A. Applicability and Purpose.
1. The building design standards herein are intended to promote high-quality, aesthetically consistent, but not homogenous or monotonous, design for the promotion of the durability and longevity of buildings and the preservation of property values in the City.
2. The building design standards herein shall apply to all new development, in addition to expansion of an existing structure by an amount greater than or equal to twenty percent (20%) of the gross floor area.
3. Allowed exterior materials are determined by building elevation. Additional design standards specific to certain building elevations and circumstances may also apply as set forth herein.
4. These standards are in addition to the development standards applicable in each district and zone. Where there is a conflict between the development standards and these building design standards, the building design standards herein shall govern and control.
5. Material percentages stated herein are exclusive of window and door openings.
B. Single-Family Residential Building Design Standards.
1. The following table sets forth required design standards for all new detached and attached single-family residential dwelling structures and all new additions to detached and attached single-family structures that are greater than or equal to twenty percent (20%) of the gross floor area of the structure being expanded:
Single-Family (Detached and Attached) Residential Building Design Standards | |
Feature | Standards |
Single-Family (Detached and Attached) Residential Building Design Standards | |
Feature | Standards |
Non-Monotony | A. Adjacent new structures may not utilize the same front elevation. Variation in elevation due to one, two, or three car garages may not count toward this non-monotony standard. Where rear yards are adjacent to the right-of-way, the non-monotony standard shall also apply to rear elevations. |
B. Adjacent new structures may not have the exact same front setback measurement; the setback must vary by at least two feet (2') and not more than five feet (5') between the two structures. | |
C. In any residential subdivision, monotony of front elevation design is prohibited, and no residential dwelling structures of the same front elevation design or predominant material shall be permitted to be located directly adjacent to one another. | |
D. On individual structures, there shall be no blank exterior walls. Each wall shall have a minimum of eight (8) square feet of windows and an architectural feature or a change in building material or finish. Structures with a zero-foot side yard setback are exempt from side elevation standards for those side elevations facing the zero-foot side setback.  Non-monotony: Variation in Front Elevation and Setback | |
General Design | A. A front building elevation may contain an attached garage and visible garage door(s); provided that the portion of the front building elevation of the single-family structure devoted to the attached garage shall not be greater than sixty percent (60%) of the width of the front building elevation (fifty percent (50%) for ranch-style homes)). The garage facade shall not constitute more than fifty percent (50%) of the overall facade (sixty percent (60%) for ranch-style homes). Accessory third-car garages are exempt from the width requirement provided the garage door is set back at least two feet (2') from the front of the facade. Garage width is measured from interior wall face to interior wall face of garage interior. |
 B. A front building elevation shall have a prominent front entryway and door visible from the front lot line and at least two windows of no less than eight (8) square feet each in size. | |
C. The primary front entrance to a residential dwelling structure shall not be located on a side or rear elevation. | |
D. If a three-bay garage is attached to the residential dwelling structure, then the third bay of the garage elevation shall be recessed from the remaining portion of the garage elevation by a minimum of two feet (2'). | |
E. Front porches are encouraged but not required; however, if they are provided, they shall be finished with at least one of the materials present on the front elevation. | |
F. Side elevations shall have a minimum of eight (8) square feet of window per above grade floor. Side elevation window area can be combined. | |
G. Gable ends shall overhang by no less than twelve inches (12"). Covered porch overhangs shall be no less than eight inches (8"). | |
H. Garages facing the public right-of-way may not extend more than eight feet (8') from the body of the structure. | |
Exterior Materials | In order to give property owners flexibility for meeting the exterior materials requirements for single-family dwellings, three paths have been developed. One of the following set of “Paths” below, which are comprised of different sets of standards, may be chosen: |
Path 1 | A. Front Elevation. The front elevation shall be comprised of any one or any combination of the following materials: stone, brick, heavy-gauge vinyl (minimum of 0.046 inch gauge), fiber cement siding, engineered wood siding, or stucco, provided that a minimum of fifty percent (50%) of the front elevation shall be clad in mortared masonry and fiber cement siding shall not count toward this minimum requirement. |
B. Side Elevations. Side elevations facing public ways or common areas shall be comprised of a minimum fifty percent (50%) mortared masonry. Where mortared masonry is required on a side elevation, it shall be required on both side elevations and the rear elevation. Permitted siding materials are stone, brick, fiber cement siding, heavy-gauge vinyl (minimum of 0.046 inch gauge), engineered wood siding, or stucco, and any remaining portion may be a durable, synthetic material designed and rated for building exteriors. Side elevations shall contain at least one window per above-ground level and the total transparency of each side elevation shall be at least eight (8) square feet. | |
C. Rear Elevations. Rear elevations facing public ways or common areas shall be comprised of a minimum fifty percent (50%) mortared masonry. Permitted siding materials are stone, brick, fiber cement siding, heavy gauge vinyl (minimum of 0.046 inch gauge), engineered wood siding, or stucco, and any remaining portion may be a durable, synthetic material designed and rated for building exteriors. Rear elevations shall contain at least two (2) windows of eight (8) square feet each on each above ground story of the residential dwelling structure. | |
D. Enclosed porches or porticos attached to or within five feet (5') of the residential dwelling structure shall be clad in the same materials as the majority portion of the rear elevation and shall not be clad in metal or vinyl siding or cladding. | |
Path 2 | A. Mortared masonry shall be used on any street-facing or common area-facing facade up to a height of no less than thirty-six inches (36"). Where mortared masonry is required on one side or rear facade, it shall be required on all side and rear facades. |
B. Fiber cement and engineered wood siding shall be permitted in the following manner: above the wainscot on any street-facing or common area-facing frontage; or on the entirety of any elevation that does not face a street or common area. However, any elevation may be one hundred percent (100%) mortared masonry or stucco. | |
C. Street-facing elevations must contain at least two (2) windows per above grade floor. | |
Path 3 | A. Brick, masonry, stone, or fiber cement siding, and up to twenty percent (20%) accent metals per elevation may be used in any combination if four (4) of any of the following architectural features are provided (definitions for items below can be found in the glossary): |
1. Coach garage; | |
2. Any of the following styles of roof design: dormer roof, gable roof with dormer window(s), cross-gabled roof, a-frame, gambrel, mansard or pyramid mansard; | |
Exterior Materials (cont’d) | 3. Wrap-around porch; |
4. Three (3) separate siding/exterior material types; | |
5. Side load garage; | |
6. A portico over the front entrance; | |
7. Horizontal transom windows above all first-floor doors and windows; | |
8. An outdoor balcony space; and | |
9. Front entrance courtyard. | |
Corner Elevations | A. Side elevations facing a street, such as those on a building situated on a corner lot, shall contain at least three (3) windows of eight (8) square feet each. |
Trim | A. All trim on all building elevations shall be clad in painted wood, engineered wood, or fiber cement. |
Eaves/Roof Overhangs | A. Eaves and roof overhangs shall be a minimum of twelve inches (12") from any exterior surface on all elevations. The distance shall be measured from the adjacent exterior surface. |
B. Gutters shall not count toward this requirement. | |
Foundation | A. Foundations shall be a minimum of four inches (4") exposed or such greater amount as required by the Indiana Building Code. |
Window Profiles | A. Windows shall not be flush with exterior walls. |
B. Glass shall be inset from the exterior wall and/or frame surface to add relief to the wall surface. | |
C. Bay windows or other windows designed to protrude beyond the exterior wall surface are permitted. | |
Driveway Measurement | A. A single-family home must have a minimum of eighteen feet (18') between the edge of the sidewalk closest to the building and the garage. |
Multi-Family Residential Building Design Standards | |
Feature | Standards |
Front Elevation | A. Front elevations shall be comprised of any one or any combination of the following materials: stone, brick, fiber cement siding, stucco, wood, engineered wood siding, pre-cast concrete, provided that a minimum of fifty percent (50%) of the front elevation shall be clad in mortared masonry. B. The front elevation shall comply with the minimum transparency requirements of thirty percent (30%). C. In any event, pre-cast concrete panels shall not exceed an area more than fifty percent (50%) of the front elevation. However, precast panels may be utilized if clad to resemble mortared masonry. D. All columns, pilasters, and pillars on the front elevation shall be clad in stone, brick, or stucco. E. Metal cladding may be permitted on not more than twenty percent (20%) of the front elevation. F. Metal grills and thru-air units are not permitted on the front elevation. G. The front facade must articulate two feet (2') for every fifty feet (50') of facade width. |
Side Elevations | A. Side elevations shall be comprised of a minimum fifty percent (50%) mortared masonry. Remaining areas shall consist of stone, brick, fiber cement siding, engineered wood siding, or stucco. B. The total transparency of each side elevation shall be at least twenty percent (20%). |
Rear Elevation | A. Rear elevations shall be comprised of a minimum fifty percent (50%) mortared masonry. Remaining areas shall consist of stone, brick, fiber cement siding, engineered wood siding, or stucco. |
Trim | A. All trim on all building elevations shall be clad in painted wood, engineered wood, or fiber cement. |
Eaves/Roof Overhangs | A. Eaves and roof overhangs shall be a minimum of twelve inches (12") from any exterior surface on all elevations. B. Gutters shall not count toward this requirement. |
Foundation | A. Foundations shall be a minimum of four inches (4") exposed or such greater amount as required by the Indiana Building Code. |
Window Profiles | A. Windows shall not be flush with exterior walls. B. Glass shall be inset from the exterior wall and/or frame surface to add relief to the wall surface. C. Bay windows or other windows designed to protrude beyond the exterior wall surface are permitted. |
Mechanical Equipment | A. All mechanical equipment located on the ground must be screened in the same manner as a dumpster. Rooftop mechanical equipment shall not be visible; the visibility of rooftop mechanical equipment shall be measured from the opposite right-of-way or at the adjacent property line when not on right of way, twenty feet (20') off of the ground. |
D. Commercial Building Design Standards. The following table sets forth required design standards for all new structures containing a commercial use, all new additions to structures containing a commercial use, and alterations to the front elevation of structures containing a commercial use:
Sample Commercial Building
Commercial and Mixed-Use Building Design Standards | |
Feature | Standards |
Front Elevation | 1. Front elevations shall be comprised of any one or any combination of the following materials: stone, brick, fiber cement siding, stucco, wood, engineered wood siding, pre-cast concrete, aluminum composite panels, or insulated metal panels provided that a minimum of fifty percent (50%) of the front elevation shall be clad in mortared masonry. |
2. The front elevation shall comply with the minimum transparency requirements of thirty percent (30%). | |
3. In any event, pre-cast concrete panels shall not exceed an area more than fifty percent (50%) of the front elevation. | |
4. All columns, pilasters, and pillars on the front elevation shall be clad in stone, brick, or stucco. | |
5. Metal cladding may be permitted on not more than twenty percent (20%) of the front elevation. | |
6. Metal grills and thru-air units are not permitted on the front elevation. | |
7. The front facade must articulate two feet (2') for every fifty feet (50') of facade width. | |
8. Facades visible from a public or private street through a common area, park, or open space shall be treated as a front facade. | |
Side Elevations | 1. Side elevations shall be fully clad in the predominant material of the front elevation. |
2. Right-of-way facing elevations shall not contain any loading docks or overhead doors unless such overhead doors are used in connection with an eating establishment. A single overhead door for entering a parking garage, carwash, or an automotive dealership service department entrance is permitted. | |
Rear Elevation | 1. Rear elevations shall be clad in the same material as the side elevations. |
2. Rear elevations may contain docks and overhead doors. | |
Corner Elevations | 1. Side elevations facing a street, such as those on a building situated on a corner lot, shall include not less than thirty percent (30%) transparency on the portion of the elevation closest to the street corner. |
Pre-Cast Concrete | 1. Pre-cast concrete exteriors shall not have a plain, smooth surface. |
2. The surface of pre-cast concrete walls shall be textured, veneered, stamped, imprinted, or otherwise finished with architectural designs, details, patterns or materials. | |
Parapet Walls | 1. Parapet walls shall be of the same finish materials as the front elevation directly below the parapet wall and both sides of the wall shall be finished. |
2. No exposed concrete block shall be permitted on a parapet wall. | |
Balconies | 1. If balconies are included, balconies shall be incorporated into the facade of the structure and shall contain a metal, powder-coated aluminum, or engineered wood railing. |
2. Natural wood railings shall not be permitted on a balcony. | |
E. Industrial Building Design Standards. The following table sets forth required design standards for all new structures containing an industrial use, all new additions to structures containing an industrial use, and alterations to the front elevation of structures containing an industrial use:
Sample Industrial building
Industrial Building Design Standards | |
Feature | Standards |
Industrial Building Design Standards | |
Feature | Standards |
Front Elevation | 1. Front elevations shall be comprised of any one or any combination of the following materials: stone; brick; fiber cement siding; engineered wood siding; pre-cast concrete; aluminum composite panels; or insulated metal panels provided that a minimum of fifteen percent (15%) of the front elevation shall be clad in mortared masonry not including split-faced block. |
2. The front elevation shall comply with the minimum transparency requirements of ten percent (10%). | |
3. The front facade shall articulate horizontally a minimum of two feet (2') per every one hundred fifty feet (150') of facade width. Articulation points do not have to be evenly spaced and cannot be combined. | |
4. Metal cladding may be permitted on not more than twenty percent (20%) of the front elevation. | |
5. Metal grills and thru-air units are not permitted on the front elevation. | |
6. Industrial buildings larger than fifty thousand (50,000) square feet must break up the front elevation by providing a pronounced entry that is either protruding or recessed from the front wall face. | |
Side Elevations | 1. Side elevations shall be fully clad in the predominant material of the front elevation. |
Rear Elevation | 1. Rear elevations shall be clad in the same material as the side elevations. |
Corner Elevations | 1. Side elevations facing a street, such as those on a building situated on a corner lot, shall include not less than thirty percent (30%) transparency on the portion of the elevation closest to the street corner. |
Pre-Cast Concrete | 1. Pre-cast concrete exteriors shall not have a plain, smooth surface. |
2. The surface of pre-cast concrete walls shall be textured, veneered, stamped, imprinted, or otherwise finished with architectural designs, details, patterns, or materials. | |
F. Old Town Design Standards.
1. Waivers.
a. The Plan Commission may, in its discretion, authorize and approve waivers from the Old Town Design Standards upon finding that:
i. The approval of the waiver request will not be detrimental to the public safety, health, and welfare, or injurious to property within a reasonable proximity to the subject property involved in the waiver request.
ii. The strict application of the applicable Ordinance standard will result in practical difficulties in the development due to the particular physical surroundings, unique constraints, or topographical conditions of the subject property. These conditions will not substantially alter the character of the subject district or zone.
iii. The practical difficulties were not self-imposed and cannot be overcome by reasonable design alternatives. Financial hardship does not constitute a practical difficulty.
iv. The waiver request is necessary and represents a minimal deviation from explicit Ordinance standards.
b. In approving waivers, the Plan Commission may impose such conditions as will, in its judgment, substantially secure the objectives of these regulations.
c. Applications for waivers shall be submitted to the Plan Commission with application forms as prescribed by the Plan Commission. On the application, the applicant shall describe the requested waivers and shall submit proposed findings of fact in support of each requested modification. The applicant shall bear the burden of establishing a sufficient factual basis for each requested modification.
2. The following table sets forth required design standards for all new structures within the Old Town district, all new additions to structures in the Old Town district, and alterations to any elevation of structures within the Old Town district:
Old Town Design Standards
| |
Feature | Standards |
Old Town Design Standards
| |
Feature | Standards |
Front Elevation | A. Front elevations shall be comprised of any one or any combination of the following materials: stone, brick, stucco, engineered wood, fiber cement siding, engineered wood siding, glass curtain wall, or wood, provided that a minimum of seventy-five percent (75%) of the front elevation shall be clad in mortared masonry not including split-faced block (exclusive of window and door openings). B. The front elevation shall comply with the minimum transparency requirements of sixty percent (60%) for the ground floor and forty percent (40%) for additional floors. C. All columns, pilasters, and pillars on the front elevation shall be clad in stone, brick, or ornamental iron. D. The front entrance shall be defined by one of the following features: canopy, arcade, portico, stoop, building recess, awning, or moldings. E. Blank, windowless walls in excess of seven hundred fifty (750) square feet are prohibited when facing a public street unless required by the Indiana Building Code. In instances where a blank wall exceeds seven hundred fifty (750) sq. ft., it shall be articulated. F. All garage and overhead doors on the front elevation shall include some transparency; provided, however, if the overhead door is on the front elevation of any commercial building, it shall be part of the storefront and not used for loading. |
Side Elevations | A. Side elevations shall be fully clad in the materials that comprises the front elevation. B. Side elevations shall not contain any loading docks or overhead doors unless such overhead doors are used in connection with an eating establishment. C. Side elevations for a single-unit detached structure shall be permitted to have overhead doors for residential garage applications. D. Common walls that are not visible shall be constructed in any manner that complies with all applicable building codes. |
Rear Elevation | A. Rear elevations shall be clad in the same material as the side elevations. B. Rear elevations may contain docks and overhead doors. |
Corner Elevations | A. Side elevations facing a street, such as those on a building situated on a corner lot, shall be required to have the same proportion of transparency as the front street elevation. |
Parapet Walls | A. Parapet walls shall be of the same finish materials as the front elevation directly below the parapet wall and both sides of the wall shall be finished. B. Extensions above the roof line must return a minimum of six feet (6') over the roofline. C. No exposed concrete block shall be permitted on a parapet wall. |
Balconies | A. If balconies are included, balconies shall be incorporated into the facade of the structure and shall contain a metal, powder-coated aluminum, or engineered wood railing. Balconies must be a minimum of three feet (3') deep. B. Natural wood railings shall not be permitted on a balcony. |
G. General Design Standards:
1. Concrete block shall not be permitted on any exterior elevation. Split-faced concrete block shall not be used on any front elevation but may be used on a side and rear elevation of a building containing a commercial use so long as the elevation does not face a street or public way.
2. Fiber cement siding is permitted; however, fiber cement panels are not permitted on any building type.
3. PVC piping, plastics, pressboard, cardboard, or veneers or panels for interior applications shall not be permitted on any building elevation.
4. Glass block shall not be used on any front or side elevation.
5. An applicant shall provide a sample of all proposed materials to be reviewed and approved by the Commission for compliance with the standards set forth herein.
6. All materials shall be rated and certified for exterior usage and shall be fully compliant with all applicable building and fire codes, regulations, and ordinances.
7. A material other than those permitted herein may be proposed by an applicant and approved by the Plan Commission if all of the following are satisfied:
a. The material is present on at least fifty percent (50%) of the total area of front elevations of all existing buildings within five hundred feet (500') of the subject building located along the same street frontage and the existing buildings were not constructed as part of a subdivision or common development scheme; and
b. The material is existing on more than one building located in the same district or zone that has been constructed, expanded, or altered within the five (5)-year time period immediately preceding the application.
8. All sides of a structure shall be architecturally similar with no blank facades.
9. Articulation on side and front facades shall equal a minimum of two feet (2') per every fifty feet (50') of facade length.
(Ord. 20-29, §2, 9-21-20; Ord. 21-44, §1, 10-4-21)