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HomeMy WebLinkAboutOld Town District Overlay with Character Sub-AreaCARMEL CITY CODE CHAPTER 10: ZONING SUBDIVISIONS ARTICLE 1: ZONING CODE CARMEL ZONING ORDINANCE CHAPTER 23D: OLD TOWN DISTRICT OVERLAY ZONE 23D.00 Old Town District Overlay Zone. 23D.01 Old Town District Boundaries. 23D.02 Application of Guidelines of the Overlay District. 23D.03 Guidelines. A. Historic Range Line Road Sub -Area. B. Main Street District Sub -Area. C. Character Sub -Area. 23D.04 Submittal Process /Application Procedure. Chapter 23D: Old Town District Overlay Zone 23D -1 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 v1 CITY OF CARMEL ZONING ORDINANCE 23D.00 Old Town District Zone. 23D.00.01 Purpose and Intent: It is the purpose of the Ol.d Town District (referred to in this Chapter 23D as the "District to promote and protect the public health, safety, comfort, convenience and general welfare by providing for consistent and coordinated treatment of the properties in the designated Old Town- District in Clay Township, Hamilton County, Indiana. The Commission and Council,, in establishing this overlay zone, are relying on IC 36 -7 -4 -600 el seq. and IC 36 -7 -4 -1400 et seq. The Overlay Zone establishes regulations in addition to the zoning. In the case of conflicts between this Overlay Zone District Ordinance and the Zoning Code, the provisions of this 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, landscaping and other improvements. Further, this Overlay Zone seeks to: Foster rehabilitation a.nd development in Old Town Increase property values in Old Town Protect -real estate investment in Old Town Retain Old Town neighborhood vitality Spur commercial activity.. in. Old Town. Attract te,w.b inesse< t Old T own. Within the 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.01 Old Town District Boundaries. Beginning at the intersection of the centerline of West Smokey Row Road (East 136`" Street) and the Monon Greenway; thence east to the alley between 1 s1- Avenue Northwest and North Range Line Road; thence south to the south property line of the property located at the southwest corner of West Smokey Row Road and North Range Line Road; thence east across North Range Line Road to the east property line of the property located at the southeast corner of East Smokey Row Road and North Range Line Road; thence north to East Smokey Row Road; thence east to the rear lot line of properties on the east side of 1 Avenue Northeast; thence south to 7 Street Northeast; thence east to the rear property line of properties on the east side of 2nd Avenue Northeast; thence south to 3 Street Northeast; thence east to 3" Avenue Northeast; thence south to I Street Northeast; thence south across the west property line of the property located at the northwest corner 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 Carmel View Drive; thence west to the rear lot line of properties on 1st Avenue Southeast; thence south to the south property line of the property located at the southeast corner of 4th Street Southeast and 1 St Avenue Southeast; thence west to the between 1 Avenue Southeast and South Range Line Road; thence north to 1. Street Southeast; thence west to 2Tta Avenue Southwest; thence south to 2" Street Southwest; thence west to 4 Avenue Southwest; thence north to the northwest corner of the property located on the northwest corner of West Main Street and 1 Street Northwest; thence east to the Monon Greenway; thence north on and along the Monon Greenway to the southern boundary of Bethenridge Subdivision; thence east to 1 Avenue Northeast; thence north to the northern boundary of Bethenridge Subdivision; thence west to the Monon Greenway; thence north on and along the Monon Greenway to the beginning. Boundaries are further described by the map in Figure 1. Within the District, land is further subdivided into Sub Areas, which describe different Iand use and design guidelines. The boundaries of the Sub -Areas are hereby established as shown on Figure 1. 23D.02 Application of Guidelines of the ()verb* District. A. Buildings covered by 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 there exists a C -2 /OId Town District within the Old Town Overlay District, the development .standards and procedures of the 2 /O1d Town District shall govern. B. Contributing Buildin s ai.d Non c©iilribittin_Buildings. J. Definition. a. Contributing Buildings are those that have certain characteristics that are in 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. 2. 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 maybe reviewed and revised at any time by the Director, using the criteria established in 23D.03(C). Chapter 23D: Old Town District Overlay Zone 23D -2 as adopted per 1374 -02; As amended per Z- 453 -04; Z- 523 -08; 1545 -10 Autumn 207 0 vl CITY OF CARMEL ZONING ORDINANCE 3. 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. 4. 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 Section 23D.02(B)(5). Demolition:'„ No Contributing Building, or any part of it, may be demolished in this overlay without the cOnsenr of the Director. Before receiving any permits 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 w hen determining whether a building or any part of it may be demolished: 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: .Significance. The Director shall consider the architectural and historical significance of the structure individually, in relation to the street, and as a part of the- district as a whole. These same considerations will be given to parts of the building. The Director will 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 lion contributing shall be researched to confirm that there is no obscured architectural or historical significance. In making its determination of significance, the Director shall consider the following: 1.. Architectural and historic information and significance. 2. Information contained in the district's National Register nomination (if one exists). 3. the Hamilton County Interim Report, as amended, published March 1992 by the Historic Landmarks Foundation of Indiana. 4. Information contained in any other professionally conducted historic surveys pertaining to this district. 5.. The opinion of Staff. 6. Evidence presented by the applicant. Evidence presented by recognized experts in architectural history. 1 Section 23D.02(B)15) amended per Ordinance Z- 523 -08, §a; Z- 545 -10. Chapter 23D: Old. Town District Overlay Zone 23D -3 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 vl CITY OF CARMEL ZONING ORDINANCE iv. Replacement: Demolition ofa structure may be justified when,. in the opinion of the Director, the premised new developmxtent with which it will be ireplaced is of greater s gni1r.,.rnce to the eahance rient-o the overlay' i-�P�A :ti t than ententi. -o the t existing structure. This will only be the case when the structure tote demolished is not 'of.materiai .significance, the loss of the structure will have minimal effect on the historic character of the district, and the new development will be compatible, appropriate and beneficial to the district. To afford the Director the ability to consider demolition on the basis of replacement development, the applicant shall submit the following: 1. information required by Section 23D.04: Submittal Process/Application Procedure of this Ordinance;' e 2. a scaled streetscape drawing showing the new development in its context, including at least two buildings on either side; and 3. other pertinent documents deemed relevant by the Director. For the purpose of this Overlay ordinance, demolition shall be defined as the razing, wrecking, or removal by any, means of the entire or partial exterior of a structure. The following examples are meant -to help -define demolition -and are notall- inclusive: i. The razing, wrecking,'or removal of a total structure. ii. The razing, wrecking, or removal of a part a structure, resulting in a reduction in its mass, height or ,volume. iii. 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 23D.04. Examples of rehabilitation include: i. The removal or destruction of exterior siding and face material, exterior surface trim and portions or exterior walls. ii The removal or destruction of those elements which provide enclosure_ at openings m any exterior wall (e.g.; window units, doors, panels.) iii The removal or destruction .of architectural, decorative or structural features. and elements which are attached to the exterior of a structure (e.g., parapets, cornices. brackets, chinmeys.) Examples of work not inchided'in demolition: i. Any work on the interior: of a structure. ii. The removal of exterior utility and mechanical equipment., iii. The removal, when not structurally integrated with.the main structure, of awnings, gutters, downspouts, light fixtures, open fire escapes, and other attachments. iv. The removal of si ors. 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?3D.04 arid .a Let.ter'of Grant. However, L4 her'e a buiJdi M e a a f _s has h,��:n d :z��l'!:L d <h.Ie to :fire -or ot13+.a• Gi;,,s :iclea�'t ��r d:•�:steU :tlt: >:t custoina a'1 t_aae't..red b tlr a ?nee the owner may :reconstruct the .property in uceo cl.:sl2ce with the applicable gtridt lints in 4 ctinzz 31). 03, or in substantially the 'same design as existed prior to the accident; after he/she receives Site Plan and Design Review, per Section 23D.04 and a Letter of Grant. Sunset Provision. The.provision of this subsection, 23D.02:B.5, as amended per ordinance Z- 523 -08, shall expire on December 31, 2011. Chapter 23D: Old Town District Overlay Zone 23D -4 as per Z 374 02 As amended per Z Z-- 523 08; Z Autumn 2010 vi CITY OF CARMEL ZONING ORDNANCE CITY OF CARMEL ZONING ORDINANCE Characteristics of Contributing Buildings. Buildings shall be considered Contributing,. regardless of age they were originally built with all of the following characteristics, or if they have been altered to conform 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 Carnle!s later subdivisions. b. Narrow 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. Consistent Setbacks from 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 glass for most of the length of the frontage. c. Little or no Setback from 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 front. f. Pedestrian scale details and variety in the signs, awnings, and storefronts. g. Buildings at least two (2) stories tall. h. Walls faced in brick or wood, not concrete block or metal. Chapter 23D: Old Town District Overlay Zone 23D -5 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 vl 23D.03 'Guidelines.' A. Historic;Range Line Road Sub Area; 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. 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. i. Existing lot' dimensions as originally platted shall be acceptable. ii Minimum Lot Width. (a) Single family residence: Fifty (50) feet. (b) All other Uses: Sixty (60) feet. iii. 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. h. Setbacks. Additions, exceptfor 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). ii. 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. iii Side and Rear Yard Setbacks shall be a minimum of five (5) feet from the property line. Materials. Additions and alterations to the exterior gill use materials consistent ',kith th .found on the building when it was originally built. d. e; Garages. 2 Section 23D.03 amended per Ordinance No. Z- 453 -04, yids -en Roof Alterations Mai' reduce the roofpitchtot n exists are not allowed.. Additions may have a ..shed, gable, o flat roof 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 Chapter 23D: Old Town District Overlay Zone 23D -6 as adopted per Z374 -02; As arnended per Z- 453 -04; Z- 523 -08; Z-545 -10 Autumn 2010 vl CITY OF CARMEL ZONING ORDNANCE din g chars five more cha -five degrees i 5 1 Por 3 .additions may h .re a (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 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. Covered walkways attaching the garage to the Principal Building are allowed. f. 'Landscape and Lighting. i 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. E 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. vi. Dumpsters and trash receptacles must be screened from view. g. Sighs. Signage, where allowed, shall abide by. the City of Carmel and Clay Township Zoning Ordinance specified in Section 25.07.02 -13. h. Parking and Driveways. i. Parking -is not allowed in the Front Yard of any property, except on a driveway leading to the garage. ii. 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. iii. 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, and/or existing nature trees. iv. New curb cuts on Range Line Road will not be permitted unless there is no alternative access from a side street. 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. Additional Gilidelines for Alterations Additions to C ontri Line Road Sub _Area. ,AIterations 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 without the consent of the Director. The Director shall only consider the following when determining whether a building or any part of it may be demolished: i. Structural conditions pose an imminent safety hazard. Chapter 23D: Old Town District Overlay Zone 23D -7 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 vi CITY OF CARMEL ZONING ORDLNANCE d. ii. An advanced state of dilapidation or fire damage would make it unfeasible to repair the building for any reasonable economic use. iii. The particular financial situation of the current owner or the ctin•ent owner's desired use for the property shall not be considered as factors in determining consent for demolition. Building Use. Notwithstanding uses otherwise allowed by zoning, uses that require Substantial Alteration or additions to the exterior of a Contributing Building in order to accommodate the functional requirements will not be allowed. Materials. i. Details such as porch railings, trim boards, fascia boards, and cornices may not be removed from the building. ii Original materials of the building will be repaired rather than replaced, when possible. iii. 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, e.g.) must meet these standards in order to be acceptable. Alterations. i. Alterations to the interior of the historic building are allowed if the exterior of the building is not changed. ii. No alterations 'are allowed that permanently change the massing, character, window placement or details of the exterior 'of the original building. iii. Previous additions or alterations to the building that detract from or conceal the character of the building may be removed 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. i. Additions are allowed only .in the rear of the building.' ii. Additions may not he taller or wider than the existing building. iii. Additions must be designed to complement, but not mimic, the historic architecture. iv. Additions must.be built in such a way that they can be removed in the future without. damage to the original building. New Construction_ Th fetlowing c ideti }es ap y to all new b $i gs h within the -1 oundar €es of the Historic Rahn e Line koa 4 c M fst'f"ra. a. Buildine Mass. i. Buildings are to be oriented parallel and perpendicular to the street. ii. 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 up to fifty -five (55) feet Wide. Chapter 23D: Old Town District Overlay Zone 23D -8 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autmnn 2010 v1 CITY OF CARMEL ZONING ORDINANCE CITY OF CARMEL ZONING ORDINANCE b. Setbacks. New buildings must follow 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 of five (5) feet from the property line. c. Lot Dimensions and Coverage. i. Minimum Lot Width. (a) Single family Dwelling: Fifty (50) feet. (b) All other Uses: Sixty (60) feet. ii: 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. iii. No lot may be created by Subdivision or by joining which results in a width of greater than ninety (90) feet. d. Materials. i. All sides of the Principal and Accessory Buildings must be clad in wood, brick, stone, or high- quality vinyl siding. The same material must be used on all sides of the building. ii. New detached garages and other Accessory Buildings should use exterior materials similar to the Principal Building. iii. 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. vii. Roofs are to be asphalt, wood or slate shingles. viii. Foundations must be split -face block, stone veneer or poured -in -place concrete. e. Window's. Doors. i. Vertical, rectangular double -hung or casement windows are required. These may be used in multiple sets.to create larger. expanses ofwindow.area. I Platte ∎lass oicture- windows, strip windows and .arched. windows are not-allowed on tl3e front 'facade.. iii. Special windows are Billowed (ovals, hexagon, etc.) as accents. f. Roof. i. 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). ii. A roof over a porch or bay window maybe flat or pitched. Chapter 23D: Old Town District Overlay Zone 23D -9 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 vl. h. Porches. i. Garages. i. Covered porches facing the street on the first or upper floor of the structure are strongly encouraged but not required. ii. Uncovered decks are not allowed in the front yard. Building Height. i. Minimum: Thirteen (13) feet to the midpoint of the cornice and the ridgeline. ii. Maximum: Thirty (30) feet to the midpoint of the cornice and the ridgeline, except as provided in 7(c). iii. Buildings may not exceed the height of the tallest dimension of the nearest two contributing buildings by.more than seven (7) feet. r. 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 on Conner 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. Landscape and Lighting. i. 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. iii. 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 ofthe Principal Building. vi. :Dumpsters.and trash receptacles must be screened from.view. k. aignage, where- as`lowcd shall.abide.by Scctiarr.25.07.0213. Oid •To wn:t;arrncl. Parking and Driveways. i. Parking is not allowed in the Front Yard of any property, except on a driveway leading to the garage. ii. 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. iii. 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• Tots, and/or existing mature trees. Chapter 23D: Old Town District Overlay Zone 23D -10 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 v 1 CITY OF CARMEL ZONING ORDLNANCE Chapter 23D: OId Town District Overlay Zone 23D -11 as adopted per Z- 374 -02; As amended per 1453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 vl CITY OF CARDMEL ZONING ORDINANCE iv. New curb cuts on Range Line Road will not be permitted unless there is no alternative access from a side street. 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. 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 confouu 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: 1. Use. The underlying zoning in this district will prevail regarding permitted land uses, with the followingexceptions: a. Only those uses allowed in B -1 /Business districts will be allowed on the ground floor in areas that are designated as I- 1/Industrial districts; 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 on the upper floors of all buildings. 2. Building mass. a. New buildings and renovations shall follow the general massing of a "Main Street" conmiercial 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 floor windows and other features with openings and features of the first floor. 3. Materials. a. The first floor and upper floors may be composed of different materials. The facade of the upper floors on any building that faces a public street may be constructed of wood siding, brick, stucco, or other masonry units, and trimmed in stone, contrasting brick, wood, or pre- cast concrete. h. The first- iloor.ofa 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 14)0T Storefronts will be ..a .ilig{:11 V,✓e f'.ht ateri t as .il rakiA:7.'.3., t!l.lt` =,5 wood„. od„. 1j3F:, and panelized composites, c. The materials in the rear of the building must be coordinated with the front facade, although they may be different. d. On the front facade, at least sixty percent.(60 of the total area of the first floor (up to the line of the second floor) must be transparent vision glass. e. Front and -side facades of buildings Located on corner 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. CITY OF CARMEL ZONING ORDNANCE 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 one on the ground floor. b. Each floor 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 modified to conform to these 'guidelines, except for designated historic structures. 7. Details, Cornices and other details of existing buildings may not be removed. The facade 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 of the facade 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. b. Side setback. There are no minimum side setbacks; however, niid- block pedestrian 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 t.o the building. 11. Permanent Signs. Awnings and. Murals. a. Maximum sign area: Furst floor occupants are allowed a total of one and a half (1V2) square feet of sign for each linear foot of street frontage, except that no single sign may exceed thirty -two (32) square .feet in area. b. Freestanding permanent signs are not allowed, .c, Building s igns.must f:it witn:t hihe`horizonta1_an <ertic at elel re.IUtc cif €he huil,lin surd may scot obscure details of the build ng.. d'. .Signs may be perpendicular or flat mounted, including separately mounted letters. Perpendicular signs may not extend more than five feet from the face of the building. 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 110) below). All such signs will be included in the calculations for maximum sign area. Chapter 23D: Old Town District Overlay Zone 23D -12 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 vl 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 with building- mounted hardware. h. Individual tenants should strive for a unique graphic image, rather than be required to conform. to a single graphic style for the whole building. i. Portable signs or displays of merchandise within the street right -of -way, sidewalk or the front setback of the building will not be allowed. Graphics painted on the sides of buildings that are essentially commercial in character 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 from 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. 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 indicating the terms 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. Screened loading and trash areas shall be provided for all businesses at the rear of the building. g. g. Character Sub- Area... Character Sub -Areas consist of the bulk of •the residential areas in the Old Town district both east and west of Range Line Road, and both residential and conunercial properties facing Range Line Road in the north end of the District. There are many different styles of architecture in this area; however, the consistency and character of the neighborhood is worth protecting. The intent of these guidelines is to preserve the character of the neighborhood by preserving certain building and siting characteristics, without requiring that specific buildings or building elements •be preserved. :and A di_tiuns to The nes shall be applrc Ible to all e:. e retno' ttirs;ns and additions to e buildings in the Character Sub Area, regardl of w contributing. a. Lot Dimensions and Coverages. i. Existing lot dimensions as originally platted shall be acceptable. ii. Minimum lot width. (a) Single- family Residential: Fifty (50) feet. (b) All Other Uses: Sixty (60) feet. i1dires. Chapter 23D: Old Town District Overlay Zone 23D -13 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z-523-08; Z- 545 -10 Autumn 2010 vl CITY OF CARMEL ZONING ORDINANCE the building is Contributing or Non- e. Garages. i. All new garages must be either: (a) Chapter 23D: Old Town District Overlay Zone 23D -14 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 vi CITY OF CARIvIEL ZONING ORDNANCE iii. 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. 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). ii. 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. iii. Side and Rear Yard Setbacks shall be a minimum of five (5) feet from the property line. c. Materials. i. Additions and alterations to the exterior must be clad in wood, brick, concrete plank or high quality vinyl siding. ii. 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 (5 are not allowed. Additions may have a shed, gable, or hip roof. Porch additions may have a flat roof 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 (15) 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. New .detached in attached garages and other Accessory Buildings should use exterior materials similar to the Principal Building. Covered wLd.kikays.attaching garage to tl` :e .Pr in ?gi1dn a re allowed. pc and Lighting. i. 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. iii. 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. CITY OF CARMEL ZONING ORDINANCE g. Vinyl covered 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. Signs. Signage, where allowed, shall abide by the City of Carmel and Clay Township Zoning Ordinance specified in Section 25.07.02 -13. Parking and Driveways. :v. i. Parking is not allowed in the Front Yard of any property, except on a driveway leading to the garage. ii. 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. iii. 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 and/or existing mature trees. iv. New curb cuts on Range Line Road will not be permitted unless there is no alternative access from a side street. 2. Additional Guidelines for Alterations Additions to Contributing Buildings in Character Sub -Area. Alterations or additions to. existing, Contributing 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.. i. All sides of the Principal and Accessory Buildings must be clad in brick, concrete plank or high-quality vinyl siding. ii Windows and trim must be frarned in wood or vinyl -clad wood. iii. Clear finish or brush finish aluminum storm windows or doors are not allowed. iv. Chimneys are to be brick, v. Exterior guardrails, handrails and other stair details may be wood or wrought iron. vi. Roofs are to be asphalt wood or slate shingles. vii. Foundations must be split -face block, stone veneer or poured -in -place concrete.. h. 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 part of the structure:w.ill ruguire removal of the inconsistent .material. c. 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. ii. Plate -glass picture windows, strip windows and arched windows are not allowed on the front facade. iii. Special windows are allowed (ovals, hexagon, etc.) as accents. iv. Existing windows may be moved or replaced with windows that are similar to the original building windows. Chapter 23D: Old Town District Overlay Zone 23D -15 as adopted per Z- 374 -02; As amended per -Z- 453 -04; Z-523-08; Z-545 -10 Autumn 2010 v 1 Gh.arac. 50o -wreck Lia7n510n Chapter 23D: Old Town District Overlay Zone 23D -16 as adopted per Z- 374 -02 As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 vl CITY OF CARMEL ZONING ORDNANCE 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'rnay be flat or pitched. e. Porches. i. Removal of existing porches is prohibited, unless the porch is being upgraded or replaced in a manner consistent With these guidelines. ii. Existing porches shall only be enclosed with transparent glass windows. iii. Uncovered decks are not allowed if forward of. the Front Line of the Principal Building. f. Building Height. Additions to the' existing building may not exceed the height of the tallest dimension of the nearest. Contributing buildings by more than seven (7) feet. New Construction. I The following guidelines apply to all new buildings built within the boundaries of the Character Sub Area. a. Building Mass. is Buildings are to be oriented parallel and perpendicular to the street. ii. 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 up to fifty -five (55) feet wide. b. Setbacks. New buildings must follow 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). Additions, except for open -air porches, may not he 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 2h). iii. 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 shhall be a minimum of five (5) feet from the property line. i. Existing lot dimensions as originally platted shall be iz ceptable. ii. Minimum lot width. (a)... Single- family Residential: Fifty (50) feet. (b) All Other Uses: Sixty (60) feet. iii. 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. 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 Least five (5) feet behind the Principal Building, or 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 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. iii. Covered walkways attaching the garage to the Principal Building are allowed. e. Landscape and Lighting. 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. Exterior lighting is restricted to lamps mounted on the building, seven foot (7') maximum- height pole- mounted decorative lights, and low- wattage landscape lighting. Fences greater than thirty -six (36) inches tall are not allowed forward of the Front Line, of the Principal Building. Vinyl covered 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 angst be screened from view. f. Parking and Driveways. Parking is not allowed in the Front Yard of any property, except on a driveway leading to the garage. 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.. Parking :Spaces .required to be .provided sa rtdc:.r' the .Z d rdi ?3a may be reduced k up tv fifty percent (5 i iii order to ac co dpi fi ii site. conditiinns ua as access, small lots andj'or existing mature trees. iv. New curb cuts on Range Line Road will not he permitted unless there is no alternative access from a side street. v. g. Materials. 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. ii. New garages and other Accessory Buildings shall use exterior materials similar to the Principal Building. Chapter 23D: Old Town District Overlay Zone 23D -17 as adopted per Z- 374 -02; As amended per Z- 453 -04; Z- 523 -08; Z- 545 -10 Autumn 2010 vt CITY OF CARMEL ZONING ORDINANCE 3 Section 23D.04 amended per Ordinance No. Z-453-04, §er. iii. Windows and trim must be framed in wood or vinyl-clad wood. iv. Visible aluminum storm windows or doors are not allowed. v. Chitnneys are to be brick. vi. Exterior guardrails, handrails and other stair details may be wood or wrought iron. vii. Roofs are to be asphalt, wood or slate shingles. viii. 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. ii. Plate-glass picture windows, strip windows and arched windows are not allowed on the front facade. iii. Special windows are allowed (ovals, hexagon, etc.) as accents. Roof i. 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). ii. A roof over a porch or bay window may be flat or pitched. Porches. i. Covered porches facing the street on the first or upper floor of the structure are strongly encouraged but not required. ii. Uncovered.decks are not allowed in the front yard. Building Height. i. Minimum: Thirteen (13) feet to the midpoint of the cornice and the ridgeline. ii. Maximum: Thirty (30) feet to the midpoint of the cornice and the ridgeline, except as provided in 7(c). iii. Buildings may not exceed the height of the tallest dimension of the nearest two Contributing Buildings by more than seven (7) feet. 23D.04 Submittal Process/Application Procedure. A. Consultation with Director and Application. Applicants shall meet with the Director to review lite 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 d nd advise the applicant in prepring his application and 3. t-3 dticuments as necessary. 1. The applicant shall submit: a. two (2) copies of the written Site Plan and Design Review application form, b. two (2) copies of the Existing Features -8c Site Analysis Plan including adjacent zoning and laud use, c. two (2) copies of the proposed Site Plan and Drainage Plan, and/or Chapter 23D: Old Town District Overlay Zone 23D-18 as adopted per Z-374-02; As amendedper Z-453-04; Z-523-08; Z-545-10 Autmnn 2010 vl CITY OF CARMEL ZONING ORDINANCE d. two (2) copies of the required information on architectural design, landscaping, parking, signage, lighting and access, as well as e. all necessary supporting documents and materials. 2. Site Plan Design Review (SDR) approval is not required where Architectural Design, Exterior Lighting, Landscaping and Signage (ADLS) approval is required. B. Review. Review of the Application and Supporting Documents and Materials by the Director; Following the receipt of the written application. and required supporting information 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. 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. 1. 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. Within ten (10) days of the formal acceptance of the application by the Director, he shall formally approve, deny, or request additional information about the petition. C. Approval or Denial of the Application by the Commission. 1. An approved'Site Plan 'and Design Review petition 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 decision of the Director, as specified in Chapter 30. Chapter 23D: Old Town District Overlay Zone 23D -19 as adopted per Z-374-02; As atnended per Z- 453 -04 "Z- 523 -08 Z- 545 -10 Autumn 2010 vi CITY OF CARMEL ZONING ORDINANCE