HomeMy WebLinkAboutPacket 11-19-07 to Council
MEMORANDUM
TO: Carmel City Council
FROM: Adrienne Keeling ~
Department of Community Services
SUBJECT: Z-513-07
DATE: November 9,2007
PLease fmd information on the following item forwarded by the Plan Commission attached. This
item will appear on your November 19th agenda.
Forwarded with favorable recommendation:
Ordinance Z-513-07 (Docket No. 07080028 OA):
Carmel Dr - Range Line Rd Overlay Sunset Amendment
Petition to amend the Zoning Ordinance, Chapter 23F: Carmel Drive - Range Line Road Overlay Zone, in
order to extend the sunset provision.
Filed by the Carmel Department of Community Services.
PLease find enclosed the Plan Commission-certified ordinance to extend the sunset clause in the
Carmel Drive - Range Line Road Overlay Zone.
Originally adopted in 2005, the purpose of the Cam1el Drive - Range Line Road Overlay Zone is
to enhance the livability of Carmel by encouraging a range of activities in mixed-use buildings,
and by establishing a pedestrian oriented environment in buildings and a streetscape which are
attractive and safely designed. Many of you recall that the Overlay Zone was adopted with a
sunset provision mandating its expiration. The original expiration date of December 31, 2006
was extended by one year to December 2007. The Department is again asking for this date to be
extended by one year in order to provide more time to properly complete a Plan for the Central
Business District. If allowed to expire, staff and local officials would lose a valuable tool to help
achieve the highest quality of development in the area.
Overall, the Department is pleased with the results of the Overlay Zone thus far. A few projects
have been constructed in the corridor either lUlder the regulation or influence of the Overlay. The
best example is at the southeast corner ofCamlel Drive and Range Line Road. With its
conversion from a single use structure to a multi-story, multi-tenant building, the project provides
a variety of retail and services and is situated on the site in a way that activates street life at the
comer. Other notable examples, though variances were granted, include KFC and Nightingale
Home Health Care.
The information on this item has been arranged in the following format:
1. Copy of PC Certification
2. Copy ofthe Ordinance Proposal (2-513-07)
2007-1109; Z-513-07; Council Report
CERTIFICATION OF THE CARMEL PLAN COMMIS8ION'SRECOMMENDA TION
ON THE PETITION OF THE CITY OF CARMEL
TO AMEND THE ZONING ORDINANCE
PURSUANT TO INDIANA CODE 36-7-4-605
ORDINANCE Z-513-07
An Ordinance to Amend Chapter 23F: Cannel Drive-Range Line Road Overlay Zone of the
Zoning Ordinance.
To: The 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. 07080028 OA) to Amend Chapter 23F: Camlel Drive-Range Line Road
Overlay Zone of the Zoning Ordinance, in order to extend the sunset clause.
The Carmel Advisory Plan Commission's recommeildation on the petition is FAVORABLE.
At its regular meeting on October 16, 2007 the Commission voted nine (9) in Favor, zero (0) Opposed,
zero (0) Abstaining, to forward to the Common Council the proposed Ordinance Z-SB-07 with a
Favorable Recommendation with the following Condition: notification of the City Council meeting via
first class mail to property owners in the Overlay.
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 (October 23, 2007) is Sunday,
January 20, 2008.
,TJ
/~L/ ~
mona Hanco~, Secretary
armel Advisory Plan Commission
Dated: October 23, 2007
L
BY
'-
L 0 Dierckman, President
2007-1018; Z-513-07; CDRL Sunset Amend PC Certification
Received
OCT 2 2 2007
Carmel
Clerk- Treasurer
Sponsor: Councilor Seidensticker
2
3 ORDINANCE Z-513-07
4 AN ORDINANCE OF THE COMl\10N COUNCIL OF THE
5 CITY OF CARMEL, INDIANA
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7 An Ordinance Amending the sunset provisiol1l~f the Carmel Drive - Range Lille Road Overlay
8 lOlw in the Cannel Zoning Ordinance
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10 \VHEREAS, pursuant to the Advisory Planning Law of the State oflndiana (contained in
1) IC 36-7-4), each unit of local government that wishes to adopt land use and zoning ordinances
12 must Iirst approve by resolution a comprehensive plan for the geographic area over which it has
13 jurisdiction; and
14 WHEREAS, the 2020 Vision Comprehensive Plan (the "Comprehensive Plan") Docket
15 No. 16-96 CP was given a favorable recommendation by the Carmel/Clay Advisory Plan
16 Commission on August 20, 1996, and duly approved by Resolution No. CC-09-03-96-03 of the
17 Common Council on September 24, 1996, and is therefore the official Comprehensi ve Plan of
18 the City of Carmel and Clay Township; and
19 'WHEREAS, the City wishes to maintain an orderly, consistent and streamlined Zoning
20 Ordinance; and
21 WHEREAS, pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to
22 amend the text of the zoning ordinance; and
n 'VHEREAS, pursuant to Indiana Code 36-7-4-610 and City of Carmel Ordinance No. D-
24 1600-02, the Carmel Zoning and Subdivision Control Ordinances are incorporated by reference
25 into the Carmel City Code;
26 NOW, THERE.FORE, BE IT ORDAINED by the Common Council of the City of
27 Carmel, Indiana, that, pursuant to IC 36-7-4-600 et seq. and after Docket No. 07080028 OA
28 having received a favorable recommendation from the Carmel Advisory Plan Commission on
29 Tuesday, October 16, 2007, it hereby adopts this Ordinance to amend the Carmel Zoning
30 Ordinance (Ordinance No. Z-289, as amended), as amended, to read as follows:
31 Section I:
32 ZO CHAPTER 23F: CARMEL DRIVE - R4.NGE LINE ROAD OVERLAY ZONE
::n a. Amend Section 23F.18: Sunset Provision to read:
34
35
23F.18
Sunset Provision.
36 This Chapter expires December 31, ~2008.
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38 Section II: All prior Ordinances or parts thereof inconsistent with any proViSIOn of this
39 Ordinance are hereby repealed.
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42 Section Ill: This Ordinance shall be 111 full force and effect from and after its passage and
43 signing by the Mayor.
I 1/(j.)/'2007
Ordinance Z-5IJ-07
1
Ordinance Z-513-07 PASSED by the Common Council of the City of Carmel, Indiana
2 this ~ day of
, 2007, by a vote of
ayes and
nays.
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16 Ronald E. Carter
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20 Fredrick 1. Glaser
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CO~iMON COUNCIL FOR THE CITY OF CARMEl.
Presiding Officer
Kevin Kirby
Joseph C. Griffiths, President Pro Tempore
Mark Rattermann
w. Eric Seidensticker
Richard L. Sharp
23 ATTEST:
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27 Diana L. Cordray, IAMC, Clerk-Treasurer
[ 1/0912007
Ordinance Z-51 ~-07
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1 Ordinance Z-513-07 Presented by me to the Mayor of the City of Carmel, Indiana this
2 ~ day of ,2007, at .M.
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. Diana L Cordray, IAMC, Clerk-Treasurer
Ordinance Z-513-07 Approved by me, Mayor of the City of Carmel, Indiana, this_
10 day of
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,2007, at
.M.
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
Prepared by:
John R. Molitor
Carmel Plan Commission Attorney
One Civic Square
Carmel. IN 46032
11/0912007
James Brainard, Mayor
Ordinance: Z-:;D-07
3
CITY OF CARMEL lONING'ORDlNANCE
CARMEL CITY CODE
CHAPTER 10: ZONING & SUBDIVISIONS
ARTICLE 1: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23F: CARMEL DRIVE - RANGE LINE ROAD OVERLAY ZONE
23F.OO Carmel Drive - Range Line Road Overlay Zone.
23F.Ol District Boundaries.
23F.02 Plan Commission Approval.
23F.03 Permitted Uses.
23F.04 Special Uses; Prohibited Uses.
23F.05 Building Setbacks.
23F.06 Building Orientation.
23F.07 Building Height.
23F.08 Building Footprint.
23F.09 Constrllction Materials.
23F.1O Architectural Design.
23F.ll Landscaping.
23F.12 Lighting.
23F.13 Signage.
23F.14 Pedestrian Circulation.
23F.15 Parking.
23F.!6 Product. Material & Refuse Storage.
23F .17 Other Requirements.
23F .18 Sunset Provision.
23F.OO Carmel Drive - Range Line Road Overlay Zone.
23F.OO.Ol Purpose. Intent.and Authority. The purpose of this overlay zone is to protect and enhance the
health, safety and welfare of the citizens and property owners of Carmel by allowing for the
establishment of an uptown business district that will support a range of activities and
opportunities to all segments of the community; with mixed~uses. in multi-story buildings; is
pedestrian oriented and supportive of multiple modes of transportation; with buildings and a
streetscape which are attractive and safely designed in order to enhance the livability of the
city.
It is the City's intent to achieve the purpose of this zone by:
.. Providing a consistent urban design treatment for private and public properties in central
Carmel;
.. Providing additional opportunities for investment and reinvestment in real e~tate by
mandating higher intensity of development;
· Minimizing suburban sprawl, through re-use and redevelopment of the community's land
resources;
o Minimize.community infrastructure costs thm the more efficient use of land;
· Providing controls for architecture and landscape design to establish continuity of design
between projects and to improve the physical relationship between new buildings and
overall community.
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-l
as adopted per Z-444-04; a~amendedper Z~486-06; Z-497-06
Autumn 2006 vi
CITY OF CARMEL ZONING ORDINANCE
Further, it is the intent of this overlay zone to provide a temporary regulation, that will
support the ongoing redevelopment of Cannel City Center, and Old Town, and the Avenue of
Art and Design, acting as a transition regulation until a specific plan for Carmel's central
business district (CBD) is adopted, and which plan will serve as the basis for CBD Zone
regulations.
This district is superimposed over the other primary zoning districts and its regulations shall
supersede those of the primary zoning districts over which it is superimposed. In establishing
this zone, the Plan Commission and Council relies on T.c. 36-7-4-1400 et seq.
23F.OO.99 ApDlication Procedure.
A. Development Plan. See Section 24.99(A): Development Plan.
B. Architectural Design, Exterior Lif!htinf!, Landscaping and Signaf!e (ADLS). See Section
24. 99 (B): ArchitecturafDesign, Exterior Lighting, Landscaping and Signage (ADLS).
23F.01 District Boundaries. The boundaries of the Carmel Drive - Range Line Road Corridor Overlay Zone (the
Zone) are hereby established as approved on the Zoning Map.
23F.OLOl Parcels in the C-l/City Center and C-2/0ld Town Districts shall qe exempt from the
requirements of the Zone.
23F.02 Plan Commission Approval.
23F.02.01 The Plan Commission must approve, approve with conditions, or disapprove the
Dcvelopment Plan (DP) and Architectural Design, Exterior Lighting, Landscaping and
Signage (ADLS) for any tract of land in the Carmel Drive - Range Line Rbad Corridor
Overlay Zone as required in Sections 23F.02.02 and 23F.02.03.
23F.02.02 Development Plan. A public hearing shall be held by the Commission before it decides
whether to approve or disapprove a DP. A DP shall be required for additions to existing
structures which exceed the following:
A. Fifty percent (50%) of the original gross floor area of the existing structure, applicable
from the date of this ordinance.
23F.02.03 Architectural Design. Exterior Lif!hting. Landscaping and Sif!nage. The Commission shall
review and approve or approve with conditions the Architectural Design, Exterior Lighting,
Landscaping and Signage (ADLS), access to property, site layout, parKing and site
circulation, consistent with the provisions set forth in Section 23F .08 through Section 23F .16,
Section 24.03 and such approvals shall be necessary prior to:
A. The establishment of anyuse of Hmd;
B. The issuance of any Improvement Location Permit, except maintenance and/or repairs
consistent with previously approved ADLS. In cases where properties were developed
prior to ADLS requirement, maintenance and/or repairs shall be consistent with the
previously approved Improvement Location Permit;
C. Any change in site improvements which are not consistent with previously approved
ADLS. In cases where properties were developed prior to ADLS requirement, changes
in site improvements shall be consistent with the previously approved Improvement
Location Permit.
23F.02.04 Zoning Waiver. The Commission may, after a public hearing, granta Zoning Waiver of the
Chapter 23F: Carmel Drive- Range Line Road Overlay Zone
23F-2
as adopted per Z-444-04; as amendedper Z-486-06; Z-497-06
Autumn 2006 vI
CITY Of CARMEL ZONING ORDINANCE
dimensional and quantitative standards of this Chapter, by not greater than thirty-five percent
(35%). Any approval to permit such a waiver shall be subject to the following criteria:
A. The proposal shall enhance the overall Development Plan and the adjoining streetscapes
and neighborhoods.
B. The proposal shall not produce a Site PUm or streeUcirculation system that would be
impractical or detract from the appearance of the Development Plan or the District, and
shall not adversely affect emergency vehicle access.
C. The proposal shall exhibit extraordinary site design characteristics, including, but not
limited to: 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 affec!. the right of the applicant
under Indiana law to petition the Board for a variance from development standards provided
under Ie 36-7-4-918.5 and this Zoning Ordinance.
23F.03 Permitted Uses. See Appendix A - Schedule of Uses.
23F.03.01 AI! Uses which are pem1itted in the underlying primary zoning district(s), except those uses
expressly prohibited by Section 23F.04, are permitted in the Zone.
23F.03.02 Residential uses are permitted; however, it shall not comprise more than seventy-five percent
(75%) of a project's gross floor area in districts where residential is not permitted in the
underlying zoning district.
23F.04 Special Uses; Prohibited Uses. See Appendix A - Schedule of Uses.
23F.04.01 Special Uses.
All Special Uses which .are permitted (upon obtaining a Special Use approval from the Board)
in the underlying zoning district(s), except those uses expressly excluded in this Section or in
Appendix A: Schedule of Uses, are permitted in the Overlay Zone upon the approval of the
Board. In addition, any Use existing at the time of the passage of this Chapter which does not
conform to Section 23F.03: Permitted Uses but which otherwise does conform to the
applicable Use provisions of the underlying zoning district(s), shall be deemed to be and shall
be a Special Use un.der this Chapter. Such Uses shall not be considered legal nonconforming
uses nor require Special Use approval for continuance but shall require Special Use approval
for any alteration, enlargement or extension.
23F.04.02 Prohibited Uses.
A. Automobile, Truck, Boat, Mobile Home, Manufactured Housing or RV Sales.
B. Sexually Oriented Businesses
C. All Industrial Uses in Appendix A
23F.04.03 Restoration after Destruction of Building.
Nothing in this Chapter shall prevent the restoration of a building or stmcture destroyed one
hundred percent (100%) or less of its square footage at the time of such destruction by
explosion, fire, flood, earthquake, windstorm, act of God, riot or act of a public enemy,
subsequent to the passage of this Chapter; or shall prevent the continuance of the use, except
an illegal nonconforming use, of such building, stmcture or part thereof, as such use existed
at the time of such impairment of such building, structure or part thereof. All such restoration
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-3
as adopted per Z-444-04; as amended per Z-486-06: Z-497-06
Autumn 2006 vI
CITY Of CARMEL ZONING ORDINANCE
and construction shall be subject. to the obtaining of an Improvement Location Permit, with
the fees waived for the restoration of a building or structure destroyed one hundred percent
(100%) or less and restored according to its state of existence prior to destruction. All
restorations resulting in a divergence from original plans shall be subject to obtaining an
Improvement Location Permit and payment of fees and comply with Sections 23F.09 and
23F.1O.
23F.05 Building Setbacks.
23F.05.0l Build-to Line.
A. Minimum: Zero (0) feet, subject to recorded utility easement(s).
B. Maximum: Ten (10) feet; subject to recorded utility easement(s) and to subparagraph C
below.
C. Up to seventy-percent (70%) of the front fa~ade may be recessed for entrances and
outdoor seating; however, no entrance shall be recessed more than ten (10) feet, and no
outdoor seating area shall be recessed more than twenty (20) feet, subject to Commission
approval.
23F.05.02 Side and Rear Setbacks. There are no minimum side or rear setbacks; however, no buildings
or other permanent improvement shall encroach into required landscape areas.
23F.05.03 Conflicting Requirements. Wherever there exists a conflict between thc building setback
requirements of the State Highway 431/Keystone Avenue Corridor Overlay Zone and the
Cannel Drive - Range Line Road Overlay Zone, the State Highway 431/Keystone A venue
Corridor Overlay Zone shall govern.
23F.06 Building Orientation.
23F.06.01 Every parcel with frontage on Carmel Drive and/or Range Line Road must have a building
that fronts on those streets.
23F.06.02 Except for those lots with 120 feet or less of frontage 011 a public street, every parcel must
have a building that occupies a minimum of 70% of that frontage.
23F.06.03 Buildings on lots with 120 feet or less of frontage on a public street must occupy the
maximum amount of frontage, except for driveways, sidewalks and landscape areas, as
required by the Ordinance.
23F.06.04 Additional buildings may be built in the rear of the property.
23F.06.05 All Principal Buildings shall face a public street, with a primary entrance" from a public street.
23F.06.06 The primary entrance must be readily apparent as a prominent architectural feature and
visible from the street.
23F.07 Building Height.
23F.07.01 Principal Buildings must have at least two floors of occupiable space. The second and higher
floors must be at least fifty percent (50%) the size of the building footprint and must be
oriented to the front of the building such that its front line is equal to tl1at of the first floor.
23F.07.02 Minimum height: twenty-six (26) feet
23F.07.03 Maximum height:
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-4
as adopted per Z-444-04; as amended per 2-486-06; Z-497-06
Autumn 2006 vI
CiTY OF CARMEL ZONING ORDINANCE
A. Thirty-five (35) feet, or three stories, whichever is greater; if adjacent to single-family
residential zone.
B. Fifty-five (55) feet, or five (5) stories, whichever is greater.
23F.08 Building Footprint.
23F.08.01 Minimum: 0.5 Floor Area Ratio (FAR).
23F.08.02 Maximum: 40,000 square feet.
23F.09 Construction Materials.
23F.09.01 Principal Buildings must be faced on front and sides with brick, stone, stucco or similarly
detailed precast concrete and trimmed in metal,. stone, precast concrete, wood, stucco, or
brick.
23F.09.02 Rear building fayade materials may vary, however, its material colors and compQsition must
be coordinated with the front and side fas:ades.
23F.IO Architectural Design. Buildings in the Zone must include the following characteristics:
23F.lO.01 Ground and upper floors with transparent glass; ground floor elevations must incorporate the
transparent glass as a significant component.
23F.IO.02 A distinct cornice line at the top of the wall and intermediate horizontal elements, such as a
trim at the top of the ground floor are optional.
23F.lO.03 The fayade shall be provided relief by windows and surrounds, storefronts, doors, and
features such as speciaibrick coursing, pilasters and lintels.
23F.1O.04 The first floor and aU other floors will have a coordinated composition, which will usually be
indicated by the alignment of upper floor windows and other features with openings and
features of the first floor.
23F.IO.05 When applicable, retail storefronts shall be oriented along the public street front of the first
floor of the building, except for pedestrian entrances to parking areas or small entrance
lobbies for upper floors.
23F.IO.06 Every face of the building with frontage on a public street must have openings for windows.
23F.10.07 Large expanses of glass are allowed, but the building may not be constructed entirely of a
metal and glass curtain wall.
23F. 10.08 Fixed or retractable awnings are permitted ifthey complement a building's architectural style,
material, colors, and details; do not conceal architectural features (such as cornices, columns,
pilasters, or decorative deUlils); do not impair fayade composition; and are designed as an
integral part of the fayade. Metal or aluminum awnings are prohibited.
23F.1O.09 Pedestrian scale detailing is encouraged on the front elevation of the building at the ground
level. Because the buildings are viewed very close up, all buildings should exhibit articulated
detail and ornament that is scaled to the pedestrian.
23F.1 0.10 Rooftop mechanical and telecommunication equipment shall be fully screened on all sides
using parapets; penthouse screens or other similar method and which arc integrated into the
overall building design and approved by the Commission.
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-5
as adopted per Z-444~04; as amended per Z-486-06; Z-497-06
Autumn 2006 vI
CITY OF CARMEL ZOl':lTNG. ORDINANCE
23F.ll Landscaving.
23F.Il.Ol Shade trees shall be planted within the street right-of-way, parallel to each street, per the
standards of the City. Maximum spacing between trees shall be fifty (50) feet, and a
minimum of thirty (30) feet.
23F.11.02 A five-foot (5') wide planting strip shall be provided along the sides and rear of all parking
areas. The minimum planting shall include two (2) shade trees and thirty (30) shrubs per 100
linear feet.
23F.11.03 Parking areas shall be located at the rear or side of buildings, and screened from the sidewalk
by low walls, low fences, or hedges.
23F.I1.04 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.
23F.11.05 The design of fencing, sound walls, trash enclosures and similar site elements shall replicate
the architecture of the Principal building(s) in construction material and detailing.
23F.l1.06 Sites with existing trees or stands oftrees shall protect and incorporate them into the overall
site design. The Hmdscapeplan must preserve not less than 50% of all trees that are 6" DBB
or larger and located within the required yard/setback areas.
23F.11.07 All. landscaping approved as part of an ADLS plan shall be installed prior to issuance of a
Certificate of Occupancy by the Department. If it is not possible to install the approved
landscaping because of weather conditions, the property owner shall post a bond prior to the
issuance of the Final Certificate of Occupancy for the amount equal to the total installed cost
of the remaining, uninstalled landscape material.
23F .11.08 It shall be the responsibility of the owners and their agents to insure proper maintenance of all
trees, shrubs and other landscaping approved as part of the ADLS Plans in accordance with
the standards set by this Ordinance. This is to include, but.is not limited to, replacing dead
plantings with identical varieties or a suitable substitute, irrigation and mulching of planting
areas, and keeping the area free of refuse, debris, rank vegetation and weeds. Street trees in
this zone will be maintained by the City.
23F.l1.09 All landscaping is subject to approval by the Commission. No landscaping which has been
approved by the Plan Commission may later be substantially altered, eliminated or sacrificed
without first obtaining further Commission approval. However, minor material alterations in
landscaping may be approved by the Director or his designee in order to conform to specific
site conditions,
23F .11.10 Ground level mechanical! telecommunication equipment shall be screened from the Street and
any adjoining residential zones or uses using walls, fencing, landscaping, or other method
approved by the Commission.
23F.12 Lighting.
23F.l2.01 Street lighting shall be provided as part of all projects, on both sides of the street when
possible, and spaced no less than. one hundred (100) feet apart, and of a design per the
adopted City style.
23F.12.02 Exterior lighting of the building or site shall be designed so that light is not directed off the
site and the light source is shielded from direct offsite viewing. For any use abutting single-
family residential uses, illumination levels shall not exceed 0.5 foot candles at the property
line.
23F.12.03 Exterior lighting shall be architecturally integrated with the building style, material and color.
Rooftop lighting shall be prohibited.
Chapter 23F: Carmel Drive- Range Line Road Overlay Zone
23F-(j
as adopted per Z-444-04; as amended per Z-486-06; Z-497-06
Aulurrm 2006.v)
CITY OF CARMEL ZONING ORDINANCE
23F.1'2.04 All exteri'or architectural, display, decorative and sign lighting shall be generated from
concealed, low level fixtures.
23F.12.05 The maximum height of light standards in parking areas shall not exceed the building height,
or twenty-five (25) feet, which ever is less. When light standards abut or fall within ninety
(90) feet of single family residential, their height shall not exceed fifteen (15) feet.
23F.I3 Signage.l
23F.13.01 Prohibited signs:
A. Ground Signs
B. All other signs specified in Section 25.07.01-4: Prohibited Signs.
23F.13.0Z Wall signs are allowed provided that they fit within the horizontal and vertical elements of the
building and not obscure details of the building. No sign shall be ~lIowed to extend above the
cornice line of a building. Size shall be deternlined by Sign Chart A of Section 25.07: Sign
Ordinance.
23F.13.03 In cases where Wall Signs are located less than five feet (5') from a right-of-way line, the
Wall Sign shall be deemed to be located five (5) feet from the right-of-way for purposes of
applying SIgn Chart A to determine the allowabIesign'area.
23F.13.04 Projecting Signs are allowed for new or existing buildings which comply with setback,
orientation and height requirements, as specified in Sections 23F.05, 23F.06 and 23F.07 of
this Chapter.
23F.14 Pedestrian Circulation.
23F.14.0I Sidewalks along public streets shall bea minimum ofeight(8) feet in width.
23F.14.02 Walkways shall be provided on at least one side of the building and shall provide access
between rear parking areas and Principal building entrances or the street. Unless otherwise
noted in this ordinance, the minimum width for walkways shall be six (i;)) feet.
23F.14.03 Neither sidewalks nor walkways shall be used by automotive traffic.
23F.14.04 Pedestrian access shall be coordinated with and provided to adjoining properties.
23F.15 Parking.
23F.15.0] Parking areas shall be setback not less than six (6) feet behind the Front Build-to-Line.
23F.15.02 Parking areas shall be located at the rear or side of buildings, and screened per Section
23F. 1J. 03.
23F.15.03 Parking space dimensions shall be 9' x 20', or 10' x ]8', including two (2) feet for bumper
overhang.
23F.15.04 Adjacent/adjoining parking lots shall be interconnected either by alley or internal driveway,
and coordinated to accommodate pedestrian access.
23F.15.05 Paths within parking Lots of more than three rows shall be designated to accommodate
pedestrians safely fTom parking areas to sidewalks, walkways and/or building(s). Such paths
may consist of striping.
l Section 23F.13 amended per Ordinance No. Z-486-06. Si.
Chapter :23F: Carmel Drive - Range Line Road Overlay Zone
23F-7
as adopted per Z-444-04,' as amended per Z-486-06; Z-497-06
Autumn 2006 vi
..
CITY OF CARMEL ZONING ORDINANCE
23F.15.06 Bicycle parking shall be provided, one space per 100 feet of street frontage.
23F.16 Product, Material & Refuse Storage.
23F.16.01 Material or product storage shall occur within the Principal building or an Accessory
building.
23F.16.02 Any Accessory Building for storage shall:
A. Be architecturally compatible with the Principal building and integrated into the overall
site layout.
B. Be approved by the Commission.
23F.16.03 Any Accessory Building for stqrage or disposal of refuse shall:
A. Accommodate waste and recyclable materials, and, if applicable, grease or other cooking
refuse.
B. Be fully enclosed except for doors or gates which are kept closed unless loading or
unloading.
C. Be architecturally compatible with the Principal building and integrated into the overall
site layout.
D. Be approved by the Commission.
23F.17 Other Requirements.
All other requirements not mentioned in this Section shall remain as stated for that primary zoning
classification district mapped.
23F.18 Sunset Provision.
This Chapter expires December 31, 2007.
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-8
a5 adopted per Z-444-04; as amended per Z-486-06; Z-497-06
Autumn 2006 vI
,;
CtTY OF CAR-M:EL ZONING ORDINANCE
CHAPTER 23F: CARMEl.. DRIVE - RANGE LINE ROAD OVERLAY ZONE
AMENDMENT LOG
Ordinance No. Docket No. Council Approval Effective Date Sections Affected
Z-444-04 04010027 OA December 20, 2004 January 19,2005
Z-486-06 051200020A February 20, 2006 March 22, 2006 23 F .13
Sonne: 2006 vI
2-497 -06 06080022 OA October 16,2006 Octoher 16, 2006 23F.18
Autumn 2006 vl
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23P.9
as adopted per Z-444-04; as amended per Z-486-06; Z-497-06
Autumn 2006 vI