HomeMy WebLinkAboutFinal Draft Ordinance
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FINAL DRAFT For Plan C<Hnmission
draft 9/21/01
revised 11/28/01
1/24/02
2/8/02
3/18/02
4/4/02
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5/21/02
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ORDINANCE
NO. Z-
u.s. HIGHWAY 31 AND 146TH STREET
PLANNED UNIT DEVELOPMENT
DISTRICT
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FINAL DRAFT For Plan COInmission
21 May 2002
Ordinance No. Z-
AN ORDINANCE ESTABLISHING THE
U.S. HIGHWAY 31 AND l46TH STREET
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z-289, (the
"Carmel/Clay Zoning Ordinance") provides for the establishment of a Planned Unit Development
District in accordance with the requirements ofLC. S 36-7-4-1500 et seq.;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana, pursuant to I.C. S 36-7-4-1500 et seq., it adopts this ordinance, (the
"Ordinance"), as an amendment to the Carmel/Clay Zoning Ordinance.
Section 1
A pplicahility of Ordimmce.
Section 1 1 The Official Zoning Map of the City of Carmel and Clay Township, a'part
of the Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described
in Exhibit 'A', (the "Real Estate"), as a planned unit development district.
Section 1 ? Development in the planned unit development district shall be governed
entirely by the provisions of this Ordinance, with the exception that provisions of the
Carmel/Clay Zoning Ordinance specifically referenced within this Ordinance shall also
apply.
Sectlon 1 1 Any capitalized term not defined herein shall have the meaning as set forth
in the Carmel/Clay Zoning Ordinance.
Section 2.
Permitted Pdmary T Tses:
Clinic or medical health center ColleQe or University
Financial Institution General Offices
Grocery Store Hardware Store (including enclosed
Lumbervard and attached Garden Center)
Hotel Insurance Office
Multinle-Familv Dwellinp Nursim!. retirement or convalescent facility
Professional Office RecordinQ Studio
Research Laboratorv Health Club or Sna
Retail Uses * Utility comnanv business office
Indoor Movie Theater Comedy, musical and/or theatrical
entertainment venue (indoor)
Restaurant (may include a walk-up or pick up Outdoor temporary sales (up to 10 days) such
window to pick up pre-ordered items) as sidewalk sales, art fairs and cultural events
(mav include sidewalk kiosks)
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Planned Unit Development District Ordinance - U.S. Highway 31 and 146tl1 Street
21 May 2002
FINAL DRAFT For :Pian Commission
* Retail Uses shall include, but are not limited to, sales of merchandise, consumer goods
and equipment; drug stores; pet shops; liquor stores; auto leasing offices; and indoor automobile
showrooms and sales
Section 1
Exdnoeo Prim::!ry lJ ses:
Amusement Park Outdoor automobile sales or leasinp"
Automobile service station or fillinQ' station Boat sales
Bulk storape of netroleum nroducts Car wash
Carnivals and circuses Commercial warehouse storape
Disposal or storage of hazardous or radioactive Industrial Equipment sales or repair
materials
Flea market Fertilizer manufacturing:
GarbaQ'e disnosal nlant/sanit::!rv landfill Go-cart track
Grain elevator Industrialuses--heavv
Junk and/or salvaQ'e yard Commercial kennel
Manufactured housinQ' sales Miniature Q'olf
Mobile home court Movie theater (outdoor)
Penal or correctional institution Plant nurserv
Reclaiming processes involving materials Refining or manufacturing of petroleum
and/or chemicals that are considered dangerous products
to the health, safety, and welfare of the general
public as determined by the State of Indiana,
Hamilton County or the City
Refining or manufacturing asphalt, cement, Roadside sales stand; parking lot or outdoor
Q'VDSum. lime. wood nreservatives temnorarv sales excent as allowed in Section 2
Sand and PTavel extraction or sales Self-storalIe/mini-warehouse facilities
Sexually oriented business SinlIle-familv residence .
Small engine sales or repair Stand alone restaurants with walk-up and/or
drive-thru orderinp" and nick-un windows
Stock yards, slaughtering, leather curing and Truck stop
tanninQ'
Water slide
Section 4 Accessory Ruiloines lmo T Jses: All accessory buildings and uses which are
permitted in the B-2 zoning district shall be permitted, except that any detached accessory
building shown in any Preliminary Development Plan ("PDP") shall have on all sides the same
architectural features or shall be architecturally compatible with the principal building(s) with
which it is associated.
Section'i MinimlJm Tract Si7.e: The minimum tract size is 5 acres. This Section 5 does not
however preclude the sale or other transfer of any parcel of land that is less than 5 acres within a
tract after the approval of a PDP for the entire tract. However, the development of the parcel
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Planned Unit Development District Ordinance - U.S. Highway 31 and 146th Street
21 May 2002
FINAL DRAFT For Plan Commission
must still conform to the Final Development Plan ("FDP") for the entire tract as approved or
amended by the Director, and all other applicable requirements contained in this Ordinance.
Sedion n
Heient, Area and Arc.hitednral Reqnirement~.
Sedion n 1 Maximum Rllildine Heieht~: All uses: eighty-five (85) feet for buildings
located east of Range Line Road; fifty-five (55) feet for buildings located west of Range
Line Road and more than three hundred (300) feet from the west property line or a single
family residential zoning district; and forty-five (45) feet for buildings located west of
Range Li~e Road but less than three hundred (300) feet from the west property line or a
single family residential zoning district.
Sedion n? Minimum Rnildine Heie;ht: The minimum building height is eighteen (18)
feet, with a minimum of sixteen (16) feet to the lowest eaves for a building with a gable
or hip roof; excepting for standalone buildings not abutting Range Line Road, which shall
have a minimum building height of twenty-five (25) feet. Accessory buildings, attached
garden centers, and screened delivery areas are exempt from the requirements of this
Section. In the ADLS approval process, building heights along Range Line Road will be
reviewed to avoid long building facades at the same height.
Section n i Minimnm Rllildine Sethack~' The minimum building setback shall be at
least 90 feet from the current U.S. Highway 31 right-of-way. Along the right-of-way of
146th Street, the minimum building setback shall be 45 feet. Along any right-of-way of
any future ramp on or off U.S. Highway 31, the minimum building setback shall be 25
feet. There shall be no minimum setback for those buildings oriented toward and adjacent
to the Range Line Road right-of-way, but there shall be a maximum building setback of
twenty-five (25) feet.
Section n 4 Minimnm ('TTO~"l Floor Area) Rllildine~ Ea~t of Ranee Line Road and
Ranee T ,ine Road Development.
A. All buildings, which are not connected to or an integral part of the Range
Line Road streetscape development, shall have a minimum of fifteen thousand
(15,000) square feet of gross floor area, excluding the floor area of any basement
or any accessory building(s). Provided, however, that one standalone restaurant
building is allowed and shall have a minimum of 7,500 square feet of gross floor
area. Also, one standalone financial institution building is allowed 'and shall have
a minimum of 2,500 square feet of gross floor area, excluding the floor area of
any basement or any accessory building(s).
B. Any building having a building footprint of greater than eighty thousand
(80,000) square feet shall be located east of Range Line Road. Any tenant in a
building located west of Range Line Road may however, occupy more than eighty
thousand (80,000) square feet of gross floor area (For purposes of this Ordinance,
the term "tenant" includes an owner/occupant of a building.)
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Planned Unit Development District Ordinance - U.S. Highway 31 and 146th Street
21 May 2002
FINAL DRAFT For Plan Commission
C. Accessory buildings permitted need - not meet the minimum floor area
requirement.
D. The majority of the developed gross floor area (excluding the gross floor
area of any building with a single tenant having a building footprint greater than
50,000 square feet) shall abut the right-of-way of Range Line Road.
Section n S
Architectllml Desien Requirements:
A. Suitability of building materials: A minimum of three materials shall be
used for building exteriors, from the following list: stone, architectural masonry,
architectural pre-cast (panels or detailing), architectural metal panels, glass, EIFS
or ornamental metal.
B. All buildings shall be designed in order to eliminate monotonous box
buildings.
C. Sloped roofs shall be a maximum of one hundred fifty (150) feet without a
change in roof plane, or gable or dormer. Sloped roofs shall be either standing
seam metal or dimensional shingles.
D. The building facades shall consist of three elements: a base or foundation;
middle or modulated wall; and a top formed by an articulated cornice.
E. Fixed or retractable awnings are permitted.
F. Facades constructed of more than one material shall only change material
along a horizontal line (not a vertical line, except in the case of an offset described
in subparagraph G below or a diagonal line ).
G. Continuous facades of more than 200 feet wide shall be designed with
vertical offsets at intervals which divide the facade. Offsets may be projecting,
recessed or may be a simple change in building material or detailing.
H. All window design shall be compatible with the style, materials,
architectural detail and proportion of the building.
I. No sign may extend above the cornice line of the building.
J. Individual tenants in multi-tenant ground floor or multi-tenant multi-level
buildings should strive for a unique design and graphic image and style, rather
than be required to conform to a single design and graphic image and style for the
building.
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Planned Unit Development District Ordinance - U.S. Highway 31 and 146th Street
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FINAL DRj\FT For Plan Commission
K. Exterior lighting on the front building fal(ade shall be architecturally
integrated with the building style and materials. Rooftop lighting shall be
prohibited, but ground mounted lighting is highly encouraged.
L. Individual storefronts shall incorporate architectural elements such as
lintels, pediments, pilasters, columns and other design elements appropriate to the
architectural style of the building as a whole.\
M. Buildings which are connected to or an integral part of the Range Line
Road streets cape development shall be at least one and one half (1 ~) stories, or
be designed to appear so from the front and sides. Retail buildings are encouraged
to be two stories in height, with office use or retail use on the second floor.
Sp.ction h h Sinele Tenant Rnildines: Any single tenant building with a building
footprint greater than eighty thousand (80,000) square feet shall be located east of
Range Line Road.
Sp.ction 7
T ,andscapine; Reqnirements,
Sp.ction 7 1 T .:mdscapine Phm' A landscaping plan shall be submitted to the
Commission for its approval at the same time the information on architectural
design, landscaping, parking, signage, and lighting, ("ADLS") is submitted. This
plan shall:
1. be drawn to scale, including dimensions and distances;
2. delineate all existing and proposed structures, private parking areas, walks,
ramps for handicapped, terraces, drive-ways, signs, lighting standards, steps and
other similar structures; and
3. delineate the location, size and description of all landscape material and
the irrigation system for all planting areas. Landscape treatment for plazas, roads,
paths, service and private parking areas shall be designed as an integral and
coordinated part ofthe landscape plan for the entire tract.
Section 72 Arp.::Is to he Landscaped.
A. Greenhelt:
1. The greenbelt along U. S. Highway 31 shall be a minimum of thirty
(30) feet in width and landscaped per the requirements of Section 7.3.
2. Greenbelt areas shall be unoccupied except for plant material,
steps, walks, terraces, bike paths, driveways, lighting standards, signs, and
other similar structures (excluding a private parking area).
B. P::Ir::lllel RO::lnw::IYs:
1. There shall be landscatfe planting areas located adjacent to the
south right-of-way line of 146 Street west of Range Line Road and the
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Planned Unit Development District Ordinance - U.S. Highway 31 and 146tb Street
21 May 2002
FINAL DRAFT For Plan Commission
U.S. Highway 31 on and off ramps (if constructed), which shall be a
minimum often (10) feet in width and landscaped pursuant to Section 7.3.
2. These landscape areas shall be unoccupied except for plant
material, steps, walks, terraces, bike paths, driveways, lighting standards,
signs, and other similar structures.
3. Landscaping along Range Line Road shall be located within the
right-of-way as per the agreement of the Director, the Hamilton County
Highway Department and the owner of that portion of the Real Estate
adjacent to the right-of-way of Range Line Road.
C. Phmtine Within Parkine T .ot~: Landscaping within the planting islands,
planting peninsulas and entranceways (other than those along Range Line Road)
of the parking areas shall be of a quality to improve and enhance the site and its
surrounding area, representing no less than six percent (6%) of the total surface
parking area. (For purposes of this computation, landscaping in the greenbelt(s),
landscaping along the front and sides of the building(s) and landscaping on the
periphery of the tract shall not be included.) Landscaping within parking lots shall
be landscaped pursuant to the standards set forth in Section 7.3. The minimum
size of a parking lot island shall be four hundred (400) square feet in area.
D. Tree Pre~ervation Area~' An area fifty (50) feet in width shall be
maintained in its natural state on the western property boundary and on the south
property boundary (west of Range Line Road) of the Real Estate except for
normal pruning, removal and replacement of dead trees. A fence at least eight (8)
feet in height shall be erected and maintained approximately fifty feet from the
western boundary and the southern boundary (west of Range Line Road) of the
Real Estate.
E. Plantine Adjacent to Standalone RlIl1dine~:
1. A planting area equal to an area measuring ten (10) feet in depth by
the width of the front of a standalone building plus twenty (20) feet (to
extend ten (10) feet out on both sides) shall be installed at the front of a
standalone building.
2. A planting area equal to an area five (5) feet in depth shall be
installed on the sides of a standalone building but is not required on the
rear of the building.
3. Sidewalks up to eight (8) feet in width are permitted in these areas,
but shall not occupy the entire area on any side of a standalone building
(excepting for those areas adjacent to access points to a standalone
building).
4. These adjacent planting areas need not be rectangular in shape as
long as the required amount of space is landscaped, innovative and
original designs are encouraged.
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Planned Unit Development District Ordinance - U.S. Highway 31 and 146th Street
21 May 2002
FINAL DRAFT For Plan Commission
F. Phmtine: Adjacent to Mnlti-Temmt Rnildine:s:
1. A planting area equal to an area three (3) feet in depth shall be
installed on the sides of a multi-tenant building but is not required on the
rear of the building nor along any side adjacent to a pedestrian walkway
(not a street, drive or other vehicle access way).
2. Sidewalks are permitted in these areas, but shall not occupy the
entire area on any side of a multi-tenant building (excepting for those areas
adjacent to access points to a multi-tenant building).
3. These adjacent planting areas need not be rectangular in shape as
long as the required amount of space is landscaped, innovative and
original designs are encouraged.
~ection 7 J T ,:mdsc~pine: ~t~ndards
A. Tnterior Are~s:The dimensions, specifications and design of any planting
area or planting median shall be sufficient to protect the landscaping materials
planted therein and to provide for proper growth. The following minimum
widths for interior planting areas shall be used:
Canopy Trees: 9 feet wide
Ornamental Trees: 7 feet wide
Shrubs (only): 5 feet wide
B. Greenhelt ~md P~rallel Ro~dw~ys: The primary landscaping materials used
in the greenbelt areas, along parallel roadways except Range Line Road shall be
shade trees, ornamental trees, shrubs, ground covers, grasses, and flowers. A base
planting unit of one hundred (100) linear feet will be designated for the U.S.
Highway 31 greenbelt and along parallel roadways which includes:
1. Five (5) shade trees;
2. Three (3) ornamental trees or three (3) evergreen trees; and
3. Fifteen (15) shrubs
Plantings within greenbelt and along the parallel roadways may be grouped
together to provide visual perspectives of the buildi~s and address public safety
concerns. Due to grade elevation change along 146 Street east of Range Line
Road, landscaping will not be required adjacent to the right-of-way of eastbound
146th Street east of Range Line Road where the grade change reasonably precludes
landscaping.
C. Parkine: T ,of T ,~ndse~ring. Landscaping within the planting islands,
planting peninsulas and entranceways of the parking areas shall contain not less
than two (2) trees and ten (10) shrubs for each four hundred (400) square feet of
interior landscaped area, but shall not include any ornamental trees.
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Planned Unit bevelopment District Ordinance - U.S. Highway 31 and 146th Street
21 May 2002
FINAL DRAFT For Plan Ccnnmission
D. M~teri~h;: All plants proposed to be used in accordance with any
landscaping plan shall meet the following specifications:
1. Shade trees: a minimum trunk diameter of 2~ inches at six (6)
inches above the ground line, a minimum height of eight (8) feet, and a
branching height of not less than 1/3 nor more than 1/2 of tree height.
2. Ornamental trees: a minimum trunk diameter of 1 ~ inches at six
(6) inches above the ground line, a minimum height of six (6) feet, and a
branching height of not less than 1/3 nor more than 1/2 of tree height.
3. Evergreen trees: a minimum height of eight (8) feet, a width of not
less than 3/5 of the height.
4. Deciduous shrubs: minimum height of twenty-four (24) inches,
with no less than six (6) main branches upon planting.
5. Evergreen shrubs: minimum height and spread of twenty-four (24)
inches.
Section 74 T .~nch::~~pine Tnstal1~tion ~nd M~inten~nce.
A. Tnst~l1~tion: All required landscaping shall be installed prior to the
issuance of a final Certificate of Occupancy by the Department. If it is not
possible to install the required landscaping because of weather conditions, the
property owner shall post a bond for an amount equal to the total cost of the
required landscaping that has yet to be installed and/or completed prior to the
issuance of the temporary Certificate of Occupancy.
B. M::Iinten::lnce: It shall be the responsibility of the owners and their agents
to insure proper maintenance of project landscaping and retention ponds approved
in accordance with the development requirements specified for this Ordinance.
This is to include, but is not limited to, irrigation and mulching of planting areas,
replacing dead, diseased, or overgrown plantings with identical varieties or a
suitable substitute, and keeping the area free of refuse, debris, rank vegetation and
weeds.
C. (;h~nees After Approval: No landscaping which has been approved by the
Commission may later be materially altered, eliminated or sacrificed, without first
obtaining further Commission approval. However, minor alterations in
landscaping may be approved by the Director in order to conform to specific site
conditions.
D. Tnspection: The Director shall have the authority to visit the Real Estate to
inspect the landscaping and check it against the approved plan on file.
Section R
Parking R eqllirements:
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Planned Unit Development District Ordinance - U.S. Highway 31 and 146th Street
21 May 2002
FINAL DRAFT For Plan Commission
A. Parking is prohibited in the U.S. Highway 31 Greenbelt and within
planting areas along parallel roadways.
1. The number of parking spaces required shall be according to
Section 27.5 of the Carmel/Clay Zoning Ordinance; however, for the
purposes of calculating the required number of parking spaces, retail and
grocery store uses shall use a parking ratio of one (1) parking space for
every two hundred fifty (250) of gross floor area and the area of attached
garden centers and screened delivery areas shall be excluded. Upon the
review and approval by the Director, parking spaces on the Real Estate
may be shared among tenants as long as the demand for the spaces does
not coincide among tenants.
2. There shall be an appropriate number of parking spaces, accessible
to the building(s) and identified as reserved for use by handicapped
individuals, and these spaces shall meet State of Indiana requirements.
3. Above-grade, structured parking facilities shall have on all sides
architectural features that are compatible with the principal building(s)
with which they are associated.
Section 9
T ,ie}1tine Reqllirement~:
A. A site lighting plan shall be submitted along with the information on
ADLS. The site lighting plan shall include the layout, spread and intensity of all
site lighting, including:
1. parking lot and service/storage area lighting;
2. architectural, display lighting;
3. security lighting;
4. lighting of pedestrian and bicycle ways;
5. landscape lighting.
B. The maximum height of light standards shall not exceed twenty-five (25)
feet. However, when light standards abut or fall within ninety (90) feet of a
residential district or use, they shall not exceed fifteen (15) feet.
C. All site pole lights and wall mounted lights shall be low-level, 900 cutoff
luminaires and shall not spill over into adjoining properties in excess of 0.3
footcandle in commercial areas, and 0.1 footcandle in residential areas.
D. Exterior architectural, display, decorative and sign lighting visible to the
public from U.S. Highway 31 is allowed.
Section 10
Other A DT.S R eqllirement~.
Section 10 1 011t~icle Stor~ee of Refll~e or Merch~mcli~e: No outside, unenclosed storage
of refuse (whether or not in containers) or merchandise (other than the merchandise
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Planned Unit Development District Ordinance - U.s. Highway 31 and 146th Street
21 May 2002
FINAL DRAFT For Plan Commission
contained in an attached garden center) shall be permitted on any tract. The merchandise
within an attached garden center shall not be stacked higher than the height of the exterior
wall. All refuse shall be contained completely within the principal or accessory
building(s). Any accessory structure designed for refuse storage shall be architecturally
compatible with the principal building.
Section 10? I ,oadinr Rerth~: Any loading or unloading berth or bay visible from U.S.
Highway 31 shall be screened subject to the approval of the Commission or Committee of
the Commission.
Section 10 1 Sirn Reqllirement~:
A. Sign Plan' A sign plan shall be submitted for the Commission's
approval as part of an ADLS or ADLS amendment application.
B. SiVl St:mdard~' The signs within the Planned Unit Development District
shall conform to the following standards, unless specified otherwise in this
Ordinance:
1.
2.
The color of the signs shall not be restricted; however, each
building shall have a palette of colors approved at the time of the
ADLS approval for the building. Tenants may amend the colors by
petition to and upon the approval of a Committee of the
Commission pursuant to the Commission's Rules of Procedure.
Window signage shall be allowed for all tenants and shall conform
to the standards established for window signs under Ordinance Z-
302. In the event that a building has been previously approved by
the Commission under the ADLS approval process a tenant may
seek the approval of its window signage through an amendment to
the previously approved ADLS application to be approved by a
Committee of the Commission.
Banners shall be allowed as provided for in Ordinance Z-302.
Provided, that banners may be installed on lighting and other
fixtures located within the streetscape along Range Line Road in
accordance with the review and approval of the proposed banners
by a Committee of the Commission pursuant to the Commission's
Rules of Procedure.
3.
C. Center TdentificMion Gr01md Sign~'
1. Two (2) Center Identification Ground Signs each with a maximum
height of 6 feet and a maximum sign area of 105 square feet shall
be allowed at: (a) the south entrance to the development north of
the intersection of Range Line Road with U.S. Highway 31; and (b)
at the intersection of Range Line Road and 146th Street. These
Center Identification Ground Signs may not include tenant
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Planned Unit Development District Ordinance - U.s. Highway 3\ and \46th Street
21 May2002
FINAL DRAFT For Plan Commission
. identification and shall be consistent in design with the sign shown
in Exhibit "B".
2. One (1) Center Identification Ground Sign with a maximum height
of 7 feet and a maximum sign area of 3 60 square feet shall be
allowed in the area adjacent to the greenbelt along U.S. Highway
31. This Center Identification Ground Sign may not include tenant
identification and shall be consistent in design with the sign shown
in Exhibit "B".
3. Two (2) Center/tenant identification ground signs with a maximum
height of 5 feet and a maximum sign area of 35 square feet shall be
allowed at each intersection of a private drive or public street and
Range Line Road. Copy on these Center/tenant identification
ground signs roay include tenant names up to seventy (70) percent
of the rrHiximum sign area and if tenant identification is included,
at least two but no more than SIX tenants may be identified.
D. W::Jll Sle)1~' Consistent with the sign standards set forth in subparagraph
B. above, wall signs shall be permitted for each tenant. Excepting for any
standalone single or multi-tenant building adjacent to the greenbelt along U.S.
Highway 31, the Maximum Sign Area shall be determined in accordance with the
non-freeway sign chart applicable for tenants in Single Tenant & Multi-Tenant
Buildings (Ground Floor & Multi-Level) as set forth in Ordinance Z-302.
However, for purposes of this Ordinance, any building located adjacent to the
right-of-way of Range Line Road that is located less than five (5) feet from the
right-of-way line of Range Line Road shall be deemed to be located five (5) feet
from the right-of-way line for purposes of applying the sign chart referenced
above to determine the allowable sign area for the wall signage. Wall signs shall
be composed of individual letters and logos and may be illuminated by internal or
external sources. Tenants in buildings with more than one frontage on a public
street or private drive are allowed one wall identification sign per frontage on a
public street or private drive, as long as the total number of wall signs does not
exceed three (3). Standalone single or multi-tenant building adjacent to the
greenbelt along U.S. Highway 31 shall be permitted wall signs facing or oriented
toward U.S. Highway 31 in accordance with the provisions of Ordinance Z-302.
Provided, however that:
1. there shall be no wall signs on the east facade of any multi-tenant
or single tenant buildings located east of the right-of-way of Range
Line Road; and
2. there shall be no wall signs on the west facade facing a single
family residential zoning district of any multi-tenant or single
tenant buildings located along or west of the west right-of-way of
Range Line Road.
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Planned Unit Development District Ordinance - U.s. Highway 31 and 146th Street
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E. Awnine Signs: Signs may be imprinted on permanent awnings.
These signs shall be secondary to the wall signage of any tenant and the sign area
shall be subject to the approval of the Commission or a Committee of the
Commission as a part of the ADLS or ADLS amendment approval process and
pursuant to the Commission's Rules of Procedure.
F. Sinele Tenant Rllilciine Siens. Single tenant building signage shall
be as permitted by Ordinance Number Z-302, and as amended by Subparagraphs
B and D above
Seetion 104 Rooftop Mech:mic::ll Fqllipment: Any rooftop mechanical equipment
visible from an adjoining street or highway shall be screened with suitable walls or
fencing subject to the approval procedures contained in the Commission's Rules of
Procedure.
Section 10:) r::lrt rormls: Any cart corrals on the Real Estate shall be constructed of
masonry materials subject to the approval procedures contained in the Commission's
. Rules of Procedure.
Section 11
Approval of ADLS.
A. The Commission shall consider an ADLS approval application for any
project on the Real Estate.
B. The Commission shall approve the ADLS without conditions, or approve
with conditions.
C. Pursuant to Paragraph A above, multi-tenant buildings shall be submitted
to the Commission for ADLS approval. At that time, palettes of building
materials, lighting fixtures, signage types and designs, awnings and window
treatments for the tenant facades may be submitted for approval concurrently with
the approval of the ADLS application for the multi-tenant building. Thereafter,
tenant facades (including, but not limited to, building materials, signage, awnings
and window treatments) may be submitted to the Department for approval. To the
extent that there is Material Alteration from the approved items within a particular
palette, then the request shall be reviewed and approved by a Committee of the
Commission, pursuant to the Commission's Rules of Procedure.
D. If there is a Material Alteration in the ADLS plans, review and approval
shall be made by a Committee of the Commission, pursuant to the Commission's
Rules of Procedure.
E. The ADLS shall be a specific plan consisting of the architectural design of
any buildings, landscaping, lighting, and signage for a site on the Real Estate.
Section 12
Approval or Deni::l1 of the Prellmin::lry anci Fin::ll Development Pl::lns:
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Planned Unit Development District Ordinance - U.S. Highway 31 and 146th Street
21 May 2002
FrNAL DRAFT For Plan Commission
A. The Commission shall approve without conditions, approve with
conditions, or disapprove the Preliminary Development Plan ("PDP") for any
project on the Real Estate. Provided, however, that the Commission shall not
unreasonably withhold or delay the approval of a PDP that is in conformance with
this Ordinance and the Carmel/Clay Zoning Ordinance. If the Commission
disapproves the PDP for any project on the Real Estate, the Commission shall set
forth in writing the basis for the disapproval.
B. The Director shall approve without conditions, approve with conditions, or
disapprove the Final Development Plan ("FDP") for any project on the Real
Estate. Provided, however, that the Director shall not unreasonably withhold or
delay the approval of a FDP that is in conformance with this Ordinance and the
Carmel/Clay Zoning Ordinance. If the Director disapproves the PDP for any
project on the Real Estate, the Director shall set forth in writing the basis for the
disapproval.
C. An amendment to a PDP or FDP which does not alter the use of any land
may be reviewed and approved by the Director. However, any interested party
may appeal the decision of the Director directly to a committee of the
Commission.
D. The PDP shall be a preliminary plan for the development of real property
that is submitted for approval by the Commission showing proposed facilities and
. structures and parking information for a site on the Real Estate.
E. The FDP shall be a specific plan for the development of real property that
is submitted for approval by the Director showing proposed facilities and
structures, parking, drainage, erosion control, utilities and building information
for a site on the Real Estate.
F. No Final Certificate of Occupancy shall be issued for any building until
Range Line Road has been constructed between 146th Street and U.S. Highway
31, west of U.S. Highway 31.
G. Improvements to Range Line Road south of the intersection of Range Line
Road and U.S. Highway 31 shall be completed in accordance with plans approved
by the Department within 6 months following the completion of construction of
Range Line Road between 146th Street and U.S. Highway 31.
Section 11
Violl'1tion!'; ofOrdinl'lnce' All violations of this Ordinance shall be subject to
Section 34.0 of the Carmel/Clay Zoning Ordinance.
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PlalUled Unit Development District Ordinance - U.S. Highway 31 and 146th Street
21 May 2002
FINAL ORAFT For Plan Commission
REMAINDER OF THIS P AGE INTENTIONALLY BLANK
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Planned Unit Development District Ordinance - U.S. Highway 31 and 146th Street
21 May 2002
FINAL DRAFT For Plan Ccunnlission.
PASSED by the Common Council of the City of Carmel, Indiana this _ day of
, 2002, by a vote of _ ayes and _ nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Kevin Kirby
Wayne Wilson, President
John R. Koven
Robert Battreall
N.L. Rundle
Ronald E. Carter
Luci Snyder
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
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i
Planned Unit Development District Ordinance - U.S. Highway 31 and 146th Street
21 May 2002
FINALDRi\FT For Plan Commission
Presented by me to the Mayor of the City of Carmel, Indiana the _ day of
, 2002.
Diana L. Cordray, IAMC, Clerk-Treasurer
Approved by me, Mayor of. the City of Carmel, Indiana, this _ day of
2002.
James Brainard, Mayor
ATTEST:
THIS INSTRUMENT PREPARED BY:
PAUL G. REIS, ESQ., ATTORNEY AT LAW
8888 Keystone Crossing Suite 1200, Indianapolis, Indiana 46240
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