Noblesville City Zoning Code

Appendix B

Applications

{PART A. BASIC FILING REQUIREMENTS FOR ALL APPLICATIONS

All applications must meet the following basic criteria along with the requirements specific to the type of application being filed in Part B of this Appendix.

A.
Prefiling meeting for any application identified in Article 4, Part G.
B.
A completed application on a form prescribed by the Department of Planning or digital submittal of an application using the Department's online permitting portal when the application type is available on the portal with the required signatures per the application type.
C.
Payment of filing fees pursuant to the invoice that you will receive upon the acceptance/docketing of your application. The fee must be paid within ten (10) business days of receipt.
D.
All submittals must be made via file share site, flash drive or other similar media. All documents must be in Portable Document Format (PDF).
E.
Each drawing type (i.e. construction plans, landscaping plans, architectural plans, etc.) must be submitted in a single file by type. Individual sheets as separate files from drawing sets will not be accepted, but each required submittal must be a separate file - DO NOT FILE as one total document. Refer to the Unified Development Ordinance, Noblesville Standards, and Stormwater Technical Standards for additional guidance and requirements.
F.
All construction plans shall be clearly legible and readable.
G.
All sheets shall be numbered in sequence.
H.
All plans shall be appropriately scaled based upon the level of detail required on the drawings.
I.
All drawings shall include graphic scale, north arrow, date, revision dates including reason for revision, and by whom the revisions was made.} ORD #44-10-23

Effective on: 11/14/2023

PART B. REQUIREMENTS BY APPLICATION TYPE

Section 1. Site Plan Review

Applications for site plan review shall contain the information listed under Article 4.B, for the Site Plan Review as required, and the following additional {application materials:

A.
Completed application on forms supplied by the Department of Planning and Development for all required processes that may include Technical Advisory Committee review, Secondary Plat, or any other process deemed necessary by staff and identified at the Pre-Filing Conference.
B.
Legal description of the property.
C.
Drainage Reports. Shall include a statement signed by an Indiana Registered Professional Engineer stating that:
1. 1.
  The site plan shall conform to any applicable standards for site drainage;
2. 2.
  Except where a specific variation is stated, the design of all improvements is in accordance with applicable city regulations as well as standard and good engineering practice;
3. 3.
  The site plan will not overload existing storm and sanitary sewers.
D.
Post Water Quality (BMP) report, including O&M Manual and draft BMP maintenance agreement and ordinance.
E.
Certifications, seals, and signatures required for the dedication of land and recording of the document.
F.
Construction Schedule.
G.
Contents of drawings The applicant shall prepare and submit Civil Drawings prepared by a licensed engineer or architect subject to the following:
1. 1.
  Scaled drawings at 1"=20', 1"=30', 1"=40", or 1"=50'.
2. 2.
  An accurate legal description and survey of the entire area being developed.
3. 3.
  A development plan indicating all uses, parcels, lot lines, building location pads, recreational areas (residential), vehicular access ways, pedestrian ways (sidewalks/trails) (if trails denote if it is part of the Noblesville Alternative Transportation Plan), floodplains and wetlands (adopted community and panel numbers of FIRMs; delineation and types of wetlands) and watercourses by location and name including drainage swales. All items dimensioned.
4. 4.
  The location, width, and type of use of any existing roads, rights-of-way, railroad rights-of-way, burial grounds, watercourses, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines. Clearly identify all easements and existing and proposed rights-of-way. Identify any woodland areas. Identify any trees existing on the property greater than 7-inches in diameter by species, caliper, and condition, and any native vegetation. All items dimensioned.
5. 5.
  A landscaping plan drawn by a landscape architect or a landscape contractor including company name, address, telephone number and email address. Scale 1"=20' or 1"=30'. The plan should include the location of trees, shrubs, and ground cover. Identification of the plant species (botanical and common names), sizes at the time of planting by caliper, height, and/or container size. Identify all trees to be used as Street Trees on a separate plan including species, caliper, and location and include on the overall plan. (Street Trees shall be approved by the Urban Forester)
6. 6.
  The location of any existing underground utilities such as sewers, water mains, storm drains, gas or oil transmission lines, etc. within the property or immediately adjacent thereto, with approximate pipe size and direction of slope.
7. 7.
  Parcel identification numbers as per Hamilton County Tax Mapping to be included on plan.
8. 8.
  Non-residential developments shall include 360 degree Color Elevations for all buildings denoting materials used, location of materials on building, percentage of different types of materials on the building, height, and colors. Include floorplans, and include a materials board.
9. 9.
  Lighting Plan including type of fixtures proposed (perspective or elevation drawings). The lighting plan shall denote the locations providing a photometric plan of the foot-candles to the property lines.
10. 10.
  Development Summary Table including gross and net acreage for the entire project, open space area, building coverage, floodplain and wetland areas, rights-of-way, and detention/retention areas. Indicate locations of the above on the plans.
11. 11.
  Grading Plan. Topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as referenced to sea level datum and an established benchmark.
12. 12.
  Location map indicating the Section, Township, and Range.
13. 13.
  A vicinity map showing the location of the parcel to be developed, identified by streets, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township, range, and section (metes and bounds). Include the names of adjoining developments, uses, and the names of adjoining streets.
14. 14.
  Plan and profiles of public roadways, sanitary sewer, storm sewer, and water mains.
15. 15.
  Maintenance of Traffic (MOT) plan showing all temporary traffic control required for construction of the project. Include lane closures and roadway closures. Plan shall consist of signs, barricades, barrels, flaggers, durations of operation/activity, and comply with the Indiana Design Manual.
H.
{In addition, all development activities located wholly within, partially within, or in contact with an identified special flood hazard area shall be required to submit additional information. Such application shall be made prior to the actual commencement of such construction. Such applications shall include, but not be limited to, plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures, earthen fill, storage of materials or equipment, drainage facilities; and the location of the foregoing. Specifically, the following information is required, where applicable:
1. 1.
  A site development plan showing existing and proposed development locations and existing and proposed land grades.
2. 2.
  Verification that connection to either a public sewer system or to an approved on-site septic system is available and approved by the respective regulatory agency for proposed structures with plumbing including, but not limited to, a restroom, kitchen, or other facilities requiring disposal of wastewater.
3. 3.
  Plans showing elevation of the top of the planned lowest floor (including basement) of all proposed structures in Zone A, AE. Elevation should be in NAVD 88.
4. 4.
  Plans showing elevation to which any non-residential structure will be floodproofed;
5. 5.
  Certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in this ordinance;
6. 6.
  Plans showing location and specifications for flood openings for any proposed structure with enclosed areas below the flood protection grade.
7. 7.
  Plans showing materials to be used below the flood protection grade for any proposed structure are flood resistant.
8. 8.
  Plans showing how any proposed structure will be anchored to resist flotation or collapse.
9. 9.
  Plans showing how any electrical, heating, ventilation, plumbing, air conditioning equipment, and other service facilities are designed and/or located to be above flood protection grade. Elevation should be in NAVD 88.
10. 10.
  Description of the extent to which any watercourse will be altered or relocated as a result of proposed development. {A hydrologic and hydraulic engineering study is required and any watercourse changes submitted to IDNR for approval. Once IDNR approval is obtained, a Conditional Letter of Map Revision must be obtained prior to construction. ORD. #49-10-14
11. 11.
  Any additional information, as requested by the Floodplain Administrator, which may be necessary to determine the nature of a proposed development or structure with respect to the requirements of this ordinance.
12. 12.
  Indiana Department of Natural Resources approval for any construction in a floodway.} ORD #68-11-22, ORD #44-10-23

Effective on: 11/14/2023

Section 2. Conditional Uses

An application for a Conditional Use permit shall be filed with the Director of Planning and Development {with the consent of the owner of property for which such Conditional Use is proposed. At a minimum, the application materials shall contain the following information/documents:

A.
Description of existing use.
B.
Zoning district.
C.
Description of proposed Conditional Use.
D.
A narrative statement evaluating the effects of such elements as noise, glare, odor, fumes, and vibration upon adjoining property; a discussion of the general compatibility with adjacent and other properties in the district; and the relationship of the proposed use to the Comprehensive Plan.
E.
A legal description of the real estate involved;
F.
Location and size of all existing and proposed buildings and structures;
G.
Location and dimensions of building lines, right-of-way lines, setbacks, regulated drains and public and private easements (existing and proposed);
H.
Elevation contours and spot elevations sufficient to determine drainage both existing and proposed;
I.
Drainage calculations sufficient for sizing drainage structures based on a 10-year storm along with retention/detention for a 100-year storm with developed site condition and a release rate of a 10-year storm under undeveloped site conditions;
J.
Details of drainage structures including cover details for all structures under paved areas;
K.
Layout of drives and other traffic and drainage features on opposite side of street or adjacent properties;
L.
Location of septic facilities, sanitary sewer lines and all utilities existing and proposed and connection plans for sanitary sewer facilities including details if necessary;
M.
Location of parking and loading areas, traffic access and circulation, open space, landscaping, refuse and service areas, signs, turning radii, and proposed vehicle and projected turning paths from turning radius templates;
N.
Vicinity map showing all property boundaries and zone districts within a 1/4 mile radius of the property; and
O.
Any other information the Board of Zoning Appeals or the Director of Planning and Development}may require to determine if the proposed conditional use meets the intent and requirements of the zoning ordinance and is appropriate for the location for which it is proposed. ORD #44-10-23

Effective on: 11/14/2023

Section 3. Variances

{An application for a variance from the terms of this ordinance shall be filed with the Director of Planning and Development with consent of the owner of property for which the Variance is proposed. At a minimum, the application material shall contain the following information/documents:

A.
Legal description of property;
B.
Description of nature of variance requested;
C.
Site plan depicting all information necessary for the Board's decision;
D.
Technical information as determined by the Director of Planning and Development and the Technical Advisory Committee.
E.
A narrative statement demonstrating that the requested variance conforms to the standards of Article 4, Part D, Section 3 (E).} ORD #44-10-23

Effective on: 11/14/2023

Section 4. Amendments

{Applications for Change of Zoning or Planned Development amendments to the zoning ordinance/map shall contain at least the following information:

A.
Present use;
B.
Present zoning district;
C.
Proposed zoning district;
D.
A vicinity map at a scale approved by the Director of Planning and Development showing property lines, thoroughfares, existing and proposed zoning, and such other items as the Director of Planning and Development may require;
E.
A statement on how the proposed amendment relates to the Comprehensive Plan;
F.
Draft ordinance; and
G.
Any other information or drawings which may be necessary to determine conformance with and provide for the enforcement of this ordinance, as determined by the Director of Planning and Development or representative.} ORD #44-10-23

Effective on: 11/14/2023

Section 5. Subdivisions

Contents of Sketch Plat Application

Sketch Plan Map
A sketch at a scale of approximately two hundred (200) feet to one (1) inch shall show information for the property which is proposed to be subdivided, and for adjoining properties for a distance of at least two hundred (200) feet, and shall include:
1. The boundary of the property to be subdivided and its true relationship to the right-of-way of the existing road(s) upon which it may border;
2. The location, width, and type of use of any existing roads, rights-of-way, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines;
3. The approximate location of any existing underground utilities, such as sewers, water mains, storm drains, gas or oil transmission lines, etc., within the property or immediately adjacent thereto, with approximate pipe size and directions of slope;
4. Existing topography with contour intervals not greater than five (5) feet, giving bench marks together with drainage channels, streams, springs, swamps, flood zones, rock outcrops, existing buildings, wooded areas, or other features likely to affect the plan. The source and accuracy of the topographic details shown on the plan shall be in terms of U.S.G.S. data and/or field survey.
5. A general layout of proposed streets, blocks, and lots for the entire parcel under control of the subdivider.
6. Identification of any general area to be set aside for schools, parks, or other community facilities.
7. Identification of sites for uses other than single-family dwellings.
8. General indications of how the subdivision is to be provided with water service, sanitary sewers, and storm drainage.
Supplemental Information
1. Location of the parcel to be subdivided, identified by street, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township range and section (metes and bounds).
2. Legal description of any existing legal rights-of-way or easements affecting the property.
3. Listing of any existing covenants on the property.
4. Zoning classification.
5. The location and name of all adjacent subdivisions, if any, and names of owners of adjacent un-subdivided property.
Other Application Requirements
The subdivider shall file an application with the Planning {Department for approval of the primary plat. The application shall:
1. Be made on {applications adopted by the Plan Commission and} ORD. 36-08-02 available at the Department of Planning and Development or online;
2. Be submitted at least forty-nine (49) days prior to a regular meeting of the Planning Commission to allow adequate time for reviews by staff and Technical Advisory Committee, and Architectural Review Committee, if required;
3. Be accompanied by a minimum of three (3) paper copies of the primary plat map, digital submission of plans, reports, etc., and any supplemental information, as described in subsection B, below. Copies to agencies outside of City Government including Hamilton County and all utilities are the responsibility of the applicant. Copies to these agencies should be submitted to those agencies on the same day as the Planning Department submittal.
4. Be accompanied by a minimum of three (3) copies of provisional construction plans. Copies to agencies outside of City Government including Hamilton County and all utilities are the responsibility of the applicant. Copies to these agencies should be submitted to those agencies on the same day as the Planning Department submittal.} ORD #25-04-15
5. Be accompanied by a non-returnable fee as described in Appendix A., Fee Schedule.

Contents of Primary Plat Application
Applications for primary plats shall comply generally with the approved sketch plan. The following items are required for the primary plat application:

Primary Plat Map
The Primary Plat Map shall be prepared by a licensed land surveyor or engineer at a scale no smaller than one hundred (100) feet to one (1) inch. {It shall be prepared on paper} and the sheets shall be numbered in sequence if more than one sheet is used. All sheets shall be of such size as is acceptable for filing in the office of the County Recorder, but shall not be larger than 34 x 44 inches. ORD #25-04-15
The Primary Plat Map shall show information for the property which is proposed to be subdivided, and for adjoining properties for a distance of not less than five hundred (500) feet, and shall include the following:
1. Location of property lines, existing easements, burial grounds, railroad rights-of-way, watercourses, and existing wooded areas or trees eight (8) inches or more in diameter, measured four (4) feet above ground level; and the location, width, and names of all existing or platted streets or other public ways within the tract.
2. The location of property; with respect to surrounding property and streets, including the names of all adjoining property owners of record, the names of adjoining developments, and names of adjoining streets.
3. Location, size, invert elevations, and slopes of existing sewers, water mains, culverts, and other underground structures within the tract and existing permanent buildings and utility poles on the tract.
4. Approximate topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as determined by the Planning Director, and referenced to sea level datum and an established benchmark.
5. The approximate location and width of proposed streets and rights-of-way.
6. Proposals for connection with existing water supply and sanitary sewer systems, or alternative means of providing water supply and sanitary waste disposal and treatment; primary provisions for collecting and discharging surface water drainage.
7. The approximate location, dimensions, and areas of all proposed or existing lots.
8. The approximately location, dimensions, and area of all parcels of land proposed to be set aside for park or playground use or other public use, or for the use of property owners in the proposed subdivision.
9. A vicinity map showing streets and other general development of the surrounding area. The primary plat shall show all school and improvement district lines with the districts properly designated.
10. The location of temporary stakes to enable the local officials to find and appraise features of the proposed layout in the field, if needed.
11. Soils Data—See Article 6, Part J, of this Ordinance.
12. Graphic scale, north arrow, and date.
13. The names of the owners as shown in the Assessor's files. This information may be shown on a separate current tax map or plat reproduction from the Assessor's Office showing the subdivision superimposed thereon.
14. Whenever the primary plat covers only a part of an applicant’s contiguous holdings, the applicant shall submit, at the scale no smaller than one (1) inch equals two hundred (200) feet, a sketch of the entire holdings, including the proposed subdivision area, showing an indication of the probable future street and drainage systems for the remaining portion of the tract.
Supplemental Information
1. Subdivision Name
  The name of subdivision if property is within an existing subdivision, or proposed name if not within an existing subdivision.
2. Ownership and Right to Develop
  1. Name and address, including telephone number, of legal owner(s) or agent of property.
  2. Citation of any existing legal rights-of-way or easements affecting the property.
  3. Existing covenants on the property, if any.
3. Preparer of Plat
  Name and address, telephone number, and registration number of the professional engineer and surveyor responsible for subdivision design, public improvements, and for surveys.
4. Location and Description
  Location of property by lot or section, township, range, and county (metes and bounds).
5. The presence or absence of any exceptions to the development standards for the zoning district in which it is located, any general development standards, or Article 6, Site Design and Improvement Standards; as evidenced by the listing of any exceptions in the primary plat application;
6. The presence or absence of any protective covenants for the subdivision which would alter its impact from what would typically be permitted in the zoning district in which it is located; as evidenced by the inclusion of any covenants in the primary plat application.

Contents of Secondary Plat Application
Applications for secondary plat approval shall comply with the approved primary plat. The secondary plat shall be prepared by a registered land surveyor or engineer at a scale no smaller than one (1) inch equals one-hundred (100) feet. It shall be prepared in pen and ink on tracing cloth or reproducible mylar, and the sheets shall be numbered in sequence if more than one (1) sheet is used. All sheets shall be of such size as is acceptable for filing in the office of the County Recorder, but shall not be larger than thirty-four (34) inches by forty-four (44) inches. Electronic drawings shall be submitted upon signing of the secondary plat.
The secondary plat map shall show the following:

The dimensions of all boundary lines of the property expressed in feet and hundredths of a foot; the bearings of all lines to a minimum of one-half minute.
The location, width or size of existing streets, easements, water bodies, and other pertinent features such as swamps, railroad, building, parks, {public trails,} cemeteries, drainage ditches, bridges and culverts, as determined by the Plan Commission. ORD #25-04-15
The location and width of all proposed streets, easements, alleys, and other public ways, and proposed street rights-of-way and building setback lines.
The locations, dimensions, and areas of all proposed or existing lots including dimensions of all lot lines expressed in feet and hundredths of a foot; and bearings of all lines to a minimum of one-half minute.
The location and dimensions of all property proposed to be set aside for park or playground use, or other public or private reservation, with designation of the proposed thereof, and conditions, if any, of dedication or reservation.
The name and address of the owner of land to be subdivided; the name and address of the subdivider, if other than the owner; and the name and address of the land surveyor or engineer. Also citation of last instrument conveying title to each parcel of property involved, giving grantor, grantee, date, and land record reference.
The date, north arrow, and scale.
Sufficient data acceptable to the Engineer of appropriate jurisdiction to determine readily the location, bearing, and length of lines for reproduction of such lines upon the ground.
The location of all proposed and existing monuments.
Name of the subdivision.
Indication of the use of any lot (single-family, two-family, multi-family, {commercial, industrial, governmental, institutional, etc.).} ORD #25-04-15
Lots shall be consecutively numbered, and blocks shall be lettered in alphabetical order.
The plat should include the following notations (when necessary):
1. explanation of drainage easements;
2. explanation of site easements;
3. explanation of reservations:
4. endorsement of owner with date and signature.
A block or space shall be set aside on the secondary plat to include the signatures of the Plan Commission President, Plan Commission Secretary, Board of Works and/or Board of County Commissioners, and the Director of Planning and Development.

Effective on: 5/12/2015

Section 6. Residential Mobile Home (RMH) Park or Subdivision

Applications for Residential Mobile Home Parks or Subdivisions shall contain the following information. In addition, the Mobile Home Subdivision shall comply with all requirements for subdivisions given in this Ordinance and in Appendix B, Part A, Section 5.

A vicinity key map at an appropriate scale.
Description:
1. Proposed name of such mobile home park.
2. Location by legal description, and city, town, or civil township.
3. Name and address of the applicant.
4. Name, address, and seal of registered professional engineer or land surveyor preparing the plat.
5. Scale of the plan, north arrow, and date.
Existing Conditions:
1. Boundary line of proposed mobile home park indicated by solid heavy line.
2. Location, width, and names of all existing or prior dedicated streets or public ways abutting or in said area of the proposed mobile home park, railroad and utility rights-of-way, parks and other public open spaces within said area, and location of permanent buildings or structures.
3. Any existing sewers, water mains, culverts, drainage tile, or underground facilities with¬in the area of the proposed mobile home park.
4. Existing zoning of proposed mobile home park and adjacent tracts.
5. 5. Other conditions on the tract such as watercourses, marshes, rock outcropping, wooded areas, etc.
Proposed Conditions:
1. Layout of streets and sidewalks with width thereof, whether dedicated or private street, together with typical cross section to meet City or County standards.
2. Layout of any alleys, crosswalks, and easements.
3. If lots are laid out, the dimensions and number thereof.
4. Land to be set aside for common use of the tenants of the mobile home park.
5. All setback lines.
6. Location of all proposed permanent buildings, storage area, office and community center.
Improvement Plan:
At the time of filing the development plan, the applicant shall also file five copies of the proposed improvement plans which shall contain the following information:
1. Description:
  The same information as contained above.
2. Proposed Conditions:
  1. Plan and profile sheets of the proposed mobile home park streets, including typical cross section showing pavement design.
  2. Plans for the proposed handling of surface water drainage, including plan and profile sheets of storm sewers, if included in the proposed improvements, to the satisfaction of the County Surveyor and Engineer of appropriate jurisdiction.

Effective on: 9/24/2013

Section 7. Zero Lot Line (ZLL) Development

Applications for Zero Lot Line (ZLL) Development shall contain the following information. In addition, Zero Lot Line Developments shall comply with all requirements for subdivisions given in this Ordinance and in Appendix B, Part A, Section 5.

A location map indicating existing zoning on the site and adjacent area.
Site plan at no less than one (1) inch equals one hundred (100) feet, including the following information:
1. Lot lines and setbacks;
2. Location, shape, size, and height of existing and proposed buildings, decorative walls and elements, entrance features, storm water de¬tention areas, sidewalks and sanitary sewer design;
3. Existing and proposed landscaping;
4. Recreation facilities (if applicable);
5. Stage of development, if any;
6. Location of off-street parking;
7. Indication of exterior graphics;
8. Indication of design methods used to conserve energy;
9. Landscaped areas both interior as well as the adjacent perimeter treatment.
Floor plans and elevations of all typical units and any other structures such as recreation buildings. The total amount of lineal exterior wall area and that portion which has visual and physical access to outside patio/court areas shall be indicated for each typical unit.
Information indicating the following:
1. Gross and net acreage;
2. Lot sizes (dimensions and square footage);
3. Building heights and stories;
4. Building coverage for each lot;
5. Amount of common open space in square feet (if applicable);
6. Total trees provided and total trees required;
7. Parking required and provided;
8. Such other architectural and engineering data as may be required to evaluate the project;
9. Sidewalks and other access paths (required). Minimum width of sidewalks is four (4) feet.
10. Where there are no public streetlights, front yard dusk to dawn lights are required on each individual lot.

Effective on: 9/24/2013

Section 8. Village Center {Planned Development

Applications and plans shall follow the outlined steps for Planned Developments within Article 8 - Zoning Districts and Section 9 of this Article.} ORD #25-04-15

Effective on: 5/12/2015

Section 9. Planned Developments

Contents of Concept Plan

1.
Contents of Plan
Concept Plan - A plan for the development of land brought by the applicant/petitioner to a PRE-Submittal meeting that shows in general terms the proposed land use, circulation, natural characteristics, and typical development of the area to be developed including the affected adjacent properties and traffic. Maximum scale 1" = 60' and shall include:
1. a.
  The boundary of the property and its true relationship to the right-of-way of the existing road(s) upon which it may border;
2. b.
  Existing topography with contour intervals not greater than five (5) feet, giving bench marks together with drainage channels, streams, springs, swamps, flood zones, rock outcrops, existing buildings, wooded areas, or other features likely to affect the plan. The source and accuracy of the topographic details shown on the plan shall be in terms of E.I.F.S. data and/or field survey.
3. c.
  A general layout of proposed streets, blocks, and lots for the entire parcel under control of the developer.
4. d.
  Identification of any general area to be set aside for schools, parks, or other community facilities.

Preliminary Development Plan

1.
{Application Materials
1. a.
  Completed application for all required processes that may include Preliminary Development Plan, Rezoning, Technical Advisory Committee review, Architectural Review Board, or any other process deemed necessary by staff and identified at the Pre-Filing Conference.
2. b.
  A Planned Development (PD) Ordinance shall be submitted for consideration by the Plan Commission and Common Council which outlines all standards and uses requested, bulk standards, and variations. The ordinance shall include as appendices and commitments all drawings and renderings used in presentation of the application. The ordinance shall include a sunset clause for obtaining individual building permit and the initial construction should the Planned Development (PD) not be developed after it is adopted and recorded.
3. c.
  A Preliminary Development Plan - see below for specific information to be included.
4. d.
  Each application shall be accompanied by a written description of the project. The length of the description will vary with the size of the project. The following information should be included:
  1. 1.
    The design concept
  2. 2.
    The rationale for the design
  3. 3.
    The project proposal in written language
  4. 4.
    The relation of the existing conditions on site
  5. 5.
    The existing and proposed uses
  6. 6.
    Proposed maximum site development intensity and demonstration that it is in keeping with the comprehensive plan and will not exceed 100% of the base zone.
  7. 7.
    A list of any requested exceptions, variances, and/or waivers including justification from the requirements of the base zone.
  8. 8.
    Explanation of the character of the Planned Development and the reasons why it has been planned to take advantage of the flexibility of these regulations. This item shall include specific explanation of how the proposed Planned Development meets the objectives of all adopted land use policies that affect the land in question.
  9. 9.
    Statement of present and proposed ownership of all land within the project including the beneficial owners of a land trust.
  10. 10.
    Statement of the stages proposed for the development indicating sequencing and phasing.
5. e.
  Feasibility statements concerning the infrastructure such as sanitary sewer, storm sewer, water, electricity, and other similar utilities.
6. f.
  A traffic study shall be required for developments expected to generate 1000+ new trips per day. This is approximately equivalent to 100 new single-family homes, 135 apartments/duplexes/quads, or 40,000 square feet of retail space. Study intersections shall include all upstream and downstream thoroughfare intersections and new access points. Study shall consider level of service for existing traffic, traffic at horizon year, and traffic at development at the horizon year. Study shall make recommendations to mitigate any concerns or issues.
7. g.
  Proposed covenants.
8. h.
  Legal description of property.
9. i.
  Any additional materials, information, documentation, or data deemed necessary to support a thorough review of the proposed development requested by the Planning or Engineering Department in writing.
2.
Contents/Requirements of Preliminary Development Plan
1. a.
  The words "Preliminary Development Plan" and the name of the proposed development shall appear on the Title Page.
2. b.
  Scaled drawings prepared by a land surveyor, engineer, and/or architect. Scale of drawings 1"=20', 1"=30', or 1"=40'. All sheets shall be numbered in sequence. All construction drawings shall include the name and address, telephone number, email address, and registration number of the professional engineer, architect, landscape architect, and surveyor responsible for the design, public improvements, and for surveys.
3. c.
  A site (development) plan indicating the location and configuration of the planned development including parcels, lot lines, uses, building locations and recreational areas (residential), vehicular access ways, pedestrian ways (sidewalks/trails) (denote if trails are a part of the Noblesville Alternative Transportation Plan), utility service, floodplains and wetlands (adopted community and panel numbers of FIRMS, delineation and type of wetlands), and watercourses by location and name including drainage swales. Plans shall show right-of-way improvements including drainage improvements, clearing, pavement widening and resurfacing of roadway frontage, and relocation of existing overhead utilities to the back of the right-of-way. All items shall be dimensioned, and drawings shall be scaled.
4. d.
  The location, width, and type of use of any existing roads, rights-of-way, railroad rights-of-ways, burial grounds, watercourses, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines. Clearly identify all easements and existing and proposed rights-of-way. Identify any woodland areas. Identify any trees existing on the property greater than 7-inches in diameter by species, caliper, and condition, and any native vegetation. All items dimensioned.
5. e.
  A landscaping plan drawn by a landscape architect or a landscape contractor including company name, address, telephone number and email address. Scale 1” = 20 ‘ or 1” = 30’. The plan should include the location of trees, shrubs, and ground cover. Identification of the plant species (botanical and common names), sizes at the time of planting by caliper, height, and/or container size.
6. f.
  Identify all trees to be used as Street Trees on a separate plan including species, caliper, and location and include on the overall plan. (Street Trees shall be approved by the Urban Forester). This plan shall be provided on a separate sheet from other landscaping elements.
7. g.
  The approximate location of any existing underground utilities, such as sewers, water mains, storm drains, gas or oil transmission lines, etc., within the property or immediately adjacent thereto, with approximate pipe size and directions of slope.
8. h.
  General indications of how the development is to be provided with water service, sanitary sewers, and storm drainage, gas, electricity, etc. Location, size, invert elevations, and slopes of existing sewers, water mains, culverts, and other underground structures within the tract and existing permanent buildings and utility poles on the tract. Critical grades of proposed system shall be shown for gravity service for storm sewer and sanitary sewer.
9. i.
  Parcel identification numbers as per Hamilton County Tax Mapping to be include on plan. Parcel numbers shall be Hamilton County parcel numbers, not state parcel numbers.
10. j.
  Non-residential Planned Developments shall include 360° Color Elevations for all buildings denoting materials used, location of materials on building, percentage of different types of materials on building, height, and colors. Floor plans shall also be provided.
11. k.
  Lighting Plan including type of fixtures proposed (perspective or elevation drawings). The lighting plan shall denote the general locations. Include cut-sheets for fixture types. Single Sheet and digital submission. Information on who will be providing lighting and paying costs for installation and operation/maintenance.
12. l.
  Development Summary Table including gross and net acreage for the entire project, open space area, building coverage, floodplain and wetland areas, right of ways, and detention/retention areas. These shall be indicated on the plans.
13. m.
  Grading plan. Topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as referenced to sea level datum and an established benchmark.
14. n.
  Soils map and data. Two copies of a preliminary geological soils report prepared by a qualified soils geologist registered in the State of Indiana addressing slope stability, ground water seepage, erosion hazards, expansive soils, fault related hazards, and conclusions and recommendations on the proposed soils regarding the development.
15. o.
  Preliminary drainage report showing onsite and offsite drainage sheds, narrative of design process, calculations with input and outputs including hydrographs confirming the ponds on the plans are conceptually sized correctly. Reports intent is proof of concept that the site's drainage plan considers the requirements of the Stormwater Technical Standards requirements.
16. p.
  Location map indicating the Section, Township, and Range.
17. q.
  Proposed zoning classification of real property being developed and surrounding zoning classifications
18. r.
  A Vicinity Map showing the location of the parcel to be developed, identified by street, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township, range, and section (metes and bounds). Include the names of the adjoining property owners of record, the names of the adjoining developments, uses, and the names of adjoining streets. Include school district lines and identify.
3.
Additional Information for Residential Planned Developments
1. a.
  360-degree architectural elevations of all proposed buildings including accessory buildings, clubhouses/pool structures, and residential houses. Include heights, color names, and location of materials on buildings and swatch colors.
2. b.
  Floor plans
3. c.
  A completed Architectural Review Board Application
4. d.
  Seven (7) paper sets and a digital submission of the elevations including any deviations from the adopted standards for Architectural Review. Include the proposed and/or adopted standards. The elevations and supporting documentation may be submitted in a booklet form provided the drawings are to a scale and scalable.

Detailed Development Plan

1.
Application Materials
1. a.
  Completed application on forms supplied by the Department of Planning and Development for all required processes that may include Technical Advisory Committee review, Secondary Plat, or any other process deemed necessary by staff and identified at the Pre-Filing Conference.
2. b.
  Legal description of the property.
3. c.
  Drainage Reports. Shall include a statement signed by an Indiana Registered Professional Engineer stating that:
  1. 1.
    The Detailed Site Plan shall conform to any applicable standards for site drainage;
  2. 2.
    Except where a specific variance is stated, the design of all improvements is in accordance with applicable city regulations as well as standard and good engineering practice;
  3. 3.
    The Detailed Site Plan will not overload existing storm or sanitary sewers.
4. d.
  A traffic study shall be required for developments expected to generate 1000+ new trips per day. This is approximately equivalent to 100 new single-family homes, 135 apartments/duplexes/quads, 40,000 square feet of retail space. Study intersections shall include all upstream and downstream thoroughfare intersections and new access points. Study shall consider level of service for existing traffic, traffic at horizon year, and traffic at development at the horizon year. Study shall make recommendations to mitigate any concerns or issues. In submissions where the preliminary development plan or original submittal did not provide a traffic study, the study submitted is older than 5 years, or the land use changed to a higher traffic generating use, submittal of a new traffic study shall be required for developments expected to generate 1000+ new trips a day.
5. e.
  Final draft of covenants.
6. f.
  Post Water Quality (BMP) report, including O&M and draft BMP maintenance agreement and ordinance.
7. g.
  Certifications, seals, and signatures required for the dedication of land and recording of the document.
8. h.
  Construction Schedule in a Gannt chart. Each desired roadway and lane closure must be identified individually.
9. i.
  Common Open Space documents: All common open space, at the election of the City may be:
  1. 1.
    Conveyed to a municipal or public corporation; or
  2. 2.
    Conveyed to a not-for-profit corporation or entity established for the purpose of benefiting the owners and tenants of the Planned Development or adjoining property owners or any one or more of them. All lands conveyed thereunder shall be subject to the right of the grantee or grantees to enforce maintenance and improvement of the common open space; or
  3. 3.
    Guaranteed by a restrictive covenant describing the open space and its maintenance and improvements, running with the land for the benefit of residents of the Planned Development or adjoining property owners and/or both.
2.
Contents of Detailed Development Plan drawings The applicant shall prepare and submit a final Detailed Development Plan prepared by a licensed engineer or architect including Civil Drawings subject to the following:
1. a.
  Scaled drawings prepared by a land surveyor, engineer, and/or architect. Scale of drawings 1” = 20’, 1” = 30’, 1” = 40’, 1"=50'. All sheets shall be numbered in sequence. All drawings shall include the name and address, telephone number, email address and registration number of the professional engineer, architect, landscape architect and surveyor responsible for the design, public improvements, and for surveys. If the area is part of the Corporate Campus Planned Development District or a phase of an overall detailed development plan, include all information pertinent to the development of the individual parcel. ORD #25-04-15
2. b.
  An accurate legal description and survey of the entire area being developed as the Planned Development.
3. c.
  A development plan indicating all uses, parcels, lot lines, building location pads, recreational areas (residential), vehicular access ways, pedestrian ways (sidewalks/trails) (if trails denote if it is part of the Noblesville Alternative Transportation Plan), floodplains and wetlands{(adopted community and panel numbers of FIRMS; delineation and type of wetlands)} and watercourses by location and name including drainage swales. All items dimensioned. ORD #25-04-15
4. d.
  The location, width, and type of use of any existing roads, rights-of-way, railroad rights-of-ways, burial grounds, watercourses, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines. Clearly identify all easements and existing and proposed rights-of-way. Identify any woodland areas. Identify any trees existing on the property greater than 7-inches in diameter by species, caliper, and condition, and any native vegetation. All items dimensioned.
5. e.
  A landscaping plan drawn by a landscape architect or a landscape contractor including company name, address, telephone number and email address. Scale 1” = 20 ‘ or 1” = 30’. The plan should include the location of trees, shrubs, and ground cover. Identification of the plant species (botanical and common names), sizes at the time of planting by caliper, height, and/or container size. Identify all trees to be used as Street Trees on a separate plan including species, caliper, and location and include on the overall plan. (Street Trees shall be approved by the Urban Forester).
6. f.
  The location of any existing underground utilities, such as sewers, water mains, storm drains, gas or oil transmission lines, etc., within the property or immediately adjacent thereto, with approximate pipe size and directions of slope.
7. g.
  Parcel identification numbers as per Hamilton County Tax Mapping to be include on plan.
8. h.
  Non-residential Planned Developments shall include 360° Color Elevations for all buildings denoting materials used, location of materials on building, percentage of different types of materials on building, height, and colors.
  1. 1.
    Include floor plans
  2. 2.
    Include a materials board. (Provide one board)
9. i.
  Lighting Plan including type of fixtures proposed (perspective or elevation drawings). The lighting plan shall denote the locations providing a photometric plan of the foot-candles to the property lines. ORD #25-04-15
10. j.
  Development Summary Table including gross and net acreage for the entire project, open space area, building coverage, floodplain and wetland areas, right of ways, and detention/retention areas. Indicate locations of the above on the plans.
11. k.
  Grading plan. Topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as referenced to sea level datum and an established benchmark.
12. l.
  Location map indicating the Section, Township, and Range.
13. m.
  A Vicinity Map showing the location of the parcel to be developed, identified by streets, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township, range, and section (metes and bounds). Include the names of the adjoining developments, uses, and the names of adjoining streets.
14. n.
  Plan and profiles of public roadways, sanitary sewer, storm sewer, and water mains.
15. o.
  Maintenance of Traffic (MOT) plan showing all temporary traffic control required for construction of the project. Include lane closures, and roadway closures. Plan consists of signs, barrels, barricades, flaggers, durations of operation/activity, and comply with the Indiana Design Manual.} ORD #44-10-23

For Updated Application Forms: www.cityofnoblesville.org - Planning Department - Applications

Effective on: 11/14/2023

Noblesville City Zoning Code

Appendix B

Applications

{PART A. BASIC FILING REQUIREMENTS FOR ALL APPLICATIONS

All applications must meet the following basic criteria along with the requirements specific to the type of application being filed in Part B of this Appendix.

A.
Prefiling meeting for any application identified in Article 4, Part G.
B.
A completed application on a form prescribed by the Department of Planning or digital submittal of an application using the Department's online permitting portal when the application type is available on the portal with the required signatures per the application type.
C.
Payment of filing fees pursuant to the invoice that you will receive upon the acceptance/docketing of your application. The fee must be paid within ten (10) business days of receipt.
D.
All submittals must be made via file share site, flash drive or other similar media. All documents must be in Portable Document Format (PDF).
E.
Each drawing type (i.e. construction plans, landscaping plans, architectural plans, etc.) must be submitted in a single file by type. Individual sheets as separate files from drawing sets will not be accepted, but each required submittal must be a separate file - DO NOT FILE as one total document. Refer to the Unified Development Ordinance, Noblesville Standards, and Stormwater Technical Standards for additional guidance and requirements.
F.
All construction plans shall be clearly legible and readable.
G.
All sheets shall be numbered in sequence.
H.
All plans shall be appropriately scaled based upon the level of detail required on the drawings.
I.
All drawings shall include graphic scale, north arrow, date, revision dates including reason for revision, and by whom the revisions was made.} ORD #44-10-23

Effective on: 11/14/2023

PART B. REQUIREMENTS BY APPLICATION TYPE

Section 1. Site Plan Review

Applications for site plan review shall contain the information listed under Article 4.B, for the Site Plan Review as required, and the following additional {application materials:

A.
Completed application on forms supplied by the Department of Planning and Development for all required processes that may include Technical Advisory Committee review, Secondary Plat, or any other process deemed necessary by staff and identified at the Pre-Filing Conference.
B.
Legal description of the property.
C.
Drainage Reports. Shall include a statement signed by an Indiana Registered Professional Engineer stating that:
1. 1.
  The site plan shall conform to any applicable standards for site drainage;
2. 2.
  Except where a specific variation is stated, the design of all improvements is in accordance with applicable city regulations as well as standard and good engineering practice;
3. 3.
  The site plan will not overload existing storm and sanitary sewers.
D.
Post Water Quality (BMP) report, including O&M Manual and draft BMP maintenance agreement and ordinance.
E.
Certifications, seals, and signatures required for the dedication of land and recording of the document.
F.
Construction Schedule.
G.
Contents of drawings The applicant shall prepare and submit Civil Drawings prepared by a licensed engineer or architect subject to the following:
1. 1.
  Scaled drawings at 1"=20', 1"=30', 1"=40", or 1"=50'.
2. 2.
  An accurate legal description and survey of the entire area being developed.
3. 3.
  A development plan indicating all uses, parcels, lot lines, building location pads, recreational areas (residential), vehicular access ways, pedestrian ways (sidewalks/trails) (if trails denote if it is part of the Noblesville Alternative Transportation Plan), floodplains and wetlands (adopted community and panel numbers of FIRMs; delineation and types of wetlands) and watercourses by location and name including drainage swales. All items dimensioned.
4. 4.
  The location, width, and type of use of any existing roads, rights-of-way, railroad rights-of-way, burial grounds, watercourses, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines. Clearly identify all easements and existing and proposed rights-of-way. Identify any woodland areas. Identify any trees existing on the property greater than 7-inches in diameter by species, caliper, and condition, and any native vegetation. All items dimensioned.
5. 5.
  A landscaping plan drawn by a landscape architect or a landscape contractor including company name, address, telephone number and email address. Scale 1"=20' or 1"=30'. The plan should include the location of trees, shrubs, and ground cover. Identification of the plant species (botanical and common names), sizes at the time of planting by caliper, height, and/or container size. Identify all trees to be used as Street Trees on a separate plan including species, caliper, and location and include on the overall plan. (Street Trees shall be approved by the Urban Forester)
6. 6.
  The location of any existing underground utilities such as sewers, water mains, storm drains, gas or oil transmission lines, etc. within the property or immediately adjacent thereto, with approximate pipe size and direction of slope.
7. 7.
  Parcel identification numbers as per Hamilton County Tax Mapping to be included on plan.
8. 8.
  Non-residential developments shall include 360 degree Color Elevations for all buildings denoting materials used, location of materials on building, percentage of different types of materials on the building, height, and colors. Include floorplans, and include a materials board.
9. 9.
  Lighting Plan including type of fixtures proposed (perspective or elevation drawings). The lighting plan shall denote the locations providing a photometric plan of the foot-candles to the property lines.
10. 10.
  Development Summary Table including gross and net acreage for the entire project, open space area, building coverage, floodplain and wetland areas, rights-of-way, and detention/retention areas. Indicate locations of the above on the plans.
11. 11.
  Grading Plan. Topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as referenced to sea level datum and an established benchmark.
12. 12.
  Location map indicating the Section, Township, and Range.
13. 13.
  A vicinity map showing the location of the parcel to be developed, identified by streets, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township, range, and section (metes and bounds). Include the names of adjoining developments, uses, and the names of adjoining streets.
14. 14.
  Plan and profiles of public roadways, sanitary sewer, storm sewer, and water mains.
15. 15.
  Maintenance of Traffic (MOT) plan showing all temporary traffic control required for construction of the project. Include lane closures and roadway closures. Plan shall consist of signs, barricades, barrels, flaggers, durations of operation/activity, and comply with the Indiana Design Manual.
H.
{In addition, all development activities located wholly within, partially within, or in contact with an identified special flood hazard area shall be required to submit additional information. Such application shall be made prior to the actual commencement of such construction. Such applications shall include, but not be limited to, plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures, earthen fill, storage of materials or equipment, drainage facilities; and the location of the foregoing. Specifically, the following information is required, where applicable:
1. 1.
  A site development plan showing existing and proposed development locations and existing and proposed land grades.
2. 2.
  Verification that connection to either a public sewer system or to an approved on-site septic system is available and approved by the respective regulatory agency for proposed structures with plumbing including, but not limited to, a restroom, kitchen, or other facilities requiring disposal of wastewater.
3. 3.
  Plans showing elevation of the top of the planned lowest floor (including basement) of all proposed structures in Zone A, AE. Elevation should be in NAVD 88.
4. 4.
  Plans showing elevation to which any non-residential structure will be floodproofed;
5. 5.
  Certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in this ordinance;
6. 6.
  Plans showing location and specifications for flood openings for any proposed structure with enclosed areas below the flood protection grade.
7. 7.
  Plans showing materials to be used below the flood protection grade for any proposed structure are flood resistant.
8. 8.
  Plans showing how any proposed structure will be anchored to resist flotation or collapse.
9. 9.
  Plans showing how any electrical, heating, ventilation, plumbing, air conditioning equipment, and other service facilities are designed and/or located to be above flood protection grade. Elevation should be in NAVD 88.
10. 10.
  Description of the extent to which any watercourse will be altered or relocated as a result of proposed development. {A hydrologic and hydraulic engineering study is required and any watercourse changes submitted to IDNR for approval. Once IDNR approval is obtained, a Conditional Letter of Map Revision must be obtained prior to construction. ORD. #49-10-14
11. 11.
  Any additional information, as requested by the Floodplain Administrator, which may be necessary to determine the nature of a proposed development or structure with respect to the requirements of this ordinance.
12. 12.
  Indiana Department of Natural Resources approval for any construction in a floodway.} ORD #68-11-22, ORD #44-10-23

Effective on: 11/14/2023

Section 2. Conditional Uses

A.
Description of existing use.
B.
Zoning district.
C.
Description of proposed Conditional Use.
D.
A narrative statement evaluating the effects of such elements as noise, glare, odor, fumes, and vibration upon adjoining property; a discussion of the general compatibility with adjacent and other properties in the district; and the relationship of the proposed use to the Comprehensive Plan.
E.
A legal description of the real estate involved;
F.
Location and size of all existing and proposed buildings and structures;
G.
Location and dimensions of building lines, right-of-way lines, setbacks, regulated drains and public and private easements (existing and proposed);
H.
Elevation contours and spot elevations sufficient to determine drainage both existing and proposed;
I.
Drainage calculations sufficient for sizing drainage structures based on a 10-year storm along with retention/detention for a 100-year storm with developed site condition and a release rate of a 10-year storm under undeveloped site conditions;
J.
Details of drainage structures including cover details for all structures under paved areas;
K.
Layout of drives and other traffic and drainage features on opposite side of street or adjacent properties;
L.
Location of septic facilities, sanitary sewer lines and all utilities existing and proposed and connection plans for sanitary sewer facilities including details if necessary;
M.
Location of parking and loading areas, traffic access and circulation, open space, landscaping, refuse and service areas, signs, turning radii, and proposed vehicle and projected turning paths from turning radius templates;
N.
Vicinity map showing all property boundaries and zone districts within a 1/4 mile radius of the property; and
O.
Any other information the Board of Zoning Appeals or the Director of Planning and Development}may require to determine if the proposed conditional use meets the intent and requirements of the zoning ordinance and is appropriate for the location for which it is proposed. ORD #44-10-23

Effective on: 11/14/2023

Section 3. Variances

A.
Legal description of property;
B.
Description of nature of variance requested;
C.
Site plan depicting all information necessary for the Board's decision;
D.
Technical information as determined by the Director of Planning and Development and the Technical Advisory Committee.
E.
A narrative statement demonstrating that the requested variance conforms to the standards of Article 4, Part D, Section 3 (E).} ORD #44-10-23

Effective on: 11/14/2023

Section 4. Amendments

{Applications for Change of Zoning or Planned Development amendments to the zoning ordinance/map shall contain at least the following information:

A.
Present use;
B.
Present zoning district;
C.
Proposed zoning district;
D.
A vicinity map at a scale approved by the Director of Planning and Development showing property lines, thoroughfares, existing and proposed zoning, and such other items as the Director of Planning and Development may require;
E.
A statement on how the proposed amendment relates to the Comprehensive Plan;
F.
Draft ordinance; and
G.
Any other information or drawings which may be necessary to determine conformance with and provide for the enforcement of this ordinance, as determined by the Director of Planning and Development or representative.} ORD #44-10-23

Effective on: 11/14/2023

Section 5. Subdivisions

Contents of Sketch Plat Application

Sketch Plan Map
A sketch at a scale of approximately two hundred (200) feet to one (1) inch shall show information for the property which is proposed to be subdivided, and for adjoining properties for a distance of at least two hundred (200) feet, and shall include:
1. The boundary of the property to be subdivided and its true relationship to the right-of-way of the existing road(s) upon which it may border;
2. The location, width, and type of use of any existing roads, rights-of-way, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines;
3. The approximate location of any existing underground utilities, such as sewers, water mains, storm drains, gas or oil transmission lines, etc., within the property or immediately adjacent thereto, with approximate pipe size and directions of slope;
4. Existing topography with contour intervals not greater than five (5) feet, giving bench marks together with drainage channels, streams, springs, swamps, flood zones, rock outcrops, existing buildings, wooded areas, or other features likely to affect the plan. The source and accuracy of the topographic details shown on the plan shall be in terms of U.S.G.S. data and/or field survey.
5. A general layout of proposed streets, blocks, and lots for the entire parcel under control of the subdivider.
6. Identification of any general area to be set aside for schools, parks, or other community facilities.
7. Identification of sites for uses other than single-family dwellings.
8. General indications of how the subdivision is to be provided with water service, sanitary sewers, and storm drainage.
Supplemental Information
1. Location of the parcel to be subdivided, identified by street, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township range and section (metes and bounds).
2. Legal description of any existing legal rights-of-way or easements affecting the property.
3. Listing of any existing covenants on the property.
4. Zoning classification.
5. The location and name of all adjacent subdivisions, if any, and names of owners of adjacent un-subdivided property.
Other Application Requirements
The subdivider shall file an application with the Planning {Department for approval of the primary plat. The application shall:
1. Be made on {applications adopted by the Plan Commission and} ORD. 36-08-02 available at the Department of Planning and Development or online;
2. Be submitted at least forty-nine (49) days prior to a regular meeting of the Planning Commission to allow adequate time for reviews by staff and Technical Advisory Committee, and Architectural Review Committee, if required;
3. Be accompanied by a minimum of three (3) paper copies of the primary plat map, digital submission of plans, reports, etc., and any supplemental information, as described in subsection B, below. Copies to agencies outside of City Government including Hamilton County and all utilities are the responsibility of the applicant. Copies to these agencies should be submitted to those agencies on the same day as the Planning Department submittal.
4. Be accompanied by a minimum of three (3) copies of provisional construction plans. Copies to agencies outside of City Government including Hamilton County and all utilities are the responsibility of the applicant. Copies to these agencies should be submitted to those agencies on the same day as the Planning Department submittal.} ORD #25-04-15
5. Be accompanied by a non-returnable fee as described in Appendix A., Fee Schedule.

Contents of Primary Plat Application
Applications for primary plats shall comply generally with the approved sketch plan. The following items are required for the primary plat application:

Primary Plat Map
The Primary Plat Map shall be prepared by a licensed land surveyor or engineer at a scale no smaller than one hundred (100) feet to one (1) inch. {It shall be prepared on paper} and the sheets shall be numbered in sequence if more than one sheet is used. All sheets shall be of such size as is acceptable for filing in the office of the County Recorder, but shall not be larger than 34 x 44 inches. ORD #25-04-15
The Primary Plat Map shall show information for the property which is proposed to be subdivided, and for adjoining properties for a distance of not less than five hundred (500) feet, and shall include the following:
1. Location of property lines, existing easements, burial grounds, railroad rights-of-way, watercourses, and existing wooded areas or trees eight (8) inches or more in diameter, measured four (4) feet above ground level; and the location, width, and names of all existing or platted streets or other public ways within the tract.
2. The location of property; with respect to surrounding property and streets, including the names of all adjoining property owners of record, the names of adjoining developments, and names of adjoining streets.
3. Location, size, invert elevations, and slopes of existing sewers, water mains, culverts, and other underground structures within the tract and existing permanent buildings and utility poles on the tract.
4. Approximate topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as determined by the Planning Director, and referenced to sea level datum and an established benchmark.
5. The approximate location and width of proposed streets and rights-of-way.
6. Proposals for connection with existing water supply and sanitary sewer systems, or alternative means of providing water supply and sanitary waste disposal and treatment; primary provisions for collecting and discharging surface water drainage.
7. The approximate location, dimensions, and areas of all proposed or existing lots.
8. The approximately location, dimensions, and area of all parcels of land proposed to be set aside for park or playground use or other public use, or for the use of property owners in the proposed subdivision.
9. A vicinity map showing streets and other general development of the surrounding area. The primary plat shall show all school and improvement district lines with the districts properly designated.
10. The location of temporary stakes to enable the local officials to find and appraise features of the proposed layout in the field, if needed.
11. Soils Data—See Article 6, Part J, of this Ordinance.
12. Graphic scale, north arrow, and date.
13. The names of the owners as shown in the Assessor's files. This information may be shown on a separate current tax map or plat reproduction from the Assessor's Office showing the subdivision superimposed thereon.
14. Whenever the primary plat covers only a part of an applicant’s contiguous holdings, the applicant shall submit, at the scale no smaller than one (1) inch equals two hundred (200) feet, a sketch of the entire holdings, including the proposed subdivision area, showing an indication of the probable future street and drainage systems for the remaining portion of the tract.
Supplemental Information
1. Subdivision Name
  The name of subdivision if property is within an existing subdivision, or proposed name if not within an existing subdivision.
2. Ownership and Right to Develop
  1. Name and address, including telephone number, of legal owner(s) or agent of property.
  2. Citation of any existing legal rights-of-way or easements affecting the property.
  3. Existing covenants on the property, if any.
3. Preparer of Plat
  Name and address, telephone number, and registration number of the professional engineer and surveyor responsible for subdivision design, public improvements, and for surveys.
4. Location and Description
  Location of property by lot or section, township, range, and county (metes and bounds).
5. The presence or absence of any exceptions to the development standards for the zoning district in which it is located, any general development standards, or Article 6, Site Design and Improvement Standards; as evidenced by the listing of any exceptions in the primary plat application;
6. The presence or absence of any protective covenants for the subdivision which would alter its impact from what would typically be permitted in the zoning district in which it is located; as evidenced by the inclusion of any covenants in the primary plat application.

The dimensions of all boundary lines of the property expressed in feet and hundredths of a foot; the bearings of all lines to a minimum of one-half minute.
The location, width or size of existing streets, easements, water bodies, and other pertinent features such as swamps, railroad, building, parks, {public trails,} cemeteries, drainage ditches, bridges and culverts, as determined by the Plan Commission. ORD #25-04-15
The location and width of all proposed streets, easements, alleys, and other public ways, and proposed street rights-of-way and building setback lines.
The locations, dimensions, and areas of all proposed or existing lots including dimensions of all lot lines expressed in feet and hundredths of a foot; and bearings of all lines to a minimum of one-half minute.
The location and dimensions of all property proposed to be set aside for park or playground use, or other public or private reservation, with designation of the proposed thereof, and conditions, if any, of dedication or reservation.
The name and address of the owner of land to be subdivided; the name and address of the subdivider, if other than the owner; and the name and address of the land surveyor or engineer. Also citation of last instrument conveying title to each parcel of property involved, giving grantor, grantee, date, and land record reference.
The date, north arrow, and scale.
Sufficient data acceptable to the Engineer of appropriate jurisdiction to determine readily the location, bearing, and length of lines for reproduction of such lines upon the ground.
The location of all proposed and existing monuments.
Name of the subdivision.
Indication of the use of any lot (single-family, two-family, multi-family, {commercial, industrial, governmental, institutional, etc.).} ORD #25-04-15
Lots shall be consecutively numbered, and blocks shall be lettered in alphabetical order.
The plat should include the following notations (when necessary):
1. explanation of drainage easements;
2. explanation of site easements;
3. explanation of reservations:
4. endorsement of owner with date and signature.
A block or space shall be set aside on the secondary plat to include the signatures of the Plan Commission President, Plan Commission Secretary, Board of Works and/or Board of County Commissioners, and the Director of Planning and Development.

Effective on: 5/12/2015

Section 6. Residential Mobile Home (RMH) Park or Subdivision

A vicinity key map at an appropriate scale.
Description:
1. Proposed name of such mobile home park.
2. Location by legal description, and city, town, or civil township.
3. Name and address of the applicant.
4. Name, address, and seal of registered professional engineer or land surveyor preparing the plat.
5. Scale of the plan, north arrow, and date.
Existing Conditions:
1. Boundary line of proposed mobile home park indicated by solid heavy line.
2. Location, width, and names of all existing or prior dedicated streets or public ways abutting or in said area of the proposed mobile home park, railroad and utility rights-of-way, parks and other public open spaces within said area, and location of permanent buildings or structures.
3. Any existing sewers, water mains, culverts, drainage tile, or underground facilities with¬in the area of the proposed mobile home park.
4. Existing zoning of proposed mobile home park and adjacent tracts.
5. 5. Other conditions on the tract such as watercourses, marshes, rock outcropping, wooded areas, etc.
Proposed Conditions:
1. Layout of streets and sidewalks with width thereof, whether dedicated or private street, together with typical cross section to meet City or County standards.
2. Layout of any alleys, crosswalks, and easements.
3. If lots are laid out, the dimensions and number thereof.
4. Land to be set aside for common use of the tenants of the mobile home park.
5. All setback lines.
6. Location of all proposed permanent buildings, storage area, office and community center.
Improvement Plan:
At the time of filing the development plan, the applicant shall also file five copies of the proposed improvement plans which shall contain the following information:
1. Description:
  The same information as contained above.
2. Proposed Conditions:
  1. Plan and profile sheets of the proposed mobile home park streets, including typical cross section showing pavement design.
  2. Plans for the proposed handling of surface water drainage, including plan and profile sheets of storm sewers, if included in the proposed improvements, to the satisfaction of the County Surveyor and Engineer of appropriate jurisdiction.

Effective on: 9/24/2013

Section 7. Zero Lot Line (ZLL) Development

A location map indicating existing zoning on the site and adjacent area.
Site plan at no less than one (1) inch equals one hundred (100) feet, including the following information:
1. Lot lines and setbacks;
2. Location, shape, size, and height of existing and proposed buildings, decorative walls and elements, entrance features, storm water de¬tention areas, sidewalks and sanitary sewer design;
3. Existing and proposed landscaping;
4. Recreation facilities (if applicable);
5. Stage of development, if any;
6. Location of off-street parking;
7. Indication of exterior graphics;
8. Indication of design methods used to conserve energy;
9. Landscaped areas both interior as well as the adjacent perimeter treatment.
Floor plans and elevations of all typical units and any other structures such as recreation buildings. The total amount of lineal exterior wall area and that portion which has visual and physical access to outside patio/court areas shall be indicated for each typical unit.
Information indicating the following:
1. Gross and net acreage;
2. Lot sizes (dimensions and square footage);
3. Building heights and stories;
4. Building coverage for each lot;
5. Amount of common open space in square feet (if applicable);
6. Total trees provided and total trees required;
7. Parking required and provided;
8. Such other architectural and engineering data as may be required to evaluate the project;
9. Sidewalks and other access paths (required). Minimum width of sidewalks is four (4) feet.
10. Where there are no public streetlights, front yard dusk to dawn lights are required on each individual lot.

Effective on: 9/24/2013

Section 8. Village Center {Planned Development

Applications and plans shall follow the outlined steps for Planned Developments within Article 8 - Zoning Districts and Section 9 of this Article.} ORD #25-04-15

Effective on: 5/12/2015

Section 9. Planned Developments

Contents of Concept Plan

1.
Contents of Plan
Concept Plan - A plan for the development of land brought by the applicant/petitioner to a PRE-Submittal meeting that shows in general terms the proposed land use, circulation, natural characteristics, and typical development of the area to be developed including the affected adjacent properties and traffic. Maximum scale 1" = 60' and shall include:
1. a.
  The boundary of the property and its true relationship to the right-of-way of the existing road(s) upon which it may border;
2. b.
  Existing topography with contour intervals not greater than five (5) feet, giving bench marks together with drainage channels, streams, springs, swamps, flood zones, rock outcrops, existing buildings, wooded areas, or other features likely to affect the plan. The source and accuracy of the topographic details shown on the plan shall be in terms of E.I.F.S. data and/or field survey.
3. c.
  A general layout of proposed streets, blocks, and lots for the entire parcel under control of the developer.
4. d.
  Identification of any general area to be set aside for schools, parks, or other community facilities.

Preliminary Development Plan

1.
{Application Materials
1. a.
  Completed application for all required processes that may include Preliminary Development Plan, Rezoning, Technical Advisory Committee review, Architectural Review Board, or any other process deemed necessary by staff and identified at the Pre-Filing Conference.
2. b.
  A Planned Development (PD) Ordinance shall be submitted for consideration by the Plan Commission and Common Council which outlines all standards and uses requested, bulk standards, and variations. The ordinance shall include as appendices and commitments all drawings and renderings used in presentation of the application. The ordinance shall include a sunset clause for obtaining individual building permit and the initial construction should the Planned Development (PD) not be developed after it is adopted and recorded.
3. c.
  A Preliminary Development Plan - see below for specific information to be included.
4. d.
  Each application shall be accompanied by a written description of the project. The length of the description will vary with the size of the project. The following information should be included:
  1. 1.
    The design concept
  2. 2.
    The rationale for the design
  3. 3.
    The project proposal in written language
  4. 4.
    The relation of the existing conditions on site
  5. 5.
    The existing and proposed uses
  6. 6.
    Proposed maximum site development intensity and demonstration that it is in keeping with the comprehensive plan and will not exceed 100% of the base zone.
  7. 7.
    A list of any requested exceptions, variances, and/or waivers including justification from the requirements of the base zone.
  8. 8.
    Explanation of the character of the Planned Development and the reasons why it has been planned to take advantage of the flexibility of these regulations. This item shall include specific explanation of how the proposed Planned Development meets the objectives of all adopted land use policies that affect the land in question.
  9. 9.
    Statement of present and proposed ownership of all land within the project including the beneficial owners of a land trust.
  10. 10.
    Statement of the stages proposed for the development indicating sequencing and phasing.
5. e.
  Feasibility statements concerning the infrastructure such as sanitary sewer, storm sewer, water, electricity, and other similar utilities.
6. f.
  A traffic study shall be required for developments expected to generate 1000+ new trips per day. This is approximately equivalent to 100 new single-family homes, 135 apartments/duplexes/quads, or 40,000 square feet of retail space. Study intersections shall include all upstream and downstream thoroughfare intersections and new access points. Study shall consider level of service for existing traffic, traffic at horizon year, and traffic at development at the horizon year. Study shall make recommendations to mitigate any concerns or issues.
7. g.
  Proposed covenants.
8. h.
  Legal description of property.
9. i.
  Any additional materials, information, documentation, or data deemed necessary to support a thorough review of the proposed development requested by the Planning or Engineering Department in writing.
2.
Contents/Requirements of Preliminary Development Plan
1. a.
  The words "Preliminary Development Plan" and the name of the proposed development shall appear on the Title Page.
2. b.
  Scaled drawings prepared by a land surveyor, engineer, and/or architect. Scale of drawings 1"=20', 1"=30', or 1"=40'. All sheets shall be numbered in sequence. All construction drawings shall include the name and address, telephone number, email address, and registration number of the professional engineer, architect, landscape architect, and surveyor responsible for the design, public improvements, and for surveys.
3. c.
  A site (development) plan indicating the location and configuration of the planned development including parcels, lot lines, uses, building locations and recreational areas (residential), vehicular access ways, pedestrian ways (sidewalks/trails) (denote if trails are a part of the Noblesville Alternative Transportation Plan), utility service, floodplains and wetlands (adopted community and panel numbers of FIRMS, delineation and type of wetlands), and watercourses by location and name including drainage swales. Plans shall show right-of-way improvements including drainage improvements, clearing, pavement widening and resurfacing of roadway frontage, and relocation of existing overhead utilities to the back of the right-of-way. All items shall be dimensioned, and drawings shall be scaled.
4. d.
  The location, width, and type of use of any existing roads, rights-of-way, railroad rights-of-ways, burial grounds, watercourses, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines. Clearly identify all easements and existing and proposed rights-of-way. Identify any woodland areas. Identify any trees existing on the property greater than 7-inches in diameter by species, caliper, and condition, and any native vegetation. All items dimensioned.
5. e.
  A landscaping plan drawn by a landscape architect or a landscape contractor including company name, address, telephone number and email address. Scale 1” = 20 ‘ or 1” = 30’. The plan should include the location of trees, shrubs, and ground cover. Identification of the plant species (botanical and common names), sizes at the time of planting by caliper, height, and/or container size.
6. f.
  Identify all trees to be used as Street Trees on a separate plan including species, caliper, and location and include on the overall plan. (Street Trees shall be approved by the Urban Forester). This plan shall be provided on a separate sheet from other landscaping elements.
7. g.
  The approximate location of any existing underground utilities, such as sewers, water mains, storm drains, gas or oil transmission lines, etc., within the property or immediately adjacent thereto, with approximate pipe size and directions of slope.
8. h.
  General indications of how the development is to be provided with water service, sanitary sewers, and storm drainage, gas, electricity, etc. Location, size, invert elevations, and slopes of existing sewers, water mains, culverts, and other underground structures within the tract and existing permanent buildings and utility poles on the tract. Critical grades of proposed system shall be shown for gravity service for storm sewer and sanitary sewer.
9. i.
  Parcel identification numbers as per Hamilton County Tax Mapping to be include on plan. Parcel numbers shall be Hamilton County parcel numbers, not state parcel numbers.
10. j.
  Non-residential Planned Developments shall include 360° Color Elevations for all buildings denoting materials used, location of materials on building, percentage of different types of materials on building, height, and colors. Floor plans shall also be provided.
11. k.
  Lighting Plan including type of fixtures proposed (perspective or elevation drawings). The lighting plan shall denote the general locations. Include cut-sheets for fixture types. Single Sheet and digital submission. Information on who will be providing lighting and paying costs for installation and operation/maintenance.
12. l.
  Development Summary Table including gross and net acreage for the entire project, open space area, building coverage, floodplain and wetland areas, right of ways, and detention/retention areas. These shall be indicated on the plans.
13. m.
  Grading plan. Topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as referenced to sea level datum and an established benchmark.
14. n.
  Soils map and data. Two copies of a preliminary geological soils report prepared by a qualified soils geologist registered in the State of Indiana addressing slope stability, ground water seepage, erosion hazards, expansive soils, fault related hazards, and conclusions and recommendations on the proposed soils regarding the development.
15. o.
  Preliminary drainage report showing onsite and offsite drainage sheds, narrative of design process, calculations with input and outputs including hydrographs confirming the ponds on the plans are conceptually sized correctly. Reports intent is proof of concept that the site's drainage plan considers the requirements of the Stormwater Technical Standards requirements.
16. p.
  Location map indicating the Section, Township, and Range.
17. q.
  Proposed zoning classification of real property being developed and surrounding zoning classifications
18. r.
  A Vicinity Map showing the location of the parcel to be developed, identified by street, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township, range, and section (metes and bounds). Include the names of the adjoining property owners of record, the names of the adjoining developments, uses, and the names of adjoining streets. Include school district lines and identify.
3.
Additional Information for Residential Planned Developments
1. a.
  360-degree architectural elevations of all proposed buildings including accessory buildings, clubhouses/pool structures, and residential houses. Include heights, color names, and location of materials on buildings and swatch colors.
2. b.
  Floor plans
3. c.
  A completed Architectural Review Board Application
4. d.
  Seven (7) paper sets and a digital submission of the elevations including any deviations from the adopted standards for Architectural Review. Include the proposed and/or adopted standards. The elevations and supporting documentation may be submitted in a booklet form provided the drawings are to a scale and scalable.

Detailed Development Plan

1.
Application Materials
1. a.
  Completed application on forms supplied by the Department of Planning and Development for all required processes that may include Technical Advisory Committee review, Secondary Plat, or any other process deemed necessary by staff and identified at the Pre-Filing Conference.
2. b.
  Legal description of the property.
3. c.
  Drainage Reports. Shall include a statement signed by an Indiana Registered Professional Engineer stating that:
  1. 1.
    The Detailed Site Plan shall conform to any applicable standards for site drainage;
  2. 2.
    Except where a specific variance is stated, the design of all improvements is in accordance with applicable city regulations as well as standard and good engineering practice;
  3. 3.
    The Detailed Site Plan will not overload existing storm or sanitary sewers.
4. d.
  A traffic study shall be required for developments expected to generate 1000+ new trips per day. This is approximately equivalent to 100 new single-family homes, 135 apartments/duplexes/quads, 40,000 square feet of retail space. Study intersections shall include all upstream and downstream thoroughfare intersections and new access points. Study shall consider level of service for existing traffic, traffic at horizon year, and traffic at development at the horizon year. Study shall make recommendations to mitigate any concerns or issues. In submissions where the preliminary development plan or original submittal did not provide a traffic study, the study submitted is older than 5 years, or the land use changed to a higher traffic generating use, submittal of a new traffic study shall be required for developments expected to generate 1000+ new trips a day.
5. e.
  Final draft of covenants.
6. f.
  Post Water Quality (BMP) report, including O&M and draft BMP maintenance agreement and ordinance.
7. g.
  Certifications, seals, and signatures required for the dedication of land and recording of the document.
8. h.
  Construction Schedule in a Gannt chart. Each desired roadway and lane closure must be identified individually.
9. i.
  Common Open Space documents: All common open space, at the election of the City may be:
  1. 1.
    Conveyed to a municipal or public corporation; or
  2. 2.
    Conveyed to a not-for-profit corporation or entity established for the purpose of benefiting the owners and tenants of the Planned Development or adjoining property owners or any one or more of them. All lands conveyed thereunder shall be subject to the right of the grantee or grantees to enforce maintenance and improvement of the common open space; or
  3. 3.
    Guaranteed by a restrictive covenant describing the open space and its maintenance and improvements, running with the land for the benefit of residents of the Planned Development or adjoining property owners and/or both.
2.
Contents of Detailed Development Plan drawings The applicant shall prepare and submit a final Detailed Development Plan prepared by a licensed engineer or architect including Civil Drawings subject to the following:
1. a.
  Scaled drawings prepared by a land surveyor, engineer, and/or architect. Scale of drawings 1” = 20’, 1” = 30’, 1” = 40’, 1"=50'. All sheets shall be numbered in sequence. All drawings shall include the name and address, telephone number, email address and registration number of the professional engineer, architect, landscape architect and surveyor responsible for the design, public improvements, and for surveys. If the area is part of the Corporate Campus Planned Development District or a phase of an overall detailed development plan, include all information pertinent to the development of the individual parcel. ORD #25-04-15
2. b.
  An accurate legal description and survey of the entire area being developed as the Planned Development.
3. c.
  A development plan indicating all uses, parcels, lot lines, building location pads, recreational areas (residential), vehicular access ways, pedestrian ways (sidewalks/trails) (if trails denote if it is part of the Noblesville Alternative Transportation Plan), floodplains and wetlands{(adopted community and panel numbers of FIRMS; delineation and type of wetlands)} and watercourses by location and name including drainage swales. All items dimensioned. ORD #25-04-15
4. d.
  The location, width, and type of use of any existing roads, rights-of-way, railroad rights-of-ways, burial grounds, watercourses, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines. Clearly identify all easements and existing and proposed rights-of-way. Identify any woodland areas. Identify any trees existing on the property greater than 7-inches in diameter by species, caliper, and condition, and any native vegetation. All items dimensioned.
5. e.
  A landscaping plan drawn by a landscape architect or a landscape contractor including company name, address, telephone number and email address. Scale 1” = 20 ‘ or 1” = 30’. The plan should include the location of trees, shrubs, and ground cover. Identification of the plant species (botanical and common names), sizes at the time of planting by caliper, height, and/or container size. Identify all trees to be used as Street Trees on a separate plan including species, caliper, and location and include on the overall plan. (Street Trees shall be approved by the Urban Forester).
6. f.
  The location of any existing underground utilities, such as sewers, water mains, storm drains, gas or oil transmission lines, etc., within the property or immediately adjacent thereto, with approximate pipe size and directions of slope.
7. g.
  Parcel identification numbers as per Hamilton County Tax Mapping to be include on plan.
8. h.
  Non-residential Planned Developments shall include 360° Color Elevations for all buildings denoting materials used, location of materials on building, percentage of different types of materials on building, height, and colors.
  1. 1.
    Include floor plans
  2. 2.
    Include a materials board. (Provide one board)
9. i.
  Lighting Plan including type of fixtures proposed (perspective or elevation drawings). The lighting plan shall denote the locations providing a photometric plan of the foot-candles to the property lines. ORD #25-04-15
10. j.
  Development Summary Table including gross and net acreage for the entire project, open space area, building coverage, floodplain and wetland areas, right of ways, and detention/retention areas. Indicate locations of the above on the plans.
11. k.
  Grading plan. Topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as referenced to sea level datum and an established benchmark.
12. l.
  Location map indicating the Section, Township, and Range.
13. m.
  A Vicinity Map showing the location of the parcel to be developed, identified by streets, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township, range, and section (metes and bounds). Include the names of the adjoining developments, uses, and the names of adjoining streets.
14. n.
  Plan and profiles of public roadways, sanitary sewer, storm sewer, and water mains.
15. o.
  Maintenance of Traffic (MOT) plan showing all temporary traffic control required for construction of the project. Include lane closures, and roadway closures. Plan consists of signs, barrels, barricades, flaggers, durations of operation/activity, and comply with the Indiana Design Manual.} ORD #44-10-23

For Updated Application Forms: www.cityofnoblesville.org - Planning Department - Applications

Effective on: 11/14/2023

Noblesville City Zoning Code

Appendix B

Applications

{PART A. BASIC FILING REQUIREMENTS FOR ALL APPLICATIONS

All applications must meet the following basic criteria along with the requirements specific to the type of application being filed in Part B of this Appendix.

A.
Prefiling meeting for any application identified in Article 4, Part G.
B.
A completed application on a form prescribed by the Department of Planning or digital submittal of an application using the Department's online permitting portal when the application type is available on the portal with the required signatures per the application type.
C.
Payment of filing fees pursuant to the invoice that you will receive upon the acceptance/docketing of your application. The fee must be paid within ten (10) business days of receipt.
D.
All submittals must be made via file share site, flash drive or other similar media. All documents must be in Portable Document Format (PDF).
E.
Each drawing type (i.e. construction plans, landscaping plans, architectural plans, etc.) must be submitted in a single file by type. Individual sheets as separate files from drawing sets will not be accepted, but each required submittal must be a separate file - DO NOT FILE as one total document. Refer to the Unified Development Ordinance, Noblesville Standards, and Stormwater Technical Standards for additional guidance and requirements.
F.
All construction plans shall be clearly legible and readable.
G.
All sheets shall be numbered in sequence.
H.
All plans shall be appropriately scaled based upon the level of detail required on the drawings.
I.
All drawings shall include graphic scale, north arrow, date, revision dates including reason for revision, and by whom the revisions was made.} ORD #44-10-23

Effective on: 11/14/2023

PART B. REQUIREMENTS BY APPLICATION TYPE

Section 1. Site Plan Review

Applications for site plan review shall contain the information listed under Article 4.B, for the Site Plan Review as required, and the following additional {application materials:

A.
Completed application on forms supplied by the Department of Planning and Development for all required processes that may include Technical Advisory Committee review, Secondary Plat, or any other process deemed necessary by staff and identified at the Pre-Filing Conference.
B.
Legal description of the property.
C.
Drainage Reports. Shall include a statement signed by an Indiana Registered Professional Engineer stating that:
1. 1.
  The site plan shall conform to any applicable standards for site drainage;
2. 2.
  Except where a specific variation is stated, the design of all improvements is in accordance with applicable city regulations as well as standard and good engineering practice;
3. 3.
  The site plan will not overload existing storm and sanitary sewers.
D.
Post Water Quality (BMP) report, including O&M Manual and draft BMP maintenance agreement and ordinance.
E.
Certifications, seals, and signatures required for the dedication of land and recording of the document.
F.
Construction Schedule.
G.
Contents of drawings The applicant shall prepare and submit Civil Drawings prepared by a licensed engineer or architect subject to the following:
1. 1.
  Scaled drawings at 1"=20', 1"=30', 1"=40", or 1"=50'.
2. 2.
  An accurate legal description and survey of the entire area being developed.
3. 3.
  A development plan indicating all uses, parcels, lot lines, building location pads, recreational areas (residential), vehicular access ways, pedestrian ways (sidewalks/trails) (if trails denote if it is part of the Noblesville Alternative Transportation Plan), floodplains and wetlands (adopted community and panel numbers of FIRMs; delineation and types of wetlands) and watercourses by location and name including drainage swales. All items dimensioned.
4. 4.
  The location, width, and type of use of any existing roads, rights-of-way, railroad rights-of-way, burial grounds, watercourses, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines. Clearly identify all easements and existing and proposed rights-of-way. Identify any woodland areas. Identify any trees existing on the property greater than 7-inches in diameter by species, caliper, and condition, and any native vegetation. All items dimensioned.
5. 5.
  A landscaping plan drawn by a landscape architect or a landscape contractor including company name, address, telephone number and email address. Scale 1"=20' or 1"=30'. The plan should include the location of trees, shrubs, and ground cover. Identification of the plant species (botanical and common names), sizes at the time of planting by caliper, height, and/or container size. Identify all trees to be used as Street Trees on a separate plan including species, caliper, and location and include on the overall plan. (Street Trees shall be approved by the Urban Forester)
6. 6.
  The location of any existing underground utilities such as sewers, water mains, storm drains, gas or oil transmission lines, etc. within the property or immediately adjacent thereto, with approximate pipe size and direction of slope.
7. 7.
  Parcel identification numbers as per Hamilton County Tax Mapping to be included on plan.
8. 8.
  Non-residential developments shall include 360 degree Color Elevations for all buildings denoting materials used, location of materials on building, percentage of different types of materials on the building, height, and colors. Include floorplans, and include a materials board.
9. 9.
  Lighting Plan including type of fixtures proposed (perspective or elevation drawings). The lighting plan shall denote the locations providing a photometric plan of the foot-candles to the property lines.
10. 10.
  Development Summary Table including gross and net acreage for the entire project, open space area, building coverage, floodplain and wetland areas, rights-of-way, and detention/retention areas. Indicate locations of the above on the plans.
11. 11.
  Grading Plan. Topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as referenced to sea level datum and an established benchmark.
12. 12.
  Location map indicating the Section, Township, and Range.
13. 13.
  A vicinity map showing the location of the parcel to be developed, identified by streets, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township, range, and section (metes and bounds). Include the names of adjoining developments, uses, and the names of adjoining streets.
14. 14.
  Plan and profiles of public roadways, sanitary sewer, storm sewer, and water mains.
15. 15.
  Maintenance of Traffic (MOT) plan showing all temporary traffic control required for construction of the project. Include lane closures and roadway closures. Plan shall consist of signs, barricades, barrels, flaggers, durations of operation/activity, and comply with the Indiana Design Manual.
H.
{In addition, all development activities located wholly within, partially within, or in contact with an identified special flood hazard area shall be required to submit additional information. Such application shall be made prior to the actual commencement of such construction. Such applications shall include, but not be limited to, plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures, earthen fill, storage of materials or equipment, drainage facilities; and the location of the foregoing. Specifically, the following information is required, where applicable:
1. 1.
  A site development plan showing existing and proposed development locations and existing and proposed land grades.
2. 2.
  Verification that connection to either a public sewer system or to an approved on-site septic system is available and approved by the respective regulatory agency for proposed structures with plumbing including, but not limited to, a restroom, kitchen, or other facilities requiring disposal of wastewater.
3. 3.
  Plans showing elevation of the top of the planned lowest floor (including basement) of all proposed structures in Zone A, AE. Elevation should be in NAVD 88.
4. 4.
  Plans showing elevation to which any non-residential structure will be floodproofed;
5. 5.
  Certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in this ordinance;
6. 6.
  Plans showing location and specifications for flood openings for any proposed structure with enclosed areas below the flood protection grade.
7. 7.
  Plans showing materials to be used below the flood protection grade for any proposed structure are flood resistant.
8. 8.
  Plans showing how any proposed structure will be anchored to resist flotation or collapse.
9. 9.
  Plans showing how any electrical, heating, ventilation, plumbing, air conditioning equipment, and other service facilities are designed and/or located to be above flood protection grade. Elevation should be in NAVD 88.
10. 10.
  Description of the extent to which any watercourse will be altered or relocated as a result of proposed development. {A hydrologic and hydraulic engineering study is required and any watercourse changes submitted to IDNR for approval. Once IDNR approval is obtained, a Conditional Letter of Map Revision must be obtained prior to construction. ORD. #49-10-14
11. 11.
  Any additional information, as requested by the Floodplain Administrator, which may be necessary to determine the nature of a proposed development or structure with respect to the requirements of this ordinance.
12. 12.
  Indiana Department of Natural Resources approval for any construction in a floodway.} ORD #68-11-22, ORD #44-10-23

Effective on: 11/14/2023

Section 2. Conditional Uses

A.
Description of existing use.
B.
Zoning district.
C.
Description of proposed Conditional Use.
D.
A narrative statement evaluating the effects of such elements as noise, glare, odor, fumes, and vibration upon adjoining property; a discussion of the general compatibility with adjacent and other properties in the district; and the relationship of the proposed use to the Comprehensive Plan.
E.
A legal description of the real estate involved;
F.
Location and size of all existing and proposed buildings and structures;
G.
Location and dimensions of building lines, right-of-way lines, setbacks, regulated drains and public and private easements (existing and proposed);
H.
Elevation contours and spot elevations sufficient to determine drainage both existing and proposed;
I.
Drainage calculations sufficient for sizing drainage structures based on a 10-year storm along with retention/detention for a 100-year storm with developed site condition and a release rate of a 10-year storm under undeveloped site conditions;
J.
Details of drainage structures including cover details for all structures under paved areas;
K.
Layout of drives and other traffic and drainage features on opposite side of street or adjacent properties;
L.
Location of septic facilities, sanitary sewer lines and all utilities existing and proposed and connection plans for sanitary sewer facilities including details if necessary;
M.
Location of parking and loading areas, traffic access and circulation, open space, landscaping, refuse and service areas, signs, turning radii, and proposed vehicle and projected turning paths from turning radius templates;
N.
Vicinity map showing all property boundaries and zone districts within a 1/4 mile radius of the property; and
O.
Any other information the Board of Zoning Appeals or the Director of Planning and Development}may require to determine if the proposed conditional use meets the intent and requirements of the zoning ordinance and is appropriate for the location for which it is proposed. ORD #44-10-23

Effective on: 11/14/2023

Section 3. Variances

A.
Legal description of property;
B.
Description of nature of variance requested;
C.
Site plan depicting all information necessary for the Board's decision;
D.
Technical information as determined by the Director of Planning and Development and the Technical Advisory Committee.
E.
A narrative statement demonstrating that the requested variance conforms to the standards of Article 4, Part D, Section 3 (E).} ORD #44-10-23

Effective on: 11/14/2023

Section 4. Amendments

{Applications for Change of Zoning or Planned Development amendments to the zoning ordinance/map shall contain at least the following information:

A.
Present use;
B.
Present zoning district;
C.
Proposed zoning district;
D.
A vicinity map at a scale approved by the Director of Planning and Development showing property lines, thoroughfares, existing and proposed zoning, and such other items as the Director of Planning and Development may require;
E.
A statement on how the proposed amendment relates to the Comprehensive Plan;
F.
Draft ordinance; and
G.
Any other information or drawings which may be necessary to determine conformance with and provide for the enforcement of this ordinance, as determined by the Director of Planning and Development or representative.} ORD #44-10-23

Effective on: 11/14/2023

Section 5. Subdivisions

Contents of Sketch Plat Application

Sketch Plan Map
A sketch at a scale of approximately two hundred (200) feet to one (1) inch shall show information for the property which is proposed to be subdivided, and for adjoining properties for a distance of at least two hundred (200) feet, and shall include:
1. The boundary of the property to be subdivided and its true relationship to the right-of-way of the existing road(s) upon which it may border;
2. The location, width, and type of use of any existing roads, rights-of-way, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines;
3. The approximate location of any existing underground utilities, such as sewers, water mains, storm drains, gas or oil transmission lines, etc., within the property or immediately adjacent thereto, with approximate pipe size and directions of slope;
4. Existing topography with contour intervals not greater than five (5) feet, giving bench marks together with drainage channels, streams, springs, swamps, flood zones, rock outcrops, existing buildings, wooded areas, or other features likely to affect the plan. The source and accuracy of the topographic details shown on the plan shall be in terms of U.S.G.S. data and/or field survey.
5. A general layout of proposed streets, blocks, and lots for the entire parcel under control of the subdivider.
6. Identification of any general area to be set aside for schools, parks, or other community facilities.
7. Identification of sites for uses other than single-family dwellings.
8. General indications of how the subdivision is to be provided with water service, sanitary sewers, and storm drainage.
Supplemental Information
1. Location of the parcel to be subdivided, identified by street, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township range and section (metes and bounds).
2. Legal description of any existing legal rights-of-way or easements affecting the property.
3. Listing of any existing covenants on the property.
4. Zoning classification.
5. The location and name of all adjacent subdivisions, if any, and names of owners of adjacent un-subdivided property.
Other Application Requirements
The subdivider shall file an application with the Planning {Department for approval of the primary plat. The application shall:
1. Be made on {applications adopted by the Plan Commission and} ORD. 36-08-02 available at the Department of Planning and Development or online;
2. Be submitted at least forty-nine (49) days prior to a regular meeting of the Planning Commission to allow adequate time for reviews by staff and Technical Advisory Committee, and Architectural Review Committee, if required;
3. Be accompanied by a minimum of three (3) paper copies of the primary plat map, digital submission of plans, reports, etc., and any supplemental information, as described in subsection B, below. Copies to agencies outside of City Government including Hamilton County and all utilities are the responsibility of the applicant. Copies to these agencies should be submitted to those agencies on the same day as the Planning Department submittal.
4. Be accompanied by a minimum of three (3) copies of provisional construction plans. Copies to agencies outside of City Government including Hamilton County and all utilities are the responsibility of the applicant. Copies to these agencies should be submitted to those agencies on the same day as the Planning Department submittal.} ORD #25-04-15
5. Be accompanied by a non-returnable fee as described in Appendix A., Fee Schedule.

Contents of Primary Plat Application
Applications for primary plats shall comply generally with the approved sketch plan. The following items are required for the primary plat application:

Primary Plat Map
The Primary Plat Map shall be prepared by a licensed land surveyor or engineer at a scale no smaller than one hundred (100) feet to one (1) inch. {It shall be prepared on paper} and the sheets shall be numbered in sequence if more than one sheet is used. All sheets shall be of such size as is acceptable for filing in the office of the County Recorder, but shall not be larger than 34 x 44 inches. ORD #25-04-15
The Primary Plat Map shall show information for the property which is proposed to be subdivided, and for adjoining properties for a distance of not less than five hundred (500) feet, and shall include the following:
1. Location of property lines, existing easements, burial grounds, railroad rights-of-way, watercourses, and existing wooded areas or trees eight (8) inches or more in diameter, measured four (4) feet above ground level; and the location, width, and names of all existing or platted streets or other public ways within the tract.
2. The location of property; with respect to surrounding property and streets, including the names of all adjoining property owners of record, the names of adjoining developments, and names of adjoining streets.
3. Location, size, invert elevations, and slopes of existing sewers, water mains, culverts, and other underground structures within the tract and existing permanent buildings and utility poles on the tract.
4. Approximate topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as determined by the Planning Director, and referenced to sea level datum and an established benchmark.
5. The approximate location and width of proposed streets and rights-of-way.
6. Proposals for connection with existing water supply and sanitary sewer systems, or alternative means of providing water supply and sanitary waste disposal and treatment; primary provisions for collecting and discharging surface water drainage.
7. The approximate location, dimensions, and areas of all proposed or existing lots.
8. The approximately location, dimensions, and area of all parcels of land proposed to be set aside for park or playground use or other public use, or for the use of property owners in the proposed subdivision.
9. A vicinity map showing streets and other general development of the surrounding area. The primary plat shall show all school and improvement district lines with the districts properly designated.
10. The location of temporary stakes to enable the local officials to find and appraise features of the proposed layout in the field, if needed.
11. Soils Data—See Article 6, Part J, of this Ordinance.
12. Graphic scale, north arrow, and date.
13. The names of the owners as shown in the Assessor's files. This information may be shown on a separate current tax map or plat reproduction from the Assessor's Office showing the subdivision superimposed thereon.
14. Whenever the primary plat covers only a part of an applicant’s contiguous holdings, the applicant shall submit, at the scale no smaller than one (1) inch equals two hundred (200) feet, a sketch of the entire holdings, including the proposed subdivision area, showing an indication of the probable future street and drainage systems for the remaining portion of the tract.
Supplemental Information
1. Subdivision Name
  The name of subdivision if property is within an existing subdivision, or proposed name if not within an existing subdivision.
2. Ownership and Right to Develop
  1. Name and address, including telephone number, of legal owner(s) or agent of property.
  2. Citation of any existing legal rights-of-way or easements affecting the property.
  3. Existing covenants on the property, if any.
3. Preparer of Plat
  Name and address, telephone number, and registration number of the professional engineer and surveyor responsible for subdivision design, public improvements, and for surveys.
4. Location and Description
  Location of property by lot or section, township, range, and county (metes and bounds).
5. The presence or absence of any exceptions to the development standards for the zoning district in which it is located, any general development standards, or Article 6, Site Design and Improvement Standards; as evidenced by the listing of any exceptions in the primary plat application;
6. The presence or absence of any protective covenants for the subdivision which would alter its impact from what would typically be permitted in the zoning district in which it is located; as evidenced by the inclusion of any covenants in the primary plat application.

The dimensions of all boundary lines of the property expressed in feet and hundredths of a foot; the bearings of all lines to a minimum of one-half minute.
The location, width or size of existing streets, easements, water bodies, and other pertinent features such as swamps, railroad, building, parks, {public trails,} cemeteries, drainage ditches, bridges and culverts, as determined by the Plan Commission. ORD #25-04-15
The location and width of all proposed streets, easements, alleys, and other public ways, and proposed street rights-of-way and building setback lines.
The locations, dimensions, and areas of all proposed or existing lots including dimensions of all lot lines expressed in feet and hundredths of a foot; and bearings of all lines to a minimum of one-half minute.
The location and dimensions of all property proposed to be set aside for park or playground use, or other public or private reservation, with designation of the proposed thereof, and conditions, if any, of dedication or reservation.
The name and address of the owner of land to be subdivided; the name and address of the subdivider, if other than the owner; and the name and address of the land surveyor or engineer. Also citation of last instrument conveying title to each parcel of property involved, giving grantor, grantee, date, and land record reference.
The date, north arrow, and scale.
Sufficient data acceptable to the Engineer of appropriate jurisdiction to determine readily the location, bearing, and length of lines for reproduction of such lines upon the ground.
The location of all proposed and existing monuments.
Name of the subdivision.
Indication of the use of any lot (single-family, two-family, multi-family, {commercial, industrial, governmental, institutional, etc.).} ORD #25-04-15
Lots shall be consecutively numbered, and blocks shall be lettered in alphabetical order.
The plat should include the following notations (when necessary):
1. explanation of drainage easements;
2. explanation of site easements;
3. explanation of reservations:
4. endorsement of owner with date and signature.
A block or space shall be set aside on the secondary plat to include the signatures of the Plan Commission President, Plan Commission Secretary, Board of Works and/or Board of County Commissioners, and the Director of Planning and Development.

Effective on: 5/12/2015

Section 6. Residential Mobile Home (RMH) Park or Subdivision

A vicinity key map at an appropriate scale.
Description:
1. Proposed name of such mobile home park.
2. Location by legal description, and city, town, or civil township.
3. Name and address of the applicant.
4. Name, address, and seal of registered professional engineer or land surveyor preparing the plat.
5. Scale of the plan, north arrow, and date.
Existing Conditions:
1. Boundary line of proposed mobile home park indicated by solid heavy line.
2. Location, width, and names of all existing or prior dedicated streets or public ways abutting or in said area of the proposed mobile home park, railroad and utility rights-of-way, parks and other public open spaces within said area, and location of permanent buildings or structures.
3. Any existing sewers, water mains, culverts, drainage tile, or underground facilities with¬in the area of the proposed mobile home park.
4. Existing zoning of proposed mobile home park and adjacent tracts.
5. 5. Other conditions on the tract such as watercourses, marshes, rock outcropping, wooded areas, etc.
Proposed Conditions:
1. Layout of streets and sidewalks with width thereof, whether dedicated or private street, together with typical cross section to meet City or County standards.
2. Layout of any alleys, crosswalks, and easements.
3. If lots are laid out, the dimensions and number thereof.
4. Land to be set aside for common use of the tenants of the mobile home park.
5. All setback lines.
6. Location of all proposed permanent buildings, storage area, office and community center.
Improvement Plan:
At the time of filing the development plan, the applicant shall also file five copies of the proposed improvement plans which shall contain the following information:
1. Description:
  The same information as contained above.
2. Proposed Conditions:
  1. Plan and profile sheets of the proposed mobile home park streets, including typical cross section showing pavement design.
  2. Plans for the proposed handling of surface water drainage, including plan and profile sheets of storm sewers, if included in the proposed improvements, to the satisfaction of the County Surveyor and Engineer of appropriate jurisdiction.

Effective on: 9/24/2013

Section 7. Zero Lot Line (ZLL) Development

A location map indicating existing zoning on the site and adjacent area.
Site plan at no less than one (1) inch equals one hundred (100) feet, including the following information:
1. Lot lines and setbacks;
2. Location, shape, size, and height of existing and proposed buildings, decorative walls and elements, entrance features, storm water de¬tention areas, sidewalks and sanitary sewer design;
3. Existing and proposed landscaping;
4. Recreation facilities (if applicable);
5. Stage of development, if any;
6. Location of off-street parking;
7. Indication of exterior graphics;
8. Indication of design methods used to conserve energy;
9. Landscaped areas both interior as well as the adjacent perimeter treatment.
Floor plans and elevations of all typical units and any other structures such as recreation buildings. The total amount of lineal exterior wall area and that portion which has visual and physical access to outside patio/court areas shall be indicated for each typical unit.
Information indicating the following:
1. Gross and net acreage;
2. Lot sizes (dimensions and square footage);
3. Building heights and stories;
4. Building coverage for each lot;
5. Amount of common open space in square feet (if applicable);
6. Total trees provided and total trees required;
7. Parking required and provided;
8. Such other architectural and engineering data as may be required to evaluate the project;
9. Sidewalks and other access paths (required). Minimum width of sidewalks is four (4) feet.
10. Where there are no public streetlights, front yard dusk to dawn lights are required on each individual lot.

Effective on: 9/24/2013

Section 8. Village Center {Planned Development

Applications and plans shall follow the outlined steps for Planned Developments within Article 8 - Zoning Districts and Section 9 of this Article.} ORD #25-04-15

Effective on: 5/12/2015

Section 9. Planned Developments

Contents of Concept Plan

1.
Contents of Plan
Concept Plan - A plan for the development of land brought by the applicant/petitioner to a PRE-Submittal meeting that shows in general terms the proposed land use, circulation, natural characteristics, and typical development of the area to be developed including the affected adjacent properties and traffic. Maximum scale 1" = 60' and shall include:
1. a.
  The boundary of the property and its true relationship to the right-of-way of the existing road(s) upon which it may border;
2. b.
  Existing topography with contour intervals not greater than five (5) feet, giving bench marks together with drainage channels, streams, springs, swamps, flood zones, rock outcrops, existing buildings, wooded areas, or other features likely to affect the plan. The source and accuracy of the topographic details shown on the plan shall be in terms of E.I.F.S. data and/or field survey.
3. c.
  A general layout of proposed streets, blocks, and lots for the entire parcel under control of the developer.
4. d.
  Identification of any general area to be set aside for schools, parks, or other community facilities.

Preliminary Development Plan

1.
{Application Materials
1. a.
  Completed application for all required processes that may include Preliminary Development Plan, Rezoning, Technical Advisory Committee review, Architectural Review Board, or any other process deemed necessary by staff and identified at the Pre-Filing Conference.
2. b.
  A Planned Development (PD) Ordinance shall be submitted for consideration by the Plan Commission and Common Council which outlines all standards and uses requested, bulk standards, and variations. The ordinance shall include as appendices and commitments all drawings and renderings used in presentation of the application. The ordinance shall include a sunset clause for obtaining individual building permit and the initial construction should the Planned Development (PD) not be developed after it is adopted and recorded.
3. c.
  A Preliminary Development Plan - see below for specific information to be included.
4. d.
  Each application shall be accompanied by a written description of the project. The length of the description will vary with the size of the project. The following information should be included:
  1. 1.
    The design concept
  2. 2.
    The rationale for the design
  3. 3.
    The project proposal in written language
  4. 4.
    The relation of the existing conditions on site
  5. 5.
    The existing and proposed uses
  6. 6.
    Proposed maximum site development intensity and demonstration that it is in keeping with the comprehensive plan and will not exceed 100% of the base zone.
  7. 7.
    A list of any requested exceptions, variances, and/or waivers including justification from the requirements of the base zone.
  8. 8.
    Explanation of the character of the Planned Development and the reasons why it has been planned to take advantage of the flexibility of these regulations. This item shall include specific explanation of how the proposed Planned Development meets the objectives of all adopted land use policies that affect the land in question.
  9. 9.
    Statement of present and proposed ownership of all land within the project including the beneficial owners of a land trust.
  10. 10.
    Statement of the stages proposed for the development indicating sequencing and phasing.
5. e.
  Feasibility statements concerning the infrastructure such as sanitary sewer, storm sewer, water, electricity, and other similar utilities.
6. f.
  A traffic study shall be required for developments expected to generate 1000+ new trips per day. This is approximately equivalent to 100 new single-family homes, 135 apartments/duplexes/quads, or 40,000 square feet of retail space. Study intersections shall include all upstream and downstream thoroughfare intersections and new access points. Study shall consider level of service for existing traffic, traffic at horizon year, and traffic at development at the horizon year. Study shall make recommendations to mitigate any concerns or issues.
7. g.
  Proposed covenants.
8. h.
  Legal description of property.
9. i.
  Any additional materials, information, documentation, or data deemed necessary to support a thorough review of the proposed development requested by the Planning or Engineering Department in writing.
2.
Contents/Requirements of Preliminary Development Plan
1. a.
  The words "Preliminary Development Plan" and the name of the proposed development shall appear on the Title Page.
2. b.
  Scaled drawings prepared by a land surveyor, engineer, and/or architect. Scale of drawings 1"=20', 1"=30', or 1"=40'. All sheets shall be numbered in sequence. All construction drawings shall include the name and address, telephone number, email address, and registration number of the professional engineer, architect, landscape architect, and surveyor responsible for the design, public improvements, and for surveys.
3. c.
  A site (development) plan indicating the location and configuration of the planned development including parcels, lot lines, uses, building locations and recreational areas (residential), vehicular access ways, pedestrian ways (sidewalks/trails) (denote if trails are a part of the Noblesville Alternative Transportation Plan), utility service, floodplains and wetlands (adopted community and panel numbers of FIRMS, delineation and type of wetlands), and watercourses by location and name including drainage swales. Plans shall show right-of-way improvements including drainage improvements, clearing, pavement widening and resurfacing of roadway frontage, and relocation of existing overhead utilities to the back of the right-of-way. All items shall be dimensioned, and drawings shall be scaled.
4. d.
  The location, width, and type of use of any existing roads, rights-of-way, railroad rights-of-ways, burial grounds, watercourses, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines. Clearly identify all easements and existing and proposed rights-of-way. Identify any woodland areas. Identify any trees existing on the property greater than 7-inches in diameter by species, caliper, and condition, and any native vegetation. All items dimensioned.
5. e.
  A landscaping plan drawn by a landscape architect or a landscape contractor including company name, address, telephone number and email address. Scale 1” = 20 ‘ or 1” = 30’. The plan should include the location of trees, shrubs, and ground cover. Identification of the plant species (botanical and common names), sizes at the time of planting by caliper, height, and/or container size.
6. f.
  Identify all trees to be used as Street Trees on a separate plan including species, caliper, and location and include on the overall plan. (Street Trees shall be approved by the Urban Forester). This plan shall be provided on a separate sheet from other landscaping elements.
7. g.
  The approximate location of any existing underground utilities, such as sewers, water mains, storm drains, gas or oil transmission lines, etc., within the property or immediately adjacent thereto, with approximate pipe size and directions of slope.
8. h.
  General indications of how the development is to be provided with water service, sanitary sewers, and storm drainage, gas, electricity, etc. Location, size, invert elevations, and slopes of existing sewers, water mains, culverts, and other underground structures within the tract and existing permanent buildings and utility poles on the tract. Critical grades of proposed system shall be shown for gravity service for storm sewer and sanitary sewer.
9. i.
  Parcel identification numbers as per Hamilton County Tax Mapping to be include on plan. Parcel numbers shall be Hamilton County parcel numbers, not state parcel numbers.
10. j.
  Non-residential Planned Developments shall include 360° Color Elevations for all buildings denoting materials used, location of materials on building, percentage of different types of materials on building, height, and colors. Floor plans shall also be provided.
11. k.
  Lighting Plan including type of fixtures proposed (perspective or elevation drawings). The lighting plan shall denote the general locations. Include cut-sheets for fixture types. Single Sheet and digital submission. Information on who will be providing lighting and paying costs for installation and operation/maintenance.
12. l.
  Development Summary Table including gross and net acreage for the entire project, open space area, building coverage, floodplain and wetland areas, right of ways, and detention/retention areas. These shall be indicated on the plans.
13. m.
  Grading plan. Topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as referenced to sea level datum and an established benchmark.
14. n.
  Soils map and data. Two copies of a preliminary geological soils report prepared by a qualified soils geologist registered in the State of Indiana addressing slope stability, ground water seepage, erosion hazards, expansive soils, fault related hazards, and conclusions and recommendations on the proposed soils regarding the development.
15. o.
  Preliminary drainage report showing onsite and offsite drainage sheds, narrative of design process, calculations with input and outputs including hydrographs confirming the ponds on the plans are conceptually sized correctly. Reports intent is proof of concept that the site's drainage plan considers the requirements of the Stormwater Technical Standards requirements.
16. p.
  Location map indicating the Section, Township, and Range.
17. q.
  Proposed zoning classification of real property being developed and surrounding zoning classifications
18. r.
  A Vicinity Map showing the location of the parcel to be developed, identified by street, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township, range, and section (metes and bounds). Include the names of the adjoining property owners of record, the names of the adjoining developments, uses, and the names of adjoining streets. Include school district lines and identify.
3.
Additional Information for Residential Planned Developments
1. a.
  360-degree architectural elevations of all proposed buildings including accessory buildings, clubhouses/pool structures, and residential houses. Include heights, color names, and location of materials on buildings and swatch colors.
2. b.
  Floor plans
3. c.
  A completed Architectural Review Board Application
4. d.
  Seven (7) paper sets and a digital submission of the elevations including any deviations from the adopted standards for Architectural Review. Include the proposed and/or adopted standards. The elevations and supporting documentation may be submitted in a booklet form provided the drawings are to a scale and scalable.

Detailed Development Plan

1.
Application Materials
1. a.
  Completed application on forms supplied by the Department of Planning and Development for all required processes that may include Technical Advisory Committee review, Secondary Plat, or any other process deemed necessary by staff and identified at the Pre-Filing Conference.
2. b.
  Legal description of the property.
3. c.
  Drainage Reports. Shall include a statement signed by an Indiana Registered Professional Engineer stating that:
  1. 1.
    The Detailed Site Plan shall conform to any applicable standards for site drainage;
  2. 2.
    Except where a specific variance is stated, the design of all improvements is in accordance with applicable city regulations as well as standard and good engineering practice;
  3. 3.
    The Detailed Site Plan will not overload existing storm or sanitary sewers.
4. d.
  A traffic study shall be required for developments expected to generate 1000+ new trips per day. This is approximately equivalent to 100 new single-family homes, 135 apartments/duplexes/quads, 40,000 square feet of retail space. Study intersections shall include all upstream and downstream thoroughfare intersections and new access points. Study shall consider level of service for existing traffic, traffic at horizon year, and traffic at development at the horizon year. Study shall make recommendations to mitigate any concerns or issues. In submissions where the preliminary development plan or original submittal did not provide a traffic study, the study submitted is older than 5 years, or the land use changed to a higher traffic generating use, submittal of a new traffic study shall be required for developments expected to generate 1000+ new trips a day.
5. e.
  Final draft of covenants.
6. f.
  Post Water Quality (BMP) report, including O&M and draft BMP maintenance agreement and ordinance.
7. g.
  Certifications, seals, and signatures required for the dedication of land and recording of the document.
8. h.
  Construction Schedule in a Gannt chart. Each desired roadway and lane closure must be identified individually.
9. i.
  Common Open Space documents: All common open space, at the election of the City may be:
  1. 1.
    Conveyed to a municipal or public corporation; or
  2. 2.
    Conveyed to a not-for-profit corporation or entity established for the purpose of benefiting the owners and tenants of the Planned Development or adjoining property owners or any one or more of them. All lands conveyed thereunder shall be subject to the right of the grantee or grantees to enforce maintenance and improvement of the common open space; or
  3. 3.
    Guaranteed by a restrictive covenant describing the open space and its maintenance and improvements, running with the land for the benefit of residents of the Planned Development or adjoining property owners and/or both.
2.
Contents of Detailed Development Plan drawings The applicant shall prepare and submit a final Detailed Development Plan prepared by a licensed engineer or architect including Civil Drawings subject to the following:
1. a.
  Scaled drawings prepared by a land surveyor, engineer, and/or architect. Scale of drawings 1” = 20’, 1” = 30’, 1” = 40’, 1"=50'. All sheets shall be numbered in sequence. All drawings shall include the name and address, telephone number, email address and registration number of the professional engineer, architect, landscape architect and surveyor responsible for the design, public improvements, and for surveys. If the area is part of the Corporate Campus Planned Development District or a phase of an overall detailed development plan, include all information pertinent to the development of the individual parcel. ORD #25-04-15
2. b.
  An accurate legal description and survey of the entire area being developed as the Planned Development.
3. c.
  A development plan indicating all uses, parcels, lot lines, building location pads, recreational areas (residential), vehicular access ways, pedestrian ways (sidewalks/trails) (if trails denote if it is part of the Noblesville Alternative Transportation Plan), floodplains and wetlands{(adopted community and panel numbers of FIRMS; delineation and type of wetlands)} and watercourses by location and name including drainage swales. All items dimensioned. ORD #25-04-15
4. d.
  The location, width, and type of use of any existing roads, rights-of-way, railroad rights-of-ways, burial grounds, watercourses, easements or other special purpose areas within the property, or immediately adjacent thereto, and the location of towers, poles, or other structures in connection with electric transmission lines. Clearly identify all easements and existing and proposed rights-of-way. Identify any woodland areas. Identify any trees existing on the property greater than 7-inches in diameter by species, caliper, and condition, and any native vegetation. All items dimensioned.
5. e.
  A landscaping plan drawn by a landscape architect or a landscape contractor including company name, address, telephone number and email address. Scale 1” = 20 ‘ or 1” = 30’. The plan should include the location of trees, shrubs, and ground cover. Identification of the plant species (botanical and common names), sizes at the time of planting by caliper, height, and/or container size. Identify all trees to be used as Street Trees on a separate plan including species, caliper, and location and include on the overall plan. (Street Trees shall be approved by the Urban Forester).
6. f.
  The location of any existing underground utilities, such as sewers, water mains, storm drains, gas or oil transmission lines, etc., within the property or immediately adjacent thereto, with approximate pipe size and directions of slope.
7. g.
  Parcel identification numbers as per Hamilton County Tax Mapping to be include on plan.
8. h.
  Non-residential Planned Developments shall include 360° Color Elevations for all buildings denoting materials used, location of materials on building, percentage of different types of materials on building, height, and colors.
  1. 1.
    Include floor plans
  2. 2.
    Include a materials board. (Provide one board)
9. i.
  Lighting Plan including type of fixtures proposed (perspective or elevation drawings). The lighting plan shall denote the locations providing a photometric plan of the foot-candles to the property lines. ORD #25-04-15
10. j.
  Development Summary Table including gross and net acreage for the entire project, open space area, building coverage, floodplain and wetland areas, right of ways, and detention/retention areas. Indicate locations of the above on the plans.
11. k.
  Grading plan. Topographic contours shown at five (5) foot intervals in rolling or hilly terrain and two (2) foot intervals in level terrain, as referenced to sea level datum and an established benchmark.
12. l.
  Location map indicating the Section, Township, and Range.
13. m.
  A Vicinity Map showing the location of the parcel to be developed, identified by streets, block, and adjacent subdivisions (with block and lot numbers) as applicable, or in the case of un-subdivided properties, location by township, range, and section (metes and bounds). Include the names of the adjoining developments, uses, and the names of adjoining streets.
14. n.
  Plan and profiles of public roadways, sanitary sewer, storm sewer, and water mains.
15. o.
  Maintenance of Traffic (MOT) plan showing all temporary traffic control required for construction of the project. Include lane closures, and roadway closures. Plan consists of signs, barrels, barricades, flaggers, durations of operation/activity, and comply with the Indiana Design Manual.} ORD #44-10-23

For Updated Application Forms: www.cityofnoblesville.org - Planning Department - Applications

Effective on: 11/14/2023