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You will need a building permit for any of the following:
Always keep in mind that other considerations including the following may require some type of permit:
Other Considerations before Requesting a Permit: Check with your HOA to see if you need their permission to make changes to your home.
Ed Rudolphi or Jacob Strange can answer building code and inspection questions about non-residential structures.
Jason Bell can answer your residential building code and inspection questions.
This process typically starts with a public hearing(s) before the Plainfield Plan Commission and/or Board of Zoning Appeals. For this step, contact Eric Berg or Jill Sprague to determine if your property and/or project will require any hearings. They will continue to be your contacts throughout the public hearing process.Construction Plan approval will be required before any actual permits are issued. This can sometimes begin taking place at the same time as or at least during the process of getting public hearing approval. Patty Seymour can help you begin the process of Construction Plan Review.
Once approved by the Plan Commission or Board of Zoning Appeals, you move on to the permitting process. As mentioned, the first portion of this process involves a review of your Construction Plans and may have already taken place. If not, submit your Construction Plans first.
You may submit the paperwork necessary for an Improvement Location Permit (ILP) and/or Building Permit at the same time. Typically this is not done until after approval at any required public hearings. Submit any ILP applications/paperwork to Jill Sprague. Ed Rudolphi will collect the Building Permit application and plans.You should note that the permitting process has a definite order to it. ILP approval will not be granted until the Construction Plans have been approved, however, the process of getting the ILP approved may occur before Construction Plan approval.
The Building Permit is reviewed by the Building Commissioner and the Fire Marshal. These reviews are not typically performed until the ILP is approved. The review can sometimes be partially expedited if you request a foundation permit. Additionally, a building permit will not be issued until an address has been assigned to a property. Contact Jill Sprague for addressing requests/questions.
Inspections will take place during construction with the Fire Marshal and a Building Inspector present. They will inspect a structure for Building and Fire Code Compliance. Contact Ed Rudolphi to set up these inspections.Once the structure and site work are completed, Jill Sprague will conduct an inspection of the property to ensure that all zoning requirements (e.g. landscaping, exterior lighting, parking, etc.) are in compliance. Contact her when the site is ready for this inspection.
Once all inspections show that a project is in compliance you will be issued a Certificate of Zoning Compliance and the project will be complete!
You are required to obtain a permit or permits for the following:
However, there are projects that you may perform without a permit. Examples of work you may perform without a permit are:
When a building is over 200 square feet it requires a building permit and must comply with the building code and zoning ordinances. No permit is required for a portable storage building under 200 square feet or 12 feet by 16 feet, this applies only when they are not placed on or attached to a permanent foundation and the structure does not contain electrical, heating or cooling connections or equipment, but regardless of the structures size and the lack of a permit, the placement of the building still must conform to the zoning setback requirements along with any drainage and utility easement requirements for the location of the proposed structure. (Restrictive Covenants may be applicable, check with your Homeowners Association)
No building permit is required for the construction of a fence. But the placement needs to comply with the Plainfield Zoning ordinance, please contact the Zoning Department at 317-754-5376 for those requirements. Basically a fence should not interfere or negatively affect the intended purpose or use of an easement. (Restrictive Covenants may be applicable, check with your Homeowners Association)
You do not need a permit, if you are simply tearing off the existing or adding a layer of shingles, (The 1 and 2 Family Building Code states, you may add up to three layers of shingles before you have to remove the shingles on any pitch or slope of roofing) If you reconfigure or reconstruct the pitch or slope of the existing roof with new or additional structural materials you will need a permit.
You will need a pool permit; if none inflatable pool is over 18 inches in depth. The following requirements also apply:
The pool or tub area shall be enclosed by either:
If you are the one who is going to do the work, you should be the one to purchase and apply for the permit. If a contractor is hired to do the work, the contractor should be the one to purchase and apply for the permit. Whoever purchases the permit is responsible for the work and its compliance with Town's Building Codes and Ordinances. Therefore, permits should be pulled only by the parties doing the work. Written authorization must be given to allow any other agent to act in behalf of the contractor or homeowner doing the work.
Individual members of the Town Council have stated they will not support using eminent domain to buy property for purely economic development reasons. This redevelopment plan has significant public work that needs to be completed whether there is private development or not. These public works include:
The Town will use all reasonable efforts to obtain the property required for these public improvements.
The project consultants and Town officials held at least nine different public meetings where presentations were made and comments were heard. Some of those were the regularly scheduled Redevelopment Commission (RDC) meetings while others were held specifically for the purpose of receiving public feedback. The advertised public meetings were as follows:
We know more people came to those meetings than signed in. Furthermore, the town made Facebook posts about the planning process before the July 26, November 6 and December 11 events that generated a good response within the comments. The posted comments were collected and considered when developing the plan. An abbreviated video of the November 6 plan presentation was posted on Facebook.
Lastly, WishTV 8 did a story on the plan that ran in the evening news and the town posted that story on Facebook leading up the December 11 meeting. The Town will continue to communicate the plan and seek public input through its implementation.
It is the Town's desire that all current downtown residents within the redevelopment area be able to maintain residency in the area if they desire. We recognize that some established residents may be displaced as part of the redevelopment effort. The Town is committed to working with these residents and providing options and assistance with relocation. Specific opportunities and details regarding relocation will be included in the information on the Redevelopment page.
The Town understands that new development in the downtown area will likely increase property values in the affected area. For most residents, this will be a welcome improvement. However, it is also understood that certain residents in the area are on fixed incomes and may be unable to reap the benefits of higher property values. The Town is researching best practices across the country to alleviate this issue. When appropriate, case studies and resources will be added to the website.
One of the great existing features of the downtown area is the historical character and the existence of structures that date back to early downtown developments. The Town is committed to maintaining the historical look and feel of Main Street as much as possible by setting up zoning and architectural standards in the downtown area. New development is expected to blend with and support the ongoing viability of these older structures as is feasible.
While most of the identified redevelopment opportunities are outside the Town's established Historic District, the Town acknowledges there are several residential structures within the study area which contribute to the historical nature of the area. The plan identifies an area where these structures could be relocated if that became necessary.
One goal of redevelopment is to provide enticing opportunities for residents and visitors to experience the character of downtown, which includes existing businesses. The plan should serve to support and help grow existing businesses in the downtown business district. The Town will continue to work with businesses in the redevelopment area, such as Flapjacks, Dairy Queen, and others, to be included in the redevelopment plan and will provide those businesses information and access to available resources.
Conceptual Downtown Redevelopment Plans are "living documents" that establish appropriate quality, character, scale, and materiality of projects that will contribute to the feel of Plainfield. The consultants involved in this plan have estimated the full build-out of the plan to be 15 to 20 years. An initial phasing plan has been developed and included as part of the Redevelopment Plan. The Town will continue to refine the phasing of the public improvements and investment. As the phasing is determined, it will be posted to the website.
The Town is working now on public infrastructure projects in the area, which may start as early as 2018. Based on interest expressed by the development community, it is anticipated that the initial private investment by developers will coincide with the public investment. The intent of the plan is to allow the private market to dictate the timing. The Redevelopment Plan provides a guide for individual developer decisions.
The Town is working with the consultants to determine the total cost. There is aging infrastructure in the area which will require attention whether private development happens or not. While the total Town investment potential is not known at this time, we have researched other communities who have gone through the same process. For example, another Indiana community completed their downtown plan and leveraged $36 million in public investments in the first 5 years.
This investment has spurred over $200 million in private investment to date, with more to come soon. We believe a similar ratio of investment could emerge in Plainfield. Once received by the design consultants, preliminary budgets for the various projects will be posted on the website.
Retail operators/owners who choose to locate in new or revitalized downtown areas are typically not the same retailers who locate in shopping malls. Customers within the downtown areas are often looking for a different shopping, dining or entertainment experience than the shopping mall provides. The consultants on this project have indicated the development of retail options in the downtown area will only enhance the offerings in the Town by catering to a different clientele than those at the mall.
The Town understands that parking in the downtown area is a sensitive issue. While parking is essential to the viability of businesses in the area, large parking lots don't allow for the intended density within the plan. In many cases, structured parking (parking garages) will be considered as a viable option. Furthermore, each development will be required to include a plan which addresses their own parking needs so they don't consume the public spaces. The revitalization of the streetscapes within the area will allow for more and safer parking, which will lend itself to the intended walkable, "village" feel of the area.
The Town has established a boundary for the redevelopment area. The Town is interested in talking with any landowners within the area who may be interested in selling their property. The way the Town purchases property is strictly governed by Indiana State statutes in order to create a fair and transparent accounting process. The Town may be interested in the property located outside the Redevelopment Area as well.
Please contact the Director of Communications and Marketing for the Town of Plainfield, Stephanie Singh, to set up a meeting with Town Staff. She can be reached at 317-754-5188.
To find the location of a parcel, go to the Town of Plainfield's Beacon GIS website and enter the address of the property or the Parcel or Tax ID number in the search bar on the top right of the screen. This will zoom in on your parcel/address. To view the zoning, under "Layers" in the left menu, expand "Planning" and check the box for "Zoning". Your parcel will be colored and show up with a label stating your zoning district.
If you do not see a zoning layer on your parcel/address, then you are not within the Plainfield town limits.
Requests for rezones are heard by the Plan Commission at public meetings held once a month at the Town Municipal Building. The Plan Commission only makes recommendations for approval or denial. By state law, only the legislative body can rezone the property. Once the rezone request is heard by the Plan Commission, it is heard by the Plainfield Town Council, which is the legislative body governing Plainfield. Before a rezone request can be heard by the Plan Commission, it must be filed with the Department of Planning and Zoning at least 30 days before the next scheduled Plan Commission hearing
View the Plan Commission meeting schedule (PDF). Before filing a rezone request, a Pre-filing conference must be held with the Department of Planning and Zoning. To schedule a Pre-filing conference, please contact the Department of Planning and Zoning by calling 317-839-2561.
The first thing you should do is contact the Department of Planning and Zoning by calling 317-839-2561. Staff will assist you in finding the zoning, explaining what can be done, how it can be done, what is required for approval, and what type of fees and permits are required. Staff will invite you to what is called a "Pre-filing Conference" before the Technical Review Committee (TAC) to assist you through the review and approval process. Depending on where your property is located, there may be specific reviews and approvals required. For example, if you are developing commercial property in the correct zoning district and it is located within 600 feet of a Gateway Corridor or residential zoning, approval of a Development Plan by the Plan Commission with review by the Design Review Committee is required.
No building, structure, sign or use of land may be altered, placed, erected or located unless an Improvement Location Permit (ILP) has been reviewed and issued by the Department of Planning and Zoning. The ILP applications can be obtained under Available Forms. Building Permits also are required for most buildings and structures. Access the Department of Building and Engineering page for permits and fees.
Most signs require a Sign Improvement Location Permit (ILP). Article 7 of the Zoning Ordinance regulates the location, type, number and size of signs. View what the fees will be for signs.
Before you put up a sign, you should contact the Department of Planning and Zoning to become aware of the following:
To divide or subdivide property in Plainfield, approval from the Plan Commission is required. The subdivision process is the same if someone wants to create two lots or one hundred lots. Any subdivision of land requires the approval of a Primary Plat by the Plan Commission. This is done to make sure the lots comply with the development standards of the zoning district, safe access to the lots are provided, the lots are not injurious to surrounding property owners regarding drainage or other potential negative impacts, and that all necessary utilities can be provided. Before ownership of a parcel is exchanged and development can occur, a Secondary Plat must first be reviewed and approved by the Department of Planning and Zoning and recorded in the Recorder's Office of Hendricks County.
All necessary forms and fees can be obtained from the Permits, Inspections and Fees page. Should you have any questions concerning the subdivision process, please contact the Department of Planning and Zoning at 317-839-2561.
Along with the Zoning Ordinance, this is the ordinance that regulates how property can be subdivided. View the Subdivision Control Ordinance. While the Zoning Ordinance provides the minimum standards for a lot concerning size and width, the Subdivision Control Ordinance provides and explains what is needed for a Primary Plat and Secondary Plat, what is needed for drainage control, what is needed for utilities and what is needed for streets and sidewalks.
The plan for future development in Plainfield is called the "Comprehensive Plan". The Comprehensive Plan provides the location for recommended land uses twenty years into the future until the year 2025. It is an effort to have managed, controlled growth so that conflicting land uses are generally not located next to one another. It also provides a Transportation Plan that recommends road improvements needed to handle future growth.
Other important elements of the Comprehensive Plan are guides for the following:
View the Future Land Use Map to see future plans.
The Residential Design Guidelines were created as a guide for future residential growth to help ensure quality development that will not only provide value to the community but also attractive housing. The guidelines provide standards for both single-family and multi-family residential development. They also provide standards for the creation of open space, the orientation of homes and guidelines for safe, attractive entrances.
BZA stands for the Plainfield Board of Zoning Appeals. This board hears requests for Special Exceptions, Variance of Development Standards and Variance of Uses. They also hear appeals regarding decisions made concerning development.
The board usually meets on the third Monday of each month. The fee for a BZA request can be found under Available Forms in the Fee Schedule. To find out if a hearing is required by the BZA, please contact the Department of Planning and Zoning by calling 317-839-2561.
The Technical Advisory Committee (TAC) committee usually meets twice a month and is comprised of Staff personnel representing the following departments:
The committee is used to review requests that have been filed with the Department of Planning and Zoning and as a forum for a Pre-filing Conference. TAC allows Staff personnel involved in the development process and petitioners, engineers or whomever, the opportunity to meet together so that any development issues with filed or soon to be filed requests can be worked out to keep projects moving and prevent any future potential problems. To request a Pre-filing Conference at TAC, please contact the Department of Planning and Zoning by calling 317-839-2561.
The Design Review Committee (DRC) reviews Development Plans to make recommendations for the Plan Commission concerning commercial and industrial projects within 600 feet of a Gateway Corridor or 60 feet of a residential district regarding compliance with Gateway Corridor development standards of Articles 5.5 and 5.6 of the Plainfield Zoning Ordinance. The committee also makes recommendations concerning:
Petitioners going before the committee are expected to bring samples of building materials, colored renderings, roofing, and glass. The committee usually meets every third Tuesday of each month.
Contact the Department of Planning and Zoning at 317-839-2561. Staff will take immediate action by contacting the property owner and requesting compliance. If Staff's requests are ignored, the property owner may be invited to appear before the Plan Commission to explain reasons for non-compliance. If these actions still result in non-compliance, a letter by Certified Mail will be sent informing the property owner they have ten days to comply or a fine of $50 or more per day could be levied until the property becomes compliant with the Zoning Ordinance.