§ 159.107  COMMERCIAL DISTRICTS.
Table 6
Summary of Commercial Bulk Requirements
ZONING DISTRICTS
LB1
GB
DT
PB
Table 6
Summary of Commercial Bulk Requirements
ZONING DISTRICTS
LB1
GB
DT
PB
Minimum Lot Size
10,000 sq. ft.
No restriction
No restriction
20,000 sq. ft.
Minimum Lot Width
100 ft.
No restriction
No restriction
1:2, width to depth ratio
Maximum Floor Area Ratio
1
4
4
60%
Maximum Impervious Surface Coverage
50%
60%
N/A
N/A
Maximum Building Size
10,000 sq. ft. maximum
N/A
N/A
N/A
Minimum Front Yard:
   Abutting Residential
   Uses or  Districts
   Abutting Other Uses
   or Districts
25 ft.
25 ft.
25 ft.
0 ft.
25 ft.
0 ft.
60 ft.
60 ft.
Minimum Side Yard:
   Abutting Residential
   Uses or Districts
   Abutting Other Uses
   or Districts
25 ft.
20 ft.
10 ft.
0 ft.
0 ft.
0 ft.
15 ft.
10 ft.
Minimum Rear Yard:
   Abutting Residential
   Uses or Districts
   Abutting Other Uses
   or Districts
20 ft.
15 ft.
20 ft.
10 ft.
20 ft.
10 ft.
20 ft.
10 ft.
Maximum Building Height
2 stories or 30 ft.
4 stories or 50 ft.
4 stories or 50 ft.
3 stories or 35 ft.
Minimum District Size
NA
NA
NA
NA
Maximum District Size
NA
NA
NA
NA
NOTES: The above requirements do not preclude the establishment of more stringent restrictions for conditional uses or individual permitted uses where conditions may warrant.
      No structures are permitted within a utility, drainage and/or landscaping easement.
      1 No new LB districts shall be established after the effective date of Ordinance No. 48-10-14, passed 11-10-14.
 
   (A)   Local Business (LB).
      (1)   Purpose.  The purpose of this district is to accommodate convenience business uses which tend to meet the daily requirements of the residents of an immediate neighborhood.  No new LB District shall be established after the effective date of this chapter.
      (2)   Permitted Uses.  A complete listing of permitted uses is provided in Appendix C, Use Matrix.  Certain permitted uses have special restrictions listed in division (A)(3) of this section.
      (3)   Uses Permitted with Restrictions.  The following uses are permitted in this district provided that they meet the restrictions below.  Dwelling Units Above the First Story Dwelling units located above the first floor of a non-residential use shall have a separate primary entrance to the street and not through the first floor principal use.  Fire escapes, back stairways, and the like shall not serve as primary access.
      (4)   Conditional Uses.  Conditional uses are permitted when authorized by the Board of Zoning Appeals after a public hearing subject to § 159.042(C).  The conditional uses that may be approved are listed in Appendix C, Use Matrix.  Certain conditional uses have special restrictions which are listed below.
         (a)   Automotive Fuel Stations
            1.   Minimum Lot Size.  Automotive Fuel Stations shall be restricted to small dealerships not to exceed one acre in lot size.
            2.   Maximum Building Size and Lot Coverage.  The maximum building size and the maximum lot coverage shall be determined when approved by the Board based on: (1) the scale and character of adjacent uses; and (2) the impact on the function of the adjacent street.
      (5)   Bulk Requirements.  The bulk requirements that apply to all Commercial Districts are listed within Table 8.C. Commercial Bulk Requirements (herein Table 6, § 159.107). Refer to Table 8.B. Residential Bulk Requirements (herein Table 5, § 159.106) for residential single-family and two-family dwellings.
      (6)   Additional Requirements.  The following requirements shall apply to all uses in the LB District:
         (a)   The conduct of permitted uses herein shall be within completely enclosed buildings, except for accessory off-street parking and loading facilities.
         (b)   Drive-in or drive-through type businesses are not permitted.
         (c)   All goods produced on the premises as incidental or essential to the principal use shall be sold at retail on the premises where produced.
         (d)   Outside storage, vending machines and outside display of merchandise prohibited.
         (e)   Where an "LB" district adjoins a residential district or use, landscape buffers shall be provided pursuant to § 159.185.
   (B)   General Business (GB).
      (1)   Purpose.  The purpose of the GB District is to encourage the establishment of areas for general business uses to meet the needs of a community-wide market area. Activities would include uses of moderate size such as grocery stores, restaurants, service stations, specialty stores, and the like, and single-family residential  located within the Central Core Map per Appendix G of this chapter. Because of their scale, it is necessary that the GB Districts be located on a major collector or minor arterial as specified by the Thoroughfare Plan element of the Comprehensive Plan.  All GB Districts established after the effective date of this chapter shall be contiguous to existing GB Districts.
      (2)   Permitted Uses.  A complete listing of permitted uses is provided in Appendix C, Use Matrix.
      (3)   Uses Permitted with Restrictions.  There are currently no permitted uses in the GB district that are subject to special restrictions.
      (4)   Conditional Uses.  Conditional uses are permitted when authorized by the Board of Zoning Appeals after a public hearing subject to § 159.042.  The conditional uses that may be approved are listed in Appendix C, Use Matrix.
      (5)   Bulk Requirements.  The bulk requirements which apply to all Commercial Districts are listed within Table 6.
      (6)   Outside storage, vending machines and outside display of merchandise prohibited.
   (C)   Downtown (DT).
      (1)   Purpose.  The Downtown District is established to encourage those uses in the town core which will serve to stimulate and enhance its unique character as a county seat and historic asset.  The district is further intended to modify certain general development standards that are inappropriate in the Downtown.
      (2)   Permitted Uses.  A complete listing of permitted uses is provided in Appendix C, Use Matrix.  Certain permitted uses have special restrictions listed in division (C)(3) of this section.
      (3)   Conditional Uses.  Conditional uses are permitted when authorized by the Board of Zoning Appeals after a public hearing subject to § 159.042.  The conditional uses that may be approved are listed in Appendix C, Use Matrix.  Certain conditional uses have special restrictions which are listed below.
         (a)   Automotive Fuel Stations.
            1.   Minimum Lot Size. Automotive Fuel Stations shall be restricted to small dealerships not to exceed one acre in lot size.
            2.   Maximum Building Size and Lot Coverage.  The maximum building size and the maximum lot coverage shall be determined when approved by the Board of Zone Appeals based on: (1) the scale and character of adjacent uses; and (2) the impact on the function of the adjacent street.
      (4)   Outside Storage and Display.  Outside storage and outside display of vending machines is prohibited.
   (D)   Planned Business (PB).
      (1)   Purpose.  The purpose of the PB District is to encourage well-planned business uses, particularly with respect to unified design, safe ingress-egress, adequate and properly located parking and service facilities and convenient and safe pedestrian accessibility.  Shopping centers are good examples of types of uses in the PB District.  The PB District is also designed to service the motoring public through such uses as motels, restaurants, or service stations.  The PB District shall only be permitted along or at the intersection of major arterials as specified by the Thoroughfare Plan element of the Comprehensive Plan.
      (2)   Permitted Uses.  A complete listing of permitted uses is provided in Appendix C, Use Matrix.
      (3)   Uses Permitted with Restrictions.  There are currently no permitted uses in the PB district that are subject to special restrictions.
      (4)   Conditional Uses.  Conditional uses are permitted when authorized by the Board of Zoning Appeals after a public hearing subject to § 159.042.  The conditional uses that may be approved are listed in Appendix C, Use Matrix.
      (5)   Bulk Requirements.  The bulk requirements which apply to all Commercial Districts are listed within Table 6.
      (6)   Outside storage, vending machines and outside display of merchandise prohibited.
   (E)   Business Planned Development (B/PD).
      (1)   The purpose of the B/PD District is to permit the development of commercial uses as per the Hamilton County Zoning Ordinance and the Adopted Planned Development Application and Supplemental Documentation for those particular parcels of property as evidenced on the maps in Appendix J. Originally, these parcels were under the county's jurisdiction for zoning and uses or during a time period of not being within the zoning jurisdiction of either the city or Hamilton County thereby creating a "No Zoning Area." The permitted uses and the bulk requirements shall be established as per the adopted Hamilton County Zoning Ordinance and/or Adopted Planned Development Application and Supplemental Documentation in effect at that time.
      (2)   The parcels will remain as a city zoning district of "B/PD" until such time the properties are rezoned to an existing city zoning district including bulk requirements.  These parcels include the following:
         (a)   Hood's Gardens at 11644 Summer Road (County Zoned A4–Agricultural Business District) (Parcel Numbers 10-11-16-00-00-014.000, 10-11-16-00-00-010.001, 10-11-16-00-00-010.002); and containing 27.33 acres.
         (b)   Depco located at 11827 Greenfield Avenue (County Zoned – M2-Manufacturing Development – Major Community Impact) (Parcel Number (11-11-16-00-00-018.001) and containing 4.42 acres.
         (c)   South of the 4.42 acres (County Zoned M2P–Manufacturing Development – Major Community Impact Planned Development) (Parcel Numbers 11-11-16-00-00-017.000, 11-11-16-00-00-018.000) and containing 40.87 acres.
         (d)   11741 Greenfield Avenue (Parcel Number 10-11-16-00-00-016.003) (9.53 acres) "No Zoning" Area at initial construction.
         (e)   15055 Gray Road (Parcel Number 10-10-16-00-00-016.001) (19.32 acres) County Zoned A4–Agricultural Business.
         (f)   14978 Gray Road (Parcel Number 10-10-16-00-00-016.002) (2.72 acres) and (10-10-16-00-00-016.000 (partial area of ID number and five acres) County Zoned C1P–Commercial Development/Residential Character Planned Development.
         (g)   5325 East 161st Street (Parcel Number 10-10-09-00-00-019.001) (4.64 acres) County Zoned C3–Commercial Development - Major Community Impact.
      (3)   The planned developments shall be required to follow the standards adopted by the Planned Development Applications and Supplemental Documentation and the Hamilton County Zoning Ordinance. All non-planned developments shall abide by the requirements of said Hamilton County Zoning Ordinance for said particular zoning district. Any requirements that cannot be met shall require a public hearing before the Plan Commission and Common Council or the Board of Zoning Appeals. (Refer to Appendix J).
   (F)   Corporate Campus Planned Development District (CCPD)
      (1)   Purpose and Procedures. The purpose of the Corporate Campus Planned Development District (CCPD) is to encourage economic development activity and high quality, well-integrated development both north and south of the 146th Street corridor, east of State Road 37 to Prairie Baptist Road and Atlantic Road, and north of the I-69 interchange. This district is intended to provide for a broad range of uses, thus expanding employment opportunities in Noblesville and enhancing its tax base. Within this district are a number of subdistricts that represent various physical character areas. Although the CCPD District shall be developed in a unified and coordinated fashion, each of the subdistricts has tailored a purpose, use, bulk and site development standards reflective of its location, function, and desired appearance within the corporate campus park. It is the intent of this district to augment the other bulk provisions of this chapter. When not specifically addressed by this district, the bulk standard provisions of this chapter shall apply.
         (a)   Review Procedures.
            1.   All development within the CCPD District shall be subject to site plan review, Unified Development Ordinance subdivision regulations, and site development standards, in addition to the use, bulk, and site development standards of this section. The following types of development proposals shall be required to be reviewed as planned developments in the CCPD district with Planned Development Overlay Districts (see § 159.109(D)):
               A.   All proposed subdivisions.
               B.   All development proposals in the Mixed Residential  Subdistrict (unless  otherwise specified).
               C.   All development proposals that include requests for any exceptions from the standards listed for this district and/or subdistricts.
               D.   All proposed uses listed as Special Considerations in Appendix C.  These uses are not assumed permitted by-right and thus, there shall be no presumption of their approval.
               E.   All development proposals in the Agricultural/I-O Subdistrict.
            2.   All other development proposals shall be required to submit all information for a detailed development plan as outlined in this section; however, the plan shall be subject to review by city staff, rather than the Plan Commission.
      (2)   Establishment of Subdistricts. The City of Noblesville hereby creates a set of subdistricts that represent physical character areas within the CCPD District. The subdistricts are as follows:
         (a)   Interchange Subdistrict.
            1.   Purpose and Applicability. The purpose of the Interchange Subdistrict is to address development sites that are visible from Greenfield Avenue/State Road 238 and 146th Street, but are not directly accessible from them. High quality building design and site improvements are a priority in this area, which functions as the “eastern gateway” into Noblesville. Site access and signage must be carefully planned to orient drivers. Site design and parking lot layout must recognize the “double-fronted” nature of development sites in this area.
            2.   Use Requirements. A mix of commercial and office uses shall be permitted in the Interchange Subdistrict, in this section with the approved Corporate Campus Land Use and Subdistricts map. Where indicated on the map, commercial uses shall be designed in a pedestrian-oriented manner. The complete use matrix is contained in Appendix C.
         (b)   146th Street Corridor Subdistrict.
            1.   Purpose and Applicability. The purpose of the 146th Street Corridor Subdistrict is to address development sites that are visible from 146th Street, but are not directly accessible from it. High quality building design and site improvements are a priority in this area because this corridor functions as the “spine” of the overall corporate campus park. Site access and signage must be carefully planned to orient drivers. Site design and parking lot layout must recognize the “double-fronted” nature of development sites in this area.
            2.   Use Requirements. A mix of commercial, office, and industrial uses shall be permitted in the 146th Street Corridor Subdistrict, in accordance with an approved Land Use and Subdistricts map. Any newly established user that may be categorized as a "Tax Exempt User" as defined by Ordinance No. 16-05-13 within this subdistrict is prohibited. Where indicated on the map, commercial uses shall be designed in a pedestrian-oriented manner. The complete use matrix is contained in Appendix C.
         (c)   View Corridor Subdistrict.
            1.   Purpose and Applicability. The purpose of the View Corridor Subdistrict is to address development sites that are highly visible from key regional arterials (I-69 and State Road 37), but are not directly accessible from them. The design quality and presence of buildings in this area is important as viewed from afar as well as upon closer approach. Site design and parking lot layout must address the “double-fronted” nature of development sites in this area.
            2.   Use Requirements. A mix of commercial, office, and industrial uses shall be permitted in the View Corridor Subdistrict, in accordance with an approved Land Use and Subdistricts map. Any newly established user that may be categorized as a "Tax Exempt User" as defined by Ordinance No. 16-05-13 within this subdistrict is prohibited. Where indicated on the map, commercial uses shall be designed in a pedestrian-oriented manner. The complete use matrix is contained in Appendix C.
         (d)   Interchange Flex Subdistrict.
            1.   Purpose and Applicability. The purpose of the Interchange Flex Subdistrict is to address development sites that , are visible from key secondary arterials and may have direct access from them depending upon lot size. Generous landscaped setbacks and high quality site improvements are key to establishing the appropriate image for this area. Adequate buffering is required where dissimilar land uses abut one another (including residential). The Interchange Flex Subdistrict permits only industrial, office, and related flex uses.
            2.   Use Requirements. A mix of office and industrial uses shall be permitted in the Interchange Flex Subdistrict, in accordance with an approved Land Use and Subdistricts map. The complete use matrix is contained in Appendix C.
         (e)   Secondary Corridor Subdistrict.
            1.   Purpose and Applicability. The purpose of the Secondary Corridor Subdistrict is to address development sites that are visible from key secondary arterials (including Greenfield Avenue/State Road 238) and may have direct access from them depending upon lot size. Generous landscaped setbacks and high quality site improvements are key to establishing the appropriate image for this area. Adequate buffering is required where dissimilar land uses abut one another (including residential). The Secondary Corridor Subdistrict permits a broader range of uses including industrial, office, and commercial uses.
            2.   Use Requirements. A mix of commercial, office, and industrial uses shall be permitted in the Secondary Corridor Subdistrict, in accordance with an approved Land Use and Subdistricts map. Where indicated on the map, commercial uses shall be designed in a pedestrian-oriented manner. The complete use matrix is contained in Appendix C.
         (f)   Internal Subdistrict.
            1.   Purpose and Applicability. The purpose of the Internal Subdistrict is to address development sites that are not highly visible from key arterials. While a basic standard of quality is expected, the required level of site improvements and architectural quality is not as high as in other subdistricts. Emphasis is placed on the design of building entries and signage more than the overall building design. Adequate buffering is required where dissimilar land uses abut one another (including residential).
            2.   Use Requirements. A mix of office and industrial uses shall be permitted in the Internal Subdistrict, in accordance with an approved Land Use and Subdistricts map. The complete use matrix is contained in Appendix C.
         (g)   Mixed Residential District.
            1.   Purpose and Applicability. The purpose of the Mixed Residential Subdistrict is to address areas where a diversity of residential development is appropriate within the Corporate Campus Planned Development District. The range of residential uses that are permitted within this subdistrict include single family detached, single family attached, two-family, and multiple family residential, provided it is designed in an integrated manner. The design standards included within this section are intended to ensure that residential development within the Corporate Campus is attractive, and yet remains affordable.
            2.   Use Requirements. A mix of residential and complementary institutional uses shall be permitted in the Mixed Residential Subdistrict, in accordance with an approved Land Use and Subdistricts map. The complete use matrix is contained in Appendix C.
         (h)   Regional Recreation and Entertainment Subdistrict.
            1.   Purpose and Applicability. The purpose of the Regional Recreation and Entertainment Subdistrict is to address existing recreation and entertainment uses within the subdistrict and the potential for future development sites that are visible from key thoroughfares, including but not limited to Greenfield Avenue/State Road No. 238, 146th Street, Boden Road, and Olio Road, and may have direct access from them depending upon lot size. Generous landscaped setbacks and high quality site improvements are key to establishing the appropriate image for this area as future development occurs on the existing recreation and entertainment site. Adequate buffering is required where dissimilar land uses abut one another (including residential). The Regional Recreation and Entertainment Subdistrict permits a range of full service entertainment facilities and uses as well as office and industrial facilities and uses.
            2.   Use Requirements. A mix of regional entertainment facilities and uses shall be permitted in the Regional Recreation and Entertainment Subdistrict in accordance with an approved Land Use and Subdistricts map. Where indicated on the map, uses shall be designed in a pedestrian-oriented manner. The complete use matrix is contained in Appendix C.
         (i)   Agricultural/I-O Subdistrict.
            1.   Purpose and Applicability. The purpose of the Agricultural/I-O Subdistrict is to address development sites that are in areas that are presently primarily agricultural or rural in nature. This district is identified in areas that are generally on the periphery of the Corporate Campus as a whole with a development timeline that is anticipated to exceed the more high-profile subdistricts. Agricultural and rural residential uses will continue to operate as they currently exist until such time as development in the area occurs. It is expected that development in this district will be non-residential in nature, with permitted uses ranging from industrial and office to other related flex uses. Generous landscaped setbacks and high quality site improvements are key to establishing the appropriate image for this area, respecting the character of the pre-existing agricultural and residential uses. Adequate buffering is required where dissimilar land uses abut one another including residential.
            2.   Use Requirements. A mix of office and industrial uses shall be permitted in the Agricultural/I-O Subdistrict, in accordance with an approved Land Use and Subdistricts map. The complete use matrix is contained in Appendix C. Residential uses are permitted to continue according to this section.
      (3)   Public Right-of-Way and Infrastructure Improvements.
         (a)   Improvements.
            1.   Unifying streetscape elements must be provided at adjacent public rights-of-way, including street lights, street trees, sodded parkways, continuous sidewalks, and hike/bike trails where appropriate.
            2.   Street lights are to be installed at all public rights-of-way per city specifications. These lights shall have a uniform and consistent design throughout the development.
               A.   Sidewalks.
                  (i)   A continuous five-foot public sidewalk shall be provided within the public right-of-way, per city specifications, making connections to sidewalks at adjacent properties. Where space permits, sidewalks must meander toward and away from the curb line, to no closer than five feet and no further than 30 feet from the curb. The curve shall be gradual, to discourage short-cuts. This sidewalk may be replaced with an asphalt path, as required by the Access Framework Plan and the Noblesville Alternative Transportation Plan (NAT), if deemed appropriate.
                  (ii)   Public sidewalk configuration must provide direct access to curbside transit stops where appropriate. These access points shall be American with Disabilities Act (ADA) compliant and installed pursuant to City regulations.
                  (iii)   Hike/bike trails and trail heads shall be provided where indicated on the Access Framework Plan and the Noblesville Alternative Transportation Plan (NAT), per city specifications, making connections to trail segments at adjacent properties.
               B.   Landscaping.
                  (i)   Deciduous street trees of two and one-half to three-inch caliper at the rate of one tree for every 40 linear feet of right-of-way are required to be installed in a mulch bed of a maximum eight feet in diameter. Street trees must always be located between the curb and the public sidewalk, and need not be in a straight line if the sidewalk meanders. Required street trees are in addition to the on-site landscaping required per the previous section. Permitted tree species shall be those listed on the approved planting lists of the City of Noblesville.
                  (ii)   Unpaved portions of the right-of-way shall be established in turf by either sodding (preferred) or seeding.
                  (iii)   Median strips between divided roads and driveways shall be landscaped with trees and low shrub masses accented with annuals/perennials. Plantings shall be focused at intersections and “gateway” areas, and shall cover a minimum of 30% of the unpaved area of the median strip. Unplanted areas shall be maintained in turf.
                  (iv)   Along primary arterials, a berm and landscape treatment shall be installed that will buffer buildings and parking facilities from view. The berm should be at least four feet in height, and plantings shall be pursuant to the buffering requirements of §§ 159.180 through 159.191. In some cases, this buffer can be installed in lieu of the buffering requirements for individual uses. The look and feel of the treatment should be consistent throughout the corridor.
               C.   Detention.
                  (i)   Detention/ retention ponds shall be located and designed to be natural in appearance and enhance the entry sequence and/or view of buildings.
                  (ii)   Wet detention facilities and water features, side slopes above the water line shall not exceed 4:1, and wetland/aquatic vegetation shall be planted around at least 75% of the wet area perimeter. The maximum “freeboard” of all detention areas shall not exceed three feet. All detention facilities shall be required to install safety ledges pursuant to the requirements of this chapter and as approved by the City Engineer.
                  (iii)   Dry detention areas shall maintain a maximum slope of 4:1, and shall be graded to harmonize with the overall open space design of the site.
      (4)   General Regulations.
         (a)   Non-Residential Site Planning Regulations.
            1.   Commercial uses shall be “master planned” in conjunction with adjacent office uses to facilitate efficient circulation and shared parking.
            2.   Where developments include several buildings, they shall be grouped to create outdoor spaces/plazas.
            3.   Open space shall be located contiguous to open space on adjacent sites to maximize their combined visual effect.
            4.   A straightforward and visually pleasant approach to building entrances shall be provided, with a drop-off area near office building entrances.
            5.   No accessory structure shall be located within any required setback.
            6.   Equipment.
               A.   No storage areas, garbage containers, or mechanical equipment shall be located within any required setback.
               B.   Mechanical equipment, garbage containers, and satellite dishes shall be completely and permanently screened from view of public rights-of-way and adjoining properties. When attached to the ground, screening methods shall include a solid wall or fence enclosure of a material that matches the principal building. When roof mounted, screening methods may include parapet walls or other architectural treatments approved by the Planning Director.
               C.   The colors and materials of all screening methods shall match and be in coordination with the colors and materials of the principal building.
            7.   Drive-thru. Where drive-thru uses are permitted, drive-thru windows and lanes are not permitted to face any street.
            8.   Lighting.
               A.   Light standards shall not exceed 25 feet in height, and shall be of a consistent type/style/finish throughout the site. If adjacent to a residential district, light standards shall not exceed 15 feet in height within 150 feet of the lot line. Light intensity on sites that are adjacent to a residential district shall be no more than one-half foot-candle as measured along property lines that abut the residential district.
               B.   Light standards that are used must be approved by the city prior to their use, and the illumination of the standards shall be subject to the standards of this chapter.
               C.   Lighting shall serve only to illuminate signage, parking/loading areas, walkways and entrances, or to accent landscaping and architectural details.
               D.   Colored, exposed neon, flashing or moving lights are prohibited.
               E.   All lights shall be installed in a manner to best hide and shield point source lighting.
            9.   Circulation.
               A.   The Land Use and Subdistrict and Access Framework and Thoroughfare Master Plan maps identify a potential roadway network. The maps identify potential locations of arterials and collectors, and all other proposed roads that are not identified would most likely be constructed as local streets.
               B.   Permitted roadway types (per approved Access Framework and Thoroughfare Master Plan) in all subdistricts are primary arterial, secondary arterial, collector, and local streets.
               C.   A continuous circulation system must be maintained within large private developments; cul-de-sacs are strongly discouraged.
               D.   Off-street pedestrian and auto connections shall be provided between sites where feasible, especially between office and commercial uses.
               E.   Safe pedestrian and bicycle routes shall be delineated within private developments, and connect to the public sidewalk and regional trail system.
            10.   Service Vehicles/Trucks.
               A.   Adequate on-site areas must be provided for truck access, maneuvering, loading, and storage.
               B.   Service vehicle/truck traffic must be separated from automobile traffic.
            11.   Access Regulations.
               A.   Roads and driveway cuts must be aligned to create four-way intersections. Access points located on opposite sides of the street should be designed to line up the respective left turn lanes, where the road has no center median.
               B.   Curb cuts are not permitted within 350 feet of an intersection on any arterial street, or within 300 feet of an intersection on any collector street.
               C.   Where permitted, outlets in commercial, and mixed developments shall only be accessed from internal roadways, and shall share driveways and parking lots wherever feasible.
               D.   In Interchange, 146th Street Corridor, and View Corridor Subdistricts, direct access from primary arterials to development sites is prohibited, and direct access from secondary arterials is only allowed for sites at least eight acres in size. Direct access from secondary arterials may not occur more frequently than once every 1,000 feet.
               E.   In Interchange Flex, Secondary Corridor, and Internal Subdistricts, direct access from primary arterials to development sites is prohibited. Direct access from secondary arterials is only allowed for sites at least ten acres in size. Direct access from secondary arterials may not occur more frequently than once every 1,000 feet.
               F.   Parcels containing a minimum of five acres and a minimum parcel width of 450 feet may be granted one  additional driveway cut based on the merits of unique and/or unusual circumstances on a case-by-case basis and approval by the Planning Director. The driveway cut may not be permitted in all cases.
            12.   Bulk Requirements.
The following requirements apply to all non-residential subdistricts:
BULK REQUIREMENTS FOR CORPORATE CAMPUS NON-RESIDENTIAL SUBDISTRICTS
Requirements
Interchange
146th Street Corridor
View Corridor
Interchange Flex
Secondary Corridor
Internal
Regional Recreation & Entertainment
Agricultural/
I-O
BULK REQUIREMENTS FOR CORPORATE CAMPUS NON-RESIDENTIAL SUBDISTRICTS
Requirements
Interchange
146th Street Corridor
View Corridor
Interchange Flex
Secondary Corridor
Internal
Regional Recreation & Entertainment
Agricultural/
I-O
Minimum Lot Area
5 acres1
5 acres1
5 acres1
5 acres1
5 acres1
3 acres1
5 acres1
Minimum Lot Width
200 feet
200 feet
200 feet
200 feet
200 feet
200 feet
200 feet
Maximum Impervious Surface
70%
70%
70%
70%
70%
80%
80%
Building Height Maximum
Office Bldgs.
120 feet
120 feet
120 feet
60 feet
60 feet
50 feet
60 feet
50 feet
Hotels
120 feet
120 feet
120 feet
N/A
120 feet
N/A
120 feet
50 feet
Industrial Bldgs.
50 feet
50 feet
50 feet
50 feet
50 feet
N/A
50 feet
50 feet
Retail Bldgs.
35 feet
35 feet
35 feet
35 feet
35 feet
50 feet
35 feet
50 feet
Accessory Structures2
50 feet
50 feet
50 feet
50 feet
50 feet
20 feet
50 feet
20 feet
Entertainment Structures
35 feet, plus 1 ft. for each add’l 5 ft. in setback
Minimum
Entertainment Structures
N/A
All other structures
24 feet and two stories8
24 feet and two stories8
24 feet and two stories8
24 feet and two stories8
24 feet and two stories8
24 feet and two stories8
24 feet and two stories8
24 feet and two stories8
Front Yard Setback Minimum7 
Primary Arterial w/
50 feet5
50 feet5
75 feet
50 feet5
50 feet5
50 feet5
50 feet5
50 feet5
Detention Pond,
50 feet6
50 feet6
75 feet6
50 feet6
50 feet6
50 feet6
50 feet6
50 feet6
Secondary Arterial3
50 feet
50 feet
50 feet
40 feet
40 feet
30 feet
30 feet
30 feet
Collector/Local
25 feet
25 feet
25 feet
25 feet
20 feet3
20 feet
20 feet
20 feet
Maximum
Arterial
50 feet5
50 feet5
75 feet
50 feet5
50 feet5
50 feet5
50 feet5
50 feet5
Minimum Side and Rear Yard Setback (not abutting a public right-of-way)
25 feet
25 feet
25 feet
15 feet4
15 feet4
15 feet4
25 feet4
15 feet4
Minimum Building Size
40,000 SF
40,000 SF
40,000 SF
15,000 SF
15,000 SF
35,000 SF
---
15,000 SF
NOTES:
1   Retail uses shall be a minimum of 5 acres and each outlot a minimum of 1 acre in size. Smaller minimum lot sizes may be approved as part of a master plan development.
2   Accessory building should not exceed principal building height or the maximum height allowable, whichever is less.
3   Pedestrian-oriented areas have a maximum front setback of 5 feet.
4   Where side or rear yards abut residentially zoned property, the setback is 50 feet.
5   See § 159.107(H)(8) for landscaping/screening requirements.
6   Detention ponds are permitted within front yard setbacks; however, structures must be set back at least 20 feet from the top of the bank.
7   See § 159.107(H(6) for parking/loading requirements.
8   Industrial use building shall maintain a two-story office component with the potential for a single-story manufacturing/warehousing component at the rear of the building on a case-by-case basis with approval by the Planning Director. Retail buildings are encouraged to be two-story buildings but may be approved as single-story buildings on a case-by-case basis with the approval of the Planning Director.
         (b)   Residential General Regulations.
            1.   Existing Residential Uses in Non-Residential Subdistricts. The following site development standards shall apply to all subdistricts within the CCPD District, with the exception of the Mixed Residential Subdistrict.
               A.    Authority to Continue. Where, at the time of adoption of an ordinance that assigns the CCPD (Corporate Campus) to a Noblesville Jurisdictional zoning map, lawful residential uses of land which exist and would not be permitted by the regulations imposed by the CCPD, may be continued so long as they remain otherwise lawful, subject to the following provisions.
               B.   Enlargement/Improvement of Existing Residential Structure. Such nonconforming uses may be enlarged or increased to occupy a greater area of land than was occupied at the effective date of rezone so long as such improvements do not result in an increase of the value of the structure by more than 50% of the pre-improvement value.
               C.   Moving a Residential Structure. No such nonconforming uses shall be moved in whole or in part to any portion of the lot or parcel other than that occupied by such uses at the effective date of the rezone.
               D.   Termination by Discontinuance or Abandonment of Use. If any such nonconforming uses of land are discontinued or abandoned for more than one year (except when government action impedes access to the premises), any subsequent use of such land shall conform to the regulations specified by this ordinance for the district in which such land is located.
               E.   New Construction of Residential Buildings. The only new structures that shall be permitted shall be clearly accessory to the existing residential use of the property and shall adhere to the standards for accessory structures as outlined in § 159.121. No additional homes or separate living units shall be constructed in the CCPD unless such uses are permitted uses in the land use area, and then shall adhere to the R1 Low Density Single-Family Residential zoning district regulations.
               F.   Damage or Destruction. Should such nonconforming residential structures be destroyed or damaged by any means, then the home may be reconstructed in a manner equal to the fair market value of the building immediately prior to the damage.
               G.   Underlying Standards. Any residential improvements inside the CCPD district shall adhere to the underlying developmental standards of the Rl (Single-Family Residential) district.
               H.   Conflict with §§ 159.220 through 159.226. In the case where the specific provisions of this division (H) are in conflict with §§ 159.220 through 159.226 (Nonconforming Uses And Structures), the standards of this division (H) shall apply.
            2.   Mixed Use Residential Subdistrict Regulations. In the Mixed Residential Subdistrict, the following design guidelines shall be utilized in evaluation of the proposed planned development proposal. Conformance with the design guidelines may permit additional density within the identified density range, above the 2.4 units/acre specified above. Design standards within this Subdistrict are required. Guidelines are not mandatory. While strict adherence to guidelines is not required, projects that do not adhere to some or all of the guidelines should only be presumed to be allowed a base density that is at the low end of the range permitted and to be required to comply with the established base bulk requirements.
               A.   Bulk Requirements.
                  (i)   Maximum density.
                     a.   The intent of this district is to provide for a variety of housing types, often times within an individual development. To encourage these multiple housing types, as well as a high quality design and affordability, a set of residential design guidelines and a density range has been identified. The permitted density shall be dependent upon adherence to the design guidelines and shall be at the discretion of the City Council, in accordance with the Planned Development procedure. The base density in the single-family areas shall be 2.4 dwelling units to the acre where there is access to public sewer. The base density shall be one unit per two acres where private sewer systems are proposed. With consideration of the guidelines established for this subdistrict, as well as consideration of the specific products and subdivision designs on a case by case basis, planned developments may be approved that allow the maximum permitted density in the single family areas to range from 2.4 to six dwelling units per acre.
                     b.   The base density in the multiple family areas shall be 14 dwelling units per the acre. Dependent upon compliance with the guidelines established for this subdistrict, as well as the quality, affordability, and/or mix of specific products and subdivision design proposed, planned developments may be approved that permit a maximum permitted density to range from seven to 20 dwelling units per acre.
                  (ii)   Minimum Lot Area and Width. Because a density range has been identified as a means of encouraging high quality residential design and a variety of product types, the minimum permitted lot area and width may vary, dependent upon the density permitted. However, the base lot areas and lot widths for each housing type are as follows:
 
HOUSING TYPE
BASE LOT AREA
LOT WIDTH
Single family detached dwellings (public sewer)
15,000 square feet
100 feet
Single family detached dwellings (private sewer)
2 acres
200 feet
Single family attached dwellings (up to four units)
(Permitted only on public sewer)
6,000 square feet
60 feet
Multiple family dwellings (Permitted only on public sewer)
3,000 square feet
150 feet
 
                  (iii)   Maximum Building Height.
                     a.   Single family detached dwellings: 35 feet.
                     b.   Single family attached dwellings (up to four units): 40 feet.
                     c.   Multiple family dwellings: 45 feet.
                     d.   Accessory buildings shall be a maximum height: 15 feet.
                  (iv)   Maximum Permitted Floor Area Ratio.
                     a.   Single family detached dwellings: 0.5.
                     b.   Single family attached dwellings (up to four units): 0.6.
                     c.   Multiple family dwellings: 0.6.
                  (v)   Setbacks.
                     a.   Front Yard Setbacks (minimum).
                        (I)   Single family dwellings: 25 feet local and collector streets.
                        (II)   Single family attached: 50 feet arterial streets.
                        (III)   Multiple family dwellings:  50 feet all streets.
                     b.   Side Yard Setback (minimum).  Eight feet for all housing types, except multiple family and single family attached dwellings, which shall provide a minimum separation of ten feet between individual buildings.
                     c.   Rear Yard Setback (minimum).
                        (I)   Principal buildings: 20 feet.
                        (II)   Accessory buildings: five feet.
                     d.   For certain product types, it may be necessary, in certain circumstances and on a case by case basis, to reduce these standards. For this reason, this standard may be varied as part of the planned development process subject to approval by the Council.
                  (vi)   Minimum floor area per dwelling.
                     a.   Single Family: 1,800 square feet.
                     b.   Multiple Family: 600 square feet.
                     c.   For certain product types, it may be necessary to reduce this standard. For this reason, this standard may be varied as part of the planned development process.
         (c)   Design Standards Applicable to AH Residential Development.
            1.   Each development should have standards for uniform streetlights,  mailboxes, fencing, and sidewalks.
            2.   A 50-foot buffer yard shall be maintained around all residential developments, unless otherwise reduced through the Planned Development process.
            3.   No fences or other structures, permanent or temporary, shall be permitted within the 50-foot buffer yard.
            4.   Common open space and recreational facilities may warrant additional density, provided that the common open space areas consist of a minimum of 15% of the site. This open space area must be active in nature, and shall not include public rights-of-way, easements, floodplain areas, or landscape setback areas. Large open space and retention areas (generally larger than 10,000 square feet) may only be counted if they are improved to include active and passive amenities. Generally, wet detention facilities shall not count toward the 15% requirement. Useable open space should be located no further than 1A mile from the most distant house in the subdivision.
            5.   Inside the 50-foot landscape buffer, trees shall be planted at a minimum rate of one tree per 40 feet and mounding shall be required as approved during the Planned Development process.
            6.   Local streets should be extended to provide access between adjoining neighborhoods at appropriate intervals. Streets should generally be designed in a grid network and cul-de-sacs are discouraged.
         (d)   Guidelines for Single-Family Detached and Two-Family Attached Dwellings.
            1.   Where detached garages are proposed, dwellings with detached garages that are located in the rear yard and accessed via alleys are the preferred garage design. However, the second preference is detached garages that are located in the rear yard and accessed from the street.
            2.   Where dwellings are designed with attached garages, rear loaded garages that have access off of alleys are preferred. The second preference is for rear loaded garages that access from the front. The third preference is side-loaded garages. The least desirable design is a dwelling with an attached front-facing garage. Such garages shall occupy no more than 33% of the front facade. Individual garage doors designed with windows are encouraged.
            3.   In an effort to promote diversity of housing, subdivisions shall vary the following: buildings’ relationship to the street by staggering setbacks a minimum of 5 feet for 25% of each block face; driveway orientation or location; the side yard setback and/or lot widths by ten feet for 25% of the lots on each block face.
            4.   Each development over 100 acres should have a minimum of two product types that address two different market categories.
            5.   A landscape package including a minimum of one  shade tree and ten shrubs and/or ornamental trees per dwelling unit shall be installed on each lot.
            6.   Generally, lots of less than 60 feet in width should have rear-loaded garages that access from an alley.
         (e)   Guidelines for Single-Family Attached and Multiple-Family Residential.
            1.   All townhouse and multiple-family residential units should be designed to be oriented toward the street. Where larger developments are designed with internal circulation systems, at least some dwelling units should be oriented to the exterior of the development so as to promote connection and integration of the multiple family development with adjacent uses. Townhouse or multiple-family developments, which are oriented with the sidewalls facing the street, are discouraged.
            2.   All single family attached dwellings should have one main entrance for each structure that faces the street at an angle of no more than 45 degrees from the street, or opens onto a porch or a stoop. At least 50% of the units should be designed with building entrances, rather than garage doors fronting on the street at the ground floor level.
            3.   Attached garages should be located at the rear of the dwelling unit, and face the interior of the development, rather than the street. The least desirable design is a dwelling with an attached street-facing garage. Such garages shall only be permitted if they do not protrude beyond the front building line and provide access via an internal drive or frontage road, rather than with individual curb cuts for each dwelling unit. Individual garage doors designed with windows are encouraged.
         (f)   Existing Residential Lots in Residential Subdistricts.
            1.   Planned Development approval shall not be required for a building permit for a single family home that does not involve the subdivision of property, is on property of at least five acres in size, and is located within the Single-Family or Multi-Family Subdistricts.
      (5)   Architectural Standards.
         (a)   Architectural Review Procedure.
            1.   Architectural review shall be required for all residential developments pursuant to the standards of this subchapter and §§ 159.025 through 159.033.
            2.   A.   With regard to non-residential developments, architectural plans for all primary and accessory buildings shall be submitted in sufficient detail to permit an understanding of the style of the development, the design of the buildings, and the number, size, and type of structures. A complete set of color 360-degree elevations detailing the front, rear, and opposite side views of each proposed above ground structure shall be provided. Key exterior elements such as materials, windows, architectural breaks, etc. must be rendered in sufficient detail and accompanied by clear descriptions of materials specifications, colors, and textures.
               B.   If the architectural standards of the CCPD district are met, the review of the architectural plans shall be completed by the Planning staff. Appeals of staff’s interpretations shall go to the Architectural Review Board who shall render a decision pursuant to the procedures established.
         (b)   Non-Residential General Architecture Requirements. The following design/architecture requirements shall apply to all non-residential Subdistricts within the Corporate Campus district:
            1.   High quality building design and construction shall be provided on all elevations (360 degree architectural treatment) in all Subdistricts, with the exception that in the Internal Subdistrict, architectural detailing shall be focused on the building entry and on facades visible from any roadway.
            2.   The scale, mass, color and proportion of the building shall reflect the character of the area in which it is located and shall be compatible with adjoining developments.
            3.   Multiple buildings in developments (including accessory buildings and detached outlet buildings in commercial centers, where permitted) must incorporate coordinated architectural styles, materials, forms, features, colors and applied elements to visually tie the development together.
            4.   Antennas shall be roof-mounted only, shall project no more than 12 feet above the height of the building, and shall be positioned to minimize visibility from public rights-of-way. One antenna is allowed per building, except that at buildings with more than one tenant, a maximum of two shall be allowed per building.
            5.   Signage, fencing, walls, and other amenities (benches, lights) must be integrated with building design and landscaping.
            6.   Building Trim.
               A.   The use of accent and trim elements (accent panels, banding, cornices, canopies/awnings, etc.) is recommended to add visual interest and break down the scale of facades.
               B.   Permitted building trim materials include: brick (clay), stone, simulated cut stone, tile (ceramic or porcelain), wood, glass, painted aluminum, formed polymers (“Fypon”), and EIFS as permitted in the individual subdistricts.
            7.   Facades.
               A.   Glazing shall not exceed 75% of any facade.
               B.   Facade treatments shall be designed to break large facade areas into smaller facades.
               C.   Exterior materials must be consistent on all facades, and material/finish changes should relate to the “structure” of the building.
               D.   Colors used on building facades must be complementary. Natural, muted colors should serve as the primary facade color, with brighter colors used only as limited accents.
            8.   Roofs.
               A.   Pitched roofs shall be required on buildings used for all small-scale retail, service, and office uses. Small-scale shall generally mean one-story buildings, however, the design and location of some buildings, which are more than one story in height, may require pitched roofs to be used as well.
               B.   Rooflines and roof profiles shall be varied to create visual interest. One-story buildings must incorporate sloped roofs or tall parapets to architecturally conceal roof-mounted equipment.
               C.   All rooftop equipment, including vents greater than one foot in height, shall be screened from view from all ground level vantage points by parapet walls, rooftop walls, or recesses in sloped roofs.
               D.   Rooftop equipment screens and rooftop penetrations (vents) shall be of a color compatible with the overall building or roof color (not an accent color).
               E.   Roof materials should be traditional in composition and complement the architectural features of the structure.
               F.   Where pitched roofs are required or requested; appropriate pitches shall be used based on the circumstance.
            9.   All structures will be evaluated on the overall appearance of the project and shall be based on the quality of its design and its relationship to the surrounding area.
         (c)   Subdistrict Specific Architecture Requirements.
            1.   Interchange Subdistrict.
               A.   In pedestrian-oriented commercial areas, a continuous “street wall” of facades shall be created. There shall be easy access from parking areas to the shopping street or plaza.
               B.   Facades shall incorporate three or more vertical planes, and create both a “rhythm” of facade bays or structural elements, and a horizontal division into a base, middle and top.
               C.   Main building entrances must be prominently featured through porticos, recessed entrances, lighting, and landscaping. Weather protection should be provided at all entrances.
               D.   Appropriate building finish materials include: brick (clay), natural stone, simulated cut stone, finished (textured and painted) concrete, tile (ceramic or porcelain), glass (clear or lightly tinted), standing seam metal roofs, slate/imitation slate roof shingles, architectural asphalt roof shingles, and EIFS (“Dryvit”) as a limited trim material only.
               E.   Inappropriate, prohibited building finish materials include: wood, plywood, unfinished concrete or concrete panels, concrete masonry units, EIFS (“Dryvit”) wall systems, steel or aluminum curtain wall systems, plastics, reflective glass.
            2.   146th Street Corridor Subdistrict.
               A.   Facades must incorporate three or more vertical planes, and create both a “rhythm” of facade bays or structural elements, and a horizontal division into a base, middle and top.
               B.   Main building entrances must be prominently featured through porticos, recessed entrances, lighting, and landscaping. Weather protection should be provided at all entrances.
               C.   Appropriate building finish materials include: brick (clay), natural stone, simulated cut stone, finished (textured and painted) concrete, tile (ceramic or porcelain), glass (clear or lightly tinted), standing seam metal roofs, slate or imitation slate roof shingles, architectural asphalt roof shingles, and EIFS (“Dryvit”) as a limited trim material only.
               D.   Inappropriate, prohibited building finish materials include: wood, plywood, unfinished concrete or concrete panels, concrete masonry units, EIFS (“Dryvit”) wall systems, steel or aluminum curtain wall systems, plastics, reflective glass.
            3.   View Corridor Subdistrict.
               A.   Facades must incorporate three or more vertical planes, and create both a “rhythm” of facade bays or structural elements, and a horizontal division into a base, middle and top.
               B.   Main building entrances must be prominently featured through porticos, recessed entrances, lighting, and landscaping. Weather protection should be provided at all entrances.
               C.   Appropriate building finish materials include: brick (clay), natural stone, simulated cut stone, finished (textured and painted) concrete, finished (textured and painted) pre-cast concrete panels, (subject to approval by the Planning Director and may not be appropriate when visible from an arterial or expressway), tile (ceramic or porcelain), glass (clear or lightly tinted), standing seam metal roofs, slate/imitation slate roof shingles, architectural asphalt roof shingles, and EIFS (“Dryvit”) as a limited trim material only.
               D.   Inappropriate, prohibited building finish materials include: wood, plywood, unfinished concrete or concrete panels, concrete masonry units, EIFS (“Dryvit”) wall systems, steel or aluminum curtain wall systems, plastics, reflective glass.
            4.   Interchange Flex Subdistrict.
               A.   Facade treatments must create both a “rhythm” of facade bays or structural elements, and a horizontal division into a base, middle, and top.
               B.   Appropriate building finish materials include: brick (clay), natural stone, simulated cut stone, finished (textured and painted) concrete, finished (textured and painted) pre-cast concrete panels, (subject to approval by the Planning Director and may not be appropriate when visible from an arterial or expressway), tile (ceramic or porcelain), glass (clear or lightly tinted), standing seam metal roofs, slate/imitation slate roof shingles, architectural asphalt roof shingles, and EIFS (“Dryvit”) wall systems only if at least eight feet above grade or as a trim material.
               C.   Inappropriate, prohibited building finish materials include: wood, plywood, unfinished concrete or concrete panels, concrete masonry units, steel or aluminum curtain wall systems, plastics, reflective glass.
            5.   Secondary Corridor Subdistrict.
               A.   In pedestrian-oriented commercial areas, a continuous “street wall” of facades shall be created. There shall be easy access from parking areas to the shopping street or plaza.
               B.   Facade treatments must create both a “rhythm” of facade bays or structural elements, and a horizontal division into a base, middle, and top.
               C.   Main building entrances must be prominently featured through porticos, recessed entrances, lighting, and landscaping. Weather protection should be provided at all entrances.
               D.   Appropriate building finish materials include: brick (clay), natural stone, simulated cut stone, finished (textured and painted) concrete, finished (textured and painted) pre-cast concrete panels, tile (ceramic or porcelain), glass (clear or lightly tinted), standing seam metal roofs, slate/imitation slate roof shingles, architectural asphalt roof shingles, EIFS (“Dryvit”) wall systems only if at least eight feet above grade and consisting of not more than 25% of any facade.
               E.   Inappropriate, prohibited building finish materials include: wood, plywood, unfinished concrete or concrete panels, concrete masonry units, steel or aluminum curtain wall systems, plastics, reflective glass.
            6.   Internal Subdistrict.
               A.   The primary facade treatment shall create both a “rhythm” of facade bays or structural elements, and a horizontal division into a base, middle and top.
               B.   Appropriate building finish materials include: brick (clay), natural stone, simulated cut stone, finished (textured and painted) concrete, finished (textured and painted) pre-cast concrete panels, tile (ceramic or porcelain), steel/masonry composite wall systems, glass (clear or lightly tinted), standing seam metal roofs, slate/imitation slate roof shingles, architectural asphalt roof shingles, and EIFS (“Dryvit”) wall systems only if at least eight feet above grade, and painted concrete masonry units at rear facades only.
               C.   Inappropriate, prohibited building finish materials include: wood, plywood, unfinished concrete or concrete panels, and steel or aluminum curtain wall systems plastics, reflective glass.
            7.   Regional Recreation and Entertainment Subdistrict.
               A.   In pedestrian-oriented commercial areas, a continuous “street wall” of facades shall be created. There shall be easy access from parking areas to the shopping street or plaza.
               B.   Facade treatments must create both a “rhythm” of facade bays or structural elements, and a horizontal division into a base, middle, and top.
               C.   Main building entrances must be prominently featured through porticos, recessed entrances, lighting, and landscaping. Weather protection should be provided at all entrances.
               D.   Appropriate building finish materials include: brick (clay), natural stone, simulated cut stone, finished (textured and painted) concrete, finished (textured and painted) pre-cast concrete panels, tile (ceramic or porcelain), glass (clear or lightly tinted), standing seam metal roofs, slate/imitation slate roof shingles, architectural asphalt roof shingles, EIFS (“Dryvit”) wall systems only if at least eight feet above grade and consisting of not more than 25% of any facade.
            8.   Agricultural/I-O Subdistrict.
               A.   Facades must incorporate three or more vertical planes, and create both a “rhythm” of facade bays or structural elements, and a horizontal division into a base, middle and top.
               B.   Main building entrances must be prominently featured through porticos, recessed entrances, lighting, and landscaping. Weather protection should be provided at all entrances.
               C.   Appropriate building finish materials include: brick (clay), natural stone, simulated cut stone, finished (textured and painted) concrete, finished (textured and painted) pre-cast concrete panels, tile (ceramic or porcelain), glass (clear or lightly tinted), standing seam metal roofs, slate/imitation slate roof shingles, architectural asphalt roof shingles, and EIFS (“Dryvit”) as a limited trim material only.
               D.   Inappropriate, prohibited building finish materials include: wood, plywood, unfinished concrete or concrete panels, concrete masonry units, EIFS (“Dryvit”) wall systems, steel or aluminum curtain wall systems, plastics, reflective glass.
         (d)   Residential General Architecture Requirements. These standards shall apply to all residential development:
            1.   Architectural review, as outlined in this subchapter and §§ 159.025 through 159.033 shall be adhered to for all residential developments inside of the Corporate Campus Planned Development District. The standards for review established for and by the Architectural Review Board (ARE) shall be applied and implemented as required by the ARE.
            2.   The proposed dwelling should respect the scale, height, and setbacks of those buildings on adjacent properties, and where desirable, serve as an orderly transition to a different scale.
               A.   Accessory structures shall match the materials and architectural style of the principal buildings.
               B.   Architectural style/design shall be characterized by the use of traditional design elements (dormers, steep pitched roofs, front porches, front doors, overhangs, shutters, bay/box windows, etc.).
               C.   No like color schemes or home elevations shall be located on lots adjacent to, or across from, each other.
            3.   Facades.
               A.   Facade treatments for homes shall be designed to break up larger facade areas.
               B.   At least 15% of the area of each facade that faces a street lot line must consist of windows or main entrance doors. Windows in garage doors do not count toward meeting this guideline but windows in garage walls do count toward meeting this guideline.
               C.   The rear facades of buildings shall not be permitted to front thoroughfare streets. Access may be provided via frontage roads and alleys.
            4.   The following design elements shall be varied throughout multiple unit projects: exterior materials and finishes such as provide a color palette of at least three color combinations per development or provide exterior accent materials such as brick, stone, or other masonry materials; elevations such as provide three distinct elevations for each standard plan; floor plans such as offer at least 4 different floor plans within each development; and front yard landscaping such as provide three different plant palettes consisting of trees, shrubs, and perennials.
               A.   The design of dwelling units with pitched roofs is encouraged.
               B.   A maximum of two single-story homes can be built in a row.
            5.   Guidelines for Single-Family Detached and Two-Family Attached Dwellings.
               A.   All single-family dwellings should have one main entrance for each structure that faces the street that is at an angle of not more than 45 degrees from the street; or opens onto a porch. Where a duplex is on a corner lot, the requirement shall be met for both dwelling units. Both main entrances may face the same street.
               B.   At least one-third of all dwellings proposed within the development shall be designed with open front porches. Roofed unenclosed front porches should be a minimum of 25 square feet in area, have at least one entrance facing the street, and have a roof that is no more than 12 feet above the floor of the porch.
Where a duplex is on a corner lot, the requirement shall be met for both dwelling units. Both main entrances may face the same street.
               C.   (i)   A mix of house heights should be promotes to include a proper balance of single story and multiple story dwellings.
                  (ii)   Greater attention should be paid to the design of buildings on corner lots. Treatments such as brick wraps, shutters, windows, and fence setbacks should all be considered.
      (6)   Parking/Loading.
         (a)   The following parking and loading requirements shall apply within the CCPD District. All calculations shall be made using gross floor area (GFA). For those uses not listed in the Schedule of CCPD District Off-Street Parking and Loading Requirements, refer to §§ 159.140 through 159.148.
SCHEDULE OF CCPD DISTRICT OFF-STREET PARKING AND LOADING REQUIREMENTS
Use
Required Parking Spaces
Required Loading Spaces
Use
Required Parking Spaces
Required Loading Spaces
Commercial uses
4 per 1,000 SF
1 per USER
Office uses
3 per 1,000 SF
1 per BUILDING
Health/education uses
3 per 1,000 SF
1 per BUILDING
Manufacturing/assembly/ Production uses
2.5 per l,000 SF1
1 per 15,000 SF
Distribution uses
1 per 1,000 SF1
1 per 15,000 SF1
Storage uses
1 per 1,000 SF1
1 per 40,000 SF1
1   In cases where buildings exceed 50,000-SF, the overall required parking spaces, and loading spaces required may on a case-by-case basis in addition, based on the merits of the circumstances be reduced with approval of the Planning Director.
         (b)   Parking/Loading Setback Requirements.
            1.   Front Setbacks Along Arterials. Along arterials, no parking, loading, or vehicular use areas may be located between the building and front property line. Loading facilities shall be screened from all public rights-of-way.
            2.   Front Setbacks Along Collector and Local (or Secondary) Streets. Along collector and local streets, the required front setback for parking, loading, and vehicular use areas is 25 feet. Loading facilities shall be screened from all public rights-of-way.
            3.   Side and Rear Setbacks. Parking, loading, and vehicular use areas shall be setback a minimum of 12 feet from any rear or side lot line.
            4.   Dedicated and conveniently located parking spaces shall be provided for the physically disabled per established city and other requirements in pedestrian-oriented commercial areas make off-street parking access points visible.
            5.   Large parking lots must be divided into “modules” linked by internal access drives and separated by landscaped islands. Modules should not exceed 240 feet in width without a separating island of at least ten feet.
            6.   Parking, driveways and curb cuts shall be shared between uses where feasible to minimize pavements and reduce interference with pedestrians.
            7.   The distance from any required parking space to the nearest building entrance the space serves shall be a maximum of 700 feet. In addition, in Interchange, 146th Street Corridor, View Corridor, and Secondary Corridor Subdistricts, every parking space shall be within 200 feet of a sidewalk leading to a building entrance and separated from automobile traffic.
            8.   Diagonal parking must be provided in commercial parking lots where high turnover is expected.
            9.   Sufficient stacking spaces must be provided at driveways.
            10.   Visual obstructions are prohibited within parking lots and at driveways.
            11.   Snow plowing and storage must be accommodated within parking lots and loading areas.
            12.   The use of parking lots as “short-cuts” to circumvent the public roadway system must be discouraged.
         (c)   Parking Structures.
            1.   Parking structures shall be at least partially below grade to minimize their visual impact.
            2.   Where parking structures are visible from public rights-of-way, they may not have sloping floor plates visible from adjacent public rights-of-way.
            3.   Parking structures in commercial areas must accommodate retail space on the ground level, where permitted.
            4.   The design of parking structures must integrate the forms and materials used for principal building(s). Lighting should also be integrated with the overall architectural character of the site.
            5.   Landscaping must be used at the base of parking structures, and the use of landscaping should be considered at upper levels, to soften their appearance.
      (7)   Signage.
         (a)   General Requirements.
            1.   Signage within the CCPD shall be permitted subject to the standards of §§ 159.160 through 159.172 unless otherwise stated below. In cases where §§ 159.160 through 159.172 and the standards of the CCPD are in conflict, the Corporate Campus standard shall apply.
            2.   All signs must be associated with the permitted use of the property on which they are located.
            3.   Street number(s) shall be prominently placed on freestanding signage and shall not count toward the four word limit of designation signs.
            4.   On multi-tenant buildings, all signage must be visually consistent.
            5.   Signs shall not obstruct views of authorized traffic signs or traffic control devices, create a visual obstruction at driveway entrances, be animated, cause glare, or be lit by any flashing or moving light.
            6.   In no case shall total sign area for any use exceed 500 square feet. Ground sign area does not include the supporting base below signage itself. Individual letters are to be measured as total height multiplied by total width of each letter.
            7.   Lots fronting on two or more streets are permitted one sign for each street frontage. When designation signs are used, the designation signs shall not count toward an individual user's permitted signage.
            8.   Directional signs cannot exceed four square feet each in size and 48 square feet total for all signs, cannot exceed three feet in height, and must not advertise an activity.
            9.   A maximum of one color plus white or black may be used on any sign. The primary colors of the sign should be black or white with the other color being used as an accent color only. Consideration may be given to a sign with more than one color other than black and white and may be approved administratively only if the colors are a muted and dark earth tone. Full color elevations of the signs must be submitted to the Planning Department in order to be approved administratively. Garish colors must be avoided, and the color scheme must relate to the associated building.
            10.   Off-site and temporary signage shall comply with this chapter’s regulations.
            11.   All signs shall be constructed with individual lettering flush mounted to either the wall of the building or the face of the ground sign. Panel, box-type, or back channeling of letters is prohibited.
            12.   Where designation signs and multiple ground signs are used in a development, a uniform design theme for the development shall be established and followed with each sign.
         (b)   Sign Requirements in the Regional Recreation and Entertainment Subdistrict. The purpose of this division (H)(7)(b) is to provide signs that adequately regulate circulation and allow signage for other necessary capabilities while minimizing the impact of such signs on adjacent land uses.
            1.   Interior Signs. For purposes of this division (H)(7)(b), interior signage refers to signs that are not visible when standing immediately off the premises of the Regional Recreation and Entertainment Subdistrict.
               A.   Temporary Signage. Interior banners and incidental/directional signs shall be permitted without a sign permit.
               B.   Permanent Signage. Interior wall and ground signs shall not be regulated in number however they must meet the height and size requirements as per §§ 159.160 through 159.172.
            2.   Exterior Signs. Exterior signs are any signs that are visible when standing outside of this Subdistrict and shall be regulated as per this subchapter. Lot identification signs are exempted and shall not be defined as a primary sign.
            3.   Sponsorship. The names and logos of sponsors of entertainment uses and events shall be considered as an item of information on primary signs.
         (c)   Sign Requirements in the Commercial and Commercial/Office Subdistricts.
            1.   Designation Signs.
               A.   Location Restrictions.
                  (i)   Designation signage shall be permitted for integrated, multi-parcel developments of at least 15 acres in size.
                  (ii)   Designation signage shall be no closer than 750 feet from any other approved and/or existing designation sign.
               B.   General Requirements.
                  (i)   Each integrated, multi-parcel development shall be permitted one designation sign on each public street frontage to which the development is adjacent.
                  (ii)   Designation signage shall be designed as part of the overall “gateway” treatment that includes landscaping and other improvements such as fencing or water features.
                  (iii)   Designation signage shall be readily visible from the roadway, and shall consist of individual letters, up to a maximum of four items of information, and mounted to a solid wall. Signs shall identify the development name only; identification for individual users is prohibited. Letters shall not exceed 18 inches in height, and shall be either back-lit or illuminated by ground-mounted lights.
               C.   Setback Requirements. All designation signage shall be set back a minimum of ten feet from the public right-of-way.
               D.   Height Requirements. Designation signage shall not exceed six feet in height.
               E.   Size Requirements. Size requirements for Designation Signs are pursuant to standards of §§ 159.160 through 159.172.
            2.   Ground Signs.
               A.   Location Restrictions. Individual ground signs are prohibited in the Commercial and Commercial/Office Subdistricts.
            3.   Wall Signs.
               A.   Location Restrictions. One  building- mounted sign shall be permitted on each public street frontage to which the lot is adjacent.
               B.   General Requirements.
                  (i)   Building-mounted signage shall consist of individual back-lit or internally illuminated lettering. Panel, box-type, and back-channeled signs are not permitted in any subdistricts.
                  (ii)   For multi-tenant buildings, each tenant is permitted one wall sign with a maximum of two items of information.
               C.   Height Requirements. On buildings up to three stories in height, building-mounted signage shall not exceed two feet in height. On buildings over three stories in height, building-mounted signage shall not exceed three feet in height, with the exception in the Internal Subdistrict where they shall not exceed two feet in height. Other building sign size limitations will be per §§ 159.160 through 159.172.
         (d)   Sign Requirements in all other Subdistricts Designation Signs.
            1.   Designation Sign.
               A.   Location Restrictions.
                  (i)   Designation signage shall be permitted for integrated, multi-parcel developments of at least 15 acres in size.
                  (ii)   Designation signage shall be no closer than 750 feet from any other approved and/or existing designation sign.
               B.   General Requirements.
                  (i)   Each integrated, multi-parcel development shall be permitted one designation sign on each public street frontage to which the development is adjacent.
                  (ii)   Designation signage shall be designed as part of the overall “gateway” treatment that includes landscaping and other improvements such as fencing or water features.
                  (iii)   Designation signage shall be readily visible from the roadway, and shall consist of individual letters, up to a maximum of four items of information, and mounted to a solid wall. Signs shall identify the development name only; identification for individual users is prohibited. Letters shall not exceed 18 inches in height, and shall be either back-lit or illuminated by ground-mounted lights.
               C.   Setback Requirements. All designation signage shall be set back a minimum of ten feet from the public right-of-way.
               D.   Height Requirements. Designation signage shall not exceed six feet in height.
               E.   Size Requirements. Size requirements for Designation Signs are pursuant to standards of §§ 159.160 through 159.172.
            2.   Ground Signs.
               A.   Location Restrictions.
                  (i)   No individual ground signs shall be permitted along 146th Street or any other primary arterial.
                  (ii)   Where ground signs are permitted, such signs shall be placed at site entries.
                  (iii)   Individual ground signs may be used in combination with designation signage so long as individual ground signs are located at the site entrances on collector and local streets only.
               B.   General Requirements.
                  (i)   Ground signage and light standards shall be located in landscaped areas. The size of the landscape area around the ground signs shall be at least three times the surface area of the sign.
                  (ii)   In the case of multi-tenant buildings there shall be only one ground sign per building.
               C.   Setback Requirements. All ground signs shall be setback a minimum of ten feet from the public right-of-way.
               D.   Height Requirements. All ground signs are limited to a maximum of six feet in overall height.
               E.   Size Requirements. All ground sign size limitations, except for height shall be as per §§ 159.160 through 159.172.
            3.   Wall Signs.
               A.   Location Restrictions. All buildings shall be permitted to have one wall sign that displays only the address number for that specific building. A single-tenant building over 30,000 square feet shall be permitted to have one wall sign that identifies the tenant.
               B.   General Requirements. Building mounted signage shall consist of individual back-lit or illuminated lettering. Panel, box-type, and back channeled signs are not permitted in any subdistrict.
               C.   Size Requirements. On buildings up to three stories in height, building-mounted signage shall not exceed two feet in height. On buildings over three stories in height, building-mounted signage shall not exceed three feet in height, with the exception of in the Internal Subdistrict where they shall not exceed two feet in height. Building-mounted signage shall not exceed 30 square feet in size.
      (8)   Landscaping/Screening.
         (a)   1.   In Interchange, 146th Street Corridor, View Corridor, and Agricultural/I-O Subdistricts high quality, hardy and climate-appropriate landscaping must be provided on all sides of buildings (360 degree landscaping). In Interchange Flex, Secondary Corridor, and Internal Subdistricts, high-quality, hardy, and climate-appropriate landscaping must be provided in yards adjacent to public rights-of-way. All landscaping materials should be of varying size, form, texture, and color to provide visual interest. Allowable plant types and sizes shall be per applicable city regulations.
               A.   A coordinated landscaping palette must be established for use throughout the site/development.
               B.   Where possible and permitted, at least 35% of required plant material for parking lot screen and buffering shall be installed in front of the primary facade(s) of the building (the primary “view(s)”), to maximize the visual effect of the planting material.
               C.   Departures from planting requirements may be justified only by the presence of significant and viable existing plant material, per city regulations.
               D.   Important elements such as building entries and signage shall be highlighted with colorful, varied plantings.
               E.   Grouping plant materials into larger masses that relate to the scale of the site is encouraged. The scale of plant specimens shall also relate to the scale of the site and building(s).
               F.   Where required, significant plantings shall be provided both adjacent to and on parking structures, to soften their appearance.
               G.   Existing vegetation must be preserved, wherever possible. Existing trees may be limbed up, but limbing-up may not exceed one-third of the total tree height. Vegetation can only be removed with prior city approval.
               H.   Mulch shall be a dark, natural color and may extend no farther than one foot beyond plants to form the edge of planting beds.
               I.   Earthen berms shall have a maximum height of 6 feet and a maximum slope of 3:1. Berms shall be planted with sod rather than mulched, except where clusters of plants require a mulch bed.
               J.   Underground irrigation systems shall be installed and properly operated and maintained to water plant material in all required planting areas.
               K.   The 146th Street Corridor will require 50 feet beyond the required right-of-way setback to have a continuous sculpted and undulating earthen mound at five feet in height. The mound will have a 5:1 slope that will begin at the right of way line and have a 3:1 slope on the opposite side, which will begin at the 50-foot setback line so the crest of the earth mound will be approximately 15 feet from the setback line and extend for approximately ten feet in width. Along the crest of the earth mound there shall be five deciduous trees at three and one-half inch caliper, five ornamental trees plus either four evergreen trees or eight large variety evergreen shrubs ground in massing planted per each 200 linear feet. Street trees are still required as per the Noblesville Unified Development Ordinance.
            2.   In addition, the following landscape requirements shall apply:
         (b)   Interchange, 146th Street Corridor and View Corridor Subdistricts.
            1.   Overall Landscaping.
               A.   With regard to the mix of landscaping materials that are to be used for a given site, a variety of planting materials is encouraged. Generally, shade trees are favored to ornamental trees; however, ornamental trees are permitted subject to the restrictions of §§ 159.180 through 159.191. Evergreen trees shall be deemed appropriate, and in some cases required, when screening and design variability are necessary. Shrubs should generally be divided evenly between deciduous and evergreen varieties.
            2.   Interior Parking Lot Landscaping. In parking lots with up to 50 spaces, internal landscape islands equal to at least 5% of the paved surface shall be provided. In parking lots with 51 to 200 spaces, internal landscape islands equal to at least 10% of the paved surface shall be provided. In parking lots with over 200 spaces, internal landscape islands equal to at least 15% of the paved surface shall be provided. These percentages are exclusive of perimeter landscaping. The islands shall be at least seven feet in width (inside dimension), at least 240 square feet in size. There shall be no unbroken rows of parking longer than 100 feet in length. Shrubs at a rate of one shrub per 25 square feet and groundcover and/or perennials are also required. All rows of parking shall be terminated at both ends with landscape islands. Tree plantings shall be required at a rate of one shade tree for every 120 square feet of landscape area. Other planting requirements shall be pursuant to the standards of §§ 159.180 through 159.191.
            3.   Building Foundation Landscaping. Provide building base plantings to visually anchor buildings to their sites. The following plant materials (from the total required above) should be dedicated to building base plantings: One ornamental tree for every 20 feet of facade, and one shrub for every three feet of building facade. These materials should be clustered, and placed within ten feet of the building in defined beds of groundcover.
            4.   Site Screening. Provide a landscape screen at the perimeter of parking lots and truck staging areas, to conceal loading areas, and at the site perimeter. Site perimeter buffers should be placed so as to screen views of truck staging areas and loading docks. These buffers can incorporate berms, plantings, fences, or walls.
            5.   Parking Lot Screening. Parking lot screening shall per pursuant to the standards established in §§ 159.180 through 159.191. The plantings required in §§ 159.180 through 159.191 may be clustered so long as the clustering maintains a minimum 75% screening of the lot perimeter where adjacent to a public right-of-way, or 50% otherwise. Where appropriate and permitted, screening shall be accomplished in a buffer zone of at least ten feet in width, using a combination of shade trees, evergreen trees, evergreen shrubs, and dense deciduous shrubs, with earthen berms where appropriate. The exact mix of landscape types shall be determined on a case by case basis.
            6.   Perimeter Site Buffering.
               A.   Adjacent to a primary arterial, maintain a minimum width of 40 feet.
               B.   Adjacent to other public rights-of-way, maintain a minimum width of 25 feet.
               C.   At internal lot lines adjacent to similar land uses, maintain a minimum width of 15 feet.
               D.   At internal lot lines adjacent to dissimilar land uses, maintain a minimum width of 40 feet.
               E.   Plantings shall be required subject to the standards of §§ 159.180 through 159.191.
         (c)   Interchange Flex, Secondary Corridor, and Regional Recreation and Entertainment Subdistricts.
            1.   Overall Landscaping. With regard to the mix of landscaping materials that are to be used for a given site, a variety of planting materials is encouraged. Generally, shade trees are favored to ornamental trees; however, ornamental trees are permitted subject to the restrictions of §§ 159.180 through 159.191. Evergreen trees shall be deemed appropriate, and in some cases required, when screening and design variability are necessary. Shrubs should generally be divided evenly between deciduous and evergreen varieties.
            2.   Interior Parking Lot Landscaping. In parking lots with up to 50 spaces, internal landscape islands equal to at least 5% of the paved surface shall be provided. In parking lots with 51 or more spaces, internal landscape islands equal to at least 10% of the paved surface shall be provided. These percentages are exclusive of perimeter landscaping. The islands shall be at least seven feet in width (inside dimension), at least 200 square feet in size in Interchange Flex and 300 square feet in size in Secondary Corridor and Regional Recreation and Entertainment Subdistricts, and contain at least one shade tree per 200 square feet in Interchange Flex, and one shade tree per 150 square feet in Secondary Corridor and Regional Recreation and Entertainment Subdistricts. There shall be no unbroken rows of parking longer than 100 feet in length. Shrubs at a rate of one shrub per 25 square feet and groundcover and/or perennials are also required. All rows of parking shall be terminated at both ends with landscape islands. For single use parking lots of more than 1000 spaces, parking rows shall be capped with a landscape island with dimensions of at least ten feet by 36 feet for a double parking row and ten feet by 18 feet for a single parking row. These shall contain at least one shade tree per 150 square feet. There shall be no unbroken rows of parking longer than 300 feet in length. Other planting requirements shall be pursuant to the standards of §§ 159.180 through 159.191.
            3.   Building Foundation Landscaping. Provide building base plantings to visually anchor buildings to their sites. The following plant materials (from the total required above) should be dedicated to building base plantings: One ornamental tree for every 25 feet of facade, and one shrub for every four feet of building facade. These materials should be clustered, and placed within ten feet of the building in defined beds of groundcover.
            4.   Site Screening. Screen parking lots, truck staging areas and loading docks from view of the street. Site perimeter buffers should be placed so as to screen views of truck staging areas and loading docks. These buffers can incorporate berms, plantings, fences or walls.
            5.   Parking Lot Screening. Parking lot screening shall per pursuant to the standards established in §§ 159.180 through 159.191. The plantings required in §§ 159.180 through 159.191 may be clustered so long as the clustering maintains a minimum 75% screening of the lot perimeter where adjacent to a public right-of-way, or 50% otherwise. Where appropriate and permitted, screening shall be accomplished in a buffer zone of at least ten feet in width, using a combination of shade trees, evergreen trees, evergreen shrubs and dense deciduous shrubs, with earthen berms where appropriate. The exact mix of landscape types shall be determined on a case-by-case basis.
            6.   Perimeter Site Buffering.
               A.   Adjacent to public rights-of-way, maintain a minimum width of 25 feet.
               B.   At internal lot lines adjacent to similar land uses, maintain a minimum width of 15 feet.
               C.   At internal lot lines adjacent to dissimilar land uses, maintain a minimum width of 40 feet.
               D.   Plantings shall be required subject to the standards of §§ 159.180 through 159.191.
         (d)   Internal Subdistrict.
            1.   Overall Landscaping. With regard to the mix of landscaping materials that are to be used for a given site, a variety of planting materials is encouraged. Generally, shade trees are favored to ornamental trees; however, ornamental trees are permitted subject to the restrictions of §§ 159.180 through 159.191. Evergreen trees shall be deemed appropriate, and in some cases required, when screening and design variability are necessary. Shrubs should generally be divided evenly between deciduous and evergreen varieties.
            2.   Interior Parking Lot Landscaping. In parking lots internal landscape islands equal to at least 5% of the paved surface shall be provided. This percentage is exclusive of perimeter landscaping. The islands shall be at least seven feet in width (inside dimension), at least 200 square feet in size and contain at least one shade tree per 200 square feet. There shall be no unbroken rows of parking longer than 100 feet in length. Shrubs at a rate of one shrub per 100 square feet and groundcover and/or perennials are also required. All rows of parking shall be terminated at both ends with landscape islands. Other planting requirements shall be pursuant to the standards of §§ 159.180 through 159.191.
            3.   Building Foundation Landscaping. Provide building base plantings to visually anchor buildings to their sites. The following plant materials (from the total required above) should be dedicated to building base plantings: one ornamental tree for every 30 feet of facade, and one shrub for every five feet of building facade. These materials should be clustered, and placed within ten feet of the building in defined beds of groundcover.
            4.   Site Screening. Screen parking lots, truck staging areas and loading docks from view of the street. Site perimeter buffers should be placed so as to screen views of truck staging areas and loading docks. These buffers can incorporate berms, plantings, fences or walls.
            5.   Parking Lot Screening. Parking lot screening shall per pursuant to the standards established in §§ 159.180 through 159.191. The plantings required in §§ 159.180 through 159.191 may be clustered so long as the clustering maintains a minimum 75% screening of the lot perimeter where adjacent to a public right-of-way, or 50% otherwise. Where appropriate and permitted, screening shall be accomplished in a buffer zone of at least ten feet in width, using a combination of shade trees, evergreen trees, evergreen shrubs and dense deciduous shrubs, with earthen berms where appropriate. The exact mix of landscape types shall be determined on a case-by-case basis.
            6.   Perimeter Site Buffering.
               A.   Adjacent to public rights-of-way, maintain a minimum width of ten feet.
               B.   At internal lot lines adjacent to similar land uses, maintain a minimum width of ten feet.
               C.   At internal lot lines adjacent to dissimilar land uses, maintain a minimum width of 40 feet.
               D.   Plantings shall be required subject to the standards of §§ 159.180 through 159.191.
         (e)   Agricultural/I-O Subdistrict.
            1.   Overall Landscaping. With regard to the mix of landscaping materials that are to be used for a given site, a variety of planting materials is encouraged. Generally, shade trees are favored to ornamental trees; however, ornamental trees are permitted subject to the restrictions of §§ 159.180 through 159.191. Evergreen trees shall be deemed appropriate, and in some cases required, when screening and design variability are necessary. Shrubs should generally be divided evenly between deciduous and evergreen varieties.
            2.   Interior Parking Lot Landscaping. In parking lots internal landscape islands equal to at least 5% of the paved surface shall be provided. This percentage is exclusive of perimeter landscaping. The islands shall be at least seven feet in width (inside dimension), at least 200 square feet in size and contain at least one shade tree per 200 square feet. There shall be no unbroken rows of parking longer than 100 feet in length. Shrubs at a rate of one shrub per 100 square feet and groundcover and/or perennials are also required. All rows of parking shall be terminated at both ends with landscape islands. Other planting requirements shall be pursuant to the standards of §§ 159.180 through 159.191.
            3.   Building Foundation Landscaping. Provide building base plantings to visually anchor buildings to their sites. The following plant materials (from the total required above) should be dedicated to building base plantings: one ornamental tree for every 30 feet of facade, and one shrub for every five feet of building facade. These materials should be clustered, and placed within ten feet of the building in defined beds of groundcover.
            4.   Site Screening. Screen parking lots, truck staging areas and loading docks from view of the street. Site perimeter buffers should be placed so as to screen views of truck staging areas and loading docks. These buffers can incorporate berms, plantings, fences or walls.
            5.   Parking Lot Screening. Parking lot screening shall per pursuant to the standards established in §§ 159.180 through 159.191. The plantings required in §§ 159.180 through 159.191 may be clustered so long as the clustering maintains a minimum 75% screening of the lot perimeter where adjacent to a public right-of-way, or 50% otherwise. Where appropriate and permitted, screening shall be accomplished in a buffer zone of at least ten feet in width, using a combination of shade trees, evergreen trees, evergreen shrubs and dense deciduous shrubs, with earthen berms where appropriate. The exact mix of landscape types shall be determined on a case-by-case basis.
            6.   Perimeter Site Buffering.
               A.   Adjacent to public rights-of-way opposite dissimilar land use, maintain a minimum width of 60 feet.
               B.   Adjacent to internal lot lines of dissimilar land use, maintain a minimum width of 60 feet.
               C.   Requires a undulating landscaping berm between three and six feet in height.
                  (i)   Type B or D Trees planted at a rate of 30 feet on-center.
                  (ii)   Type B shrubs planted per 100% of length of buffer.
                  (iii)   Minimum height of buffer, including berm and trees shall not be less than nine feet.
         (f)   Walls and Fencing.
            1.   The following wall and fence types are permitted: masonry, decorative metal (wrought iron) or finished wood (stained or painted). In areas requiring security, decorative metal fencing with a spiked or curved top profile or razor/concertina/barbed wire mounted inside a solid fence or wall is recommended. This type of fence shall only be permitted with the express written approval of the Planning Director and may not be permitted in all cases based on the visibility of the fence.
            2.   The following wall and fence types are prohibited in areas visible from public rights-of-way: concrete masonry units (painted or unpainted), non-solid and/or unfinished wood, chain link (with or without slats), non-decorative corrugated sheet metal, electrified, and razor/concertina/barbed wire.
            3.   Fences and walls shall not exceed eight feet in height, but are not permitted to be located between a building and the street, with the exception of fences that are approved as a component of a master planned design theme within a Planned Development and more specifically approved through the Planned Development procedure.
   (G)   Fencing requirements refer to § 159.121(D)(5), Fences, walls, and hedges for the following zoning districts: Local Business (LB), General Business (GB),Planned Business (PB), and Downtown (DT).
(Ord. 62-12-95, passed 1-22-96; Am. Ord. 27-5-00, passed 6-12-00; Am. Ord. 33-6-04, passed 7-13-04; Am. Ord. 56-11-07, passed 12-11- 07; Am. Ord. 64-11-08, passed 12-9-08; Am. Ord. 25-7-09, passed 8-11-09; Am. Ord. 23-06-10, passed 7-13-10; Am. Ord. 10-03-13, passed 4-9-13; Am. Ord. 24-07-13, passed 8-13-13; Am. Ord. 31-09-13, passed 9-24-13; Am. Ord. 48-10-14, passed 11-10-14; Am. Ord. 53-10-15, passed 11-10-15; Am. Ord. 46-07-16, passed 8-9-16; Am. Ord. 25-07-17, passed 8-15-17)   Penalty, see § 159.999