HomeMy WebLinkAboutZ-326 US421/Michigan Overlay Ordinance No. Z=326
AN ORDINANCE TO AMEND THE PROVISIONS OF
THE CARMEL CLAY ZONING ORDINANCE WHICH RELATE
TO THE U.S. HIGHWAY 421-MICHIGAN ROAD CORRIDOR OVERLAY ZONE
Wi.IEREAS, the City of Carreel and Clay Township, pursuant to a joinact agtcemem adop~ under the
Township Joindex law (IC 36-74-1200 et seq.), have cau,_e,~ to be prepat~ a com!~hensive plan for the City and
Township, which plan was prepared by HNTB Corporation and is known and rcfcnsd to as the 2020 Vision
V~AEREAS, the 2020 Vision Comprehensive Plan was appmved and recommenclsd by the Carreel Clay Plan
Commi-q~ion on AllguSt 20, 1996, and duly appmved by resolution of the Common CoRncil on September 24, 1996,
and is ~ore the official Comprehensive Plan of the City of Cannel and Clay Township; and
WHEREAS, the Common Council finds that, alter giving due consid~fion to the general policy and pattern
of development set out in the Comprehensive Plan for that part of the community commonly known as the
Michigan Road Corndot, it is reasonable and necessary to promote and accommodate the orderly growth and
d~velopnent of the City and Township by providing that a Development Plan is requited for the d~velopment of
real ~ within such Comaor, and
WHEREAS, the Common Council of the City of Carreel finds that it is reasonable and ~ry to protect
the public health, safety, comfort, morals, convemence and geaeral welfare of the citizens of the City of Cormel
and Clay Township by establishing development requirements that must be satisfied before the Caxmel Clay Plan
Commition may approve a Devel~ Plan for ~ pt opct ty in such Comaor,
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Carme, l, Indiana, that,
~tsaumt to IC 36-7-4-600 et seq. and IC 36-7-4-1400 et seq. and after having a received a favorable
recommendation from the C_.armfi Clay Plan Commission, it here~ adopts this Ordinance to restate and amend
Section 23C (U.S. Highway 421 - Michigan Road Comdor Overlay Zone) of the Caxmel/Clay Zoning Ordinance
Z-289, as amended, to mad as follows:
23C.0 U.S. Highway 42 1 - Michigan Road Corridor Overlalt Zone
23C.0.1
Ptttpose. Intent and Authority. It is the purpose of the U.S. Highway 421 - Michigan Road
Comaor Overlay Zone (tc, fca,oa to in this Section 23C as the "Overlay Zone") to promote and
protect the public health, safety, comfort, convemence and general welfare by providing for
consistent and coordinated treatment of the pro0ctties borg U.S. Highway 421 (also known
as Michigan Road) in Clay Township, Hamilton County, Indiana. The Commi-~,sion and Council,
in establishing this zone, are relying on IC 36-7-4-600 et seq. and IC 36-7-4-1400 et seq.
It is recognized that U.S. Highway 421 is an important corndot to Carnal and to Clay Township.
Therefort, it is the further purpose of the Overlay Zone to promote coordinated, quality
development per the Land Use recommendations set forth in the Comprehensive Plan; to
establish basic standards for suuaut~ landscaping and other improvemeats on the pro~cxties
within the Overlay Zone which prolnote high quality, inno~ site design and at the same time
encourage efficient land usage; to establish development standards which will encourage capital
invcsunents for the development of those properties along and al~ U.S. Highway. 421; and to
promote the steady flow of traffic.
This Ordinance further seeks to foster development that will provide this district with a special
23C- 1
shall be encouraged by means of a coordinnted set of design principles for lxtildings, site
planning, landscaping and signage. These principles are intended to guide individual
development activities so that they will work together visually in support of the common
architecUtral theme described below.
23C. 1
The boundaries of the Overlay Zone are hereby established as shown on the Zoning Map. The boundaries
extend four hundred (400) feet on either side of the U.S. Highway 421 right-of-way, include the North
Altgqs~n sulxtivision in its entiret3r, including both that real estate described as Block "A' and th~
cemtt~ on the plat of Section 1 r~gord~ September 2, 1947. The portion of the Overlay Zone east of
MichiL, an Road does not extend north of the parcel numbered 17-13-06-00-O0-034 and any lot subdivid~
theteXtom ~ September l, 1997.
23C.2
CommL~sion ApptDval
Development Plaxt The Commission must approve, approve with conditions, or disappaz~e the
Development Plan (DP) for any tract of land in the Overlay Zone. A lxtblic hearing shall be held
by the Commission before it decides whether to approve or disapprove a DP. The Commission,
in reviewing DP applications, shall examine factors concerning the site, Site Plan and the
satrounding area, which include but are not limited to the following items:
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
Topography,
Zoning on site;
Surrounding zoning and existing land use;
Streets, curbs and gtttters, bicycle paths, and sittewalks;
Access to public sm~;
Driveway and ctttb cut locations in relation to other sites;
Genml vehicular and pedesUm traffic;
Special and general easements for public or private use;
On-site and off-site surface and subsurface storm and water Ctrnining, including drainage
The means and impact d sanitary sewage disposal and water supply tecbniqnes;
Ptmrision for adequate and accclxnble setbacks, SCreening, and competibility with
Storage area;
Protective resUictions and/or covenants;
Etfects any proposed project may have on the entire Overlay Zone; and
Consistency with the policies for the Overlay Zone which arc set forth in the
Existin~ Featares 8~ Site Analysis Plan. Every applicant shall submit an Existing Features and
Site Anal-y~is Plan showing all hedgetm~, woodlan~ individual Ixees greater than six (6) inches
in diameter (dbh), smscuh-~, drainage patterns and m. twmt~ (including tile fields), wetlands,
floodplains, and all buffdrags. This plan shall show topography at two-foot (2') contour m~
23C - 2
421 OVRRLAY 7..,ON~ OgDINAN(~ AMBNDMi]NT
Bu
andshail be ~od at a scale of not less than one inch equals one hundred feet (1' = 100').
ADLS ~ent. Commission review and ~ of the archi~ design, land .q~spin~
paxking, si~=nsg~, lighting and access to the pfopcay (ADLS) shall be e~ess~ry prior to:
the establishment of any use of land;
the issv-noe of any l,n'~tov~ Location Permit;
the ereaion, reconsms:tion or external archi~ alteration of any lxfil~ in the
Overlay Zone; or
the changing of any site imprevements.
ExcelXion~ Existing resirYmis~ sinsautes and residential lots pinned prior to April 21, 1980,
when used for ro~tini l,,ht~s~s, are exempt from tho requ~emenls contained within this
23C.3
Permitted Uses
All t~ which are permitted in a given site's tmderl~ primary zoning districts, except th~ uses
expressly excluded in Section 23C.5, are permitted in the Overlay Zoo.
23C.4
Permitted Special Uses
All special uses which are permitted (upon obtainm'g a special use approval from the Board) in the
underlying primary zoning district(s), except the uses expressly excluded in Section 23C.5, are permitted
23C.5
Excluded Uses
A~m,semeat park;
Bulk storag~ of petroleum lxodu~ not used for on-site mam,C'act. tmg;
F~ltilizer n~mffltctul'ilg, ~ yat~ slaugh~g ltlltl~ aifing and tannin~
Grain elevator,
Junk and/or salvage yard;
1V~,~ housing ~
Mobile home court;
~r theatre;
Penal or com~onal institution;
Reclaiming ~ involving ma~_~ or chemicals that ar~ considered dangerous to the health. safety,
and welfare of the general public as determined by the State Board of Health or ~ the City;.
Refining or mnnnf~u~g of pem~eum ~;
R~-fining or mnm~~ of asphalt, cement,. g~s,_p~ lime, wood ~s~_vatives;
Sand and gravel extraction or sales;
~ oriented businesses;
I' I I I I II ' I I III I I I , .,,,,1~ Ir m- ' I'w ..... r ...... aiming., .... . "
23C - 3
Single-family residence;
Truck stop;
Waler slide.
23C.6
Acces~n Buildings and Uses
All a~ry buildings and uses which are permitted in the umlerlying primary zoning district(s) shall be
permine4, exce0t that any detached accessery building in any DP shall be archi~y com0atible with
the principal buildings) with which it is associated
23C.7
Mimnmm Tract Size
The minire, tin area covered by a DP within the Overlay Zone must be 130,680 square feet (3 acres). For
tracts located only partially within the Overlay Zone, a DP shall be submitted to the Commission for the
entire tract to be developed.
ffa parcel of land or ntk~vision lot was recorded prior to September 7, 1988 (the "Effective Date"), and
said parcel or lot does not contain the minimum area required by this Paragraph, said parcel or lot
C'Undersized Lot") may be used for any use permitted in the Overlay Zone provided that:
At the time of reoordation of the Undersized Lot or on the Effective Date, the
Undersized Lot met the ruquinments for minimum lot size then in effect for a lot in the
underlying primary zoning district(s);
B,
The owner of the Undersized Lot mt~t infil~ up to the minimum tract size, any
adjo'ming vacant land (not sepmted by a street or public way) owned, or owned by an
affiliate, on or before the Effective Date or at the time of application which, if combined
with the U~ed Lot, would create a wact which conforms, or more closely
confornB, to the minimum tract size requirements of this Paragraph; and
C. All other development requirements applicable to the Overlay Zone can be met.
This Paragraph does not preclude the sale or other Wansfer of any ~ of land within a tract after the
approval of a DP for the entire tracL However, the devel~ of the parcel must still conform to the DP
for the entire traa as aggoved or amended by the Commi-~sioR, and all other applicable requirements
23C.8
Height and Area Requireme~
23C.8.1 Building Heizht:
A. Minimum: See Section 23C.9 (C).
B. Maximum: As specified in tinmary underlying zoning district.
23C.8.2 Front Yard for Parcels with F~ntag~ on U.$. 421 Right .-of-wav:
A. Minimum: thirty. (30) feet, mean:red from the U.S. Highway 421 right-of-way. This
measurement shall include the mandatory thirty (30) foot Greenbelt.
23C - 4
LT~ 421 OVERLAY ZONE OR. DINANCB AMI]NDMHNT
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B. Maximum: one hundred twenty (120) feet, measured from the U.S. Highway 421 right-of-
way. This measurement shall include the mandatory thirty (30) foot ~t.
23C.8.3 Minimum Side and Rear Yards:
Next to existing resickmz(s) or ~oped residential zone: fifty (50) feet or two (2)
times building height, whichever is greater.
B. Next to business zone or development: ~~ccn (15) feet.
C. Next to mornfracturing zone or devclqmmm: twenty (20) feet.
23C.8.4
Minimum Gross Floor Area: All principal com_mercial buildings shall have a minimum of two
thousand five hmgl~ (2,500) square fcct of gross floor area, excluding the floor area of any
basement or any acccssery buildings. Accessory buildings need not meet the minimum floor
area rcqmxt, mcm.
23C.9
In reviewing the architectural design of building(s) proposed to be built in the Overlay Zone, factors to be
considered by the Commi,~ion shall include but are not limited to the following:
Desima Theme: Buildings shatl be designed with an overall Corridor Architectural Them
consistent with or complementary to the Federal, Georgian, Italianam, or Greek Revival Periods.
New buildings are not required to be imitative, but must incorporate the salient features of these
architectural styles, Pte-e,,dstmg buildings on adjoining tracts shall not be a factor in the design
of new buildings unless they are consistent with the architectural objectives of the Overlay Zone.
B,
Building Proportion: BuRclings within the Overlay Zone shall be designed as a composition of
rclated forms governed by the application of the Golden Scction (1:1.6). Buildings should
generally avoid long monotonous, tmin~ walls or roof planes. The design and place~nt
of building facades, doors, windows, and architectural design details shall be through use of
Building Height The height of new .principal buildings shall be at least one and one-haft (1
smne~ or be designed to appear so from the front and sides. Retail and office tatildings are
encouraged to be two (2) stories or more in height, with office or residential uses on the second
floor, The minimum height for all buildings shall be twenty (20) feet, either at the roo~ine or at
the top of the taRapet wall.
D,
Building Facades. FaCades shall have a ,Jc~incd base or foundation, a middlc or moth, lated wall,
and a top formed by a pitched roof or articulated cornice, in each insennce al4.,fOp, iate tO the
bu~ding style. BuRdings with continuous facades that are ninety (90) feet or greater in width,
shall be deaigned with offsets (projecting or recessed) not less than eight (8) feet deep, and at
intervals of not greater than sixty (60) feet.
Fa~ad~ co~ of more than one rotehal shall only change material along a horizontal line
(not a vertical or diagonal line). The heavier tnaterial shah always be placed beneath the lighter
material. Front and side fm;ades of buildings located on comer lots or ~ shall be of the
same matcrials and similarly detailed.
23C - 5
US 421 OVERLAY ZONli ORDINANCE AMIitDMENT
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R0of~. Roofs shall be simply and symmetrically pitched and only in the configuration of gables
and hips, with pitches ranging from 4:12 to 14:12. Shed roofs are perufitted only when the ridge
is attached to an exterior wall of a building, and shall conform to pitch between 14:12 and 4:12.
Flat roofs are permiUed when consistent with the hisSoric style of architecm~ if ~ by a
railing or paralx~ and if roo~op mechanical equipment is either camouflaged on all sides or
visually rotegrated into the overall design of the building. In no case shall tooflop mechanical
equipment be visible from adjoining residential zones or uses.
Pitched roofs shall be clad in wood shingles, slate, composition asphalt shingle or standing-seam
metal panels. Asphalt shingles shall be colored to resemble gray slate; standing-seam panels may
be either gray, black, dark blue, dark green or barn rec~
~ shall be designed with the correct actPfls, propomon and style consistent with the
overaft building composition, and roofed with symmetrical gable, hip or barrel roofs. Belvederes,
cupolas, and pergolas are permitted if app~op. iate to the style, well proportioned, and fully
All vents, attic ventilators, mrbine~ flues and others roof penetrations must be painted to match
the color of the roof or fla black, ~ those mad~ of metal which maybe left natural. Gutters
and downspouts shall be af.,p~opdate to or visually integrated with the architecunl style of the
Entrances. Building entrances shall be ~fined and articulated by architectural elements such as
lintels, pediments, pilasters, columns~ and. other design elements app, opdate to the architectural
style and details of the building as a whole. The location, orientation, proportion and style of
doors must faithfifty reflect the chosen style of the building
Building fa~des for mdnsuial and warehouse uses shall be designed with a main enwance and at
least two (2) window q3emngs associated with this doorway.
Windows. All window design shall be compatible with the style, materials, color, details and
proportion of the building. The number of [runes, the way it opens, the trim around it and
whether it is embellished with shutters must be consistent with the architecunl style of the
structure.
Awnings. Fixed or retractable awnings ate permitted if they complement a
architeaxwal style, material, colors, and eke,s; do not conceal architectural feaUtres (such as
cornices, columns, ~ or decorative details); do not impair fa~lde composition; and are
designed as an integral part of the fiil~]C. Metal or alqmitnlnl awnings are plDhl'bitecL
Storeft~t~. Storefronts shall be mtegtally designed with overall fmlad~ character. Gm~ ~r
~ ~ ~ ~t m ~d gcn~ ~ ~ ~ ~ ~~ h~,
~ ~ n~ ex~ ~~-~ ~ (75%) of ~e to~ ~ 1~ (fire ~r) ~
~ B~~ ~ m~ple mo~n~ s~ ~ of nni~ ~ ~U~ ~e ~ Of ~
m~!s, ~h~~ ~, ~~ ~ ~g wmm m~ ~ ~ ~g ~le.
Drive-thru windows. Drive-than windows shall be designed as a related, integ~
architectural element and part of the overall design composition of the building.
Suitability of buil~g materials. Unless otherwise approved by the Commission, building
materials shah be consistent with and/or complennttaty to those which replicate Fedenl,
23C - 6
US 421 OVERLAY ZONB ORDINANCE AlvIEND~
.~ ......... Jl ...........~ ~ , ~ .....I .....~ m ......I
Geo~ Ilslinnste and Greek Revival Periods of American architecture, as follows:
1. Exposed foundation shall be constructed of one or more of the following:
Red brick
Stone (limestone, granite, fieldstone, etc.)
Split-face block or architectural pre-cast concrete, if surface looks like brick or
2. Fa~KIe wails shall be constntcted of any combination of:
Red brick or stone
Smooth cut cedar shingles
Wood clapboard siding
Wood beaded siding
Smc~ with smooth finish, or dx3n/it (or equivalent), not to exceed 20% of the
overall non-window facade area
Warehouse facilities, including serf-storage and mini-warehouse uses, shall have a high-
quality fa~utc treatment on all sides visible from U.S. Highway 421 consistent with the
following:
bo
Red brick facades trimmed with split-faced aggregate block (of a color and
texUtre resembling Indiana limestone), provided that it also includes red brick
accents (such as windowsills, lintels above windows and doorways, building
comers, parapet coping, etc.).
Split-face aggregate block (of a color and textnre resembling Indiana limestone)
provided that it also incorporates red brick accents.
Pre-cast concrrtc wail panels of a color and texture resembling either red brick
or Indiana limestone, provided the building d~si~ also incorporates
architecturally appropriate details of contrasting color and material, as noted
previously in Subpangraphs J(1) and J(2).
L. Design in w_lation to topography of the site;
Design of proposed Io~ in relation to suucUu-es; and
N. Overall aesthetics of the pt~ building, including color.
23C. 10 Lan~c~r~ug Requi~mcnts
23C. 10.1 Lan~l~ng Plan.. The applicant shall submit a Landscaping Plan to the Commission
as pan of the ADLS application. This plan shall be drawn to scale, inclucking ditn~*nSiO!kq add
dis~nces; shah delineate all existing and proposed structures, private parking areas, walks,
ramps for the handicapped, terraces, driveways, signs, lighting standards, steps, storm watcr
facilities and other similar smumues; and shah delineate the location, size and dt~tiption of all
latut-~pe material and the method to be used for the watering or imgation of all planting areas.
Landscape ticattar. at for plazas, roads, paths, service and private parking areas and storm water
areas shall be designed as an integral and coordinsted pan of the Landsc~g Plan for the entire
site. The t ~nd.~ing Plan shall nxluir~ the approval of the Commissio~
23C - 7
23C.10.2
23C. 10.3
Greenbelt. The thirty (30) foot Greenbelt shall be composed of grass and landscape
areas. The incorporation of walkways and bikeways into the design is encoungd;
however, no parking lots, through roads, buildingS, accessory struciuxes, etc. shall be
Foundation Plantrags. Foundation plantin~ shall be included along all sides of any
building, The rninimm width of the planting area shall be five (5) feel except that
when adjoining a parking area located in the from yard adjoining U.S. 421, the
minimpm width shall be tell (lO) feet.
~ Plall~. Minimum side and rear yard lan,~c~ping shall occur per the
Commission's Btaferyard Guidelines.
Parking Lots. Per standards specitied below in Section 23C. 10.3.
Screening Are~. All air conditioning ttnits, HVAC systems, exhaust pipes or stacks,
overhead doors, outside storage areas, and satellite dishes shah be integrated into the
evenil building design or screened from the U.S. Highway 421 fight-of-way and
adjoining residential zones or uses using w~__ll~ fencing parapets, penthouse screens,
landscaping, camouflage, or other approved method.
I ~n~g StaDdafds
The interior dimensions, spectcations and design of any planting area or planting
median shah be sufficient to protect the !ana~aping materials planted therein and to
provide for proper growth. The following rnimmttm interior widths for planting areas
shall be used:
a. CanoW Trees: Nine (9) feet;
b. Ornamental Trees: Seven (7) feet;
c. Shruln (only): Five (S) feet.
All plant material pro0os~ to be used in accordance with any Lanascaping Ran shall
meet the following slnci~cations:
Shade trees: a minimum trunk diameter of two and one-haft (2~) inches at six
(6) inches above grade, a minimum height of eight (S) feet, and a branching
height of not less than one-third (I/3) or more than one-half (tA) of tree heighL
Or!lamenlal lxees: a minitm,m trunk diameter of one and one-haft (1 ~) inches
at six (6) inches above grade, a minimum height of six (6) feet, and a
branching height of not less than one-third (1/3) or more than one-half (~) of
tree height
Evergreen trees: a minirm,m height of eight (8) feet, and a width of not less
than three-fifths (3/5) of the height
Deci~ous shrubs: a minirmtm height of eighteen (18) illdies, no less than six
(6) main branches upon planting and a maUtre height no greater than thirty-six
(36) inches.
E~erp. xe.g.4l shftlbs: a mininntrrt height and spread of eighteen (lS) inches,
maximum mature height of thirty-six (36) inches.
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23C - 8
o
,
,
23C. 10.4
,
GreenheR. The primary len4s~ping materials used in the ~lt shall be shade trees,
ornamental trees, shrubs, ground ~vers, grass, etc.
A minimum of three (3) shade trees and one oremental tree shall be
provided l~r 100 linear feet of Greenbelt.
Shade trees planted within the Greenbelt lmrallel to the U.S. Highway 421
right-of-way shall be slmc~ neither less than fifteen (15) feet almrt nor more
than forty (40) feet apart.
Foundation Planting. The primary !,,u,bcaRing materials used adjacent to buildings
shall be shrubs, ground covers, and ornamental grasses.
b,
Interior I and~c~nin_~ A minimum of one (1) shade tree and five (5) shn~
shall be planted within ear~ ~ lot for every nine (9) spaces provided, or
not less than eighteen (18) trees per acre of Varking,
However, for buildings with parking are,~ located in a from yard, with
frontage dim-fly on U.S. 421, a minimum of one (1) shade tree and five (5)
shrubs shall be planted within each parking lot for every six (6) slmes
provided, or not less than twenty-four (24) trees per ac~e of parking~
Parking Lot Perimeter Planling. Where paricing areas are located in the front
yard, with frontage directly on U.S., a six (6) foot wide perimeter planting
area shall be provided along the from and sides of those areas.
1)
2)
The required planting unit for this area shall include: two (2) shade
trees, three (3) ornamental trees, and thirty (30) shrubs per 100 linear
feet.
The perimeter planting area shall be provided in addition to the
Greenbelt area.
From and Side P'4rkin~. Parking areas within front and side yards shah be
completely screened from view. Such serecrag shall be subject to Commission
t aO~g lnstaUation ~ Maimen,~ce
Installation. All lnndscnpmg ~ed as part of the Land-caRing and/or Development
Plan shall be installed prior to the issuance of a Certificate of Occu~ by the
~ ff it is not possible to install the required lan4~ning bec'~:~se of weather
conditions, the property owner shall post a bond prior to the issuance of the Final
Certificate of Oc~q~ncy for an amoum equal to the total c~at of the required
handoC~in__g.
Mnin~-nance. It shall be the responsibility of the owners and their agents to insure
propel mninl~ilanc~ of all tll}~, shlllb~ ~ oth~ lltll(~l]2~ appfoved as par of the
14nd-caping and Development Plans in accordance with the standanls set by this
Ordimmce. This is to include, but is not limited to, re~ dead pls.tingn with
identical varieties or a sintable substin, irrigation and mulching of planting areas, and
keeping the area fi~e of refuse, debris, rank vegetation and weeds.
::am ..... r ............m
23C - 9
US 421 OVERLAY ZONE ORDINANCE AMENDMENT
Changes after ~. No iand~e~pmg which has ~ approved by the Commission
may later be substantially altered, eliminated or simficed without first oblainmg further
Commission approval. However, minor material alterations in land~'z~ping may be
approved by the Director in order to conform to specific site conditiom.
Inspection. The Director may visit any tract within the Overlay Zone to inspect the
landscaping and check it against the apla~ed plan on file.
23C. I 1 Parkin~ ~ents
A. Spaces required: see Section 27.0 of the Zoning Ordinance.
B,
Space dimeusions: 9'0" x 20'0" or 10'0" x 18'0", including 2'0" for bumper overhaug whex~
app/op, iate.
C. Landscaping standards: see Section 23C. 10.3.
D,
Parking lots shall be designed to provide coordinat~l access to parking areas on adjoimng tracts
or parcels within the Overlay Zone, preferably via a frontage road network. Sites ~,ilizing front-
loaded parking axe, as shall provide for continuous access across the rear of the site to adjoining
tracts or parcels. As part of the ADLS submittal, the petitioner shall provide a Site Circulation
Plan that illustrates to the Commission how coordinated access will occur relative to the overall
U.S. Highway 421 Comdor.
E,
All parki'ng lots and drives shall be paved with asphalt or concrete. Brick pavers or other
decorative pavements may be used as accents in pafldng lot design. Poured-i--plac~ concrete
cm~shallbeused.
F,
Parking within front yard settaick~ shah be disco~ and limited to a maximum of two (2)
rows of parking subject to miramum Greenbelt width, minimum I~fferyard rcqu~mcnts and
maximum building setback standards.
Stacking for drive-thru lanes shall be confined to the r~ar of the tract or parcel with outlet from
such lines also being to the rear of the building. Lines for drive-thin facilities shall not be
permitted along the front and sides of structures within the Overlay Zone, nor permitted to spill
onto adjoining properties. The mimtimnm stuBabet of vehjcles reqlljred for drive-thin lanes
shall be as foUows:
USE TYPE
MIN NO. SPACES MIASURED FROM
Bank tefier lane
Automated Teller Machine
Rmaurant Drive-thin
Car Wash
Gas Pump island
Other
5 Teller or Window
3 Teller
10 Pick-up Widow
5 Entrance
3 End of pump island
To be determined by the Director
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23C- 10
23C. 12 Lighting R,~m'ementS
Lighting Plan. A Lighting Plan for the proposed development shall be filed as pan of the ADLS
appncation.
Be
DesiRn. All lighting standards, including those on building security lights and at~tecmral
lights within the development area shall be of uniform design and materiMs. Parking lot and
streetlights shall also be of uniform height not to exceed twenty-four (24) feet. Poles for such
lights shall have a minimum diameter of six (6) inches for poles up to twelve (12) feet in height
and a minimttHl of eight (8) inches diameter for poles between twelve (12) and twenty-four (24)
feet in height. L-minaries for such lights shall be in proportion to the pole diameter and height.
All lights within gas station canopies and adjacent to residential areas shall be of a "down
lighting" type with the light element completely shielded on all sides and top. The Commission
my apl~ve decorative lighting shotrid it be more appr~i~ to the overall site design.
Cs
Intensity. Lighting shall not cause ilhlmination beyond any residential lot line or road
fight-of-way line in excess of 0. 1 foot candles of light. Lighting shall not cause ill,min-tion
beyond any non-residential tract or parcel line or road right-of-way line in excess of 0.3 foot
candles of light.
23C. 13
The lxtrpose of this Section is to make the closing of all curb cuts along U.S. Highway 421 posst~le by
establishing a common access road to the rear parking lots of all tracts within the Overlay Zone. Fromage
roads and common entrances shared by several businesses and d~velopments shall be encouraged and may
be required at the discretion of the Commission. In those cases where tracts can be accessed via
colmoction to an arterial, coHector, or adjoining tllrking lot, ~ cuts shall not be established on U.S.
Highway 421. The Commission shall encourage maximum distances between curb cuts to U.S. Highway
421 in cooperation with the [ndislnn Department of Transportation. Bicycle and perlesiren ~~on to
and through the site shah be coordinated with vehiodnr access, Greenbelt design, and parking.
23 C. 14 Other Requirements
23C. 14.1 Outsid~ ,~tora~e. Oreside storage areas .~hall be allowed as shown on the DP and shah
be archi~ compatible with the pnncil~ building(s) with which t~y are ~
Storage areas shall be completely screcaed from view and subject to Commission approval.
Trash coHection areas shah be enclosed and screened.
23C.14.2 Ixngting Berths. Loading berths and trash collection areas shall be permitted per the
needs of the bttsiness establishments and shall be idnttified on the DP. Loading berths and
overhead doors shah face to the rear of all bttildings. Should a loading berth be located adjacent
to or visible from a public right-of-way, or established on the side of a Ixtilding through any
circum,e, ance, it shall be scree~ per Commission approval.
23C. 14.3 Emergency A..__eces~ All emergency access areas and facilities shall be shown on the Site
Plan and reviewed by the Carreel Fire Chief.
23C. 14.4 Signs. A Sign Plan for the proposed developnumt shall be submitted to the Commission
for its approval as pan of the ADLS application. Signs for each proposed use shall be uniform in
character as to color and architectural design as approved by the Commission. Should an ADLS-
23C - 11
US 421 OVBRI~Y ZONB ORDINANCI] ~MBNT
__IM ....... It .I ....... ~ ...... ~ ..... lilt.,, ...................... I I~1 · .... ! ................... ~t ............ ~ ...................
approved Sign Plan be replaced with a new design, the mended Sign Plan must go before the
Commission for ADLS review and approval. Individual signs which ~onform to both the Sign
Ordinance and to the approved Sign Plan shall not require further ADLS approval, however,
such signs shall require a sign permit.
23C. 14.5 Conforming Uses, A DP shall be submitted to the Commission for its appwval when a
legal non-conforming use is changed to a conforming use and when either:
X. Any new building is to be co~ or
Any existing braiding or site development (incl~g addition of parking lot) is
expan~ by more than thirty percent (30%).
23C. 14.6 Non-Conforming Uses. A DP shall be submitted to the Commi,~ion for its approval
when a legal non-conforming use is altered as follows:
t. A building has been more than sixty percent (60%) desUoyect
Any expansion of a building or site development (including addition of parking lot).
Normal mnintenance and repair is cxexntM: from the DP approval requirement.
3, If propcxty or building is vacated for more than one (1) year.
.......... d .............. A ..... m ~! ...... :'~ .............. '~ ......... [**am* " ..... 'm ............. ,~ .... im .................. I*wl "
23C- 12
421 OV~Y ZONB ORD~q2~NCl ~dV~Iv~
23C. 15 _A~plication Pmcedu~
23C. 15.1 Consultation with Director and Avplication. Applicants shall meet with the Director to
review the zoning classification of their site, review the regulatoty ordinances and materials,
review the procedures and examine the proposed use and development of the property. The
Director shall aid and advise the applicant in preparing his application and supporting
ck~ments as necessary.
The appli~ shall submit:
2.
3.
4.
two (2) copies of the written application form,
two (2) copies of the Existing Features & Site Analysis Plan,
two (2) copies of the DP, and/or
two (2) copies of the required info~on on architectural design, landscaling, parking,
signage, lighting and access (ADLS), as well as
all necessary supporting documents and materials.
23C. 15.2 Initial Review of the Application and Supoorting Documents and Materials by the
Directon Submitt~ to the Commission. Following the receipt of the written application, DP
and/or the required information on architectural design, landscaping. parking, signage, lighting
and access (ADLS), and necespry supporting documents and/or materials by the Dinnor, the
Director sbatl review the materials for the sole purpose of determining whether the application is
complete and in technical compliance with atl applicable ordinances, laws and regulations.
ff the materials submitted by the applicant are not complete or do not comply with the
necessa~ legal requirements, the Director shah inform the ~p~cant of the deficiend~
in said ~s.
Unless and until the Director formaily accepts the application as complete and in legal
cotnrdinnce, it shall not be considered as formally filed for the purpose of proceeding to
sqcceeding steps toward approval as heroinafter set forth.
ff the materials submitted by the applicant are determined to be complete and in
compliance, the materials shall be forwarded to the Commission.
Within thirty (30) days of the formal acceptance of the apliication by the
~r, he shah formally ~c the application by placing R upon the agenda of
the Coinmission according to the Coinmi-~sion's Rules of Procedure.
bu
The appli~ shah file for each Commission member a copy of the Existing
Features & Site Analysis Plan, the DP and/or ADLS plan and supporting
documents and/or materials.
23C. 15.3
AVpmval or Denial ~f the All;dication by the Commission.
An ap!ammd DP petition and/or ADLS petition s~mm be valid for two (2) years from the
date of appwval. ff construction of the building(s) has (have) not started at the end of
the two (2) year period, the DP and/or ADLS request must be re-submitted to the
Commi..~SjOn.
If the DP and/or ADLS plan is (are) subsum~ altered, re-submittal m the
Commi,e, sion per Section 23C.2 for approval is requix~L
23C- 13
LP3 421 OVI~Y ZONIi ORDIHANCB ~
i ~ I~ ..... 3~ m I ,m ....................... - ' .J s, . ~ ...........
,
ff the petition is denied by the Commi,~on, the Commission shall provide the applicant
with a copy of said reasons, if requested.
PASSED b~ the Comn ~ of the City of Carreel, Tnaia-s thi~O~ ~ay of ~, f,~
,1998, by a
ATTEST:
Presented by me to the Mayor of the City of Cannel Indiana, this c~/'h-- clay of ~ ~y ,1998, at
;., 39~tock.
Diana L. Cordray, Clerk-Tr~tmrer /
~ me, Mayor of the City this
,i9 '~c7
Diana L. Cordray, Clerk-Trenntrer /
23C- 14
CERTIFICATION OF CARMEL/CLAY PLAN COMMISSION'S
RECOMMENDATION ON AMENDMENT TO THE
U. S. HIGHWAY 421
MICHIGAN ROAD CORRIDOR
OVERLAY ZONE
FOR THE CITY OF CARMEL AND
CLAY TOWNSHIP
PURSUANT TO INDIANA CODE 36-7-4-605
ORDINANCE No. Z-326
To:
The Honorable Common Council
of the City of Carreel
Hamilton County, Indiana
Dear Members:
The Cannel/Clay Plan Commission offers you the following recommendation on the Plan
Commission and Department of Community Services' application for an Ordinance
Amendment. The proposed Amendment refines some of the development standards of
Section 23C.0 of the Cannel/Clay Zoning Ordinance regarding the U.S. Highway 421,
Michigan Road Overlay Zone District, COPY ATTACHED.
The Cannel/Clay Plan Commission's recommendation on the petition is FAVORABLE.
At its regularly scheduled meeting of June 16, 1998, the Carmet/Clay Plan Commission
approved the requested Amendment to the Zoning Ordinance by a vote of 12 in favor,
none opposed.
AT :
Ranona Hancock, Secretary
DATED: June 19, 1998
CARMEL/CLAY PLAN COMMISSION
BY
J011191998
CERTIFICATION OF CARMEIJCLAY PlAN COMMISSION'S
RECOMMENDATION ON AMENDMENT TO THE
U. S. HIGHWAY 4:21
MICHIGAN ROAD CORRIDOR
OVERLAY ZONE
FOR THE CITY OF CARMEL AND
CI~Y TOWNSHIP
PURSUANT TO INDIANA CODE 36-7-4-605
ORDINANCE No. Z-326
To:
The Honorable Common Council
of the City of Cannel
Hamilton County, Indiana
Dear Members:
The Cannel/Clay Plan Commission offers you the following recommendation on the Plan
Commission and Department of Community Services' application for an Ordinance
Amendment. The proposed Amendment refines some of the development standards of
Section 23C.0 of the Carmel/Clay Zoning Ordinance regarding the U.S. Highway 421,
Michigan Koad Overlay Zone District, COPY ATTACHED.
The Cannel/Clay Plan Commission's recommendation on the petition is FAVORABLE.
At its regularly scheduled meeting of June 16, 1998, the Carmel/Clay Plan Commission
approved the requested Amendment to the Zoning Ordinance by a vote of 12 in favor,
none opposed.
AT :
Rarnona Hancock, Secretary
DATED: June 19, 1998
CAKMEL/CLAY PLAN COMMISSION
JUN I 9 1998