§ 194.070  URBAN I-2: URBAN GENERAL INDUSTRIAL.
   (A)   Intent. The I-2: General Industrial Districts are established to encourage development of manufacturing and processing facilities. Uses permitted in this district generally include those manufacturing and industrial activities which cannot be operated economically without creating some conditions which may be objectionable to the occupants of adjoining properties and for that reason must be grouped in areas where similar industrial uses are now located or where the permitted uses will be best located in accordance with the Comprehensive Plan. Uses in this district require extensive community facilities and excellent access to arterial streets. Permitted uses in this district may have outdoor storage/service areas and may generate heavy traffic, but such operations shall be subject to specific development standards.
   (B)   Permitted uses.
      (1)   Primary uses.
         (a)   Any use permitted by the I-1 District in § 194.069 of this chapter;
         (b)   Administrative uses:
            1.   Corporate headquarters; and
            2.   Offices, any type (service retail component; please see division (B)(1)(h) below).
         (c)   Automobile service:
            1.   Painting and customizing; and
            2.   Racing and testing.
         (d)   Food products:
            1.   Bakery, industrial (no retail); and
            2.   Brewing or distillation of liquor or spirits.
         (e)   Utilities: storage tanks, non-hazardous material;
         (f)   Industrial uses: manufacture assembly or repair of:
            1.   Appliances, major electric or gas;
            2.   Bottled gas storage and distribution;
            3.   Bottling of beverages (any type);
            4.   Bottling/packaging of food (secondary processing and packaging of food products initially processed off of the premises);
            5.   Boats;
            6.   Cans;
            7.   Ceramic and clay products;
            8.   Coating (excluding tar products);
            9.   Construction equipment or machinery;
            10.   Dairy and milk products;
            11.   Detergents or soaps;
            12.   Electric materials;
            13.   Electroplating operations;
            14.   Elevators;
            15.   Fabrication of structural metal products;
            16.   Glass products;
            17.   Granaries, grain processing or milling;
            18.   Furniture;
            19.   Machinery or machinery components;
            20.   Machine shop;
            21.   Malt products;
            22.   Marine equipment;
            23.   Mattresses;
            24.   Medical, surgical or dental instruments or supplies;
            25.   Musical instruments;
            26.   Pharmaceutical products;
            27.   Phonograph records, tapes or compact disks;
            28.   Photographic equipment;
            29.   Pre-manufactured parts, sub-assemblies or components;
            30.   Prefabricated wood, building or structural members;
            31.   Refrigeration or service industry machinery;
            32.   Sports equipment;
            33.   Starch;
            34.   Petroleum tank farm (storage);
            35.   Tobacco products;
            36.   Tools and implements (electrical or non-electrical);
            37.   Toys;
            38.   Transmission reconditioning;
            39.   Terminal; and
            40.   Welding.
         (g)   Office/professional services: construction companies, contractor and home remodeling companies (including storage of materials and equipment with accessory offices - service retail component, please see division (B)(1)(h) below);
         (h)   Service retail:
            1.   Health, beauty salon, spa;
            2.   Fitness equipment sales, service;
            3.   Indoor recreational center or facility (includes physical therapy facility);
            4.   Recreational equipment sales and service; and
            5.   Ancillary sales and service component associated with permitted I-2 use when not in excess of 30% of the net floor area of the total demised space associated with the permitted use.
         (i)   Miscellaneous:
            1.   Automobile body shop or painting;
            2.   Heavy construction equipment sales or service;
            3.   Self-storage (mini-) warehouse (not permitted - truck within the U.S. Highway 421-Michigan Road Corridor Overlay District);
            4.   Power plant (electric, steam or thermal);
            5.   Tool and die shop; and
            6.   Vehicle storage (new or operable only).
      (2)   Special exception uses.
         (a)   Communication/utilities:
            1.   Public utility substation; and
            2.   Public wells.
         (b)   Miscellaneous:
            1.   Recycling facility;
            2.   Resource recovery facility; and
            3.   Transfer station.
      (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, integrated center or industrial park shall have a minimum lot width and frontage of 75 feet on a public street.
      (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
Collector street
40 feet*
75 feet*
Limited access street
50 feet*
75 feet*
Local street/cul-de-sac, other street
40 feet*
75 feet*
Primary arterial street
50 feet*
75 feet*
Secondary arterial street
40 feet*
75 feet*
NOTES TO TABLE:
* 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: 20 feet*;
            2.   Minimum side bufferyard: 50 feet;
            3.   Minimum rear yard: 20 feet*; and
            4.   Minimum rear bufferyard: 50 feet.
* See division (F) below, regarding development incentives.
      (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. 35 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)   Outside display, storage and operations.
         (a)   Operations.
            1.   All operations, servicing and processing located within 600 feet of any R district boundary or an SU-1, SU-2, SU-7, SU-12, SU-13 or SU-14 District boundary (except outside storage, off-street parking and off-street loading) shall be conducted within completely enclosed buildings.
            2.   Outdoor display of merchandise associated with a permissible service retail use, shall:
               a.   Be located against the building facade;
               b.   Not block access points into the business or the building;
               c.   Not be located on hard-surfacing utilized for required off-street parking or maneuvering;
               d.   Be permitted only along the business tenant bay or storefront facade; and
               e.   Only be permitted during the hours of operation of the business and shall be removed at the close of each business day.
         (b)   Storage. All storage of materials or products within 600 feet of any R district boundary or an SU-1, SU-2, SU-7, SU-12, SU-13 or SU-14 District shall be either:
            1.   Within completely enclosed buildings; or
            2.   Effectively screened within a lattice slatted, chain link, wood shadow box or similar type fenced area, with ornamental, non-solid or chain link gates. The height of said fence shall be at least six feet and shall not exceed eight feet. Materials or products stored within the enclosure shall not exceed the height thereof. The storage area shall be surrounded by landscaping installed in compliance with the provisions of § 194.109 of this chapter for Level B bufferyard and perimeter yard landscaping.
         (c)   Amount of outside storage and operations. The total area devoted to outside storage and operations shall not exceed 50% of the gross floor area of enclosed structures or buildings on the lot.
   (D)   Development plan approval required. All lots in an I-2 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 §§ 194.125 through 194.128 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:
               a.   Brick;
               b.   Architectural concrete, if the surface of the architectural concrete simulates brick or stone (examples include, but are not limited to, limestone, marble or granite); precast concrete, if the surface of the pre-cast concrete is:
                  i.   Painted;
                  ii.   Textured (e.g., rough, striated, imprinted with a pattern or form); or
                  iii.   Designed to simulate:
                     A.   Brick or stone (examples include, but are not limited to, limestone, marble or granite);
                     B.   External insulation and finish system (E.I.F.S.); or
                     C.   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.)
         (c)   Roofs.
            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.
            1.   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.
            2.   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.
      (1)   Front yard and front bufferyard reduction.
         (a)   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.
         (b)   Minimum.
            1.   The minimum front yard and front bufferyard may be reduced to a minimum of:
               a.   Front yards: 20 feet; and
               b.   Front bufferyards: 40 feet.
            2.   Provided, however, that, the landscaping required for said yard shall be increased as follows:
               a.   Front yards: to Level A landscaping, per the landscaping requirements of § 194.109 of this chapter, Tables A, B and C; and
               b.   Front bufferyards: increase the point value for the landscaping required in a front bufferyards to a point value of 5.0 for each 100 lineal feet, per the landscaping requirements of § 194.109 of this chapter, Tables B and C.
         (c)   Findings. The Plan Commission may approve such required depth of front yard or front bufferyard reduction only upon finding that:
            1.   The building shall be placed at the reduced setback line:
               a.   The level of landscaping within the required front yard shall meet or exceed Level A Landscaping, per the landscaping requirements of § 194.109 of this chapter, Tables A, B and C; or
               b.   The level of landscaping within the required front bufferyard shall meet or exceed a point level of 5.0 for each 100 lineal feet, per the landscaping requirements of § 194.109 of this chapter, Tables B and C.
            2.   The proposed development is appropriate to the site and its surroundings; and
            3.   The proposed development is consistent with the intent and purpose of this chapter.
      (2)   Use or required side and rear yards in integrated centers or industrial parks.
         (a)   Purpose. In built environment, the Plan Commission may, in connection with the review and approval of a development plan, approve the use of required side and rear yards which abut other required side or rear yards of lots located within the same integrated center or industrial park for parking areas, loading areas, interior drives, interior access drives or outdoor storage.
         (b)   Findings. The Plan Commission may approve such use of required side and rear yards only upon finding that:
            1.   a.   The level of landscaping within the required front yard shall meet or exceed Level A landscaping, per the landscaping requirements of § 194.109 of this chapter; or
               b.   The level of landscaping within the required front bufferyard shall meet or exceed a point value of 5.0 per 100 lineal feet, per the landscaping requirements of § 194.109 of this chapter.
            2.   The area of required foundation planting areas located along the building, as required by § 194.109(C) of this chapter, has been increased to Level B plantings as set forth in § 194.109 of this chapter, Table B;
            3.   The plant unit value contained in such enlarged foundation planting areas shall have been increased to a Level B plantings as set forth in § 194.109 of this chapter, Table B;
            4.   The proposed development is appropriate to the site and its surroundings; and
            5.   The proposed development is consistent with the intent and purpose of this chapter.
(Ord. 2000-16, passed 8-28-2000, § 2.31; Ord. 2015-04, passed 3-2-2015; Ord. 2016-04, passed 4-5-2016)