HomeMy WebLinkAboutMemo to Plan Commission
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City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date:
To:
From:
February 10, 2006
Plan Commission Members
Adrienne Keeling
Department of Community Services
Re:
February 21st Plan Commission meeting - Docket No. 06020005 OA
Enclosed is the information packet for the following item. If you have any questions, please give me a
call at 571-2417.
10H. Docket No. 06020005 OA: Michigan Rd OverlaylUse Table Amendment
The applicant seeks to amend the Zoning Ordinance in order to amend the
development standards in Zoning Ordinance Chapter 23C and to amend the
Schedule of Uses in Appendix A.
Filed by the Carmel Department of Community Services.
Attached is a draft ordinance amendment which the Commission requested to be severed from a previous
proposal (Patch VI). The ordinance proposes zoning ordinance amendments of the following nature:
CHAPTER 23C: US 421 - MICHIGAN RD OVERLAY ZONE
1. Limit retail uses to 75% of the gross floor area of projects in B-3 located north of 106th Street.
2. Allow residential uses up to 50% of a project's gross floor area in the overlay.
3. Require each lot to contain a building with a minimum of 2,500 s.f of gross floor area.
4. Establish a maximum gross floor area of 85,000 square feet north of 106th Street.
APPENDIX A: SCHEDULE OF USES
1. Remove uses including Surgery Center, Urgent Care, Cafe, Delicatessen and Coffee Shop; they
are only listed as "permitted" in the Old MeridianlMixed Medical District. In a previous re-
organization of Appendix A, many uses were consolidated into General Retail, General Service,
Clinic or Medical Health Center, etc., and these should have been done at that time. (pp. 2 & 3)
2. Allow General Retail in the B-5 to accommodate existing uses. (pg. 3)
3. Allow General Service in the B-5 and OM/MM to accommodate existing uses. (pg. 3)
4. Allow Restaurants, without drive-thru in the B-7 and M-3 to accommodate existing uses. (pg. 4)
5. Move Commercial Parking Lot use from Miscellaneous to Transp. & Comm. Category. (pg. 5)
6. Add Private Parking Area as an accessory use in the Transp. & Comm. Category. (pg. 6)
PCMEMO-2006-0210a
Page 1
ONE CIVIC SQUARE
CARMEL, INDIANA 46032
317/571-2417
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Sponsor: Councilor ???
ORDINANCE NO. Z-4##-06
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
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An Ordinance Amending the Michigan Road Overlay Zone and Schedule of Uses of the Carmel
Zoning Control Ordinance
WHEREAS, pursuant to the Advisory Planning Law of the State of Indiana (contained in
IC 36-7-4), each unit of local government that wishes to adopt land use and zoning ordinances
must first approve by resolution a comprehensive plan for the geographic area over which it has
jurisdiction; and
WHEREAS, the 2020 Vision Comprehensive Plan (the "Comprehensive Plan") Docket
No. 16-96 CP was given a favorable recommendation by the Carmel/Clay Advisory Plan
Commission on August 20,1996, and duly approved by Resolution No. CC-09-03-96-03 of the
Common Council on September 24, 1996, and is therefore the official Comprehensive Plan of
the City of Carmel and Clay Township; and
WHEREAS, the City wishes to maintain an orderly, consistent and streamlined Zoning
Ordinance; and
WHEREAS, pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to
amend the text of the zoning ordinance; and
WHEREAS, pursuant to Indiana Code 36-7-4-610 and City of Carmel Ordinance No. D-
1600-02, the Carmel Zoning and Subdivision Control Ordinances are incorporated by reference
into the Carmel City Code;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana, that, pursuant to IC 36-7-4-600 et seq. and after Docket No. 06020005 01\1
having received a favorable recommendation from the Carmel Advisory Plan Commission on
Tuesday, DATE, 2006, it hereby adopts this Ordinance to amend the Carmel Zoning Ordinance
(Ordinance No. Z-289, as amended); as amended, to read as follows:
Section I:
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ZO CHAPTER 23C: US HIGHWAY 421 - MICHIGAN ROAD CORRIDOR OVERLAY
a. Amend Section 23C.03: Permitted Uses to read:
23C.03
Permitted Uses.
A,== "" All uses which are permitted in a given site's underlying primary zoning districts, except
those uses expressly excluded in Section 23C.05 Appendix A: Schedule of Uses, are
permitted in the Overlay Zone.
B. K~'!iIIJ~~~ .~.~ peDPltted;.bm1,,~)'~r, it sl}.all not cOl!mris.e.mQr~~th(ln..seY~l!ty:fiv~ p~rc.ent
CLi%Lof (I PLoj<:ct~grossflOQr 'H~<l_o~m parc~ls, ill.the_B-3/.E!u~ines.s Qislrict located ngrth
oLiO.6th Street.
~:~_~ Resideptial. uses,._ilre_p~~itt~d; hQYie~~r, jt spall nQtcoJ!lPnSe mOI:~=t.hap. [IftY~R.erceI1t
(5Q%Lo[a projeg(s. gms~ floor ar~(l_Pll. p<lLCels wber~..rel1jd~l}tLal is=l1otp~[l!li!!ert)Il.Jh~
ll.1!4.~r!yil1g z()Ilinggis!rict.
02/ I 0/2006
Ordinance No. Z-4##-06
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b. Amend Section 23C. 08. 04: Minimum Gross Floor Area to read as follows:
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23C.08.04 Minimum Gross Floor Area: r:i1~h 19L9L parc~Lsp,lJl~Q!!taipcitlka~t .91}e All-principal
commercial buildings shall have~ith a minimum of two thousand five hundred (2,500) square feet
of gross floor area, excluding the floor area of any basement or any accessory buildings.
Accessory buildings need not meet the minimum floor area requirement.
c.
Add Section 23C. 08. 05: Maximum Gross Floor Area to read as follows:
23C.Oj.Q"~_~ ~_ _~ JytCl.~iillllJ:l1 J~r()~_ Flgpr A!~a;._AlLfr~~~t'!r0i!1gp:)ln~yt:C;@! !>ui1.dj!1gs~ lo~ated_llorth of
106th cStr~etSl1Cll14.?y~a IllaxLmllJ!l.oi ~gl1!Y-flYe~th9.~i1nslJ8d,"QOQtsql!~r;e_fe~tQf gr()~s flgor. area,
exclusli!1gJheilgpLar~ of any bas~~ep!2r_any ~CC~SJlry_b\!i1.diI1g~
13 ZO APPENDIX A: SCHEDULE OF USES
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15 (see attached Exhibit A)
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18 Section II: All prior Ordinances or parts thereof inconsistent with any prOVISIOn of this
19 Ordinance are hereby repealed.
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22 Section III: This Ordinance shall be in full force and effect from and after its passage and
23 signing by the Mayor.
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02/10/2006
Ordinance No. "1--4##-06
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Ordinance No. fZ-4##-06 PASSED by the Common Council of the City of Carmel,
, 2006, by a vote of
ayes and
2 Indiana this _ day of
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nays.
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COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer
Richard L. Sharp, President Pro Tempore
Ronald E. Carter
Fred Glaser
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
02/1 0/2006
Joe Griffiths
Kevin Kirby
Brian Mayo
Mark Rattermann
Ordinance No. Z-4##-06
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1 Ordinance No. Z-4##-q6 Presented by me to the Mayor of the City of Carmel, Indiana
2 this _ day of , 2006, at .M.
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6 Diana L. Cordray, IAMC, Clerk-Treasurer
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9 Ordinance No. Z,-4##-Q6 Approved by me, Mayor of the City of Carmel, Indiana, this
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,2006, at
.M.
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
John R. Molitor
Carmel Plan Commission Attorney
One Civic Square
Carmel, IN 46032
Prepared by:
02/10/2006
Ordinance No. Z-4##-06
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CITY OF CARMEL ZONING ORDINANCE
APPENDIX A: SCHEDULE OF USES
P = Permitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay Zones
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Type of Use J:, J:, ~ ~ I~ ~ ~ cO lcO cO cO cO cO cO , 1:5: ~ [.) ') c::.. 0:: ~ 0 ~ :3
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Residential Uses
Single Family Dwelling p p p p p p P P P P P P P E E
Two Family Dwelling p p P P P P P E E
Multiple Family Dwelling SU P P SU P P P P P P E
Accessory Dwelling p P P P P P
Mobile Home Court SU E E E E E
Attached Dwelling P p P P
Home Occuoation A A A A A A A A A A A A A A A A A A A
Residential Kennel A A A A A A A A A A A A A A P A A A A
Bed & Breakfast Inn p P P E
Model Home p p P P P P P P P E E
Guest House A A A A A A A A
Bona Fide Servants Quarters A A A A A A A A
Boarding or Lodging House SU SU SU SU SU SU E E
NursinglRetirement/Convalescent Facility SU SU p p p SU p p p p p p p p
Private Swimming Pool, etc. A A A A A A A A A A A
Office Uses
Clinic or Medical Health Center SU SU SU SU SU SU p P P P P P SU P P P P P P
Research Laboratory / Facility p p p p p p p p P P P
General Offices SU p P P P P P P P A P P P P P P P
Professional Office SU p P P P P P P P SU P P P P P P P P
Hospice p
Training Facility p p
bXrllr?/i A
Page 1 of 6
Winter 2005 v2
CITY OF CARMEL ZONING ORDINANCE
APPENDIX A: SCHEDULE OF USES
P = Permitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay Zones
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Type of Use N N ,..., '<T on N ,..., on '0 r-- 00 - ~ -5: - N - ~ cG UJ UJ "0 0 [1
J:, J:, .:- ~ ~ !~ ~ rf., rf., rf., rf., m m m ...!. [\ ') ,.,', UJ ;:J ;:J In ::c
Institutional Uses
Church/Temple/Place of Worship SU SU SU SU SU SU SU SU SU SU SU SU P SU SU SU P P P P E
Hospital P P P SU P P P P
l;yr~r P-
Yrg.>~ P-
~litali"R ~'a~ility P-
Phytoieal'Oeeupatienal+OOrapy P-
Library SU SU SU SU SU SU SU SU SU SU P
Penal or Correctional Institution SU SU SU E E E E E E E E E E E E E E
Post Office P P P P P P P P P
Power Generating Plant SU E E E E E
Public Service Facility P P P P P P P P P P P P P P P P P P P P P P P P P P P P
Commercial Sewage or Garbage Disposal Plant SU SU E E E E E
Water Management & Use Facility SU SU SU SU SU SU SU SU p SU SU
Educational Uses
School, Trade or Business P P SU SU P P SU P P P P P P P
College or University SU SU SU SU SU SU P P P P P
Day Nursery/Day Care P P SU P SU SU P P P P
Ki ndergal1en/Preschool SU SU SU SU SU SU SU P P SU P P P P
School of General Elementary or Secondary Education SU SU SU SU SU SU SU SU P E
Page 2 of 6
Winter 2005 v2
..
'"
CITY OF CARMEL ZONING ORDINANCE
APPENDIX A: SCHEDULE OF USES
P = Permitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay Zones
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Type of Use rh rh ,.;, ~ ,.;, ,.;, I~ m m m m 1m 1m m - ~ ~ lu lu I,.,' er:: Irg I rg 0 0 l3
...l. V) ::r::
RetaIl & SerVice Uses
General Retail Sales SU p p p p SU p p P A P P P P P P P
Lumber/Building Materials Sales'(enclosed) p p p p P E E E E
General Service p p p p p p p p p p p p p
Automobile Service Station p p p p p P E
Automobile/Boat Sales p p p p P E E E E E E E E E E E E
AutomobilerfJuck Repair (indoor) p p p SU P E E E
Manufactured Housing Sales p E E E E E E E E E E E E E E E
!;.:ale j!
INli~R j!
H1n"..-Shoo j!
Car Wash p p p p P E
Commercial Kennel p p p p SU E E E
DIY Cleaning Establishment (with on-site plant) p p p p P E E
DIY Cleaning Establishment (without on-site plant). SU p p p p p p p P E
Equipment Sales/Repair (indoor) p p p p p SU E E
Financial Institution p p p p p p p p p p p p p p
Automated Teller Machine (A TM) A A A A A A A A P A A P P P
Food Stand p p P E E
Funeral Home/Mortuary/Crematory p P P SU P SU P P E E
Recreational Vehicle/Mobile Home Sales p p p P E E E E E E E E E E E E E E
Roadside Sales Stand p p p SU SU E E E E
Self-Service Laundry p p p p P E E
Sexua lIy Oriented Business SU E E E E E E E E E E E E E E E
Veterinary Hospital with commercial kennel p p p SU P SU P E E
Veterinary Hospital without commercial kennel p p p p p p SU P P E E
Wholesale Sales SU p p p p p SU p P E
Page 3 of 6
Winter 2005 v2
CITY OF CARMEL ZONING ORDINANCE
APPENDIX A: SCHEDULE OF USES
P = Pennitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay Zones
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M ~ ~ ~ ~ ~ ~ ~ ~ ~ "f" M "f" E
N N '" "f" V"l - N M V) '-D r- oo - N - "d
Type of Use ch ch ...;, ~ ~ ~ ~ cO cO cO cO en en cO ~ -$ \ " r:{ 0:: ~ Vl ;:::; 0
, Vl ;:J :I:
Cultural I Entertainment Uses
Alt Gallery P P P P P P P P P
Alt & Music Center P P P P P P P P P P
Call1ivals, Fairs. Circuses, etc. P P P SU P E E
Hotel SU SU SU p p p p P E
Hotel (Full Service) SU SU SU p p P P
Indoor Theater P P P P P P P P P P E
Outdoor Theater SU P P E E
Catering Establishment P P P P P
Restaurant, withoUl drive-111m food sales P P P P P P P P P P P P P
Restaurant, with walk-up/drive-thm food sales P P P SU P P E E E E E E E E E E E
Meeting or Party Hall P P P P P P P P P
Museum P P SU P
Stadium or Coliseum P P
TavemlNight Club P P P P P P P P P E
Industrial Uses
BOITow Pit/Top Soil Removal & Storage SU SU SU SU SU SU SU SU SU SU SU SU E E
Heavy Industrial P SU E E E E E E E E E E E E E E
Sanitaty Landfill, Junk Yard, Slavage Yard W SU SU E E E E E E
Light Industrial SU P P E E E E
Storage and/or Warehousing, Indoor SU P P P P E E E E
Storage and/or Warehousing, Outdoor SU P SU E E E E E E E E E E E E E E E
Storage or Sale of Petroleum Products SU P P P E E E E E
Coke Ovens/Brick Yards/Kilns/Open Hearth/Blast SU
Fumace P E E E E E E E E E E
Light Manufacturing P P P E E
Mineral/Sand/Gravel Extraction Operations SU SU SU SU SU SU SU SU SU SU SU SU SU E E E E
Printing/Publishing Establishment SU P P SU P P P E
Storage/Distribution Facility SU P P SU SU E E
Wholesaling Facility P SU P E E E
Heavy Manufacturing E E E E E E E E E E E E E E E E E
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Page 4 of 6
Winter 2005 v2
"
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CITY OF CARMEL ZONING ORDINANCE
..
APPENDIX A: SCHEDULE OF USES
P = Pennitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay Zones
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N N <') ~ Of) N <') Of) '" r- oo - N - ~ I~ ~ "0
Type of Use J, J, ~ ..;-. ~ ~ ~ rr. rr. rr. rr. rr. rr. Irr. - ~. ~ '] '] cG ~ ~ c=i 0 1("3
....!. ci.. tIl ::r:
Agricultural Uses
Commercial Greenhouse SU SU SU P P SU SU E E E
Raising/Breeding of Non-Fann or Exotic Animals SU SU E E E E E
Feed Store SU P E E E E
Plant Nursery SU SU SU P P SU SU E E E
Grain Elevator SU P E E E E E E E E E E E E E E
General Agriculture (Fann) P P P P P P P P P P P P P P P P P P P
Horse Fann P
Recreational
Commercial Recreational Facility, Indoor p p P P P P P P P P P P E E
Commercial Recreational Facility, Outdoor SU SU SU SU P E E E E
Community Center P P
Country Club SU SU SU SU SU SU p P SU E
Golf Course SU SU SU SU SU SU P SU P SU E
Health/Fitness Facility P
Private Club or Lodge p P P SU P P P P E
Private Recreational Facility SU SU SU SU SU SU p SU SU SU SU SU SU P E
Riding Stable SU SU E
Park Public p P P P P P P P P P P P P P P P P P P P P P P P P P P
Shooting Gallery P p P P E E E E E E E E E
Miscellaneous
Artificial Lake or Pond (non-platted) SU SU SU SU SU SU SU SU SU SU SU SU SU SU SU SU SU
Cemetery SU SU SU SU SU SU SU SU SU SU SU SU E
~~.J!aflAAg-bG1 J! ~ J! W ~ ~ ~
Historic Site P
Page 5 of 6
Winter 2005 v2
CITY OF CARMEL ZONING ORDINANCE
APPENDIX A: SCHEDULE OF USES
P = Pennitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay Zones
:.:s
Il.l
Il.l <=: on
<=: ~ OJ <=:
.8 on OJ
ell ;.a :.a 0:::
>. 'C () Il.l ,
Il.l ~ al ....
0 ~ Il.l <=: 0
-< "" ::J ::J ~ ::J ;:::; ~ i?: 0:::
"" ~ ~ ~ ~ - 0 OJ
- (rJ < 0 (rJ (:l... <'1 N f- Il.l E
<'1 ~ ~ I~ I~ ~ ~ ~ ~ "<:t <'1 "<:t E
N - N <'1 "<:t V) N <'1 l/) \0 t- oo 5 5 N ~ ~ 0::: :g (rJ "1:l j] 1L'3
Type of Use JJ JJ ~ ~ I~ ~ ~ m m m cD cD cD m -;' 1,'1 ,') cl.. (rJ ::J 0
Tempol'3ry Uses
Construction Facility P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P
Display. Outdoor A A A A A A A A A E E
Model Home P P P P P P P P P E E E
Sales, Outdoor A A A A A A A A A E E
Sales, Seasonal Outdoor P P P P P P P P E E E
Special Event, Outdoor P P P P P P P P P P P P P P P P P P P P P P P P P P P P P P
TransportatIon & CommUDlcatlon Uses
Antenna 4 SU SU SU SU SU SU SU p SU
Collocated Antenna p P P P P P P P P P P P P P P P P P P P P P P P P P P P
Radio and/or Television Studio P P P SU P P
Radioffelevision Transmission Antenna3 SU SU SU SU SU SU SU SU SU SE
Radio/Television Transmission Tower SU SU SU p P SE SE E
Tower SU SU SU SU SU SU SU SU SU SU E
Wireless Telecommunications AntelUla' P P P P P P P P P P P P P P
Wireless Telecommunications Service TO\ver 1 SE SE SE SE SE SE SE SE SE E
Motor Bus or Railroad Passenger Station P P P SU P P
Private Airplane Landing/Service Facility SU SU SU E E E E E
Private Helicopter Landing/Service Facility SU SU SU p E
Commercial Parking Lot P P P SU P P P
Private Parking Area A A A A A A A A A A A A A A A A A A A A A A A A A A
Truck Stop E E E
I if visually integrated with or camouflaged on or within another structure (such as achimney stack, church spire, light standard, monument, penthouse, power line support device, or water tower),
or if collocated on an existing or previously approved tower; 2 monopole-type construction only; ) if mounted on another stmctm-e; 4 if visually integrated with or camouflaged on or within a
structure other than a tower (such as a chimney stack, church spire, light standard, monument, power line SUppOlt, or water tower)
Appendix A, as adopted per Ordinance No. 2-415-03; as amended per 2-46/-04; 2-470-05.
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