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City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date:
To:
From:
September 7, 2007
Plan Commission Members
Adrienne Keeling /JttJ.:-
Department of Community Services
Re:
September 18th Plan Commission meeting - Docket No. 070200200A
Enclosed is updated information for the following item. This was forwarded hack to the Plan Commission by the
Suhdivision Committt:e with positive recommendation. If you have any questiDns, plt:ast: give me a call at 571-2417.
Docket No. 07020020 OA: US 31 & 421 Overlay Architectural Design Amendment
The applicanl seeks to Amend the Zoning Ordinance, Chapter 23B: US Highway 31
Corridor Overlay Zone and Chapler 23C: US Highway 421 - Michigan Road Corridor
O~'erl(lY Zone, in order to amend the Architectural Design Requircments.
Filed by the Carmel Department of Community Services.
The enclosed amendments are proposed to improve architcctural design requirements in the US 31 Corridor and US
421 - Michigan Road Corridor Overlay Zones. In response to reccnt projecls, members of th~ Plan Commission
requesled slaff to strengthen language regarding architectural design and building material requirements in these two
corridors. Tn summary, the amendments propose the following:
US Hi2hwav 31 Corridor Overlay Zone
I. Delete reference to the Goldt:n St:clion (building scale and proportion).
2. Requirt: exterior corners 10 be offset by at least 8 feel.
3. Strengthen the roor dt:sign requirements to belleI' integrate parapets and penthouses and to eliminale box-
shaped buildings.
4. Specify commercial fence standards (hev.o.
US Hi2hwav 421 - Michi2an Road Corridor Ov~rlav Zone
I. Ddete reference to thc Golden Section (huilding scale and proportion).
2. Require red brick or SlOne as the primary material. with LIP to 10% of other seleckd materials as trim
details.
3. Further specify huilding height requirt:rnents (new:).
4. Specify commercial fenc~ standards.
~~ chapter language is Jili.le. Ddeted chapter language is red. Changes made SllJce the Public Hcaring are
big!:!.] ighted.
2007-0907: 070201J20 OA: PC Melllo
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O:--JE Cl\rlC SQU_\RE
C \.Rl\IEL, TNDL-\N_\ -1-6032
.J 17/571-2-1-17
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Sponsor: Councilor
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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
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 hy 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. 0-
1600-02, the Carmel Zoning and Subdivision Control Ordinances are incorporaled hy reference
into the Carmel City Code;
NOW, THERE.FORE, 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 [rom 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. HIGH\VA Y 31 CORRIDOR OVERLAY ZONE
a. Amend Section 238.09: Architectural Design Requirements to read:
23B.09
Architectural Deshw Requirements.
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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. 3]
Corridor and, panicularly, with due consideration to buildings located on lots that abut the project
site.
B.
Seale aREI ereeertieR: !.lIl:lllihliRg fa'iaEles, iae1HdiRg dams. wiathnvs. eelHffiR spaeiag, aad
sigRage shalI be Elesiga8a HsiR;;; the Golden SeetiaR, r8flreseRted by the Farie I: 1.6 aF 1 Ji: I.
09/07/2007
Ordi nan.:e 7.-###-07
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Material~: A minimum of three matt:rials shall be used for building t:xlt:rior~, from the fol]owing
I is!: stont:, brit:k, architectural pre-cast (pands or detailing), arehiteelHfal metal panels, gla~s,
ornamental metal. Large expanst:s of glass are allowed, up to sevt:nty percent (70%) of the fal;adt:
area. Tht: building may not be constructed t:ntirdy of a metal and glass t:urtain wall. Concrete
block is not allowed as an exterior finish material.
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Footnrint: All buildings shall be dt:signed with a minimum of eight t:xternal corners, in order to
eliminate box buildings. Each external cornt:r shall be off~el by a minimum of eioht on feet
Roof: Modulation of the roof and/or roof line will be reuuired in order to eliminate box-shaned
buildino-~ Paranets must be fully inteo-rated into the architectural desion of the buildinQ and
orovide seamless desio-n transitions. includil1!! exterior materials. between the main buildino- mass.
mechanical nenthouses and other roof structures. Should thev be used. nartial naranets shall have
a return that extends inward to at least the tirst structural bay. or twentv-five (25) fet:t whichever
is !:treater. 8t1ihliR.;'; fleRthel:lses mllst Be inealflaratea iRte the building fa~ade desi';R, iaehldiRg
ellterief materials sfleeifieatiaRs.
Sloped roofs shall not exceed one hundred (100) ft:t:t without a change in roof plant:, or gable or
dormer. Sloped roofs shall bt: t:ither standing seam metal or dirnt:nsional shingles.
Exhibits: The following architectural t:xhibits shall he provided to the Commission in addition to
normal submission rt:quirt:ment of any DP or ADLS application. as reQuired-bY Chavter 24:
(I) ^ Site Plan showing tht: proposed building iH the eaR~ill Q~jP]!i1~gand neiohborim!
buildings. including huildings across U.S. 31.
(2) Perspective computer-enhanced color renderings showing tht: proposed building, signage.
parking areas (shown loaded) and any displays within the context of tht: actual existing
site conditions, including how it will look from any adjoining residential areas, as well
from as three locations. whose distanct: is no less than three hundrt:d (300) linear feet
away nor more than one thousand (1000) linear ft:t:t away (from the properly line), along
U.S.31:
(a) U.S. 31 Southbound lane
(b) Immediately across the highway, from approximately first floor level
(c) U.S. 31 Northbound lane
nL OsleeR 8eetieR analysis, pf0victrR;; ",;;;'H€liRg- ele\'atioHs '....fili:~fjAe..bi!..^ Iii.", pref3esel:!
1:1l~ildiRg has bCE!..fi~sj.bR~ t1tiliziR;; the p,!oper ratio~
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HE. Waivers:
The applicant may request a Plan Commission Waiver to tht: dimensional and quantitative
stllndards of this Secrion 23B.09 by not greater than thirty-five percent (35%), consistt:nt with
requirt:ments set forth in Sectio/l 23B.02(G).
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Amend Section 23B.16: Other Reauirements to read)
238.16.01
Other Requirements.
Outside Storage of Rt:fusc:
UnencloSt:d storage of rdust: (whether or not in containers) or display of merchandise shall nol bt:
permitlt:d on any project. All refuse shall bt: contained completely within tht: Principal Building
or Accessory Building. Any Accessory Building for refuse storage shall he:
A. Designed to include a roof structure; and,
B. Art:hitecturally compatible with the Principal Building.
Ordinance Z-###.07
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23B. I 6.02
Loadil1!.! and Unloading Areas:
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Loading and Unloading Berths or Bays shall he designed as specitied in the umkrlying primary
wning district(s). excepl Ihal any Loading and Unloading Berth or Bay shall not bc oriented to
U.S. Highway 31. Loading and Unloading Berths or Bays oriented toward any other puhlic right-
of-way. shall be landscaped/screened using masonry wall(s), plant material. or a combination
thereof. subject to Commission approval.
23B.16.m
Additions to Existing Residential:
Uses and Detached Buildings accessory to single-family dwelling units are permilled provided
that the use and/or structure meets the requirements of the underlying primary wning district.
Additionally, any detached structure:
A.
B.
Must be of compatihle architectural design with the Principal Building;
Must he set back a minimum of thirty (30) feet from the right-of-way I ine nearest to and
running most parallel with U.S. Highway 31: and he accompanied hy the minimum
applicable perimeter burter per Se,tio/l 26.04: Perimeter Buffering.
Waivers:
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The applicant may request a Plan Commission Waiver to the dimensional and
quantitative standards of this Section 23B./6.03, hy not greater than thirty-fi ve percent
(35%), consistent with requiremcnts sct forth in Section 238.02((;).
2113 1604 Perimeter Fences. Perimeter Fences shailhe-ocrmi'tted"""furOmacy.-butlerTii;- and
screeninQ Durnoses and shall be identified on the DP. When used. oerimeter fences shall he
constructed of wood and masonry materials, be solid as viewed from any angle and shall be at
~ast ei!!ht feet (8') in heiQht. Primarily cedar fences are oermitttld: however. twenty-four inch
(24") wide red brick or stone columns shall be incornO.ra1cd into the fence desi Q:n at least every
twenty-six ft:cl (26'), Alternativelv. metal fencil1Q: with landscanin!! is oermitted such that 100%
landseaDin!! screen is achieved within three (3') Years. All fences shall be mODerlv maintained and
rel)aired. as necessarv~
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28 ZO CHAPTER 23C: US HIGHWAY 421- MICHIGAN ROAD CORRIDOR OVERLAY
29 ~. Amend Section 23C.09: Architectural Design Requirements to read:
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23C.09
Architectural Desi2n ReQuirements.
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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 arc not limited to the following:
A.
Desi!!n Theme: Buildings shall be designed with all overall Corridor Architectural Theme
consistent with or complementary to the Federal. Georgian, Italianate, or Greek Rcvival Periods.
New buildings are not required to be imitative, but mllst incorporate Ihe salient features of these
architectural styles. Pre-existing huildings on adjoining tracts shall not be a factor in the design of
new buildings unless they arc consistcnt with the architectural ohjectives of the Overlay Zone.
Building Proportion: Buildings within the Overlay Zone sRall Be aesi;;Aed as a eempositioA of
relatetl feffils ge\'en~etl BY tRe aflfllieati@A @f tRe GoldeR Section (1: L6). BHiltliRgs should
gcncrally avoid long, monotonous, uninterrupted walls or roof planes. The design and placement
of huilding far;ades, doors, windows, and architectural design details shall he through use of
Regulating Lincs.
Building Height. The height of new principal buildings shall be at least one and one-half (I V2)
stories, or he designed to appear so from the front and sidcs. Retail and office huildings are
encouraged to be two (2) stories or rA@F~ in height, with office or residential uses on the second
floor. The minimum height for all buildings shall be twenty (20) I'cet, cither at the rootline or at
the top of the parapd wall;-Themaxilllliiil h&:'ht Shill be thirty feet no'): however an additional
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09/07nOO7
Ordinancl: Z-###-07
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eil!ht feet (8') shall he nermitted to accommodate mechanical oenthouses 0[- ottier inn~r roof
structures,'
D.
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Buildin!! hei!!hts for monosed buildine:s that are visible from residential uses shall be no more than
one and one-half (] V2) stories or 20' on the facade nearest the residential use. but Olav increase b.J
one additional story for every 25' inward. or first structural bav. whichever is laraero
nuilding Fac;ades. 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 fal.;adcs that arc ninety (90) feet or greater in width.
shall be designed with offsets (projecting or recessed) not less than eight (8) feet deep, and al
intervals of not greater than sixty (60) feel.
Fa<;ades constructed of more than one material shall only change materialk along a horizontalline~
~a~~ a ~rticalline of anarchitectural element (not a vertical or diagonal line). The material
that aDDears to bJ heavicr fflaterial shall always be placed beneath the lighter matt:rial. F.!.o~t.!!!ll!
sidelill fa~ades of buildings located OR enrRer lots ar pareels shall be of the same materials and
similarly detailed.
Desian elements of the elevations shall be ofQa-nized sllch that oDcnGu;~l~uD horiZOntally and
:vertically with other oDeninos OneninQs in a facade shall he arran!!ed in a balanced. relativeloJ
Uniform fashion Onenin!!s of varvim! sized are often cent~red verticallv alnn!! the l~enter line of.
the ()neninl;!~ above or below.
E.
Roofs. Roofs shall be simply and symmetrically pitcht:d 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 extt:rior wall of a building, and shall conform to pitch between 14: 12 and 4: 12. Flal
roofs are permilled when consistent with the historic style of architecture, if t:dged by a railing or
parapet, and if rooftop mechanical equipment is either camouflaged on all sides or visually
integrated into the overall design of lht: building. In no case shall rooftop mechanical t:quipment
be visible from adjoining streetS: residential zones or uses.
Modulation of the roof and/or roof line will be reuuired in order to eliminate hox-shaned
buildin..s. Paranets must he fully inleQfated into the archltectural desie:n of the buildill!! anct
nrovidc seamless desi!!n transitions. includinl! exterior material~. hetween the main huildinl! mass~
mechanical nenthouses and other roof structures Should.1hcy be used. narlial Daraqets shall have
a return that t:xtends inward to at least the first structural bay. or twentv-five (25) feet. whichevd
is flreater.
Pitched roofs shall be elad in wood shinglt:s, slate, composition asphalt shingle or standing-seam
metal panels. Asphalt shingles shall he colored to resemble gray slate; standing-seam panels may
he either gray. hlack, dark blue, dark grecn or barn red.
Dormcrs shall be designed with tht: corrt:ct details, proportion and style consistent with the oyerall
building composition, and roofed with symmetrical gable, hip or barrel roofs. Belvederes,
cupolas. and pergolas are pcrmiucd if appropriate to the style. well proportioned, and fully
delailt:d.
All vents, attic ventilators, turbint:s, 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. Guttt:rs
and downspouts shall he appropriate to or visually integrated with the architectural style of the
structure.
F.
Entrances. Building entrances shall bc dcfined 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 fa<;ades for induslrial and warehouse uses shall bt: designed with a main entrance and at
It:asl two (2) window openings associated with this doorway.
Ordinance Z-###-07
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09107/2007
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Windows. All window dt:sign shall be compatible with Ihe style. materials. color, details and
proportion of tht: building. The number of panes. the way it opens. tht: trim around it and whether
it is embellished wilh shutters must be consistent with the architectural slyle of the structure.
Awnings. Fixed or retractablt: awnings are permitted if they complement a building's architectural
style. material. colors, and details: do nOI conceal architectural features (such as cornices.
columns, pilasters. or decorative details): do not impair fat;adc composilion; and are designed as
an inlegral part of the fac,:ade. Metal or aluminum awnings are prohihired.
Storefronts. Storefronts shall be integrally designed Wilh overall fac,:acte character. Ground noor
retail. service and restaurant uses should gt:nerally have large pane display windows. howt:ver.
rhey shall not exeet:d st:venty-live percent (7SC;7n) of lhe 10lal ground level (firstl1oor) fai.;ade area.
Buildings with multiple storefronrs shall be of unified dt:sign, through the use of common
materials, architectural details, signage and lighting consistenl with the overall huilding styk.
Drive-thru windows. Drive-thru windows shall be designed as a related, intt:gratt:d archilectural
element and part of lhe overall design composition of the building.
Suitahilitv of huilding materials. Unless otherwise approvt:d by rhe Commission, building
matt:rials shall be consistent with and/or complementary to those which repl icate Federal.
Georgian, Italianate and Greek Revival Periods of Amt:rican architecture, as follows:
H.
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Exposed foundation shall be constructed of one or more of the followi ng:
a.
Red brick;
b.
Stone (limestone. granite, fieldstont:, etc.);
Split-face block or architectural pre-cast concrere. if surface looks like brick or
stone.
c.
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Fw;ade walls shall be constrw.:tt:d of aR)' eOffil:liRatiaR of.,. red brick or stone The
followinl1 materials may also be aoolied as trim details. but shall not exceed ten Dcrecnt
(10%) of the overall non-window facade area:
a. Red hrick or stoneili contras.tin2" color:
b.
Smooth cut cedar shingles;
Wood clapboard siding;
Wood beaded siding;
Stucco with smooth finish, or ~EIES(er equivalent)" Ret to exeeea tweRt)'
perceRt (20%) of the overall ROR ....'iR8ow fafilaee area.
c.
d.
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3.
Warehoust: facilities, including self-storage and mini-warehouse uses. shall have a high-
qualiry fa"ade treatment on all sidt:s I,'isible [re-FA U.8. HlgA~Y...11l consistent with the
following:
a.
Red brick fat;adt:s trimTlled with split-faced aggregale hlock (of a color and
texture resembling Indiana limestone), providt:d thaI it also includes red Briel:
accents (such as windowsills. lintels above windows and doorways, building
corners. parapel coping. etc,).
Split-face aggregate block (of a color and lexture resemhling Indiana limestone)
provided that it also incorporates red brick accents.
Pre-cast concrete wall pands of a color and texture resembling either red brick
or Indiana limestone, provided the huilding design also in<.:orporatcs
architecturally appropriate details of contrasting color and material, as noted
previously in Subparagraphs K(I) and K(2).
b.
c.
Ordinance Z-###-07
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Stone or synthetic stone. Drovided the buildincr desi!2'n also incomorales
architecturally aDoroDriate details of contrasting color and material. as noted
vreviouslv in SubDara~ranhs K( J) and K(21.
Design in relation to topography of the site;
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Design of proposed lands<.:aping in relarion to structures: and
N. OveraJ I aesthetics of the proposed building. in<.:\udi ng color.
e-:d__Amend Section 23C.14: Other Requirements to read:
23C.14
Other Reouirements.
2.1C.14.0 I Outside Storage. Outside storage areas shall be allowed as shown on the DP and shall be
an:hiteclurally compatible with the principal huilding(s) with which they arc associated. Storage
areas shall be completely scn:ened from view and subje<.:t to Commission approval. Trash
colle<.:tion areas shall be enclosed and screened.
nc.14.02 Loadin!! Berths. Loading berths and trash collection areas shall be permitted per lhe
needs of the business establishments and shall be identified on the DP. Loading berths and
ovt:rhead 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 he screened per Commission approval.
nc.14.m Emergency Access. All erm:rgency access areas and fa<.:ilities shall he shown on the Site
Plan and reviewed hy the Carmel Fire Chief.
23C.14.04 Signs. A Sign Plan for the proposed development shall be submilted to the COlllmission
for its approval as part of the ADLS application. Signs for each proposed use shall he uniform in
character as to color and archilectural design as approved by the Commission. Should an ADLS-
approved Sign Plan be repla<.:ed with a new design, the amended Sign Plan must go before lhe
Commission for ADLS review and approval. Individual signs whidl conform to both the Sign
Ordinan<.:e and to the approved Sign Plan shall not require further ADLS approval. however, such
signs shall require a sign permit.
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23C.14.05 Conformim! Uses. A DP shall he suhmitted 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 cunstructed; or
Any existing building or site development (including addition of parking lot) is expanded
hy more than thirty percent (30<.7'0).
23C.14.06 Nun-Cunforming Uses. A DP shall be submitted to the Commission for its approval
when a legal non-conforming use is altered as follows:
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A building has been more than sixty per<.:ent (60%) destroyed.
Any expansion of a huilding or site development (including addition of parking IUI).
Normal maintenance and repair is exempt from the DP approval requirement.
3. [f property or building is vacated for more than one (I) year.
?3C 14 07 Perimeter Fences. Perimeter Fences shall be oermitted 'oor the needs of the alisi !'less
~sts.blishAle!'lL3 for oriyacy. bufferino- and screenino- numoses and shall be identified on the DP.
When used. nerimeter fences shall be constructed of wood and masonry materials~ tttttl-b_e_solid as
viewed from any anllle and shall be at least ei!2'ht feet (go) in hei~ht. Primarily cedar wooden
fences are Dermitted: however. twenty-four inch (24") wide red brick or stone columns shall be
incomorated into the fence desil!n at least every fifty feet (50') tRim t\\"o feet (32') twenty-six feel
(26'1 Alternatively. metal fencino- with landscaninll is nerrnitted such that 100% landscaninQ
screen is achieved within three (1) \lears AlJ fences sball be Dr-ODed\' maintained and reoaired.
as neces'>urv;
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Ordinance Z-###-07
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