HomeMy WebLinkAboutPacket for PC 11-19-19
CARMEL PLAN COMMISSION
INFORMATION PACKET
PETITIONER: Meridian Development Realty, LLC
PROPERTY LOCATION: Southeast Corner of North Illinois Street
and 111th Street
DATE OF HEARING: November 19, 2019
Attorney for Petitioner
Robert A. Hicks
Hall, Render, Killian, Heath & Lyman, P.C.
500 North Meridian Street, Suite 400
Indianapolis, Indiana 46204
(317) 977-1433
INDEX TO EXHIBITS
Tab No. Description
1. Summary of Proposed Zoning Change
2. Location Map & Original Plat
3. Analysis of Requested Zoning Change
4. Conceptual Site Plan
TAB 1
Summary of Proposed Zoning Change
The subject properties included 31 separate parcels that together include 11.4 acres (“Subject
Properties”) and constitute the neighborhood known and platted as the Meridian Suburban
neighborhood. The Subject Properties lie directly north and east of property which Petitioner owns
and is developing into an orthopedic specialty hospital campus (“Medical Campus”). The proposal
is to rezone the Subject Properties from the S-2/Residential district to the MC/Meridian Corridor
district to later be developed for uses complimentary with the adjacent Medical Campus consistent
with the permitted uses for MC Districts. Given the reputation of the 31 corridor as a health care
corridor, as well as the Subject Properties’ visibility from and accessibility to US 31, development
for such complimentary uses shall hopefully prove to be highly desirable.
TAB 2
Subject Properties
TAB 3
Analysis of Zoning Change Petition
1. The relationship of the Subject Properties to the surrounding properties:
a. Property East of the Subject Properties. US-31 is located immediately east of the
Subject Properties. The properties located across US-31 alongside the eastern edgeway
of the highway are zoned as MC.
b. Property West of the Subject Properties. The property located to the west of the subject
parcel is zoned MC and is currently undeveloped.
c. Property North of the Subject Properties. The property located to the north of the
subject parcel is zoned MC. A multi-story commercial building is currently being
constructed on the property.
d. Property South of the Subject Properties. The property located to the south of the
subject parcel is zoned MC and is in the process of being developed in an orthopedic
hospital and medical office building, along with a parking garage supporting that
facility.
2. The relationship of the Subject Properties to the Comprehensive Plan: Please see Exhibit
B to the Petition, which contains an analysis of the Subject Properties’ compatibility with
the Comprehensive Plan.
EXHIBIT B
Rezoning the parcels from S-2 to MC is consistent with the Comprehensive Plan (the “CP”) as evidenced
by the provisions of the CP described herein. The parcels were not included in the CP originally because
when the CP was adopted, that area was excluded from the land classification plan map.
1. In Part 2 of the CP, City-Wide Policies and Objectives, Policy 3, Objective 3.10 (p. 18) provides
as follows:
Objective 3.10: Continue to build upon the economic benefits of the U.S. 31 Corridor by further
maximizing its development potential. Encourage new buildings to be constructed of high quality
materials at the maximum building heights allowed and encourage parking areas to be structured
for the most efficient use of land in the corridor.
Rezoning the subject parcels from S-2 to MC is consistent with this objective.
2. Also, in Part 2 of the CP, South Central Carmel Policies and Objectives, Policy 1, Objective 2.2 (p.
24) provides as follows:
Objective 2.2: Promote a high quality employment corridor along U.S. 31 and I-465 and utilize
zoning overlays, parks, and parkways to help buffer strong residential areas.
Rezoning the subject parcels from S-2 to MC makes the subject parcels amenable to future
commercial and medical development consistent with this objective and consistent with the
development of the properties located immediately south and west of the subject parcels which
Applicant owns.
3. In Part 3 of the CP, the U.S. 31 Corridor is cited as an example Employment Node. The purpose of
Employment Nodes, per page 39 of the CP, is “to establish areas for large office buildings providing
regional employment with opportunity to integrate employment-serving mixed uses.” Land uses,
include, without limitation, “professional and business office, hospital and medical office.”
These uses are consistent with the Applicant’s planned use of both the subject parcels which it
owns, as well as the adjacent properties to the south and west of the subject parcels which Applicant
also owns and are already zoned MC.
4. In Part 5 of the CP, Critical Corridors and Subareas, (p. 84) the U.S. 31 Corridor is included as a
critical corridor. The accompanying map (p. 85) shows the subject property as commercial , even
though the subject parcels are currently zoned as residential. The CP expresses a preference for the
subject land having a maximum building height of 60 feet, which is consistent with the intent and
text of the MC zoning district.
5. Rezoning the subject parcels to MC, such that they can be developed in a manner in conjunction
with the MC parcels directly south and west of the subject parcels, satisfies the objectives and
policies for the U.S. 31 Corridor.
Cited portions of the CP are attached hereto.
TAB 4
HospitalOne-WayGarageDr MedicalOffice
2019-Oct-11
Existing MC Zone
Existing MC Zone
Properties Subject
to Rezone Petition