HomeMy WebLinkAboutPacket Council 2-23-06
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MEMORANDUM
TO: Carmel City Council
FROM: Adrienne Keeling
Department of Community Services
SUBJECT: Item forwarded by the Plan Commission for action by the City Council
DATE: February 23, 2006
Please find information on the following item forwarded by the Plan Commission attached. This
item will appear on your March 6th agenda.
Forwarded with favorable recommendation:
Ordinance Z-487-06 (Docket No. 06010004 Z): Carmel Dr - Range Line Rd Overlay Expansion
Petition to rezone 30 parcels from Rl/Residence, BI/Business, B2/Business, B3/Business and
Il/fudustrial to RI/Residence within the Carmel Drive - Range Line Rd Overlay, BI/Business
within the Carmel Drive - Range Line Rd Overlay, B2/Business within the Carmel Drive -
Range Line Rd Overlay, B3/Business within the Carmel Drive - Range Line Rd Overlay and
Il/fudustrial within the Carmel Drive - Range Line Rd Overlay in order to expand the boundaries
of the Carmel Drive - Range Line Rd Overlay Zone.
The area is located along Range Line Road from 136th Street to US 31.
Please find enclosed the Plan Commission-certified ordinance to amend the Official Zoning
Map to expand the boundary of the Carmel Dr - Range Line Rd Overlay Zone. Included in
the ordinance are exhibits which both list and illustrate the affected parcels. The Plan
Commission forwarded the Ordinance with a favorable recommendation at its February 21,
2006 meeting. Also included in your packets is an aerial view showing the proposed
boundary, and a copy of the development standards of the Overlay (Zoning Ordinance
Chapter 23F).
Given the private market's recent investment in this area (Arden, Traditions on the Monon),
its position between Clay Terrace and Old Town and its proximity to the Monon and future
Cool Creek North Trails, the Department feels the timing is right to put development
standards in place which better match the vision for Carmel's Central Core. Certainly,
maintenance and upkeep of existing properties is permitted provided that it adheres to
existing approved DP/ADLS plans. Further, structures that are destroyed through an act of
nature or accident can be rebuilt as they were previously approved. However, new buildings
would be built closer to the street with parking behind, creating an inviting and comfortable
gateway into Carmel.
The information on this item has been arranged in the following format:
1. Copy of the Ordinance Proposal (Z-487-06)
2. Copy of PC Certification
3. Aerial Map
4. Zoning Ordinance, Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
Council Report 2006-0224; Z-487
.. SPONSOR: COUNCILOR RATTERMANN
1 ORDINANCE Z-487-06
2
3 AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL,
4 INDIANA, REZONING DISTRICT CLASSIFICATION
5
6 Expanding the boundaries of the Carmel Drive - Range Line Road Overlay Zone Classification
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9 WHEREAS, pursuant to Indiana Code 36-7-4, the Common Council has lawfully adopted
lOa zoning ordinance, the terms of which are applicable to the geographic area consisting of the
11 incorporated area of the City of Carmel, Indiana, and the unincorporated area of Clay Township,
12 Hamilton County, Indiana, which zoning ordinance has been codified in Chapter 10 of the
13 Carmel City Code; and
14
15 WHEREAS, pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to
16 amend the map that is part of the zoning ordinance; and
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18 WHEREAS, the Carmel City Council of the City of Carmel, Indiana received a favorable
19 recommendation from the Carmel Advisory Plan Commission on Tuesday, February 21, 2006,
20 regarding the rezoning of the real property, the property description of Exhibit A, and which is
21 illustrated in the location map of Exhibit B also attached hereto.
22
23 NOW, THEREFORE, BE IT ORDAINED, by the Common Council of the City of
24 Carmel, Indiana, as follows:
25
26 Section 1. That the Official Zoning Map accompanying and made part of the Zoning
27 Ordinance is hereby changed to designate the real property as being within the Carmel Drive -
28 Range Line Road Overlay Zone.
29
30 Section 2. All prior Ordinances or parts thereof inconsistent with any provision of this
31 Ordinance are hereby repealed.
32
33 Section 3. This Ordinance shall be in full force and effect from and after its passage and
34 signing by the Mayor.
35
36 Ordinance Z-487-06 PASSED by the Common Council of the City of Carmel,
37 Indiana this _ day of , 2006, by a vote of ayes and
38 nays.
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2/22/2006
Ordinance Z-487-06
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COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Joseph C. Griffiths
Richard L. Sharp, President Pro Tempore
Kevin Kirby
Ronald E. Carter
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
Presented by me to the Mayor of the City of Carmel, Indiana this _ day of
2006, at .M.
Diana L. Cordray, IAMC, Clerk-Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this _ day of
2006, at .M.
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
Prepared by:
Adrienne Keeling, Planning Administrator, One Civic Square, Carmel, IN 46032
2/22/2006
Ordinance No. Z-487-06
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EXHIBIT A
PROPERTY DESCRIPTION
Rezone of properties along Range Line Rd from the US 31 to just south of 136th Street,
comprising 30 parcels, also known as Tax Parcel ill numbers:
16-09-24-00-00-022.000
16-09-24-00-00-023.000
16-09-24-00-00-026.001
16-09-24-00-00-026.003
16-09-24-00-02-001.000
16-09-24-00-02-002.000
16-09-24-04-04-001.000
16-09-24-04-04-002.000
16-09-24-04-05-001.000
16-09-24-04-05-002.000
16-09-24-04-05-003.000
16-09-24-04-05-004.000
16-09-24-04-05-005.000
16-09-25-08-02-002.000
16-10-19-00-00-012.001
16-10-19-00-00-012.002
16-10-19-00-00-012.003
16-10-19-00-00-014.000
16-10-19-00-00-015.000
16-10-19-00-00-017.000
16-10-19-00-00-018.000
16-10-19-00-00-019.000
16-10-19-00-00-020.000
16-10-19-00-00-020.001
16-10-19-00-00-020.002
16-10-19-00-00-021.000
16-10-19-00-00-022.000
16-10-19-00-00-023.000
16-10-19-00-00-023.001
16-10-30-05-01-001.000
EXHIBIT B
LOCATION MAP
e
2/22/2006
Ordinance No. Z-487-06
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CERTIFICATION OF THE CARMEL
PLAN COMMISSION'S RECOMMENDATION
ON THE PETITION OF THE DEPARTMENT OF COMMUNITY SERVICES
TO REZONE PROPERTIES LOCATED
ALONG RANGE LINE RD FROM US 31 TO JUST SOUTH OF 136TH STREET
PURSUANT TO INDIANA CODE 36-7-4-605
ORDINANCE No. Z-487-06
To: The Honorable Common Council
of the City of Carmel
Hamilton County, Indiana
Dear Members:
The Carmel Plan Commission offers you the following report on the application (Docket No. 06010004 Z)
of the Department of Community Services petitioning the Commission for a favorable recommendation to
rezone properties located along Range Line Road from US 31 to just south of 136th Street comprising of 30
parcels from the R-l/Residence, B-l/Business, B-2/Business, B-3/Business and I-l/Industrial District
Classifications to the R-l/Residence within the Carmel Drive - Range Line Rd Overlay, B-l/Business within
the Carmel Drive - Range Line Rd Overlay, B-2/Business within the Carmel Drive - Range Line Rd
Overlay, B-3/Business within the Carmel Drive - Range Line Rd Overlay and I-l/Industrial within the
Carmel Drive - Range Line Rd Overlay District Zoning Classifications.
The Carmel Plan Commission's recommendation on the petition of the applicant is "FAVORABLE."
At its regularly scheduled meeting on February 21, 2006, the Carmel Plan Commission voted ten (10) in
Favor, zero (0) Opposed, zero (0) Abstaining, to forward to the Common Council the proposed Ordinance
No. Z-487-05 with a Favorable Recommendation.
Please be advised that by virtue of the Plan Commission's Favorable Recommendation, pursuant to IC 36-7-
4-608(f)(4), the Council has ninety (90) days to act on this petition before it becomes effective as Certified
by the Commission. Ninety days from the date of this Certification (February 22,2006) is Tuesday, May 23,
2006.
PLAN COMMISSION
')
Ra vna Hancock, Secretary
Ca mel Plan Commission
Dated: February 22, 2006
Received
FEB 2 2 2,,(\t
_vuO
Carmel
Cleric. TreDSlUW
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2006-0222; 2-487-06; Carmel Dr - Range Line Rd Overlay Expansion Rezone PC Certification
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CITY OF CARMEL ZONING ORDINANCE
CARMEL CITY CODE
CHAPTER 10: WNING & SUBDIVISIONS
ARTICLE 1: WNING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23F: CARMEL DRIVE - RANGE LINE ROAD OVERLAY WNE
23F.OO Cannel Drive - Range I.ine Road Overlay Zone.
23F.OI District Roundaries.
23F.02 Plan Commission Approval.
23F.03 Pennitted Uses.
23F.04 Special Uses; Prohibited Uses.
23F.05 Ruilding Setbacks.
23F.06 Ruilding Orientation.
23F.07 Ruilding Height.
23F.08 Ruilding Footprint.
23F.09 Constmction Materials.
23F.1 0 Architectural DesigTI.
23F.ll Land<;caping.
23F.12 Lighting.
23F.13 SigTI&ge.
23F.14 Pedestrian Circulation.
23F.15 .earking.
23F.16 Product, Material & Refuse StoT&ge.
23F.17 Other Requirements.
23F.18 Sunset Provision.
23F.OO Cannel Drive - Range I.ine Road Overl&}' Zone.
23F.OO.OI Purpose, Intent and Authority. The purpose of this overlay zone is to protect and enhance the
health, safety and welfare of the citizens and property owners of Carmel by allowing for the
establishment of an uptown business district that will support a range of activities and
opportunities to all segments of the community; with mixed-uses in multi-story buildings; is
pedestrian oriented and supportive of multiple modes of transportation; with buildings and a
streetscape which are attractive and safely designed in order to enhance the livability of the
city.
It is the City's intent to achieve the purpose of this zone by:
. Providing a consistent urban design treatment for private and public properties in central
Carmel;
. Providing additional opportunities for investment and reinvestment in real estate by
mandating higher intensity of development;
. Minimizing suburban sprawl, through re-use and redevelopment of the community's land
resources;
. Minimize community infrastructure costs thm the more efficient use ofland;
. Providing controls for architecture and landscape design to establish continuity of design
between projects and to improve the physical relationship between new buildings and
overall community.
Chapter 23F: Carmel Drive - Range Line Road Overlay ZoneW23F-I
as adopted per Z~444-04
Winter 2005 vi
CITY OF CARMEL ZONING ORDINANCE
Further, it is the intent of this overlay zone to provide a temporary regulation, that will
support the ongoing redevelopment of Carmel City Center, and Old Town, and the Avenue of
Art and Design, acting as a transition regulation until a specific plan for Carmel's central
business district (CBD) is adopted, and which plan will serve as the basis for CBD Zone
regulations.
This district is superimposed over the other primary zoning districts and its regulations shall
supersede those of the primary zoning districts over which it is superimposed. In establishing
this zone, the Plan Commission and Council relies on I.C. 36-7-4-1400 et seq.
23F.00.99 Application Procedure.
A. Development Plan. See Section 24.99(A): Development Plan.
B. Architectural Design, Exterior T jghting, T .andscaping and Signl\ge (A DT "S). See Section
24.99(B): Architectural Design, Exterior Lighting, Landscaping and Signage (ADLS).
23F.OI District Boundaries. The boundaries of the Carmel Drive - Range Line Road Corridor Overlay Zone (the
Zone) are hereby established as approved on the Zoning Map.
23F.01.0I Parcels in the C-l/City Center and C-2/Old Town Districts shall be exempt from the
requirements of the Zone.
23F.02 Plan Commission Approval.
23F.02.01 The Plan Commission must approve, approve with conditions, or disapprove the
Development Plan (DP) and Architectural Design, Exterior Lighting, Landscaping and
Signage (ADLS) for any tract of land in the Carmel Drive - Range Line Road Corridor
Overlay Zone as required in Sections 23F.02.02 and 23F.02.03.
23F.02.02 Development Plan. A public hearing shall be held by the Commission before it decides
whether to approve or disapprove a DP. A DP shall be required for additions to existing
structures which exceed the following:
A. Fifty percent (50%) of the original gross floor area of the existing structure, applicable
from the date of this ordinance.
23F.02.03 Architectural Design, Exterior T .ighting, T .1Indscaping and Signl\ge. The Commission shall
review and approve or approve with conditions the Architectural Design, Exterior Lighting,
Landscaping and Signage (ADLS), access to property, site layout, parking and site
circulation, consistent with the provisions set forth in Section 23F.08 through Section 23F.16,
Section 24.03 and such approvals shall be necessary prior to:
A. The establishment of any use of land;
B. The issuance of any Improvement Location Permit, except maintenance and/or repairs
consistent with previously approved ADLS. In cases where properties were developed
prior to ADLS requirement, maintenance and/or repairs shall be consistent with the
previously approved Improvement Location Permit;
C. Any change in site improvements which are not consistent with previously approved
ADLS. In cases where properties were developed prior to ADLS requirement, changes
in site improvements shall be consistent with the previously approved ImprovementiLocation Permit.
23F.02.04 Zoning Waiver. The Commission may, after a public hearing, grant a Zoning Waiver of the
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-2
as adopted per Z-444-04
Winter 2005 vi
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CITY OF CARMEL ZONING ORDINANCE
dimensional and quantitative standards of this Chapter, by not greater than thirty-five percent
(35%). Any approval to permit such a waiver shall be subject to the following criteria:
A. The proposal shall enhance the overall Development Plan and the adjoining streetscapes
and neighborhoods.
B. The proposal shall not produce a Site Plan or street/circulation system that would be
impractical or detract from the appearance of the Development Plan or the District, and
shall not adversely affect emergency vehicle access. C. The proposal shall exhibit
extraordinary site design characteristics, including, but not limited to: Increased
landscape treatment, tree preservation, provisions for bicycle and pedestrian traffic.
In granting a waiver, the Commission may impose such conditions that will, in its judgment,
secure the purposes of this Chapter. This Section does not affect the right of the applicant
under Indiana law to petition the Board for a variance from development standards provided
under IC 36-7-4-918.5 and this Zoning Ordinance.
23F.03 Permitted. Jses. See Appendix A - Schedule of Uses.
23F.03.01 All Uses which are permitted in the underlying primary zoning district(s), except those uses
expressly prohibited by Section 23F.04, are permitted in the Zone.
23F.03.02 Residential uses are permitted; however, it shall not comprise more than seventy-five percent
(75%) of a project's gross floor area in districts where residential is not permitted in the
underlying zoning district.
23F.04 Special. Jses; Prohihited . Jses. See Appendix A - Schedule of Uses.
23F.04.01 Special Uses.
All Special Uses which are permitted (upon obtaining a Special Use approval from the Board)
in the underlying zoning district(s), except those uses expressly excluded in this Section or in
Appendix A: Schedule of Uses, are permitted in the Overlay Zone upon the approval of the
Board. In addition, any Use existing at the time of the passage of this Chapter which does not
conform to Section 23F.03: Permitted Uses but which otherwise does conform to the
applicable Use provisions of the underlying zoning district(s), shall be deemed to be and shall
be a Special Use under this Chapter. Such Uses shall not be considered legal nonconforming
uses nor require Special Use approval for continuance but shall require Special Use approval
for any alteration, enlargement or extension.
23F.04.02 Prohihited Uses.
A. Automobile, Truck, Boat, Mobile Home, Manufactured Housing or RV Sales.
B. Sexually Oriented Businesses
C. All Industrial Uses in Appendix A
23F.04.03 Restoration after Destmction ofRlIilding.
Nothing in this Chapter shall prevent the restoration of a building or structure destroyed one
hundred percent (100%) or less of its square footage at the time of such destruction by
explosion, fire, flood, earthquake, windstorm, act of God, riot or act of a public enemy,
subsequent to the passage of this Chapter; or shall prevent the continuance of the use, except
an illegal nonconforming use, of such building, structure or part thereof, as such use existed
at the time of such impairment of such building, structure or part thereof. All such restoration
and construction shall be subject to the obtaining of an Improvement Location Permit, with
the fees waived for the restoration of a building or structure destroyed one hundred percent
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-3
as adopted per Z-444-04
Winter 2005 vi
CITY OF CARMEL ZONING ORDINANCE
(100%) or less and restored according to its state of existence prior to destruction. All
restorations resulting in a divergence from original plans shall be subject to obtaining an
Improvement Location Permit and payment of fees and comply with Sections 23F.09 and
23F.lO.
23F.05 Building Setbacks.
23F.05.0l Build-to Line.
A. Minimum: Zero (0) feet, subject to recorded utility easement(s).
B. Maximum: Ten (10) feet, subject to recorded utility easement(s) and to subparagraph C
below.
C. Up to seventy-percent (70%) of the front fa~ade may be recessed for entrances and
outdoor seating; however, no entrance shall be recessed more than ten (10) feet, and no
outdoor seating area shall be recessed more than twenty (20) feet, subject to Commission
approval.
23F.05.02 Side and Rear Setbacks. There are no minimum side or rear setbacks; however, no buildings
or other permanent improvement shall encroach into required landscape areas.
23F.05.03 Conflicting Requirements. Wherever there exists a conflict between the building setback
requirements of the State Highway 431/Keystone Avenue Corridor Overlay Zone and the
Carmel Drive - Range Line Road Overlay Zone, the State Highway 43l/Keystone Avenue
Corridor Overlay Zone shall govern.
23F.06.0l
23F.06 Building Orientation.
23F.06.02
23F.06.03
23F.06.04
23F.06.05
23F.06.06
Every parcel with frontage on Carmel Drive and/or Range Line Road must have a building
that fronts on those streets.
Except for those lots with 120 feet or less of frontage on a public street, every parcel must
have a building that occupies a minimum of 70% of that frontage.
Buildings on lots with 120 feet or less of frontage on a public street must occupy the
maximum amount of frontage, except for driveways, sidewalks and landscape areas, as
required by the Ordinance.
Additional buildings may be built in the rear of the property.
All Principal Buildings shall face a public street, with a primary entrance from a public street.
The primary entrance must be readily apparent as a prominent architectural feature and
visible from the street.
23F.07 Building Height.
23F.07.01 Principal Buildings must have at least two floors of occupiable space. The second and higher
floors must be at least fifty percent (50%) the size of the building footprint and must be
oriented to the front of the building such that its front line is equal to that of the first floor.
23F.07.02 Minimum height: twenty-six (26) feet
23F.07.03 Maximum height:
A. Thirty-five (35) feet, or three stories, whichever is greater, if adjacent to single-family
residential zone.
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-4
as adopted per Z-444-04
Winter 2005 v I
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CITY OF CARMEL ZONING ORDINANCE
B. Fifty-five (55) feet, or five (5) stories, whichever is greater.
23F.08 Building Footprint.
23F.08.01 Minimum: 0.5 Floor Area Ratio (FAR).
23F.08.02 Maximum: 40,000 square feet.
23F.09 Constmction Materials.
23F.09.01 Principal Buildings must be faced on front and sides with brick, stone, stucco or similarly
detailed precast concrete and trimmed in metal, stone, precast concrete, wood, stucco, or
brick.
23F.09.02 Rear building fa~ade materials may vary, however, its material colors and composition must
be coordinated with the front and side fa~ades.
23F.1O Architectural Design. Buildings in the Zone must include the following characteristics:
23F.1O.OI Ground and upper floors with transparent glass; ground floor elevations must incorporate the
transparent glass as a significant component.
23F.1O.02 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.
23F.1O.03 The fa~ade shall be provided relief by windows and surrounds, storefronts, doors, and
features such as special brick coursing, pilasters and lintels.
23F.IO.04 The first floor and all other floors will have a coordinated composition, which will usually be
indicated by the alignment of upper floor windows and other features with openings and
features of the first floor.
23F.1O.05 When applicable, retail storefronts shall be oriented along the public street front of the first
floor of the building, except for pedestrian entrances to parking areas or small entrance
lobbies for upper floors.
23F.lO.06 Every face of the building with frontage on a public street must have openings for windows.
23F.1O.07 Large expanses of glass are allowed, but the building may not be constructed entirely of a
metal and glass curtain wall.
23F.1O.08 Fixed or retractable awnings are permitted if they complement a building's architectural style,
material, colors, and details; do not conceal architectural features (such as cornices, columns,
pilasters, or decorative details); do not impair fayade composition; and are designed as an
integral part of the fa~ade. Metal or aluminum awnings are prohibited.
23F.1O.09 Pedestrian scale detailing is encouraged on the front elevation of the building at the ground
level. Because the buildings are viewed very close up, all buildings should exhibit articulated
detail and ornament that is scaled to the pedestrian.
23F.lO.1O 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.
23F.ll Landscaping.
23F.Il.OI Shade trees shall be planted within the street right-of-way, parallel to each street, per the
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-5
as adopted per Z-444-04
Winter 2005 vI
CITY OF CARMEL WNlNG ORDINANCE
standards of the City. Maximum spacing between trees shall be fifty (50) feet, and a
minimum of thirty (30) feet.
23F.11.02 A five-foot (5') wide planting strip shall be provided along the sides and rear of all parking
areas. The minimum planting shall include two (2) shade trees and thirty (30) shrubs per 100
linear feet.
23F.I1.03 Parking areas shall be located at the rear or side of buildings, and screened from the sidewalk
by low walls, low fences, or hedges.
23F.ll.04 Shade trees shall be planted within parking areas greater than 10,000 square feet. There shall
be planted one (1) shade tree and five (5) shrubs per every nine (9) spaces.
23F.11.05 The design of fencing, sound walls, trash enclosures and similar site elements shall replicate
the architecture of the Principal building(s) in construction material and detailing.
23F.11.06 Sites with existing trees or stands of trees shall protect and incorporate them into the overall
site design. The landscape plan must preserve not less than 50% of all trees that are 6" DBH
or larger and located within the required yard/setback areas.
23F.11.07 All landscaping approved as part of an ADLS plan shall be installed prior to issuance 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 Occupancy for the amount equal to the total installed cost
of the remaining, uninstalled landscape material.
23F .11.08 It shall be the responsibility of the owners and their agents to insure proper maintenance of all
trees, shrubs and other landscaping approved as part of the ADLS Plans in accordance with
the standards set by this Ordinance. This is to include, but is not limited to, replacing dead
plantings 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. Street trees in
this zone will be maintained by the City.
23F.11.09 All landscaping is subject to approval by the Commission. No landscaping which has been
approved by the Plan Commission may later be substantially altered, eliminated or sacrificed
without first obtaining further Commission approval. However, minor material alterations in
landscaping may be approved by the Director or his designee in order to conform to specific
site conditions.
23F .11.10 Ground level mechanicaV telecommunication equipment shall be screened from the Street and
any adjoining residential zones or uses using walls, fencing, landscaping, or other method
approved by the Commission.
23F.12 LigJ1ting.
23F.12.01 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.
23F.12.02 Exterior lighting of the building or site shall be designed so that light is not directed off the
site and the light source is shielded from direct off site viewing. For any use abutting single-
family residential uses, illumination levels shall not exceed 0.5 foot candles at the property
line.
23F.12.03 Exterior lighting shall be architecturally integrated with the building style, material and color.
Rooftop lighting shall be prohibited.
23F.12.04 All exterior architectural, display, decorative and sign lighting shall be generated from
concealed, low level fixtures.
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-6
as adopted per Z-444-04
Winter 2005 vI
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CITY OF CARMEL ZONING ORDINANCE
23F.l2.05 The maximum 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 fifteen (15) feet.
23F.13 SigJ1age.
23F.13.01 Prohibited signs:
A. Ground Signs
B. All other signs specified in Section 25.07.01-4: Prohibited Signs.
23F.13.02 Wall signs are allowed provided that they fit within the horizontal and vertical elements of the
building and not obscure details of the building. No sign shall be allowed to extend above the
cornice line of a building. Size shall be determined by Sign Chart A of Section 25.07: Sign
Ordinance.
23F.13.03 In cases where Wall Signs are located less than five feet (5') from a right-of-way line, the
Wall Sign shall be deemed to be located five (5) feet from the right-of-way for purposes of
applying Sign Chart A to determine the allowable sign area.
23F.l4 Pedestrian Circulation.
23F.l4.01 Sidewalks along public streets shall be a minimum of eight (8) feet in width.
23F.14.02 Walkways shall be provided on at least one side of the building and shall provide access
between rear parking areas and Principal building entrances or the street. Unless otherwise
noted in this ordinance, the minimum width for walkways shall be six (6) feet.
23F.14.03 Neither sidewalks nor walkways shall be used by automotive traffic.
23F.14.04 Pedestrian access shall be coordinated with and provided to adjoining properties.
23F.l5 ~.
23F.15.01 Parking areas shall be setback not less than six (6) feet behind the Front Build-to-Line.
23F.l5.02 Parking areas shall be located at the rear or side of buildings, and screened per Section
23F.11.03.
23F.15.03 Parking space dimensions shall be 9' x 20', or 10' x 18', including two (2) feet for bumper
overhang.
23F.15.04 Adjacent/adjoining parking lots shall be interconnected either by alley or internal driveway,
and coordinated to accommodate pedestrian access.
23F.15.05 Paths within parking lots of more than three rows shall be designated to accommodate
pedestrians safely from parking areas to sidewalks, walkways and/or building(s). Such paths
may consist of striping.
23F.15.06 Bicycle parking shall be provided, one space per 100 feet of street frontage.
23F.l6 Product, Material & Refuse Storage.
23F.16.01 Material or product storage shall occur within the Principal building or an Accessory
building.
23F.l6.02 Any Accessory Building for storage shall:
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CITY OF CARMEL ZONING ORDINANCE
A. Be architecturally compatible with the Principal building and integrated into the ovemll
site layout.
B. Be approved by the Commission.
23F.16.03 Any Accessory Building for stomge or disposal of refuse shall:
A. Accommodate waste and recyclable materials, and, if applicable, grease or other cooking
refuse.
B. Be fully enclosed except for doors or gates which are kept closed unless loading or
unloading.
C. Be architectumlly compatible with the Principal building and integmted into the ovemll
site layout.
D. Be approved by the Commission.
23F.17 Other Requirement~.
All other requirements not mentioned in this Section shall remain as stated for that primary zoning
classification district mapped.
23F.18 Sunset Provision.
This Chapter expires December 31, 2006.
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
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CHAPTER 23F: CARMEL DRIVE - RANGE LINE ROAD OVERLAY WNE
AMENDMENT LOG
Ordinance No. Docket No. Council Approval Effective Date Sections Affected
Z-444-04 040100270A December 20 2004 Januarv 19.2005
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
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