HomeMy WebLinkAboutPacket 09-04-07
City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date:
To:
From:
August 27, 2007
Plan Commission Members
Adrienne Keeling A~
Department of Community Services
Re:
September 4th Subdivision Committee Meeting - Docket No. 07050023 OA
Enclosed is additional information for the following item. If you have any questions, please give me a
call at 571-2417.
Docket No. 07050023 OA: Monoo Trail Overlay Zone
The applicant seeks to adopt Chapter 23H: Monon Trail Overlay Zone into the Carmel
Zoning Ordinance. Filed by the Carmel Department of Community Services.
The following additional information is enclosed for your review:
1. Updated Draft (AU2ust 27). Highlighted sections indicate changes since the June Public
Hearing.
2. Clean Draft (Aue:ust 27). If you prefer to not read through the edit marks.
3. Use Table. It was suggested that more uses should be prohibited from the Overlay (see
23H.04). Applicable underlying zoning districts are highlighted. Please be ready
to discuss at Committee.
4. Cross-Sections. Examples taken from a Design Study of the "Urban Section" of the
Trail. The purpose of the Study was to explore options for a wider trail in the area
between Old Town and City Center.
Again, please note that this is item is a zoning ordinance text amendment only. For this to be
implemented and enforced, a map amendment (rezoning) will be required to establish the exact
boundaries of the Overlay Zone.
2007-0827; 07050023 OA; CommiUee Memo
Page 1
ONE CIVIC SQUARE
CAJUvIEL, INDIANA 46032
317/571-2417
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CITY OFCARMELZONING OR[)I'IANC'E
CARMEL CITY CODE
CHAPTER 10: ZONING & SUBDIVISIONS
ARTICLE J: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23H: MONON GREENWAY OVERLAY ZONE
EXISTL"JG ZOr..riN"'G1
Urban Section: R-2. BS, B-5, C-l, C-2, I-I Ol~ '0[, Range Line OU
NalUral SectiollJ::J. ~-2. R-I"" R-2. R-3. R-4, i'v1-3, PQP Old If'wn OL, Home f'lace 'OL7 US 3\ or!
DH.OO Manon Greenway Overlav Zone.
23H,OO.O I Purpose. Intent and Authoritv. The purpose of this overlay zone is to prolt:ct and enhance thi::
health, safety and welfare of the citizens a~ .llr~J2;!'ty ~wners of Carmel by protecting lhe
physical integrity of the Monon Greenwayf includin!!-tttt8-its hallast foundation and drainage
ways, and by complying with the Monon Greenway easement covenants as they pertain to the
natural character and existing vegctation of the trail and its protection.
It is the City's intent to achieve the purpose of this zone by:
. Providing a consistent design treatment for private and public properties along ffiefe
url'l!f1ized ~e€tiofls o{th~ Monon Greenway; -
. Providing controls for architecture and landscape design ~that establish continuity of
design between projects and to improve the physical relationship and human scale . ~
between new buildings and the Manon Greenway:
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. Protecting the remaiflia; Monon Greenway character;
. Protecting the physical integrity of the Monon Greenway.
This district is superimposed over the other primary zoning districts and its regulations shall
supersede those of the primary zoning districts over which it is superimposed. In establishing
this zone, the Plan Commission and Council relies on LC. 36-7-4-1400 et seq.
23H.OO.99 Apolication Procedure.
A. Development Plan. See Section 24.99(A): Development Plan.
B. Architectural Design. Exterior Lighting. Landscaping and Signage (ADLS). See Section
24. 99( B): Architectural Design. Erterior Lighting, Landscaping and Signage (ADLS).
Chapter 23H: Monon Greenway Overlay Zone
23H-1
Draft 08-27-2007
CITY OF CARMEL ZUNING ORDINANCE
23H.OI District Boundari~s. Th~ buundari~s of the Monon Greenway Overlay Zone (the Zone) are hereby
established as approved on th~ Zoning Map. Dia!ITam I illustrates Q'enerallv the houndaries of the Urban
and Natural Sections.
23H.O 1.0 I Urban Section Boundary. ProDerties whi~h abut
the Monon Greenway from First Street NW to the
southern property line of properties fronting the
south side of Carmel Driye.
23H.OI.02 Natural S~ction Boundary. Prone;ies wiiTch ahut
the Monon Greenwav rro~ 146th Str~~t to First
Slreet NW and Carmel Drive to 961h Street.
A. The proposal shall enhance
Deyelopment Plan and the
streetscapes and neighborhoods.
B. The proposal shall not produce a Site Plan or
streetlcin:ulation syst~m that would be
impractical or detract from th~ appearance of th~ Development Plan or the District,
and shall not adversely affect emergency vehicle access.
23H.02 Plan Commission Approval.
23H.02.0 I The Plan Commission must approve, approve with
conditions, or disapprove the Devdopment Plan
(DP) and Architectural Design, Exterior Lighting,
Landscaping and Signage (ADLS) for any tract of
land in the Ur'h<mSeCtro~l of the Monon Greenway
Overlay Zone.
Zoning Waiver. The Commission may, after a
public hearing, grant a Zoning Waiver of the
dimensional and quantitative standards of this
Chapter, by not greater than thirty-five percent
n5%). Any approval to permit such a waiver shall
he subject to the following criteria:
23H.02.02
the overall
adjoining
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NATURAL
~.:T.!.ON
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C. The proposal shall exhihit extraordinary site design characteristics, including, but not
limited to: Increased landscape treatment, tree preservation, provisions for hicycle and
pedestrian traffic.
In granting a waiver, the Commission may impose such conditions that will, in its judgment,
sccurc the purposes of this Chapter. This Section does not affect the right of the applicant
under Indiana law to petition the Board for a variance frolll development standards provided
under IC 36-7-4-918.5 and this Zoning Ordinance.
23H.m Permitted Uses. See Appendix A - Schedule of Uses.
23H.03.0 I All Uses which are permitted in the underlying primary zoning district(s), except those us~s
expressly prohibited by Section 23H.04, are permitted in the Zone.
23H.m.02 Rt:sid~ntial uses are permitted: however, it shall not comprise more than seventy-five percent
(75%) of a proje<:t's gross noor area in districts where residential is not permitted by
underlying zoning.
Chapter 23H: Monon Greenway Overlay Zone
23H-2
Drqft 08-27-2007
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CITY OF C'AR\1EL ZONING ORDlt'A7'lCE
23H.04 Prohibited Uses. See Appendix A - Schedule of Uses.
23H.04.0l Prohibited Uses.
A. Automobile, Truck, Boat, Mobile Home, Manufactured Housing or RV Sales.
B. Sexually Oriented Businesses
C. All Industrial Uses in Appendix A
23H.05 Building Setbacks.
23H.05.0 I Urban Gfess-Section.
A. Greenwa.J Build-to Line.
I. Minimum: Twelve feet (12'), measured from the actual right-of-way. or a thirty-
three feet ern half right-of-way, whichever is greater.
2. Maximum: There is no maximum setback; however, the area adjacent to the
Greenway may not be used ~for parking. In addition, this area
must reflect an awareness of the Greenway and shall not adversely
impact the character of the Gn:enway.
3. Horiz8Rt&l mS\'effieRt oftlie 9uiltliljg.i3uiidinl!s with recessed and orotrudinl1: f!!.QlIdC~
~ eneel:lfl!g~ITJJJ.!ircl..within the setback area~; Rewe\'er, must occur in
no less than thirty feet (30') increments.
B. Side and Rear Setbacks. Jen (I m feet. There are He ffiiRiffittfft sitle er rear setl3aeks;
heV/ever, Re ol:liltliRgs er etlier perftlanenHfflprElvemeftl-.<:,hall enereaeR iftte
requiretllanaseape areas.
C. Conl1icting Requirements. Wherever there exists a conl1ict hetween the building setback
requirements of the Old Town District Overlay Zone and the Monon Greenway
Overlay Zone, the Manon Gn:enway Overlay Zone shall govern. However.
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X:ce1s ~~ t~~~ve:la; wit~ fronta!!.e on a oublic. street. must adhere to the Fro~t
==rd r _ IU_'-:_ enC _stahhshed bv other aonhcable Overlav Zones or thelr
~nderlvino lOnino distri~
2:\H.05.02 Natural ~Section.
A. Minimum ~reenwa~ Sethack: Thirty (30) feet, measured from the edcre of Manon
Greenwav. oenerallv a presumed thirty-three fet:t (33') half right-or-way.
B. Sidc and Rear Sethacks. Requirements per underlying primary zoning district.
C. Conflicting Requircments. Wherever there exists a conflict between the building setback
requirements of the Old Town District Overlay Zone and the Monon Greenway
Overlay Zone, the Manon Greenway Overlay Zone shall govern. IiQ;cver!
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~ar~I,~: t.~e ~ve~la; :~~ ~~;taoe on a ouhlic. ,treet. must adhere to the F{o~\
Ya__ c_uLem_n _ _SC_JS_-=-_ b~ other aonhcahle Overlav Zones or thelf
I d I . . d' .
\In cr V\nl? zomno tStflctS.
I 23H.06 ~reenwav 8~eeifieati8RsAccess PointS.
NOTE:
TRAIL SPECS HAVE BEEN REMOVED IN FAVOR OF PLACING THEM IN THE
THOROUGHFARE PLAN.
~~;~:' ~~~~f A~ T";~wav w^'i.':": ~~~~ whet"", ",,;d,",;.l '" com",,"';'1. ,holl
'1" a t III C 0 nee It a v d Plan and to Parks Board Standards. AlI
23H.06.0 1
Chapter 23H: Manon Greenway Overlay Zone
23H-3
Draft 08-27-2007
CITY OF CARMEL ZONING ORDINANCE
access Doints shall he constructed of durahle materials and shall he desi!!ned as to not imnede
~~,!~~~ge. wa-.;s. t;:~!l~5ti_?njnt~rvals shall bt; ~et~E!TIi_n~d_bv .th~I)ire~tor .where determined
aoorooriate. a non-access a!!rcement may be reauired tu be recorded
t.. Right efWay: TRirt)' mree feet (33') halfriglu ef':iay.
R. Trail Wiarn: MiAimum thirty six feet (36') travel v.'ay iAeluaing:
I. MiAimum sixteen feet (16') eElRtiAlIElU5 asflhalt flath threughway.
2. Dual ten feet (10') througl'l',vay 8A bot\:! sides fer slower moviAg pooestriaAs.
C. Trail CeAneetions: Shall be desigAee in aceerdance ...fith an Bppraved Development PIBR,
C8f'ffiel Clay Parks. ana ~e ..\ltemali...e Transportation Ceordinator.
Ceaaeetiea intervals skall l3e deterfRiaea 13)' tl'le Direeter aaa iR
eOElrelinatiEln v.<ilk a plaA far flriffiary pedestri8a esnaeetisa.
23H.06.02 Natural Cross Seetion.
.^.. Right Elf '.Va)': Thirt)' tl'lree feel (33') half rigHt of way.
R. Trail Wiatl'l: ASfll'l81t flath shaJl be a minimum Elf 12' in willtl'l witl'l no less ll'lan 2'
crusl'led staae shElu1eers.
C. Trail Cenneetiens: ,\Il trail eenftectioRs, w"lt~ther residential ar commercial, sl'l811 be
aesigRea l3y the Director of Camtel Clay Parks aad/or the City of Carmel
.....Iteraative TraasJ'll:1rtatiea Ceefdiftatl:1r. Perffiitted trail eeafteetieas sl'lall be
eenstnleteEl ef E1ufal3le materials anE! 51'1811 l3e aesi;aea as te aet iffiJ'lec:le
eraiaage ways.
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23H.07 Building Orientation.
23H.07.01 Urban Q:ess-Seclion. Eve~y part:el with frontage on tht: Monon Greenway must have at least
one building elevation thal-wffieft-fronls un the Greenway.
23H.08 Building Height.
23H.08.0 I Urban Q:ess-Section.
A. Minimum Heighl:Two (2) stories.
B. Maximum Height: Forty-two feet (42'). However, additional building height may be
permitted with each ~~teet (~21L) fa((adc stt:p bat:k from the
Greenway.
23H.08.02 Natural Qoess-St:t:tiun.
A. Minimum Height: None.
B. Maximum Height: As permitted in the primary underlying zoning district or applicable
Overlay Zone.
23H.09 Building Reauirements.
23H.09.01 New principal buildings with a gross l100r art:a t:untaining more than 15,000 square feet shall
contain a shower and changing facility for employee use.
23H.09.02 New principal buildings with a gross floor area containing more than] 5,000 square fect shall
provide covered, long term bicycle parking at a rate of one space per 5.000 square feet. Long
Chapter 23H: Monon Greenway Overlay Zone
23 H-4
Draft 08-27-2007
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CITY OF CARMEL ZONING ORDIf'A.'lCE
term bicycle parking may include an indoor storage area and/or exterior bicycle lockers, as
approved as part of an ADLS plan.
I 23H.IO Architectural Desi!!n. Buildings in the Urban ~<;eclion with fronlage on the Greenway must inelude
the following characterislics:
23H.I 0.0 I Ground and upper 1100rs with transparent glass; ground floor elevations must incorporate the
transparent glass as a significant componenl.
23H.10.02 ~e blank facades ~t all;wed. Allei'e~~tions shall exhibit ~Iety throuuh inc~; of
architectural elements such as The far;aee shall Be flrevidecl relief by windows arId surrounds,
storefronts, doors, aRd featl:1res SliCR as sp.eciaL Erick coursing,.p..ilasters"" -aOO--lintels. canooies
and covered walkways or recesses.
:~~ :~d~ tl!~v 8h'I~~ ~~_~~ a holanccT.<.laliwl"'"ifi"m i'it<hioo- Fao, ",i"do,,:
~__n~_ a_d s eClal _a '~Lr_ cou s _" r.1av be used 1n servIce areas. esneClallv areas where
Tooftoo sk'vli!!htiM! is desi!!nedi
23H.\ 0.03 The first floor and all other tloors will have a coordinated composition, which will usually be
indicated by the alignment of upper flour windows and other features with openings and
features of the tirst floor.
23H.lO.04 When applicable, retail storefronts shall ge-h~e one elev-;ti~m oriented along the Greenway
on the lirst tloor of the building, except for pedestrian entrances to parking areas or small
entrance lobbies for upper Iloors.
23H.\ 0.05 Every race of the building with frontage along the Greenway must have openings for windows.
23H. 10.06 Large expanses of glass are allowed, but the building may not be constructed entirely of a
metal and glass curtain wall.
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23H. I 0.08
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 fa<;ade composition; and arc desigm:d as an
integral part of the fat.;adc. Awnings may not be internally illuminated.
Pedestrian scale detailing is encouraged on the Greenway elevation or the building at the
ground level. Because the buildings may be viewed very close up, all buildings should exhibit
articulated detail and ornament that is scaled to the pedestrian.
::~o: ~eol end Ie",o...","i,..,,,. e<joip"'"'" "'011 b~ ~~~ -~~~= : Q~ ~:
. Cl or ,;;~h;~e ~~r~eRs er elher similar Hletflee aflli wIDeR are iRtegra.ed iRIl:) the
~I ~~~.~g ~~~ ~";1 QI!l"'!:". J!Y..!!!"- C.",..,,'.'!,ModuWiQ" o{ the cm;r;md/o, coo!
~~;: wi;1 '''' .::0 ir in order to eliminated box-shaucd huildinrrs. Paraoets mu"t be full'i
~~~;;~~;~ Ii; ~~~i;eCtl~ral desi l:!n of the buildinu and nrovidc seamless desion transi~O~
::": ='1; ~"r~~'~~~ u.~ mf.. ~ldil"IP'''' ",,,haui,,1 ",,,ho,,"" a"d otin::
f. t f'. hIe e d art I a~el<; shall have a return that extends Illward
t~~t i~a~~ the first structural hav. or twentv-five (25) feet. whichever is ure-aterl
23H.IO.07
23H.10.09
23H.ll Landscaping.
23H.ll.O I Urhan Q:ess-Section.
A. Preservation Re~::~~~en~~- - pres~~~a~~n--reOUir~ment.s. shallhe ~v~luated and
~e~r= u. ._n aoohcatl _ f _ and finalIzed onor to ComrrusSlon armrovaL
~~ ~..~.~~f~ ~:~ci.rdance WiTh the Monon Greenway coYcna~ts The
__ e:tJ _f _~J _Iav Parks shall also aoorove the PreservatIOn Plan!
Chapter 23H: Monon Greenway Overlay Zone
23H-5
Draft 08-27-2007
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CITY Of' CARMEL ZO:-;ING ORDINANCE
However. existio!! ve!.!etation within the Gr~v Ea~eOlent or RiQ"ht-of-
Way shaH he nreserved until Commission annroyal and Olav oot he removed
until Commission annroyal.
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LPlanung RequlremelHs: When a Developmenr Plan Or other CommissIon approval mcludes
or reauires reconstruction of the Greenwav. the landscaoe Dlan shall comDI~
with the Manon Greenwav Cross Section reauirements and must meet the
itODToval of the Director of Carmel Clay Parks and the Citv of Carmel Urban
Forester. is aeeamfJa-RieEl by the re design Bnd/ar ra eanstr\fetian €If the
Graen\'fa:)', shade trees shall tle fllanteEl in the Greenway Riglu Elf Way, per
the stllRdaras €If the City and Carmel Clay Parks. Max.imum sfJaeing
between trees shall be fifty f..eet (50') and a minimum afthirty feet (30').
B. Preser'/atien Requirements: Preservation r'*l1:iirements shall be evaluated anEl
aeteffilinoo t1pen applieatieR fer aRa fiRali~a prisr ta Cammission apflraval
ltfta thereafter iR aeeerallftee .....ith the MaRsR Greenw~' eaveReRts. The
Diraetar af C8ffitel Cia)' Parlffi shall elsa afJfJrsve the PreservatiaR Plan.
Hawever, ellistiag vegetatisa '.'Iitliifl tlie Greea\vsy EasemeRt Sf Ri.;kt af
Way skalll:1e preserveEl t1atil CeRlffiissien aflflreval
23H.II.02 Natural Q:ess-Section.
A. Planting Requirements: Plantings shall he provided m-at a rate equivalent to a Bufferyard
D, as prescrihed in Chapter 26.04: Perimeter Buffering Requirements.
B. Preservation Requirements: Existing vegetation within the Greenway Easement or
Right-of-Way shall be preserved in accordance with the Manon Greenway covenants.
Any preservation plan brought forth under this Chapter shall also be approved by the
Director of Carmel Clay Parks.
23H.11.03 General Landsc3oinQ: Requirements.
A. 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 50% of all trees that
are 6" DBB or larger and located within the required yard/setback areas.
B. A live-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 thirty (30)
shrubs per 100 linear feet.
C. Parking areas shall be located at the rear or side of buildings, and screened from the
Greenway by low walls, low fences, or hedges.
D. Shade trees shall be planted within parking areas greater than 10,000 sq uare feet. There
shall be planted one (I) shade tree and live (5) shrubs per every nine (9) spaces.
E. The design of fencing, sound walls, trash enclosures and similar site elements shall
replicate the architecture of the Principal building(s) in construction material and
detailing.
F. 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 nor possible to install the approved
landscaping because of weather conditions, the property owner shall post a bond prior to
the issuaoce of the Final Certificate of Occupancy for the amount equal to the total
installed cost of the remaining, uninstalled landscape material.
G. It shall be the responsibility of the owners and their agents to insun; propt:r maintenance
of all trees, shrubs and other landscaping approved as part of the ADLS Plans in
accordance with the standards set by this Ordinance. This is to include, but is not limited
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Chapter 23H: Monon Greenway Overlay Zone
23B-6
Draft 08-27-2007
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CITY OF CARMEL ZOl'.ING ORDINANCE
to, replacing dead plantings with identical varieti~s or a suitable substitute, irrigation and
mulching of planting areas, and keeping the an;:a free of rcfuse, debris, rank vegetation
and weeds.
H. All landscaping is subject to approval by the Commission. No landscaping which has
been approved by tht: Plan COfiUllission may latt:r be substantially altered. eliminated or
sacrificed without first obtaining funher Commission approval. However, minor matt:rial
alterations in landscaping may be approved by the Din:ctor or his designee in ordt:r to
conform to specific site conditions.
II. Ground level mt:chanical/ telecommunication equipmt:nt shall be muiscreened so that it
is""'00i"~sible from the Gn:enway and any adjoining r~sidential wnes or uses using walls,
fencing, landscaping, or other method approved by the Commission.
2:)H.12 Lighting.
2:)H.12.0 I Exterior lighting of the building(s) or site shall be designed so that light is not directed off the
site and the light source is shielded from direct offsite viewing.
23H.12.02 Exterior lighting shall be architecturally integrated with the building style. material and color.
Rooftop lighting shall be prohibited.
23H.12.03 All exterior architectural, display, decorative and sign lighting shall be generated from
conct:aled, low level fixtures.
23H.12.04 The maximum height of light standards in parking areas shall not exceed the building height,
or twenty-five (25) feet, which ever.Js less. When light standards abut or fall within ninety
(90) feet of single family residential oronerties, their height shall not exceed lifteen (15) feet.
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nH.13 Signage. All signs shall be in accordance with Chapter 25.07: Sign Ordinance and other applicable
District Overlay Requirements. In addition, the following standards shall apply to signs facing the Monon
Grt:cnway:
23H.13.0I Preilibiletl sigfl~
!\. Cre~Aa SigHS wilkh erieAt themselves ta me MaReR GreeRway.
B. :\11 ether Si;AS speeiflea ifl Seetiell 25.97.Ql 4: P."'8.~ihited Signs.
23H.13.02 Wall Signs are allowed in the Urban ~Section provided that they tit within the horizontal
and vertical clements of the huilding and do not obscure details of the building. No sign shall
be allowed to extend above the cornice line of a building. Wall Signs shall be no larger than
ten (10) square feet and shall he in accordance with an approved ADLS.
23H.13.03 Projecting Signs no larger than six (6) square feet are allowed for new or existing huildings in
the Urban Gfess-Section which comply with sctback, orientation and height requirements, as
specilied in St:etions 23H.05, 23H.07 and 23H.08 of this Chapter.
23H.14 Parking.
23H.14.0 I Parking shall bt: provided per Chapter 27: Additional Parking & Loading Regulations, unlcss
otherwise statt:d for parcels in the Old Town District Overlay Zone.
23H.14.02 In addition to long-term bicycle parking rt:quired in Section 23H.09.02, bicycle parking shall
be provided in accordance with Section 27.06: Bicyrle Parking. However, the required
Chapter 23H: Monon Greenway Overlay Zone
23H-7
Drq/i 08-27-2007
CITY OF CARMEL ZOl'ING ORDINANCE
number of bicycle parking spaces in the Overlay shall be double.
23H.14.0.3 Parking areas shall be set back not less than six feet (6~)20 feet behind the Front Line of
Building. and shall indude landscaping as required in Section 23f1. J /.03.
23H.14.lM Parking structures are permilled adjac\:nl to tht: Monon Greenway; providI:d that the ground
level of the fac;ade facing thc Greenway is a non-parking usc. Uses may be resid\:ntial or non-
residential in nature, and shall comply with Sections 23H.03 and 23H.04 of this Chapter.
23H.15 Other Requirements.
23H.IS.O 1 Boundarv Markers. Upon application for Commission approval a staked survey must bc
completed to determine the Monoll Greenway property line. Prior to comme;:;-cin~- and
t~hroughout the duration of construction, boundary markers shall be placed at the edge of the
Manon Greenway Right-of Way. Monuments shall be at least twenty-four inches (24") in
height and placcd at the property corners abutting the Greenway. In addition, a temporary
construction fence shall bc placed along the a;.;en';av boundary throughout the duration of
construction.
23H.IS.02 MOnonDOcuments~UDM -aDDiiCati(;"n for CODUl7iS;J;; aDoroval aDolicant must orovide a
cony of the deed lw which the title and any associated easements were conveved:
21H.IS.03 All other requirement~ not mentioned in this Section shall remain as stated for that primary
zoning c1a<;sitication district mapped.
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Chapter 23f-I: Monon Greenway Ov\:rlay Zone
23H-8
Draft 08-27-2007
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CITY OFCARMELZONING ORDINANCE
CHAPTER 23H: MONON GREENWAY OVERLAY ZONE
AMENDMENT LOG
Ordinance No.
Docket No.
Council Approval
Effective Date
Sections Affected
Chapter 23H: Monon Greenway Overlay Zone
23H~9
Draft 08~27~2007
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CITY or CARMF.L ZONINll ORDlNANCE
CA.RMEL CITY COOE
CHAPTER 10: ZONING & SUBOIVISlONS
ARTICLE 1: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER BH: MONON GREENWAY OVERLAY ZONE
EXISTlNGZONING:
Urban Section: R-2, B-2, 8-5, C-l, C-2, I-I Old Town OL, Range Line OL
Natural Section: P_I, S-2, R- J, R-2, R-3, R-4, M-3, PUD Old Town OL, Home Place OL, US 31 OL
DROO Manon Greenwav Overlav Zone.
DH.OO.O 1 PLlrDOse. Intent and Authority. Tht: purpose of this overlay zone is to protect and enhance the
health, safetY and welfare of the citizt':ns and property owners of Carmel by protecting Ihe
physical integrity of the Monon Greenway, including its ballast foundation and drainage ways,
and by complying with the Monon Greenway easement covenants as they pertain to the natural
character and t:xisting vegetation of the trail and its protection.
It is lhe CitY's intent to achieve the purpose of this zone by:
.. Providing a consistent design treatment for private and public propt:rties along Monon
Greenway;
.. providing controls for architecture and landscape design that establish continuity of
deSIgn between projects and to improve the physical relationship and human scalc <>--
between new buildings and the Monon Grt:enway;
.. Protecting the Manon Greenway character;
o Protecting the physical integrity of the Monon Greenway.
This district is superimposed over the other primary zoning districts and its regulations shall
supersede those of the primary zoning d islricls over which, it is superi mposcct. In establishing
this lOne. thc Plan Commission and Council relics on LC 36-7-4-1400 et seq.
nH.OO.99 Apol icationProcedure.
A. Development Plan. Sec Section 24.99(A): Development Plan.
B. Architectural Desio-n. Exter;ior LightinG. Landsca lino and Sicrnaoc ADLS - See Section
24.99(8): Architectural Desigrl, Exterior Lighting. Landscaping and Signage (ADLS).
Chapter 2~H: Monon Greenway Overlay Zone
23H-1
Dr(ift 08-27-2007
~
CITY OF CARMEL ZONING ORDlNAI'CE
23H.O I District Boundaries. The boundaries of the Monon Greenway Overlay Zone (the Zone) are hereby
established as approved on the Zoning Map. Diagram] illustrates, generally, the boundaries of the Urban
and Natural Sections.
nH.O 1.0 I Urban Section Boundarv. Properties which abut
the Monon Greenway from First Street NW to the
southern property line of properties fronting the
south side of Carmel Drive.
nH.O 1.02 Natural Section Boundary. Properties which abul
the Monon Greenway from [46th Street to First
Street NW and Carmel Drive to 961h Street.
nH.02 Plan Commission Approval.
23H.02.0 I The Plan Commission must approve, approve with
conditions, or disapprove the Development Plan
(DP) and Architectural Design, Exterior Lighting.
Landscaping and Signage (ADLS) for any tract of
land ill the Urban Section of the Monon Greenway
Overlay Zone.
Zoning Waiver. The Commission may, arter a
public hearing, grant a Zoning Waiver of the
dimensional and quantitative standards of this
Chapter, by not greater than thirty-five percent
(35%). Any approval to permit such a waiver shall
be subject to the following criteria:
23H.02.02
A. The proposal shall enhance
Development Plan and the
streetscapes and neighborhoods.
the overall
adjoining
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B. The proposal shall not produce a Site Plan or
street/circulation system that would be
impractical or detract from the appearance of the Development Plan or the District,
and shall not adversely affect emergency vehicle access.
C. The proposal shall exhibit extraordinary site design characteristics, including, but not
limited to: IIl(;reased landscape treatment, tree preservation, provisions for bicycle and
pedestrian trartie.
In granting a waiver, the Commission may impose such conditions that will, in its judgment,
secure the purposes of this Chapter. This Section does not affect the right of the applicant
under Indiana law to petition the Board for a variance from development standards provided
under IC 36-7-4-918.5 and this Zoning Ordinance.
23H.m Permitted Uses. See Appendix A - Schedule of Uses.
23H.03.01 All Uses which are permitted in the underlying primary zoning district(s), except those uses
expressly prohibited by Section 23H.04, are permitted in the Zone.
23I-L03.02 Residential uses are permitted; however, it shall nol comprise more than seventy-five percent
(75%) of a project's gross floor area in districts where residential is not permitted by
underlying zoning.
Chapter 23H: Monon Greenway Overlay Zone
23H-2
Draft 08-27-2007
(
CITY OF CARMEL ZONING ORDINANCE
23H.04 Prohibited USes. Sec Appendix A ~ Schedule of Uses.
23H.04.01 Prohibited Uses.
A. Automobile, Truck, Boat, Mobile Home, Manufa'.:lured Housing or RV Sales.
B. Sexually Oriented Businesses
C. All Industrial Uses in Appendix A
23H.05 Building Setbacks.
23H.05.01 Urban Section.
A. Greenway Build-to Linc.
I. Minimum: Twelve feet (12'), mcasured from the actual right-oF-way, or a thirty-
three feet (33') half right-of-way, whichever is greater.
2. Maximum: There is no maximum setba'.:k; however, the area adjacent to the
Greenway may not be used solely for parking. In addition, this area
must relleet an awareness of the Greenway and shall not adversely
impact the character of the Greenway.
3. Buildings with recessed and protruding fa\ades are required within the setback area.
and must occur in no less than thirty feet (30') incremcnts.
B. Side and Rear Setbacks Ten (l0) feet.
C. Conllicting Requirements. Wherever there exists a conniet between the building setback
requirements of IheOld Town District Overlay Zone and the Manon Greenway
Overlay Zone, the Monon Greenway Overlay .zone shall govern. However.. ~
parcels in the Overlay with frontage on a public street, must adhere to the Front
Yard requirements established by other applicable Overlay Zones or their
underlying zoning districts.
23H.05.02 Natural Section,
A. Minimum Greenway Setback: Thirty (30) Feet, measured from the edge of Monon
Greenway, generally a presumed thirty-three feet (33') half right-of~way.
B. Side and Rear Sethacks. Requirements per underlying primary zoning district.
C. Conflicting Requirements. Wherever there exists a connict between the building setback
requirements of the Old Town District Overlay Zone and the Monon Greenway
Overlay Zone, the Manon Greenway Overlay Zone shall govern. However,
parcels in the Overlay with frontage on a public street, must adhere to the Front
Yard requirements established by other applicable Overlay Zones or their
underlying zoning districts.
238.06 Greenway Access Points.
NOTE: TRAIL SPECS HAVE BEEN REMOVED IN FAVOR OF PLACING THEM TN THE
THOROUGHFARE PLAN.
23H.06.01 All Greenway Access Points, whether residential or commercial, shall be designed and built in
accordance with an approved Plan and to Parks Board Standards. All access points shall be
constructed of durable materials and shall be designed as to not impede drainage ways.
Connection intervals shall be determined by the Director. Where determined appropriate, a
non-access agreement may be required to be recorded.
Chapter 23H: Manon Greenway Overlay Zone
23H-3
Draft 08-27-2007
crry 01' CARMEL ZONING ORDINANCE
23H.07 Building. Orientation.
23H.07.0l Urban Section. Every parcel with frontage on the Manon Greenway must have at least one
building elevation that fronts on t.he Greenway.
23H.08 Building Height.
23H.08.0 1 Urban Section.
A. Minimum HeightTwo (2) stories.
B. Maximum Height Fort.y-two feet (42'). However, additional building height may be
perm i rted with each twenty feet (20') fa~ade step back from the Greenway.
23H.08.02 Natural Section.
A. Minimum Height: None.
E. Maximum Height: As permitted in the primary underlying zoning district or applicable
Overlay ZOne.
23H.09 Building Requirements.
23H.09.0 I New principal huildings with a gross floor area containing more than 15,000 square feet shall
contain a shower and changing facility for employee use.
23H.09.02 New principal buildings with a gl'oss floor area,containing more than 15,000 square feet shall
provide covered, long term bicycle parking ata rate' of one space per 5;000 square feet. Long
term bicyde parking may indude an indoor storage area and/or exterior bicycle lockers, as
approved as part of an ADLS plan.
23H.1O Architectural Design. Buildings in t.he Urban Section with front.age on the Greenway must include the
following characteristics:
23H. 10.0 I Ground and upper floors wit.h transparent glass; ground floor elevations must incorporat.e t.he
t.ransparent glass as a significant component.
23H.1O.02 Large blank facades are not allowed. All elevations shall exhibit. variety through inclusion of
architectural elcil1ents such as windows and surrounds, storefronts, doors, special brick
coursing, pilast.ers, lint.els, canopies and covered walkways or recesses.
When used, they shall be arranged in a balanced, relatively uniform fashion. Faux window
opcnings and special masonry coursing may be used in service areas, especially areas where
rooftop skylighting is designed,
23H.10.03 The tirst floor and all other floors will have a coordinated composition, which will usually be
indicated by the alignment of upper floor windows and other features with openings and
features of the first floor.
23H.10.04 When applicable, retail storefronts shall have one elevation oriented along the Greenway on
the first floor of the building, except for pedestrian entrances. to parking areas or small
entrancc lobbies for upper tloors.
23H.IO.05 Every face of the building with frontage along the Greenway must have openings for windows.
Chapt.er 23H:. Manon Greenway Overlay Zone
23H-4
Draft 08-27-2007
~
~.....
CITY OF CARMEL ZONING ORDINANCE
23H. 10.09
Large expanses of'glass are alJowed, hut the building may not be c'onstructcd entirely of a
metal and glass curtain wall.
Fixed or retractable awnings are permitted if they complement a building's architectural style,
material, colors, anQ details; do not conceal architectural features (sllch as cornices, columns,
pilasters, or decorative details); do not impair fa<;ade composition; and are designed as an
integral part of the fa<;ade. Awnings may not be internally illuminated.
Pedestrian scale detailing is encouraged on the Greenway elevation of the building al the
ground leveL Because the buildings may be viewed very close lip, all buildings should exhihit
articulated detail and ornament that is scaled to the pedestrIan.
Modulation of the roof and/or roof line will be required in order to eliminated box-shaped
buildings. Parapets must be fully integrated into the architectural design of the building and
provide seamless design transitions, including exterior materials between the main building
mass, mechanical penthouses and other roof structures. Should they be used, partial parapets
shall have a return that extends inward to at least the first structural bay, or twenty-five (25)
feet, whichever is greater.
23H.IO.06
23H. I 0.07
23H.IO.08
23RII Landscaping.
23H. 11.0 I Urban Section.
A. Preservation Rt;quirements: Preservation requirements shall be evaluated and
determined upon applicati()n for and finalized prior to Commission approval
and thereafter in accordance with the Manon Grecnway covenants. The
Director of Carmel Clay Parks shall also approve the Preservation Plan.
However, existing vegetation within the Greenway Easement or Right-of- , ,
Way shall be preserved until Commission approval and may not be removed
until Commission approval
B. Planting Requirements: Whet: a n,~velopment Plan or other Commission approval includes
or requires reconstruction of the Greenway, the landscape plan shall comply
with the Monon Greenway Crqss Section requirements and must meet the
approval of the Director of Carmel Clay Parks and the City of Cannel Urban
Forester.
2:lH.11.02 Natural Section.
A. Planting Requirements: Plantings shall be provided al a rate equivalent to a Bufferyard
D, as prescribed in Chapter 26.04: Perimeter Buffering Requirements.
B. Preservation Requirements: Existing vegetation within the Greenway Easement or
Right-of~Way'shall be preserved in accordance with the Manon Greenway covenants.
Any preservation plan brought forth under this Chapter shall also be approved by the
Director of Carmel Clay Parks.
23H.ll.m General Landscaping: Requirements.
A. Sites with existing trees or stands of trees shalr protect and incorporate them into the
overall site design. The landscape plan must preserve not less than 50% of all trees that
are 6" DEH or larger and located within the required yardlsetback areas.
B. A fIve-foot (5') wide planting strip shan be provided along the sides and rear of all
parking areas. The minimum planting shail include two (2) shade trees and thirty (30)
shrubs per 100 linear feel.
Chapter 23H: Manon Greenway Overlay Zone
23H-5
Draft 08-27-2007
CITY OF CARMEL ZONING ORDINANCE
C. Parking areas shall be located at the rear or side of buildings, and screened from the
Greenway by low walls, low fences, or hedges.
D. Shade trees shall be planted within parking areas greater than 10,000 square feet. There
shall be planted one (I).shade tree and five (5) shrubs per every nine (9) spaces.
E. The design of tencing, sound walls, trash enclosures and similar site elements shall
replicate the architecture of the Principal building(s) in construction material and
detailing.
F. 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 post a bond prior to
the issuance of the Pinal Certificate of Occupancy for the amount equal to the total
installed cost of the remaining, uninstalled landscape material.
G. It shall be the responsibility of the owners and their agents to insure proper maintenance
of all trees, shrubs and other landscaping approved as part of the ADLS Plans in
accordance with the standards set by this Ordinance. This is to include, but is not limited
to, replacing dead plantings 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.
H. All landscaping is subject to. approval hy the Commission. No landscaping which has
been approved by the Plan Commission may later be substantially altered, eliminated or
sacrificed 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.
T. Ground level mechanical! telecommunication equipment shall be fully screened so that it
c, ._
is not visihle from the Greenway and any adjoining residential zones or uses using walls,
fencing, landscaping, or other. method approved hy the Commission.
23H.12 Lighting.
23H.I2.0l Exterior lighting of thebuilding(s) or site shall bc.designed so that light is not directed off the
site and the light source is shielded from direct offsite viewing.
23H.12.02 Exterior lighting shall be architecturally integrated with the building style, material and color.
Rooftop lighting shall be prohibited.
23H.12.03 All exterior architectural, display, decorative and sign lighting shall be generated from
concealed, low level fixtures,
23H.J2.04 The maximum height of light standards in parking areas shall not exceed the building height,
or twenty-five (25) feet, which ever is less. When light standards abut or fall within ninety
(90) feet of single family residential properties, their height shall not exceed fifteen (15) feet.
23H.13 Signage. All signs shall be in accordanc.e with Chapter 25.07: Sign Ordinance and other applicable
District Overlay Requirements. In addition" the follOWing standards shall apply to signs facing the Monon
Greenway:
23H.l3.02 Wall Signs' are allowed in the Urban Section provided that they fit within the horizontal and
vertical elements of the building and do not obscure details of the building. No sign shall be
allowed to extend above the cornice line of a building. Wall Signs shall be no larger than ten
Chapter 23H: Manon Greenway Overlay Zone
23H-6
Draft 08-27-2007
.-
'[
CITY OF CARMEL ZQNING ORDINANCE
(10) square feet and shall be in accordance with an approved ADLS.
2:3H.13.03 Projecting Signs no larger than six (6) square feet are allowed for new or existing buildings in
the Urban Section which comply with setback, orientation and height requirements, as
specified in Sections 23H.05, 23H.07 and 23H.08 of this Chapter.
23H.14 Parking.
23H.14.0 I Parking shall be provided per Chapter 27: Additional Parking & Loading Regulations, unless
otherwise slated for parcels in the Old Town District Overlay Zone.
23H.14.02 In addition to long-lerm bicycle parking required in Section 23H.09.02, bicycle parking shall
be provided in accordance with Section 27.06,' Bicycle Parking. However, the required
numher of bicycle parking spaces in the Overlay shall be douhle.
23H.14.03 Parking areas shall be set back not less than 20 feet behind the Front Line of Building, and
shall include landscaping as required in Section 23H.l 1.03.
23H.14.04 Parking structures are permitted adjacent to the Manon Greenway; provided that the ground
level of the fa~ade facing the Greenway is a non~parking use. Uses may be residential or non-
residenlial in nature, and shall comply with Sections 23H.03 and 23H.04 of this Chapter.
23H.15 Other Requiremenls.
23H.15.0I Boundary Markers. Upon application for Commission approval a staked survey must be
completed to determine the Monon Greenway properly line. Prior t.o commencing and
throughout the duration of construction, boundary markers shall be placed at the edge of lhe
Monon Greenway Right-of Way. Monuments shall be at least twenty-four inches (24") in
height and placed at the property corners abutting the Greenway. In addition, a tempomry
construction fence shall be placed along the Greenway boundary t.hroughout the duration of
construction.
23H.15.02 Monon Documents. Upon application for Commission approval applicant must provide a
copy of the deed by which the title and any associated casements were conveyed.
23H.15.03 All other requirements not mentioned in this Section shall remain as st.ated for that primary
wning classification district mapped.
Chapter 23H: Manon Greenway Overlay Zone
23H-7
Draft 08-27-2007
't
CITY OF'CARMEL ZONING ORDINANCE
CHAPTER 23H: MONON "GREENWAY OVERLAY ZONE
AMENDMENT LOG
Ordinance No.
Docket No.
Council Approval
Effective Date
Sections Affected
Chapter 23H: Monon Greenway Overlay Zone
23H-8
Draft 08-27-2007
,.
CITY OF CARMEL ZONING OKOINANCE
~
APPENDIX A: SCHEDULE OF USES
P = Pennitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay Zones
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Residential Uses !WI I I I Itl~
Single Fanuly Dwellin. p P p ~;P1l p P P iP P P lip' P P E E r~
Two Family Dwellin2 ~., p p p P ! P !P P, E E If ,'..-- ,.
MullIllle Family Dwelling 1.1:' SU p p SU p ! p "ij fJP: p p E
Accessory Dwellinll I"f I P P P lp P P
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Mobile Home CoUrt ... : SU i , ~ E E E '~Jiil E I
Atlached Dwellimr 1 '1': . 'p, lP, P P .;! 1
Home Oceuoation A A A ~A ,A A A A A A A I A A lA' A A A A A I~~~ .
Residential KellllCl A A A ,~~ A A A A A A A I A I':. .',,4.1, P A A A A ~~l
Bcd & Brealdilst Inn , i.. .' I . p p P E !B
Madel Home p p P ..R p p p . I .Pi IP E E .;!j',l
Guest House A A A ~A:j A A A A '.~,:J
I
Bona Fide Servants Quartm A A A l}it A A I I ~A A '~.;f I
Boarding or Lodging House II '-~l SU SU SU SU SU SU I 1 E E ~:j
NlI1'Sin~elirementlConvalesccnt Facility -..1 SU su p P P SU P P P . I P P P P P tf'!
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Privatt; Swimming PooL etc. A A A 1e4 A A A AI A ~ tA .~
a.;:~ I I I I I I "'" I D'::
Office Uses 1;.~ , . ~~ 'RI
Clinic or Medical Health Center SU SU SU sm SU SU P 'p P :p p p SU p I ~ p p p p p .~
Research Labonwry I Facility I p P P P P P P . , P P P P "~31
.
G meTal Offices i SU P P P P P P P P A P P ;p P P P p 'l1
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ProCessional Office r SU P P P pi P P P P SU P ~P, P P P P P P "'tf:\t
HOSllice .. j I I P ~~
Training Facility I I I P P ..
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Page 1 of 6
Spring 2006 v1
CITY OF CARMEL ZONING ORDINANCE
APPENDIX J..: SCHEDULE OF USES
PrImary Zoning Districts . Old Meridian Zones Overlay Zones
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Hospital p -p.!; P SU P I ~ p p P \
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Penal or Correctional Instimtion SliJ SU SU I E E E E E E E E E E E E E I
Post Office P 'IlfJ P IP! P P , P P P I
Power Genel1ltitut Plant i ! i SU E :E. E E I
Public Sezvice Pacilily P p P P P P P 'pc P .p ~ p P P P. P P p.,' .pi P P P P P P P P P I
CAlmmen:ia\ Sewage or Garbage Dis1>Osal PIanI I S,U SU E E E E I
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Educational Uses .
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School, Trade or Business P reI SU SU P P SU pi P P P P P P i I
College or UnivcIllity SU SU SU 511 SU SU P 'I P P p P I
Dav NuxserylDav Care J' PI I SU p SU SU P P P P .
KindcrgartcniPreschool SU SU SU SU SU SU ;P PI SO p " p p P
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School of General Elementary or Secondary Education SU SU SU SU SU ISlI I SU P E
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P=Pennilled
A = Accessory
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SU = Special Use
SE = Special Exception
E = Excluded Use
Page 2 of 6
Sprinr v1
CITY OF CARMEL ZONING ~_-,.lNANCE
~
APPENDIX A: SCHEDULE OF USES
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Ketau & :Jiemce Uses
General Retail Sales
LumberlBuilding Materials Sales'(eIIClosed)
General Service
Automobile Service Station
AUlOlIXlbileiBoal Sales
AutomobilefI'rock Repair (indoor)
Manufactured Housing Sales
Car Wash
Commercial Kennel
Dry Cleaning Enabli.thmcn1 (with on..it. plont)
Dry CIoaning Est1lblishmcn1(without on,site plont)
IEquipment SaIeSIRepair (indoor)
Financial Institution
Automaled Teller Machine (ArM)
Food Stand
Funenl HomeIMortuary/CremalOry
Recreational VehicleIMobtle Home Sales
Roadside Sales Stand
Self-Service Laundry
Sexually Oriented Business
Vetorinary Hospital with commercial kennel
Vetorinary Hospital without commen:iallct:nnel
Wholesale Sales
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Page 3 of 6
Spring 2006 v1
P
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A = Accessory
"Blank" = Prohibited
Old Meridian Zones
SU = Special Use
SE = Special Exception
E = Excluded Use
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CITY OF CARMEL ZONING ORDINANCE
APPENDIX 4: SCHEDULE OF USES
P = Pennitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primar: Zoning Districts Old Meridian Zones Overla Zones
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,-ulturall .t;ntertalnment Uses rg; I , I , I
.. j ,.
Art Gallery m P 1'P P P P ,P ...; ,.. P P p .E I
Art & Music Centl:r ~7, P l,p' P P P P ~p P P P ~
Carnivals, Fairs. Cin:uses, ele, ~:. p ,P' P SU p'; I E ..
Hotc:l ". SU SU SU 1 P l' JP P P E illl
Hotc:1 (Full Service) IJft!" SU SJJ SU I p p, Ip j P ill
Indoor Tbeatc:r ~. P P' P I P P 'p "P P P P E D I
Outdoor Tbeatc:r ~ SU r p fP E E .. I
Catering Establisbment 't!f:~ P .pl P I P P I
I!r:uj,;
RestalD1lnt, without drive-thru food sales .~ P 'P P I p p P 'p p Ip I,p P P P ,
RestalD1lDt, with walk-utJ/drive-thru food sales mll P P, P I ' SU P P l , E E E E E E E E E E iiE" '"1
I
Meeting or Party Hall :n p 'P P I P P P , P P P I s
Museum ~i\'it I , 'p, PI SU P I
Sradium or Coliseum @f l . p PI I 'I I
~ p ;p P . I P Pi P' I p P P !ill
TavemINight Club I E I
r~ r 1 I , I . . I: I;
Industrial Uses ~ i I I I I
Borrow PitITop Soil Removal & Storage SU SU SU (Sm SU Su SU SU SU SU SU SU , I " III E: lB.
Heavy Industrial .~ I I I 11'\ SU . 1'f'I1'1 E E E E E E E E E E E ..eI, E, :El
.
Sanitary Landfill. Junk Yard, Slavage Yard r!1d ',Sy I ! su SU I E E E !ill E El
Ught Indugtrial ~~j SU ~' I I P . E E E 'i!l
",
Srorage and/or Warehousing, Indoor if. SU IJP, I I p P P , E E E lE
Storage and/or Warehousinl1;, Outdoor 'j'.i!!f SU I I I ;p SU I E E E E E E E E E E E E iI.'t., E 'EI
Storage or Sale of Petroleum Products 'r.a SU ~P , p I ~ ,P E E E E ,g 'EI
Coke OvensIBrick Yards/KiInslOpcn Heartb/Blast >(:4 . I I . "~l I
Furnace .P SU l E E E E E E E E E 'E~
I' ~ j,~~
Ugh! Manufacturing rl1 . p p P I E d'l"-, ,EI
MiocullSaDd'Gnve1I!XtrlCdm. Oprzationa SU SU SU 'St} SU SU SU SU 'SU SU SU SU SD 'J I E E E E~
..
PrinlingIPublishing Establishment 1'" 3U tP P " SU 'P P P I I .,r'. E!
StoragelDismbution Facility I '~ SU .IP P 3D 3U , E ~ , EI
'Oi
Wholesaling Facility , I 'p SU p I E E ,E:
Heavy Manufacturing IS L u - E E - P E E E E E E E E E E E E ~ E~ .Ell
- '----
-
Page 4 of 6
Sprinr ' v1
.'
CITY OF CARMEL ZONING ~.""INANCE
Type of Use
Al!rlcultural Uses
Commercial Gn:cnhOWle
RaisinltlBreedinl! ofNon-Fann or E"otic Animals
Feed Store
Plant NUISm'
Grain Elevator
Gencnl Allriculturc (Fann)
HOISe Fmn
Recreational
Commercial Recreational Facility, Indoor
Commercial Recreational Facnity, Outdoor
Conmwnity Center
CO\llltry Club
Golf Course
HcalthlFilness Facilitv
Private Club or I..OOge
Private Recreational Facility
Ridinll: Stable
Park, Public
Shooting GallCI)'
Miscellaneous
Artificial Lake or Pond (non-plalled)
Cemetery
Historic Site
~
APPENDIX N: SCHEDULE OF USES
Primary Zoning Districts,
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- N - ,:~t..., .... \t"\ - N ..., ,"l) \0 l"- 00 '";' "? -::N
ch ldi I~ ~\~[~ J I~ 1m I,~ Im,dll en m 1m ,";".I~ I~ 1i:.'l'liG:~
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!:1 SU l'p, I I
P P PPI p p p p lp~ p ,.PI P P P WI P P I
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rim. su 'SB SU SU I
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su SU su ,:S~ SU SU I p I
SU su SU, , SU SU I P SU
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SU SU su 'SM su su P SU SW SU 'SU
SU su.)11 :'" I .
P t P P rp,~ p P P P ,p I P :P! P p
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SU SU su ~SJ1 su su SU SU 'SlJ SU SD
su su Su s~ su SU SU fSN SU SU
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SU SU
SU
SU SU
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Page 5 of 6
Spring 2006 vI
P == Pennitted
A == Accessory
"Blank" == Prohibited
SU == Special Use
SE == Special Exception
E == Excluded Use
-
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Old Meridian Zones Overlay Zones
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CITY OF CARMEL ZONING ORDINANCE
~
APPENDli'{ A: SCHEDULE OF USES
Primary Zoning Districts Old Meridian Zones Overla Zones 1
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Temporary Uses '...1 I
Consttuetion Facility p p p p p P P iip , P Pl P P P 'P, P P pi !~IP I P P P P P P P P P P p I
I Display, Outdoor . A AI A K :A,J A A A A E E
'I I "1 I
lModel Home p p p p p P I ;'.oJ ,;p- :,p, E E E ~
Sales, Outdoor A '~Ai A ;~\lii. A. A I , A A A E E I
Sales, Seasonal Outdoor P IH P ~ P .,PI" I~ , P P P E E E I
..,,-, ~ ,~, ,
, ,
Special Event, Outdoor p p P .~ P P P p f1~j' p f~, P P P liP P P Ifl~ ill~1 P P P P P P P P P P P I
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Transportation & CommUnIcation Uses I I , 4!, ~'l ~'r I' I
Antenna' SU SU sulsu su Su j, , .. I . P SU I
CoUocatcd Antenna PPP, Ppp P IPJ P 'R.I p p P i'P P P . t [; P P P P P P P P P P P ,
I
Radio aDd/or Television Studio P ,P', p SlJ P P , , . I
i
Radio/felevision TImlSlIlission Antenna) I .> ~~., SU St)' SU su SU Sl). SU SU ~ SE . I
Radio/felevisioD Transmission Tower SU SU SU ,':i~.t P SE SE - I
, E .
Tower SU .SW SU 'Sl! SU SU SU ,su SU SU E I
Wireless Telecommunications Antennal , I .-~ P P ip P fr', P P P P P P P P P
W...I... TelccoumunicatiQos Service Tower , SE SE SE f'~ SE SE SE I I . SE SE E I
,
Motor Bus or Railroad Passenger Station i p ,.fir P :Su P P . -, ,
Private Aimlane Landing/Service Facility j I . SU SU " I SU E E E E
' ,
Private Helic01lter Landing/Service Facility 'I , SU SU -, I SU P E I
Commercial Parting Lot P Ip~ P SU P P 'p, I lIiII
Private Parking Area tflW A A A A. Al A A A A A A' A A ,),., I"A A A A A A A A A A A A mI-' I
Truck Slop . cl 'l~!ilt .Jj ~l"" E E EI_ "
P = Permitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
I if visually integrated with or camouflaged on or within another Structure (such as achimney stack, church spire, light standard, monument, penthouse, power line support device, or water tower),
or if collocated on an existing or previously approved tower; 2 monopole-type construction only; ] ifmounted on another structure; 4 if visually integrated with or camouflaged on or within a
Structure other than a tower (such as a chimney stack, church spire, light standard, monument, power line support, or water tower)
Appendix A, as adopted per Ordinance No. Z-415-03; as amended per Z-461-04; Z-470-05; Z-488-06.
Page 6 of 6
Sprin , v1
'.
'g. CIty ()~ Cor~ ~V'>n T..ntl Utb~tn Dr!'5>iqn C()("t;t(';~t~;'!("f1';,
O~..doOl' R.XJLllS
{'.n imjJ(ji"t.1nt JJ.3rt (If (re,~tin'J a s1.:'on~ ~"se of p!.~('" i" a~ urban environment
i5 the d\'Jlrti.~k:J\1 <J( '>jJ.?(('. The m.r.<:! G\,,~ft.iHy ~pKl':. br;:/:"fie':'.p. builr.Hnt;j:. .,,12
crafted. tm m'Jr'", c<ln1f,:;,tah1.e tl1f2 "'p.:>.,.::e wiH (."eland th.? rnoJre enjoY<1bl.;: th.?
C)(pt.'\i~r.ce of p.a.;-;il'i9 ~hnK~Jh ttl'.:! ~J.1I::(~ will at;:>. (\t'\ implJrt.lnt p.,Ht of ll:li~
~iS-:::IJ~~~i}1\ iIT,roh"2'~~ the pf.:r\1<1>1;(lin of !:trJi!diltg f.'!.<:;>Jdoe v) g(tlU..lr.l prane. 0,'11-
ef~(\Y. if p'?:J:()Gcti<::{'; ell (h'sdl':Jllt-3l/ :~ (v'Htk.~'i ""e(\\ .~i.lh: in i! (ornfonah!e.
wcH-dc\i~d'bH~d'J>O':room." lhH€ .W2 rt1<1flY Q{l.....::>r (a<:tofs tha~ (Ie into makin-.J
Sl1f.;> that the S~;Ke~ be~'l\elOn lmikfir.1>J5 anS' \"ojoj':;/b[.!? M1d L'.f tligh qu,t!!:y but
d.~fl';);n.g 1.,.2 lY.Jtdoo':' i\'YJm is *:\2 \1.ct 51'-::\).
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The dra'Nrngs on rhi:;pag'2 and the ne~t indicate howl.he spaCQ5 betw\Oen build-
ing> mIght bl~ deveio[J'2d u:1d€r different scenarios. In the ~cction below. the
E5D1:1.nadr~ is ('r",(slaned passing between a retail building wit h residential above
on the I,::ft, <lnd a (JM\dng sl:ruct.l!t"e with r~tiJil on th(~ first level to the right. In
~ad1 ca:>e, the 'iEction -:;hoVJs thdC the bt;:st relatiol\;,hip !lQf.ween the Esplannde
ilnd the GfJtUO'Jf ~pace adjacent to the le~talJra[)ts occurs at or slightly above
th~ I''''vel of thE' tfaiL T\\<:: sections also show hoVl an amenity zone (::In b", used
~{l def;ne !h.p outdoor d[nin,:! al~as from the triW'!\ path.
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they s'oould \-.z!:;t'2 to the p"th'J1i~r, H,x;l.u:;,:? O'K,1\f'Z p.ri'!i2'C}' is n0(~5s.ary 'Afl.en
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th'e \1rst ~\:J>:;r.; l('lh..g ~?ijce!> of r-?~,0,:n:-e~ \':'.:.."11: t~2 €~'="'atio~ c,( ehe travel \'lay
by Se\\f"{.'ll ":2'2t. (.1 t(-..2 so::encJ.rk) ?b:)'~, tni > di,:;tai"'l'::c i.::. p<:,,{rayed as 7,G - - lI'ih:ch
'.'VC>lI([\ rllkr'N ;>; r~~p tc .,cce:;::.th", I/.K;'[,:-O'25 ?lrlo~. p;;.t~.:;:; ifl d sjl1Jql~ wn
The 5'\'!::'~i':J1~';,JI..J :.h':W1 h:>w re:-",d'\!n~I~! dew~lf]pment 2:djrlcent to ,he Esp';3n~de
~~ICitr'~ C..,rm_l /'JInnr,r1 lrt:1,: !>"bnn P-"""':.IQ(1 ((''If''~~~ahr.,,,-:
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5hould pian fm a thoughtfu[ evolution from pubiic to ..emi-pubHc to semi-private
to privatesp.Ke while incorporating drainage. vertical circulation and sell.i-
p;h'ate spaces oJ( ti~i)hte dirn'2nsions, 5em:-private exterior spacc~ and ample
windows fildng the ESptanilde will result in rl mare \ectJre publIC environment
for the trail users, H:is "eyes on [!w streel- policy ~5 tl centrallenet of .Criml?
Prevention Through tn'/i['()IHl,entill D!'sign."
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Ch~pter .1 addresse~ thE' (OnTIgufilllon 01 the puM!I( arl!'i\$ (in grl'en) and ~eml-pub!i~ Illea5 (In l'ellowl
withl;) t:.t' propostd E.si'l;)r\(:;;e n;;~I-cf'Will'. IIrta$ oiitskle of Ihf' ught-of.way.lh(? Sl;'r:1i-P;Willf' (m
YI':iGw) ar:d the private (!n rrollHe d:$(u$!>t"':: ;r'1 Chap~er 5.
~
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:ft\ The Pi~'e5 : The Edg~s
VI UdlCn Design
Edge Chcroderistics
Passive Edge
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12' ~elba(k from the
trail <;elT1l-pn\<,\(t' ~pau~.
I dt'"dIly. dm ~,el;li-pri\"lt'
,pall' CTe(ltl:'~ Co Il'rrdCl'
:1\\" abn\l- the lrdil.
Fatl1dt'S p1 bllilJ.in~,
mllq 1,111 \\ithin till'
"facJ\.k lont": an ar':J
.,tartill~ .1\ Ihc ~;,:tbad..
and induuing an
additional S' \.\llhll1 the
pri\'nll.' ,1rl',~.
When lI"ed, 11llfllOl1lal
1110\ t'ilK'nl ot I h',' facadl'
\ vvi IIll n (Iw facade LOn")
..hnuld Pl.lUl in 30'
iflcrl'lI1\.'l1h.
. 0\ ['lhJn~~ or prtllrll\ion~
fWlll the l)uildmg ldn be
d Ind'lmUlll 01 12
..~
hr,t Ilnor hc'l~ht ~h(Jllid
be ,1 minllllum nf 12'
Buildlng'. with dllllvt'rall
O1J':imu!ll height of .Il)'
abuve the lerriH."" ..hould
be el1toura;2.cd,
For (,1i1l'r buildin~,. .1
SI"P back flOrn ;ht" \fail
Silk is t'ncomJgcd. 12'
for t'l'ery adliil iona! 30'
of ht'iglll desired.
CCi'l'Hnerl!{lry
The PassivE tuge condition woule occur at wsider.ti:il use~ v"h.::re clir2Ct "CC':>"'$ from the Haii to semi-priv:l1'e spac05
rnay be rcqui:'"d, In the example depictt'd. a terrace 30' ;.;00\/<:- lht? g'ade of the trail creates th~ s<=,mi-priviitQ space.
,I;" 12'l)uilding ~'"tb3Ck hcs been divldl?d Into 6' of Vi/rtic3j (i{cu!atioIJ, and 0' of tel face SpClCi? The drawillg also show~
an 8' "f<l('ad(~ zone:' Thi$ area ha:; been cre"t€d to aliew for an l:ncowag" varie~y in the f~((idp dEsign and eJdditioniJl
9~)(heril1g s:'.a~e on the terrace. Ccvclt>d s.,mi-privat€' spaces. ;;s shown. are encouraged to put life on the e>dges of the
trail. The im.:;gi-? (lii',o sh~W5 how buIlding:; ovt'; 40' should stt;;:; b3.:k 12'to maintam sun anglA5 to tl12 U<lil.
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12 ~Ltbad, from 1 he I
trail: 't"mi-pri\Jk' ...pace.
Ilk-al!v, t hi, ..c'mi-pri\ dIe
~p.3C~ is .11 Ih,' ...ame it'\ eI
\.Jlihcira!l
. Fat.lJe... nl l~llilding..
mu<,t 1'.111 wl!hir. the
fdt'3(k lone": an C.r~a
~larting .11 the ~etbdd,
and including an
addilinnai S',vi!hin lh\:'
pri \ ,11(' c1rr'iJ,
. When iJ<,C'd, ht;r~;:(l:ltdl
m(l\'r'~;'~'n I of I he f(l(2Lk
(wi:l;in the- 1;'(,1(1(' zonc")
..hould occur in 30'
inl fL'n~\.'i11 ~
. O\('r!ldn~~ or prntru<,lon..
from the Dwklll1g ,.111 be
J maximum of 12'
. Fl r,! lbor heigh! ...hould
be d IHL'1:l11um pi 1-+'
Buildings wi! h dn 0\ ('f,,1I
Ind'l.imurn ht'igh! of 42'
.'Ibm t' rht' !r<,,1l ~huuld be
l'I1CllU!" aged,
. For taller buildtn?,.... il
~lep olld, from the tfail
side i<, t'n(ul!ra~l'd: 12'
for l'H'l1- ,1ddirio:u! )0'
of height desir::d.
The Pieces : The Edges (0
Urban DQsigfl '-'..
Adive Edge
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The Active Edgf: ('(1l1dition ...vcu!d 0"': cur at retaii us.;>s where direct, at-grade .oCC'?;~S f.-om the trail to ~m!-privdt0 space.s
may be de:;jred. In this ex;;mple, th<:: 1 2'buiiding Sf'tb3Ck dimension remain'! 3t the k~lJel of the trail2iid could t,e L!~~d
f'.)( outdoor dinin9. This could occur siigntly :~bove thp. trail elevation ~5 \Nell, but is not (Eccommanded to :"'0 02/01'0'
the grade of tho tr~jl.
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