HomeMy WebLinkAboutPacket Plan Commission Meeting 5-19-2015
City of Carmel
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date: May 13, 2015
To: Plan Commission Members
From: Adrienne Keeling
Re: Docket No. 15020007 OA & 15020008 Z
Enclosed is the information packet for the following item. If you have any questions, please call 571-2417.
Docket No. 15020007 OA: Johnson Addition Overlay Zone Ordinance Text.
The applicant seeks to amend the Carmel Zoning Ordinance to establish Chapter 23J: Johnson Addition District Overlay
Zone in order to encourage the preservation, maintenance and rehabilitation of existing homes and to encourage new
homes to complement the character and context of Johnson Addition. Filed by the Carmel Department of Community
Services.
Docket No. 15020008 Z: Johnson Addition Overlay Rezone.
The applicant seeks to Rezone properties in the Johnson Addition neighborhood, generally located south of Main St. and
west of 4th Ave SW, comprising 88 parcels in the R-2/Residence District, to be included within the Johnson Addition
District Overlay Zone. The properties are identified by the following addresses: 400-825 Emerson Rd., 110-149 Lantern
Ln., 100-148 Park Ln., 7-158 Sherman Dr., 55-148 York Dr. Filed by the Carmel Dept.of Community Services.
Enclosed are documents for your review in preparation for the May 19 Plan Commission meeting. This item
returns from the Subdivision Committee with NO recommendation.
Comparison Table:
In addition to the revised draft, enclosed is a one-page comparison of the standards in the existing R-
2/Residential District zoning with those proposed in the Johnson Addition Overlay Zone. The purpose of this
document is to distill the actual standards into a format that is (hopefully) easier to understand than the full
ordinance text.
Revisions:
This revised draft, dated 5/13/2015, is the result of discussion at Subdivision Committee meetings. All
revisions made since the March 17 Public Hearing meeting are tracked in red/ in the enclosed draft, and blue
summarized below. Highlighted text indicates revisions made since the May 6 Committee meeting.
23J.00.01: Purpose, Intent and Authority: Adjusted text and deleted the last sentence of the 2nd
paragraph.
23J.02.C: Building Additions & Accessory Buildings:
Deleted reference to Exterior Renovations. This allows owners of existing homes to replace
materials, windows, lights, doors, etc. without any involvement of the overlay zone.
Clarify that Additions and Accessory Buildings are subject to platted building lines and the
requirements of the existing zoning, but limits additions to 25’ Building Height.
Would be subject to the “Characteristics” list in 23J.02.D.
Additional note regarding building height: It was pointed out that the R-2/Residential District allows
for 35’, and potential confusion because building additions (which follow existing zoning) could be 35’
tall, but new homes would be limited to 25’. The department agrees that having conflicting building
height standards would be confusing; therefore, we carried over the 25’ maximum to building additions.
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
23J.02.D: Characteristics:
Revised to acknowledge (1) that homes may have additions or designs that result in building
footprints which are not rectangular, (2) garages may be detached.
Added text regarding consistent overhangs upon a concern by a resident.
23J.03.A.2: New Construction, Setbacks: Instead of relying on a dominant average, we simply
referenced the platted building line and existing zoning requirements.
23J.03.A.4: New Construction, Materials:
Deleted the requirement that the materials be applied consistently on all sides.
Clarified that only pitched roofs must be shingled (building code prohibits shingles on flat roofs)
Additional note regarding materials: Stucco, EIFS and cultured stone were requested to be added to
the list of permitted building materials. Cultured stone would be a permitted material since stone is
included in the list, and the department does not differentiate between real vs. cultured in residential
application. However, it is the department’s opinion that stucco and EIFS are not consistent with the
style of homes in the neighborhood, and those materials were not added to the list.
23J.03.A.6: New Construction, Roof: Deletes reference to accessory building roof type and
language regarding roofs over porches and bay windows.
23J.03.A.8: New Construction, Building Height: Deletes the 7’ comparison to neighboring homes.
Instead we are setting a two-story maximum building height allowing 25’ to the midpoint of the eve and
ridgeline. For a reference, the house at the SW corner of Main and 4th Ave SW meets that height
requirement.
23J.03.A.9: Parking & Driveways: Remove previously added text to specify no parking in front yard,
except on driveway. There are other codes which address parking in lawns. Leaving the text in the
overlay zone may cause confusion.
23J.03.B.2: Demolition, rehabilitation: Deletes the section which addresses exterior renovations
and removal of siding, windows, or architectural features.
23J.03.B.3: Demolition, Director Considerations: Deletes references to historical significance,
historical character, and the National Register.
23J.03.B.4: Demolition, destruction by fire/disaster: Clarified that homes may be reconstructed
with only a building permit if the exterior design is substantially the same as it previously existed.
OR they can reconstruct the home following the NEW CONSTRUCTION standards with SDR approval.
23J.04.B: SDR, Submittal Process: Deletes references to signage, lighting and access to the
required submittal list, since these items are more typical of commercial projects.
23J.04.B: SDR, Review: Deletes the automatic involvement of the Carmel Historic Preservation
Commission.
23J.05: Sunset Provision: Adds an expiration date to this Overlay Zone of two years after the final
approval. The Plan Commission and Council would need to review and approve extensions beyond
that date.
Johnson Addition Overlay Zone - Comparison to Existing Zoning
Existing Zoning (R-2)Johnson Addition Overlay Zone
Permitted Land Uses Single Family Residential follow existing zoning
Minimum Building Height none none
Maximum Building Height up to 35' to the midpoint with additional setbacks 25' to the midpoint
Front Setback 35'25' or 30' per Johnson Addition plat
Side Setback 5'follow existing zoning
Rear Setback 20'follow existing zoning
Lot Coverage 35%35%
Follow Characteristics List?not required checked at Building Permit
Lot Area 10,000 square feet existing platted lot
Minimum Ground Floor Area 1,100 sqft. one-story, 900 sqft. two-story follow existing zoning
Building Mass/Orientation none parallel w/street, corners on diagonal
Front Setback 35'25' or 30' per Johnson Addition plat
Side Setback 5'follow existing zoning
Rear Setback 20'follow existing zoning
Minimum Lot Width 80'as platted
Maximum Lot Width none as platted, but may not join to create >100'
Lot Coverage 35%35%
Materials none Wood, brick, stone, concrete plank or high-quality vinyl siding (or
combination). Shingle-style roof.
Windows none Rectangular double-hung or casement; no arched on front;
ovals, hexagons allowed as accents.
Roof none Flat, gabled or hipped. Max. 6:12 pitch
Porches none Incorporated into roof w/extended overhang. No
uncovered decks in front.
Minimum Building Height none none
Maximum Building Height up to 35' to the midpoint with additional setbacks 25' to the midpoint
Parking & Driveways none Max width 20', up to 30' w/in 24' of garage
Demolition of Existing Homes No Criteria/Restrictions Director Approval
Site Plan & Design Review (SDR)Not required prior to Building Permit New Homes - Required prior to Building Permit
Additions to Existing Buildings
New Homes
Gray Shading = the proposed requirements match existing zoning Last Revised: 5/13/2015
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23J.00 Johnson District Overlay Zone. 1
23J.00.01 Purpose, Intent and Authority. 2
The purpose of this overlay zone is to protect and enhance the health, safety and welfare of the 3
citizens and property owners by encouraging the preservation, maintenance, and rehabilitation of 4
existing homes in the district boundaries, while encouraging new homes to complement the 5
character and context of Johnson Addition. 6
The Johnson Addition neighborhood is one of several post-war era neighborhoods built in City 7
of Carmel and Clay Township. It is one of the more unique neighborhoods of its era in that it 8
remains remarkably intact. As originally marketed in the 1950s, Johnson Addition residents 9
continue to enjoy its convenient location within walking distance to schools, shopping, dining, 10
work and a vibrant downtown. Due to the neighborhood’s unique character and convenient 11
location, many current owners have expressed interest in protecting Johnson Addition. 12
It is the City’s intent to achieve the purpose of this overlay zone by: 13
* Providing a consistent and coordinated treatment of properties; 14
* Fostering the preservation and maintenance of the neighborhood by establishing 15
fundamental criteria to prevent the unnecessarythat govern the demolition of existing 16
homes; 17
* Supporting growth in Johnson Addition by encouraging new homes to be compatible 18
with and enhance the neighborhood; 19
The Overlay Zone establishes regulations in addition to the residential zoning that currently 20
exists. In the case of conflicts between this Overlay Zone District Ordinance and the Zoning 21
Code, the provisions of this Ordinance will prevail. 22
23
24
23J.01 Johnson District Boundaries. 25
The boundaries of the Johnson District Overlay Zone are hereby established as approved on the 26
Zoning Map. The zone generally includes properties within the Johnson Addition Subdivision 27
Plat, except those adjacent to Main Street. See Figure 1. 28
In addition, the City resolves to help ensure the integrity of the District through proper buffering 29
from adjacent real estate, and by working to achieve appropriate fit and transition of new 30
buildings and redevelopment on adjacent property outside the Johnson Addition. 31
32
33
23J.02 Application of Standards of the Overlay District. 34
A. Demolition and New Construction. 35
The demolition of any existing Principal Building or the The construction of any new Principal 36
Building within the Johnson Addition Overlay District Zone shall be reviewed pursuant to 37
23J.04: Site Plan and Design Review (SDR) for conformance with this Chapterthe standards in 38
23J:03(A): New Construction, pursuant to 23J.04: Site Plan and Design Review (SDR). 39
B. Demolition 40
The demolition of any existing Principal Building within the Overlay Zone shall be reviewed by 41
the Director, pursuant to 23J.03(B): Demolition. 42
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C. Exterior Renovations, Building Additions and Accessory Buildings. 43
1. Are subject to the Johnson Addition platted Building Line as well as the Height and Area 44
Requirements of the primary underlying zoning district, except that the Building 45
Additions may not exceed twenty-five (25) feet in Building Height. Are not subject to 46
formal Site Plan and Design Review (SDR) pursuant to 23J.04; 47
2. Are subject to general compliance review when an Improvement Location Permit is 48
required, to ensure design consistency with the Characteristics of the Johnson Addition. 49
3. Shall not be subject to formal Site Plan and Design Review (SDR) pursuant to 23J.04: 50
Site Plan and Design Review (SDR). 51
CD. Characteristics of the Johnson Addition. 52
The following are characteristic of homes in the Johnson District: 53
1. Rectangular ranch Ranch and two-story floor plans. 54
2. Wide house fronts compared to depth, although many homes have additions on the rear 55
of the homes, resulting in portions of the home’s footprint to be deeper than its width. 56
3. Homes oriented in the center of the lotsparallel with the street with and corner homes on 57
a diagonal. 58
4. Lower pitched roofs, hipped or gable end with consistent overhangs. 59
5. Wood, vinyl or aluminum clapboard vertical or lap horizontal siding materials, or brick 60
or stone veneer, individually or in combination of materials. 61
6. Attached garages in line with or slightly forward of the home or detached garages in the 62
rear yard. 63
7. Consistent Setbacks from the street and narrow Side Yards. 64
8. Open front porches; typically incorporated directly into home’s roof with extended 65
overhang; often with minimal or no railing. 66
67
68
23J.03 Standards. 69
A. New Construction. 70
The following applies to all new Principal Buildings within the district boundary. 71
1. Building Mass. 72
a. Buildings are to be oriented parallel and perpendicular to the street, with the 73
exception of corner lots, which buildings may be oriented diagonally to the 74
intersection. 75
b. Buildings will generally be wider than they are deep, with the widest dimension 76
facing the street. 77
2. Setbacks. 78
a. New buildings must follow the dominant or average front yard Setback dimension 79
of existing buildings on the same block and on the same side of the street, with a 80
variation of up to three (3) feet allowed. 81
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Delete Illustration: 82
a. Front Yard Setbacks shall follow the Building Line, as platted and recorded for 83
the Johnson Addition. 84
b. A Corner Lot is presumed to have a Front Yard Setback on both streets that it 85
faces. 86
c. Side and Rear Yard Setbacks shall follow the requirements of the underlying 87
primary zoning district. 88
3. Lot Dimensions and Coverage. 89
i. Existing lot dimensions as originally platted shall govern. 90
ii. No lot may be created by Subdivision or by joining which results in a width of 91
greater than one hundred (100) feet. 92
iii. Maximum Lot Coverage: Thirty-five percent (35%) of the lot, pursuant to the 93
underlying primary zoning district. shall follow the requirements of the 94
underlying primary zoning district. 95
4. Materials. 96
i. All sidesExteriors must beshall be clad in in any combination of wood, brick, 97
stone, concrete plank or high-quality vinyl siding, individually or in combination. 98
The same material must be usedThe material(s) shall be consistently applied on 99
all sides of the building. 100
ii. Roofs with a pitch greater than a two to twelve (2:12) are to be finished with a 101
asphalt or wood shinglesshingle-style material. 102
5. Windows, Doors. 103
i. Rectangular double-hung or casement windows are required. These may be used 104
in multiple sets to create larger expanses of window area. 105
ii. Arched windows are not allowed on the front façade. 106
iii. Special windows are allowed (ovals, hexagon, etc.) as accents. 107
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6. Roof. 108
i. The roof of the Principal Building and Accessory Buildings shall may be flat, 109
gabled, multi-gabled, or hipped, with a maximum pitch of six to twelve (6:12). 110
ii. A roof over a porch or bay window may be flat or pitched. 111
7. Porches. 112
i. Covered porches facing the street must should be designed consistent with 113
Characteristics of Johnson Addition. 114
ii. Uncovered decks are not allowed in the Front Yard. 115
8. Building Height. 116
i. Minimum: none. 117
ii. Maximum: Two stories, not to exceed tTwenty-five (25) feet to the midpoint of 118
the cornice and the ridgeline, except as provided in 8(iii). 119
iii. Buildings may not exceed the height of the tallest dimension of the nearest two 120
Principal Buildings on the same side of the street by more than seven (7) feet. 121
9. Parking and Driveways. 122
i. Parking is not allowed in the Front Yard of any property, except on a driveway 123
leading to the garage. 124
ii. Driveway approaches leading to the garage must shall be a maximum of twenty 125
(20) feet wide, and any portion constructed within the public right-of-way shall be 126
built per City of Carmel Standards. 127
iii. Within twenty-four (24) feet of the front of the garage, a driveway may be up to 128
thirty (30) feet wide. 129
B. Demolition. 130
No Principal Building, or any part of it, may be demolished in this overlay without the consent of 131
the Director. Before receiving any permits or undertaking any work that constitutes demolition, 132
the applicant must comply with Section 23J.04: Site Plan and Design Review (SDR) of this 133
Ordinance. 134
1. For the purpose of this Overlay ordinance, demolition shall be defined as the razing, 135
wrecking, or removal by any means of the entire or partial exterior of a structure. The 136
following examples are meant to help define demolition and are not all-inclusive: 137
a. The razing, wrecking, or removal of a total structure. 138
b. The razing, wrecking, or removal of a part a structure, resulting in a reduction in 139
its mass, height or volume. 140
c. The razing, wrecking, or removal of an enclosed or open addition. 141
2. Some work that may otherwise be conside red demolition may be considered 142
rehabilitation, if done in conjunction with Site Plan and Design Review, per Chapter 143
23J.04. Examples of rehabilitation include: 144
a. The removal or destruction of exterior siding and face material, exterior sur face 145
trim and portions of exterior walls. 146
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b. The removal or destruction of those elements which provide enclosure at openings 147
in any exterior wall (e.g., window units, doors, panels.) 148
c . The removal or destruction of architectural, decorative or structural 149
features and elements which are attached to the exterior of a structure (e.g., 150
porches, chimneys.) 151
32. Examples of work not included in demolition: 152
a. Any work on the interior of a structure. 153
b. The removal or maintenance of exterior elements that are not structurally 154
integrated with the main structure and are generally considered rehabilitation, such 155
as: mechanical equipment, awnings, gutters,and downspouts replacement, light 156
fixtures, fencing, sidewalks, driveways, curbs, alleys, landscaping, asphalt, and 157
clear glass repairwith no historic markings. 158
43. The Director shall only consider the following when determining whether a building or 159
any part of it may be demolished: 160
a. Structural conditions that pose an imminent safety hazard. 161
b. An advanced state of dilapidation or fire damage that would make it unfeasible to 162
repair the building for any reasonable economic use. 163
c. Significance. The Director s hall consider the architectural and historical 164
significance of the structure individually, in relation to the street, and as a part of 165
the district as a whole. These same considerations will be given to parts of the 166
building. The Director will also consider how the loss of a building, or a portion 167
thereof, will affect the character of the overlay district, the neighboring 168
buildings, and, in the case of partial demolition, the building itself. 169
In making its determination of significance, the Director shall consider the 170
following: 171
i. Architectural and historic information and significance. 172
ii. Information contained in the district's National Register nomination (if one 173
exists). 174
iii.ii. The City of Carmel/Clay Township Historic Architecture Survey, 175
published October 2014 by the Carmel Historic Preservation Commission. 176
iv. Information contained in any other professionally conducted historic 177
surveys pertaining to this district. 178
v.iii. The opinion of Staff. 179
vi.iv. Evidence presented by the applicant. 180
vii.v. Evidence presented by recognized experts in architectural history. 181
d. Replacement: Demolition of a structure may be justified when, in the opinion 182
of the Director, the proposed new development construction with which it will 183
be replaced is of greater significance to the enhancement of the overlay district 184
than retention of the existing structure. This will only be the case if when the 185
structure to be demolished is not of material significance, the loss of the structure 186
will have minimal effect on the historic character of the district, and the new 187
development construction will be compatible, appropriate and beneficial to the 188
district. 189
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To afford the Director the ability to consider demolition on the basis of 190
replacement develo pment, the applicant shall submit the following: 191
i . information required by Section 23J.04: Site Plan and Design Review 192
(SDR) of this Ordinance; 193
ii. a scaled streetscape drawing showing the new development in its context, 194
including at the buildings on either side; and 195
iii. other pertinent documents deemed relevant by the Director. 196
54. Buildings that have been demolished due to fire or other accident or disaster that is 197
customarily covered by insurance, may be reconstructed as follows: 198
a. in substantially the same exterior design as existed prior to the accident, subject to 199
obtaining an Improvement Location Permit; or. Reconstruction is subject to Site 200
Plan and Design Review, per Section 23J.04. 201
b. in accordance with the applicable standards in Section 23J.03, and subject to Site 202
Plan and Design Review, per Section 23J.04, prior to obtaining an Improvement 203
Location Permit. 204
205
206
23J.04 Site Plan and Design Review (SDR). 207
A. Submittal Process/Application Procedure. 208
Applicants shall meet with the Director to review the zoning classification of their site, review 209
the regulatory ordinances and materials, review the procedures and examine the proposed use 210
and development of the property. The Director shall aid and advise the applicant in preparing his 211
application and supporting documents as necessary. Applicants shall submit the following: 212
1. two (2) copies of the written Site Plan and Design Review application form, 213
2. two (2) copies of the Existing Features & Site Analysis Plan including adjacent zoning 214
and land use, 215
3. two (2) copies of the proposed Site Plan and Drainage Plan, and/or 216
4. two (2) copies of the required information on architectural designbuilding elevations, 217
landscaping, driveway/parking areas, signage, lighting and access, as well as 218
5. all necessary supporting documents and materials. 219
B. Review. 220
Following the receipt of the written application and required supporting information by the 221
Director, the Director shall review the submittal for the sole purpose of determining whether the 222
application is complete and in technical compliance with all applicable ordinances, laws and 223
regulations. 224
The Director shall forward a copy of the application and supporting information to the Carmel 225
Historic Preservation Commission (CHPC), or its designated staff, within two business days of 226
receipt. The CHPC may, within fourteen (14) days after receipt, offer written comments to the 227
Director. In addition to the CHPC, the Director may consult with an architect prior to approval. 228
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If the submittal by the applicant is not complete or does not comply with the necessary legal 229
requirements, the Director shall inform the applicant of the deficiencies. 230
1. Unless and until the Director formally accepts the application as complete and in legal 231
compliance, it shall not be considered as formally filed for the purpose of proceeding to 232
succeeding steps toward approval as hereinafter set forth. 233
2. Within twenty-oneten (2110) days of the formal acceptance of the application by the 234
Director, he shall formally approve, deny, or request additional information about the 235
petition. 236
C. Approval or Denial of the Application. 237
1. An approved Site Plan and Design Review petition shall be valid for three (3) years from 238
the date of approval. If construction of the building(s) has (have) not started at the end of 239
the three-year period, the Site Plan and Design Review request must be re-submitted to 240
the Director. 241
2. If an approved Site Plan and Design Review petition is (are) substantially altered, re-242
submittal to the Director for approval is required. 243
3. If the petition is denied by the Director, the Director shall provide the applicant with a 244
copy of said reasons, if requested. 245
4. The applicant may appeal the decision of the Director, as specified in Chapter 30. 246
247
248
23J.05 Sunset Provision. This Chapter expires ____ (two years after adoption)_______. 249
250
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Figure 1. 256
District Boundaries 257
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