(A) General provisions.
(1) Purpose and intent. The Comprehensive Plan identifies the I-69 interchange as an important gateway into the town. The intent of the I-69 Corridor Overlay District is to establish specific requirements to promote economic development opportunities offered by the interstate and establish a high quality and inviting image at this entrance to the community.
(2) Character descriptions. Overall, the property covered by the I-69 Overlay District serves as a prominent gateway into Bargersville. Development within the overlay should include well-designed roadways, gateway signage, and cohesive signage, lighting, landscaping, and building styles and uses. Technology industries, medical or research-based businesses, and office uses are preferred. Business incubators, coworking spaces, or small maker spaces are also appropriate here. Mixed-use developments should integrate commercial, retail, and residential uses with open space. The property within the I-69 Interchange Overlay is categorized into five areas with distinct character.
(a) Area A is located west of I-69. This area is characterized by a mix of technology-focused light industrial, office, and retail uses. Technology manufacturing, research and development, and headquarters facilities are encouraged in this area. Some retail use is anticipated near the CR 144 interchange.
(b) Area B is located immediately east of I-69 both north and south of CR 144. This area is characterized by retail uses with a focus on higher end destination retail with a regional focus, such as restaurants, hotels, and regional shopping centers. The northeast quadrant of Area B may be developed for medical/institutional uses.
(c) Area C is located east of Area B, north of CR 144. This area is characterized by a mix of retail and mixed-density residential uses. Retail and commercial uses should occur in nodes at major intersections and consist of uses that serve the surrounding residential uses, such as small grocery stores, offices, clinics, and other neighborhood-oriented retail and commercial uses. Residential uses should consist of townhomes and apartments closer to CR 144 transitioning to lower density residential uses abutting the existing residential uses.
(d) Area D is located east of Area B, south of CR 144. This area is characterized by a mix of retail, mixed-density residential, and office uses. The retail uses of Area B will extend into Area D and transition to office and residential uses. Higher residential densities for townhomes and apartments are expected near CR 144 and transition to lower density residential uses moving south toward existing residential uses.
(e) Area E is located south of Area B and west of Area D. This area is characterized by a mix of technical industry and office uses near I-69 and transitioning to mixed-density residential uses and to low-density residential uses moving south toward existing residential uses.
(B) Applicability.
(1) Boundaries. The boundaries of the I-69 Interchange Overlay and its areas are illustrated on the Official Zoning Map.
(2) Relation to underlying district. The requirements of this district amend and supersede those imposed on the same lands by the underlying districts and the Arterial Corridor Overlay.
(3) Regulated development. The regulations of this overlay district apply in the following circumstances (individual single-family homes are exempt from these regulations):
(a) Construction of any new building or structure;
(b) Enlargement or expansion of any existing non-residential building or structure by more than 20% of its gross floor area; or
(c) Proposed subdivisions of land.
(4) The BZA determines if the standards of this overlay apply to the entire lot or if they may be limited to only improvements proposed after the effective date of this chapter. The following factors are considered:
(a) The extent and location of the proposed improvements (e.g., buildings, parking, landscaping, drainage, etc.) on the parcel.
(b) The extent of conflicts in applying the standards of this overlay with existing and/or planned improvements.
(C) Approval process. Due to the integrated, mixed-use nature of this district, proposed developments are approved as planned unit developments (PUD) (see § 154.180(F)). Proposed PUDs must be at least 20 acres in size. Plats and site plans following an approved PUD do not have a size limitation. Design review approval is required for all proposed developments within this overlay district.
(D) Uses. All uses permitted in the underlying zoning district are permitted except as otherwise excluded or prohibited below.
(1) Prohibited uses. The following uses are prohibited uses within the I-69 Corridor Overlay District:
(a) Adult businesses;
(b) Bulk storage of petroleum items not used for on-site manufacturing;
(c) Manufacture, use, or storage of explosives;
(d) Manufactured home park;
(e) Manufactured home sales;
(f) Off-premise signage;
(g) Penal or correctional institution;
(h) Retail sales, service and repair, special handling;
(i) Salvage and wrecking;
(j) Sanitary landfill;
(k) Self-storage facility;
(l) Slaughterhouse or rendering plants;
(m) Truck stops.
(2) Preferred uses. Uses within a proposed PUD should align with the uses associated with the character descriptions in division (A)(2) above.
(E) Spatial requirements. The spatial requirements specified in the Arterial Corridor Overlay District apply to all parcels within the I-69 Interchange Overlay District regardless of their distance from CR 144.
(F) Site design standards. The site design standards specified in the Arterial Corridor Overlay District apply to all parcels within the I-69 Interchange Overlay District regardless of their distance from CR 144.
(G) Building design standards. The building design standards specified in the Arterial Corridor Overlay District apply to all parcels within the I-69 Interchange Overlay District regardless of their distance from CR 144.
(Ord. 2022-17, passed 7-19-2022)