HomeMy WebLinkAboutCouncil Packet dated 11-24-15
MEMORANDUM
TO: Carmel City Council
FROM: Adrienne Keeling
Department of Community Services
SUBJECT: Z-607-15
DATE: November 24, 2015
Please find information on the following item forwarded by the Plan Commission attached. This item will appear
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on your December 7 agenda.
Forwarded with a favorable recommendation:
Docket No. 15060019 OA: Old Town Overlay Contributing Buildings Amendment.
The applicant seeks to amend Chapter 23D: Old Town District Overlay Zone of the Zoning Ordinance in order to
amend the development standards, update Figure 3: Contributing Buildings Map and to delete the sunset provision
(expiration date) on the process for demolishing contributing buildings, Section 23D.02(B)(5). Filed by the
Department of Community Services, on behalf of the Carmel Plan Commission.
Please see the enclosed materials which propose to update the Contributing Buildings map and to remove the sunset
provision (expiration date) on the requirement for Director Approval to demolish contributing buildings in the Old Town
District Overlay Zone.
Background:
The Old Town District Overlay Zone was originally adopted into the Carmel Zoning Ordinance after review and public
input in 2002. The purpose and intent of the Overlay Zone identifies the area as an important historical commercial and
residential area of the City of Carmel and Clay Township. The Overlay Zone seeks to foster rehabilitation and
development, increase property values, protect real estate investment, retain Old Town neighborhood vitality, spur
commercial activity and to attract new businesses to the Old Town District. To recognize the different characteristics of
the Old Town District, the standards in the Overlay Zone are divided into three Sub-Areas: Character Sub-Area, Historic
Range Line Road Sub-Area and the Main Street Sub-Area.
Many residents in recent years have echoed the importance of maintaining the historic character of commercial and
residential areas in Old Town. Therefore, in 2008 the Old Town Overlay Zone was amended to require approval by the
Director to demolish a contributing building anywhere in the boundary of the Overlay (previously Director Approval was
only required in the Historic Range Line Road Sub-Area). Along with the 2008 requirements, a sunset/expiration date was
established in anticipation of a detailed review and update of the 2002 Contributing Building Map.
The sunset/expiration date has been extended the last several years, and it is now set to expire on December 31, 2015.
Carmel Historic Preservation Commission & Surveys:
In 2011, the City Council established the Carmel Historic Preservation Commission. In 2013 & 2014 they contracted with
Cultural Resource Management firm Gray & Pape to conduct a township-wide survey in an effort to inventory, identify
and classify potential historic sites, structures and neighborhoods. The City of Carmel/Clay Township Historic
Architecture Survey was recognized by Council Resolution CC-11-03-14-04.
In 2014, the Carmel Historic Preservation Commission worked with Indiana Landmarks to survey the Old Town Area for
the purpose of updating the Contributing and Non-Contributing building designations. The results of this survey were the
starting point for this proposal, which started at the Plan Commission in July.
2015-1207; Z-607-15; Council Report
Reducing the number of Contributing Buildings:
The original proposal added dozens of additional Contributing buildings to the map. At both the public hearing and the
Special Studies Committee meeting we heard several concerns with applying the restrictions to additional buildings. The
committee directed staff to reevaluate the purpose and goals of the Old Town Overlay and to explore the possibility of
eliminating the map and instead review demolition requests with written standards.
Staff explored the possibility of using characteristics rather than a map to determine contributing buildings, and more
importantly which buildings require director approval for demolition. However, when reviewing the homes individually,
there was not a clear list of characteristics that applied to the structures staff believed to be the most viable and
characteristic of the neighborhood. While all identified structures were built in the 1940’s or earlier, not all structures of
that age were included. The size, height and architectural styles vary, as well.
In reviewing structures individually, staff kept going back to the original Purpose and Intent of the Old Town Overlay
Zone. While protection of the neighborhood is intended, so is fostering development, increasing property values and
spurring commercial activity. By following these goals, it allows the market to work to continue rehabilitation and
development, while protecting the character of the North Range Line Corridor and select homes in the neighborhood.
When comparing to the existing Characteristics of Contributing Buildings list, we believe to have selected the best of the
best.
Map:
The Plan Commission ultimately favored a substantial reduction in the number of Contributing Buildings. The proposed
65 of 517
map identifies total buildings as Contributing (see the attached information for individual photos).
existing (2002) map
As a comparison, the identified 306 of 565 buildings as Contributing, affecting approximately 185
map initially proposed in July
properties. The identified 379 of 517 total buildings as Contributing.
Ordinance Revisions:
Building Heights: (Additions and New Construction) Due to the significant reduction in the number of contributing
buildings, text was added to address situations where there are no contributing buildings in the same block or
block across the street. New/renovated homes’ maximum height would be 30’. Currently, the maximum height
of new/renovated buildings is associated with the height of the 2 nearest contributing buildings.
Driveways & Garages: The ordinance has been revised to clarify the requirements for garages and driveway widths. The
language currently limits a driveway width to 24’, which implied a limitation on three-car garages. There have
been several questions surrounding the matter, so we propose clarifications which allow three-car garages in areas
not directly facing a street (behind a house or off of an alley). Likewise driveway widths will still be limited
where visible from a public street.
Sunset Provision: (Director approval of Demolitions)Deleted – thereby making the Director Approval a permanent
requirement for Contributing Buildings.
Future Revision:
Tree Preservation: (Demolition and New Construction Only)The department proposed, and the committee agreed, the
preservation of at least 50% of all trees that are 6” dbh or larger and located within any required front, side or rear
yard. This will require future amendment of Chapter 33.
The information in this packet is arranged in the following order:
1.Copy of the Plan Commission Certification (expires February 17, 2016)
2.Chapter 23D: Old Town District Overlay Zone.
3.11x17 Contributing Building Map
4.Photos of proposed Contributing Buildings (excerpts from a 2008 Ball State University Survey)
2015-1207; Z-607-15; Council Report
Sponsor: Councilor Rider
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ORDINANCE Z-607-15
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AN ORDINANCE OF THE COMMON COUNCIL OF THE
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CITY OF CARMEL, INDIANA
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An Ordinance amending the development standards, updating the Contributing Buildings Map and deleting
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the sunset provision on the demolition requirements in the Old Town District Overlay Zone
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WHEREAS
, pursuant to the Advisory Planning Law of the State of Indiana (contained in IC 36-7-
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4), each unit of local government that wishes to adopt land use and zoning ordinances must first approve by
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resolution a comprehensive plan for the geographic area over which it has jurisdiction; and
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WHEREAS
, the Carmel Clay Comprehensive Plan “C3 Plan 2009” Docket No. 08070020 CP was
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given a favorable recommendation by the Carmel Advisory Plan Commission on November 18, 2008, and
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duly approved by Resolution No. CC-05-04-09-02 of the Common Council on May 4, 2009, and is therefore
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the official Comprehensive Plan of the City of Carmel and Clay Township; and
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WHEREAS,
the Old Town District Overlay Zone was originally adopted in 2002, and the area has
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since experienced tremendous growth which has necessitated a detailed review and update of the
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development standards and Contributing Buildings Map; and
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WHEREAS,
pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to amend the
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text of the zoning ordinance; and
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WHEREAS
, pursuant to Indiana Code 36-7-4-610 and City of Carmel Ordinance No. D-1600-02,
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the Carmel Zoning and Subdivision Control Ordinances are incorporated by reference into the Carmel City
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Code;
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NOW, THEREFORE, BE IT ORDAINED
by the Common Council of the City of Carmel,
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Indiana, that, pursuant to IC 36-7-4-600 et seq. and after Docket No. 15060019 OA having received a
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favorable recommendation from the Carmel Advisory Plan Commission on Tuesday, November 17, 2015, it
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hereby adopts this Ordinance to amend the Carmel Zoning Ordinance (Ordinance No. Z-289, as amended),
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to read as follows:
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Section I:
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a. Amend Chapter 23D: Old Town District Overlay Zone as follows:
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23D.00Old Town District Overlay Zone
33.
3423D.00.01 Purpose and Intent.
35It is the purpose of the Old Town District (referred to in this Chapter 23D as the “District”) to promote and
36protect the public health, safety, comfort, convenience and general welfare by providing for consistent and
37coordinated treatment of the properties in the designated Old Town District in Clay Township, Hamilton
38County, Indiana. The Commission and Council, in establishing this overlay zone, are relying on IC 36-7-4-600
39et seq. and IC 36-7-4-1400 et seq. The Overlay Zone establishes regulations in addition to the zoning. In the
40case of conflicts between this Overlay Zone District Ordinance and the Zoning Code, the provisions of this
41Ordinance will prevail.
42Old Town is an important historical commercial and residential area to the City of Carmel and Clay Township.
43In order to protect this important area, this Overlay Zone has been developed to provide for consistent and
44coordinated treatment of the properties in Old Town by establishing basic standards for structures, landscaping
45and other improvements.
46Further, this Overlay Zone seeks to:
47* Foster rehabilitation and development in Old Town
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48* Increase property values in Old Town
49* Protect real estate investment in Old Town
50* Retain Old Town neighborhood vitality
51* Spur commercial activity in Old Town
52* Attract new businesses to Old Town.
53Within the Old Town District there are different parts and characteristics, therefore, the district is divided into
54three Sub-Areas: a Character Sub-Area, a Historic Range Line Road Sub-Area, and Main Street Sub-Area.
55Each Sub-Area will have separate guidelines that apply to it.
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23D.01 Old Town District Boundaries.
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58Beginning at the intersection of the centerline of West Smokey Row Road (East 136 Street) and the Monon Greenway;
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59thence east to the alley between 1 Avenue Northwest and North Range Line Road;
60thence south to the south property line of the property located at the southwest corner of West Smokey Row Road and
61North Range Line Road;
62thence east across North Range Line Road to the east property line of the property located at the southeast corner of East
63Smokey Row Road and North Range Line Road;
64thence north to East Smokey Row Road;
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65thence east to the rear lot line of properties on the east side of 1 Avenue Northeast;
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66thence south to 7 Street Northeast;
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67thence east to the rear property line of properties on the east side of 2 Avenue Northeast;
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68thence south to 3 Street Northeast;
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69thence east to 3 Avenue Northeast;
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70thence south to 1 Street Northeast;
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71thence south across the west property line of the property located at the northwest corner of East Main Street and 4
72Avenue Northeast;
73thence south crossing over Main Street to the rear lot line of properties on the north side of Carmel View Drive;
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74thence west to the rear lot line of properties on 1 Avenue Southeast;
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75thence south to the south property line of the property located at the southeast corner of 4 Street Southeast and 1
76Avenue Southeast;
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77thence west to the alley between 1 Avenue Southeast and South Range Line Road;
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78thence north to 1 Street Southeast;
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79thence west to 2 Avenue Southwest;
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80thence south to 2 Street Southwest;
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81thence west to 4 Avenue Southwest;
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82thence north to the northwest corner of the property located on the northwest corner of West Main Street and 1 Street
83Northwest;
84thence east to the Monon Greenway;
85thence north on and along the Monon Greenway to the southern boundary of Bethenridge Subdivision;
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86thence east to 1 Avenue Northeast;
87thence north to the northern boundary of Bethenridge Subdivision;
88thence west to the Monon Greenway;
89thence north on and along the Monon Greenway to the beginning.
90Boundaries are further described by the map in Figure 1. Within the District, land is further subdivided into
91Sub-Areas, which describe different land use and design guidelines. The boundaries of the Sub-Areas are hereby
92established as shown on Figure 1.
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23D.02 Application of Guidelines of the Overlay District.
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95A. Buildings covered by the Guidelines.
96Any alteration, addition or new construction within the Old Town District that requires a building permit must
97be reviewed for conformance with these guidelines. Wherever there exists a C-2/Old Town District within the
98Old Town Overlay District, the development standards and procedures of the C-2/Old Town District shall
99govern.
100B. Contributing Buildings and Non-contributing Buildings.
1011. Definition.
102a. Contributing Buildings are those that have certain characteristics that are in keeping with
103historical construction in the Old Town District.
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104b. Non-contributing Buildings, usually built later, do not have many of these characteristics.
105The aim of the guidelines is to preserve or create contributing characteristics where it is
106possible to do so.
1072. Application of guidelines. Some of the guidelines are directed only at Contributing Buildings and are
108not applicable to Non-contributing Buildings. Figure 3 designates the Contributing and Non-
109contributing Buildings. Such designation may be reviewed and revised at any time by the Director,
110using the criteria established in 23D.03(C).
1113. New construction. New buildings must be built with the characteristics of Contributing Buildings,
112except for Accessory Buildings added to a property where the Principal Building is Non-contributing.
1134. Reconstruction. Redevelopment or reconstruction of a property where the existing building has been
114demolished will be considered new construction, regardless of the classification of buildings
115previously existing on that site, except as provided in Section 23D.02(B)(5).
1165. Demolition. No Contributing Building, or any part of it, may be demolished in this overlay without the
117consent of the Director. Before receiving any permits or undertaking any work that constitutes
118demolition, the applicant must comply with Section 23D.04: Submittal Process/Application Procedure
119of this Ordinance.
120a. The Director shall only consider the following when determining whether a building or any
121part of it may be demolished:
122i. Structural conditions pose an imminent safety hazard.
123ii. An advanced state of dilapidation or fire damage would make it unfeasible to repair
124the building for any reasonable economic use.
125iii. Significance. The Director shall consider the architectural and historical
126significance of the structure individually, in relation to the street, and as a part of
127the district as a whole. These same considerations will be given to parts ofthe
128building. The Director will also consider how the loss of a building, or a portion
129thereof, will affect the character of the overlay district, the neighboring buildings,
130and, in the case of partial demolition, the building itself. Buildings that are noted as
131non-contributing shall be researched to confirm that there is no obscured
132architectural or historical significance.
133In making its determination of significance, the Director shall consider the following:
1341.Architectural and historic information and significance.
1352.Information contained in the district's National Register nomination (if one
136exists).
1373.The Hamilton County Interim Report, as amended, published March 1992 by the
138Historic Landmarks Foundation of Indiana.
1394.Information contained in any other professionally conducted historic surveys
140pertaining to this district.
1415.The opinion of Staff.
1426.Evidence presented by the applicant.
1437.Evidence presented by recognized experts in architectural history.
144iv. Replacement: Demolition of a structure may be justified when, in the opinion
145of the Director, the proposed new development with which it will be replaced is of
146greater significance to the enhancement of the overlay district than retention of the
147existing structure. This will only be the case when the structure to be demolished is
148not of material significance, the loss of the structure will have minimal effect on the
149historic character of the district, and the new development will be compatible,
150appropriate and beneficial to the district.
151To afford the Director the ability to consider demolition on the basis of replacement
152development, the applicant shall submit the following:
1531. information required by Section 23D.04:Submittal Process/Application
154Procedure of this Ordinance;
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1552. a scaled streetscape drawing showing the new development in its context,
156including at least two buildings on either side; and
1573. other pertinent documents deemed relevant by the Director.
158b. For the purpose of this Overlay ordinance, demolition shall be defined as the razing,
159wrecking, or removal by any means of the entire or partial exterior of a structure. The
160following examples are meant to help define demolition and are not all-inclusive:
161i.The razing, wrecking, or removal of a total structure.
162ii. The razing, wrecking, or removal of a part a structure, resulting in a reduction in its
163mass, height or volume.
164iii. The razing, wrecking, or removal of an enclosed or open addition.
165c. Some work that may otherwise be considered demolition may be considered rehabilitation, if
166done in conjunction with Site Plan and Design Review, per Chapter 23D.04. Examples of
167rehabilitation include:
168i. The removal or destruction of exterior siding and face material, exterior surface
169trim and portions or exterior walls.
170ii. The removal or destruction of those elements which provide enclosure at openings in
171any exterior wall (e.g., window units, doors, panels.)
172iii. The removal or destruction of architectural, decorative or structural features
173and elements which are attached to the exterior of a structure (e.g., parapets,
174cornices, brackets, chimneys.)
175d. Examples of work not included in demolition:
176i. Any work on the interior of a structure.
177ii. The removal of exterior utility and mechanical equipment.
178iii.The removal, when not structurally integrated with the main structure, of awnings,
179gutters, downspouts, light fixtures, open fire escapes, and other attachments.
180iv.The removal of signs.
181v.The removal of paint.
182vi.The removal of site improvement features such as fencing, sidewalks, streets,
183driveways, curbs, alleys, landscaping and asphalt.
184vii. The replacement of clear glass with no historic markings.
185NOTE: Items ii-vi may be considered rehabilitation and require a Site Plan and
186Design Review, per Chapter 23D.04 and a Letter of Grant.
187e. However, where a building has been demolished due to fire or other accident or disaster that
188is customarily covered by insurance, the owner may reconstruct the property in accordance
189with the applicable guidelines in Section 23D.03, or in substantially the same design as
190existed prior to the accident, after he/she receives Site Plan and Design Review, per Section
19123D.04 and a Letter of Grant.
192f. Sunset Provision. The provision of this subsection, 23D.02.B.5, as amended per ordinance Z-
193523-08, shall expire on December 31, 2015.
194
195C. Characteristics of Contributing Buildings.
196Buildings shall be considered Contributing, regardless of age, if they were originally built with all of the
197following characteristics, or if they have been altered to conform with these characteristics:
1981. The following are characteristic of Contributing Buildings in the Character Sub-Area and the Historic
199Range Line Road Sub-Area:
200a. Small lots and small size houses, compared to Carmel’s later subdivisions.
201b. Narrow house fronts compared to length.
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202c. Hip or gabled roofs.
203d. Wood clapboard materials and wood or brick details.
204e. Narrow, rectangular wood windows.
205f. Detached garages in the rear of the property.
206g. Consistent Setbacks from the street and narrow Side Yards.
207h. Front porches (optional).
2082. The following are characteristic elements of buildings in the Main Street Sub-Area:
209a. Retail uses on the ground floor.
210b. Transparent storefront glass for most of the length of the frontage.
211c. Little or no Setback from the sidewalk or right-of-way line.
212d. Orientation and front door opens toward Main Street.
213e. Parking in the rear or sides of building, not in the front.
214f. Pedestrian scale details and variety in the signs, awnings, and storefronts.
215g. Buildings at least two (2) stories tall.
216h. Walls faced in brick or wood, not concrete block or metal.
217
23D.03 Guidelines.
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A. Historic Range Line Road Sub-Area.
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220The Historic Range Line Road Sub-Area encompasses the houses and businesses north of Main Street along
221Range Line Road. These buildings are generally larger than the others in the Old Town area and are more
222architecturally distinctive. In addition, their high visibility contributes greatly to the sense of Old Town as an
223historic area.
1. Renovations and Additions to All Existing Buildings.
224
225The following guidelines shall be applicable to all exterior renovations and additions to existing
226buildings in the Historic Range Line Road Sub-Area, regardless of whether the building is
227Contributing or Non-contributing.
228a. Lot Dimensions and Coverage.
229i. Existing lot dimensions as originally platted shall be acceptable.
230ii. Minimum Lot Width.
231(a) Single-family residence: Fifty (50) feet.
232(b) All other Uses: Sixty (60) feet.
233iii. Maximum Lot Coverage.
234(a) Single-family Uses: Forty-five percent (45%) of the area of the lot
235(b) All other Uses: Seventy percent (70%) of the area of the lot.
236iv. No lot may be created by Subdivision or by joining which results in a width of
237greater than ninety (90) feet.
238b. Setbacks.
239i. Additions, except for open-air porches, may not be added to the front of the building
240except where the building is set back more than twenty (20) feet from the setback
241line of its nearest two neighbors (See Figure 2b).
242ii. A Corner Lot for a residential use is presumed to have a front yard setback on both
243streets that it faces. For a non-residential use, the front yard shall be Range Line
244Road (if the property is located on Range Line Road) or the street with the greatest
245traffic.
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246iii. Side and Rear Yard Setbacks shall be a minimum of five (5) feet from the property
247line.
248c. Materials. Additions and alterations to the exterior will use materials consistent with those
249found on the building when it was originally built.
250d. Roof. Alterations that reduce the roof pitch of an existing building more than five degrees (5°)
251are not allowed. Additions may have a shed, gable, or hip roof. Porch additions may have a
252flat roof.
253e. Garages.
254i. All new garages must be either:
255(a) Detached buildings that are sited at least five (5) feet behind the Front Line
256of the Principal Building, or
257(b) Attached to the Principal Building so that the front face of the garage is at
258least fifteen (15) feet further from the Front Lot Line than the Front Line of
259the Principal Building. New attached garages on Corner Lots should be
260oriented to the side street, rather than to Range Line Road.
261ii.Detached or attached three-car garages shall only be permitted where the overhead
262doors are oriented away from a Front Yard or facing an alley. They may also be
263located behind the Principal Building on non-Corner Lots.
264iii. New detached or attached garages and other Accessory Buildings should use exterior
265materials similar to the Principal Building.
266iviii. Covered walkways attaching the garage to the Principal Building are allowed.
267f. Lighting and Fencing. See also Chapter 33: Commercial Development Landscape
268Ordinance, Old Town Section.
269i. A paved walkway from the porch or front door to the front sidewalk is required.
270ii. Exterior lighting is restricted to lamps mounted on the building, seven-foot (7’)
271maximum-height pole-mounted decorative lights, and low-wattage landscape
272lighting.
273iii. Fences greater than thirty-six inches (36”) tall are not allowed in the Front Yard of
274the property.
275iv. Chain link material is prohibited forward of the Front Line of the Principal Building.
276v. Dumpsters and trash receptacles must be screened from view.
277g. Signs. Signage, where allowed, shall abide by Chapter 25.07: Sign Ordinance.
278h. Parking and Driveways.
279i. Parking is not allowed in the Front Yard of any property, except on a driveway
280leading to the garage.
281ii. Driveways leading to the garage may not be wider than twelve (12) feet, except
282within thirty (30) feet of the front of the garage, where the driveway may be:
283(a)up to eighteen (18) twenty-four (24) feet wide if oriented toward a Front Yard,
284or
285(b)the width of the garage if located behind the Principal Building (non-Corner
286Lots) or accessed by an alley.
287iii. Parking spaces required to be provided under the Zoning Ordinance may be reduced
288by up to fifty percent (50%) in order to accommodate difficult site conditions such as
289limited access, small lots, and/or existing mature trees.
290iv. New curb cuts on Range Line Road will not be permitted unless there is no
291alternative access from a side street.
292i. Permitted Uses. In addition to those uses allowed in the underlying zoning district, retail
293uses shall be allowed in the Historic Range Line Road Sub-Area.
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2. Additional Guidelines for Alterations & Additions to Contributing Buildings in the Historic
294
Range Line Road Sub-Area.
295
296Alterations and additions to existing, Contributing Buildings in the Historic Range Line Road Sub-
297Area shall be guided by the following:
298a. Demolition. No Contributing Building, or any part of it, may be demolished in this district
299without the consent of the Director. The Director shall only consider the following when
300determining whether a building or any part of it may be demolished:
301i. Structural conditions pose an imminent safety hazard.
302ii. An advanced state of dilapidation or fire damage would make it unfeasible to repair
303the building for any reasonable economic use.
304iii. The particular financial situation of the current owner or the current owner’s desired
305use for the property shall not be considered as factors in determining consent for
306demolition.
307ba. Building Use. Notwithstanding uses otherwise allowed by zoning, uses that require
308Substantial Alteration or additions to the exterior of a Contributing Building in order to
309accommodate the functional requirements will not be allowed.
310cb. Materials.
311i. Details such as porch railings, trim boards, fascia boards, and cornices may not be
312removed from the building.
313ii. Original materials of the building will be repaired rather than replaced, when
314possible.
315iii. When original materials, windows, doors, siding, railings, and other details cannot be
316repaired, they may only be replaced with architecturally correct materials that
317simulate the look, details and dimensions of the original. Substitute materials (vinyl,
318aluminum, concrete plank, e.g.) must meet these standards in order to be acceptable.
319dc. Alterations.
320i. Alterations to the interior of the historic building are allowed if the exterior of the
321building is not changed.
322ii. No alterations are allowed that permanently change the massing, character, window
323placement or details of the exterior of the original building.
324iii. Previous additions or alterations to the building that detract from or conceal the
325character of the building may be removed and the building restored to a previous
326condition. In this process, no attempt should be made to add “historic” features (e.g.,
327bay windows or gingerbread trim) not actually a part of the original building.
328ed. Additions.
329i. Additions are allowed only in the rear of the building.
330ii. Additions may not be taller or wider than the existing building.
331iii. Additions must be designed to complement, but not mimic, the historic architecture.
332iv. Additions must be built in such a way that they can be removed in the future without
333damage to the original building.
3. New Construction.
334
335The following guidelines apply to all new buildings built within the boundaries of the Historic Range
336Line Road Sub-Area.
337a. Building Mass.
338i. Buildings are to be oriented parallel and perpendicular to the street.
339ii. Buildings will generally be longer than they are wide, with the narrow dimension
340facing the street. Building widths may not exceed forty-five (45) feet, except where
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341the lot is greater than eighty (80) feet in width, in which case the building may be up
342to fifty-five (55) feet wide.
343b. Setbacks.
344i. New buildings must follow the dominant or average Front Yard Setback dimension
345of existing buildings on the same block and on the same side of the street, with a
346variation of up to three (3) feet allowed (See Figure 2a).
347ii. Side and Rear Yard Setbacks shall be a minimum of five (5) feet from the property
348line.
349c. Lot Dimensions and Coverage.
350i. Minimum Lot Width.
351(a) Single-family Dwelling: Fifty (50) feet.
352(b) All other Uses: Sixty (60) feet.
353ii. Maximum Lot Coverage.
354(a) Single-family Uses: Forty-five percent (45%) of the area of the lot
355(b) All other Uses: Seventy percent (70%) of the area of the lot.
356iii. No lot may be created by Subdivision or by joining which results in a width of
357greater than ninety (90) feet.
358d. Materials.
359i. All sides of the Principal and Accessory Buildings must be clad in wood, brick,
360stone, or high-quality vinyl siding. The same material must be used on all sides of
361the building.
362ii. New detached garages and other Accessory Buildings should use exterior materials
363similar to the Principal Building.
364iii. Windows and trim must be framed in wood or vinyl-clad wood.
365iv. Visible aluminum storm windows or doors are not allowed.
366v. Chimneys are to be brick.
367vi. Exterior guardrails, handrails and other stair details may be wood or wrought iron.
368vii. Roofs are to be asphalt, wood or slate shingles.
369viii. Foundations must be split-face block, stone veneer or poured-in-place concrete.
370e. Windows, Doors.
371i. Vertical, rectangular double-hung or casement windows are required. These may be
372used in multiple sets to create larger expanses of window area.
373ii. Plate-glass picture windows, strip windows and arched windows are not allowed on
374the front facade.
375iii. Special windows are allowed (ovals, hexagon, etc.) as accents.
376f. Roof.
377i. The roof of the Principal Building and Accessory Buildings shall be gabled, multi-
378gabled, or hipped, with a minimum pitch of eight to twelve (8:12).
379ii. A roof over a porch or bay window may be flat or pitched.
380g. Porches.
381i. Covered porches facing the street on the first or upper floor of the structure are
382strongly encouraged but not required.
383ii. Uncovered decks are not allowed in the front yard.
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384h. Building Height.
385i. Minimum: Thirteen (13) feet to the midpoint of the cornice and the ridgeline.
386ii. Maximum: Thirty (30) feet to the midpoint of the cornice and the ridgeline, except as
387provided in h(iii)7(c).
388iii. Buildings may not exceed the height of the tallest dimension of the nearest two
389contributing buildings by more than seven (7) feet. If there are no contributing
390buildings in the same block, or across the street, then Subsection h(ii) shall apply.
391i. Garages.
392i. All new garages must be either:
393(a) Detached buildings that are sited at least five (5) feet behind the Front Line
394of the Principal Building, or
395(b) Attached to the Principal Building so that the front face of the garage is at
396least fifteen (15) feet further from the Front Lot Line than the Front Line of
397the Principal Building. New attached garages on Corner Lots should be
398oriented to the side street, rather than to Range Line Road.
399ii.Detached or attached three-car garages shall only be permitted where the overhead
400doors are oriented away from a Front Yard or facing an alley. They may also be
401located behind the Principal Building on non-Corner Lots.
402iii. New detached or attached garages and other Accessory Buildings should use exterior
403materials similar to the Principal Building.
404iviii. Covered walkways attaching the garage to the Principal Building are allowed.
405j. Lighting and Fencing. See also Chapter 33: Commercial Development Landscape
406Ordinance, Old Town Section.
407i. A paved walkway from the porch or front door to the front sidewalk is required.
408ii. Exterior lighting is restricted to lamps mounted on the building, seven-foot (7’)
409maximum-height pole-mounted decorative lights, and low-wattage landscape
410lighting.
411iii. Fences greater than thirty-six (36) inches tall are not allowed in the Front Yard of the
412property.
413iv. Chain link material is prohibited forward of the Front Line of the Principal Building.
414v. Dumpsters and trash receptacles must be screened from view.
415k. Signs. Signage, where allowed, shall abide by Chapter 25.07: Sign Ordinance.
416l. Parking and Driveways.
417i. Parking is not allowed in the Front Yard of any property, except on a driveway
418leading to the garage.
419ii. Driveways leading to the garage may not be wider than twelve (12) feet, except
420within thirty (30) feet of the front of the garage, where the driveway may be:
421(a)up to eighteen (18) twenty-four (24) feet wide if oriented toward a Front Yard,
422or
423(b)the width of the garage if located behind the Principal Building (non-Corner
424Lots) or accessed by an alley.
425iii. Parking spaces required to be provided under the Zoning Ordinance may be reduced
426by up to fifty percent (50%) in order to accommodate difficult site conditions such as
427limited access, small lots, and/or existing mature trees.
428iv. New curb cuts on Range Line Road will not be permitted unless there is no
429alternative access from a side street.
430m. Permitted Uses. In addition to those uses allowed in the underlying zoning district, retail
431uses will be allowed in the Historic Range Line Road Sub-Area.
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432
B. Main Street District Sub-Area.
433
434Main Street west of Range Line Road is a relatively intact example of street front retail. The emphasis is on
435encouraging new construction and renovations that conform to the desired character and prohibiting changes
436that do not conform to the existing character.
437This Sub-Area will be focal point of pedestrian commercial activity in the Old Town District. All new
438construction, and alterations and additions to new buildings, will follow these guidelines:
4391. Use. The underlying zoning in this district will prevail regarding permitted land uses, with the
440following exceptions:
441a. Only those uses allowed in B-1/Business districts will be allowed on the ground floor in areas
442that are designated as I-1/Industrial districts;
443b. No drive-through or drive-up facilities are allowed for any use, including automotive,
444banking, or food sales.
445c. Multi-family residential uses will be specifically allowed and encouraged on the upper floors
446of all buildings.
4472. Building mass.
448a. New buildings and renovations shall follow the general massing of a “Main Street”
449commercial block, i.e., a rectangular building with a flat or slightly sloped roof, oriented
450perpendicular to the street.
451b. Building height is limited to three (3) floors.
452c. The first floor and all other floors will have a coordinated composition, which will usually be
453indicated by the alignment of upper floor windows and other features with openings and
454features of the first floor.
4553. Materials.
456a. The first floor and upper floors may be composed of different materials. The façade of the
457upper floors on any building that faces a public street may be constructed of wood siding,
458brick, stucco, or other masonry units, and trimmed in stone, contrasting brick, wood, or pre-
459cast concrete.
460b. The first floor of a new or renovated building must be composed of storefronts, which may be
461inserted into a masonry, wood, stone or concrete panel frame which is coordinated with the
462upper floor. Storefronts will be a lightweight material such as aluminum, glass, wood, tile,
463and panelized composites.
464c. The materials in the rear of the building must be coordinated with the front façade, although
465they may be different.
466d. On the front façade, at least sixty percent (60%) of the total area of the first floor (up to the
467line of the second floor) must be transparent vision glass.
468e. Front and side façades of buildings located on corner lots shall be of the same materials and
469similarly detailed.
470f. Exterior walks, steps, ramps and paving must be masonry or stone pavers, or poured or pre-
471cast concrete.
4724. Windows, Doors.
473a. A separate entrance facing a public street shall be provided to the upper floors of a building if
474the use differs from the one on the ground floor.
475b. Each floor shall have windows.
4765. Roof. Roofs must have a pitch of less than three to twelve (3:12) and will not be a substantially visible
477part of the building.
4786. Alterations and Additions. Existing buildings may be substantially modified to conform to these
479guidelines, except for designated historic structures.
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4807. Details.
481a. Cornices and other details of existing buildings may not be removed.
482b. The façade should have a flat front, with relief provided by minor bays, windows and window
483trim, storefronts, recessed doors, and features such as special brick coursing, pilasters and
484lintels.
485c. All new buildings will have an articulated cornice at the top of the façade wall.
4868. Setbacks.
487a. Front Setback. The buildings must sit on the front property line except for minor recesses for
488entrances and outdoor seating/dining.
489b. Side setback. There are no minimum side setbacks; however, mid-block pedestrian access to
490rear parking must be a minimum of six (6) feet wide.
4919. Entrances.
492a. The principal entrance to all retail areas must face the public street.
493b. Additional entrances may face the side of the building.
494c. No rear entrances are allowed except for residential or office uses, emergency exits,
495employees, loading and trash removal.
49610. Storefronts. Storefronts shall be internally illuminated with spots or other incandescent lighting, so as
497to display prominently and attractively the business or its products. Exterior lighting may be affixed to
498the building.
49911. Permanent Signs, Awnings and Murals.
500a. Signs may be painted on the sides of buildings (see Subsection 11(d) below). All such signs
501will be included in the calculations for maximum sign area.
502b. Retractable or fixed fabric awnings are allowed, but these must fit within the storefront glass
503area and may not obscure details of the building. Awnings may only be supported with
504building-mounted hardware.
505c. Individual tenants should strive for a unique graphic image, rather than be required to
506conform to a single graphic style for the whole building.
507d. Graphics painted on the sides of buildings that are essentially commercial in character or
508describe activities in the adjacent building will be considered “signs”. Graphics painted on the
509sides of buildings are otherwise allowed but must be reviewed for conformance with this
510regulation.
51112. Parking and Loading Requirements.
512a. Parking lots shall be located in the rear of the building only.
513b. Parking shall be provided at the ratio of one space for every one thousand two hundred (1200)
514square feet of gross area in the building. Where the total lot area is less than three thousand
515(3000) square feet, the owner shall be exempt from parking requirements.
516c. On-street parking may not be used to fulfill parking requirements; however, a reasonable
517share of a public lot may be assumed to fulfill these requirements.
518d. Parking may be provided on-site or in a convenient remote lot not more than four hundred
519(400) feet from the property.
520e. Parking requirements may be reduced if businesses with substantially different peak hour
521requirements agree to share parking. A petition must be filed with the application indicating
522the terms of agreement of parties to a shared parking arrangement.
523f. No new curb cuts are allowed on Main Street, and no parking lots or loading areas may front
524on Main Street.
525g. Screened loading and trash areas shall be provided for all businesses at the rear of the
526building.
527
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C. Character Sub-Area.
528
529Character Sub-Areas consist of the bulk of the residential areas in the Old Town district both east and west of
530Range Line Road, and both residential and commercial properties facing Range Line Road in the north end of
531the District. There are many different styles of architecture in this area; however, the consistency and character
532of the neighborhood is worth protecting. The intent of these guidelines is to preserve the character of the
533neighborhood by preserving certain building and siting characteristics, without requiring that specific buildings
534or building elements be preserved.
1. Renovations and Additions to Existing Buildings.
535
536The following guidelines shall be applicable to all exterior renovations and additions to existing
537buildings in the Character Sub-Area, regardless of whether the building is Contributing or Non-
538contributing.
539a. Lot Dimensions and Coverages.
540i. Existing lot dimensions as originally platted shall be acceptable.
541ii. Minimum lot width.
542(a) Single-family Residential: Fifty (50) feet.
543(b) All Other Uses: Sixty (60) feet.
544iii. Maximum Lot Coverage.
545(a) Single-family Residential: Forty-five (45%) of the area of the Lot.
546(b) All Other Uses: Seventy percent (70%) of the area of the Lot.
547iv. No lot may be created by Subdivision or by joining which results in a width of
548greater than ninety (90) feet.
549b. Setbacks.
550i. Additions, except for open-air porches, may not be added to the front of the building
551except where the building is set back more than twenty (20) feet from the Setback
552line of its nearest two neighbors (See Figure 2b).
553ii. A Corner Lot for a residential use is presumed to have a Front Yard Setback on both
554streets that it faces.For a non-residential use, the Front Yard shall be Range Line
555Road (if the property is located on Range Line Road) or the street with the greatest
556traffic.
557iii. Side and Rear Yard Setbacks shall be a minimum of five (5) feet from the property
558line.
559c. Materials.
560i. Additions and alterations to the exterior must be clad in wood, brick, concrete plank
561or high quality vinyl siding.
562ii. Materials of additions and alterations should be consistent with the materials in the
563Principal Building.
564d. Roof. Alterations that reduce the roof pitch of an existing building more than five degrees
565(5°) are not allowed. Additions may have a shed, gable, or hip roof. Porch additions may
566have a flat roof.
567e. Garages.
568i. All new garages must be either:
569(a) Detached buildings that are sited at least five (5) feet behind the Principal
570Building, or
571(b) Attached to the Principal Building so that the front face of the garage is at
572least fifteen (15) feet further from the Front Lot Line than the primary front
573line of the Principal Building. New attached garages on Corner Lots should
574be oriented to the side street, rather than to Range Line Road.
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575ii.Detached or attached three-car garages shall only be permitted where the overhead
576doors are oriented away from a Front Yard or facing an alley. They may also be
577located behind the Principal Building on non-Corner Lots.
578iii. New detached or attached garages and other Accessory Buildings should use exterior
579materials similar to the Principal Building.
580iiiiv. Covered walkways attaching the garage to the Principal Building are allowed.
581f. Lighting and Fencing. See also Chapter 33: Commercial Development Landscape
582Ordinance, Old Town Section.
583i. A paved walkway from the porch or front door to the front sidewalk is required.
584ii. Exterior lighting is restricted to lamps mounted on the building, seven-foot (7’)
585maximum-height pole-mounted decorative lights, and low-wattage landscape
586lighting.
587iii. Fences greater than thirty-six (36) inches tall are not allowed forward of the Front
588Line of the Principal Building.
589iv. Vinyl covered chain-link material is allowed in the Front Yard except on those
590properties which front on Range Line Road. For properties fronting on Range Line
591Road, chain-link material is prohibited forward of the Front Line of the Principal
592Building.
593v. Dumpsters and trash receptacle must be screened from view.
594g. Signs. Signage, where allowed, shall abide by Chapter 25.07: Sign Ordinance.
595h. Parking and Driveways.
596i. Parking is not allowed in the Front Yard of any property, except on a driveway
597leading to the garage.
598ii. Driveways leading to the garage may not be wider than twelve (12) feet, except
599within thirty (30) feet of the front of the garage, where the driveway may be:
600(a)up to eighteen (18) twenty-four (24) feet wide if oriented toward a Front Yard,
601or
602(b)the width of the garage if located behind the Principal Building (non-Corner
603Lots) or accessed by an alley.
604iii. Parking spaces required to be provided under the Zoning Ordinance may be reduced
605by up to fifty percent (50%) in order to accommodate difficult site conditions such as
606limited access, small lotsand/or existing mature trees.
607iv. New curb cuts on Range Line Road will not be permitted unless there is no
608alternative access from a side street.
2. Additional Guidelines for Alterations & Additions to Contributing Buildings in Character Sub-
609
Area.
610
611Alterations or additions to existing, Contributing buildings in the Character Sub-Area shall be guided
612by the following guidelines. Nothing in these guidelines shall require a change to a part of the building
613that is not otherwise affected by the proposed alteration or addition.
614a. Materials.
615i. All sides of the Principal and Accessory Buildings must be clad in wood, brick,
616concrete plank or high-quality vinyl siding.
617ii. Windows and trim must be framed in wood or vinyl-clad wood.
618iii. Clear finish or brush finish aluminum storm windows or doors are not allowed.
619iv. Chimneys are to be brick.
620v. Exterior guardrails, handrails and other stair details may be wood or wrought iron.
621vi. Roofs are to be asphalt, wood or slate shingles.
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622vii. Foundations must be split-face block, stone veneer or poured-in-place concrete.
623b. Where previous alterations have introduced inconsistent materials (simulated stone, brick,
624metal,etc.) to a wood-clapboard house, a new addition or alteration that affects this part of the
625structure will require removal of the inconsistent material.
626c. Windows, Doors.
627i. Vertical, rectangular double-hung or casement windows are required. These may be
628used in multiple sets to create larger expanses of window area.
629ii. Plate-glass picture windows, strip windows and arched windows are not allowed on
630the front façade.
631iii. Special windows are allowed (ovals, hexagon, etc.) as accents.
632iv. Existing windows may be moved or replaced with windows that are similar to the
633original building windows.
634v. If a window is covered over or removed, the material on the exterior must match the
635pre-existing siding.
636d. Roof. Roofs shall be gabled, multi-gabled, or hipped, with a minimum pitch of eight to
637twelve (8:12). Porch roofs may be flat or pitched.
638e. Porches.
639i. Removal of existing porches is prohibited, unless the porch is being upgraded or
640replaced in a manner consistent with these guidelines.
641ii. Existing porches shall only be enclosed with transparent glass windows.
642iii. Uncovered decks are not allowed if forward of the Front Line of the Principal
643Building.
644f. Building Height. Additions to the existing building may not exceed the height of the tallest
645dimension of the nearest Contributing buildings by more than seven (7) feet. If there are no
646contributing buildings in the same block, or across the street, then the maximum height shall
647be thirty (30) feet to the midpoint of the cornice and ridgeline.
6483. New Construction.
649The following guidelines apply to all new buildings built within the boundaries of the Character Sub-
650Area.
651a. Building Mass.
652i. Buildings are to be oriented parallel and perpendicular to the street.
653ii. Buildings will generally be longer than they are wide, with the narrow dimension
654facing the street. Building widths may not exceed forty-five (45) feet, except where
655the lot is greater than eighty (80) feet in width, in which case the building may be up
656to fifty-five (55) feet wide.
657b. Setbacks.
658i. New buildings must follow the dominant or average front yard Setback dimension of
659existing buildings on the same block and on the same side of the street, with a
660variation of up to three (3) feet allowed (See Figure 2a).
661ii. Additions, except for open-air porches, may not be added to the front of the building
662except where the building is set back more than twenty (20) feet from the Setback
663line of its nearest two neighbors (See Figure 2b).
664iii. A Corner Lot for a residential use is presumed to have a Front Yard Setback on both
665streets that it faces. For a non-residential use, the Front Yard shall be Range Line
666Road (if the property is located on Range Line Road) or the street with the greatest
667traffic.
668iv. Side and Rear Yard Setbacks shall be a minimum of five (5) feet from the property
669line.
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670c. Lot Dimensions and Coverage.
671i. Existing lot dimensions as originally platted shall be acceptable.
672ii. Minimum lot width.
673(a) Single-family Residential: Fifty (50) feet.
674(b) All Other Uses: Sixty (60) feet.
675iii. Maximum Lot Coverage.
676(a) Single-family Residential: Forty-five (45%) of the area of the Lot.
677(b) All Other Uses: Seventy percent (70%) of the area of the Lot.
678iv. No lot may be created by Subdivision or by joining which results in a width of
679greater than ninety (90) feet.
680d. Garages.
681i. All new garages must be either:
682(a) Detached buildings that are sited at least five (5) feet behind the Principal
683Building, or
684(b) Attached to the Principal Building so that the front face of the garage is at
685least fifteen (15) feet further from the Front Lot Line than the primary front
686line of the Principal Building. New attached garages on Corner Lots should
687be oriented to the side street, rather than to Range Line Road.
688ii.Detached or attached three-car garages shall only be permitted where the overhead
689doors are oriented away from a Front Yard or facing an alley. They may also be
690located behind the Principal Building on non-Corner Lots.
691iii. New detached or attached garages and other Accessory Buildings should use exterior
692materials similar to the Principal Building.
693iiiiv. Covered walkways attaching the garage to the Principal Building are allowed.
694e. Lighting and Fencing. See also Chapter 33: Commercial Development Landscape
695Ordinance, Old Town Section.
696i. A paved walkway from the porch or front door to the front sidewalk is required.
697ii. Exterior lighting is restricted to lamps mounted on the building, seven-foot (7’)
698maximum-height pole-mounted decorative lights, and low-wattage landscape
699lighting.
700iii. Fences greater than thirty-six (36) inches tall are not allowed forward of the Front
701Line of the Principal Building.
702iv. Vinyl covered chain-link material is allowed in the Front Yard except on those
703properties which front on Range Line Road. For properties fronting on Range Line
704Road, chain-link material is prohibited forward of the Front Line of the Principal
705Building.
706v. Dumpsters and trash receptacle must be screened from view.
707f. Parking and Driveways.
708i. Parking is not allowed in the Front Yard of any property, except on a driveway
709leading to the garage.
710ii. Driveways leading to the garage may not be wider than twelve (12) feet, except
711within thirty (30) feet of the front of the garage, where the driveway may be:
712(a)up to eighteen (18) twenty-four (24) feet wide if oriented toward a Front Yard,
713or
714(b)the width of the garage if located behind the Principal Building (non-Corner
715Lots) or accessed by an alley.
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716iii. Parking spaces required to be provided under the Zoning Ordinance may be reduced
717by up to fifty percent (50%) in order to accommodate difficult site conditions such as
718limited access, small lots and/or existing mature trees.
719iv. New curb cuts on Range Line Road will not be permitted unless there is no
720alternative access from a side street.
721g. Materials.
722i. All sides of the Principal and Accessory Buildings must be clad in wood, brick,
723stone, concrete plank or high-quality vinyl siding. The same material must be used
724on all sides of the building.
725ii. New garages and other Accessory Buildings shall use exterior materials similar to
726the Principal Building.
727iii. Windows and trim must be framed in wood or vinyl-clad wood.
728iv. Visible aluminum storm windows or doors are not allowed.
729v. Chimneys are to be brick.
730vi. Exterior guardrails, handrails and other stair details may be wood or wrought iron.
731vii. Roofs are to be asphalt, wood or slate shingles.
732viii. Foundations must be split-face block, stone veneer or poured-in-place concrete.
733h. Windows, Doors.
734i. Vertical, rectangular double-hung or casement windows are required. These may be
735used in multiple sets to create larger expanses of window area.
736ii. Plate-glass picture windows, strip windows and arched windows are not allowed on
737the front façade.
738iii. Special windows are allowed (ovals, hexagon, etc.) as accents.
739i. Roof.
740i. The roof of the Principal Building and Accessory Buildings shall be gabled, multi-
741gabled, or hipped, with a minimum pitch of eight to twelve (8:12).
742ii. A roof over a porch or bay window may be flat or pitched.
743j. Porches.
744i. Covered porches facing the street on the first or upper floor of the structure are
745strongly encouraged but not required.
746ii. Uncovered decks are not allowed in the front yard.
747k. Building Height.
748i. Minimum: Thirteen (13) feet to the midpoint of the cornice and the ridgeline.
749ii. Maximum: Thirty (30) feet to the midpoint of the cornice and the ridgeline, except as
750provided in k(iii)7(c).
751iii. Buildings may not exceed the height of the tallest dimension of the nearest two
752Contributing Buildings by more than seven (7) feet. If there are no contributing
753buildings in the same block, or across the street, then Subsection k(ii) shall apply.
754
755
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23D.04 Submittal Process/Application Procedure.
756
757A. Consultation with Director and Application.
758Applicants shall meet with the Director to review the zoning classification of their site, review the regulatory
759ordinances and materials, review the procedures and examine the proposed use and development of the
760property. The Director shall aid and advise the applicant in preparing his application and supporting documents
761as necessary.
7621. The applicant shall submit:
763a. two (2) copies of the written Site Plan and Design Reviewapplication form,
764b. two (2) copies of the Existing Features & Site Analysis Plan including adjacent zoning and
765land use,
766c. two (2) copies of the proposed Site Plan and Drainage Plan, and/or
767d. two (2) copies of the required information on architectural design, landscaping, parking,
768signage, lighting and access, as well as
769e. all necessary supporting documents and materials.
7702. Site Plan & Design Review (SDR) approval is not required where Architectural Design, Exterior
771Lighting, Landscaping and Signage (ADLS) approval is required.
772B. Review.
773Review of the Application and Supporting Documents and Materials by the Director; following the receipt of
774the written application and required supporting information by the Director, the Director shall review the
775materials for the sole purpose of determining whether the application is complete and in technical compliance
776with all applicable ordinances, laws and regulations.
777If the materials submitted by the applicant are not complete or do not comply with the necessary legal
778requirements, the Director shall inform the applicant of the deficiencies in said materials.
7791. Unless and until the Director formally accepts the application as complete and in legal compliance, it
780shall not be considered as formally filed for the purpose of proceeding to succeeding steps toward
781approval as hereinafter set forth.
7822. Within ten (10) days of the formal acceptance of the application by the Director, he shall formally
783approve, deny, or request additional information about the petition.
784C. Approval or Denial of the Application by the Commission.
7851. An approved Site Plan and Design Review petition shall be valid for two (2) years from the date of
786approval. If construction of the building(s) has (have) not started at the end of the two-year period, the
787Site Plan and Design Reviewrequest must be re-submitted to the Director.
7882. If an approved Site Plan and Design Review petition is (are) substantially altered, re-submittal to the
789Directorfor approval is required.
7903. If the petition is denied by the Director, the Directorshall provide the applicant with a copy of said
791reasons, if requested.
7924. The applicant may appeal the decision of the Director, as specified in Chapter 30.
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793
794
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795
796
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797
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DDELETEE EXISSTINGMAP
798
799
800
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21
Section II:
All prior Ordinances or parts thereof inconsistent with any provision of this Ordinance are
801
hereby repealed.
802
803
Section III:
This Ordinance shall be in full force and effect from and after its passage and signing by the
804
Mayor.
805
806
807
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ADOPTED
by the Common Council of the City of Carmel, Indiana this ________ day of
808
______________________ 2015, by a vote of _________ ayes and ________ nays.
809
810
811
COMMON COUNCIL FOR THE CITY OF CARMEL
812
813
814
___________________________________ ____________________________________
815
Presiding Officer Kevin D. Rider
816
817
818
___________________________________ ____________________________________
819
Richard L. Sharp, President Pro Tempore Carol Schleif
820
821
822
___________________________________ ____________________________________
823
Ronald E. Carter W. Eric Seidensticker
824
825
826
___________________________________ ____________________________________
827
Sue Finkam Luci Snyder
828
829
830
ATTEST:
831
832
833
__________________________________
834
Diana L. Cordray, IAMC, Clerk-Treasurer
835
836
837
Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of
838
_________________________ 2015, at _______ __.M.
839
840
____________________________________
841
Diana L. Cordray, IAMC, Clerk-Treasurer
842
843
844
Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of
845
________________________ 2015, at _______ __.M.
846
847
____________________________________
848
James Brainard, Mayor
849
ATTEST:
850
851
___________________________________
852
Diana L. Cordray, IAMC, Clerk-Treasurer
853
854
855
Prepared by:
856
Adrienne Keeling, Planning Administrator, One Civic Square, Carmel, IN 46032
11/24/2015
Ordinance Z-607-15
23
8TH ST NE
E 136TH ST
W SMOKEY ROW RD
7TH ST NE
6TH ST NW
3RD ST NW
5TH ST NE
5TH ST NW
4TH ST NE
4TH ST NW
PARKVIEW PL
3RD ST NE
3RD ST NW
2ND ST NW2ND ST NE
1ST ST NW1ST ST NE
E MAIN ST
W MAIN ST
1ST ST SE
1ST ST SW
2ND ST SE
3RD ST SW3RD ST SE
4TH ST SE
FIGURE 3:
CONTRIBUTING BUILDINGS
CONTRIBUTING
NON-CONTRIBUTING
NOVEMBER 2015