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Conn, AngeHna V
From: Hollibaugh, Mike P
Sent: Monday, October 20,2008 10:14AM
To: 'Carol Schleif'; Dan Dutcher; Dierckman, Leo J; Dorman, Jay; Dutcher, Dan; Grabow, Bradford S; Leo
Dierckman ; Madeleine Torres; Rick Ripma; Rider, Kevin; Schleif, Carol; Steve Stromquist; Sue
Westermeier; Wayne Haney
Cc: Conn, Angelina V; Hancock, Ramona B
Subject: Old Town Overlay - Docket 08090029 OA
Attachments: 2008-1021 08080003 OA Contributing Bldgs Amend PC - Draft.doc
Dear Plan Commission members:
Attached is the proposed amendment to the Old Town Overlay zone, docket no. 08090029 OA, including revisions
discussed al the Subdivision Committee meeting on Oct. 7.
This amendment has not yet received a recommendation from Subdivision Committee, however, the Committee has
scheduled a special meeling for tomorrow, beginning at 5:15, prior to the regular Plan Commission meeting.
The special meeting was scheduled on Oct. 7 in order to review an updated draft, which was discussed, and generally
agreed to, in principle.
We are sending the draft ordinance to all members of the Plan Commission in hope that you will find a few minutes to
review it in advance of tomorrow's meeting.
I am sorry to send this to you so lale. Please don't hesitate to contact Angie or me with any questions or comments.
Mike Hollibaugh
Ph. 571 2422
10/20/2008
Sponsor: Councilor Rider
ORDINANCE Z-5##~08
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
An Ordinance amending the Old Town District Overlay Zone text
WHEREAS, pursuant to the Advisory Planning Law of the State of Indiana (contained in IC 36-
7-4), each unit of local government that wishes to adopt land use and zoning ordinances must first
approve by resolution a comprehensive plan for the geographic area over which it has jurisdiction; and
WHEREAS, the 2020 Vision Comprehensive Plan (the "Comprehensive Plan") Docket No. 1.6-
96 CP was given a favorable recommendation by the Carmel/Clay Advisory Plan Commission on August
20, ] 996, and duly approved by Resolution No. CC-09-03-96-03 of the Common Council on September
24, 1996, and is therefore the official Comprehensive Plan of the City of Carmel and Clay Township; and
.WHEREAS, the City wishes to maintain an orderly, consistent and streamlined Zoning and
Subdivision Control Ordinances; and
WHEREAS, pursuant to Indiana Code 36-7-4-701 the Common Council is authorized to amend
the text of the zoning and subdivision control ordinances; and
WHEREAS, pursuant to Resolution No. CC-06-18-07-03 the Common Council has determined
that certain of the Exemptions to specific regulations are no longer in the best interest of the City and of
the puhlic health, safety and welfare; and
WHEREAS, pursuant to Indiana Code 36-7-4-610 and City of Carmel Ordinance No. D-1600-
02, the Carmel Zoning and Subdivision Control Ordinances are incorporated by reference into the Carmel
City Code;
NOW, THEREFOUE, BE IT ORDAINED by the Common Council of the City of Carmel,
Indiana, that, pursuant to IC 36-7-4-]500 et seq. and after Docket No. 08080003 OA having received a
positi ve/negative recommendation from the Carmel Advisory Plan Commission on Tuesday, October 21,
2008, it hereby adopts this Ordinance to amend the Carmel Subdivision Control Ordinance (Ordinance
No. Z-160, as amended), as amended, as follows:
Section I:
ZO CHAPTER 230: OLD TOWN DISTRICT OVERLA Y ZONE
a. Amend Section 23D.02.B.5 to read:
5. Demolition. No Contributing Building, or any part of it, may be demolished in this overlay
without the consent of the Director. Before receiving any pcrmits or undertaking any work that
constitutes demolition, the applicant must comply with Section 23D.04: Submittal
Process/Application Procedure of this Ordinance.
a. The Director shall only consider the following whcn dctermining whether a building or any
part of it may be dcmolished:
i. Structural conditions pose.an imminent safety hazard.
II. An advanced state of dilapidation or fire damage would make it unfeasible to repair
the building for any reasonable economic use.
VERSION 2 (1 0/2l/2008)
111. Significance. The Director shall consider the architectural and historical
significance of the structure indi vidllally, in relation to the street, and as a part of the
dis'trict as a whole. These same considerations will be given to parts of the building.
The Director wiH also consider how the loss of a building, or a portion thereof, will
affect the character of the overlay district, the neighboring buildings, and, in the case
of partial demolition, the building itself. Buildings that are noted as non-contributing
shall be researched to confirm that there is no obscured architectural or historical
significance.
In making its determination of significance, the Directorsff~< l! . nside.~r t~followin..g:
II \ L ~ '\-.~ , " 0.. \N~k'.}\. l;--...
CD Architectural and historic information. (k'i\C1I 7) ()~ -~-7 J{;jV
2 Information contained in the district's National Register nomination (if one
~ exists).
(0 The H~milton County Inteii~ Report, ~s amended, publish~~ M.arch 1992 by the
Hlsto~1C Landmarks FoundatlO~ of Indlan3f,'Shall 13(, !he:. offlwillfl~tory....of / <:; ~ V\Y.Jb....
"Iri~ofte-S'trucrur@f aRB Sltt'lf uLf arme]/ rhy TQvl~ ) \- I-
4. Information contained in any other professionally conducted historic surveys 00
pertaining to this district.
5. The opinion of SLaff.
6. Evidence presented by the app]ica n t.
7. Evidence presented by recognized experts in architectural history.
(~)\
o
O\c
Replacement: Demol itian of a structure may be justified when, in the opinion of
the Director, the proposed new development with which it will be replaced is of
greater significance to the enhancement of the overlay district than retention of the
existing structure. This will only be the case when the structure to be demolished is
110t of material signi ficance, the loss of the structure will have minimal effect on the
historic character of the district, and the new developmenLwill be compatible,
appropriate and benefiCial to the district.
~ To arrord the.Director the ability to consider demolition on the basis ofLe:placernenL I
development, the applicant shall submit the information required by Section ,. $( I1..Pj,!). I
(!) 230..04: Submittal Process/Application ProcC(~ure of this Ordinance and other . I.XS \~..eil:t.$tr.c~ ,
Q)pcltlllent documents deemed relevant by the DIrector. 01-\5 J.AJe!2J'.. as cl riJ.LN'jb~levCc.*i~\
v. The particular financial situation of t~e current,owner .or the current owner's desired ~ ~:
llse fOf the property shall not be conSidered as factors III determll1l11g consent for .2.. b \ (i'\~.~
de m 0 li t ion. lJ-/" .e, {J-vh
9dJl~
b.
For the purpose of this Overlay ordinance, demolition shall be defined as the razing,
wrecking, or removal be any means of the entire or partial exterior of a structure. The
following examples are meant to help define demolition and are not all-inclusive:
I. The razing, wrecking, or removal or a total structure.
11. The razing, wrecking, or removal of a part a structure, resulting in a reduction in its
mass, height or volume.
111. The razing, wrecking, or removal of an enclosed or open addition.
c.
Some work that may otherwise be considered demolition may be considered
rehabilitation, if done in conjunction with Site Plan and Design Review, per Chapter
230.04. Examples of rehabilitation include:
1. The removal or destmction of exterior siding and face material, exterior surface
trim and portions or exterior walls.
2
11. The removal or destruction of those elenlents which provide enclosure at openings in
any exterior wall (e.g., window units, doors, panels.)
III. The removal or destruction of architectural, decorati ve or structural features
and. elements which are attached to the exterior of a structure (e.g., parapets,
cornices, brackets, chimneys.)
d. Examples of work not included in demolition:
i. Any work on the illterior of a stmcture.
]1. The removal of exterior utility and mechanical equipment.
111. The removal, when not stmctural integrated with the main structure, of awnings,
gutters, downspouts, light fixtures, open fire escapes, and other attachments.
IV. The removal of signs.
v. The removal of paint.
VI. The removal of site improvement features such as fencing, sidewalks, streets,
driveways, curbs, alleys, landscaping and asphaLt.
VII. The replacement of clear glass with no historic markings.
NOTE: Items ii-VI may be considered rehabilitation and require a Site Plan and
Design Review, per Chapter 230.04 and a Letter of Grant.
e However, where a buiLding has been demolished due to fire or other accident or disaster
that is customarily covered by insurance, the owner may reconstruct the property in
accordance with the applicable guidelines in 23D.03, or in substantially the same design as
existed prior to the accident, after he/she receives Site Plan and Design Review, per
. Chapter 23D.04 and a Letter of Grant.~1 .
.t. 5UY\.\e.k ticuIAe.....~ t).e--c: 2.01 0,
Section II: All prior Ordinances or parts thereof inconsistent with any provision of this Ordinance are
hereby repealed.
Section III: This Ordinance shall be in full force and effect from and after its passage and signing by the
Mayor.
PASSED by the Common Council of the 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. AcceLturo
W. Eric Seidensticker
Roriald E. Carter
Luci Snyder
3
.
ATTEST:
Diana L Cordray, lAMe, 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
Approved by me, Mayor of the City of Carmel, Indiana, this ~ day of
2008, at
_.M.
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
This Instrument prepared by: Angie Conn, Planning Administrator
Carmel Planning & Zoning Division
City of Carmel, Indiana 46032
This InstLUment reviewed by: John Molitor, Carmel Plan Commission Attorney
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Carmel Old Town
Sub~area Boundaries (Figure 1)
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Revised FEB 2002
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Carmel Old Town
Contributing Bui I dings (Figure 3)
II Contributing
[3
~ Non-Contributing
Carmel, Indiana
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January 2002
~oo 0 200
)D-i - 0(5
1\ ^ L tMs TAT E
UNIVfRS1TY
Address: 431 North Rangeline Road Common Property Name: ,,-.. Historic Property Name:
Historic Use: Residential Approx. Date of construCti~~1900 Architect and/or Builder (if known):
"':l8l~;'<.
Included in Hamilton County Interim Report? _ DYes: DOutstanding D Notabie..DCo:Wtri"buting DNon-Contributing
lo.;i~ ~: ~ ?:l.~~
Condition: DExcellent _ DFair ODeteriorated Integrity: DUn~lt~~d'" DSlightly}~;e~~d DMoved
~ -oIfi ~.~.
Style(s): DGothic Revival Oltalianate OQueen Anne OFolk Victorian OVernacular Cotf'itge OColonial RevivahpNeoClassical
DTudor Revival DPueblo Revival DPrairie DCrartsman DBungalow DMfn"inlal Traditional ~,.....
OTract Ranch OMinimal Ranch DMassed Ranch OSplit-Level OBi-Lever -QS~ed ONeo-Eclectic ONeo-Vi~i9.rian ONeo-Craftsman ONeo-Mansard
OCommercial: Italianate OCommercial: Nineteenth Century Functional OCont"m':fcial: Twen~t~~ Century Furtctio,nal
DOther: ~ 4., ,~il 3" ~h
Number of Stories: 01 '/, 02 02 '/, 03 Number of BayselfD ~ 02 D4.;.!,l",.gS}r,oc F /PI ~ ta la
DOther: <0 ~OOther: ~ ~{ orm an. ec ngu r
Roof Shape: OFront-Gable DCross-Gable OGambrel OShedf~ Ap ld 1S~OD OTower I ODome OBay Window OAdded Stories
DHipped OCross-Hipped OMansard ODeck DFlat ~~ "'~.tel ag ''''r:i'o~~~~rs
OOther: , ~. ~+ ~_:;{~
Windows: DFixed DCasement OSli~ing~OHopper DAWning OLo"ilver:-OPalladlan.;'.l:ilRibbon OChicagolPicture OStorerront OOther:
ORectangular ~Segmcntal Arch ORound ArcrDP':;i~t~d~~Ch DTUd~~.rChDH~.;a1vI~d1":~ /wjgJow Crowns DTransoms
DNumber of LI hts: one-over-one ~. ~~\ ~~h ,~r ...~
DContem orarv "f~", ~i'i'~ "' 1#
Doors: DUnglazed DBatten DFlushl:gpther DOft;"Type: ~il'&
OTransom DSidelights OFanlight DPilasters DP~imenUBr6keil'Pediment DQther Surround Details:
DRecessed Enlr ' .#__. ~.~:"~ ~ . ~ :~,~~~__... ~~ ,,~ "
DContem ora ~ ~ ~ l;~, X ~~, ~
Porch: OHair-Hi ed Roof DDcck Roof'OFront-Gablc~Roof DExtension of;Main Roof OOther Porch Roof:
~'- "">
DFull-Height Entry, OFull-Fa.;ade'DFull-Width, One-Story DPartial/L-Tnset DWrap DEnclosed DOther Porch Configuration:
OClassical SU'lorts DChamfcr~.u. pports DSquar';S,~pport~ _ " OHeavy Squared Piers DPiers with Slanted Sides DIronwork
DContempor~ry "1:tl ~
DOther Porch Details: ,,~W~ "V{f/
Decorative Features: DDecorated Veril!.~ards DSPindle\vo.~.k DBelt Course DPilasters DWall Surface Pattern DModillions DCornice Molding
DPanels Along Cornice _p~~rnice Brac<~~ OBrick CorbellinglDecorative Brickwork DFaux Half-Timbering DRoof-line Balustrade
DPorch Balustrade DTracery OWindow Gri!!~.s,DMoldi~g Over/Around Windows or Doors DFalse Exposed Gable Ends
DOthcr: ~, ~ p
Removals and Additions: ~ ~t~
'<.:*
Materials:
Foundation: Concrete
Walls: Covered in Asbestos Siding
Roof: Asphalt
Openings: Wood
Additional Information (if needed): would
contribute to a potential National Register
district
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UNIVERSITY
Address: 421 N. Rangeline Rd. Common Property Name: A
~"j..
Current Use: Residential Historic Use: Residential Approx. Date of Construction.::c.1900 Architect and/or Builder (if known):
"":;'~
Included in Hamilton County Interim Report? _ DYes: DOutstanding D Notabl1~BC1rnributing DNon-Contributing
~.~ ~.tr oc:~ *?
Condition: DExcellent DGood .. ODeterioratcd Integritv: DUnalt(red":"'. DSignificantly Altered Dl\1oved
.. ~i1oI. ~~~m
Style(s): DGothic Revival Dltalianate oQueen Anne DVernacular,Cottage DColonial Reviv~llloNeoClassical
oTudor Revival oPueblo Revival DPrairie oCraftsman oBungalow DJ\-!i~fu~1 Traditional ~..~
DTract Ranch OMinimal Ranch DMassed Ranch DSplit-Level OBi-Level ~DShed DNeo-Eclectic DNeo':Victorian DNeo-Craftsman DNeo-Mansard
. - .
DCommercial: Italianate DCo~mercial: Nineteenth Century Functional oCom~ercial: Twe~~i~th Century Func~on~1
DVernacular Other DOther: with Craftsman orch JHt.. <.:!Il.. tIP ..... Ii' ~
Number of Stories: 01 0 I Y: 02 Y:. 03 Number of Ban.: _~.o I 02 03 D<D5;#-" F /PI ~
DOther: ~ ,j DOlher: "l'jtt! ';" orm an.
Roof Shape: DSide-Gable oFront-Gable DGambrcloShed'DSaJtbox""'- A d ~e's' ~OD oT DC I
D. D' 0 0 , '...,ill.... ppen ag :. ormers ower upo a ODome DBay Window DAdded Stories
Hipped Cross-Hipped oMansard Deck Flat ... 'if, '~ '- ""'0'0. th .
DOthcr: . :. . ~~ ... ~ ,'<','ifo. er.
Windows: oFixed DCascment oSli'iiingotloDHopper DAwning DLouver'DPalladian'~oRibbon DChicago/Picture oStorefront DOthcr:
..., ;,-,' ~~~...-~> ~"- ~ ~-"-~ _ . -Il...,..c
~Segmental Arch DRound Ar:cli~,?Pointed~rch DTudo~ Arch ol1ood v." /Window Crowns DTransoms
DNumberofLI hts: one-over-one ,jI~...' "" ,~ ~t~t ~.'r:?' .~~
DContem orarv ~\l~!!'\ ~~ ~ p-
Doors: DGlazed DUnglazed oPaneled DBatten oFlus~llJOther DOQ,r~Type: Not Visible,
oTransom DSidelights oFanlight DPilasters dp;tJJment/Br.'~kcn Pediment DOther Surround Details:
O ~~ ~-t ~a&'~ .~.~
Recessed Entry ,%'4>~'.~~ ~ '- . '~-%' " 'l?i ..
DOri inat or Historic ~ ~,h-- _ . . '>"ii'~ -~ ~ .~
Porch: DShed Roof DDeck RoofOFront-Gable Roof oExtension of,Main Roof DOther Porch Roof:
DLess than Full-Height EntrY] DFull-Height Ent:Y~bl"UII-.'a~ad'C oPartial/L-Inset DWrap DEnclosed DOther Porch Configuration:
DClassical Supports DChamfe~e"d.Supports DSqu~re~'~,lJPports- l;n:.urned Spindles DHeavy Squared Piers DPiers with Slanted Sides DIronwork
DOriginal or Histo~ic Dconteml~~.ry ~ ~~ "
DOther Porch Details: l~. ~~
Decorative Features: DQuoins DDecorated VergeB~ards oSl)indleWork DBelt Course oPilasters DWall Surface Pattern DDentils oModillions oCornicc Molding
DPanels Along Cornice DCornice Retu;':ts. II oBrick Corbelling/Decorative Brickwork oFaux Half-Timbering DRoof-line Balustrade
DPorch Balustrade DTracery DWindow GrillesDMolding~Qver/Around Windows or Doors ~ on porch
oOther: moldin over windows .~ ~
Removals and Additions: "'%~tr~
Removals - porch supports <;';;3>-
Additions - large front window, rear shed addition
Materials:
Foundation: Ornamental Concrete Block
Walls: Wood - original
Roof: Asphalt Shingles
Openings: Wood - original
Additional Information (if needed): would not
contribute to a potential National Register
district
Date of Survey: 11 AUl!ust 2008
Photographs:
Name and Title of Surveyor:
Susan Lankford. Proiect Coordinator
Additional Information:
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CITY Of CARMEL ZONING ORDINANCE
Application of guidelines. Some of the guidelines are directed only at Contributing
Buildings and arc 1I0t applicable to Non-contributing Buildings. Figure 3 designates the
Contributing and Non-contributing Buildings. Such designation lllay be reviewed and
revised at any time hy the Director, using the criteria established in 23D.03(C).
New construction. New buildings must be built with the characteristics of Contributing
Buildings, except for Accessory Buildings added to a property where the Principal
Building is Non-contributing.
Reconstruction. Redevelopment or reconstruction of a property where the existing
building has been demolished will be considered new construction, regardless of the
classification of buildings previously existing on that site, except as provided in Seetioll
23D.02(B)(5).
Demolition. No Contributing Building, or any part of it, may be demolished in this
overlay without the consent of the Director. Tbe Director shall only consider the
following when determining whether a building or' any part of it may be
demolished:
a. Structural conditions pose an imminent safety hazard.
b. An advanced state of dilapidation or fire damage would make it unfeasible
to repair the building for any reasonable economic use.
c. The particular financial situation of the current owner or the current
owner's desired use for the property shall not be considered as factors in
determining consent for demolition.
However, where a building has been demolished due to fire or other accident or disaster
that is customarily covered by insurance, the owner may reconstruct the property in
accordance with these guidelines, or in substantially the same design as existed prior to
the accident.
C. Characteristics of Contributing Buildings.
Buildings shall be considered Contributing, regardless of age, if they were originally built with all
of the following characteristics, or if they have been altered to conform with these characteristics:
I. The following are characteristic of Contrihuting Buildings in the Character Sub-Area and
the Historic Range Line Road Sub-Area:
a. Small lots and small size houses, compared to Carmel's later subdivisions.
h. Narrow house fronts compared to length.
c. Hip or gabled roofs.
d. Wood clapboard materials and wood or hrick details.
e. Narrow, rectangular wood windows.
r. Detached garages in the rear of the property.
g. Consistent Setbacks from the street and narrow Side Yards.
h. Front porches (optional). .
2. The following arc characteristic elements of buildings in the Main Street Sub-Area:
a. Retail uses on the ground floor.
h. Transparent storefront glass for most of the length of the frontage.
c. Little or no Setback from the sidewalk or right-of-way line.
Chapter 23D: Old Town District Overlay Zone
23D-3
as adopted per 2-374-02; 2-453-04
DRAFT ORD AMEND
.j
ClTY OF CARMEL ZONlNG ORDiN,\NCE
CARMEL CITY CODE
CHAPTER 10: ZONING & SUBDIVISIONS
ARTICLE 1: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23D: OLD TO\\'N DISTRICT OVERLAY ZONE
23D.OO
230.01
23D.02
230.03
Old Town District Overlay Zone.
Olel Town District Boundaries.
Aoolication of Guidelines of the Overlay District.
Guidelines.
A. Historic Range Line Road Sub-Area.
B. Main Street District Sub-Area.
C. Character Sub-Area.
Submittal PrucessiAppiication Procedure.
230,04
23D.00
Old Town District Overlay Zone.
23D.00.0 1
Purpose and Intent.
It is the purpose of the Old Town District (referred to in this Chapler 23D as the "District") to
promote and protect the public health, safety, comfort, convenience and general v.:elfare by
providirig for consistent and coordinated treatment of the properties in the designated Old Town
District in Clay Township, Hamilton County, fndiana. The Commission and Council, in
establishing this overlay zone, are relying on IC 36-7-4-600 et seq, and IC 36-7-4-1400 et seq,
The Overlay Zone establishes regulations in addition to the zoning. Tn the case of conflicts
between this Overlay Zone District Ordinance and the Zoning Code, the provisions of Ihis
Ordinance will prevail.
Old Town is an important historical commercial and.. residential area to the City of Carmel and
Clay Township. In order to protect this important area, this Overlay Zone has been developed to
provide for consistent and coordinated treatment of the properties in Old Town by establishing
basic standards for structures,landseaping and other improvements.
FUl1her, this Overlay Zone seeks to:
*
Foster rehabilitation and development in Old Town
Increase property values in Old Town
Protectreal estate investment in Old Town
Retain Old Town neighborhood vitality
Spur'eommerclal activity in Old Town
Attract new businesses to Old Town,
*
*
*
*
*
Within Lhe Old Town District there are different parts and characteristics, therefore, the district is
divided into three Sub-Areas: a Character Sub-Area, a Historic Range Line Road Sub-Area, and
Main Street Sub-Area. Each Sub-Area will have separate guidelines that apply to it.
23D.Ol
Old TOwn District Boundaries.
Beginning at the intersection of th~ centerline of West Smokey Row Road (East 136th Street) and the
Monon Greenway;
thence east to the alley between 1 ,I Avenue Northwest and North Range Line Road;
Chapler 23Ifl: Old Town District Overlay Zone
23D-1
as addpled per 2-374-02; 2-453-04
Summer 2004 vI
CITY OF CARMEL ZONING ORDINANCE
thence south to the south property line of the property located at the southwest comer of West Smokey
Row Road and North Range Line' Road;
thence east across North Range Linc Road to the east property line of the property located at the southeast
comer of East Smokey Row Road and North Rangc Line Road;
thence north to East Smokey Row Road;
thence east to the rear lot line of properties on the east side of 1 st Avenue Northeast;
thence south to 71h Street Northeast:
thence easllo the rear property line of properties on the east side of 2nd Avenue Northeast;
thence south to 3'd StTeet Northeast;
thence east to 3,d Avenue Northeast;
thence south to I SI Street Northeast;
thence south across the west property line of the property located at the northwest comer of East Main
Street and 4th Avenue Northeast;
thence south crossing over Main Street to the rear lot line of properties on the'north side of Cannel View
Drive;
thence west to the rear lot line of properties on 151 A venue Southeast;
thence south to the south property lire of the property located at the southeast corner of 4th Street Southeast
and 1" A venue Southeast;
thence west to the alley between 1 51 A venue Southeast and South Range Line Road;
thence north to ] 51 Street Southeast;
thence west to 2nd Avenue Southwest:
thence south to 2nd Street Southwest; ~
thence west to 41h Avenue Southwest;
thcnce north to the northwest corner of the property located on the northwest corrier of West Main Street
and I" Street Norlhwcst;
thence east to the Monon Greenway;
thence north on and along the Manon Greenway to the southern bOlmdary of Bethenridge'Subdivision;
thence east 10 1st Avenue Northeast;
thence north to the northern boundary of Bethenridgc Subdivision;
thence west to the Manon Greenway;
thence north on and along the Monon Greenway to the beginning.
Boundaries are further deseribedby the map in Figure 1. Within the District, land is further
subdivided into Sub-Areas, which describe different land use and design guidelines. The boundaries of Ihc
Sub-Areas are hereby established as shown on Figure I.
23D.02
A.
Application of Guidelines of the Overlay District.
Buildings covered bv the Guidelines.
Any alteration, addition or new construction within the Old Town District that requires a building
permit must be reviewed for conformance with these guidelines. Wherever therc, exists a C-2/0Id
Town District within the Old Town Overlay District, the development standards and procedures of
the C-2/0Id Town District shall govcrn.
B. Contributing Buildings and Non-contributing Buildings.
1. Definition;
3. Contributing Buildings are those that have certain characteristics that. are 111
keeping with historical construction in the Old Town District.
b. Non-contributing Buildings, usually built later, do not have many of these
characteristics; The aim of the guidelines is to preserve or create contributing
characteristics where it is possible to do so.
Chapter 23D: Old Town District Overlay Zone
230-2
as adoptedper Zc374~02,' Z-453-04
Summer 2004 vI
\
2.
CITY OF CARMEL ZONING ORDINANCE
3.
4.
(0
Application of guidelines. Some of the guidelines are directed only at Contributing
Buildings and are not applicable to Non-contributing Buildings. Figure 3 designates the
Contributing and Non-contributing Buildings. Such designation may be rcviewed and
revised at any time by the Director, using the criteria established in 23D.03(C).
New construction. New buildings must be built with the characteristics of Contributing
Buildings, except for Accessory Buildings added to a propelty where the Principal
Building is Non-contributing.
Reconstruction. Redevelopment or reconstruction of a property where the existing
building has been demolished will be considered new constmction, regardless of the
classification of buildings previously existing on that sile, except as provided in Section
23D.02(B)(5).
Where a building has been demolished due to fire or other accident or disaster that is
customarily covered by insurance, the owner may reconstruct the property in accordance
with these guidelines, orin substantially the same design as existed prior to the accident.
C. Characten.stics of Contributing Buildings.
Buildings shall be considered Contributing, regardless of age, if they were originally built with all
of the following characteristics, or if they have been altered to confonn with these characteristics:
1. The following are characteristic of Contributing Buildings in the Character Sub-Area and
the Historic Range Line Road Sub-Area:
a. Small lots and small size houses, compared to Carmel's later subdivisions.
b. Narruw house fronts compared to length.
c. Hip or gabled roofs.
d. Wood clapboard materials and wood or brick details.
e. Narrow, rectangular wood windows.
f Detached garages in the rear of the property.
g. ConsistenLSelbacks fwm the street and narrow Side Yards.
h. Front porches (optional).
2. The following are characteristic elements of buildings in the Main Street Sub-Area:
a. Retail uses on the ground floor.
b. Transparent storefront grass tor most of the length ofthe frontage.
e. Little or no Setback fwm the sidewalk or right-of-way line.
d. Orientation and front door opens toward Main Street.
e. Parking in the rear or sides of building, not in the Iront.
f. Pedestrian scale details and variety in the signs, awnings, and storefi-onts.
g. Buildings at least two (2) stories tall.
h. Walls faced in brick or wood, not concrete block or metal.
Chapter 230: Old Town District Overlay Zone
23D-3
as adopted per Z-314-02; Z-453-04
I Summer2004 vI
/"
CITY OF CARMEL ZONING ORDINANCE
23D.03
A.
Guidelines.L
Historic Range Line Road Sub-Mea.
The Historic Range Line Road Sub-Area encompasses the houses and businesses north of Main
Street along Range Line Road. These buildings are generally larger than the others in the Old
Town area and are more architectUrally distinctive. In addition, their high visibility contributes
greatly to the sense of Old Town as an historic area,
I. Renovations and Additions to All Existing Buildings.
The following guidelines shall be applicable to all exterior renovations and additions to
existing buildings in the Historic Range Line Road Sub-Area, regardless of whether the
building is Contributing or Non~contributing.
a. Lot Dimensions and Coverage.
1. Existing lot dimensions as originally platted shall be acceptable.
11. Minimum Lot Width.
(a) Single-family residence: Fifty (50) feet.
(b) All other Uses: Sixty (60) feet.
1I1. Maximum Lot Coverage.
(a) Single-family Uses: Forty-five percent (45%) of the area of
the lot
(b) All other Uses: Seventy percent (70%) of the area of the lot.
IV. No lot may be created by Subdivision or by joining which results in a
width of greater than ninety (90) feet.
b. Setbacks.
I. Additions, except for open-air porches, may not be added to the front of
the building except where the building is set back more than twenty
(20) feet from the setback line of its nearest two neighbors (See Figure
2b).
11. A Corner Lot for a residential use is presumed to have .a front yard
setback on both streets that it faces. For a non-residential use, the front
yard shall be Range Line Road (if the property is located on Range
Line Road) or the street with tbe greatest traffic.
111. Side.and.Rear Yard Setbacks shall be a minimum of fivc (5) feet from
the property line.
c. Materials. Additions and alterations to the exterior will use materials consistent
with those found on the buildi ng when.it was originally built.
d. Roof. Alterations that reduce the roof pitch of an existing building more than
five degrees. (50) are not allowed. Additions may bave a shed, gable, or hip roof.
Porch additions may have a flat roof.
e. Garages.
L All nev,; garages must be either:
(a) Detached buildings that are sited at least fiVe (5) feet behind
the Front Line of the Principal Building, or
I Section 23D,03'amendedper Ordinance. No. Z-453-04, S'ds-eq
Chapter 23D: Old Town District Overlay Zone
23 D-4
as adoptedper Z-374-02; Z-453~04
Summer 2004 vi
\
CITY OF CARMEL ZONING ORDINANCE
(b) Attached to the Principal Building so that the front face of the
garage is at least fifteen (15) fee.t further from the Front Lot
Line than the Front Line of the Principal Building. New
attached garages on Corner Lots should be oriented to the side
street, rather than to Range Line Road.
II. New detached or attache'd garages and other Accessory Buildings
should use cxtcrior materials similar to the Principal Building.
1Il. Covered walkways attaching the garage to the Principal Building are
allowed.
f. Landscape and Lighting.
1. A paved walkway from the porch or front door to the front sidewalk is
required.
11. The remaining Front Yard of all buildings will be maintained with a
groomed landscape of low shrubs, ground cover, trees, 110wers and/or
grass.
lll. Exterior lighting is restricted to lamps mounted on the building, seven-
foot (7') maximum-height pole-mounted decorative lights, and low-
wattage landscape lighting.
IV. Fences greater than thirty-six inches (36") tall are not allowed in the
Front Yard of the property.
v. Chain link material is prohibited forward of the Front Line of the
Principal Building.
V1. Dumpsters and trash receptacles must be screened from view,
g. Signs. Signage, where allowed, shall abide by the City of Cannel and Clay
TownshipZoning Ordinance specified in Section 25.07.02-13.
h. Parking and Driveways.
1. Parking is not allowed in the Front Yard of any properly, exeept on a
driveway leading to the garage.
11. Driveways leading to the. garage may not be wider than twelve (12)
feet, except within thilty (30) feet of the front of the garage, where the
drivewaY may be up to twenty-four (24) feet wide.
111. Parking spaces required to be provided under the Zoning Ordinance
may be reduced by up to fifty percent (50%) in order to accommodate
difficult site conditions such as limited access, small lots, anrL!or
existing mature trees.
IV. New eurb cuts on Range Line Road will not be permitted unless there is
no alternative access from a side street.
I. Permitted Uses. In addition to those uses allowed in the underlying zoning
district, retail uses shall be allowed in the Historic Range Line Road Sub-Area.
Chapter 23D: Old Town District Overlay Zone
23D-5
as adopted per 2-374-02; 2-453-04
Summer 2004 vI
j'
CITY OF CARMEL ZONING ORDrNANCE
I:-.~ Additional Guidelines for Alterations & Additions to Contributing Buildings in the
L/ Historic Range Line Road Sub-Area.
Alterations and additions to existing,. Contributing Buildings in the Historic Range Line
Road Sub-Area shall be guided by the following:
>a.
Demolition. No Contributing Building, or any part of it, may be demolished in
this district withoutthe consent of the Director. The Director shall only consider
the following when determining whether a building or any part of it may be
demolished:
1. Structural conditions pose an imminent safety hazard.
11. An advanced state of dilapidation or fire damage would make it
unfeasible to repair the building tor any reasonable economic use.
111. The particular firiancial situation of the .eurrent owner or the current
owner's desired use for the property shall not be considered as factors
in determining consent for demolition.
b. Building. Use. Notwithstanding uses otherwise allowed by zoning, uses that
require Substantial Alteration or additions to thc exterior of a Contributing
Building in order to accommodate the functional requirements will not be
allowed.
e. Materials.
L Details such as porch railings, trim boards, taseia boards, and cornices
may not be removed from the building.
t1. Original materials of the building will be repaired rather than replaced,
when possible.
111. When orIginal materials, windows, doors, siding, railings, and other
details cannot be repaired, they may only be replaced with
architecturally correct materials that simulate the look, details and
dimensions of the original. Substitute materials (vinyl, aluminum,
concrete plank, eK) must mect these standards in. order to be
acceptable.
d. Alterations.
1. Alterations to the interior of the historic building are allowed if the
exterior of the building is not changed.
11. No alterations are allowed that permanently change the massing,
character, window placement or details of the exterior of the original
building.
111. Previous additions or alterations to the building that detract from or
conceal the character of the building may bc removcd and the building
restored to a previous condition. In this process, no attempt should be
made to add."historic" features (e.g., bay windows or gingerbread trim)
not-actually a part of the original building.
e. Additions.
1. Additions are allowed only in the rear of the building.
11. Additions may not be taller or wider than the existing building.
111. Additions must be designed to complement, but not mimic, the historic
arehi tecture.
Chapter23D: Old Town Distri.ct Overlay Zone
23D-(j
as adoptedper Z-374c02; Z-453-04
Summer 2004 vi
CTTY Or-CARMEL ZONING ORDINANCE
lV. Additions must be built in such a way that they can be removed in the
future without damage to the original building.
3. New Construction.
The following guidelines apply to all new buildings built within the boundaries of tlle
Historic Range Line Road Sub-Area.
a. Building Mass.
1. Buildings are to be oriented parallel and perpendicular to the street
11. Buildings will generally be longer than they are wide, with the nan'ow
dimension facing the street. Building widths may not exceed forty-five
(45) teet, except where the lot is greater than eighty (80) feet in width,
in which case the building may be up to fifty-five (55) feet wide.
b. Setbacks.
.1. New buildings must foUow the dominant or average Front Yard
Setback dimension of existing buildings on the same block and on the
same side of the street, with a variation of up to three (3) feet allowed
(See Figure 2a).
II. Side and Rear Yard Setbacks shall be a minimum or /lve (5) feet from
the property line.
c. Lot Dimensions and Coverage.
1. Minimwn Lot Width.
(a) Sing]e-family Dwelling: Fifty (50) feet.
(b) All other Uses: Sixty (60) feet.
11. Maximum Lot Coverage.
(a) Single-family Uses: Forty-five percent (45%) of lhe area uf
the lot
(b) All other Uses: Seventy percent (70%) of the area of the lot.
111. No lot may be created by Subdivision or by joining which results in a
width of greater than ninety (90) feet.
d. Materials.
1. All sides of the Principal and Accessory Buildings must be clad in
wood, brick, stonc, or high-quality vinyl siding. The same material
must be used on all sides of the building.
11. New detached garages and other Accessory Buildings should use
exterior materials similar to the Principal Building.
111. Windows and trim must be framed in wood or vinyl-clad wood.
IV. Visible aluminum storm windows or doors are not allowed.
v. Chimneys are to be brick.
VI. Exterior guardrails, handrails and other stair details may be wood or
wrought iron.
V11. Roofs are to be asphalt, wood or slate shingles.
Chapter 23~: Old Town District Overlay Zone
23D-7
as adopted per Z-374-02,' Z-453-04
. Summer 2004 vI
CITY OF CARMEL ZONING ORDINANCE
VIIL Foundations must be split-face block, stone veneer or poured-in-place
concrete.
c. Windows, Doors.
1. Vertical, rectangular double-hung or casement windows are required.
These may be used in multiple sets to create larger expanses of window
area.
11. Plate~glass picture windows; strip windows and arched windows arc
not ailowed on the front facade.
111. Special windows arc allowed (ovals, hexagon, etc.) as accents.
f. Roof.
1. The roof of the Principal Building and Accessory Buildings shall be
gabled, multi-gabled, or hipped, with a minimum pitch of eight to
twelve (8: 12).
11. A roof over a porch or bay window may be flat or pitched.
g. Porches.
1. Covered porches facing the street on the first or upper floor of the
structure are strongly encouraged but not required.
11. Uncovered decks are not allowed in the front yard.
h. Building Height.
1. Minimum: Thirteen (D) feet to the midpoint of the cornice and the
ridgeline.
u. Maximum: Thirty (30) feet to the midpoint of the cornice and the
ridge line; except as provided in 7(c).
111. Bllildings may not exceed the height of the tallest dimension of the
nearest two contributing buildings by more than seven (7) feet.
L Garages.
\. All new garages must be either:
(a) Detached buildings that are sited at least five (5) feet behind
the Front Line of the Principal Building, or
(b) Attached to the Principal BuiLding so that the front face of the
garage is at least fifteen (15) feet further from the Front Lot
Line than the Front Line of the Principal Building. New
attached garages un Comer Lots should be oriented to the side
street, rather than to Range Line Road.
11. New 'detached or attached garages and other Accessory Buildings
should use exterior materials similar to the Principal BuiLding.
111. Covered walkways attaching the garage to the Principal Building are
allowed.
J. Landscape and Lighting.
I. A paved walkway from the porch or front door to the front sidewalk is
required.
Chapter 23D: Old Town District Overlay Zone
23D-8
as adopted per 2-374-02; 2-453-04
SUlm11er 2004 v J
CITY OF Ct\R.\1EL ZONING QRDINANCE
11. The remaining Front Yard oCall buildings will he maintained with a
groomed landscape of low shmbs, ground cover, trees, flowers and/or
grass.
111. Exterior lighting is restricted to lamps mounted on the building, seven-
foot (7') maximum-height pole-mounted decorative lights, and low-
wattage landscape lighting,
IV, Fences greater than thirty-six (36) inches tall are not allowed in the
Front Yard of the property.
v. Chain link material is prohibited forward of the Front Line of the
Principal Building.
VI. Dumpsters and trash receptacles must be screened from view.
k. Signs. Signage, where allowed, shall abide by Section 25.07.02-13: Old Town
Carmel.
I. Parking and Drivewavs,
I. Parking is not allowed in the Front Yard of any property, except on a
driveway leading to the garage.
11. Driveways leading to the garage may. not be widcr than twelve (12)
feet, except within thirty (30) feet of the front of the garage, where the
driveway may be up to twenty-four (24) feet wide,
11\. Parking spaces required to be provided under the Zoning Ordinance
may be reduced by up to fifty percent (50%) in order to accommodate
ditlicult site conditions such as limited access, smaIl lots, and/or
existing mature trees.
IV. New curb cuts on Range Line Road will not be permitted unless there is
no altemati ve access from a side strcel.
m. Permitted Uses. In addition to those uses allowed in the underlying zoning
district, retail uses will be allowed in the Historic Range Line Road Sub-Area.
B. Main Street District Sub-Area.
Main Street west of Range Line Road is a relatively intact example of street front retail. The
emphasis is on encouraging new construction and renovations that conform to the desired
character and prohibiting changes that do not conform to the existing character.
This Sub-Area will be focal point of pedestrian commercial activity in the Old Town District. All
new construction, and alterations and additions to new buildings, will follow these guidelines:
I. Use. The underlying zoning in this district will prevail regarding pem1itted land uses,
with the following exceptions:
a. Only those uses allowed in B-l/Business districts will be allowed on the ground
floor in areas that arc designated as Ie 1 /lndustrialdistricts;
b. No drive-through or drive-up facilities are allowed for any use, including
automotive, banking, or food sales.
c. Multi-family residential uses will be specifically allowed and encouraged 011 the
upper floors of all buildings.
Chapter 23D: Old Town District Overlay Zone
23D-9
as adopted per Z-374-02; Z-453-04
Summer 2004 vi
CITY OF CARMEL ZONING ORDlNI\NCE
2. Building mass
a. New buildings and renovations shall follow the general massing of a "Main
Street" cOlI1,I11ercial block, i.e., a rectangular building with a flat or slightly
sloped roof, oriented perpendicular to the street.
b. Building height is limited to three (3) floors.
c. The first floor and all other floors will have a coordinated composition, which
will usually be indicated by the alignment of upper noor windows and other
features with openings and features of the first floor.
3. Materials.
a. The Erst floor and upper floors may be composed of different materials. The
fac;:ade of the upper floors on any building that faces a public street may be
wnstructcd of wood siding, brick, stucco, or other masonry units, and trimmed
in stone, contrasting brick, wood, or pre-cast concrete.
b. The first floor of a new or renovated building must be composed of storefronts,
which may be inserted into a masonry, wood, stone or concrete panel frame
which is coordinated with the upper floor. Storefronts will bea lightweight
material such as aluminum, glass, wood, tile, and panelized composites.
c. The materials In the rear of the building must be coordinated with the front
fac;ade, although they may be different.
d, On the front faC;:,ade, at least sixty percent (60%) of the total area of the first floor
(up to the line ofthe second floor) must be transparent vision glass.
e. Front and side far;adcs of buildings located on comer lots shall be of the same
materials and similarly detailed.
f. Exterior walks, steps, ramps and paving must be masonry or stone pavers, or
poured or pre"cast concrete.
4. Windows. Doors.
a. A separate entrance facing a public street shall be provided to the upper floors of
a building if the use differs from the onc on the ground Hoar.
b. Each Hoor shall have windows.
5. Roof. Roofs must have a pitch of less than three to twelve (3: 12) and will not be a
substantially visible part ,of the building.
6, Alterations and Additions. Existing buildings may be substantially moditied to confoml
to these guidelines, except for designated historic structures.
7. Details.
a, Cornices and other details of existing buildings may not be removed.
b. The filyade should have a flat front, with relief provided by minor bays,
windows and window trim, storefronts, recessed doors, and features such as
special brick'coursing, pilasters and lintels.
c. All new buildings will have an articulated cornice at the top oftbe far;adc wall.
8. Setbacks.
a. Front Setback The buildings must sit on the front property line except for
minor recesses for entrances and outdoor seating/dining.
Chapter 230: Old Town District Overlay Zone
23D-I0
as adoptedper Z-374-02; Z-453~04
Suminer 2004 vI
CITY OF CARMEL ZONING ORDINANCE.
b. Side setback. There are no minimum side setbacks; however, mid-block
pedeslriilcn access to rear parking must be a minimum of six (6) feet wide.
9. Entrances.
a. The principal entrance to all retail areas must face the public street.
b. Additional entrances may face the side of the building.
c, No rear entrances are allowed except for residential or office uses, emergency
exits, employees, loading and trash removal.
10. Storefronts. Storefronts shall be internally illuminated with spots or other incandescent
lighting, so as to display prominently and attractively the business or its products.
Exterior lighting may be affixed to tbe building.
11. Pern1anent Signs, Awnings and Mumls.
a. Maximum sign area: First floor occupants are allowed a tpta1 of one and a half
(1 Yz) square feet of sign for each linear foot of street frontage, except that no
single sign may exceed thirty-two (32) square teet in area.
b. Freestanding pem1anent signs are not ailowed.
c. Building signs must fit within the horizontal and vertical elements of the
building and may not obscure details of the building.
d. Signs may be perpendicular or flaHnounted, including separately mounted
letters. Perpendicular signs may not extend more tlliUl five feet from the face of
the bui Iding.
e. No sign may extend above the cornice line of the building.
f. Allowable signs may also be painted in graphics in storefront or upper floor
windows. Signs may also be imprinted on awnings. Signs may also be painted
on the sides of buildings (see Subsection 11 (j) below). All such signs will be
included in the calculations for maximum sign area.
g. Retractable or fixed fabric awnings are allowed, but these must fit within the
storefront glass area and may not obscure details of the building. Awnings may
only be supported wilh building-mounted hardware.
h. Individual tenants should strive for a unique graphic image, rather than be
required to cOIlforrn to a single graphic style for the whole building.
I. Portable signs or displays of men.:handise within the street right-of-way,
sidewalk or the front setback of the building will not be allowed.
J. GraphiL:s painted on the sides of buildings that are essentially commercial in
L:haracter or describe activities in the adjacent building will be considered
"signs". Graphics painted on the sides of buildings are otherwise allowed but
must be reviewed for conformance with this regulation.
12. Parking and Loading Requirements.
a. Parking lots shall be located in the rear of the building only.
b. Parking shall be provided at the ratio of one space for every one thousand two
hundred (1200) square feet of gross area in the building. Where the total lot area
is less than three thousand (3000) square feet, the owner shall be exempt fl'om
parking requirements.
c. On-street parking may not be used to fulfill parking requirements; however, a
reasonable share of a public lot may be assumed to fulfill these requirements.
Chapter 230: Old Town District Overlay Zone
23D-11
as adopted per Z-374-02: Z-453-04
Summer 2004 v I
CITY OF CARMEL ZONING ORDlN,\NCE
d. Parking may be provided on-site or in a convenient remote lot not more than
four hundred (400) feet from the property.
e. Parking requirements may be reduced if businesses with substantially different
peak hour requirements agree to share parking. A petition must be filed with the
application indicatlng the temlS of agreement of parties to a shared parking
arrangement.
f. No new curb cuts are allowed on Main Street, and no parking lots or loading
areas may front on Main Street.
g. Screened loading and trash areas shall be provided for all bUsinesses at the rear
of the building.
C. Character Sub-Area.
Character Sub-Areas consist of the bulk of the residential areas in the Old Town district both cast
and west of Range Line Road, and buth residential and commercial properties facing Range Line
Road in the north end of tb,e DistriQr. There arc many different stylcs of architecture in this area;
however, thc consistency and character of the neighborhood is wurth protecting,. The intent of
these guidelines is to preserve the character of the neighborhood by preservingcert<lll building
and siting characteristics, without requiriflg that specific buildings or building elements be
preserved.
1. Renovations and Additions to Existing Buildings.
The tbllowing guidelines shall be applicable to all exterior renovations ami additions to
existing buildings in the Character Sub-Area, regardless of whether the building is
Contributing or Non-contributing.
a. Lot Dimensions and Coverages.
/. Existing lot dimensions as originally platted shall be acceptable.
11. Minimum lot width.
(a) Single-family Residential: Fifty (S:O) feet.
(b) All Other Uses: Sixty (60) feet.
111. Maximum Lot Coverage.
(a) Single-family Residential: Forty-five (45%) of the area of the
Lot.
(Q) All Other Uses: Seventy percent (70%) ofthe area of the Lot.
tv. No IOt.may be created by Subdivision or by joining which results in a
width of greater-than ninety (90) feet.
b. Setbacks.
1. Additions, except for open-air porches, may not be added to the front of
the building except where the building is set back more than twenty
(20) feet from the Setback line of its nearest two neighbors (See Figure
2b).
11. A Corner Lot for a residential use is presumed to have a Front Yard
Setback on both streets that it faces. For a non-residential use, the
Front Yard shall be Range Line Road (if the property is located on
Range Line Road) or the street with the greatest traffic.
111. Side and Rear Yard Setbacks shall he a minimum of five (5) feet frum
the property line.
Chapter 23D: Old Town DistriCt Overlay Zone
23D-12
as adopted per 2-374-02; 2-453-04
Summer 2004 vi
CITY OF CARMEL ZONING ORDINANCE
c. Materials.
I. Additions and alterations to the exterior must be clad in wood, brick,
concrete plank or high quality vinyl siding.
11. Materials of additions and alterations should be consistent with the
materials in the Principal Building.
d. Roof. Alterations that reduce the roof pitch of an existing building more than
five degrees (50) are not allowed. Additions may have a shed, gable, or hip roof.
Porch additions may have a flat roof
e. Garages.
1. All new garages must be either:
(a) Detached buildings that are sited at least five (5) feet behind
the Principal Building, or
(b) Attached to the Principal Building so that the front face of the
garage is at least fifteen (IS) feet further from the Front Lot
Line than the primary front line of the Principal Building.
New attached garages' on Corner Lots should be oriented to
the side street, rather than to Range Line Road.
II. New detached or attached garages and other Accessory Buildings
should use exterior materials similar to the Principal Building.
111. Covered ~alkways attaching the garage to the Principal Bllilding are
allowed.
f. Landscape and Lighting.
1. A paved walkway from the porch or front door to the front sidewalk is
required.
II. The remaining Front Yard of all buildings will be maintained with a
groomed landscape of low shrubs, ground cover, trees, flowers and/or
grass.
ltl. Exterior lighting is restricted to lamps mounted on the building, seven-
foot (7') maximum-height pole-mounted decorative lights, and low-
wattage landscape lighting.
IV. Fences greater than thirty-six (36) inches tall are not allowed forward
of the Front Line of the Principal Building.
v. Vinyll:ovcred chain-link material is allowed in the Front Yard except
on those properties which front on Range Line Road. For properties
Fronting on Range Line Road, chain-link material is prohibited forward
of the front Line of the Principal Building.
VI. Dumpsters and trash receptacle must be screened from view.
g. Signs. Signage, where allowed., shall abide by the City of Carmel and Clay
Township Zoning Ordinance specified in Section 250702-13.
h. Parking and Dliveways.
1. Parking is not allowed in the Front Yard of any property, except on a
driveway leading to the garage.
Chapter 23J:?: Old Town District Overlay Zone
230-13
as adopted per Z-374-02,~ 2-453-04
. Summer 2004 v I
CITY OP CARMEL ZONTNGORDlNI\NCE
\1, Driveways leading to the garage may not be wider than twelve (12)
feet, except within thirty (30) feet of the front of the garage, where the
driveway may be up to twenty-four (24) feet wide,
111. Parking spaces required to be provided under the Zoning Ordinance
may be reduced by up t9filly percent (50%) in order to accommodate
difficult site conditions such as limited access, small lots and/or
existing mature trees.
lV. New curb cuts on Range Line Road will not be pem1itted unless there is
no alternative access from a side streeL
2. Additional Guidelines for Alterations & Additions to Contributing Buildings in.Character
Sub-Area,
Alterations or additions to CXlstlllg, Connibuting buildings in the Character Sub-Area
shall be guided by the following guidelines. Nothing in these guidelines shall require a
change to a part of the building that is not otherwise affected by the proposed alteration
or addition. '
a. Materials,
1. All sides of the Principal and Accessory Buildings must be clad in
wood, brick, concrete plank or high-quality vinyl siding.
11. Windows and trim must be framed in wood or vinyl-clad wood.
111. Clear finish or brush finish aluminum storm windows or doors arc not
allowed.
IV. Chimneys are to be brick.
v. Exterior guardrails, handrails and other stair details may be wood or
wrought iron.
v\. Roofs are to be asphalt, wood or slate shingles.
vn, Foundations must be split-face block, stone veneer or poured-in-place
concrete,
b. Where previous alterations have introduced inconsistent materials (simulated
stone, brick, metal, etc.) to a wood-clapboard house, a new addition or alteration
that affects this pail of'lhe structure will require removal of the inconsistent
material.
c. Windows, Doors.
1. Vertical, rectangular double-hung or casement windows are required.
These may be used in multiple sets to create larger expanses at window
area,
11. Plate-glass picture windows, strip windows and arched windows are
not allowed on the front fa.;:ade.
11\. Special windows are allowed (ovals, hexagon, etc.) as accents.
lV. Existing windows may be movcd or replaced with windows that are
similar to the original building windows.
v, If a window is covered over or removed, the material on the exterior
must match the pre-existing siding.
d. Roof. RoofS shall be gabled, multi-gabled, or hipped, with a minimum pitch of
eight to twelve (8':12). Porch roofs may be flat or pitched.
Chapter 23D: Old Town District Overlay Zone
230-14
as adopted per 2"374-02; 2-453-04
Summer 2004 vI
ClTY OF CARMEL ZONTNG ORDIN^NCE
e. Porches.
I. Removal of existing porches is prohibited, unless the porch is being
upgraded or replaced in a manner consistent with these guidelines.
n. Existing porches shall only be enclosed with transparent glass
windo!"s.
Ill. Uncovered decks are not allowed if forward of the Front Line of the
Principal Building.
1'. Building Height. Acklitions to the existing building may not exceed the height
ofthe tallest dimension of the nearest Contributing buildings by more than seven
(7) feet. ,
3. New Construction.
The following guidelines Clpply to all new buildings built within the boundaries of the
Char<}eter Sub-Area,
a. Building Mass.
i. Buildings are to be oriented parallel aild perpendicular to the street.
11. Buildings will generally be longer than they are wide, with the narrow
dimension facing the street. Building widths may not exceed forty-five
(45) feet, except where the lot is greater than eighty (80) feet in width,
in which case the building may be upto fifty-five (55) feet wide.
b. Setbacks.
I. New buildings must lollow the dominant or average front yard Setback
dimension of existing buildings on the same block and on the same side
of the street, with a variation of up to three (3) feet allowed (See Figure
2a).
II. Additions, except for open"air porches, may not be added to the front of
the building except where the building is set back more than twenty
(20) feet from the Setback line of its nearest two neighbors (See Figure
2b).
Ill. A Corner Lot for a residential use is presumed to have a Front Yard
Setback on both streets that it faces. For a non-residential use, the
Front Yard shall be Range Line Road (if the property is located on
Range Line Road) or the street with the greatest traffic.
IV. Side and Rear Yard Setbacks shall be a minimum of five (5) feet from
the property line.
c. Lot Dimensions and Coverage.
I. Existing lot dimensions as. originally platted shall be acceptable.
11. Minimum lot width.
(a) Single-family Residential: Fifty (50) feet.
(b) All Other Uses: Sixty (60) feet.
Ill. Maximum Lot Coverage,
(a) Single-family Residential: Forty-five (45%) of the area of the
Lot.
(b) All Other Uses: Seventy percent (70%) of the area of the Lot.
Chapter 230: Old Town District Overlay Zone
, 23D-15
as adopted per Z-374-02: Z-453-04
, Summer 2004 v I
CITY OF CARMEL ZONING ORDINANCE
IV. No lot may be created by Subdivision or by joining which results in a
width of greater than ninety (90) feet.
d. Garages.
I. All new garages must be either:
(a) Detached buildings that are sited at Icast five (5) feet. behind
the Principal Building, or
(b) AUached tothe Principal Building so that the front face of the
garage is at least fifteen (15) fect fUlther from the Front Lot
Line than the primary front line of the Principal Building.
New attached garages on Comer Lots should be oriented to
the side street, rather than to Range Line Road.
II. New detached or attached garages and other Accessory Buildings
should use exterior materials similar to the Principal Building.
III. Covered walkways attaching the garage to the Principal Building are
allowed.
e. Landscaoe and Lighting.
I. A paved walkway from the porch or front door to the front sidewalk is
required.
11. The remaining Front Yard of all buildings will be maintaineq with a
groomed landscape of low shrubs, ground cover, trees, flowers and/or
grass.
111. Exterior lighting is restricted to lamps mounted on the building, seven-
foot (7') maximum-height pole-mounted decorative lights,and low-
wattage landscape lighting.
IV. Fen.ce~ greater than thirty-six (36) inches tall are not allowed forward
of the Front Line of the Principal Building.
v. Vinyl covered chain-link material is allowed in the Front Yard except
on those properties which tront on Range Line Road. For properties
fronting on Range Line Road, chain-link material is prohibited forward
of the Front Line of the Principal Building.
VI. Dumpsters and trash receptacle must be screened from view.
f. Parking and Driveways.
I. Parking is not allowed in the Front Yard of any property, except on a
driveway leading to the garage.
11. Driveways leading to the garage may not be wider than twelve (12)
feet, except within thirty (30) feet of the front of the garage, where the
driveway may be up to twenty-four (24) feet wide.
Ill. Parking spaces required to be provided under the Zoning Ordinance
may oe reduced by up to fifty percent (50%) in order to .accomrnodatc
difficult site conditions such as limited access, small lots and/or
existing mature trees.
lV. New curb cuts 011 Range Line Road will not be permitted unless there is
no altemative acccss fi'om a side street.
Chapter 23D: Old Town District Overlay Zone
23 D-16
as adopted pet Z-374-02; Z-453-04
'Summer 2004 vi
CITY OF C^RMEL ZONING ORDINANCE
g. Materials.
I. All sides of the Principal and Accessory Buildings must be clad in
wood, brick, stone, concrete plank. or high-quality vinyl siding. The
same material must be used on all sides. of the building.
11. New garages and other Accessory Buildings shall use exterior materials
similar to the Principal Building.
LII. Windows and trim must be frilmed in wood or vinyl-clad wood.
IV. Visible aluminum stoml windows or doors arc not allowed.
v. Chimneys are to be brick.
VI. Exterior guardrails, handrails and other stair details may be wood or
wrought iron.
V11. Roofs are to be asphalL, wood or slate shingles.
VllL Foundations must be split-face block, stone veneer or poured-in-place
concrete.
h. Windows, Doors.
I. Vertical, rectangular double-hung or casement windows are required.
These may be used in multiple sets to create larger expanses of window
area.
11. Plate-glass picture windows, strip windows and arched windows are
not allowed on the front fayade.
Ill. Special windows are allowed (ovals, hexagon, etc.) as accents.
1. Roof.
/. Thc roof of the Principal Building and Accessory Buildings shall be
gabled, multi-gabled, or hipped, with a minimum pitch of eight to
twelve. (8: 12).
11. A roof over a porch or bay window may be flat or pitched.
J. Porches.
L Covered porches facing the street on the first or upper Ooor of the
structure are strongly encouraged but not required.
11. Uncovered decks are not allowed in the front yard.
k. Building Height.
I. Minimum: Thirteen (13) feel to the midpoint of the cornice and the
ridgeline.
11. Maximum: Thirty (30) feet to the midpoint of the cornIce and the
ridgeline, except as provided in 7(c).
Ill. Buildings may not exceed the height of the tallest dimension of the
nearest two Contributing Buildings by more than scvcn (7) feet.
Chapter 23D: Old Town District Overlay Zone
23D-17
as adopted per Z-374-02; Z-453-04
Summer 2004 vl
23D.04
CITY OF CARMEL ZONING ORDINANCE
Su bmittal Processl Application Procedure?
Consultation with Diredbraild Application.
Applicants shall meet with the Director to revi~w 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 Di'rector shall aid and advise the applicant in preparing his
application and supporting docllments as necessary.
L The applicant shall submit:
a. two (2) copies.ofthe written Site Plan and Design Review application fom1,
b. two (2) copies of the Existing Features & Site Analysis Plan including adjacent
zoning and land use,
c. two (2) copies of the proposed Site Plan and Drainage Plan, and/or
d. two (2) copies of the required information on architectmal design, landscaping,
parking, sign age, lighting and access, as well as
e. all nccessary supporting documents and materials.
2. Site Plan & Design Review (SDR) approval is not required where Architectural Design,
Exterior Lighting, Landscapipgand Signage (ADLS) approval is required.
B. Review.
A.
Review of the Application and Supporting Documents and Materials by the Director; Following
the receipt of the written application and required supporting infom1ation 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 a'pplicable ordinances, laws and regulations.
Lf the materials submitted by the applicanL are not complete or do not comply with the necessary
legal requirements, the Director shall inform the applicant of the deficiencies in said materials.
1. Unless and until the Director formally accepts the application as complete and in legal
compliance, it shall not be considcrcd as fomlally filed for the purpose of proceeding to
succeeding steps toward approval as hereinafter sct forth.
2, Within ten (10) days of the formal acceptanecofthe application by the. Director, he shall
formally approve, deny, or request additional information about the petition.
C. Approval or Denial of the ApplicatiOIi by the Commission,
1. An approved Site Plan and Design Review pctition shall be valid for two (2) years from
the date of approvaL If construction of the building(s) has (have) not started at the end of
the two-year period, the Site Plan and Design Review request must be re-submitted to the
Director.
2. If an approved Site Plan and Design Review petition is (are) substantially altered, re-
submittal to the Director for approval is required.
3. If the petition is denied by the Director, the Director shall provide the applicant with a
copy of said reasons, if requested.
4. The applicant may appeal the dccision of the Director, as specified in Chapter 30,
2 Se(:/iun,.23D.04 amended per Ordinance Np. Z.453-04.Jier.
Chapter 23D: Old Town District Overlay Zone
23D-18
as adopted per 2-374-02; 2-453-04
Summer 2004 vI
CITY OF Ci\RMEL ZONTNG ORDINANCE
CHAPTER 23D: OLD TOWN DISTRICT OVERLAY ZONE
AMENDMENT LOG
Ordinance No. Docket No. Council Approval Effective Date Sections Affected
Z-374-02 96-0130A April 1 ,2002 April 1, 2002 ZO Ch 23D
SWiM 2002 vi
Z-453-04 150-02 OA August 16, 2004 August 16, 2004 230.03; 23D.04
SUIllmer 2004 v 1
Chapter 23D: Old Town District Overlay Zone
230-]9
as adopted per Z-3 74-02, 2-453-04
Summer 2[)(]4 vI
1
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Carmel Old Town
Contributing Sui I dings (Figure 3)
II Contributing
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Carmel, Indiana
Janua ry 2002
200 0 200
City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date: September 5, 2008
To: Plan Commissiol] Members
From: Angie Conn - Department of Community Services
Re: September 16 Plan Cominission meeting ~ Docket No. 08080003 OA
Enclosed is thc information packet for the following item. If you have any questions, please give me a
call at 571-2417.
Docket No. 08080003 OA: Amendment, Contributing Buildings
The applicant seeks approval to amend Zoning Ordinance Chapler 23D.02.B.5, Old Town District
Overlay Zone, in order to prevent the demolition of contributing building m Old Town without
consent of the Din;ctor. Filed by the Department of Conmmnity Services, on behalf of the Carmel
Plan Conilllission.
Background:
The Department seeks approval to amend chapter 23D.02.B.5 of the Old Town District Overlay Zone,
regarding the Demolition of Contributing Buildings. Contributing Buildings are those that have certain
. characteristics that are in keeping with historical construction in the Old To\\'11 District. This amendment
will prevent the demolition of contributing building in Old Town, unless the property owner receives the
consent of the Director. Currently, property owners within certain sub areas of Old Town can demolish a
structure without any approvals fTOm the Department. Chapter 23D contains Figure 3, which highlights
all Contributing Buildings within the Old Town District Overlay Zone and can c=be found online at:
ht.t.R:/ /www.ci.carmel.ln.us!services/DOCS/DOCSZOchptrs/ZO%20Ch%2023 D%200 Id%20Igwn%20 F i
g%203%20Contributing%2Q(SlIillillQr%202002%20v 1 ).pdf
Please see the attached ordinance amendment text proposed to he added to Chapter 23D.02.B.5.
Filename: 2008-0905; 08080003 OA; PC Memo.rlC
Page 1
ONE CIVIC SQUARE
".\
\
CAIUvillL, INDL!\Ni\. 46032
317/571-2417
Page 1 of 1
Conn, Angelina V
Fron1: Conn, Angelina V
Sent: Thursday, August 07,2008 11 :47 AM
To: Stewart, Lisa M
Cc: Boorie, Rachel M:; Blanchard, Jim E; Brennan, Kevin S; Brewer, Scott I; Coy, Sue E; DeVore, Laura B;
Hancock, Ramona B; Hollibaugh, Mike P; Holmes, Christine B; Keeling, Adrienne M; Littlejohn, David W;
Tingley, Connie S; Duncan, Gary R; Redden, Nick; Weddington, Trudy A.; Donahue-Wold, Alexia K;
;jmolitor@prodigy.net'
Subject: Docket No. Assignment (OA) Amendment, Contributing Buildings (#08080003 OA)
I have issued the necessary Docket Number for (OA) Amendment, Contributing Buildings. It is the following:
Docket No. 08080003 OA: Amendment, Contributing Buildings
Application Fee: I
Total Fee:
$0 (exempt) I
$0
Docket No. 0'8080003 OA: Amendment,Contributing Buildings
The applicant seeks approval to amend Zoning Ordinance Chapter 23D.02.B.5, Old Town District Overlay Zone, in
order to prevent the demolition of contributing building in Old Town without consent of the Director. Filed by the
Department of Community Services, on behalf of the Carmel Plan Commission.
1. This item will NOT be on the agenda of the Technical Advisory Committee (TAC).
2. Mailed and Published Public Notice will occur on or before Friday, Se~ within the Indianapolis Star. k\Aj .,72-
3. Fifteen (15) Informational Packets will be delivered to Plan Comm~on' Secretary Ramona Hancock no later
than NOON. Friday, Sept. 5.
4. Proof of Notice will be received by this Department no later than Noon, Friday, Sept. 12,2008.
5. This item will appear on the Sept. 16,2008 agenda of the Plan Commission (under "Public Hearings").
6. This item may also appear on the Oct. 7, 2008 agenda of the Plan Commission $pecial Studies Committee.
Thank you,
Angie Conn
Planning Administrator
City of Carmel, DOCS
One Civic Square
Carmel, IN 46032
317.571.2417
AConn@carmel.in.aov
iiA Please consider the environment before printing this e-mail
817/2008