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Home My WebLink AboutPacket for PC 09-21-21COVERPAGE GOAT REZONE APPLICATION DOCKET NUMBER: PZ-2021-00134 REZONE PLAN COMMISSION MEETING: SEPTEMBER 21, 2021 at 6:00 pm MEETING DATE: OCTOBER 5, 2021 at 6:00 pm CONTACT INFORMATION: E. Davis Coots Coots, Henke & Wheeler, P.C. 255 E. Carmel Drive Carmel, IN 46032 (317)844-4693 email: dcoots o,chwlaw.com PROJECT DESCRIPTION The Petitioner seeks to re -zone the real estate located 220 2"d Street SW, Carmel, Indiana from R-2 to B-2. The legal description and location map are attached as Exhibit 1. The parcel was previously included in a Re -Zone Application filed by the City of Carmel on December 10, 2020 to re -zone the tract from R-2 to C-2. The attached Department Report was prepared as a part of that re -zone. The Department then withdrew this parcel from the Re -Zone Application prior to the Plan Commission and City Council Approval of the Re -Zone for the Historical Society Property located immediately to the North. All other property along the Monon from Main Street to City Center Drive is zoned C-2 except for this parcel. District 2.21 B2 District Intent, Permitted Uses and Special Uses The purpose of this district is to provide primarily for heavy commercial and office uses to be developed as a unit or on individ- ual parcels. The intent is to provide an area where heavy businesses may locate with minimal requirements. Iltural/Entertainment Permitted Use art and music center art gallery catering estabkhment indoor theater meeting or party hall . restaurant, without drive-thru food sales restaurant with walk-up/drive-thru tavernmigftt club fucation Permitted Use day nursery'/day care kindergarten'/preschool school, trade or business dustrial Permitted Use artisan industrial kill all a! phnb /pu hing establishment storage and/or warehousing, indoor stitutional "e hosppital post_office public service facility Use • po tepetrk rivaarea "See Use -Specific Standards in Article 5, 5.48 through 5.72 for additional standards that apply CulturaUEntertainment Special Use hotel • hotel (full service) • outdoor theater' Education Special Use • college or university Industrial S ecial Use be sa IerM � P Institutional Special Use • church/temple/place of worship libraryy • peReFereeneetierteFiMMejeliew Recreational Special Use Residential Special Use • boarding or lodging house Miscellaneous Special Use a cemetery" • radio/television transmission antenna' " See Use -Specific Standards In Article 5. 5.48 through 5 72 foradditional standards that apply Pay; 2.22 City of Carmel Unified Development Ordinance l Up W. Feboary W.001a7:37M1 Legal Description: The East Half of the following described real estate: Part of the East Half of the Southeast Quarter of Section 25, Township 18 North, Range 3 East, beginning 560.44 feet South and 468 feet East of the Northwest corner of said East Half; thence South 132 feet; West 132 feet; North 132 feet; and East 132 feet to the place of beginning, being Lots 1 and 2 in Frank M. Hawkins Addition to the City of Carmel. ALSO a vacated alley 25 feet East of and adjacent to said property as set out in Vacation of Public Way recorded April 22, 1994 as Instrument Number 9419040, EXCEPT that portion of the land conveyed to City of Carmel, Indiana in Warranty Deed recorded January 18, 2018 as Document No. 2018002345. Location map: ZONING COMPARISON OF R-2 AND OLD TOWNE OVERLAY, CHARACTER SUB- AREA STANDARDS VS. B-2/BUSINESS ZONING DEVELOPMENT STANDARDS R-2 zoning with OTOL Character Sub -Area Development Standards compare as follows: Front yard Setback R-2 B-2 OLD TOWNE OVERLAY 20 FEET 0 FEET 20 FEET Side yard Setback R-2 B-2 OLD TOWNE OVERLAY 5 FEET 5 FEET 5 FEET Lot Coverage R-2 B-2 OLD TOWNE OVERLAY 45% 90% 70% m -710 I 'This is a PDF version of the application. The official application should be filled out online at the link below or at rtfps:11cw. carmel. in.gov/PublicAccess/template/Login. aspx?Return Url=%2ftemplate%2fHome. aspx REZONE it PUD APPLICATION PETITION TO CHANGE THE OFFICIAL ZONING MAP INCORPORATED BY REFERENCE INTO THE CARMEL UNIFIED DEVELOPMENT ORDINANCE FEES: Rezone = $1,104 plus $149 per acre or PUD = $3,590 plus $149 per acre (Fees due after a docket number is assigned.) Docket No: Date Received: (Office Use Only) Name of owner: Tomahawk Holding, LLC Owner's Address: 220 2d St. SW, Carmel, Indiana, 46032 Email: kp@dannyboybeerworks.com Phone: 317-339-7952 Contact Person Name and Company: Kevin Paul, Danny Boy Beer Works Contact Person Phone: 317-339-7952 Contact Person Email: kp@dannyboybeerworks.com Contact Person Address: Same as above Eplan Review Contact Person: Same as above Email: Phone: Record of Ownership: Deed Book: Page: Purchase Date: Nov. 22, 2019 Instrument: 2019059216 Legal Description (attach additional page(s) if necessary): See attached. Common Address of Property Involved (or General Description if no Address Exists): 220 2d St. SW, Carmel, Indiana, 46032 Tax Parcel ID No(s). 16-09-25-16-06-007.000 Proposed Zoning Change: From the R-2 District to the B-2 District, for the property shown outlined on the map attached hereto, which is made a part of this petition. Statement of compliance with the Carmel/Clay Comprehensive Plan (use additional pages if necessary): The zoning of this parcel as B-2 complies with the Carmel/Clay Comprehensive Plan. Revised: 4/5/21 Filename: Rezone or PUD Application 2021 Page 1 of 7 CARMEL PLAN COMMISSION DEPARTMENT REPORT DECEMBER 15, 2020 4. Docket No. PZ-2020-00177 Z: Midtown — Monon Boulevard C2 Rezone The applicant seeks to rezone two parcels from the R-2/Residential District in the Old Town Overlay to the C- 2/Mixed Use District. The properties arc located at 220 20' Street SW and 211 1" Street SW. Filed by Mike Hollibaugh with the Department of Community Services on behalf of the Cannel Plan Commission. Proiect Overview: The subject property is located in the SW quadrant of Motion Boulevard and Ist Street SW. It is surrounded by a mixture of commercial and residential uses, as well as nearby public use at Midtown Plaza. The zoning of adjacent property is a mix of R-2, C-2 and PUD (Midtown). The property abuts the former Bub's Cafe property, now the GOAT tavern to the south. The City is proposing to rezone the parcel to C-2 Mixed Use in order to align the zoning of the real estate with the property's current and future use. The C-2 Mixed Use District is also proposed to be consistent with other nearby properties zoned C-2. There are no specific plans which accompany this request, however the City is aware of interest by the Carmel Historical Society to demolish the archive building located adjacent to the Depot and replace it with a new multipurpose building that would include expanded area for display and storage of historic records, offices and meeting space. Significant alteration/expansion of the existing buildings or current use is not allowed per the UDO provisions found in Article 8. The Department is generally supportive of improvements and additional investment to the property subject to site and design approval. A DP/ADLS public hearing will be held by the Plan Commission Hearing Officer as is standard for the C2 district. The hearing will occur when a Development Plan is filed, after TAC review and design review by the CRC Architectural Committee. The Department understands that the Historic Depot will remain unaffected in its current location. The Carmel Historic Preservation Commission has communicated their support for demolition of the archive annex to ROCS, in anticipation of the planned new Historical Society building. The rezoning of this property is consistent with previous planning and zoning actions made by the Plan Commission and the City Council which supports the development of the Motion Greenway in this part of our city. The standards for the C2 District are found 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.canneldocs.com. Recommendation: The Department of Community Services requests the Plan Commission vote to suspend the rules of procedure, and vote to forward this item with a Favorable Recommendation to the City Council. v f =777 4WR COMPREHENSIVE PLAN COMPLIANCE Because the City declines to include this parcel in its C-2 Re -Zone plans, and since only the City can initiate a C-2 Re -Zone Application, Petitioner has filed the B-2 Re -Zone request. All other properties located along the Monon Trial Corridor from Main Street South to City Center Drive are zoned C-2. B-2 complies with the surrounding uses and fulfills the objectives of the Comprehensive Plan (Critical Corridors and Sub -Areas, Page 88-89.) Copies attached to this Memorandum. CITY CENTER/OLD TOWN SUBAREA Description The City Center and Old Town nodes have been identified as a critical subarea because they: • Collectively function as the City of Carmel's core downtown; • Are going through substantial redevelopment; and • Represent the City's economic and cultural vitality. Downtowns are special places, and Carmel's is no exception. Elistorically, the downtown functioned as the primary location for commerce and pedestrian activity. Over time, commercial development on the outskirts diverted much of the vitality away from the downtown. Carmel has recognized the importance of its downtown and is redeveloping several parcels and encouraging reinvestment. It is also striving to reintroduce many cultural activities and capacity to the district. Architectural character, bicycle and pedestrian amenities, vitality anchors and connectivity will all be essential to its success. The City recognizes that any modern downtown must accommodate vehicles and will strive to include parking areas in discrete locations. Critical Area Boundaries The City Center and Old Town boundaries are depicted on the Orientation Map on the following page. Strategy Form -Based Regulatory Ordinance: The City of Carmel will draft and adopt a form -based code to regulate massing, scale, intensity, building orientation and site features required for new or redevelopment projects in the core. This form -based regulation should be accompanied by a detailed plan for the entire subarea. The form -based code will replace the traditional zoning ordinance, and will not focus heavily on regulating land use. Enhance Connectivity: The historic grid system of local streets was not expanded as growth occurred in the downtown. Various developments over the years have become obstacles for proper connectivity in the downtown. As the district continues to be redeveloped and additional vehicular, bicycle and pedestrian traffic is realized, the need for additional connectivity will grow significantly. For this reason, the City will seek opportunities to expand the grid or to make new connections, especially with local streets. Another essential connection is with the Monon Greenway. The map on the opposite page demonstrates several potential linkages the City intends to install. Assure a Bicycle and Pedestrian -Friendly Environment: Downtowns should be places where people feel comfortable and have a desire to be. Beyond the obvious need for bicycle and pedestrian amenities like benches, bicycle racks, interesting paving material, safe street crossings, and pedestrian -scale street lights, there are many other factors that make a person interested in being downtown. The most notable are the pedestrian interaction and street vitality. Restaurants with outdoor seating, retail storefronts with large windows, pocket parks or plazas, and other pedestrian - oriented destinations are all essential. Ground floor offices, some service businesses, and surface parking along the street edge often distract from the pedestrian environment and will be discouraged. Signature Buildings: Carmel will work to achieve the con- struction of"signature" buildings at key locations in Old Town and City Center. These building sites are intended to establish character precedent for the district and to act as a catalyst for reinvestment and redevelopment. The proposed building sites for signature buildings are also prominent locations where a powerful architectural statement will have a positive impression on visitors. See the following illustra- tion for proposed and existing signature building sites. Design Guidelines • Ensure safe environment for bicycles and pedestrians, especially at road and driveway crossings. A change in paving material is a preferred method to signal to drivers that they are in a pedestrian environment. • Require ground floor elevations to have large transparent windows for inside/outside interaction. • Require dedication of right-of-way for the expansion of the grid system of local streets. • Encourage upper story residential or employment uses to support pedestrian vitality at the street level. 88 1 CnY OF CARNO;L.ID TANA City Center nnrl tC1id Tnwn Vnhnron Dinn * Signature Building 44=/ Pedestrian Oriented Design { i New Roundabout 000000 Separated Multi -Use Path P Gateway Pylons — Existing Major/Minor Sheet ----• Proposed Street with Sidewalks ': Arls and Design District City Center Main Street Subarea Historic Range Line Road Subarea Character Subarea Momm Esplanade Improvement Area CARMEL CLAY COMPREHENSIVE PLAN 189