HomeMy WebLinkAboutDept Report 01-08-02
.;
!L.
CARMEL/CLAY PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
January 8, 2002
2. Docket No. 96-01 Z; Old Town Overlay District
Petitioner seeks a favorable recommendation for the establishment of the Old Town
Overlay District. The area affected is commonly known as Old Town.
Filed by the Department of Community Services for the Old Town Task Force.
The Public Hearing for this item was in November. The Special Studies Committee reviewed the
item at the December 4th meeting and continued it to their January 8th meeting date. Attached to
the report are the revisions requested by the Special Studies Committee in December. Also
added to Section ILA is a provision exempting any C-2 districts from the Old Town Overlay
Zone requirements. The Committee should continue its review of the Overlay Zone on Page 6.
The following is a reprint from the December 4th Department Report for the Committee. A
review of this information maybe beneficial prior to the committee continuing its review.
Recognizing the unique character of Old Town Carmel, the proposed Old Town Overlay Zone
was developed to provide for consistent and coordinated treatment of the properties in that area
(see map of area in packets distributed prior to public hearing). These areas include the Historic
Range Road sub-area, Main Street sub-area and character sub-areas that are primarily residential
in use and character. The ordinance has been crafted in order to establish basic standards to
promote the characteristics found in the existing structures, landscaping, and other improvements
that make Old Town unique. This is the overarching focus. If it were not believed that the
quality and character of this area was worth protecting, then there would be no need to have spent
the time, money and effort involved in the preparation of the plan. Today is only the beginning
of the process. After review and improvement by the Plan Commission, the plan will be
forwarded to the City Council for ultimate review and action. The Department and Task Force
have embarked on this process in order to protect and enhance this area of the community. The
plan now rests in the hands of the Plan Commission in order to determine if the standards set
forth are adequate and appropriate to serve the community and where there are deficiencies to
suggest improvement.
The basic tenants of the Overlay are consistent with policies and guidelines adopted in the 2020
Vision Plan, the Comprehensive Plan for Carmel and Clay Township. Similar modifications to
the ordinance have been made within the older parts of the community including the City Center
zones and Old Meridian Zone. These efforts as evidenced by their recent positive results have
brought predictability and stability to the areas fostering quality investment in the community.
Likewise, the overlay is a concept not new to Carmel as evidenced by the US 31, US 431, and
Michigan Road corridor Overlays. All of the overlays are uniquely suited to the subject areas but
Committee Report 2002-1-8.rtf
"
.~
."
all strive to serve the purpose of enhancing the quality and character of the built environment in
the community.
The proposed Old Town Overlay Zone seeks to accomplish the following:
* Foster rehabilitation and development in Old Town
* Increase property values in Old Town
* Protect real estate investment in Old Town
* Retain Old Town neighborhood vitality
* Spur commercial activity in Old Town
* Attract new businesses to Old Town
Where the Overlay does not change the underlying zoning it establishes standards for a
more consistent approach to the design of the areas. Please see the Task Force Summary
included in your packets for a more detailed description of this process and the issues that arose.
Focus should be given to the supporting materials, specifically the current vs. proposed zoning
comparison and buildable area comparison. This may serve as a starting point for discussion
relating to how the proposed plan will direct future improvements on individual properties.
Comments / concerns raised at the public hearing included and are not limited to the following:
1. What the impact will be on existing, legal, non-conforming uses and structures
2. Statement that Carmel cannot change requirements without owners consent
3. Concern that property value will decline
4. Unreasonable parking regulations
5. Concern about roof standards, additions to buildings, detached garages
6. Concern that only one person, Director, would review
7. Perception that this was effort to establish covenants for neighborhood.
The Department recommends that the Special Studies Committee forward this item back to
the Full Plan Commission with a favorable recommendation upon their full review and
amendment to the plan.
Committee Report 2002-1-8.rtf
..
'.
Old Town District
Zoning Overlay District Ordinance Draft
January 3, 2001 Page 1-4 Revised for Special Studies
I. Purpose and Intent of Old Town Overlay District
It is the purpose of the Old Town District (referred to in this Section ##A as the "District ") to promote and
protect the public health, safety, comfort, convenience and general welfare by providing for consistent and
coordinated treatment of the properties in the designated Old Town District in Clay Township, Hamilton County,
Indiana. The Commission and Council, in establishing this overlay zone, are relying on IC 36-7-4-600 et seq.
and IC 36-7-4-1400 et seq.
Old Town is an important historical commercial and residential area to the City of Carmel and Clay Township.
In order to protect this important area, this Overlay Zone has been developed to provide for consistent and
coordinated treatment of the properties in Old Town by establishing basic standards for structures, landscaping
and other improvements.
Further, this Overlay Zone seeks to:
* Foster rehabilitation and development in Old Town
* Increase property values in Old Town
* Protect real estate investment in Old Town
* Retain Old Town neighborhood vitality
* Spur commercial activity in Old Town
* Attract new businesses to Old Town.
Within the Old Town District there are different parts and characteristics, therefore, the district is divided into
three Sub-Areas: a Character Sub-Area, a Historic Range Line Road Sub-Area, and Main Street Sub-Area. Each
Sub-Area will have separate guidelines that apply to it.
I. Old Town District Boundaries
The boundaries of the Old Town District. Beginning at the center line ofSmokey Row Road (136th
Street) at the intersection of the Monon Trail; east to the rear lot line of properties on the east side of 1st
Ave NE; south to 7th St. NE; east to the rear property line of properties on the east side of 2nd Ave NE;
south to 3rd St. NE; east to 3rd Ave NE; south to Ist St. NE, east to 4th Ave NE, south crossing over
Main Street to the rear lot line of properties on the north side of Carmel View Drive; west to the rear lot
line of properties on 1 51 Avenue SE, south to 4th Street SE, west to the alley between 1 5t Ave SE and
Range Line Road; north to 1st 8t. SE; west to 2nd Ave SW; south to 2nd St SW; west to
; north to the rear lot line of properties on the south side of Park Place; east to the
Monon Trail; and north to the beginning. Boundaries are further described by the map in Figure 1.
Within the District, land is further subdivided into Sub-Areas, which describe different land use and
design guidelines. The boundaries of the Sub-Areas are hereby established as shown on the Sub-Area
Map (Figure 2).
II. Application of Guidelines of the Overlay District
A. Buildings covered by the Guidelines
1. Any alteration, addition or new construction within the Old Town District that
requires a building permit must be reviewed for conformance with these guidelines.
fAt the time ef the reVie'll hy the DiAl~ter, as the staff 9f the Plan C9RURi88ieA, iA a
pahli~ Rearing, ad>.'8RseEl A9tifisaQeR IRQst be giveR t9 tho sammt Pr-Gsidcmt 9f the
OIEI T9'.VR NeigImerheeEl .'\s89siatieA.
2. Wherever there exists a C-2/0Id Town District within the Old Town Overlay District,
the development standards and procedures of the C-2/01d Town District shall ~overn.
Draft 4.1/January 3, 2001
Scheer & Scheer, Inc
2
B. Contributing buildings and Non-contributing buildings
1. Definition.
a) Contributing buildings are those that have certain characteristics that are in
keeping with historical construction in the Old Town District.
b) Non-contributing buildings, usually built later, do not have many of these
characteristics. The aim of the guidelines is to preserve or create contributing
characteristics where it is possible to do so.
2. Application of guidelines. Some of the guidelines are directed only at contributing
buildings and are not applicable to non-contributing buildings. Figure 3 designates the
contributing and non-contributing buildings. Such designation may be reviewed and
revised at any time by the Director, using the criteria established in III.C.
3. New construction. New buildings must be built with the characteristics of
contributing buildings. except for accessory buildin~s added to a property where the
primary buildin~ is non-contributin~..
4. Reconstruction. Redevelopment or reconstruction of a property where the existing
building has been demolished will be considered new construction, regardless of the
classification of buildings previously existing on that site, except as provided in
IUll.B.5.
5. Where a building has been demolished due to fire or other accident or disaster that is
customarily covered by insurance, the owner may reconstruct the property in
accordance with these guidelines, or, in substantially the same design as existed prior
to the accident.
C. Characteristics of contributing buildings
Buildings shall be considered "contributing", regardless of age, if they were originally built
with all of the following characteristics, or if they have been altered to conform with these
characteristics:
1. The following are characteristic of contributing buildings in the Character Sub-Area
and the Historic Range Line Road Sub-Area:
a) Small lots and small size houses, compared to Carmel's later subdivisions.
b) Narrow house fronts compared to length.
c) Hip or gabled roofs.
d) Wood clapboard materials and wood or brick details.
e) Narrow, rectangular wood windows.
t) Detached garages in the rear of the property.
g) Consistent setbacks from the street and narrow side yards.
h) Front porches (optional).
2. The following are characteristic elements of buildings in the Main Street Sub-Area:
a) Retail uses on the ground floor.
b) Transparent storefront glass for most of the length of the frontage.
c) Little or no setback from the sidewalk or ROW line.
d) Orientation and front door opens toward Main Street.
e) Parking in the rear or sides of building, not in the front.
t) Pedestrian scale details and variety in the signs, awnings, and storefronts.
g) Buildings at least two stories tall.
h) Walls faced in brick or wood, not concrete block or metal.
m. Guidelines
A. Historic Range Line Road Sub-Area
The Historic Range Line Road Sub-Area encompasses the houses and businesses north of
Main Street along Range Line Road. These buildings are generally larger than the others in the
Old Town area and are more architecturally distinctive. In addition, their high visibility
contributes greatly to the sense of Old Town as an historic area. Under these circ\lm&taR<:es
Draft 4.lIJanuary 3, 200 I
Scheer & Scheer, Inc
3
mol'e stAGt prot8stion efth8s81nlildings is b8ing Gall8d fer, with demolition stfengly
disGeYJag8d.
1. Renovations and Additions to All Existing Buildings
The following guidelines shall be applicable to all exterior renovations and additions
to existing buildings in the Historic Range Line Road Sub-Area, regardless of whether
the building is contributing or non-contributing.
Draft 4.l/January 3, 2001
a) Lot dimensions and coverage
i) Existing lot dimensions as originally platted shall be acceptable.
ii) Minimum lot width shall be 50 feet for single family and 60 feet for
all other uses.
Hi) The maximum lot coverage shall be 45% of the area of the lot for
single family uses and 70% of the area of the lot for all other uses.
iv) No lot may be created by subdivision or by joining which is greater
than 90 feet in width.
b) Setbacks
i) Additions, except for open-air porches, may not be added to the
front of the building except where the building is set back more than 20 feet
from the setback line of its nearest two neighbors.
ii) A comer lot for a residential use is presumed to have a front yard
setback on both streets that it faces. For a non-residential use, the front yard
shall be Range Line Road (if the property is located on Range Line Road) or
the street with the greatest traffic.
Hi) Side and rear yard setbacks shall be a minimum of 5' from the
property line.
c) Materials. Additions and alterations to the exterior will use materials
consistent with those found on the building when it was originally built-:built.
d~
Roof. Alterations that reduce the roof pitch of an existing building more than
5 degrees are not allowed. Additions may have a shed, gable, or hip roo(.
Porch additions may have a flat roof.
e)
Garages.
i) AttaGk8d gaa:ag8S may not 98 add8d te all €misting byildiRg. All new
garage~ byildings must be either
{&.J!detached buildinRs that are aRd-sited at least five (5) feet
behind the main building~
(b) Attached..-to the main buildinR so that the front face of the
aaraae is at least 15 feet further from the front lot line than the
primary front wall of the main buildina. New attached aaraaes
on corner lots should be oriented to the side street, rather than
to Ranae Line Road.
ii) New detached or attached garages and other accessory buildings
should use exterior materials similar to the main building.
Hi) Covered walkways attaching the garage to the main building are
allowed.
Scheer & Scheer, Inc
4
f) Landscape and Lighting.
i) A paved walkway from the porch or front door to the front sidewalk
is required.
ii) The remaining front yard of all buildings will be maintained with a
groomed landscape oflow shrubs, ground cover, trees, flowers
and/or grass.
iii) Exterior lighting is restricted to lamps mounted on the building,
seven-foot maximum-height pole-mounted decorative lights, and
low-wattage landscape lighting.
iv) Fences greater than 36" tall are not allowed in the front yard of the
property.
v) Chain link material in the front yard must be vinyl covered&-Ret
allow@d in the fi:ant yar-d.
vi) Dumpsters must be screened from view, '",h@r.e possible.
g) Signs. Signage, where allowed, shall abide by the City of Carmel and Clay
Township Zoning Ordinance specified in Section 25.7.02-13.
h) Parking and driveways
i) Parking is not allowed in the front yard of any property, except on a
driveway leading to the garage.
ii) Driveways leading to the detaehed garage may not be wider than 12
feet, except within 30 feet of the front of the garage, where the
driveway may be up to 24 feet wide.
iii) Parking spaces required to be provided under the zoning ordinance
may be reduced by up to 50% in order to accommodate difficult site
conditions such as limited access, small lots, and/or existing mature
trees.
iv) New curb cuts on Range Line Road will not be permitted unless
there is no alternative access from a side street.
2. Additional Guidelines for Alterations & Additions to Contributing Buildings in
the Historic Range Line Road Sub-Area
Alterations and additions to existing, contributing buildings in the Historic Range
Line Road Sub-Area shall be guided by the following:
a)
Demolition. No contributing building, or any part of it, may be demolished
in this district without the consent of the Director. The Director shall only
consider the following when determining whether a building or any part of it
may be demolished:
i) Structural conditions pose an imminent safety hazard.
ii) An advanced state of dilapidation or fire damage would make it
unfeasible to repair the building for any reasonable economic use.
iii) The particular financial situation of the current owner or the current
owner's desired use for the property shall not be considered as
factors in determining consent for demolition.
b)
Building Use. Notwithstanding uses otherwise allowed by zoning, uses that
require substantial alteration or additions to the exterior of a contributing
building in order to accommodate the functional requirements will not be
allowed.
Draft 4.J/January 3, 2001
Scheer & Scheer, IDe
5
c) Materials
i) Details such as porch railings, trim boards, fascia boards, and
cornices may not be removed from the building.
ii) Original materials of the building will be repaired rather than
replaced, when possible.
iii) When ori~inal materials. windows. doors. siding. railings. and other
details cannot be repaired. they may only be replaced with
architecturally correct materials that simulate the look. details and
dimensions of the original. Substitute materials (vinyl. aluminum.
concrete plank-e.g.) must meet these standards in order to be
acceptable. '.\'eed siding, ,'men it GaRR9t b@ r-4lpair-tld. may 9Rly b@
r-4lplaG@d with .....99d siding ef a similar dim@nsi9n to the eriginal.
iv) 'Ninde'Jls Rmst h@ FeJllaG@d with weed er vinyl Glad weed efsimilar
dim@nsiens aRd detailing to the eriginal.
d) Alterations
i) Alterations to the interior of the historic building are allowed if the
exterior of the building is not changed.
ii) No alterations are allowed that permanently change the massing,
character, window placement or details of the exterior of the
original building.
iii) Previous additions or alterations to the building that detract from or
conceal the character of the building may be removed and the
building restored to a previous condition. In this process, no
attempt should be made to add "historic" features (e.g., bay
windows or gingerbread trim) not actually a part of the original
building.
e) Additions
i) Additions are allowed only in the rear of the building.
ii) Additions may not be taller or wider than the existing building.
iii) Additions must be designed to complement, but not mimic, the
historic architecture.
iv) Additions must be built in such a way that they can be removed in
the future without damage to the original building.
3. New Construction
The following guidelines apply to all new buildings built within the boundaries of the
Historic Range Line Road.
a)
Building Mass.
i) Buildings are to be oriented parallel and perpendicular to the street.
ii) Buildings will generally be longer than they are wide, with the
narrow dimension facing the street. Building widths may not exceed
45 feet, except where the lot is greater than 80 feet in width, in
which case the building may be up to 55 feet wide.
b)
Setbacks
i) New buildings must follow the dominant or average front yard set-
back dimension of existing buildings on the same block and on the
same side of the street, with a variation of up to three feet allowed.
Draft 4.I/January 3. 2001
Scheer & Scheer, Inc