HomeMy WebLinkAboutZ-352
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Sponsor: Councilor Kirby
ORDINANCE NO. 7.-352
AN ORDINANCE TO AMEND THE CARMEL CLAY ZONlN'G ORDINANCE
BY CREATING A NEW ZONING DISTRICT
TO BE KNOWN AS TIlE OM (OLD MERIDIAN) DISTRICT
WHEREAS, the 2020 VlSion Comprehensive Plan was approved and reconunended by the Cannel Clay
PIan 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 zoning 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 Carmel bordering on or contiguous to the public highway referred to as Old Meridian
Street; and
WHEREAS, the purpose of the OM District is to promote 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 enoourage efficient land usage; and
WHEREAS, the Common Council of the City of Carmel finds that it is reasonable and necessary to
protect the public health, safety, comfort, morals, 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 of the Old
Meridian area;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Carmel, Indiana.,
that, pursuant to IC 36-74600 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 the 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 properti~ surrounding Old Meridian Street in Clay Townsbip, Hamilton County,
Indiana The Cotnmission and Council, in establishing this zone, are relying on IC 36-7-4-600 et seq. and IC
36-7-4-1400 et seq.
It is recognized that the Old Meridian District is an important growth area to Carmel and to C!ay Township.
Therefore, it is the further pwpose of the District to protnote coordinated, quality developJX1ent per the land use
and density recommendations set forth in the Comprehensive P1an~ to establish basic standal'ds for stmctures,
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 invesunent, encourage neighborhood diversity, spur
commercial activity, and attract new businesses. More specifically, the creation of this special sense of place
OLD MElUDIAN 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 lDixed.nse neighborhood.
2.0 APPLICABJLITY
2.1 The Official Zoning Map, a part of the Zoning Ordinance, is hereby changed. to designate the land described in
Exhibit A, and graphically represented in Exhibit B, as the 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 met the requirements ofIC 36-7-4-702(b), constitutes the primary subdivision control
ordinance of the District.
3.0 DEFINI'DONS
Tbe following def1nitions shall be applicable herein, and shall hereby be amended into the Chapter 3.0 of the
Zoning Ordinance, Z-289.
CONVENIENCE MARKET: 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 premises, of food, beverages and
other frequently or recurrently needed. items for household use, excluding gasoline sales.
CONVENIENCE STORE (WITH OR WImoUT GAS SALES): Retail centers that are usually open
IS to 24 hours per day and under 8,000 square feet in gross floor area. There shall be no repair andlor
maintenance of motor vehicles allowed.. A Convenience Store, which includes gas sales, may incorporate a
pump canopy designed and constructed with exterior finish materials and detailing consistent with its associated
Convenience Store building.
DWELLlNG. ACCESSORY. A dwelling that is attached to or located On the same lot as a detached
or attached single family dwelling, has an independent means of a.c<:ess 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, duplex, triplex, or quadraplex dwellings, developed side
by 5i& for sale as condominiums or fee-simple dwelling where 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 existing internal roads, drives and streets in the Meijer Zone generally open for
use by the general public and aU internal roads, drives and streets in the Village Zone approved prior to the
enactment of this Ordinance.
OPEN SPACE, DESIGNED. Land areas, free of buildings, carefnlly 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, re5idnalland between buildings, but land areas which are integrated into an
overalJ site or neighborhood design. are accessible visually as weU as physically, and are functional for use by
people for gathering or play.
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OLD MERIDIAN DISTRICT
OUTSIDE 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-family dwellints with a minimal front and real' yards, and no
side yards. arranged side by side, separated by common wa1ls between living areas, each having more than one-
stoty.
4.0 GENERAL DEVELOPMENT STANDARDS. These general standards are provided to establish a consistent
format for development and redevelopment and shall be applicable throughout all zones in the District. unless
specific:al1y DOted in other areas of this ordina.nce.
4.1 ARCHITECTURAL DESIGN
A. All buildings shall be sited in a manner consistent with the adopted illustrative Plan (the Plan) for the
District. resolution no. CC-12'()6-99-Ol (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, entry, and height.
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 cotporate or franchise architecture.
D. Exterior materials shatl be durable and of high quality, such as brick. stone, or precast concrete panels.
(1) Highly reflective materials are prohibited.
(2) Concrete block is not allowed on the exterior.
(3) Non-durable materials such as thin layer synthetic stuooo products shall not be used within eight (8)
feet of the ground.
E. Building Fa~ shall have a defined base or foundation, a middle or modnlated wall, and a top formed by
an articulated cornice, appropriate to the building style. .
F. F~ constructed ofmore than one material sball 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 ~es ofbuildings located on comeT lots shall be of the same finish, materials, and
detailing.
H. Building entrances shall be de1iDed 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 and proportion of the
building. The number of panes, the way it opens. tbe trim around it and whether it is embellished with
shutters must be consistent with the architectural style of the strnctnre.
J. Fixed or retractable awnings are permitted iftbey 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 facade composition; and ate designed as an integral part oC the fa~e. Metal or
aluminum awnings are prolubited.
K. Pedestrian scale detailing is required 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 (Figures 9 and 26.)
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OLD MERIDIAN DISTRICT
L. Rooftop mechanical and telecommunication equipment shall be fully screened on all sides using parapets,
penthouse screens or other similar metbod and which are integrated into the overall buildiIJ,g design and
approved by the Commission.
M. Ground level mechanicall telecommunication equipment shall be screened ftom 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 5T ANDARDS.
A. All streets must accommodate on-street parking.
B. New streets must connect to existing or planned public streets. No private or intemal streets will be
acceptable in the District, excepting for permitted Open Drives that exist or have been approved prior to the
adoption of this ordinance.
C. Cul-de-sacs shall be prohibited.
D. Alleys shall not form the boundlU)' of a palk, square, or greenbelt unless a masonry wall, no 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. sidewalks, lighting and signage.
G. All streets and alleys in the District shall be dedicated to the Ci1y.
H. Street cuts along Old Meridian Street shall occur as shown on the PIan, resolution no. CC-12-06-99-Ql.
4.3 PEDESTRIAN CIRCULATION.
A. The installation of sidewalks shall be mandatory for all projects in all zones. per Figures 3-4
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 entrances or the street. Unless otherwise
noted in this ordinance, the minimum width for walkways sballbe eight (8) feet.
C. Walkways for buildings fronting on Old Meridian Street shall occur at intervals no less than one hundred-
fifty (ISO) 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 traffic.
F. Pedestrian trails indicated on the Plan (Exhibit C) must be ptovided as a public easement in approximately
the location shown on the Plan.
4.4 UGHTING.
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 MER1I>IAN DISTRICT
B. All exterior architectura~ display, decorative and sign lighting shall be generated from concealed, low level
fixtures.
C. The xnaxitnum 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 (1') feet
D. Parking area lighting and street lighting shall be of uniform design and materials.
E. Exterior lighting shall be architecturally integrated with the building style, material and color. Rooft(lp
lighting shall be prohibited.
F. Exterior lighting oftbe building or site sball be designed so that light is not directed o:lfthe 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 concrete, and curbed using poured-in.place concrete
curbing. Alternatives to poured.m-place curbing and paving surface may be approved by the Commission
when conflicts arise with tree preservation issues.
B. Parking aIeas shall be located at the rear or side ofbuildings, and screened from the sidewalk. by low walls,
low fences, or hedges.
C. Off-street parking 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, ifnecessary to meet minimum
requirements, parking areas may extend into an adjacent zone and shall be a permitted 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 cuts are allowed on Old Meridian Street, except as shown on the Plan, (Exhibit C).
F. Adjacent/adjoining parking lots shall be interconnected either by alley or internal driveway.
G. Bicycle parking shall be provided in non-residential zones, one space per 100 feet ofbuilding frontage.
4.6 LANDSCAPING AND FENCING
A. Shade trees shall be planted within the street right-of-way, parallel to each street, per the standards of the
City. Maximum spacing between trees shall be fifty (50) feet, and a minimum oftbirty (30) feet
B. Small maturing Dr ornamental trees. such as crab apple or ornamental pears shall not be planted within the
street right-of-way.
C. Parking areas shall be laDdscaped, as follows:
(1) A five-foot (5') wide planting strip shall be provided along the sides and rear of all parking areas. The
minintum planting shall include two (2) shade trees and twenty (20) shmbs 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 thereot:
(3) Shade trees shall be planted within paIking areas greater than 10,000 square feet. There shall be
plan1ecl one (1) shade tree and five (5) shrobs per evexy nine (9) spaces.
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OLD MERIDIAN DISTRICT
D. The design offencing, sound walls. CarpOrts, trash enclosures and similar site elements shall replicate the
architecture of the Principal building(s} in constnIction material and c1etailing.
E. Sites with existing trees or stands of trees shall protect and incorporate them into the overall site design.
The landscape plan II1I1&1 preserve not less than 50% of all trees that are:
(1) 6" DBB or larger. and
(2) loca1ed within the required yard/setback areas.
F. 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 lanc1scaping because of weather
conditions, the proPerlY 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 re1tlllining. uninstalled landscape material.
G. It shall be the responsibility of the owners and their agents to insure proper maintenan<;e 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.
H. No landscaping which has been approved by the Plan 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
specific site conditions.
I. The Director, or his duly appointed representatives, shall have the aulhority to visit any lot or parcel within
the Old Meridian District.
4.7 PRODUCTMATElUAL & REFUSE STORAGE
A Material or product storage shall occur within the Principal building or an Accessory building, unless
otherwise directed in other areas of this ordinance.
B. Any Accessory Building for 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 Building for storage or disposal of refuse shall:
(1) Accommodate waste and recyclable materials, and, if applicable, grease or other cooking refuse.
(2) Be architecturally compatlble with the Principal building and integrated into the overall site layout.
(3) Be approved by the Cotnmission.
4.11 PROmBlTED USES. The following uses shall be prohibited throughout the Old Meridian District.
A. Automobile. Trock, Boat, Mobile Home, Manufactured Housing or RV Sales.
B. Lumber or Brick Yard
C. Shooting Range or Gallery
D. Se)tU8Jly Oriented Businesses
E. Disposal of Radioactive Materials
F. Sanitary Landfill
G. Grain Elevator
H. Junk or Salvage Yard
1. Penal or Com:ctiona11nstitution
J. Restau1'ants with drlve--through service
K. Outside storage of products or materials
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OID 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 permitted. Sections 5.1 through S.7
provide design standards for within each development zones.
5.1 SINGLEFAMlLY ATIACHEDZONE(SFA)
A. Permitted Uses.
(1) AttachedDweI1ing
(2) Home occupation
(3) k<:essory Dwelling
B. All developed 1ancl shall 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. Condonrlnium projects may include commonly hetel property, which may be used for purposes in support
of residents, e.g. trash enclosnres, parking access (alleys), visitor parldng or open space.
D. Within each Jot, a separate living unit may be allowecl as an accessory use to the main unit. Household
employees or relatives of the main ocwpants of the single family home may occupy this Accessoxy
dwelling. This unit may not have a separate door visible from the street
E. Accessory 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, stairs 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 famiJyunits shall be a minimum oftwenty-two (22) feet and a ttJaximnm 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 accessory 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) Accessory buildings shall not face the streel
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~ of the hause 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 m brick or stOne and trimmed in
wood, stone, tile, precast concrete (no vinyl, aluminum or plywood siding shall be permitted)
(b) Windows must be framed in wood or alumimun-c.ladlvinyl-clad 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
<:oncrete. Exterior stair handrails and other stair details may be stone, precast concrete or
wrought iron. (Fig 10) Wood decking and handrails 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 bnilding
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 :fil~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 in the front, but may be on grade in the rear. (Fig 13) This is to create
visual privacy for windows on the street. and to create a rhythm of stoops.
(g) The foundation sho\lld be articulated in a different material than the main fa~. There may be
windows in the foundation wall whicb 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 yard of all buildings will be maintained with a groomed landscape of low
shrubs, ground cover, trees, flowers and/or grass.
(3) No parking of any vehicles wilt 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 no 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 me allowed in side and rear yards.
(7) Fences must be placed at least four feet from the reat property 1i1le.
(8) Chain link fencing is not allowed in this zone.
J. Signs. 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 an attached or detached enclosed garage.
(3) AU parking must be accessed from the rear of the lot
(4) No garage openings are anowed to face the publiC street.
5.2 MULTI-FAMILY HOUSING ZONE (MF)
A Permitted Uses.
(1) Apartments
(2) A1:.cessory Bnildings
(3) Uses related to the direct operation and exclusive use of the apartment or condominium project such
as management office, parking structure, laundry 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 pnblic purposes that serve the residents of the project, such as a Convenience Market
or bank A TM.
B. BuUding Height and Setbacks. and Construction Requirements.
(1) Building Height.
(a) Minimum: twcnty-eight (28) feet
(b) Maximum: fifty-five (5S) feet.
(e) 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) MaxinNm.: ten (to) feet, measured from right-of-way.
(e) A portion of the front wall of the building must be placed within the minimum and maximum
front setback lines.
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OLD MERIDIAN DISTRICT
(d) StoopS, stairs and bay windows may extend into the front setback up to four (4) feet.(Fig 6)
(3) Side Yard Setback.
(a) MiniDll1lIC distance between buildings shall be six (6) feet.
(b) No parking or driveways are a1lawe4 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 multi~fami1y project D1USt face a public street.
(2) On public streets. at least fifty-percent (50010) of the building 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 open courtyai'd or other recesses in the front of the building.
D. Architectaral Design.
(1) Design Intention. This zone is intended to foster urban style multi-family development in keeping
with the intention of the Comprehensive Plan. Various U1ban apartment types are appropriate.
(2) Buildings with continuous ~ades tl1at are sixty (60) feet or greater in width, sball be designed with
vertical offsets (projecting or recessed) not less than four (4) feet deep, and at intervals of not greater
than fifty (SO) feet (Fig IS)
(3) All sides or elevations of any building sbaU 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., columns, and other design elements appropriate to the architectural style
and details oftb.e 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 oftbe
building. All buildings must be accessible from both the front of the building and the parking
areas.
(c) Exteriorwalks, steps, stoops and paving must be masonry or stone pavers, or poured or precast
concrete.
(5) CourtyaJ'ds. 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 wood fences. or other approved material.
(b) Walls shall be constructed ofbrick or stone
(6) All upper level 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) square feet
(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 averall project. (Fig 17)
(3) No parking or driveways. or curb cuts are allowed in the front yar<1 setback of any building
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OLD MERlDIANDlSTRICt
5.3 VILLAGE ZONE (V)
A Pennitted Uses.
(1) The ground floor use of all Village buildings shall be no less than 70% commercial use, with the
remaining area exclusively used as service or lobby areas for the upper floors.
(2) Upper fiOOIS shall be used for apartments or condominiums. general office, health club or fitness
facilities, or any pennitted use described below.
(3) The following uses shall be permitted in the Village zone
(a) antique shop
(b) apparel shop
(e) appliance/electronics shop
(d) IUtImusic center
( e) art gallel)'
(f) automated teller machine (ATI4l
(g) bakery
(h) barber shop
(i) beauty shop
(j) bed & breakfast inn
(k) bicycle shop
(1) billiard parlor
(m) book store
(n) brewel)' or brew-pub
(0) business/commercial school
(P) care
(q) oamera shop
(r) carpet/rug store
(s) cbinalglassware shop
(t) churcb, temple, place of worship
(u) clinic or medical center
(v) coinlphilatelic store
(w) college or university
(x) computer repair/sales
(y) contractor shop, specialized
(z) copy/printing shop
(aa) craftlhobby shop
(bb) daynursery
(ce) delicatessen
(dd) dressmaking shop
(ee) drug store
(if) dry-cleaning establishment
(gg) Financial Institution
(hh) flower shop
(ii) food stand
(ij) furniture store
(kk) furrier shop
(11) garden shop
(rom.) gift shop
(nn) groceI)' store
(00) haberdasher}t
(Pp) hardware store
(qq) health club
(rr) home occupation
(ss) indoor theater
(tt) interior decorating shop
(uu) jewelty store
(vv) kindergarten
(ww) leatherlluggage shop
(xx) license bureau
(0) locksmithlkey shop
(zz) meat market
(asa) meetinglparty hall
-10-
OLD MERIDIAN DI8TR1CT
(bbb) music store
(ccc) news dealer
(ddd) nursinglretirementlconvalescent home
(eee) office supply store
(tll) optician/optical supply
(ggg) orthopedir/medical appliance sales
(hhh) paintlwallpaper store
(iii) performing arts studio
(ill) pet shop
(kkk) photographic studio
(Ill) picture framing shop
(mmm) post office or postal station
(onn) private clnb
(000) Professional Office
(ppp) real estate office
(qqq) recording studio
(m) religious/charitable institution
(sss) rental agency without outdoor storage
(ttt) restaurant (with or without outdoor seating)
(uuu) schools of the foIJowing types: art. culinary, dance. gymnastics, music,
(vvv) preschooI. tutoring for students if 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) tavemlnight club
(eeee) tobacco shop
(11ft) toy store
(gggg) travel service bureau
(hhhh) upholstery/drapery store
(4) No service, sales, rental, storage, or display of vehicles or construction equipment is allowed in this
zone except for public and employee parking associated with the allowed uses.
(5) Drive-through banJdng, including AlMs, is allowed in this district, if located in the rear of the site
(away from the street). No other drive~through fuci1ities 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 (55) feet
(2) Front Setback. The buildings must sit on the front property line except for minor recesses, up to five
(S) feet, for entrances and outdoor seating. (Fig 18)
(3) Side Yard Setback. There are no minimum side setbacks; however, walkways to rear parking must be
a minimum. of six (6) feet wide.
(4) Maximum Frontage.
(a) No single retail business may exceed fifty (SO) feet of frontage on Old Meridian Street, except
as noted in (b), below.
(b) There shall be allowed a maximum of two businesses that occupy up to one hundred fifty (150)
feet offtontage on Old Meridian Street
(e) 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
ofiSets as described in '(e)' below.
(d) Continuous fa~des more than fifty (SO) feet wide, shall be designed with vertical offsets at
intervals which evenly divide the fa~ade into halves, thirds, or quarters, etc., or shall be
designed at intervals not less than fifty (50) feet, whicltever 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 Ulustrative Plan.
(2) The primary entrance to aU 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-stoIY commercial storefront
types, whose characteristics include: ( Fig 20)
(a) A ground tloor with 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 Ihe ground floor are optional.
(d) All buildings, unless otherwise shown in the PIan. must face Old Meridian Street
(e) Buildings moo have retBil storefronts along the public street front of the first tloor of the
building. except for pedestrian entrances to parking areas or small entrance lobbies for upper
floors.
(t) Except as noted in (k) below, Principal Buildings must be at least two floors of occupiable
space. Each floor sball have windows on Old Meridian Street. (figure 20 & 24)
(g) The first floor and all other floors will have a coordinated composition. which will usually be
indicated by tbe alignment of upper :floor windows and other features with openings and
features of the first floor. .
(h) The fa~de 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 substantial visible part of the building.
(;) 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 f'a9ade.
(k) Up to 15% of the aggregate Old Meridian Street frontage in the Village Zone may be occupied
bybuildings with only one (I) 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 i.nto 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 sixty (60) percent of the total area of the first floor fa~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 comer lots shall be of the same materials and
similarly detailed.
(c) Exterior walks. steps, ramps and paving must be masomy or stone pavers, or poured or precast
concrete.
(d) 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 fa~de oftbe upper floors on any building which faces a public street shall be constructed of
brick, stucco, or other masonry 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 DI8TRJCT
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 Carmel. Section 25.7.02-13 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) Prohibited 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 blin1cin& 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. .
(8) Individual tenants should strive for a unique graphic image, rather than be required to confonn 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 fuI:Iill 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 di1ferent 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 aU those listed in Section 5.3, Vlllage Zone.
(2) Retail uses shall only be allowed on the first floor of a building.
(3) Rdail 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 shaD also be pennitted:
(a) medic.a1 services
(b) hospital
(e) fiunily or child advocacy center
(d) trainingfacility
(e) assisted 1iving and nursing homes
(I) hotel
(g) laboratory
(h) veterimuy clinic
(i) research faciJity
(5) Drlve-through banking is allowed in this district, but no other drive-through facilities are allowed
B. Building Height. Setback, and Construction 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-
___.L____
OLD MERIDIAN DISTRIct
(2) Front Setback.
(a) Minimum:
(b) Maximum:
(3) Building Footprints.
(a) Minimum:
(b) Maximum:
(4) Sideyard Setback.
(5) ReaIyard Setback.
ten (10) feet from all public streets, measured from the right-of-way;
twenty (20) feet
8,000 square feet
15,000 square feet.
four (4) feet
five (5) feet
C. Building Orientation.
(1) Every site that bas frontage on Old Meridian Street must have a building that fronts on Old Meridian
Street and occupies a minimum of 70% oftbat frontage.
(2) Additional buildings may be built in the rear of this property.
(3) Unless otherwise approved, seventy-fIVe percent (7SOIo) of aU buildings must face a public street
D. Architectural Design
(1) Design Intention: This area provides a more sedate character than the VIllage Zone. The character is
compact, with smaIl front lawns and good pedestrian connections along the street. Building sizes are
li:mited to provide a pedestrian scale. Building design shall contribute to the neighborhood scale
environment and 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, WOO14 or stucco.
(b) Every face of the building must have openings for windows.
(c) Large expanses of glass are allowed, but the building may not be c:onstrocted entirely of a metal
and glass curtain wall.
(d) Multi-family buildings in this zone must conform to aU the architectural requirements listed in
the Multi-family Zone (MF).
E. Signage.
(1) The provisions of the Carmel/Clay Sign Ordinance, Z-302 shall apply, except as noted below.
(a) Ground 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 tit within the horizontal and vertical elements of the building and may not obscure
details oithe building. (Fig 23)
(3) No sign may extend above the oornice line of the building.
F. Landscaping.
(1) The ftont yard setback will be landscaped with shade trees, low shrubs, planting beds and grass or
ground cover, as directed by the City.
(2) A1I.ematively, 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 surrounded by low shrubs or planting beds.
(3) On-site parking lots or structured 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
shrobs or low fences/walls up to four (4) feet high.
G. Parking Requirements.
(1) Parldng must be provided at the ratio of one (1) space for evet}' 600 square feet of leasable area.
(2) Some parking may be provided in shared or remote lots.
(3) Parking must be located in the rear or side of buildings. No parking is allowed in the ftont yard
setback.
5.5 OFFICE ZONE (0)
A. Pennitted Uses.
.14 -
OLD MERIOlANDISTRICT
(1) This zone will provide a mix of compatIble. non.residential uses, including:
(a) general office
(b) medical office
(e) medical services
(d) hospital
(e) training facility
(I) laboratoIY
(g) health club
(h) sports facility
(i) research facility
(j) veterinaIY 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) BuildingHeight
(a) Minimum: twenty-cight (28) feet. All buildings must have minimum of two (2) occupiable
floors.
(b) Maximum: fifty-five (SS) feet
(2) Front Setback.
(a) Minimum: twenty (20) feet from all public streets, measured from the right.of-way;
(b) Maxim.mn; twenty.five (25) feet
(3) Building Footprints.
(a) Minimum: 8,000 square feet.
(b) Maximnm: 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 oCCllpies a minimum of70% of that frontage.
(b) All buildings must front on a public street, except drive-through banks and accessoIY
stroctures.
C. Architectural Design
(1) Design Intention.
(a) The character is coxnpact. with small front lawns and good pedestrian connections along the
street Building sizes are limited to provide a pedestrian scale.
(b) Buildings should be designed to contribute to the neighborhood scale environment and to be
compatible with residential uses in nead>y multi.family and single-family attached zones.
(2) Materials.
(a) Buildings must be faced in brick and trimmed. in metal, stone, precast conaere, wood, or
stucco.
(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 Carme1/Clay Sign Ordinance, Z-302 shall apply, except as noted below:
.15 -
1-
OLD MERIDIAN DISTRICT
(2) Ground signs shall not be taller than four (4) feet, nor have a Sign Face that exceeds twenty-four (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) Parking must be provided at the ratio of one (1) space for every 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 of worship, civic or
recreational buildings or libraries. These are special places where it is appropriate and necessary for distinctive
buildirigs to be placed. AlloWed uses include:
A. Pennitted 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) mortuary or:funeral home
(8) community center
(9) library
(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 fulfill 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 pointfor 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 not be allowed in any area within seventy (70) feet ofth.e traffic romuiabout 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 ~or boulevard.
thirty-five (3 S) feet.
fifty-five (55) feet, excluding towelS 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, monumental, and unique.
-16-
OLD MERIDIAN DISTRICT
(Z) Materials.
(a) Buildings must be constructed of brick or stone and trimmed in 'WOOd, stone, tile, precast
concrete or other similar material, consistent with an important site in the city, approved by the
Commission.
(b) Metal or prefabricated buildings are not allowed.
(c) Paving for paiking and drives must be concrete or asphalt
(d) Paving for walkways may also be brick or stone pavers or other decorative paving.
E. Parking Requirements
(1) The parking requirements ~ each use will be delennined at the time of Development Plan review.
For some facilities it is expected that parking may be shared, for example. office uses sharing with.
religions facilities or civic uses.
(2) Parking is not allowed in any roundabout or boulevard setback areas.
5.7 MEIJERZQNE
A. Permitted Use. The primazy use of the Meijer Zone shall be retail or office uses. All uses allowed in Village
Zone above are allowed, without restriction for ground or second floor. Additional uses inClude: .
(1) Not more than one (1) freestanding Convenience Store may be constructed in this zone.
(2) Not more than 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 feet allowed.
(3) No repair and/or maintenance of motor vehicles shall be allowed in the Meijer Zone.
B. Construction Requirements, Height and Setbacks
(1) Building Height
(a) Minimum: twenty-fiWJi~) f~
(b) Maximum: fifty-five (55) feet.
(2) Front Setback.
(a) The minimum setback from Pennsylvania and Cannel Drive, for all uses except Convenience
Stores, is tbirty-five (35) feet.
(b) The minimum setback from streets in the Old Meridian District is twen~~.).~~
(c) The minimum setback for Convenience Stores from Pennsylvania Street shall be ninet:yt{9U} ~
(3) Side and Rear Setbacks:l::Qve(~lf~
(4) Building Orientation.
(a) AIl buildings, except Convenience Stores, shall face a public street or a publicly accessible drive
("drive") which directly connects through existing clUb cuts to Old Meridian Street
(b) All primaly ret-1iil entrances must be located immediately adjacent to such a street or drive.
(c) Buildings shall be separated from drives by a sidewalk with a minimum width of eighD' Ieet.tJ
(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
(1) Design Intention.
(a) This zone is intended to support urban or village-like 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 required 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 6'in width), landScaping and other pedestrian detailing to
enhance the pedestrian environment in the front of t~ building, and may include the
provision of additional window Idoor openings into the Meijer building, and/or
llL Designed Open Space.
(2) Building type.
(a)tll~U :01lW1t11J!S:in11SthaVC retail $tO_oilts' 11l0nr'(he PliPijc ~ orOPenlDrivf!~
-17 -
OLD MERIDIAN DISTRICT
(b) 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. ~
(c) The favade should have a flat front. with reliei"lrovided by windows and surrounds, storefronts.
doors. and features~~~~;'COUfSiiil. pilasters and lintels.
(d) All buildings will have an 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 vary from this model and greater leeway is allowed in its
composition, however, its materials must be coordinated with the front ~ade. If the facade of a
building is longer than fifty (50) feet. it must be des' to break the visua1length with
material variation. offsets or other fonnal devices. en
~fo,JC)QJC;ij.ke~Ys~;~'.'~
(3) Constroction Materials.
(a) The first floor is composed of storefronts 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, wood, tile, and panelized
composites.
(c) Except for the Convenience Store, at least 60% of the total area of the :first floor fa~e (up
to the line of the sec:ondfloor elevation. if applicable) must be transparent vision glass.
(Fig 21)
(d) Exterior walks, steps. ramps and paving must be masomy or stone pavers, or poured or precast
concrete.
(e) The building materlals used on the existing Meijer store shall be permitted for renovations, or
~ions of the existing Meijer building.
(f) 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 be affixed to the buildi .
. ,,' "'j;fi I ...r." " '" " re' ~ except when light
standards abut or fall within ninety (90) feet of residential zones, e maximum height shall be twenty
(20) feet.
E. Signage.
(1) Unless specified as exempt or prohibited signage, or otheIWise noted below, the Sign Ordinance
regulations pertaining to Old Town Carmel, Section 25.7.02-13 shall apply to the Meijer Zone.
(2) Exempt signs: All signs designated as exempt in Section 25.7.01-3 of the Sign Ordinance, Ordinance
Z-302.
(3) Prohibited signs: The provisions in Section 25.07.01-4 shall apply. Signs which contain blinking,
pulsing, those with moving components are also prohibited.
(4) Wall signs must fit within the horizontal and vertical elements of the building and not obscure details
of the building. (Fig 23) No sign shall be allowed to extend above the cornice line of the building.
(5) Two monument signs no larger 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,
(6)
.e~p'~' ,
". "h'...;,
1Ji(l);cand'. .
F. Parking and Loading Requirements.
(1) Parking shall be provided at the ratio of one (1) space for evexy 400 square feet of gross area in the
building. ,
(2) On-street parking may not be used to fulfill parking requirements.
-18 -
OLD MERIDIAN DISTRICT
(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 ~
~~~~w~~~ i
(5) Additional cmb cuts are not allowed on Old Meridian Street. \
(6) Ac:c:ess to loading areas shall not be allowed from the boulevard street (a.k.a. Grand Boulevard). \~\\"
(7) Screened loading areas shall be provided for all retail businesses at the rear of the building.
G. Prior Zoning Commitments for the Meijer Paroel.
(1) The real estate descn"bed 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 January 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 permi~ uses for the Meijer Zone and the Vlllage Zone.
6.0 MODMCATIONS
6.1 The Commission may, after a public hearing, grant an applicant a waiver of any of the dimensional and
quantitative standards of this 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 must not adversely affect
emergency vehicle access or deprive adjoining uoncommercial 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
purposes of this Chapter. This paragraph does not atfect the right of an applicant under Indiana law to petition
the Board for a variance from development standards, as provided in IC 36-7-4-918.5 and the Canuel/Clay
Zoning Ordinance.
7.0 APPliCATION PROCEDURE
7.1 To insure the compatibility of the proposed use 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 necessary.
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 the project site and adjoining properties
F. Building plans and elevations, drawn to scale
G. Dminage and erosion control plan, drawn to scale
H. Landscape Plan, drawn to scale
-19 -
__un __un -__ _ ____ _n _-.1_ ___ _ __n____u_
OLD 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 determining whether the
application is complete and in technical compliance with all applicable ormnllnr.es.laws and. regulations.
B. If the materials submitted by the applicant are not complete or do not comply with the necessazy 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 so.cceeding 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. W'rthin 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 shall1iJe for each Commission member a copy of the ADLS plan and supporting documents
and/or materials required.
7.S Once approved by the Plan Commission, the architectural design, lighting, landscaping and signage shall not
be materially altered or substantially altered without the prior approval of the Commission
-20-
EXHIBIT 'A'
Commencing at the point of intersection of the centerline of Guilford Road and the oenterline
of Old Meridian Street found on Map No. 09-36.00, and extending southwesterly along the
center~ of Old Meridian Street approximately 365 feet.
Thence west, following the south property line of parcels 1709250000001002 and
1709260000003001 (8t Vmcent Hospital & Health), approximately 2550 feet.
Thence south along the western bounc1ary of parcel no. 1709260000007000 approximately 600
feet.
Thence southwesterly, following a c:nrve 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 13 lit Street (Main Street) to the point of intersection
with the west boundary ofparceI1609260oo0001001, approximately 200 feet
Thence south a distance of 33 feet to the point of intersection of the south right-of-way of 131 n
Street (Main Street) and the east right-of-way line of Pennsylvania Street
Thence south. following the eastern right-of-way line of Pennsylvania Street, to it's point of
intersection with the southern property line of parcell7Q9350000024000 (JaM Kirk),
approximately 4060 feel
Thence east, following the southern property line of parcel 1709350000024000 (Kirk),
approximately 1320 feet.
Thence north, fallowing the east property line of parcels 1709350000024000,
1709350000025000, 1709350000026000,1709350000027000, and 1609260000029001,
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 centerline 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 boundaJy line ofparcels 1609250??oo19000,
16092S000OO19001, and 1609250000019000 (Cannel Clay Schools) approximately 1485 feet.
Thence east, following the north boundary line ofpa.r<:el16092S0000019oo0 (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 or less.
OlD MERIDlAN DISTRICT
- 21 -
Exhibit B .. ZONE MAP
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EXHffiIT 'C'
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OlD MERIDIAN DIBTRICT
~
P ASSED?f 1he COllUlJOlj.Counoil of1he City of Canuel, Indiana Ibis ~ ~ of ~ 2000,
by a vote of T ayes and ~ nays.
,.1 cA'
N.L. Rundle. Presi
~~
Robert B~
Presented by me to the Mayor of the City of Carmel, Tndlan~. this
2000, at _ o'clock.
Diana L. Cordray, Clerk-Treasurer
day of
Approved by nte. Mayor of the City of Carmel, Indiana, this _ day of
James Brainard. Mayor
ATTEST:
Diana L. Cordray, Clerk-Treas11l'et
,2000.
. -24-