The visibility and accessibility of the land within the Broadway and CR 600 W highway corridors are unique and therefore command the highest standards of development to stimulate substantial capital investments, encourage efficient land use, promote coordinated development, permit innovative site designs, establish development standards and preserve the integrity of the roadways within the corridors.
(A) Purpose and intent. The purpose of this district is to establish an overlay district to address the unique characteristics of the properties adjacent to the two primary transportation corridors that traverse the McCordsville community. These corridors have unique traffic management needs, development pressures, and aesthetic characteristics that require the establishment of additional development standards and regulations. It is the intent of this district to meet the goals of the Comprehensive Plan and fulfill the purpose of this chapter. More specifically, this overlay district is intended to require development along the town's primary transportation corridors that is aesthetically consistent, responsive to development pressures, and proportional to the area's traffic management issues.
(B) Applicability. The Highway Corridor Overlay District shall apply to all development sites, buildings, structures, plantings, signs, street hardware, and any other improvements that are visible to the public and which affect the physical development of land.
(C) Boundary. The rough boundary of the Highway Corridor Overlay District is as illustrated on the Official Zoning Map. For the purposes of administering and enforcing this chapter, the physical boundary shall measure 600 feet in both directions, measured from the centerline of the road.
(D) Exemptions. All single and two-family residential uses shall be exempt from the requirements of the Highway Corridor Overlay District.
(E) Uses. All uses permitted in an underlying base zoning district shall be permitted in the Highway Corridor Overlay District. All special exception uses in an underlying base zoning district shall be special exception uses in the Highway Corridor Overlay District.
(F) Development standards. Unless specified otherwise, the following development standards shall apply to developments along Broadway and CR 600 W.
(1) Vehicular access. Any access gained from Broadway or CR 600 W shall be approved by the town, Town Engineer and/or INDOT, depending on the jurisdiction of each. To provide safe and efficient traffic movement to and from adjacent lands:
(a) Frontage roads, access roads, and distributor roads may have to be constructed;
(b) Shared access shall be coordinated with contiguous lots and designed to preserve the aesthetic benefits offered by the surrounding area;
(c) Access at the side or rear of building is encouraged; and
(d) New access points onto Broadway or CR 600 W shall be coordinated with existing access points whenever possible.
(2) Curb cuts. Curb cuts shall be no closer than one foot for every 400 feet of road frontage. No curb cuts shall be within 200 feet of the intersection of two public roads. Opposing curb cuts shall align squarely or be offset no less than 200 feet.
(3) Connectivity through stub streets. Stub streets shall be built in all cases where adjacent lots have reasonable potential for development. For the purposes of administering and enforcing this chapter, the term reasonable potential shall include any adjacent parcel of adequate size for non-residential or residential development, as determined by the Plan Commission, or duly appointed or designated representative.
(a) Site layout shall consider the relationship between all buildings on site;
(b) Pedestrian connectivity between uses shall be illustrated;
(c) The amount of off-street parking located between the street and the front façade of the building shall not exceed 80% of the total number of parking spaces required by this chapter;
(d) Internal drive aisles that connect multiple lots shall minimize points of access for safe vehicular circulation; and
(e) The orientation and access for all outlots shall be considered and illustrated on the plan.
(5) Architectural design standards. The following architectural standards shall apply to all non-residential development within a Highway Corridor Overlay District. The following architectural standards are in addition to any architectural design standards imposed by an underlying base zoning district. In the event that one or more of the following architectural design standards conflicts with an architectural design standard of an underlying base zoning district, the standard that imposes the highest or strictest regulation, shall govern. For the purpose of administering and enforcing this chapter, the term FRONT FAÇADE shall refer to the façade that faces the road with the highest thoroughfare classification; with the exception of outlot buildings. All façades of an outlot building shall be treated as a front façade.
(a) Entry features. Entryway features shall be required at the primary entrance to the structure and shall include at least three of the following design elements:
1. Raised corniced parapets over the door, peaked roof forms having an average slope greater than or equal to a minimum 5:12 pitch, arches, or architectural details such as tile work and moldings that are integrated into the building structure and design;
2. Integral planters or wing walls that incorporate landscaped areas and/or places for sitting;
3. Enhanced exterior lighting such as wall sconces, building mounted accent lights, or decorative pedestal lights;
4. Prominent three-dimensional entryway feature, such as a clock tower or other similar architectural design element, projecting from the plane of the main exterior walls by a minimum of eight feet and raised above the adjoining parapet wall/roof by a minimum of three feet; or
5. Pilasters projecting from the plane of the wall by a minimum of eight inches and/or architectural or decorative columns to create visual breaks and interest in the façade walls.
(b) Display windows. All front facades, and facades (except office, industrial, and institutional uses) along pedestrian walkways, shall have display windows, faux windows, or decorative windows for no less than 60% of the facade's horizontal length.
(c) Entrances. All facades that abut a street, public or private, shall feature at least one customer entrance.
(d) Detail features.
1. All front facades shall incorporate no less than three of the changes listed below. All other facades shall incorporate at least one wall plane change listed below.
a. Projections/recesses;
b. Columns with trim or accent materials;
c. Change in finished material depths;
d. Change in material;
e. Building overhangs (as an architectural feature, not a standard roof overhang);
f. Materials such as false windows or fenestration with architectural accents; or
g. Other features as approved by the ARC.
2. Exceptions may be granted by the ARC for rear elevations which are not visible to adjacent properties, private streets, and/or public rights-of-way.
(e) Exterior materials. The use of smooth-faced concrete block, untextured smooth-faced tilt-up panels, and standing seam metal panels shall be prohibited. The Plan Commission shall approve or deny the use of all composite and alternative materials that replicate the appearance and durability of those listed below. All façade wall exterior building materials shall be high quality, and shall be limited to any combination of the following:
1. Brick or face tile;
2. Wood;
3. Native stone;
4. Glass, provided that reflective glass is limited to a maximum of 50% of the area of any façade wall on which the glass is used;
5. Tinted and/or textured concrete masonry units such as split face block and burnished block;
6. Tilt-up concrete panels that are adorned or textured;
7. Architectural pre-cast concrete;
8. Architectural metal;
9. E.I.F.S.; or
10. Fiber cement board.
(f) Exterior colors. Exterior façade wall colors shall be low reflectance and subtle tones. The use of high intensity, primary, metallic, black or fluorescent colors shall be prohibited. Building trim and accent areas may feature brighter colors not to exceed 10% of any single exterior wall area excluding all windows, doors, and glass construction materials.
(g) Roof design. All roofs or parapets should vary three-dimensionally to add visual interest to the building and shall include architectural detailing, cornices, moldings, trims, variations in brick coursing, and other similar detailing. More specifically, all roofs shall be in compliance with the following:
1. Sloped roofs shall not exceed an average height equal to that of 1.5 times the height of the supporting walls. Exceptions may be granted by the ARC for architectural styles that lend themselves to a greater roof height.
2. Sloped roofs shall have overhanging eaves that extend a minimum of 12 inches past the exterior of the exterior siding material.
3. Sloped roofs shall either be of architectural standing seam metal, tile, slate, or dimensional shingles.
4. Flat roofs shall feature a parapet with varying heights. The variations in height shall coincide with wall plane articulation.
(6) Pedestrian circulation. The following provisions are intended to maximize the safety of the site for vehicular and pedestrian users and shall apply to all non-residential development within a Highway Corridor Overlay District.
(a) Pedestrian facilities.
1. A continuous, delineated pedestrian route network no less than six feet wide, that continues from the perimeter public sidewalk to the principal customer entrance of all principal buildings on the site shall be provided.
2. Sidewalks no less than six feet wide shall be provided along the full length of a building along any facade that features a customer entrance. Sidewalks no less than ten feet wide shall be provided along the full length of a retail building with more than two tenant spaces or a gross size greater than 15,000 square feet, along any facade that features a customer entrance. Sidewalks no less than 12 feet wide shall be provided along the full length of a retail building with more than three tenant spaces or a gross size greater than 40,000 square feet, along any facade that features a customer entrance. All such sidewalks, equal to or greater than ten feet wide shall feature landscape beds incorporated into the sidewalk. These beds shall not be wider than half the width of the sidewalk.
3. All internal pedestrian walkways shall be distinguished from driving surfaces through the use of decorative pavers, decorative bricks, or stamped and colored concrete.
4. All internal walkways must feature landscaping, benches, and other such materials/facilities for no less than 50% of their length. Internal walkway features can be composed of any combination of the following: benches; tree plantings; decorative lighting, provided the lighting is no more than ten feet in height; decorative bollards, shrubs, or hedges.
(b) Public spaces. Each lot of at least five acres must contribute to the enhancement of the community and its public spaces by providing at least one of the following amenities and each lot of at least ten acres must contribute to the enhancement of the community and its public spaces by providing at least two of the following amenities:
1. A landscaped patio/outdoor seating area or plaza that is a minimum of 2,000 square feet in area;
2. A water feature, which shall be in addition to any required detention or retention pond;
3. A clock or bell tower or other vertical element either as a free-standing structure or as a primary entrance feature;
4. Bus or public transportation shelter and turn off lanes;
5. Public art or sculpture; and/or
6. A mini park as defined by the McCordsville Parks and Recreation Master Plan, as amended from time to time.
(7) Outdoor storage, service, and loading areas. Areas for outdoor storage, truck parking, trash collection or compaction, loading and unloading, or other such areas shall not be visible from an adjacent street, public or private, or an adjacent residential district. Service areas such as loading docks, truck courts, and automobile service bays shall be oriented away from the view of any public street or adjacent residential district, unless the entire length of the area is screened by an eight foot masonry wall constructed of materials compatible with the architecture of the primary structure. The exterior side of the screening wall shall be planted with landscaping materials so as to create a 100% opaque landscaping buffer that is at least four feet in height at the time of planting.
(8) Permanent outdoor display, sales and storage. Merchandise may be stored or displayed for sale to customers only in areas immediately adjacent to the primary structure, provided that the area is enclosed by an eight foot wall, or a three foot wall topped by wrought iron or tubular steel fencing. The materials of the wall shall be consistent in appearance as the primary structure. The storage of outdoor merchandise for sale elsewhere on the property shall be prohibited.
(9) Decorative lighting. Decorative lighting shall be required along CR 600 W and W. Broadway (unless prohibited by INDOT), in accordance with the design specifications detailed in Appendix C, Lighting Drawings. Town staff may approve alternative lighting if the overall design is consistent with the design and specifications of Appendix C.
(10) All standards set forth above shall apply where not in direct conflict with any other provision of this chapter. In the event that one or more of the following criteria conflicts with any other requirement of this chapter, the more restrictive standard shall apply.
(Ord. 121410, passed 1-11-2011; Ord. 111114, passed 11-11-2014; Ord. 010819, passed 2-12-2019)