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HomeMy WebLinkAboutPacket for PC 03-17-20 City of Carmel ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 CARMEL PLAN COMMISSION -MEMORANDUM- Date: March 6, 2020 To: Plan Commission Members From: Adrienne Keeling Re: Docket No. 20010010 Z Enclosed is the information packet for the following item. If you have any questions, please call 571-2417. Docket No. 20010010 Z: Kirk Property C2 Rezone. The applicant seeks to rezone 9 parcels, including addresses 12345, 12415, 12425 Old Meridian Street and 1185 West Carmel Drive, from the UC/Urban Core District and UR/Urban Residential District to the C-2/Mixed Use District. The site is generally located at the southeast corner of Old Meridian Street and Carmel Drive. Filed by the Department of Community Services on behalf of the Carmel Plan Commission. Enclosed is a copy of the proposed ordinance, including a location map. The properties are currently zoned UC/Urban Core along the frontage of Old Meridian Street and Carmel Drive and UR/Urban Residential District in the areas behind. The purpose of this rezone proposal is to position the property for the future redevelopment of an existing furniture store and outbuildings in partnership with the Carmel Redevelopment Commission. As indicated on the included map and for continuity across the entire “block”, the rezone proposal also includes three single-story office & medical buildings north of the Kirk properties up to Carmel Drive. There is no timeline on a redevelopment; however, each of the property owners have been apprised of the rezoning proposal. At the time a specific development is proposed a DP/ADLS public hearing will be held by the Plan Commission Hearing Officer as is standard for the C2 District. For purpose of comparison, the permitted uses and development standards of the C2, UC and UR Districts are also enclosed for your review. The standards of each District are established in Article 2 of the Carmel Unified Development Ordinance. You may view the Unified Development Ordinance in its entirety online by clicking on Codes & Ordinances in the Department of Community Services’ website: www.carmeldocs.com. 03/17/2020 Ordinance Z-6XX-20 1 Sponsor: Councilor Rider 1 2 ORDINANCE Z-6XX-20 3 AN ORDINANCE OF THE COMMON COUNCIL OF THE 4 CITY OF CARMEL, INDIANA 5 ___________________________________________________ 6 Rezoning 9 parcels located at the southeast corner of Old Meridian Street and Carmel Drive from the 7 UC/Urban Core District and UR/Urban Residential District to the C2/Mixed Use District 8 9 Synopsis: 10 This ordinance rezones 9 parcels located at the southeast corner of Old Meridian Street and Carmel Drive to 11 the C2/Mixed Use District for the purpose of facilitating the redevelopment of the Kirk Furniture site as well 12 as three single-story office and medical complexes in the Carmel Science and Technology Park. 13 14 15 WHEREAS, pursuant to Indiana Code 36-7-4, the Common Council has lawfully adopted a unified 16 development ordinance, the terms of which are applicable to the geographic area consisting of the incorporated 17 area of the City of Carmel, Indiana, which unified development ordinance has been codified in Chapter 10 of 18 the Carmel City Code; and 19 20 WHEREAS, pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to amend the 21 map that is part of the unified development ordinance; and 22 23 WHEREAS, the Carmel Advisory Plan Commission gave a __________ recommendation on 24 Tuesday, _____________, 2020, to Docket No. 20010010 Z regarding the rezoning of 9 parcels located at the 25 southeast corner of Old Meridian Street and Carmel Drive, described and illustrated in Exhibit A, which is 26 incorporated herein by this reference (the “Real Property Parcels”). 27 28 NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Carmel, Indiana, 29 that: 30 Section I: That the Official Zoning Map accompanying and made part of the Unified Development 31 Ordinance is hereby changed to designate the Real Property Parcels from the UC/Urban 32 Core District and UR/Urban Residential District to the C2/Mixed Use District. 33 Section II: All prior Ordinances or parts thereof inconsistent with any provision of this Ordinance 34 are hereby repealed. 35 36 Section III: This Ordinance shall be in full force and effect from and after its passage and signing 37 by the Mayor. 38 39 03/17/2020 Ordinance Z-6XX-20 2 EXHIBIT A 40 PROPERTY DESCRIPTION & LOCATION MAP 41 42 Tax Parcel ID: Address: Description: 17-09-35-00-00-027.001 0 Old Meridian St Carmel 46032 Acreage 2.30 S35/T18/R3 17-09-35-00-00-023.000 0 Pennsylvania St Carmel 46032 Acreage .90 S35/T18/R3 17-09-35-00-00-027.000 12345 Old Meridian St Carmel 46032 Acreage 1.88 S35/T18/R3 17-09-35-00-00-026.000 12345 Old Meridian St Carmel 46032 Acreage 3.90 S35/T18/R3 17-09-35-00-00-025.000 12345 Old Meridian St Carmel 46032 Acreage 3.88 S35/T18/R3 17-09-35-00-00-024.000 0 Pennsylvania St Carmel 46032 Acreage 2.89 S35/T18/R3 16-09-35-00-03-001.000 12425 Old Meridian St Carmel 46032 Acreage 2.16 S35/T18/R3 CARMEL SCIENCE & TECHNOLOGY PARK Lot 1 Block 17 16-09-35-00-03-002.000 12415 Old Meridian St Carmel 46032 Acreage 2.31 S35/T18/R3 CARMEL SCIENCE & TECHNOLOGY PARK Lot 2 Block 17 16-09-35-00-03-003.000 1185 W Carmel Dr Carmel 46032 Acreage 2.46 S35/T18/R3 CARMEL SCIENCE & TECHNOLOGY PARK Replat Lot 3 Block 17 43 44 45 46 03/17/2020 Ordinance Z-6XX-20 3 PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of ________, 2020, by a vote of _____ 47 ayes and _____ nays. 48 49 50 COMMON COUNCIL FOR THE CITY OF CARMEL 51 52 ___________________________________ 53 Laura D. Campbell, President Sue Finkam, Vice-President 54 55 56 ___________________________________ ____________________________________ 57 H. Bruce Kimball Kevin D. Rider 58 59 60 ___________________________________ ____________________________________ 61 Anthony Green Jeff Worrell 62 63 64 ___________________________________ ___________________________________ 65 Tim Hannon Miles Nelson 66 67 68 ___________________________________ 69 Adam Aasen 70 71 72 ATTEST: 73 74 __________________________________ 75 Sue Wolfgang, Clerk 76 77 78 Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _________________________ 20 20, at 79 _______ __.M. 80 81 ____________________________________ 82 Sue Wolfgang, Clerk 83 84 85 Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________ 2020, at 86 _______ __.M. 87 88 ____________________________________ 89 James Brainard, Mayor 90 91 92 93 ATTEST: 94 ___________________________________ 95 Sue Wolfgang, Clerk 96 97 98 Prepared by: 99 Adrienne Keeling, Planning Administrator, One Civic Square, Carmel, IN 46032 100 101 Article Page 2-36 City of Carmel Unified Development Ordinance 2 Intent The purpose of the C2 Mixed Use District is to define and support land areas for the redevelopment of parcels in the North Central and South Central areas of the City. The intent of the City of Carmel is that all re-development proposals for this area should incorporate significant civic value and mer-cantile activity and provide opportunities to improve the fabric of the urban setting. It is further intended that the availability of C2 zoning in this area should foster a success-ful public/private relationship between the City of Carmel and prospective developers, while ensuring the compatibility of any redevelopment proposals with existing building codes and zoning regulations Permitted Uses Cultural/Entertainment Permitted Use• art and music center • art gallery• catering establishment• hotel• hotel (full service)• indoor theater• meeting or party hall• museum• outdoor theater• restaurant, without drive-thru food sales• tavern/night club Industrial Permitted Use• artisan industrial Institutional Permitted Use• library• public service facility Office Permitted Use• general office• professional office Recreational Permitted Use• community center • commercial recreational facility, indoor• park, public Residential Permitted Use• accessory dwelling• dwelling, multiple family• attached dwelling• dwelling, single-family• dwelling, two-family• model home• short term residential rental Retail and Service Permitted Use• dry cleaning (without on-site plant)• financial institution• general retail• general service• tattoo studio• wholesale sales Temporary Permitted Use• construction facility• firework sales • food stand• model home• special event, outdoor Accessory Permitted Use• automated teller machine (atm)• bona fide servants quarters• guest house• home occupation• parking garage• private parking area• private swimming pool• residential kennel Special Exception/Special Use 2.35 C2 District Intent, Permitted Uses and Special Uses District Last Updated: 04/29/19 Article Page 2-37 2 Article 2: Zoning Districts District Minimum Lot Area• not applicable Minimum Lot Width• not applicable Minimum Lot Frontage• not applicable Public Utilities• required community water hookup• required sanitary sewer system hookup Minimum Front Yard Setback• not applicable• See Section 5.03 for accessory building setbacks Minimum Side Yard Setback• not applicable• See Section 5.03 for accessory building setbacks Minimum Rear Yard Setback• not applicable• See Section 5.03 for accessory building setbacks Maximum Lot Coverage• 80% Minimum Living Area per Dwelling• not applicable Minimum Ground Floor Area• not applicable Maximum Principal Buildings per Lot• not applicable Development Plan Required• yes ADLS Required• yes Maximum Building Height• 75 feet for a principal building• 35 feet for a principal building when adjacent to single-family residences• maximum 6 stories for principal building• 18 feet for an accessory building © 2017, Bradley E. Johnson, AICP BuildingHeight Pitched Roof Building (from midpoint on pitched roof) Flat Roof Buildings (from highest section of flat roof) Accessory Building mechanicalis partiallyexempt PrincipalBuilding © 2017, Bradley E. Johnson, AICP PropertyLine LotArea Lot Width/Lot Frontage Lot DepthPrincipalBuilding © 2017, Bradley E. Johnson, AICP BuildingEnvelope PrincipalBuilding © 2017, Bradley E. Johnson, AICP PrincipalBuilding LotCoverage 2.36 C2 District Development Standards Accessory Building and Use• AB-02 ..............................pg. 5-5 Density and Intensity• DI-01 .............................pg. 5-12 Fence and Wall• FW-01 ...........................pg. 5-13 Floodplain• FP-01 ............................pg. 5-15 Grading and Drainage• GD-01 ...........................pg. 5-17 Height• HT-01 ............................pg. 5-18 Home Occupation• HO-01 ...........................pg. 5-21 Landscaping• LS-03 ............................pg. 5-29 Lot• LO-01 ............................pg. 5-30• LO-02 ............................pg. 5-30 Parking• PK-01 ............................pg. 5-34• PK-02 ............................pg. 5-36• PK-03 ............................pg. 5-39 Recreational Vehicle• RV-01 ............................pg. 5-45 Premises Identification• PI-01 .............................pg. 5-46 Setback• SB-01 ............................pg. 5-47• SB-03 ............................pg. 5-47 Signs• SI-01 .............................pg. 5-48 Telecommunication Facility• TC-01 ............................pg. 5-59 Temporary Use and Structure• TU-01 ............................pg. 5-60• TU-02 ............................pg. 5-60• TU-04 ............................pg. 5-62• TU-06 ............................pg. 5-64 Use-Specific• US-20 ............................pg. 5-67 Utility Service• UT-01 ............................pg. 5-71 Weed and Solid Waste• WS-01 ...........................pg. 5-73 Wellhead Protection• WP-01 ...........................pg. 5-74 Yard• YS-01 ............................pg. 5-78• YS-03 ............................pg. 5-79 Zero Lot Line• ZL-01 ............................pg. 5-80 Last Updated: 04/29/19 Additional Development Standards that Apply Article Page 2-38 City of Carmel Unified Development Ordinance 2 Intent The purpose of the Urban Core (UC) District is to establish a tool for urban development to be applied to build-out Midtown, City Center, Merchants Square, the Science and Technology Park, and transit hubs. The intent is promote fully mixed-use, transit oriented district with region-serving busi-nesses and entertainment opportunities, employment, residences, and all day vitality and culture. The Urban Core (UC) District is not intended to be used where it would conflict with suburban residential areas. However, it may be used adjacent to such residential areas when a proper transition between such use is utilized. Additionally, lighting, noise, traf-fic, odors, and height transitions should be strictly regulated to protect existing single family neighborhoods. The Urban Core is not intended for ground floor residential. However, upper story residential is encouraged. The Urban Core (UC) District may be used adjacent to commercial, multiple-family, or high density single-family residential districts. The Urban Core District development em-phasizes pedestrian and bicycle accessi-bility to goods, services, entertainment and amenities. Permitted Uses Cultural/Entertainment Permitted Use• art and music center• art gallery• catering establishment• hotel• hotel (full service)• indoor theater• meeting or party hall• museum• outdoor theater• restaurant, without drive-thru food sales• stadium or coliseum• tavern/night club Educational Permitted Use• any private or public education facility Industrial Permitted Use• artisan industrial Institutional Permitted Use• hospital• library• post office• public service facility Office Permitted Use• clinic or medical health center• general office• professional office• research laboratory/facility• training facility Recreational Permitted Use• any public park facility• commercial recreational facility, indoor• private club or lodge Residential Permitted Use• bed and breakfast (upper floors only)• dwelling, multiple family (upper floors only)• nursing/retirement/convalescent facility• short term residential rental Retail and Service Permitted Use• general retail (ground floor only)*• general service (ground floor only)* Miscellaneous Permitted Use• motor bus or railroad passenger station Temporary Permitted Use• construction facility• firework sales• model home (upper floors only)• special event, outdoor Accessory Permitted Use• automated teller machine (atm)• community gardens• home occupation• outdoor dining• parking garage• private parking area • private swimming pool• urban agriculture Special Exception/Special Use Industrial Special Use• light manufacturing • printing/publishing establishment• storage/distribution facility Residential Special Use• dwelling, multiple family (first floors only)*• dwelling, single family (first floors only)* 2.37 UC District Intent, Permitted Uses and Special Uses District * See Use-Specific Standards in Article 5, 5.48 through 5.72 for additional standards that apply* See Use-Specific Standards in Article 5, 5.48 through 5.72 for additional standards that apply Last Updated: 04/29/19 Article Page 2-39 2 Article 2: Zoning Districts 2.38 UC District Development Standards District © 2017, Bradley E. Johnson, AICP BuildingHeight Pitched Roof Building (from midpoint on pitched roof) Flat Roof Buildings (from highest section of flat roof) Accessory Building mechanicalis partiallyexempt PrincipalBuilding © 2017, Bradley E. Johnson, AICP PropertyLine LotArea Lot Frontage Lot Width Lot DepthPrincipalBuilding Front Sidewalk Alley Street Front Sidewalk Alley Street BuildingEnvelope PrincipalBuilding © 2017, Bradley E. Johnson, AICP © 2017, Bradley E. Johnson, AICP LotCoverage PrincipalBuilding Front Sidewalk Alley Street Minimum Lot Area• not applicable Minimum Lot Width• not applicable Minimum Lot Frontage• not applicable Public Utilities• required community water hookup• required sanitary sewer system hookup Minimum Front Yard Setback• 0 feet for a principal building• 10 feet for an accessory building• 50 feet for surface parking Maximum Front Yard Setback• 2 feet, for 65% to 100% of all street-facing facades of a principal building• 10 feet, for up to 35% of all street-facing facades of a principal building• no maximum for accessory buildings and surface parking Minimum Side Yard Setback• 40 feet for surface parking and accessory buildings• 4 or 0 feet per Section 5.06 for principal buildings Maximum Side Yard Setback• 20 feet for a principal building Minimum Rear Yard Setback• 40 feet for surface parking and accessory buildings• otherwise not applicable Maximum Rear Yard Setback• 5 feet for a principal building when adjacent to an alley• 20 feet for a principal building otherwise Maximum Lot Coverage• 100% Minimum Living Area per Dwelling• minimum average of 500 square feet Minimum Floor Area• See Section 5.12 Maximum Principal Buildings per Lot• not applicable Minimum Principal Buildings per Lot• See Section 5.06(D) Development Plan Required• yes ADLS Required• yes Maximum Building Height• 4 stories for principal building when 50 feet from the shared property line with any district other than P1, UR, B2, B6, C1, C2, UC or MC • 5 stories for principal building, plus up to 3 additional stories per Section 5.16 in all other districts• 18 feet for an accessory building Minimum Building Height• 4 stories for principal building when the subject lot is partially or fully within 1,000 feet of a major intersection• 3 stories for principal building in all other locations Architectural• AR-03 ..............................pg. 5-8 Density and Intensity• DI-01 .............................pg. 5-12 Fence and Wall• FW-01 ...........................pg. 5-13 Floodplain• FP-01 ............................pg. 5-15 Floor Area• FA-02 ............................pg. 5-16 Grading and Drainage• GD-01 ...........................pg. 5-17 Height• HT-01 ............................pg. 5-18• HT-03 ............................pg. 5-19 Home Occupation• HO-01 ...........................pg. 5-21 Lot• LO-01 ............................pg. 5-30• LO-02 ............................pg. 5-30 Parking• PK-01 ............................pg. 5-34• PK-02 ............................pg. 5-36• PK-05 ............................pg. 5-43 Recreational Vehicle• RV-01 ............................pg. 5-45 Premises Identification• PI-01 .............................pg. 5-46 Setback• SB-01 ............................pg. 5-47• SB-03 ............................pg. 5-47 Signs• SI-01 .............................pg. 5-48 Telecommunication Facility• TC-01 ............................pg. 5-59 Temporary Use and Structure• TU-01 ............................pg. 5-60• TU-04 ............................pg. 5-62• TU-06 ............................pg. 5-64 Use-Specific• US-13 ............................pg. 5-66• US-14 ............................pg. 5-66• US-24 ............................pg. 5-69 Utility Service• UT-01 ............................pg. 5-71 Weed and Solid Waste• WS-01 ...........................pg. 5-73 Wellhead Protection• WP-01 ...........................pg. 5-74 Zero Lot Line• ZL-01 ............................pg. 5-80 Last Updated: 04/29/19 Additional Development Standards that Apply Article Page 2-18 City of Carmel Unified Development Ordinance 2 Intent The purpose of the Urban Residential (UR) District is to establish a tool for urban dwell-ings within walking distance to commercial and activity nodes like Old Town, Midtown, and City Center; and to transit nodes. This district can also be used in the redevel-opment of Merchants Square. The use should predominantly be residential, but complementary mixed-use on ground floors is appropriate. The Urban Residential District is not intended to be used when surrounded by the Urban Core (UC) District. Rather, it is intended as support to those districts and transitional from those districts to sin-gle-family residential districts. The Urban Residential District should be designed first for pedestrian and bicycle accessibility, thus emphasizing non-vehicu-lar connections to nearby goods, services, entertainment and amenities. Permitted Uses Cultural/Entertainment Permitted Use• restaurant, without drive-thru food sales (ground floor only) Institutional Permitted Use• public service facility Office Permitted Use• general office*• professional office* Recreational Permitted Use• park, public• public plaza• rooftop parks and gardens Residential Permitted Use• dwelling, multiple family• dwelling, single-family attached Retail and Service Permitted Use• financial institution (ground floor only)• food stand (ground floor only)• general retail*• general service* Accessory Permitted Use• athletic courts• fitness facility• home occupation• outdoor dining• private swimming pool• private surface parking area Special Exception/Special Use Office Special Use• general office (second floor only)• professional office (second floor only) Residential Special Exception• short term residential rental Accessory Special Use• parking garage• podium parking (first floor only) 2.17 UR District Intent, Permitted Uses and Special Uses District * See Use-Specific Standards in Article 5, 5.48 through 5.72 for additional standards that apply Last Updated: 04/29/19 Article Page 2-19 2 Article 2: Zoning Districts 2.18 UR District Development Standards District Minimum Lot Area• not applicable Minimum Lot Width• not applicable Minimum Lot Frontage• not applicable Public Utilities• required community water hookup• required sanitary sewer system hookup Minimum Front Yard Setback• 0 feet for a principal building• 10 feet for an accessory building• 50 feet for surface parking Maximum Front Yard Setback• 10 feet, for 40% to 100% of all street-facing facades of a principal building• 20 feet, for up to 60% of all street-facing facades of a principal building• no maximum for accessory buildings and surface parking Minimum Side Yard Setback• 5 or 0 feet per Section 5.06 for principal buildings• 6 feet for an accessory building and surface parking Maximum Side Yard Setback• not applicable Minimum Rear Yard Setback• not applicable Maximum Rear Yard Setback• 6 feet for surface parking• 10 feet when adjacent to an alley• 20 feet when not adjacent to an alley Maximum Lot Coverage• 80% Minimum Living Area per Dwelling• minimum average of 500 square feet Minimum Floor Area• See Section 5.11 Maximum Principal Buildings per Lot• not applicable Minimum Principal Buildings per Lot• See Section 5.05(D) Development Plan Required• yes ADLS Required• yes Maximum Building Height• 5 stories for principal building when adjacent to a P1, UR, B2, B6, C1, C2, UC or MC district, plus up to 2 additional stories per Section 5.15• 3 stories for principal building when adjacent to all other districts• 18 feet for an accessory building Minimum Building Height• 2 stories for principal building © 2017, Bradley E. Johnson, AICP BuildingHeight Pitched Roof Building (from midpoint on pitched roof) Flat Roof Buildings (from highest section of flat roof) Accessory Building mechanicalis partiallyexempt PrincipalBuilding © 2016, Bradley E. Johnson, AICPPerimeter Street ROWInternal Street ROW or EasementLot Depth Lot WidthLot FrontageLot Area © 2017, Bradley E. Johnson, AICPPerimeter Street ROWAlley or EasementFrontYardSetback SideYardSetback RearYardSetback BuildingEnvelope SideYardSetback © 2017, Bradley E. Johnson, AICPPerimeter Street ROWAlley or EasementLotCoverage PrincipalBuilding Architectural• AR-02 ..............................pg. 5-6 Density and Intensity• DI-01 .............................pg. 5-12 Fence and Wall• FW-01 ...........................pg. 5-13 Floodplain• FP-01 ............................pg. 5-15 Floor Area• FA-01 ............................pg. 5-16 Grading and Drainage• GD-01 ...........................pg. 5-17 Height• HT-01 ............................pg. 5-18• HT-02 ............................pg. 5-18 Home Occupation• HO-01 ...........................pg. 5-21 Lot• LO-01 ............................pg. 5-30• LO-02 ............................pg. 5-30 Outdoor Storage• OS-02 ...........................pg. 5-33 Parking• PK-01 ............................pg. 5-34• PK-02 ............................pg. 5-36• PK-04 ............................pg. 5-42 Recreational Vehicle• RV-01 ............................pg. 5-45 Premises Identification• PI-01 .............................pg. 5-46 Setback• SB-01 ............................pg. 5-47• SB-03 ............................pg. 5-47 Signs• SI-01 .............................pg. 5-48 Telecommunication Facility• TC-01 ............................pg. 5-59 Temporary Use and Structure• TU-01 ............................pg. 5-60• TU-02 ............................pg. 5-60• TU-04 ............................pg. 5-62 Use-Specific• US-23 ............................pg. 5-69• US-25 ............................pg. 5-69• US-26 ............................pg. 5-70 Utility Service• UT-01 ............................pg. 5-71 Weed and Solid Waste• WS-01 ...........................pg. 5-73 Wellhead Protection• WP-01 ...........................pg. 5-74 Zero Lot Line• ZL-01 ............................pg. 5-80 Last Updated: 04/29/19 Additional Development Standards that Apply