(A) Purpose, intent, and authority.
(1) It is the purpose of the U.S. Highway 421 - Michigan Road Corridor Overlay District (the "Overlay District") to promote and protect the public health, safety, comfort, convenience and general welfare by providing for consistent and coordinated treatment of the properties bordering U.S. Highway 421 (also known as Michigan Road) in the unincorporated areas of, Boone County, Indiana. The Boone County Area Plan Commission ("APC") and Boone County Board of Commissioners, in establishing this District, do so in compliance with I.C. 36-7-4-600 et. seq. and I.C. 36-7-4-1400 et. seq.
(2) It is recognized that U.S. Highway 421 is an important corridor to Boone County. Therefore, it is the further purpose of the Overlay District to promote coordinated, quality development per the land use recommendations set forth in the Comprehensive Plan; to establish basic standards for structures, landscaping, and other improvements on the properties within the Overlay District which promote high quality, innovative site design and at the same time encourage efficient land usage; to establish development standards which will encourage capital investments for the development of those properties along and abutting U.S. Highway 421; to promote the steady flow of traffic; and, to promote the quality, scale and character of development consistent with the land uses envisioned in the Comprehensive Plan.
(3) This Overlay District further seeks to foster development that will provide this District with a special sense of place that will increase property values, protect existing residential uses, and attract new businesses. More specifically, the creation of this special sense of place shall be encouraged by means of a coordinated set of design principles for buildings, site planning, landscaping and signs. These principles are intended to guide individual development activities so that they will work together visually in support of the common architectural theme described below.
(B) District boundaries. The boundaries of the Overlay District are hereby established as shown on the official zoning maps for Boone County, Indiana. The boundaries extend 400 feet on either side of the U.S. Highway 421 right-of-way, as shown on INDOT's plans numbered STP-135-2(008), as they existed on January 17, 2000, for that portion of U.S. Highway 421 south of 121st Street (also known as Greenfield Road or County Road 550 South) and as it existed on January 1, 2003 for that portion of U.S. Highway 421 north of 121st Street within Boone County, Indiana. The official zoning maps for Boone County, Indiana are officially amended by the adoption of this chapter to include the Overlay District per the boundaries set forth.
(C) APC approval. The APC must approve, approve with conditions, or disapprove the development plan for any tract of land in the Overlay District per the provisions of §§ 157.070 through 157.086, including, without limitation, any proposed development in connection with a residential subdivision. However, development plan approval by the APC is not required for single-family dwellings to be constructed on individual single-family lots within any residential subdivision.
(D) Permitted uses. All uses which are permitted in a given site's underlying primary zoning districts, except those uses expressly excluded in division (F) below, are permitted in the Overlay District.
(E) Permitted special exceptions. All special exceptions, which are permitted (upon obtaining the grant of a special exception from the Board of Zoning Appeals) in the underlying primary zoning District(s), except the uses expressly excluded in division (F) below, are permitted in the Overlay District.
(F) Excluded uses. The following uses are prohibited in the Overlay District.
(1) Adult entertainment businesses;
(2) Amusement park;
(3) Bulk storage of petroleum products not used for on-site manufacturing;
(4) Car washes;
(5) Carnivals, fairs, circuses;
(6) Confined feed operations;
(7) Disposal of radioactive materials;
(8) Drive-through facilities;
(9) Fertilizer manufacturing, stock yards, slaughtering, leather curing and tanning;
(10) Flea market;
(11) Garbage disposal plant/sanitary landfill;
(12) Go-cart track;
(13) Grain elevator;
(14) Junk or salvage yard;
(15) Manufactured home dwelling sales;
(16) Mini-warehouses or self-storage facilities;
(17) Mobile home court;
(18) Off-premise (outdoor advertising) signs (see also division (P) below);
(19) Outdoor storage, with the exception of propane tanks that are for lease or purchase;
(20) Outdoor theatre;
(21) Penal or correctional institution;
(22) Reclaiming processes involving materials or chemicals that are considered dangerous to the health, safety, and welfare of the general public as determined by the State Board of Health or by the Boone County Health Department;
(23) Refining or manufacturing of petroleum products;
(24) Refining of manufacturing of asphalt, cement, gypsum, lime, wood preservatives;
(25) Roadside sales stand;
(26) Sand and gravel extraction or sales;
(27) Truck stop;
(28) Warehouses;
(29) Water slide.
(G) Accessory buildings and uses. All accessory buildings and uses which are permitted in the underlying primary zoning district(s) shall be permitted, except that any detached accessory building in any development plan shall be on all sides the same building proportions, architectural features, construction, materials, and in general to be architecturally compatible with the primary building(s) with which it is associated.
(H) Minimum lot area. The minimum lot area required within the Overlay District shall be those dictated by the requirements of the underlying zoning district. All lots within the Overlay District shall be subject to development plan approval, with the exception of individual lots for single-family dwellings, as set forth in division (C) above. For lots located only partially within the Overlay District, a development plan shall be submitted to the APC for the entire tract to be developed and the entire tract shall be subject to the requirements of this section.
(I) Height and area requirements.
(1) Building height:
(a) Minimum: See division (J)(3) below.
(b) Maximum: As specified in the primary underlying zoning district.
(2) Front yard for parcels with frontage on U.S. Highway 421 right-of-way:
(a) Minimum: 30 feet, measured from the U.S. Highway 421 right-of-way. This measurement shall include the mandatory 30-foot landscape buffer.
(b) Maximum: 120 feet, measured from the U.S. Highway 421 right-of-way. This measurement shall include the mandatory 30-foot landscape buffer.
(3) Minimum side and rear yards: As specified in the primary underlying zoning district.
(4) Gross floor area:
(a) All principal business and industrial Buildings shall have a minimum of 2,500 square feet of gross floor area, excluding the floor area of any accessory buildings. Accessory buildings need not meet the minimum floor area requirement.
(b) New primary buildings within the area known as Eagle Village, which is located between 116th and 121st Streets, shall have a minimum of 1,200 square feet of gross floor area, excluding the floor area of any accessory buildings, and a maximum of 15,000 square feet of gross floor area, excluding the floor area of any accessory buildings.
(c) Primary residential Structures, however, shall meet the minimum floor area specified in the underlying zoning district.
(5) Landscape buffer: There shall be a 30-foot wide landscape buffer within the front yard of all lots with frontage on U.S. Highway 421.
(J) Architectural design requirements. In reviewing the architectural design of building(s) proposed to be built in the Overlay District, factors to be considered by the APC shall include but are not limited to the following:
(1) Design theme: Buildings shall be designed with an overall theme consistent with or complementary to the Colonial, Federal, Georgian, Victorian, or Greek Revival periods. New buildings are not required to be imitative, but must incorporate the salient features of these architectural styles. Pre-existing buildings on adjoining lots shall not be a factor in the design of new buildings.
(2) Building proportion: Buildings should avoid long, monotonous, uninterrupted walls or roof planes.
(3) Building height: The height of new primary buildings shall be at least one and one-half stories, or be designed to appear so from the front and sides. Retail and office buildings are encouraged to be two stories or more in height. The minimum height for all buildings shall be 20 feet, either at the roof line or at the top of the parapet wall. Single-family dwellings shall have at least 50% of the structure reaching one and one-half stories or 20 feet at the roof line. New buildings within the area known as Eagle Village, which is located between 116th and 121st Streets, may have a height of one story or 12 feet, but shall not exceed a maximum height of three stories.
(4) Building facades:
(a) Facades shall have a defined base or foundation, a middle or modulated wall, and a top formed by a pitched roof or articulated cornice, in each instance appropriate to the building style. Buildings with continuous facades that are 90 feet or greater in width, shall be designed with offsets (projecting or recessed) not less than eight feet deep, and at intervals of not greater than 60 feet. New buildings within the area known as Eagle Village, which is located between 116th and 121st Streets, shall not have a continuous facade exceeding 50 feet.
(b) Facades constructed of more than one material shall only change material along horizontal or vertical lines (not diagonal lines). For material changes at the horizontal line, the heavier material shall always be placed beneath the lighter material. Front and side facades of buildings located on corner lots shall be of the same materials and similarly detailed.
(5) Roofs:
(a) Pitched roofs:
1. Roofs shall be simply and symmetrically pitched and only in the configuration of gables and hips, with pitches ranging from 4:12 to 14:12.
2. Pitched roofs shall be clad in wood shingles, slate, composition asphalt shingle or standing-seam metal panels. Shingle or panel color shall be appropriate to the design of the building.
(b) Shed roofs: Shed roofs are permitted only when the ridge is attached to an exterior wall of a building, with pitches ranging from 4:12 to 14:12.
(c) Flat roofs: Flat roofs are permitted when consistent with the selected style of architecture, if edged by a railing or parapet, and if rooftop mechanical equipment is either camouflaged on all sides or visually integrated into the overall design of the building.
(d) In no case shall rooftop mechanical equipment be visible from adjoining Residential Districts or from U.S. Highway 421.
(e) All vents, attic ventilators, turbines, flues and other roof penetrations shall be painted to match the color of the roof, or painted flat black. Gutters and downspouts shall be appropriate to or visually integrated with the selected architectural style of the structure.
(f) Dormers, belvederes, cupolas and pergolas may be utilized as a design element, so long as they are designed with the details, proportions, style, and materials consistent with the buildings selected architectural design.
(6) Entrances:
(a) The main building or tenant space pedestrian entrances shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, and other design elements appropriate to the selected architectural style and details of the building as a whole. The location, orientation, proportion and style of doors shall reflect the chosen style of the building.
(b) Building facades for industrial and warehouse uses shall be designed with a main entrance and at least two window openings associated with this doorway.
(7) Windows: All window design shall be compatible with the style, materials, color, details and proportion of the building. The number of panes, the way it opens, the trim around it and whether it is embellished with shutters must be consistent with the architectural style of the structure.
(8) Awnings: 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, plastic or aluminum awnings are prohibited.
(9) Storefronts: Storefronts shall be integrally designed with overall facade character. Ground floor retail, service and restaurant uses should generally have large pane display windows; however, they shall not exceed 75% of the total ground level (first floor) facade area. Buildings with multiple storefronts shall be of unified design, through the use of common materials, architectural details, Signs and lighting consistent with the overall building style.
(10) Drive-through service units: Drive-through service units are prohibited in the Overlay District.
(11) Suitability of building materials: In order to create variation and interest in the built environment, all new buildings or building additions shall use the exterior building materials specified below. Building materials shall be consistent with or complementary to those which replicate Colonial, Federal, Georgian, Victorian and Greek Revival periods of American architecture, as follows:
(a) Exposed foundations shall be constructed of one or more of the following:
1. Brick in a color historically consistent with the architectural style;
2. Stone (limestone, granite, fieldstone, etc.); or
3. Split-face block or architectural pre-cast concrete, if surface looks like brick or stone.
(b) Facade walls shall be constructed of any combination of:
1. Stone;
2. Smooth cut cedar shingles;
3. Wood clapboard siding;
4. Brick in a color historically consistent with the architectural style;
5. Wood beaded siding; or
6. Stucco with smooth finish, or External Insulation and Finish System (E.I.F.S.); not to exceed 20% of the overall non-window facade area.
(c) The exterior building material selection shall be supplemented by the use of multiple colors, textures (e.g. rough, smooth, striated, etc.) or architectural elements, (quions, pilasters, soldier courses, friezes, cornices, dentils, etc.) on facades visible from the street. See also division (S) below.
(12) Topography: Design in relation to topography of the site, which minimizes cut and fill and limits maximum on-site slope to 10%.
(13) Landscape design: Design of proposed landscaping in relation to structures.
(14) Consistency with style and period: Overall aesthetics of the proposed building, including color, are consistent with the architectural style and period.
(15) Building orientation: The primary building(s) shall be oriented to U.S. Highway 421, so that the front of the building faces the highway. Where the primary building is designed to have three or more users (such as the case of multiple lease spaces), a maximum of two uses shall be oriented to U.S. Highway 421. Accessory buildings (including residential garages, storage buildings, etc.) shall be located behind the primary building. No primary or accessory building shall have service doors, garage doors, loading doors, or similar service entrances opening toward or oriented to U.S. Highway 421.
(K) Landscaping requirements.
(2) Areas to be landscaped.
(a) Landscape buffer: The 30-foot landscape buffer shall be composed of grass and landscape areas. The incorporation of walkways and bikeways into the design is encouraged; however, no parking areas, through roads, buildings, accessory structures, etc. shall be established within this area.
(b) Foundation plantings: Foundation plantings shall be included along all sides of any building. The minimum width of the planting area shall be five feet, except that when adjoining a parking area located in the front yard adjoining U.S. Highway 421, the minimum width shall be ten feet.
(c) Peripheral plantings: Minimum side and rear yard landscaping shall occur per the requirements of the underlying primary zoning district.
(d) Parking lots: Per standards specified in division (L)(5) below.
(e) Screening areas: All air conditioning units, HVAC systems, exhaust pipes or stacks, overhead doors, legally non-conforming outside storage areas, and satellite dishes shall be integrated into the overall building design or screened from the U.S. Highway 421 right-of-way and adjoining residential districts or uses, by means of walls, fencing, parapets, penthouse screens, landscaping, camouflage, or other approved method.
(3) Landscaping standards.
(a) The interior dimensions, specifications and design of any planting area or planting median shall be sufficient to protect the landscaping materials planted therein and to provide for proper growth. The following minimum interior widths for planting areas shall be used:
1. Canopy trees: 9 feet;
2. Ornamental trees: 7 feet;
3. Shrubs (only): 5 feet.
(b) All plant material proposed to be used in accordance with any landscape plan shall meet the following specifications.
1. Shade trees: a minimum trunk diameter of two and one-half inches at six inches above grade, a minimum height of eight feet, and a branching height of not less than one-third or more than one-half of tree height.
2. Ornamental trees: a minimum trunk diameter of one and one-half inches at six inches above grade, a minimum height of six feet, and a branching height of not less than one-third or more than one-half of tree height.
3. Evergreen trees: a minimum height of eight feet, and a width of not less than three-fifths of the height.
4. Deciduous shrubs: a minimum height of 18 inches, no less than six main branches upon planting, and a mature height no greater than 36 inches.
5. Evergreen shrubs: a minimum height and spread of 18 inches, maximum mature height of 36 inches.
(c) Landscape buffer: The primary landscaping materials used in the landscape buffer shall be shade trees, ornamental trees, shrubs, ground covers and grass.
1. A minimum of three shade trees and one ornamental tree shall be provided per 100 linear feet of landscape buffer.
2. Shade trees planted within the landscape buffer parallel to the US. Highway 421 right-of-way shall be spaced neither less than 15 feet apart nor more than 40 feet apart.
3. Existing shade trees within the landscape buffer that have a minimum trunk diameter of four and one-half inches at six inches above grade, are encouraged to be preserved. For each shade tree that is preserved within the landscape buffer area, two fewer trees are required to be planted within the applicable 100 linear feet.
(d) Foundation plantings: The primary landscaping materials used adjacent to buildings shall be shrubs, ground covers, and ornamental grasses.
(e) Parking lots:
1. Interior landscaping: A minimum of one shade tree and five shrubs shall be planted within each parking lot for every seven spaces provided, or not less than 20 trees per acre of parking. However, for buildings with parking areas located in a front yard, with frontage directly on U.S. Highway 421, a minimum of one shade tree and five shrubs shall be planted within each parking lot for every five spaces provided, or not less than 24 trees per acre of parking.
2. Parking lot perimeter planting: Where parking areas are located in the front yard, with frontage directly on U.S. Highway 421, a six-foot wide perimeter planting area shall be provided along the front and sides of those areas.
a. The required planting unit for this area shall include two shade trees, three ornamental trees, and 30 shrubs per 100 linear feet.
b. The perimeter planting area shall be provided in addition to the landscape buffer area.
c. Existing shade trees within the landscape buffer that have a minimum trunk diameter of four and one-half inches at six inches above grade, are encouraged to be preserved. For each shade tree that is preserved within the landscape buffer area, two fewer trees are required to be planted within the applicable 100 feet.
3. Front and side parking: Parking areas within front and side yards shall be completely screened from view. Such screening shall be subject to APC approval.
(4) Landscaping installation and maintenance.
(a) Installation: All landscaping approved as part of the landscape plan portion of development plan approval shall be installed prior to the issuance of a certificate of occupancy. If it is not possible to install the required landscaping because of weather conditions, the property owner shall post a bond prior to the issuance of the certificate of occupancy for an amount equal to 125% of the total installed cost of the required landscaping.
(b) Maintenance: 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 landscape plan portion of development plan approval in accordance with the standards set by this chapter. This is to include, but is not limited to, replacing dead plantings with identical varieties or a suitable substitute approved by the APC, irrigation and mulching of planting areas, and keeping the area free of refuse, debris, rank vegetation and weeds.
(d) Inspection: The APC or its designee may visit any tract within the Overlay District to inspect the landscaping and check it against the approved plan on file.
(L) Parking requirements.
(1) Parking spaces required, and the dimensions of those parking spaces: see division (Q) below.
(2) Landscaping standards: see division (K) above.
(3) Parking lots shall be designed to provide coordinated access to parking areas on adjoining tracts or parcels within the Overlay District, preferably via a frontage road network. Sites utilizing front-loaded parking areas shall provide for continuous access across the rear of the site to adjoining tracts or parcels. As part of the development plan submission, the petitioner shall provide a site circulation plan that illustrates to the APC how coordinated access will occur relative to the overall U.S. Highway 421 Corridor.
(4) All parking areas and drives (including residential driveways) shall be paved with asphalt or concrete. Brick pavers or other decorative pavements may be used as accents in parking area design. Poured-in-place concrete curbs shall be used.
(5) Parking within front yard setbacks shall be discouraged and limited to a maximum of two rows of the total required parking, except that within the area known as Eagle Village, which is located between 116th and 121st Streets, there shall be a maximum of one row of parking. Parking within the front yard setbacks shall be subject to minimum landscape buffer width, minimum bufferyard requirements and maximum building setback standards.
(M) Lighting requirements.
(2) Design: All lighting standards, including those on buildings, security lights and architectural lights within the development area shall be of uniform design and materials. Parking lot streetlights shall also be of uniform height not to exceed 24 feet. Poles for such lights shall have a minimum diameter of six inches for poles up to 12 feet in height and a minimum of eight inches diameter for poles between 12 and 24 feet in height. Luminaries for such lights shall be in proportion to the pole diameter and height. All lights within gas station canopies and adjacent to residential areas shall be of a "down lighting" type with the light element completely shielded on all sides and top. The APC may approve decorative lighting should it be more appropriate to the overall site design.
(3) Intensity: Lighting shall not cause illumination beyond any residential lot line or street right-of-way line in excess of 0.1-foot candles of light. Lighting shall not cause illumination beyond any non-residential tract or parcel line or street right-of-way line in excess of 0.3-foot candles of light.
(N) Access to individual tracts. The purpose of this section is to make the closing of all curb cuts along U.S. Highway 421 possible by establishing a common access road to the rear parking lots of all tracts within the Overlay District. Frontage streets and common entrances shared by several properties and developments shall be strongly encouraged, especially in those cases where tracts can be accessed via connection to a primary or secondary arterial street, local street, or adjoining parking lot. The APC shall encourage maximum distances between curb cuts to U.S. Highway 421 in cooperation with the Indiana Department of Transportation. Bicycle and pedestrian circulation to and through the site shall be coordinated with vehicular access, landscape buffer design, and parking.
(O) Other requirements.
(1) Trash collection: Trash collection and recycling areas shall be enclosed and screened on all sides, with a minimum six-foot tall opaque wall. Trash collection and recycling areas shall be in the rear of all buildings.
(2) Loading areas: Loading areas and trash collection areas shall be permitted per the needs of the business establishments and shall be identified on the development plan. Loading spaces and overhead doors shall face to the rear of all buildings. Should a loading space be located adjacent to or visible from a public right-of-way, or established on the side of a building through any circumstance, it shall be screened per APC approval.
(3) Emergency access: All emergency access areas and facilities shall be shown on the site plan and reviewed by the applicable fire department.
(4) Signs: A sign plan for the proposed development shall be submitted to the APC for its approval as part of the development plan application. Signs for each proposed use shall be uniform in character as to color and architectural design as approved by the APC. Should a development plan-approved sign plan be replaced with a new design, the amended sign plan must go before the APC for review and approval. Individual signs that conform to both this chapter and to the approved sign plan shall not require further approval, however, such signs shall require an improvement location permit.
(5) Conforming uses: A development plan shall be submitted to the APC for its approval when a legally established nonconforming use is changed to a conforming use and when either:
(a) Any new building is to be constructed; or
(b) Any existing building or site development (including addition of parking lot) is expanded by more than 30%.
(6) Nonconforming uses: A development plan shall be submitted to the APC for its approval when a legally established nonconforming use is altered as follows:
(a) A building has been more than 60% destroyed.
(b) Any expansion of a building or site development (including addition of parking lot). Normal maintenance and repair is exempt from the development plan approval requirement.
(c) If property or building is vacant for more than one year.
(P) Off-premise (outdoor advertising) signs. Off-premise signs will not be allowed in the U.S. 421 Overlay District.
(R) Validity of approval of the application by the APC. An approved development plan petition shall be valid for two 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 development plan request shall be re-submitted to the APC for consideration and disposition.
(S) Waiver of development requirements.
(1) Building materials findings: The APC may grant a waiver of the building materials development requirements of division (J)(11) above and approve the use of alternate exterior building materials on any facade of a building upon finding that:
(a) The building materials utilized represent an innovative use of said materials which enhance the overall aesthetic exterior character of the building and will not be detrimental to the use or value of area properties;
(b) The building materials utilized are appropriate when compared to the building materials utilized on other buildings on the site and surrounding sites;
(c) The building materials utilized are consistent with and compatible with other building materials utilized on, and with the overall exterior character of, other buildings and development located along the street; and
(d) The building materials utilized are consistent with the intent and purpose of this chapter.
(2) Architectural design findings: The APC may grant a waiver of the architectural design requirements of division (J) above and approve an architectural design which does not incorporate the overall theme or incorporate the architecture, design and overall aesthetic exterior character of a building consistent with the Georgian, Federal, Greek Revival, or Victorian architectural styles upon finding that:
(a) The architectural design represents an innovative use of building materials or design, or site design features which will not be detrimental to the use or value of area properties;
(b) The proposed building is appropriate when compared to the architecture, design and overall exterior character of other buildings on the site and surrounding sites;
(c) The building design is consistent with and compatible with other development located along the street; and
(d) The proposed building is consistent with the intent and purpose of this chapter.
(Ord. 2003-4, passed 2-18-2003)