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DEPARTMENT OF COMMUNITY SERVICES
MEMORANDUM
TO: PLAN COMMISSION MEMBERS
FROM: KELLI HAHN
SUBJECT: HOME PLACE DISTRICT OVERLAY ZONE & COMPREHENSIVE PLAN POLICIES
DATE: 12/04/2001
Following is the informational packet for the Home Place District Overlay Zone (135-01 Z)
and Comprehensive Plan Policies (136-01 CPA) to be heard as a public hearing items at your
December 18 meeting.
The Home Place Task Force was comprised of the Subdivision Committee of the Plan
Commission. In addition, many residents of Home Place continually participated as
unofficial members of the group. These proposals were developed based on considerable
public input from residents of the Home Place community.
This Overlay Zone is based in great part on existing Overlay Zones in the community.
Many of the architectural, landscaping, and lighting standards have been adapted from the
US 31 Overlay Zone and Old Meridian District.
Please call (571-2424) or email (khahn@ci.carmelin.us) if you have any further questions
regarding the proposals.
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
HOME PLACE DISTRICT
OVERLAY ZONE (135--01 Z) &
COMPREHENSIVE PLAN POLICIES (136--01 CPA)
INFORMATIONAL PACKET
DECEMBER 4,2001
I. PROPOSED COMPREHENSIVE PIAN POliCIES
II. PROPOSED OVERLAY ZONE
Ill. HOME PLACE AREA MAP, EXHIBIT A
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Home Place Community Policies
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The Home Place Community is identified as a strongly mature area comprised of mixed density
residential neighborhoods and commercial areas. Much of the community is suited for redevelopment,
but there still exists areas able to accommodate new development. These policies are meant to continue
and improve the quality of life the community enjoys by providing guidelines for new development and
redevelopment while protecting the existing neighborhood stability.
1.1 GENERAL RESIDENTIAL POliCIES
1.1.1 In residential neighborhoods, land use should be primarily for residential purposes. Commercial
development within residential areas generally should not occur unless the commercial use is
neighborhood serving and with an intensity and scale that is compatible with the neighborhood
where it is proposed.
1.1.2 Transitions, in scale and density, should occur between residential and commercial areas to
maintain neighborhood stability. Landscape buffers should be standard development .
requirements to aid in "softening" these transitions.
1.1.3 In the platting/replatting of residential areas, the process shall require the preservation of unique
landscapes in accordance with the Standards for Open Space found in Chapter 7, of the
Carmel/Clay Subdivision Control Ordinance.
1.1.4 Sidewalks, landscaping, and pedestrian walkways should be standard development requirements
for any development or redevelopment project (Le. platting/replatting, development plan, special
use, and ADLS approvals).
1.1.5 Consistent with the objectives identified in the 2020 visioning process, the platting/replatting
process may require dedication of useable properties for the expansion of the public open space
system within the Carmel/Clay area.
1.1.6 The land development process shall provide for development of multiple modes of accessing
certain areas of the community including schools, parks, civic buildings, and neighborhood
serving commercial areas. This should include development of the pedestrian and bicycle
network system by providing both internal and external linkages through trails, paths, stub
streets, or other connections to adjacent residential, recreational, and nearby commercial areas.
1.1. 7 A long~term plan for the installation of sidewalks and pathways should be devised to link
neighborhoods with destinations such as schools, parks, commercial areas, and the Monon
Greenway.
1.1.8 These policies are not intended to preclude consideration of innovative mixed use residential
sectors occurring adjacent to cultural, educational, or neighborhood service centers within the
Home Place community, provided such are designed so as to serve and enhance the greater
community, complement the general architectural theme of the immediate area, and do not
generate significant traffic congestion.
1.1.9 New development should maximize the preservation of trees to maintain and enhance the
cohesive quality of existing tree groves, and require, when new development is proposed, open
space preservation or dedication of land on which there are significant trees or trees that may be
reforested or afforested.
1.1.10 In areas where zoning changes are requested, the following factors shall be considered:
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. Adequate transition, in scale, architecture, and landscaping is provided between
residential and commercial uses
. Transportation access and internal circulation
· The size and configuration of the area to be rezoned does not compromise the
cohesiveness of adjacent residential neighborhoods
. The development is designed to discourage cut~through traffic in surrounding residential
neighborhoods
. Traffic calming and streetscape plans
1.2 MEDIUM~INTENSITY RESIDENTIAL AREA POUCIES
1.2.1 Zoning classifications S~2, R~1, R~2, R~3, and Planned Unit Development (PUD) shall be
considered in Medium~Intensity Residential Areas (MIR).
1.2.2 MIR should be located adjacent to a collector roadway or secondary arterial roadway.
1.2.3 A MIR should be adequately buffered from community/regional employment areas,
neighborhood serving areas, and high~intensity areas through the existence of at least one of the
following:
. Roads
. Public or private open space
. Perimeter landscape buffering
. Public or institutional buildings
. Sensitive site design
1.2.4 A MIR should be served by and be accessible to nearby:
. Neighborhood commercial areas
. Parks or playgrounds
. Bicycle and pedestrian ways (Le. sidewalks and paths)
. Police, fire, and public safety
1.3 HIGH INTENSITY RESIDENTIAL AREA POUCIES
1.3.1 Zoning classifications R~4 and R~5 shall be considered in High~Intensity Residential Areas.
(HIR).
1.3.2 An HIR should only occur:
· Along the edge of residential community areas; or
. Adjacent to the West Home Place Commercial Corridor; or
. As part of intensive mixed use projects such as a PUD
1.3.3 An HIR shall only be permitted where access is directly available to the development site by at
least a secondary arterial or secondary parkway.
1.3.4 Primary access should not be through MIR neighborhoods.
1.3.5 An HIR should be adequately buffered from a MIR through the existence of at least one of the
following:
. Roads
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. Public or private open space
. Perimeter landscape buffering
. Public or institutional building
. Sensitive site design
1.4 HOME PLACE BUSINESS DISTRICT POLICIES
1.4.1 Home Place Business District (HPBD) office and retail uses should be conveniently located near
residential community areas. These uses should be of an intensity and scale compatible with
surrounding uses, both in scale and architecture.
1.4.2 HPBD uses should be buildings no more than two stories in height. The second story of these
buildings may be for commercial or residential uses.
1.4.3 Some components of these areas could include, but are not limited to:
. Corner grocer
. Convenience store
. Soda fountain
. Barber/beauty shop
. Coffee shop
. Pharmacy
. Restaurant
. Dry cleaner
. General/professional office uses
. Second floor residential uses
1.4.4 Pedestrian and bicycle access to HPBD development should be available from adjacent
residential areas.
1.4.5 Retail/commercial rezoning requests compatible with the policies for HPBD development shall
be evaluated based in part on the existence of comparable retail facilities in the area. A new
facility should not be located within one~half (1/2) mile of another comparable retail facility.
1.4.6 HPBD developments are to be locations of varied community activity for the neighborhoods they
serve. Multi~use development of residential, retail, and office uses will be encouraged in this
area.
1.4.7 HPBD developments shall be adequately buffered from MIR areas through the existence of at
least one of the following:
. Roads
. Public or private open space
. Perimeter landscape buffering
. Public or institutional buildings
. Sensitive site design
1.4.8 HPBD development should not negatively affect the nearby residential neighborhoods. The
following factors shall be considered:
. Delivery of goods
. Outdoor storage
. Removal and containment of refuse/recycling
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. Signage and lighting
. Landscaping
. Circulation, parking, traffic and access
. Architectural appearance
· Safety and vehicular and pedestrian access to area businesses and adjacent residential
neighborhoods
. Excess noise
. Enhancement of the pedestrian environment
. Streetscape character and aesthetics
1.4.9 HPBD developments should have the following accessibility characteristics:
. The site is at the intersection of at least a collector street; or
· A location where access is adequate for the use and shall not adversely affect the
surrounding residential neighborhood or create a nuisance
1.5 WEST HOME PLACE COMMERCIAL CORRIDOR POUCIES
1.5.1 West Home Place Commercial Corridor (WHPCC) development should contain office and
community~serving retail buildings.
. Buildings located north of lOSth Street should not exceed 3 stories in height.
. Buildings located south of lOSth Street should not exceed 2 stories in height.
1.5.2 WHPCC developments should be located where regional access is available; including the
intersection of at least a primary arterial, or parkway and secondary arterial or parkway.
1.5.3 Direct area access from regional thoroughfare systems shall be available on major thoroughfares
and shall not pass through residential neighborhoods on collector streets.
1.5.4 Some components of WHPCC developments could include, but are not limited to:
. Office/showroom
. Flex space developments
. Medical and other professional offices
1.5.5 WHPCC developments may be adjacent to MIR areas, however, should be buffered from MIR
areas through the existence of at least one of the following:
. Roads
. Public or private open space
. Perimeter landscape buffering
. Public or institutional buildings
. A secondary arterial thoroughfare
. Scale and sensitivity of site design
1.5.6 WHPCC developments should not negatively affect the nearby residential neighborhoods. The
following factors shall be considered:
. Delivery of goods
. Outdoor storage
. Removal and containment of refuse/recycling
. Signage and lighting
. Landscaping
. Circulation, parking, traffic and access
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Architectural appearance
Excess noise
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Home Place District Overlay Zone (HP)
1.0 Purpose, Intent and Authority
It is the purpose of the Home Place District to promote and protect the public health,
safety, comfort, convenience and general welfare by providing for consistent and
coordinated treatment of the properties located in the Home Place neighborhood in Clay
Township, Hamilton County, Indiana. The Commission and Council, in establishing
this zone, are relying on IC 36,7,4,600 et seq. and IC 36,7,4,1400 et seq.
This zoning district is, likewise, intended to serve as a tool for implementing the
development policies and guidelines set for the Home Place District in the
Comprehensive Plan.
2.0 District Boundaries
The Home Place District Overlay Zone is generally bounded by the following streets; to
the West by Pennsylvania Parkway, to the North by 116th Street, to the East by the
Monon Greenway, and to the South by 1,465.
The Home Place District is comprised of the following subdistricts as shown on the
Home Place District Boundaries Map, Exhibit A:
2.1 Home Place Business District, which is primarily comprised of the properties
located near the intersection of 106th Street and College Avenue.
2.2 West Home Place Commercial Corridor, which is comprised of properties on the
East side of Pennsylvania Street from 103m Street to 116th Street.
3.0 Commission Approval
3.1 The Commission must approve, approve with conditions, or disapprove the
Development Plan (DP) for any tract of land in the Home Place Business District
or West Home Place Commercial Corridor.
3.2 A public hearing shall be held by the Commission before it decides whether to
approve or disapprove a DP. However, no DP is required for additions to
existing structures which:
A. Are attached to the existing structure and continue the architectural
design of the existing structure, including exterior color and materials;
doors, windows and other detailing; and,
B. Do not exceed twenty percent (20%) of the original gross floor area of
the existing structure, applicable from the date of this ordinance.
3.3
Commission shall review a DP application to determine if the DP satisfies the
development requirements specified in Section 9.0 and Section 10.0. The
Commission's review shall include but not be limited to the following items:
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A Existing site features, including topography and wooded areas;
B. Zoning on site;
C. Surrounding zoning and existing land use;
D. Streets, curbs and gutters, sidewalks, and bicycle paths;
E. Access to public streets;
F. Driveway and curb cut locations in relation to other sites;
G. General vehicular and pedestrian traffic;
H. Vehicle and bicycle parking and internal site circulation;
1. Special and general easements for public and private use;
J. On,site and off,site surface and subsurface storm water drainage
including drainage calculations;
K. On,site and off,site utilities;
L The means and impact of sanitary sewage disposal and water supply
techniques;
M. Dedication of streets and rights,of,way, or reservation of land to be sold
to governmental authorities for future development of streets and rights,
of,way;
N. Proposed setbacks, site landscaping and screening; and compatibility
with existing platted residential uses;
O. Project signage;
P. Protective restrictions and/or covenants;
Q. Compatibility of proposed project with existing development within the
Home Place Business District or West Home Place Commercial
Corridor; and,
R. Consistency with the policies for the Home Place District that are set
forth in the Comprehensive Plan, including the Thoroughfare Plan.
S. Excess Noise
3.4
The Commission shall make written findings concerning each decision to
approve or disapprove a DP. The President of the Commission shall be
responsible for signing the written findings of the Commission.
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3.5 If a parent tract (Tract) is located both inside and outside of the Home Place
District Overlay Zone, a DP shall be submitted to the Plan Commission for the
entire tract. Wherever there exists a conflict between the requirements of the
underlying zoning and those of the Home Place District Overlay Zone, the
requirements for the Home Place District Overlay Zone shall prevail.
3.6 Except as provided in Section 3.2, for all projects in the Home Place Business
District and West Home Place Commercial Corridor, the Commission shall
review and approve or approve with conditions the architectural design,
landscaping, lighting, signage (AnLS), access to the property, site layout,
parking and site circulation, pursuant to Section 9.0 and Section 10.0, and such
approvals shall be necessary prior to:
A. The establishment of any use of land;
B. The issuance of any Improvement Location Permit;
C. The erection, reconstruction or structural alteration of any commercial
building(s) in the Home Place Business District or West Home Place
Commercial Corridor; or
D. Any changes in site improvements.
3.7 The Commission may, after a public hearing, grant a Plan Commission Waiver of
certain Development Requirements of this Chapter, so noted within. Any
approval to permit such a waiver shall be subject to the following criteria:
A. The proposal shall be in harmony with the purposes and the land,use
standards contained in this chapter.
B. The proposal shall enhance the overall Development Plan, the adjoining
streetscapes and neighborhoods, and the overall Home Place
neighborhood.
C. The proposal shall not produce a Site Plan or street/circulation system
that would be impractical or detract from the appearance of the
Development Plan and the Home Place neighborhood, and shall not
adversely affect emergency vehicle access or deprive adjoining properties
of adequate light and air.
D. The proposal exhibits extraordinary site design characteristics,
including, but not limited to: Increased landscape treatment, tree
preservation, provisions for bicycle and pedestrian traffic.
In granting a waiver, the Commission may impose such conditions that will, in
its judgment, secure the purposes of this Chapter. This Paragraph does not
affect the right of the applicant under Indiana law to petition the Board for a
variance from development standards provided under IC 36,7,4,918.5 and this
Zoning Ordinance.
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4.0 Pennitted Uses
All uses which are permitted in the underlying primary zoning district( s), except those
uses expressly excluded by Section 6.0, are pennitted in the Home Place District Overlay
Zone.
5.0 Special Uses
All special uses which are permitted (upon obtaining a special use approval from the
Board) in the underlying zoning district( s), except those uses expressly excluded in
Section 6.0, are pennitted in the Home Place District Overlay Zone.
6.0 Excluded Uses
Amusement Park
Mobile Home Sales
Boat Sales
Bulk storage of petroleum products for on~site manufacturing
Commercial Kennel
Disposal of Radioactive materials
Farm Implement Sales
Fertilizer manufacturing, stock yards, slaughtering, leather curing and
Tanning
Grain Elevator
Helicopter/Airplane Facilities
Industrial Uses, Heavy
Industrial Uses, light
Junk Yard/Salvage Yard
Lumber/Building Materials (Unenclosed Storage)
Manufactured housing sales
Mineral Extraction, Borrow Pit, Top Soil Removal and Their Storage
Mobile Home Court
Pawn Shop
Penal or Correctional Institution
Race Track
Raising Non~Farm and Farm Animals & Fowl
Recreational Vehicle Sales
Restaurants with Drive~through Service
Roadside Sales Stand
Sand and gravel extraction or sales
Sanitary LandfiWRefuse Dump
Sexually oriented businesses
Storage, Commercial Warehouse
Veterinary Hospital, With Kennel
Welding Shop
7.0 Accessory Buildings and Uses
All accessory buildings and uses which are pennitted in the underlying primary zoning
district( s) shall be pennitted, except that any detached accessory building shall be
architecturally compatible with the principal building( s) with which it is associated.
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8.0 General Provisions
These guidelines apply to commercial development, expansion, additions, or
construction in The Home Place District Overlay Zone.
8.1 Landscaping
A. Parking areas shall be landscaped as follows:
1. A five (5) foot wide planting strip shall be provided along the
sides and rear of all parking areas. The minimum planting shall
include two (2) shade trees and twenty (20) shrubs per 100
linear feet or three (3) shade trees and ten (10) shrubs per 100
linear feet.
2. Parking areas that are located in side yards shall be screened
from the street right~of~waywith a six (6) foot wide planting
strip consisting of:
a. Three (3) shade trees and thirty (30) shrubs per 100
linear feet, or;
b. A forty~two (42) inch decorative wall, or;
c. A combination of the above as approved by the Plan
Commission. .
3. Shade trees shall be planted within parking areas greater than
10,000 square feet. There shall be planted one (1) shade tree and
five (5) shrubs per every nine (9) parking spaces.
B. A three (3) foot wide or greater strip of foundation plantings shall be
provided along the front building fa<;ade.
C. The design of fencing, sound walls, carports, trash enclosures and similar
site elements shall replicate the architecture of the principal building( s)
in construction materials and detailing.
D. Sites with existing trees or stands of trees shall protect and incorporate
them into the overall site design. The landscape plan must preserve not
less than sixty (60) percent of all trees that are:
1. 6" DBH or larger, or
2. Located within the required yard/setback areas.
If tree preservation is not possible due to other site constraints, the
Director or his appointed designee may require a reforestation or
afforestation plan.
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E. All landscaping approved as part of an ADLS plan shall be installed prior
to issuance of a Certificate of Occupancy by the Department. If it is not
possible to install the approved landscaping because of weather
conditions, the property owner shall be issued a Temporary Certificate
of Occupancy until the final site inspection can be performed. The
Temporary Certificate of Occupancy shall not last longer than six (6)
months.
F. It shall be the responsibility of the owners and their agents to insure
proper maintenance of all trees, shrubs and other landscaping approved
as part of the ADLS plans in accordance with the standards set by this
Ordinance. This is to include, but is not limited to, replacing dead
planting 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.
G. 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.
H. The Director, or his duly appointed representatives, shall have the
authority to visit any lot or parcel within the Home Place Business
District.
8.2 lighting
A. Storefronts shall be internally illuminated to prominently and
attractively display the business or its products.
B. Exterior lighting may be affixed to the building.
C. Pedestrian passages to parking lots (walkways) must be lit to a
minimum of three (3) foot,candles.
D. All exterior architectural, display, decorative, and sign lighting shall be
generated from concealed, low level fixtures.
E. Exterior lighting shall be architecturally integrated with the building
style, material, and color. Rooftop lighting shall be prohibited.
F. The maximum height of lighting 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 areas, their height shall not exceed fifteen (15) feet.
8.3 Parking and Loading
A.
No parking shall be allowed in the front setback.
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B. All parking shall be paved with asphalt or concrete, and curbed using
poured,in'place concrete curbing.
C. Parking areas shall be located at the rear or side of buildings, and
screened from the sidewalk by low walls, low fences, or hedges.
D. Parking space dimensions shall be 9' x 20', or 10' x 18', including two (2)
feet for bumper overhang.
E. Adjacent/adjoining lots shall be interconnected either by alleys or
internal driveways.
F. All driveways must be paved in concrete or asphalt.
8.4 Pedestrian and Bicycle Circulation
A. Neither sidewalks nor walkways shall be used by auto traffic.
B. Bicycle parking shall be provided at one (1) space per 100 feet of building
frontage
c. Walkways, shall be provided, as applicable, between buildings to
provide access between rear parking areas and principal building
entrance or the street. Unless otherwise noted in this Ordinance, the
minimum width for wa.lkwaysshall be eight (8) feet.
8.5 Product Material &: Refuse Storage
A. Material or product storage shall occur within the principal building or
an accessory building.
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 compatible with the principal building and
integrated into the overall site layout.
3. Be approved by the Commission.
8.6
The applicant may request a Plan Commission Waiver to the dimensional and
quantitative standards of this Section 8.0, by not greater than thirty,five percent
(35%), consistent with requirements set forth in Section 3.7.
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9.0 Home Place Business District
This zone is intended to foster urban neighborhood village,like commercial activity, in
keeping with the intention of the Comprehensive Plan. It is to contain office and retail
uses that are of an intensity and scale compatible with the surrounding residential areas,
both in scale and architecture. These commercial uses should provide services and
support the existing residential areas and nearby U.S. 31 Commercial Corridor.
The purpose of this section is to provide site design requirements that orient buildings to
the street and are pedestrian in scale. The object is to align buildings in order to create a
sense of an outdoor room, encompassing sidewalks and the street.
9.1 Building Height
B.
Maximum:
twenty (20) feet
thirty,five (35) feet
A.
Minimum:
9.2 Front Setback
B.
Maximum:
five (5) feet from front property line
fifteen (15) feet from front property line
A.
Minimum:
C. Uses which require outdoor seating shall be setback no less than ten (10)
feet.
9.3 Minimum Side Yard Setback
A. There are no minimum side setbacks; however, walkways to rear
parking must be a minimum of six (6) feet wide.
B. See also Section 8.1, Landscaping.
9.4 Minimum Rear Yard Setback
A. Minimum:. Ten (10) feet
B. See also Section 8.1, Landscaping.
9.5 Building Orientation
A. All buildings must face the public street.
B. The primary entrance shall be from a public street.
C. Secondary entrances may face the side or rear of the building.
9.6
Maximum Gross Floor Area
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15,000 square feet
9.7 Architectural Design
A. Buildings should be a maximum of two stories.
B. The building should be primarily composed of brick and/or stucco with
other materials used for accent.
C. The first and second 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 on the first floor.
D. Front and side facades of buildings on corner lots shall be of the same
materials and similarly detailed.
E. In general, building will have flat fronts with large window or door
openings.
F. 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, the trim around it and whether it is embellished with shutters
must be consistent with the architectural style of the structure.
G. The second story of buildings may be for commercial or residential uses.
9.8 Parking
Parking shall be provided at the minimum ratio of one (1) space per 1000 square
feet of Gross Floor Area.
9.9 Buffer Requirements
Any properties adjacent to or abutting an existing residence or residential area
must create at least a five (5) foot wide buffer consisting of a minimum of three
(3) shade trees, two (2) ornamental trees, and nine (9) shrubs per one hundred
(loa) linear foot increment.
9.10 The applicant may request a Plan Commission Waiver to the dimensional and
quantitative standards of this Section 9.0, by not greater than thirty~five percent
(35%), consistent with requirements set forth in Section 3.7.
10.0 West Home Place Commercial Corridor
The purpose of this section is to provide site design, architectural, and landscaping
requirements that will create a transition between the u.s. 31 Commercial Corridor
buildings and nearby residential areas. The buildings in this corridor will serve as a
buffer between the intensive commercial uses along U.S. 31 and the existing residentiallareas.
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Higher intensity commercial development will be considered desirable in the northern
portion of this area while lower intensity, residential scale commercial development will
be desirable in the southern half. This two areas are shown in the Home Place District
area map, Exhibit A.
10.1 Building Height
A. Buildings located in the Low Intensity area shall be a maximum of two
stories tall or thirty (30) feet, whichever is less.
B. Buildings located in the High Intensity area shall be a maximum of three
stories tall or forty,five (45) feet, whichever is less.
10.2 Front Setback
A.
Minimum:
fifteen (15) feet
10.3 Minimum Side Yard Setback
A. Next to existing residence(s): forty (40) feet
B.
Next to existing business:
twenty (20) feet
lOA Rear Yard Setback
A. Next to existing residence( s): forty (40) feet
B.
Next to existing business:
fifteen (15) feet
10.5 Building Orientation
A. All buildings must face Pennsylvania Street.
B. The primary entrance shall be from at least a Secondary Arterial.
C. Secondary entrances may not be through residential areas.
10.6 Architectural Design
A. Low Intensity Area
1.
Buildings must be residential in character.
2.
Buildings must be designed to contribute to the neighborhood
scale environment and to be compatible with residential uses in
nearby single,family areas.
3.
Buildings must be faced in brick and trimmed in metal, stone,
precast concrete, wood, or stucco.
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4. Every face of the building must have windows.
5. Concrete block is not allowed on the exterior.
6. Entrances must be clearly articulated.
7. The architectural style, including materials and detailing, must
be consistent on all sides of the building.
B. High Intensity area:
1. Large expanses of glass are allowed,' but the building may not be
constructed entirely of a metal and glass curtain wall.
2. A minimum of three materials shall be used for building
exteriors, from the following list: stone, brick, architectural pre'
cast (panels or detailing), architectural metal panels, glass, and
ornamental metal.
3. Concrete block is not allowed as an exterior finish material.
4. Entrances must be clearly articulated.
5. The architectural style, including materials and detailing, must
be consistent on all sides of the building.
6. All buildings shall be designed with respect to the general
character of the u.s. 31 Corridor and, particularly, with due
consideration to buildings located on lots that abut the project
site.
10.7 Buffer Standards
A. Low Intensity area: Any properties adjacent to or abutting an existing
residence or residential area must create at least a five (5) foot wide
buffer consisting of a minimum of three (3) shade trees, two (2)
ornamental trees, and nine (9) shrubs per one hundred (100) linear foot
increment.
B. High Intensity area: Any properties adjacent to or abutting an existing
residence or residential area must create at least a ten (10) foot wide
buffer consisting of a minimum of five (5) shade trees, four (4)
ornamental trees, and fifteen (15) shrubs per one hundred (100) linear
foot increment.
10.7 The applicant may request a Plan Commission Waiver to the dimensional and
quantitative standards of this Section 10.0, by not greater than thirty,five percent
(350/0), consistent with requirements set forth in Section 3.7.
n.o Additions to Existing Residential:
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DRAFT 4--FINAL
Uses and Detached Buildings accessory to single,family dwelling units are permitted
provided that they use and/or structure meets the requirements of the underlying
primary zoning district. Additionally, any detached structure must be of compatible
architectural design with the Principal Building.
12.0 Application Procedure
12.1 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. The applicant shall submit:
A. Two (2) copies of the written application form;
B. Two (2) copies of the DP and/or the required information on
architectural design, landscaping, parking, signage, lighting and access
(ADLS);
C. as well as all necessary supporting documents and materials.
12.2 Initial Review; Submission to the Commission
Following receipt of the written application, DP and/or the required information
on architectural design, landscaping, parking, signage, lighting and access
(ADLS), and necessary supporting documents and/or materials by the Director,
he shall then review the materials solely for the purpose of determining whether
the application is complete, in technical compliance with all applicable
ordinances, laws and regulations and is to be forwarded to the Commission. 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. 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 purposes of proceeding to succeeding steps toward
approval as hereinafter set forth. Within twenty (20) days of 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. The applicant shall file for each Commission member a copy
of the DP and/or ADLS plans and supporting documents and/or materials
pursuant to the Commissions Rules of Procedure, Article VII, Section 4.
12.3 Approval or Denial of the Application by the Commission:
A.
An approved DP or ADLS petition shall be valid for two (2) years from
the date of approval. If a full and complete application for an
Improvement Location Permit (ILP) has not been submitted at the end
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DRAFT 4-.FINAL
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of the two (2) year period, the DP and/or ADLS must be resubmitted to
the Commission for a time extension.
B.
If the DP and/or ADLS plan is materially changed in any way,
resubmission to the Commission per Section 3.0 is required
13
111th Str
106th
,
Home Place District
Overlay Zone Map
· - - - - - Home Place District Boundaries!
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.11.11. West Home Place Commercial ~orridor-High Intensity
- - - West Home Place Commercial Corridor-Low Intensity
Home Place Business District