For the purpose of this chapter, the town is divided into zoning district classifications. Each of the following districts is intended to stand alone and is not part of a hierarchy system of land use regulation. For example, uses permitted in a Neighborhood Commercial (CN) district are not automatically permitted in a Regional Commercial (CR) district. Only those uses expressly permitted as prescribed by the Official Use Schedule shall be permitted in said district.
(A) Residential districts. Residential zoning districts are intended to accommodate areas for residences and public and semi-public uses (e.g. parks and open space) which are normally associated with residential neighborhoods. In some instances, retail goods and services may be appropriate. However, when permitted, such uses shall not detract from the overall residential character of the neighborhood. Development and redevelopment in these districts should be served by sewer and water utilities and have convenient access via local roads and streets. The underlying purpose for the town's seven residential districts described below is the creation of a stable and orderly residential environment. Each of the following residential districts is intended to differentiate between density and housing needs. All residential districts should be served by sewer and water utilities.
(1) R1, Low Density Residential. All R1 districts are intended to accommodate areas of low density (less than one dwelling unit per acre), single-family residences.
(2) R2, Low-Medium Density Residential. All R2 districts are intended to accommodate areas of low to medium density (1 - 1.99 dwelling units per acre), single-family residences.
(3) R3, Medium Density Residential. All R3 districts are intended to accommodate areas of moderate density (2 - 2.49 dwelling units per acre), single- or two-family residences.
(4) R4, High Density Residential. All R4 districts are intended to accommodate area of high density (2.5 - 2.99 dwelling units per acre), single- or two-family residences.
(5) R5, High Density Residential. All R5 districts are intended to accommodate areas of the highest density (three or more dwelling units per acre), single- or two-family residences.
(6) MF1, Low-Medium Density Multi-family Residential. All MF1 districts are intended to accommodate areas of low to moderate density (less than eight units per acre) multi-family attached housing such as duplexes and townhomes. MF1 districts may also be used to provide a transition between some single-family or two-family residential districts and non-residential districts.
(7) MF2, Medium-High Density Multi-family Residential. All MF2 districts are intended to accommodate areas of higher density (eight or more units per acre) multi-family housing such as apartments and condominiums. MF2 districts may also be used to provide transition between some single-family or two-family residential districts and non-residential districts.
(B) Commercial districts. Commercial zoning districts are intended to accommodate different types of businesses and commercial uses. The intent is to establish compact districts for like uses and better provide for efficient traffic movement, parking facilities, and police and fire protection. Development and redevelopment in these districts should be served by sewer and water utilities and have convenient access via local collector and arterials streets. In general, industrial uses are excluded due to the hazards and nuisances they often present. All commercial business districts shall be served by sewer and water utilities.
(1) CN, Neighborhood Commercial. All CN districts are intended to accommodate smaller areas of land suitable for convenience stores, services, and amenities within close proximity to residential areas. They should enable the development of small scale, mixed-use, pedestrian-oriented neighborhood centers located at the intersection of major thoroughfares. These districts should be free of larger retailers, such as "big box" stores or other regional retail uses with 7,500 or more square feet in gross floor area, that do not serve the immediate needs of the neighborhood.
(2) CO, Professional Business Office. All CO districts are intended to accommodate moderate to large areas of land suitable for professional office centers with complimentary retail uses and support facilities. These districts may also be used to transition between non-residential districts and residential districts, provided they are limited to a maximum of three stories in height.
(3) CR, Regional Commercial. All CR districts are intended to accommodate larger areas of land suitable for a variety of businesses that serve a regional market, or require convenient access to arterial roadways and major collector streets that are designed to carry relatively large volumes of vehicular traffic. These districts can be used alone as well as in combination with other zoning districts to create community shopping, entertainment, services and public gathering spaces. These districts should be focused and centralized at intersections rather than sprawled out along the highway so as not to define the highway itself.
(C) Industrial districts. Industrial zoning districts are intended to accommodate low and medium intensity industrial business within the town by providing for suitable space for existing industries and their expansion as well as for future industrial development. Development and redevelopment in these districts should be served by sewer and water utilities and have convenient access via major collector and arterials streets. Performance standards, parking specifications, and yard regulations prescribed by this chapter ensure safe industrial development that is compatible with adjacent land uses. In general, all industrial districts should be sited near railroads, or collectors or arterial roadways in order to meet the anticipated transportation needs of anticipated land use activities. All industrial districts shall be served by sewer and water utilities.
(1) I1, Low Intensity Industrial. All I1 districts are intended to accommodate moderate to large land areas suitable for warehousing, research and development, or similar type uses where all activities take place within enclosed buildings. In this instance, low intensity industries are those industrial activities that are less likely to cause conditions that would be objectionable to neighboring properties.
(2) I2, Medium Intensity Industrial. All I2 districts are intended to accommodate production or assembly of modern industrial parts. In general, greater separation is needed between industries located in an I2 district and residential or commercial areas compared to those separation distances required in an I1 district.
(D) Overlay Districts.
(1) AO, Airport Overlay. The AO district is intended to regulate uses within close proximity to the Mount Comfort Airport further ensuring compatibility through additional regulations regarding height and further limiting the types of uses allowed within certain zones.
(2) HCO, Highway Corridor Overlay. The HCO district is intended to address the unique characteristics of the properties adjacent to the two primary transportation corridors that run through the town. Citing unique traffic management needs, development pressures, and aesthetic quality, the purpose of the HCO district is to require additional development standards and regulations without modifying the development objectives of the underlying base zoning districts.
(3) R/WCO, Right-of-Way Corridor Overlay. The R/WCO district is intended to address land uses and facilities located within all public rights-of-way within the incorporated limits of the town. The purpose of this overlay district is to provide for functional and appropriate land use and development standards that will allow for suitable, reliable public and private telecommunications services. The town recognizes the need for the use of small-cell facilities for telecommunications in order to serve the needs of the area, and in doing so, there is a need to minimize the adverse, undesirable impacts of such facilities.
(E) Other districts.
(1) P, Public/Semi-public. All P districts are intended to accommodate large-scale public facilities and other public/semi-public institutions where a large number of people gather or congregate.
(2) Old Town. In general, the Old Town district is intended to accommodate residential uses and residential conversions with an emphasis on protecting the residential character of the original town plat. In this district, commercial establishments are intended to serve the residents of and visitors to the town rather than the motoring public.
(3) TC, Town Center. In general, all TC districts are intended to accommodate a mix of land uses and serve as a primary commercial activity center, wherein residents and visitors can find a vast range of goods and services, and entertainment. It is further intended that all TC districts ensure a pedestrian-friendly environment with multiple destinations for working, shopping, and entertainment. In most instances, residential dwellings are encouraged, provided they are not single-family detached homes.
(a) In undeveloped area of town, the TC district is intended to become the most intensely developed areas within the community.
(b) In established areas of town, TC districts are intended to ensure the continued viability of neighborhoods and businesses. In these instances, the standards and regulations are intended to maintain contextually appropriate setbacks, uses and other standards consistent with the McCordsville Comprehensive Plan. Small parcels may need to be consolidated to provide development sites large enough for today's building and parking needs, but should be designed with an emphasis on pedestrian traffic rather than vehicular traffic, keeping parking lots to the sides and rears of the building where possible, emphasizing the front entrances, incorporating numerous buildings openings (e.g. windows and doors), and providing screening for parked cars.
(4) PUD, Planned Unit Developments. All PUD districts are intended to accommodate development of land in areas where there are site limitations or unique site characteristics. It is the intent of the town to encourage innovation in land development practices through the use of the planned unit development process.
(Ord. 121410, passed 1-11-2011; Ord. 101116-A, passed 10-11-2016)