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1328 - 1440 Main Street West
Carmel, Indiana
Docket No: 07040024 DP
Proposed Development Plan
of 21 acres
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Filed for Carmel Plan Commission
on
July 17, 2007
?J Browning
Presented by:
James W. Browning
VP Real Estate Development
6100 West 96th Street, Suite 250
Indianapolis, IN 46278
(317) 344-7328
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Carmel Plan Commission
July 17, 2007
1328 -1440 West Main Street
I. Carmel/Clay Zoning Ordinance
US Highway 31 Corridor Overlay Zone
Chapter 238.00.01 Purpose, Intent and Authority
II. Carmel Plan Commission
Commission Review
238.02(A) Development Plan Review
III. Exhibits One through Ten
IV. Carmel Plan Commission
Special Studies Committee Department Report
V. Open Space Report
Tree Survey
?I Browning
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CITY OF CARMEL ZONING ORDINANCE
23B.00
23B.0l
23B.02
23B.03
23B.04
23B.05
23B.06
23B.07
23B.08
23B.09
23B.1O
23B.ll
23B.12
23B.13
23B.14
23B.15
23B.16
23B.17
23B.OO
CARMEL CITY CODE
CHAPTER 10: ZONING & SUBDIVISIONS
ARTICLE 1: ZONING CODE
CARMEL/CLAY ZONING ORDINANCE
CHAPTER 23B: U.S. IllGHW A Y 31 CORRIDO~ OVERLAY ZONE
TT S Higl1wilY 11 Corridor OverlilY 7,C?ne.
District BOllndilries.
Commission Review.
Pemlitteo TTses.
Speciil! TTses.
UNTITLED.
Ar.r.essory Blliloings ilno TTses.
Minimllm Tmct Size.
H.eil::l1t,an~l_ Ya~~Br:.qllirem~nts,
Arr.l1itedllrill Desil::n Reqllirements_
T .ilno sP.ilpinl:: R eqllirements.
Pll111ic Art.
Pilrkinl:: Reqllirements.
T .il::11tinl:: R eqllirements.
Bicycle ilno Peoestriiln Access.
Ap.cess to Tnoiviollil! Trilds.
Aooitionil! Reqnirements.
Reserviltion ofT .ilno for Penoinl:: Stilte Hil::l1WilY Tmprovements.
n.s. Hi~hway 31 Co....ido.. Ove..lay Zone.!
23B.OO.OI Eur~lnLcr1l and ^lltlulliLy_
The purpose of the U.S. Highway 31 Overlay Zone is to promote and protect the public health,
safety, comfort, convenience and general welfare by providing for consistent and coordinated
treatment of the properties bordering U.S. Highway 31 (also known as the Carmel Meridian
Corridor) in Clay Township, Hamilton County, Indiana. The Commission and Counc~l, in
establishing this zone, are relying on IC 36-7-4-600 et seq. and IC 36-7-4-1400 e't seq. This
zoning district is, likewise, intended to serve as a tool for implementing the development policies
and guidelines set for the Corridor in the Comprehensive Plan_ u.s. Highway 31 is a limited
access highway and an important business corridor to the City of Carmel and Clay Township_
The U.S. Highway 31 Corridor is a premier office location and employment center whose
viability, quality, and character arc important to the community as a whole, adjacent residents,
employees, business owners, and taxing districts. Therefore, it is the further purpose of the U.S_
Highway 31 Overlay Zone to preserve the aesthetic qualities of those bordering properties
through:
(1) the promotion of coordinated development in the U.S. Highway 31 Overlay Zone;
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! Section 23B.00 amended per Ordinance No. Z-453-04, ,9CV-cw.
Chapter 23B: US Highway 31 Corridor Overlay Zone
23B-l .
as adopted per Z-340; as amended per Z-365-01; Z-382-02; Z-415-03; 'Z-453-04
. Summer 2004 vI
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CITY OF CARMEL ZONING ORDINANCE
23B.00.02
A.
23B.00.99
A.
B.
23B.O 1
(2)
till; eslahlislunenl of high slamlanls for buildings, landscaping, and other improvements
constructed on tile propcliics within the U.S. llighway 31 Overlay Zone which pcnnit
innovative site designs and at the same time encourage efficient land usage; and
the cstahlislunent of development requirements which will encourage substantial capital
investments for the developmenl of tilOse properties and promote the quality, scale, and
character of development consistent with the Corridor's existing and planned uses.
Pbm (;ommission Approv:J1.
(3)
Dcvclop1l1ellU~lan. The Commission shall review the Development Plan (DP) of any
proposed use of any Lot or parcel of ground within the U.S. Highway 31 Corridor
Overlay Zone prior to the issuance of an Improvement Location Permit by the
Department. See Section 24.02: Development Plan.
B.
Arr,hitp,ctllml Dp,sie;n, F.xtp,nor Lie;htine; T.:Jnclsr,:Jpine; :Jncl Sie;ll:Je;p,. To insure the
compatibility of the proposed use with adjoining areas, the Commission shall review the
Architectural Design, Exterior Lighting, Landscaping and Signage (ADLS) application
of any proposed use of any Lot or parcel of ground within the U.S. Highway 31 Corridor
Overlay Zone prior to the issuance of an Improvement Location Permit by the
Department. See Section 24.03: Architectural Design, Exterior Lighting, Landscaping
and Signage.
Applir,:Jtion Pror,p,nnrp,.
DeveloprnentPl:Jn. See Section 24. 99(A): DevelopmentPlan.
Arr,hitp,ctnml Dp,sie;n, F.xtp,nor T .iehtine;, T ,:Jnnsr,:Jpine :Jnn Sie;n:Je;e (A DT ,S} See Section
24. 99(B): Architectural Design, Exterior Lighting, Landscaping and Signage (ADLS).
District Boundaries:
The boundaries of the U.S. Highway 31 Overlay Zone are hereby established as follows:
A. Beginning at north right-of-way line of 96th Street and extending to the north right-of-way line of
Interstate Highway 465, the bOlilldary shall follow the centerlines of Spring Mill Road on the west
and College Avenue on the east.
B. Beginning at north right-of-way line of Interstate Highway 465 and extending to the south right-
of-way line of 13151 Street, the boundary shall follow the centerlines of the proposed or
constructed parallel roads, namely Pennsylvania Street on the east, and Illinois Street (and
Meridian Comers Boulevard) on the west.
C. From the south right-of-way line of 13151 Street to the south right-of-way line of 146th Street, or
the southern boundary of any TIF District that is contiguous to 146th Street, the boundary shall,
(unless otherwise shown on the official Zoning Map) include all land that is within six hlilldred
(600) feet of the right-of-way for U.S. Highway 31.
Chapter 23B: US Highway 31 Corridor Overlay Zone
23B-2
as adopted per Z-340; as amended per Z-365-01; Z-382-02; Z-415-03; Z-453-04
Summer 2004 v 1
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CITY OF CARMEL ZONING ORDINANCE
23B.02
Commission Review:"
A.
Dl'velopment Plan. The Commission must approve, approve with conditions, or disapprove the
Development Plan (DP) for any tract of land in the U.S. Highway 31 Overlay Zone.
I. The Commission shall hold a public hearing before it decides whether to approve or
disapprove a DP. However, no DP is required for additions to existing structures which:
a. Are attached to the existing structure;
b. Continue the architectural design of the existing structure, including exterior
color and materials; doors and windows, other detailing;
c. Meet with requirements of the underlying primary zoning district;
d. Do not exceed twenty percent (20%) of the original gross floor area of the
existing structure, applicable from the date of this ordinance, and,
e. Have received a prior ADLS approval from the Commission.
2. The Commission shall review a DP application to determine if the DP satisfies the
development requirements specified in Sections 23B.()3 through 23B.()8. The
Commission's review shall include, but not be limited to, the following items:
a. Existing site features, including topography and wooded areas;
b. Zoning on site;
c. Surrounding zoning and existing land use;
d. Streets, curbs and gutters, sidewalks, and bicycle paths;
e. Access to public streets;
f. Driveway and curb cut locations in relation to other sites;
g. General vehicular and pedestrian traffic;
h. Vehicle and bicycle parking facilities and internal site circulation;
i. Special and general easements for public or private use;
j. On-site and off-site surface and subsurface storm water drainage including
drainage calculations;
k. On-site and off-site utilities;
I. The means and impact of sanitary sewage disposal and water supply techniques;
m. Dedication of streets and rights-of-way, or reservation of land to be sold to
governmental authorities for future development of streets and rights-of-way;
n. Proposed setbacks, site landscaping and screening, and compatibility with
existing platted residential uses;
o. Project signage;
p. Protective restrictions and/or covenants;
q. Compatibility of proposed project with existing development within the U.S.
Highway 31 Corridor; and,
" Section 23B.02 amended per Ordinance No. 2-453-04. scx-dh.
Chapter 23B: US Highway 31 Corridor Overlay Zone
23B-3
as adopted per Z-340; as amended per Z-365-01; Z-382-02; Z-415-03; Z-453-04
Summer 2004 vi
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CITY OF CARMEL ZONING ORDINANCE
B.
r. Consistency with the policies for the Overlay Zone which are set forth in the
Comprehensive Plan, including the Thoroughfare Plan.
3. Findin8s-of-F~ct. The Commission shall make written findings concerning each decision
to approve or disapprove a DP. The President of the Commission shall be responsible
for signing the written findings of the Commission.
A rchitedllrlll nesi~n, Fxterim' T .i~J1tin~, LlIn"scllpin~ lIn" Sir;nll~e. Except as provided in
Paragraph (A)(J) above, for all projects in the U.S. Highway 31 Overlay Zone, the Commission
shall review and approve the Architectural Design, Exterior Lighting, Landscaping and Signage
(ADLS), access to the property, site layout, parking and site circulation, pursuant to Sections
23B.09 through 23B.15.
1. ADLS approval shall be necessary prior to:
a. The establishment of any use of land;
b. The issuance of any Improvement Location Permit;
c. The erection, reconstnrction or structural alteration of any building(s) in the
U.S. Highway 3 I Overlay Zone; or
d. Any changes in any site improvements.
2. An amendment to an ADLS may be reviewed and approved by a committee of the
Commission according to the Rules of Procedure. However, any interested party may
appeal the decision ofthe committee directly to the Commission.
ZOhin~ WlIiver. The Commission may, after a public hearing, grant a Plan Commission Waiver
of certain Development Requirements of this Chapter, so noted within. Any approval to permit
such a waiver shall be subject to the following criteria:
(1) The proposal shall be in harmony with the purposes and the land-use standards
contained in this Chapter.
(2) The proposal shall enhance the overall Development Plan, the adjoining streetscapes and
neighborhoods, and the overall U.S. 31 Corridor.
(3) The proposal shall not produce a Site Plan or street/circulation system that would be
impractical or detract from the appearance of the Development Plan and the U.S. 3 I
Corridor, and shall not adversely affect emergency vehicle access or deprive adjoining
properties of adequate light and air.
(4) The proposal exhibits extraordinary site design characteristics, including, but not limited
to: Increased landscape treatment, tree preservation, public art, provisions for bicycles
and/or mass transit, reduced surface parking coupled with provisions for above or below
ground parking facilities.
In granting a waiver, the Commission may impose such conditions that will, in its judgment, secure
the purposes of this Chapter. This Paragraph does not affect the right of an applicant under Indiana
law to petition the Board for a variance from development standards, as provided in IC 36-7-4-
918.5 and this Zoning Ordinance.
C.
Chapter 23B: US Highway 31 Corridor Overlay Zone
23B-4
as adopted per Z-340; as amended per Z-365-01; Z-382-02; Z-415-03; Z-453-04
Summer 2004 vI
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COMMON COUNCIL
MEETING RESULTS
MONDAY, JUNE 18, 2007 - 6:00 P.M.
COUNCIL CHAMBERS/CITY HALL/ONE CIVIC SQUARE
1. OLD BUSINESS
Sixth Readin2 of Ordinance D-1846-07. As Amended; An Ordinance ofthe Common
Council of the City of Carmel, Indiana, Establishing a Code of Ethics for Cannel Officers and
Employees, Amending Chapter 2, Article 5, Adding Section 2-184 of the Carmel City Code;
Sponsor(s): Counci10r(s) Glaser and Rattermann. ADOPTED
Third Reading of Ordinance Z-505-07; An Ordinance of the Common Council of the City of
Carmel, Indiana, To Rezone Property from OM/SU and S2 within the US 31 Overlay to B6
within the US 31 Overlay (1328 - 1440 West Main Street); Sponsor: Councilor Kirby.
ADOPTED
2. PUBLIC HEARINGS
Resolution CC-06-18-07-01; A Resolution of the Common Council of the City of Carmel,
Indiana, Approving a Ten-Year (10) Real and Personal Property Tax Abatement for Capital
Ban1e and Trust Company Located at 12900 North Meridian Street; Sponsor(s): Councilor(s)
Carter and Sharp. ADOPTED
3. NEW BUSINESS
Resolution CC-06-18-07-02; A Resolution of the Common Council of the City of Carmel,
Indiana, Regarding an Interlocal Government Resolution Authorizing the Execution of a
Mutual Aid Agreement (Indiana Emergency Management and Disaster Law); Sponsor(s):
Counci10r(s) Sharp and Carter. ADOPTED
Resolution CC-06-18-07-03; A Resolution of the Common Council of the City of Carmel,
Indiana, Amending Certain Provisions of the Zoning Ordinance (Amending the Regulations
for Zoning and Subdivisions for the City of Cannel); Sponsor: Councilor Sharp. ADOPTED
Resolution CC-06-18-07-04; A Resolution of the Common Council of the City of Carmel,
Indiana, Expressing Interest in the Purchase of Certain Properties Valued at over $25,000 and
Associated with the City's Road Improvement Projects (122 properties); Sponsor: Councilor
Sharp. ADOPTED
06/18107 CC Meeting Results
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1328 - 1440 Main Street West
Proposed Rezone to 8-6 / US 31 Overlay
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MUNICIPALITY.
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JAMES BRAINARD, MAYOR
Ph. (317) 571-2~D3 FAX 317) 8~~-3~98
OWNER-
BROWNlNO !NrESTAfENTS,!Nt:
6100 W. 96TH STREET
INDIANAPOLIS, IN 46278
CONTACT: JAMES BROWNING
Ph. (317) 3~~-7378 FAX (317) 3<<-7473
ENGINEER.
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7172 GRAHAM ROAD
INDIANAPOLIS, INDIANA 46250
(3171 84Um FAX (317) 841-4796
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CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
J one 28, 2007
15. Docket No. 07040024 DP: 1328-1440 W. Main Street
The applicant seeks development plan approval for five buildings.
The site is located at the NE comer of US 31 (Meridian) and W. Main Street and
is now zoned B-6/Business within the US 31 Overlay. Filed by Jamie Browning of
Browning Real Estate Partners.
The petitioner seeks development plan approval for 5 buildings on a 2 I-acre site at the northeast corner
of Main Street and US 31/Meridian Street. Each building will come back separately before the Plan
Commission, at a later date, for ADLS approval of architecture, design, landscaping, lighting, and
signage. Please see the petitioner's informational packet for more detail on the site plan.
The proposed use of this site will be mixed, with hotel, office, and retail land uses proposed.
The site is currently undergoing a rezone to B-6/Business. The rezone item was just approved at the June
18 City Council meeting. This site is adjacent to the Old Meridian District, which promotes a higher
density mixed use lifestyle and addresses Carmel's unmet need for housing, specialty and service retail,
and entertainment uses (per the 2000 Old Meridian Task Force Report).
At the June 19 Plan Commission meeting, the following issues!concerns/requests were made:
L) The DP and ADLS should have been brought before the Plan Commission at the same time to
review the overall project/design.
2.) There is too much building and pavement on the site. Too intense; it needs more green space.
3.) Remove one of the buildings and design in more open space.
4.) Create more natural-shaped ponds.
5.) The site is not creative in design.
6.) Provide a parking garage instead of so much surface parking.
7.) Use permeable pavers.
8.) Commit to using LEED and green building practices.
Also, at the meeting, the public had concerns about the potential building heights of 100-ft, light pollution,
loss of wildlife and trees, and decreased property values. These comments would have been
appropriate at rezone stage, also.
The following are outstanding issues/concerns from DOCS:
1.) The petitioner should provide Engineering Dep't approval updates. There is some concern about
tlle pond locations.
2.) The petitioner should provide Landscape Plan approval updates. Scott did get a submittal late on
June the 8th from Cripe and will review this plan soon.
3.) Due to time constraints, Engineering Dept and Landscape Plan approval
comments/concerns will be provided by Staff at the June 28 Committee meeting.
Only after all questions/concerns have been addressed, the Department of Community Services
recommends the Special Studies Committee forward this item to the full Plan Commission with a
favorable recommendation.
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