HomeMy WebLinkAboutDevelopment Plan 03-07-03
Weston Poz.nte
presented to the
Carmel Clay Plan Commission
March 2003
A Pittman Community
CONTEXT, PC
Paul1. Cripe, Inc.
Perkins VonDrylen & Associates, P. C.
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WESTON POINTE
CARMEL, INDIANA
Submitted By:
Pittman Partners, Inc.
Carmel, IN 46032
Project Land Planners:
Context La.ndscape Architects
Project Architects:
Perkins Von Deylen
Browning Day Mullins Dierdorf
Project Engineer:
Paull. Cripe, Inc.
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I. Development Report
II. Zoning Applications
III. Zoning Map
IV. Site Location Map
V. Aerial Photo
VI. Site Development Plan
U VII. B2 Zoning Ordinance
VIII. R4 Zoning Ordinance
IX. US Highway 421- Michigan Road Corridor Overlay Zone
X. Commercial Building Elevation
XI. Townhome Elevations
XII. RoundaboutITownhome Vista
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Pittman Partners is proposing to rezone approximately 34.8 acres of property, located at 11300 North
Michigan Road in Carmel, Indiana. This petition is requesting to rezone the front 14.8 acres to a B-2
Business Zoning Classification' and the back 20 acres to an R-4 Residential Zoning Classification. As
planned, this site would have a divided landscaped entry road that would serve the commercial property and
lead into the residential property with a formal roundabout. While the final design of the commercial area
is unknown, it is su~ect to rhe Michigan Road/US 421 Overlay Zone requirements. One could anticipate
that the architecture styles would be of the Georgian, Greek Revival or Federal styles since these styles
transition well into our more formal neotraditional design layout of the townhome area. The Weston Pointe
Townhome area will be subject to the Residential Open Space Ordinance and will be well accented with
village greens, landscaped courtyards, a mature tree preserve to the east and beautiful architecture.
The developer, Pittman Partners, Inc., project land planner and landscape architect, Mr. Craig Glazier of
CONTEXT, project architects Perkins VonDeylen and Browning Day Mullins Dierdorf, along with the civil
engineering firm of Paul I Cripe Engineers were given thetask of laying out and designing a piece of
property that was subject to many challenges and opportunities. The property is long and narrow. It is
currently zoned S-] but is adjacent to US 421 and subject to the Michigan RoadlUS 421 Overlay Zone
Requirements. The site is surrounded by a myriad of uses. To the west are vacant properties that are in the
US 421 Overlay Zone and will eventually be developed into commercial properties. These sites are
partially in Carmel's' and partially in Zionsville's plarning jurisdictions. To the south, Weston Pointe is
adjacent to vacant property zoned B-2 and residential property that has an existing stub street into Weston
Pointe and was developed utilizing the old cluster option that has since been repealed. The re~dential
development is caIled The Westons and is also to the east of the property. To the north is undeveloped
property zoned S-1 and developed property zoned B-3. Weston Pointe is clearly a transitional property
that lends itself to mixed uses.
As the developer, we will provide commercial uses that are complimentary to the residential uses and do not
detract from these areas. In addition, landscaping, lighting, signage and special architectural treatments will
make Weston Pointe a mixed use development that not only blends in well with the surrounding area but
also complements the area and enhances one's experiences if they choose to live or work in Weston Pointe.
PETITION TO CHANGE THE OFFICIAL ZONING MAP
U INCORPORATED BY REFERENCE INTO THE CARl\fEL/CLA Y ZONING ORDINANCE
(REZONE APPLICATION)
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$700 plus $35.00 per acre
Date: January 16, 2003
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Docket No.: 31- 03 :z.
Don Ford &
Name of Owner: Carolyn- Penn; ngton Phone No.: 317 - 873-9790
Address of Owner: 4490 - 121st Street West
Zionsville, IN 46077
Record of Ownership: Deed-Book: 291 Page: 250
Legal Description (Use additional page[s] if necessary):
see attached legal description
Purchase Date:
Common Address of Property Involved (or General Description if no Address Exists):
11300 Block of North Michigan Road
~oposed Zoning Change: From the ~ Di~trict to the B-2 District, for the property shown
outlined in red on the map attached hereto, which is made a part of this petition. -
Statement of compliance with the Carmel/Clay Comprehensive Plan
(use additional pages if necessary):
Commercial/Business uses within the 421 Overlay Zone
AFFIDA VIT
~ .
U(I or We), being duly sworn, depose and say that (1 or We) (am or are) the (owner or owners) of Fifty Percent
(50%) or more of the property involved in this application and that the foregoing signatures, statements, and
2:!el, s herein contaiI;ed and the information ~, . i su sulbmitted are in all, respects, true and correct to the best
ri:@1,:{ _rJP/t- V jtbl(wyftfkitz.cfut It-
Donald~~d Carolyn Ford Pennington I
Name Name
4490 - 121st Street West 4490 - 121st Street West
Address Address
Zionsville, IN 46077 Zionsville. IN 46077
City, State City, State
The applicant, correspondent, or agent (if different from owner or owners)
Steve Pittman (applicant)
Name
(317) 580-9693
Telephone
January 16, 2003
Date
Gary Murray (agent)
Name
(31 n 842-6777
Telephone
Januarv 16, 2003
Date
-..
UState of Indiana )
) 55:
County of '-g{i)D M--? )
',' Before me the undersigned, a Notary Puqlic Jor 7?- '0 6' ~Lf
, d . (officer's county of residence)
Connty, State of Indiana, personally a:ppear.)IhJSM. V (!iARt::::lk.
(name of person)
acknowledged the execution of the foregoing instrument this
Jtl 11-1. fa. , ~.1f}
r7
day of
My commission eXPires:x.1.llfJ./&iMb?
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PROPOSED B-2 AREA ZONING DESCRIPTION
A part of the of the Southwest Quarter of Section 6, Township 17 North, Range 3 East, in
Clay Township, Hamilton County, Indiana,
Commencing at the Northeast corner of the Southwest Quarter of Section 6, Township 17
North, Range 3 East; thence along the north line of said quarter section South 89 degrees
56 minutes 26 seconds west a distance of 1377.69 feet to the point of beginning of the
herein described tract; thence parallel with the centerline of U.s. Highway 421 South 15
degrees 04 minutes 16 seconds East a distance of 761.26 feet to the northern line of The
Village at Weston Place, Section 2, as recorded as Instrument No 9626949, in Plat
Cabinet 1, slide 686, in the Office of the Recorder of Hamilton County, Indiana; thence
along said northern line, North 89 degrees 49 minutes 00 seconds West a distance of
881.57 feet to said centerline; thence along said centerline, North 15 degrees 04 minutes
16 seconds West a distance of 75.7.39 feet to the north line of said quarter section; thence
along said north line, North 89 degrees 56 minutes 26 seconds East a distance of 880.56
feet to the point of beginning, containing 14.826 acres (645811.09 square feet).
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PETITION TO CHANGE THE OFFICIAL ZONING MAP
INCORPORATED BY REFERENCE INTO TIIE CARMEL/CLA Y ZONING ORDINANCE
(REZONE APPLICATION)
$700 plus $35.00 per acre
Date: January 16, 2003
Docket No.: :;'3 - 03 2-
Don Ford &
Name of Owner: Carolyn Penn; ngton Phone No.: 317 - 873-9790
Address of Owner: 4490 - 121st Street West
Zionsville, IN 46077
Record of Ownership: Deed Book: 291 Page: 250
Legal Description (Use additional page[s] if necessary):
see attached leqal description
Purchase Date:
Common Address of Property Involved (or General Description if no Address Exists):
11300 Block of North Michiqan Road
Proposed Zoning Change: From the .2.=.L District to the~ District, for the property shown
. .
outlined in red on the map attached hereto, which is made a part of this petition.
Statement of compliance with the Carmel/Clay Comprehensive Plan
(use additional pages if necessary):
Buffer use between US 421 commercial uses and residential uses to the east.
AFFIDAVIT
U (I or We), being duly sworn, depose and say that (I or We) (am or are) the (owner or owners) of Fifty Percent
(50%) or more of the property involved in this application and that the foregoing signatures, statements, and
rs herein contained and the information here
or 0 )_ "}'?)~~
Donald ord '-Jl
Name
4490 - 121$t Street West
Address
Zionsveville, IN 46077
City, State
e m_: ~~ correct ID ilie b~t
Pennington -
Carolyn Ford
Name
4490 - 121st Street West
Address
Zionsvillel IN 46077
City, State
The applicant, correspondent, or agent (if different from owner or owners)
Steve Pittman (applicant)
Name
(317) 580-9693
Telephone
January 16, 2003
Date
Gary Murray (agent)
Name
(317) 842-6777
Telephone
January 16, 2003
Date
(
UState of Indiana
County of ~P"-}VVt
)
) SS:
)
Before me the undersigned, a Notary Public for .IS 0 e ,l.f
(officer's county .of residence)
County, State of Indiana, personally appeared ~ _~{l~
(name of person)
acknowledged the execution of the foregoing instrument this /1 <.J'''-. . day of
,_ ) U /rut tlv..j , 20.1B.
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<ii1nlft!t:e) My commission expires:, jl> J &~
..SL fA I ~' M.'>! 4'1(}
(printed ot typed)
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PROPOSED R-4 AREA ZONING DESCRIPTION
A part of the of the Southwest Quarter of Section 6, Township 17 North, Range 3 East, in
Clay Township, Hamilton County, Indiana,
Commencing at the Northeast corner of the Southwest Quarter of Section 6, Township 17
North, Range 3 East; thence along the north line of said quarter section, South 89 degrees
56 minutes 26 seconds West a distance of 20.00 feet to the northwest corner of Park at
Weston Place, Section Three, recorded as Instrument No. 9736778, in Plat Cabinet 2,
slide 18, in the Office of the Recorder of Hamilton County, Indiana, and the point of
beginning of the herein described tract; thence parallel with the east line of said quarter
and along the west line of Park at Weston Place, South 00 degrees 48 minutes 27
seconds West a distance of 665.32 feet to the northern line of The Village at Weston
Place, Section 2, as recorded as Instrument No 9626949, in Plat Cabinet 1, slide 686, in
the Office of the Recorder of Hamilton County, Indiana (the next three calls being along
said northern line); (1) North 89 degrees 49 minutes 00 seconds West a distance of
711.52 feet; (2) South 00 degrees 48 minutes 27 seconds West a distance of 74.91 feet;
(3) North 89 degrees 49 minutes 00 seconds West a distance of 437.80 feet; thence
parallel with the centerline of U.S. Highway 421, North 15 degrees 04 minutes 16 seconds
West a distance of 761.26 feet to the north line of said quarter; thence along the north line
of said quarter, North 89 degrees 56 minutes 26 seconds East a distance of 1357.69 feet
to the point of beginning, containing 20.000 acres (871,200.00 square feet).
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Produced l1; City of Carmel GIS
for the Deportment of ComlWnlty Services
OfficIal Zoning Map os adopted l1;
RESOLUTION NO.CC-II-0S-D/-09
1//05/200/
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Based on property data
provIded I:1y
Ham1l1on County.lndlano
Produced: 07//9/2001
Lost Jrlodl(led: 08/05/2002
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WESTON POINTE
.-i. Pittman Community
on North Michigan Road
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CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDINANCE
CARMEL/CLAY ZONING ORDINANCE
CHAPTER 13: B-2/BUSINESS DISTRICT
13.00 B-2/Business District.
13.01 Permitted Uses.
13.02 Special Uses.
13.03 Accessory Buildings and Uses.
13.04 Height and Area ReclUirements.
13.05 Parking and Loading Berth Requirements.
13.00 B-2/Business District.
13.0001 Purpose and Intent.
The purpose of this district is to provide primarily for heavy commercial and office uses to be
developed as a unit or on individual parcels. The intent is to provide an area where heavy
businesses may locate with minimal requirements.
13.00.02
Plan Commission Aooroval.
Develooment Plan. Not required.
A.
8. Architectural Design. Exterior Lighting. Landscaping and Signage. To insure the
compatibility ofthc proposed use with adjoining areas, the Commission shall review the
Architectural Design, Exterior Lighting, Landscaping and Signage (ADLS) application
of any proposed use of any Lot or parcel oCground within the B-2 District prior to the
issuance of an Improvement Location Permit by the Department. Once approved by the
Commission the Architectural Design, Exterior Lighting, Landscaping and Signage
(ADLS) shall not be materially or substantially changed or altered without the prior
approval ofthe Commission.
See 13.00 amended per Ordinance No. Z-369-02: 9Q.
13.01 Permitted Uses:
Any use permitted in the B-1 District (Section 12.01).
Art and music center
Commercial warehouse storage
Contractors storage facility
Day nursery
Enclosed storage warehouse
Exterminating shop
Feed store
Food products distributing station
Fuel or ice sales
Grain elevator
Chapter 13: B-2/Business District
13-1
as amended per Z-320: Z-365-01; Z-369-02
Summer 2002 vI
CITY OF CARMEL & CLA Y TOWNSHIP ZONrNG ORDINANCE
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l3.02
Job printing shop
Kindergarten
Laundry or dry cleaning plant
Lumber or building materials storage (unenclosed)
Machine shop
Newspaper publishing or printing plant
Plant nursery
Radio or television transmission tower
Sheet metal shop
Sign shop
Specialized contractor shop
Welding shop
Wholesale establishment
13.01.01 Minimum Area Requirements:
Use
Minimum Area
(Acres)
Day nursery
Kindergarten
Plant nursery
One (l)
One (I)
Ten (10)
13.0 I.020ther Requirements: Same as 8-1 District regulations of Seclion 12.01.02.
Special Uses: (See Chapter 21 for additional regulations.)
Artificial lake or pond (not a part of a plat)
Boarding or lodging house
Cemetery
Church, temple or other place of worship
College or University
Commercial recreational enterprise or facility
Commercial sanitary landfill or refuse dump
Fraternity or sorority
Hotel, motel
Junk or material and/or salvage yard
Mineral extraction, borrow pit, top soil removal and their storage
Mobile home, temporary uses (one (1) year maximum)
Outdoor theater
Penal or eom~ctional institution
Private recreational development or facility
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Chapter 13: B~2/Business District
13-2
as amended per Z-320,' Z-365-01; Z-369-02
Summer 2002 vI
CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDfNANCE
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Radio or television transmission antenna, if mounted on another structure
Tower
13 .02.0 I Minimum Area Requirements:
Use
Minimum Area
(Acres)
Cemetery
Junk or material and/or salvage
yard
Outdoor theater
Commercial sanitary landfill or
refuse dump
Race track
Raising and 'breeding of non-farm
fowl and animals
Stadium or coliseum
Thirty (30)
Ten (10)
Five (5)
Forty (40)
Forty (40)
Five (5)
Five (5)
13.02.02 Other Requirements:
Use
Other requirements:
Minimum buffer of three
hundred (300) ft. from any
residential district
Sec. 13.02 amended per Ordinance No. Z-320. Amendedper Ordinance No. Z-365-01.
Mineral extraction, borrow pit, top
soil removal and their storage
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13.03 Accessory Buildings and Uses. See also Section 25.01.
See 13.03 amended per Z-369-02; gr.
13.04 Height and Area Requirements. (See Chapter 26 for additional requirements.)
13.04.01 Maximum height: Sixty (60) feet.
13.04.02Minimum front yard:
L residential uses: Fifteen (15) fect;
2. all others: None.
13.04.03 Minimum side yard:
I. residential uses: Five (5) feet;
2. any business use located in a block or parcel which includes or adjoins a residential
district or usc or which is located on a comer: Five (5) feet;
3. any business use which does not meet the above qualifications: None.
13.04.04Minimum aggregate of side yard:
1. any use that requires a minimum side yard of five (5) feet (Section 13.04.03 above): Ten
(10) feet;
2. all other uses: None.
13.04.05 Minimum rear yard:
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residential uses: Twenty (20) feet;
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Chapter 13: 8-2/Business District
13-3
as amended per Z-320; Z-365-0I; Z-369-02
Summer 2002 v I
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CITY OF CARMEL & CLAY TOWI\'SHIP ZONING ORDINANCE
13.05
2. all other uses: Fifteen (15) feet
13.04.06Minimum lot width: Fifty (50) feet.
13.04.07Minimum lot size: all lots shall contain a minimum on,ooo square feet per dwelling unit and for
all business uses when serviced by a community water supply system and a community sanitary
sewer system. 28,000 square feet shalI be added to the minimum lot size if a community sanitary
sewer system does not service the lot and 8,560 square feet shall be added if a community water
system does not service the lot. 5,000 square feet may be deducted from the minimum lot size
add-ons for private water and sewer systems if an adequate on-premises drainage system, such as
through the use of perimeter tile drains, increased pad elevations and a storm sewer system with
an adequate drainage outlet, is used to alleviate surface and ground water problems.
13.04.08Minimurn ground floor area:
1. single-family dwelling: Seven hundred (700) square feet;
2. two-family dwelling and multiple-family dwelling: Six hundred (600) square feet per
dwelling unit;
3. all other uses: Nine hundred (900) square feet.
13.04.09Maximum lot coverage:
I. single- and two-family dwelling: Thirty-five percent (35%) of lot;
2. multiple-family dwelling: Forty percent (40%) of lot;
3. all other uses: Ninety percent (90%) of lot.
Parking and Loading Belth Requirements. (See Chapler 2] for additional requirements.)
13.m.OlAll business uses, except office buildings:
1. 3,000 - 15,000 square feet gross floor area: One (1) berth.
2. 15,00 I - 40,000 square feet gross floor area: Two (2) berths.
3. Each 25,000 additional square fect: One (I) additional berth.
13.05.020ffice buildings:
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2.
3.
100,000 or less square feet gross floor area: One (l) berth.
lOO,Oa 1 - 300,000 square feet gross floor area: Two (2) berths.
Each 200,000 additional square feet: One (I) additional berth.
Chapter 13: B-2/Business District
13-4
as amended per Z-320; Z-365-01; Z-369-02
Summer 2002 v I
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CITY 01' CARMEL & CLA Y TOWNSHIP ZONING ORD1NANCE
CHAPTER 13: B-2/BUSINESS DISTRICT
AMENDMENT LOG
Ordinance No. Docket No. Council Approval Effective Date Sections Affected
Z-320 13.02
2-365-01 76-01aOA November 5, 2001 November 27, 2001 13.02
Z-369-02 160-0 I OA April I, 2002 April I, 2002 13.00.02; 13.03
Spring 2002 v2
Chapter 13: B-2/Bu~iness District
13-5
as amended per Z-320; Z-365-01; Z-369-02
Summer 2002 vI
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CITY Of CARMEL & CLA Y TOWNSHIP ZONrNG ORDrNANCE
CARMELfCLA Y ZONING ORDINANCE
CHAPTER ]0: R-4/RESIDENCE DISTRICT
10.00 R-4/Residence District.
10.0 I Permitted Uses.
10.02 Special Uses.
10.03 Accessory Buildings and Uses.
10.04 Height and Area Requirements.
10.00 R-4/Residence District.
10.00.01 Purpose and Intent.
The purpose of this district is to provide for high-density single-, two- and multiple-family
development on small lots in distinctly urbanized areas. The intent of this district is to protect and
conserve existing residential development, particularly in locations featuring marginally standard
housing and facing potential change from original uses, and to preserve natural features, and
encourage open space residential land-use patterns in this district is intended to implement the
Comprehensive Plan's Residential Community Objectives. The R-4 District corresponds to the
High Intensity Residential Community on the Comprehensive Plan's Land Usc Map
10.00.02 Minimum Tract Requirements.
No parcel of ground, platted or unplatted, located within the R-4 Residence District shall be
permitted to be developed or redeveloped unless served by a community water system and a
community sanitary sewer system.
10.01
Permitted Uses:
10.01.01 Any use permitted in the R-3 District (Section 9.02),
10.01.02 Density Requirements for qualifying subdivisions shall be regulated on a sliding scale based upon
the amount of open space provided. (see Chapter 7 of the Subdivision Regulations)
10.02 Pennitted Special Uses: (see Chapter 21 for additional regulations.)
Any special use permitted in the R-3 District (Section 9.02).
Mobile home court
~~t~~fr4i~d~~ffi~~
10,02.01 Minimum Area Requirements:
Use
Mobile home court
Minimum Area
(Acres)
Fifteen (15)
Also, same as S-1 District regulations of Section 5.02.01 .(except Commercial greenhouse and
Plant nursery).
10.02.020ther Requirements:
Same as S-I District regulations of Section 5.02,02.
Chapter 10: R-4lResidence DistriCt
10-1
as amended per Z-3l0, Z-327; Z-369-02
Summer 2002 vi
CITY OF CARMEL & CLA Y TOWNSHIP ZONING ORDINANCE
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10.02.03Soecial Exceptions (see Chapter 21 for additional regulations):
Same as S-l District regulations of Section 5.05.
Sec. 10.02 amended per Ordinance No. Z-320.
10.03 Accessory Buildings and Uses. See also Section 25.01.
10.03.01 unassigned
1O.03.02A private swimming pool may be permitted as an accessory use, but shall be located only within
the side or rear yard. No swimming pool or its deck shall be closer than ten (10) feet to the
property line, For purposes for safety, the following shall apply:
I. walls or fencing deemed to be impenetrable by the enforcing authority, that is not less
than five (5) feet high completely surrounding the swimming pool and the deck area with
exception of self-closing and latching gates and doors, both capable of being locked;
2. other means not less than five (5) feet high and deemed impenetrable by the enforcing
authority 'at the time of construction and completely surrounding the pool and deck area
when the pool is not used; and
3. a combination of subdivisions (1) through (2) that completely surrounds the pool and
deck with the exception of self-closing and latching gates and doors which are capable of
being locked; and
4. in conjunction with (1), (2), or (3) a safety pool cover may be used provided that:
w
there is a continuous connection between the cover and the deck, so as to
prohibit access to the pool when the cover is completely drawn over the pool;
it is mechanically operated by key or key and switch s1,1ch that the cover cannot
be drawn upon or retracted without the use of a key;
it is capable of supporting a four hundred pound imposed load upon a
completely drawn cover;
d. it is installed with a track, rollers, rails or guides; and
a.
b.
c.
e. it bears an identification tng indicating the name of the manufacturer, name of
the installer, installation date, and applicable safety standards, if any.
Sec. 10.03 amended per Ordinance No. Z-369-01; ~m
10.04 Height and Area Requirements. (see Chapter 26 for additional regulations.)
10.04.01 Maximum height: Thirty-five (35) feet.
10.04.02 Minimum lot size:
A.
Lots without service by a community water systems and a community sanitary sewer
system, 43,560 square feet.
Lots with service from a community water system, and private septic system, 35,000
square feet.
Lots with service from a community sanitary sewer system and private water system,
20,000 square feet.
Lots with community water system and community sanitary sewer system, see Section
9.04.03.
B.
c.
D.
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Chapter 10: R-4/Residence District
10-2
as amended per Z-310; Z-327; Z-369-01
Summer 2002 v!
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CITY OF CARMEL & CLA Y TOWNSHIP ZONrNG ORDrNANCE
1O.04.03Minimum lot standards:
A. Minimum Front Yard: Thirty-five (35) feet
NOTE: For the Minimum Front Yard requirement for any Lot in a Qualifying
Subdivision utilizing relaxed Front Yard standards per Section 7.00.01 of the Subdivision
Control Ordinance see Section 26:02.07.
B. Minimum Side Yard:
I. single-family dwelling: Ten (10) feet;
2. all other uses: Twenty (20) feet.
C. Minimum aggregate of Side Yard:
1. single-family dwelling: Twenty-five (25) feet;
2. all other uses: forty (40) feet.
D. Minimum Rear Yard:
1. single-family dwelling: Twenty (20) feet;
2. all other uses: Fifteen (15) feet.
E. Minimum Lot Width:
I. single-family dwelling: One hundred (100) feet;
2. all other uses: Two hundred (200) feet.
F. Maximum Lot Coverage: Thirty-five percent (35%) oflot.
10.4.4 Any lot within a qualifying subdivision, as described in Chapter 7 of the Subdivision Regulations,
is exempt from the requirements of Section 10.04.02.
Chapter 10: R-4/Residence District
10-3
as amended pet Z-320; Z-327; Z~369~02
Summer 2002 vI
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CITY OF CARMEL & CLA Y TOWNSHIP ZONING ORDINANCE
CHAPTER 10: R-4 RESlDENCE DISTRICT
AMENDMENT LOG
Ordinance No. Docket No. Council Approval Effective Date Sections Affected
2-320 July 11, 1997
Z-327
2-369-02 160-010A April I, 2002 April I, 2002 10.03
Spring 2002 v2
Chapter 10: R-4/Residence District
10-4
as amended per Z-l20; Z-327; Z-369-02
Summer 2002 vI
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CITY OF CARMEL & CLA Y TOWNSHIP ZONING ORDINANCE
CHAPTER 23C: US HIGHWAY 421 - MICHIGAN ROAD CORRIDOR OVERLAY ZONE
CARMEL/CLAY ZONING ORDINANCE
23CO
23C1
23C2
23C3
23C.4
23CS
23C6
23C.7
23C.8
23C.9
23C.IO
23C.ll
23C.12
23C. 13
23C.14
23C.15
I j S HiehwHY 471 - M i~hiEHn R mul r'orrirlor Ov~r1IlY 70n~
nislri~1 Rounflllrips,
Commission Approval.
pp-mlitt~rll [Sf'S.
Special] Jses,
Fxduderl IJses,
A~~ess()ry Ruilrlings and Uses.
Minimum TractSize.
Heieht Illlli Arf~a Rp.quiremp.nls
A rchitectural Design Requirements.
Landscaping Requirements,
Park i ngRequirp.mp.nts,
lightine Requirements.
Ar:cess to r nrl ivirlllal Tr:'lr.ts,
Ofhp.r R P,l(llirf'mf'nts.
Application Pror:edlJ.l:e.
23C.O I J S Highw:'lY 471 - Mi(~higflnRIl;'ld f:nrridor Overlay Zone.
23C.O.1 E.urj1ose, Intent ilnd Authority. It is the purpose uf the U.S. Highway 421 - Michigan Road
Corridor Overlay Zone (referred to in this Section 23e as the "Ov'erlay Zone") to promote and
protect the public health, safety, comfort, convcnience and general welfare by providing for
consistent and coordinated treatment of the properties bordering U.S. Highway 421 (also known
as Michigan Road) in Clay Township, Hamilton County, Indiana. The Commission and Council,
in establishing this zone, are relying on IC 36-7-4-600 et seq. and IC 36-7-4-1400 et seq.
It is recognized that US. Higbway 421 is an important corridor to Carmel and to Clay Township.
Therefore, it is the further purpose of the Overlay Zone to promote coordinated, quality
development per the Land Use recommcndations set forth in the Comprehensive Plan; tu establish
basic standards for structures, landscaping, and other improvements on the properties within the
Overlay Zone which promote high quality, innovative site design and at the same time encourage
efficient land usage; to establish development standards which will encourage capital investments
for the development of those properties along and abutting U.S. Highway 421; and to promote the
steady flow oftraffic.
This Ordinance further seeks to foster development that will provide this district with a special
sense of place that will increase property values, protect real estate investment, spur corrunereial
activity, and aUraet new businesses. More specifically, the creation of this special sense of place
shall be encouraged by means of a coordinated set of design principles for buildings, site
planning, landscaping and signagc. These principles are intended to guide individual
development activities so that they will work together visually in support of the common
architectural theme described below.
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
23C-1
as adopted per Z-326
Summer 2002 v I
CITY OF CARMEL & CLA Y TOWNSIllP ZONfNG ORDINANCE
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23C.l ni~lric;t R()llnclari('~.
The boundaries of the Overlay Zone are hereby established as shown on the Zoning Map. The boundaries
extend four hundred (400) feet on either side of the U.S. Highway 421 right-of-way, include the North
Augusta subdivision in its entirety, including both that real estate described as Block "A" and the cemetery
on the plat of Section 1 recorded September 2, 1947. The portion of the Overlay Zone east of Michigan
Road does not extend north of the parcel numbered 17-13-06-00-00-034 and any lot subdivided therefrom
after September 1, 1997.
23C.2 Commission Aprrnv~l.
A. Ile1celopmeJlt~n. The Commission must approve, approve with conditions, or disapprove the
Development Plan (DP) [or any tract of land in the Overlay Zone. A public hearing shall be held
by the Commission before it decides whether to approve or disapprove a DP. The Commission, in
reviewing DP applications, shall examine factors concerning the site, Site Plan and the
surrounding area, which include but are not limited to the following items:
I.
2.
3.
4.
U 5.
6.
7.
8.
9.
10.
II.
12.
13.
14.
15.
16.
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Topography;
Zoning on site;
Surrounding zoning and existing land use;
Streets, curbs and gutters, bicycle paths, and sidewalks;
Access to public streets;
Driveway and curb cut locations in relation Lo other sites;
General vehicular and pedestrian traffic;
Parking facilities and internal site circulation;
Special and general easements for public or private use;
On-site and off-site surface and subsurface storm and water drainage, including drainage
calculations;
On-site and off-site utilities;
The means and impact of sanitary scwage disposal and water supply techniques;
Dedication of streets and rights-of-way;
Provision for adequate and acceptable setbacks, screelllng, and compatibility with
existing, platted residential uses;
Storage area;
Protecti ve restrictions and/or covenants;
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
2JC-2
as adopted per Z-326
Summer 2002 v I
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CITY OF CARMEL & CLA Y TO\'iNSHII' ZONING ORDINANCE
17.
Effects any proposed project may have on the entire Overlay Zone; and,
18. Consistency with the policies for the Overlay Zone which are set forth In the
Comprehensive Plan.
B. FxistinE Fentures & SitE' Analysis Phln. Evel)' applicant shall submit an Existing Features and
Site Analysis Plan showing all hedgerows, woodlands, individual trees greater than six (6) inches
in diameter (dbh), structures, drainage patterns and structures (including tile fields), wetlands,
floodplains, and all buildings. This plan shall show topography at two-foot (2 ') contour intervals
and shall be prepared at a scale of not less than one inch equals one hundred feet (l" = 100 ').
C. A Df S Requirement. Commission review and approval of the architectural design, landscaping,
parking, signage, lighting and access to the property (ADLS) shall be necessary prior to:
I. the establishment of any use of land;
2. the issuance of any Improvement Location Permit;
3. the erection, reconstruction or external architectural alteration of any building III the
Overlay Zone; or,
4. the changing of any site improvements.
D. Exception. Existing residential structures and residential lots plaUed prior to April 21, ] 980,
when used for residential purposes, are exempt from the requirements contained within this
Section.
23C.3 Pennitted llse<;.
All uses which are permitted in a given site's underlying primary zoning districts, except those uses
expressly excluded in'Section 23C5, arc permitted in the Overlay Zone.
23CA Pp,rmi1tp,u Special Uses.
All Special Uses which arc pennitted (upon obtaining a special use approval from the Board) in the
underlying primary zoning district(s), except the uses expressly excluded in Section 23C.5, are permitted in
the Overlay Zone.
23C.5 Fxdllnp,cll J<:ps.
Amusement park;
Bulk storage of petroleum products not used for on-site manufacturing;
Carnivals, fairs, circuses;
Disposal of radioactive materials;
Fertilizer manufacturing, stock yards, slaughtering, leather curing and tanning;
Flea market;
Garbage disposal plant/sanitary landfill;
Go-cart track;
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
23C-3
as adopted per Z-J26
SUlTUncr 2002 v I
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CITY OF CARMEL & CLA Y TOWNSHIP ZONlNG ORDINANCE
23C.6
23C7
Grain elevator;
Junk and/or salvage yard;
Manufactured housing sales;
Mobile home court;
Outdoor tbeatre;
Penal or correctional institution;
Reclaiming processes involving materials or chemicals that are considered dangerous to the health, safety,
and welfare of the general public as determined by the Stak Board of Health or by the City;
Refining or manufacturing of petroleum products;
Refining or manufacturing of asphalt, cement, gypsum, lime, wood preservatives;
Roadside sales stand;
Sand and gravel extraction or sales;
Sexually oriented businesses;
Single-family residence;
Truck stop;
Water slide.
A{'('p~~ory Building~ and Uses.
All accessory buildings and uses which are permitted in the underlying primary zoning district(s) shall be
permitted, except that any detached accessol)' building in any DP shall be architecturally compatible with
the principal building(s) with wbich it is associated.
Minimulll Tmct Si7E~.
The minimum area covered by a DP within the Overlay Zone must be 130,680 square feet (3 acres). For
tracts located only partially within the Overlay Zone, a DP shall be submitted to the Corrunission for the
entire tract to be developed.
[f a parcel of land or subdivision lot was recorded prior to September 7, 1988 (the "Effective Date"), and
said parcel or lot does not contain the minimum area required by this Paragraph, said parcel or lot
("Undersized Lot") may be used for any use permitted in the Overlay Zone provided that
A. At the time of recordation of the Undersized Lalor on the Effective Date, the Undersized Lot met
the requirements for minimum lot size then in effect for a lot in the underlying primal)' zoning
district(s);
R The owner of the Undersized Lot must include, up to the minimum tract size, any adjoining vacant
land (not separated by a street or public way) owned, or owned by an affiliate, on or before the
Effective Dale or at the time of application which, if combined with the Undersized Lot, would
create a tract which conforms, or more closely conforms, to the minimum tract size requirements
of this Paragraph; and
C. All other development reqllirements applicable to the Overlay Zone can be met.
This Paragraph does not preclude the sale or other transfer of any parcel of land within a tract after the
approval of a DP for the entire tract. However, the development of the parcel must stilI conform to the DP
for the entire tract as approved or amended by the Commission, and all other applicable requirements
contained in thc Zoning Ordinance.
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
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23G 8 Hf'ieht ~nrl A n~~ lh~ql,irf'mf'nt;;,
23GS, I Ruildine Hf'ieht:
A. Minimum: See Section 23C9 (C).
B, Maximum: As specified in primary underlying zoning district,
23G8.2 Front Y~rrl for P:lrf'AI~ with Frontage on I J S 421 R ieht-of-way:
A. Minimll!n: thirty (30) feel, measured from the U.S. Highway 421 right-of-way, This
measurement shall include the mandatory thirty (30) foot Greenbelt.
B. MHxinlllm: one hundred twenty (120) feet, measured from the U.S. Highway 421 right-
of-way. This measurement shall include the mandatory thirty (30) foot Greenbelt.
23C.8.3 Minimum Sirl(~ Hnd Rf'l-lr Yl-lrrk
A. Next to existing rcsidcnce(s) or undeveloped residential zone: fifty (50) feet or two (2)
times building height, whichever is greater.
E, Next to business zone or development: fifteen (15) feet.
C. Next to manufacturing zone or development: twenty (20) fcet.
23C.8.4 Minimum Gross Floor Area: All principal commercial buildings shall have a minimum of two
thousand five hundred (2,500) square feel of gross floor area, excluding the floor area of any
basement or any accessory buildings. Accessory buildings need not meet the minimum floor area
requirement.
23G9
A rf'l1itf'r.tllra I f)('~i~n R f'qllin~mf'nt~.
In reviewing the architectural design ofbuilding(s) proposed to be buill in the Overlay Zone, factors to be
considered by the Corrunission shall include but are not limited to the following:
A.
f)csi~1I Thf'mt': Buildings shall be designed with an overall Corridor Architectural Theme
consistent with or complementary to the Federal, Georgian, Italianate, or Greek Revival Periods.
New buildings are not required to be imitative, but must incorporate the salient features of these
architcctural styles, Pre-existing buildings on adjoining tracts shall not be a factor in the design of
new buildings unless they are consistent with the architectural objectives of the Overlay Zone.
B.
Buikline Proportion: Buildings within the Overlay Zone shall be designed as a composition of
related forms governed by the application of the Golden Section (J: 1.6). Buildings should
generally avoid long, monotonous, uninterrupted walls or roof planes. The design and placement
of building fayades, doors, windows, and architectural design details shall be through use of
Regulating Lines.
c.
BuilcllllE Heieht. The height of new principal buildings shall be at least one and one-half (I Y:2)
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
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
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CITY 9FCARMEL& CLAY TOWNSHIP ZONING ORDINANCE
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floor. The mimmum height for all buildings shall be twenty (20) feet, either at the roonine or at
the top of the parapet wall.
D.
Rllildin~ F;\pHles Fayades 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 fayades that are ninety (90) feet or greater in width,
shall be designed with offsets (projecting or recessed) not less than eight (8) feet deep, and at
intervals of not greater than sixty (60) feet.
Fa9ades constructed of more than one material shall only change material along a horizontal line
(not a vertical or diagonal line). The heavier material shall always be placed beneath the lighter
material. Front and side fayades of bui Idings located on comer lots or parcels shall be of the same
materials and similarly detailed.
E. R.uufs. Roofs shall be simply and symmetrically pitched and only in the configuration of gables
and hips, with pitches ranging from 4: 12 to 14: 12. Shed roofs are pennitted on Iy when the ridge
is attached to an exterior wall of a building, and shall conform to pitch between 14: 12 and 4: 12.
Flat roofs are permitted whcn consistent with the historic style of architecture, if edged by a
railing or parapet, and if rooftop mechanical equipment is either camouflaged on all sides or
visually integrated into the overall design of the building. [n no case shall rooftop mechanical
equipment be visible from adjoining residential zones or uses.
Pitched roofs shall be clad in wood shingles, slate, composition asphalt shingle or standing-seam
metal panels. Asphalt shingles shall be colored to resemble gray slate; standing-seam panels may
be either gray, black, dark blue, dark green or barn red.
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Dormers shall be designed with the correct details, proportion and style consistent with tbe overall
building composition, and roofed with symmetrical gable, hip or barrel roofs. Belvederes,
cupolas, and pergolas are permitted if appropriate to the style, well proportioned, and fully
detailed.
All vents, attic ventilators, turbines, flues and olhers roof penetrations must be painted to match
the color of the roof or flat black, except those made of metal which may be left natural. Gutters
and downspout~ shall be appropriate to or visually integrated with the architectural style of the
structure.
F. Entr;\n'~l's. 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 fa9ades for industrial and warehouse uses shall be designed with a main entrance and at
least two (2) window openings associated with this doorway.
G.
Windows. All window design shall be compatible with the style, materials, color, details and
proportion of the building. The number of panes, the way it opens, the trim around it and
whether it is embellished with shutters must be consistent with the architectural style of the
structure.
H.
Awnines. Fixed or retractable awnings are permitted if they complement a building's architectural
style, material, colors, and details; do not conceal architectural features (such as cornices,
columns, pilasters, or decorative details); do not impair fayade composition; and are designed as
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Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
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an integral part of the fayade Metal or aluminum awnings are prohibited.
I.
Storefronts. Storefronts shall be integrally designed with overall facade character. Ground floor
retail, service and restaurant uses should generally have large pane display windows, however,
they shall not exceed seventy-five percent (75%) of the total ground level (first floor) fao;;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.
J. Orive-thm winrlllws. Drive-thru windows shall be designed asa related, integrated architectural
element and part of the overall design composition of the building.
K. Sllit~hilily or hllildint'; mMerilll,_ Unless otherwise approved by the Commission, building
materials shall be consistent with and/or complementary to those which replicate Federal,
Georgian, Italianate and Greek Revival Periods of American architecture, as follows:
I. Exposed foundation shaI! be constructed of one or more of the following:
a. Red brick;
b. Stone (limestone, granite, fieldstone, etc.);
c. Split-face block or architectural pre-cast concrete, if surface looks like brick or
stone.
2. Fa;;:ade walls shall be constructed of any combination of:
a. Red brick or stone;
b.
Smooth cut cedar shingles;
c. Wood clapboard siding;
d. Wood beaded siding;
e. Stucco with smooth finish, or dryvit (or equivalent), not to exceed twenty
percent (20%) of the overall non-window fao;;ade area.
3. Warehouse facilities, including self-storage and mini-warehouse uses, shall have a high-
quality favade treatment on all sides visible from u.s. Highway 421 consistent with the
following:
a. Red brick fao;;ades trimmed with split-faced"aggregate block (of a color and
texture resembling Indiana limestone), provided that it also includes red brick
accents (such as windowsills, lintels above windows and doorways, building
corners, parapet coping, etc.).
b. Split-face aggregate block (of a color and texture resembling Indiana limestone)
provided that it also incorporates red brick accents.
c. Pre-cast concrete wall panels of a color and texture resembling either red brick
or Indiana limestone, provided the building design also ineorpordtes
architecturally appropriate details of contrasting color and material, as noted
Chapler 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
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CITY OF CARMEL & CLA Y TOWNSHIP ZONrNG ORDINANCE
previously in Subparagraphs K(J) and K(2).
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Design in relation to topography of the site;
M. Design of proposed landscaping in relation to structures; and
N. Overall aesthetics ofthe proposed building, including color.
2JC.lO I and,ca.ping Requirements
23C.IO.1 I and,carine Plan. The applicant shall submit a Landscaping Plan to the Commission as
part of the ADLS application. This plan shall be drawn to scale, including dimensions and
distances; shall delineate all existing and proposed structures, private parking areas, walks, ramps
for the handicapped, terraces, driveways, signs, lighting standards, steps, storm water facilities
and othcr similar structures; and shall delineate the location, size and description of all landscape
material and the method to be used for the watering or irrigation of all planting areas. Landscape
treatment for plazas, roads, paths, service and privatc parking areas and storm water areas shall be
designed as an integral and coordinated part of the Landscaping Plan for the entire site. The
Landscaping Plan shall require the approval orthe Commission.
23C.IO.2
A r~~s tn h.> I ~ndscaped:
1.
Gr~"nh"lt. The thirty (30) foot Greenbelt shall be composed of grass and landscape
areas. The incorporation of walkways and bIkeways into the design is encouraged;
however, no parking lots, through roads, buildings, accessory structures, etc. shall be
established within this area.
2.
Fnllmhtion Phmtings. Foundation plantings shall be included along all sides of any
building. The minimum width of the planting area shall be five (5) feet, except that when
adjoining a parking area located inlhe front yard adjoining U.S. 421, the minimum width
shall be ten (IO) feet
3.
ppripheml PI~nt.ines. Minimum side and rear yard landscaping shall occur per the
Commission's Bufferyard Guidelines.
4.
Parkinr lot ~. Per standards specified below in Section 23C.l 0.3.
5.
Scrccninr Areas. All air conditioning units, HV AC systems, exhaust pipes or stacks,
overhead doors, outside storage areas, and satellite dishes shall be integrated into the
overall building design or screened from the U.S. Highway 421 right-of-way and
adjoining residential zones or uses using walls, fencing, parapets, penthouse screens,
landscaping, camouflage, or other approved method.
23C.1O.3
I.andsca.ping Standards
I.
TIle interior dimensions, specifications and design of any planting area or planting
median shall be sufficient to protect the landscaping materials planted therein and to
provide for proper growth. The following minimum interior widths for planting areas
shall be used:
a.
Canopy Trees:
Nine (9) feet;
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
23C-8
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b.
Omamcntal Trces:
Seven (7) fcet;
c.
Shrubs (only):
Fivc (5) fcct.
2. All plant material proposed to be used in accordance with any Landscaping Plan shall
meet the following specilications:
a. Shade trees: a minimum trunk diameter of two and onc-half (2'/') inches at six
(6) inches above grade, a minimum height of eight (8) feet, and a branching
height of not less than one-third (1/3) or more than one-half ('/,) of tree height.
b. Orn:lmental tree,: a minimum trunk diameter of one and one-half (I Yi) inches at
six (6) inches above grade, a minimum height of six (6) fect, and a branching
hcight of not less than one-third (1/3) or more than one-half (Y2) oftree height.
c. Fverr,reen trees: a minimum height of eight (8) feet, and a width of not less than
three-fifths (3/5) of the height.
d. Der:irllloll" shn Ihs: a minimum height of eighteen (18) inches, no less than six
(6) main branches upon planting, and a mature height no greater than thirty-six
(36) inches.
e. Evergreen snruhs: a mimmum height and spread of eighteen (18) inches,
maximum mature height of thirty-six (36) inches.
3.
Greenhelt. The primary landscaping materials used in the Greenbelt shall be shade trees,
ornamental trees, shrubs, ground eovc,s, grass, etc.
a. A minimum of three (3) shade trees and one (1) ornamental tree shall be
provided per 100 linear feet of Greenbelt.
b. Shade trccs planted within the Greenbelt parallel to the U.S. Highway 421 right-
of-way shall be spaced neither less than fifteen (is) feet apart nor more than
forty (40) feet apart.
4. Foundation Plantings. The primary landscaping materials used adjacent to buildings
shall be shrubs,ground covers, and ornamental grasses.
5. ParkinE: lots.
a. InIPrinr r :lnds~arin~, A minimum of one (1) shade tree and five (5) shrubs
shall be planted within each parking lot for every nine (9) spaces provided, or
not less than eighteen (18) trees per acre of parking.
However, for buildings with parking areas located in a front yard, with frontage
directly on U.s. 421, a minimum of one (I) shade tree and five (5) shrubs shall
be planted within each parking lot for every six (6) spaces provided, or not less
than twenty-four (24) trees per acre of parking.
b. P",rkine I oj P[~.rim~jer PI:.mtint;. Where parking areas are located in the front
yard, with frontage directly on U.S. 421, a six (6) foot wide perimeter planting
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
23C-9
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area shall be provided along the front and !'iides of those areas.
1) The required planting unit for this area shall include: two (2) shade
trees, three (3) ornamental trees, and thirty (30) shrubs per 100 linear
feet.
2) The perimeter planting area shall be provided 111 addition to the
Greenbelt area.
c. Front unci Sicle Pflrkine. Parking areas within front and side yards shall be
completely screened from view. Such screening shall be subject to Commission
approval.
23C.1O.4
I.ltndscltrin~ Inslltll:-llinn :-lntl M:-linlen:-lnce
1.
Instfllhition. All landscaping approved as part of the Landscaping and/or Development
Plan shall be installed prior to the issuance of a Certificate of Occupancy by the
Department. If it is not possible to install the required landscaping because of weather
conditions, the property owner shall post a bond prior to the issuance of the Final
Certificate of Occupancy for an amount equal to the total cost of the required
landscaping.
2.
Maintenance. 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
Landscaping and Development 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 or a suitable substitute, irrigation and mulching of planting areas, and
keeping the area free of refuse, debris, rank vegetation and weeds.
3. rh:-ln~f's :lftf'.r A pprnv:l1. No landscaping which has been approved by the Commission
may later be substantially altered, eliminated or sacrificed without first obtaining further
Commission approval. However, minor material alteratiOIlS in landscaping may be
approved by the Director in order to conform to specific site conditions.
4. Inspf'diim. The Director may visit any tract within the Overlay Zone to inspect the
landscaping and check it against the approved plan on file.
23C.ll P:lrking R f'quircmcnts.
A.
Spaces required: see Section 27.0 ofthe Zoning Ordinance.
B.
Space dimensions: 9'0" x 20'0" or 10'0" x 18 '0", including 2'0" for bumper overhang where
appropriate.
c.
Landscaping standards: see Section 23C.lO.3.
D.
Parking lots shall be designed to provide coordinated access to parking areas on adjoining tracts
or parcels within the Overlay Zone, preferably via a frontage road network. Sites utilizing front-
loaded parking areas shall provide for continuous access across the rear of the site to adjoining
tracts or parcels. As part of the ADLS submittal, the petitioner shall provide a Site Circulation
Plan that illustrates to the Commission how coordinated access will OCCl\r relative to the overall
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
23C-1O
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CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDINANCE
U.S. Highway 421 Corridor.
E.
All parking lots and drives shall be paved with asphalt or concrete. Brick pavers or other
decorative pavcments may be used as acee;;nts in parking lut design. Poured-in-place concrete
curbs shall be used.
F.
Parking within front yard setbacks shall be discouraged and limited to a maximum of two (2) rows
of parking, subject to minimum Greenbelt width, minimum bufferyard requirements and
maximum building setback standards.
G.
Stacking for drive-thru lanes shall be confined to the rear of the tract or parcel with outlet from
such lines also bcing to the rear of the building. Lines for drive-thru facilities shall not be
permitted along 1he front and sides of structures within the Overlay Zone, nor permitted to spill
onto adjoining properties. The minimum number of vehicles required for drive-thru lanes shall be
as follows:
USE TYPE MIN NO. SPACES MEASURED FROM
Bank teller lane 5 Tdler ur Window
Automated Teller Machine 3 Teller
Restallfant Drive-thru 10 Pick-un Window
Car Wash 5 Entrance
Gas Pump island 3 End ofnumo island
Other To be detem1ined bv the Director
23C.12 I iglltinr Re-lll]irf~mc'nfs.
A. I iehtine Phln. A Lighting Plan for the proposed development shall be filed as part of the ADLS
application.
B. lli:sign. All lighting slandards, including those on buildings, security lights and architectural lights
within the development area shall be of uniform design and materials. Parking lot and street1ighL~
shall also be of unifo011 height not to exceed twenty-four (24) feet. Poles for slleh lights shall
have a minimum diameter of six (6) inches for poles up to twelve (12) feet in height and a
minimum of eight (8) inches diameter for poles between twelve (12) and twenty-four (24) feet in
height. Luminaries for such lights shall be in proportion to the pole diameter and height. All
lights within gas station canopies and adjacent to residential areas shall be of a "down lighting"
type with the light element completely shielded on all sides and top. The Commission may
approve decorative lighting should it be more appropriate to the overall site design.
C. Intensity. Lighting shall not cause illumination beyond any residential lot line or road right-of-
way line in excess of 0.\ footeandle of light. Lighting shall not cause illumination beyond any
non-residential tract or parcclline or road right-of-way line in excess of 0.3 footcandle of light.
23C.13 Access to Inrlividmtl Tmds.
The purpose of this Section is to make the closing of all curb cuts along U.S. Highway 421 possible by
establishing a common access road to the rear parking lots of all tracts within the Overlay Zone. Frontage
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
23C-ll
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CITY OF CARMEL & CLA Y TOWNSHIP ZONTNG ORDTNANCE
roads and common entrances shared by several businesses and developments shall be encouraged and may
be required at the discretion of the Commission. In those cases where tracts can be accessed via
connection to an arterial, collector, or adjoining parking lot, eurb cuts shall not be established on U.S.
Highway 421. The Conul1ission shall encourage maximum distances between clIrb cuts to U.S. Highway
421 in cooperation with thc Indiana Department of Transportation. Bicycle and pedestrian circulation to
and through the site shall be coordinated with vehicular access, Greenbelt design, and parking
23C.14 Other Requirements.
23C.141 ()lItsirl~ StnrllE;e. Outside storage areas shall be allowed as shown on the DP and shall be
architecturally compatible with the principal building(s) with which they are associated. Storage
areas shall be completely screened from view and subject to Commission approval. Trash
collection areas shall be enclosed and screened.
23C.14.2 I ml(linf Rcrlhs. Loading berths and trash collection areas shall be permilted per the
needs 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 located 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.
23C.14J Emergency Access, All emergency access areas and facilities shall be shown on the Site
Plan and reviewed by the Carmel Fire Chief
23C.14,4 Signs. A Sign Plan for the proposed development shall be submitted to the Commission
for its approval as part ohhe ADLS application. Signs for each proposed use shall be uniform in
character as to color and architectural design as approved by the Commission. Should an ADLS-
approved Sign Plan be replaced with a new design, the amended Sign Plan must go before the
Commission for ADLS review and approval. Individual signs which conform to both the Sign
Ordinam:e and to the approved Sign Plan shall not require further ADLSapproval, however, such
signs shall require a sign permit.
23C.14.5 Confonningilses. A DP shall be submitted to the Conunission for its approval when a
legal non-conforming use is changed to a conforming use and when either:
1. Any new building is to be constructed; or
2. Any existing building or site development (including addition of parking lot) is expanded
by more than thirty percent (30%).
23C.14.6 Non-Confonning lJses. A DP shall be submitted to the Commission for its approval
when a legal non-con fanning use is altered as follows:
I. A building has been more than sixty percent (60%) destroyed.
2. Any expansion of a building or site development (including addition of parking lot).
Normal maintenance and repair is exempt from the DP approval requirement.
3. If property or building is vacated for more than one (I) year.
23C.15 Application PmC'comc.
Chapter 23C:, US Highway 421 - Michigan Road Corridor Overlay Zone
23C-12
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23C.15.1 ('onslllt~tion wilh nin~clnr ~nn Application. Applicants shall meet with the Director to
review the zoning classification of their site, review the regulatory ordinances and materials,
review the procedures and examine the proposed use and development of the property. The
Director shall aid and advise the applicant in preparing his application and suppOliing documents
as necessary.
The applicant shall submit:
1. two (2) copies of the written application form,
2. two (2) copies of the Existing Features & Site Analysis Plan,
3. two (2) copies of the DP, and/or
4. two (2) copies of the required information on architectural design, landscaping, parking,
signage, lighting and access (ADLS), as well as
5. allneeessary supporting documents and materials.
23C.15.2 Initial Review of the Applic'ation ann Supporting Documents ancl Materinls hy the
Direr.tor: Suhmiltill to the Commission. Following the receipt of the written application, DP
and/or the required information on architectural design, landscaping, parking, signage, lighting
and access (ADLS), and necessary supporting documents and/or materials by the Director, the
Director shall review the materials for the sole purpose of determining whether the application is
complete and in technical compliance with all applicable ordinances, laws and regulations.
1.
If the materials submitted by the applicant are not complete or do not comply with the
necessary legal requirements, the Director shall inform the applicant of the deficiencies
in said materials,
Unless and until the Director formally accepts the application as complete and in legal
compliance, it shall not be considered as formally filed for the purpose of proceeding to
succeeding steps toward approval as hereinafter set forth.
2. If the materials submitted by the applicant are determined to be complete and III
compliance, the materials shall be forwarded to the Commission.
a. Within thirty (30) days of the formal acceptance of the application by the
Director, he shall formally file the application by placing it upon the agenda of
the Commission according to the Commission's Rules of Procedure.
b. The applicant shall file for each Commission member a copy of the Existing
Features & Site Analysis Plan, the DP and/or ADLS plan and supporting
documents and/or materials.
23C.15.3
Apprnvill or DFnial orthe Application hy the Commission.
1.
An approved DP petition and/or ADLS petition shall be valid for two (2) years from the
date of approval. If construction ofthe building(s) has (have) not started at the end ohhe
hvo (2) year period, the DP and/ur ADLS request must be re-submitted to the
Commission.
Chapler 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
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2.
]fthe DP andJor ADLS plan is (are) substantially altered, re-submittal to the Commission
per Section 23C2 for approval is required.
3. If the petition is denied by the Commission, the Commission shall provide the applicant
with a copy of said reasons, if requested
Chapter 23C: US Highway 421 - Michigan Road Corridor Overlay Zone
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CHAPTER 23C: U.S. HIGHWAY 421 CORRIDOR OVERLAY ZONE
AMENDMENT LOG
Ordinance No. Docket No. Council Approval Effective Date Sections Affected
2-326 Julv 20 1998
Chapter 23C: US Highway 421 - Michigan Ruad Corridor Overlay Zone
23C-15
as adopted per Z-326
Surruuer 2002 v I