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City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date:
To:
From:
November 16, 2007
Plan Commission Members
Adrienne Keeling
Department of Community Services
Re:
November 20th Plan Commission Meeting - Docket No. 07050023 OA
Enclosed is additional information for the following item. [f 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: Manon Trail Overlay Zone into the Carmel
Zoning Ordinance. Filed by the Carmel Department of Community Services.
Enclosed arc NEW redline and clean versions of the draft, which include the changes made at the
November 15 Special Meeting of the Subdivision Committee. Gray higWighting in both versions
indicates the changes made as a result of the November l5 meeting.
YOU MA.. Y DISREGARD THE PREVIOUS DRAFT, DATED 11/09/07.
Also note that this is item is a zoning ordinance text amendment only. For this Overlay to be
fully implemented and enforced, a map amendment (rezoning) will be required to establish the
exact boundaries of the Overlay Zone. The Department expects to bring the rezoning phase
forward in coming months.
1007 - II l6: 07050023 OA: PC Memo
Page I
ONE CIVIC SQU:\RE
CARMEL, INDL\N~\ 46032
317 /571-2417
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CITY OFCi\RMEl ZONINCi ORDlNi\'./CE
CARMEL CITY CODE
CHAPTER 10: ZONING & SUBDIVISIONS
ARTICLE I: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23H: MONON GREENWAY OVERLAY ZONE
EXISTING ZONING:
Urban Section: R-2, B-2, 13-5, C-], (-2, ]-] Old Town OL, Range Line OL
Natural Section: P-], S-2, R-], R-2, R-3, R-4, M-3, PUD Old Town OL. Home Place OL, US 3] OL
23H.00 Monon Grccnwav Ovcrlav Zone.
23 ROD.O I Purpose, Intent and Authoritv. Tbe purpose of this overlay zone is to protect and enhance the
health. safety and welfare of the citizens and property owners of Carmel and Clay Township
by protecting the physical integrity of the Manon Greenway, including its ballast foundation
and drainage ways, and by complying with the Monon Greenway casement covenants as they
pertain to the natural character and existing vegetation of the trail and its protection. For
purposes of this Zone, the Monon Greenway shall he defined as any property conveyed to the
City of Carmel, by title or easement, for purposes of establishment of the MOllOll Trail.
It is tbe City's intcnt to achieve the purpose of this zone by:
. Providing a consistent design trcatment for private and public properties along Manon
Grecnway;
. Providing controls for architecture and landscape design that establish continuity of
design between projects and to improve the physical relationship and buman scale
bctween new buildings and the Monon Greemvay;
. Protecting the Monon Greenway character;
· Protecting the physical integrity orthe Manon Greenway.
This district is superimposed over the other primary zoning districts and its regulations shall
supersede those of the primary zoning districts over which it is superimposed. In establishing
this zone, the Plan Commission and Council relies on 1.(, 36-7-4-]400 et seq.
23H.OO.99 Application Procedure.
A. Deve]oDment Plan. See Section 24. 99(A): Development Plan.
E. Architeetuml Design, Exterior Lighting, LandscaDinl~ and Sicmacc /ADLS). See Section
24.99(B): Architectural Desi~n. Exterior Lighting, Lal1d~capil1g alld Sigllage (ADLS).
Chapter 23 H: 1\.1onon Greenway Overlay Zone
23H-l
Draft 11-15-2007
CITY O~ C~R~1H WNINU ORDINANCE
23H.OI District Boundaries. The boundaries of the Monon Greenway Overlay Zone (the Zone) are hereby
established as approved on thc Zoning Map. Diagram 1 iJlustrates, generally, the boundaries of the Urban
and Natural Sections.
23H.01.01 Urban Section Boundary. Properties which abut
the Monon Greenway from First Street NW to the
southern property line of propel1ies fronting the
south side ofCamlel Drive.
23H.Ol.02 Natural Section Boundary. Properties whieh abut
the Monon Greenway f)"om 146lh Street 10 First
SIred NW and Caml;1 Drive to 96'" Street.
23H.02 Plan Commission Approval.
23H.02.01 Thc Plan Conmlission, or its Hearing Officer in C-
1 or C-2 Districts, must approve, approve with ....
conditions, or disapprove the Development Plan ',j
(DP) and Architectural Design, Exterior Lighting,
Lands(;aping and Signage (ADLS) for any tract of
land in thc Urban Section of the Monon Greenway
Overlay Zone. DP and ADLS review is required
in the Natural Section, pursuant to the
requirements of the underlying primary zonmg
district.
Diagram 1: Urba
"JT""-
,
/
.
23H-t\2.02 Zonilll! WClivcr. The Commission may, after a
public hearing, grant a Zoning Waiver of the
dimensional and quantitative standards of this
Chapter, by not greater than thirty-five percent
(35%). Any approval to permit such a waiver shaJl
be subjecl to the following criteria:
A. The proposal shall enhance the overall
Development Plan and the adjoining
strcetscapes and neighborhoods.
B. The proposal shall not produce a Site Plan or strcct/cir(;ulation 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.
r
~N~~tRAL. 'l-
. JON
C. The proposal shall exhibit extraordinary site design charactcristi(;s, including, but nol
limited to: Increased landscape treatment, tree preservation, provisions for bicycle and
pedestrian traffic.
In granting a waiver, the Commission may impose such wnditiol1s that will, in its judgment,
secure the purposes of this Chapter. This Section does not affect the right of the applicant
under Indiana law to petition the Board of Zoning Appeals for a variance from development
standards provided under IC 36-7-4-918.5 and this Zoning Ordinance.
23H.03 Permitted Uses. See Appendix A - Schedule of Uses.
23H.03.01 ^1I Uses which are pem1il!cd in the underlying primary zoning district(s), except those uses
expressly prohibited by Section 23H.04, arc permitted in the Zone.
231I.03.02 Residential uses arc pcmlittcd in the Zone, regardless of the underlying pnmary ZOlll11g
Chapter 23H: Monon Greenway Overlay Zone
23H-2
Draft 11-15-2()()7
;-
["iTY OF C ^RMEL ZO'<INU ORDINNKE
district.
23H.04 Prohibited Uses. See Appendix A - Schedule of Uses.
23H.04.01 Prohibited Uses.
Mobile Home Court, Penal or COITectionallnstitution, Commercial Sewage or Garbage
Disposal Plant, Water Management and Use Facility, LumberfBuilding Materials Sales
(enclosed), Automobile Service Station, Restaurant (with drive-thru sales), Automobile/Boat
Sales, Automobile/ Truck Repair (indoor), Car Wash, Commercial Kennel, Dry Cleaning
Establishment (with on-site plant). Funeral Home/Mortuary/Crematory, Self-serviee Laundry,
Velerinary HosQital with commercial kennel, Wholesale Sales, Stadium or Coliseum,
...~..- ---.-
CniJ1.in~r:::iHl.Gt_(!t!F:hQiise, Feed Store, Grain Elevator, Shooting Gallery, Sexually Oriented
Businesses, Alllndustrial Uses in Appendix A (Type of Uses).
23H.05 Building Setbacks.
23H.05.0 I Urban Section.
A. ;\'1inimum Greenway Setback.
1. Minimum: Twelve feet (12'), measured from the actual right-of-way, or a thirty-
three feet QJJ half }'igh!-Ol-~y.... whichever is gre.2lc;.!:, ~ee
Cr1rreSI)0"dirtg Building Heigb.t."..a.<;"flrr.;:'.~dQ.c_d by Secriofl 23H.OR. () 1.
2. Maximum: There is no maximum setback; however, the area adjacent to the
Greenway may not be used solcly for parking. In addition, this area
must refle<:t an awareness of the Greenway and shall not adversely
impact the character of the Greenway.
B. Side and Rear Setbacks. Fifteen (15) feet.
t. - ;\1inilbUm BuTldinis(;r,a~arkl!l: Thirty pQ}JeQi.beiW~t;rl pri'i;cipaibuild1ngs.
D. Conflicting Requirements. Wherever there e;:xists a conflict between the building setback
requirements of the Old Town District Overlay Zone and the Monon Greenway
Overlay Zone, the Manon Greenway Overlay Zone shall govern. However,
parcels in the Overlay with frontage on a public street, must adhere to the Front
Yard requirements cstablished by other applicable Overlay Zoncs or their
underlying zoning districts.
23H.05.02 Natural Section.
A. Minimum Greenway Setback. Setbacks shall be measured fi.om the edge of Manon
Greenway, gcner<llly <I presumed thirty-three feet (33') balfright-of-w<lY.
I. P\incipal Buildings: Sixty (60) teet.
2. Accessory Buildings: Thirty (30) feet.
B. Side and Rear Setbacks. Requirements per underlying primary zoning district.
C. Conflicting Requirements. Wherever there exists a l:onfliet between the building setback
requirements of the Old Town Distrie\ Overlay Zone and the Monon Grcenway
Overlay Zone, the Manon Greenway Overlay Zone shall govern. However,
parl:els in the Overlay with frontage on a public street, lI1us1 adhere to the Front
Yard requirements established by otber applicable Overlay Zones or their
underlying zoning districts.
Chapter 23H: Manon Greenway Overlay Zone
23H-3
Draft //-/5-2007
CITY OF l'^RMEL ZONINO ORDINANCE,
23H.06 Greenway Access Points.
23H.06.0J Greenway Access Points, for new residential or commercial construclion, shall be designed
and built in accordance wilh an approved Plan and 10 Parks Board Standards. Access Points
from existing buildings must receive the approval of the Director of Camlel Clay Parks.
Conncetion intervals shall be approvcd by Ihe Director of Carmel Clay Parks. All access
points shall be constructed of durable malerials and shall be designed as 10 not impede
drainage ways. Where detem1ined appropriate, a non-access agreement may be required 10 be
rccordcd.
23H.07 Building Orientiltion & Footprint.
23H.07.01 Urban Section.
A. Orienlalion. Every parcel with frontage. on the Manon Greenway must have at least one
building elevation thaI fronts on thc Greenway.
B. Maximum Building Footprint: J 5,000 square feet.
C. iytaximum Fa~ade Length: 150 feet.
23H.07.02 Natural Section.
A. Maximum Building Footprint: 15,000 square feet.
B. Maximum Fa<;ade Length: No fa<;adc greater than 80 feet in length shall be parallel with
the Greenway. Longer facades must be oriented at an angle greater than or
equal to 60 degrees from the property line abutting the Greenway.
23H.08 Buildin~ Height.
23H.08.01 Urban Section.
A. Minimum Height:
B. Maximulll Height:
None.
1.
BuildiI1g !&Ciltles with :J di~iahcc !<:5>S than...thit;iY~t;.v.C'n.fcc.t tl7'}jh:m1 the..Gf:€'tl1way
shall.b.e UmjIgJ..!9 .i~fU~!~rili:;..
_ 2 Buiiding f&Cadt:s wiih il di~iHnce ieg;:: ihan flj'ty.;;cvcTI ft:ei(57~ 'fr;'rl~he G~
shull tot.: iimited to four ~Ic)ri.;~. Thi:; additional height may be uchi<:vcd by
si:!ling th;:; buil.diug hacK_uLby_uesigning.a Jiiyade..;;1ep ha~k. ftOirl the
Gr,ecnw3}'.
-- - - --- - ----
l- 3, _ B..uild.ing f"Clloe,; with a distancc greater than fjf1Y.S\)V~t1 f;;<:f (57') from the
.
l]rei:l1WilY [Iiay hllVC Il height which i; i)~Ii11im.d by the prirna;'y UttderlyiJig
zoning district or oint!' applicabi~ O\'erl:!y Zan~. 'rhi~ additiortaj height
ray be nchieved by setting the building kll~k, Of J2y_Je~ignjllg_0r1!:-_qC[110n:
f:l9:ldc.:stt:p.backs frol11 tb~.CrccnWl-lY..
r 4.
.. -- - --- - - - - -- --- -- --
When used. fapdc ~!Cp blll.'k:; shall bl.: allcast twenty (~l (20') in depih anu shlIlU.ii':
tom:tTuc!cd l\f, lis3b!c oUldoor splice. st:ch a..~ 3 f('.ollop piltio or gard~t1.
Chapter 23H: Monon Greenway Overlay Zone
23H-4
Draft 11-15-2007
CITY OF c.\RMEL ZONINCiORDIN,INCIi
2:m.08:02 Natural Section,
A. Minimum Height:
None.
B. Maximum Height: As penl1itted 111 the pnmary underlying zonmg district or
applicable Overlay Zone.
23H.09 Building Requirements.
23H.09.01 New priilcipaJ buildillgS wilh a gross floor area cOlltaitiilig nlorethan ] 5,000 non-residential
square feet shall contain a shower.. changing and locker facility accessible for employee use.
23H .09.02 New principal buildings \Vith a gross floor area containing 11101'e tha'11 ] 5,000 square Feel shaJJ
provide covcred, long tcrill bicycle parking at a rate of one space per S,OOO square feet. Long
tem] bicycle parking lllay include an indoor storage area and/or exterior bicycle lockers, as
approved as part of an ADLS plan.
23H.] 0 Architectural Desi gn. Buildings in the Urban Section with frontage on the Greenway must include the
Following charaetelisties:
23H.1O.O I Large blank facades are not allowed. Buildings with continuous facades that are fifty feet
(SO') or greateriI} width, shall b.e designed with offsets (projecting or recessed) not less than
eight feet (8') in depth and continuous. For ]]01 less than twenty-live fect (2S') along the length
of the fayade.
An elevations shall exhibit variety through i.nclusion of architectural elements such as
windows and surrounds, storefronts, doors, special brick coursing, pilasters, lintels, canopies
and covcred walkways or recesses. Facades shall also exhihit variable rooF heights, a
diversity of building materials and varied building mass within a given structure,
Architectural elements shall be arranged in a, balanced, relatively uniform fashion. Faux
window openings and special masonry comsing may be used in service areas, especially areas
where rooftop skylighting is designed.
23H.10.02 Ground and upper floors. shall utilize transparent glass; the ground 1100r (:.lc\"alions of 1l0lJ-
rcsidcnlialllscs must incorporate the transparent glass as a signi ficant component.
23H.I0.03 The first floai" and all other floors will have a coordinaled compo:,;ition, which willusua]]y be
indicated by lhe alignment of upper noor window.s and other features with openings and
features of the First floor.
23H 1004 Relail slorefronts shall have a pnmaryenlrance oriented along the Greenway on tIle first !loor
of the buiJding, other entrances such as pedestrian entrances to parking areas shall be
pennitted bn,non-GI'eenway facades.
23H.1O.05 Every Far,:ade Of a building abutting the Grr::enway must have openings for windows.
23H.1O.06 Large expanses of glass are allowed, but no fac;ade may be constructed entirely of a metal and
glass elirlain wall.
23H.] 0.07 Fixed or retractable awnings are encouraged if they complement a building's architectural
style, material, co!ors, and details: do not conceal architeclural features (such as comie-es,
columl1s, pilasters, or decorative details); do nol impair fayade composition; and are designed
as.an integral part of the fayade. Awnings may.not beintelllally illuminated.
23H.10.08 Pedestri,il11 scale detailing'is requi.red al the ground level. As the buildings wi]] be viewed
. very close up, it is important to exhibit articulated dc.tail and ornament that is scaled to the
pedestrian. E,xamples include, but are nOl. limited to comices, columns, pilasters, lighting,
0..--..0... -.....
l'haj)tcr 23H: Manon Greenway Overlay Zone
23H-S
Draft 11-15-2007
CITY OF CARMEL ZONING OlWI>JANCE
decorative moldings, sills and quoins, as well as canopies, awnings covered walkways and
other similar sheltering features.
23H.1O.09 Modulation of the roof and/or roof line will be required in order to eliminate box-shaped
buildings. Parapets must he fullY itItegl'ated inlo the architectural design of the huilding and
provide seamless dcsign lr311sitions, iilcluding exle,'ior materials between the main building
mass, mechanical penthouses and other roof structures, Should they be used, parlial parapets
shall have a retulll that extends inward to at Icast the first structural bay, or twenty (20) feet,
whichever is grcater. Parapet heights shall vary by no less Ihan 3 feet, inc1udirlg between
neighboring structures on the same or adjacent parcel.
23H.I 0.1 0 Architectural styles, primary materials, building setbacks, separations, heights and mass shal1
vary among neighboring buildings along the Greenway,
23R II Landscaping and Tree Preservation.
23H.II.O I Urban Section.
A, Tree Preservation Requirements: It: is Ihe goal of the Mallon Greenway Overlay to
preserve existillg vegetation within the Greenw,ay Easement of Right-of-\Vay
according 10 the Manon Greenway covenants. Alterations to the existing
vegelation in the M'011011 Greenway may be sought through a DP; ADLS
proposal, Such alterations require the approval of the Director of Cannel Clay
Parks. Otberwise no chan'ges to lhe Greenway vegetation may be made. Any
proposed preservation or alteration outside of the Greenway shall be reviewed
by the Urban Forester and Plan Commission and i11us,! be in accordance with
Section 23N.] 1, 03, Wben deemedappropriale; and upon lhe approval of the
Urban Forester; mil,igaiion may occur wrlhin the Monon Greenway,
B. Planting Requirements:'
I, When a Development Plan or other C0l1U11ission approval includes or requires
reconstruction of the Greenway, the landscape plan sball comply with the
Monon Grcen\vay Cross SectiO!l requirements and Illust meet the approval of
the Director ofTaI1l1el Clay parks and the City of Carmel Urban Forester.
2, The Grecnway Setback shall bc landscaped with a combination of shadc trees,
low shrubs, planting beds and grass or ground cover, with exceptions for
appropriate pedestrian access to building entrances,
3, Altcmativdy,tbe Greenway Setback may be covered wItb decorative hard
surfaCes and/or pavers to allow seating areas or outdoor tables, SLlch areas shaJJ
be' surrounded by low shrubs or planting beds.
4, Rernainirig facades 'shall have foundation plamillgs in beds no less-rhali five (5)
feet in width, with exceptions for appropriate pedestrian access to building
entrances, Initially, plantings shall cover at least 50'% of the base of the
huilding (horizontally) and be almature height and coverage within Ihree (3)
years.
23 H .11.02 Natural Seclion.
A. Planting Requirements:. Planti'ngs shall be provided at a rate equivalent to a Bufferyard
D, as prescribed in Chapter 26, 04: Perimeter Bujjering Requirements,
B. Tree Preservation Requiremepts: Existing vegetation within the Greenway Easement
or Rigl)t-of~Way ~ball be preserved in accordance with the MOl1on Greenway
Chapter 23H: Monon Greenway Overlay Zone
23.H-6
Draft JJ-15-2()07
F
,
CITY OF c.~ I~MEL~ Z()NINC"i QRDIN,\NCE
covc;nants. Proposed preservation plans or alterations ro the existing vegetation in
the Greenway require the approval of the Dij'r;:ctot of Carmel Clay Parks~ Otherwi sc;
no changes to the Greenway vegetation may be made. Any proposed preservation
or altel'ation outside or tlie Greenway shaYI be reviewed by the Urban Forester and
must be in accordance with 23H.ll.03.
23HJ 1.03 General Landscaping Requil'ements.
A Sites \vith. existing trees or stands of trees shall protect and incorporate the111inlo the
overall site design. The landscape plan must preserve not less than 75% of all trees that
are 6" DBI-l or larger and located within the required yard/setback areas.
B. A live-foot (5') wide planting strip shall be provided along all sides of parking areas.
The minimum planting shall include two (2) shade trees and thirty (30) shrubs per lOO
linear feet. In areas where the planting strip is isolated from other lawn or green areas by
sidewalks, drives or other impervious sui-faces, then the Plan Commission may require
structural soil technologies be applied to sustain the life ofplantings.
C. Parking areas shall be located at the rear or side of buiJdlngs. and screened from the
Gre~nway by low walls, low fences, or hedges, or a combination tbcreof. Plant rnatcrials
shall be at least four feet (4 ') in height within three (3) years.
D. Shade trees shall be planted within parking areas greater than 10,000 square feeL There
shall be planted one (1) 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
replicate the architecture of tbe Principal. building(s) in construction material and
detailing. No openings or access gates for trash enclosures shall face the MOllon
Greenway.
F. AIJ landscaping approved as part of an ADLS plan shall be installed prior to issuance of
a Certificate of Occupancy hy 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 OCC1Jpancy for the amount equal to tbe total
installed cost orule.remaining, uninslalled landscape material.
G. It shall be the Tespollsibi lity of the owners ;and theil' agents to insure proper maiI1len:mce
of all trees, shrubs and other landscaping approved as p3l1 of the ADLS Plans in
accordance with the standards set by this Ordinance. Thisi~ to include, but is not limitcd
to, replacing dead plantings with identical varieties Dr a suitable substitute, irrigation and
mulching of plantillg areas, and keeping the area free of refuse, debris, rank vegetation
and weeds,
H. All landscaping is subject to approval by the Commission, No landscaping which has
been. approved by the Plan Conmlission n1ay later be substantially altered, eliminated or
saq-ificed without first .obtaining fU11her Commission approval. However, minor
material alterations in lal1llscaping may be approved by the Director or his designee in
order to COnfa!l11 to specific site canditions.
L Ground lcvel mechanical! telecommunication equipment shall be fully screened so that it
is not visible f)-om the Greenway and any adjoining residenlial zones or uses using wa]]s,
fencing, landscaping, or other method appro\led by the Commission.
23H.12 Lighting.
23H .12,01 Exterior lighting orthe building(s) or site shall be qesigned so that light is not directed off the
site and the light source is shielded from direct offsite viey,ring.
Chapter 23H: Monon Greenway Over-Iay Zone
23H- 7
Draft f 1-15-2007
}
'.
CITY OF C,\RMF.L..z.ONING ORDIN,\NCE
2JH,] 2,02 Exterior fighting shaH be,archi1ectural1y integrated, with ~he building style. material and color.
Rooftop lighting shall be prohibited,
23H.l2.03 All exterior architecturai, display, decorative and sign lighting shaH be generated from
concealed. low level fixtures.
23H.12.04 The maximum height of light standards in parking areas shall not exceed the. building height,
or twenty-five (25} feet, which ever is less. When light standat'ds abut or fall within ninety
(90) feet of single family residenfial properties. their height shall not exceed fifteen (] 5) feet.
23H.13 Signage, All signs shaH be in accordance with Cliapter 25.07: Sign Ordinance and other applicable
DIstrict Overlay Requirements. In adiJition, the foHo\villg standards shall apply to signs facing the Manon
Greenway:
23H.13.02 Wall Signs are allowed in the Urban Section provided that they fit within the horizontal and
vertical clements of the builditlg and do not obscure details of the building. No sign shall be
allowed to extend above the eon1ice line of a buildiilg. Wall Signs shall be 110 largerthan ten
(I 0) square feet and shall be.in accordance with an approved ADLS.
23H .13 .03Proj ecting Signs no larger than six (6) square feet are allowed for ilew or existing buildings in
the Urban Section whichc:o'llJply with setback, orientation and height requirements, as
specified in Sections' 23H.U,5, 23H. 07 and 23/-f.08 of this Chapter.
23H.14 Parking:.
23H.14.0J Parking shall be provided per Chapter 27: Additional Parking & Loading Regulations, unless
otherwise stated fDcpareeb in the Old Town District Overlay Zone.
23H.14JJ2 Bicycle parking shall he pt'O\iidedin accordance with Section 27.06: Bicycfe Parking;
however, the required number of bicycle par!{ing spaces in the Overlay ZOlle shall be double.
The number of spaces may include the long~term bicycle parking required in Section
23H.09.02. Upon approval by the Altemative Transportation Coordinator. bicycle parking
maY be located in Ihe MOllon Green\vay Easement (Urban Section only)..
23H.14.03 Parking areas shall beset back not less than 20 feet behiild the Front Line of Building, and
shall iilclude landscapJng as required in Section 23H.J1.03. Open spaces created by this
setback shall become pocket parks, landscaped gathering spaces.or space for other greenway-
related amenities.
23H..I4.04 Parking structures arc. pelmilted adjacent to the Monoll (3reenway: provided lhat the ground
level of the fa9ade facing the Greenway is a non-parking use, or acts as a bui Iding foundation
completely screened fj'l'im the 'vie\v of the Greenway. Uses may be residelllial or nOIl-
residential in nature, and shall comply with Sectiol1s 23H. 03 and 23H.04 of this Chapter.
23H.15 Other Requirements.
231-1. 15.0 I Boundarv Mai'kers. Upon application for COIlunission approval a staked survey musl be
co'mpleted to determine the Motion Greenway properly line. Prior to commencing and
throughout the duratioil of construction, boundary markers shall be placed at tile edge of the
Monon Greenway Right-of Way. Monun}ents shall be at least twenty-four inches (24") in
height and placed at the pr9pcrtycomers abutting the Greenway. In addition, a temporary
construction fence shall be placed along the Greenway boundary prior to site work
commencing. and throughoutthe'duratiol1 of construction.
Chapter'23Hc Monon CTreenway Overlay Zoile
23 1-1- 8
Drqfill"15"2007
CITY orC,\RMELZONING ORDINNKr:
23H.IS02 Manon Documents. tJpon application for Commission approval applicant must provide a
copy of the deed by which the title a\ld any associated easements were conveyed.
23H.] 503 All otber requirements not i11entioned in this. Section shall remain as stared for that primary
zoning classifIcation di strict illapped.
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=-~...
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Chapter 23H: MOllon Greenway Overlay Zone
23H-9
Draft j J -15-2007
'"
CITY OF CARMEL-ZUNING ORDINANCE
CHAPTER 23H: 1\10NON GREENWA Y OVERLAY ZONE
A1\;JENDMENTLOG
Ordinance No.
lJockct No.
Council Approval
Effecth'e Date
Sections Affected
Chapier 23H: Monon"Greenway Overlay Zone
2311-10
Draft 11-15-2007
~
.'
CITY OF CARMEL ZONING ORDI\lANCE
CARMEL CITY CODI<:
CHAPTER 10: ZONING & SUBDIVISIONS
ARTICLE I: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23H: l\'IONON GREENWAY OVERLAY ZONE
EXISTING ZONING:
Urhan Section: R-2, B-2, 8-5, C- J, C-2, J- J Old Town OL, Range Line OL
Natural Section: P-l, S-2, R-I, R-2, R-3, R-4, M-3, PUD Old Town OL. Home Place Ol, US 3 I OL
23H.00 Monon Greenwav Overlay Zone.
23H.OO.OI Purpose. Intent and Authority. The purpose of this overlay zone is to protet.! and enhance the
health, safety and welfare of the citizens and property owners of Camlel amLClay Township-
by protecting the physical integrity of the Monon Greenway includina -and-its ballast
foundation and drainage ways, and by complying with the Monon Greenway easement
covenants as they pertain to the natural character and existing vegetation or the trail and its
protection. For DUI"DOSeS of this Zone the Manon Greenwav shall be defined as any oroOCl1y
conveycd to the City of Camlel. bv title or easement. for 12Jill)0ses of establishmc-'~t of the
Monon Trail.
It is the City's intent to achieve the purpose of this zone by:
· Providing a consistent design treatment for private and public properties along mere
urb!lJ\ized se~tions aftne Monon Greenway;
.. Providing controls for architecture and landscape design t&-lhaLestablish continuity of
design bel ween projects anti 10 improve the physical relationship an!LhuInalLS.cak
between new buildings and the Manon Greenway:
" Protecting the remaining Mallon Greenway character;
.. Prote(:ting the physil'al integrity of the Monun Greenway.
This district is superimposed over the other primary zoning districts and its regulations shall
supersede those of the primary zoning districts over whieh it is superimposed, In establishing
this zone, the Plan COlllmission and Council relics on I.c. 36-7-4-1400 et seq.
23H .00.99 Application Procedure.
A. Development Plan. See 5,"ection 24. 99(A): Dcvclopmcl1I Plan.
E. Architectural Design, Exterior lighting, Landscaping and Signage (ADLS). See Section
24. 99(B): Architectural Design. Exterior Lighting. Landscoping and Sigl1!Jge (ADI,S),
Chapter 23H: Monon Greenway Overlay Zone
2311-1
Drafi 11-15-200i
CITY or CARMEl ZONING ORDINANCE
23H.0 I District Boundaries. The boundaries of the Monon Greenway Overlay Zone (the Zone) are hereby
estahlished as approved on the Zoning Map. Dial!ram I illustrates. generallv. the boundaries of the Urban
and Natural Sections.
23H.01.01 Urban Section Boundarv. Prooerties which abut
lhe Monon Greenwav from First Street NW to the
southern property line of properties fronting the
south side of Cannel Drive.
2311.01.02 Natural Section Boundarv. Prooerties which abut
the MOOJlll Gree.Jll.\:aY from 146th Street to First
Street NW and Call1lel Drive to 96'h Street.
23H.02 Plan Conunission Aporoval.
23H.02.0 I The Plan Commission. or it" Hearim!~~
I or 8-I2imklS--must approve, approve with
conditions, or disapprove the Development Plan
(DP) and Architectural Design, Exterior lighting,
Landscaping and Signage (ADLS) lor any tract of
land in the Urban Section ~Monon Greenway
Overlay Zone.--.DP and ADLS review is reQuired
in the Naturnl Section. Dursuant to the
reauirements of the underlvilH! orimarv zoninl2
~
Diagram 1: Urba
.::
23H.02.02 ZoninQ Waiver. The Commission may, after a
public hearing, grant a Zoning Waiver of the
dimensional and quantitative standards of this
Chapter, hy not greater than thirty-five percent
(35%). Any approval to pem,it 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 Plan or stree1icirculation 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.
r
\"
~
C. TIle proposal shall exhibit extraordinary site design characteristics, including. but not
limited to: Increased landscape treatment, tree preservation, provisions for bicycle and
pedes Irian traffic.
In granting a waiver, the Commission may impose such conditions that will, in its judgment,
secure the purposes of this Chapter. TIlis Section does not affect the right of the applicant
under Indiana law to petition the Board of Zoninl!. AooeJ.l.!.s....for a variance from development
standards provided under Ie 36-7-4-918.5 and this Zoning Ordinance.
23H.03 Permitted Uses. See Appendix A - Schcdule orUses.
23H.03.01 All Uses which are permitted in the underlying primary zoning district(s), except those uses
expressly prohibited by Section 23H.04, arc pcnnilted in the Zone.
23H.03.02 Residcntial uses are pemlitteci in the Zone. regardless of the undcrlvin~ummarY zoninl!
Chapter 23H: Monon Greenway Overlay Zonc
23H-2
Drqfi J J - J 5-20m
.'
CITY OF CARMEl ZONING ORDINANCE
dist.r.i.ct.; hewever, it shall Ret eam~rise mere th08 seveRt)' 11','e ~efeeRt (75%) sf 0 projeot's
gross floor area in distnets ..yhere resideRtial is Het permitted BY 1:lHaerlyi8g zeFliRg.
23H.04 Prohibited Uses. See Appendix A - Schedule of Uses.
23H.04.01 Prohibited Uses.
Mobilc Homc Court. Pcnal or Correctional Institution Commercial Sewa!!e or Garba~
Disnosal Plant. Water Manal!cment and Use Facilitv. Lumber/Buildinl! Materials Sales
(enclosed), Automobile Service Station. Restaurant (with drive-thm sales). Automobile/Boat
Saks,Aulomo.hilcLInu:k.Rcpair (indoor). Car Wash. Commercial Kennel. Drv Cle~
Establishment (with on-site Jilitn\). Funcral Home/Mortuarv/Crematorv. Self-service Laundrv.
VeterinarY Hosnital with commercial kennel. Wholesale Sales. Stadium or Coliseum.
Tavernl}licht Club GOtmneroial-Gree>>OOuse. Feed Store. Grain Elevator. Shootinl! GalleT\'.
Scxll~lIy Oriented Businesses--A11 Industrial Use~ in Ap~dix A (TYRC of Uses).
.^.. }"l-:ItameBile, TrHell, Baat, MaBile Haffie, MOHufaeffirea HElHsmg al' RV Sales.
B. SeJmally OrieHleEl 81:1siHesses
C. All IndlBtrial Uses in Appendix f.
23H.05 Building Setbacks.
23II.05.01 Urban ~Sectjon.
A. Minimum Greenwav SctbackBl:IilEl la LiRe.
I. Minimum: Twelve feet (12'), mea<;ured from the actual right-of-way, or a thiW-
i\1r~e teet 0)') _half ~ight-of-way, whichever is greater. See
corresoondinll Buildinl! Hcil!hts. as orescribed bv Section 23H.JlB..Jll.
2. Maximum: There is no maximum setback; however, the area adjacent to the
Greenway may not be used ~for parking. In addition, this area
must reflect an awareness of the Greenway and shall nol adversely
impact the character of the Greenway,
3. HeRz8Rtal ffi6','effiest €If tRe BHill:tiag fa'ilal:te is eR6el:lfogea \vitkiR tRe sl:1tBaell area;
hElwe\'er, &11:151 Eleel:lr ill REI less tRan thirty feet (30') inere~
B. Side and Rear Setbacks. Fifteen (15) feet
There are no minimum side or rear setBacks; however, no b1:lildings or other pennaaent
iml'revelfleBt shall eR6feoeh iRte refJ1:IireEl IORGseafle areas.
C.-MiIiimum Buildinl! Senaration: Thirtv OQUcct betwce; orincio.J buildinl!s
.!2...-Conllicting Requirements. Wherever there exists a conflict between the building setback
requirements of the Old Towll District Overlay Zone and the Monon Greenway
Overlay Zone, the Monon Greenway Overlay Zone shall govem. However.
jlllrcels in the Overht~tlLfrQ.Ulilge on a Dublie street. must adhere to the Front
Yard requirements established bv other annlicahle Overlav Zones or their
underlvinl! zoninl! di~
23H.05,02 Natural Gfess-Section,
A. Minimum ffa.il-Greenwav Setback.+- Setbacks shall bcThirt'/ (3G) feet. measured from
Chapter 23H: Monon Greenway Overlay Zone
23H-3
Draft ll-J5-2()Oi
CITY OF CARMEL ZUt\ING URDINANCE
the edt!e of Manon Greenwav. !!cnerallv a presumed thirty-three feel (33') half
right-of-way.
1. Princinal Buildint!s' Sixty (60) feet.
2 Accessorv Buildint!s' Thirtv (0) feel.
s. Side and Rear Setbacks. Requirements per underlying primary zoning district.
C. Conflicting Rec]uircrnenls. Wherever there exists a conflict between the building setback
requirements of the Old Town District Overlay Zone and the Manon Greenway
Overlay Zone, the Munon Greenway Overlay Zone shall govem. However.
uarcels in the Overlav with fronta!!c on a oublic street. must adhere to the Front
Yard reauiremcnts cstablished bv other anulicable Overlav Zones or their
underlyinl! zonin!! districts.
23H.06 +mHGreenwav SaeeitieatiensAceess Points.
23H.06.01 UrbaR Cress Section. Greenway Access Points, for new residential or commercial
construction. shall be desil!ned and built in accordance with an approved Plan and to Parks
Board Standards. Access Points from existinl! buildiru:5-1llUst receive the lIoorovnl of the
Director of Carmel Clay Parks. Connection intervals shall be anoroved bv the Director of
Carmel Clay Parks. All access points shall be constructed of durable materials and shall be
desil!ned as to not inmede drainaQe wavs. Where determined aopromialc....l1 non-affi~
al!reement may be reauired to be recorded.
A. Right of Way: Thirty three-feet (33') half right of way.
B. Trail Width: :\{iaiRlum thirty sin feet (36') tffi'.'el way iJ'lehldiRg:
1. Mininl\:IfH sixteea feet (l {l') e€lRtiRuous Bsphalt path throughway.
2. Dual ten feet (1 G') throl:lgB:::ay eR beth siaEls fer slEly:er moving
peaeSlriaRS.
C. Trail CeRRections: Shall be designed ill acconlaflee .....ith 88 8f3f're'.'ea Develof'RleRt
Plan, Carmel CIa)' P8r~(B, 8Ha the Alternative TraRsportation Coordinator.
Ca88eetieR iRter...als shall be determined by the Director aaa ia
ooordinatioR with a plan far primar)' peeeslri8R eonneetiea.
23H.G(j.92 Jlolatuml Cress SeetieR.
.\. Right ef','hty: Thirty three feet (33 ') halfrigflt efwoy;--
B. Trail Width: ASflhalt path shall be 8 IRiRisuiffi Elf 12' in width .....ith no less than 2'
crushed stone shoulders.
C. Tmil CeRscetieRs: 1.11 tr~il eenneetions, whether residential Elr eElmmefeial, SHall be
desigaed by the DireetElr ee Carmel Clay Parks BRd/or the City of Carmel
:\\ternotive Transportation Ceerdinator. Permittee lmil eeRRceliafls shall
be eeflstrtleted ee aUffiele materials aRa sholl be designed as to not impede
draiR8ge W8)'S.
2311.07 Building Orientation & Footnrint.
23H.07.01 Urban Gfess-Seetion.
A. Orientation Every parcel with frontage on the Monon Greenway must have al least aile
building elevation that whieh-frollts all the Greenway.
B. Ma~jn_B.J.illd.iDll...footD.ritlt: 15.000 sauare feet.
Chapter 23H: Manon Greenway Overlay Zone
23]]-4
Dra.ji 11-15-2007
CITY UF CARMEL ZU"ING URLlINANCE
C. Maximum Facade Lenl!th: 150 feet.
2311 07.02 Natural Section.
A. Maximum Buildinl! Footnrint: 15.000 sauare feet.
B Maximum Facade Lelll!th' No facade I!reater than 80 feet in lenl!th shall be narallel with
the GrecnwaY. Lonl!cr facades must be oriented at an anl!le I!rcater than or
eaual to 60 dCl!rees from the mODertv line abuttinl! thc Greenwa~.
23H.08 Building Height.
23H.OR.0l Urban Gfess-Section.
A. Minimum Height
Two (2) st9ries~.
B. Maximum Height: Buildini< faeades 'Nithin thirty twe feet (32') of the Greelwt'!lY shfI:H
be limited to a hci~ht of {Forty t',vo feet (12'). IIowe..er. add-i-OOnal
blJilding height \:to tf:) that which is nennittea in the mimarv und~
zoninE.: aigtriet af otRer El~lieable O",'erhl',' ZOFlE: ~permittea aCHieved
wttfl-i!;;.each twelve feet (12') fayade-srep back from the Grecm"'ay.~
facade steD back shall be at least twent',' feet (20') in dcoln and shall be
COBstn:lcled as usable outdoor scaee. such as a mOnaD Datio or ~arden.
Bl:lilsiHE.: [BeBses locllled l::rcBler than tbirty two feet (32') from the
Greenway I11UY have II heitht whieh is Bcrmitlea by in tlle ~j;
\;IMerlvinl! zonine district or other aonlicable Ovcrlav Zone.
:1 Buildinll r;cadcs will.ut distan~ less than ihirt';-sevcn feet (3 7') fron;the"' Greenw~
shall be limIted 10 Iwo stories.
- 2-: -B~v. facades with II distance less lhnn fiftv-scyen reet 1ST) 'fu;Ull11c Grc~m~
~all be limited to fOLlr stories This additional hcil!ht may be Mhieved hX
~he buildinl! back. or bv dcsillninl! a facade SICD back from the
t.reenwaY...
3. Buildi~1l raclIdes witlLlLdislancc I!fcalc~ fifty-seven feet (57") fi'om the
~reel1waY may lulYC II h8ghuv.lli~Rcmlillcl..byJb&.mjmaCLund!;rIYing
zoninl! district -2r other nonli\;.llblc ..Q.vcrln.v..2.o.lli:....Jhis additional h~j.lIDl
nmy be achic\'ed bv settinll the bllildinlLb.i1ck. or bv desi12ninl! one or more
facade sleD backs from the GrcenwlIv.
4. Wh;n us~iUk.SJ~D bal;ks shall bc "ast twentv feel (20') in deOlh lIndShaiibe
~onstructed as usahle outdoouollcc. such.as a roo.fu2Q.oatio or I!arden.
23H.08.02 Natural Gffiss-Scclion.
A. Minimum Height:
None.
B. Maximum Height: As penllitted 111 the primary underlying zoning district or
applicable Overlay Zone.
23H.09 Building Requirements.
23H.09.01 New principal buildings with a gross floor area containing more than 15,000 non-residential
square feet shall contain a shower", -itftt:l changing and locker facility acccssihle for employee
use.
Chapter 23H: Monon Greenway Overlay Zone
23H-5
Draft 11-15-2007
CITY OF CAR\1El ZONING ORDINA,'KE
23H.09.02 New principal buildings with a gross floor area containing more than 15,000 square feet shall
provide covered, long tcnn bicycle parking at a rate of one space per 5,000 square feel. Long
tcml bicycle parking may include an indoor storage area and/or exterior bicycle lockers, as
approved as part of an ADLS plan.
I 23H.10 Architectural Design. Buildings in the Urban Gress-Section with frontage on the Greenway must include
the following characteristics:
23H.10.Ol Lame blank facades are not allowed Buildinl!s with continuous facades that are fiftv feet
(50') or IITeater in width. shall be desi!!ned with offsets (oroiectinl! or recessed) not less than
~ht feet on in deoth and continuous for not less than twentv-fiye feet (25') alan!! the len!!th
of the facade.
All e1eyaliilllSJl1all exhibit ~Iariety throuQh inclusion of architectural elements such as
windows and surrounds. storefronts. doors. soecial briek coursinl!. oilasters. lintels. canoni~
and covered walkways or recesses. F<ti&ldes shall also exhibit variable roof hei!rhts. a
diversity of build in I! materials and varied buildinl! mass within a !riven structure.
Arehitectural-.-ctcmcnts shall be-.arranl!ed in a balanced. relativelv uniform fashion. Faux
window ooeninl!s and soeeial masonrY eoursinl! may be used in service areas. esoecially areas
where roofton skvlil!htinl! is desil!ned Gr-el:lna a~pper floors ',,,.jth tmnspareRt glass;
grel:lut! fleer eleYBtieRs HUlst iaeaIflorate the transparent glllSS as a signifieaRt eSIRl3eReal.
23H.lO.02 GmundJind upper Ooors shall utilize transnarent IZlass' the l!mund Ooor elevations of non-
residential uses must incornorate the trallSoarent \;llass as a significant eomoonent.
The fll'i1atle shall ~e I3revitled relief BY wiaaaws aRa su.rrolinds, starcfroats, doors, aRa featu.res sl:leh as
speeial brielc eeu.rsing, pilasters Bnd 1inrels,-23H.IO.03 The first floor and all other floors
will bave a coordinated composition, which will usually be indicated by the alignment of
upper floor windows and other features with openings and features of the first floor.
23H.IO.04 '.llReR Bpplicable, r-etail Retail storefronts shall be-~ orimarv entrance oriented along the
Greenway on the first floor of the building, except other entrances such 3Sfef pedestIian
entrances to parking areas sr small entF8nee lobbies for upper l1eel'Sshall be oernlitted on
non-Greenwav facades.
23H.IO.05 Every feee-facade of a buildinlZ abuttinl! ef the building with freRtage along the Greenway
must have openings for windows.
23}'I.10.06 Large expanses of glass are allowed, but tRe blfilding may notno facade may be constructed
entirely of a metal and glass curtain wall.
23H.1O.07 Fixed or retractable awnings are pemlilletl encoural!ed if they complement a building's
architcetural style, lIlaterial, colors, and details; do not conceal architectural features (such as
cornices, columns, pilasters, or decorative details); do not impair fa9ade composition; and are
designed as an integral pal1 of the fa9ade. Awnings may not be inlemally illuminated.
2311.10.08 Pedestrian scale detailing is eReeuraged an the Greenway elevation ef tae blfildia~uired at
the ground level. Because ~the buildings mtty-mbe viewed very close up, all buildings
should it is imnortant to exhibit articulated detail (lnd O1l1ament that is scaled to the
pedestrian. Exanmles include. buU\l:c not limited to cornices. columns. oilasters. lil!htinl2:,
decorative n1Q1dinlZs. sills l\Ild...Q>lOins. as well as canooies. awnin,l!s covered walkways and
other similar shelterinl! features.
23H.10.09 Reeftel3 meeflanieal and telecommunication equipmeRt saull ~e [\:lily sereened aa all sides
using parapets, penthouse screens or ether similar metRed and which are integrated into the
evemll e\:lilaiRg i:lesigfl ORa aflprevea by the Cammission.Modulation of the roof and/or roof
line-.Will bCJcquir.ed_ ill wdCL1O......climinatc box-shaoed buildinl!s. Parapels....JllUs.L.huullY.
Chapter 23H: Manon Greenway Overlay Zone
23H-6
Draft 11-15-2007
.~
CITY or CARMEL ZONING ORDlI\^NCE
intel!ratcd into the architectural desil!n of the buildinl! and nrovid~(d1lllk:~gn
transitions. includinl! extcrior materials between the main buildinl! mass. mechanical
nenthouses and other roof sl1uctyrcs. Should thcy be used. Dartial parapets shall have a return
that extends inward to at least tbe first structural bay. or twenlv (20) feet whichever is
I!reater. ParaDet heights shall varv by no less than 3 fect. includinl! between neil!hborinl!
sJ~s on the same or adiacent narcel.
231-1 10 10 Architectural styles. orimarv materials. buildinl! setbacks. separations. hei!!hts and mass shall
varY amon!! neil!hborinlLb..uildinl!s alan!! the Greenway...
23H.11 Lamlsc3ninl! and Tree Preservation.
23 H. I ] .01 Urban Q:ass...Seetion.
A. Tree Preservation Requirements: f1 is the l!oal of the Monon Greenwav Overlay to
nreserve existinlLvegcJalion within the Grecnway Easement of Ril!ht-of-Wav
accordinl! to the Monon Greenway covenants. Altcrations to the existill~
vel!etation in the Monon Greenway m;lv b~l!ht throulZh a DP/ADLS
DrODosal. Such alterations reauire the annroval of the Director of Carolel Clay
Parks. Otherwise no ehanlZes to the Greenwav vCllctation may be made. Any
monosed Dreservation or alteration outside of the Greenway shall be reviewed
bv the Urban Forester and Plan Commission and must bu~co(dance with
Sedion 23H 11 03 When deemed aDnromiate. and UDon the aODroval of the
Urban Forcstcr.J.ll.i1igation may occur within the Manon Greenway.
/.n)' ffiee:lifieations to the Preservation reQuirements shell be evaluated and
determiRea l:J~cli~a.tjI;!I1l111 ttfH,U1fta11.JZ;fa.pftQrJi!..Celllmissiofl fmnroYl11 E!llil
thereafter in Aeeerdanee witb the MORDA Oreemva',' ee.. emmts. TJ:te DireetsT sf
GftRnel Clav Paries shAll also ADflTCwe the PreselvAtion PlaR. HElwe'.er. enisti1u:
Y:er::etaticHI within the Green.....a.,' Easement or Ri2ht of 'Nay shall be nrer,er\'ed
ulltil Cemmissien al'll'lroY~tt) not Be refllSyee:l I:lntil Commission
!lnD rova l.
IL-Planting Requirements:
L When a Development Plan or other Commission approval incl1Jdes or reauires
reconstruction of the Greenway. the landscaoc plan shall comply with thc
Monon Greenwav Cross Section reauirements and must meet the anproval of
the Director of Carmel Clay Park..Land.Jbe City of Carmel Urban Forester. is
aeeompanied by the Te design andlor Te eonstruction of the Greenv;ey, shade
trees shall be planted in tho Gr-eenway Right Bf Way, per the standenls Bf the
City llRd CerAlel Clay PerilS. MexinHlltl spacing between trees shall be fifty feet
(SQ') 111111 e minimum ofthiny feet (30').
2. The Greenway Setback shall bc landscancd witlLa combination of shade trees
low shrubs. nlanting: beds and grass or I!round cover. witlL.e~eDli.QnLllu:
aonronriate nedcstrian access (0 buildinlZ entrances.
3. Altcmativclv. the Greenway Setback may be coyered with decorativuanl
surfaces and/or oavers to allow seatin!! areas or outdoor tables. such areas shall
be surrounded by low shrubs or olantinl! beds.
4. Remaining: facades shall have foundation nlantinl!s in beds no less than fiye l.5..l
Chapler 23H: Munun Greenway Overlay Zone
23H-7
Draft //-/5-2007
CITY OF CARMEL ZONING ORDlNM';CE
feet in width. with exceotions for annronriate nedestrian access to building
entrances. lnitiallv. nlantin!!s shall cover at least 50% of the base of t~
buildinl! (horizontallv) and be at mature height and coveral!e within three (3)
~
B. Preservation Requirements: Preservatian reql:lirements shall be e\'aluatea aRa
aeteffiiiaea 1:I13aa aflflIieation for and fmalizea flrier ta CeHlffiissioa
aflflr<l\'al and thereafter ia aeeoreaaee witk tHe Moaea-Grecnway
covenants. The Direeter of Carmel Clay Parks shall alsa appro';e tae
PreservatioR PlaR. However, existing vegetation witkin tke GreeRway
EasemeRt ar Right of Way shall 5e preservea Mntil Cammissian appm'f'al
23 H.] ] .02 Natural Gross-Section.
A. Planting Requiremcnts: Plantings shall be provided m-al a rale equivalent to a
Bufferyard D, as prescribed in Chapter 26.04: Perimeter Buffering Requirements.
B. ~Preservation Requirements: Existing vegetation within the Greenway Easement
or Right-of- W <lY shall be preserved in accordance with the Monon Greenway
covenants. Pronosed Dreservation olaos or alterations to the existiI1l! ve2:etation in
the Greenway reauire the aODroval of the Director of Cannel Clav hrks. Oth~
no chanl!es to the Greenway ve~etation may be made. Any preservation plan
brOl::lgat [eRa Maser tais Chaflter shall also be appr-eved by the Direeter Elf Cannel
Clay Parils. Anv nronosed nreservation or alteration outside of the Greenway shall
be reviewed bv the Urban Forester and must be in accordance with 23H 11 OL
23H.l ] .03 General Landscaninl! Requirements.
A. Sites with existing trees or stands of trees shall prott:ct and incorpomtc them into the
ovemll site design. The landscape plan must prescrve not less than W15.% of all trees
that are 6" DBH or larger <lnd located within the required yard/setback areas.
B. A fh'e-foot (5 ') wide planting strip shall be providt:d along ~.alLsides ana rear of all
parking areas. The minimum planting shall include two (2) shade trees and thirty (30)
shrubs per 100 linear fect. In areas where the Dlantinl! slriD is isolated from other lawn or
green areas bv sidewalks. drives or other imnervious surfaces. then the Plan Commission
mav reauire structural soil tcchnoloe:ies be aQplied to sustain the life of nlantinl!s.
C. Parking areas shall be located at the rear or side of buildings, and screened from the
Greenway by low walls, low fences, or hedges or a combination thereof. Plant materials
shall be at least four feet (4') in heillht within three (}) vears
D. Shade trees shall be planted within parking areas greater than] 0,000 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
replicate the architecture of the Principal building(s) in construction material and
detailing No ooeni11l!s or access gates for trash enclosures shall face the Monon
Greenway.
F. All landscaping approved as part of an ADLS plan shall be installed prior to issuance of
a Certificate of Occupancy by the Department. If it is nol 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 reI11<lining, uninstalled landscape material.
G. It shall he 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
Ch<lpter 23H: Mallon Greenway Overlay Zone
23H-8
Draft 11-15-200i
CITY OF CARMEL ZONING ORDINANCE
accordance with thc standards sct by this Ordinant~e. This is to include. but is not limited
to, replacing dead plantings with idcntical varieties or a suitable substitute, irrigation and
mulching of planting areas, and keeping the area free of refuse, debris, nmk vcgetation
and weeds.
H. All landscaping is subjcct to approval by thc Commission. No landscaping which has
been approved by the Plan COlllmission Illay laler be substantially altcrcd, eliminated or
sacrificed without first obtaining further Commission approval. However, minor
matcrial alterations in landscaping may be approved by the Director or his designee in
order to COnf0J111to specific site conditions.
II. Ground level mechanical/telecommunication equipment shall be ~screened so thaLil
is not visible from the Greenway and any adjoining residential zones or uses using walls.
fencing, landscaping, or other method approved by thc Commission.
23H.12 Lighting.
23H.] 2.01 Extelior lighting of the building(s) or site shall be designed so that lighl is not directed off the
site and the light source is shielded from direct offsite viewing.
23H. 12.02 Extelior lighting shall be architecturally integrated with the building style, material and color.
Rooftop lighting shall be prohibited.
23H. I 2.03 All exterior architectural, display, decorative and sIgn lighting shall bc generated [rom
concealed, low level fixtures.
23H.12.04 The maximum height o[ light standards in parking areas shall not exceed the building height,
or twenty-five (25) feet, which ever is less. Whcn light standards abut or [all within ninety
(90) feet of single family residentiaLnroPJ;nics, their height shall not exceed fifteen (15) feel.
23H.13 Signage. All signs shall be in accordance with Chapter 15.07: Sign Ordinanre and other applicable
District Overlay Requirements. In addition, the following standards shall apply to signs facing the Monon
Greenway:
23H.13.9 I Prehieitea signs:
,II,. Ground Sigas wRiea ericHt theffiselves te the MeRClR GreeR\Y8)'.
B. .\11 etaer SigHS speeified ill Section 25.07.01 1: P.~<Jhibitcd Signs.
23H.13.02 Wall Signs are allowed in the Urban Gfess..Seelion provided that they fit within the horizontal
and vertical clements of the building and do not obscure details of the building. No sign shall
be allowed to exlend above the cornice line or a huilding. Wall Signs shall bc no largcr than
ten (10) square fect and shall be in accordance with an approved ADLS.
23H.13.03 Projccting Signs no larger than six (6) square feet are allowed for new or existing buildings in
the Urban Gress-Section which comply with setback, oricntation and height requirements. as
specified in Secfiol7S 23H.05, 23!J.07 and 23!J.08 of this Chapter.
2311.14 Parking.
23H.14.0J Parking shall be provided per Chapter 27: Additional Parking & Loudin}!, Regu{ations, unless
otherwise stated [or parcels in the Old Town District Overlay Zone.
2311.14.02 Bjcy.cJ~-lli1Ik.iDfl shall be orOYided.-in. ac_c_o[d(mc.l.:_~illL&ctioll 2Z OL./lkI'c1e Parkin)!.:.
Chapter 23H: Monon Grecnway Overlay Zone
23H-9
Draft 11-/5-2007
CITY OF CARMEL ZONING ORDINANCE
however. the required number of bicycle oarkinl! soaecs in the Over]av Zone shall be double.
The number of so aces may include the In addition to long-term bicycle parking required in
Section 23H.09.02. Uoon aDl2rova] bv the Alternative Tnmsportation Coordinator. bicvcle
I!~r.kinl! may be located in the Monon Greenwav Easement (Urban Section only)" 'ei.,yele
parlliBg sHall 'ee flreviaea in aeeardance with SeCti(J1I ~7.9~: Hiey'de Fd/\/;jltg. Hawever, the
re~\:IiFed nl:lmber ofbieyele parking spaces in tRe O':erla)' shall 'ee dal:lb]e.
23H.14.03 Parking areas shall be set back not Jess than six feet (6')~ behind the Front Line of
Building, and shall include landscaping as required in Section 23H.J J.03.-Doen sP.a1.1;S
created bv this setback shall become Docket narks. landscaped l!a~l! SDa~~s or snace for
other l!reenway-re]ated amenities
23H. ]4.04 Parking structures are pcm1itted adjacent to the Monon Greenway; provided lhat the ground
level of the fayade facing the Greenway is a non-parking LIse or acts as a bui]dinl! foundation
comn]etc!v screened from the view of the Greenway~~ Uses may be residential or non-
residential in nature, and shall comply with Secfirm.s 23H.03 and 23H.04 of this Chapter.
23H.15 Othcr Requirements.
23H.] 5.01 Boundary Markers. Upon application jur Commission approval a staked survey must be
completed to determine the Manon Greenway property line. Prior to commencinl! and
!+Iuoughout the duration of construction, boundary markers shall be placed at the edge of the
Monon Greenway Right-of Way. Monuments shall be at least twenty-four inches (24") in
height and p]accd at the property comers abutting the Greenway. In addition, a tcmporary
construction fence shall be placed along the Greenway boundary prior to site work
commencinl! and throughout the duration of construction.
23H.15.02 MQ.J1on_Doc~pon aoJllli;alion f!)LCillnmissio!Laoproval annlildillL.must nrovidJLa
CODY of the dced bv which the title and anv associated easements were conveved.
Z3H.l5.03 All other requirements not mentioned in this Section shall remain as stated for that primary
zoning dassification distJict mapped.
Chapter 23H: Manon Greenway Overlay Zone
23H-IO
Dra(lll-/5-2007
d
CITY UF C"RMEL. ZUNING URDIN."NCE
CHAPTER 23H: MONON GR~ENW A Y OVERLA Y ZONE
AMENDMENT LOG
Ordinance No.
Docket No.
Council Approval
~ffectivc Date
Sections Affccted
~
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Chapter 23H: Monon Greenway Overlay Zone
23H-l]
Draft 1/-/5-2007