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CITY OF CARMEL ZONING ORDINANCE
CARMEL CITY CODE
CHAPTER 10: ZONING & SUBDMSIONS
ARTICLE 1: WNING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23E: HOME PLACE DISTRICT OVERLAY ZONE
23E.OO
23E.Ol
23E.02
23E.03
23E.04
23E.05
23E.06
23E.07
23E.08
23E.09
23E.I0
Home Place District Overlay Zone.
District Boundaries.
Commission Approval.
Permitted Uses.
Special Uses.
Excluded Uses.
Accessorv Buildings and Uses.
General Provisions.
Home Place Business District.
West Home Place Commercial Corridor.
Additions to Existing Residential.
23E.OO
Home Place District Overlay Zone.)
23E.00.Ol 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.
23E.00.02 Plan Commission Apvroval.
A. Development Plan. Refer to Sub-district regulations for Development Plan requirement.
B. Architectural Design. Exterior Lighting. Landscaping and Signage. Refer to Sub-district
regulations for Architectural Design, Exterior Lighting, Landscaping and Signage
requirement.
23E.OO.99
A.
B.
Application Procedure.
Development Plan. See Section 24.99(A): Development Plan.
Architectural Design. Exterior LiJhting. Landscaping and Signage (ADLS). See Section
24.99(B): Architectural Design, rxterior Lighting, Landscaping and Signage (ADLS).
If the DP and/or ADLS plan is I materially changed in any way, resubmission to the
Commission per Section 23E.02 'is required.
C.
) Section 20E.00 amended per Ordinance No. Z-453-04, jes-et.
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Chapter 23E: Home Place District Overlay Zone
23E-l
I
as adopted per Z-375-02. As amended, per Z-415-03; Z-453-04; Z-481-05
Autumn 2005 vI
I
CITY OF CARMEL ZONING ORDINANCE
23E.0l
District Boundaries.
23E.02
The Home Place District Overlay Zone is fenerally bounded by the following streets; to the west by
Pennsylvania Street, to the north by East 116 Street, to the east by the Monon Greenway, and to the south
by 1-465.
The Home Place District is comprised of the following sub-districts as shown on the Home Place District
Boundaries Map, Exhibit A: .
A Home Place Business District, which is primarily comprised of the properties located near the
intersection of East 106th Street and North College Avenue.
B
West Home Place Commercial Corridor, which is comprised of properties on the East side of
Pennsylvania Street from East 103rd Street to East 1 16th Street.
A.
Commission AuurovaF
Development Plan. 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 that is to be developed for commercial purposes or as a Planned Unit
Development.
1. 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.
2. Commission shall review a DP application to determine if the DP satisfies the
development requirements specified in Section 23E.08 and Section 23E.09. The
Commission's review shall include but not be limited to the following items:
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;
i. 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;
1. The means and impact of sanitary sewage disposal and water supply techniques;
2 Section 20E.02 amended per Ordinance No. Z-453-04, ~eU.
Chapter 23E: Home Place District Overlay Zone
23E-2
as adopted per Z-375-02. As amended per Z-415-03; Z-453-04; Z-481-05
Autumn 'oo~ vl
CITY OF CARMEL ZONING ORDINANCE
In. Dedication of streets find rights-of-way, or reservation of land to be sold to
governmental authoritie~ 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 Horne Place District that are set forth in the
Comprehensive Plan, including the Thoroughfare Plan.
s. Excess Noise.
3. 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 fmdings of the Commission.
4. 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 Distri,ct Overlay Zone, the requirements for the Home Place
District Overlay Zone shall prevail.
B. Architectural Design. Landscaping. Exterior Lighting and Signage. 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, Exterior Lighting
and Signage (ADLS), access to the prop~rty, site layout, parking and site circulation, pursuant to
Section 23E.08 and Section 23E.09, and such approvals shall be necessary prior to:
1. The establishment of any use of land;
2. The issuance of any Improvemerit:Location Permit;
3. The erection, reconstruction or ~Juctural Alteration of any commercial building(s) in the
Home Place Business District or,West Home Place Commercial Corridor; or
4 An h ... I
. y c anges m site lmprovements.
C. Zoning Waiver. The Commission may, after a public hearing, grant a Zoning 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:
1. The proposal shall be in harmony with the purposes and the land-use standards contained
in this chapter.
2. The proposal shall enhance the overall Development Plan, the adjoining streetscapes and
neighborhoods, and the overall Home Place neighborhood.
3. The proposal shall not prOduce! J 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 apversely affect emergency vehicle access or deprive
adjoining properties of adequate li~t and air.
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4. The proposal exhibits extraordinary site design characteristics, including, but not limited
to: Increased landscape treatmen~ tree preservation, provisions for bicycle and pedestrian
traffic. I
In granting a waiver, the Commission tpay 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
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Chapter 23E: Home Place District Overlay Zone
23E~31
. I
as adopted per Z-375-02. As amended,per Z-415-03; Z-453-04; Z-481-05
Autumn 2005 vI
II
CITY OF CARMEL ZONING ORDINANCE
Indiana law to petition the Board for a variance from development standards provided under Ie
36-7-4-918.5 and this Zoning Ordinance.
23E.03
Permitted Uses.3
All uses which are permitted in the underlying primary zoning district( s), except those uses expressly
excluded by Appendix A: Schedule of Uses, are permitted in the Home Place District Overlay Zone.
23E.04
Special Uses.4
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 Appendix A: Schedule of Uses, are
permitted in the Home Place District Overlay Zone.
23E.05
Excluded Uses.s
See Appendix A: Schedule of Uses.
23E.06
Accessory Buildin2s and Uses.
All Accessory Buildings and Uses which are permitted in the underlying primary zoning district(s) shall be
permitted, except that any detached Accessory Building shall be architecturally compatible with the
Principal Building(s) with which it is associated.
[23E.O}
General Provisions.
These guidelines apply to commercial development, expansion, additions, or construction in The Home
Place District Overlay Zone.
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, _A. Landscaping.
l_ I~ J Parking areas shall be landscaped as follows:
/ A five-foot (5') wide planting strip shall be provided along the sides and rear of
all parking areas. The minimum planting shall include two (2) shade trees and
twenty (20) shrubs per one hundred (100) linear feet or three (3) shade trees and
ten (10) shrubs per one hundred (100) linear feet.
~ Parking areas that are located in Side Yards shall be screened from the street
/' right-of-way with a six-foot (6') wide planting strip consisting of:
i. Three (3) shade trees and thirty (30) shrubs per one hundred (100)
linear feet, or;
ii. A forty-two-inch (42") decorative wall, or;
iii. A combination of the above as approved by the Commission.
Shade trees shall be planted within parking areas greater than ten thousand
(10,000) square feet. There shall be planted one (I) shade tree and five (5)
shrubs per every nine (9) parking spaces.
./
3 Section 23E.03 amended per Ordinance No. Z-415-03. scb.
4 Section 23E.04 amended per Ordinance No. Z-415-03. scc.
S Section 23E.05 amended per Ordinance No. Z-415-03. scd.
Chapter 23E: Home Place District Overlay Zone
23E-4
as adopted per Z-375-02. As amended per Z-415-03; Z-453-04; Z-481-05
Autunm 2005 vl
CITY OF CARMEL ZONING ORDINANCE
2. A three-foot (3') wide or greater strip of foundation plantings shall be provided along the
front building fayade.
3. 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.
4. 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 percent (60%)
of all trees that are:
a. Six-inch (6") DBH or larger, or
b. 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.
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.
It shall be the responsibility of th~ owners and their agents to insure proper maintenance
of all trees, shrubs and other I 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. I
No landscaping, which has been1approved by the Commission, shall later be substantially
altered, eIiminated or sacrifice4 ;without fIrst obtaining further Commission approval.
However, minor material alterations in landscaping may be approved by the Director or
his designee in order to conform'to specific site conditions.
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The Director, or his duly appointed representatives, shall have the authority to visit any
lot or parcel within the Home Place Business District.
5.
6.
7.
8.
B. Lighting.
1. Storefronts shall be internally illuminated to prominently and attractively display the
business or its products.
2. Exterior lighting may be affixed to the building.
3. Pedestrian passages to parking lots (walkways) must be lit to a minimum of three (3)
footcandles.
4. All exterior architectural, display, decorative, and sign lighting shall be generated from
concealed, low level fixtures.
5. Exterior lighting shall be archite'cturally integrated with the building style, material, and
color. Rooftop lighting shall be ptohibited.
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6. The maximum height of lighting! standards in parking areas shall not exceed the Building
Height or twenty-five (25) feet; -tvhichever 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.
Parking and Loading.
I - i-I No parking shall be allowed in the Front Yard.
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[C,:-t
Chapter 23E: Home Place District Overlay Zone
23E-5
as adopted per Z-375-02. As amended per 2-415-03; Z-453-04; Z-481-05
Autunm 2005 v I
II
CITY OF CARMEL ZONING ORDINANCE
2. All parking shall be paved with asphalt or concrete, and curbed using poured-in-place
concrete curbing.
3. Parking areas shall be located at the rear or side of buildings, and screened from the
sidewalk by low walls, low fences, or hedges.
4. Parking space dimensions shall be nine feet by twenty feet (9' x 20'), or ten feet by
eighteen feet (10' x 18'), including two (2) feet for bumper overhang.
5. Adjacent/adjoining lots shall be interconnected either by alleys or internal driveways.
D. Pedestrian and Bicycle Circulation.
1. Neither sidewalks nor walkways shall be used by auto traffic.
2. Bicycle parking shall be provided at one (1) space per one hundred (100) feet of building
frontage. Where fractional spaces result, the parking spaces required shall be the nearest
whole number.
3. 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 walkways shall be eight (8) feet.
E. Product Material & Refuse Storage.
1. Material or product storage shall occur within the Principal Building or an Accessory
Building.
2. Any Accessory Building for storage shall:
a. Be architecturally compatible with the Principal Building and integrated into the
overall site layout.
b. Be approved by the Commission.
3. Any Accessory Building for storage or disposal of refuse shall:
a. Accommodate waste and recyclable materials, and, if applicable, grease or other
cooking refuse.
b. Be architecturally compatible with the Principal Building and integrated into the
overall site layout.
c. Be approved by the Commission.
F. Zoning Waiver.
The applicant may request a Zoning Waiver to the dimensional and quantitative standards of this
Section 23E.07, by not greater than thirty-five percent (35%), consistent with requirements set
forth in Section 23E.02(C).
Chapter 23E: Home Place District Overlay Zone
23E-6
as adopted per Z-375-02. As amended per Z-415-03; Z-453-04; Z-481-05
Allhltnn ?OO'i vI
CITY OF CARMEL ZONING ORDINANCE
23E.08
Home Place Business District.6
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.
A.
Building Height.
B.
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Twenty (20) feet.
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Thirty-five (35) feet.
Hve (5) feet Jm Front Lot Line.
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2. Maximum: Fifteen (IS) feet :from Front Lot Line.
3. Uses which require outdoor seatiJg shall be set back no less than ten (10) feet.
Minimum Side Yard Setback. II
I. There are no Minimum Side Yard Setbacks; however, walkways to rear parking must be
a minimum of six (6) feet wide. I I
2. See also Section 23E.07(A): Lafzdscaping.
Minimum Rear Yard Setback. I
l. Minimum: Ten (10) feet i
2. See also Section 23E.07(A): Landscaping.
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All buildings must face the public street.
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The primary entrance shall be :from a public street.
Secondary entrances must face thJ side or rear of the building.
,
1.
2.
Minimum:
Maximum:
Front Yard Setback.
1.
Minimum:
c.
D.
E.
Building Orientation.
l.
2.
3.
F.
Maximum Gross Floor Area.
Fifteen thousand (15,000) square feet I
Architectural Design. 'I
1. Buildings shall be a maximum of two (2) stories.
2. The building shall be primarily Jomposed of brick and/or stucco with other materials
used for accent. I
3. The first and second floors will!liave a coordinated composition, which will usually be
indicated by the alignment of uppbr floor windows and other features with openings and
features on the frrst floor. I I
4. Front and side fa<;ades of buildings on Comer Lots shall be of the same materials and
similarly detailed.
5. In general, buildings will have flat :fronts with large window or door openings.
G.
6 Section 20E.08 amended per Ordinance No. Z-453-fJ4, ~ev.
Chapter 23E: Home Place District Overlay Zone
23E-7,
, I
as adopted per Z-375-02. As amendediper Z-415-03; Z-453-04; Z-481-05
Autunm 2005 vI
II
CITY OF CARMEL ZONING ORDINANCE
6. 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.
7. The second story of buildings may be for commercial or residential uses.
8. Rooftop equipment must be screened from view.
H. Parking.
Parking shall be provided at the minimum ratio of one (1) space per one thousand (1000) square
feet of Gross Floor Area.
I. Buffer Reauirements.
Any properties adjacent to or abutting an existing residence or residential area must create at least
a five-foot (5') wide buffer consisting ofa minimum of three (3) shade trees, two (2) ornamental
trees, and nine (9) shrubs per one hundred (100) linear foot increment.
J. Zoning Waiver. The applicant may apply for a Zoning Waiver of the dimensional and quantitative
standards of this Section 23E.08, by not greater than thirty-five percent (35%), consistent with
requirements set forth in Section 23E.02(C).
Chapter 23E: Home Place District Overlay Zone
23E-8
as adopted per Z-375-02. As amended per Z-415-03; Z-453-04; Z-481-05
Autunm 2005 vI
23E.09
CITY OF CARMEL ZONING ORDINANCE
I
West Home Place Commercial Corridor.7
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. 3 I and
the existing residential areas.
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.
These two areas are shown in the Home Place District area map, Exhibit A.
~A. Building Height. I
1. Buildings located in the Low Intensity area shall be a maximum of two (2) stories tall or
thirty (30) feet, whichever is les~'1
2. Buildings located in the High Int~nsity area shall be a maximum of three (3) stories tall or
forty-five (45) feet, whichever is less.
Front Yard Setback. I
1. Minimum: Five (5) feet ~
Side Yard Setback.
V"B.
/C.
/D.
1. Minimum: Ten (10) feet
Rear Yard Setback.
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Nextto existing residence(s): Fifteen (15) feet
II
2. Next to existing business: Ten (10) feet
Building Orientation. II
I. All buildings must face Pennsylvania Street.
2. The primary entrance shall be fr6~ at least a Secondary Arterial.
3. Secondary entrances shall not bel through residential areas.
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Architectural Design.
I. Low Intensity Area:
1.
/~.
F.
a.
Buildings must be residential in character.
Buildings must be design~d to contribute to the neighborhood scale environment
and to be compatible with residential uses in nearby single-family areas.
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Buildings must be faced in brick and trimmed in metal, stone, pre-cast concrete,
wood, or stucco. I I
Every face of the building must have windows.
Concrete block is not all~wed on the exterior.
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Entrances must be clearl1 articulated.
The architectural style, including materials and detailing, must be consistent on
all sides of the building. I
Rooftop equipment must be screened from view.
b.
c.
d.
e.
f.
g.
h.
7 Section 20E.09 amended per Ordinance No. Z-453-04. Jew: Z-481-05, Ja.1
Chapter 23E: Home Plac~ ~istrict Overlay Zone
23E-91
as adopted per Z-375-02. As amended per Z-415-03; Z-453-04; Z-481-05
Autunm 2005 vI
II
CITY OF CARMEL ZONING ORDINANCE
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2. High Intensity Area:
a. Large expanses of glass are allowed, but the building shall not be constructed
entirely of a metal and glass curtain wall.
b. A minimum of three (3) 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.
c. Concrete block is not allowed as an exterior fmish material.
d. Entrances must be clearly articulated.
e. The architectural style, including materials and detailing, must be consistent on
all sides of the building.
f. 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.
g. Rooftop equipment must be screened from view.
Buffer Standards.
I .. ..
I 1.
-.
Low Intensity Area: Any properties adjacent to or abutting an existing residence or
residential area must create at least a five-foot (5') wide buffer consisting of a minimum
of three.D) shade trees, two (2) ornamental trees, and nine (9) shrubs per one hundred
(100) linear foot increment.
High Intensity Area: Any properties adjacent to or abutting an existing residence or
residential area must create at least a ten-foot (10') wide buffer consisting of a minimum
offive (5) shade trees, four (4) ornamental trees, and fifteen (15) shrubs per one hundred
(100) linear foot increment.
Zoning Waiver. The applicant may apply for a Zoning Waiver of the dimensional and quantitative
standards of this Section 23E.09, by not greater than thirty-five percent (35%), consistent with
requirements set forth in Section 23E.02(C).
2.
H.
23E.I0
Additions to Existin!! Residential.
Uses and Detached Buildings accessory to Single-family Dwelling Units are permitted provided that the
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.
Chapter 23E: Home Place District Overlay Zone
23E-10
as adopted per Z-375-02. As amended per Z-415-03; Z-453-04; Z-481-05
Autunm 2005 vI
.,
CITY OF CARMEL ZONING ORDINANCE
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Chapter 23E: Home Place District Overlay Zone
23E-1l
I
as adopted per Z-375-02. As amended per Z-415-03; 2-453-04; Z-481-05
Autumn 2005 vI
I
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CITY OF CARMEL ZONING ORDINANCE
CHAPTER 23E: HOME PLACE DISTRICT OVERLAY ZONE
AMENDMENT LOG
Ordinance No. Docket No. Council Approval Effective Date Sections Affected
Z-375-02 135-01a OA Apri11, 2002 April 1, 2002 ZO Ch 23E
Soring 2002 vI
Z-415-03 39-02 OA November 17, 2003 November 18, 2003 23E.03; 23E.04;
23E.05
Autunm 2003 vI
Z-453-04 150-020A August 16,2004 August 16, 2004 23E.00; 23E.02;
23E.08; 23E.09;
23E.ll
Sununer 2004 vI
Z-481-05 05070002 OA September 19,2005 September 19, 2005 23E.09
Autunm 200S vI
Chapter 23E: Home Place District Overlay Zone
23E-12
as adopted per Z-375-02. As amended per Z-415-03; Z-453-04; Z-481-05
Allhnnn 200"i vl