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Home My WebLink AboutZ-657-20/Huntington Bank Rezone MEMORANDUM TO: Carmel City Council FROM: Mike Hollibaugh Department of Community Services SUBJECT: Z-657-20 DATE: October 7, 2020 Please find information on the following item forwarded by the Plan Commission. This item will appear on your October 19th agenda. Forwarded with a 6-2 favorable recommendation: Ordinance Z-657-20 (Docket No. PZ-2020-00127 Z): Huntington Bank C2 Rezone. The City is seeking to rezone the parcel located at the northeast quadrant of the Range Line Road and Executive Drive roundabout from the B-8 District within the Range Line Road Overlay Zone to the C- 2/Mixed Use District. The property address is 1215 S. Range Line Road. Filed by the Department of Community Services on behalf of the Carmel Plan Commission. Rezone Explanation: Enclosed is a copy of the proposed ordinance for an amendment to the Official Zoning Map (rezone), along with supporting information including an aerial map of the parcel location. The City is proposing to rezone this parcel to C2 Mixed Use District with the goal of better positioning the real estate for a redevelopment project that is consistent with the mixed-use development in the Proscenium project and with the mixed use project planned in Old Town Development’s South Range Line redevelopment. The proposed rezone is limited to the 1.88-acre former Walgreens site (Section 1, Lot 1 of the Carmel Centerpointe Subdivision). There is no site plan or timeline for a redevelopment project; however, the property owners and current tenant have been apprised of the rezoning proposal and are supportive. When a specific development is proposed for this site technical review of the Development Plan will be completed by City Departments and design review will be provided by the CRC’s Architectural Review Committee. A formal Public Hearing will be held by the Plan Commission Hearing Officer pursuant to the City’s Unified Development Ordinance (UDO) and Plan Commission Rules of Procedure. The standards of the C2/Mixed Use District are established in Article 2, Sections 2.35 & 2.36 of the Unified Development Ordinance. You may view the UDO online by clicking on Codes & Ordinances at the Department of Community Services’ website: www.carmeldocs.com. Plan Commission Overview: The Department presented a location map highlighting the subject parcel (Parcel) and explained the goals of the rezone, also noted in the Rezone Explanation above. It was noted the site was subject to a previous Plan Commission petition for a Huntington Bank branch, DocuSign Envelope ID: C0DC9556-47EF-43E3-AE3B-8C9D3114421B Docket No. 15090011 DP/ADLS, that was withdrawn in 2015 at the request of the City in order to facilitate a mixed-use redevelopment on the Parcel instead of allowing the proposed 3200 s.f. suburban style building intended to replace the existing 15,000 s.f. building. It is the City’s goal of this rezone to facilitate a new mixed-use building on the Parcel that will be multiple stories with ground floor commercial, upper floor uses and structured parking. No one from the public offered comments either for or against this rezone petition. It should be noted that one email was received and two phone calls all of general inquiry, neither for or against the proposal. Plan Commission members asked the following questions: • Is there sufficient parking planned, and noted it is difficult to adequately consider a rezoning proposal without a site plan? • How will a Huntington Bank with drive-thru lanes function in a mixed-use development building? While appreciative of both issues, DOCS staff emphasized that the owner of the property is Huntington Bank who would ultimately make the decision about how their operation works with a proposed building, site plan, planned traffic circulation and the parking necessary for customers and employees. DOCS staff was unable to commit to a project that addressed Commission parking questions as the C-2 has no minimum parking space requirement and there is not currently a development partner or project plan ready to move forward here. It was emphasized by the Department that regardless of the C2 District parking allowances, commercial ground floor tenants in a mixed-use building were not likely to locate in a project without sufficient car parking, and that it is highly unlikely the City will find a development partner for a project on the Parcel that does design in adequate parking for residential tenants and meet the parking needs of ground floor commercial tenants and employees. The purpose of the C2 District is to facilitate redevelopment that is of civic value and, in part, to support projects that are worthy of granting the use of tax increment financing for parking, public infrastructure and site amenities. The supporting information in this packet is arranged in the following order: 1. Site Aerial map 2. Proposed Ordinance Z-657-20 3. Plan Commission Certification (expires Monday, December 21, 2020). 4. Existing Zoning Map DocuSign Envelope ID: C0DC9556-47EF-43E3-AE3B-8C9D3114421B Site Aerial Map SITE 1215 S. Range Line KROGER DocuSign Envelope ID: C0DC9556-47EF-43E3-AE3B-8C9D3114421B Sponsor: Councilor Rider 1 2 ORDINANCE Z-657-20 3 AN ORDINANCE OF THE COMMON COUNCIL OF THE 4 CITY OF CARMEL, INDIANA 5 ___________________________________________________ 6 7 Rezoning the parcel located in the northeast quadrant of Range Line Road and Executive Drive from the 8 B-8 Business District within the Range Line Road Overlay Zone to the C2/Mixed Use District 9 10 Synopsis: 11 This ordinance rezones one (1) parcel located in the northeast quadrant at the Range Line Road and 12 Executive Drive roundabout to the C2/Mixed Use District for the purpose of facilitating the redevelopment 13 of the commercial property, which is Section 1, Lot 1 of the Carmel Centerpointe Subdivision. 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 favorable recommendation on Tuesday, 24 September 15, 2020, to Docket No. PZ 2020-00127 regarding the rezoning of the parcel located in the northeast 25 quadrant of the Range Line Road – Executive Drive roundabout, described and illustrated in Exhibit A, which 26 is incorporated herein by this reference (the “Real Property”). 27 28 NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Carmel, Indiana, 29 that: 30 Section I: The Official Zoning Map accompanying and made part of the Unified Development 31 Ordinance is hereby changed to designate the Real Property from the B-8 Business 32 District within the Range Line Road Overlay Zone 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 DocuSign Envelope ID: C0DC9556-47EF-43E3-AE3B-8C9D3114421B 40 EXHIBIT A 41 42 PROPERTY DESCRIPTION & LOCATION MAP 43 44 Tax Parcel ID: 16-10-31-00-02-001.000 45 46 Address: 1215 S. Range Line Road, Carmel, IN 46032 47 48 Description: Section 31, Township 18, Range 4 49 Carmel Centerpointe subdivision Section 1 Lot 1 50 51 Acreage: 1.88 52 53 54 55 SITE AERIAL 56 57 58 59 60 DocuSign Envelope ID: C0DC9556-47EF-43E3-AE3B-8C9D3114421B 61 PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of ________, 2020, 62 by a vote of _____ ayes and _____ nays. 63 64 65 COMMON COUNCIL FOR THE CITY OF CARMEL 66 67 68 ___________________________________ 69 Laura D. Campbell, President Sue Finkam, Vice-President 70 71 72 ___________________________________ ____________________________________ 73 H. Bruce Kimball Kevin D. Rider 74 75 76 ___________________________________ ____________________________________ 77 Anthony Green Jeff Worrell 78 79 80 ___________________________________ ___________________________________ 81 Tim Hannon Miles Nelson 82 83 84 ___________________________________ 85 Adam Aasen 86 87 88 89 ATTEST: 90 91 __________________________________ 92 Sue Wolfgang, Clerk 93 94 95 Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _________________________ 96 2020, at _______ __.M. 97 98 ____________________________________ 99 Sue Wolfgang, Clerk 100 101 102 Approved by me, Mayor of the City of Carmel, Indiana, this _____ day of ________________________ 2020, 103 at _______ __.M. 104 105 ____________________________________ 106 James Brainard, Mayor 107 108 109 110 ATTEST: 111 112 ___________________________________ 113 Sue Wolfgang, Clerk 114 115 116 117 Prepared by: Michael Hollibaugh, Department of Community Services, One Civic Square, Carmel, IN 46032 118 DocuSign Envelope ID: C0DC9556-47EF-43E3-AE3B-8C9D3114421B 18th P November 9 4:30 18th P 0 November16th 7:15 November DocuSign Envelope ID: C0DC9556-47EF-43E3-AE3B-8C9D3114421B Existing Zoning Map B-8 Zoning within the Range Line Road Overlay District SITE 1215 S. Range Line B8 Zoning DocuSign Envelope ID: C0DC9556-47EF-43E3-AE3B-8C9D3114421B