HomeMy WebLinkAboutPC Memorandum 12-14-04MEMORANDUM
TO: Carmel City Council
FROM: Adrienne Keeling
Department of Community Services
SUBJECT: Z-444-04
DATE: December 14, 2004
Attached for your reviews are two versions of Ordinance No. Z-444-04, as follows:
1. Z-444-04 As Certified by the Carmel Plan Commission
2. Z-444-04 With recommended amendments by Committee
Council Report 2004-1214; Z-444, Z-444
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Sponsor(s): Councilor Rattermann
ORDINANCE NO. Z-444-04
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
Ordinance adopting Chapter 23F: Carmel Drive Range Line Road Overlay Zone.
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 (thc "Comprehensive Plan") Docket
No. 16-96 CP was given a favorable recommendation by the Carmel/Clay Advisory Plan
Commission on August 20, 1996, 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 Common Council finds that it is reasonable and necessary to promote
and accommodate the orderly growth and development of the City of Carmel and Clay Township
by providing a temporary regulation that will complement the ongoing redevelopment of Carmel
City Center and Old Town, acting as a transition regulation until a specific plan for Carmel's
central business district (CBD) is adopted; and
WHEREAS, pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to
amend the text of the zoning ordinance; and
WHEREAS, pursuant to Indiaoa Code 36-7-4-610 and City of Carmel Ordinance No. D-
1600-02, the Carmel Zoning Ordinance is incorporated by reference into the Carmel City Code;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, indiana, that, pursuant to lC 36-7-4-600 et seq. and after Docket No. 04010027 OA
having received no recommendation from the Carmel Advisory Plan Commission on Tuesday,
September 21, 2004, it hereby adopts this Ordinance to amend the Carmel Zoning Ordinance
(Ordinance No. Z-289, as amended), to read as follows:
Section I:
a. Adopt Chapter 23F: Carmel Drive Range Line Road Overlay Zone to read as follows:
23F.00 Carmel Drive Range I,ine Road Overlay Zonc.
23F.00.01
Purpose, Intent and Authority. The purpose of this overlay zone is to protect and e~hance the
health, safety and welfare of the citizens and property owners of Carmel by allowing for the
establishment of a uptown business district that will support a range of activities and
opportunities to all segments of the conununity; with mixed-uses in multi-story buildings; is
pedestrian oriented and supportive of multiple modes of transportation; with buildings and a
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23F.00.99
streetscape which are attractive and safely designed in order to refinance the livability of the
city.
It is the City's intent to achieve the purpose of this zone by:
· Providing a consistent urban design treatment for private and public properties in central
Carmel;
· Providing additional opportunities for investmeot and reinvestment in real estate by
mandating higher intensity of development;
· Minimizing suburban sprawl, through re-use and redevelopment of the community's land
resources;
· Minimize community infrastructure costs thru the more efficient use of land;
· Providing conirols for architecture and landscape design to establish continuity of design
between projects and to improve the physical relationship between new buildings and
overall community.
Further, it is the intent of this overlay zone to provide a temporary regulation, that will
support the ongoing redevelopment of Carmel City Center, and Old Town, and the Avenue of
Art and Design, acting as a transition regulation until a specific plan for Carmel's central
business district (CBD) is adopted, and which plan will se~we as the basis for CBD Zone
regulations.
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 etseq.
Application Procedure.
A. Development Plan. See Section 24.99(A): Development Plan.
B. Architectural Design, Exterior Lighting, Landscaping and Signagc (ADLS). See Section
24.99(B): ~4rchitectural Dest~,n. Exterior Lighting. Ldmtscaping and Signage
23F.01
District Boundaries. The boundaries of the Carmel Drivc- Range Line Road Corridor Overlay Zone (the
Zone) are hereby established as approved on the Zoning Map.
23F.01.01 Parcels in the C-I/City Center and C-2/OId Town Districts shall be exempt from the
requirements of the Zone.
23F.02
23F.02.03
Plan Commission Approval.
23F.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 Carmel Drive - Range Line Road Corridor Overlay Zone.
23F.02.02 Development Plan. A public hearing shall be held by the Commission before it decides
whether to approve or disapprove a DP. A DP shall be required for additions or modifications
to existing structures which exceed either of the following:
A. Filly percent (50%) of the original gross floor area of the existing structure, applicable
Ii'om the date of this ordinance, or
B. Five thousand (5,000) square feet.
Architectural Design, Exterior Lighting, Landscaping and Signage. The Commission shall
review and approve or approve with conditions the Architectural Design, Exterior Lighting,
Landscaping and Signage (ADLS), access to property, site layout, parking and site
circulation, consistent with the provisions set forth in Section 23F.08 through Section 23F.16,
Section 24.03 and such approvals shall be necessary prior to:
I 0/06/20t)4
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23F.02.04
A. The establishment of any use of land;
B. The issuance of any Improvement Location Permit, except maintenance and/or repairs
consistent with previously approved ADLS. In cases where properties were developed
prior to ADLS requirement, maintenance and/or repairs shall be consistent with the
previously approved Improvement Location Permit;
C. Any change in site improvements which are not consistent with previously approved
ADI.S. In cases where properties were developed prior to ADLS requirement, changes in
site improvements shall be consistent with the previously approved Improvement
Location Permit.
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 s~'eetscapes
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 aflkct emergency vehicle access. C. Thc 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 for a variance from development standards provided
under IC 36-7-4-918.5 and this Zoning Ordinance.
23F.03 Permitted Uses. See Appendix A Schedule of Uses.
23F.03.01 All Uses which are permitted in thc underlying primary zoning district(s), except those uses
expressly prohibited by Section 23F.04, are permitted in the Zone.
23F.03.02
Residential uses are permitted; however, it shall not comprise more than seventy-five percent
(75%) of a project's gross floor area in districts where residential is not permitted in the
underlying zoning district.
23F.04
Special Uses; Prohibited Uses. See Appendix A Schedule of Uses.
23F.04.01 Special Uses.
All Special Uses which are pernfitted (upon obtaining a Special Use approval from the Board)
in the underlying zoning district(s), except those uses expressly excluded in this Section or in
Appendix A: Schedule of Uses, are permitted in the Overlay Zone upon the approval of the
Board. In addition, any Use existing at the time of the passage of this Chapter which does not
conform to Section 23F. 03: Permitted Uses but which otherwise does conform to the
applicable Use provisions of the underlying zoning district(s), shall be deemed to be and shall
be a Special Use under this Chapter. Such Uses shall not be considered legal nonconforming
uses nor require Special Use approval lbr continuance but shall require Special Use approval
for any alteration, enlargement or extension.
23F.04.02 Prohibited Uses.
A. Automobile, Track, Boat, Mobile Home, Manufactured Housing or RV Sales.
B. Sexually Oriented Businesses
C. All Industrial Uses in Appendix A
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23F.04.03
Restoration after Destruction of Building.
Nothing in this Chapter shall prevent the restoration of a building or structure destroyed less
than ninety percent (90%) of its square footage at the time of such destruction by explosion,
fire, flood, earthquake, windstorm, act of God, riot or act ora public enemy, subsequent to the
passage of this Chapter; or shall prevent the continuance of the use, except an illegal
nonconforming use, of such building, structure or part thereof, as such use existed at the time
of such impairment of such building, structure or part thereofi All such restoration and
construction shall be subject to the obtaining of an Improvement Location Permit, with the
fees waived for the restoration of a building or structure destroyed less than ninety percent
(90%) and restored according to its state of existence prior to destruction. All restorations
resulting in a divergence from original plans or restoring a building or structure destroyed
ninety percent (90%) or more shall be subject to obtaining an Improvement Location Permit
and payment of fees.
23F.05
Building Setbacks.
23F.05.01 Build-to Line.
A. Minimum:
B. Maximum:
below.
23F.05.02
23F.05.03
Zero (0) feet, subject to recorded utility easement(s).
Tcn (10) feet, subject to recorded utility easement(s) and to subparagraph C
C. Up to seventy-percent (70%) of the front fagade may be recessed for entrances and
outdoor seating; however, no entrance shall be recessed more than ten (10) feet, and no
outdoor seating area shall be recessed more than twenty (20) feet, subject to Commission
approval.
Side and Rear Setbacks. There are no minimum side or rear setbacks; however, no buildings
or other permanent improvement shall encroach into required landscape areas.
Conflicting Requirements. Wherever there exists a conflict between the building setback
requirements of the State Highway 431/Keystone Avenue Corridor Overlay Zone and the
Carmel Drive - Range Line Road Overlay Zone, the State Highway 431/Keystone Avenue
Corridor Overlay Zone shall govern.
23F.06
Building Orientation.
23F.06.01 Every parcel with frontage on Carmel Drive and/or Range Line Road must have a building
that fronts on those streets.
23F.06.02 Except for those lots with 120 feet or less of frontage on a public street, every parcel must
have a building that occupies a minimum of 70% of that frontage.
23F.06.03 Buildings on lots with 120 feet or less of frontage on a public street must occupy the
maximum amount of frontage, except for driveways, sidewalks and landscape areas, as
required by the Ordinance.
23F.06.04 Additional buildings may be built in the rear of the property.
23F.06.05 All Principal Buildings shall face a public street, with a primary entrance from a public street.
23F.06.06 The primary entrance must be readily apparent as a prominent architectural feature and visible
from the street.
23F.07 Building tleight.
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Principal Buildings must have at least two floors of occupiable space. The second and higher
floors must be at least fifty percent (50%) the size of the building footprint and must be
oriented to the front of the building such that its front line is equal to that of the first floor.
Minimum height: twenty-six (26) feet
Maximum height:
A. Thirty-five (35) feet, or three stories, whichever is greater, if adjacent to single-family
residential zone.
B. Fifty-five (55) feet, or five (5) stories, whichever is greater.
23F.08 Building Footprint.
23F.08.01 Minimum: 0.5 Floor Area Ratio (FAR).
23F.08.02 Maximum: 40,000 square feet.
23F.09 Construction Materials.
23F.09.01 Principal Buildings must be faced on front and sides with brick, stone or similarly detailed
precast concrete and trimmed in metal, stone, precast concrete, wood, or stucco.
23F.09.02 Rear building fa~;ade materials may vary, however, its material colors and composition must
be coordinated with the front and side facades.
23F.10 Architectural Design. Buildings in the Zone must be built as multi-story conm~ercial storefront types,
whose characteristics include:
23F.10.01 Ground and upper floors with transparent glass; ground floor elevations must incorporate the
~ transparent glass as a significant component.
23F. I0.02 A distinct cornice line at the top of the wall and intermediate horizontal elements, such as a
trim at the top of the ground floor are optional.
23F. 10.03 The faq:ade shall be provided relief by windows and sun'ounds, storefronts, doors, and features
such as special brick coursing, pilasters and lintels.
23F. 10.04 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.
23F.10.05 When applicable, retail storefronts shall be oriented along the public street front of the first
floor of the building, except lbr pedestrian entrances to parking areas or small entrance
lobbies for upper floors.
23F. 10.06 Every face of the building with frontage on a public street must have openings for windows.
23F.10.07 Large expanses of glass are allowed, but the building may not be constructed entirely of a
metal and glass curtain wall.
23F. 10.08 Fixed or retractable awnings are permitted if they complement a building's architectural style,
material, colors, and details; do not conceal architectural features (such as cornices, columns,
pilasters, or decorative details); do not impair faq:ade composition; and are designed as an
integral part of the fa~:ade. Metal or aluminum awnings are prohibited.
23F.10.09 Pedestrian scale detailing is encouraged on the front elevation of the building at the ground
level. Because the buildings are viewed very close up, all buildings should exhibit articulated
detail and ornament that is scaled to the pedestrian.
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Ordinance No. Z-444-04
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23F.11
23F.10.10
Rooftop mechanical and telecommunication equipment shall be fully screened on all sides
using parapets, penthouse screens or other similar method and which are integrated into the
overall building design and approved by the Commission.
Landscaping.
23F.11.01 Shade trees shall be planted within the street right-of-way, parallel to each street, per file
standards of the City. Maximum spacing between trees shall be fifty (50) feet, and a
minimum of thirty (30) feet.
23F. I 1.02 A five-foot (5') wide planting strip shall be provided along the sides and rear of all parking
areas. The minimum planting shall include two (2) shade trees and thirty (30) shrubs per 100
linear feet.
Parking areas shall be located at the rear or side of buildings, and screened from the sidewalk
by Iow walls, low fences~ or hedges.
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.
The design of fencing, sound walls, trash enclosures and similar site elements shall replicate
the architecture of the Principal building(s) in consm~ction material and detailing.
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 50% of all trees that are 6" DBH
or larger and located within the required yard/setback areas.
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.
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. Street trees in
this zone will be maintained by the City.
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 approvaI, llowever, minor material alterations m
landscaping may be approved by the Director or his designee in order to conform to specific
site conditions.
Ground level mechanical/telecommunication equipment shall be screened fi'om the Street and
any adjoining residential zones or uses using walls, fencing, landscaping, or other method
approved by the Comnfission.
23F.11.03
23F.11.04
23F.11.05
23F.11.06
23F.11.07
23F.11.08
23F.11.09
23F.11.10
23F.12 Lighting.
23F. 12.01
23F.12.02
0/06/2004
Street lighting shall be provided as part of all projects, on both sides of the street when
possible, and spaced no less than one hundred (100) feet apart, and of a design per the adopted
City style.
Exterior lighting of the building or site shall be designed so that light is not directed off Ihe
site and the light source is shielded from direct offsite viewing. For any use abutting single-
family residential uses, illumination levels shall not exceed 0.5 foot candles at the property
line.
Ordinance No. Z-444-04
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23F.13
23F.12.03
23F.12.04
23F.12.05
Exterior lighting shall be architecturally integrated with the building style~ material and color.
Rooftop lighting shall be prohibited.
All exterior architec~ral, display, decorative and sign lighting shall be generated from
concealed, low level fixtures.
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, their height shall not exceed fifteen (15) feet.
Signage~
23F.13.01 Prohibited signs:
23F.13.02
23F.13.03
A. Grouod Signs
B. All other signs specified in Section 25.07.01-4: Prohibited Signs.
Wall signs are allowed provided that they fit within the horizontal and vertical elements of the
building and not obscure details of the building. No sign shall be allowed to extend above the
cornice line ora building. Size shall be detern~ined by Sign Chart A of Section 25.07: Sign
Ordinance.
In cases where Wall Signs are located less than five feet (5') from a right-of-way line, the
Wall Sign shall be deemed to be located five (5) feet from the right-of-way for purposes of
applying Sign Chart A to determ/ne the allowable sign area.
23F.14 Pedestrian Circulation.
23F. 14.01 Sidewalks along public streets shall be a minimum of eight (8) feet in width.
23F.14.02 Walkways shall be provided on at least one side of the' building and shall provide access
between rear parking areas and Principal building entrances or the street. Unless otherwise
noted in this ordinance, the minimum width for walkways shall be six (6) feet.
23F.14.03 Neither sidewalks nor walkways shall be used by automotive traffic.
23F. 14.04 Pedestrian access shall be coordinated with and provided to adjoining properties.
23F.15 Parking.
23F.15.01
23F.15~02
23F.15.03
23F. 15.04
23F.15.05
23F.15.06
Parking areas shall be setback not less than six (6) feet behind the Front Build-to-Line.
Parking areas shall be located at the rear or side of buildings, and screened per Section
23P~11.03.
Parking space dimensions shall be 9' x 20', or 10' x 18', including two (2) feet for bumper
overhang.
Adjacent/adjoining parking lots shall be interconnected either by alley or internal driveway,
and coordinated to accommodate pedestrian access.
Paths within parking lots of more than three rows shall bc designated to accommodate
pedestrians safely from parking areas to sidewalks, walkways and/or building(s). Such paths
may consist of striping.
Bicycle parking shall be provided, one space per 100 feet of street frontage.
23F.16 Product Material & Re fuse Storage.
23F. 16.01 Material or product storage shall occur within the Principal building or an Accessory building.
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Any Accessory Building for storage shall:
A. Be architecturally compatible with the Principal building and integrated into the overall
site layout.
B. Be approved by the Commission.
Any Accessory Building lbr storage or disposal of refuse shall:
A. Accommodate waste and recyclable materials, and, if applicable, grease or other cooking
refuse.
B. Be fully enclosed except for doors or gates which are kept closed unless loading or
unloading.
C. Be architecturally compatible with the Principal building and integrated into the overall
site layout.
D. Be approved by the Conunission.
23F.17 Other Requirements.
All other requirements not mentioned in this Section shall remain as stated tbr that primary zoning
classification district mapped.
23F.18 Sunset Provision.
This Chapter expires December 31, 2006.
Section II: All prior Ordinances or parts thereof inconsistent with any provision of this
Ordinance are hereby repealed.
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Section III: This Ordinance shall be in full force and effect from and after its passage and
signing by the Mayor.
Ordinance No. Z-444-04 PASSED by the Common Council of the City of Carmel,
Indiana this day of ,2004, by a vote of ayes and
nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Ronald E. Carter, President Pro Tempore
Fred Glaser, District 5
Joe Griffiths, District 4
Kevin Kirby, District 2
Brian Mayo, District 3
Mark Rattermann, At-Large
Rick Sharp, District 1
ATTEST:
Diana L. Cordray, lAMC, Clerk-Treasurer
10/06/2004
Ordinance No. Z-444-04
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this
Ordinance No. Z-444-04 Presented by me to the Mayor of the City of Carmel, Indiana
__ day of ,2004, at .M.
Diana L. Cordray, IAMC, Clerk-Treasurer
Ordinance No. Z-444-04 Approved by me, Mayor of the City of Carmel, Indiana, this
__ day of ,2004, at .M.
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
Prepared by: John R. Molitor
Carmel Plan Commission Attorney
One Civic Square
Carmel, IN 46032
10/06/2004
Ordinance No. Z-444-04
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12/03/2004
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Sponsor(s): Councilor Rattermann
ORDINANCE NO. Z-444-04
AS AMENDED
AN ORDINANCE OF THE CO1VIMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
An Ordinance adopting Chapter 23F: Carmel Drive - Range Line Road Overlay Zone.
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
WItEREAS, the 2020 Vision Comprehensive Plan (the "Comprehensive Plan") Docket
No. 16-96 CP was given a favorable recommendation by the Carmel/Clay Advisory Plan
Commission on August 20, 1996, 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 Common Council finds that it is reasonable and necessary to promote
and accommodate the orderly growth and development of the City of Carmel and Clay Townsh/p
by providing a temporary regulation that will complement the ongoing redevelopment of Carmel
City Center and Old Town, acting as a transition regulation until a specific plan for Carmel's
central business district (CBD) is adopted; and
WItEREAS, pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to
amend the text of the zoning ordinance; and
wHEREAS, pursuant to Indiana Code 36-7-4-610 and City of Carmel Ordinance No. D-
1600-02, the Carmel Zoning Ordinance is incorporated by reference into the Carmel City Code;
NOW, Th~EREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana, that, pursuant to IC 36-7-4-600 et seq. and after Docket No. 04010027 OA
having received no recommendation from the Carmel Advisory Plan Commission on Tuesday,
September 21, 2004, it hereby adopts this Ordinance to amend the Carmel Zoning Ordinance
(Ordinance No. Z-289, as amended), to read as follows:
Section I:
a. Adopt Chapter 23F: Carmel Drive - Range Line Road Overlay Zone to read as follows:
23F.00 Carmel Drive - Range Line Road Overlay Zone.
23F.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 by allowing for the
establishment of an uptown business dis~ct that will support a range of activities and
opportunities to ail segments of the community; with m/xed-uses in multi-story buildings; is
pedestrian oriented and supportive of multiple modes of transportat/on; with buildings and a
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streetscape which are attxactive and safely designed in order to enhance the livability of the
city.
It is the City's intent to achieve the purpose of this zone by:
· Providing a consistent urban design treatment for private and public properties in central
Carmel;
· Providing additional opportunities for investment and reinvestment in real estate by
wamdating higher intensity of development;
· Minimizing suburban sprawl, through re-use and redevelopment of the community's land
· Minimize community infrastructure costs thru the more efficient use of land;
· Providing controls for architecture and landscape design to establish continuity of design
between projects and to improve the physical relationship between new buildings and
overall community.
Further, it is the intent of this overlay zone to provide a temporary regulation, that will
support the ongoing redevelopment of CarmeI City Center, and Old Town, and the Avenue of
Art and Design, acting as a transition regulation until a specific plan for Carmel's central
business district (CBD) is adopted, and which plan will serve as the basis for CBD Zone
regulations.
This district is superimposed over the other primary zoning districts and its regulations shall
supersede those of the pfiraary zoning dis'xicts over which it is superimposed, ha establishing
this zone, the Plan Commission and Council relies on I.C. 36-7-4-1400 etseq.
Avnhcation Procedure.
A. Development Plan. See Section 24.99(A): Development Plan.
B. Architectural Design, Exterior Lighting, Landscapinn and Simaa~e (ADLS~. See Section
24.99(B): ,4rchitectural Design, Exterior Lighting, Landscaping and Signage (ADL$).
23F.01 District Boundaries. Thc boundaries of the Carmel Drive - Range Line Road Corridor Overlay Zone (the
Zone) are hereby established as approved on the Zoning Map.
23F.01.01 Pareeis in the C-I/City Center and C-2/Old Town Districts shai1 be exempt from the
requirements of the Zone.
23F.02 Plan Commission Approval.
23F.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 Carmel Drive - Range Line Road Con'idor Overlay Zone~
in gectinn~ 23F.02.02 and 23F.02.03.
23F.02.02 Develooment Plan. A public hearing shall be held by the Commission before it decides
whether to approve or disapprove a DP. A DP shah be required for additions e-~m~Ec::,gens
to existing structures which exceed either of the following:
A. Fii~ percent (50%) of the original gross floor area of the existing structure, applicable
fi'om the date of this ordinance, or
2. Fi'.'~ ',hc,~:~and (-5v~99) :quar¢ feet.
23F.02.03 Architectural Desi~,m Exterior Lighting, Landscanin~ and Signage. The Commission shall
review and approve or approve with conditions the Architectural Design, Exterior Lighting,
Landscaping and Signag¢ (ADLS), access to property, site layout, parking and site
circulation, consistent with the provisions set forth in Section 23F.08 through Section 23F. 16,
Section 24.03 and such approvals shall be necessary prior to:
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A. The establishment ofanyuse of land;
B. The issuance of any Improvement Location Permit, except maintenance and/or repairs
consistent with previously approved ADLS. In cases where properties were developed
prior to ADLS requirement, maintenance and/or repairs shall be consistent with the
previously approved Improvement Location Permit;
C. Any change in site improvements which are not consistent with previously approved
ADLS. In cases where properties were developed prior to ADLS requirement, changes in
site improvements shall be consistent with the previously approved Improvement
Location Permit.
Zoning, Waiver. The Commission may, aider 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 street, scapes
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 puaposes of this Chapter. This Section does not affect the right of the applicant
under Indiana law to petition the Board for a variance from development standards provided
under IC 36-7-4-918.5 and this Zoning Ordinance.
23F.03 Permitted Uses. See Appendix A- Schedule of Uses.
23F.03.01 Ail Uses which are permitted in the underlying primary zoning district(s), except those uses
expressly prohi"oited by Section 23F.04, are permitted ih the Zone.
23F.03.02 Residential uses are permitted; however, it shall not comprise more than seventy-five percent
(75%) of a project's gross floor area in districts where residential is not permitted in the
underlying zoning district.
23F.04 Special Uses: Prohibited Uses. See Appendix A - Schedule of Uses.
23F.04.01 Snecial Uses.
All Special Uses which are permitted (upon obtaining a Special Use approval from the Board)
in the underlying zoning district(s), except those uses expressly excluded in this Section or in
Appendix A: Schedule of Uses, are permitted in the Overlay Zone upon the approval of the
Board. In addition, any Use existing at the time of the passage of this Chapter which does not
conform to Section 23F. 03: Permitted Uses but which otherwise does conform to the
applicable Use provisions of the underlying zoning district(s), shall be deemed to be and shall
be a Special Use under this Chapter. Such Uses shall not be considered legal nonconforming
uses nor require Special Use approval for continuance but shall require Special Use approval
for any alteration, enlargement or extension.
23F.04.02 Prohibited Uses.
A. Automobile, Truck, Boat, Mobile Home, Manufactured Housing or RV Sales.
B. Sexually Oriented Businesses
C. Ail Industrial Uses in Appendix A
23F.04.03 Restoration after Destruction of Building.
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Nothing in this Chapter shall prevent the restoration of a building or structure destroyed tess
t,han nff:e.~'pne~amfl~ pement (90100%) or less of its square footage at the time of such
desU'uction by explosion, fire, flood, earthquake, windstorm, act of God, riot or act of a public
enemy, subsequent to the passage of this Chapter; or shall prevent the continuance of the use,
except an illegal nonconforming use, of such building, structure or part thereof, as such use
· existed at the time of such impairment of such building, structure or part thereof. All such
restoration and construction shall be subject to the obtaining of an Improvement Location
Permit, with the fees waived for the restoration of a building or structure destroyed !e:z th'an
::i::eS' e hm~g_.~lltd~ercent (90100%) or lesl_and restored according to its state of existence
prior to desmacfion. All restoratious resulting in a divergence from original plans~. ......... ..~.v...,~;"~
~ ~....~ ..... ~. ....... a~, .....a ..;..~,. ........... m~o~ ~ zr :::ore ~hall be subject to obtaining an
Improvement Location Permit and payment of fees and corr~lv with Sections 23~.~0.~ and
23F.05 Building Setbacks,
23F.05.01 Build-to Line.
A. Minimum:
B, Maximum:
below.
23F.05.02
23F.05.03
Zero (0) feet, subject to recorded utility casement(s).
Ten (10) feet, subject to recorded ufility easement(s) and to subparagraph C
C. Up to seventy-percent (70%) of the front fagade may be recessed for entrances and
outdoor seating; however, no entrance shall be recessed more than ten (10) feet, and no
outdoor seating area shaIl be recessed more than twenty (20) feet, subject to Commission
approval.
Side and Rear Setbacks. There are no minimum side or rear setbacks; however, no buddings
or other permanent improvement shall encroach into required landscape areas.
Conflictin uire . Wherever there exists a conflict between the building setback
requirements of the State Highway 431/Keystona Avenue Corridor Overlay Zone and the
Carmel Drive - Range Line Road Overlay Zone, the State Highway 431/Keystone Avenue
Corridor Overlay Zone shall govern.
23F.06 Buildine Orientation.
23F.0~.01 Every parcel with frontage on Carmel Drive and/or Range Line Road must have a building
that fronts on those streets.
23F.06.02 Except for those lots with 120 feet or less of frontage on a public street, every parcel must
have a building that occupies a minimum of 70% of that frontage.
23F.06.03 Buildings on lots with 120 feet or less of frontage on a public street must occupy the
maximum amount of frontage, except for driveways, sidewalks and landscape areas, as
required by thc Orain~ce.
23F.06.04 Additional buildings may be built in the rear of the property.
23F.06.05 All Principal Buildings shall face a public street, with a primary entrance fi:om a public street.
23F.06.06 The primary entrance must be readily apparent as a prominant architectural featare and visible
from the stxeet.
23F.07 Building Height.
23F.07.01 Principal Buildings must have at least two floors of oceupiable space. The second and higher
floors must be at least fifty percent (50%) the size of the building footprint and must be
oriented to the front of the building such that its front line is equal to that of the first floor.
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Minimum height: twenty-six (26) feet
Maximum height:
A. Thirty-five (35) feet, or three stories, whichever is greater, if adjacent to single-family
residential zone.
B. Fifty-five (55) feet, or five (5) stories, whichever is greater.
23F.08 ~.
23F.08.01 Miinnmm: 0.5 FloorAreaRatio(FAR).
23F.08.02 Maximum: 40,000 square feet.
23F.09 Construction Materials,
23F.09.01 Principal Buildings must be faced on front and sides with brick, stone, stucco or similarly
detailed precast concrete and trimmed in metal, stone, precast concrete, wood, e~-smcco, or
lack.
23F.09.02 Rear building fagade materials may vary, however, its material colors and composition must
be coordinated with the front and side fagades.
23F. 10 Architectural Desima. Buildings in the Zone must be ~ui!t .~: :::'~!~ wkc:: :h"~:te.-i:tfc: !~.:!u;!:include the fol]owine eharactetistics:
23F.10.01 Ground and upper floors with U'ansparent glass; ground floor elevations must incorporate the
Iransparent glass as a si~ficant component.
23F. 10.02 A distinct cornice line at the top of the wall and intermediate horizontal elements, such as a
trim at the top of the ground floor are optional.
23F. 10.03 The facade shall be provided relief by windows and surrounds, storefronts, doors, and features
such as special brick coursing, pilasters and lintels.
23F.10.04 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.
23F.10.05 When applicable, retail storefronts shall be oriented along the public street front oi' the first
floor of the building, except for pedestrian eutrances to parking areas or small entrance
lobbies for upper floors.
23F. 10.06 Every face of the building with frontage on a public sta'eet must have openings for windows.
23F.10.07 Large expanses of glass are allowed, but the building may not be constnacted entirely of a
metal and glass curtsln wall.
23F.I0.08 Fixed or retractable awnings are permitted if they complement a building's architectural style,
material, colors, and details; do not conceal architectural features (such as cornices, columns,
pilasters, or decorative details); do not impair facade composition; and are designed as an
integral part of the facade. Metal or aluminum awnings are prohibited.
23F.10.09 Pedestrian scale detailing is encouraged on the front elevation of the building at the ground
level. Benause the buildings are viewed very close up, all buildings should exhibit articulated
detail and ornament that is scaled to the pedestrian.
23F.10.10 Rooftop mechanical and telecommunication equipment shall be fully screened on all sides
using parapets, penthouse screens or other similar method and which are integratad into the
overall building design and approved by the Commission.
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4 23F. I1.01 Shade trees shall be planted within the street right-of-way, parallal to each street, per the
5 standards of the City. Maximum spacing between trees shall be fifty (50) feet, and a
6 minimum of thixty (30) feet.
7 23F. 11.02 A five-foot (5') wide planting strip shall be provided along the sides and rear of all parking
8 areas. The minimum planting shall include two (2) shade trees and thirty (30) shrubs per I00
9 linear feet.
10 23F. 11.03 Parking areas shall be located at the rear or side of buildings, and screened fi.om the sidewalk
11 by low walls, Iow fences, or hedges.
12 23F. 11.04 Shade trees shall be phnted within parking areas greater than 10,000 square feet. There shall
13 be planted one (1) shade tree and five (5) shrubs per every nine (9) spaces.
14 23F. i 1.05 The design of fencing, sound walls, trash enclosures and similar site elements shall replicate
15 the architecture of the Principal building(s) in construction mater/al and detail/ng.
16 23F.11.06 Sites with ex/sting trees or stands of trees shall protect and incorporate them into the overall
17 site design. The landscape plan must preserve not less than 50% of all trees that are 6" DBH
18 or larger and located within the required yard/setback areas.
19 23F.11.07 All landscaping approved as part of an ADLS plan shall be installed prior to issuance of a
20 Cexfificate of Occupancy by the Department. If it is not possible to install the approved
21 landscaping because of weather conditions, the property owner shall post a bond prior to the
22 issuance of the Final Certificate of Occupancy for the mount equal to the total installed cost
23 of the remaining, u'nln~talled landscape material.
24 23F. 11.08 It shall be the responsibility of the owners and their agents to insure proper maintenance of all
25 trees, shrubs and other landscaping approved as part of th~ ADLS Plans in accordance with
26 the standards set by this Ordinance. This is to inehide, but is not limited to, replacing dead
27 plantings with identical varieties or a suitable substitute, ~rrigation and mulching of planting
28 areas, and keeping the area fi.ce of refuse, debris, rank vegetation and weeds. Street trees in
29 this zone will be maintained by the City.
30 23F. 11.09 All landscaping is subject to approval by the Commission. No landscaping wh/ch has been
31 approved by the Plan Commission may later be substantially altered, eliminated or saexfficed
32 without first obtaiuing further Commission approval. However, minor material alterations in
33 landscaping may be approved by the Director or his designee in order to conform to specific
34 site eunditious.
35 23F. 11.10 Ground level mechanical/telecommunication equipment shall be screened from the Street and
36 any adjoining residential zones or uses using walls, fencing, landscaping, or other method
37 approved by the Commission.
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23F.12 Li~htine.
23F.12.01
Street lighting shall be provided as part of all projects, on both sides of the street when
possible, and spaced no less than one hundred (100) feet apart, and of a design per the adopted
City style.
Exterior lighting of the building or site shall be designed so that light is not directed offthe
site and the light source is shielded from direct offsite viewing. For any use abutting single-
family residential uses, illumination levels shall not exceed 0.5 foot candies at the property
line.
Exterior lighting shall be architecturally integrated with the building style, material and color.
Roofiop lighting shall be prohibited.
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Ali exterior arch/tectural, display, decorative and sign lighting shall be generated from
concealed, Iow level faxtures.
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 farnily residential, their height shall not exceed fifieen (15) feet.
23F.13 Signage.
23F.13.01
23F.13.02
23F.13.03
Prohibited signs:
A. Gronnd Signs
B. All other signs specified inSection 25.07.01-4: Prohibited $igns.
Wall signs are allowed provided that they fit within the horizontal and vertical elements of the
building and not obscure details of the buiIding. No sign shall be allowed to extend above the
cornice line of a building. Size shall be determined by Sign Chart A of Section 25.07: Sign
Ordinance.
In cases where Wall Signs are located less than five feet (5') from a right-of-way line, the
Wall Sign shall be deemed to be located five (5) feet from the right-of-way for purposes of
applying Sign Chart A to determine the allowable sign area.
23F.14 Pedestrian Circulation.
23F. 14.01 Sidewalks along public streets shall be a minimum of eight (8) feet in width.
23F.14.02 Walkways shall be provided on at least one side of the building and shall provide access
between rear parking areas and Principal building entrances or the street. Unless otherwise
noted in this ordinance, the m/n/mum width for walkways shall be six (6) feet.
23F. 14.03 Neither sidewalks nor walkways shali be used by automotive traffic.
23F. 14.04 Pedestrian access shail be coordinated with and provided to adjoining properties.
23F.15 Parking.
23F.15.01
23F.15.02
23F. 15.03
23F.15.04
23F.15.05
23F.15.06
Parking areas shall be setback not less than six (6) feet behind the Front Build-to-Line.
Parking areas shall be located at the rear or side of buildings, and screened per Section
23F. 11.05.
?arldng space dimensions shall be 9' x 20', or I0' x 18', including two (2) feet for bumper
overhang.
Adjacent/adjoining parking lots shall be interconnected either by alley or internal dxiveway,
and coordinated to accommodate pedestrian access.
Paths within parking lots of more than three rows shall be designated to accommodate
pedestrians safely from parking areas to sidewalks, walkways and/or building(s). Such paths
may consist of striping.
Bicycle parking shall be provided, one space per 100 feet of street frontage.
23F.16 Product Material & Refuse Storage.
23F. 16.01 Material or product storage shall occur within the Principal building or an Accessory building.
23F.16.02 Any Accessory Building for storage shall:
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A. Be architecturally compatible with the Principal building and integrated into the overall
site layout.
B. Be approved by the Commission.
Any Accessory Building for storage or disposal of refuse shall:
A. Accommodate waste and recyclable materials, and, if applicable, grease or other cooking
refuse.
B. Be fully encIosed except for doors or gates which are kept closed unless loading or
unloading.
C. Be architecturally compatible with the Principal building and integrated into the overall
site layout.
D. Be approved by the Commission.
23F. 17 Other Requirements.
Ail other mquiraments not mentioned in this Section shall remain as stated for that primary zouing
classification dis~'ict mapped.
23F. 18 Sumet Provision.
This Chapter expires December 31, 2006.
Section II: All prior Ordinances or parts thereof inconsistent with any provision of this
Ordinance are hereby repealed.
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Section III: This Ordinance shall be in full force and effect from and aRer its passage and
signing by the Mayor.
Ordinance No. Z-444-04 PASSED by the Common Council of the City of Carmel,
Indiana this __ day of ,2004, by a vote of ayes and
nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Ronald E. Carter, President Pro Tempore
Fred Glaser, District 5
Joe Crriffiths, District 4
Kevin Kirby, District 2
Brian Mayo, District 3
Mark Rattermann, At-Large
Rick Sharp, District 1
ATTEST:
Diana L. Cordray, IA/VIC, Clerk-Treasurer
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Ordinance No. Z-444-04 Presented by me to the Mayor of the City of Carmel, Indiana
Diana L. Cordray, IAMC, Clerk-Treasurer
Ordinance No. Z-444-04 Approved by me, Mayor of the City of Carmel, Indiana, this
day of ,2004, at. .M.
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
Prepared by: John IL Molitor
Carmel Plan Commission Attorney
One Civic Square
Cannel, IN 46032
Ordinance No. Z-444-04
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