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(A) Intent. The I-ORT: Office/Research/Technology Industrial Districts are established to promote the development of research facilities, testing laboratories and administrative facilities which are generally compatible in physical appearance and service requirements to office uses. Other uses, such as distribution, warehouse and flex-space centers, and light manufacturing or assembly operations which are generally free from objectionable elements such as odor, dust, smoke or glare and are operated within enclosed structures, are also permitted. This district is designed to function as a “gateway” district, with easy access and high visibility from primary transportation routes, while acting as a transitional use or buffer between heavy industrial or outdoor commercial districts and lower intensity residential or commercial uses.
(B) Permitted uses.
(1) Primary uses.
1. Corporate headquarters; and
2. Offices any type (no ancillary public retail or service-commercial components).
(b) Education/support services:
1. School-commercial, trade or business; industrial training facility; and
2. Day care center.
1. Data processing/analysis;
2. Telecommunication tower; and
3. Telephone exchange.
(d) Educational use: school, commercial, trade or business; industrial training facility;
(e) Industrial uses, agri-science:
1. Agri-science, medical or dental laboratories, or research facilities;
2. Assembly of previously manufactured parts, subassemblies or components;
3. Distribution center (shall contain an office component occupying a minimum of 20% of the gross square footage of the building);
4. Engineering laboratories; flex-space;
5. Manufacture of, or light assembly or repair of previously manufactured parts for:
a. Appliances: light; portable; household;
b. Bicycles, motorcycles or parts; cabinets;
d. Clocks and watches;
e. Cloth products from finished cloth (i.e., apparel);
f. Communication equipment and assembly;
g. Computers, computer equipment;
j. Electric hand tools;
k. Electric motors;
l. Electrical components and sub-assemblies;
m. Ice or dry ice;
n. Jewelry (including engraving);
o. Leather products from finished leather;
p. Light component parts of products;
q. Office equipment, including assembly;
r. Office machinery, electrical and mechanical;
s. Optical goods;
t. Paper box and paper products from finished paper;
u. Recording instruments;
v. Signs; and
6. Research laboratories or research and development center; and
7. Warehouse (shall contain an office component occupying a minimum of 20% of the gross square footage of the building).
1. Engraving (non-retail);
2. Mail order distribution;
3. Offices, in conjunction with a use permitted by this section;
4. Printing or publishing facility;
5. Upholstery; and
6. Wholesale business.
(2) Special exception uses.
(a) Governmental use; and
(b) Post office.
(3) Accessory uses. See § 194.095 of this chapter.
(4) Temporary uses. See § 194.096 of this chapter.
(C) Development standards.
(1) Water and sanitary system 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 industrial park shall have a minimum lot width and frontage of 100 feet on a public street.
(3) Yards and setbacks.
1. A minimum front yard and building setback or front bufferyard, measured from the proposed right-of-way shall be provided as follows:
Limited access street
Local street/cul-de-sac street
Primary arterial street
Secondary arterial street
See division (F) below
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: 30 feet;
3. Minimum rear yard: ten feet; and
4. Minimum rear bufferyard: 30 feet.
(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 bufferyards may include driveways and 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.
(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. Unlimited; provided, however, that, the setback for that portion of the building or structure which is in excess of 45 feet shall be increased by one foot each one foot of building or structural height above 45 feet until the ultimate height of building or structure is allowed.
(6) Off-street parking. See § 194.105 of this chapter.
(7) Off-street loading. See § 194.106 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) Outside storage and operations.
(a) Operations. All operations, servicing and processing (except off-street parking and off-street loading) shall be conducted within completely enclosed buildings.
(b) Storage. All storage of materials or products shall be within completely enclosed buildings or permanent structures.
(D) Development plan approval required. All lots in an I-ORT District shall be subject to the filing of a development plan for review and approval by the Plan Commission. The development plan shall demonstrate compliance with the following development requirements and compliance with the provisions set forth in §§ 194.160 through 194.169 of this chapter.
(1) Architectural design.
(a) Building design. Any portion of a lot which is within 400 feet of the right-of-way of any street identified in the transportation plan by its functional classification (§ 194.186 of this chapter), as a primary, secondary or collector street, any new building or building addition 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. (See also division (E) below.)
(b) Building materials. 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 on any facade of the building that is visible from a street.
1. Two or three building materials (excluding: glass in windows or doors; doors; and roofing material) shall be utilized for any facades visible from a street.
2. The primary building material for any facade visible from the street shall be one of the following: brick; architectural concrete, if the surface of the architectural concrete simulates brick or stone (examples include, but are not limited to, limestone, marble or granite); pre-cast concrete, if the surface of the pre-cast concrete is: painted; textured (e.g., rough, striated, imprinted with a pattern or form); or designed to simulate brick or stone (examples include, but are not limited to, limestone, marble or granite); external insulation and finish system (E.I.F.S.); or stone.
3. The primary building material shall constitute a minimum of 60% of the available wall area (exclusive of window and doors) of any facade visible from the street.
4. 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 facades visible from the street. (See also division (E) below.)
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. 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.
(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 compatible with the style, materials, color, details and proportion of the building. The number of panes, the way the window opens and the trim around the window shall be consistent with the selected architectural style of the building.
(f) Awnings, canopies. In addition to the provisions of § 194.163 of this chapter, fixed or retractable awnings or canopies are permitted; provided they:
1. Complement the building’s architectural style, building materials, colors and details;
2. Do not conceal architectural features (such as cornices, columns, pilasters or decorative details);
3. Do not impair facade composition; and
4. Are designed as an integral part of the facade. Plastic awnings and canopies 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.
(E) Waiver of development requirements.
(1) Building design findings. The Plan Commission may grant a waiver of the building design development requirements of division (D) above and approve a building design which does not incorporate the salient features of the Zionsville theme, or incorporate the architecture, design and overall aesthetic exterior character of, a building consistent with the Georgian, Federal, Greek Revival or Victorian architectural styles upon finding that:
(a) The building design represents an innovative use of building materials or design, or site design features which will not be detrimental to the use or value of area properties;
(b) The proposed building is appropriate when compared to the architecture, design and overall exterior character of other buildings on the site and surrounding sites;
(c) The building design is consistent with and compatible with other development located along the street; and
(d) The proposed building is consistent with the intent and purpose of this chapter.
(2) Building materials findings. The Plan Commission may grant a waiver of the building materials development requirements of division (D) above and approve the use of alternate exterior building materials on any facade of a building that is visible from a street upon finding that:
(a) The building materials utilized represent an innovative use of said materials which enhance the overall aesthetic exterior character of the building and will not be detrimental to the use or value of area properties;
(b) The building materials utilized are appropriate when compared to the building materials utilized on other buildings on the site and surrounding sites;
(c) The building materials utilized are consistent with and compatible with other building materials utilized on, and with the overall exterior character of, other buildings and development located along the street; and
(d) The building materials utilized are consistent with the intent and purpose of this chapter.
(F) Development incentives; front yard and front bufferyard reduction.
(1) Purpose. In order to facilitate urban development and improve quality of landscaping in the built environment, the depth of a required front yard or front bufferyard may be reduced as follows, if such reduction is approved by the Plan Commission in connection with the review and approval of a development plan.
(2) Minimum front yard and bufferyard.
(a) The minimum front yard and front bufferyard may be reduced to a minimum of:
1. Front yards: 20 feet; and
2. Front bufferyards: 30 feet.
(b) Provided, however, that, the landscaping required for said yard shall be increased as follows:
1. Front yards: to Level A landscaping, per the landscaping requirements of § 194.109 of this chapter, Tables A, B and C;
2. Front bufferyards: to a Level C, per the landscaping requirements of § 194.109 of this chapter, Tables A, B and C.
(3) Findings. The Plan Commission may approve such required depth of front yard or front bufferyard reduction only upon finding that:
(a) The level of landscaping within the required [(i) front yard, (ii) front bufferyard] shall meet or exceed [(i) Level A, (ii) Level C] landscaping, per the landscaping requirements of § 194.109 of this chapter and the building shall be placed at the reduced setback line;
(b) The proposed development is appropriate to the site and its surroundings; and
(c) The proposed development is consistent with the intent and purpose of this chapter.
(Ord. 2000-16, passed 8-28-2000, § 2.29; Ord. 2016-04, passed 4-5-2016)