HomeMy WebLinkAboutPacket 09-20-11 4 C ty of Carmel
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CARMEL PLAN COMMISSION
MEMORANDUM-
Date: September 9, 2011
To: Plan Commission Members
From: Adrienne Keeling Ale—
Department of Community Services
Re: Docket Nos. 11080011 Z 11080013 OA
Enclosed is the information packet for the following items. If you have any questions, please give me a call at
571 -2417.
Docket No. 11080011 Z: Monon Overlay Rezone, Natural Section North.
The applicant seeks approval to rezone properties which abut the Monon Greenway north of First
Street NW, to include them in the Monon Greenway Overlay Zone. This overlay district is super-
imposed over the primary zoning districts, and its regulations shall supersede those of the primary
zoning districts. The properties which are included in the rezone consist of properties which abut the
Monon Greenway from 146th Street to First Street NW. Filed by the Carmel Department of Community
Services on behalf of the Carmel Plan Commission.
NOTE: A suspension of the Plan Commission's Rules of Procedure will be necessary to hear
the above item. The 25 -day requirement was met; however, letters to the affected and
adjoining property owners were sent via regular First Class postage rather than by Certified
Mail.
Docket No. 11080013 OA: Monon Overlay Amendment.
The applicant seeks approval to amend the Monon Greenway Overlay Zone of the Zoning Ordinance in
order to modify the regulations as need be during the rezoning of the affected parcels in the Natural
Section North. Filed by the Carmel Department of Community Services on behalf of the Carmel Plan
Commission.
NOTE: There are no proposed amendments to the Development Standards at this time;
however, the Department made public notice and placed Overlay Zone Ordinance on the Plan
Commission's Docket in case amendments arise out of the Rezoning discussion.
Background: In 2007 and early 2008 the Plan Commission and Council worked to establish a set of
Development Standards specific to developments along the Monon Greenway. The effort was made in
response to concerns from citizens, Council and Plan Commission members over the many
developments, which were either proposed or under construction, along the Monon. The result was
Zoning Ordinance Chapter 23H: Monon Greenway Overlay Zone, which was adopted by Council
Ordinance Z- 515 -07, and effective April 21, 2008.
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
It is important to note that the 2007 -2008 process was only a TEXT AMENDMENT (OA) to the Zoning
Ordinance. For the Overlay Zone standards to be implemented and enforced, it was emphasized that a
subsequent approval would be needed to REZONE (Z) properties to be within the Monon Greenway
Overlay Zone. The REZONING of the northern segment of the Monon Greenway is proposal now
before you.
Monon Development Standards: In an effort to recognize and allow for a variety of "experiences" or
"atmosphere" for trail users, the Monon was, divided into two different characters, each with distinct
development standards referencing use, building height, setback, landscaping and architectural
design. The Urban Section was identified as the approximately one -mile length between Old Town
and Carmel Drive. It was envisioned that future buildings address the trail rather than turning their
backs. Building placement would allow for a future widening of the Trail to accommodate more users.
The Natural Sections were identified both north and south of the Urban Section, where the building
setbacks and buffering requirements would be greater for new development. For instance, new homes
would be required to be built at least 60' from the Monon right -of -way (an assumed 33' half); while
existing residences would be allowed to construct additions or accessory buildings as close as 30'.
The full language of the Monon Greenway Overlay Zone (Zoning Ordinance, Chapter 23H) is enclosed
in this information packet, and is also available on the City's website at www.carmel.in.gov. While no
amendments to this Chapter are proposed at this time, the Department made proper public notice to
allow for the Plan Commission to propose amendments, if necessary as a result of the review of the
proposed rezoning.
The Proposed Rezoning: The proposal before you is to REZONE parcels to be included in the Monon
Greenway Overlay Zone. In an effort to make the process manageable, the Department has chosen to
begin with the northern segment of the Monon Trail, from 146 Street to 1 Street NW. This segment
of the Monon was originally envisioned to be designated in the Natural Section. The boundary is
proposed to follow parcel lines, which were chosen based on their proximity to the Trail. There were
some exceptions made. For instance, properties with fronts facing a street located next to the Monon
Trail were excluded (e.g. along the west side of Rohrer Road and the east side of 2 Avenue NW).
Aerial maps are enclosed which illustrate the proposed boundary.
The information on this item has been arranged in the following format:
1. Ordinance Proposal to REZONE properties (legal document, includes parcel numbers map)
2. Chapter 23H: Monon Greenway Overlay Zone
3. Aerial Reference Maps
3 Pages, starting at 146 Street and continues south to Old Town.
Red outline indicates the proposed overlay boundary (follows parcel lines)
Distance from an assumed Monon Greenway centerlines:
Magenta dashed line: 33' typical Monon Right -of -Way line
Blue line: 12' setback (beyond 33' ROW)
Green line: 30' setback (applies to new additions and accessory buildings)
Yellow line: 60' setback (applies to new principal buildings)
2011 -0920; 11080011 Z 11080013 OA; PC Memo.rtf
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
1 Sponsor: Councilor Rider
2
3 ORDINANCE Z- 5 -11
4
5 AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL,
6 INDIANA, REZONING PROPERTIES ALONG THE MONON GREENWAY
7
8 Rezoning properties along the Northern portion of the Monon Greenway, between 146` Street and 1' Street
9 NW from the R -1 /Residence, R -2 /Residence, R -4 /Residence, P -1 /Park and Recreation, and PUD /Planned
10 Unit Development District Classifications to the following: R -1 /Residence within the Monon Greenway Overlay,
11 R -2 /Residence within the Monon Greenway Overlay, R -4 /Residence within the Monon Greenway Overlay, P -1 /Park
12 and Recreation within the Monon Greenway Overlay, and PUD /Planned Unit Development within the Monon
13 Greenway Overlay District Classifications
14
15 WHEREAS, pursuant to Indiana Code 36 -7 -4, the Common Council has lawfully adopted a zoning ordinance,
16 the terms of which are applicable to the geographic area consisting of the incorporated area of the City of
17 Carmel, Indiana, and the unincorporated area of Clay Township, Hamilton County, Indiana, which zoning
18 ordinance has been codified in Chapter 10 of the Carmel City Code; and
19
20 WHEREAS, pursuant to Indiana Code 36 -7 -4 -602 the Common Council is authorized to amend the
21 map that is part of the zoning ordinance; and
22
23 WHEREAS, the Carmel City Council of the City of Carmel, Indiana received a recommendation
24 from the Carmel Advisory Plan Commission on Tuesday, 2011, regarding the rezoning of the
25 real property as described in Exhibit A, and which is illustrated in the location maps of Exhibit B also
26 attached hereto.
27
28 NOW, THEREFORE, BE IT ORDAINED, by the Common Council of the City of Carmel, Indiana, as
29 follows:
30
31 Section 1. That the Official Zoning Map accompanying and made part of the Zoning Ordinance is hereby
32 changed to designate real property from the from the R -1 /Residence, R -2 /Residence, R -4 /Residence, P -1 /Park and
33 Recreation, and PUD /Planned Unit Development District Classifications to the following: R -1 /Residence within the
34 Monon Greenway Overlay, R- 2/Residence within the Monon Greenway Overlay, R -4 /Residence within the Monon
35 Greenway Overlay, P -1 /Park and Recreation within the Monon Greenway Overlay, and PUD /Planned Unit
36 Development within the Monon Greenway Overlay District Classifications.
37
38 Section 2. All prior Ordinances or parts thereof inconsistent with any provision of this Ordinance are hereby
39 repealed.
40
41 Section 3. This Ordinance shall be in full force and effect from and after its passage and signing by the Mayor.
42
43 PASSED by the Common Council of the City of Carmel, Indiana this day of 2011,
44 by a vote of ayes and nays.
45
46
9/20/2011
Ordinance Z- 5 -11 DRAFT
1
1 EXHIBIT B -1
2 PROPERTY LOCATION MAP: 146 Street to US 31
3
146TH "1 NORTH SEGMENT MAP
146th Street US 31
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Ordinance Z- 5 -11 DRAFT
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CARMEL CITY CODE
CHAPTER 10: ZONING SUBDIVISIONS
ARTICLE 1: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 23H: MONON GREENWAY OVERLAY ZONE
Chapter 23H: Moron Greenway Overlay Zone
23H -1
as adopted per Z- 515 -07
Spring 2008 vl
CITY OF CARMEL ZONING ORDINANCE
231.00 Monon Greenwav Overlay Zone.
23H.00.01 Purpose, Intent and Authority. The purpose of this overlay zone is to protect and enhance the
health, safety and welfare of the citizens and property owners of Carmel and Clay Township
by protecting the physical integrity of the Monon Greenway, including its ballast foundation
and drainage ways, and by complying with the Monon Greenway easement covenants as they
pertain to the natural character and existing vegetation of the trail and its protection. For
purposes of this Zone, the Monon Greenway shall be defined as any property conveyed to the
City of Carmel, by title or easement, for purposes of establishment of the Monon Trail.
It is the City's intent to achieve the purpose of this zone by:
Providing a consistent design treatment for private and public properties
Greenway;
Providing controls for architecture and landscape design that establish
design between projects and to improve the physical relationship and
between new buildings and the Monon Greenway;
Protecting the Monon Greenway character;
Protecting the physical integrity of the Monon Greenway.
along Monon
continuity of
human scale
This district is superimposed over the other primary zoning districts and its regulations shall
supersede those of the primary zoning districts over which it is superimposed. In establishing
this zone, the Plan Commission and Council relies on I.C. 36 -7 -4 -1400 et seq.
23H.00.99 Application. Procedure.
A. Development Plan. See Section 24.99(A): Development Plan.
B. Architectural Design Exterior Lighting, Landscaping and Signage (ADLS). See Section
24.99(B): Architectural Design, Exterior Lighting, Landscaping and Signage (ADLS).
2311.01 District Boundaries. The boundaries of the Monon Greenway Overlay Zone (the Zone) are hereby
established as approved on the Zoning Map. Diagram 1 illustrates, generally, the boundaries of the Urban
and Natural Sections.
2311.01.01 Urban Section Boundary. Properties which abut
the Monon Greenway from First Street NW to the
southern property line of properties fronting the
south side of Carmel Drive.
2311.01.02 Natural Section Boundary. Properties which abut
the Monon Greenway from 146 Street to First
Street NW and Carmel Drive to 96 Street.
23H.01.03 Parcels in the C -1 /City Center and C -2 /Old Town
Districts shall be exempt from the requirements of
the Zone.
2311.02 Plan Commission Approval.
2311.02.01 The Plan Commission must approve, approve with
conditions, or disapprove the Development Plan
(DP) and Architectural Design, Exterior Lighting,
Landscaping and Signage (ADLS) for any tract of
land in the Urban Section of the Monon Greenway
Overlay Zone. DP and ADLS review is required
in the Natural Section, pursuant to the
requirements of the underlying primary zoning
district.
CITY OF CARMEL ZONING ORDINANCE
Diagram 1 Urba& Na
1 Sections
di St Trail
2311.02.02 Zoning Waiver. The Commission may, after a
public hearing, grant a Zoning Waiver of the
dimensional and quantitative standards of this
Chapter, by not greater than thirty-five percent
(35 Any approval to permit such a waiver shall
be subject to the following criteria:
A. The proposal shall enhance the overall Development Plan and the adjoining streetscapes
and neighborhoods.
B. The proposal shall not produce a Site Plan or street /circulation system that would be
impractical or detract from the appearance of the Development Plan or the District, and
shall not adversely affect emergency vehicle access.
C. The proposal shall exhibit extraordinary site design characteristics, including, but not
limited to: Increased landscape treatment, tree preservation, provisions for bicycle and
pedestrian traffic.
In granting a waiver, the Commission may impose such conditions that will, in its judgment,
secure the purposes of this Chapter. This Section does not affect the right of the applicant
under Indiana law to petition the Board of Zoning Appeals for a variance from development
standards provided under IC 36 -7 -4 -918.5 and this Zoning Ordinance.
2311.03 Permitted Uses. See Appendix A Schedule of Uses.
2311.03.01 All Uses which are permitted in the underlying primary zoning district(s), except those uses
Chapter 23H: Monon Greenway Overlay Zone
23H -2
as adopted per Z- 515 -07
Spring 2008 vl
Chapter 2311: Monon Greenway Overlay Zone
23H -3
as adopted per Z- 515 -07
Spring 2008 vl
CITY OF CARMEL ZONING ORDINANCE
expressly prohibited by Section 23H.04, are permitted in the Zone.
23H.03.02 Residential uses are permitted in the Zone, regardless of the underlying primary zoning
district.
23H.04 Prohibited Uses. See Appendix A Schedule of Uses.
2311.04.01 Prohibited Uses.
Mobile Home Court, Penal or Correctional Institution, Commercial Sewage or Garbage
Disposal' Plant, Water Management and Use Facility, Lumber/Building Materials Sales
(enclosed), Automobile Service Station, Restaurant (with drive -thru sales), Automobile/Boat
Sales, Automobile/ Truck Repair (indoor), Car Wash, Commercial Kennel, Dry Cleaning
Establishment (with on -site plant), Funeral Home/Mortuary/Crematory, Self service Laundry,
Veterinary Hospital with commercial kennel, Wholesale Sales, Stadium or Coliseum, Feed
Store, Grain Elevator, Shooting Gallery, Sexually Oriented Businesses, All Industrial Uses in
Appendix A (Type of Uses).
2311.05 Building Setbacks.
23H.05.01 Urban Section.
A. Minimum Greenway Setback.
1. Minimum: Twelve feet (12'), measured from the actual right -of -way, or a thirty-
three feet (33') half right -'of- -way, whichever is greater. See
corresponding Building Heights, as prescribed by Section 23H.08.01.
2. Maximum: There is no maximum setback; however, the area adjacent to the
Greenway may not be used solely for parking. In addition, this area
must reflect an awareness of the Greenway and shall not adversely
impact the character of the Greenway.
B. Side and Rear Setbacks. Fifteen (15) feet.
C. Conflicting Requirements. Wherever there exists a conflict between the building setback
requirements of the Old Town District Overlay Zone and the Monon Greenway
Overlay Zone, the Monon Greenway Overlay Zone shall govern. However,
parcels in the Overlay with frontage on a public street, must adhere to the Front
Yard requirements established by other applicable Overlay Zones or their
underlying zoning districts.
23H.05.02 Natural Section.
A. Minimum Greenway Setback. Setbacks shall be measured from the edge of Monon
Greenway, generally a presumed thirty-three feet (33') half right -of -way.
1. New Principal Buildings: Sixty (60) feet.
2. Additions to Existing Principal Buildings: Thirty (30) feet.
3. Accessory Buildings: Thirty (30) feet.
B. Side and Rear Setbacks. Requirements per,underlying primary zoning district.
C. Conflicting Requirements. Wherever there exists a conflict between the building setback
requirements of the Old Town District Overlay Zone and the Monon Greenway
Overlay Zone, the Monon Greenway Overlay Zone shall govern. However,
parcels in the Overlay with frontage on a public street, must adhere to the Front
CITY OF CARMEL ZONING ORDINANCE
Yard requirements established by other applicable Overlay Zones or their
underlying, zoning districts.
2311.06 Greenway Access Points.
23H.06.01 Greenway Access Points, for new residential or commercial construction, shall be designed
and built in accordance with an approved Plan and to Parks Board Standards. Access Points from
existing buildings must receive the approval of the Director of Carmel Clay Parks. Connection
intervals shall be approved by the Director of Carmel Clay Parks. All access points shall be
constructed of durable materials and shall be designed as to not impede drainage ways. Where
determined appropriate, a non access agreement may be required to be recorded.
2311.07 Building Orientation Footprint.
2311.07.01 Urban Section.
A. Orientation: Every parcel with frontage on the Monon Greenway must have at least one
building elevation that fronts on the Greenway.
B. Maximum Building Footprint: 15,000 square feet.
C. Maximum Facade Length: 150 feet.
23H.07.02 Natural Section.
A. Maximum Building Footprint: 15,000 square feet.
B. Maximum Facade Length: No facade greater than 80 feet in length shall be parallel with
the Greenway. Longer facades must be oriented at an angle greater than or
equal to 60 de' grees from the property line abutting the Greenway.
23H.08 Building Height.
23H.08.01 Urban Section.
A. Minimum Height: None.
B. Maximum Height: Sixty feet (60'), or as permitted in the primary underlying zoning
district.
1. When used, facade step backs shall be at least twenty feet (20') in depth and shall be
constructed as usable outdoor space, such as a rooftop patio or garden.
23H.08.02 Natural Section.
A. Minimum Height: None.
B. Maximum Height: As permitted in the primary underlying zoning district or
applicable Overlay Zone.
23HA9 Building Requirements.
2311.09.01 New principal buildings with a gross floor area containing more than 15,000 non residential
square feet shall contain.a shower, changing and locker facility accessible for employee use.
2311.09.02 New principal buildings with a gross floor area containing more than 15,000 square feet shall
provide covered, long term bicycle parking at,a rate of one space per 5,000 square feet. Long
term bicycle parking may include an indoor storage area and/or exterior bicycle lockers, as
approved as part of an ADLS plan.
Chapter 2311: Monon Greenway Overlay Zone
2311-4
as adopted per Z- 515 -07
Spring 2008 vl
CITY OF CARMEL ZONING ORDINANCE
23H.10 Architectural Design. Buildings in the Urban Section with frontage on the Greenway must include the
following characteristics:
23H.10.01 Large blank facades are not allowed. Buildings with continuous facades that are fifty feet
(50') or greater in width, shall be designed with offsets (projecting or recessed) not less than
eight feet (8') in depth and continuous for not less than twenty-five feet (25') along the length
of the facade.
All elevations shall exhibit variety through inclusion of architectural elements such as
windows and surrounds, storefronts, doors, special brick coursing, pilasters, lintels, canopies
and covered walkways or recesses. Facades shall also exhibit variable roof heights, a
diversity of building materials and varied building mass within a given structure.
Architectural elements shall be arranged in a balanced, relatively uniform fashion. Faux
window openings and special masonry coursing may be used in service areas, especially areas
where rooftop skylighting is designed.
23H.10.02 Ground and upper floors shall utilize transparent glass; the ground floor elevations of non-
residential must incorporate the transparent glass as a significant component.
2314.10.03 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.
23H.10.04 Retail storefronts shall have a primary entrance oriented along the Greenway on the first floor
of the building, other entrances such as pedestrian entrances to parking areas shall be
permitted on non Greenway facades.
23H.10.05 Every facade of a building abutting the Greenway must have openings for windows.
23H.10.06 Large expanses of glass are allowed, but no facade may be constructed entirely of a metal and
glass curtain wall.
23H.10.07 Fixed or retractable awnings are encouraged if they complement a building's architectural
style, material, colors, and details; do not conceal architectural features (such as cornices,
columns, pilasters, or decorative details); do not impair facade composition; and are designed
as an integral part of the facade. Awnings may not be internally illuminated.
23H.10.08 Pedestrian scale detailing is required at the ground level. As the buildings will be viewed
very close up, it is important to exhibit articulated detail and ornament that is scaled to the
pedestrian. Examples include, but are not limited to cornices, columns, pilasters, lighting,
decorative moldings, sills and quoins, as well as canopies, awnings covered walkways and
other similar sheltering features.
2314.10.09 Modulation of the roof and/or roof line will be ,required in order to eliminate box shaped
buildings. Parapets must be fully integrated into the architectural design of the building and
provide seamless design transitions, including exterior materials between the main building
mass, mechanical penthouses and other roof structures. Should they be used, partial parapets
shall have, a return that extends inward to at least the first structural bay, or twenty (20) feet,
whichever is greater. Parapet heights shall vary by no less than 3 feet, including between
neighboring structures on the same or adjacent parcel.
2314.10.10 Architectural styles, primary materials, building setbacks, separations, heights and mass shall
vary among neighboring buildings along the Greenway.
Chapter 23H: Monon Greenway Overlay Zone
2311-5
as adopted per Z- 515 -07
Spring 2008 vl
Natural Section.
23H.11 Landscaping and Tree Preservation.
23H.11.01 Urban Section.
A. Tree Preservation Requirements: It is the goal of the Monon Greenway Overlay to
preserve existing vegetation within the Greenway Easement of Right -of -Way
according to the Monon Greenway covenants. Alterations to the existing
vegetation in the Monon Greenway may be sought through a DP /ADLS
proposal.: Such alterations require the approval of the Director of Carmel Clay
Parks. Otherwise no‘ changes to the Greenway vegetation may be made. Any
proposed preservation or alteration outside of the Greenway shall be reviewed
by the Urban Forester and Plan Commission and must be in accordance with
Section 23H.11.03. When deemed appropriate, and upon the approval of the
Urban Forester, mitigation may occur within the Monon Greenway.
B. Planting Requirements:
1. When a Development Plan or other Commission approval includes or requires
reconstruction of the Greenway, the landscape plan shall comply with the
Monon Greenway Cross Section requirements and .must meet the approval of
the Director of Carmel Clay Parks and the City of Carmel Urban Forester.
2. The Greenway Setback shall be landscaped with a combination of shade trees,
low shrubs, planting beds and grass or ground cover, with exceptions for
appropriate pedestrian access to building entrances.
3. Alternatively, the Greenway Setback may be covered with decorative hard
surfaces and/or pavers to allow seating areas or outdoor tables, such areas shall
be surrounded by low shrubs or planting beds.
4. Remaining facades 'shall have foundation plantings in beds no less than five (5)
feet in width, with exceptions for appropriate pedestrian access to building
entrances, .Initially, plantings shall cover at least 50% of the base of the
building (horizontally) and be at mature height and coverage within three (3)
years.
23H.11.02
Chapter 23H: Monon Greenway Overlay Zone
23H -6
as adopted per Z- 515 -07
Spring 2008 vl
CITY OF CARMEL ZONING ORDINANCE
A. Planting Requirements: Plantings shall be provided at a rate equivalent to a Bufferyard
D, as prescribed in Chapter 26.04: Perimeter Buffering Requirements.
B. Tree Preservation Requirements: Existing vegetation within the Greenway Easement
or Right -of -Way shall be preserved in accordance with the Monon Greenway
covenants. Proposed preservation plans or alterations to the existing vegetation in
the Greenway require the approval of the Director of Carmel Clay Parks. Otherwise
no changes to the Greenway vegetation may made. Any proposed preservation
or alteration outside of the Greenway shall be reviewed by the Urban Forester and
must he in accordance with 23H.11.03.
23H.11.03 General Landscaping Requirements.
A. Sites with existing trees or stands of trees shall protect and incorporate them into the
overall site design. The landscape plan must preserve not less than 75% of all trees that
are 6" DBH or larger and located within the required yard/setback areas.
B. A five -foot (5') wide planting strip shall be provided along all sides of parking areas.
The minimum planting shall include two (2) shade trees and thirty (30) shrubs per 100
linear feet. In areas where the planting strip is isolated from other lawn or green areas by
sidewalks, drives or other impervious surfaces, then the Plan Commission may require
Chapter 23H: Monon Greenway Overlay Zone
23H -7
as adopted per Z- 515 -07
Spring 2008 vl
CITY OF CARMEL ZONING ORDINANCE
structural soil technologies be applied to sustain the life of plantings.
C. Parking areas shall be located at the rear or side of buildings, and screened from the
Greenway by low walls, low fences, or hedges, or a combination thereof. Plant materials
shall be at least four feet (4') in height within three (3) years.
D. Shade trees shall be planted within parking areas greater than 10,000 square feet. There
shall be planted one (1) shade tree and five (5) shrubs per every nine (9) spaces.
E. The design of fencing, sound walls, trash enclosures and similar site elements shall
replicate the architecture of the Principal building(s) in construction material and
detailing. No openings or access gates for trash enclosures shall face the Monon
Greenway.
F. All landscaping approved as part of an ADLS plan shall be installed prior to issuance of
a Certificate of Occupancy by the Department. If it is not possible to install the approved
landscaping because of weather conditions, the property owner shall post a bond prior to
the issuance of the Final Certificate of Occupancy for the amount equal to the total
installed cost of the remaining, uninstalled landscape material.
G. It shall be the responsibility of the owners and their agents to insure proper maintenance
of all trees, shrubs and other landscaping approved as part of the ADLS Plans in
accordance with the standards set by this Ordinance. This is to include, but is not limited
to, replacing dead plantings with identical varieties or a suitable substitute, irrigation and
mulching of planting areas, and keeping the area free of refuse, debris, rank vegetation
and weeds.
H. All landscaping is subject to approval by the Commission. No landscaping which has
been approved by the Plan Commission may later be substantially altered, eliminated or
sacrificed without first obtaining further Commission approval. However, minor
material alterations in landscaping may be approved by the Director or his designee in
order to conform to specific site conditions.
I. Ground level mechanical/ telecommunication equipment shall be fully screened so that it
is not visible from the Greenway and any adjoining residential zones or uses using walls,
fencing, landscaping, or other method approved by the Commission.
23H.12 Lighting.
23H.12.01 Exterior lighting of the building(s) or site shall be designed so that light is not directed off the
site and the light source is shielded from direct offsite viewing.
23H.12.02 Exterior lighting shall be architecturally integrated with the building style, material and color.
Rooftop lighting shall be prohibited.
23H:12.03 All exterior architectural, display, decorative and sign lighting shall be generated from
concealed, low level fixtures.
23H.12.04 The maximum height of light standards in parking areas shall not exceed the building height,
or twenty-five (25) feet, which ever is less. When light standards abut or fall within ninety
(90) feet of single family residential properties, their height shall not exceed fifteen (15) feet.
23H.13 Signage. All signs shall be in accordance with Chapter 25.07: Sign Ordinance and other applicable
District Overlay Requirements. In addition, the following standards shall apply to signs facing the Monon
Greenway:
CITY OF CARMEL ZONING ORDINANCE
2311.13.02 Wall Signs are allowed in the Urban Section provided that they fit within the horizontal and
vertical elements of the building and do not obscure details of the building. No sign shall be
allowed to extend above the cornice line of a building. Wall Signs shall be no larger than ten
(10) square feet and shall be in accordance with an approved ADLS.
2311.13.03 Projecting Signs no larger than six (6) square feet are allowed for new or existing buildings in
the Urban Section which comply with .setback, orientation and height requirements, as
specified in Sections 23H.05, 23H.07 and 23H.08 of this Chapter.
23H.14 Parking.
23H.14.01 Parking shall be provided per Chapter 27.• Additional Parking Loading Regulations, unless
otherwise stated for parcels in the Old Town District Overlay Zone.
2311.14.02 Bicycle parking shall be provided in accordance with Section 27.06.• Bicycle Parking;
however, the required number of bicycle parking spaces in the Overlay Zone shall be double.
The number of spaces may include the long -term bicycle parking required in Section
2311.09.02. Upon approval by the Alternative Transportation Coordinator, bicycle parking
may be located in the Monon Greenway Easement (Urban Section only)..
23H.14.03 Parking areas shall be set back not less than 20 feet behind the Front Line of Building, and
shall include landscaping as required in Section 23H 11.03. Open spaces created by this
setback shall become pocket parks, landscaped gathering spaces or space for other greenway-
related amenities.
23H.14.04 Parking structures are permitted adjacent to the Monon Greenway; provided that all levels of
the facade facing the Greenway are a non parking use, or a below -grade parking structure
acts as a building foundation completely screened from the view of the Greenway. Uses may
be residential or non residential in nature, and shall comply with Sections 23H.03 and 23H.04
of this Chapter.
2311.15 Other Requirements.
2311.15.01 Boundary Markers. Upon application for Commission approval a staked survey must be
completed to determine the Monon Greenway property line. Prior to commencing and
throughout the duration of construction, boundary markers shall be placed at the edge of the
Monon Greenway Right -of Way. Monuments shall be at least twenty-four inches (24 in
height and placed at the property corners abutting the Greenway. In addition, a temporary
construction fence shall be placed along the Greenway boundary prior to site work
commencing and throughout, the duration of construction.
23H.15.02 Monon Documents. Upon application for Commission approval applicant must provide a
copy of the deed by which the title and any associated easements were conveyed.
2311.15.03 All other requirements not mentioned in this Section shall remain as stated for that primary
zoning classification district mapped.
Chapter 2311: Monon Greenway Overlay Zone
23H -8
as adopted per Z- 515 -07
Spring 2008 v 1
CHAPTER 23H: MONON GREENWAY OVERLAY ZONE
AMENDMENT LOG
Ordinance No.
Z 515 07, as amended
Docket No.
07050023 OA
Council Approval
April 21, 2008
Effective Date
April 21, 2008
Sections Affected
Chapter 23H: Monon Greenway Overlay Zone
23H -9
as adopted per Z- 515 -07
Spring 2008 vl
CITY OF CARMEL ZONING ORDINANCE