HomeMy WebLinkAboutDept Report 02-19-02
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CARMEL/CLAY PLAN COMMISSION
DEPARTMENT REPORT
February 19, 2001
2i. Docket No. 96-01 Z; Old Town Overlay District
Petitioner seeks a favorable recommendation for the establishment ofthe Old Town
Overlay District. The area affected is commonly known as Old Town.
Filed by the Department of Community Services for the Old Town Task Force.
The Special Studies Committee returns the above item to the full Plan Commission with a
unanimous favorable recommendation.
The Department recommends that the Plan Commission forward this Ordinance to the
City Council with a favorable recommendation.
Background Information:
The Public Hearing for this item was in November. The Special Studies Committee reviewed the
item at the December 4th meeting and continued it to the January 8th and February 5th meeting
dates.
Recognizing the unique character of Old Town Carmel, the proposed Old Town Overlay Zone
was developed to provide for consistent and coordinated treatment of the properties in that area
(see map of area in packets distributed prior to public hearing). These areas include the Historic
Rangeline Road sub-area, Main Street sub-area and character sub-areas that are primarily
residential in use and character. The ordinance has been crafted in order to establish basic
standards to promote the characteristics found in the existing structures, landscaping, and other
improvements that make Old Town unique. This is the overarching focus. If it were not
believed that the quality and character of this area was worth protecting, then there would be no
need to have spent the time, money and effort involved in the preparation of the plan. Today is
only the beginning ofthe process. After review and improvement by the Plan Commission, the
plan will be forwarded to the City Council for ultimate review and action. The Department and
Task Force have embarked on this process in order to protect and enhance this area ofthe
community. The plan now rests in the hands ofthe Plan Commission in order to determine ifthe
standards set forth are adequate and appropriate to serve the community and where there are
deficiencies to suggest improvement.
The basic tenants of the Overlay are consistent with policies and guidelines adopted in the 2020
Vision Plan, the Comprehensive Plan for Carmel and Clay Township. Similar modifications to
the ordinance have been made within the older parts of the community including the City Center
Zones and Old Meridian Zone. These efforts, as evidenced by their recent positive results, have
brought predictability and stability to the areas fostering quality investment in the community.
Likewise, the overlay is a concept not new to Carmel as evidenced by the US 31, US 431, and
Michigan Road Corridor Overlays. All of the overlays are uniquely suited to the subject areas
but all strive to serve the purpose of enhancing the quality and character of the built environment
in the community.
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The proposed Old Town Overlay Zone seeks to accomplish the following:
* Foster rehabilitation and development in Old Town
* Increase property values in Old Town
* Protect real estate investment in Old Town
* Retain Old Town neighborhood vitality
* Spur commercial activity in Old Town
* Attract new businesses to Old Town
Where the Overlay does not change the underlying zoning it establishes standards for a
more consistent approach to the design ofthe areas. Please see the Task Force Summary
included in your packets for a more detailed description of this process and the issues that arose.
Focus should be given to the supporting materials, specifically the current vs. proposed zoning
comparison and buildable area comparison. This may serve as a starting point for discussion
relating to how the proposed plan will direct future improvements on individual properties.
Comments / concerns raised at the public hearing included and are not limited to the following:
1. What the impact will be on existing, legal, non-conforming uses and structures
2. Statement that Carmel cannot change requirements without owners consent
3. Concern that property value will decline
4. Unreasonable parking regulations
5. Concern about roof standards, additions to buildings, detached garages
6. Concern that only one person, Director, would review
7. Perception that this was effort to establish covenants for neighborhood.
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Old Town District
Zoning Overlay District Ordinance Draft
February 7,2002 Approved by Special Studies
I. Purpose and Intent of Old Town Overlay District
It is the purpose of the Old Town District (referred to in this Section ##A as the "District") to promote and
protect the puofic health, safety, comfort, convenience and general welfare by providing for consistent and
coordinated treatment of the properties in the designated Old Town District in Clay Township, Hamilton County,
Indiana. The Commission and Council, in establishing this overlay zone, are relying on IC 36-7-4-600 et seq.
and IC 36-7-4-1400 et seq. The Overlay Zone establishes regulations in addition to the zoning. In the case of
conflicts between this Overlay Zone District Ordinance and the Zoning Code, the provisions of this Ordinance
will prevail.
Old Town is an important historical commercial and residential area to the City of Carmel and Clay Township.
In order to protect this important area, this Overlay Zone has been developed to provide for consistent and
coordinated treatment of the properties in Old Town by establishing basic standards for structures, landscaping
and other improvements.
Further, this Overlay Zone seeks to:
* Foster rehabilitation and development in Old Town
* Increase property values in Old Town
* Protect real estate investment in Old Town
* Retain Old Town neighborhood vitality
* Spur commercial activity in Old Town
* Attract new businesses to Old Town.
Within the-old Town District there are different parts and characteristics, therefore, the district is divided into
three Sub-Areas: a Character Sub-Area, a Historic Range Line Road Sub-Area, and Main Street Sub-Area. Each
Sub-Area will have separate guidelines that apply to it.
I. Old Town District Boundaries
The boundaries of the Old Town District. Beginning at the center line of Smokey Row Road (136th
Street) at the intersection of the Monon Trail; east to the rear lot line of properties on the west side of
Range Line Road; south 100 feet to the southern property line ofthe comer property, east to the rear
property line of the NWcorner property of Range Line Road and 136th St, north to the centerline of
136lh street, east to the rear property line of properties on the east side of 1 st Ave. NE, south to 7th St.
NE, ; east to the rear property line of properties on the east side of 2nd Ave NE; south to 3rd St. NE;
east to 3 rd Ave NE; south to 1 st St. NE, east to 4th Ave NE, south crossing over Main Street to the rear
lot line of properties on the north side of Carmel View Drive; west to the rear lot line of properties on
1 Sl Avenue SE, south to 4th Street SE, west to the alley between 1st Ave SE and Range Line Road; north
to 1st St. SE; westto 2nd Ave SW; south to 2nd St SW; westto ; north to 1stNW;
east to the Monon Trail; and north to the beginning. Boundaries are further described by the map in
Figure 1. Within the District, land is further subdivided into Sub-Areas, which describe different land
use and design guidelines. The boundaries of the Sub-Areas are hereby established as shown on the
Sub-Area Map (Figure 2).
II. Application of Guidelines of the Overlay District
A. Buildings covered by the Guidelines
Any alteration, addition or new construction within the Old Town District that requires a
building permit must be reviewed for conformance with these guidelines. Wherever there
exists a C-2/0Id Town District within the Old Town Overlay District, the development
standards and procedures of the C-2/0Id Town District shall govern.
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B. Contributing buildings and Non-contributing buildings
1. Definition.
a) Contributing buildings are those that have certain characteristics that are in
keeping with historical construction in the Old Town District.
b) Non-contributing buildings, usually built later, do not have many of these
characteristics. The aim of the guidelines is to preserve or create contributing
characteristics where it is possible to do so.
2. Application of guidelines. Some of the guidelines are directed only at contributing
buildings and are not applicable to non-contributing buildings. Figure 3 designates the
contributing and non-contributing buildings. Such designation may be reviewed and
revised at any time by the Director, using the criteria established in III.C.
3. New construction. New buildings must be built with the characteristics of
contributing buildings, except for accessory buildings added to a property where the
primary building is non-contributing.
4. Reconstruction. Redevelopment or reconstruction of a property where the existing
building has been demolished will be considered new construction, regardless of the
classification of buildings previously existing on that site, except as provided in
II.B.5.
5. Where a building has been demolished due to fire or other accident or disaster that is
customarily covered by insurance, the owner may reconstruct the property in
accordance with these guidelines, or, in substantially the same design as existed prior
to the accident.
C. Characteristics of contributing buildings
Buildings shall be considered "contributing", regardless of age, if they were originally built
with all of the following characteristics, or if they have been altered to conform with these
characteristics:
1. The following are characteristic of contributing buildings in the Character Sub-Area
and the Historic Range Line Road Sub-Area:
a) Small lots and small size houses, compared to Carmel's later subdivisions.
b) Narrow house fronts compared to length.
c) Hip or gabled roofs.
d) Wood clapboard materials and wood or brick details.
e) Narrow, rectangular wood windows.
f) Detached garages in the rear of the property.
g) Consistent setbacks from the street and narrow side yards.
h) Front porches (optional).
2. The following are characteristic elements of buildings in the Main Street Sub-Area:
a) Retail uses on the ground floor.
b) Transparent storefront glass for most ofthe length of the frontage.
c) Little or no setback from the sidewalk or ROW line.
d) Orientation and front door opens toward Main Street.
e) Parking in the rear or sides of building, not in the front.
f) Pedestrian scale details and variety in the signs, awnings, and storefronts.
g) Buildings at least two stories tall.
h) Walls faced in brick or wood, not concrete block or metal.
m. Guidelines
A. Historic Range Line Road Sub-Area
The Historic Range Line Road Sub-Area encompasses the houses and businesses north of
Main Street along Range Line Road. These buildings are generally larger than the others in the
Old Town area and are more architecturally distinctive. In addition, their high visibility
contributes greatly to the sense of Old Town as an historic area. .
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1. Renovations.and Additions to All Existing Buildings
The following guidelines shall be applicable to all exterior renovations and additions
to existing buildings in the Historic Range Line Road Sub-Area, regardless of whether
the building is contributing or non-contributing.
a) Lot dimensions and coverage
i) Existing lot dimensions as originally platted shall be acceptable.
ii) Minimum lot width shall be 50 feet for single family and 60 feet for
all other uses.
iii) The maximum lot coverage shall be 45% of the area of the lot for
single family uses and 70% of the area of the lot for all other uses.
iv) No lot may be created by subdivision or by joining which is greater
than 90 feet in width.
b) Setbacks
i) Additions, except for open-air porches, may not be added to the
front of the building except where the building is set back more than 20 feet
from the setback line of its nearest two neighbors.
ii) A comer lot for a residential use is presumed to have a front yard
setback on both streets that it faces. For a non-residential use, the front yard
shall be Range Line Road (if the property is located on Range Line Road) or
the street with the greatest traffic.
iii) Side and rear yard setbacks shall be a minimum of 5' from the
property line.
c) Materials. Additions and alterations to the exterior will use materials
consistent with those found on the building when it was originally built.
d) Roof. Alterations that reduce the roof pitch of an existing building more than
5 degrees are not allowed. Additions may have a shed, gable, or hip roof.
Porch additions may have a flat roof.
e) Garages.
----------------- ----- -- -Y --Allnew--8arages-Dlustbe-either__ ---- ------_ ______ _ ___ ___
(a) Detached buildings that are sited at least five (5) feet behind the
principal building, or
(b) Attached to the principal building so that the front face of the
garage is at least 15 feet further from the front lot linethan the front
line of the principle building. New attached garages on comer lots
should be oriented to the side street, rather than to Range Line
Road.
ii) New detached or attached garages and other accessory buildings
should use exterior materials similar to the principal building.
iii) Covered walkways attaching the garage to the principal building are
allowed.
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t) Landscape and Lighting.
i) A paved walkway from the porch or front door to the front sidewalk
is required.
H) The remaining front yard of all buildings will be maintained with a
groomed landscape of low shrubs, ground cover, trees, flowers
and/or grass.
Hi) Exterior lighting is restricted to lamps mounted on the building,
seven-foot maximum-height pole-mounted decorative lights, and
low-wattage landscape lighting.
iv) Fences greater than 36" tall are not allowed in the front yard of the
property.
v) Chain link material is prohibited forward of the front line of the
principal building.
vi) Dumpsters and trash receptacles must be screened from view.
g) Signs. Signage, where allowed, shall abide by the City of Carmel and Clay
- Township Zoning Ordinance specified in Section 25.7.02-13.
h) i Parking and driveways
: i) Parking is not allowed in the front yard of any property, except on a
driveway leading to the garage.
! ii) Driveways leading to the garage may not be wider than 12 feet,
except within 30 feet of the front of the garage, where the driveway
may be up to 24 feet wide.
, Hi) Parking spaces required to be provided under the zoning ordinance
may be reduced by up to 50% in order to accommodate difficult site
conditions such as limited access, small lots, and/or existing mature
trees.
iv) New curb cuts on Range Line Road will not be permitted unless
there is no alternative access from a side street.
2. Additional Guidelines for Alterations & Additions to Contributing Buildings in
the Historic Range Line Road Sub-Area
._ ____________________AltemtiOD.8.JUlQadditions.l.Qexisting,.contributing.huildingsinihe.Histor-ic-Rang-e--------- ---
Line Road Sub-Area shall be guided by the following:
a)
Demolition. No contributing building, or any part of it, may be demolished
in this district without the consent of the Director. The Director shall only
consider the following when determining whether a building or any part of it
may be demolished:
i) Structural conditions pose an imminent safety hazard.
ii) An advanced state of dilapidation or fire damage would make it
unfeasible to repair the building for any reasonable economic use.
Hi) The particular financial situation of the current owner or the current
owner's desired use for the property shall not be considered as
factors in determining consent for demolition.
b)
Building Use. Notwithstanding uses otherwise allowed by zoning, uses that
require substantial alteration or additions to the exterior of a contributing
building in order to accommodate the functional requirements will not be
allowed.
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c)
Materials
i) Details such as porch railings, trim boards, fascia boards, and
comices may not be removed from the building.
H) Original materials of the building will be repaired rather than
replaced, when possible.
iii) When original materials, windows, doors, siding, railings, and other
details cannot be repaired, they may only be replaced with
architecturally correct materials that simulate the look, details and
dimensions of the original. Substitute materials (vinyl, aluminum,
concrete plank,e.g.) must meet these standards in order to be
acceptable.
d) Alterations
i) Alterations to the interior of the historic building are allowed if the
exterior of the building is not changed.
H) No alterations are allowed that permanently change the massing,
character, window placement or details of the exterior of the
original building.
Hi) Previous additions or alterations to the building that detract from or
conceal the character of the building may be removed and the
building restored to a previous condition. In this process, no
attempt should be made to add "historic" features (e.g., bay
windows or gingerbread trim) not actually a part of the original
building.
e) Additions
i) Additions are allowed only in the rear of the building.
H) Additions may not be taller or wider than the existing building.
iii) Additions must be designed to complement, but not mimic, the
historic architecture.
iv) Additions must be built in such a way that they can be removed in
the future without damage to the original building.
3. New Construction
The following guidelines apply to all new buildings built within the boundaries of the
Historic Range Line Road.
b)
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a)
Building Mass.
i) Buildings are to be oriented parallel and perpendicular to the street.
ii) Buildings will generally be longer than they are wide, with the
narrow dimension facing the street. Building widths may not exceed
45 feet, except where the lot is greater than 80 feet in width, in
which case the building may be up to 55 feet wide.
Setbacks
i) New buildings must follow the dominant or average front yard set-
back dimension of existing buildings on the same block and on the
same side ofthe street, with a variation of up to three feet allowed.
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c) Materials.
i) All sides ofthe main and accessory buildings must be clad in wood,
brick, stone, or high-quality vinyl siding. The same material must
be used on all sides of the building.
ii) New detached garages and other accessory buildings should use
exterior materials similar to the principal building.
iii) Windows and trim must be framed in wood or vinyl-clad wood.
iv) Visible aluminum storm windows or doors are not allowed.
v) Chimneys are to be brick.
vi) Exterior guardrails, handrails and other stair details may be wood or
wrought iron.
vii) Roofs are to be asphalt, wood or slate shingles.
viii) Foundations must be split-face block, stone veneer or poured in
place concrete.
d) Windows, Doors.
i) Vertical, rectangular double-hung or casement windows are
required. These may be used in multiple sets to create larger
expanses of window area.
ii) Plate-glass picture windows, strip windows and arched windows are
not allowed on the front facade.
iii) Special windows are allowed (ovals, hexagon, etc.) as accents.
e)
Roof
i)
ii)
The roof of the principal building and accessory buildings shall be
gabled, multi-gabled, or hipped, with a minimum pitch of 8: 12.
A roof over a porch or bay window may be flat or pitched.
f) Porches.
i) Covered porches facing the street on the first or upper floor of the
structure are strongly encouraged but not required.
ii) Uncovered decks are not allowed in the front yard.
g) Building Height.
i) Minimum: 13 feet to the midpoint of the cornice and the ridgeline.
ii) Maximum: 30 feet to the midpoint of the cornice and the ridgeline,
except as provided in 7(c).
iii) Buildings may not exceed the height of the tallest dimension of the
nearest two contributing buildings by more than 7 feet.
B. Main Street District
Main Street west of Range Line Road is a relatively intact example of street front retail. The
emphasis is on encouraging new construction and renovations that conform to the desired
character and prohibiting changes that do not conform to the existing character.
This Sub-Area will be focal point of pedestrian commercial activity in the Old Town District.
All new construction, and alterations and additions to new buildings, will follow these
guidelines:
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5.
6.
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1.
Use. The underlying zoning in this district will prevail regarding permitted land uses,
with the following exceptions:
a) Only those uses allowed in B-1 zoning districts will be allowed on the
ground floor in areas that are designated as 1-1 zones;
b) No drive-through or drive-up facilities are allowed for any use, including
automotive, banking, or food sales.
c) Multi-family residential uses will be specifically allowed and encouraged on
the upper floors of all buildings.
2.
Building mass.
a) New buildings and renovations shall follow the general massing of a "Main
Streef' commercial block, i.e., a rectangular building with a flat or slightly
sloped roof, oriented perpendicular to the street.
b) Building height is limited to three floors.
c) 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.
3.
Materials
a) The first floor and upper floors may be composed of different materials. The
fa~ade of the upper floors on any building that faces a public street may be
constructed of wood siding, brick, stucco, or other masonry units, and
trimmed in stone, contrasting brick, wood, or precast concrete.
b) The first floor of a new or renovated building must be composed of
storefronts, which may be inserted into a masonry, wood, stone or concrete
panel frame which is coordinated with the upper floor. Storefronts will be a
lightweight material such as aluminum, glass, wood, tile, and panelized
composites.
c) The materials in the rear of the building must be coordinated with the front
fa~ade, although they may be different.
d) On the front fa~ade, at least 60% of the total area of the first floor (up to the
line of the second floor) must be transparent vision glass.
e) Front and side fa~ades of buildings located on corner lots shall be of the
same materials and similarly detailed.
f) Exterior walks, steps, ramps and paving must be masonry or stone pavers, or
poured or precast concrete.
4.
Windows, Doors.
a) A separate entrance facing a public street shall be provided to the upper
floors ofa building if the use differs from the one on the ground floor.
b) Each floor shall have windows.
Roof. Roofs must have a pitch of less than 3/12 and will not be a substantially visible
part ofthe building.
Alterations and additions. Existing buildings may be substantially modified to
conform to these guidelines, except for designated historic structures.
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7.
Details.
a)
b)
Cornices and other details of existing buildings may not be removed.
The fac;ade should have a flat front, with relief provided by minor bays,
windows and window trim, storefronts, recessed doors, and features such as
special brick coursing, pilasters and lintels.
All new buildings will have an articulated cornice at the top of the fac;ade
wall.
c)
8.
Setbacks.
a) Front setback. The buildings must sit on the front property line except for
minor recesses for entrances and outdoor seating/dining.
b) Side setback. There are no minimum side setbacks; however, mid-block
pedestrian access to rear parking must be a minimum of six (6) feet wide.
9.
Entrances.
a) The principal entrance to all retail areas must face the public street.
b) Additional entrances may face the side of the building.
c) No rear entrances are allowed except for residential or office uses,
emergency exits, employees, loading and trash removal.
10.
Storefronts shall be internally illuminated with spots or other incandescent lighting, so
as to prominently, and attractively display the business or its products. Exterior
lighting may be affixed to the building.
11.
Permanents signs, awnings and murals.
a) Maximum sign area: First floor occupants are allowed a total of one and a
half (1.5) square feet of sign for each linear foot of street frontage, except
that no single sign may exceed thirty-two (32) square feet in area.
b) Freestanding permanent signs are not allowed.
c) Building signs must fit within the horizontal and vertical elements of the
building and may not obscure details of the building.
d) Signs may be perpendicular or flat-mounted, including separately mounted
letters. Perpendicular signs may not extend more than five feet from the face
of the building.
e) No sign may extend above the cornice line of the building.
f) Allowable signs may also be painted in graphics in storefront or upper floor
windows. Signs may also be imprinted on awnings. Signs may also be
painted on the sides of buildings (see l1.j) below). All such signs will be
included in the calculations for maximum sign area.
g) Retractable or fixed fabric awnings are allowed, but these must fit within the
storefront glass area and may not obscure details of the building. Awnings
may only be supported with building-mounted hardware.
h) Individual tenants should strive for a unique graphic image, rather than be
required to conform to a single graphic style for the whole building.
i) Portable signs or displays of merchandise within the street right-of-way,
sidewalk or the front setback of the building will not be allowed.
j) Graphics painted on the sides of buildings that are essentially commercial in
character or describe activities in the adjacent building will be considered
"signs". Graphics painted on the sides of buildings are otherwise allowed but
must be reviewed for conformance with this regulation.
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Parking and Loading Requirements.
a) Parking lots shall be located in the rear of the building only.
b) Parking shall be provided at the ratio of one space for every 1200 square feet
of gross area in the building. Where the total lot area is less than 3000 square
feet, the owner shall be exempt from parking requirements.
c) On street parking may not be used to fulfill parking requirements, however, a
reasonable share of a public lot may be assumed to fulfill these requirements.
d) Parking may be provided on-site or in a convenient remote lot not more than
400 feet from the property.
e) Parking requirements may be reduced if businesses with substantially
different peak hour requirements agree to share parking. A petition must be
filed with the application indicating the terms of agreement of parties to a
shared parking arrangement.
f) No new curb cuts are allowed on Main Street, and no parking lots or loading
areas may front on Main Street.
g) Screened loading and trash areas shall be provided for all businesses at the
rear of the building.
C. Character Sub-Area
Character Sub-Areas consist of the bulk of the residential areas in the Old Town district both
east and west of Range Line Road, and both residential and commercial properties facing
Range Line Road in the north end of the District There are many different styles of
architecture in this area; however, the consistency and character of the neighborhood is worth
protecting. The intent of these guidelines is to preserve the character of the neighborhood by
preserving certain building and siting characteristics, without requiring that specific buildings
or building elements be preserved.
1. Renovations and Additions to Existing Buildings
The following guidelines shall be applicable to all exterior renovations and additions
to existing buildings in the Character Sub-Area, regardless of whether the building is
contributing or non-contributing.
Draft 4.2 February 7, 2002
a)
Lot dimensions and coverages
i) Existing lot dimensions as originally platted shall be acceptable.
ii) Minimum lot width shall be 50 feet for single family and 60 feet for
all other uses.
iii) The maximum lot coverage shall be 45% of the area of the lot for
single family uses and 70% of the area of the lot for all other uses.
iv) No lot may be created by subdivision or by joining which is greater
than 90 feet in width.
b)
Setbacks
i) Additions, except for open-air porches, may not be added to the
front of the building except where the building is set back more
than 20 feet from the setback line of its nearest two neighbors.
ii) A comer lot for a residential use is presumed to have a front yard
setback on both streets that it faces. For a non-residential use, the
front yard shall be Range Line Road (if the property is located on
Range Line Road) or the street with the greatest traffic.
iii) Side and rear yard setbacks shall be a minimum of 5' :from the
property line.
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c) Materials.
i) Additions and alterations to the exterior must be clad in wood,
brick, concrete plank or high quality vinyl siding.
ii) Materials of additions and alterations should be consistent with the
materials in the principal building
d) Roof. Alterations that reduce the roof pitch of an existing building more than
5 degrees are not allowed. Additions may have a shed, gable, or hip roof..
Porch additions may have a flat roof.
e) Garages.
i) All new garages must be either
a. Detached buildings that are sited at least five (5) feet behind the
principal building, or
b. Attached to the principal building so that the front face of the
garage is at least 15 feet further from the front lot linethan the
primary front line of the principal building. New attached
garages on comer lots should be oriented to the side street,
rather than to Range Line Road.
ii) New detached or attached garages and other accessory buildings
should use exterior materials similar to the principal building.
iii) Covered walkways attaching the garage to the main building are
allowed.
f) Landscape and Lighting.
i) A paved walkway from the porch or front door to the front sidewalk
is required.
ii) The remaining front yard of all buildings will be maintained with a
groomedlandscape oflow shrubs, ground cover, trees, flowers
and/or grass.
iii) Exterior lighting is restricted to lamps mounted on the building,
seven-foot maximum-height pole-mounted decorative lights, and
low-wattage landscape lighting.
iv) Fences greater than 36" tall are not allowed forward of the front line
of the principal building.
v) Vinyl covered Chain link material is allowed in the front yard
except on those properties which front on Range Line Road. For
properties fronting on Range Line Road, Chain Link material is
prohibited forward of the front line of the principal building.
vi) Dumpsters and trash receptacle must be screened from view.
g)
Signs. Signage, where allowed, shall abide by the City of Carmel and Clay
Township Zoning Ordinance specified in Section 25.7.02-13.
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h)
Parking and driveways
i) Parking is not allowed in the front yard of any property, except on a
driveway leading to the garage.
ii) Driveways leading to the garage may not be wider than 12 feet,
except within 30 feet of the front of the garage, where the driveway
may be up to 24 feet wide.
iii) Parking spaces required to be provided under the zoning ordinance
may be reduced by up to 50% in order to accommodate difficult site
conditions such as limited access, small lots and/or existing mature
trees.
iv) New curb cuts on Range Line Road will not be pennitted unless
there is no alternative access from a side street.
2. Additional Guidelines for Alterations & Additions to Contributing Buildings in
Character Sub-Area.
Alterations or additions to existing, contributing buildings in the Character Sub-Area
shall be guided by the following guidelines. Nothing in these guidelines shall require
a change to a part of the building that is not otherwise affected by the proposed
alteration or addition.
Draft 4.2 February 7, 2002
a)
Materials.
i) All sides of the main and accessory buildings must be clad in wood,
brick, concrete plank or high-quality vinyl siding.
ii) Windows and trim must be framed in wood or vinyl-clad wood.
iii) Clear finish or brush finish aluminum stonn windows or doors are
not allowed.
iv) Chimneys are to be brick.
v) Exterior guardrails, handrails and other stair details may be wood or
wrought iron.
vi) Roofs are to be asphalt, wood or slate shingles.
vii) Foundations must be split-face block, stone veneer or poured in
place concrete.
b)
Where previous alterations have introduced inconsistent materials (simulated
stone, brick, metal, etc.) to a wood-clapboard house, a new addition or
alteration that affects this part of the structure will require removal of the
inconsistent material.
c)
Windows, Doors.
i) Vertical, rectangular double-hung or casement windows are
required. These may be used in multiple sets to create larger
expanses of window area.
ii) Plate-glass picture windows, strip windows and arched windows are
not allowed on the front facade.
iii) Special windows are allowed (ovals, hexagon, etc.) as accents.
iv) Existing windows may be moved or replaced with windows that are
similar to the original building windows.
v) If a window is covered over or removed, the material on the exterior
must match the pre-existing siding.
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d) Roof. Roofs shall be gabled, multi-gabled, or hipped, with a minimum pitch
of8:12. Porch roofs may be flat or pitched.
e) Porches.
i) Removal of existing porches is prohibited, unless the porch is being
upgraded or replaced in a manner consistent with these guidelines.
ii) Existing porches shall only be enclosed with transparent glass
windows.
ii) Uncovered decks are not allowed ifforward of the front line of the
principal building.
f) Building Height. Additions to the existing building may not exceed the
height of the tallest dimension of the nearest contributing buildings by more
than 7 feet.
3. New Construction
The following guidelines apply to all new buildings built within the boundaries of the
Character Sub-Area.
Draft 4.2 February 7, 2002
a)
Building Mass.
i) Buildings are to be oriented parallel and perpendicular to the street.
ii) Buildings will generally be longer than they are wide, with the
narrow dimension facing the street. Building widths may not exceed
45 feet, except where the lot is greater than 80 feet in width, in
which case the building may be up to 55 feet wide.
b)
Setbacks
i) New buildings must follow the dominant or average front yard set-
back dimension of existing buildings on the same block and on the
same side of the street, with a variation of up to three feet allowed.
c)
Materials.
i) All sides of the main and accessory buildings must be clad in wood,
brick, stone, concrete plank or high-quality vinyl siding. The same
material must be used on all sides of the building.
ii) New garages and other accessory buildings shall use exterior
materials similar to the principal building.
iii) Windows and trim must be framed in wood or vinyl-clad wood.
iv) Visible aluminum storm windows or doors are not allowed.
v) Chimneys are to be brick.
vi) Exterior guardrails, handrails and other stair details may be wood or
wrought iron.
vii) Roofs are to be asphalt, wood or slate shingles.
viii) Foundations must be split-face block, stone veneer or poured in
place concrete.
d)
Windows, Doors.
i) Vertical, rectangular double-hung or casement windows are
required. These may be used in multiple sets to create larger
expanses of window area.
ii) Plate-glass picture windows, strip windows and arched windows are
not allowed on the front facade.
iii) Special windows are allowed (ovals, hexagon, etc.) as accents.
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96-01 Z
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-:
e)
Roof
i)
The roof of the principal building and accessory buildings shall be
gabled, multi-gabled, or hipped, with a minimum pitch of 8: 12.
A roof over a porch or bay window may be flat or pitched.
ii)
f) Porches
i) Covered porches facing the street on the first or upper floor of the
structure are strongly encouraged but not required.
ii) Uncovered decks are not allowed in the front yard.
g) Building Height
i) Minimum: 13 feet to the midpoint of the cornice and the ridgeline.
ii) Maximum: 30 feet to the midpoint of the cornice and the ridgeline,
except as provided in 7(c).
iii) Buildings may not exceed the height of the tallest dimension of the
nearest two contributing buildings by more than 7 feet.
IV Submittal Process/Application Procedure
A. Consultation with Director and Application.
Applicants shall meet with the Director to review the zoning classification of their site, review
the regulatory ordinances and materials, review the procedures and examine the proposed use
and development of the property. The Director shall aid and advise the applicant in preparing
his application and supporting documents as necessary.
1. The applicant shall submit:
a) two (2) copies of the written Site Plan and Design Review application form,
b) two (2) copies of the Existing Features & Site Analysis Plan including
adjacent zoning and land use,
c) two (2) copies of the proposed site plan and drainage plan, and/or
d) two (2) copies of the required information on architectural design,
landscaping, parking, signage, lighting and access, as well as
e) all necessary supporting documents and materials.
B. Review.
Review of the Application and Supporting Documents and Materials by the Director;
Following the receipt of the written application and required supporting information by the
Director, the Director shall review the materials for the sole purpose of determining whether
the application is complete and in technical compliance with all applicable ordinances, laws
and regulations.
If the materials submitted by the applicant are not complete or do not comply with the
necessary legal requirements, the Director shall inform the applicant of the deficiencies in said
materials.
1. Unless and until the Director formally accepts the application as complete and in legal
compliance, it shall not be considered as formally filed for the purpose of proceeding
to succeeding steps toward approval as hereinafter set forth.
2. Within ten (10) days of the formal acceptance ofthe application by the Director, he
shall formally approve, deny, or request additional information about the petition.
C. Approval or Denial of the Application by the Commission.
1. An approved Site Plan and Design Review petition shall be valid for two (2) years
from the date of approval. Ifconstruction of the building(s) has (have) not started at
Draft 4.2 February 7, 2002
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2.
the end of the two (2) year period, the Site Plan and Design Review request must be
re-submitted to the Director.
If an approved Site Plan and Design Review petition is (are) substantially altered, re-
submittal to the Director for approval is required.
If the petition is denied by the Director, the Director shall provide the applicant with a
copy of said reasons, if requested.
The applicant may appeal the decision of the Director, as specified in Chapter 30.0.
3.
4.
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SUB-AREA BOUNDARIES
CARMEL, INDIANA
REVISED FEB 2002
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