Noblesville, IN Zoning Overlays & Bonuses: Density Bonus Law (2026)

Noblesville's Corporate Campus Planned Development (CCPD) District carves out a Mixed Residential Subdistrict where § 159.107(F)(4)(b)2 lets a planned development earn extra density by following a set of residential design guidelines rather than the CCPD's base bulk requirements. The base density for single-family product in the subdistrict is 2.4 dwelling units per acre where the site has access to public sewer, dropping to one unit per two acres on private sewer; conformance with the design guidelines can raise the maximum permitted density in the single-family areas to as much as six units per acre.

The ordinance is explicit that the guidelines are advisory, not mandatory: design standards within the subdistrict are required, but the guidelines themselves are not. A project that skips some or all of the guidelines is only presumed entitled to the low end of the density range and must meet the established base bulk requirements instead. The same subsection sets a parallel density bonus for multiple-family product: a 14-unit-per-acre base rising to a maximum of 20 units per acre for projects that comply with the guidelines, subject to quality, affordability and product-mix review.

Because the CCPD is a planned development, every density award ultimately runs through the Planned Development procedure at § 159.047 and is decided at the discretion of the City Council rather than issued administratively.