HomeMy WebLinkAboutCorrespondence
Page 1 of 1
Conn, Angelina V
From: Keeling, Adrienne M
Sent: Thursday, November 15, 20073:32 PM
To: Conn, Angelina V
Subject: Amendment to Z-511
Here is what will likely be introduced and passed on November 19:
23C.09 (C) Building Height. The height of new principal buildings shall be at least one and one-half
(1 Y2) stories, or be designed to appear so from the front and sides. Retail and office buildings are
encouraged to be two (2) stories or more 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 pem1itted to accomnlOdate mechanical penthouses or other
inner roof structures.
Building heights for proposed buildings that are yit'lih1c from ;1d1:cl,QenLIQ residential uses shall be
no more than one and one-half (l Y2) stories or 20' on the fal(ade(~) nearest the residential use, but
may increaseinh~jghl by one additional story for every f:cl,y(lclest~RJ29.g};..:with.__;'L(:1~RJh..QJ 25'
i!H~'al"d, or first structliral bay, w-hichever is larger.
11/16/2007
Page 1 of2
Conn, Angelina V
From: Keeling, Adrienne M
Sent: Wednesday, September 05, 2007 5:26 PM
To: rripma@usavingsbank.com; (SallyShapiro@indy.rr.com); Dorman, Jay; Seidensticker, Eric
Cc: 'Ron & Carol Schleif; Conn, Angelina V; 'jmolitor@prodigy.net'; Hollibaugh, Mike P
Subject: FW: Michigan Rd Overlay building height - 5t Vincent medical bulding
Subdivision Committee:
See Carol's message and photograph below. This is in reference to the Subdivision Committee's decision to enact a
maximum building height in the US 421/Michigan Road Overlay. The committee cited this building's height as acceptable
(though we thought it was 3 three stories).
While it is only two stories in use, the elevation drawings indicate the tallest parapet to be approximately 38' tall with the
outer parapet at 30'. So my question is: How does the committee prefer this maximum height to read? Two
stories without a dimensional restriction or a set 38 - 40' knowing that it could technically accommodate a third
story? It may be a little awkward if the minimum height and maximum height are both two stories.
As a reminder, please respond to me individually, not "reply to all" I will work this into the Plan Commission packets for
Friday.
Thanks,
Adrienne
From: Ron & Carol Schleif [mailto:schleif@indy.rr.com]
Sent: Wednesday, September 05, 2007 1 :02 PM
To: Keeling, Adrienne M
Cc: Hollibaugh, Mike P; John Molitor
Subject: Michigan Rd Overlay building height - St Vincent medical bulding
Everyone,
I guess this is an example of what massing can do to the impression one has of a spacefbuilding......just like how
a vertical outdoor space (from the Monon, US31 or C-2 overlay sections) gives the impression of being taller and
overpowering than it truly is. Yes, it is only psychological, but no less "real" when it comes to human
perception.
St. Vincent medical building on Michigan Rd.
(taken from the southwest)
9/6/2007
..
Page 2 of2
As I remember, the discussion was to match the maximum building of the overlay to this building. We tried to
remember if was 2,3 or 4 stories tall, and we picked 3 stories based on that assumption. It probably should be
changed to 2 stories.
Could you forward this to Rick and Sally?
Carol
9/6/2007
Page 1 of 1
Conn, Angelina V
From:
Sent:
To:
Keeling, Adrienne M
Friday, August 24,2007 8:59 AM
'Ron & Carol Schleif'
Cc: rripma@usavingsbank.com; (SallyShapiro@indy.rr.com); Dorman, Jay; Seidensticker, Eric
Subject: RE: US 31 & 421 amend
Attachments: 2007-0824; Dept Respose to Carol Comments; US 31 421 Overlay Amend 8-14-07.rtf; 2007-0824;
07020020 OA; US 31 & 421 Overlay Amend. DRAFT, PC Committee.rtf
Hi Carol,
I've incorporated most of your suggestions into the amendment, with a few exceptions. Attached is your
document with Department responses as to why some of your suggestions weren't included or were further
adjusted. The applicable suggestion and department response are highlighted in the document. We can
certainly discuss further with the Committee. Also attached is an electronic version of the latest draft,
incorporating comments since the August 7 meeting. Hard copies will be included in your Committee Packets,
which will be mailed out today.
Thanks,
Adrienne
From: Ron & Carol Schleif [mailto:schleif@indy.rr.com]
Sent: Wednesday, August 15, 2007 5:38 PM
To: Keeling, Adrienne M
Subject: US 31 & 4521 ammend
Adrienne,
Here are the overlay suggestions.
Call me anytime......
Carol
580-1658
8/24/2007
"
Page 1 of2
'l'_" -
Keeling, Adrienne M
From: Sally Shqpiro [Sally@shapiros,com]
Sent: Wednesday, September 05,20077:17 PM
To: Keeling, Adrienne M
Subject: RE: Michigan Rd Overlay building height - St Vincent medical bulding
Thanks for the email reminder...
I drove past the quilding an hour ago and realized that it has the large -non functioning third
story acting as it's highest point.
I, one lowly vote, think it should be two stories of functional building not to exceed three
stories or 38 - 40' height. This gives them the option of a third functioning floor or limiting it
to design only. I :know this is worded terribly - Adrienne can rewrite it! :-)
Sorry - I had to throw that j n!
Sally
From: Keeling, Adrienne M [mailto:AKeeling@carmel.in.gov]
Sent: Wednesday, S~ptember 05, 2007 5:26 PM
To: rripma@usavingsbank.com; SallyShapiro@indy.rr.com; Dorman, Jay; Seidensticker, Eric
Cc: Ron & Carol Schl~if; Conn, Angelina V; jmolitor@prodigy.net; Hollibaugh, Mike P
Subject: FW: Michigan Rd Overlay building height - St Vincent medical bulding
Subdivision Committee:
See Carol's message and photograph below. This is in reference to the Subdivision Committee's decision to
enact a maximum building height in the US 421/Michigan Road Overlay. The committee cited this building's
height as acceptable (though we thought it was 3 three stories).
While it is only two stories in use, the elevation drawings indicate the tallest parapet to be approximately 38' tall
with the outer parapet at 30', So my question is: How does the committee prefer this maximum height to
read? Two stories without a dimensional restriction or a set 38 - 40' knowing that it could technically
accommodate a third story? It may be a little awkward if the minimum height and maximum height are both two
stories.
As a reminder, please respond to me individually, not "reply to all." I will work this into the Plan Commission
packets for Friday,
Thanks,
Adrienne
From: Ron & Carol Schleif [mailto:schleif@indy.rr.com]
Sent: Wednesday, September 05, 2007 1:02 PM
To: Keeling, Adrienne M
Cc: Hollibaugh, Mike P; John Molitor
Subject: Michigan Rd Overlay building height - St Vincent medical bulding
Everyone,
9/6/2007
Page 2 of2
I guess this is an example of what massing can do to the impression one has of a space/building......just
like how a vertical outdoor space (from the Monon, US31 or C-2 overlay sections) gives the impression of
being taller and overpowering than it truly is. Yes, it is only psychological, but no less "real" when it
comes to human perception.
S1. Vincent medical building on Michigan Rd.
(taken from the southwest)
As I remember, the :discussion was to match the maximum building of the Clverlay to this building. We
tried to remember if was 2, 3 or 4 stories tall, and we picked 3 stories based on that assumption. It
probably should be changed to 2 stories.
Could you forward this to Rick and Sally?
Carol
9/612007
Page 1 of2
Keeling, Adrier;me M
""-~"""""_''''''''''''_~'''~''''''''','''''''''''''''~~"'~e-"",''-'''''''''''--<''''''''''''-'.''''''''''~''''"''''''''-''''''''''''~'''''''''~''~~M'''_~'~'~~'~''''' r_~~_~'~~;r'''','"'
From: John Molitor Omolitor@prodigy.net]
Sent: Wednesday, September 05, 2007 5:55 PM
To: Keeling, Adrienne M
Subject: RE: Michigan Rd Overlay building height - St Vincent medical bulding
Adrienne - I tend to agree with your observation about the minimum and maximum height both being the
same.
Ironically, this builc:ling does look like a 3-story building, even though it is only two stories in use. I don't
think it would be a problem to allow a 3-story building if the design and height were similar to this one.
While I don't have a vote, I would suggest that you make the minimum two stories without a dimensional
restriction, and the maximum a set 38, 40 or 42 feet.
John
-----Original Message-----
From: Keeli8g, Adrienne M [mailto:AKeeling@carmel.in.gov]
Sent: September 5, 2007 5:26 PM
To: rripma@;usavingsbank.com; SallyShapiro@indy,rr.comi Dorman, JaYi Seidensticker, Eric
Cc: Ron & C<;3rol Schleif; Conn, Angelina Vi jmolitor@prodigy.net; Hollibaugh, Mike P
Subject: FW: Michigan Rd Overlay building height - St Vincent medical bulding
Subdivision Committee:
See Carol's fiTlessage and photograph below. This is in reference to the Subdivision Committee's
decision to enact a maximum building height in the US 421/Michigan Road Overlay. The committee cited
this building's height as acceptable (though we thought it was 3 three stories).
While it is only two stories in use, the elevation drawings indicate the tallest parapet to be approximately
38' tall with the outer parapet at 30', So my question is: How does the committee prefer this
maximum height to read? Two stories without a dimensional restriction or a set 38 - 40' knowing
that it could technically accommodate a third story? It may be a little awkward if the minimum height
and maximum height are both two stories.
As a reminder, please respond to me individually, not "reply to all." I will work this into the Plan
Commission packets for Friday.
Thanks,
Adrienne
From: Ron & Carol Schleif [mailto:schleif@indy.rr.com]
Sent: Wednesday, September 05, 2007 1:02 PM
To: Keeling, Adrienne M
Cc: Hollibaugh, Mike P; John Molitor
Subject: Michigan Rd Overlay building height - St Vincent medical bulding
Everyone,
9/6/2007
Page 2 of2
I guess this is an example of what massing can do to the impression one has of a
spacefbuilding......just like how a vertical outdoor space (from the Monon, US31 or C-2 overlay
sections) gi:ves the impression of being taller and overpowering than it truly is. Yes, it is only
psychological, but no less "real" when it comes to human perception.
St. Vincent medical building on Michigan Rd.
(taken from the southwest)
As I remember, the discussion was to match the maximum building of the overlay to this building.
We tried to remember if was 2, 3 or 4 stories tall, and we picked 3 stories based on that
assumption. It probably should be changed to 2 stories.
Could you forward this to Rick and Sally?
Carol
9/612007
Page 1 of 1
.' ~-
Keeling, Adrienne M
From: Keeling, Adrienne M
Sent: Friday, August 24,20078:59 AM
To: 'Ron & Carol Schleif
Cc: rripma@usavingsbank.com; (SallyShapiro@indy.rr.com); Dorman, Jay; Seidensticker, Eric
Subject: RE: US 31 & 421 amend
Hi Carol,
I've incorporated most of your suggestions into the amendment, with a few exceptions. Attached is your
document with Dep"artment responses as to why some of your suggestions weren't included or were
further adjusted. The applicable suggestion and department response are highlighted in the document.
We can certainly discuss further with the Committee. Also attached is an electronic version of the latest
draft, incorporating comments since the August 7 meeting. Hard copies will be included in your
Committee Packets, which will be mailed out today.
Thanks,
Adrienne
From: Ron & Carol Schleif [mailto:schleif@indy.rr.com]
Sent: Wednesday, August 15, 2007 5:38 PM
To: Keeling, Adrienne M
Subject: US 31 & 4521 ammend
Adrienne,
Here are the overlay suggestions.
Call me anytime......
Carol
580-1658
9/6/2007
CITY OF CARMEL ZO:-;INli OIUJINAt'CE
CARMEL CITY CODE
CHAPTER to: ZONING & SUBDIVISIONS
ARTICLE 1: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23H: MONON GREENWAY OVERLA Y ZONE
Carol: As of 8-16-07
23H.OO Monon Greenway Overlay Zone.
23H.OO.O I Purpose. [ntcnt and Authority. The purpose of this overlay zone is to protect and enhance the
health, safety and welfare of rhe citizens and property owners of Carmel by protecting the
physical integrity of the Monon Gree~~ay ~d its bal!a~t.2oundation and drainage ways, and
by complying with the Monon 9.reenway easement. covenants (what are these? Are these
the covenants?) as they pertain to the natural character and existing vegetation of the trail and
its protection.
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 ffiet=e
l:IrbaHized seetioHs of the Monon Greenway; .
. Providing controls for architecture and landscape design l&- that establish continuity of
design between projects and to improve the physical relationship and human scale
between new huildings and the Monon Greenway;
. Protecting the remaining Greenway character;
. Protecting the physical integrity of the Monon 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. [n establishing
this zone, the Plan Commission and Council relics on l.c. 36-7-4-1400 et seq.
23H.OO.99 Application Procedun:.
A. Development Plan. See Section 24.99(A): Development Plan.
P~D~.'.1i dillwom~~iti'ee~i:to~Q:safect
Chapter 23H: Monon Greenway Overlay Zone
23H-l
Dn!/i 06-08-2007
CITY OF CARMEL ZONI:-IG ORDINANCE
~."""''''''''~;.~ohalI ~
.' . "':"'.0 "'.', ....,. .-'::ancfbe lemDle WIthoUt. manlfrin
B. Architectural Design. Exterior Lighting. Landscaping and Signage (ADLS). See Section
24.99(8): Architectural Design. Exterior Lighting, Landscaping and Signage (ADLS).
23H.0 I District Boundaries. The boundaries of the Monon Greenway Overlay Zone (the Zone) are herehy
established as approved on the Zoning Map.
23H.O 1.0 I Urban Section Boundarv. This part of the overlay comprises properties that abut the
Monon Greenway from First Street NW to the southern property line of properties fronting
the south side of Carmel Drive.
23H.0 1.02 Natural Section Boundarv. This part of the overlay comprises properties that abut the
Monon Greenway from l46th Street to First Street NW and Cannel Drive to 96th Street.
The map is misleading. It needs to be more exact....use a P-Iine to draw the shapes in AutoCad.
...... . .... '. .' , ., . .-' '." . ,- .". . . .... ,," . ' ", . . "
. ';. . -, -. . . . .. -~ . . .' : ,.,' . - .. t' " ,... ~ ., '.
", ",:..r: ,,-,. -~ ..,: . _.- . r .. n<r,.
23H.02 Plan Commission Approval.
23H.02.0 I The Plan Commission must approve, approve with conditions. or disapprove the Development
Plan (DP) and Architectural Design, Exterior Lighting, Landscaping and Signage (ADLS) for
any tract of land in the Monon Greenway Overlay Zone.
23H.02.02 Zoning 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 permit such a waiver shall be subject to the following criteria:
A. The proposal shall enhance the overall Development Plan and the adjoining stret:lscapes
and neighborhoods.
B. The proposal shall not produt:e a Sile Plan or streetkirculation system that would be
impractical or detract from the appearance of the Development Plan or lht: Distrkt, and
shall not adversely affect emergency vehicle access.
C. The proposal shall exhibit eJltraeraiRary site design characteristics, including, but not
limiled to: Increased and more mature landscape treatment, tree preservation, provisions
for bicycle and pedestrian traffic.
In granting a waiver. the Commission may impose such conditions that will, in its judgment,
secure the purposes of this Chapter. This Section does not affect the right of the applicant
under Indiana law to petition the Board 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.
Chapter 23H: Monon Greenway Overlay Zone
23H-2
Draft 06-08-2007
CITY OF CAR\lEL ZOKING ORfJlNANCE
2~H.03.0 I All Ust:s which are permitted in the underlying primary zoning district(s), except those uses
expressly prohibitt:d by St:ction 23H.04, art: pwniued in the Zone.
t!!Is!~~._U...f.__,..!....,.,....,.... '.........'...-...'....,.c:. . ....
. ," . .:. a' .... ,'t.. ..,. .';"
--"- -
23H.m.02 Residential uses are permitted: however, it shall not comprist: mort: than st:venly-live pt:rcent
(75%) of a project's gross floor area in districts whert: rt:sidenlial is nol pt:rmilled by
underlying zoning.
23H.04 Prohibited Uses. See Appendix A - Schedule of Uses.
23H.04.0 I Prohihited Uses.
A. Automobile, Truck, Doat, Mobile Home, Manufactured Housing or R V Sales.
B. Sexually Orienled Businesses
23H.05 Building Setbacks.
23H.05.0 I Urban Section.
A. Build-to Line.
I. Minimum: Twelve feet (12'), measured from the aClual right-of-way, or a thirly-
three feet (33 ') half right-or-way, whicht:ver is grealer.
2. Maximum: There is no maximum st:tback; however, the area adjacent to the
Gret:nway may not be used for parking. In addition, this area mllst
rdlecl an awareness of the Greenway and shall not adversely impact the
character of the Greenway.
3. HorizoRtal moverneRt of the Buildings with recessed and protruding fac;ades is
are required within the setback area; and mllst occur in no less than thirty feet
(30') increments.
B. Side and Rear Sethacks. There are ae miaiml:lm siEla er rear setbacks; Aowever, no
buildings or other permanent improvement shall t:ncroach into required
landscape an:as.:.
~. - . .... , "" It:'
Chapter 23H: Monon Greenway Overlay Zone
23H-3
Draft 06-08-2007
CITY OF CARMEl. ZONI'iG ORmNA'iCE
C. Conllicting Re4uin:ments. When:ver there exists a conflict between the building setback
re4uirements of the Old Town District Overlay Zone and the Manon Greenway
Overlay Zone, the Monon Greenway Ovt:rlay Zont: shall govern.
Could you do a section through the urban and natural sections showing how close these
changes would make buildings, and include a 6' tall person on the trail,
23H.05.02 Natural Section.
A. Minimum Trail Setback: Thirty (30) feet, measured from a presumed thirty-three feet
(3::q half right-of-way.
B.
C. Contlicting Requirements. Wherever there exists a conllict between the building setback
requirements of the Old Town District Overlay Zone and the Manon Greenway
Overlay Zone. the Monon Greenway Overlay Zone shall govern.
23H.06 Trail Specifications.
Can you give us a section of these two areas of the greenway'? And a 3rd, if the non-city
center urban area is different?
:3H.Oe.OI Urban Cross Section.
.^.. Ri;;ht of Way: Thirty three feet (33') half right Elf way.
R. Trail Width: Minimum thirty six feet (36') travel way ineluding:
1. f\1inimum sixteen feet (16') eORtinl:lOHS aSflhalt path throughway.
2. Dual ten feet ( 10') throughway on both sides fnr slower moving pedestrians.
C. Trail Conncetions: Shall be designed in aceerdance with an aflproved Development Plan,
Chapter 23H: Monon Greenway Overlay Zom:
23H-4
Draft 06-08-2007
CITY Or: CARMEL ZONI1\'G ORDINANCE
Carmel Clay Pari,s, aRa tRe ,^.lterRative TfliRsportati()R CeerdiRater.
CORRectioFl intervals shllll be determined BY tRe Direeter ana iR
coordiRation with a plaR f-ar primary pedestrian connection.
23H.06.02 Natl:lral Cress 8eetiElR.
.^.. Ri;;lit efWay: Tkifty tar-ee feet (33') Ralfri;;lit efway.
B. Trail 'NitltR: .^.sflRalt patR shall ee a miRiml:lm of 12' iR wiatli witli RO less tliaR 2'
erl:lSRetl steRe sRel:lh,lers.
C. Trllil CSRReetieRs: .^.11 trail eORReetiaRs, whetlier fesil:leRtial ar eafRffiereial, sliall be
tlesi';Recl BY tlie Diree10r ef Carffiel Clay Parks aHa/er IRe City Elf Carmel
.^.lternative TraRstlortatieR CaerEliRater. PermitteEltrail eeRReetioRs sRall be
eaRS!rl:letea of dl:lrable ffiaterials aRd shall be Elesigned as to Ret impede
draiRa;;e ways.
23H.07 Building Oricnlation.
23H.07.0l Urban Cross Section. Every parcel with frontage on the Monon Greenway must have at least
one building elevation that wffieft fronts on the Greenway.
23H.08 Building Heigh!.
23H.08.0 I Urhan Cross Section.
A.
B. Maximum Height: Forty-two feet (42'). However, additional building height may be
permittcd witli eacR tv;elve f-eet (12') fa~ade stefl eaek from tlie GreeRway. I would like
to see a 42' limit to building heights stated onlv,
23H.08.02 Natural Cross Section.
A. Minimum Heighl:
None.
B. Maximum Height: As permitted in the primary underlying zoning districl or applicable
Overlay Zone.
23H.09 Building Requirements.
23H.09.01 Ncw principal buildings with a gross floor area containing morc than 15,000 squan: fecl shall
contain a showcr and changing facility for employce use.
Chapter 23H: Manon Greenway Overlay Zone
23H-5
Draft 06-08-2007
CITY OF CARMEL ZONING ORDINANCE
23H.09.02 New principal buildings with a gross floor arca containing morc than 15,000 squarc fcet shall
provide covcred, long tcrm bicycle parking at a rate of one space per 5,000 square fccl. Long
term bicycle parking may include an indoor storage area and/or extcrior bicycle lockcrs, as
approved as part of an ADLS plan.
23H.10 Architcctural Dcsign. Buildings in the Urban Cross Section with fronlage on the Grcenway must include
the following characteristics:
23H. ] 0.0 I Ground and uppcr Iloors with transparent glass; ground floor elevations must incorporatc the
transparent glass as a signiticant componenl.
23 H. ] 0.02 Large undifferentiated, blank facades are not allowed. The fa~aEle shall be ~revidd rdid
by-AU elevations shall exhibit variety through inclusion of architectural elements such as
windows and surrounds, storefronts, doors, aAEI featHfeS sHeh El3 special brick coursing,
pilasters llfltl-.=,intels,~canopies and covered walkways or recesses.
When used, they shall be arranged in a balanced, relatively uniform fashion. For
example a grouping of openings on one part of a building might balance out a large
opening on tbe far end of an elevation. Faux window openings and special masonry
coursing may be used in service areas, especially areas where rooftop skylighting is
designed.
23H.10.03 The Iirst !loor and all other floors will have a coordinated composition, which will usually be
indicated by thc alignment of upper floor windows and other features with opcnings and
1'eatures of the tirsl noar. OR
23H.10.04 When applicable, relai I storefronts shall be have one elevation oriented along the Greenway
on the first floor of the huilding, except for pedestrian entrances to parking areas or small
entram:e lobbies for Uppt:f floors.
23H.\ 0.05 Every face of the building with frontage along the Greenway must have openings for windows.
(move up to 10.01)
23H.1O.06 Large expanses of glass are allowed, but the building may not bt: constructed entirely of a
metal and glass curtain wall. (move up to 10.01)
23H.10.07 Fixcd or retractable awnings are permitted if they complemcnt a building's architcctural style,
matcrial, colors, and details; do not conceal architectural features (such as corniccs, columns,
pilasters, or decorativc details); do not impair fa~ade composition; and arc designcd as an
integral part of the faGadc. Awnings may not be internally illuminated.
23H.10.08 Pedestrian scale detailing is encouraged on the Greenway elevation of the building at the
ground level. Because the buildings may be viewed very close up, all buildings should exhihit
articulated detail and ornament that is scaled to the pedestrian.
23H.IO.09 Rooftop mechanical and telecommunication equipment shall be fully screened on all sidcs
using parapets, penthouse screens or other similar method and which are integrated into the
Chapter 23H: Monon Greenway Overlay Zone
23H-6
Draft 06-08-2007
CITY Of CARMEL ZONll'G OROINA.'KE
overall building design and approved hy the Commission. OR
(from US 31 overlay) 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 de~ign 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.
23H.ll Landscapin~.
23H.ll.0 I Urban Cross Section.
A. Planting Requirements: When a Development Plan or other Commission approval is
accompanied by the re-design and/or re-construction of the Greenway,
shade trees shall be planted on both sides of fit the Greenway Right-of-
Way, per the standards of the City and Carmel Clay Parks. Maximum
spacing between trees shall be fifty feet (50') at street crossings and other
green way interruptions, a typical spacing of 30' o.c., and a minimum ef
thirty feet (30') spacing and species as determined by the Urban
Forester. (ok with Scott B.)
B. Preservation Requirements: Preservation requirerm:nts shall be evaluated and
determined upon application for and finalized prior to COlIlmission approval
and thereafter in accordance with the Monon Greenway covenants. The
Director of Carmd Clay Parks shaJl also approve the Preservation Plan.
However, existing vegetation within thc Grccnway Easement or Right-of-
Way shall be preserved until COlIlmission approval
23H.ll.02 Natural Cross Section.
A. Planting Requirements: Plantings shall be provided in at a ratc equivalent to a Bufferyard
D, as prescribed in Chapter 26.04: Perimeter B4ferillf{ Requirements.
B. Preservation Requircments: Existing vegetation within the Greenway Easement or
Right-of- Way shall be preserved in accordance with the Monon Greenway covenants.
Any preservation plan brought forth under this Chapter shall also he approved hy the
Director of Carmel Clay Parks.
23H.II.03 General Requirements.
A. Sites with existing trees or stands of trees shall protect and incorporate them into the
overall site design. The landsl:ape plan must preserve not less than 50% of all trees that
are 6" DBH or larger and located within the required yard/setback areas.
13. A five-foot (5') wide planting strip shall he provided along the sides and rear of all
parking areas. The minimum planting shall include two (2) shade trees and thirty (30)
shrubs per 100 linear feel.
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.
D. Shade trees shall be planted within parking areas greater than 10,000 square feet. There
shall be planted one (I) shade tree and five (5) shrubs per every nine (9) spaces.
E. The design of fcneing, sound walls, trash enclosures and similar site elements shall
Chapter 23H: Manon Greenway Overlay Zone
23H-7
Draft 06-08-2007
. .
CITY OF CARMEL ZONING ORLJlNANCE
replicate the architecture of the Principal building(s) in construction material and
detailing.
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 not possible to install the approved
landscaping hecause of weather conditions, the property owner shall post a bond prior to
the issuance of the Pinal Certificate of Occupancy for the amount equal to the total
instalh:d cost of the remaining, uninstalled landscape material.
G. It shall be the responsibility of the owners and their agents to insure proper maintenance
of all trees, shrubs and other landscaping approved as part of the ADLS Plans in
accordance with the standards st:t by this Ordinal1l:e. This is to include, but is not limited
to. replacing dead plantings with identical varieties or a suitablt:: substitute, irrigation and
mulching of planting 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
heen approved hy the Plan Commission may later be substantially altered, eliminated or
sacrificed without first obtaining further Commission approval. However, minor material
alterations in landscaping may be approwd by the Din:ctor or his designee in order to
conform to specific site conditions.
1. Ground 1evclmcchanicalllelecornmunication equipmt:nt shall be fully screened so that it
is not visible from the Greenway and any adjoining residential zones or uses using walls,
tencing. landscaping, or otht:r method approved by the Commission.
23H.12 Li!!hting.
23H.12.0 I Exterior lighting of the building(s) or site shall be designed so that light is not directed off the
site and the light source is shielded from direct offsite viewing.
nH.12.02 Exterior lighting shall he architecturally integrated with the building style, material and color.
Rooftop lighting shall he prohihited.
23H.12.03 All exterior architectural, display, decorative and sIgn lighting shall be generated from
concealed. low level fixtures.
23H.12.04 The maximum height of light standards in parking areas shall not exceed the huilding height.
or twenty-five (25) feet, which ever is less. When light standards abut or fall within ninety
(90) feet or single family residential properties, their height shall not exct:ed lifLet:n (15) fet:l.
23H.13 Si!:!na!!e. All signs shall be in accordanct: with Chapter 25.07: Sign Ordinance ami other applicable
District Overlay Requirements. In addition, the following standards shall apply to signs facing the Manon
Greenway:
23H.13.0 I Prohibited signs:
A. Ground Signs which orient themselves to the Manon Greenway.
B. All other signs specified in Section 25.07.01-4: Prohibited Signs.
23H.13.02 Wall Signs are allowed in the Urban Cross Section provided that they fit within the horizontal
and vertical elements of the building and do not ohscure details of the building. No sign shall
be allowed to extend above the cornice line of a building. Wall Signs shall be no larger than
ten ( 10) square feet and shall be in accordance with an approved ADLS.
Chapter 23H: Manon Greenway Overlay Zone
23H-8
Draft 06-08-2007
CITY OF CAI{MIoL ZONING OIWI:>lAl"CE
23H.13.03 Projecting Signs no larger than six (6) squan: ft:t:t art: allowt:d for new or existing buildings in
the Urban Cross Section which comply with setback. orit:ntation and height rt:quircments, as
specified in Sections 23H.05, 23H.07 and 23H.08 of this Chapter.
nH.14 Parking.
23H.14.0l Parking shall be provided per Chapter 27: Additional Parking & Loading Reglllations. unless
otherwise stated for parcels in the Old Town District Overlay Zone.
23H.] 4.02 In addition to long-tcrm bicycle parking required in Section 23H.09.02. bicycle parking shall
be provided in accordance with Section 27.06: Bicycle Parking. However, tht: n:quired
number of bicycle parking spaces in the Overlay shall be double.
23H. ]4.03 Parking areas shall be set back not less than sin feet (8')20 feet behind the Greenway Build-to
Line.
23H.14.04 Parking structures are permitted adjacent to the Monon Greenway; provided that the ground
level of the fa<rade facing the Greenway is a non-parking use. Uses may be residential or non-
residential in nature, and shall comply with Sections 23H.03 and 23H.04 of this Chapter.
23H.15 Other ReuuircIIlcnts.
23H.15.0l Boundarv Markers. Upon application for Commission approval a staked survey must be
completed to determine the Greenway property line. Throughout 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 im:hes (24") in hcight and placed at the property
corners abutting the Greenway. In addition, a temporary construction fcnce shall be placed
along tht: boundary throughout the duration of construction.
23H.15.02 All other requirements not mentioned in this Scction shall remaill as stated for that primary
zoning classilication district mapped.
Chapter 23H: Manon Greenway Ovcrlay Zonc
23H-9
Draft 06-08-2007
. .
CITY 01' CARMEL ZONING ORDlNAI'CE
CHAPTER 23H: MONON GREENWAY OVERLAY ZONE
AMENDMENT LOG
Ordinance No.
Docket No.
Council Approval
Effective Date
Sections Affected
Chaptl:r 23H: Monon Gn:l:nway Overlay Zone
23H-1O
Draft 06-08-2007
Page 1 of 1
Keeling, Adrienne M
07020020 ort-
c~~f~rtdelLCt2..-
From: Ron & Carol Schleif [schleif@indy.rr.com]
Sent: Wednesday, August 15,2007 5:38 PM
To: Keeling, Adrienne M
Subject: US 31 & 4521 ammend
Adrienne,
Here are the overlay suggestions.
Call me anytime......
Carol
580-1658
8/23/2007
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 of the US 31 Corridor and
Michigan Road Corridor Overlay Zones in the Cannel 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 arca over which it has
jurisdiction; and
WHEREAS, the 2020 Vision Comprehensive Plan (the "Comprehensive Plan") Docket
No. L6-96 CP was given a favorable 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 ofticial Comprehensive Plan of
the City of Carmel and Clay Township; and
WHEREAS, the City wishes to maintain an orderly, consistent and streamlined Zoning
Ordinance; and
WHEREAS, pursuant to Indiana 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. 0-
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
Carmel 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. HIGHWAY 31 CORRIDOR OVERLAY ZONE
a. Amend Section 238.09: Architectural Design Requirements 10 read:
238.09
Architectural Desien ReQuirements.
In reviewing the architectural design of huilding(s) proposed to be built in the U.S. Highway 31 Overlay
Zone, factors to he considered by the Commission shall include but not be limited to the following:
A.
Context: All buildings shall be designed with respect to the general character of the U.S. 31
Corridor and, particularly, with due consideration to buildings located on lots that abut the project
site.
B.
Scale aAd proportioA: All h\:lildiR;; fa~'al:les. iRehlsiR;; SeBrl>. wiAsBV/s. eolulllA spaeiAg, and
si;;Ra;;e sRall Be desigRed using tRe GolseR Section, represeAted by the ratio I: I.€! sr I.€!: l.
OU/2812007
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Materials: A minimum of three materials shall be used for building exteriors, from the following
list: stone, brick, architedural pre-cast (panels or detailing), arel:ilteewaC"fnetaT .panels, glass.
ornamental metal. Large expanses of glass are allowed, up to seventy percent (70%) of the fa\=ade
area. The building may not be constructed entirely of a metal and glass curtain wall. Concrete
block is not allowed as all exterior tinish material.
Footorint: All buildings shall be designed with a minimum of eight external corners, ill order to
eliminate box buildings. Each external corner shall he offset bv a minimum of eight (8) feet.
Roof: Modulation of the roof andlill roof line ~I be re9uir~d in order to eliminate box-shaDed
buildinlls. Paranets that are not cORtiRl:JOHS arol:Jnd tile entire builEiiA1 must be fully intel!ratcd.ln.ill
the architectural desi!:!1l of the building: and oroyide seamless dt'siO'n transitions includill!l exterior
materiaR &oecificatio~. between the main buildinfl. mass. mechanical oenthouses and other roof
strnctures Should they be used. oartial naranets shall have a--retum that.~~ inward to at
least the first structural bay. or twenty-five (25) feet. whichever is l!reater. Bl:Iilain;; f'lentREll:lSeS
must be incorporated into the buildin;; far;ade design, inc1Hding exterior materials specifications.
Sloped roofs shall not exceed one hundred (100) feet without a change in roof plane, or gable or
dormer. Sloped roofs shall be either standing seam metal or dimensional shingles.
Exhibits: The following architectural exhibits shall be provided to the Commission in addition to
normal submission requirement of any OP or ADLS application:
(I)
A Site Plan showing the proposed building in the context of adjoining and neighboriu&
buildings, including huildings across U.S. 31 and an aerial site plan of the same area
with site plan overbid ~ top of the aerial photograph. If proposed buildings abut a
residential area, a cross-sectional drawing of sigbtlines and views from top floors of
proposed structures toward residential areas shall lle pr~-pared to show if privacy
issues exist:
(2)
Perspective computer-enhanced color renderings showing the proposed building, signage,
parking areas (shown loaded) and any displays within the context of the actual existing
site conditions, including how it will look from any adjoining residential areas, as well
from as three locations. whose distance is no less than three hundred (300) linear feet
nway /lor more thnn one thousand (1000) Iincar feet away (from the property line), along
U.S.31:
(a)
(b)
(c)
U.S. 31 Southbound lane
Immediately across the highway, from approximately first floor level
U.S. 31 Northhound lane
(3)
Golden Section analysis, providing building elevations which deline how the proposed
building has been designed uti lizing the proper ratio.
Waivers:
The applicant may request a Plan Commission Waiver to the dimensional and quantitative
standnrds of this Section 238.09 by not greater than thirty-live percent (35%), consist!::nt with
requirements set forth in Section 238.02(G).
(from US 421 overlay) Would this be good here too?????:}
Perimeter Fences. Perimeter Fences shnll be permitted for privncy. buffering and screcning
purposes and shall be identified on the OP. When used, perimeter fences shall he constructed of
wood ~nd masonry materials, gnd ~s. ~Iid as viewed from any angle and shall be at least eight
feet (8~) in height. Primarily cedar ~o.od~nJences are permitted; however, twenty-four inch (24")
wide red brick or stone columns shall be incorporated into the fence design at least every thirty~
twO G52'). ""'ATternativeiY'- metal fencing witbTandsca:Prng....~_J~ermirred-sli'Ciitii'at 1000/0..
laDdscaping scr~eu is .l!<:.hie~E';..d_jl!. 3 y'earsj All fences shall be properly maintained and
repaired, as necessary.
U6/2g/2U07
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Ordinance Z-###-07
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ZO CHAPTER 23C: US HIGHWAY 421 - MICHIGAN ROAD CORRIDOR OVERLAY
b. Amend Section 23C.09: Architectural Design Requirements to read:
23C.09
Architectural DesieD Re(lllirements.
In reviewing the architectural design of building(s) proposed to be built in the Overlay Zone, tactors Lo bt:
considt:rt:d by tht: Commission shall includt: but are not limited to the following:
A.
Design Theme: Buildings shall be designed with an overall Corridor Architt:eLural Theme
consistt:nt with or complementary to the Federal, Georgian. ltalianate, or Greek Revival Periods.
New buildings are not required to be imitative, but must incorporate the salit:nL ft:aLurt:s of thest:
architectural styles. Pre-existing buildings on adjoining tracts shall not he a factor in the design of
new buildings unless they are consistent with the arehitcctural objecLives of Lht: Ovt:rlay Zone.
Building Proportion: Buildings within the Overlay Zone shall l:1e eesigReEl as a eompesitieR ef
relatel:! fom~s ;;l:JyerRCa b)' the applicatioR of the Golden Section (I: 1.6). Buildings should
gent'rally avoid long, monotonous, uninterrupted walls or roof planes. Tlte scsi;;n Bna )'llaeeffieRt
ef 611ilain;; fB'ia!:les, !:leers, ....iRd0Vis. aRd architectural desi;n details shall be through use of
RegulatiRg LiRes. (Move to Building Facades/Elevations)
Building Height. The height of new principal buildings shall be at least one and ont:-half (I Y2)
stories, or be designed to appear so from the froRt a;J-all sides. Retail and office buildings are
encouraged to be two (2) stories or more in height, with orticc or residential ust:s 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 pampet wall. 8uildi~g heights for proposed buildings that are -visible from
residential neighborhoods shall be no more than one and one-hair (1%) stories high or 18'
high on the elevation nearest the residential neighborhood, but may s~ oue additional
story for every 25' inward orfi.,st structlll'al bay, whichever is lll,rger!
Building Elevations Fllea!:les. Fa~ades 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 building style. Buildings with continuous fa<;ades that are ninety (90) l't:et or
greater in width, shall he designed with offsets (projecting or recessed) not less than eight (8) feet
deep, and at intervals of not grt:aLer than sixty (60) ft:et.
Fa\ades constructed of more than one material shall only change materials along a horizontal linc
orverti'Ciiflin!. OJi!!- architectural element (not a vertieal or diagonal line). The material that
appears to be heavier material shall always he placed heneath the lighter material. Front t1ftcl sitl~
All fm;ades of buildings Lo~n S!lli!er l.Qti...2r P.f!Lc.tcls shall be of the same materials and
similarly detailed.
Design elements of tbe elevation shall be organized such that openirigs -liIii" up hci'rizontallYj
and vertically with other openings. For example, ""indow sills of the same height window~
typically align horizontally with other same sized windows on a ~iven floor, and windows oi
the same ,",idth align vertically with other windows of the same width on other floors of J
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building. Openings of varying.l'iz!:~ ~r..!.. 4,!f!..en s..c!!!..er..!:l.! ve_~cal!Y.' ~ong_ the c~nter line o(
~penil1gs ahQY.e !lr b.cl9mh~.!!...
:Openings in n fa.;ade shall he arranged in ii. balanced, rela-rively uniform fashion. . Fo~
example a grouping of openings on one part of a building might balance out a large openinl,l
(In the far end of an elevation. Because most buildings in the corridor are visible from aU
~ides, large undifferentiated, blank facades are not aUowed. Faux window !!p'enil1gs..!!!..ay' I!,~
used in seryice areas,_e~pecially areas where rogftol! skylig!tting is designed!
E. Roofs. Roofs shall be simply and symmetrically pitched and only in the configuration of
gahles 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 bet ween 14: 12 and
4: 12. Flal roofs are permitted when consistent with Ihe historic style of architecture, jf edged by a
railing or parapet ,..afld
B.
c.
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If rooftop mCl:hanil:al 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
streets, adjoining residential zones or uses.
(from US31) Roofline: Modulation of the. rQof and/or roof line will be required in order to
eliminate box-shaped buildings. Parapets must be fully integrated into the architectural design of
Lhe building and provide seamless design transitions, including exterior material between the main
building mass, mechanical penthouses and other roor structures. Should they be used, partial
parapets shall have a return t~t extends inward to at Leajt th~ Jirst structural bay, or twenty-fiv~
(251 feek-w,ilichev!r is greater,
Flat roofs: To reduce energy cost;, light cOlored ref1ectiv~ roofing is allowed, including pva
and TPO membrane roofing. Since daylighting has been shown to have positive affect on
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sales and productiv~tI fill.well as cut daytime e.q~l,:gy~,~triums,mJjg!t~ and lig!tt wel~
are also perll!issib~.
Pitl:hed roors 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-scam 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 harrel roofs. Belvederes,
cupolas, and pergolas are permitted if appropriate to the style, well proportioncd, and fully
detailed.
All vents, attic ventilators, turhines. flues and others roof penetrations must be painted to match
the color of the roof or Ilat black, except those made of metal which may he left natural. Gutters
and downspouts shall he 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 fai;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 numher of panes, the way it opens, the trim around it and whether
it is embellished with shutters must be l:onsistent with the architectural style of the structure.
Awnin!!s. Fixed or retractable awnings are permitted if they complement a building's arl:hitectural
style, material, colors, and details; do not conceal arl:hitectural features (such as cornices.
columns, pilasters, or decorative details); do not impair fa<;ade composition; and are designed as
an integral part of the fa~ade. Metal or aluminum awnings are prohibited.
Storel'ronts. Storefronts shall be integrally designed with overall far;ade character. Ground Iloor
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 levd (lirst l1oor) fm;ade area.
Buildings with multiple storefronts shall be of unified design, through the use of common
materials, architectural details, signage and lighting consistent with the overall building style.
Orive-thru windows. Ori ve-thru windows shall be designed as a related, integrated architectural
clement and part of the overall design composition of the building.
Suitahility of huilding materials. Unless otllt:rwise approved by the Commission, building
materials shall be consistent with and/or complementary to those which replicate rederal,
Georgian, ltalianate and Greek Revival Periods of American architecture, as follows:
G.
H.
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K.
I.
Exposed foundation shall be construl:lt:d or one or more of the following:
a.
Red brick;
Ordinance Z-###.07
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b. Stone (limestone, granite, fieldstone, etc.);
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Split-face block or architt:ctural prt:-cast concrt:Le, if surface looks like brick or
stone.
Fa<;adt: walls shall bt: consLrucLed of an)' €0mhiRation ot:;' red brick or stone. The
followin~ materials mav also be aoolied a:; trim detail:;. but shall not exceed ten oercent
(10%) of the overall non-window facade area:
3.
B~~~.!li,ililR~; Leave in,-but ~La contraSting.sO!oi"
Smooth cut cedar shingles;
Wood clapboard siding;
Wood beaded siding;
Stucco with smooth linish, or E!F~ dry0!C~,!:.,~.m!i~,!!.~.., Rot to exceed tweRty
pereent (20%) Elf tRe Elverall RElR 'NiRSOW faliase area.
Warehouse facilities, including self-storage and mini-warehoust: ust:s, shall have a high-
quality fa~ade treatment on all sides visible fml11 V.s. Hi;;hway 421 consistent with the
following:
a.
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a.
Red brick fa~ades trimmed with split-faced aggregate block (of a color and
texture resembling Indiana limestone), provided that iL also includes red brick
accents (such as windowsills, lintels ahove windows and doorways, huilding
corners, parapet coping, elcURed on red won't show.. ..dowe -want the
contrast?????) - - -- - - - - -----
Split-face aggregatt: block (of a color and Lt:xLure rt:st:mbling Indiana limestone)
provided that it also incorporates red hrick accents.
Pre-cast concrett: wall pands 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( I) and K(2).
-Stone -or S):..nthetic stone,
b.
e.
d.
Design in relation to topography of the site;
Design of proposed landscaping in relation to structures;
llo..._AII landscaping shall conform to the American Standards for Nursery'
Sjo!l,.kll.ll!.nd,pt.ds .cANS' Z260.1l[o! ~y"p_e a!!!:,l.sl~ o(p'la,!!:<; required~
b. Full lands.cape or wall screening of transformers, utility panels and meters
is required. LandscaI!ed screens shall vrovide 100% coverage within 3
years!
c. -frees tiiat 'iuake uplandscape screensbitweeni:esidential and commercii!!
arsas shall b~ n,5>j I~ss than <!.,ne slory or 11 {tet taU at.tl}e time of.J!lanting,
d. -""fOUn""d'aiiOD plantings shall vary in height depending on location of openings
and faux o,p.eQin~. Jaljtr l.i!l1!bs and tr~~ shall kp'lac~t! whe,!! op'ening~
are absent
Overall aesthetics of the proposed building, including color.
Ordinance Z-###-07
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4 23C.14 Other Requirements.
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nC14.0 I Outside Storage. Outside storage areas shall be allowed as shown on the DP and shall be
architecturally compatible with the principal building(s) with which they an: associatt:d. Storage
art:as shall be completely screencd from 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 collt:ction areas shall be permitted per the
nceds of the business establishments and shall be identified on the DP. Loading berths and
overhead doors shall face to the rear of all buildings. Should a loading berth be Im:ated adjacent to
or visible from a public right-of-way, or established on the side of a building through any
circumstance. it shall be screened per Commission approval.
23C14.0:l Emergenev Access. All emergency access areas and facilities shall be shown on the Site
Plan and reviewed by the Carmel Fire Chief.
23C.14.04 Signs. A Sign Plan for the proposed deve]opment shall be submitted to the Commission
for its approval as part of the ADLS application. Signs for each proposed use shall be uniform in
character as to color and an:hiteclural design as approvt:d by tht: Commission. Should an ADLS-
approved Sign Plan be replaced with a new design, the amended Sign Plan must go before Ihe
Commission for ADLS review and approval. Individual signs which conform 10 both lhe Sign
Ordinance and to Ihe approved Sign Plan shall not require further ADLS approval, however, such
signs shall require a sign permit.
23CI4.05 Conforming Uses. A DP shall be submitted to the Commission for its approval when a
legal non-conforming use is changed to a conforming use and when either:
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Any m:w building is to be constructed; or
Any existing building or site development (including addition of parking lot) is expanded
by more than thirty percent (3OCA;).
23C. ]4.06 Non-Conforlning Uses. A DP shall be submitted to the Commission for its approval
when a legal non-conforming use is altered as follows:
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I.
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A building has been more than sixty percent (60c/v) destroyed.
Any expansion of a building or sitc development (including addition of parking lot).
Normal maintenance and repair is exempt from the DP approval requirement.
If property or building is vacated for more than one (I) year.
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34 TIC14.m Perimeter Fences. Perimeter Fences shall be oermitled El6r the Reeds of the busiAes5
35 ~sll:lblisRmeHts for Drivacv. bufft:ring and scrt:enin!! Durooses and shall be identified on tht: DP.
36 When used. nerimeter fences shall be constructed of wood and masonrv materials~be solid as
37 viewed tillnumy am!le and shall be at least eight feet (S') in hei!!ht. Primarilv cedar \'>'Oodea
38 fences are nermitted: however. twentv-four inch (24") wide red brick or stone columns shall he
39 llrurDoratcd into the---.frn~",---desi~n !:lLl.kast everLJbirty-twd~32~AIternatively~ meta!
40 fencing with landscal2ing is permitted such th!!,t 10,9% !and.s~p.ing.s~ iLachieved i~~
41 y~a.!sJ All fences shall be Dronerlvlmaintained and renaired. as necessarv.
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44 Section II: All prior Ordinances or parts thereof inconsistent with any provlSlon of this
45 Ordinance arc hereby repealed.
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06/28/2007
Ordinance Z-###-07
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Section III: This Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
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Ordinance Z-###-07 PASSED by the Common Council of the City of Carmel, Indiana this
_ day of ,2007, by a vote of ayes and nays.
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COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Joseph C. Griffiths
Richard L. Sharp, President Pro Tempore
Kevin Kirby
Ronald E. Carter
Brian D. Mayo
Fredrick J. Glaser
Mark Rattermann
ATTEST:
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27 Diana L. Cordray, lAMe, Clerk-Treasurer
06/28f2007
Ordinance Z-###-07
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Ordinance Z~###-07 Presented by me to the Mayor of the City of Carmel, Indiana this
2 _ day of ,2007, at .M.
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Diana L. Cordray, IAMC, Clerk-Treasurer
Ordinance Z-###-07 Approved by me, Mayor of the City of Carmel, Indiana, this ~
10 day of
,2007, at
.M.
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17 ATTEST:
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21 Diana L. Cordray, IAMC, Clerk-Treasurer
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James Brainard, Mayor
Prepared by:
John R. Molitor
Carmel Plan COlllmission Attorney
One Ci.vic Square
Carmel. IN 46032
06/28/2007
Ordinance Z-it##-07
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US 31
Page 1 of 1
Conn, Angelina V
From: Sally Shapiro [Sally@shapiros.com]
Sent: Sunday, July 01, 2007 5:24 PM
. ,
To: Conn, Angelina V; Hollibaugh, Mike P; Carolyn Schleif
Cc: FOM'arding Email, Sharp, Rick
Subject: US 31
Angelina,
I want to amend the amendment to the US 31 overlay. I want to require that all buildings for
economic use be at least 3 stories that are occupiable. This corridor is our economic business area.
Hotels and restaurants create property tax but do not create high paying jobs that will support long
term our housing ma'rket for Carmel. I do not have problems with these type of businesses, but they
do not need to be the primary business in this area. They can supplement the corridor.
I am on my way to Italy so I hope that you can assist in writing the amendment. I have spoken to
Rick Sharp and he can assist with language.
Si ncerely,
Sally
712/2007