Zoneomics Logo
search icon

Fishers City Zoning Code

CHAPTER 3

ZONING DISTRICTS

Sec. 3.1.1. Purpose & Intent

Each of the standard zoning districts in the UDO stand alone and are not a part of a hierarchy or pyramidal system of zoning. For example, what is permitted in the R1 zoning district is not necessarily permitted in the R3 zoning district. Only those uses and development standards which are expressly permitted and noted for each zoning district apply to that zoning district.

Effective on: 1/1/1901

Sec. 3.1.2. Legacy Districts

(RESERVED FOR FUTURE USE)

Effective on: 1/1/1901

Sec. 3.1.3. District Transition Table

(RESERVED FOR FUTURE USE)

Effective on: 1/1/1901

Sec. 3.2.1. ER Estate-Rural Residential District

  • Purpose & Intent

    The ER District is intended to provide for larger residential lots that are at least one (1) acre in size, and/or rural lots that have low impact development on the environment. This mixture is intended to allow residential development in areas adjacent to developed infrastructure. This district should be used to provide unique rural housing options in areas with mature vegetation, topography, drainage and wildlife. Conservation subdivision type development on smaller lot sizes in exchange for preserving common open space may be permitted in this district (see also Sec. 8.4.7B. Conservation Area). See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Minimum Lot Dimensions
    1a. Lot area1 acre (43,560 sf)
    1b. Lot width at building line – standard125'
    1c. Lot width at building line – corner150'
    1d. Lot frontage50'
    1. Minimum Building Setbacks
    2a. Front - local street / other street typeAll streets: 60’
    2b. Side, primary structure30'
    2c. Rear, primary structure50'
    1. Maximum Building Height
    3. Primary structure35' or 3.5 stories, whichever is greater
    1. Building Floor Area
    4a. Living unit area, 1-story (min)2,000 sf
    4b. Living unit area, 2-story (min)2,200 sf
    1. Other
    5a. Does not require municipal water or sewer hookup
    5b. Impervious area of lot (max)35%
    5c. Alternative standardsSec. 8.4.7. Conservation Development
    5d. Accessory structuresArticle 6.2. Accessory Structure Standards
    5e. Total structures per lotSec. 6.8.1.G. Structures Per Lot

    (Ord. 081919D, 08/19/2019) 

    Effective on: 8/19/2019

    Sec. 3.2.2. R1 Residential District

  • A.
    District Intent

    The R1 District is intended to provide for single-family detached homes in a low-density range of 1.0 to 1.5 dwelling units per acre. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • B.
    Development Standards
    1. 1.
      Minimum Lot Dimensions
    1a. Lot area20,000 sf
    1b. Lot width at building line – standard125'
    1c. Lot width at building line – corner150'
    1d. Lot frontage50'
    1. 2.
      Minimum Building Setbacks
    2a. Front - local street / other street type30' / 45'

    I. If a lot is located in a recorded subdivision, the required setback stated on the recorded secondary plat shall apply.  

    II. In the absence of a setback on a recorded plat or if the lot is not in a recorded subdivision, the greatest of the following options apply: the average of the setbacks established by the nearest primary buildings on either side of the proposed structure on the subject site OR the setback listed in this table. 

    2b. Side, primary structure20'
    2c. Rear, primary structure40'
    1. 3.
      Maximum Building Height
    3. Primary structure35'
    1. 4.
      Building Floor Area
    4a. Living unit area, 1-story (min)1,800 sf
    4b. Living unit area, 2-story (min)2,000 sf
    1. 5.
      Other
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)*35%*
    5c. Alternative standardsSec. 8.4.7. Conservation Development
    5d. Accessory structuresArticle 6.2. Accessory Structure Standards
    5e. Total structures per lotSec. 6.8.1G. Structures Per Lot

    * If the lot abuts Geist Reservoir, then the maximum impervious area may be up to 50%.

     

    (Ord. 081919D, 08/19/2019) 

    Effective on: 4/21/2025

    Sec. 3.2.3. R2 Residential District

  • A.
    District Intent

    The R2 District is intended to be provide for single-family homes in a lower density range of approximately 1.0 to 1.7 dwelling units per acre. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • B.
    Development Standards
    1. 1.
      Minimum Lot Dimensions
    1a. Lot area15,000 sf
    1b. Lot width at building line – standard100'
    1c. Lot width at building line – corner120'
    1d. Lot frontage50'
    1. 2.
      Minimum Building Setbacks
    2a. Front - local street / other street type25' / 40'

    I. If a lot is located in a recorded subdivision, the required setback stated on the recorded secondary plat shall apply.  

    II. In the absence of a setback on a recorded plat or if the lot is not in a recorded subdivision, the greatest of the following options apply: the average of the setbacks established by the nearest primary buildings on either side of the proposed structure on the subject site OR the setback listed in this table.

    2b. Side, primary structure / Dwelling with attached side-load or rear-load garage15' / 10’
    2b. Side, Aggregate30’
    2c. Rear, primary structure40'
    1. 3.
      Maximum Building Height
    3a. Primary structure35'
    1. 4.
      Building Floor Area
    4a. Living unit area, 1-story (min)1,600 sf
    4b. Living unit area, 2-story (min)1,800 sf
    1. 5.
      Other
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)*35%*
    5c. Alternative standardsSec. 8.4.7. Conservation Development
    5d. Accessory structuresArticle 6.2. Accessory Structure Standards
    5e. Total structures per lotSec. 6.8.1G. Structures Per Lot

    * If the lot abuts Geist Reservoir, then the maximum impervious area may be up to 50%.

     

    (Ord. 081919D, 08/19/2019; Ord. 011822, 02/21/2022) 

    Effective on: 4/21/2025

    Sec. 3.2.4. R3 Residential District

  • A.
    District Intent

    The R3 District is intended to provide for single family detached homes in a medium density range of approximately 1.0 to 2.0 dwelling units per acre. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • B.
    Development Standards
    1. 1.
      Minimum Lot Dimensions
    1a. Lot area12,000 sf
    1b. Lot width at building line – standard90'
    1c. Lot width at building line – corner108'
    1d. Lot frontage50'
    1. 2.
      Minimum Building Setbacks
    2a. Front - local street / other street type25' / 40'

    I. If a lot is located in a recorded subdivision, the required setback stated on the recorded secondary plat shall apply.  

    II. In the absence of a setback on a recorded plat or if the lot is not in a recorded subdivision, the greatest of the following options apply: the average of the setbacks established by the nearest primary buildings on either side of the proposed structure on the subject site OR the setback listed in this table.

    2b. Side, primary structure / Dwelling with attached side-load or rear-load garage10' / 5’
    2b. Side, Aggregate20’
    2c. Rear, primary structure30'
    1. 3.
      Maximum Building Height
    3a. Primary structure35'
    1. 4.
      Building Floor Area
    4a. Living unit area, 1-story (min)1,250 sf
    4b. Living unit area, 2-story (min)1,400 sf
    1. 5.
      Other
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)*40%*
    5c. Alternative standardsSec. 8.4.7. Conservation Development
    5d. Total structures per lotSec. 6.8.1G. Structures Per Lot

    * If the lot abuts Geist Reservoir, then the maximum impervious area may be up to 50%.

     

    (Ord. 081919D, 08/19/2019; Ord. 011822, 02/21/2022) 

    Effective on: 4/21/2025

    Sec. 3.2.5. R4 Residential District

  • A.
    District Intent

    The R4 District is intended to provide for the development of single-family homes in a higher density range of approximately 1.0 to 2.5 dwelling units per acre. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • B.
    Development Standards
    1. 1.
      Minimum Lot Dimensions
    1a. Lot area10,000 sf
    1b. Lot width at building line – standard80'
    1c. Lot width at building line – corner96'
    1d. Lot frontage50'
    1. 2.
      Minimum Building Setbacks
    2a. Front - local street / other street type25' / 40'

    I. If a lot is located in a recorded subdivision, the required setback stated on the recorded secondary plat shall apply.  

    II. In the absence of a setback on a recorded plat or if the lot is not in a recorded subdivision, the greatest of the following options apply: the average of the setbacks established by the nearest primary buildings on either side of the proposed structure on the subject site OR the setback listed in this table.

    2b. Side, primary structure10'
    2c. Rear, primary structure25'
    1. 3.
      Maximum Building Height
    3a. Primary structure35'
    1. 4.
      Building Floor Area
    4a. Living unit area, 1-story (min)1,100 sf
    4b. Living unit area, 2-story (min)1,350 sf
    1. 5.
      Other
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)*40%*
    5c. Alternative standardsSec. 8.4.7. Conservation Development
    5d. Total structures per lotSec. 6.8.1G. Structures Per Lot

    * If the lot abuts Geist Reservoir, then the maximum impervious area may be up to 50%.

     

    (Ord. 081919D, 08/19/2019) 

    Effective on: 4/21/2025

    Sec. 3.2.6. R5 Residential District

  • A.
    District Intent

    The R5 District is intended to provide for the development of single-family in a density range of approximately 1.0 to 3.0 dwelling units per acre. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • B.
    Development Standards
    1. 1.
      Minimum Lot Dimensions
    1a. Lot area7,500 sf
    1b. Lot width at building line – standard70'
    1c. Lot width at building line – corner84'
    1d. Lot frontage50'
    1. 2.
      Minimum Building Setbacks
    2a. Front - local street / other street type25' / 40'

    I. If a lot is located in a recorded subdivision, the required setback stated on the recorded secondary plat shall apply.  

    II. In the absence of a setback on a recorded plat or if the lot is not in a recorded subdivision, the greatest of the following options apply: the average of the setbacks established by the nearest primary buildings on either side of the proposed structure on the subject site OR the setback listed in this table.

    2b. Side10'
    2c. Rear25'
    1. 3.
      Maximum Building Height
    3a. Primary structure35'
    1. 4.
      Building Floor Area
    4a. Living unit area, 1-story (min)1,000 sf
    4b. Living unit area, 2-story (min)1,200 sf
    1. 5.
      Other
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)50%
    5c. Alternative standardsSec. 8.4.7. Conservation Development
    5d. Total structures per lotSec. 6.8.1G. Structures Per Lot
     

    (Ord. 081919D, 08/19/2019) 

    Effective on: 4/21/2025

    Sec. 3.2.7. MP Manufactured Home Park District

  • District Intent

    • The MP District is intended to provide a land use category for housing districts (typically mobile or manufactured home) where dwelling sites are leased. Manufactured home or mobile home parks shall be in accordance with State Law and their subsequent amendments. Additionally, all developments in this zoning district are subject to State Board of Health requirements and the requirements of the UDO. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

    1. Development Standards
    1. Minimum Lot Dimensions
    1a. Lot arean/a
    1b. Lot width at building line – standardn/a
    1c. Lot width at building line – cornern/a
    1d. Project Lot frontage200'
    1e. Dwelling site size4,000 sf
    1f. Dwelling site depth200’
    1. Minimum Building Setbacks
    2a. Front - local street / other street typeAll streets: 30’
    2b. Side*30'
    2c. Rear*
    *Note: additional Buffer Yard requirements may apply    		30'
    2e. Front, dwelling site15’ from edge of pavement of interior roads
    2f. Side, dwelling site, primary structure7’
    2g. Side, dwelling site, accessory structure3’
    2h. Rear, dwelling site, primary structure10’
    2i. Rear, dwelling site, accessory structure5’
    1. Maximum Building Height
    3a. Primary structure35'
    1. Building Floor Area
    4a. Living unit area (min)750 sf per primary structure on a dwelling site
    1. Other
    5a. Requires municipal water or sewer hookup
    5b. Impervious area of lot (max)80%
     

    Effective on: 1/1/1901

    Sec. 3.2.8. M1 Multi-Family Residential

  • District Intent

    The M1 District is intended to provide for and encourage the development of detached single-family cluster homes or attached multi-family homes in a density range of approximately 1.0 to 5.0 dwelling units per acre. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Minimum Lot Dimensions
    		Attached HouseTownhouse / Apartment Building
    1a. Lot area – one-bedroom / two-bedroom / three-bedroom1,500 sf (all)6,500 / 7,500 / 8,500 sf/unit1
    1b. Lot width at building line20’n/a1
    1c. Lot width at building line – corner25'
    1d. Lot frontage20’150'1
    1. Minimum Building Setbacks
    2a. Front - local street / other street type15’ / 30’25' / 40'1
    2a. Front, Internal18’
    2b. Side20’30'1
    2c. Rear18’50'1
    2d. Building separation (min)20’
    1. Maximum Building Height
    1. Primary structure
    		35'
    1. Building Floor Area
    4a. Living unit area, one-bedroom (min)950 sf
    4b. Living unit area, two-bedroom (min)1,200 sf
    4c. Living unit area, three-bedroom (min)1,400 sf
    4d. Maximum number of attached dwelling units4
    1. Other
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot and project site (max)65%
    5c. Alternative standardsSec. 8.4.7. Conservation Development
    Notes:
    1. Refers to site, rather than individual lots for individual units
    2. Additional buffer yard requirements may apply

    Effective on: 1/1/1901

    Sec. 3.2.9. M2 Multi-Family Residential

  • District Intent

    The M2 District is intended to provide for and encourage the development of attached multi-family homes in a moderate density range of approximately 1.0 to 8.0 dwelling units per acre. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Minimum Lot Dimensions
    1a. Lot area – 1-bedroom / 2-bedroom / 3-bedroom4,500 / 5,500 / 6,500 sf./unit1
    1b. Lot width at building line – standardn/a
    1c. Lot width at building line – cornern/a
    1d. Lot frontage – on public street with access from150'1
    1. Minimum Building Setbacks
    2a. Front - local street / other street type25’ / 40’
    2b. Front – Internal25’
    2c. Side250'
    2d. Rear250'
    2e. Building separation (min)30’
    1. Maximum Building Height

    3.a Primary structure

    		35'
    1. Building Floor Area
    4a. Living unit area (min) – 1-bedroom / 2-bedroom / 3-bedroom850 / 1,100 / 1,300 sf
    1. Other
    5a. Requires municipal water or sewer hookup
    5b. Impervious area of lot (max)75%
    Notes:
    1. Refers to site, rather than individual lots for individual units
    2. Additional buffer yard requirements may apply

    Effective on: 7/20/2018

    Sec. 3.2.10. TCR Town Center Residential District

  • District Intent

    The TCR District is established to provide a land use category for residential areas in the Town Center. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Minimum Lot Dimensions
    1a. Lot arean/a
    1b. Lot width at building line – standardn/a
    1c. Lot width at building line – cornern/a
    1d. Lot frontagen/a
    1. Minimum Building Setbacks
    2a. Front - local street / other street type15’, or the average of existing setbacks for infill lots
    2b. Side, primary structure / Two-family dwellings5’ / zero
    2c. Aggregate side setback10’
    2d. Rear, primary structure20’
    1. Maximum Building Height
    3a. Primary structure25'
    1. Building Floor Area
    4a. Living unit area, 1-story (min)n/a
    1. Other
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)80%
    5d. Accessory structuresArticle 6.2. Accessory Structure Standards
     

    Effective on: 7/20/2018

    Sec. 3.3.1. C1 Commercial District

  • District Intent

    The C1 District is established to provide for the development of professional and office type businesses which may serve as buffer areas between residential and more intense commercial districts. It is intended that the C1 District will result in the development of office buildings arranged in a park type environment, with structures that would be compatible with neighboring residential uses. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Minimum Lot Dimensions
    1a. Lot arean/a
    1b. Lot widthn/a
    1c. Lot frontage100’
    1. Minimum Building Setbacks
    2a. Front150’
    2b. Side1 / aggregate10’
    2c. Rear120’
    2d. InternalZero
    1. Maximum Building Height
    		 
    3a. Primary Structure35‘ / 3 stories
    1. Building Floor Area
    		 
    4a. Main floor area (min)n/a
    4b. Floor area per unit (min)n/a
    1. Other
    		 
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)75%
    Notes:
    1. Additional buffer yard requirements may apply

    Effective on: 1/1/1901

    Sec. 3.3.2. C2 Neighborhood Business District

  • District Intent

    The C2 District is established to provide for the development of commercial and frequently used businesses associated with the shopping, service and family needs of adjacent or local residential areas. The C2 District is intended to provide for the establishment of smaller shops or stores serving a localized area rather than larger businesses serving regional areas. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Minimum Lot Dimensions
    1a. Lot area1 acre (43,560 sf)
    1b. Project arean/a
    1c. Lot widthn/a
    1d. Lot frontage150’
    1. Minimum Building Setbacks
    2a. Front150’
    2b. Side1 / aggregate10’
    2c. Rear120’
    2d. InternalZero
    1. Maximum Building Height
    3a. Primary Structure35‘ / 2 stories
    3b. Freestanding structure25’ / 1 story
    1. Building Floor Area
    4a. Gross Floor Area (min)n/a
    4b. Floor area ratio (max for site)0.2
    4c. Floor area (max per building / site)55,000 sf / 90,000 sf
    1. Other
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)75%
    Notes:
    1. Additional buffer yard requirements may apply

    (Ord. 011822, 02/21/2022)  

    Effective on: 1/1/1901

    Sec. 3.3.3. C3 Commercial District

  • District Intent

    The C3 District is established to provide for the development of a broad spectrum of commercial and business uses. These uses are expected to serve the regional area commercial, business, and service needs. Consequently, the C3 District is expected to cause more traffic demands, and is, therefore, to be located or situated only along or adjacent to thoroughfares, major thoroughfares or expressways at interchanges with thoroughfares. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Minimum Lot Dimensions
    1a. Lot arean/a
    1b. Lot widthn/a
    1c. Lot frontage200’
    1. Minimum Building Setbacks
    2a. Front150’
    2b. Side1 / aggregate15’ / 30’
    2c. Rear30’
    2d. InternalZero
    1. Maximum Building Height
    		 
    3a. Primary Structure65’
    3b. Adjacent to residential zones or uses35’
    1. Building Floor Area
    		 
    4a. Main Floor Area (min)n/a
    1. Other
    		 
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)75%
    Notes:
    1. Additional buffer yard requirements may apply

    Effective on: 1/1/1901

    Sec. 3.3.4. EN Employment Node District

  • District Intent
    1. The EN District is provided for the development of large office buildings providing regional employment opportunities integrated with a mix of uses, open space and trail connectivity. This District will provide premier office space and employment centers whose viability, quality, and character are important to the community, adjacent residents, employees, business owners, and taxing districts.
    2. The purpose of this District is to promote sustainable economic development in this area that will serve as an economic driver for the City, providing additional business tax base and employment opportunities for residents in and around the City.
    3. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.
  • Development Standards
    1. Lot / Site Dimensions
    1a. Lot area (min)n/a
    1b. Lot width (min)n/a
    1. Building Setbacks and Build-to Area (BTA)
    2a. Front, BTA (min / max)15’ / 30’
    2b. Side interior lot line (min) 10 or 15’
    2c. Side street BTA (min / max)10’ / 30’
    2d. Rear120’
    2e. Building width within the front build-to area (min)50%
    2f. Building width within the side build-to area (min)25%
    1. Parking Setbacks
    		 
    3a. Front (min)20’
    3b. Side lot line (min)0’
    3c. Side street (min)10’
    3d. Rear lot line (min)5’
    1. Height
    		 
    4a. Along I-69 (min)38’ and 3 occupiable floors
    4b. Along other streets (max)30’ and 2 occupiable floors
    4c. Adjacent to residential zones (max)30’
    1. Floor Area
    		 
    4a. All primary buildings, finished floor area (FFA) (min)15,000 sf
    4b. First floor FFA, second floor FFA along I-69 (max)40%, 35%
    4c. First floor FFA along other streets (max)60%
    1. Other
    		 
    5a. Impervious area of lot (max)75%
    Notes
    1. Additional buffer yard requirements may apply

    Effective on: 7/20/2018

    Sec. 3.3.5. I1 Industrial District

  • District Intent

    The I1 District is established for the development of light industrial uses which are totally enclosed within a building or structure. This district shall be located adjacent to the C3 District. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Lot / Site Dimensions
    1a. Lot area (min)n/a
    1b. Lot width (min)n/a
    1c. Lot frontage (min)150’
    1. Building Setbacks
    2a. Front100’
    2b. Side interior lot line (min) 1
    Side street (min) 1    		0’
    15’
    2c. Rear 150’
    1. Parking Setbacks
    		 
    3a. Front (min)10’
    3b. Side lot line (min)0’
    3c. Side street (min)10’
    3d. Rear lot line (min)5’
    1. Height
    		 
    4a. Primary Structure (max)42’ / 3 stories
    1. Other
    		 
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)75%
    Notes
    1. Additional buffer yard requirements may apply

    (Ord. 121922E, 01/17/2023)

    Effective on: 1/17/2023

    Sec. 3.3.6 C-Low Commercial Low Impact District

    A. District Intent 
    The C-Low Commercial Low Impact District is established to provide for the development of previous residentially zoned parcels adjacent to major thoroughfares within the City to provide for the redevelopment of professional and office types of businesses which may serves buffer areas between residential and the thoroughfare or more intense commercial districts. It is intended that the C-Low District will result in the development of low impact commercial buildings to be residential in nature and will be compatible with neighboring residential uses. See Chapter 5. Use Regulations for permitted uses within the district (limited to office, medical office, beauty/hair salon, day spa, nail salon). 


    B. Development Standards 

    1. 1.
      Minimum Lot Dimensions
    1a. Lot arean/a
    1b. Lot widthn/a
    1c. Lot frontage100’
    1. 2.
      Minimum Building Setbacks
    2a. Front140’
    2b. Side1 / aggregate10’
    2c. Rear120’
    2d. InternalZero
    1. 3.
      Maximum Building Height
    		 
    3a. Primary Structure35‘ / 1 story
    1. 4.
      Building Floor Area
    		 
    4a. Main floor area (max)4,500 square feet
    1. 5.
      Other
    		 
    5a. Requires municipal water and sewer hookup
    5b. Impervious area of lot (max)60%
    Notes:
    1. 1.
      An Infill Buffer Yard is required outlined in Section 6.7.4. Buffer Yards. 
    2. 2.
      Existing trees shall be saved to the greatest extent possible. 

    C. Architectural Design Standards

    UDO Section 6.3.4. Residential Design, shall apply, except as modified below: 

    1. 1.
      The Illustrative Character Exhibit is hereby incorporated to conceptually illustrate the elements and anticipated character and to establish a benchmark for the architecture and design of the Real Estate’s buildings. The final design may vary from the Illustrative Character Exhibit; however, buildings shall be substantially similar in quality and character to the buildings shown in the Illustrative Character Exhibit.  


    F. Parking 

    1. 1.
      The location of parking shall be prohibited in front of the building.  
    2. 2.
      The number of parking spaces shall be a maximum of 1 parking space per 200 square feet. 


    G. Lighting 

    1. 1.
      All lighting fixtures shall be full-cut off, with a zero-foot candle lighting level at the property line. 
    2. 2.
      All lighting poles are limited to 15 feet tall. 
    3. 3.
      Lighting in parking areas shall be designed and maintained to be dimmed between the hours of 8:30 p.m. and 6:30 a.m. 

     

    H. Signage 

    1. 1.
      One (1) freestanding sign is permitted. Freestanding signage shall be a maximum of 6’ tall, with a maximum of 32 square foot sign face.  
    2. 2.
      One (1) building sign is permitted. Building signage shall be a maximum of 32 square feet.  
    3. 3.
      All building and freestanding signage shall be either (i) reverse channel letters; or (ii) externally lit, full cutoff light fixtures. 

     

    I. Hours of Operation & Service Hours 

    1. 1.
      Hours of operation shall be limited to 7am to 8pm. 
    2. 2.
      Service Hours: Trash removal, compaction, service vehicle, deliveries, parking lot sweepers, etc. shall not be permitted between the hours of 9pm and 6am with the exception of snow removal. 

     

    J. Illustrative Character

    (Ord. 061724, 09/09/2024; Ord. 100625A, 11/17/2025)

    Effective on: 11/17/2025

    Sec. 3.4.1. AG Agriculture District

  • District Intent

    The intent of the AG District is to conserve agricultural land and undeveloped natural amenities while preventing the encroachment of incompatible land uses on farm land and other undeveloped areas. The types, area and intensity of land uses in an AG District are designed to encourage and protect agricultural uses and for the conservation of undeveloped areas. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Lot / Site Dimensions
    		 
    1a. Lot area / site area (min)10 acres (435,600 sf)
    1b. Lot width (min)150’
    1c. Lot frontage (min)50’
    1. Building Setbacks
    2a. Front (min)60’
    2b. Side (min) 50’
    2c. Rear100’
    1. Height
    		 
    3a. Primary Structure (max)35’ / 2.5 stories
    3b. Accessory structures (max)22’
    (agriculture-related accessory structures are exempt)
    1. Other
    		 
    4a Does not require municipal water and sewer hookup
    4b. Impervious area of lot (max)15%

    Effective on: 1/1/1901

    Sec. 3.4.2. MA Municipal Airport District

  • Intent

    The MA District is designed to provide land for the operation of public airports. Such airports shall be operated in compliance with all applicable safety and operational standards and regulations of the Federal Aviation Administration and other aviation regulatory authorities. Said airports shall be deemed in compliance with the requirements of the UDO as applied to navigation and flight operational uses. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Lot / Site Dimensions
    		 
    1a. Lot area / site area (min)n/a
    1b. Lot width (min)n/a
    1c. Lot frontage (min)n/a
    1. Building Setbacks
    2a. Front (min)150’
    2b. Side interior lot line (min)10’
          Side street (min)125'
    2c. Rear (min)125’
    1. Height
    		 
    3a. Primary Structure (max)Per FFA restrictions
    1. Other
    		 
    4a Requires municipal water and sewer hookup
    4b. Impervious area of lot (max)85%
    Notes
    1. Additional buffer yard requirements may apply

    (Ord. 041921B, 06/21/2021) 

    Effective on: 6/21/2021

    Sec. 3.4.3. NPD Nickel Plate District

    The following zoning categories are regulated by an independent regulator document entitled City of Fishers Nickel Plate District Code:

    1. A.
      Downtown Core (DC)
    2. B.
      Highway Center (HC)
    3. C.
      Municipal Center (MC)
    4. D.
      Village Center (VC)
    5. E.
      Technology Center (TC)

    In the event of any conflict between any provision of the NPD Code and any other provision of the UDO, the NPD Code shall provide the ultimate control within the NPD District. In the event the NPD Code is silent as to fees, permits, sign regulations, or any other similar provision relating to development standards, the applicable provision of the UDO shall control.

    Effective on: 4/21/2025

    Sec. 3.4.4. OS Open Space District

  • Intent

    The OS District is intended to provide for permanent open space areas that will be preserved as undeveloped or open land and developed land for use as parks, playgrounds, recreational areas, buffer zones between commercial or industrial uses and adjacent residential districts. The open space may be developed into single or multipurpose use areas, and these uses may be managed or operated by the City, County, school systems, parks board, or others. See CHAPTER 5. USE REGULATIONS for permitted uses within the District.

  • Development Standards
    1. Lot / Site Dimensions
    		 
    1a. Lot area / site area (min)n/a
    1b. Lot width (min)n/a
    1c. Lot frontage (min)None; except if more than one curb cut entrance/exit is required, the site shall have at least 200’ of frontage
    1. Building Setbacks
    2a. Front (min)100’
    2b. Side interior lot line (min) 100’
    2c. Rear100’
    1. Height
    		 
    3a. Primary Structure (max)35’
    3b. Accessory structures (max)18’
    1. Other
    		 
    4a. Requires municipal water and sewer hookup
    4b. More than one primary structure shall be permitted on one tract of land.
    4c. Impervious area of lot (max)30%

    Effective on: 1/1/1901

    Sec. 3.4.5. PUD Planned Unit Development District

  • A.
    Intent

    The intent of the PUD District is to provide a relief mechanism from the prescriptive standards of a general use zoning district. The PUD District is intended to be used to achieve a higher quality of project design than could be accomplished through the strict application of a general use district or set of general use districts, without adversely impacting the adequate facilities required to serve the property and surrounding area. A PUD District is established through Council approval with a specific PUD District Ordinance establishing the development standards and use standards for each PUD District (see Sec. 10.2.16. Planned Unit Development).

  • B.
    Prerequisite Base Zoning

    The prerequisite base zoning shall be as indicated in the PUD District Ordinance. If a parent tract has multiple zoning districts, each of those zoning districts must be on the prerequisite listing.

  • C.
    Minimum Project Size

    The minimum project size for a PUD District shall be two (2) acres or more. 

  • D.
    Minimum Parent Tract

    The minimum parent tract area shall be as indicated in the PUD District Ordinance.

  • E.
    Development Requirements 

    A PUD District shall comply with the provision of the UDO. In addition, a proposed PUD District should include concepts and development and design standards that generally offer the following advantages over a standard zoning district:

    1. 1.
      Address the policies included in the Comprehensive Plan specific to the neighborhood to encourage consistency with the community’s vision as presented in the Comprehensive Plan.
    2. 2.
      Use design to provide compatibility between areas of different land uses and development intensities within the PUD District.
    3. 3.
      Buffer different types of land uses and development intensities outside of the PUD District from those within the PUD District to increase compatibility or minimize any adverse impact which new development may have on existing or zoned development.
    4. 4.
      Enhance the appearance of neighborhoods by conserving areas of natural beauty, and natural green spaces and provide enhanced Salutogenic amenities and open space.
    5. 5.
      Promote and protect the environmental integrity of the site and its surroundings and provide suitable design responses to the specific environmental constraints of the site and surrounding area.
    6. 6.
      Promote architecture that complements the surroundings.
    7. 7.
      Counteract urban monotony and congestion on streets.

    • Effective on: 4/21/2025