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PROPOSAL FOR REZONE
applicant:
Old Town Development L.L.C.
Old Town Development L.I.C.
1132 S Rangeline Road,Suite 200
Carmel, IN 46032
317.341.5909
EXPLANATION OF REQUEST TO REZONE
Old Town Development L.L.C., ("Old Town") is proposing the development of a mixed use
development to be known as Midtown Carmel on approximately 13.626t acres of real estate (the
"Property") located between the Motion Trail and Rangeline Road, in the City of Carmel,
Indiana ("City"). The Property is identified on the aerial photographs that are included in this
application packet under Exhibit B. The Property is currently zoned as B-1/Commercial
B2/Commercial, and 1-1/Industrial and is surrounded by I-IMdustrial to the South
(Mohawk/Monon Square Center) B-I/Commercial and B2/Commercial to the North, Rangeline
Road to the East, and the Motion Trail to the West.
Old Town and its sister company Old Town Design Group LLC ("OTDG") has been designing
and building custom homes and subdivisions in Carmel since 2008. Due to the demand for
OTDG's specialized homes and neighborhoods, the company has grown and is now excited to be
able to bring this unique, work, live and play, mixed use development to Midtown Carmel.
Implementing OTDG's quality and detailed design expertise in an urban neighborhood, that shall
include commercial, residential and retail development, has created something truly special for
the City in an area that is in desperate need for redevelopment. The Old Town team has spent
time with multiple City residents, City of Carmel staff, Carmel businesses and local stakeholders
in trying to pay homage to the diverse history of the site with its industrial roots along a rail
corridor. Old Town collaborated with experts from an array of disciplines including land
planning urban design, architecture, environmental design, and multi -mode transportation
design, and are pleased to share our vision for the redevelopment of this Property.
The real estate is quite unique and the location within the urban industrial core of Carmel
demanded that we spend considerable time and effort to design a development that would fit
appropriately between Main Street and City Center. The goal is to help connect the development
to both of the areas to the North (Main Street/Arts & Design District) and South (City
Center/Palladium) by creating a live, work, and play atmosphere. We've invested significant
time and effort in understanding how to appropriately develop this infrll opportunity and we
attempted to follow the City's regulating plan of the area in its design. This new development
offers a range of living options, as well as enhances the location and history of the area. We feel
we have created a timelessly designed community while respectfully incorporating the industrial
setting of the past that will benefit its residents and local businesses as well as a site plan that
integrates commercial, office and retail within the district effectively and efficiently.
The majority of the proposed uses within the Midtown Cannel Ordinance are General Office,
Commercial and Attached Residential. The entire site is bordered to the West by the Monon
Trail with a proposed large community plaza area with open green space that will include a
Motion Trail connection in the northwestern corner of the Property. We have filed this request to
rezone the Property to a PUD/Planned Unit Development District because of the unique location
and the opportunity to develop the property with a contextually appropriate mix of residences,
general office, active greenspaces and light retail business. This PUD shall be known as the
Midtown Carmel PUD, and will consist of a mix of single family attached, multi -family
residential, general office and retail space as detailed within this application.
Included in this request for approval of a PUD Ordinance are (i) proposed concept plan and all
associated landscape, street, and path networks, (ii) architectural and development standards, (iii)
the Midtown Carmel PUD Ordinance and associated exhibits. Old Town looks forward to
presenting and discussing this request as well as the development and construction of the
Midtown Carmel neighborhood.
MIDTOWN CARMEL
PUD TEXT - TABLE OF CONTENTS
Section 01: Applicability of Ordinance 01
Section 02: Definitions and Rules of Construction 02
Section 03: Concept Plan
07
Section 04: Permitted Primary Uses
07
Section 05: Building Height, Setback, and Construction Requirements
07
Section 06: Parking Requirements
07
Section 07: Communication Equipment
09
Section 08: Streets
09
Section 09: Platting 10
Section 10: Architectural Design Requirements 10
Section 11: Landscaping Requirements 13
Section 12: Lighting
IS
Section 13: Signs
18
Section 14: Development Procedure
19
Section 15: Controlling Developer's Consent
20
Section 16: Violations and Enforcement
20
Section 17: Exhibits
20
Exhibit A: Legal Description
Exhibit B: Regulating Plan
Exhibit C. Character hnages
Exhibit D: Schedule of Uses
Certificate of Occupancy for the first Building constructed on the portion
of the Real Estate that is the subject to the approval of the Urban Forester.
If it is not possible to install the approved landscaping because of weather
or seasonal conditions, a temporary Certificate of Occupancy, which shall
be conditioned upon a specified time to complete the installation of all
uninstalled landscape material, may be requested.
B. All landscaping approved as part of a Secondary Plat, Development Plan,
or ADLS shall not be substantially altered, eliminated or sacrificed
without first obtaining further Plan Commission approval. However,
Minor Alteration and Material Alterations in landscaping may be
approved by the Director and/or Urban Forester or his or her designee in
order to conform to specific site conditions.
C. It shall be the responsibility of the owners and their agents to insure proper
maintenance of project landscaping and pond areas approved in
accordance with this Midtown Carmel District Ordinance. This may
include, but is not limited to, irrigation and mulching of planting areas,
replacing dead or diseased plantings according to the landscape plan or a
suitable substitute per the Urban Forester, and keeping the area free of
refuse, debris, rank vegetation and weeds.
D. Conflict with Utilities. Notwithstanding anything herein to the contrary,
no tree shall be planted in conflict with drainage or utility easements or
structures, underground detention (unless so designed for that purpose), or
other rules, regulations or ordinances of the City. However, where the
logical location of proposed utilities would compromise the desired effect,
the Controlling Developer may solicit the aid of the City's Urban Forester
in mediating an alternative.
E. Trees and shrubs shall be carefully selected and properly planted and
maintained whereas they will not:
i) Impair pedestrian access to sidewalks and structures;
ii) Cause damage to nearby buildings or adjoining public
improvements:
iii) Interfere with aboveground and underground utilities, including
access to aboveground and underground utilities;
iv) Conflict with vehicles when parked; and
v) Restrict or impair sight distance of motorists and bicyclists
entering or leaving the site.
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Midtown Carmel PUD 2015.1.5
Section 12. Liehtine.
Section 12.1 Street lighting shall be provided as part of all projects, on both sides of the
street and spaced no less than one hundred (100) feet apart, and of a design per the
adopted Midtown Carmel District revitalized industrial character and style as shown in
Exhibit C.
Section 12.2 All exterior architectural, display, decorative and sign lighting shall be
generated from concealed, low level fixtures, except where a taller building might
incorporate lighting that illuminates a lower level or other adjacent building within the
Midtown Carmel District.
Section 12.3 The maximum height of light standards in parking areas shall not exceed
the building height, or twenty-five (25) feet, whichever is less. When light standards abut
or fall within ninety (90) feet of single-family residential, their height shall not exceed
fifteen (15) feet. The standards for maximum footcandle limits for the property lines
shall be determined through the ADLS process.
Section 12.4 Parking area lighting and street lighting shall be of uniform design and
materials.
Section 12.5 Exterior lighting shall be architecturally integrated with the building style,
material and color.
Section 12.6 No lighting that has been approved by the Plan Commission may later be
substantially altered or eliminated without first obtaining further approval from the Plan
Commission or a Committee thereof. However, Minor Alterations and Material
Alterations of lighting may be approved by the Director or the Director's designee.
Section 12.7 Exterior lighting of the Building(s) shall be located so that (i) light is not
directed off the site and (ii) the light source is shielded from direct offsite viewing.
Section 12.8 All street and/or building pole mounted and wall mounted fixtures shall
have 90-degree cut off and/or flat lenses. Building(s) accent lighting shall be exempt
from this provision, but shall be designed so that light is fully directed at the building
fn;ade.
Section 13. Siens
Section 13.1 The District shall comply with Chapter 25.07 of the Zoning Ordinance
except for the following:
A. Painted Wall Signs. Painted wall signs can be used to identify the name of
the Building(s).
B. Painted Wall Signs can be approved through the ADLS process. Color,
design quality, and long tern aesthetic will be used in making approval
decisions.
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Midtown Carmel PUD 2015.1.5
C. Painted wall Signs shall not obscure any architectural details of buildings.
D. See examples of appropriate and desired painted signs in Exhibit C.
Section Development Procedure.
Section 14.1 Approval of the Development Plan and ADLS. The required
Development Plan and ADLS shall follow the adopted process by the Commission as
prescribed in the City of Carmel Zoning Ordinance and Subdivision Control Ordinance.
Therefore a Development Plan and or ADLS (whichever is applicable and governing per City
of Cannel Zoning Ordinance and Subdivision Control Ordinance) approval shall be required
prior to issuance of an Improvement Location Permits for this Midtown Carmel District.
Section 14.2 Modification of Development Requirements (Zoning Waiver) The Plan
Commission may, after a public hearing, grant a Zoning Waiver of any of the
dimensional standards by less than ten (10) percent of the specified standard.
Modification of the Development Requirements requested by the Developer may be
approved by a Hearing Examiner or Committee designated by the Commission, after a
public hearing held in accordance with the Commission's Rules of Procedure. However,
any decision of a Hearing Examiner or Committee which approves or denies any
requested modification may be appealed by the Director or any interested party
(including the Developer) to the Commission, also in accordance with the Commission's
Rules of Procedure Any approval of such waiver is subject to the following criteria:
A. The proposal shall be in harmony with the purposes and land use
requirements contained in the Midtown Carmel District.
B. The proposal shall complement the overall Primary Plat, Development
Plan, Secondary Plat and/or ADLS and the adjoining streetscapes and
neighborhoods.
C. The proposal shall not produce a site plan or street/circulation system that
would be impractical or detract from the appearance of the Midtown
Carmel District, and must not adversely affect emergency access in the
area.
D. If the Commission (acting through its Hearing Examiner or Committee)
determines that the proposed modification will not have an adverse impact
on development in the Midtown Carmel District, it shall grant a
modification of the Development Requirements. In granting
modifications, the Commission may impose such conditions at will, in its
reasonable judgment, secure the objectives and purposes of this Midtown
Carmel District.
Section 14.3 Variances of Development Requirements. The BZA may authorize
Variances from the terms of the Midtown Carmel District Ordinance, subject to the
procedure prescribed in Chapter 30 of the Zoning Ordinance.
Section 15. Controlling Developer's Consent. Without the written consent of the
Controlling Developer, no other Developer, user, owner, or tenant may obtain any permits or
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Midtown Carmel PUD 2015.1.5
approvals, whatsoever, with respect to the Real Estate or any portion thereof and, as such, and by
way of example but not by limitation, none of the following may be obtained without the
approval and consent of the Controlling Developer: '
Section 15.1 Improvement Location Permits for any improvements within the Real
Estate;
Section 15.2 Sign permits for any Signs within the Real Estate;
Section 15.3 Building permits for any Building(s) within the Real Estate;
Section 15.4 DP, ADLS, Primary Plat or Secondary Plat approval for any part of the
Real Estate; and
Section 15.5 Any text amendments, variances, modifications of development
requirements or other variations to the terms and conditions of this Midtown Carmel
District.
Section 16. Violations and Enforcement. All violations and enforcement of this Midtown
Carmel District Ordinance shall be subject to Chapter 34 of the Zoning Ordinance.
Section 17. Exhibits. All of the Exhibits on the following pages are attached to this Midtown
Carmel District Ordinance, are incorporated by reference into this Midtown Carmel District
Ordinance and are part of this Midtown Carmel District Ordinance.
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