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City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Bate:
To:
From:
October 22,2007
Plan Commission Members
Adrienne Keeling
Department of Commnnity Services
Re:
November 1'1 Subdivision Committee Meeting - Docket No. 070500230A
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: Monon 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 (October 19). l;lfgl1J!g~:~~~~~:S~3D~ indicate changes either discussed at
or implemented since the October 2 Committee. Sections which were
highlighted, but not discussed at the last meeting also remain highlighted in gray.
2. Clean Draft (October 19). If you prefer to not read through the edit marks.
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 -1021: 07050023 OA; Committee Memo
Page I
ONECIVlC SQU_-\RE
C\Ri\ffiL. INDL\K\ 4ii032
317/571-2417
CITY OF CARMEL ZONlt>G OIUlINANCE
CARMEL CITY CODE
CHAPTER 10: ZONING & SUBDIVISIONS
ARTICLE 1: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23H: MONON GREENWAY OVERLAY ZONE
EXISTlNG ZONING:
Urban Section: R-2. B-2, B-5. C-l. C-2, ]-1 Old Town OL. Range Line OL
Natural Section: P-I, S-2. R-I. R-2, R-3, R-4, M-3, PUD Old Town OL, Home Place OL. US :II OL
23H.00 Manon Greenway Overlav Zone.
23H.OO.O I Pumose. Intent and Authority. The purpose of this overlay zone is 10 protect and enhance the
health, safety and welfare of the citizens and properly owners of Carmel and Clav Townshin
by protecting the physical integrity of the Manon Greenway. includim! --tlfltl-its ballast
foundation and drainage ways, and by complying with the Manon Greenway casement
covenants as lhey pertain to the natural character and existing vegelation of the trail and its
protection. For Durooses of this Zone. the Manon Greenwav shall be defined as anv orooertv
conveyed to the City of Carmel bv tille or easement. for ourooses of estahlishment of the
Manon Trail.
11 is the City's intent to achieve the purpose of this zone by:
. Providing a consistent design treatment for private and puhlic properlies along meFe
t1rbanized seetiofts af tae Manon Greenway;
. Providing controls for architecture and landscape design ~that establish continuity of
design between projects and to improve the physical relationship aru.Lbuman scale
between new buildings and the Monon Greenway:
. Protecting the remaining Manon Greenway character;
. Protecting the physical inh::grity of the Manon Greenway.
This district is superimposed over the other primary zoning districts and ilS regulations shall
supersede those of the primary zoning districts over which it is superimposed. In estahlishing
this zone, the Plan Commission and Council relics on I.c. 36-7-4-]400 et seq.
23H.OO.99 Application Procedure.
A. Development Plan. See Section 24.99(A): Development Plan.
B. Architectural Design. Exterior Li2htin\!. Landscaning and Signage (ADLS). See Section
24.99(8): Architercural Design, Exterior Lighting. Lalldscapin~ and Signage (ADLS).
Chapter 23H: Manon Greenway Overlay Zone
2:1H-1
Draft /0-/9-2007
..
CITY OF CARMEL ZONING ORDINANCE
23H.O I District Boundaries. The houndaries of the Monon Greenway Overlay Zone (the Zone) are IH:n:ny
estahlished as approved on the Zoning Map. Dia!!ram I illustrates. !!enerallv, the boundaries of the Urban
and Natural Sections.
23H.02.02 Zonin!! Waiver. The Commission may, after a
public hearing, grant a Zoning Waiver of the
dimensional and quantitative standards of this
Chaplt:r, by not grt:ater than thirty-five percent
(35%). Any approval 10 permit such a waiver shall
be subject to the following criteria:
A. The proposal shall enhance the overall
Development Plan and the adjoining
streetscapes and neighhorhoods.
B. The proposal shall not produce a Site Plan or street/circulation s tern that would bt:
impractical or detract from the appearance of the Development Plan or the District, and
shall nol adversely afreel erm:rgency vehicle access.
23H.O 1.0 I Urban Section Boundarv. Pronerties which ahut
the Manon Greenwav from First Sln:et NW to the
southern property line of properties fronting lhe
south side of Carmel Drive.
23H.O 1.02 Natural Section Boundary. Prooerties which abut
the Monon Greenwav from 146'11 Street to First
Street NW and Carmel Drive to 96'h Street.
23H.02 Plan Commission Aooroval.
23H.02.01 The Plan Commission or its Hearin!! Officer mllst
approve, approve with conditions. or disapprove
the Development Plan (DP) and Architectural
Design, Exterior Lighting. Landscaping and
Signage (ADLS) for any tract of land in the lliban
Section ot~~onon Greenway Overlay Zone.
DP anduADLS aooroval is reQuired in the Natural
Section, oursuant to the reQuirements of the
underlvinQ orimarv 7.Onim!district.
....
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C. The proposal shall exhibit extraordinary site design characteristics, including. hut not
limiled to: Increased landscape lrt:atmt:nl, tree preservation, provisions for bicycle and
pedestrian traffic.
In granting a waiver. the Commission may impose such conditions that will, in its judgment,
secure the purposes of this Chapler. This Scction docs not affect the right of the applicant
under Indiana law to petition the Board for a variance from developmcnt standards provided
under IC 36-7-4-918.5 and this Zoning Ordinance.
23H.03 Pcrmiltcd Uses. See Appendix A - Schedule of Uses.
23H.03.01 All Uses which an: permitted in the underlying primary zoning district(s), except those uses
expressly prohibited by Section 23H.04, are permitted in the Zone.
23H.03.02 Residential uses are !JCrmilted in the Zone. rc!!ardless of the underlvim! orimarv zonim!
~; l1owever,1iShall Rat eem~rise mere thBR se'/eRty t:j','e "'freeR! (75%) sf a flrejeet's
gr~ flQj')r A(eB iR distrielS 'A'her-e r-esideRtial is RBt permitted ~~Y.i!!g.AQ.!!i!!g~
Chapter 23H: Monon Greenway Overlay Zone
23H-2
Dr(~ft 10-19-2007
crry or CARMEL ZONINC, OIWINANCE
2~H.04 Prohihited Uses. See Appendix A - Schedule of Uses.
23H.04.01 Prohibited Uses.
Mobile Home Court. Penal or Correctional Institution. Commercial Sewage or Garba!!e
DisDosal Plant Water Mana!!ement and Use Facilitv. Lumher/Building Materials Sales
(enclosed), Automobile Service Station. Restaurant (with drive-thru sales). AutomohilelBoat
Sales. Automobilel Truck Renair (indoor). car Wash! Commercial Kennel. Drv Cleanincr
Estahlishment (with on-site vlann. Funeral HomelMortuarv/Crcmatorv. Self-service Laundrv.
Veterinary Hosoital with commercial kennel. Wholesale Sales. Stadium or Coliseum.
TavernlNioht Club. Commercial Greenhouse. Feed Store. Grain Elevator. Shooting Gallcrv.
&.wallv Oriented Businesses. All Industrial Uses in AODcndix A ITvne of Uses).
.\. .^.utemobile, TrueI(, Baat, Mobile Homs, MaRufaetHred HousiR~ ar RV Sales.
B. Sexually OrieHted Busiflesses
C. ,^.1I IHdustfial Uses ifl Appefldix A
23H.05 Building Setbacks.
23 H.05.a I Urban Q:ess-Section.
A. M"Triimum Greenwav SerhackBuihl Ie LiRe.
I. Minimum: Twelve feet (12'), measured from the actual right-or-way, or a thiny-
three feet (~3') half right-of-way, whichever is greater.
2. Maximum: There is no maximum setback: however, the area adjacent to the
Greenway may not he used ~for parking. In addition, this area
must rel1ect an awareness of the Greenway and shall not adversely
impal:t the character of the Greenway.
3. Herizl:lRtal me'lameHt sf tRe Buildiflg fefiaee is eAeeHraged witkiH tRe setbaek afea;
however, must eaeHr iA AO less tHaft thirty feet (30') iHeremeR~. SE:ETIITlo oi
B. Side and Rear Setbacks. Fift;ev-( 15) feel}
Ther1!: afe He miRimum side ef rear selbaeks; RO '.\'e',' er, He buildiflgs sr ether J'lerm8fleHt
impre...emeRt sl1a11 eRcraach iRts retltlired laRdseafle afeas.
C. ConOictin(! Requirements. Wherever there exists a conflict between the building sethack
requirements of the Old Town District Overlay Zone and the Monon Greenway
Overlay Zone. the Monon Greenway Overlay Zone shall govern. However.
uarcels in the Overlav with frontage on a vublic street. must adhere to the Front
Yard reauirements established hv other aoolicahle Overlav Zones or their
underlvinl! zonin!! districts.
nH.05.02 Natural ~Section.
A. Minimum +t:aH-Greenwav Sethack.,," Setbacks shall heThirt)' (39) feet, measured from 1.I1.e
edge of Manon Greenwav. oeneral1v a presumed thirty-three feet (33') half right-
of-way.
Chapter 23H: Monon Greenway Overlay Zone
2~H-3
Draft IO-IY-2007
{
CITY OF CARMEL ZONING ORDINANCE
i:' Princinal Buildin!;!s' Sixty (60) feet.
2. - Acc~ssorv Buildinl!s' "Thirtv (30) feet.
B. Sid~ and Rear SeLbacks. RequiremenLs pcr underlying primary zoning distrit:l.
C. ConflicLing RequiremenLs. Whercver thcre exists a t:ontlict between the building seLback
rcquiremcnts ot" the Old Town District Overlay Zone and the Manon Greenway
Overlay Zone. the Manon Greenway Overlay Zone shall govern. However.
uarcels in the Overlav with frontae:e on a nuhlic street. must adhere to the Front
Yard reouirements estahlished hv other armlicable Overlay Zones or their
underlvinu zoninu districl<;
23H.06 =HaHGreenwav SeeeifjeatisnsAceess Points,
NOTE: TRAIL SPECS HAVE BEEN REMOVED TN FAVOR OF PLACING THEM IN THE
THOROUGHFARE PLAN.
nH,06.0 I Urhan Cress Section. 0reenwav Access Points. for new residential or commercial
construction. shall he desilmed and huilt in accordance "vith an aDDraved Plan and to Parks
Board Standards Connection intervals sAall he determiAl~d h'l thc Director. Access Points
from existinl!' buildin!!s must receive the aouroval of the Director of Carmel Clav Parks~ All
access ooints shall be constructed of durable matcrials and shall be designed as to nuL imoede
drainae:e wavs. Where determined aoorooriate. a non-access aQreement mav be required to be
recorded.
,A.. Right of Way: Thirty three feet (33') halfright efway.
B. Trail Widtn: Minimum thirty six feet (36') travel '",'ay ineIuding:
t. Minimum sixteen feet (16') eontinl;lol;ls B5flhalt path throughv.'BY.
2. Dl;Ial ten feet (10') tltreugh'/iB)' en beth sides fer sle.....er meying pedestrians.
C. Trail CenReetieRs: Sltall be tlesigned iR aeeeraanee witlt aR aflflreyed Deyeleflment Plan,
Carmel Clay Par1E5, anti tlte .'\Hernatiye Transflertatien Ceerdinater.
CenReetion intervals shall Be E1elerminea BY tlte Direeler and in
eoaFtlinatioR with a plan for primary pedesltiaR eenneetion.
23H.01ii.02 Natural Cross Section.
f.. Ri.;:;ht sf 'Hay: Thirty three feet (33') half righL ef '.\'&)'.
B. Trail Width: Asphalt patl1 shall be a minimum of 12' In width with no less than 2'
erushetl sIaRe shel;lltleFS.
C. Trait ConReetions: .A.II trail eonneetieRs, whemer r-esidential er eommeFeial. SHall be
designed by the Direetor of Carmel Clay Parlo andlor the City ef Carmel
.^.ltemat-ive TfBnSflertatien CeertliRater. Permittetllrail €6nneetions shall be
eonstrueted af tlurable matenals anti shall be aesignetl as Ie Ret imfleEle
draiRage wB)'s.
23H,07 Buildin~ Ori~nLation '& Faotorint.
23H.07.0] Urban ~Seclion.
A Orientation" Every parcel with fronLage on Lh~ Monon Greenway must have at least one
building elevation that whtefl-fronLs on the Greenway.
B. Maximum Buildim! Footnrint. 15.006 SQuare f~eL.l
C:-M'"'iix"Tii1'iimFaCadeIen-;!th~ ] 50 feet.
Chapter 23H: Monon Greenway Overlay Zone
23H-4
Draft /0-/9-2007
CITY OF CARMEL ZO'lll'n ORDINANCE
23H.0702 - -Natural section.
iC Maximum Buildin2 FootDrint - 15 000 sauare feet.
B. Maximum Facade Len2th: No IbCade !2"reater tha080 feet in IcnQth-shall he oarallel With
the Greenwav. Longer facades must he oriented at an an!2"le 2Tcatcr than Of'
eaual to 60 degrees from the mODem line abutting the Greenwav.
23H.08 Building Height.
23H.08.01 Urban Gfess-Section.
A. Minimum Height:
Two (2) stories.
B. Maximum Height: Forty-two feet (42'). However, additional building height ~
th~ich is oem1itted bv "i:.nderl; 7.7ming may be ~tetl;lCbieved
with ~efteh twelve feet (12') far;ade step back from the Grecnway.-Ead1
--,..,-- ------ - - -- - _..~
facade sleD back shall be at least twentv feet 120') in deDth and shall be
constructed as usable outdoor saace. such as a moftoa Datio or I!arden.
23H.08.02 Natural Gres5-Section.
A. Minimum Height:
None.
B. Maximum Height: As permitted in the primary underlying zoning district or applicable
Overlay Zone.
2:~H.09 I3uildin!:! Requirements.
23H.09.0 I New principal buildings with a gross Iloor area containing more than 15,000 non-residential
square feet shall contain a shower and changing facility 1'01' employee use.
23H.09.02 Nt:w principal buildings with a gross Iloor area containing more than 15,000 square red shall
provide covered, long term bicydc parking at a rate of one space per 5,000 square feel. Long
tcrm bicycle parking may include an indoor storage area and/or exterior bicycle lockers, as
approved as part of an ADLS plan.
I 23H.IO An:hitectural Desi~n. Buildings in the Urban Gfess-Section with frontage on the Greenway mllst include
the rollowing characteristics:
23H.IO.01
Lar"t: blank facades art: not allowed Buildin!!~th continuous fucadt:s that areifrtv feet
~~'~ ~r-~~~~~r i~ ::~th, shall ~e desil!ned with offsets (?roiectin2 or recessed) not less than
h ee ( . 10 e and contlOuOUS for not less than thlrtv feet no') alan" the le.m!th of the
~
All elevations shall exhibit variety throuQh inclusion of architectural elements such as
:~~::w: :~d surrounds. storefronts. doors._~pccial brick collr:;inl!. nilasters ,liptels. canoDie~
=-:___ V _r __ walkwavs 0: recesses Facades shall also exhibit variable roof hei!!hts a diversity
of building materials and varied buildin!! mass \.vithin a l2iven structure.
~~~:~.~lemems sh~lI be arranQ'ed i~ a balanced rd.ativclv. uniform rashi~n. Faux
wln___ ____I_~S and sneclal masonrv courslnQ' mnv he ust:d 10 servIce areas. esoccl3l1v areas
where moftoD skvliQhtin~ is desi!!oed Grel:lFla aAtI l:If3f3er Heors with kaasflarent gilts!>;
gn)l:lnd fleer elevations HUlst iFleol'flera~e the l-f8aSparent glass as a significant eeffl)'l(lneAt.
23H.10.02 Ground and UDner floors shall utilize trnnsnarent 01a5s: the Q'round floor elevations of non-
Chapter 23H: Monon Greenway Ovcrlay Zone
23H-5
Draft J 0- J 9-2007
i
CITY OF CARMEL ZONI:'<G ORDINA:'<CE
resfdenti"il ~ses must incoroorate the transoarent {Tlass as a si!!niticant comoonent
The fllllade stiaIl lJe pfOviEles relief lJy '.\'iRsews aREI sHffaHREls, slarefroflts, €leers, IlREI featHres sl:Iell as
speeiallJfiel~ eel:lfSiRg, j'lilasters BflElliRtels. 23H. 10.03 The first floor and all olher tloors
will have a coordinated composition, which will usually be indicated hy the alignment of
upper floor windows and other features with openings and features of the tirst floor.
23H.10.04
23H.] 0.05
23H.l0.06
23H.IO.07
23H.1O.08
23H.IO.0lJ
23H.I0. JO
- --... -...-
WheR applicaBle, r-etail Retail storefronts shall be-have a orimary entrance oriented along the
Greenway on the first floor of the building, exeept olher entrances such asfef pedestrian
entranl:CS to parking areas Of sffiaIl eRlfaRee lelJlJies fer l:Ipper fleersshall be oenuil1ed on non-
Greenwav f~.
Every faee-facade of a buildinl! abunin!! af tAe 9l:1ildiRg '.':itA froRtBge aloRg the Greenway
Illust have openings for windows.
----
Large expanses of glass are allowed, hut tlte BuildiRg may Rotno facade may be constructed
entirely of a metal and glass curtain wall.
Fixed or n:lractable awnings are perm.itleEl encUlira!!ed if they complement a building's
architectural style, material, colors, and details; do not conl:cal architectural features (such as
cornices, columns. pilasters. or decorativl: details); do not impair faqade composition; and arc
designed as an integral part of the fa<;ade. Awnings may not be internally illuminated.
Pedestrian scale detailing is eRee~;aged 8.AJ.Re q;:eeRy::'ay:ele~atLeR.8f the l:ll:lTIEliflgreouired at
the ground level. Beeause &the buildings may-will be viewed very close up, alllJl:IiltiiRgs
~it 1~Ort3iii'tci exh~it articulated detail a~<! ornament that is scaled to the Redestrian.
Examoles include. hut are nOl limited to cornices. columns. oilasters. lil!htin9.. decorative
moldin~s. sills and (JUoins. li2:htinl!. as well as canonies. awninl!s covered walkwavs and other
similar shellerin2: features.
RElefte~ meeftBRieal BRa lelee0mA~l:IRiealieR eEjl:lipffieRl shBlI lJe fl:lll)' ser-eeRed OR all sides
l:ISiRg paFa~ets, ~eRtftal:lSe sereeRS Elf ether similar metheEl aREI wlliell Bre iRtegraleEl iRIS tile
e'/erall building t1esigR BREI a~j'lfs...etl lJy tlte CEllfllflissieR.Modulation of the roof and/or roof
line will be reauired in order to eliminated box-shaDed buiJdinl!s. ParaDets must be fullv
inre!!rated into the architectural design of the huildinl!: and nrovide seamless desil!:n transitions.
includimz exterior materials hetween the main huildinl! mass. mechanical oenthouses and other
roof structures Should they be used. "artial naravets shall have a return that extends inward
~o al.!easl the first structural bay. or twenty (20) feet whichever is !!Teater Paranet hei2:hts
shall Vary bv no less than 3 feet. includinl! between neil!hborino structures on the same or
adiacent narcel
Architectural styles. orimarv materials. buildin!! setbacks. scoarations'-hei;i'hts '"aiid mass shall
varY amon\! nei!.!hborinl! huildinl!s alon!.! the Greenwav.
2lH.ll Landscaping and Tree Preservation.
23H.II.O I Urban Qess-Section.
A. Tree Preservation Reouirements: Preservation reauirements shall be evaluated and
determined unon annlication for and finalized Drior to Commission aooroval and
thereafter in accordance with the Monon Greenwav covenants. The Director of
Carmel Clay Parks shall also aoorove the Preservation Plan However. existin"
vc!!ctation within the Greenwav Eascment or Ri!!hl-of-Wav shall be oreserved
until Commission aooroval and mav not be removed until Commission aooroval
wilCij-cteenled. anorooriate~-and ;mo;;-Ihe iiDD~Va1 O'fihe .u""i1>im Forest;'l
mitiQation may occur within the Monon Greenwav!
Chapter 23H: Monon Greenway Overlay Zonc
2~H-6
Draft 10-19-2007
CITY OF CARMEL ZONING ORDINA~CE
ILYlanting Requirements:
I. When a Development Plan or other Commission approval includes or reauires
reconstruction of the Greenwav. the landscanc ulan shall comolv with the Monon
Greenwav Cross Section reauirements and must meet the aooroval of the
Director of Carmel Clav Parks and the City of Carmel Urban Forester. is
aeeempaflies BY ttle re design wuller re eenstructioR af the Greenway. shade
trees shaH Be planted in the Greenway Right of Way, fler the standards of l:Re
City aRs Carmel Clay Parks. Maxinuim spacing bet.....eeR wees shall be fifty feet
(5Q') and a minimum ef thirty feet (30').
2. The-Greenwav Setback shall h;jiirnr~-;ned with a coffi"hTnation of shade trees.
low shrubs. olantinl! beds and \!Tass or !!round cover with executions for
annronriate ocdcstrian access to buildino entrances.
:r.-Ali~rnativelv. the Gre;;~~av Setback m-;;t;-rovered with deco~e h;ud
JrnIiaccs and/or navers to allow seatin!!. area<; or outdoor tables. such areas shall
be surrounded I':IV low shrubs or olantin!!. beds.
4. Rcm~i~;;des shall have fou"'iidiiion ~Ian'lim!s in beds no les;T'lhan five (5)
feet in 'Nidth with exccDlions for annrooriate ocdestnan access to building:
entrances.
B. Preservation Requirements: Preservation re~Hirements shall be e'lalHates and
determiRes uflan aflfllicatioR f-ar ans finalizes flner to Cemmissian approval
and thereafter in accordanee with the Manon Green.....ay eavenants. The
Direeter af Carmel Clay Parl.s shall also approve the Preservation Plan.
Hewever, existing vegetatien within the GreeR'l>'ay Basement ar Right of
Way shall be preserves Hntil CammissioR ap~ra'lal
23H.ll.02 Natural Q:ess-Scetion.
A. Planting Requirements: Plantings shall be provided m-at a rate equivalent to a BulTeryard
D. as prescribed in Chapter 26.04: Perimeter Buffering Requirements.
13. Tree Pn:servation Requirements: Existing vegetation within the Greenway Easement or
Right-of-Way shall he preserved in accordance with the Monon Greenway covenants.
Any preservation plan brought forth under this Chapter shall also he approved by the
Director of Carmel Clay Parks.
23H.II.m General Landscauim! Requirements.
A. Sites with ex.isting trees or stands or trees shall protect and incorporate them into the
overall site design. The landscape plan must preserve nol less than W~('k; of all trees
that are 6" DBH or larger and located within the required yard/setbnck areas.
B. A five-foot (5') wide planting strip shall he provided along ~alLsides and r-ear of all
parking areas. The minim~m plan~I!!;?' shall include tw2, (2) sl~ade trees and ~t~ .PO)
shrubs per 100 linear feel. In areas where the olantinKstrio is isolated from other lawn or
ⅇ-a~y sidewalk-s. drives or other imocrvious surfaces. then structural soii
technolol!ies may he anorooriate for sustaininl! the lite of nlanlinl!s!
C. Parking areas shall he located at the rear or side uf buildings, nnd scrt:ened frum the
Greenway by low walls, low fences, or hedges! or a con';'bT.;ation~ol Plant materials
Stiaii"be at Jeast four feet (4') in hei;ht witbiil three (3) vearsJ
D. Shadt: trees shall be planted within parking areas grealer than 10,000 square feel. There
shall be plantcd olle (I) shade tree and live (5) shrubs per every nine (9) spaces.
E. The design uf fencing, sound walls, trash enclosures and similar site elements shall
Chapter 23H: Manon Greenway Overlay Zone
23H-7
Draft /0-/9-2007
CITY OF CARMEL ZONING OROINA.'1CE
replicate the architecture of the Principal huilding(s) in construction material and
detail i ng.
F. All landscaping approwd as part of an ADLS plan shall he installed prior to issuance of a
Certificate of Occupancy by the Department. If it is not possihle to install the approved
landscnping because of weather conditions. the property owner shall post a bond prior to
the issuance 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 insure proper maintenance
or all trc:es, shruhs and othc:r lands<.:aping approvc:d 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 suhject to approval by the Commission. No landscaping which has
been approved by the Plan Commission may later be substantially altered. eliminated or
sacriticed without tirst obtaining further Commission approval. However. minor material
alterations in lands<.:aping may be approved by the Director or his designee in order to
<.:onform to spe<.:ili<.: site <.:onditions.
II- Ground 1cvd me<.:hanical/ telecommunication equipment shall be ~s<.:reened so that it
is not visible from the Greenway and nny adjoini ng residential zones or uses using walls,
fencing, landscaping, or other method approved by the Commission.
nH.12 Lighting.
23H.12.0 I Exterior lighting of the building(s) or site shall he designed so that light is not directed off the
site and the light sour<.:e is shielded from dire<.:t ofTsite viewing.
23H.12.02 Exterior lighting shall be arehite<.:turally integrated with the building style. material and color.
Rooftop lighting shall be prohibited.
nH.12.rn All exterior architectural, display, decorative and sign lighting shall be generated from
concealed, low level fixtures.
231-1.12.04 The maximum height of light standards in parking areas shall not exceed the building height,
or twenty-Ii ve (25) fc:et, whil'h evc:r is less. When light standards abut or fall within nindy
(90) feet of single fami Iy residential nronerties. their height shall not exceed ti fteen ( 15) feet.
23H.I:I Signage. All signs shall be in accordance with Chapter 25.07: Sign Ordinallce and other appli<.:able
Distri<.:t Overlay Requirements. In addition, the lollowing standards shall apply to signs facing the Manon
Greenway:
23H.13.01 Prohibited signs:
Ph Ground Signs which orient themselves Ie the Monon Green'Noy.
B. .....11 other signs speeif1ed in Section 25.()7'()} 1: Pr-8hibited Signs.
23H.13.02 Wall Signs are allowed in the Urban Q:ess-Se<.:tion provided that thc:y lit within the horizontal
and vertical elements of the building and do not obs<.:ure 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 be in accordance with an npproved ADLS.
Chapter 23H: Manon Greenway Overlay Zone
23H-8
Draft 10-/9-2007
CITY OF CARMEL ZONIM, ORDINANCE
23H.1 ~.m Projecting Signs no larger than six (6) square red are allowed for new or existing huildings in
the Urban Gress-Section which comply with sdback. orientation and height requirements. as
specified in Sections 23H.05. 23H.07 and 231108 of this Chapter.
23H.14 Parking.
23H.14.0l
23H.14.02
nH.14.03
23H.14.04
Parking shall be provided per Chapter 27: Additional Parking & Loading Regulations. unless
otherwise stated for parcels in the Old Town District Overlay Zone.
--~- --- -- - -- - --:::":'?
Bicvcle oarkin!;! shall be orovided in accordance with Section 27.06: Bicvcle ParkinQ,
however the reauired numher of bicvcle Darkin!! snaces in the Overlav Zone shall be douhle.
The number of SDaces may include the In additien te long-term hicyck parking required in
- -- _.- - ------
Section 23H.09.021 Uoon aODroval by the Alternative Transoortation Coordinator. bicycle
o'irl<in2 may be located in the Manon Greenwav Easement (Urhan Section onlv)" bicyele
parkin~ sllall be pravidetl in aeeordance witll Seeti81'1 27.{)6: Bicycle PST.',ing. However, tlle
require€! number of bieyele tlarking spRces ia H\e Overlay shall be asuble.
Parking areas shall be set back not less than six feet ((j')~ behind the Front Line of
Buildi~g, and shall include landscaping as required in Section 23H.II.03. Ooco soaces
created iWtiiis setback ~come Docket oark"s."'iandscaocd ~aiherifj"ji"" snaces or souce for
other PTeenwav-rcLuted amenities.
Parking: structures are permitted adjacent to the Monon Greenway; provided that the ground
level of the ra<;ade facing the Greenway is a non-parking IIse. Uses may be residential or non-
residential in nature. and shall comply with Secliul/S 23H.03 and 23H.04 or this Chapter.
23H.15 Other Rctluirements.
23H.15.0 I Boundary Markers. Upon application for Commission approval a staked survey must he
complded to determine the Manon Greenway property line. Prior to commencinlY and
l+hroughout the duration of construction. houndary markers shall be placed at rhe edge of the
Monon Greenway Right-of Way. Monuments shall be at least twt:nty-four inches (24") ill
height and placed at the properly corners ahutting the Greenway. Ln addition. a t~porary
construction fence shall be placed along the Greenwav boundary orior to site work
comme;ci"n~ throughout Ihe duration of~construction.
23H.15.02 Manon Documents Uoon annlicatian for Commission aooraval aoolicant must orovide a
cony of the deed by which the ritle and any associated easemcnts were conveyed.
2,H.l ).0' All other requirements not mentioned in this Section shall remain as staled for that primary
zoning dassification district mapped.
Chapter 2~H: Manon Greenway Overlay Zone
23H-9
Draft 10-19-2007
..;.
CITY OP CARMEL ZONING ORDiN,\NCE
CHAPTER 23H: MONON CREENWA Y OVERLA Y ZONE
AMENDMENT LOG
Ordimmce No. Docket No. Council Approval Effective Date Sections Affected
I
Chapter 23H: Monon Greenway OverlayZollt
23H-.IO
Df({fr 10-/9-2007
.J
CITY 01' CAKMEL ZONIMi OIWINANCE
CARMEL CITY CODE
CHAPTER 10; ZONING & SUBDIVISIONS
ARTICLE]; ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23H: MaNON GREENWAY OVERLAY ZONE
EXISTlNG ZONING:
Urban Section: R-2, B-2, B-5. C-I. C-2, I-I Old Town OL Range Line OL
Natural Section: P- I, S-2. R-I. R-2. R-3, R-4. M-3. PUO Old Town OL. Home Place OL US 31 OL
231-1.00 Monon Greenway Overlay Zone.
23H.OO.O I purpose, r ntent and Authority. The purpose of this overlay zone is to protcct and enhance the
health. safety and welfare of Ihe citizens and property owners of Cannel alid C.lll.Y Town:>hip
by protecling the physical integrity of the Monon Greenway, including its hallast foundatioll
and drainage ways, and by complying with the Manon Greenway casement covenants as they
pertain to the natural character and existing yegetation of the trail and its protcl:tion. For
purposes of this Zone. the Monon Greenway shall be delined as any property conveyed to the
City of Carmel, by title or easement. for purposes of establ ishment of the Manon Trail.
II is the City's intent to adlieve the purpose of this LOne by:
. Providing a consistent design treatment for private and puhlic properties along Monon
Greenway;
. Providing controls ror 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 Monon Greenway:
. Protecting the Monon Grcenway character;
. Protecting the physical integrity of the Monon Greenway.
This district is superimposcd 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 relics on I.c. 36-7-4-1400 et seq.
23H.00.99 Application Procedure.
A. Deve!oPfncnl Plan. See Section 24. 99(A): Development Plan.
B. Architectural Design. Exterior Lighting. Landscaping and Signa!!e (ADLS). See Section
24.99( B): Architectural Design. Exterior Lighting. L(l/Idscaping and Sigllage (ADLS).
Chapter 23H: Manon Greenway Overlay Zone
23H-1
Draft /0-/9-2007
\
(ITY OF CARMELZOJ\ING ORDINANCE
23H.O I District Boundaries. The houndaries of the Monon Greenway Overlay Zone (the Zone) arc hereby
established as approved on the Zoning Map. Diagram I illustrates, generally, the boundaries of the Urban
and Natural Sections.
21H.O 1.0 I Urhan Section Boundary. Properties which abut
the Monon Greenway from First Street NW 10 the
southern property line of properties fronting the
suuth side of Carmcl Drive.
2~H.O 1.02 Natural Section Boundary. Properties which ahut
the Manon Greenway from 146111 Street to First
Strcet NW and Carmel Drive to 96th Street.
23H.02 Plan Commission Aonroval.
DH.m.O I The Plan Commission Of iti l-i"earing Ofiker musl
approve, approve with conditions, or disapprove
the Development Plan (DP) and Architectural
Design. Exterior Lighting, Landscaping and
Signage (ADLS) l'or any tract of land in the Urhan
Section of the Monon Greenway Overlay Zone.
fW -arid ,;-OLS al~p-;i)VaJ is required in the NatiJral
Sectioil. pursur1l1t 10 thl;' r~quire!!!fQ.ti. of thd
~l Y1..ng.nli!:I.!ill:Y2.'llliLlg.. <J.istric t~
DH.02.02 ZoninQ Waiver. The Commission may. after a
puhlic hearing. grant a Zuning Waiver of the
dimensiunal and quantitative standards of this
Chapter. by not greater than thirty-five percent
135%). Any approval to perrnit such a waiver shall
he suhject to the following criteria:
Diagram 1: Urba
r
.
A. The proposal shall enhance
Development Plan and the
streetscapes and neighborhoods.
B. The proposal shall not produce a Site Plan or streetlcirculation s 'tern that would he
impractical or delract from the appearance of the Development Plan or the District, and
shall not adversely affect emergency vehicle access.
the overall
adjoining
C. The proposal shall exhihit extraordinary sitt' design charaetcristics, including, but not
limited to: Increased landscape treatment, tree preservation, provisions for bicycle and
pedestrian traffic.
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 appli~'ant
under Indiana law to petition the Board for a variance from development standards provided
under IC :16-7 -4-91 fl.5 and this Zoning Ordinance.
nH.03 Permiueu Uses. See Appcndix A - Schedule of Uses.
23H.03.0 I All Uses which are permitted in the underlying primary zoning district(s), except those uses
expressly prohibited hI' Section nH.04, are permitted in the Zone.
nH.03.02 Residential uses are permitted in- the ZOlW. rt\~atdi~~s (li tlie under'lyir1g ,'r.i1llar~ ~oriing
di;;t.!icl
Chapter 23H: Monon Greenway Overlay Zone
23H-2
Draft 10-19-2007
CITY OF ,^RMEL ZONING ORDlNA:-.ICE
23H.04 Prohibited Uses. See Appendix A - Schedule or Uses.
23H.04.01 Prohibited Uses.
Mobile Home Court, Penal or Corn:ctionallnstitution, Commercial Sewage or Garbage
Disposal Plant, Water Management and Use Facility, Lumber/Building Materials Sales
(enclosed). Automobile Service Station. Restaurant (with drive-thru sales), Automobile/Boat
Sales, Automobilel Trw.:k Repair (indoor), Car Wa!;ht Commercial Kennel, Dry Cleaning
Establishment (with on-site plant), Funeral Home!1v1ortuary/Crematory, Sdr-service Laundry.
Veterinary Hospital with commercial kennel. Wholesale Sales. Stadium or Coliseum.
TavernlNight Club, Commercial Greenhouse. Feed Store. Grain Elevator. Shooting Gallery,
Sexually Oriented Businesses. All Industrial Uses in Appendix A (Type of Uses):
23H.05 Building Setbacks.
23H.05.0 I Urban Section.
A. MitJiTliulTI Gr~.!ll"l!)~erhac.I.
I. Minimum: Twelve fed (12'). measured rrom the actual right-of-way. or a thirty-
three feet (33') hal r right-or-way. whichever is greater.
2. Maximum: There is no maximum setback; 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
impaetthe character of the Greenway.
~EE 231.1.1 [1.0 I
B. Side and Rear Setbacks. Plfie-e; (15) fe;;;L.
C. Conl1icting Requirements. Wherever there exists a contlict belween the huilding setback
requirements of the Old Town District Overlay Zone and the Monon Greenway
Overby Zone, the Manon Greenway Overlay Zone shall govern. However.
parcels in the Overlay with frontage on a puhlic street. must adhere to the Front
Yard re4uirerncnts established hy other applicable Overlay Zones or their
underlying zoning districts.
23H.05.02 Natural Section.
A. Minimum Grcenwav Setback. Sethacks shall be measured from the edge of Monon
Greenway. generally a presumed thirty-three feet (33') half right-of-way.
I. }Jrin0n.::ll BiJild;;'g~ Sixty. (60) feel.
'"i - ACC.-eSSOfY Bui[~iIH~i: 'fhirt,yJ39) fed.
B. Side and Rear Selhacks. Requirements per underlying primary zoning district.
C. Conflicting Requirements. Wherever there exists a contlict hetween the building setback
re4uircments of the Old Town District Overlay Zone and the MOllon Greenway
Overlay Zone, the Monon Greenway Overlay Zone shall govern. However,
parcels in the Overlay with frontage Oil a public street. must adhere to the Front
Yard requirements established by other applicahle Overlay Zones or their
underlying zoning districts.
23H.06 Greenway Access Points.
NOTE: TRAIL SPECS HAVE BEEN REMOVED fN FAVOR OF PLACfNG THEM IN THE
Chapter 23H: Monon Greenway Overlay Zone
23H-3
Draft /0-ltJ.2007
('[TY OF ,ARMEL ZONIi'\G OROlNAN,F.
THOROUGHFARE PLAN.
23H.06.0 I Gret:nway Accl;;ss Points. FtJr ne\;:\ n:sidcntial or l'ullullercial COnstnictjCil1, shall be designed
and huilt in accordance with an approved Plan and to Parks Board Standards. GOAflccdun
iAlerV::t ::hnll ho d2terrr:iried hy dlO- Dir:lct:-.r! Access Poi~ts i}:nil1 e:>.:T~tiDg huiidingE,. must
receive thE: aplJl'Clval of the DireC!\w pI' .Cal'IlJel Ciay Park.?: All access points shall be
constructcd of durable materials and shall be designed ns to not impede drainage ways. Where
determined approprinte. a non-nccess agreemenl may be required to he recorded.
2:\H.07 Building Orientation &""Ri"Otprmt.
23H.07.01 Urhan Section.
A. Orie;u:ti'cl/i, Ewry par(;el with frontagt: on the Manon Gn:t:nway must have at It:ast one
building elevation that fronts on the Greenway.
B. Maximum HuHtling Footprint: 15.000 :=:quat(; feel I
C. Ma~jmunl Fa~iide Leng~h: 1.)0 feet.
- -
23H.07.02 Natural Section,
A. Maxim.lli.!l.l?llilillilg Footp.Tlht: .l5.0QP..s~~t.so.!it
B.-~Ji7u:iirJufr~F~adetenglh; No f&GaJc.gn:3kri'fian 80 fi:~t in icngi"h S"hailhe paralJd with
the Greenway. Longer facades must be oriented ill an angk grc;,ater than 0'
equal 1(> 60 dcgrc~" rrOm the prot'kriy line ahuititlg the Greenway,
nH.08 Building HeiQhl.
23H.OR.0 I Urhan Section.
A. Minimum Height:
Two (2) stories.
B. Maximum Height: Forty-two feet (42'). However. additional building height up to
Tha'"i~l!i.;h !..'>P$711Ulti::d-by .u-Dd(;:riy~g zoning may be achii::ved with a f;<;:tde
slt:p ba(;k from lht: Grt:t:nway. Each facade step hack iihall be' allcilsi twenty
feCi (20') in depth and >:h,'i.U t-t{:..\;Q~l.sl.!.ucied. a,Hls_a~!Q t!,1;ll.t19SJ.r ~r~(:e. l':l.!illJ.Jl.H
~..!,.Q.<:~flOp_p'a!jo ~l" gargen!
23H.OS.02 Natural Section.
A. Minimum Heigh\:
None.
B. Maximum Height: As permiltt:d in tht: primary undt:r1ying zoning district or ,lppli(;ablt:
Overlay Zone.
23I-L09 Building Requirements.
23H.09.01 New principal buildings with a gross tloor area containing more than 15,000 h()r~~
square feel shall (;onlain a shower and changing facilily for employee use.
23H.09.02 New prin(;ipal buildings with a gross 1100r area containing more than 15.000 square feet shall
provide covered, long lerm bicycle parking al a rale of one spa(;t: per 5.000 squan: [t:el. Long
term bicycle parking may include an indoor storage area and/or exterior bicycle lockers, as
approved as part of an ADLS plan.
Chapler 23H: Monon Grccnway Overlay Zonc
23 H-4
Draft /0-/9-2007
,.
cn Y 01' C/\R\1EL ZONING ORDINANCE
23H.IO Architectural Design. Buildings in the Urban Set:tion with frontage on the Greenway must indude the
['ollowing characteristics:
23H.lO.OI Largc blank facades are not allowed. Buildirigs wit1'i-c0minullu~ facades thaI are fifty fed
(50'-) or greater' 1;" wichh.-shaif he designed with IJITseis (projecting or rt:l'c:;sed) llotless than
eight fecI nn iiu~n.!!:!...lll1d..ion[.wb!0l!iior not less thall thitty i~eL(Ji.n.JlIQ.Dg tlte !,Sngth of lr.tl
f'l;;ade,
All elevations shall exhibit variety through inclusion of architectural ekmenls sut:h as
windows and surrounds, storefronts. doors, special brick coursing. pilasters, linlt:ls, canopies
and covered walkways or ret:esses. Facades sh;ii .'ilsli exhibit variable-roof heighrs. a divCfsity
hf huiJding m~kria!sarid varied buildi'lg mass within a gj~ gi:.ul'ture.
.Art':'ii'1"lect"ural ~krn~nls shall be arranged in a balanced, relatively uniform fashion. Faux
window openings and special masonry coursing may be used in scrvice areas, especially areas
where rooftop skylighting is designed.
23H.IO.02 Ground and upper lloors shall util ize transparent glass; the ground floor elevations oln.Q!l-
!:Sliden!.ial use~ must incorporate the transparent glass as a significant component.
23H.10.03 The first !loor and all other floors will have a coordinated composition, which will usually be
indicated by the alignmenl of upper floor windows and other features with openings and
featurcs of the first floor.
23H.IO.04 Retail storefronts shall ~a primary entrance orienled along the Greenway on the first floor
of the huilding. other entranC"eS such llR pedestrian entrances to parking arc as sl}all h..e.
~rmitlcd ~!lo~-Qreenw3Y facades.
23H.IO.05 Every fal,:l!<k ,~f a h1!i1tling 3h~tting the Greenway must have opcnings for windows.
23H.10.06 Large expanses of glass are allowed, hut no fa';iide -rna)\ be constructed entirely of a metal and
glass curtain wall.
23H.IO.07 Fixed or rctractahle awnings are t;.rlL:Ou;:-;:.gtld if they complement a huilding's architt:ctural
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 are designed
as an integral part of the fa~ade. Awnings may not be internally illuminatt:d.
23H.IO.08 Pedestrian scale detailing is requir'cq al the ground level. 1i.s the buildings wi.!] be viewed very
close up. IT" is irnpurta~1 to exhibit articulated detail and ornament that is scaled to the
pedestrian. - Examfllcs inclutle. but arC noi iilnikdio (:orniccs. cOluml1s.-pila...;te;:s, JCghti;g.
decorative 1110Iding~. t>i1is and quoins. lightij]g, as well <:!.~ ~IJP1~ ~nlngs covered
walk.....:.2):O' and nther ~itJjllar ~heltering)t:aluL~s.
23H.10.09 Modulation of the roof andlor 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 tksign transitions. including exterior matt:rials 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 )wenty (2(i) feel.
whichever is grealer. Par';p..:t heights shall viiry by no kss'th:i'n }, [e1;.i. Including. b~t~~.[~
ndghh(!!'i,)g SI(U,iiU!.!:.';; 011 the same or ildi!!c.iniJ~f!!ce.!l
23H. I O~ I (L _ Mehitt:cturai siYE's: rri~ary materials, building sethal.:~s'i"l?ar:!.ti(1ns. heights and Jlli!.$S shaiI
vary llnlOIig neightlllring buildings alcllig)he Grt:e!!.~Y..:
23H.11 Landscaping i1l1U 'free f'reseNati0rf.
nH.11 .0 I U rhan Section.
A. Tree Preservation Requirements: Preservation requirements shall be evaluated and
determined upon application for and linalized prior to Commission approval and
Chapter nH: Monon Gremway Overlay Zone
nH-5
Draft 10-/9-2007
CITY OF CARMEL ZONING ORDINANCE
thereafter in accordance with the Monon Greenway 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 nol be removed until Commission approval.
When deeirlt'd appropria!c, arld upon the approvai of the Urban F(Jrester~
mirlgali(Hl nlay ,'1ccur Wilhifllhe Monlin Greenway.
B. Planting Rcquircmcnts:
I. When a Dcvclopment Plan or other Commission approval includes or requires
reconstruction of the Greenway, the landscape plan shall comply with the Monon
Greenway Cross Seclion requirements and must meet the approval of the
Director of Carmel Clay Parks and the City of Carmel Urhan Forester.
2, The dreenwav SClbaiek \:110111 be landscaped with i CO'1ibil1aiTon (if shade tr~~.
--.., .
low sl1nlbs, planting lied;; and grass or ground..f~ with e~c..:.p'lions for
ll.p..nr()m:i~J.s;.~tj~s!!.i~i~~..lo bui ldit1g~~es.
3. - AJternati'veiy. -the Gree~way ScthacCrnay he covered wilh (kc.oratiw barJ
surfaces arlJior' p~vers to allow sealing areas 0: outdoor bibles. su\;h i!!e~S shall
he s;urrouiideJ hy iow J::hrub;: (lr r1r'l!l!ing beds:
4. Rei;;aInil1g facadE:s Shan hay\: foundation pLuiti'1gs in heds tlO less than live (5)
feet in wiill.!1.. wilJ.! ~~ptiorl;; for anr.ronriale r.ed:;:-.ttian access ~dlln~
~~
nH.] 1.02 Natural Section.
A. Planting Requin:rm:nts: Plantings shall be provided at a rate equivalent to a Bufferyard
D, as prescribed in Chapter 26.04: Perimeter BI!/Jering Requirements.
B. TI~ct Preservation Requirements: Existing vegetation within the Greenway Easement or
Right-of-Way shall be preserved in accordance with the Monon Greenway covenants.
Any preservation plan hrought forth under this Chapter shall also he approved hy the
Director of Carmel Clay Parks.
23H.II.m General Landscaping Requirements.
A. Sites with existing trees or stands of trees shall prokct and incorporate them into the
overall site design. The lamlst:ape plan must preserve not less than 75% of all trees that
are 0" DBH or larger and located within the required yard/sethack areas.
B. A livt:-loot (5') wide planting strip shall be providt:d along all sidt:s of parking areas.
The minimum planting shall includc two (2) shade trees and thirty (30) shrubs per 100
linear feet. Tn ah:x;where the planting Strip is jS\liat~Jfr0nl oth~/i~r ;;-;;;0 are<t~ hy
side-walks, drives or other impervious surfaces. ti.l::n_'ilr\!..::lura) Soil u::chnologjes ':lay be
i!liI2!:Qnr.i~l1;JQ!; ~t<1.i!li.Dg",ili.e life of p'lanijl1g~
C. Parking areas shall he located at the rear or side of huildings, and screened from the
Greenway by low walls, low fences, or hedges. or a combination then:of. Plaili materials
shall b~ allea",l tot!; f.:allq') in heiiht wmiI~-;-thr~e (3) years.--
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 fencing, sound walls, trash enclosures and similar site elements shall
rcpl icale the architecture of the Principal building(s) in construt:tion matt:rial and
detailing.
F. All landscaping approved as pmt of an ADLS plan shall be installed prior to issuance of a
Chapter 23H: Monon Greenway Overlay Zone
23H-6
Draft 10-/9-2007
CITY OF C^RMEL ZONI'lO OIWIf'A'lCE
Certificate of Ol.:cupancy by the Department. If it is not possihle to install the approved
landscaping bel.:ause or weather conditions. the property owner shall post a bond prior to
the issuance of the Final Certificate of Occupancy ror the amount equal to the total
installed cost of the remaining, uninstalled landscape matcrial.
G. It shall be the responsihility or the owners and their agents to insure proper maintcnancc
of all trees, shrubs ami other landscaping approvt:d as part of the ADLS Plans in
aCl.:ordance with the standards set by this Ordinance. This is to include, but is not limiled
to, replacing dead plantings with identical varit:ties or a suitahle substitute, irrigation and
mulching of planting areas. and keeping the area free of refuse, dehris, rank vegetation
and weeds.
H. All landscaping is subject to approval by the Commission. No landscaping which has
been approved by the Plan Commission may later he substantially altered, eliminated or
sacriticed without tirst ohtaining fUrLha Commission approval. However. minor materi<ll
alterations in landscaping may be approved by the Director or his designee in ortkr to
conform to specitic site conditions.
1. Ground level mechanical! tdeeolllmunication equipment shall be fully screem:d so that it
is not visibl~ from the Greenway and any adjoining rcsidential lones or ust:s using walls.
leneing, landscaping, or other method approved by thl: Commission.
23H.12 Lighting.
23H.12.0 I Exterior lighting of the building(s) or site shall be designed so that light is not directed off till;
site and the light source is shielded from direcl offsile viewing.
23H.12.02 Exterior lighting shall be architt:l,;\urally int~grated with the building slyle, material and color.
Rooltop lighting shall be prohibited.
nH.12.03 All exterior architectural, display, decorative and SIgn lighting shall be generated from
concealed, low levellixtures.
23H.12.04 The maximum height or light standards in parking areas shall not exceed the building height.
or twenty-tive (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 ex(;eeu fifteen ( 15) feet.
23H.13 Si\!nag~. 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 Manon
Greenway:
23H.13.02 Wall Signs are allowed in the Urhan Section provided that they fit within the horizontal and
vertil.:al dellll.:nts or the huilding and do 110t obscure details of the building. No sign shall be
allowed to extend above the l.:ornice line of a building. Wall Signs shall be no larger than ten
(10) square feet ami shall be in accordance with an approved ADLS.
23H.13.m Projecting Signs no larger than six (6) square feet are allowed for new or existing huildings in
the Urban Section which comply with seTback. orientation and height requirements, as
specified in Sections 23H.05. 23H.07 and nH.08 of this Chapter.
231-1.14 Parking
23H.14.0 I Parking shall be provided p~r Chapter 27: Additional Parking & Loading Regulations, unless
otherwise statt:d for parcels in the Old Town DistriCT Overlay Zom:.
Chapter 2:;H: Monon Greenway Overlay Zone
23H-7
Dmji 10-/9-2007
"'"
CITY OF ('ARMEL ZONIr\G ORDINANCE
2:m.14.02 ~icycle parking shall be:- .provided r;;-acc:orda;;'ci;: -With Se<:/ioll 27.06: Bicycle Parking;
howe\i~r. [he required number of hicycie r~arkina..f.pa~""S; in ~h~vtrl;jY ZClne shall bS; d~It!_.
~:h~ rillillber of spaces may in.:-Jude the long-term bicycle parking reljuired in Se<.:tion
23H.09.02. UpCin approval by the Alrernative -i'ranspOtmdOll C:oordinator. hicycle r.arGng
l.!!~Y h~IC!.c~(t:d ill ihe M(Jll0n Greenway Basetrl.cnl (Urhan Section only)..
23H.14.03 Parking areas shall be set back not less than 20 feet behind the Front I;ine of Building, and
shall include landscaping as required in Section 23H.II.03. Open ;.;paces eJ'cated hy this
selback-~Fr;jjT heco;;e pocis.et parks. landscaped gailierwg_sl~c~~ or s~ce for other gr(:cnway-
hzlated umenitj~
23H.14.04 Parking structures are permitted adjacent to the Manon Greenway: provided that the ground
level of the fac;ade facing the Greenway is a non-parking use. Uses may be residential or non-
n:sidential in nature, and shall comply with Sections 23H.03 and 23H.04 of this Chapter.
23H.15 Othcr Recluircmcnts.
23H.15.01 Boundary Markers. Upon applicntion for Commission approval a staked survey must be
completed to determine the Manon Greenwny property line. Prior to commencing and
throughout the duration of construction, houndary markers shall he placed at the edge of the
Manon Greenway Right-of Way. Monuments shall be at least twenty-four inches (24") in
height and plal'ed at the property <.:orners abuLling the Greenway. In addition, a temporary
construction fence shall be placed along the Greenway boundary prior tll i:ile work.
COIl1JJlcne:ing and throughout the duration of construction.
nH.15.02 Monon Documents. Upon npplication for Commission approval applicant must provide a
copy of the deed hy which the title and nny associnted easements were conveyed.
23H.15.m All other requirements not mentioned in this Section shall remain as stated for that primary
zoning classification district mapped.
Chapter 23H: Monoll Greenway Overlay Zone
23H-8
Draft 10-19-2007
CITY OF CARMEL ZONING ORDI,'!ANCE
CHAPTER 23H: MaNON GREENWAY OVERLAY ZONE
AMENDMENT LOG
Ordinance No.
Docket No.
Council Approval
ElTective Date
Sections Affected
Chapter 23H: MOllon Greellway Overlay Zone
23 H-9
Draft 10-/9-2007