HomeMy WebLinkAboutPacket 09-04-07
City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date:
To:
From:
August 24, 2007
Plan Commission Members
Adrienne Keeling ~
Department of Community Services
Re:
September 4th Subdivision Committee meeting - Docket No. 07020020 OA
Enclosed is the information packet for the following item. This was assigned to the Special Studies Committee in
July, and then re-assigned to the Subdivision Committee. If you have any questions, please give me a call at 571-
2417.
Docket No. 07020020 OA: US 31 & 421 Overlay Architectural Design Amendment
The applicant seeks to Amend the Zoning Ordinance, Chapter 23B: US Highway 31
Corridor Overlay Zone and Chapter 23C: US Highway 421 - 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. In summary, the amendments propose the following:
US Highway 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.
4. Specify commercial fence standards (~).
US Highway 421 - Michil~an Road Corridor Overlav 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 chapter language is blue. Deleted chapter language is red. Changes suggested at Public Hearing and since the
August Committee meeting are highlighted.
2007-0824; 07020020 OA; Committee Memo
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ONE CIVIC SQUARE
CARtvIEL, INDL\NA 46032
317 /571-2417
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Sponsor: Councilor
ORDINANCE Z-###-07
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
An Ordinance Amending the Architectural Design Requirements of the US 31 Corridor and
Michigan Road Corridor Overlay Zones in the Carmel Zoning Ordinance
31.
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 23B.09: Architectural Design Requirements to read:
23B.09
Architectural Deshm 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. 3l
Corridor and, particularly, with due consideration to buildings located on lots that abut the project
site.
B.
Seale aRa proeortioR: :\11 bl:1iIdiRg fa~ades, iReh:ldiRg doors, wiRaows, colHffiR spaciRg, aRd
sigRage shall Be desigRed I:1SiRg the GolaeR Secti0R, represeRtea by the ratio 1: I Jj or 1.6: I.
08/24/2007
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), architeetural 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.
Footorint: 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 eight (8) feet.
Roof: Modulation of the roof and/or roof line will be reauired in order to eliminate box-shaned
buildings. Paranets must be fullv integrated into the architectural design of the building and
nrovide seamless design transitions. including exterior materials. between the main building mass.
mechanical oenthouses and other roof structures. Should thev be used. oartial naranets shall have
a return that extends inward to at least the first structural bav. or twentv-five (25) feet. whichever
is greater. Building penthouses emst be incorporated into the building fa~ade design, including
exterior materials speeifieatioRs.
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! as reauired bv Chavter 24:
(I) A Site Plan showing the proposed building in the context of adjoinin6and neighboring
buildings, including buildings across U.S. 31.
(2)
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:
(a)
(b)
(c)
U.S. 31 Southbound lane
Immediately across the highway, from approximately first floor level
U.S. 31 Northbound lane
I~~Golden Section analysis, providing building elevations '.vRich define how the lli:Q~
lll!ili!Wg has ~Jesig~ l:!tilizing.ili.9..P.ill.per ratio~
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).
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37 b. Amend Section 23B.16: Other Reauirements to read~
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39 23B.16 Other Requirements.
23B.16.01 Outside Storage of Refuse:
Unenclosed storage of refuse (whether or not in containers) or display of merchandise shall not be
permitted on any project. All refuse shall be contained completely within the Principal Building
or Accessory Building. Any Accessory Building for refuse storage shall be:
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A.
B.
Designed to include a roof structure; and,
Architecturally compatible with the Principal Building.
Ordinance Z-###-07
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23B.16.02
Loading and Unloading Areas:
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Loading and Unloading Berths or Bays shall be designed as specified in the underlying primary
zoning district(s), except that any Loading and Unloading Berth or Bay shall not be oriented to
U.S. Highway 31. Loading and Unloading Berths or Bays oriented toward any other public right-
of-way, shall be landscaped/screened using masonry wall(s), plant materia], or a combination
thereof, subject to Commission approval.
23B.16.03
Additions to Existing Residential:
Uses and Detached Bui]dings 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:
A.
B.
Must be of compatible architectural design with the Principal Building;
Must be set back a minimum of thirty (30) feet from the right-of-way line nearest to and
running most parallel with U.S. Highway 31; and be accompanied by the minimum
applicable perimeter buffer per Section 26.04: Perimeter Buffering.
Waivers:
c.
The applicant may request a Plan Commission Waiver to the dimensional and
quantitative standards of this Section 23B.16.03, by not greater than thirty-five percent
(35%), consistent with requirements set forth in Section 23B.02(G ).
!Z3B.16.04 Perimeter Fences. Perimeter Fences shall be oermitted for orivacv. bufferinilanct
~creening oumoses and shall be identified on the DP. When used. oerimeter fences shall b~
~onstructed of wood and masonrv materials. be solid as viewed from anv am!le and shall be at
least eight feet (8') in height. Primari]v cedar fences are oermitted: however. twentv-four inc~
124") wide red brick or stone columns shall be incomorated into the fence design at least even!
thirtv-two feet (32'). A]ternative]v. meta] fencing withlandscaoing is oermitted such that 100o/J
landscaoim! screen is achieved within three (3) vears. All fences shall be orooerlv maintained and
feoaired. as necessary!
ZO CHAPTER 23C: US HIGHWAY 421 - MICHIGAN ROAD CORRIDOR OVERLAY
~. Amend Section 23C.09: Architectural Design Requirements to read:
23C.09
Architectural Desien ReQuirements.
In reviewing the architectural design of building(s) proposed to be built in the Overlay Zone, factors to be
considered by the Commission shalI include but are not limited to the following:
A.
Design Theme: Bui]dings 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 shalI not be a factor in the design of
new buildings unless they are consistent with the architectural objectives of the Overlay Zone.
Building Prooortion: Buildings within the Overlay Zone shall be desi;;Red as a eompElsitioR of
related forms goveraed by the applieatiElR of the Go]deR SeetioR (]: Ui). Bl:JildiRgs 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 Y2)
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
tloor. The minimum height for alI buildings shalI be twenty (20) feet, either at the rootline or at
the top of the parapet wall.
B.
c.
08/24/2007
Ordinance Z-###-07
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D.
Building Facades. Fac;ades shall have a defined 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 materials along a horizontal line!
br alon2 a vertical line of an architectural element (not a :vertical or diag~nalline). The ~1
that aDoears to bJ heavier ~teriai shall always be placed beneath the lighter material. ProRt aRd
~id0Ali fac;ades of buildings located OR comer lots or p~ shall be of the same materials and
similarly detailed.
IDesi!li1 elements of the elevations shall be or2(,lnized such that ooenin2s line uo horizontallv and
!Verticallv with other ooeninf!s. Ooenin2s in a facade shall be arran2ed in a balanced. relativel"
'uniform fashion. Ooenin2s of varyin2 sized are often centered vertically alon2 the center line of
'the ooenin2s above or below!
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.
!l\1OdUlation of the roof and/or roorline will be reauired in order to eliminate box-shaoed
buildinf!s. Paraoets must be fullv inte2rated into the architectural desi2n of the buildin2 and
brovide seamless desi2n transitions. includin2 exterior materials. between the main buildinf! mass!
mechanical oenthouses and other roof structures. Should they be used. oartial oaraoets shall have
~ return that extends inward to at least the first structural bay. or twentv-five (25) feet. whichever
~s 2reaterl
Pitched roofs shall be clad in wood shingles, slate, composition asphalt shingle or standing-seam
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.
E.
All vents, attic ventilators, turbines, flues and others roof penetrations must be painted to match
the color of the roof or flat 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.
F.
Entrances. Building entrances shall be defined 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.
G.
H.
Ordinance 2-###-07
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1.
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08/24/2007
K.
Storefronts. Storefronts shall be integrally designed with overall fa<;ade character. Ground floor
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 floor) 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.
Suitabilitv 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, fieldstone, 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 aRY eemeiRatieR off red brick or stone. The
followin!! materials mav also be aoolied as trim details. but shall not exceed ten oercent
(10%) of the overall non-window facade area:
a. Red brick or stone 'of a contrastin!! color;
3.
Smooth cut cedar shingles;
Wood clapboard siding;
Wood beaded siding;
Stucco with smooth finish, or ~ElFS(or eqHi\'aleRt)~, Rot to exceed tv/eRty
percent (20%) of tHe everall ROR windo'N far;ade area.
Warehouse facilities, including self-storage and mini-warehouse uses, shall have a high-
quality fa<;ade treatment on all sides ~'isiDle fmm U.S. l.Iigh:w!)~ consistent with the
following:
b.
c.
d.
e.
L.
M.
N.
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).
Stone or svnthetic stone. Dfovided the buildin!! desi!!n also incorooratd
'architecturallv aODfooriate details of contrastin!! color and material. as noted
breviouslv in Subvaraeraohs K( I) and K(2 )!
Design in relation to topography of the site;
a.
b.
c.
'd.
Design of proposed landscaping in relation to structures; and
Overall aesthetics of the proposed building, including color.
Ordinance Z-###-07
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~ Amend Section 23C.14: Other Requirements to read:
23C.14
Other ReQuirements.
23C.14.0l 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.
23C.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:
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%).
23C.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:
1.
2.
I.
2.
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.
33 3. If property or building is vacated for more than one (I) year.
34 23C.14.07 Perimeter Fences. Perimeter Fences shall be Dermitted 'ocr tho needs of the business
35 ~stablishm()Rt~ for orivacv. buffering and screening Durooses and shall be identifiedon the DP.
36 When used. oerimeter fences shall be constructed of wood and masonrv materials[ $4-be solid as
37 viewed from anv angle and shall be at least eight feet (8') in height. Primarilv \:edar ''vooded
38 fences are oermitted: however. twentv-four inch (24") wide red brick or stone columns shall be
39 incomorated into the fence design at least everv tift,,' f-eet (5'0;) thirtv-two feet (32').
40 Alternativelv. metal fencing with landscaoing is oermitted such that 100% landscaoino screen is
41 achieved within three (::\) vears IAn fences shalrbe"Droneriv maintaine"(f and reDaired: 'a~
42 ~ecessarv!
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45 Section II: All prior Ordinances or parts thereof inconsistent with any provision of this
46 Ordinance are hereby repealed.
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08/24/2007
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 _
IO day of , 2007, at _.M.
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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
08/24/2007
Ordinance Z-###-07
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Section III: This Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
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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, IAMC, Clerk-Treasurer
0812412007
Ordinance Z-###-07
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