HomeMy WebLinkAboutDept Report 11-12-02
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CARMEL/CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
DEPARTMENT REPORT
November 12, 2002
1. 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 generally located south of 131st Street between Old Meridian
Avenue and Pennsylvania Street. The site is zoned OM/SFA (Old Meridian / Single Family
Attached).
Filed by Paul G. Reis of Drewry Simmons Pitts & Vomehm, LLP for Manor Healthcare
Corporation.
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 prior to the public hearing on
October 15th. The rezone is necessary to consolidate an area under a single ownership into a
single zone, OM/MF. This will allow the construction of the apartment community envisioned
for the area as part ofthe Old Meridian Plan. You will find attached a copy of the current Old
Meridian Plan, a copy ofthe language describing the Multi-Family Residential component, and
segments of the Old Meridian District Ordinance including the OMn1M)anguage and general
standards. -~V
This item has been forwarded to the Special Studies Committee with the following comments
from commission members:
1. That the committee looks closely at the proposed elevations, as they are
significantly different that that envisioned along the boulevard.
2. That the committee be provided the Old Meridian Task Force report for
comparative purposes.
3. That the applicant use single family attached as a transition to the multi-family.
The Department recommends that the Subdivision Committee forward this item back to
the full Plan Commission with a favorable recommendation after all comments and
concerns have been addressed.
Background information (similar to information contained within the last report):
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:
Committee Report 2002-11-12
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1.
2.
3.
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At least seventy-five percent (75%) of buildings must face a public street.
The maximum front building setback is ten (10) feet, measured from right-of-way.
Streets and alleys will be built to City of Carmel standards, including pavement, curbs,
sidewalks, lighting and signage.
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.
Conformance with the architectural guidelines ofthe 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 ofthis area of the community.
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20G.4 (;p.np.r91 Dp.vp.lopment Stam'l9rdll.
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
A rchitp.ctllr91 Dellign.
A.
All buildings shall be sited in a manner consistent with the adopted
Illustrative 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.
D.
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 fa9ades of buildings located on comer lots shall be of the
same finish, materials, and detailing.
H. Building entrances 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.
I. All window design shall be compatible with the style, materials, color,
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J.
K.
20G.4.2
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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
be consistent with the architectural style of the structure.
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.
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 mechanicaV 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 & A lley St:mc1arc1~.
A.
All streets must accommodate on-street parking.
B.
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.
F.
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.
G.
All streets and alleys in the District shall be dedicated to the City.
H.
20GA.3
A.
B.
C.
D.
20GAA
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Street cuts along Old Meridian Street shall occur as shown on the Plan,
Resolution No. CC-12-06-99-01.
Perle~tri:m (;lr~lll::ttlnn.
The installation of sidewalks shall be mandatory for all projects in all
zones, per Figures 3-4
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 tins ordinance, the minimum width for walkways shall be eight
(8) feet.
Walkways for buildings fronting on Old Meridian Street shall occur at
intervals no less than one hundred-fifty (150) feet.
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.
T ,ie;ht1ne.
A.
Street lighting shall be provided as part of all projects, on both sides of the
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
20G.4.5
A.
B.
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viewing. For any use, illumination levels shall not exceed 0.5 footcandles
at the property line.
P~rklng.
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.
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 adj acent 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.52
A.
#/4.A # Multi-Family Romine Zone (MF).
Permitten TT~e~.
(1) J\pactInents
(2) J\ccessory Buildings. See also Section 25.1.
(3) Uses related to the direct operation and exclusive use of the
apactInent 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 purposes that serve
the residents of the project, such as a Convenience Market or bank
J\TM.
B. Rllilnine HeieJ1t :mn Seth::lch, ::Inn ron~tmction Reqllirement~.
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(1) Rllilnine Heie)1t.
(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::lck.
(a) Minimum: four (4) feet, measured from right-of-way.
(b) Maximum: ten (10) feet, measured from right-of-way.
(c) J\ 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) Sine Y::Irn Seth::lck.
(a) Minimum: distance between buildings shall be six (6) feet.
(b) No parking or driveways are allowed in side yards.
(4) M~ncimnm I.of rover~ee. 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. Rnildine Orientl'ltion.
(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. Archifednrl'll De!=:ien.
Committee Report 2002-11-12
(1) De~ien Intention. 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) Rllildine~ Fntr~nce~.
(a) Building entrances 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) rOllrtyard~. 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. SiEJ1::lee,
(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 of the building. (Fig 23)
(4) No sign shall extend above the cornice line of the building.
F. Parking,
(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 of the overall project. (Fig. 17)
(3) No parking or driveways, or curb cuts are allowed in the front
yard setback of any building.
Committee Report 2002-11-12