities.

Existing Setback Requirements in R2-R4 Zones

Side setback requirements in the residential zones that overlap with this study area result in a building width too narrow to construct on historic narrow lots.

Removing Barriers to Building Homes

Several simultaneous barriers make it difficult, and even illegal, to build new homes on many lots in Gary. This study identified that many historic residential lots remain 30' wide, which cannot accommodate a new home that also respects setback requirements. The study also recommended allowing two-story accessory dwelling units and an incorporation of on-street parking into requirements to further enable new development.

Form-Based Recommendations

Downtown Gary offers two opportunities for new development: ample open space due to a large amount of vacant land, and great inspiration from the scale and character of those historic urban buildings that remain. These recommendations step away from Gary's use-based code towards a form-based code, which proposes a placement, size, and relationship of buildings that will reinforce existing patterns and set downtown Gary up for economic success.

Recommended Building Size and Separation Requirements

These recommendations for downtown buildings combine respect for the historic fabric of the city with placemaking strategies to revitalize downtown Gary.

Initial Proposal for a Comprehensive Zoning Plan

The proposed form-based map is a first examination of a future regulating plan for Gary that simplifies regulations and enables development.

Future Zoning Reform

After building momentum with small, impactful changes to the existing code, Gary's zoning code will need a comprehensive overhaul to facilitate sustainable, long-term growth in the city. Removing barriers to development will require replacing the current complicated use-based code with an easy-to-use form-based code and simple regulating plan.

The proposed zoning code seeks to emulate and protect the scale of historic Gary, support the public realm, establish a series of neighborhood centers , and fill in the surrounding areas with two- to three-story neighborhood-scale buildings.