The overlay districts listed below are hereby established to provide additional development standards that respond to the unique characteristics of the properties to which they apply. Overlay districts applicable to the town include the Highway Corridor Overlay District, Airport Overlay District, and Town Center Overlay.

(Ord. 121410, passed 1-11-2011; Ord. 111020C, passed 12-8-2020)

   The visibility and accessibility of the land within the Broadway and CR 600 W highway corridors are unique and therefore command the highest standards of development to stimulate substantial capital investments, encourage efficient land use, promote coordinated development, permit innovative site designs, establish development standards and preserve the integrity of the roadways within the corridors.

   (A)   Purpose and intent. The purpose of this district is to establish an overlay district to address the unique characteristics of the properties adjacent to the two primary transportation corridors that traverse the McCordsville community. These corridors have unique traffic management needs, development pressures, and aesthetic characteristics that require the establishment of additional development standards and regulations. It is the intent of this district to meet the goals of the Comprehensive Plan and fulfill the purpose of this chapter. More specifically, this overlay district is intended to require development along the town's primary transportation corridors that is aesthetically consistent, responsive to development pressures, and proportional to the area's traffic management issues.

   (B)   Applicability. The Highway Corridor Overlay District shall apply to all development sites, buildings, structures, plantings, signs, street hardware, and any other improvements that are visible to the public and which affect the physical development of land.

   (C)   Boundary. The rough boundary of the Highway Corridor Overlay District is as illustrated on the Official Zoning Map. For the purposes of administering and enforcing this chapter, the physical boundary shall measure 600 feet in both directions, measured from the centerline of the road.

   (D)   Exemptions. All single and two-family residential uses shall be exempt from the requirements of the Highway Corridor Overlay District.

   (E)   Uses. All uses permitted in an underlying base zoning district shall be permitted in the Highway Corridor Overlay District. All special exception uses in an underlying base zoning district shall be special exception uses in the Highway Corridor Overlay District.

   (F)   Development standards. Unless specified otherwise, the following development standards shall apply to developments along Broadway and CR 600 W.

      (1)   Vehicular access. Any access gained from Broadway or CR 600 W shall be approved by the town, Town Engineer and/or INDOT, depending on the jurisdiction of each. To provide safe and efficient traffic movement to and from adjacent lands:

         (a)   Frontage roads, access roads, and distributor roads may have to be constructed;

         (b)   Shared access shall be coordinated with contiguous lots and designed to preserve the aesthetic benefits offered by the surrounding area;

         (c)   Access at the side or rear of building is encouraged; and

         (d)   New access points onto Broadway or CR 600 W shall be coordinated with existing access points whenever possible.

      (2)   Curb cuts. Curb cuts shall be no closer than one foot for every 400 feet of road frontage. No curb cuts shall be within 200 feet of the intersection of two public roads. Opposing curb cuts shall align squarely or be offset no less than 200 feet.

      (3)   Connectivity through stub streets. Stub streets shall be built in all cases where adjacent lots have reasonable potential for development. For the purposes of administering and enforcing this chapter, the term reasonable potential shall include any adjacent parcel of adequate size for non-residential or residential development, as determined by the Plan Commission, or duly appointed or designated representative.

      (4)   Site layout. All site development plans shall be prepared in compliance with the requirements of §§ 154.200 through 154.210, Procedures and Permits, of this chapter. Site development plans for parcels located within the Highway Corridor Overlay District shall also comply with the following:

         (a)   Site layout shall consider the relationship between all buildings on site;

         (b)   Pedestrian connectivity between uses shall be illustrated;

         (c)   The amount of off-street parking located between the street and the front façade of the building shall not exceed 80% of the total number of parking spaces required by this chapter;

         (d)   Internal drive aisles that connect multiple lots shall minimize points of access for safe vehicular circulation; and

         (e)   The orientation and access for all outlots shall be considered and illustrated on the plan.

      (5)   Architectural design standards. The following architectural standards shall apply to all non-residential development within a Highway Corridor Overlay District. The following architectural standards are in addition to any architectural design standards imposed by an underlying base zoning district. In the event that one or more of the following architectural design standards conflicts with an architectural design standard of an underlying base zoning district, the standard that imposes the highest or strictest regulation, shall govern. For the purpose of administering and enforcing this chapter, the term FRONT FAÇADE shall refer to the façade that faces the road with the highest thoroughfare classification; with the exception of outlot buildings. All façades of an outlot building shall be treated as a front façade.

            1.   Raised corniced parapets over the door, peaked roof forms having an average slope greater than or equal to a minimum 5:12 pitch, arches, or architectural details such as tile work and moldings that are integrated into the building structure and design;

            2.   Integral planters or wing walls that incorporate landscaped areas and/or places for sitting;

            3.   Enhanced exterior lighting such as wall sconces, building mounted accent lights, or decorative pedestal lights;

            4.   Prominent three-dimensional entryway feature, such as a clock tower or other similar architectural design element, projecting from the plane of the main exterior walls by a minimum of eight feet and raised above the adjoining parapet wall/roof by a minimum of three feet; or

            5.   Pilasters projecting from the plane of the wall by a minimum of eight inches and/or architectural or decorative columns to create visual breaks and interest in the façade walls.

            1.   All front facades shall incorporate no less than three of the changes listed below. All other facades shall incorporate at least one wall plane change listed below.

               a.   Projections/recesses;

               b.   Columns with trim or accent materials;

               c.   Change in finished material depths;

               d.   Change in material;

               e.   Building overhangs (as an architectural feature, not a standard roof overhang);

               f.   Materials such as false windows or fenestration with architectural accents; or

               g.   Other features as approved by the ARC.

            2.   Exceptions may be granted by the ARC for rear elevations which are not visible to adjacent properties, private streets, and/or public rights-of-way.

            1.   Brick or face tile;

            2.   Wood;

            3.   Native stone;

            4.   Glass, provided that reflective glass is limited to a maximum of 50% of the area of any façade wall on which the glass is used;

            5.   Tinted and/or textured concrete masonry units such as split face block and burnished block;

            6.   Tilt-up concrete panels that are adorned or textured;

            7.   Architectural pre-cast concrete;

            8.   Architectural metal;

            9.   E.I.F.S.; or

            10.   Fiber cement board.

            1.   Sloped roofs shall not exceed an average height equal to that of 1.5 times the height of the supporting walls. Exceptions may be granted by the ARC for architectural styles that lend themselves to a greater roof height.

            2.   Sloped roofs shall have overhanging eaves that extend a minimum of 12 inches past the exterior of the exterior siding material.

            3.   Sloped roofs shall either be of architectural standing seam metal, tile, slate, or dimensional shingles.

            4.   Flat roofs shall feature a parapet with varying heights. The variations in height shall coincide with wall plane articulation.

            1.   A continuous, delineated pedestrian route network no less than six feet wide, that continues from the perimeter public sidewalk to the principal customer entrance of all principal buildings on the site shall be provided.

            2.   Sidewalks no less than six feet wide shall be provided along the full length of a building along any facade that features a customer entrance. Sidewalks no less than ten feet wide shall be provided along the full length of a retail building with more than two tenant spaces or a gross size greater than 15,000 square feet, along any facade that features a customer entrance. Sidewalks no less than 12 feet wide shall be provided along the full length of a retail building with more than three tenant spaces or a gross size greater than 40,000 square feet, along any facade that features a customer entrance. All such sidewalks, equal to or greater than ten feet wide shall feature landscape beds incorporated into the sidewalk. These beds shall not be wider than half the width of the sidewalk.

            3.   All internal pedestrian walkways shall be distinguished from driving surfaces through the use of decorative pavers, decorative bricks, or stamped and colored concrete.

            4.   All internal walkways must feature landscaping, benches, and other such materials/facilities for no less than 50% of their length. Internal walkway features can be composed of any combination of the following: benches; tree plantings; decorative lighting, provided the lighting is no more than ten feet in height; decorative bollards, shrubs, or hedges.

            1.   A landscaped patio/outdoor seating area or plaza that is a minimum of 2,000 square feet in area;

            2.   A water feature, which shall be in addition to any required detention or retention pond;

            3.   A clock or bell tower or other vertical element either as a free-standing structure or as a primary entrance feature;

            4.   Bus or public transportation shelter and turn off lanes;

            5.   Public art or sculpture; and/or

            6.   A mini park as defined by the McCordsville Parks and Recreation Master Plan, as amended from time to time.

      (10)   All standards set forth above shall apply where not in direct conflict with any other provision of this chapter. In the event that one or more of the following criteria conflicts with any other requirement of this chapter, the more restrictive standard shall apply.

(Ord. 121410, passed 1-11-2011; Ord. 111114, passed 11-11-2014; Ord. 010819, passed 2-12-2019)

   (A)   Purpose and intent. The Airport Overlay District permits operation of the Mt. Comfort Airport and regulates uses adjacent to the airport to ensure compatible growth and development. District regulations control building height and prohibit uses that create electrical interference.

   (B)   Height restriction zones. There are hereby created and established certain zones which include all of the land lying within and under the approach surfaces, transition surfaces, horizontal surfaces, and conical surfaces. The zones and surfaces are shown on the Mt. Comfort Airport Zoning Map. The various zones are hereby established and defined as follows:

      (1)   Precision instrument approach surface. The land area located at each end of each instrument runway to be equipped for precision landings, its surface area having a width of 1,000 feet at a horizontal distance of 200 feet beyond each end of the runway and widening thereafter uniformly to a width of 16,000 feet at a horizontal distance of 50,200 feet beyond each end of the runway, its centerline being the continuation of the runway centerline.

      (2)   Non-precision instrument or visual approach surface. The land area located at each end of each non-precision instrument or visual runway for landings and take-offs, its surface area having an inner width identical to width of the primary surface at a width of 4,000 feet at a distance of 10,200 feet beyond the end of the runway. The approach surface centerline is the continuation of the runway centerline.

      (3)   Primary surface. A surface longitudinally centered on a runway. When the runway has a specially prepared hard surface, the primary surface extends 200 feet beyond each end of that runway, but when the runway has no specially prepared hard surface or planned hard surface, the primary surface ends at each end of that runway. The elevation of the nearest point on the primary surface is the same as the elevation of the nearest point on the runway centerline. The width of a primary surface is 500 feet for visual runways and 1,000 feet for all other runways. The width of the primary surface is the width prescribed for the most precise approach to either end of the runway.

      (4)   Transitional surface. These surfaces extend outward and upward at right angles to the runway centerline and the runway centerline extended from the sides of the primary surface and from the sides of the approach surfaces. Transitional surfaces for those portions of a precision approach surface which project through and beyond the limits of the conical surface extend a distance of 5,000 feet measured horizontally from the edge of the approach surface and at right angles to the runway centerline.

      (5)   Horizontal surface. A horizontal plane 150 feet above the established airport elevation, the perimeter of which is constructed by swinging arcs of specified radii from the center of each end of the primary surface of each runway of each airport and connecting the adjacent arcs by lines tangent to those arcs. The radius of each arc is 5,000 for visual runways and 10,000 for all other runways.

      (6)   Conical surface. The land area beginning at the periphery of the horizontal surface area and thence extending outwardly for a horizontal distance of 4,000 feet.

   (C)   Height limitations. Except as otherwise provided herein, no structure or tree shall be erected, altered, allowed to grow, or maintained in any zone created by this section to a height in excess of the height limit herein established for the zone. The height limitations are computed from the applicable runway and elevation or the airport elevation as appropriate, and are hereby established for each of the zones in question. When an area is covered by more than one height limitation, the more restrictive limitation shall prevail. Nothing in this section shall be construed as prohibiting the growth, construction, or maintenance of any tree or structure to a height 50 feet or less above the surface of the land.

      (1)   Precision instrument approach surface. Height limits shall be one foot in height for each 100 feet in horizontal distance beginning at a point 200 feet from the end of the instrument runway and extending to a distance of 10,200 feet from the end of the runway, thence one foot in height for each 50 feet in horizontal distance to a point 50,200 feet from the end of the runway.

      (2)   Non-precision instrument or visual approach surface. Height limits shall be one foot in height for each 50 feet in horizontal distance beginning at a point 200 feet from the end of the non-precision instrument runway and extending to a point 10,200 feet from the end of the runway.

      (3)   Transitional surface. Height limits shall be one foot in height for each seven feet in horizontal distance beginning at the primary surface edge, measured at right angles to the longitudinal centerline of the runway, extending upward to a maximum height of 150 feet above the established airport elevation. In addition to the foregoing, there are established height limits of one foot in vertical height for each seven feet in horizontal distance measured from the edges of all approach surfaces for the entire length of the approach surface and extending upward and outward to the points where they intersect the horizontal and conical surfaces. Further, where the instrument approach surface projects through and beyond the conical surface, a height limit of one foot for each seven feet of horizontal distance shall be maintained beginning at the edge of the instrument approach surface and extending a distance of 5,000 feet from the edge of the precision instrument approach surface measured at right angles to the continuation of the centerline of the runway.

      (4)   Conical surface. Height limits shall be one foot in height for each 20 feet of horizontal distance beginning at the periphery of the horizontal surface and measured perpendicularly to the periphery of the horizontal surface.

   (D)   Permitted land uses. Unless otherwise prohibited by this section, all uses permitted in an underlying base zoning district shall be permitted in the Airport Overlay District.

   (E)   Special exception uses. The following types of uses shall be special exceptions within the runway clear zone, provided that they are also listed as permitted or special exception uses in the underlying standard zones:

      (1)   Mixed non-residential uses;

      (2)   Shopping centers not exceeding 15,000 square feet in gross floor area;

      (3)   Cemeteries; and

      (4)   Hotels.

   (F)   Land use restrictions. No land may be used in the Airport Overlay District in a manner so as to create electrical or radar interference with radio communication between the airport and aircraft, making it difficult for flyers to distinguish between airport lights and others, resulting in glare in the eyes of the flyers using the airport, impairing visibility in the vicinity of the airport, or otherwise endangering the landing, taking off, or maneuvering of aircraft. The following land use restrictions shall apply:

      (1)   Bird strike hazards restrictions. No waste disposal site, solid waste transfer station, recycling facility, or other bird attracting use shall be located within the Airport Overlay District without approval and proper authorization by the Federal Aviation Administration.

      (2)   Height restriction exemptions. The following uses and structures are hereby exempt from the height restrictions of this section:

         (a)   A structure or object that is shielded by existing permanent structures or by natural terrain or topographic features of equal or greater height and is located in an area of established development where it is evident that the shielded structure would not adversely affect aircraft navigation.

         (b)   Any air navigation facility, airport visual approach or landing aid, aircraft arresting device, or meteorological device of a type approved by the FAA and the height of which is fixed by its functional purpose.

         (c)   Any structures owned or maintained by the airport or any branch of government for utility purposes.

      (3)   Prohibited uses. The following types of uses shall be prohibited within the runway clear zone:

         (a)   Auditoriums;

         (b)   Amphitheaters;

         (c)   Day care facilities;

         (d)   Concert halls;

         (e)   Hospitals;

         (f)   Major residential plats;

         (g)   Major commercial or industrial plats with a residential component;

         (h)   Mobile home parks;

         (i)   Nursing homes;

         (j)   Outdoor music facilities;

         (k)   Public and private educational institutions;

         (l)   Religious places of worship;

         (m)   Wireless communication facilities;

         (n)   Any uses involving the sales, storage, manufacture, and/or distribution of gasoline, propane, or other flammable, toxic, explosive, radioactive, bio-hazardous materials in a quantity and of a type that would further jeopardize the health of aircraft occupants, bystanders, and emergency personnel in the event of an aircraft accident; and

         (o)   Any uses not expressly identified above, in addition to all uses legally existing before the effective date of this chapter, shall be permitted in the runway clear zone.

      (4)   Noise protection. All structures as defined in the Act permitted in the Noise Sensitive Zone after effective date of this chapter shall obtain a noise-sensitive permit from the Indiana Department of Transportation, Aeronautics Section in accordance with the procedures specified in the Act at I.C. 8-21-10-3.

   (G)   Nonconforming uses. The height limits and use limitations established by this section shall not be construed to require the removal, lowering, or other changes or alteration of any structure or tree not conforming to the regulations as of the effective date of this subsection, or otherwise interfere with the continuance of any nonconforming use. Nothing herein shall require any change in construction, alteration, or intended use of any structure, the construction or alteration of which was begun prior to the effective date of this chapter, and is diligently prosecuted.

   (H)   Safety lights. The owner of any nonconforming structure or tree is hereby required to permit the installation, operation, and maintenance thereon of markers and lights as shall be deemed necessary by the Indianapolis Airport Authority to indicate to the operators of aircraft in the vicinity of the airport the presence of airport hazards. The markers and lights shall be installed, operated, and maintained at the expense of the Indianapolis Airport Authority.

   (I)   Permits. No permit for construction or alteration of a structure or use within the Airport Overlay District shall be granted except in accordance with the following provisions:

      (1)   Airport hazards. No permit shall be granted for the establishment or creation of an airport hazard or to permit a nonconforming use, structure, or tree to be made or to become higher, or to become a greater hazard to air navigation than it was on the effective date of this chapter or any amendments thereto, or than it is when the application for a permit is made.

      (2)   Abandonment. Whenever the Administrative Officer or designated authority determines that a nonconforming structure or tree has been abandoned or more than 80% torn down, physically deteriorated or decayed, no permit shall be granted that would allow the structure or tree to exceed the applicable height limit or otherwise deviate from the zoning regulations.

   (J)   Definitions. See § 154.005, Definitions.

(Ord. 121410, passed 1-11-2011)

      (1)   (a)   The minimum building height shall be two stories, with the following exception:

         (b)   Commercial out-lot buildings within 200 feet of the centerline of SR 234 and/or W. Broadway (US 36) may be single-story.

      (2)   (a)   The amount of off-street parking located between the street and the front facade of the building shall not exceed 10% of the total number of off-street parking spaces provided, with the following exception:

         (b)   This restriction shall not apply to any commercial out-lot use within 200 feet of the centerline of SR 234 and/or W. Broadway (US 36).

      (3)   All development shall be consistent with the Town Center Master Plan, as amended by the Town Center Drainage Study.

(Ord. 111020C, passed 12-8-2020)