HomeMy WebLinkAboutPacket 06-19-07
City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date:
To:
From:
June 8, 2007
Plan Commission Members
Adrienne Keeling Ar:-
Department of Community Services
Re:
June 19th Plan Commission meeting - Docket No. 070200200A
Enclosed is the information packet for the following item. If you have any questions, please give me a
call at 571-2417.
8H. Docket No. 07020020 OA: US 31 & 421 Overlay Architectural Design Amendment
The applicant seeks to Amend the Zoning Ordinance, Chapter 23B: US High'vvay 3/
Corridor Overlay Zone and Chapter 23C: US Highway 42/- Michigan Road Corridor
Overlay Zone, in order to amend the Architectural Design Requirements.
Filed by the Carmel Department of Community Services.
The enclosed amendments are proposed to improve architectural design requirements in the US 31
Corridor and US 421 - Michigan Road Corridor Overlay Zones. In response to recent projects, members
of the Plan Commission have requested staff to strengthen language regarding architectural design and
building material requirements in these two corridors. To summarize, the amendments propose the
following:
US Hil!hway 31 Corridor Overlay Zone
I. Delete reference to the Golden Section (building scale and proportion).
2. Require exterior corners to be offset by at least 8 feet.
3. Strengthen the roof design requirements to better integrate parapets and penthouses and to
eliminate box-shaped buildings.
US Hil!hway 421 - Michil!an Road Corridor Overlay Zone
I. Delete reference to the Golden Section (building scale and proportion).
2. Require red brick or stone as the primary material, with up to 10% of other selected materials as
trim details.
3. Specify commercial fence standards.
New language is shown in hlu.e. Deleted language is fed.
2007-0608; 07020020 OA; PC Memo
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ONE CIVIC SQUARE
C-\Ri\IEL, INDL\N.-\ 46032
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Sponsor: Councilor
ORDINANCE Z-###-07
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
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An Ordinance Amending the Architectural Design Requirements of the US 31 Corridor and
Michigan Road Corridor Overlay Zones in the Carmel Zoning Ordinance
WHEREAS, pursuant to the Advisory Planning Law of the State of Indiana (contained in
IC 36-7-4), each unit of local government that wishes to adopt land use and zoning ordinances
must first approve by resolution a comprehensive plan for the geographic area over which it has
jurisdiction; and
WHEREAS, the 2020 Vision Comprehensive Plan (the "Comprehensive Plan") Docket
No. 16-96 CP was given a favorable recommendation by the Carmel/Clay Advisory Plan
Commission on August 20, 1996, and duly approved by Resolution No. CC-09-03-96-03 of the
Common Council on September 24, 1996, and is therefore the official Comprehensive Plan of
the City of Carmel and Clay Township; and
WHEREAS, the City wishes to maintain an orderly, consistent and streamlined Zoning
Ordinance; and
WHEREAS, pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to
amend the text of the zoning ordinance; and
WHEREAS, pursuant to Indiana Code 36-7-4-610 and City of Carmel Ordinance No. D-
1600-02, the Carmel Zoning and Subdivision Control Ordinances are incorporated by reference
into the Carmel City Code;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana, that, pursuant to IC 36-7-4-600 et seq. and after Docket No. 07020020 OA
having received a recommendation from the Carmel Advisory Plan
Commission on Tuesday, MONTH DAY, 2007, it hereby adopts this Ordinance to amend the
Carmel Zoning Ordinance (Ordinance No. Z-289, as amended), as amended, to read as follows:
Section I:
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ZO CHAPTER 23B: U.S. HIGHWAY 31 CORRIDOR OVERLAY ZONE
a. Amend Section 238.09: Architectural Design Requirements to read:
23B.09
Architectural Desi2n ReQuirements.
In reviewing the architectural design of building(s) proposed to be built in the U.S. Highway 31 Overlay
Zone, factors to be considered by the Commission shall include but not be limited to the following:
A.
Context: 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.
B.
Seale and DfeDortioa: r.lll31:1ildiag faliases, iacll:laiag doors, ',viadows, COh:lffia spaeiag, aaa
sigaage shan be desigaed l:lsing the GeldeR SeetioR, reflreseatea by the ratio 1: 1.6 or 1.6: 1.
06/08/2007
Ordinance Z-###-07
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Materials: 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,
ornamental metal. Large expanses of glass are allowed, up to seventy percent (70%) of the fa<;ade
area. The building may not be constructed entirely of a metal and glass curtain wall. Concrete
block is not allowed as an exterior Finish material.
Footnrint: All buildings shall be designed with a minimum of eight external corners, in order to
eliminate box buildings. Each external corner shall be offset bv a minimum of eioht (8) feet.
Roof: Modulation of the roof and/or roof line will be reauired in order to eliminate box-shaoed
buildinos. Paraoets that are not continuous around the entire building must be fullv integrated into
the architectural design of the building and orovide seamless design transitions. including exterior
material soecifications. between the main building mass. mechanical oenthouses and other roof
structures. Should thev be used. oartial oaraoets shall extend inward to at least the First structural
bav. or twentv-five (25) feet. whichever is greater. Buildia; peatROI:ISeS HUlst be iacorporated iato
the bl:lildia; fa<;ade desiga, iaeludia; ex.terior materials specifications.
Sloped roofs shall not exceed one hundred (100) feet without a change in roof plane, or gable or
dormer. Sloped roofs shall be either standing seam metal or dimensional shingles.
Exhibits: The following architectural exhibits shall be provided to the Commission in addition to
normal submission requirement of any DP or ADLS application:
( I)
A Site Plan showing the proposed building in the context of adjoining buildings,
including buildi ngs across U.S. 31.
Perspective computer-enhanced color renderings showing the proposed building, signage,
parking areas (shown loaded) and any displays within the context of the actual existing
site conditions, including how it will look from any adjoining residential areas, as well
from as three locations, whose distance is no less than three hundred (300) linear feet
away nor more than one thousand (1000) linear feet away (from the property line), along
U.S.31:
(2)
(a)
(b)
(c)
U.S. 31 Southbound lane
Immediately across the highway, from approximately First noor level
U.S. 31 Northbound lane
(3)
Golden Section analysis, providing building elevations which define how the proposed
building has been designed utilizing the proper ratio.
HI::.
Waivers:
The applicant may request a Plan Commission Waiver to the dimensional and quantitative
standards of this Section 23B.09 by not greater than thirty-five percent (35%), consistent with
requirements set forth in Section 23B.02(G).
ZO CHAPTER 23C: US HIGHWAY 421 - MICHIGAN ROAD CORRIDOR OVERLAY
b. Amend Section 23C.09: Architectural Design Requirements to read:
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23C.09
06/08/2007
Architectural Design ReQuirements.
In reviewing the architectural design of building(s) proposed to be built in the Overlay Zone, factors to be
considered by the Commission shall include but are not limited to the following:
A.
Design Theme: Buildings shall be designed with an overall Corridor Architectural Theme
consistent with or complementary to the Federal, Georgian, Italianate, or Greek Revival Periods.
New buildings are not required to be imitative, but must incorporate the salient features of these
architectural styles. Pre-existing buildings on adjoining tracts shall not be a factor in the design of
new buildings unless they are consistent with the architectural objectives of the Overlay Zone.
Ordinance Z-###-07
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I B.
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II D.
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44 G.
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06/0812007
Building Proportion: Buildings within the Overlay Zone shall be desigRea as a eomflositieR of
related forms ,;ovemed by the appIieatioR of the GoldeR SeetioR (l: 1.6). BlIildiR';S should
generally avoid long, monotonous, uninterrupted walls or roof planes. The design and placement
of building fac;ades, doors, windows, and architectural design details shall be through use of
Regulating Lines.
Building: Height. The height of new principal buildings shall be at least one and one-half (I Yz)
stories, or be designed to appear so from the front and sides. Retail and office buildings are
encouraged to be two (2) stories or more in height, with office or residential uses on the second
floor. The minimum height for all buildings shall be twenty (20) feet, either at the roofline or at
the top of the parapet wall.
Building Facades. Fac;ades shall have a detined base or foundation, a middle or modulated wall,
and a top formed by a pitched roof or articulated cornice, in each instance appropriate to the
building style. Buildings with continuous fac;ades that are ninety (90) feet or greater in width,
shall be designed with offsets (projecting or recessed) not less than eight (8) feet deep, and at
intervals of not greater than sixty (60) feet.
Fac;ades constructed of more than one material shall only change material along a horizontal line
(not a vertical or diagonal line). The heavier material shall always be placed beneath the lighter
material. Front and side fac;ades of buildings located on corner lots or parcels shall be of the same
materials and similarly detailed.
Roofs. Roofs shall be simply and symmetrically pitched and only in the configuration of gables
and hips, with pitches ranging from 4: 12 to 14: 12. Shed roofs are permitted only when the ridge is
attached to an exterior wall of a building, and shall conform to pitch between 14: 12 and 4: 12. Flat
roofs are permitted when consistent with the historic style of architecture, if edged by a railing or
parapet, and if rooftop mechanical equipment is either camouflaged on all sides or visually
integrated into the overall design of the building. In no case shall rooftop mechanical equipment
be visible from adjoining residential zones or uses.
Pitched roofs shall be clad in wood shingles, slate, composition asphalt shingle or standing-scam
metal panels. Asphalt shingles shall be colored to resemble gray slate; standing-seam panels may
be either gray, black, dark blue, dark green or barn red.
Dormers shall be designed with the correct details, proportion and style consistent with the overall
building composition, and roofed with symmetrical gable, hip or barrel roofs. Belvederes,
cupolas, and pergolas are permitted if appropriate to the style, well proportioned, and fully
detailed.
All vents, attic ventilators, turbines. flues and others roof penetrations must be painted to match
the color of the roof or tlat black, except those made of metal which may be left natural. Gutters
and downspouts shall be appropriate to or visually integrated with the architectural style of the
structure.
Entrances. Building entrances shall be detined and articulated by architectural elements such as
lintels, pediments, pilasters, columns, and other design elements appropriate to the architectural
style and details of the building as a whole. The location, orientation, proportion and style of
doors must faithfully reflect the chosen style of the building.
Building fac;ades for industrial and warehouse uses shall be designed with a main entrance and at
least two (2) window openings associated with this doorway.
Windows. 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.
Awnings. Fixed or retractable awnings are permitted if they complement a building's architectural
style, material, colors, and details; do not conceal architectural features (such as cornices,
columns, pilasters, or decorative details); do not impair fac;ade composition; and are designed as
an integral part of the fac;ade. Metal or aluminum awnings are prohibited.
Ordinance Z-###-07
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Storefronts. Storefronts shall be integrally designed with overall fa<;ade character. Ground noor
retail, service and restaurant uses should generally have large pane display windows, however,
they shall not exceed seventy-five percent (75%) of the total ground level (first noor) fa<;ade area.
Buildings with multiple storefronts shall be of unified design, through the use of common
materials, architectural details, signage and lighting consistent with the overall building style.
Drive-thru windows. Drive-thru windows shall be designed as a related, integrated architectural
element and part of the overall design composition of the building.
Suitability of building materials. Unless otherwise approved by the Commission, building
materials shall be consistent with and/or complementary to those which replicate Federal,
Georgian, Italianate and Greek Revival Periods of American architecture, as follows:
I.
Exposed foundation shall be constructed of one or more of the following:
a.
Red brick;
Stone (limestone, granite, tieldstone, etc.);
Split-face block or architectural pre-cast concrete, if surface looks like brick or
stone.
b.
c.
2.
Fa<;ade walls shall be constructed of aR)' eeffibiRatieR ot~ red brick or stone. The
followinll materials mav also be aoolied as trim details. but shall not exceed ten oercent
([0%) of the overall non-window facade area:
3.
Red briclc or stORe;
Smooth cut cedar shingles;
Wood clapboard siding;
Wood beaded siding;
Stucco with smooth finish, or dryvit (or equivalent)~, Rot to exceed t'...-eRt)'
perceRt (20%) ef the overall ROR wiRdovl fa<<;ade area.
Warehouse facilities, including self-storage and mini-warehouse uses, shall have a high-
quality fa<;ade treatment on all sides visible from U.S. Highway 421 consistent with the
following:
a.
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Red brick fa<;ades trimmed with split-faced aggregate block (of a color and
texture resembling Indiana limestone), provided that it also includes red brick
accents (such as windowsills, lintels above windows and doorways, building
corners, parapet coping, etc.).
Split-face aggregate block (of a color and texture resembling Indiana limestone)
provided that it also incorporates red brick accents.
Pre-cast concrete wall panels of a color and texture resembling either red brick
or Indiana limestone, provided the building design also incorporates
architecturally appropriate details of contrasting color and material, as noted
previously in Subparagraphs K( 1) and K(2).
Design in relation to topography of the site;
a.
b.
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Design of proposed landscaping in relation to structures; and
Overall aesthetics of the proposed building, including color.
Ordinance Z-###-07
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2 c. Amend Section 23C.14: Other Requirements to read:
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4 23C.14 Other Requirements.
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23C.14.0 I Outside Storage. Outside storage areas shall be allowed as shown on the DP and shall be
architecturally compatible with the principal building(s) with which they are associated. Storage
areas shall be completely screened from view and subject to Commission approval. Trash
collection areas shall be enclosed and screened.
23C.14.02 Loading Berths. Loading berths and trash collection areas shall be permitted per the
needs of the business establishments and shall be identified on the DP. Loading berths and
overhead doors shall face to the rear of all buildings. Should a loading berth be located adjacent to
or visible from a public right-of-way, or established on the side of a building through any
circumstance, it shall be screened per Commission approval.
23C.14.03 Emergency Access. All emergency access areas and facilities shall be shown on the Site
Plan and reviewed by the Carmel Fire Chief.
23C.14.04 Signs. A Sign Plan for the proposed development shall be submitted to the Commission
for its approval as part of the ADLS application. Signs for each proposed use shall be uniform in
character as to color and architectural design as approved by the Commission. Should an ADLS-
approved Sign Plan be replaced with a new design. the amended Sign Plan must go before the
Commission for ADLS review and approval. Individual signs which conform to both the Sign
Ordinance and to the approved Sign Plan shall not require further ADLS approval, however, such
signs shall require a sign permit.
nc.14.05 Conforming Uses. A DP shall be submitted to the Commission for its approval when a
legal non-conforming use is changed to a conforming use and when either:
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Any new building is to be constructed; or
Any existing building or site development (including addition of parking lot) is expanded
by more than thirty percent (30%).
nc.14.06 Non-Conforming Uses. A DP shall be submitted to the Commission for its approval
when a legal non-conforming use is altered as follows:
2.
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A building has been more than sixty percent (60%) destroyed.
Any expansion of a building or site development (including addition of parking lot).
Normal maintenance and repair is exempt from the DP approval requirement.
If property or building is vacated for more than one (I) year.
3.
34 23C.14.07 Perimeter Fences. Perimeter Fences shall be Dermitted oer the needs of the business
35 establishments for orivacv. buffering and screenincr ourooses and shall be identified on the DP.
36 When used. Derimeter fences shall be constructed of wood and masonry materials and be solid as
37 viewed from any amde and shall be at least eil!ht feet (8') in heil!ht. Primarily wooden fences are
38 oermitted: however. twenty-four inch (24") wide red brick or stone columns shall be incoroorated
39 into the fence desil!n at least every fifty feet (50').
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42 Section II: All prior Ordinances or parts thereof inconsistent with any proVISIOn of this
43 Ordinance are hereby repealed.
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46 Section III: This Ordinance shall be III full force and effect from and after its passage and
47 signing by the Mayor.
06/0812007
Ordinance Z-###-07
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Ordinance Z-###-07 PASSED by the Common Council of the City of Carmel, Indiana this
_ day of , 2007, by a vote of ayes and nays.
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COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Joseph C. Griffiths
Richard L. Sharp, President Pro Tempore
Kevin Kirby
Ronald E. Carter
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
ATTEST:
Diana L. Cordray, lAMC, Clerk-Treasurer
06/08/2007
Ordinance Z-###-07
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I Ordinance Z-###-07 Presented by me to the Mayor of the City of Carmel, Indiana this
2 _ day of , 2007, at _.M.
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6 Diana L. Cordray, IAMC, Clerk-Treasurer
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9 Ordinance Z-###-07 Approved by me, Mayor of the City of Carmel, Indiana, this _
10 day of
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,2007, at
.M.
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
Prepared by:
John R. Molitor
Carmel Plan Commission Attorney
One Civic Square
Carmel, IN 46032
06/0812007
Ordinance Z-###-07
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