HomeMy WebLinkAboutZ-511-07 As Amended Architectural Design/US31 Corridor & Michigan Rd
Sponsori Councilor Setdensticker
ORDINANCE Z-511-07
AS AMENDED
An Ordinance
,AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARIVIEti,1NDIANA
tecturdl=Design=Re?lzriremenfs of the•US 31 Corridor'r ahd
OvOlayZones, in_ihe iheCarinelZbning Ordinance
`WHEREAS, pursuant to the,Advisory Planning Law of the State of Indiana (contained-in,
IC •36-7-4),,'eacli unit. of'local goveinment that'wishesito adopt land use and zoning ordinances
niust=first-approve by resolution;a comprehensivc°plan far the`geographic 41-ca over which'it has
jurisdiction; and.
WHEREAS, the 2020 Vision Comprehensive,P.tari fthe "Comprehensive..-Plan") Docket
Nor 16-96_ CP was given a favorable .recommendation by the Carmel/Clay Advisory Plan
Commission on August 20; 1996; and duly approved.by Resolution Not CC=09-03-96-03 of the,
Common Council on Septen1ber 24, 1996, and-:is theretbre the official, Comprehensive Plan of
the City'of_Carmel and. Clay Township;;and
WIiEREA_ S;ahe City wishes to'maintain ap' orderly, consistent and, streamlined:Zoning
Ordinance; and
WHEREAS; pursuant to Indiana?Cgde 36-74-602 the Common Council is aulhorized to
amendthe tezt.of"tlte?zoning,oi-dirtance;'and
WHEREAS; pursuant to Indiana Code 36-7-4-61`0. and City of Cannel OrdinanedNo: D-
1600=0211,ithe Cannel Zoningrand Subdivision Control,Ordinances are'incorporated'by reference
into the Carmel City Code;
NOW; THEREFORE, BE 'IT ORDAINED. by the Common, Council of the City of
Carmel, Indiana; that;, pursuant- to :IC .36-7-4-606 et-seq. and,at3er.Docket No. 07020020 .OA.
having, .received, .a favorable recommendation from ihc, Carmel Advisory-Plan Commission on
Tuesday, September V8,,2007.; it heicby adopts this Ordinance to amend the Cannel Zoning
Ordinance (Ordinance No. Z-2'89,-,as amended), as amended, to read as. follows:
Section.!:
ZO CFIAPTER`23B: U.S. HIGHWAY 31 CORRIDOR OVERLAY ZONE
a_. Amend Section 23B_09: Architectural Design,Reynirements:to read:
23B:09 Architectural•DesignRetiuirements:
In reviewing the architectural design of building(s)'proposed to be biiilt'iin?the,U,S: Highway 31 Overlay
Zone„ facto_rs'Wbe,considered by the COmmissian'.Sliali.incEude but,not.be limited to, thajollowing
A. Comm: Ail buildings shall ,be designed Nvit}i.respect to the -general'character oftthc US. 31
Corridor,and,% particularly,.ivith due.consideration to'buildings;'locatedon lots•6tit abutttie project.
isite.
13. Materials: A,minimum of.three=materials shall be used;for building exteriors;.from4lietfollowing
list- stone, brick, arAtectursl,'pre-cast (panels or detailing); glass, ornamental metal. Large
VERSION A
11!19!2007-
Ordinance Z-511 c07, as amended
expanses" ofglass,amallowed; up'to seventypercent (70%) of the"facade.area. The building may
not be constructed entirely'of.a-metal ahd'glass'curtain wall. Cohcreie,block isnot allowed'as'an
exterior finish' material.
C. Footprint; All buildings shA be designed with a minimum of eiglit external COTTICTS, J11 order to
eliniihaiebox buildings. -Each external comer shall be:offsei bya^mmiinum of eight (8) feet.
D; Roof. Modulation of tlie:roof and/or:roofline will be required in,oTder-lo eliminate box-shaped,
buildings. Parapets must be fully `integrated into' the architectural design of the building and
provide seamless design transitions,'including'exterior materials; lietween`the main building mass,
mechanical penthouses and other rbofstrucuir?es. Sliould;they Fie used, paitial parapets;shal€ have
a return that.extends inward to,at least the, firststructural!bay, or tw6nV_five (25)' fee t='wlrichever
is'greater_'Sloped roofs shallinot exceed one hundred ('100) feetwithiui a`change ih'roof plane, or
gableior dormef..Sldpedrdcfs shall be either sranding`'seatrrmetal'o dimensional' shingles:
E, Exhibits:, The following architectural exhibits shall be 'provided to; the Cornmissionin addition td
normal' submissiomrequrrementioeany DP'or ADi.S,application, aSlOquired by Chapter 24:
(1) A Site :Plan. showing the proposed building and neighboring buildings, including
buildings across.UK5 31.
(2) ;Perspective.,computer-enhanced?color-renderings showing the proposed building, signage,
;parking areas' (`shown loaded) and, any"displays"witliinthe'contezt of the actual.ezisting
site conditions,including how 't'will looksfto n any adjoining residential areas; as well
from,as three ioaations, whose,distance"is no`lessl:than three"huhdred (300) 'lineal feet
awaynor more_thawone thousand (1000)lincar feet away(fiom.theproperty line); along
U. S. 31:
(a). US:.3VSouthboundlane
(b) 'tmtnediatel'y across the`liig1may_, from appioxiinately first flour level
(e) U.S.3 .Northhound.lane
'F. Waiv-&
The applicant may request a Plan Commission Waiver to the dimensional and 'quantitative
standards of this SeGlor . . 3. by nottgreater than, thirty-five percent (35%), 'consistent-with
requirentents-set:forth-in Secfrorr 23R.02(0).
b. Amend"Section 23B.16; 0iher Reyuil-emenikto read:
23B.1'6 Other.Repuirements:
`33]3`16:01 Outs idet Storage ,of Refuse:
`06enclosed storage of refuse (whether or nor in coriiainers) or.displayof,merchandise shall not be.
permitted•on any project. All refuse shall tie contained completely within the Principal Building,
or Accessory 1]61(ing. Any Accessory Building.for refuse storage' shall be;
A., Designed to include a,roofstrucrure;,and,
B. Aichitecturaily-compatible,withlhe,Pnneipall3uilding:
238:16.02: Loading aiid:Unloadina Areas:
Loading and Unloading Berths or,Bays shall be designed, as,specified°iwthe;;underlymg primary
zoning-,district(s),;except drat any Loading and. Unloading Berth or Bay shall not-be oriented to
U.S, Highway 31._ Loading; and Unloading Berrhs or,Bays_oriented toward any other public right-
cif-way, shall be'landscaped/screenedusing masonry-wall(s),. plant material, or a combination
Thereof, subject to Commission approval,
VERSION A
i I`ri 9nooi
Ordinance Z-511-07„as amended
2
® 0
23B.16.03 Additions to Existing Residential:
Uses and Detached Buildings accessory to single-family dwelling units are permitted provided
that the use and/or structure meets the requirements of the underlying primary zoning district.
Additionally, any detached structure:
A. Must be of compatible architectural design with the Principal Building;
B. Must be set back a minimum of thirty (30) feet from the right-of-way line nearest to and
running most parallel with U.S. Highway 31; and be accompanied by the minimum
applicable perimeter buffer per Section 26.04: Perimeter Buffering.
C. Waivers:
The applicant may' request a Plan Commission Waiver to the dimensional and
quantitative standards of this Section 23B.16.03, by not greater than thirty-five percent
(35%), consistent with requirements set forth in Section 23B.02(G).
23B.16.04 Perimeter Fences. Perimeter Fences shall be permitted for privacy, buffering and
screening purposes and shall be identified on the DP. When used, perimeter fences shall be.
constructed of wood and masonry materials, be solid as viewed from any angle and shall be at
least eight feet (8') in height, Primarily cedar, fences are permitted; however, twenty-four inch
(24") wide red brick or stone columns shall be incorporated into the fence design at least every
twenty-six feet (26'). Alternatively, metal fencing with landscaping is permitted such that 100%
landscaping screen is achieved within three (3) years. All fences shall be properly maintained and
repaired, as necessary.
ZO CHAPTER 23C: US HIGH`VAV 421 -MICHIGAN ROAD CORRIDOR OVERLAY
C. Amend Section 23C.09: Architectural Design Requirements to read:
23C.09 Architectural Design Requirements.
In reviewing the architectural design' of building(s) proposed to be built-in the Overlay Zone,. factors to be
considered by the Commission shall include but are not limited to the following:
A. Design Theme: Buildings. shall be designed with an overall Corridor Architectural Theme
consistent with or complementary to the Federal, Georgian, Italianate, or Greek Revival Periods.
New buildings are not required to be imitative, but must incorporate the salient'features of these
architectural styles. Pre-existing buildings on adjoining tracts shall not be a factor in the desigmof
new buildings unless they are consistent with the architectural objectives of the Overlay Zone.
B. Building Proportion: Buildings within, the Overlay Zone should generally avoid long,.
monotonous, uninterrupted walls or roof planes. The design and placement of building fagades,
doors, windows, and architectural design details shall be through use of Regulating Lines.
C. Building Height. The height of new principal buildings shall be at least one and one-half (1'Fi)
stories, or be designed to appear so from the front and sides. Retail and office buildings are
encouraged to be two (2) stories in height, with office or residential uses on the second floor. The
minimum height for all buildings shall be twenty (20) feet, either at the roofline or at the top of the
parapet wall. The maximum height shall be thirty feet (30'); however, an additional eight feet (8')
shall be permitted to accommodate mechanical penthouses or other inner roof structures.
Building heights for proposed buildings that are adjacent to residential uses shall be no more than
one and one-half (1 %z) stories or 20' on the fagade(s) nearest the residential use, but may increase
in height by one additional story for a fagade step back with a depth of 25', or first structural bay,
whichever is larger.
D. Building Facades. Facades shall have a defined base or foundation, a middle or modulated wall,
and a top formed by a pitched roof or articulated cornice, in each instance appropriate to the
VERSION A
11/1912007
Ordin2nce Z-511-07, as amended
3
0 0
building style. Buildings with continuous fagades that are ninety (90) feet or greater in width,
shall be designed with offsets (projecting or recessed) not less than eight (8) feet deep, and at
intervals of not greater than sixty (60) feet.
Fagades constructed of more than one material shall only change materials along a horizontal line,
or along a vertical line of an architectural element (not a diagonal line). The material that appears
to be heavier shall always be placed beneath the lighter material. All fagades of buildings shall be
of the same materials and similarly detailed.
Design elements,of the elevations shall be organized such that openings line up horizontally and
vertically with other openings. Openings in a fagade shall be arranged in a balanced, relatively
uniform fashion. Openings of varying sized are often centered vertically along the center line of
the openings above or below.
E. Roofs. Roofs shall be simply and symmetrically pitched and only in the configuration of gables
and hips, with pitches ranging from 4:12 to 14:12. Shed roofs are permitted only when the ridge is
attached to an exterior wall of a building, and shall conform to pitch between 14:12 and 4:12. Flat
roofs are,permitted when consistent.with the historic style of architecture, if edged by a railing or
parapet, and if rooftop mechanical equipment is either camouflaged on all sides or visually
integrated into the overall design of the building. In no case shall rooftop mechanical equipment
be visible from adjoining streets, residential zones or uses.
Modulation of the roof and/or roof line will be required in order to eliminate box-shaped
buildings. Parapets must be fully integrated into the architectural design of the building and
provide seamless design transitions; including exterior materials, 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 twenty-five (25) feet; whichever
is greater.
Pitched roofs shall be clad in wood shingles, slate, composition asphalt shingle or standing-seam
metal panels. Asphalt shingles shall be colored to resemble gray slate; standing-seam panels may
be either gray, black, dark blue, dark green or barn red..
Dormers shall be designed with the correct details, proportion and.style consistent with the overall
building composition, and roofed with symmetrical gable, hip or barrel roofs. Belvederes,
cupolas; and pergolas are pertnitted if appropriate to the style, well proportioned, and fully
detailed.
All vents, attic ventilators, turbines, flues and others roof penetrations must be painted to match
the color of the roof or flat black, except those made of metal which may be left natural. Gutters
and downspouts shall be appropriate to or'visually integrated with the architectural style of the
structure.
F. Entrances. Building entrances shall be defined and articulated by architectural elements such as
lintels, pediments, pilasters, columns, and other design elements appropriate to the architectural
style and details of the building as a whole. The location, orientation, proportion and style of
doors must faithfully reflect the chosen style of the building.
Building fagades for industrial and warehouse uses shall be designed with a main entrance and at
least two (2) window openings associated with this doorway.
G. Windows. All window design shall be compatible with the style, materials, color,.details and
proportion of the building. The number of panes, the way it opens, the trim around it and whether
it is embellished with shutters must be consistent with the architectural style of the structure..
H. Awnings. Fixed or retractable awnings are permitted if they complement a building's architectural
style, material, colors, and details; do not conceal architectural features (such as cornices,
columns, pilasters, or decorative details); do not impair fagade composition; and are designed as
an integral part of the fagade. Metal or aluminum awnings are prohibited.
VERSION A
11/19/2007
Ordinance Z-511-07, as amended
.4
0 0
1. Storefronts. Storefronts shall be integrally designed with overall fagade character. Ground floor
retail, service and restaurant` uses should generally have large pane display windows, however,
they shall not exceed seventy-five percent (75%) of the total ground level (first floor) fagade area.
Buildings with multiple storefronts shall be of unified design, through the use of common
materials, architectural details,,signage and lightingconsistent with the overall building style.
J. Drive-thru windows. Drive-thru windows shall be designed as a related, integrated architectural
element and part of the overall design composition of the building.
K. Suitability of building materials. Unless otherwise approved by the Commission, building
materials shall be consistent with and/or complementary to those which replicate Federal,
Georgian, Italianaie and Greek Revival Periods of American architecture, as follows:
1. Exposed foundation shall be constructed of one or more of the following:
a. Red brick;
b. Stone (limestone, granite, fieldstone, etc.);
C. Split-face block or architectural pre-cast concrete, if surface looks like brick or
stone.
2. Fagade walls shall be constructed of red brick or stone. The following materials may also
be applied as trim details, but shall not exceed ten percent (10%) of the overall non-
window fagade area:
a. Red brick or stone of a contrasting color;
b. Smooth cut cedar shingles;
C. Wood clapboard siding;
d. Wood beaded siding;
C. Stucco with smooth finish, or EIFS.
3. Warehouse facilities; including self-storage and mini-warehouse uses, shall have a high-
quality fagade-treatment on all sides consistent with the following:
a. Red brick fagades trimmed with split-faced aggregate block (of a color and
texture resembling Indiana limestone), provided that it also includes accents
(such as windowsills; lintels above windows and doorways, building comers,
parapet coping, etc.).
b. Split-face aggregate block (of a color and texture resembling Indiana limestone)
provided that it also incorporates red brick accents.
C. Pre-cast concrete wall panels of a color and texture resembling either red brick
or Indiana limestone; provided the building design also incorporates
architecturally appropriate details of contrasting color and material, as noted
previously in Subparagraphs K(/) and K(2).
d. Stone or synthetic stone, provided 'the building design also incorporates
architecturally appropriate details of contrasting color and material, as noted
previously in Subparagraphs K(1) and K(2).
L. Design in relation to topography of the site;
A Design of proposed landscaping in relation to structures; and
M Overall aesthetics of the proposed building, including color.
VERSION A
11/19/2007
Ordinance Z -5i 1-07, as amended
5
d. Amend'.Section 23C1,4., Other-Requirements io read:
23C'.14' Other_Rennirements.
230:14:01, Outside Storage. Qutside'storage_areas sltall'betaliloCved'as,siiaivn on tiie DP and shall be
architecturally compatible w th the principal building(s) with' which they are associated. Storage
areas - shall be completely '-screened from view and 'subject to Commission approval. Trash`
cdlectiowareas shall be enclosed and screened.
23Ci14.02 Loading Berths., Tuading, berths and trash coliection-,areas shall be permitte&per the
needs ofshe. business establishments°and shall be,identified:on,!ht DP. Loading berths and
overhead doomshall face'to the rear of all buildings. Should a%loading Perth be located adjacent to
or visible'froin apublic right-of-way, or established on the side- of a building through-any
circumstance; it shall be screened per Commissiomapproyal.
23Ci14.03 Emergency Access. All erneigeocy access areas'and-facilities shall;be'shown on the Site
plan and;teviewed by the£armei Fire,Chief.
23C44;04 Signs. A Sign Plan for thc;proposed devel`opmept snail`be.submitted;,to•the.Commission
for;its approval-as part of the. ADLS application. Signs fair each °proposed , use shall be•uniform in
character as to color andatchiteciural,des gn.as approved by the Commission. Should'anADLS-.
approved -Sign Plan be replaced with anew design,:the arnended,Sign Ptan-inust.gwlaciore the
Commission for ADLS:review and approval Individual signs; which conform: to both thcrSign
Ordinance and to the apprgvcd,$ign Plan_ shall not require further ADLS'approval, however; such
signs shall requireasign permit.
23C.14,05 Confoimne Uses. A DP shall be submitted to the Commission for. its-approval when. a
`legal :non-conforming usu is changed to a confomung.use and,when either:
1. Any ncw,builclmgtis'to be constructed; or
`2- Xny'existing;building or site development (including,addition of parking lot) is expanded
by nare-than t]tirty perceut (30,%);
23(.1406 Non-Corifbrtnihe Uses: A DP:slialLbe submitted tb'the Comfnission for its approval
when a legal non-conforrating use:is altered as follows:
I A'building has:been more than sixty-percent-(b0%) destroyed.
2. Any`expansion.oFa building or site d6vel6pinent (includinge addition of,parking,lot).
Normaf'maiutenance and repair:is exempt,frotrfthe DP approval requirement:
3. If property or building is vacated for-more than one year.
23C.1'4.07 Perimeter Fences, Perimeter Fences shall: be, permitted :for privacy„ buffering and
screening purposes and shall be identified on the DP: When used, perimeier fences shall be
constructed'of wood and masonry' materials, be:solid as viewed from anyangle and shall be: at.
least'eiglitTeet (S') in height.. Pimiarily-ceder fences are°pemtiited;-however, twenty-four inch
{24') wide led brick-or stone columns shall be incorporated into the-'fence design,, at, least, every
twenty-.six feet (26'): Al$ernatively,meEa1_6ricing with landscaping is,permitted such that l00%
landscaping screen is achieved within three (3).years. Ail fences shall be. properly, maintained and
repaired, as necessary.
VhM16O 'A
-1 IiII /2x117
Ordinancc;2-$17-07, Is amended.
6
k_li
Section II: 1l prior Ordinances or parts thereof inconsistent with any provision of- this.
Ordinance are hereby repealed.
Section III: This Ordinance: shall be in full. force and effect- from and :after its-passage and
signing:by the`Mayor.
Ordinance 2-571-07 PASSED by the Common Council of`the City of. Ctmiel, Indiana this
lR" 'day of 2007; by a vote of ! ayes:and e' nays.
COMMON CQU ILTOR,THE CITY OF `''" kM t
P ding Officer
W. Eiic Seid sticker
Ricl ard,L. Sharp
ATTEST:
VL7t510N'A
11/19l2Q97
Ardinana 7.-51 k7, w amended
7..
Ordinance Z-511-07 Presented by me to the Mayor of the. City of Carmel, Indiana this
'lO day of cn n 2007, at 9. a8 A.M.
& ?V?i /
Diana L. Cordray, MC, Cled reasurer
s3-
Ordinance Z-511-07 Approved by me, Mayor of the City of Carmel, Indiana, this 0 I
day of iyg?}q {}?, 2007, at 10'•43 A.m.
i
Ja es.Brainard, Mayor
ATTEST:
Diana L. Cordray, It MC, Clerl reasurer
Prepared by: John R. Molitor'
Carmel Plan Commission Attorney
One Civic Square
Carmel, IN 46032
VERSION A
11119/2007
Ordinance Z-511-07, as amended
8
RTIFICATION OF THE CARMEL PLAN COMMISSION'S, RECOMMENDATION'
ON THE PETITION OF THE CITY OF CARMEL
TO AMENRTNE ZONING.ORDINANCE
PURSUANT TO INDIANA CODE 36-7-44-605
ORDINANCE' Z-511-07
An Ordinance to Amend-Chamer'23K, US Highway '3'1 Corridor OvcrlRy.and Chapter.23C: US.
Highway 421- Michigan Road Corridor Overlay Zone, of the Zoning Ordinance:
To: The, Honorable Common.Council
Of the City of Carmel
Hamilton County, Indiana
Dear Members:
T7fe Carmel Advisory Plan Commission 'offers you the following report on the application to the
Commission (69eket;No. 07020020 OA) to Amend Cliapfer 2313US Highway 31 Coriidor Overlay and
Chapter 23C: US Highway 421 - Michigan Road Corridor Oyerlay Zone of-the Zoning Ordinance,. in
order'fo "amend the architectural design requirements.
The Carmel Advisory Plan ,Commission's.recommendation-on the.,petition i"s,FAVORABLE.
At its regular meeting on September I Si-2007 the Commission voted eight (S) in Favor, zero (0) Opposedi
zero, (0) Abstaining,, to forward to the Cornmon Cou116il4he;proposed Ordinance Z7511-07 with-.a
Favorable Recommendation.
Please'be advised that by virtue of the Commission's Favorable R'ecoininendation, pursuant to IC 36-74-
607(e)(3), the'Council has ninety (20} days to act on this petition before it becomes: effective as Certified
by the Commission, Ninety days from the date of-the original Certification (September 20, 2007) is
Tuesday; December 19, 2007.
CARN/IE?T SION
BY:.1
Le Ierckman, President
a Ilancoc[t„ Secretiary
Advisory. Plan Commission
September 20,1007
Received
2007-0919;:2-511-67; US3,1 & 421',tlrcli tectural Design Amend PC Certificai?n SEP 2 0 2007