HomeMy WebLinkAboutDept Report 08-05-08
CARMEL PLAN COMMISSION
SUBDIVISION COMMITTEE
DEPART~IENT REPORT
AUGUST 5, 2008
2. Docket No, 07010008 Z: 116th & Guilfurd Rezone
The applicant seeks to. rezone approxiinately 9.5 acres fram I-I/lndustrial to R-IIResidence.
The site is located at 1441 S. Guilfard Rd. Filed by the Carmel Dept. af Cammunity
Services an behalf af the Carmel Plan Cammissian.
There are no. development plans assaciated wilh this petition, nor are any proposed. However, due to
recent and propased develapment in the surraunding area, a change in zoning is proposed to. assure the
Carmel Plan Cammissian and Carmel City Cauncil have the greatest appart1l11ity to. review plans far the
property, shauld propased redevelapment ever accur at this carner. Uilc1er an 1-1Ilndustrial Zaning
Classificatian, a wiele rangeafindustrial uses would be permitted by right, including warehousing,
starage and light manufacturing; curtently residential is nat a permitted use. Given the manner in which
the area has recently evalved, it is proposed to rezone this site to a more co.mpatible zoning classificatio.n.
Thepraposed rezoning would no.t affect Duke Energy's ability to. maintain aperatians in the current
facility, nar wo.uld it prohibit ather non-residential uses allowed in the I-Vlndustrial District Ii-om
occupying the cUlTenl facility. If the narFresidential use discontinues or the property is vacant far a
period longer than one (I) year, the premi ses shall thereafter conform to the provisions af the rezone.
Thaugh this proposal would not prohibit the property owner from requesting rezoning to. a Business
District 0.1' Planned Unit Development in the future, there is a unique o.pportunity to take a proactive
approach to this site.
This item was heard at lhe February 20, 2007 Plan Commission meeting. At that meeting the land
owner's attomey spoke in opposition stating cancerns for his client's co.minuedand future use of the
property as permitted by the industrial zoning designatian. Since then, the attarney for the property
awners had several discussions with slaff.
At tbe April 1 Committee lneeting, the attorney representing the property owners requested this item be
tabled o.ne month to. allow the. praperty owners time to. resolve same issues. The current property owners
af the site are willing to wark with the City on the rezone, and they also have a passible purchaser af the
properly. They havesoll1e can cern with a rezone to a residential classification because it may impact the
value of the land, which is now zoned I-J /Industiral. However, a business or manufacturing zoning
classification rezone would not be aut of the question. Also, the transformer/power station will remain on
the site.
At the May 12 Committee meeting, there was more dialog between the City, attorney representing the
property awners, and the cammittee. The city provided a handout of permitted uses they would like to see
at this site, and the attorney representing the property owners handed out a list af land uses lhatthe
property awners would like permitted. The City c10es not feel that retail uses should be permitted at this
site. The. committee feels that schaal or residential uses should not be pet"mitted at this site, due to the
transformer lacation and the prior industrial use of the site.
The item was briefly heard at the May 20 Plan Carnmissianrneeting, but sent back to. committee for
further review. Since the May 20 meeting, DOCS is naw open to. the optian of expanding and madifying
the existing Park Place PUD (Planned Unit Development) ardinanceZ-SOO-06 so that it includes the
suhject property. The Park Pl ace parcel is just north of the subject site. The current Park Place PUD
ordinance can be faund online at: httpJ/cocdocs.ci .carmel.in.us/weblink/DacView.asnx?id=230964 .The
Department will provide more information at the August subdivision committee meeting as to how
it plans to proceed with a new rezone and PUD amendment petition.