(A)   Intent. B-O: Office Districts are established to promote the development of areas where office uses, compatible office-type businesses and some public and semi-public uses are developed in close proximity with commercial areas while serving as a buffer or transitional area between commercial areas and existing or future residential areas. Uses within the B-O Districts are regulated in character to assure harmonious development with the residential districts which the B-O Districts buffers from more intense commercial development.
   (B)   Permitted uses.
      (1)   Primary uses.
         (a)   Communication/utilities: telephone exchange;
         (b)   Miscellaneous: clinic, medical, dental or optometrists;
         (c)   Educational use:
            1.   Child care center;
            2.   Day nursery;
            3.   Nursery school;
            4.   Kindergarten; and
            5.   School-commercial, trade or business.
         (d)   Office: any type;
         (e)   Professional services:
            1.   Automated teller machines/ATMs (excluding freestanding machines);
            2.   Bank/savings and loan;
            3.   Credit union;
            4.   Designer services;
            5.   Musician or artist studio;
            6.   Photographic studio; and
            7.   Travel agency.
         (f)   Government use:
            1.   Governmental services (excluding police or fire station); and
            2.   Post office (without storage of delivery vehicles).
         (g)   Semi-public facilities:
            1.   Museum; and
            2.   Religious use.
      (2)   Special exception uses.
         (a)   Communication/utilities: public wells;
         (b)   Public facilities:
            1.   Community center; and
            2.   Parking garage.
         (c)   Miscellaneous:
            1.   Drive-through customer service units; and
            2.   Freestanding automated teller machines/ATMs.
         (d)   Residential:
            1.   Assisted-living facility;
            2.   Nursing home; and
            3.   Convalescent home.
      (3)   Accessory uses. See § 194.095 of this chapter. In addition, subordinate, appropriate and incidental to the above permitted primary uses, the following uses shall be considered accessory uses in this district, and shall be permitted as a supportive service within the same building as the primary use served:
         (a)   Cafeteria/restaurant (serving only employees and guests of the primary use);
         (b)   Drug store/pharmacy;
         (c)   News dealers and newsstands;
         (d)   Office supplies; and
         (e)   Photocopying and duplicating services. These additional accessory uses shall:
            1.   Have a total gross floor area which does not exceed 10% of the total gross floor area of the primary building in which the use is located;
            2.   Be for the primary purpose observing the occupants, employees or guests of the primary use; and
            3.   Not be permitted any exterior freestanding or building identification signs.
      (4)   Temporary uses. See § 194.096 of this chapter.
   (C)   Development standards.
      (1)   Water and sewer requirements. Attachment to public water and sanitary sewer facilities shall be mandatory for development in this district.
      (2)   Minimum lot width and frontage. Each lot or integrated center shall have a minimum lot width and frontage on a street of 50 feet.
      (3)   Yards and setbacks.
         (a)   Front:
            1.   A minimum front yard and building setback measured from the proposed right-of-way shall be provided as follows:
Street Classification
Front Yard
Front Bufferyard
Limited access street
30 feet
30 feet
Any other street
10 feet
20 feet
            2.   In the case where a proposed right-of-way line does not exist, as determined by the transportation plan, or where the existing right-of-way is greater, the existing right-of-way line shall be used for the setback measurement.
         (b)   Minimum side and rear yard and setback shall be provided from the lot line as follows:
            1.   Minimum side yard: ten feet;
            2.   Minimum side bufferyard: 25 feet;
            3.   Minimum rear yard: ten feet; and
            4.   Minimum rear bufferyard: 25 feet.
         (c)   Outlots within an integrated center shall provide a minimum yard of five feet along all lot lines in common with other outlots or with the main portion of the integrated center. If any portion of an outlot abuts the perimeter of the integrated center, that portion of the outlot shall be required to comply with the applicable minimum front, side or rear yard requirements set forth above. The main portion of the integrated center shall not be required to provide a minimum yard along the lot line in common with an outlot.
      (4)   Use of minimum yards and bufferyards. All minimum yards and bufferyards shall be landscaped with grass, trees, shrubbery or hedge or in combination with other suitable ground cover materials and shall remain free from structures, except where expressly permitted below.
         (a)   Minimum front yards and front bufferyards may include driveways and shall be maintained as open space free from buildings or other structures in compliance with the landscaping requirements set forth in § 194.109 of this chapter.
         (b)   Minimum side and rear yards may include interior access driveways connecting to adjoining lots; provided that, the remainder of said yards shall be maintained as open space free from buildings or structures in compliance with the landscaping requirements set forth in § 194.109 of this chapter.
         (c)   Minimum side and rear bufferyards shall be landscaped with grass and shrubbery, trees or hedge, or in combination with other suitable ground cover materials and maintained in compliance with the landscaping requirements set forth in § 194.109 of this chapter.
      (5)   Maximum building height. 45 feet.
      (6)   Off-street parking. See § 194.105 of this chapter.
      (7)   Off-street loading. See § 194.106 of this chapter.
      (8)   Signs. See §§ 194.160 through 194.169 of this chapter.
      (9)   Vision clearance areas. See § 194.021 of this chapter.
      (10)   Landscaping and screening requirements. See § 194.109 of this chapter.
      (11)   Outdoor operations. All uses and operations (except off-street parking, off-street loading and delivery, walk-up customer service windows) shall be conducted completely within enclosed buildings, except where expressly permitted below: trash container(s) exceeding 36 cubic feet shall:
         (a)   Be completely screened on all four sides with a solid-walled or opaque fenced enclosure with gate not less than six feet or greater than eight feet in height above grade;
         (b)   Be located behind the established front building line; and
         (c)   Not be located in a required yard or bufferyard.
   (D)   Development plan approval required. All lots in a B-O District shall be subject to the filing of a development plan for review and approval by the Plan Commission as set forth in §§ 194.125 through 194.128 of this chapter.
      (1)   Architectural design requirements.
         (a)   Design theme. Buildings shall be designed to incorporate the salient features of and be consistent with or complementary to the Zionsville theme, incorporating the architecture, design and overall aesthetic exterior character of a building consistent with the Georgian, Federal, Greek Revival or Victorian architectural styles.
         (b)   Building materials.
            1.   Exposed foundations shall be constructed of one or more of the following;
               a.   Brick in a color historically consistent with the selected architectural style;
               b.   Stone (limestone, granite, fieldstone and the like); and
               c.   Architectural pre-cast concrete, if surface looks like brick or stone.
            2.   Facade walls shall be constructed of any combination of:
               a.   Stone;
               b.   Clapboard siding;
               c.   Brick in a color historically consistent with the selected architectural style;
               d.   Beaded siding; or
               e.   Dryvit. In order to create variation and interest in the built environment, all new buildings or building additions shall use the exterior building materials specified below. In addition, the exterior building material selection shall be supplemented by the use of multiple colors, textures (e.g., rough, smooth, striated and the like) or architectural elements (quions, pilasters, soldier courses, friezes, cornices, dentils and the like) on each facade. Two or three building materials (excluding glass in windows or doors and roofing material) shall be utilized for all facades visible from a street or alley. The primary building material shall be one of the following brick; stone; clapboard; or dryvit, and shall constitute a minimum of 60% of the available wall area (exclusive of window and doors) of each applicable facade.
         (c)   Roofs. In no case shall rooftop mechanical equipment be visible from adjoining R districts. All vents, attic ventilators, turbines, flues and other roof penetrations shall be painted to match the color of the roof, or painted flat black. Gutters and downspouts shall be appropriate to or visually integrated with the selected architectural style of the structure. Dormers, belvederes, cupolas and pergolas may be utilized as a design element, so long as they are designed with the details, proportions, style and materials consistent with the selected architectural design of the building.
            1.   Pitched roofs. Roofs shall be simply and symmetrically pitched and only in the configuration of gables and hips, with pitches ranging from 4:12 to 14:12. Pitched roofs shall be clad in wood shingles, slate, composition asphalt shingle or standing-seam metal panels. Shingle or panel color shall be appropriate to the design of the building.
            2.   Shed roofs. Shed roofs are permitted only when the ridge is attached to an exterior wall of a building, with pitches ranging from 4:12 to 14:12.
            3.   Flat roofs. Flat roofs are permitted when consistent with the selected style of architecture, if edged by a railing or parapet, and if rooftop mechanical equipment is either camouflaged on all sides or visually integrated into the overall design of the building.
         (d)   Entrances. The main building or tenant space pedestrian entrances shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns and other design elements appropriate to the selected architectural style and details of the building as a whole. The location, orientation, proportion and style of doors shall reflect the chosen style of the building.
         (e)   Windows. All window design shall be compatib1e with the style, materials, color, details and proportion of the building. The number of panes, the way the window opens, the trim around the window and whether the window is embellished with shutters shall be consistent with the selected architectural style of the building.
         (f)   Storefronts. Storefronts shall be integrally designed with the overall facade character. Ground floor retail, service and restaurant uses may use large pane display windows; provided, however, such windows shall not exceed 75% of the total ground level (first floor) facade area. Buildings with multiple storefronts shall be of unified design, through the use of common building materials, architectural details, signs and lighting consistent with the overall building style. Each individual tenant shall have a primary entrance to the storefront from the exterior of the building.
         (g)   Awnings, canopies. In addition to the provisions of § 194.163 of this chapter, fixed or retractable awnings or canopies are permitted; provided, they complement the building’s architectural style, building materials, colors and details; do not conceal architectural features (such as cornices, columns, pilasters or decorative details); do not impair facade composition; and are designed as an integral part of the facade. Metal, plastic or aluminum awnings are prohibited.
      (2)   Lighting requirements.See § 194.113.
      (3)   Building orientation. Rear building facades shall not face a public street. No loading spaces shall be permitted to face a street.
(Ord. 2000-16, passed 8-28-2000, § 2.19; Ord. 2008-15, passed 8-4-2008; Ord. 2016-04, passed 4-5-2016)