HomeMy WebLinkAboutOld Told District Overlay Zone CITY OF CARMEL ZONING ORDNANCE
CARMEL 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
23D.00 Old Town District Overlay Zone.
23D.00.01 Purpose and Intent.
It is the purpose of the Old 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
et 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 and 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 new businesses to Old Town.
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`11 Street)and the Monon Greenway;
thence east to the alley between 1"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,
Chapter 23D. Old Town District Overlay Zone
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as adopted per Z-374-02, As amended per Z-453-04;Z-523-08;Z-545-10, Z-552-11
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thence north to East Smokey Row Road,
thence east to the rear lot line of properties on the east side of 151 Avenue Northeast;
thence south to 7th Street Northeast;
thence east to the rear property line of properties on the east side of 2"d Avenue Northeast;
thence south to 3'd Street Northeast;
thence east to 3'd Avenue Northeast;
thence south to 15t 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 one'Avenue Southeast;
thence south to the south property line of the property located at the southeast corner of 4th Street Southeast and 1S1
Avenue Southeast;
thence west to the alley between 1'Avenue Southeast and South Range Line Road;
thence north to 15/Street Southeast;
thence west to 211d Avenue Southwest;
thence south to 2°d Street Southwest;
thence west to 4th Avenue Southwest;
thence north to the northwest corner of the property located on the northwest corner of West Main Street and 151 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 land 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 Overlay 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-2/01d Town District within the
Old Town Overlay District, the development standards and procedures of the C-2/01d Town District shall
govern.
B Contributing Buildings and Non-contributing Buildings.
1 Definition.
a. Contributing Buildings are those that have certain charactenstics 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 may be reviewed and revised at any time by the Director,
using the criteria established in 23D 03(C)
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.
Chapter 23D Old Town District Overlay Zone
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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
re_vionslv existing on that site,except as provided in Section 23D 02(B)(5)
5 Demolition.I o Contributing Building, or any part of it, may be demolished in this overlay without
consent 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 when determining whether a building or any
part of it maybe demolished.
i. Structural conditions pose an imminent safety hazard.
-ii. An advanced state of dilapidation or fire damage would make it unfeasible to repair
the building for any reasonable economic use.
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impSignificance. 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
non-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 m any other professionally conducted historic surveys
pertaining to this district.
5 The opinion of Staff.
6 Evidence presented by the applicant.
0 7 Evidence presented by recognized experts in architectural history.
Replacement: Demolition of a structure may be justified when, in the opinion
of the Director, the proposed new development with which it will be replaced is of
greater significance to the enhancement of the overlay district than retention of the
existing structure. This will only be the case when the structure to be demolished is
not of material significance; the loss of the structure will have mimmal 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/4pplication
Procedure of this Ordinance,
CI 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
I Section 23D 02(13)(5)amended per Ordinance Z-523-08,§a;Z-545-10,Z-552-11
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, Z-552-11
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CITY OF CARMEL ZONING ORDINANCE
b 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 not all-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 in
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,chimneys.)
d. Examples of work not included in demolition:
i. Any work on the interior of a structure.
ii. The removal of exterior utility and mechanical equipment.
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 signs.
v The removal of paint.
vi. The removal of site improvement features such as fencing, sidewalks, streets,
driveways,curbs,alleys, landscaping and asphalt.
vii. The replacement of clear glass with no historic markings.
NOTE. Items ii-vi may be considered rehabilitation and require a Site Plan and
Design Review,per Chapter 23D 04 and a Letter of Grant.
e. However, where a building has been demolished due to fire or other accident or disaster that
is customarily covered by insurance, the owner may reconstruct the property in accordance
with the applicable guidelines in Section 23D.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 31,2012
C Charactenstics of Contributing Buildings.
Buildings shall be considered Contributing, regardless of age, if they were originally built with all of the
following characteristics,or if they have been altered to conform with these characteristics:
The following are characteristic of Contributing Buildings in the Character Sub-Area and the Historic
Range Line Road Sub-Area
a. Small lots and small size houses,compared to Carmel's later subdivisions.
b Narrow house fronts compared to length.
c. Hip or gabled roofs.
Chapter 23D. Old Town District Overlay Zone
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as adopted per Z-374-02, As amended per Z-453-04, Z-523-08, Z-545-10, Z-552-11
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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 m 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, Z-552-11
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23D.03 Guidelines 2
A. Historic Range Line Road Sub-Area.
The Historic Range Line Road Sub-Area encompasses the houses and businesses north of Maui 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.
1. 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.
u. 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 L70%)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
?ergo h traffic.
Side and Rear Yard Setbacks shall be a minimum of five (5) feet from the property
line.
c. Materials. Additions and alterations to the exterior will use materials consistent with those
found on the building when it was originally built.
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.
e. Garages.
OCI)OP
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
�� 6..) ,(1-7 / (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.
2
Section 23D 03 amended per Ordinance No.Z-453-04,,fds-eq
Chapter 23D• Old Town District Overlay Zone
23D-6
as adopted per Z-374-02,As amended per Z-453-04, Z-523-08, Z-545-10, Z-552-11
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ii. New detached or attached garages and other Accessory Buildings should use exterior
materials similar to the Principal Building.
nn. 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.
The remaining Front Yard of all buildings will be maintained with a groomed
ii. d
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.
It%
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. Signs. 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 mature trees.
iv New curb cuts on Range Line Road will not be permitted unless there is no
alternative access from a side street.
i. Permitted Uses. In addition to those uses allowed in the underlying zoning district, retail
uses shall be allowed in the Historic Range Line Road Sub-Area.
2 Additional Guidelines for Alterations & Additions to Contributing Buildings in the Historic Range
Line Road Sub-Area.
Alterations and additions to existing, Contributing Buildings in the Historic Range Line Road Sub-
Area shall be guided by the following:
a. Demolition. No Contributing Building, or any part of it, may be demolished in this district
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.
ii. An advanced state of dilapidation or fire damage would make it unfeasible to repair
the building for any reasonable economic use.
in. The particular financial situation of the current owner or the current owner's desired
use for the property shall not be considered as factors in determining consent for
demolition.
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, Z-552-11
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CITY OF CARMEL ZONING ORDNANCE
b 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.
c. Materials.
i. Details such as porch railings, trim boards, fascia boards, and cornices may not be
removed from the building.
u. 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.
d. AIterations.
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 peinianently 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"lustoric"features(e g
bay windows or gingerbread trim)not actually a part of the original building.
e. Additions.
Additions are allowed only in the rear of the building.
u. Additions may not be taller or wider than the existing building.
in. Additions must be designed to complement,but not numic,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.
3. New Construction.
The following guidelines apply to all new buildings built within the boundaries of the Historic Range
Line Road Sub-Area.
a. Building 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.
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.
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, Z-552-11
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CITY OF CARMEL ZONING ORDNANCE
(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.
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.
ir. 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.
vn. Roofs are to be asphalt,wood or slate shingles.
vii Foundations must be split-face block, stone veneer or poured-in-place concrete.
e. 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.
i. 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.
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).
i. A roof over a porch or bay window may be flat or pitched.
g. Porches.
i. Covered porches facing the street on the first or upper floor of the structure are
strongly encouraged but not required.
n. Uncovered decks are not allowed in the front yard.
h. 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.
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, Z-552-11
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CITY OF CARMEL ZONNG ORDINANCE
i. Garages.
i. 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 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.
j 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.
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 of the Principal Building.
vi. Dumpsters and trash receptacles must be screened from view.
k. Signs. Signage,where allowed,shall abide by Section 25 07 02-13 Old Town Carmel.
1. Parking and Driveways.
i. Parking is not allowed in the Front Yard of any property, except on a driveway
leading to the garage.
u. 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.
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.
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, Z-552-11
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CITY OF CARMEL ZONING ORDINANCE
(Main Street District Sub-Ares.
Main Street wes o ange Line Road is a relatively intact example of street front retail. The emphasis is on
encouraging new construction and renovations that conform to the desired character and prohibiting changes
that do not conform to the existing character
This Sub-Area will be focal point of pedestrian commercial activity in the Old Town District. All new
construction,and alterations and additions to new buildings, will follow these guidelines
1 Use. The underlying zoning in this district will prevail regarding permitted land uses, with the
following exceptions.
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"
commercial 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.
b The first floor of a new or renovated building must be composed of storefronts, which may be
inserted into a masonry, wood, stone or concrete panel frame which is coordinated with the
upper floor Storefronts will be a lightweight material such as aluminum, glass. wood, tile,
and panelized composites.
c The materials in the rear of the building must be coordinated with the front 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.
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.
Chapter 23D. Old Town District Overlay Zone
23D-I 1
as adopted per Z-374-02, As amended per Z-453-04, Z-523-08, Z-545-10, Z-552-11
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CITY OF CARMEL ZONING ORDNANCE
6 Alterations and Additions. Existing buildings may be substantially modified to donforni to these
guidelines,except for designated historic structures.
7 Details.
a. Cornices and other details of existing buildings may not be removed.
b 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, mid-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 busmess or its products. Exterior lighting may be affixed to
the building.
11 Permanent Signs,Awnings and Murals.
a. Maximum sign area. First floor occupants are allowed a total of one and a half(11/2) 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 signs must fit within the horizontal and vertical elements of the building and may not
obscure details of the building.
d. Signs may be perpendicular or 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 11(j)below). All such signs will be included in the calculations for maximum sign
area.
g. Retractable or fixed fabric awnings are allowed, but these must fit within the storefront glass
area and may not obscure details of the building. Awnings may only be supported 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
r. 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 panted on the
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, Z-552-11
Autumn 2011 v1
CITY OF CARMEL ZONING ORDNANCE
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.
g. Screened loading and trash areas shall be provided for all businesses at the rear of the
building.
C. Character Sub-Area.
Character Sub-Areas consist of the bulk of the residential areas in the Old Town district both east and west of
Range Line Road, and both residential and commercial 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.
1. Renovations and Additions to Existing Buildings.
The following guidelines shall be applicable to all exterior renovations and additions to existing
buildings in the Character Sub-Area, regardless of whether the building is Contributing or Non-
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.
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)
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, Z-552-11
Autumn 2011 1
CITY OF CARMEL ZONING ORDNANCE
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.
e. Garages.
i. All new garages must be either.
(a) Detached buildings that are sited at least five (5) feet behind the Principal
Building,or
(b) Attached to the Principal Building so that the front face of the garage is at
least fifteen(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 attaclung 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 remaimng 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.
v 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.
g
Signs. 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.
1. Parking is not allowed in the Front Yard of any property, except on a driveway
leading to the garage.
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, Z-552-11
Autumn 2011 vl
CITY OF CARMEL ZONING ORDNANCE
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 buildmg
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 wood, brick,
concrete plank or high-quality vinyl siding.
ii. Windows and trim must be framed in wood or vinyl-clad wood.
in. 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.
b. Where previous alterations have introduced mconsistent materials (simulated stone, brick,
metal,etc.)to a wood-clapboard house,a new addition or alteration that affects this part of the
structure will require 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.
v. If a window is covered over or removed, the material on the exterior must match the
pre-existing siding.
d. Roof. Roofs shall be gabled, multi-gabled, or hipped, with a minimum pitch of eight to
twelve(8 12) Porch roofs may be flat or pitched.
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.
£ 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.
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, Z-552-11
Autumn 201 1 vl
CITY OF CARMEL ZONING ORDNANCE
3 New Construction.
The following guidelines apply to all new buildings built within the boundaries of the Character Sub-
Area.
a. Building 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.
b. Setbacks.
I. New buildings must follow the dominant or average front yard Setback dimension of
existing buildings on the same block and on the same side o hir neet, with a
variation of up to three(3)feet allowed(See Figure 2a)
ii. Additions,except for open-air porches,may not be added to the front of the building
except where the building is set back more than twenty (20) feet from the Setback
line of its nearest two neighbors(See Figure 2b)
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 Iocated on Range Line Road)or the street with the greatest
traffic.
Iv. Side and Rear Yard Setbacks shall be a minimum of five (5) feet from the property
line.
c. Lot Dimensions and Coverage.
I. Existing lot dimensions as originally platted shall be acceptable.
u. 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
(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.
u. 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.
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, Z-552-I1
Autumn 2011 v 1
CITY OF CARMEL ZONING ORDNANCE
C. Landscape and Lighting
OleA paved walkway from the porch or front door to the front sidewalk is required.
OPThe remaining Front Yard of all buildings will be maintained with a groomed
landscape of low shrubs,ground cover,trees,flowers and/or grass.
0 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
di
Line of the Principal Building.
v. 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
f. Parking and Driveways.
i. Parking is not allowed in the Front Yard of any property, except on a driveway
leading to the garage.
U. 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.
g. Materials.
i. All sides of the Principal and Accessory Buildings must be clad in wood, brick,
stone, concrete plank or high-quality vinyl siding. The same material must be used
on all sides of the building.
n. New garages and other Accessory Buildings shall 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.
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.
H. Plate-glass picture windows, strip windows and arched windows are not allowed on
the front facade.
in. Special windows are allowed (ovals,hexagon,etc.)as accents.
Chapter 23D:Old Town District Overlay Zone
23D-17
as adopted per Z-374-02, As amended per 1953-04, 1-523-08, Z-545-10, Z-552-11
Autumn 2011 v1
CITY OF CARMEL ZONING ORDNANCE
i.
Roof.
i. The roof of the Principal Biuldmg 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 hay 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.
k. Building Height.
i. Minimum. Thirteen(13)feet to the midpoint of the cornice and the ridgeline.
u. 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.3
A. Consultation with Director and Application.
Applicants shall meet with the Director to review the zoning classification of their site, review the regulatory
ordinances and materials, review the procedures and examine the proposed use and development of the
property The Director shall aid and advise the applicant in preparing his application and supporting documents
as necessary
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 & Site Analysis Plan including adjacent zoning and
land use,
c. two(2)copies of the proposed Site Plan and Drainage Plan,and/or
d. two (2) copies of the required information on 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.
3 Section 23D 04 amended per Ordinance No.Z-453-04 der
Chapter 23D: Old Town District Overlay Zone
23D-18
as adopted per Z-374-02, As amended per Z-453-04, Z-523-08, Z-545-10, Z-552-11
Autumn 2011 1
CITY OF CARMEL ZONING ORDINANCE
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 amended per Z-453-04, Z-523-08, Z-545-10, Z-552-11
Autumn 2011 vl
CITY OF CARI.IEL ZONING ORDNANCE
1 11
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Revised FEB 2002
III INPFPF.F23PRIFIIP. 200 0 2.
Chapter 23D•Old Town District Overlay Zone
23D-20
as adapted per Z-374-02,As amended per Z-453-04, Z-523-08, Z-545-10, Z-552-11
Autumn 2011 vt
CITY OF CARMEL ZONING ORDINANCE
Figure 2a
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,--Dominant front yard
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Figure 2b
2b
471
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t
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17;v71
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111 ' Addition permitted
Chapter 23D.Old To District Overlay Zone
23D-2 l
as adopted per Z-374-02, As amended per Z-453-04, Z-523-08, Z-545-10, Z-552-11
Autumn 2011 vi
CITY OF CARMEL ZONING ORDNANCE
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Carmel, Indiana
January 2002
IBI zoo
0 200
Chapter 23D Old Town District Overlay Zone
23D-22
as adopted per Z-374-02;As amended per Z-453-04, Z-523-08, Z-545-10, Z-552 11
Autumn 2011 v 1
CITY OF CARMEL ZONING ORDNANCE
CHAPTER 23D: OLD TOWN DISTRICT OVERLAY ZONE
AMENDMENT LOG
Ordinance No. Docket No. Council Approval Effective Date Sections Affected
Z-374-02 96-01a OA April 1,2002 April 1,2002 ZO Ch 23D
Sprint?2002 vl
Z-453-04 150-02 OA August 16,2004 August 16,2004 23D.03,23D 04
Summer 2004 vl
Z-523-08 08080003 OA December 15,2008 December 19,2008 23D.02(B)(5)
Winter 2009 vl
Z-545-10 10080017 OA November 1,2010 November 16,2010 23D 02(B)(5)
As Amended Autumn 2010 vl
Z-552-11 11070011 OA November 7,2011 November 7,2011 23D 02(B)(5)
Autumn 2011 vl
Chapter 23D. Old Town District Overlay Zone
23D-23
as adopted per Z-374-02;As amended per Z-453-04, 1523-08, Z-545-10, Z-552-11
Autumn 201 1 vl