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City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date:
To:
From:
July 27, 2007
Plan Commission Members
Adrienne Keeling
Department of Community Services
Re:
August 7th Subdhision Committee meeting - Docket No. 07020020 OA
Enclosed is the information packet for the following item. This was assigned to the Special Studies
Committee in July, and then re-assigned to the Subdivision Committee. ]f you have any questions, please
gi ve me a call at 57 1-2417.
5. Docket No. 07020020 OA: US 31 & 421 Overlay Architectural Design Amendment
The applicant seeks to Amend the Zoning Ordinance, Chapter 238: US Higlnvay 31
Corridor Overlay Zone and Chapter 23C: US Highway 421 - Michigan Road Corridor
Overlay Zone, in order to amend the Architectural Design Requirements.
Filed by the Carmel Department of Community Services.
The enclosed amendments are proposed to improve architectural design requirements in the US 31
Corridor and US 421 - Michigan Road Corridor Overlay Zones. In response to recent projects, members
of the Plan Commission have requested staff 10 strengthen language regarding architectural design and
building material requirements in these two corrillors. To summarize, the amendments propose the
following:
US Highwav 31 Corridor Overlav Zone
I. Delete reference to the Golden Section (bui Iding scale and proportion).
2. Require exterior corners to be offset by atleasl 8 feet.
3. Strengthen the roof design requirements to better integrate parapets and penthouses and to
eliminate box-shaped buildings.
US Highwav 421 - Michigan Road Corridor Overlav Zone
I. Delete reference to the Golden Section (building scale and proportion).
2. Require red brick or stone as the primary material, with up to IO%- of other selected materials as
trim details.
~. Specify commercial fence standards.
New language is b.i.JE.. Deleted language is red. Changes suggested at Public Hearing are highlighted.
2(X17-11727: 07020020 OA: COllllIlillC<:: M<::lI1o
Page I
ONE CI\'1C S(~LJ\RE
C.\R.\lEL, INDL\S.\ --I-6/J:l2
317/571-2--1-1'
Sponsor: Councilor
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:I ORDINANCE Z-###-07
4 AN ORDINANCE O.F THE COMMON COUNCIL OF THE
5 CITY OF CARMEL, INDIANA
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7 All Ordinance Amending the Architectural Design Requirements of the US 3 J Corridor aild
8 Michigan Road Corridor Overlay Zones in the Carmel Zoning Ordinance
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10 WHEREAS, pursuant to the Advisory Planning Law of the State of Indiana (contained in
I] IC 36-7-4), each unit of local government that wishes to adopt land use and zoning ordinances
12 must first 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 gi ven 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, ] 996, and is therefore the official Comprehensive 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
2:1 WHEREAS, 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, THEREFORE, BE IT ORDAINED by the Common Council of the City of
27 Carmel, Indiana, that, pursuant to Ie 36-7-4-600 ct seq. and after Docket No. 07020020 OA
28 having received a recommendation from the Carmel Advisory Plan
29 Commission on Tuesday, MONTH DAY, 2007, it hereby adopts this Ordinance to amend the
:10 Carmel Zoning Ordinance (Ordinance No. Z-289, as amended), as amended, to read as follows:
31 Section I:
32 ZO CHAPTER 23B: U.S. HIGH'" A Y 31 CORRIDOR OVERLAY ZONE
33 a. Amend Section 23B.09: Architectural Design Requirements to read:
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23ll.09
Architectural Desi2:n Requirement....
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In reviewing the architectural design of huilding(s) proposed 10 l1e huill in the U.S. Highway 31 Overlay
Zone. factors 10 l1e considered l1y Ihe Commission shall include l1ut not be limited to the following:
A.
Context: All huildings shall he designed with respecl to the general character of the U.S. 31
Corridor and, particularly. with due consideration to hui]dings localed on lols Ihal ahut the project
sile.
B.
Scale aHd flreflerlieH: AlIl:l\:lildiRg fa~aaes, iRelHdiRg deers, WiRdows, eelHffiR stlaeiRg, aRd
Si;R9.ge shall he desigRee HsiRg !:he GeldeR Section, r~preseRted by the ratie I: 1.6 or 1.6: I.
Obl2S/2007
Ordinance 7.-###-07
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Materials' A minimum of three materials shall he uscd for building exttTiors, from the 10110wing
lisl: s(onc, hrick, architectural pre-cast (panels or detailing). architeclural mctal pands, glass,
ornamental metal. Large expanses of glass are allowcd, up to seventy percenl (7OC)'r) of the fa<;ade
area. The huilding may not he constructed entirely of a metal and glass curtain wall. Concrele
block is not allowed as an exterior finish material.
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Footorint. All huildings shall he designed with a minimum of eight exlernal corners. in order to
eliminale hox huildings. Each external corner shall he offsel hy a minimum of ei!!ht (8) feet
Roof' Modulation of the roof and/or roof line will be reauired in order to eliminate hox-shaned
huildiMs. ParaDets that are not continuous around the entire huildinl:! must be fullv inte!!rated into
the architectural desilln of the buildinll and orovide seamless desilln transitions includin!l exterior
material soecifications. between the main buildin!! mass. mechanical Denthouses and other roof
structures Should they be used. oartial oaraDets shall extend inward to at least the first structural
bay. or twenty-five (25) feeL. whichever is Qreater. Building peRthouses HUlst ee iReeIfJerateEl iHte
the buildiRg faf;acte design, iRcludiRg exterier materials sf'eeificatioRs.
Sloped roofs shall not exceed one hundred (100) reel wilhout a change in roof plane, or gable or
dormer. Sloped roofs shall be either standing seam mewl or dimensional shingks.
Exhihits: The following arehiteclural exhibits shall he provided to the Commission in addition to
normal submission requirement of any DP or ADLS appl ication:
e12.
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(I)
A Site Plan showing the proposed building in the context of adjoining huildings,
including huildings across U.S. 31.
Perspective computer-enhanced color renderings showing the proposed building, signage.
[larking areas (shown loaded) and any displays within the context of the actual cxisting
site (:onditions. including how it will look from any adjoining residential areas. as well .
from as threc locations, whose distance is no less than three hundred (300) linear feet
away nor more than onc thousand (1000) linear feet away (from the property linc), along
U.S.31:
(2)
(a)
(11)
(cl
U.S. 3 I Southhound lane
Immediately across the highway, from approximately first floor level
U.S. 31 Northhound lane
(3)
Golden S~ction analysis, providing huilding eleval ions which d~fin~ how the proposed
building has been designed utilizing the proper ratio.
Waivers:
The applicant may request a Plan Commission Waiver to the dimensional and quantitative
standards of this Sectio/) 23B.09 hy not grealer than thirty-live percenl (35%), consistenr with
requirements sel 1'orlh in Section 23B.02(G).
ZO CHAJYfER 23C: US HIGH\V A Y 421 - MICHIGAN ROAD CORRIDOR OVERLAY
b. Amend Ser.tiol7 23C.09: Architectural Desigll Requirements to read:
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23C.09
Architectural Design Requirements.
[n reviewing the architectural design of huilding(sl proposed to be huilt in the Overlay Zonc, factors to be
considered by the Commission shall include hur are not limitcd to the following:
A.
06/2812007
Design Theme: Bui Idings shall bt: designed with an overall Corridor Architectural Tht:lllt:
consistenl with or complementary to the Federal, Georgian, Halianate, or Greek Revival Periods.
New buildings are not n:quired to be imitative. hut must incorporale the salient features of these
architectural slyles. Pre-existing buildings on adjoining tracLs shall nOI he a factor in the design of
new huildings unless they arc consistent with the architectural objectives of the Overlay Zone.
OrdinufI(:c Z-###-lI7
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I3uildin ~ Proportion: Buildings within the Overlay Zone shall be desigfleEI I1s-tt-€empt."I..tt-ioo vi
related farms ;averRed BY (Re al"l"lieatiaR af tRe GeldeR SeeliaR (1: l.61:---Bttildfflgs-should
gencrally avoid long. monotonous. uninterrupted walls or roof planes. The design and plao::ement
of ('wi1ding far;ades, doors, windows. and architectural design details shall bc through L1SC of
Regulati ng Lines.
Buildin~ Height. The height of new principal buildings shall be at leasl om: and om~-half (I L/2)
stories. or he designed to appear so fmm the fronl and sides. RetLlil and office buildings arc
I:ncouraged to bl: two (2) stories or more in height. with office or residential uses on Ihe second
floor. The minimum hcight for all buildings shall be twenty (20) feet, eithtT at the roofline or at
the top of the parapet wall.
Building Facades. Fat;ades shall have a defined hase or foundation. a middle or modulated wall.
and a top formed by a pitched roof or articulated cornice. in each instance appropriate to the
huilding style. Buildings with continuous fn({ades that are ninely (90) feel or greater in width.
shall he designed with offsets (projeO::ling or recessed) nO! less than eighl (R) feel deep. and at
intervals of not greater than sixty (60) feet.
Fa~ades constructed of more than one material shall only change malerial along a horizontal linc
(not a vertical or diagonal linl:). The heavier materia] shall always be placed beneath the lighter
malerial. Front and side fa<;adcs of huildings located on corne.r lots or parcels shall he of the same
materials and similarly detailed.
Roofs. Roofs shall bc simply and symmelrically pitched and only in the configuration of gables
and hips. with pitches ranging from 4: 12 to 14: 12. Shed roofs arc 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 arc pcrmitted when consistent with the historic style of architeclUre, if edged by a railing or
parapel. and if rooftop mechanical equipment is eithcr camouflaged on all sides or visually
integrated into the overall design of the huilding. 1n no case shall rooftop mechanical equipmenl
be visible from adjoining residential Lones or uses.
Pitched roofs shall be clad in wood shingles, slate, composition asphalt shingle or standing-scam
metal panels. Asphalt shingles shall he colored to resemhle gray slate: standing-seam panels may
he either gray, black. dark blue. dark green or harn red.
Dormers shall he designed with the correct details. proportion and style consistenl with the overall
huilding composition. and roofed with symmetrical gable, hip or barrel roofs. Belvederes.
cupolas, and pergolas arc permitted if appropriate to the styli:, wdl proportioned. and fully
detailed.
All vents, allic ventilators, turbines. flues and others roof penetrations must he painted to match
the color of the roof or flat black. except those made of metal which lfIay be !en natural. Gutters
and downspouts shall be appropriate to or visually integrated with the architectural style of Ihe
structure.
Entrances. Building entrances shall be ddin\:.d and articulated by architectural elements such as
lintels, pediments, pilasters, columns. and o.ther design elements appropriate to the architectural
style and details of the building as a whole. The location, orientation. proportion and style of
doors must faithrully reflect the chosen style of the building.
Building fa~ades for industrial and warehouse uses shall be designed with a main entrance and at
least two (2) window openings associated with this doorway.
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 shullers must be consistent with the architectural style of the structure.
Awnings. Fixed or retractable awnings are pennitted ir they complement a building's architectural
style, material. colors, and details; do nol conceal architectural featurcs (SLICh as corniccs.
columns, pilasttTs. or decorative details): do not impair fa~ade composition: and are designed as
an integral pari of the fa~ade. Metal or aluminum awnings arc prohibited.
Ordinance Z.###.07
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06/28/2007
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Storefronts. Storefronts shall be integrally de:signcd with ov~rall fa<;ade charact~r. Ground /1oor
retail, service and restaurant uses should generally have large pane display windows. however.
they shall not exceed seventy-five percent (75%) of the lotal ground level (first floor) faqade area.
Buildings with multiple storefronts shall be of uni lied design, through the use of common
materials, an:hiteetural details, signage and lighting consistent with the overall huilding style.
Drive-thru windows. Drive-thru winduws shall be designed as a related, integrated architectural
element and part of the overall design composition of the huilding.
Suitahility of buildin~ materials. Unless otherwis(;' approved hy the Commission. huilding
materials shall be consistent with andlor complementary to those which replicate Fcderal.
Georgian. ltalianate and Greck Revival Periods of American architecture. as follows:
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Exposed foundation shall be constructed of olle or more of the following:
a.
Red hrick;
b,
Slone (limestone, granite. !iddstonc, tiC):
Split-face hlock or architectural pre-casl concrete, if surface looks like bril:k or
stone.
c.
2.
Fa<;ade walls shall be constructed of aA)' eombiRalieR of~ red brick or stone, The
followinu materials mav also he annlied as trim details. hut shall not exceed ten Dereent
(10%) of the overall non-window facade area:
8.
Red briek or stone:
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Smooth cut cedar shingles:
Wood clapboard siding;
Wood headed siding:
StUCl'O with smooth finish, or dryvit (or equivalent).> Ret to exeeed twenty
pereeRt (20%) sf tJ:Ie Elverall RSR ,....iAdow faiade area.
3.
Warehouse facilities, including self-storage and mini-warehouse uses, shall have a high-
quality faqade treatment on all sides visihle fro111 U.S. Highway 421 consistent wiTh the
following:
L.
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Red hrick fa<;ilde~ trimmed with split-faced aggregate hlock (of a color and
texture: resembling Indiana limestone). provided that it also includes red hrick
accents (such as windowsills, linlels ahove. windows and doorways, building
corners, parapet coping. ele.).
Split-face aggregate hlock (of a color and texture resembling Indiana limeSTone)
provided that it also incorporates red hriek accents,
Pre-cast concrete wall panels of a color and texture resemhling either red hrick
or Indiana limestone. provided the huilding design also incorporales
architecturally appropriate details of c:ontrasting color and malerial. as noted
rreviously in Subparagraphs K( J) and K(2).
Dcsign in relation to topography of the site;
3.
b.
c.
Design of proposed landscaping ill relation to structures: and
Overall aesthetics of the pf0posed huilding, including color.
Ordinance Z-###-Oi
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c.
Amend Section 23C.14: Other Requirements to read:
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23C.14
Other' Requirements.
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23C. 14.0 I Outside Stora!!e. Outside storagc areas shall he allowed as shown on the DP and shall be
architecturally compatible with the principal huilding(s) with which they arc associated. Storage
areas shall he completely scn:ened Crom view and subject to Commission approval. Trash
collection areas shall be enclosed and screened.
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23C.14.02 Loading Berths. Loading berths and trash collection arcas shall be permitted per the
needs of the:: busim:ss establishmcnts and shall be identitied on rhe DP. Loading berths and
oVl:rhl:ad doors shall face to the rear of all buildings. Should a loading htTth be located adjacent to
or visible from a public right-of-way, or I:stablishcd on the side of a building through any
circumstancl:, it shall be screened per Commission approval.
nc.14.03 Emcr~encv Access. All emergency access areas and Cal'ilities shall bc shown on the Site
Plan and reviewed by the:: Cannel Fire Chief.
nc.14.04 Si~ns. A Sign Plan for the proposed development shall be submitted to the Commission
Cor its approval as part of the ADLS application. Signs for each proposed use shall he uniform in
character as to color and architectural design as approved hy the Commission. Should an ADLS-
approved Sign Plan he replaced with a new design, tht: arnemled Sign Plan must go before the
Commission for ADLS review and approval. Individual signs which conform to both the Sign
Ordinance and to the approved Sign Plan shall not require Curther ADLS approval. however, such
signs shall require a sign permit.
nc.14.0S Conformin!! Uses. A DP shall be submitted to the Commission for its approval when a
kgal non-conforming use is changed to a conforming use and when either:
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Any new building is to hI: constructed: or
Any existing building or site dewlopment (including addition of parking lot) is expanded
by more than thirty percent (30tj1-j.
23c.14.nti Non-ConCormin!! Uses. A DP shall be submitted to the Commission for its approval
when a legal non-con formi ng use is altered as follows:
2.
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A huilding has been more than sixty perc.:ent <60(k) destroyed.
Any expansion of a building or site development (including addition of parking lot).
Normal maintenance and repair is exempt from the:: DP approval requirelllcnt.
If property or building is vacated for more than one (I) year.
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34 21C 1407 Perimeter Fences. Perimeter Fences shall he nermitted neT the nl:eds of the business
35 establishments for nrivacv bufferino and scn:enino ournoses and shall be identified on the DP.
36 When used. oerimeter fences shall be constructed of wood and masonry materialsc -afl4.be solid as
37 viewed from any anole and shall be at ll:ast ei!!:ht feet (8') in heioht. Primarilv cedar weOOffi
38 funces are oermiued: however. twenty-four inch (24") wide Ted orick aT stone columns shall be
39 incomorated into the fence de::silJ'n at least everv fifty feet (SO') All fences shalfbenroDerlv
40 maintained and t't'uaired. as netOessarv.
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43 Section II: All prior Ordinances or parts thereof inconsistent with any proVISion of this
44 Ordinance are hereby repealed.
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Ot>l2X/2(X )7
Ordill1U1ce Z-###-07
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Section HI: This Ordinance shall be in full force and effect from and after its' passage and
2 signing by the Mayor.
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4 Ordinance Z-###-07 PASSED by the Common Council of the City of Carmel, Indiana this
5 _dayof
, 2007, by a vote of
ayes and
nays.
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COMMON COITNCIL FOR THE CITY OF CARJ\fEL
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II Presiding Officer
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14 Richar~t L. Sharp, President Pro Tempore
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Joseph C. Gri ffiths
Kevin Kirby
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17 RonaJd E. Carter
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20 Fredrick J. Glaser
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Brian D. Mayo
Mark Rattermann
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n ATTEST:
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27 Diana L. Cordray, lAMe, CJerk-Treasurer
UbI:' 812007
Orrllnanc~ z-###-m
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Ordinance Z-###-07 Presented by me to the Mayor of the City of Carmel, [ndiana this
2 day of ,2007. at .M.
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Diana L. Cordray. lAMe, Clerk-Treasurer
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Ordinance Z-###-07 Approved by me, Mayor of the City of Carmel. lndiana, this _
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day of
,2007, at
.M.
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James Brainard, !\.'fayor
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f 7 ATTEST:
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21 Diana L. Cordray, lAMC, Clerk-Treasurer
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Prcp,'u'cd by
John R. Molitor
Carmd Plan COlTlmission Attorney
One Ci vie Square
Carmel, IN 46032
?d
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06/28/2007
Chdin;lnC"e Z-#iI#-07
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Sponsor: Councilor
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ORDINANCE Z-###-07
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
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An Ordinance Amending the Architectural Design Requirements q[ the US 3 j Curridor and
Michigan Road Corridor Overlay Zones in the Carmel Zoning Ordinance
WHEREAS, pursuant to the Advisory Planning Law of the State of Indiana (contained in
IC 36-7-4), each unit of local government that wishes to adopt land use and zoning ordinances
must first approve by resolution a comprehensive plan for the geographic area over which it has
jurisdiction; and
WHEREAS, the 2020 Vision Comprehensive Plan (the "Comprehensive Plan") Docket
No. 16-96 CP was given a favorahle recommendation by the Carmel/Clay Advisory Plan
Commission on August 20, 1996, and duly approved by Resolution No. CC-09-03-96-03 of the
Common Council on September 24, 1996, and is therefore the official Comprehensive Plan of
the City of Carmel and Clay Township; and
\VHEREAS, the City wishes to maintain an orderly, consistent and streamlined Zoning
Ordinance; and
WHEREAS, pursuant to [nd iana Code 36-7-4-602 the Common Council is authorized to
amend the text of the zoning ordinance; and
WHEREAS, pursuant to Indiana Code 36-7-4-610 and City of Carmel Ordinance No. D-
1600-02, the Carmel Zoning and Subdivision Control Ordinances are incorporated by reference
into the Carmel City Code;
NO'V, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana, that, pursuant to IC 36-7-4-600 et seq. and after Docket No. 07020020 OA
having received a recommendation from the Carmel Advisory Plan
Commission on Tuesday, MONTH DAY, 2007, it hereby adopts this Ordinance to amend the
Cannel Zoning Ordinance (Ordinance No. Z-289, as amended), as amended, to read as follows:
Section I:
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ZO CHAPTER 23B: U.S. HIGHWA Y 31 CORRIDOR OVERLA Y ZONE
a. Amend Sectio/1 23B.09: Architectural Design Requirements to read:
23B.09
Architectural Desil!.1l Requirements.
.-n
In reviewing the architectural design of huilding(s) rroposed 10 he built in the U.S. Highway ~ I Overlay
Zone, factors to be considered by the Commission shall include but not be limited to the following:
_~8
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A.
Context: All huildings shall be designed with respect to the general charauer of lhe U.S. 31
Corridor and. parlicularly. with due consideration to huildings localed on lots that ahut the projecl
site.
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B.
Scale and ~rAFlortien: .'\11 bllildiA; fa~aEles. iAelllEling E1eers. winEle.....s. column spacing, and
signage sHall be clesigneElllsing IHe GeldeR Section, represented by tAe Fario I: 1.6 Elr 1.6: I.
06/2S!2(X)7
Ordinance Z-###-07
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