LOT AND BUILDING DIMENSIONS

Indianapolis-Marion County Revised Code tit. III, ch. 744, art. II

in effect

Indianapolis-Marion County Revised Code § 744-201 General dimensional standards.

Sec. 744-201. - General dimensional standards. A. Primary dimensional standards. All development in all Zoning Districts shall comply with the primary dimensional standards in this Section 744-201; and shall also comply with standards in Section 744-202 (New Construction for Nonconformities), Section 744-203 (Special Dimensional Standards), Section 744-204 (Height Exceptions and Yard Encroachments) and Section 744-205 (Stream Protection Corridors) as applicable to the development; and any dimensional requirements in Chapter 743, Article III (Use-Specific Standards), as applicable to the uses included in the development; and any dimensional requirements in Chapter 742, Article II (Secondary Districts) as applicable to the property. In case of any conflict between the dimensional standards in any of the referenced sections, the strictest provision shall apply. B. Dwelling Districts. Dimensional standards for Dwelling Districts are shown in Table 744-201-2. Units are in feet unless indicated otherwise. Table 744-201-1: Dimensional Standards for Districts D-A through D-5II Standards apply to Metro and Compact Context Areas unless indicated otherwise. Units are in feet unless indicated otherwise. District Standard | D-A | D-S | D-1 | D-2 | D-3 | D-4 | D-5 [6][7] | D-5II [6][7] | D-8 [3][6][7] Lot [1] Minimum Lot Area Single-family Detached | 3 acres | 1 acre | 24,000 sf | 15,000 sf | 10,000 sf | 7,200 sf Two-family Dwelling | N/A | N/A | N/A | 20,000 sf | 15,000 sf | 10,000 sf Single-family Attached | N/A | N/A | N/A | N/A | N/A | N/A | N/A Minimum Lot Width Single-family Detached | 250 | 150 | 90 | 80 | 70 | 60 Two-family Dwelling | N/A | N/A | N/A | 120 | 105 | 90 Single-family Attached | N/A | N/A | N/A | N/A | N/A | N/A | N/A Minimum Street Frontage Single-family Detached | 125 | 75 | 45 | 40 | 35 | 30 | 25 | 25 | 30 Two-family Dwelling | N/A | N/A | N/A | 40 | 35 | 30 | 25 | 25 | 30 Single-family Attached | N/A | N/A | N/A | N/A | N/A | N/A | N/A | 20 | 20 Minimum Total Open Space | 85%/50% [2] | 85% | 80% | 75% | 70% | 65% Maximum Height Primary Building Height | 35 | 35 | 35 | 35 | 35 | 35 Primary Building Height may increase 1 ft. per 1 ft. of additional side setback up to: | 45 | 45 | 45 | N/A | N/A | N/A | N/A | N/A | N/A Maximum Accessory Building Height [5] | 24 | 24 | 24 | 24 | 24 | 24 | 24 | 24 | 24 Accessory Building Height may increase 1 ft. per 1 ft. of additional side setback up to: [5] | 45 | N/A | N/A | N/A | N/A | N/A | N/A | N/A | N/A Minimum Floor Area for Primary Dwelling Unit Main Floor of a 1-story dwelling | 1200 sf | 1200 sf | 1200 sf | 1200 sf | 1200 sf | 900 sf | 900 sf | 800 sf | 800 sf Main Floor of a dwelling over 1 story | 800 sf | 800 sf | 800 sf | 800 sf | 660 sf | 660 sf | 660 sf | 660 sf | 660 sf Total Floor Area for primary dwelling units | 1200 sf | 1200 sf | 1200 sf | 1200 sf | 1200 sf | 900 sf | 900 sf | 800 sf | 800 sf Minimum Setbacks in Metro Context Area [1] [4] Fronts Along Expressways and Freeways | 50 | 50 | 50 | 50 | 50 | 50 | 50 | 50 | 50 Fronts Along Primary and Secondary Thoroughfares | 40 from proposed ROW | Greater of 60 from proposed ROW or average setback | Greater of 50 from proposed ROW or average setback | 40 from proposed ROW | 35 from proposed ROW | 35 from proposed ROW Fronts Along Collector Streets | 35 | Greater of 40 from proposed ROW or average setback | Greater of 30 from proposed ROW or average setback | 30 | 30 | 30 Fronts Along Local Streets | 35 | Greater of 40 from proposed ROW or average setback | Greater of 30 from proposed ROW or average setback | 25 | 25 | 25 Fronts Along Cul-de-sacs | 30 | 30 | 25 | 25 | 20 | 20 Side Yard Each/Combined | 30/75 | 15/35 | 8/22 | 7/19 | 6/16 | 5/13 Rear Yard General/Along Rail Track | 75/50 | 25/50 | 25/50 | 25/50 | 20/50 | 20/50 | [6]/50 | [6]/50 | [6]/50 Minimum Setbacks in Compact Context Area [1][4] Fronts Along Expressways and Freeways | 50 | 50 | 50 | 50 | 50 | 50 | 50 | 50 | 50 Fronts Along Primary and Secondary Thoroughfares | 40 | Greater of 60 or average setback | Greater of 50 or average setback | 40 | 30 | 30 Fronts Along Collector and Local Streets and Cul-de-sacs | 35 | Greater of 40 or average setback | Greater of 30 or average setback | 25 | 20 | 20 Each Side Yard | 30 | 15 | 8 | 7 | 4 | 4 Table 744-201-1: Dimensional Standards for Districts D-A through D-5II Standards apply to Metro and Compact Context Areas unless indicated otherwise. Units are in feet unless indicated otherwise. District Standard | D-A | D-S | D-1 | D-2 | D-3 | D-4 | D-5 [6] [7] | D-5II [6] [7] | D-8 [3] [6] [7] Rear Yard General/Along Rail Track | 75/50 | 25/50 | 25/50 | 25/50 | 20/50 | 20/50 | [6]/50 | [6]/50 | [6]/50 Notes: [1] See also Section 744-202 - New Construction for Nonconformities. [2] On lots 3 acres or less, the minimum open space requirement shall be 85%. For lots over 3 acres, the minimum open space requirement shall be 50%. [3] Standards apply to lots for Single-family detached dwellings, Single-family attached dwellings, or Two-family dwellings. [4] Front setbacks are always measured from an existing right-of-way line unless otherwise indicated. See also Sections 744-202 through 744-204; in particular note Section 744-202.D - Front Setback Exceptions - Section 744-203.A - Land Within the Town of Meridian Hills - and Section 744-203.C - Side Yard Setback Exception for Zero-Lot Line Option. [5] However, the height of an accessory building may not exceed the height of the primary building unless excepted in Section 744-204. [6] See also Table 742.103.03 - Residential Building Type Standards, for Walkable Neighborhood Dwelling District dimensional standards not found in this table. [7] See also Table 744-701-2: Private Frontage Design Standards for frontage standards not found in this table. [8] Minor residential structures shall not be located closer to any rear lot line than 5 feet, see also Section 743-306. Table 744-201-2: Dimensional Standards for Districts D-6 through D-11 All standards apply to both Metro and Compact Context Areas. Units are in feet unless indicated otherwise. District Standard | D-6 | D-6II | D-7 | D-8 [3][6][7] | D-9[6][7] | D-10[6][7] | D-11 Lot Minimum Project Area | [1] | [1] | N/A | N/A | N/A | N/A | 15 acres Minimum Lot Area for a lot with a: Single-family Attached Dwelling | 2,400 | 2,400 | 2,000 | N/A | N/A | N/A Two-family Dwelling | 4,000 | 4,000 | 3,000 | N/A | N/A | N/A Triplex | N/A | N/A | N/A | N/A Fourplex | N/A | N/A | N/A | N/A Minimum Street Frontage for a Project | 150 | 150 | 100 | 50 | 150 | 100 | 150 Minimum Street Frontage for a lot with a: Single-family Attached Dwelling | 20 | 20 | 18 | See Table 744-201-1 | N/A Two-family Dwelling | 35 | 35 | 30 | See Table 744-201-1 | N/A | N/A | N/A Triplex | 50 | 50 | 35 | 30 | N/A Fourplex | 50 | 50 | 40 | 40 | N/A | N/A | N/A Minimum Setbacks and Yards [2] Front Setback: Fronts Along Expressways and Freeways | 30 | 30 | 30 | 30 | 30 | 30 | 30 Fronts Along Primary and Secondary Thoroughfares | 30 from proposed ROW | 30 from proposed ROW | 25 from proposed ROW | 30 from proposed ROW | 30 from proposed ROW | 25 from proposed ROW | 60 from proposed ROW Fronts Along Collector Streets | 30 | 25 | 25 | 25 | 25 | 25 | 60 Fronts Along Local Streets | 30 | 25 | 20 | 20 | 25 | 25 | 60 Perimeter Yard for a Project | 30 | 25 | 20 | N/A | 20 | 20 | 50 Distance Between Primary Buildings in a Project | 25 | 25 | 20 | 20 | 20 | 20 | 25 Side Yard on a lot with a: [4] Single-family Attached Dwelling | 15 | 15 | 10 | N/A Two-family Dwelling | 15 | 15 | 10 | N/A | N/A | N/A Triplex | 15 | 15 | 10 | N/A Fourplex | 15 | 15 | 10 | N/A Rear Yard on a lot with a: [4] Single-family Attached Dwelling | 15 | 15 | 10 | N/A Two-family Dwelling | 15 | 15 | 10 | N/A | N/A | N/A Triplex | 15 | 15 | 10 | N/A Fourplex | 15 | 15 | 10 | 15 | N/A | N/A | N/A Setback from a Railroad Track ROW | 50 | 50 | 50 | 50 | 50 | 50 | 50 Maximum Height Primary Building Height Maximum Height | 45 | 45 | 56 | N/A If abutting a lot or adjacent to a lot separated by a right-of-way less than 30' that is improved with a single-family detached dwelling, maximum height | 35 | 35 | 40 Maximum Accessory Building Height [5] | 25 | 25 | 25 | 25 | 25 | 25 | 20 Maximum Floor Area Ratio (FAR) for sites with buildings: 1 to 3 floors | 0.40 | 0.55 | 0.70 | 0.60 | 0.50 | 0.60 | N/A 4 to 5 floors | N/A | N/A | 0.70 | 0.80 | 0.80 | 0.80 | N/A 6 to 11 floors | N/A | N/A | N/A | N/A | 1.50 | 1.50 | N/A 12 to 23 floors | N/A | N/A | N/A | N/A | 2.20 | 3.00 | N/A 24 floors or more | N/A | N/A | N/A | N/A | 2.20 | 3.20 | N/A Minimum Livability Space Ratio (LSR) | 1.80 | 1.30 | 0.95 | 0.66 | 0.75 | 0.66 | N/A Notes: [1] See also Section 744-202.C.2. - Lot Area and Width Exceptions for D-6 and D-6II districts. These exceptions apply to the setbacks as platted. [2] Front setbacks are always measured from an existing right-of-way line unless otherwise indicated. [3] These standards apply to D-8 sites not used for Single-family detached dwelling, Single-family attached dwelling, or Two-family dwelling. [4] Common, unpierced walls that separate two dwellings are not required to meet side or rear yard setbacks. [5] However, the height of an accessory building may not exceed the height of any primary building. [6] See also: Table 742.103.03 - Residential Building Type Standards, for Walkable Neighborhood Dwelling District dimensional standards not found in this table. [7] See also Section 744.701.C - Private Frontage Types, for Private Frontage Standards not found in this table. [8] Minor residential structures shall not be located closer to any rear lot line than 5 feet, see also Section 743-306. C. Commercial Districts. Dimensional standards for Commercial Districts are shown in Table 744-201-3. Table 744-201-3: Dimensional Standards for Districts C-1, C-3, C-4, C-5, C-7 and C-S Dimensions apply to both Metro and Compact context areas unless indicated otherwise. Units are in feet unless indicated otherwise. District Standard | C-1 | C-3 | C-4 | C-5 | C-7 | C-S Lot Minimum Street Frontage | 50 | 50 | 50 | 50 | 50 | 50 Minimum Setbacks in Metro Context Area [1] Fronts Along Expressways and Freeways Minimum | 10 from proposed ROW or existing ROW, whichever is greater Maximum | N/A | N/A | N/A | N/A | N/A | N/A Fronts Along Primary and Secondary Thoroughfares, Collector or Local Streets Minimum | 10 from proposed ROW or existing ROW, whichever is greater Maximum | 85 from proposed ROW | 85 from proposed ROW | N/A | N/A | N/A | 85 from proposed ROW Front Transitional Yard | 20 | 20 | 20 | 20 | 20 | 20 Side and Rear Yard [2] | 10 | N/A | N/A | 10 | 10 | 10 Side and Rear Transitional Yard | 15 | 20 | 20 | 20 | 40 | 15 Transitional Yard Abuts an Alley | 10 | 10 | 10 | 10 | 20 | 10 Minimum Setbacks in Compact Context Area [1] Front Yard Minimum | 10 | 10 | 10 | 10 | 10 | 10 Front Yard Maximum | 65 | 65 | 65 | N/A | N/A | 65 Front Transitional Yard | 10 | 10 | 10 | 10 | 10 | 10 Side and Rear Yard | N/A | N/A | N/A | 10 | 10 | 10 Side and Rear Transitional Yard | 10 | 10 | 10 | 15 | 20 | 10 Transitional Yard Abuts an Alley | 8 | 8 | 8 | 10 | 10 | 8 Maximum Height in Metro Context Areas Buildings and Structures Height | 50 | 35 | 65 | 65 | 35 | 45 Buildings and Structures Height Along a Transitional Yard | 35 | 18 | 18 | 18 | 18 | 35 Buildings and Structures Height Along a Transitional Yard may increase 1 ft. per 1 ft. of additional side setback up to: | 50 | 35 | 65 | 65 | 35 | 45 Maximum Height in Compact Context Areas Buildings and Structures Height | 38 | 38 | 65 | 65 | 38 | 38 Buildings and Structures Height Along a Transitional Yard | 25 | 25 | 25 | 25 | 25 | 25 Buildings and Structures Height Along a Transitional Yard may increase 1 ft. per 1 ft. of additional side setback up to: | 38 | 38 | 65 | 65 | 38 | 38 Notes: [1] Front setbacks are always measured from an existing right-of-way line unless otherwise indicated. [2] See also Section 744-202.E.2. Side and Rear Yard Setback Exceptions. D. Mixed-Use Districts. Dimensional Standards for Mixed-Use Districts are shown in Table 744-201-4. Table 744-201-4: Dimensional Standards for Mixed-Use Districts MU-1 through MU-4 All standards apply to both Metro and Compact Context Areas unless indicated otherwise. Units are in feet unless indicated otherwise. District Standard | MU-1 | MU-2 | MU-3 | MU-4 Lot Street Frontage Minimum | 50 | 50 | N/A | N/A Maximum [1] | (block length) | (block length) | (block length) | (block length) Open Space (%) Minimum | N/A | N/A | 20% | 10% Maximum | N/A | N/A | 50% | 40% Setbacks [2] Front Yard Minimum | 12 | 5 | N/A | N/A Maximum | 40 | 20 | 12 | 12 Front Transitional Yard | 20 | 12 | 12 | 12 Side Yard | 10 | N/A | N/A | N/A Side Transitional Yard/ Abutting alley | 15 | 15/10 | 10/10 | 10/10 Rear Yard | 10 | N/A | N/A | N/A Rear Transitional Yard/ Abutting alley | 15 | 15/10 | 10/10 | 10/10 Height [3] Primary Building Height Minimum | 25 | 18 | 18 | 35 Maximum | N/A | 35 | 50; 75 with bonuses | 50; 90 with bonuses Transitional Building Height Minimum | 25 | 18 | 18 | 25 Maximum | 45 | 35 | 35 | 50 Accessory Building Height Maximum | 25 | 25 | 25 | 25 Notes: [1] Maximum lot width is the block width maximum indicated in the District or as platted whichever is the lesser. [2] Front setbacks are always measured from an existing right-of-way line unless otherwise indicated. [3] Height bonuses are in the individual MU Districts: 742-105. E. Central Business Districts. Dimensional Standards for Central Business Districts are shown in Table 744-201-5. Table 744-201-5: Dimensional Standards for Central Business Districts CBD-1, CBD-2, CBD-3 Units are in feet unless indicated otherwise. District Standard | CBD-1 | CBD-2 | CBD-3 Lot Maximum Coverage | 100% | 100% | 100% Minimum Setbacks [1] Front Yard | N/A | N/A | N/A Side and Rear Yard | N/A | N/A | N/A Side or Rear Yard Not Abutting an Alley [2] | 0 or 10 | 0 or 10 | 0 or 10 Maximum Height Sky Exposure Planes (see diagrams with definitions) | Planes 1 and 3 | Plane 2 | N/A Notes: [1] Front setbacks in CBD Districts are always measured from an existing right-of-way line unless otherwise indicated. [2] No setback is required; however if one is provided, it must be at least 10 feet. F. Industrial Districts. Dimensional Standards for Industrial Districts are shown in Table 744-201-6. Table 744-201-6: Dimensional Standards for Districts I-1 through I-4 All standards apply to both Compact Context Area and Metro Context Area unless noted otherwise. Units are in feet unless indicated otherwise. District Standard | I-1 | I-2 | I-3 | I-4 Maximum Height in all Districts Primary Building Height | 40 | 50 | N/A | N/A Primary Building Height Along a Transitional Yard | 22 | 22 | 35 | 35 Primary Building Height Along a Transitional Yard may increase 1 ft. per 1 ft. of additional side setback up to: | 40 | 50 | No limit | No limit Lot Minimum Street Frontage in Compact Context Area | 35 | 35 | 35 | 35 Minimum Street Frontage in Metro Context Area | 75 | 75 | 75 | 75 Minimum Setbacks in Compact Context Area [1] Fronts Along Expressways, Freeways, Primary and Secondary Arterials, Collector and Local Streets | 20 | 20 | 30 | 30 Front Transitional Yard | 30 | 30 | 40 | 50 Side and Rear Yard | 10 | 10 | 10 | 20 Side and Rear Transitional Yard | 30 | 30 | 40 | 50 Yard Abutting Railroad | [2] | [2] | [2] | [2] Minimum Setbacks in Metro Context Area [1] Fronts Along Expressways, Freeways, Primary and Secondary Arterials, Collector and Local Streets | 30 from proposed ROW | 30 from proposed ROW | 60 from proposed ROW | 60 from proposed ROW Front Transitional Yard | 100 | 100 | 150 | 200 Side and Rear Yard | 30 | 30 | 30 | 30 Side and Rear Transitional Yard | 50 | 50 | 100 | 150 Yard Abutting Railroad | [2] | [2] | [2] | [2] Notes: [1] Front setbacks are always measured from an existing right-of-way line unless otherwise indicated. [2] See also Section 744-204 Height exceptions and yard encroachments. G. Development Plan Districts. Dimensional standards for Development Plan Districts (PK-1, PK-2, HD-1, HD-2, UQ-1, UQ-2, SZ-1, and SZ-2) are set forth in Section 742-108, and the development plans approved for each of those Districts pursuant to Section 742-108. H. Special Use (SU) Districts. Dimensional standards for Special Use (SU) Districts are set forth in Section 742-109. (G.O. 64, 2015, § 2; G.O. 37, 2018, § 9; G.O. 26, 2021, § 6; G.O. 23, 2023, § 7)

Indianapolis-Marion County Revised Code § 744-202 New construction for nonconformities.

Sec. 744-202. - New construction for nonconformities. The standards in this Section 744-202 apply in addition to those in Section 744-201. In the event of a conflict between standards in the two sections, the provisions of this Section 744-202 shall apply. A. Setback exception for D-A Lots platted prior to December 20, 1989. Any lot, with deficient minimum lot area or lot width required by the D-A District requirements of this Ordinance, previously platted or recorded prior to December 20, 1989, in conformance with the applicable A-1 or A-2 agricultural district standards of the Marion County Master Plan Permanent Code, may construct, enlarge, extend, reconstruct, or relocate primary and accessory single-family uses with 15-foot minimum side and rear setbacks. B. Lot area and width exception for subdivisions in Dwelling Districts. 1. In the D-S, D-1, D-2, D-3 and D-4 Zoning Districts, any plat of a major subdivision of more than five lots submitted for approval in accordance with Chapter 741 Subdivision Regulations after December 20, 1989, may reduce the minimum lot area for up to 20% of the total number of lots within the subdivision, to the extent of up to 20% below the District's minimum lot area, provided the average size of all lots within the subdivision shall be at least the minimum lot area required by the District. 2. In the D-S, D-1, D-2, D-3 and D-4 Zoning Districts, any plat of a major subdivision of more than five lots submitted for approval in accordance with Chapter 741 Subdivision Regulations after December 20, 1989, may reduce the minimum lot width for up to 20% of the total number of lots within the subdivision, to the extent of up to 10% below the minimum lot width required by the District. C. Lot area and width exceptions for previously recorded lots. 1. All lots recorded or any platted lot recorded prior to December 20, 1989, having less than the minimum lot area or minimum lot width required by the applicable Dwelling District regulations of the Zoning Ordinance for a single-family detached dwelling, shall be deemed an exception to such minimum lot area and lot width requirement, and a single-family detached dwelling may be constructed thereon provided all other requirements of this ordinance, including minimum yard and setback requirements, shall be maintained. 2. In the D-6, D-6II and D-7 districts, a single-family detached dwelling or two-family dwelling, including accessory structures, may be constructed, erected, enlarged, extended, or reconstructed on any platted lot recorded prior to December 20, 1989, that was specifically platted for single-family or two-family dwelling purposes. Such development shall be in accordance with the approved plat, any restrictions thereof, and any commitments resulting from the rezoning of such lot 3. All lots recorded or any platted lot recorded prior to August 2, 1993 having less than the minimum frontage required by the applicable Commercial District regulations of the Zoning Ordinance, shall be deemed an exception to such minimum frontage requirement, and a commercial establishment may be constructed thereon provided all other requirements of the Commercial District, unless specifically excepted in this section, shall be maintained. D. Front setback exceptions. 1. The minimum required front setback for a site may be reduced to the average setback derived from the established front setbacks of the nearest lot on each side of the site that is improved with an existing primary building facing the same street and is within 200 feet of the site. In the case of a corner lot, the average is derived from the established front setback of the nearest improved lot and the setback established by ordinance. [image omitted; see the official code] Diagram A Front Setback Averaging 2. The required front setback in any District for any existing building, having a legally established front setback line which is less than the minimum front setback or greater than the maximum setback of the District, shall be modified to permit expansion of such building along the building's legally established front setback line, provided that: a. Only a one-time expansion along the legally established nonconforming front setback line shall be permitted; and b. The linear front footage of expansion does not exceed 50% of the linear front footage of the original building, and all other requirements of the Zoning Ordinance are maintained for the expansion. 3. Notwithstanding the provisions of subsections 1. and 2. above no building or structure shall: 1. Encroach upon any proposed right-of-way, as determined by the Official Thoroughfare Plan; 2. Encroach upon any existing right-of-way; or 3. Encroach into a clear sight triangular area. E. Side and rear yard setback exceptions. 1. In the D-S, D-1, D-2, D-3, D-4, D-5, D-5II, and D-8 Zoning Districts, the minimum side and rear yard setback requirements for a lot containing a single-family detached dwelling or a two-family dwelling shall be subject to the following: a. The primary building may be enlarged or extended along a legally established nonconforming side yard between the established front setback line and the established rear yard setback line of the primary building provided that the linear footage of such enlargement or extension: 1. Does not exceed 50% of the linear footage of the primary building along that side yard setback line, and 2. Is a one-time only expansion along the legally established setback line. b. Legally established, detached, accessory structures may be reconstructed on an existing foundation, even though such reconstruction would not comply with required side or rear yards, provided however it does not encroach upon any right-of-way or clear sight triangular area. c. An accessory building may be enlarged or extended along a legally established nonconforming side or rear yard provided that the linear footage of such enlargement or extension: 1. Does not exceed 50% of the linear footage of the accessory building along that side or rear yard setback line; and 2. Is a one-time only expansion along the legally established setback line; and 3. Such enlargement or extension shall not encroach into any required yard other than the existing nonconforming side or rear yard along which the enlargement or extension is occurring. d. A detached garage giving access to an alley may be located with a setback from the lot line abutting the alley of five feet or greater, provided however it does not encroach upon any clear sight triangular area. 2. In the Commercial, Industrial and Mixed-Use Zoning Districts, the minimum required side yard setback for any existing legally established building, having a legally established side yard setback line that is less than the required side yard setback of the District, shall be modified to permit expansion of such building along its legally established nonconforming side yard setback line between the established front setback line and the established rear yard setback line provided that: a. Only a one-time expansion along the legally established setback line shall be permitted; and b. The linear footage of such expansion does not exceed 50% of the linear footage of the building along that side yard setback line, and all other requirements of this chapter are maintained for the expansion; and c. This exception shall not apply to required side transitional yards. F. Stream protection corridor nonconformity. Legally-established buildings and structures within the stream protection corridor existing prior to the first day of the month that is six months after the date of adoption, may not be altered to create a new nonconformity or increase the degree of noncompliance with Section 744-205 (Stream Protection Corridor). However, this shall not preclude additional development located outside the stream protection corridor. (G.O. 64, 2015, § 2; G.O. 37, 2018, § 9; G.O. 23, 2023, § 7)

Indianapolis-Marion County Revised Code § 744-203 Special dimensional standards.

Sec. 744-203. - Special dimensional standards. The standards in this Section 744-203 apply in addition to those in Section 744-201. In the event of a conflict between standards in the two sections, the provisions of this Section 744-203 shall apply. A. Land within the Town of Meridian Hills. The required front, side and rear setback and minimum front, side and rear yard requirements applicable to all land within the Town of Meridian Hills, Indiana, however presently zoned, shall be not less than the standards of the class R-1, R-2, and R-3 Area Districts, respectively, previously applicable thereto as said land was formerly zoned, in accordance with the Meridian Hills Zoning Map as reflected on the map below and sections 9, 10, and 12 of the Code of the Town of Meridian Hills, Indiana, General Ordinance No. 1, 1946, prior to August 2, 1966, as reflected in Table 744-203-1 below, which rezoned and reclassified said land. Table 744-203-1: Town of Meridian Hills Setback standards District Standard | Class R-1 District | Class R-2 District | Class R-3 District Min. Side Yard width | 15 feet | 12 feet | 10 feet Min. Rear Yard width | 15% of the depth of the lot, but no more than 30 feet required Min. Front setback on a block in which 50% or more of the lots are improved with a dwelling unit | Average setback of the existing dwelling units on the block Min. Front setback on a block in which less than 50% of the lots are improved with a dwelling unit | 40% of the average lot depth on the block, but no more than 100 feet required | 40% of the average lot depth on the block, but no more than 75 feet required | 40% of the average lot depth on the block, but no more than 60 feet required (Said Code of the Town of Meridian Hills, Indiana, sections 9, 10, and 12 and Meridian Hills Zoning Map, adopted by the Marion County Council March 28, 1957, as part of Marion County Council Ordinance No. 8-1957, are hereby incorporated herein by reference). [image omitted; see the official code] B. Development standard exceptions in historic preservation areas. All lots in a Dwelling District or Commercial District that are located within a locally designated historic preservation area as established by, and under the jurisdiction of, the Indianapolis Historic Preservation Commission (IHPC): 1. Not fronting on a thoroughfare, as designated on Official Thoroughfare Plan shall be exempt from the provisions of Chapter 744, Article II (Lot and Building Dimensions), regarding required minimum front, side and rear yard setbacks. The minimum required front, side and rear yard setbacks for lots located within such historic preservation areas shall be as determined by the IHPC. The minimum required front, side and rear yards shall be as set forth in and specified by the grant of a Certificate of Appropriateness following all procedures set forth by the IHPC. 2. Fronting on a thoroughfare, as designated on the Official Thoroughfare Plan shall be exempt from the provisions of Chapter 744, Article II, Lot and Building Dimensions, regarding required minimum side and rear setbacks. The minimum required side and rear yard setbacks for lots located within such historic preservation areas shall be as determined by the IHPC. The minimum required side and rear yards shall be as set forth in and specified by the grant of a Certificate of Appropriateness following all procedures set forth by the IHPC. 3. Shall be exempt from the provisions of Chapter 744, Article II (Lot and Building Dimensions) regarding maximum height of primary buildings and accessory structures. The maximum height of primary buildings and accessory structures located within such historic preservation areas shall be as determined by the IHPC. The maximum height of primary and accessory buildings shall be set forth in and specified by the grant of a Certificate of Appropriateness following all procedures set forth by the IHPC. C. Zero-lot line option for Subdivisions in Dwelling Districts. The minimum side yard setback requirements of the D-S, D-1, D-2, D-3, D-4, D-5, and D-5II Zoning Districts shall be subject to the following exceptions: Any plat of a major subdivision submitted for plat approval in accordance with the Chapter 741 Subdivision Regulations after December 20, 1989, may reduce the minimum side yard requirement for one side yard of each lot to zero feet provided that: 1. A minimum distance of 10 feet shall be required and maintained between all buildings on adjacent lots; and, 2. No windows or doors shall be provided or maintained on that portion of the structure that reduces the required side yard by use of this exception; and, 3. The aggregate side yards are provided on the lot according to the applicable Dwelling District regulations; and 4. An easement, providing for the continual maintenance of that portion of the structure that reduces the required side yard by use of this exception, is provided, recorded and maintained. D. Cluster subdivision option in Dwelling Districts. Exceptions to Dwelling District development standards for the development of cluster subdivisions. In any plat of a major subdivision recorded after January 1, 1990, in the D-S, D-1, D-2, D-3 and D-4 Zoning Districts, the development standard exceptions listed in this Section 744-203.D. shall apply. Any major subdivision in the D-S, D-1, D-2, D-3 and D-4 Zoning Districts, the plat of which is submitted for plat approval in accordance with Chapter 741 Subdivision Regulations, may be developed as a cluster subdivision in accordance with the following: 1. Purpose. Cluster subdivisions are intended to allow greater flexibility in design and development of subdivisions, in order to produce innovative residential environments, provide for more efficient use of land, protect topographical features, and permit common area and open space. To accomplish this purpose, the following regulations and exceptions shall apply only to cluster subdivisions. 2. Criteria for a cluster subdivision. The following criteria must all be fulfilled to be eligible for a cluster subdivision. a. Unique topographical features on the site, including but not limited to slopes, streams, and natural water features, are protected and preserved. b. Wooded areas, individual trees of significant size, wetlands, or other environmentally sensitive features are protected and preserved. c. Common open space and recreational areas accessible to residents of the subdivision including provisions for walkways and bikeways are provided. d. Innovative residential environment is produced. e. Alteration of the natural site features is minimized through the design and situation of individual lots, streets, and buildings. f. Diversity and originality in lot layout and individual building design achieves the best possible relationship between development and the land. g. The land area devoted to motor vehicle access is minimized. 3. Exceptions to Dwelling District development standards. If the criteria for a cluster subdivision is met, exceptions to the development standards relating to the subdivision's lot size, shape and dimensions may be permitted for individual lots within a cluster subdivision as follows: a. Project area (minimum size of subdivision). There shall be a minimum of five acres required for the development of a cluster subdivision. The tract of land to be developed shall be in one ownership or shall be the subject of an application filed by the owners of the entire tract. The tract shall be developed as a unit and in the manner approved. b. Project density. The overall maximum density of the proposed cluster subdivision shall remain the same as that permitted by developing the same site area into developable lots in full compliance with the applicable underlying Dwelling District regulations and the Chapter 741 Subdivision Regulations. c. Sewers. Attachment to public or semipublic water and sanitary sewer facilities shall be mandatory for development in any cluster subdivision with a minimum lot area of less than 24,000 square feet. d. Area, width, setback, and open space for individual lots. Individual lots in a cluster subdivision are exempt from the following development standards of the applicable Dwelling District: 1. Minimum lot area. 2. Minimum lot width. 3. Minimum lot width at setback. 4. Minimum side and rear yard setback regulations. Minimum side and rear yard setback regulations may be modified by the following: i. Setback from any subdivision boundary property lines: 20 feet. ii. The minimum rear yard setback: 15 feet. iii. The minimum side yard setback shall have a minimum depth in accordance with Section 744-203.C. Zero-lot line option for subdivisions in Dwelling Districts, with the exception that Section 744-203.C.3. shall not apply when utilizing the cluster subdivision exception. 5. The minimum street frontage. Minimum street frontage may be reduced to 15 feet provided, however, that each individual lot shall have direct access to a public street; and, 6. Minimum open space. Individual cluster lots shall have a minimum open space of 50%. e. Project open space. The amount of permanent open space created by the development of the site as a cluster subdivision shall be equivalent to, or more than, the total reduction in lot sizes. At least 75% of the total amount of open space shall consist of tracts of land at least 50 feet wide. The open space created by the development of the site as a cluster subdivision shall be provided in such a manner that it is preserved in its naturally occurring state for passive recreational activities. A subordinate amount of this open space may be developed as a common recreational area. The open space created by the development of the site as a cluster subdivision shall further be provided in such a manner that it is accessible to residents of the subdivision and for maintenance. The open space shall perpetually run with the subdivision and shall not be developed or separated from the cluster subdivision at a later date. Provisions shall be made for continuous and adequate maintenance at a reasonable and nondiscriminatory rate of charge. 4. Procedures for cluster subdivision approval. a. The petitioner shall submit two site plans for the property proposed for a cluster subdivision for review and conceptual design approval by the Administrator prior to filing for plat approval. 1. Site Plan 1 shall depict the development of the site in full compliance with all use and development standards of the applicable underlying Dwelling District and Chapter 741 Subdivision Regulations. This site plan will be used to determine the maximum number of developable lots possible on the site and set the density of that development. 2. Site Plan 2 shall depict the development of the site as a proposed cluster subdivision. The density of the overall development shall be no greater than that permitted by the development of the site depicted in Site Plan 1. b. The Administrator shall compare the proposed cluster subdivision (Site Plan 2) with the site plan showing the same site developed in compliance with the applicable Dwelling District (Site Plan 1) and determine if the criteria for a cluster design is met. c. If upon review, the Administrator determines that the criteria for a cluster subdivision is not met or the submission requirements not fulfilled, the Administrator shall inform the petitioner in writing of the determination. The petitioner may, within five business days, appeal the Administrator's decision by filing an approval petition before the Metropolitan Development Commission. d. If upon review the Administrator determines that the criteria for a cluster subdivision is met, the Administrator shall: 1. Inform the petitioner in writing of the determination; and, 2. Send a copy of that letter to the applicable registered neighborhood organizations. e. The petitioner may then proceed with the filing of a preliminary plat before the Plat Committee. The filed plat shall be in substantial compliance with the Site Plan 2 approved by the Administrator. The legal notice for the public hearing of the Plat Committee regarding such a preliminary plat shall indicate clearly that the request is for a cluster subdivision. 5. Maintenance of common open space areas. As a condition of Administrator's approval of the cluster subdivision permitting exceptions to the standard requirements of the applicable Zoning District, the petitioner shall submit with the site plan for review and approval documentary assurances that permanent dedication of the open space areas shall be made and that adequate provisions are being made for continuous and adequate maintenance of project open space, common areas and recreation areas. Once approved by the Administrator, the documentary assurances shall be filed with the Plat Committee at the time a petition for plat approval is initiated. Further, the documentary assurances shall be incorporated in the plat that is recorded with the Office of the Marion County Recorder. No exceptions to these requirements shall be permitted unless the Plat Committee determines that the petitioner has adequately provided for such upkeep, protection and maintenance of open space, common area or recreational areas through other legally binding perpetual agreements. (G.O. 64, 2015, § 2)

Indianapolis-Marion County Revised Code § 744-204 Height exceptions and yard encroachments.

Sec. 744-204. - Height exceptions and yard encroachments. The following exceptions to height limits and encroachments into required setbacks and yard areas are allowed as indicated in Table 744-204-1: Encroachments and Exceptions. Table 744-204-1: Encroachments and Exceptions Structure or Feature | Conditions or Limits Encroachments into Required Yard or Setback Accessory boat dock, residential | No setback required from lot lines along the water. Accessory clotheslines, play equipment | May encroach into the side or rear yard setback. Architectural features (sills, belt courses, eaves, cornices), awnings and canopies, bay windows, gutters and downspouts | May encroach no more than 4 ft. into any side or rear setback in the Industrial Districts; no more than 18 in. into any yard or setback in all other Districts. Balconies and porches associated with a multi-family residential development project | May encroach up to 5 feet into the required perimeter yard and up to 5 feet into the required distance between buildings. Chimneys and flues | May encroach not more than 2 ft. into any required front or side yard setback; however, not into a right-of-way. Composting bin (personal) | May encroach into required rear yard setback or required side yard setback. Driveways, Wheelchair Ramps, Walkways | May encroach into and cross through a required front, side, rear, perimeter or transitional yard in the most direct manner possible to connect a right-of-way line and setback line. Enclosed vestibule or fixed canopy with a floor area of not more than 40 sq. ft. | May encroach not more than 4 ft. into front setback; however, not into a right-of-way. Fences and walls meeting the standards of Section 744-510 Fences and walls | Fences and walls may be located up to a lot line. Further, in Dwelling Districts and Mixed-Use Districts, fences may be located within 1 ft. of sidewalk in the public right-of-way along local and collector streets except if that location encroaches into the right-of-way. Fuel pumps or pump islands that do not have a canopy | May not be located closer than 15 ft. from any right-of-way or closer than 50 ft. from any Dwelling District Boundary. Industrial facilities along a railroad or rail spur | No setback required from a railroad or rail spur. Minor Residential Feature that is less than 18 in. above grade level, with the exception of any attached railings | Except as listed for specific accessory structures, Minor Residential Feature may be located in any of the following areas that are not within an easement: (a) Not more than 6 ft. into front yard from the facade, or (b) No closer than 5 ft. to any rear lot line, or (c) No closer than 2 ft. to any side lot line. Minor Residential Structure, Temporary placement less than 10 consecutive workdays | Except as listed for specific accessory structures, may be temporarily located between a street and any façade of a primary building facing that street. Outdoor Seating or Patio (nonresidential) | May be located in a required yard, but not in the public right-of-way without a right-of-way permit nor within a transitional yard. Rain barrel or similar water collection system | May encroach into required rear yard setback or required side yard setback. Rain garden | May encroach into all front, side and rear yard setbacks and into all transitional yard setbacks. Renewable Energy Facility, Solar or Geothermal | May encroach into the side or rear yard setback. Renewable Energy Facility, Wind | May encroach into required rear yards. Satellite Dish Antenna | May not encroach into required front, side, or rear yards or be located forward of the front line of the primary structure. Secondary means of escape, unenclosed or lattice-enclosed stairs, fire escapes, and balconies opening upon fire towers | May not encroach more than 5 ft. into any side or rear yard setback, except as required to comply with fire code or Americans with Disabilities Act. Shelter or canopy at defined transit stops | May encroach into right-of-way, but must comply with Americans with Disabilities Act Swimming pool or hot tub, residential | May not be located closer than 5 ft. to rear lot line. Wireless Communication Facility, Wall-mounted and roof-mounted in D-A, D-S, D-1, D-2, D-3, D-4, D-5 and D-5II Districts (Category 5) | May not extend more than 2 ft. from the wall, or above the roof line; however, not into a right-of-way. Wheelchair ramp | May be located in a required yard or transitional yard, but not in the public right-of-way without a right-of-way permit Exceptions to Building Height Limits Amateur radio antenna | May be up to 75 feet in the rear or side yard or on the primary building. Barns, Silos, and similar agricultural outbuildings associated with an agricultural use | Unlimited height if zoned D-A and on a site over 3-acres. Chimneys; Flagpoles; Ornamental towers; Religious use spires, towers, belfries, monuments; Roof structures for the housing of elevators, stairways, air conditioning apparatus, cooling towers, ventilating fans, skylights, or similar equipment to operate and maintain the structure; Television and radio antennas; Theatrical stage tower or scenery lofts; | May not extend more than 25 feet above the roof line. Game Court fences, residential | May not exceed 10 ft. Parapets | May not extend more than 4 feet above the maximum building height Power Generating Facility, Local, Wind Generation | May not extend more than 30 feet above the maximum building height Renewable Energy Facility, Solar | May not extend more than 18 inches above the maximum building height Renewable Energy Facility, Wind | May not extend more than 10 feet above the maximum building height Secondary Dwelling Unit located above a garage | May be up to 29 ft.; however, in no instance may the height exceed the height of the primary building Wireless Communication Facility, Wall-mounted and roof-mounted in D-6, D-6II, D-7, D-8, D-9, D-10, C-1, C-3, C-S, CBD-3, I-1, SU limited (Category 4) | May not extend more than 10 ft. above the wall or roof line Wireless Communication Facility in C-4 and C-5 Districts (Category 3) | Wall-mounted or roof-mounted may not extend more than 10 ft. above the wall or roof line. Freestanding WCF located 500 or more feet from a Protected District may be 90 ft. in height. Freestanding WCF located less than 500 feet from a Protected District may not extend more than 5 ft. above the maximum building height. (G.O. 64, 2015, § 2; G.O. 37, 2018, § 9; G.O. 23, 2023, § 7)

Indianapolis-Marion County Revised Code § 744-205 Stream protection corridors.

Sec. 744-205. - Stream protection corridors. A. Establishment of stream protection corridors. [image omitted; see the official code] Diagram B Stream Protection Corridor cross-section 1. A stream protection corridor shall consist of a strip of land, extending along both sides of all streams shown on the map of natural, non-intermittent streams maintained by the Department of Metropolitan Development. 2. The minimum width of the stream protection corridor must be provided as shown in the Table 744-205-1. The width is measured parallel to the top of bank. Table 744-205-1: Stream Protection Corridor Widths Category One Streams | Category Two (Other Mapped Streams) Compact Context | 60 feet | 25 feet Metro Context | 100 feet | 50 feet 3. Construction projects over one acre are subject to the requirements of the Environmental Protection Agency (EPA) General Permit and Indiana Department of Environmental Management (IDEM) Construction Stormwater General Permit (CSGP). 4. When wetland areas extend from within a Stream Protection Corridor's required boundary to a point outside of that boundary, the corridor width shall be adjusted to include the extent of the wetland. 5. Category One Streams are listed in Table 744-205-2. Table 744-205-2: Category One Streams Bean Creek | Big Eagle Creek | Big Run Buck Creek | Bunker Creek | Crooked Creek Devon Creek | Dry Branch of Fall Creek | Eagle Creek East Fork of White Lick Creek | Fall Creek | Fishback Creek Flat Branch | Goose Creek | Grassy Creek Indian Creek | Lick Creek | Little Buck Creek Little Eagle Creek | Mann Creek | Maze Creek Middle Fork of Fall Creek | Milhouse Creek | Mud Creek North Fork of Fall Creek | Pleasant Run | Pogues Run Quack Branch | Sterling Run | Swamp Creek Trotter Creek | White River | Wildcat Run Williams Creek B. Uses permitted in the stream protection corridor. 1. The vegetative target for the stream protection corridor is a variety of mature, native riparian tree and shrub species that can provide shade, leaf litter, woody debris, and erosion protection to the stream, along with appropriate plantings necessary for stream bank stabilization. The following activities are permitted within the stream protection corridor: a. Flood control structures. b. Residential support facilities and recreational facilities, such as trail or hiking paths, docks, picnic shelter, scenic overlook, provided however the cumulative area of subsections b. and c. activities does not exceed 10% of the stream protection corridor area on the lot. c. Minor residential features, decks associated with an individual dwelling unit, mini-barns or sheds that are 200 square feet or less and are not on a permanent foundation, provided however the cumulative area of subsections b. and c. activities does not exceed 10% of the stream protection corridor area on the lot. d. Passive uses such as wildlife sanctuaries, nature preserves, forest preserves, fishing areas, and public and private parkland. e. Crossings, subject to the following, and as approved by the Administrator: 1. Road or railroad crossings, with the right-of-way the minimum width needed to allow for maintenance access and installation and with the angle of the crossing to be perpendicular to the stream. In the case of proposed development or modification to existing development, there shall be one stream crossing per development project, to be no closer than 1,000 feet to any other crossing. 2. Intrusions necessary to provide access to a property provided that the angle of crossing is perpendicular to the stream in order to require less buffer clearing. 3. Public sewer or utility easement crossings, including such land disturbance and impervious cover as is necessary for operation and maintenance, including, but not limited to, manholes, vents, and valve structures. 4. Livestock crossings. 2. Disturbances in the stream protection corridor. Any tree or vegetation removal must be replaced with native species of shade trees and shrubs at the rate of one shade tree and four large shrubs per 1,000 square feet of disturbed area. (G.O. 64, 2015, § 2; G.O. 23, 2023, § 7)

Source: Consolidated City of Indianapolis and Marion County, Revised Code (Municode Library, library.municode.com)URL: https://library.municode.com/in/indianapolis_-_marion_county/codes/code_of_ordinances?nodeId=TITIIIPUHEWE_CH744DEST_ARTIILOBUDIFetched: 10/27/2026