HomeMy WebLinkAboutFavorable Recommendation to City Council
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MEMORANDUM
TO: Carmel City Council
FROM: Adrienne Keeling .!VI-
Department of Community Services
SUBJECT: Item forwarded by the Plan Commission for action by the City Council
DATE: September 21, 2007
Please fmd information on the following item forwarded by the Plan Commission attached. This
item will appear on your October 1 st agenda.
Forwarded with favorable recommendation:
Ordinance Z-511-07 (Docket No. 07020020 OA):
US 31 & 421 Overlay Architectural Design Amendment
Petition 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 ofConnnunity Services.
Please find enclosed the Plan Commission-certified ordinance to amend the Zoning Regulations.
The proposed amendments strengthen the architectural design requirements along both Meridian
Street and Michigan Road. To summarize, the amendments propose the following:
us Hi2bwav 31 Corridor Overlav Zone
1. Delete reference to the Golden Section (determines building scale and proportion).
2. Require exterior comers 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 Hi2hway.421- -Michi2an Road Corridor Overlay Zone
1. Delete reference to the Golden Section (determines 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. Further specify building height requirements.
4. SpecifY commercial fence standards.
The information on this item has been arranged in the following format:
1. Copy of PC Certification
2. Copy of the Ordinance Proposal (Z-511-07)
2007-0921; Z-511-07; Council Report
CERTIFICATION OF THE CARMEL PLAN COMMISSION'S RECOMMENDATION
ON THE PETITION OF THE CITY OF CARMEL
TO AMEND THE ZONING ORDINANCE
PURSUANT TO INDIANA CODE 36-7-4-605
ORDINANCE Z-511-07
An Ordinance to Amend Chapter 23B: US Highway 31 Corridor Overlay and Chapter 23C: US
Highway 421 - Michigan Road Corridor Overlay Zone of the Zoning Ordinance.
To: Tile Honorable Common Council
Of the City of Carmel
Hamilton County, Indiana
Dear Members:
The Carmel Advisory Plan Commission offers you the following report on the application to the
Commission (Docket No. 07020020 OA) to Amend Chapter 23B: US Highway 31 Corridor Overlay and
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone of the Zoning Ordinance, in
order to amend the architectural design requirements.
The Carmel Advisory Plan Commission's recommendation on the petition is FAVORABLE.
At its regular meeting on September 18, 2007 the Commission voted eight (8) in Favor, zero (0) Opposed,
zero, (0) Abstaining, to forward to the Conunon Council the proposed Ordinance Z-Sl1-07 with a
Favorable Recommendation.
Please be advised that by virtue of the Commission's Favorable Recommendation, pursuant to IC 36-7-4-
607(e)(3), the Council has ninety (90) days to act on this petition before it becomes effective as Certified
by the Commission. Ninety days from the date of the original Certification (September 20, 2007) is
Tuesday, December 19, 2007.
CARMEL
BY:"
Leo Dierckman, President
R IDona Hancock, Secretary
Carmel Advisory Plan Commission
Dated: September 20, 2007
IF' . d
",-eCelV(:~,
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SEP 2 0 2007
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CmmeI
ClerT,'-H'uasurer
2007-0919; Z-511-07; US 31 & 421 Architectural Design Amend PC Certificati
Sponsor: Councilor Seidensticker
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ORDINANCE Z-511-07
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL~ INDIANA
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An Ordinance Amending the Architectural Design Requirements of the US 3/ Corridor and
Michigan Road Corridor Overlay Zones in the Carmel Zoning Ordinance
WHEREAS, pursuant to the Advisory Planning Law of the State of Indiana (contained in
IC 36-7-4), each unit of local government that wishes to adopt land use and zoning ordinances
must first approve by resolution a comprehensive plan for the geographic area over which it has
jurisdiction; and
WHEREAS, the 2020 Vision Comprehensive Plan (the "Comprehensive Plan") Docket
No. 16-96 CP was given a favorable recommendation by the Carmel/Clay Advisory Plan
Commission on August 20, 1996, and duly approved by Resolution No. CC-09-03-96-03 of the
Common Council on September 24, 1996, and is therefore the official Comprehensive Plan of
the City of Carmel and Clay Township; and
WHEREAS~ the City wishes to maintain an orderly, consistent and streamlined Zoning
Ordinance; and
WHEREAS, pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to
amend the text of the zoning ordinance; and
WHEREAS, pursuant to Indiana Code 36-7-4-61O and City of Carmel Ordinance No. D-
1600-02, the Carmel Zoning and Subdi vision 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 favorable recommendation from the Carmel Advisory Plan Commission on
Tuesday, September 18, 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 Reqlfirements to read:
23B.09
Architectural Desh:!ll Requirements.
In reviewing thc architcctural design of huilding(s) proposed to be built in the U.S. Highway 31 Overlay
Zone, factors to he considered hy the Commission shall include but not be limited to the following:
A.
Context: All buildings shall be designcd with respect to the general charactt:r of the U.S. 31
Corridor and, particularly, with due consideration to buildings located on lots that ahut the project
site.
B.
Seale aRl::! flreBertioR: :\1I1:ll:lih:liRg fa~aEles. iRe1UEliRg deers, wiReo.....s, co!1:lfflR Sl3aeiR~, aRa
sigRage sRall be desigRed USiRg the GeldeR SeetisR, rel3feSeRteEl by the r-atie I: I.~ or 1.6: I.
0912112007
Ordinance Z-511-07
Materials: A minimum of three materials shall be used for building exteriors, from the following
list: stone, hrick, architectural pre-cast (panels or detailing), are~iteetl:lral Rletal flaRels, glass,
ornamental metal. Large expanses of glass are allowed, up to seventy percent (70%) of the fa~ade
area. The huilding may not he constructed entirely of a mctal and glass curtain wall. Concrete
block is not allowed as an exterior finish material.
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Footorint: All buildings shall be designed with a minimum of eight external corners, in order to
diminate box buildings. Each external corner shall he offset by a minimum of eiQht (8) feet.
Roof: Modulation of the roof and/or roof line will be reuuired in order to eliminate hox-shaned
huildinQs. Parallets must he fully inteQrated into the architectural design of the buildinf! and
orovide seamless desif!n transitions. indudinU' exterior materials hetween the main huildinQ mass.
mechanical oenthouses and other roof structures. Should the v be used. oartial oara~~
a return that extends inward to at least the first structural hay. or twentv-five (25) feet. whichever
is !!feater. Bl:liIEliR;; peRtR81:1SeS Rll:Ist Be iResTfloratel! iRte the Bl:lill!iRg fa~8ae aesi;;R, iRell:laiftg
exterior materials speeificatioRs.
Sloped roofs shall not exceed one hundred (I (0) reet without a change in roor 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 reQuired by ChaDter 24:
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A Site Plan showing the proposed building iR the eORtext of adjoifliHgand neiohhorino
huildings. including buildings aeross U.S. 31.
Perspective l:omputer-enhanced color renderings showing the proposed building, signage,
parking areas (shown loaded) and any displays within the context of the actual existing
sitel:onditions, 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 reet
away nor more than one thousand ( 10(0) linear feet away (from the property line). along
U.S.31:
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(2)
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U.S. 31 Southbound lane
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(b)
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Immediately across the highway, from approximately first floor level
U.S. 31 Northbound lane
(3)
GoldeR SertioR aRalysis, providing building elevatioRs 'J.'!:lio!:l defiRe ~ow the proposed
buildiRg has beeR desigReEl HtiliziRg the proper ratio.
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Waivers:
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The applicant may rcquest a Plan Commission Waiver to the dimensional and quantitative
standards of this Sectioll 23B.09 by not greater than thirty-tive percent (35%), consistent with
requirements set fonh in Section 23B.02(G).
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37 b. Amend Section 23B.16: Other Requirements to read:
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39 23B.16 Other Requirements.
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23B.16.0]
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 he contained completely within the Principal Building
or Accessory Building. Any Accessory Building for rerust: storage shall be:
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B.
Designed to include a roof structure; and,
Architecturally compatible with the Principal Building.
09f21 f2oo7
Ordinance Z-511-07
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23B.16.02
Loading and Unloading Areas:
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Loading and Unloading Berths or Bays shall be designt:d as sp~citi~d in the underlying primary
zoning district(s), except that any Loading and Unloading Berth or Bay shall not be orientcd 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 mat~rial, or a combination
thereof, subject to Commission approval.
238.16.03
Additions to Existing Rcsidential:
Uses and Detached Buildings accessory to single-family dwelling units ar~ p~rmith:d providt:d
that the use and/or structure m~ets the r~quirt:ments of the underlying primary zoning districl.
Additionally. any detached structure:
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B.
Must be of compatible architectural design with the Principal Building:
Must be set back a minimulll 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 pcrimt:tt:r butltT per See/ion 26.04: Perimeter Buffering.
Waivers:
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c.
The applicant may r~quest a Plan Commission Waiver to the dimensional and
quantitative standards of this Section 238. /6.03, by not greater than thirty-fiv~ percent
(35%), consistent with requirements s~t forth in Section 23B.02(G).
21B.16.04 Perimeter Fences Perimcter Fences shall be oermitted for nrivacv. buffering and
sereenim! oumoses and shall be identified on the DP. When used. nerimeter fences shalLbc
constructed of wood and masonry materials, be solid as viewed from any amde and shall he at
least eight feet (8') in height. Primarilv cedar fences are nermitted' however. twentv-fouLincl1
(24") wide red hrick or stone columns shall be incomorated into the fence desi on at least every
twentv-six feet (26'). Alternatively. metal fencino with landscaninQ is nermitted such that 100%
landscaDing screen is achieved within three (1) Years. All fences shall be nronerlv maintained and
renaired. as necessary.
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ZO CHAPTER 23C: US HIGHWAY 421 - MICHIGAN ROAD CORRIDOR OVERLAY
c. Amend Section 23C.09: Architectural Design Requirements to read:
23C.09
Architectural Desi2n ReQuirements.
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In reviewing the architectural design of building(s) proposed to be buill in the Overlay Zone. factors to he
considered by the Commission shall include but arc not limitcd to the following:
A. Design Theme: Buildings shall be designed with an overall Corridor Architectural Theme
eonsistenl with or complementary to the Federal, Georgian, Italianate, or Gn:ek Rcvival Periods.
New buildings an: not requin:d to be imitative, but must incorporate the salient features of these
architectural styles. Pre-existing huildings on adjoining tracts shall nol be a factor in the design of
new buildings unlcss they arc consistent with the architectural ohjectives of the Overlay Zont:.
B. Building Proportion: Buildings within the Overlay Zone sit all Be desigRed as a eompositioR of
relateEl f-arms geveraeEl BY tlte applieatiClR ef the Golden Section (1: La). BllileiRgs should
generally avoid long. monotonous, uninterrupted walls or roof planes. The design and placement
of building fa<;adcs, doors. windows, and architectural design details shall be through use of
Regulating Lines.
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C.
Building H~ighl. Tht: height of new principal buildings shall he at least one and one-half (I Vi)
stories, or be designed to appear so from the front and sides. Retail and ot'lice buildings are
encouraged to be two (2) stories or more in height with officc or residential lIses on the second
tloor. The minimum height for all buildings shall be twenty (20) feet, either at the rool1im: or at
the top of the parapet wall. The maximum height shall be thirty feet (30'): however. an additional
09/2 1/2007
Ordinance Z-'i 11-07
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ei~ht feet (8') shall be oermiued to accommodate mechanical oenthouses or other inner roof
structures.
Buildin~ heights for orooosed buildinl1s that are visible from residential uses shall be no more than
one and one-half (1112) stories or 20' on the facade nearest the residential use. but may increase bv
one additional storv for everv 25' inward. or first structural hav. whichever is laroer.
Building Facades. Fa<;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 appropriale to the
building style. Buildings with continuous fa<;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.
Fa<;ades constructed of more than one material shall only change material~ along a horizontal line.
or along a vertical line of an architectural element (not a vertical or diagonal line). The material
that aDDearS to be heavier Rlaterial shall always be placed beneath the lighter material. Freflt afla
sffieAll fa<;ades of buildings located OR serRer lots er flareels shall he of the same materials and
similarly dctailed.
Desil1n elements of the elevations shall he omanized such that oDeninQ:s line UD horizontally and
verticallv with other oDenings. ODeninlls in a facade shall be arranl1ed in a halanced relativelv
uniform fashion. Onenin~s of varvin~ sized are often centered verticallv alon~ the center line of
the oDenin!!s above or below.
Roofs. Roofs shall he 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 hy 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.
Modulation of the roof and/or roof line will be required in order to eliminate box-shaoed
buildings Paraoets must he fullv inteQ:rated into the architectural desi~n of the buildin~ and
nrovide seamless desi~n transitions. incIudinll exterior materials. between the main buildina mass
mechanical oenthouses and other roof structures. Should they be used. Dartial DaraDets shall have
a return that extends inward to at least the first structural bay. or twentv-five (25) feet. whichever
is llreater.
Pitched roofs shall he clad in wood shingles, slate, composition asphalt shingle or standing-scam
mewl pancls. Asphalt shingles shall be colored to resemhle gray slate; standing-seam panels may
be either gray, black, dark blue, dark green or barn red.
Dormers shall be designcd with the correct dctails. proportion and style consistent with the overall
building compusition, and roofed with symmetrical gable, hip or barrel roofs. Belvederes,
cupolas, and pergolas are permitted if appropriate to the style, well proportioned, and fully
detailed.
All vents. attic ventilators. turbines, flues and others roof penetrations must be paintcd 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 appropriatc to or visually integrated with the architectural style of the
structure.
Entrances. Building entrances shall be dt:lined 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 choscn style of the building.
Building nu;ades for industrial and warehouse uses shall he designed with a main entrance and at
least two (2) window opcnings associated with Ihis doorway.
Ordinance Z-511-07
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09/2 112007
G.
Windows. All window dl:sign shall be compatible with the style, materials, color, details and
proportion or the building. The number of panes, the way it opens, the trim around it and whether
it is embellished with shullers must be consistent with the architectural styll: or the structure.
AwninQs. Fixed or retractable awnings are permith:d irthey 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 fat,:ade composition; and arc designed as
an integral part of the fa~ade. Metal or aluminum awnings are prohibited.
Storefronts. Storefronts shall be integrally designed with overall fa~ade character. Ground 11001'
retail, service and restaurant uses should generally have large pane display windows, however,
they shall not exceed seventy-live percent (7Yf".,) of the tOlal ground level (first noor) fat,:ade area.
Buildings with multiple storefronts shall he 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 or the building.
Suitability of buildin!! materials. Unless otherwise approved hy the Commission, building
materials shall be consistent with and/or complementary to those which replicate Federal,
Georgian, ltalianate and Greek Revival Periods of American architecture, as follows:
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1.
1.
K.
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Exposed foundation shall be constructed of one or more of tht: following:
a.
Red brick;
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Stone (limestone, granite, fieldstone, etc.);
Split-face block or architectural pre-cast concrete, if surface looks I ike brick or
stone.
c.
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Fa<;ade walls shall be constructed of aRY eombinatioR otf red brick or stone The
fol1owinQ materials may also be annlied as trim details. but shall not exceed ten Dercent
(10%) of the overall non-window facade an::a:
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Red brick or stone of a contrastinQ color;
Smooth cut cedar shingles:
Wood clapboard siding:
Wood beaded siding;
Stucco with smooth tinish, or ~EIES(er eEjliivaleRtt, RElt tEl exceed tweRt)'
IlereeRt (::!O%) of !he e'ierall ReR wiRelOV: fa~ade area.
Warehouse facilities, including self-storage and mini-warehouse uses, shall have a high-
quality fa<;ade treatment on all sides visible [rem U.S. High',vB)' 121 consistent with the
following:
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e.
a.
Red brick fa<;ades trimmed with split-fact:d aggregate block (of a color and
texture resembling Indiana limestone), provided that it also includes red I:Jrielt
accents (such as windowsills, lintels above windows and doorways, huilding
corners, parapet coping, etc.).
Split-face aggregate block (of a color and texture resembling Indiana limestone)
provided thaI it also incorporates red hrick accents.
Pre-cast concrete wall panels of a color and tl:xture 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 Sl~bparagraphs K( I ) and K(2).
b.
c.
Ordinance Z-511-07
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d. Stone or synthetic stone. nrovided the buildinQ desiQn also incomorates
architecturally annrooriate details of contrastinQ color and material as noted
oreviouslv in Suboaraf!raohs K( 1) and K(2 J
L. Design in relation to topography of the site;
M. Design of proposed landscaping in relation to structures; and
N. Overall aesthetics of the proposed huilding. including color.
Amend Section 23C.14: Other Requirements to read:
Other ReQuirements.
nc.14.0 I Outside StoraQc. Outside storage areas shall be allowed as shown on the DP and shall be
architecturally compatihle with the principal huilding(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.
nc.14.02 Loadin!! Berths. Loading berths and trash collection areas shall he permitted per the
nccds of the husiness estahlishments and shall be idcntilied on the DP. Loading berths and
overhead doors shall face to the rear of all huildings. Should a loading herth he located adjacent to
or visible frolll 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 Emenzency 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 he suhmitted to the Commission
I'or 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 approvcd by thc 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. lndi vidual signs which conform to both the Sign
Ordinance and to the approved Sign Plan shall not require further ADLS approval, however, such
signs shall require a sign permit.
nc.14.05 ConforminQ 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:
I. Any new building is to be constructed: or
2. Any existing building or site development (including addition of parking lot) is expanded
by morc than thirty percent (30%).
23C.14.06 Non-Conforming Uses. A DP shall be submilled to the Commission l'or its approval
when a legal non-conforming use is altered as follows:
I. A building has been more than sixty percent (60%) destroyed.
2. Any expansion of a building or site development (including addition of parking lot).
Normal maintenance and repair is exempt Irom the DP approval requirement.
3. If properly or building is vacated for more than one (I) year.
-:l3C 1407 Perimeter Fences. Perimeter Fences shall be nermitted for nrivacy. bufferinl! and
screeninQ ourooscs and shall be identified on the DP. When used. nerimeter fences shall he
constructed of wood and masonrv materials. be solid as viewed from any al1!zle and shall be at
least eil!ht fcet 18') in heil!ht Primarily cedar fences are oermitted: however. twenty-four inch
(24") wide red brick or stone columns shall he incomorated into the fence desiun at least every
twenty-six feet (26') Alternatively. metal fencino with landscaoinQ is oermitted such that 100%
landscaDinQ screen is achieved within three (3) Years. All fences shall he oronerly maintained and
renaired as necessary.
Ordinance Z.511-07
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? Section II: All prior Ordinances or parts thereof inconsistent with any provisIOn of this
4 Ordinance are hereby repealed.
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7 Section III: TIlls Ordinance shall be in full force and effect from and after its passage and
8 signing by the Mayor.
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10 Ordinance Z-511-07 PASSED by the Common Council of the City of Carmel, Indiana tills
j I _ day of , 2007, by a vote of ayes and nays.
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J3 COMMON COUNCIL FOR THE CITY OF CARMEL
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17 Presiding Officer Kevin Ki rby
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21 Joseph C. Griffiths, President Pro Tempore
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29 Fredrick J. Glaser
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36 Diana L. Cordray, IAMe, Clerk-Treasurer
Mark Rattermann
W. Eric Seidensticker
Richard L. Sharp
09/2 112007
Ordinance Z-511-07
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I Ordinance Z.511.07 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-51l-07 Approved by me, Mayor of the City of Carmel, Indiana, this_
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James Brainard, Mayor
ATTEST:
Diana L. Cordray, lAMC, Clerk-Treasurer
Prepared by:
John R. Molitor
Carmel Plan Commission Attorney
One Civic Square
Carmel, IN 46m2
0912112007
Ordinance Z-5 J 1-07
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