HomeMy WebLinkAboutDept Report 05-15-01
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City of Carmel
CARMEL/CLAY PLAN COMMISSION
MAY 15, 2001- DEPARTMENT REPORT
To:
From:
Re:
Plan Commission Members
Department of Community Services
Petitions scheduled to be heard at the May 15, 2001 Plan Commission meeting
1h.
Docket No. 39-01 ADLS; Meijer Convenience Store
Petitioner seeks Architectural Design, Lighting, Landscaping & Signage approval for a Convenience Store.
The site is located at the northeast comer of West Carmel Drive and Pennsylvania Street. The site is zoned
OMlM (Old Meridian/MeijerDistrict). The petitioner also seeks approval of the following Zoning Waiver:
39-01a ZW Z-3525.7B.l(a) < 25' minimum building height
Filed by Paul G. Reis of The Reis Law Firm for Meijer, Inc.
The applicant is requesting approval of a convenience store with fuel pumps to be located at the southwest comer of
. the existing Meijer site. Please see the packet of information provided by the applicant.
The Department has attached to this report a copy of the applicable sections of the Old Meridian District Ordinance.
Specific areas of interest have been highlighted. In addition, the Department has requested that the applicant
provide more detailed information regarding lighting. While the applicant has submitted a photometric plan the
Department is concerned about the impact the canopy lighting will have on the adjacent roadways. The Department
requests that the Special Studies Committee take a close look at the lighting characteristics of this use. In addition
the applicant is requesting a Zoning Waiver to allow the reduction of the height of the structure from 25' to
approximately 17'. The applicant should be prepared to address this issue in greater detail at the meeting than has
been displayed in the project overview.
Please take time to review the copy of the applicable sections of the OM (Old Meridian) district. There are specific
guidelines on architectural design addressed in the Meijer zone of the OM district. The Department does not believe
that lowering the height of the building will make it more complimentary to the U.S. 31 corridor or satisfy the intent
of the Ordinance. The Commission may request the applicant further exhibit how the reduced height and proposed
architectural design meet the criteria established in the Ordinance.
The Department recommends that this Item be forwarded to the Special Studies Committee on June 5, 2001.
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ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2417
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Sponsor: Councilor Kirby
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ORDINANCE NO. z,,352
AN ORDINANCE TO AMEND THE CARMEL CLAY ZONING ORDINANCE
BY CREATING A NEW ZONING DISTRICT
TO BE KNOWN AS THE OM (OLD MERIDIAN) DISTRICT
WHEREAS. the 2020 VlSion Comprehensive Plan was approved and recommended by the Cannel Clay
Plan Commission on August 20, 1996, and duly approved. by resolution of the Common Council on
September 24. 1996,. and is therefore the official Comprehensive Plan of the City of Carmel and Clay
Township; and
WHEREAS, the City's Old Meridian Task Force, with due regard to such Comprehensive Plan, has
proposed the creation of a new ~ning district (OM) to increase property values, protect real estate
investment, encourage neighborhood diversity, spur commercial activity, and attract new businesses to the
area of the City of Cannel bordering on or contiguous to the public highway referred to as Old Meridian
Street; and
WHEREAS,1he purpose of the OM District is to protnote coordinated, quality development per the
land use and density recommendations set forth in the Comprehensive Plan; to establish basio standards for
structures, landscaping, and other improvements on the properties within the District which promote high
quality, innovative site design and at the same time encourage efficient land usage; and
WHEREAS, the Common Council ofth.e City of Carmel finds that it is reasonable and necessary to
protect the public health, safety, comfort, maraIs. convenience and general welfare of the citizens of the City
of Carmel and Clay Township by creating such a new zoning district to facilitate development oftbe Old
Meridian area.;
NOW. 1HEREFORE, BE IT ORDAINED by the Cormnon Council of the City of Carmel, Indiana.
that, putsuantto IC 36-7-4-600 et seq. and Ie 36.7-4.1400 et seq. and after having a received a. favorable
recommendation :from the Carmel Clay Plan Commission, it hereby adopts this Ordinance to add Section
200 OM (Old Meridian District) to 1he CarmeUClay Zoning Ordinance Z-289, as amended, to read as
follows:
Old Meridian District: (OM)
1.0 PURPOSE. INTENT AND AUTHORITY. It is the purpose of the Old Meridian District to promote
and protect the public health, safety, comfort, convenience and general welfare by providing for consistent and
coordinated treatment of the properties surrounding Old Meridian Street in Clay Township, Hamilton County,
Indiana. The Cotnmission and Council, in establishing this zone, ~ relying on Ie 36-7-4-600 et seq. and Ie
36-7-4-1400 et seq.
It is recognized that the Old Meridian District is an important growth area to Carmel and to Clay Township.
Therefore, it is the fin1her purpose of the lJisttict to protnote coordinated. quality development per the land use
and density recommendations set forth in the Comprehensive Plan; to establish basic standards for strUctures,
landscaping. and other improvements on the properties within the District which promote high quality,
innovative site design and at the same time encourage efficient land usage; and to establish development
standards which will encourage capital investments for the development of those properties within the Old
Meridian Road Corridor District.
This Ordinance further seeks to foster development that will provide this District with a special sense of place
that will increase property values, protect real estate invesbDent, encourage neighborhood diversity. spur
commercial activity, and attract new businesses. More specifically, the creation of this special sense of place
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OLD ME.1l.IDIAN DISTRICT
shall be encouraged by means of a coordinated set of design Principals for buildings. site planning. landscaping
and signage. These Principals are intended to guide individual development activities so that they will work
together to establish an attractive and relatively dense mixed.use neighborhood.
2.0 APPLICABILITY
2.1 The Official Zoning Map. a part of the Zoning Ordinance, is hereby changed. to designate the land descn"bed in
Exlu'bit A. and graphically represented in Exh1'bit B, as !:he Old Meridian District Zone (the District).
2.2 Development in. the District will be governed. entirely by the provisions in this Ordinance. except that the
provisions of the Subdivision Control Ordinance. the Zoning Ordinance and the Sign Ordinance shall apply if
specifically referenced. or if this ordinance is silent in applicable areas.
2.3 This Ordinance, having 1D.et the requirements of IC 36-74-702(b), constitutes the primaIy subdivision control
ordinance of the District.
3.0 DEFINITIONS
The following definitions sball be applicable herein, and shal1 hereby be amended into the Chapter 3.0 of the
Zoning Ordinance. Z-289.
CONVENIENCE MAlU<ET: An establishment. not exceeding 5.000 square feet of gross floor area.
serving a limited market area and engaged in retail sales or rental, from the p~ of food, beverages and
other frequently or recurrently needed items for household use. excluding gasoline sales.
~~~~a~~g~oR\W1illWt:rr(G~ii$~1$$)i::~}t Retail centers that ate usually open
IS to 24 hours per clay and under 8.000 square feet in gross floor area. There shall be no repair and/or
maintenance of motor vehicles allowed. A Convenience Store, which includes gas sales, may inco.rporate a
pump canopy designed and constr\1Cted with exterior finish materials and detailing consistent with its associated
Convenience Store building.
DWELLING, ACCESSORY. A dwelling that is attached to or located on the wnc lot as a detached
or attached single family dwelling. has an independent means of access and is owned. by the owner of the
Principal Building but occupied by another. Aca:.sslJry dweUings include Apartments integrated. within. or
attached to a Single-family dwelling. or located in detached Accessory buildings located. on the same lot as the
Single-family dwelling.
DWELLING. ATTACHED. A Townhouse, duple~ triplex, or quadraplex dweUings~ developed side
by si~ for sale as condontiniums or fee-simple dwelling whetc land is sold with the dwelling, Attached
dwellings whether sold as condominiums or as individually deeded lots are excluded from the definition of
apartments.
F A<;ADE. A building face or wall.
OPEN DRIVE. All ~sting internal roads, drives and streets in the Meijer Zone generally open for
use by the general public and aU intctnal roads, drives and streets in the Village Zone approved prior to the
enactment of this Ordinance.
OPEN SPACE, DESIGNED. Land areas, free of bui1dings~ carefully designed and specialized in
function. which act as neighborhood focal points, and allow for passive or active recreation 'Use. Designed
Open Space is not incidental, residual land between buildings. but land areas which are integrated into an
overall site or neighborhood design. ate accessible visually as weU as physically, and are functional for use by
people for gathering or play.
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OLDMElUDIAN DISTRICT
OurSIDE STORAGE. The keeping of any goods, junk, material. merchandise or vehicles in
the same place, in an unroofed and/or unenclosed area, for more than twenty-four (24) hours.
TOWNHOUSE. One or more single-faII1ily dwellings with a minimal front and rear yards, and no
side yards. arranged side by side. separated by comnton waIls between living areas, each having more than one-
story.
4.0 GENERAL DEVELOPMENT STANDARDS. These general standards are provided to establish a consistent
format for developtnent and redevelopment and shall be applicable throughout all zones in the Distri~ unless
specifically DOted in other areas of this ordinance.
4.1 ARcmT.ECTURAL DESIGN
A. All buildings shall be sited in a manner consistent with the adopted Wustrative Plan (the Plan) for the
District, resolution no. CC-12..Q6.99-O 1 (see Exhibit C) including, but not limited to: building setbacks,
orientation, and pedestrian access.
B. All building design sball be consistent with the adopted character of the overall District, including building
materials. ently, and heighl.
C. Buildings that are stylized in an attempt to use the building itself as advertising shall be prohibited,
particularly where the proposed architecture is the result of corporate or franchise architecture.
D. Bxterior materials shall be durable and of high quality, such as brick, stone, or precast concrete panels.
(1) Highly retlective materials are prohibited.
(2) Concrete block is not allowed on the exterior. .
(3) Non-durable ma1eria1s such as thin layer synthetic stucco products shall not be used within eight (8)
feet of the ground.
E. Building Fa~ades shall have a defined base or foundation, a middle or modulated wall, and a top formed by
an articulated cornice, appropriate to the building style. .
F. F~ constructed ofmore than one materia1sha1l only change material along a horizontal line (not a
vertical or diagonal line). The heavier material shall always be placed beneath the lighter material.
G. Front and side ~des ofbuildings located on comer lots shall be of the same finish, materials, and
detailing.
H. Building enttances 5hall be defined and articulated by architectural elements such as lintels, pediments,
pilasters, columns, and ather design elements appropriate to the architectural style and details of the
building as a whole.
I. All window design shall be compatible with the style, materials, color. details QIld proportion of the
building. The number of panes, the way it opens, the trim around. it and whether it is embellished with
shutters must be consistent with the arcbitectura1 style of the structure.
1. Fixed or retractable awnings are permitted if they complement a building's architectural style, lt1aterial,
colors, and details; do not conceal architectural features (such as cornices, coln:mns, pilasters. or decorative
details)~ do not impair faoade composition; and are designed as an integral part of the fa~e. Metal or
aluminum awnings are prolubited.
K. Pedestrian scale-detailing is required on the nont elevation of the building at the ground level. Because the
buildings are viewed very close up, all buildings should exhibit articulated detail and orn.ament that is
scaled to the pedestrian (Figures 9 and 26.)
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OLD MERIDIAND18TJUCT
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L. Rooftop mechanical and telecommunication equipment shall be fully screened on all sides using parapets.
penthouse screens or other similar method and which are integrated into the overall building design and
approved by the Commission.
M. Ground level mechanica1l telecommuni.cation equipment shall be screened from Old Meridian Street and
adjoining residential zones or uses using walls, fencing, landscaping. or other method approved by the
Commission.
4.2 STREET AND ALLEY STANDARDS.
A. All streets must accommodate on-street parking.
B. New streets must connect to existing or planned public streets. No private or intetnal streets will be
acceptable in the District, excepting for permitted Open Drives that exist or have been approved prior to the
adOptiOD of this ordinance.
C. Cul-de-sacs shall be prohibited.
D. Alleys shall not!oxm the boundary of a park, square, or greenbelt unless a masomy wall, DO less than four
(4) feet in height, is used for separation.
E. Utilities shall run along alleys wherever possible. Power lines or other cable utility shall be installed
underground.
F. Streets and alleys will be built to City of Carmel standards, (see dimensional minimums, Figures 3 &. 4)
including pavement. curbs, sid~ lighting and sigDage.
G. All streets and alleys in the District shall be dedicated to the City.
H. Street cuts along Old Meridian Street shall occur as shown on the PIan, resolution no. CC-12-06-99-o1.
4.3 PEDESTRIAN CIRCULATION.
A. The installation of sidewalks shall be mandatory for an projects in all zones. per Figures 34
B. Walkways shall be provided, as applicable. between buildings in non-residential and multi-family ZODes to
provide access between rear parking areas and Principal ~ding entIances or the street. Unless otherwise
noted in this ordinance, the minimum width for walkways &ha1lbe eight (8) feet.
C. Walkways for buildings fronting on Old Meridian Street shall occur at intervals no less than one hundred-
fifty (1 SO) feet.
D. Sidewalks and walkways. when adjacent to commercial buildings should be covered to shelter pedestrians
when walking from place to place.
E. Neither sidewalks nor walkways shall be used by automotive tra:ftic.
F. Pedestrian trails indicated on the Plan (Bxh1'bit C) must be ptovided as a public easement in approximately
the location shown on the Plan.
4.4 LIGHTING.
A. Street lighting shall be provided as part of all projects. on both sides of the street when possible, and spaced
no less than one hundred (100) feet apart. and of a design per the adopted City style.
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OLD MERlDlAN OISTRlCT
B. All exterior arcbitectura~ display, decorative and sign lighting shall be generated from concealed, low level
fixtures.
C. The nwdmum height of light standards in parking areas shall not exceed the building height. or twenty-five
(25) feet. which ever is less. When light standards abut or fall within ninety (90) feet of single family
residential. their height shall not exceed. fi1teen (15) feet.
D. Parking area lighting and street lighting shall be of uniform design and materials.
E. Exterior lighting shall be architectUIally integrated with the building style, material and color. Rooftop
lighting sba11 be prohibited.
F. Exterior lighting of the building or site shall be designed so that light is not directed ottthe site and the
light source is shielded from direct ofisite viewing. For any use, illumination levels shall not exceed 0.5
foot candles at the property line.
4.5 PARKING
A. All off-street parking shall be paved with asphalt or coucrete, and embed using poured-in-place concrete
curbing. Alternatives to poured.oin-p1ace curbing and paving SUIface may be approved by the Commission
when coDflicts arise with tree preservation issues.
B. Parking areas shall be located at the rear or side ofbuildings, and screened from the sidewalk by low walls,
low fences, or hedges.
C. Off-street parldng areas for Principal Buildings in the Mixed Use, Office, Special Use and Village Zones
are to be located to the sides and rear of Principal Buildings; however. if necessary to meet minimum
requirements, parking areas may extend into an adjacent zone and shall be a pennitted use in the adjacent
zone, accordingly.
D. Parking space dimensions shall be 9' x 20'. or 10' x 18', including two (2) feet for bumper overhang.
E. No curb outs are allowed on Old Meridian Street, except as shown on the PIan. {Exbibit C).
F. Adjacent/adjoining parking lots shall be interconnected either by alley or internal driveway.
G. Bicycle parking shall be provided in non..residentia1 zones, one space per 100 feet of building frontage.
4.6 LANDSCAPING AND FENCING
A. Shade trees shan be planted within the street right~f-way. parallel to each street, per the standards of the
City. Maximum spacing between trees shan be fifty (50) feel, and a minimum of thirty (30) feet
B. Small maturing or omamenta11Iees, such as crab apple or ornamental pears shall not be planted within the
street right-of-way.
C. Parking areas shall be landscaped. as follows:
(1) A fiv~foot (5') wide planting strip shall be provided along the sides and rear of all parking areas. The
minimum planting shall il1c1ude two (2) shade trees and twenty (20) shrubs per 100 linear feet.
(2) Parking areas that are located in side yards shall be completely screened from the street right-of-way
with a six: (6) foot wide planting strip using shrubbery, hedges, shade trees, masomy walls, or
combination thereof
(3) Shade trees shall be planted within paIking areas greater than 10,000 square feet There shall be
planted one (1) shade tree and fIVe (5) shrubs per every nine (9) spaces.
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OLD MERlDlANDISTRICT
D. The design offencing, sound walls, carports, trash enclosures and similar site elements shall replicate the
an:hitec:ture of the Principal building(s} in constmction material and detailing.
B. Sites with existing trees or stands of trees shall protect and incorporate them into the overall site dcsl.gn.
The landscape plan must preserve not less than 50% of all trees that are:
(1) 6" DBH or larger, and
(2) located within the requiIed yard/setback areas.
F. All landscaping approved as part of an ADLS plan shall be installed prior to iSSll8l1ce of a Certificate of
Occupancy by the Department. If it is not possible to install the approved landscaping because of weather
conditions, the property owner shall post a bond prior to the issuance of the Final Certificate of Occnpancy
for the amount equal to the total installed cost of the remaining, uniDstalled landscape material.
G. It shall be the responsibility of the owners and their agents to insure proper maintenanc:e of aU trees, shrubs
and other landscaping approved as part of the ADLS Plans in aceordance with the standards set by this
Ordinance. This is to include, but is 1lot limited to. replacing dead pIantings with identical varieties or a
suitable substitute, irrigation and mulching of planting areas, and keeping the area free of refuse, debris.
rank vegetation and weeds.
R. No landscaping which has been approved by the PIan Commission may later be substantially altered,
eliminated or sacrificed without first obtaining further Plan Commission approval. However, minor
material alterations in landscaping may be approved by the Director or his designee in order to conform to
speci:fio site conditions.
L The Director, or his duly appointed representatives, shall have the authority to visit any lot or parcel within
the Old Meridian District.
4.7 PRODUCT MATERIAL & REFUSE STORAGB
A Material or product storage shall 0CCIJl' within the Principal building or an Accessory building, unless
otherwise directed in other areas of this ordinance.
B. Any Accessory Building fOf storage shall:
(1) Be architecturally compatible with the Principal building and integrated into the overall site layout.
(2) Be approved by the Commission.
C. Any Accessory BuUding for storage or disposal of refuse shall:
(l) Accommodate waste and recyclable materials, and, if applicable, grease or other cooking refuse.
(2) Be architecturally compatible with the Principal building and integrated into the overall site layout.
(3) Be approved. by the Commission.
4. S PROHIBITED USES. The following uses shall be prohibited throughout the Old Meridian District.
A. Automobile. Truck, Boat, Mobile Home. Manufactured Housing or RV Sales.
B. LumberorBtickYard
C. Shooting Range or Gallery
D. Sexually Oriented Businesses
E. Disposal of:Radioactive Materials
F. Sanitary Landfill
G. Grain Elevator
It .J\I1lk or Salvage Yard
1. Penal or Correctional Institution
J. Restaurants with drive-through service
K.. Outside storage of products or materials
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OLD MERIDIAN DISTRICT
5.0 DEVELOPMENT ZONES. Seven (7) development zones are hereby established, each with its own
development standards. Only those uses detailed within each zone shall be pennitted. Sections 5.1 through S.7
provide design standards for within each development zones.
5.1 SlNGLBFAMILY ATrACliEDZONE (SFA)
A. Permitt~ Uses.
(1) Attached Dwelling
(2.) Home occupation
(3) Accessoay Dwelling
B. All developed land sba1l be divided into side by side attached single family dwellings, which shall be fee
simple or condominium ownership, with a maximum of one (1) dwelling unit per attached or detached
building (fig 5), except as indicated in C and D below.
C. Condoll1inium projects may include commonly held property, which may be used for purposes in support
of residents, e.g. trash enclosures, parking access (alleys), visitor parking or open space.
D. Within each lot, a separate living unit may be allowed as an accessory use to the main unit. Household
employees or relatives of the main occupants of the single family home may occupy this Accessoxy
dwelling. This unit may not have a separate door visible from the street.
E. Accessoty buildings in this zone shall not be permitted, except for detached garages, which shall be
constructed of the same materials as the Principal building with which they are associated.
F. Building Height, Setbacks and Construction Requirements.
(1) Building Height of the front elevation.
(a) Minimum: twenty-five (25) feet.
(b) Maximum: forty-five (45) feet.
(2) Front Setback. A portion of the front wall of the Principal building must be placed within the
minimum and maximum front setback lines. Stoops, stalrs and bay windows may extend into the
front setback up to five feet (Fig 6)
(a) Minimum: four (4) feet, measured from right-of-way.
(b) Maximum: ten (10) feet, measured from right-of-way.
(3) Side Yard Setback. Most units will be attached dwellings, with no side yard setback.
(a) A maximum distance between buildings shall be six (6) feet.
(b) No parking or driveways are allowed in side yards.
(4) Building Width. Single family units shall be a minimum. of twenty-two (22) feet and a maximnm. of
thirty-five (35) feet wide.
(5) Maximum Lot Coverage. No more than seventy (70) percent of the land may be covered by buildings,
including enclosed garages, and accessoty buildings.
G. Building Orientation.
(1) The front door of the main unit must face the public street and the main front wall of the building
must generally be parallel with the street. (Fig 7).
(2) AOOJ:SSOTY buildings shall not face the street.
H. Architectural Design.
(1) Design Intention. The design intention for the Single Family Attached Zone (SPA) is to create a zone
of detailed, durable and high quality construction. Each house is to be constructed as an individual
unit and the fa~de of the Muse is to be composed and interpreted as a single unit rather than a part
of a larger complex.
(2) Materials:
(a) Any side of the building facing a public street must be clad in brick or stone and trimmed in
wood, stone, ti1~ precast concrete (no \'fnyl, aluminum or plywood siding shall be permitted)
(b) Windows most be framed ill wood or aluminum-dacllvinyl-c1ad wood. Aluminum stonn
windows or doors are not allowed.
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OLD MERIDIAN DISTRICT
(e) Exterior walks, steps, stoops and paving must be masonry or stone pavers, or poured or precast
concrete. Exterior stair handrails and other stair details may be stone, precast concrete or
wrought iron. (Fig 10).wood decking 8Ild bandrai1s are allowed only in the rear of a building.
(d) Cornice. An articulated cornice must be provided where the roof meets the top of the building
wall. (Fig 11)
(e) Entrances. The front door must face the street and be recessed from three (3) to five (5) feet
from the front wall of the building ~de. (Fig 12)
(f) Finished Floor Level. The finished floor level of the first floor shall be two (2) to six (6) feet
above sidewalk level ili the front, but may be on grade in the rear. (Fig 13) This is to create
visual privacy for ~ws on the street, and to create a rhythm of stoops.
(g) The foundation shoold be a.rticu1ated in a di1ferent material than the main fa~de. There may be
windows in the foundation wall which respond to a partially below-grade lower level.
I. Landscaping and Fencing. ,
. (1) A paved walkway from the stOop to the front sidewalk is required.
(2) The remaining front y.ud of all buildings will be maintained with a groomed landscape of low
sluubs, ground cover, trees, flowers and/or grass.
(3) No parldng of any vehicles will be allowed in the front yard.
(4) Exterior lighting is restricted 'to lamps mounted on the building and low-wattage landscape lighting.
(S) Low, wrought iron fences and stone or brick walls DO taller than thirty (30) inches are allowed in the
front yard setback.
(6) Wrought iron, shadow box wood fences, or other approved fence, or brick or stone walls up to six (6)
feet tall are allowed in side and rear yards.
(7) Fences must be placed at least four feet from the reat property line,
(8) Chain link fencing is not allowed in this zone.
J. Sisns. No permanent exterior signs of any kind will be allowed except for house numbers.
K. Parking.
(1) All units must have a minimum of two (2) parking spaces per unit included on the lot.
(2) Parking may be paved or in ~ attached or detached enclosed garage.
(3) All parking must be accessed (rom the rear of the lot
(4) No garage openings are allowed to face the public meet
5.2 MULTI-FAMJLY HOUSING ZONE (MF)
A Permitted Uses.
(1) Apartments
(2) Accessoxy Buildings
(3) Uses related to the direct operation and exclusive use of the apartment or condominiUltl project such
as management office, parking stmCtul'e, latmdty facility, clubhouse, pools, ball courts or other
recreation facilities.
(4) Up to five percent (5%) of the gross building area of a multi-family project may be used for
commercial or public purposes that serve the :residents Df the project, such as a Convenience Market
or ba1lk A TM.
B, Building Height and Setbacks, and Construction Requirements.
(1) Building Height.
(a) Minimum: twcnty-eight (28) feet
(b) Maximum: fifty-five (55) feet
(c) Parking garages have no minimum height, but may not exceed thirty-five (35) feet.
(2) Front Setback.
(a) Minimum: four (4) feet, measured from right-of-way.
(b) Maxinmm: ten (10) feet, measured from right-of-way.
(c) A portion of the front wall of the building ll1ust be placed within the minimum and maximum
front Setback lines.
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OLD MERIDIAN DISTRlC'I'
(d) StoopS, stairs and bay windows may extend into the front setback up to four (4) feet(Fig 6)
(3) Side Yard Setback.
(a) Minimum: distance between buildings shall be six: (6) feet.
(b) No parking or driveways are aIIowe4 in side yards.
(4) Maximum Lot Coverage. No more than fifty percent (50%) of the property may be covered by
buildings. including enclosed garages.
(5) Maximum Floor-area Ratio shall be 2.0.
C. BuUding Orientation.
(1) At least seventy~five percent (75%) of buildings in mu1ti~~ project must face a public street.
(2) On public streets. at least fifty-peroent (50010) of the buUding front shall align with a Build-to line that
is a minimum of four (4) feet and a maximum of nine (9) feet from the public street right-of-way. (Fig
14) This allows for an OpeD court.yai"d or other recesses in the front of the buUding.
D. Architectural Design.
(1) Design Intention. This zone is intended to foster urban style multi~:fanrlly development in keeping
with the intention of the Comprehensive Plan. Various uroan apartment types are appropriate.
(2) Buildings with continuous faQades that are sixty (60) feet or greater in wi~ shall be designed with
vertical offsets (projecting or recessed) not less than four (4) feet deep, and at intervals of nat greater
than fifty (SO) feet (Fig 15)
(3) All sides or elevations of any building sball be brick exclusive of window areas, gables. and recessed
areas, and trimmed in brick, wood. stone or pre-cast concrete.
(4) Buildings Entrances.
(a) Building entrances shall be defined and articulated by architectural elements such as lintels,
pediments, pilasters. colUl1lI1S, and other design elements appropriate to the architectural style
and details of the building as a whole. (Fig 16)
(b) For all buildings that face a public street, there must be at least one entrance on the front of the
building. All buildings must be accesSlble from both the front of the building and the parking
areas.
(c) Exteriorwalks, steps, stoops and paving mast be masomy or stone pavers, or poured or precast
concrete.
(5) Courtyards. Courtyards should be enclosed with a fence or wall. not more than six (6) feet tall.
(a) Fence construction shall be wrought iron. shadow box woad fences. or other approved material.
(b) Walls shall be constmcted ofbrick or stone
(6) All upper levcl units shall be designed with either a balcony, mirador, or window seat which looks
out upon a public street, a court yard, parking area. or public open space.
E. Signage.
(1) Allowable sign types include Suspended signs, Projecting Signs. Porch Signs, or Wall Signs.
(2) Permanent signage must follow these sign area requirements:
(a) Suspended Signs: twelve (12) square feet
(b) Projecting Signs: twenty (20) square feet
(c) Porch Signs: six (6) square feet
(d) Wall Signs sixteen (16) squarefeet
(e) Ground. Signs, or other freestanding signs are not permitted.
(3) Wall signs must fit within the horizontal and. vertical elements of the building and may not obscure
details of the building. (Fig 23)
(4) No sign shall extend above the cornice line of the building.
F. Parking.
(1) Each unit must have a minimum of one parking space per unit on site; however, this will not include
garage parking or on-street parking on public streets.
(2) On-site parking lots or structured parking may not be located adjacent to a public street unless
screened from view with dense landscaping or brick wall or wooden fence in keeping with the
architectural design of the overall project. (Fig 17)
(3) No parking or driveways. or curb cuts are allowed in the front yard setback of any building
-9-
OLD MERlDIANDISTRICT
5.3 VILLAGE ZONE (V)
A. Pennitted Uses.
(1) The ground tloor use of all Village buildings shaU be no less than 70% commercial use, with the
remaininS area exclusively used as service or lobby areas fOf the upper floors.
(2) Upper fiOOl'S shall be used for apartments or condotniniums. general Qflice. health club or 'fitness
facilities, or any pennitted use described below.
(3) The following uses s~ be permitted in the Village zone
(a) antique shop
(b) apparel shop
(c) appliancefelectronics shop
(d) Qrt/rnusic center
( e) art galle:ty
UJ IlUtomated teller machine (A'IM)
(g) bakery
(h) barber shop
(i) beauty shop
(j) bed &. breakfast inn
(k) bicycle shop
(1) billiard parlor
(m) book store
(n) brewery or brew-pub
(0) business/commercial school
(P) care
(q) camera shop
(r) carpet/rug store
(s) chinWglassware shop
(t) church. temple, place of worship
(Ll) clinic or medical center
(v) coinlpbilate1ic store
(w) college or university
(x) computer repair/sales
(y) contractor shop, specialized
(z) copy/printing shop
(88) crattJhobby shop
(bb) daynursery
(cc) delicatessen
(dd) dressmaking shop
(ee) drug store
(ft) dty-t1eaning establishment
(gg) .F"mancial Institution
(hb) flower shop
(ii) food stand
ill) furniture store
(k1c) furrier shop
(11) garden shop
(rom) gift sbop
(oo) grocery store
(00) baberdashery
(lJp) hardware store
(qq) health club
(IT) hcnne occupation.
(ss) indoor1heater
(tt) interior decora.ting shop
(uu) jewelty store
(vv) kindergarten
(ww) leatherlluggage shop
(xx) license bureau
(yy) locksmi.thIkey shop
(zz) meat market
(aaa) meetinglparty hall
-10-
OLD MElUDrAN DI8TIUCT
(bbb) music store
(ccc) news dealer
(ddd) nursingfretirementlconvalescent home
(eee) office supply store
(1ft) opticianlopticalsupply
(gg) orthopedic:lmedical appliance sales
(bbh) paiJUlwallpaper store
(ill) perfomring arts studio
(ili) pet shop
(kkk) photographic studio
(lll) picture framing shop
(oumn) post office or postal mtion
(Dml) private club
(000) ProfessiOIllll Office
(ppp) real estate office
(qqq) recording studio
(m) re1igiouslebaritable institution
(sss) renta1agcncy wiJhout outdoor stonge
(ttt) restaurant (with or without outdoor seating)
(uuu) schools of the following types: art. cuWwy, dance. gymnastics, mlISic,
(vvv) preschool, tutoring for students it furtherance of academic achievement
(www) second-band store
(www) shoe repair shop
(xxx) shoe store
(yyy) showroom
(zzz) sign shop
(aaaa) sporting goods store
(bbbb) stationer
(cccc) tailor and pressing shop
(dddd) tavcmlnigbt club
(eeee) tobacco shop
(fin) toy store
(gggg) travel service bareau
(hhbh) upholstety/drapery store
(4) No service, sales, rental. storage. or display ofvehieles or a>nstruction equipment is allowed in this
zone except for public and employee parlcing associated with the allowed uses.
(5) Drive-through banking, including ATMs, is allowed in this district. if located in the rear of the site
(away from the street). No other drive-through tacilities are allowed. All design requirements shall
apply.
B. Building Height, Setbacks and Construction Requirements,
(1) Building Height
(a) Minimum: twenty-five (25) feet
(b) Maximum: fifty-five (SS) feet
(2) Front Setback. The buildings must sit on the front property line except for minor recesses. up to five
(5) feet, for entrances and outdoor seating. (Pig 18)
(3) Side Yard Setback. There are no minimum side setbacks~ however, walkways to rear parking must be
a minimum of six (6) feet wido.
(4) Maximum Frontage.
(a) No single retail business may exceed fifty (SO) feet of frontage on Old Meridian Street, except
l!S noted in (b). below.
(b) There sba1l be allowed a maximum of two businesses that occupy up to one hundred fifty (150)
feet of frontage on Old Meridian Street.
(c) Buildings which are intended for occupancy by more than one business may be up to one
hundred :fifty (150) feet in frontage, however, said buildings shall be designed with vertical
o1fsets as described in '(c)' below.
Cd) Continuous ~des more than fifty (50) feet wide, shall be designed with vertical offsets at
intervals which evenly divide the favade into halves. thirds. or quarters, etc., or shall be
designed at intervals not less than fifty (SO) feet, whichever is less. These offsets may be
-11 -
OlD MERIDIAN DISTRICT
projecting, recessed, or may be a simple change in building :material or detailing. (Fig 15)
C. Building Orientation.
(1) All buildings shall face the public street. or be sited per the Olustrativc Plan.
(2) The primlll)' entranCe to all retail space shall be from a public street
(3) Secondary entrances may face the side of the building, however, no rear entrances are allowed except
for residential or office uses, emergency exits, employees, loading and trash removal.
D. Architectural Design.
(1) Design Intention. This zone is intended to foster urban or dense village-like commercial activity, in
keeping with the intention of the Comprehensive Plan. The area will be focal point of pedestrian
commercial activity in the Old Meridian District. Pedestrian scale signage, lighting, storefront detail,
storefront display, streetscape, and openings are required. (Fig 19)
(2) Building type. Buildings in the Village District must be built as multi-story commercial storefront
types, whose characteristics include: ( Fig 20)
(a) A groa.ndfloorwith transparent storefront glass.
(b) Upper floors built of brick with windows inserted into the wall.
(c) A distinct cornice line at the top of the wall and intermediate horizontal elements, such. as a
trim at the top of the ground floor are optional.
(d) AU buildings, unless otherwise shown in the Plan, must face Old Meridian Street
(e) Buildings must have retail storefronts along the public street front of the first tIoor of the
building, except for pedestrian entrances to parking areas or sma11 entrance lobbies for upper
floors.
(f) Except as noted in (k) below, Principal Buildings must be at least two floors of occupiable
space. Each floor shall have windows on Old Meridian Street. (figure 20 & 24)
(g) The first tIoor and all other floors will bave a coordinated composition. which will usually be
indicated by tbo alignment of upper floor windows and other features with openings and
features of the first floor. .
(h) The fa9llde shall be flat, with relief provided by windows and surrounds. storefronts, doors, and
features such as special brick coursing, pilasters and lintels.
(i) Roofs must have a pitch of less than 10% and not be a sobstantial visible part of the building.
0) The rear of the building may :vary from this model and greater leeway is allowed in its
composition, however, its materials must be coordinated with the front~.
(k) Up to 15% of the aggregate Old Meridian Street frontage in the Village Zone may be occupied
by buildings with only one (1) occupiable floor. All other design requirements shall apply.
E. Construction Materials.
(1) The :first floor and upper floors may be composed of different materials.
(2) The first floor is composed of storefronts that may be inserted into a masomy, stone or concrete panel
frame that is coordinated with the upper floor. Storefronts will be a lightweight material such as
almninum, glass, wood, tile, and panelized composites.
(a) At least si~ (60) percent of the total area of the :first floor f~ade (up to the line of the second
floor elevation) must be transparent vision glass. (Fig 21)
(b) Front and side ~ades of buildings located on corner lots shall be of the same materials and
similarly detailed.
(e) Exterior walks. steps, ramps and paving must be masonry or stone pavers, or poured or precast
concrete.
Cd) Retractable or fixed fabric awnings are allowed, but these must fit within the storefront glass
area and may not obscure details of the building.
(e) The fayacIe of the upper floors on any building which faces a public street shall be constructed of
brick, stucco, or other ~onry units, and trimmed in stone, contrasting brick, wood, or precast
concrete.
F. Lighting.
(1) Storefronts shall be internally illuminated with spots or other incandescent lighting to prominently
-12 -
OLD MERIDIAN DIST1UCT
and attractively display the business or its products. (Fig 22)
(2) Exterior lighting may be affixed to the building.
(3) Pedestrian passages to parking lots (walkways) must be lit to a minimum of three (3) foot-candles.
G. Signage
(1) Unless specified as exempt or prohibited signage, or otherwise noted below, the Sign Ordinance
regulations pertaining to Old Town Carm~ Scdion 2S.7.02-13 shall apply to the Village Zone.
(2) Exempt signs: All signs designated as exempt in Section 25.7.01-3 of the Sign Ordinance. except as
noted in Section 5.7E(S).
(3) Prolubited signs: The provisions in Section 25.07.01-4 shall apply. The following signs are also
prohibited:
(a) Ground Signs, or other free standing signs.
(b) Signs which contain bUnking, pulsing, or moving components.
(4) Wall signs must fit within the horizontal and vertical elements of the building and may not obscure
details of the building. (Fig 23)
(5) No sign may extend above the cornice line of the building.
(6) Signs may also be painted in white graphics in storefront or npper floor windows.
(7) Signs may also be imprinted on permanent awnings. .
(g) Individual tenants should strive for a unique graphic image, rather than be required to conform to a
single graphic style for the whole building.
(9) Providence at Old Meridian. The sign package adopted with Ordinance Z-338, Providence at Old
Meridian Plan Unit Development District shall be allowed as approved.
H. Parking and Loading.
(1) Parking shall be provided at the ratio of one (1) space per 1200 square feet of Gross Floor Area.
(2) On-street parking shall not be used to fulfill parking requirement
(3) Parking may be provided on-site or in a convenient remote lot not more than 400 feet from the
property.
(4) Parking requirements may be reduced if businesses with substantially different peak hour
requirements agree to share parking.
5.4 MIXED USE ZONE
A. Permitted Uses.
(1) This district will provide a mix of compatible uses, including office, high density residential, and
retail. Uses allowed include all those listed in Section 5.3, VIllage Zone.
(2) Retail uses shall only be allowed on the 'first floor of a building.
(3) Retail uses shall not occupy more than 50% of any building and be located in buildings that front
Old Meridian Street, rather than interior to the site.
(4) The following uses shall also be pennitted:
(a) medical services
(b) hospital
(e) fam.ily or child advocacy center
(d) trainingf~ility
(e) assisted 1iv:Ing and nursing homes
(1) hotel
(g) laboratory
(h) veterinary clinic
(i) research facility
(5) Drlve-through banking is allowed in this district, but no other drive-through facilities are allowed
B. Building Height. Setback, and ConstnJction Requirements.
(1) Building Height.
(a) Minimum:
(b)
Maximum:
twenty-eight (28) feet. All buildings most have a minimum of two (2)
. occupiable floors.
fifty-five (55) feet.
-13 -
OLD MERIDIAN DISTRICT
(2) Front Setback.
(a) Minimum:
(b) Maximum:
(3) Building Footprints.
(a) Minimum:
(b) Maximum:
(4) Sideyard Setback.
(5) Remyard Setback
'.
len (10) teet from. all public streets. measured from the tight-ot-way;
twenty (20) feet
8,000 square feet.
15,000 square feet.
four (4) feet
five (5) feet
C. Building Orientation.
(1) Bve.ty site that has frontage on Old Meridian Street must have a building that fronts on Old Meridian
Street and occupies a minimum. 01700/0 of that frontage.
(2) Additional buildings may be built in the rear of this property.
(3) Unless otherwise approved, sevent;y-:five percent (7SOh) of all buildings must face a public street
D. Architectural Design
(1) Design Intention: This area. provides a more sedate character than the Village Zone. The cbaracter is
compact, with small fronllawns and good pedestrian connections along the street. Building sius are
Jimil.ed to provide a pedestrian scale. Building design shall contribute to the neighborhood scale
environment aDd be compatible with nearby residential uses. (Fig 24)
(2) Materials.
(a) Buildings other than multi-family must be faced in brick or stone and trimmed in metal, stone,
precast concrete, woo~ or stucco.
(b) EveI}' face of the building must have openings for windows,
(c) Large expanses of glass are allowed, but the building may not be constructed entirely of a metal
and glass curtain wall.
(d) Multi-family buildings in this zone must conform. to all the architectural requirements listed in
the Multi-fiunily Zone (MF).
B. Signage.
(I) The provisions of the CarmeJJClay Sign Ordinance, Z-302 shall apply, except as noted below.
(a) GrolD1d signs shall not be taller than four (4) feet, and have a Sign Face that does not exceed
twenty-four (24) square feet.
(b) Wall signs shall not exceed thirty-two (32) square feet
(2) Wall signs must fit within the horizontal and vertical elements of the building and may not obscure
details of the building. (Fig 23)
(3) No sign may extend above the oomice line of the building.
F. Landscaping.
(1) The front yard setback will be landscaped with shade trees. low shrubs, planting beds and grass or
ground cover, as directed by the City.
(2) Alternatively, up to 50% of the front yard setback may be paved with decorative pavers to allow
seating areas or outdoor tables, which areas shall be SlI.l'1'OtInded by low shrubs or planting beds.
(3) On-site parking lots or stmctured parking adjacent to a public street must be separated from the
street right-of-way with landscaped strip, no less than six (6) feet wide, containing shade trees, and
shrubs or low fences/walls up to four (4) feet high.
G. Parking Requirements.
(I) Parldng must be provided at the ratio of one (I) space for cvet}' 600 square feet of leasable area.
(2) Some parking maybe provided in shared or remote lots.
(3) Parking must be located in the rear or side of buildings. No parking is allowed in the front yard
setback.
5.S OrnCEZONB (0)
A. Pennitted Uses.
-14 -
OLD MERIDIANDISlIUCT
(1) This zone will provide a mix of compatible. non-residential uses, including:
(a) general office
(b) medical office
(c) medical services
(d) hospital
(e) training fiwility
(f) laboratozy
(g) health club
(h) sports facility
(i) researchfaci1ity
(I) veterinary clinic
(2) Drive-through facilities are allowed iflocated in the rear of'the site (away from the street).
(3) Up to 10% of any building in the Office Zone may be occupied by retail uses which are for the
express use and convenience of the occupants and users of the building, e.g. a snack bar or news
stand for office workers.
B. Building Height. Setback, and Construction Requirements.
(1) Building Height
(a) MiDimum: twenty-eight (28) feet. All buildings must have minimum of two (2) occupiable
floors.
(b) Maximum: fifty-five (55) feet
(2) Front Setback.
(a) Minimum: twenty (20) feet from all public streets, measured from the right-of-way;
(b) Maximum: twenty-five (25) feet
(3) Building Footprints.
(a) Minimum: 8,000 square feet.
(b) Ma:ximmn: 15.000 square feet
(4) Sideyard Setback.
(a) Minimum: four (4) feet.
(b) Maximum.: twenty (20) square feet.
(5) Building Orientation.
(a) Every site that has frontage on Old Meridian Street must have a building that fronts on Old
Meridian Street and occupies a minimum of70% of that frontage.
(b) All buildings must front on a public street. except drive-through banks and accessory
structures.
C. ArchitecturaJ Design
(1) Design Intention.
(8) The character is compa.c:4 with small front lawns and good pedestrian connections along the
street Building sizes arc limited to ptoYicle a pedestrian scale.
(b) Buildings should be designed to contribute to the neighborhood scale environment and to be
compatible with residential uses in neaIby multi-family and singfe..family attached zones.
(2) Materials. .
(a) Buildings must be faced in brick. and trimmed in metal, stone. precast concrete, wood, or
&tucco.
(b) Every face of the building must have openings for windows.
(c) Large expanses of glass are allowed, but the building may not be constrocted entirely of a metal
and glass curtain wall.
(d) Concrete block is not allowed on the exterior.
(3) Character.
(a) Buildings must have an urban and commercial character, not mimicking residential building
types.
(b) Entrances must be clearly articulated.
D. Signage.
(1) The provisions of the Carmel/Clay Sign Ordinance. Z-302 shall apply, except as noted below:
-15 -
OLD MElUDIANDISTRICT
(2) Ground signs shall not be taller than four (4) teet, nor have a Sign Face that exceeds twenty-foUT (24)
square feet.
(3) Wall signs shall not exceed thirty-two (32) square feet
E. Landscaping:
(1) The front yard setback will be landscaped with shade trees, low shrubs, planting beds and/or grass or
ground caver as directed by the City.
(2) Fences are not allowed in the front setback.
F. Parking Requirements.
(1) Parldng must be provided. at the ratio of one (1) space for eveIy 600 square feet of leasable area.
(2) Some parking may be provided in shared or remote lots
5.6 SPECIAL USE ZONE. This zone is for public or institutional uses such as places or worship. civic or
recreational buildings or libraries. These are special places where it is appropriate and necessary for distinctive
builditigs to be placed. Allowed uses include:
A. Permitted Uses
(1) museum or gallery
(2) place of worship
(3) social club or other voluntary organization
(4) school Of university
(5) elderly housing
(6) health club
(7) mortuaIy or funeral home
(8) community center
(9) libraI)'
(10) research institution
B. Additional uses may be allowed in the Special Use Zone upon petition to and approval (or denial) by the
Commission, and if they :fu1fi.1l the following criteria:
(1) the use is an important contribution to the civic life of the community;
(2) The proposed use . is in harmony with the purposes and the land-use standards contained in this
District;
(3) The proposed use would not be impractical nor detract from the appearance of the Old Meridian
District,'
(4) the user plans an important and distinctive building which will be a focal point for the community;
(5) The use is consistent with the policies in the Comprehensive Plan.
C. Building Height, Setbacks and Construction Requirements.
(1) Building Height.
(a) Minimum:
(b) Maximum:
(2) Building Setback.
(a) Minimum: thirty (30) feet (from roundabout right-of-way).
(b) Minimum: twenty (20) feet (from street right-of-way).
(c) Parking shall nol be allowed in any area 'Within seventy (70) feet of the traffic rotmdabout right-
of~way. This area shall be dedicated to buildings, and designed open space.
(3) Building Footprint The minimum building footprint shall be 10,000 square feet
(4) Building Orientation. All buildings must face the traffic roundabout or a major boulevard.
thirty-five (35) feet.
fifty-five (55) feet, excluding to'WeI'S or steeples.
D. Architectural Design
(1) Design Intention: This zone provides a highly visible entry point into the Old Meridian District and
should display attractive and individual buildings which can be the focal point of the District.
Buildings should be architecturally interesting, monumenta!, and unique.
-16-
OlD MERIDIAN DlSTRICT
(2.) Materials.
(8) Buildings nmst be constructed of brick or stone and trimmed in ~ stone, tile, precast
concrete or other sinular materlaI, consistent with an important site in the city, approved by the
Commission.
(b) Metal or prefabricated buildings are not allowed.
(c) Paving for parlcing and drives must be concrete or asphalt
Cd) Paving for walkways may also be brick or stone pavers or other deccrative paving.
E. Parking Requirements
(1) The paIking requirements fen: each use will be detennined at the time of Development Plan review.
For some facilities it is expected that parking may be shared. for example, office uses sharing with
religious facilities or civic uses.
(2) Parking is not allowed in any roundabout or boulevard setback areas.
:'~~l1i;,i:~;m.::
A. Permitted Use. The primary use of the Meijer Zone shall be retail or office uses. All uses allowed in Village
Zone above are a11~without restriction for gronnd or second floor. Additional uses include:
:);(t,):;:iNQ~!~;~~~&<~~;freeSfa#d,gg;;€'onvemem:e;Stotemay;'Pe!~tJ!l1~'.in.this 'zone.
(2) Not more thaIl one (1) freestanding building greater than 50,000 square feet is allowed in this district.
The existing Meijer building is stipulated to be allowed in this district and constitutes the only
building greater than 50,000 square fe.et allowed
(3) No repair andlor maintenance of motor vehicles shall be allowed in the Meijer Zone.
B. Construction Requirements, Height and Setbacks
;~'1 a~;;,
.' . . .' _ . .'''~:;tWen'~+fl~'(2$)feet.. \
(b) Maximum; fifty-five (SS) feet.
(2) Front Setback.
(a) The minimum setback from PeDDSylvania and Cannel Drive. for all uses except Convenience
Stores, is thirty-five (35) feet.
(b) The minimum setback from streets in the Old Meridian District: is twenty (20) feet.
(c))Fhe.~setbackfor Co.1;"enie~ce Stores from Pennsylvania Street shall be ninety (90) feet..'
(3) Side and Rear Setbacks; .five (5) feet
(4) Building Orientation.
(a) All buildings. except Convenience Stores, shall face a public street or a publicly accessible drive
("drive") which directly connects through existing curb cuts to Old Meridian Street
(b) AU primaIy retail entrances must be located immediately adjacent to such a street or dri~
(e) Buildings shall be separated from drives by a sidewalk with a minimum width of eight (8) feet
(d) Except for Convenience Stores. no parking is allowed in the areas between a building front and an
Open Drive or the street.
C. Architectural Design
(I) Design Intention.
(a) This zone is intended to support urban or village-.1ike commercial activity, in keeping with the
intention of the Comprehensive Plan. The area will adjoin pedestrian commercial activity in the
Old Meridian District:. Pedestrian scale signage, lighting, storefront detail, storefront display,
streetscape, and openings are requiIed for new buildings. (Fig 19)
(b) Exterior Renovations, reconstruction or rehabilitation of the existing Meijer building must
i. include pedestrian connections to adjacent buildings within the Village Zone;
ii. include sidewalks (no less than 61 in width), landScaping and other pedestrian detailing to
enlian.cc the pedestrian environment in the front of the building, and may include the
provision of additional window Idoor openings into the Meijer building, andlor
UL Designed Open Space.
(2) Building type.
(a) All buildings must have retail storefronts along the public street or Open Drive.
-17 -
OLD MERIDIAN DISTRICT
(b) The:first floor and all bther floors will have a coordinated composition, which will USIllllly be
inclicated by the a1ignm~nt of upper floor windows and other features with openings and features
of the first floor. ,
(c) The fayade should havc~ a flat front, with relief provided by windows and surrounds, storefronts,
doors, and features such as special brick coursing, pilasters and lintels.
(d) All buildings will have ~n articulated cornice at the top of the ~de wall
(e) Roofs must have flat roofS, or a pitch of less than 10% and will not be a substantial visible part of
the building. '
(f) The rear of the building may VB.Iy from this model and greater leeway is allowed in its
composition, however, i~ materials must be coordinated with the front fayade. If the f~e of a
building is longer than'fifty (50) feet, it must be designed to break up the visua1length with
material variation, ~ or othet fonnal devices. However. buildings of great length should not
be designed to look like several small, extremely different buildings.
(3) Construction Materials. '
(a) The first floor is compo~ of storefionts that shall be inserted into a masonry, stone or concrete
panel frame that is coordinated with the upper floor.
(b) Storefronts will be a lightweight material such as aluminum, glass, wo~'. tile, and panelized
composites. ,
(e) Except for the Conveni~ce Store, at least 60% of the total area of the :first floor fa.~e (up
to the line of the second'tIoor elevation, if applicable) must be transparent vision glass.
(Fig 21) ,
(d) Exterior walks, steps, ramps and paving must be masonry or stone pavers, or poured or precast
concrete. '
(e) The building materials jIsed OIl the existing Meijer store shall be permitted for renovations, or
expansions of the existing Meijer building.
(I) Any new building(s) in the Meijer Zone shall comply with the architecture design standards in
5.7.
D. Lighting.
(1) Storefronts shall be internally: illuminated with spots or other incandescent lighting so to prominently
and attractively display the business or its products. (Fig 22)
(2) Exterior lighting may be affixed to the building.
(3) The maximum height of 1igh~ standards in parking areas shall be thirty (30) feet, except when light
standards abut or fall within n'inety (90) feet ofresidentiaI zones, the maximum height shaIl be twenty
(20) feet. ;
E. Signage.
(1) Unless specified as exempt or prohibited signage, or otherwise noted below, the Sign Ordinance
regulations pertaining to Old Town Cannel, Section 25.7.02-13 shall apply to the Meijer Zone.
(2) Exempt signs: All signs desjg~ted as exempt in Section ~.7.01-3 of tIle Sign Ordinance, Ordinance
Z-302.
(3) Prohibited signs: The provisions in Section 25.07.01-4 shan apply. Signs which contain blinking,
pulsing. those with moving co~ponents are also proln'bited..
(4) Wall signs must fit within the JtorlzontaI and vertical elements of the building and not obscure details
ofthc building. (Fig 23) No sign shall be allowed to extend above the cornice line of the building.
(5) Two monument signs no largef than sixty (60) square feet are allowed for a single user of the existing
Meijer store, with one sign located at the existing street cut on Old Meridian Street, in the Village
Zone, and the other sign being located in accordance with the plans approved by the Commission,
Docket No. 22-91ADLSIDP. I
(6) 1'Sj":<t:i~!~nY~~ce~toresha11 be permitted, consistent with S.7.E(1), and subject to Plan
E!(jmmis'ADEtS~i ,.
F. Parking and Loading Requiremen~.
(1) Parking sha11 be provided at the ratio ot one (1) space for every 400 square feet of gross area in the
building.
(2) On-street parking may not be qsed to fulfill parking requirements.
-18 -
OLD MElUDIANDISTRICT
(3) Parking may be provided on-site or in a convenient remote lot not more than 400 feet from the
property.
(4) Parking n:qui:rements may be reduced if businesses with substantially different peak hour
requirements agree to share parking.
(5) Additional curb cuts are not allowed on Old Meridian Street.
(6) Access to loading areas shall not be allowed from the boulevard street (ak.a. Grand Boulevard).
(7) Screened loading areas sbaIl be provided for all retail businesses at the rear of the building.
G. Prior Zoning Conunitments for the Meijer Parcel.
(1) The real estate described in Exhibit "0" which is situated in the Meijer Zone and the Village Zone
shall be exempt from the requirements of the U.S. Highway 31 Overlay Zone.
(2) Those certain Real Estate Convenants executed Januaty 19, 1988. and as amended, shall be vacated
upon adoption of this ordinance to exempt the Meijer Parcel from the requirements of the U.S. 31
ffighway Overlay Zone, and to confonn with the terms. conditions and provisions of this Ordinance
governing the permitted uses for the Meijer Zone and the Village Zone.
'1~i1~~O:'i~~~:Qm(!i&1J"~$\f
6.1 The Commission may. after a public hearing. grant an applicant a waiver of any of the dimensional and
quantitative standards oftbis Chapter, but not by greater than thirty-five percent (35%) of the specified
standard However, any approval of such a waiver is subject to all of the following criteria:
A. The proposal must be in harmony with the purposes and the land-use standards contained in this Chapter.
B. The proposal must enhance the overall development plan, the adjoining streetscapes and neighborhoods,
and the overall Old Meridian District.
C. The proposal must not produce a site plan or street/circulation system that would be impractical or detract
from the appearance of the development plan or the Old Meridian District, and mnst not adversely affect
emergency vehicle access or deprive adjoining noncommercial properties of adequate light and air.
6.2 In granting a waiver. the Commission may impose such conditions that will, in its judgment, secure the
pmposes of this Chapter. This paragraph does not affect the right of an applicaIIt under Indiana law to petition
the Board for a variance from development standards, as provided in IC 36-7-4-918.5 and the Carmel/Clay
Zoning Ordinance.
7.0 APPLICATION PROCEDURE
7.1 To insure the compatibility of the proposed nse with adjoining areas, the Commission shall review and approve
the architectural design, lighting, landscaping, and signage of any proposed use within the Old Meridian
District prior to issuance of an Improvement Location Permit
7.2 Consultation with Director and Application. Applicants shall meet with the Director to review the zoning
classification of their site, review the site requirements, and regulatory ordinances that affect the site. 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 documents as necessazy.
7.3 The applicant shall submit two (2) copies of each of the following:
A The written application form
B. Site legal description
C. Site plan, drawn to scale, maximum sheet size 24" x 36"
D. An existing features and site analysis plan, drawn to the same scale as the Site Plan
E. An aerial photograph of the site. scale I" = 100', that shows tbe project site and adjoining properties
F, Building plans and elevations, drawn to scale
G. Drainage and erosion control plan, drawn to scale
H. Landscape Plan, drawn to scale
-19 -
--- -- -- -~. --- ~ --~----_._- ---~~-----_._---------
OW MERIDIAN DISTRICT
1. Lighting Plan and details, drawn to scale
J. Signage Plan and details, drawn to scale
K. Any supporting documents and materials as determined by the Director.
7.4 Initial Review of the Application and Supporting Docwnents and Materials by the Director.
A. Following the receipt of the written application, the ADLS package, and necessary supporting documents
and/or materials, the Director shall review the materials for the sole purpose of detennining whether the
application is complete and in technical compliance with all applicable ordinllnces, laws and regulations.
B. If the materials submitted by the applicant are not complete or do not comply with the necessary legal
requirements, the Director shall inform the applicant of the deficiencies in said materials.
C, Unless and until the Director formally accepts the application as complete and in legal compliance. it shall
not be considered as formally filed for the purpose of proceeding to succeeding steps toward approval as
hereinafter set forth.
D. If the materials submitted by the applicant are determined to be complete and in compliance. the
materials shall be forwarded to the Commission.
E. Within thirty (30) days of the formal acceptance of the application by the Director. he shall formally file
the application by placing it upon the agenda of the Commission according to the Commission's Rules of
Procedure.
F. The applicant shall1ile for each Comnrission member a copy of the ADLS plan and supporting documents
and/or materials required.
7.5 Once approved by the Plan Commission, the architectural design, lighting, landscaping and sigoage shall not
be materially altered or substantially altered without the prior approval of the Commission
-20-
i'
EXHIBIT 'A'
Commencing at the point of intersectiDD of the centerline of Guilford Road and the centerline
of Old Meridian Street found on Map No. 09-36.00. and extending southwesterly along the
center1in~ of Old Meridian Street approximately 365 feet
Thence west, fonowing the south property line of parcels 1709250000001002 and
1709260000003001 (St Vmcent Hospital & Health), approximately 25~ feet.
Thence south along the western boundary of parcel no. 1709260000007000 approximately 600
feet.
Thence southwesterly, following a CIl1'Ve which runs parallel to and 600 feet from the right-of-
way of U.S. Highway 31, ending at the north right of way line of 13111 Street {Main Street),
approximately 1120 feet.
Thence west along the north right-of-way of 1311t Street (Main Street) to the point of intersectiOD
with the west boundaIy ofparce1160n60000001001, approximately 200 feeL
Thence south a distance of 33 feet to the point of intersection of the south right-of-way of 131-
Street (Main Street) and the east right-<)f-way line of Pennsylvania Street
Thence south, following the eastern right-of-way line ofPennsytvania Street, to it's point of
intersection with the southern property line of parce11709350000024000 (John Kirk),
approximately 4060 feet
Thence east. following the southern property line of parcel 17093S0000024000 (Kirk),
approximately 1320 feet
Thence north, following the east property line ofparceJs 1709350000024000,
1709350000025000, 17093~OOOO26000,1709350000027000,andI609260000029001,
approximately 1340 feet
Thence east, following the south property line ofparce1s 1609260000013000 (Providence) and
16092500000 18000 (Twin Lakes Apartments) to the centerline of Guilford Road, approximately
2630 feet.
Thence north, following the centerlble of Guilford Road, approximately 720 feet.
Thence west, following the south property line of parcel 1609250000019000(Carmel Clay
Schools}, approximately 1300 feet
Thence north, following the west boundaIy line of parcels 1609250000019000,
1609250000019001, and 1609250000019000 (Carmel Clay Schools) approximately 1485 feet.
Thence east, following the north boundary line of parcel 1609250000019000 (Carmel Clay
Schools) to the centerline of Guilford Road. approximately 1300 feet,
Thence, north, following the centerline of Guilford Road, approximately 2175 feet, to the point of
beginning, containing 370.35 acres more ortess.
OLD MERlDlAN DISTRICT
-21-
Exhibit B - ZONE MAP
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THE OLD MER:IDlAN DISTRICT MASTER PLAN
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OLD MERIDIAN CORRIDOR
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ILLUSTRA'TIVE PLAN
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. OrnCE I MIXED USE
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o ExlsnNG BUILDINGS
[!J RE:sIDENTIA1.
o 500
DECEMBER 1999
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OLD M'ElUDlAN DISTRICT
P ASSBD 1" 1he C"""""'l-Council of.the City of Cannel, Indiana this .&!:. &.y of ~ 2000.
by a vote of T ayes and -'2. nays. ,
~5l~~-
-1Z;~~
RobertB
Presented by me to the Mayor of the City of Carmel, Jndianlt. this
2000, at _ o'clock.
Diana L. Cordray, Clerk-Treasurer
day of
Approved by me, Mayor of the City of CarIJ;l~ Indiana, this _ day of
James Brainard, Mayor
ATTEST:
Diana L. Cordray, Clerk-Treasurer
,2000.
. -24-