HomeMy WebLinkAboutPacket 03-18-08
City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date:
To:
From:
March 7, 2008
Plan Commission Members
Adrienne Keeling
Department of Community Services
Re:
March 18th Plan Commission Meeting - Docket No. 07050023 OA (Z-515-07)
Enclosed is additional information for the following item. If you have any questions, please give me a
call at 571-2417.
(Docket No. 07050023 OA) Ordinance Z-515-07:
(As amended and approved by City Council)
Monon Trail Overlay Zone
The applicant seeks to adopt Chapter 23H: Manon Trail Overlay Zone into the Carmel
Zoning Ordinance. Filed by the Carmel Department of Community Services.
On February 18, the Council approved an amended "Version A" of the Monon Overlay after
much discussion by the Land Use and Annexation Committee. As is the case with any Council-
Amended Ordinance, the Plan Commission has 45 days (until April 3) to approve or disapprove
the amendment.
In smmnary, the Council's amendments achieve the following:
1. Exempts C-l & C-2 Districts from the Development Standards.
2. Eliminates the 30' Minimum Building Separation from Urban Section.
3. Adds provision for additions to existing buildings to be within 30' (rather than 60') of the
Trail Right-of-Way in the Natural Section.
4. Increases Maximum Building Height to 60' (or underlying zoning) in the Urban Section.
5. Clalifies that parking structures adjacent to the Monon should be wrapped with a non-
parking use on all floors facing the Trail, not just the ground floor.
Please note that this is item is a zoning ordinance text amendment only. For this Overlay to be
fully implemented and enforced, a map amendment (rezoning) will be required to establish the
exact boundaries of the Overlay Zone. The Department expects to bring the rezoning phase
forward in coming months.
2008-0307; 07050023 OA; PC Memo
Page 1
ONE CIVIC SQUARE
CARJ'v:IEL, INDIANA 46032
317/571-2417
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1 Sponsor: Councilor Carter
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3 ORDINANCE Z-SlS-07
4 AS AMENDED
5 AN ORDINANCE OF THE COMMON COUNCIL OF THE
6 CITY OF CARMEL, INDIANA
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8 An Ordinance adopting Chapter 23H: Manon Greenway Overlay Zone.
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10 WHEREAS, pursuant to the Advisory Planning Law of the State of Indiana (contained in
11 IC 36-7-4), each unit ofloeal. gdvernlnent 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 given a tavorable recommendation by the Carmel/Clay Advisory Plan
16 Commission on August 20, 1996, and duly approved by Resolution No. CC-09-03-96-03 of the
17 Common Council on September 24, 1996, and is therefore the official Comprehensive Plan of
18 the City of Carmel and Clay Township; and
19 WHEREAS, the Common Council finds that it is reasonable and necessary to promote
20 and acconunodate the orderly growth and development of the City of Carmel and Clay Township
21 by adopting an ordinance which provides consistent urban and natural design treatments for
22 private properties along the Jy1onon Greenway; and
23 WHEREAS, pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to
24 amend the text of the zoning ordinance; and
25 WHEREAS, pursuant to Indiana Code 36-7-4-610 and City of Carmel Ordinance No. D-
26 1600-02, the Carmel Zoning and Subdivision Control Ordinances are incorporated by reference
27 into the Carmel City Code;
28 NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
29 Carmel, Jndjana, that, pursuant to IC 36-7-4-600 et seq. and after Docket No. 07050023 OA
30 having received a favorable tecormnendation from the Carmel Advisory Plan Commission on
31 Tuesday, November 20, 2007, it hereby adopts this Ordinance to amend the Carmel Zoning
32 Ordinance (Ordinance No. Z-289, as amended), as amended, to read as follows:
33 Section I:
34 a. Adopt Chapter 23H: Manon Greenway Overlay Zone to read as follows:
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36 23H.OO Manon Greenwav Overlay Zone.
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38 23H,OO.O,1 Purpose. Intent and Authoritv. The purpose of this ClverIay zone is to protect and enhance
39 the health, safety and, welfare of the citizens and property owners of Carmel and Clay
40 Township by protecting the physical integrity of the Manon Greenway, including its ballast
41 foundation and drainage ways, and by complying with the Manon Greenway easement
42 covenants as they pertain to the natural character and existing vegetation of the trail and its
43 protection. For purposes of this Zone, the MOll on Greenway shall be defined as any property
44 conveyed to the City of Carmel, by title or easement, for purposes of establishment of the
45 Manon Trail.
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VERSION A. 02118/2008
Ordinance Z-51 5-07, As Amended
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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 Manon
Greenway;
.. Providing controls for architecture and landscape design that establish continuity of
design between projects and to improve the physical relationship and human scale
between new buildings and the Manon Greenway;
.. Protecting the Monon Greenway character;
.. Protecting the physical integrity of the Manon Greenway.
Thi~ district is superimposed over the other primary zoning districts and its regulations shall
supersede those of the primary zoning districts over which itis superimposed. -In establishing
this zone, the Plan. Commission and Council relies on LC. 36-7"4"1400 el seq.
Application Procedure.
A. Development Plan. See Section 24.99(.4)- Development Plan.
B. Architectural Design. Exterior Lighting. Landscaping and Signage (ADLS). See Section
24. 99(B).- Architectural Design, Exterior Ughting, Landscaping and Signage (ADLS).
23H.OI District Boundaries. The boundaries of the Manon Greenway Overlay Zone (the Zone) are hereby
established as approved on the Zoning Map. Diagram 1 illustrates, generally, the boundaries of the Urban
and Natural Sections.
231-1.01.0 I Urban Section Boundary_Properties which
abut the 'Monon Greenway from FirstStreet NW to
the southern property line of properties fronting
the south side of Carmel Drive.
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23H.01.02 Natural Section Boundary. Properties which
abut the Monon Greenway from ] 46th Street to
First Street NW and Carmel Drive to 96th Street.
39 231-1.01.03 Parcels in the C~lICiN Center and C-2!Old
41 Town DistrlGts shal I be exemDt from tbe
43 requirements o[the Zone.
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47 23H.02 Plan Commission Approval.
49 23H.02.01 The Plan Commission, er its 1:1earinf Officer
51 in C] or C 2 Districts, must approve, approve
53 with conditions, or disapprove, the Development
55 Plan (DP) and Architectural Design, Exterior
57 Lighting, Landscaping and Signage (ADLS) for
59 any tract of land in the. Urban Section of the
61 Monon Greenway Overlay Zone. DP and ADLS
63 review is required in the Natural Section, pursuant
65 to the requirements of the underlying primary
67 zoning district.
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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, by not greater, than thirty~five percept
(35%). Any approval to permit'sllch a waiver shall
be subject to the JoHowing criteria:
VERSION A - 02/18/2008
Ordinance Z-515-07, As Amended
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I A. The, proposal shall enhance the overall Development Plan and the adjoining streetscapes
2 and neighborhoods.
3 B. The proposal shall not produce a Site Plan or street/circulation system that would be
4 impractical or detract from the appearance of the Development Plan or the District, and
5 shall not adversely affect emergency vehicle access.
G C. The proposal shall exhibit extraordinal)' site design characteristics, including, but not
7 limited to: Increased landscape treatment, tree preservation, provisions for bicycle and
8 pedestrian traffic.
9 In granting a waiver, the Commission may impose such conditions that will, in its judgment,
10 secure the purposes of this Chapter. This Section does not affect the right of the applicant
II under Indiana laW to petition the Board of Zoning Appeals for a variance from development
12 standards provided under IC 36-7-4-918.5 and this Zoning Ordinance.
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15 231-1.03 Permitted Uses. See Appendix A - Schedule of Uses .
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23H.03.01 AllUses which are permitted in the underlying primary zoning district(s), except those
uses expressly prohibited by Section 23H.04, are permitted in the Zone.
] 8 23H.03.02 Residential uses are pemlitted in the Zone, regardless of the underlying primal)' zoning
19 district.
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22 23H .04 Prohibited Uses, See Appendix A - Schedule of Uses.
23 2JH.04.01 Prohibited Uses.
24 Mobile Home Court, Penal or Correctional Institution, Commercial Sewage or Garbage
25 Disposal Plant, Water Management and Use Facility, Lumber/Building Materials Sales
26 (enclosed), Automobile Service Station, Restaurant (with drive-thm sales), Automobile/Boat
27 Sales, Automobile/ Truck Repair (indoor), Car Wash, Commercial Kennel, DI)' Cleaning
28 Establishment(with olHite plant), Funeral Home/Mortuary/Crematory, Self-service Laundry,
29 Veterinary Hospital with commercial kennel, Wholesale Sales, Stadium or Coliseum, Feed
30 Store, Grain Elevator, Shooting Gallery, Sexually Oriented Businesses, All Industrial Uses in
31 Appendix A (Type of Uses).
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34 23H.05 Building Setbacks.
35 23H.05.01 Urban Section.
36 A. Minimum Greenwav Setback.
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Minimum: Twelve feet (12'), measured from the actual right-of-way, or a
thirty-three feet (33') half right-of-way, whichever is greater. See
corresponding Building Heights, as prescribed by Section 23J-f 08. OJ_
Maximum: There is no maximum setback; however, the area adjacent to
the Greenway may not be used solely for parking. In addition, this area
must reflect an awareness of the Greenway and shall not adversely
impact the character ofthe Greenway.
B. Side and Rear Setbacks, Fifteen (15) feet.
C. Minimum Build)!:!; Separation: Thirty (30) feet between principal baildingy.
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Gk;. Conflicting ReQuirements. Wherever there exists a conflict 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. However,
parcels in the Overlay with frontage on a public street, must adhere to the Front
VERSION ^ - 0211812008
Ordinance Z-515-07, As Amended
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Yard requirement~. established by other applicable Overlay Zones or their
underlying zoilingdistricts.
23H.05.02
Natural Section.
A. Minimum Greenway Setback. Setbacks shall be measured from the edge of' Monon
Greenway, generally a presumed thirty-three feet (33') half right-of-way.
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2.
l'>lew Principal Buildings: Sixty (60) feet.
Additions to ExistinILPtinciWtJJiu.jldL'Lg;;: Thirtv no\ feet.
9 3. Accessory Buildings: Thirty (30) feet.
10 B. Side and Rear Setbacks. Requirements per underlying primary zoning district.
11 C. Conflicting Requirements. Wherever there exists a conflict between the building setback
12 requirements of the Old Town District Overlay Zone and the Monon Greenway
13 Overlay Zone, the Manon Greenway Overlay Zone shalI govern. However,
14 parcels in the. Overlay with frontage on a public street, must adhere to the Front
15 Yard requirements established by other applicable Overlay Zones or their
] 6 underlying zoning districts.
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19 23H.06 Greenwav Access Points.
20 23]-1.06.0 I Greenway Access Points, for new residential or commercial construction, shall be
21 designed and built in accordance with an approved Plan and to Parks Board Standards.
22 Access Points from existing :buildings must receive the approval of the Director of Carmel
23 Clay Parks. Connection intervals shall be approved by the Director of Carmel Clay Parks. All
24 access points shall be constructed of durable materials and shall be designed as to not impede
25 drainage ways. Wl):ere.deterrnined appropriate, a non-access agreement may be required to be
26 recorded.
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29 23H.07 Building Orientation & Footorint.
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23H.07.01
Urban Section.
A. Orientation. Every parcel with frontage on the Monon Greenway must have at least one
building elevation that fronts on the Greenway.
B. Maximum Building Footprint: 15,000 square feet.
C. Maximum Fac;ade Length: 150 feet.
Natural Section.
23H.07.02
36 A. Maximum Building Footprint: 15,000 square feet.
37 B. Maximum Fac;ade Length: No fac;ade greater than 80 feet in length shall be parallel with
38 the Greenway. Longer facades must be oriented at an angle greater than or
39 equal t6 60 degreeS from the property line abutting the Greenway.
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42 23H.08 Building Heio:ht.
43 23H.08.D1 Urban Section.
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A. Minimum Height:
None.
B. Maximum Height: Sixty feet (60')' or as nermitted in the' primary underl~
zonino: distriCt.
VERSION A - 0211S1200S
OrdinanceZ-515-07, As Amended
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23H,08.02
Building fabudc:; ",,[t11 n distance Jess than thirty sc',el:fcct (37') frOl'll-4lw
GreenwaY-Sfl-all.,.OO-limited to two stories.
Building Iboades with a distanetY~R tlfty SCH;A foct (51') [rem th~
Gr8tH!Way sHall be IH~-to four slo~ios. This Additional hGight may he
liChicvcd by setting the building baok, ;)F-BY dcsi;;ning II f[lyadc step baok
fiwn th Ie! Green way.
Building ta.cndcs \>\.lth n distance greater than tifty seven feet (57') trOH'l-tlte
f".RXfflway-H1flT!mV€--a-ItefgttHvh*~I'-ffii.tted-by-tfl€--f*iffia-ry-u~
Wiling district or other applicable Ovcrlay Zone. This additional hei.;ht
milY be achicycd by setting tne building back, or by designing Olee or more
foyade step backs from the Grccl1lvay.
4l When used, fayade step backs shall be at least twenty feet (20') in depth and
shall be constructed as usable outdoor space, such as a rooftop patio or
garden.
Natural Section.
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A. Minimum.Height:
None.
17 B. Maximum Height: As 'pem1itted In the primary underlying zoning district or
18 applicable Overlay Zone.
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21 23H.09 Building Requirements.
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23H.09.0 I New principal buildings with a gross floor area containing 1110re than 15,000 non-
residential square feet shall contain a shower, changing and locker facility accessible for
employee use.
25 23H.09.02 New principal buildings with a gross floor area containing more than 15,000 square feet
26 shall provide covered, long tem1 bicycle parking at a rate of one space per 5,000 square feet.
27 Long term bicycle parking may include an indoor storage area and/or exterior bicycle lockers,
28 as approved as part of an ADLS plan.
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31 23H.I0 Architectural Design. Buildings in the Urban SeetiO!'l with frontage onthe Greenway must include the
32 following characteristics:
33 23H.1 0.0 I Large blank facades are not allowed. Buildings with continuous facades that are fifty feet
34 (50') or greater in width, shall be designed with offsets (projecting or recessed) not less than
35 eightfeet(8') in depth and continuous for not less than twenty-five feet (25') along the length
36 of the fayade.
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All elevations shall exhibit variety through inclusion of architectural elements such as
windows and surrounds, storefronts, doors, special brick cOl!rsing, pilasters, lintels, canopies
and covered. walkways or recesses. Facades shall also exhibit variable roof heights, a
diversity of building materials and varied building mass within a given structure.
Architectural elements shall be arranged ina balanced, relatively uniform fashion. Faux
window openings a1Jd special masonry coursing may be used in service areas, especially areas
where rooftop sky lighting is designed.
23H.IO.02 Ground and upper floors shall utilize transpArent glass;. the ground floor elevations of
non-residenti_al uses must incorporate the transparent glass as a significant component.
23I-LlO.03 The first floor and all other tloors will have a coordinated composition, which will
usually be indicated by the alignment of upper floor windows and other features with
openings and features of the first floor:
VERSION ^ - 0211&/200&
Ordinance Z-515-07, As Amended
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23H.1O.04
23H: 1 0.05
23H.10.06
23H.1O.07
23H.IO.08
23H.I0.09
23H.1O.1 0
Retail storefronts shall have a primary entrance oriented along the Greenway on the first
floor of the building, other entrances such as pedestrian entrances to parking areas shall be
permitted on non-Greenway facades.
Every fa9ade of a building abutting the Greenway must have openings for windows.
Large expanses of glass are allowed, but no fayade 'may be constructed entirely of a metal
and glass curtain wall.
Fixed or retractable awnings are encouraged 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 fa9ade composition; and are designed
as an integral part ofthe fa9ade. Awnings may not be internally illuminated.
Pedestrian scale detailing is required at the ground level. As the buildings will be viewed
very close up, it is important to exhibit.articulated detail and ornament that is scaled to the
pedestrian. Examples include, but are not limited to cornices, columns, pilasters, lighting,
decorative moldings, sills and quoins, as well as canopies, awnings covered walkways and
other similar sheltering features.
Modulation of the roof arid/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 (20) feet,
whichever is greater. Parapet heights shall vary by no less than 3 feet, including between
neighboring structures on the same or adjacent parcel.
Architectural styles, primary materials, building setbacks, separations, heights and mass
shall vary among neighboring buildings along the Greenway. .
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27 23H.ll Landscaping and Tree Preservation.
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23H.I1.01
VERSION A - 02/1312008
Urban Section.
A. Tree Preservation Requirements: It is the goal of the Manon Greenway Overlay to
preserve existing vegetation within the Greenway Easement of Right-of-Way
according to the Manon Greenway covenants. Alterations to the existing
vegetation in the Manon Greenway may be sought throligh a DP/ADLS
proposal. Such alterations require the approval of the Director of Carmel Clay
Parks. Otherwise no changes to the Greenway vegetation may be mad!;:. Any
proposed preservation or alteration outside of the Greenway shall be reviewed
by the Urban Forester and PI.an Commission and must be in accordance with
Section 23HII.Q3. When deemed appropriate, and upon the approval of the
Urban'Forester, mitigation may occur within the Manon Greenway.
B. Planting Requirements:
I, When a Development Plan or other Commission approval includes or requires
reconstruction of the Greenway, the landscape plan shall comply with the
Manon Greenway Cross Section requirements and must meet the approval of the
Director of Carmel Clay Parks and the City of Carmel Urban Forester.
2. The Greenway Setback shall be landscaped with a combination of shade trees,
low shrubs, planting beds and grass or ground cover, with exceptions for
appropriate pedestrian access to building entrances.
3. Alternatively, theCreenway Setback may be covered with decorative hard
surfaces and/or pavers to allow seating areas or outdoor tables; such areas shall
be surrounded by low shrubs or planting beds.
Ordinance Z-515-07, As Amended
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VERSION A. 02/18/2008
4. Remaining facades shall have foundation plantings in beds no less than five (5)
feet in width, with exceptions for appropriate pedestrian access to building
entrances. l1iitially, plantings shall.cover at least 50% ofthe base ofthe building
(horizontally) and be at mature height and coverage within three (3) years.
Natural Section.
A. Planting Requirements: Plantings shall be provided at a rate equivalent to a Bufferyard
D, as prescribed in Chapter 26.04: Perimeter Buffel"ing Requirements.
B. Tree Preservation Requirements: Existing vegetation within the Greenway Easement
or Right-of-Way shall be preserved in. accordance with the Monon Greenway
covenants. Proposed preservation plans or alterations to the existing vegetation in
the Greenway require the approval of the Director of Carmel Clay Parks. Otherwise
no changes to the Greenway vegetation may be made. Any proposed preservation
or alteration outside of the Greenway shall be reviewed by the Urban Forester and
must be in accordance with 23H.l1.03.
General Landscaoing Requirements.
A. Sites with existing trees or stands of trees shall protect and incorporate them into the
overall. site design. The landscape plan must preserve not less than 75% of all trees that
~re 6" DBB or larger and located within the required yard/setback areas.
R A five-foot (5') wide planting strip shall be provided along all sides of parking areas.
The minimum planting shall include two (2) shade trees and thirty (30) shrubs per 100
linear feet. ]n areas where the planting strip is isolated frorilother lawn or green areas by
side\\>alks, drives or other impervious surfaces, then the Plan Commission may require
structural soil technologies be applied to sustain the life ofplantings.
C. Parking areas shall be located at the rear or side of buildings, and screened from the
Greenway by low walls, low fences, or hedges, or a combination thereof. Plant materials
shall be at least four feet (4') in height within three (3) years.
D. Shade trees shall be planted within parking areas greater than 10;000 square feet. There
shall be plantcd one (1) shade tree and five (5) shrubs per every nine (9) spaces.
E. The design of fencing, sound walls, trash enclosures and similar site elements shall
replicate the architecture of the Principal building(s) in construction material and
detailing. No openings or access gates for trash enclosures shall face the Manon
Greenway.
F. All landscaping approved as part of an ADLS plan shall be installed prior to issuance of a
Certificate of Occupancy by the Department. If it is not, possible to install the approved
landscaping because of weather conditions, the property owner shall post a bond prior to
the issuance of the Fin:al Certificate of Occupancy for the amount equal to the total
installed cost of the remaining,uninstalled landsdpeinaterial.
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 set by this Ordinance. This is to include, but is not limited
to, replacing dead plantings with identical varieties ora suitable 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
been approved by the Plan Commission may later be substantially altered, eliminated or
sacrificed without first obtaining further Commission approval. However, minor material
alterations in landscaping may be approved by the Director or his designee in order to
confoml to specific site conditions.
Ordinance l-51S.07, As Amended
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I. Ground level mechanical/ telecommunication equipment shall be fully screened so that it
is not visible from the: Greenway and any adjoining residential zones or uses using walls,
fencing, landscaping, or other method approved by the Commission.
23H.12 Lighting.
23H.12.01 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.
23H.12.02 Exterior lighting shall be architecturally integrated with the building style, material and
color. Rooftop Iightlngshall be prohibited.
23H.12.03 All exterior architectural, display, decorative and sign lighting shall be generated from
concealed, low level fixl;tJres.
13 23H.12.04 The maximum height of light standards in parking areas shall not exceed the building
14 height, or twenty-five (25) feet, which ever is less. When light standards abut or fall within
15 ninety (90) feet of single family residential properties, their height shall not exceed fifteen
16 (15) feet.
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19 23H.13 Sig:nage. All signs shall be in accordance with Chapter 25:07: Sign Ordinance and other applicable
20 District Overlay Requirements. In addition, the following standards shall apply to signs facing the Monon
21 Greenway:
22 23H.13.02 Wall Signs are allowed in the Urban Section provided that they fit within the horizontal
23 and vertical elements of the building and do not obscure details of the building. No sign shall
24 be allowed to extend above the cornice line of a building. Wall Signs shall be no larger than
25 ten (10) square feet and shall be in accordance with an approved ADLS.
26 23lU 3.03 Projecting Signs no larger than six (6) square feet are allowed for new or existing
27 buildings in the Urban Section which comply with setback, orientation and height
28 requirements, as specified in Sectio.ns 23f! 05, 23H 07 and 23H.08 of this Chapter.
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31 23H.14 Parking.
32 23H.14.01 Parking shall be provided per Chapter 27: Additional Parking & Loading Regulations,
33 unless otherwise stated for parcels in the Old Town District Overlay Zone.
34 23H.14.02 Bicycle parking shall be provid~d in accordance with Section 27.06' Bicycle Parking;
35 however, the required number of bicycle parking spaces in the Overlay Zone shall be dOllble.
36 The number of spaces may include the long-term bicycle parking required in Section
37 23H.09.02. Upon approval by the Alternative Transportation Coordinator, bicycle parking
38 may be located in the Monon Greenway Easement (Urban Section only)..
39 23H.14.03 Parking areas shall beset back -not less than 20 feet behind the FrontLine of Building,
40 and shall include landscaping as required in Section 23I-I. J 1. 03. Open spaces created by this
41 setback shall become pocketpatks, landscaped gathering spaces or space for other greenway-
42 related amenities.
43 23H.14.04 Parking structures are permitted adjacent to the Monon Greenway; provided that tfle
44 grotrntlalllevelii of the fayade facing the Greenwayifr~a non-parking use, or fLbdow-g,rade
45 1;l8rkinl! structure acts as a building foundation completely screened from the view of the
46 Greenway. Uses may be residential or non-residential in nature, and shall comply with
47 Sections 23H03 and 23H.04 ofthi's Chapter.
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50 23H.15 Other Requirements.
VERSION A - 02/18/2008
Ordinance Z"5 J 5-07, As Amended
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23H.15.01 Boundarv Markers. Upon application for Commission approval a staked survey must be
completed to determine the Munon Greenway property line. Prior to commencing and
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 inches (24") in
height and placed at the property corners abutting the Greenway. In addition, a temporary
construction fence shail be placed along the Greenway boundary prior to site work
commencing and throughout the duration of construction.
23H.I5.02 Manon Documents. Upon application for Commission approval applicant must provide a
copy of the deed by which the title and any associated ea~ements were conveyed.
23H.15.03 All other requirements not mentioned in this Section shall remain as stated for that
primary zoning classification district mapped.
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13 Section II: All prior Ordinances or parts thereof inconsistent with any provISIon of this
14 Ordinance are hereby repealed.
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17 Section ill: This Ordinance shall be In full force and effect from and after its passage and
18 signing by the Mayor.
VERSION A - 02/18/2008
Ordinance Z-515-07, As Amended
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PASSED by the Common Council ofthe City of Carmel, Indiana this '--- day of
2008, by a vote 'of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Joseph C. Griffiths
Richard L. Sharp, President Pro Tempore
Kevin D. Rider
John V. Accetturo
W. Eric Seidensticker
Ronald E. Carter
Luci Snyder
ATTEST:
Diana L. Cordray, lAMC, Clerk-Treasurer
Presented by me to the Mayor of the City of Carmel, Indiana this _ day of
2008, at .M.
Diana L. Cordray, IAMC, Clerk-Treasurer
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......
.J.J
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Approved by me, Mayor of the City of Carmel, Indiana, this _ day of
2008, at .M.
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James Brainard, Mayor
A ITEST:
Diana L. Cordray, lAMC, Clerk-Treasurer
Prepared by:
John R. Molitor, Carmel Plan Commission Attorney
VERSION A . 02/18/2008
OrdinanceZ-515-07, As Amended
10