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HomeMy WebLinkAboutDept Report 10-15-02 4J.~ ,~ . CARMEL/CLAY PLAN COMMISSION DEPARTMENT REPORT October 15, 2002 4h. Docket No. 122-02 Z; Manor Healthcare Corporation (Rezone) The applicant seeks to rezone 4.321 acres to the OM/MF (Old Meridian / Multi Family) zone designation. The site is located south of 131st Street between Old Meridian Ave. and Pennsylvania St. The site is zoned OM/SFA (Old Meridian / Single Family Attached). Filed by Paul G. Reis of Drewry Simmons Pitts & V omehm for Manor Healthcare Corp. The applicant is proposing to rezone a 4.321 acre parcel within the Old Meridian Zone from the Single Family Attached (OM/SFA) designation to the Multi-Family (OM/MF) designation. Please refer to the informational booklet provided by the applicant. The rezone is necessary to consolidate the area under one ownership into a single zone, OM/MF, to allow the construction of the apartment community envisioned for the area as part of the Old Meridian Plan. You will fmd attached a copy of the current Old Meridian Plan, a copy of the language describing the Multi-Family Residential component, and segments ofthe Old Meridian District Ordinance including the OM/FM language and general standards. The Department views this proposed rezone is a logical step in realizing the vision of the Old Meridian Plan in this area. Again, this is the first step. The next step would be the submission of an ADLS application to be reviewed by the Commission. The petitioner should be prepared to fully comply with the Old Meridian plan as outlined in the Ordinance and Comprehensive Plan for the area. The following are specific areas where the applicant needs to explore with the Commission to be certain they can achieve conformance with the Old Meridian Ordinance: 1. At least seventy-five percent (75%) of buildings must face a public street. 2. The maximum front building setback is ten (10) feet, measured from right-of-way. 3. Streets and alleys will be built to City of Carmel standards, including pavement, curbs, sidewalks, lighting and signage. 3. All streets and alleys in the District shall be dedicated to the City. All new streets must connect to existing or planned public streets. No private or internal streets will be acceptable in the District. 3. Conformance with the architectural guidelines of the zone. See attached text from the Ordinance, highlighted area specifically. The applicant's goal should be to provide the Plan Commission an accurate picture of their vision for the implementation of the Multi-family component of the Old Meridian Plan in this area. The Commission saw this same effort made when reviewing the creation of the Mixed Medical zone designation approved earlier this year. The advantage we have here is that the applicant has a more specific proposal of the product and layout that they desire to employ. The Department views this process as integral in the evolution of the Old Meridian area and look forward to reviewing with the Plan Commission this applicant's proposal to meet the high standards set for the development of this area of the community. The Department recommends that this item be forwarded to the Subdivision Committee on November 12th for further discussion. .. 20G.4 Gp.np.ral np.vp.lopmp.nt ~tandards. These general standards are provided to establish a consistent format for development and redevelopment and shall be applicable throughout all zones in the District, unless specifically noted in other areas of this ordinance. 20G.4.1 D. Architectural nesi~n. A. All buildings shall be sited in a manner consistent with the adopted lllustrative Plan (the Plan) for the District, resolution no. CC-12-06-99-01 (see Exhibit C) including, but not limited to: building setbacks, orientation, and pedestrian access. B. All building design shall be consistent with the adopted character of the overall District, including building materials, entry, and height. C. Buildings that are stylized in an attempt to use the building itself as advertising shall be prohibited, particularly where the proposed architecture is the result of corporate or franchise architecture. Exterior materials shall be durable and of high quality, such as brick, stone, or precast concrete panels. (1) Highly reflective materials are prohibited. (2) Concrete block is not allowed on the exterior. (3) Non-durable materials such as thin layer synthetic stucco products shall not be used within eight (8) feet of the ground. E. Building Fa~ades shall have a defined base or foundation, a middle or modulated wall, and a top formed by an articulated cornice, appropriate to the building style. F. Fa~ades constructed of more than one material shall only change material along a horizontal line (not a vertical or diagonal line). The heavier material shall always be placed beneath the lighter material. G. Front and side fayades of buildings located on corner lots shall be of the same finish, materials, and detailing. -_H. Building entrances shall be dermed and articulated by architectural elements such as lintels, pediments, pilasters, columns, and other design elements appropriate to the architectural style and details of the building as a whole. I. All window design shall be compatible with the style, materials, color, details and proportion of the building. The number of panes, the way it opens, the trim around it and whether it is embellished with shutters must I "'" ';. (-:K. 20G.4.2 /~ '--.B. LF. t - -- _ L.G. H. 20G.4.3 be consistent with the architectural style of the structure. J. Fixed or retractable awnings are permitted if they complement a building's architectural style, material, colors, and details; do not conceal architectural features (such as cornices, columns, pilasters, or decorative details); do not impair fayade composition; and are designed as an integral part of the fayade. Metal or aluminum awnings are prohibited. v' Pedestrian scale detailing is required on the front elevation of the building at the ground level. Because the buildings are viewed very close up, all buildings should exhibit articulated detail and ornament that is scaled to the pedestrian (Figures 9 and 26.) L. Rooftop mechanical and telecommunication equipment shall be fully screened on all sides using parapets, penthouse screens or other similar method and which are integrated into the overall building design and approved by the Commission. M. Ground level mechanical! telecommunication equipment shall be screened from Old Meridian Street and adjoining residential zones or uses using walls, fencing, landscaping, or other method approved by the Commission. Street IV A lley St~nrl~rrl~. A. All streets must accommodate on-street parking. New streets must connect to existing or planned public streets. No private or internal streets will be acceptable in the District, excepting for permitted Open Drives that exist or have been approved prior to the adoption of this ordinance. C. Cul-de-sacs shall be prohibited. D. Alleys shall not form the boundary of a park, square, or greenbelt unless a masonry wall, no less than four (4) feet in height, is used for separation. E. Utilities shall run along alleys wherever possible. Power lines or other cable utility shall be installed underground. Streets and alleys will be built to City of. Carmel standards, (see dimensional minimums, Figures 3 & 4) including pavement, curbs, sidewalks, lighting and sign age. All streets and alleys in the District shall be dedicated to the City. Street cuts along Old Meridian Street shall occur as shown on the Plan, Resolution No. CC-12-06-99-01. Perle~tri ~n C;irc1l1~tion. A. The installation of sidewalks shall be mandatory for all projects in all zones, per Figures 3-4 B. Walkways shall be provided, as applicable, between buildings in non- residential and multi-family zones to provide access between rear parking areas and Principal building entrances or the street. Unless otherwise noted in this ordinance, the minimum width for walkways shall be eight (8) feet. C. Walkways for buildings fronting on Old Meridian Street shall occur at intervals no less than one hundred-fifty (150) feet. D. Sidewalks and walkways, when adjacent to commercial buildings should be covered to shelter pedestrians when walking from place to place. E. Neither sidewalks nor walkways shall be used by automotive traffic. <F.. Pedestrian trails indicated on the Plan (Exhibit C) must be provided as a public easement in approximately the location shown on the Plan. 20GAA T .1eJ1ting. A. Street lighting shall be provided as part of all projects, on both sides ofthe street when possible, and spaced no less than one hundred (100) feet apart, and of a design per the adopted City style. B. All exterior architectural, display, decorative and sign lighting shall be generated from concealed, low level fixtures. C. The maximum height of light standards in parking areas shall not exceed the building height, or twenty-five (25) feet, which ever is less. When light standards abut or fall within ninety (90) feet of single family residential, their height shall not exceed fifteen (15) feet. D. Parking area lighting and street lighting shall be of uniform design and materials. E. Exterior lighting shall be architecturally integrated with the building style, material and color. Rooftop lighting shall be prohibited. F. Exterior lighting of the building or site shall be designed so that light is not directed off the site and the light source is shielded from direct offsite viewing. For any use, illumination levels shall not exceed 0.5 footcandles at the property line. 20GA.5 Parking. A. All off-street parking shall be paved with asphalt or concrete, and curbed using poured-in-place concrete curbing. Alternatives to poured-in-place curbing and paving surface may be approved by the Commission when conflicts arise with tree preservation issues. B. Parking areas shall be located at the rear or side of buildings, and screened from the sidewalk by low walls, low fences, or hedges. C. Off-street parking areas for Principal Buildings in the Mixed Use, Office, Special Use and Village Zones are to be located to the sides and rear of Principal Buildings; however, if necessary to meet minimum requirements, parking areas may extend into an adjacent zone and shall be a permitted use in the adjacent zone, accordingly. D. Parking space dimensions shall be 9' x 20', or 10' x 18', including two (2) feet for bumper overhang. E. No curb cuts are allowed on Old Meridian Street, except as shown on the Plan, (Exhibit C). F. Adjacent/adjoining parking lots shall be interconnected either by alley or internal driveway. G. Bicycle parking shall be provided in non-residential zones, one space per 100 feet of building frontage. 20G.5.2 #.#.A #. Multi-Family Housing Zone (MF). A. Perm;ttec1 TT~e~. (1) Apartments (2) Accessory Buildings. See also Section 25.1. (3) Uses related to the direct operation and exclusive use of the apartment or condominium project such as management office, parking structure, laundry facility, clubhouse, pools, ball courts or other recreation facilities. (4) Up to five percent (5%) of the gross building area of a multi-family project may be used for commercial or public pmposes that serve the residents of the project, such as a Convenience Market or bank ATM. B. Rn;1c11ne RelgJ1t anc1 Setha~k~, ann r.nn~trndlnn Reqnlrement~, (1) Rn;ln1ne RelgJ1t. (a) Minimum: twenty-eight (28) feet. (b) Maximum: fifty-five (55) feet. (c) Parking garages have no minimum height, but may not exceed thirty-five (35) feet. (2) Front Seth::l~k. (a) Minimum: four (4) feet, measured from right-of-way. C(b) Maximum: ten (10) feet, measured from right-of-way. (c) A portion of the front wall of the building must be placed within the minimum and maximum front setback lines. (d) Stoops, stairs and bay windows may extend into the front setback up to four (4) feet. (Fig 6) (3) Slne Yarn Setha~k. (a) Minimum: distance between buildings shall be six (6) feet. (b) No parking or driveways are allowed in side yards. (4) Maxlmnm ToOt r.nver:lge, No more than fifty percent (50%) of the property may be covered by buildings, including enclosed garages. (5) Maximum Floor-area Ratio shall be 2.0. C. R1l11c11ne Orientl'ltlnn. (1) At least seventy-five percent (75%) of buildings in multi-family project must face a public street. (2) On public streets, at least fifty-percent (50%) of the building front shall align with a Build-to line that is a minimum of four (4) feet and a maximum of nine (9) feet from the public street right-of-way. (Fig. 14) This allows for an open courtyard or other recesses in the front of the building. D. Ar~h1tec.tnrl'll Deslgn. (1) DeslEJ1 Intentinn. This zone is intended to foster urban style multi- family development in keeping with the intention of the Comprehensive Plan. Various urban apartment types are appropriate. (2) Buildings with continuous fa~ades that are sixty (60) feet or greater in width, shall be designed with vertical offsets (projecting or recessed) not less than four (4) feet deep, and at intervals of not greater than fifty (50) feet. (Fig 15) :,(3) All sides or elevations of any building shall be brick exclusive of window areas, gables, and recessed areas, and trimmed in brick, wood, stone or pre-cast concrete. (4) Rlll1c1ings Rntrl'ln~es. (a):Bl!ild!J:ig entranc~~ shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, and other design elements appropriate to the architectural style and details of the building as a whole. (Fig 16) (b) For all buildings that face a public street, there must be at least one entrance on the front of the building. All buildings must be accessible from both the front of the building and the parking areas. (c) Exterior walks, steps, stoops and paving must be masonry or stone pavers, or poured or precast concrete. (5) rnnrtYl'lrc1s. Courtyards should be enclosed with a fence or wall, not more than six (6) feet tall. (a) Fence construction shall be wrought iron, shadow box wood fences, or other approved material. (b) Walls shall be constructed of brick or stone (6) All upper level units shall be designed with either a balcony, mirador, or window seat which looks out upon a public street, a court yard, parking area, or public open space. E. SlV"l'Iee. (1) Allowable sign types include Suspended signs, Projecting Signs, Porch Signs, or Wall Signs. (2) Permanent signage must follow these sign area requirements: (a) Suspended Signs: twelve (12) square feet (b) Projecting Signs: twenty (20) square feet (c) Porch Signs: six (6) square feet (d) Wall Signs: sixteen (16) square feet ( e) Ground Signs, or other freestanding signs are not permitted. (3) Wall signs must fit within the horizontal and vertical elements of the building and may not obscure details ofthe building. (Fig 23) (4) No sign shall extend above the cornice line of the building. F. Parklne. (1) Each unit must have a minimum of one parking space per unit on site; however, this will not include garage parking or on-street parking on public streets. (2) On-site parking lots or structured parking may not be located adjacent to a public street unless screened from view with dense landscaping or brick wall or wooden fence in keeping with the architectural design ofthe overall project. (Fig. 17) (3) No parking or driveways, or curb cuts are allowed in the front yard setback of any building. . . . . . . . e e t f) ~, ~ ~ ~ .., !V' MULTI-FAMILY RESIDENTIAL The multi-family zone will allow a broad variety of apartment and condominium buildings. The market for these units will be empty- nesters as well as YOtmg people and singles working in the area. Small families will also find the units more affordable than a typical Carmel single family home. Many people will be attracted to the convenience of this housing to the Old Meridian Village and nearby schools and employment. The primary use of the land will be multi-family housing units, whose tenancy may be owner-occupied or rental. A small percent may be used for commercial or public purposes that serve the residents of the building, such as a convenience store or bank ATM. Other uses for the exclusive use of the apartment or condominium project such as management office, recreation club and laundry are also allowed. Units will have a minimum of one parking space per unit on site, which will not include on-street parking on public streets. On-site parking lots or structured parking may not be adjacent to a public street unless screened from view with landscaping and/or fence. A large majority of the buildings in a multi-family project must face a public street. On public streets, most of the building front should align with a set-to line that is a few feet from the public street. Courtyards that open to the street are also acceptable. To preserve the character of the street, no parking or curb cuts are allowed in the front setback of any building. For all buildings that face a public street, there must be at least one entrance on the front of the build- ing. All units must be accessible from both the fronts of the building and the rear parking areas. Front setbacks and courtyards shall be finished with sidewalks and extensive landscaping In most projects, the developers will be required to provide a percentage of the land developed in open space or recreation space. Open space must be landscaped for passive use or active enjoyment. All streets built by developers must accommodate on-street parking and sidewalks in accordance with the Old Meridian street plan and be built to City of Carmel public street standards. Buildings must be at least two stories tall and a maximum of five stories tall, except structured parking garages, which will have a lower height restriction. Any wall of any building facing a public street must be substantially brick and trimmed in brick, wood, stone or pre-cast concrete. No.freestanding signs may be visible from a public street. Small signs must be attached to a building or a fence. ~ . ~ ~. ~ ~.. ~. 12 !I:; ,.. LJI "'" .... .... ft. -~<S APARTMENT BUILDINGS MUST FACE A PUBLIC STREET WITH A SIDEWALK. ON- STREET PARKING PROVIDES SPACE FOR VISITORS. PLAN FOR THE PROVIDENT PROJECT, AN APARTMENT DEVELOPMENT RECENTLY APPROVED IN THE OLD MERIDIAN DISTRICT. BUILDINGS FACE THE STREET OR FRONT ON A LANDSCAPED POND. THE BUILDING DESIGN SHOULD EMPHASIZE AN URBAN CHARACTER, RATHER THAN SUBURBAN OR RUSTIC. DRAWING SHOWS DESIGN OF THE PROVIDENCE PROJECT BY BUCKINGHAM COMPANY. /. ~ jl I' o 500 I I J I I II :,; 11 \ ~:-:...::::::::::...=::::::::.:.~ r-------.--:::;::. Ir--p I: II . ;1 -_._~-.. 1 f II il ;1 h Ii II . i! i: . ii