HomeMy WebLinkAboutApplication InformationRezone Application Fee
Exempt
Total Due:
$0.00
Donahue -Wold, Alexia K
From: Donahue -Wold, Alexia K
Sent: Thursday, February 25, 2010 11:46 AM
To: Blanchard, Jim E; Boone, Rachel M.; Brewer, Scott I; Conn, Angelina V; Duncan, Gary R;
Hancock, Ramona B; Hollibaugh, Mike P; Holmes, Christine B; 'John Molitor; Keeling,
Adrienne M; Littlejohn, David W; Martin, Candy; Redden, Nick; Stewart, Lisa M; Tingley,
Connie S; Weddington, Trudy A.; Barnes, David R; Donahue -Wold, Alexia K
Subject: Docket No. Assignment: C -1 Rezone, Arby's /Party Time /Langston Properties #10020015 Z)
I have issued the Plan Commission Docket Number for C -1 Rezone, Arby's /Party Time /Langston Properties (Z). It is
the following:
Docket No. 10020015 Z: C -1 Rezone, Arby's /Party Time /Langston Properties
The applicant seeks to rezone 6 properties from B -3 /Business and I -1 /Industrial within the Carmel Dr /Range Line Rd
Overlay to C -1 /City Center. The properties are located at the Northwest corner of Range Line Road and Carmel Drive.
Filed by the Department of Community Services, on behalf of the Carmel Plan Commission.
Fees:
Petitioner, please note the following:
1. This item will not be on an agenda of the Technical Advisory Committee (TAC).
2. Mailed and Published Public Notice needs to occur no later than Friday, March 5. Published notice is required
within the Indianapolis Star. Get the public notice ad to the IndyStar by Noon, two days prior to the public notice
deadline, since it takes about two days for them to publish. Also, the placement of a public hearing sign on the
property is required; see application.
3. Fifteen (15) Informational Packets must be delivered to Plan Commission Secretary Ramona Hancock no later
than Noon, Friday, March 5.
4. This item will appear on the Tuesday, March 16 meeting agenda of the Plan Commission (under "Public
Hearings A representative must be present.
5. This item might also appear on the Thursday, April 1, meeting agenda of a Plan Commission Subcommittee. A
representative must be present.
6. Refer to your instruction sheet and checklist on the application for more detail.
Thank you,
Alexia Donahue Wold
Planning Administrator
City of Carmel, DOCS
One Civic Square
Carmel, IN 46032
317.571.2417
awold@carmel.in.gov
Please consider the environment before printing this e
1
(Summary Information:
Parcel Number: 16- 09- 36- 00- 00- 028.000
State Formatted Parcel Number: 29-09-36
State Tax District: 018
Property Data
Property Owner as of April 21, 2009
Parcel Location
1224 Rangeline Rd S ,Carmel
Stewart, Paul W 34.75 Claribel M Stewart 34
Taxing Unit
Carmel
Most Recent Valuation as of March 1, 200
Legal Description
8/19/98 PROP ADD CHG /ASSESSR
A 7/17/00 FR WHARFSIDE /BR
ASSO
Assessed Value: Land
1112400
Assessed Value: Improvements
419700
Total Assessed Value:
1532100
Section /Township /Range
S36 T18 R03
Subdivision Name
Lot and Block
Lot Block
Acres
1.05
Effective Frontage
0
Effective Depth
0
Property Class
430 (Restaurant, Cafe, or Bar)
Exterior Features and Out Buildings
1 Fast Food Restaurant, 2 Paving,
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County Parcel No: 16 09 36 00 00 028.000
State Formatted Parcel No: 29 09 000 028.000
Property Address:
1224 RANGELINE RD S
Carmel, IN 46032
Deeded Owner: Stewart, Paul W (34.75 Stewar
Claribel M (34.75 Neale, Rebecca C (6.5 Ne
Brian S (6.5 Neale, Scott R (6.5 Neale, Caro
(5.5 Neale, William R (5.5
Owner Address:
10946 Hamilton Pass
Fishers IN 46038
Legal Description: Acreage 1.05 Section 36, Township 18, Range 3
Section /Township /Range: 36/18/3
Subdivision Name:
Subdivision Section:
Deeded Acres: 1.05
Political Township: Clay
Lot Number(s):
The Recorded Date might be due to a variety of changes; such as annexation, right -of -way, split, or deed.
Recorded Date: 6/16/2009
Check the Transfer History Report for details.
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20E.00 C -1 /City Center District.
20E.01 Permitted Uses.
20E.02 Special Uses Special Exceptions.
20E.03 Accessory Buildings and Uses.
20E.04 Height and Area Requirements.
20E.05 Architectural Design.
20E.06 Landscaping Requirements.
20E.07 Permanent Signs.
20E.08 Fencing.
20E.09 Parking
20E.10 Streets and Circulation.
CARMEL CITY CODE
CHAPTER 10: ZONING SUBDIVISIONS
ARTICLE 1: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 20E: C -1 /CITY CENTER DISTRICT
CITY OF CARMEL ZONING ORDINANCE
20E.00 C -1 /City Center District.'
20E.00.01 Purpose and Intent.
The purpose of the C -1 City Center District is to create and protect land areas for the development
of the Carmel City Center, a central mixed -use complex of retail, residential, office, and
community facilities designed to meet the cultural and economic needs of the community. The
development is intended to stabilize an area that has fallen into disuse, and provide an energetic
focus to the city's central business district. The combination of retail shopping and entertainment is
intended to provide a destination for families. The office complex included in the project is
intended to attract the very best corporate citizens to the. community. The City Center will be
bisected by the Monon Greenway, further developing the attractiveness of the linear park project.
When coupled with a museum/exhibit hall and performing arts center, the City Center will provide
the attractions necessary to support a retail and entertainment complex and will lend itself to
hosting large cultural and entertainment events. To promote the development of the City Center
district, the City of Carmel will provide master land planning, land acquisition, street
improvements, landscaping and utility infrastructure.
20E.00.02 Tract Requirements.
Land areas shall be rezoned C -1 only upon application by the City of Carmel itself. All activities
associated with commercial, transportation, service, office and residential activities shall be
conducted within completely enclosed buildings in such a manner that any nuisance factors are not
emitted outside of the building. Visual screening of the outside activities including, but not limited
to, storage and trash collection areas shall be included.
20E.00.03 Approval of Development Plan.
1. Following approval by the Carmel Redevelopment Commission, the City of Carmel shall
submit for approval a Development Plan (DP) that includes the following development
1 Section 20E.00 amended per Ordinance No. Z- 372 -02; Z- 453 -04, §bw -bx.
Chapter 20E: C -1 /City Center District
20E -1
as adopted per Z -343; Z- 365 -01; Z- 372 -02; Z-382 -02; Z- 415 -03; Z- 453 -04; Z- 476 -05
Spring 2005 vl
Chapter 20E: C -1 /City Center District
20E -2
as adopted per Z -343; Z- 365 -01; Z- 372 -02; Z-382 -02; Z- 415 -03; Z- 453 -04; Z- 476 -05
CITY OF CARMEL ZONING ORDINANCE
requirements for that property: Architectural Design, Exterior Lighting, Landscaping and
Signage (ADLS).
2. The Director, as the staff of the Carmel/Clay Plan Commission, shall review a DP
application to determine if the DP satisfies the development requirements of the C -1
District.
3. The Director must approve, approve with conditions, or disapprove the Development Plan
(DP) for any tract of land in the C -1 District.
4. The Director shall hold a public hearing before deciding 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 C -1 District;
d. Do not exceed twenty percent (20 of the original Gross Floor Area of the
existing structure, applicable from the date of this Section; and
e. Have received a prior ADLS approval from the Commission.
5. Pursuant to IC 36 -7-4 -1400 et seq., the Director (as the staff of the Plan Commission) is
hereby authorized to conduct a public hearing to determine whether the Development
Plan complies in all respects with the Zoning Ordinance and any commitments made by
the owner of the real property under IC 36 -7-4 -613. The Director shall then make written
findings concerning his or her decision to approve or disapprove the Development Plan,
and the Director is hereby designated as the official who is responsible for signing the
written findings.
6. The approval or disapproval of a Development Plan by the Director under this Section
20E.00.03 is a fmal decision of the Commission that may be reviewed only as provided in
IC 36 -7-4 -1016. After initial approval of the Architectural Design, Exterior Lighting,
Landscaping and Signage (ADLS) under this Section 20E.00.03, the ADLS shall not be
materially or substantially changed or altered without the prior approval of the
Commission under its rules of procedure.
7. Zoninz Waiver. The applicant may apply for a Zoning Waiver of the dimensional and
quantitative standards of the C -1 District by not greater than thirty-five percent (35
consistent with requirements set forth below:
a. The proposal shall be in harmony with the purposes and the land use standards
contained in this chapter;
b. The proposal shall enhance the overall Development Plan, the adjoining
streetscapes and neighborhoods, and the overall City Center District.
c. 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
City Center District, and shall not adversely affect emergency vehicle access or
deprive adjoining properties of adequate light and air.
d. 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.
e. In granting a waiver, the Commission may impose such conditions that will, in
20E.01 Permitted Uses.'
See Appendix A: Schedule of Uses.
20E.01.01 Minimum Area Requirements: None.
20E.01.02 Other Requirements: None.
its judgment, secure the purposes of this chapter. This subsection 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
Code.
20E.02 Special Uses Special Exceptions:
A. Other uses similar and comparable to the C -1 permitted uses specified in Appendix A: Schedule of
Uses.
B. See Chapter 21: Special Uses Special Exceptions for additional regulations.
20E.02.01 Minimum Area Requirements: None.
20E.02.02 Other Requirements: None.
2 Section 20E.01 amended per Ordinance No. Z- 415 -03, §az.
3 Section 20E.02 amended per Ordinance No. Z- 415 -03, §ba; Z- 453 -04, §by.
4 Section 20E.04 amended per Ordinance No. Z- 382 -02; §a; Z- 476 -05, §a -b.
Chapter 20E: C -1 /City Center District
20E -3
as adopted per Z -343; Z- 365 -01; Z- 372 -02; Z- 382 -02; Z- 415 -03; Z- 453 -04; Z- 476 -05
Spring 2005 vl
CITY OF CARMEL ZONING ORDINANCE
20E.03 Accessory Buildings and Uses: (See Chapter 25: Additional Use Regulations for
additional requirements.)
1. Accessory Uses. Enclosed Accessory Uses which are incidental to, maintained on the same lot and
directly associated with the operation of a permitted use, including recreational areas for
employees and lodging facilities for owners, guards or caretakers.
2. Accessory Buildings. Any detached Accessory Building on any Lot shall be compatible in
architectural style and construction materials with the Principal Building(s) with which it is
associated.
20E.04 Height and Area Requirements.' (See Chapter 26: Additional Height, Yard, Lot Area
Regulations for additional requirements.)
20E.04.01 Maximum Height Residential Uses:
1. Adjacent to any residential use or zone: One hundred fifty (150) feet, measured from
street grade.
2. Adjacent to all other uses: One hundred fifty (150) feet, measured from street grade.
20E.04.02 Maximum Height Commercial and Civic Uses:
1. Adjacent to an existing or platted single family residence or residential subdivision: One
hundred fifty (150) feet, measured from street grade.
2. Adjacent to all other uses: One hundred fifty (150) feet, measured from street grade.
20E.04.03 Minimum Lot Frontage:
1. Residential use: Thirty-five (35) feet.
2. All other uses: One hundred (100) feet.
20E.04.04 Minimum Lot Size:
1. Residential use: Four thousand (4000) square feet with public sewer and public water.
2. All other uses: Twenty thousand (20,000) square feet per Principal Building.
20E.04.05 Maximum Lot Coverage: eighty percent (80
20E.05 Architectural Design.'
20E.05.01 Buildings shall be designed and constructed in accordance with the adopted architectural
style and materials palette established for the City Center by the City of Cannel Redevelopment
Commission.
20E.06 Landscaping Requirements.
20E.06.01 Style and Species. Landscaping shall be designed in accordance with the adopted
landscaping style and species palette established for the City Center by the City of Carmel
Redevelopment Commission.
20E.06.02 Street Trees. Shade trees shall be planted along all streets within the rights -of -way,
parallel to the street. Species, size, and installation shall be per the standards of the City of
Carmel.
20E.06.03 Landscaping Installation and Maintenance.
1. Installation. All required landscaping shall be installed prior to the issuance of a
Certificate of Occupancy by the Department Administrator. If it is not possible to install
the required landscaping because of weather conditions, the property owner shall post a
bond for an amount equal to the total cost of the required landscaping prior to the
issuance of the Final Certificate of Occupancy.
2. Maintenance. It shall be the responsibility of the owners and their agencies to insure
proper maintenance of the landscaping, in accordance with the standards set by this
Ordinance. This is to include, but is not limited to, replacing dead plantings with
identical varieties or a suitable substitute, and keeping the area free of refuse and debris.
20E.07 Permanent Signs.'
20E.07.01 All permanent signs in the C -1 District shall be designed and constructed in accordance
with the adopted architectural style and materials palette established for the City Center by the City
of Carmel.
5 Section 20E.05 adopted per Ordinance No. Z- 372 -02.
6 Section 20E.06 amended per Ordinance No. Z- 365 -01; Z- 372 -02. Renumbered per Ordinance No. Z- 372 -02.
Section 20E.07 adopted per Ordinance No. Z- 372 -02.
Chapter 20E: C -1 /City Center District
20E-4
as adopted per Z -343; Z- 365 -01; Z- 372 -02; Z- 382 -02; Z- 415 -03; Z- 453 -04; Z- 476 -05
Spring 2005 vl
CITY OF CARMEL ZONING ORDINANCE
CITY OF CARMEL ZONING ORDINANCE
20E.07.02 Except as noted below, the placement and number of permanent signs shall be in
accordance with the project standards established by the City of Carmel Redevelopment
Commission.
20E.07.03 All Signs must fit within the horizontal and vertical elements of the building and may not
obscure details of the building.
20E.07.04 No sign shall extend above the cornice line of the building.
20E.08 Fencing.
20E.08.01 Maximum Height:
a. Side and Rear Yard: eight (8) feet;
b. Front Yard: four (4) feet.
20E.08.02 Materials. Fences shall be constructed solid wood or masonry, and shall be approved by
the Director at the time of final Development Plan approval. Stockade or shadow box fences shall
not be permitted within the C -1 District
20E.09 Parking.'
20E.09.01 Parking Lots. Parking lots shall generally be located at the rear or at the side of buildings
and shall be screened from the sidewalk/street by low walls, fences or hedges.
20E.09.02 Pedestrian Pathway. In parking areas designed to accommodate more than four (4) rows
of vehicles, a landscaped, separated pedestrian pathway shall be provided for safe access through
the parking area to the front door.
20E.09.03 Bicycle Parking. Bicycle parking with bike racks should be provided.
20E.10Streets and Circulation.''
20E.10.01 Vision Clearance. Vision clearance on corner lots and at the intersections of streets and
driveways shall be observed.
20E.10.02 Separation of Circulation Systems. Conflicts between pedestrians, bicycles and autos
shall be minimized. Separation of circulation systems shall be created through design elements
such as changes in grade, material, screens, structures, etc.
20E.10.03 Sidewalks. Sidewalks shall be required along all public streets, and shall be constructed
to the standards of the City of Carmel. Where pedestrians are forced to cross traffic lanes, changes
in paving and narrowing of roadways can alert drivers to pedestrian traffic.
20E.10.04 Routing of Vehicular Traffic. Vehicular traffic serving the C -1 District should not be
routed into or through a residential development or onto a street serving a school or community
facility.
20E.10.05 Routing of Truck Traffic. Truck traffic serving the C -1 District should be prohibited
from using surrounding residential streets.
8 Section 20E.08 renumbered per Ordinance No. Z- 372 -02.
9 Section 20E.09 renumbered per Ordinance No. Z- 372 -02.
to Section 20E.10 amended per Ordinance No. Z- 372 -02. Section 20E.10 renumbered per Ordinance No. Z- 372 -02.
Chapter 20E: C -1 /City Center District
20E -5
as adopted per Z -343; Z- 365 -01; Z- 372 -02; Z- 382 -02; Z- 415 -03; Z- 453 -04; Z- 476 -05
Spring 2005 vl
Ordinance No.
Docket No.
Council Approval
Effective Date
Sections Affected
Z-343
May 1, 2000
May 1, 2000
Z-365 -01
76 -01a OA
November 5, 2001
November 27, 2001
20E.05.04(1)
Z-372-02
3 -02 OA
April 1, 2002
April 1, 2002
20E.00.03; 20E.05;
20E.06; 20E.07;
20E.08; 20E.09;
20E.10
Spring 2002 vl
Z
38 02 OA
July 15, 2002
July 15, 2002
20E.04.01(1)
Summer 2002 vl
Z
39 02 OA
November 17, 2003
November 18, 2003
20E.01; 20E.02
Autumn 2003 vl
Z
150 02 OA
August 16, 2004
August 16, 2004
20E.00; 20E.02
Summer 2004 vl
Z
05020023 OA
May 2, 2005
May 2, 2005
20E.04
Spring 2005 vl
CHAPTER 20E: C -1 /CITY CENTER DISTRICT
AMENDMENT LOG
Chapter 20E: C -1 /City Center District
20E -6
as adopted per Z -343; Z- 365 -01; Z- 372 -02; Z- 382 -02; Z- 415 -03; Z- 453 -04; Z- 476 -05
c '111AG ..i
CITY OF CARMEL ZONING ORDINANCE
Approved by the Carmel Redevelopment Commission May 8, 2002
Carmel Redevelopment Commission
STRATEGIC REDEVELOPMENT PLAN POLICIES
C-1/City Center and C -2 /Old Town Redevelopment Districts
Vision
The Carmel City Center and Old Town Redevelopment areas are reinforcing the core of the City
of Carmel. These areas are mixed -use, including a vibrant pedestrian friendly retail core,
attractive upscale residential opportunities, and valuable office space. They provide amenities
for those who live in, work at or just visit the area. The Monon Trail, a rail trail connecting
Carmel to downtown Indianapolis, bisects the property and connects this area north into
Westfield. The Carmel government center is also located in this area making it the government
center as well. Community uses such as performing arts and sport venues make downtown
Carmel the place to live and work in central Indiana.
General Urban Design Standards
Large expanses of parking should be avoided in order to minimize the distance
pedestrians must walk between buildings and also to maximize the use of the property.
Structured parking should be utilized when possible. Costs could be defrayed by renting
the ground floor of the garage to retail tenants. (Structured parking becomes cost
effective when the price of land for the development reaches $30 per square foot; Ten
Principles for Reinventing America's Suburban Business Districts)
All buildings should face the public street in order to create a sense of enclosure on the
street and encourage pedestrian activity. Buildings should be designed to be
architecturally attractive at the pedestrian scale.
Long superblocks should be minimized. Pedestrian linkages, public open space, parking
areas and community uses should be interspersed in order to facilitate pedestrian
activity and create a vibrant community.
Residential uses should be located within a 5 to 10 minute walk of the commercial areas
in order to encourage pedestrian activity.
In mixed use areas, buildings that are vertically mixed in use are encouraged. Retail uses
should be placed at street level, while office and residential uses should be places in the
rear or on the upper stories.
To maximize the street frontage of buildings and minimize the street frontage of parking
lots, buildings should be articulated so that the long side fronts the street.
Pedestrian circulation should be an integral part of the initial site layout. The site should
be organized so that the. buildings frame and reinforce pedestrian circulation, and so
pedestrians walk along building fronts rather than along or across parking lots and
driveways. Buildings should also be arranged to create view corridors between
pedestrian destinations within and adjacent to the site including buildings entrances,
transit stops, useable open space, and nearby regional amenities including parks and
greenways.
Parking lots should be located behind buildings or in the interior of a block whenever
possible. Parking lots should not occupy more than 1/3 of the frontage.
Parking lots along the street must be screened from the adjacent street and sidewalk by
walls, fences, or landscaping.
1 of 4
Approved by the Carmel Redevelopment Commission May 8, 2002
Architectural Guidelines
Each building should be designed to form part of the larger composition of the area
within which it is located. Urban design and architectural elements should be used
consistently in the district to help relate individual structures to other structures
resulting in a coherent overall development pattern and streetscape.
Multi -story buildings should clearly delineate the boundary between each floor of the
structure through belt courses, cornice lines or similar architectural detailing.
Adjacent buildings should relate in similarity of scale, height, and configuration.
Signs should be limited to wall, awning, or hanging signs.
Larger buildings (those with facades greater than 64 feet in width) should be broken
down in scale by means of the articulation of separate volumes. These should be well
proportioned and related to create a satisfactory composition.
Awnings, covered walkways, open colonnades, or similar weather protection must be
provided by commercial structures.
The main entrance of a structure must face the street and be clearly articulated through
the use of architectural detailing
Windows and doors on the front facade of a building should create lines of sight
between the building and the street.
Buildings at street corners should be designed to address the corner —this is, to engage
the interest of drivers, pedestrians and bicyclists at the intersection. Buildings should
provide an entry, additional building mass, and distinctive architectural elements at the
corner.
Residential building entrances should be raised above the sidewalk a minimum of 2 feet
to reinforce a privacy zone and distinguish them from the commercial entrances.
Exterior building materials should have a human scale; this helps people to relate to the
size of the building. Examples include stone and brick. Non modular exterior materials,
such as stucco, and those in large modules are highly discouraged.
The ground level of the building must offer pedestrian interest along sidewalks and
paths. This includes windows, entrances, and architectural details.
Streetscape
Streetscape design shall be coordinated throughout the project. Street furniture,
lighting, and landscaping shall be an integral part of building design. The public domain
is of utmost importance to the project and therefore should be a high priority.
Parking lots should be located to the rear or side of the buildings. If located at the side of
the structure, the parking must be screened through the use of solid streetwalls or
landscaping. Streetwalls should not exceed 4 feet in height.
Streetscape designs should include a system of pedestrian wayfinding signs, kiosks and
other environmental graphics to supply direction to the pedestrians.
Pedestrian pathways should be provided from the street to the parking area between
buildings, as necessary to ensure reasonably safe, direct, and convenient access to
building entrances and off street parking.
Transportation System
Streets should be designed to accommodate the needs of all modes of transportation.
The district should consist of an interconnected network of small thoroughfares. An
interconnected street pattern with smaller blocks provides multiple routes, diffusing
2 of 4
Approved by the Carmel Redevelopment Commission May 8, 2002
automobile traffic and shortening walking distances. This pattern keeps local traffic off
regional roads and through traffic off local streets.
Streets should interconnect with a development and with adjoining development. Street
stubs should be provided with development adjacent to open land to provide for future
connections.
Neighborhood streets of varying types should be designed to provide equitably for
pedestrian and bicycle comfort and automobile movement. Slowing the automobile and
increasing pedestrian and bicycle activity encourages the casual meetings that form the
bonds of community.
Pedestrian paths should provide efficient connections to other paths or walkways and
should be designed to maximize visibility and security.
b Narrower streets shouldbe utilized within the district to discourage through traffic and
emphasize pedestrian scale.
Sidewalks should be provided on both sides of thoroughfares. Connections to greenways
and pedestrians pathways away from thoroughfares are encouraged.
Pedestrian crossings shouldbe improved to include protected crossings pedestrian
lights, and intersection markers.
Bike racks should be located in the parking lots so they do not block sidewalks.
Whenever possible, internal access drives should be located to join together existing
public streets and/or connect to adjacent private drives, so that the internal circulation
functions as an integral part of the surrounding transportation network.
Open Space
Formal and informal open spaces should be located throughout the development.
The plan should create a hierarchy of useful open spaces; a formal mall in the center of
the district, parks and playgrounds throughout the area, and streets that promote
walking and encourage informal meetings.
Open spaces should be located where they are visible and easily accessible from public
areas such as building entrances and sidewalks.
Open spaces should contain direct access from the adjacent streets. They should be open
along the adjacent sidewalks and allow for multiple points of entry. They should also be
visually permeable from the sidewalk, allowing passersby to see directly into the space.
Public spaces should provide as many seating opportunities as possible. Moveable chairs
and sidewalk cafes are strongly encouraged.
Public art and water features should be incorporated into open spaces designs whenever
possible.
The following types of open space may be allowed in redevelopment areas:
o Green —an open space available for unstructured recreation, its landscaping
consisting of grassy areas and trees. Improvements to the green may consist of
paths, benches, landscaping, and other improvements.
o Greenbelt —a series of connected open spaces. A greenbelt should provide
pedestrian and bicycle connections to other open spaces in a larger open space
system or to destinations such as schools, libraries, and neighborhoods
commercial areas.
o Park —an open space, available for recreation, its landscape consisting of paved
paths and trails, open lawn, trees, open shelters, or recreational facilities.
3 of 4
Approved by the Carmel Redevelopment Commission May 8, 2002
o Plaza —open space usually at the intersection of important streets, set aside for
civic purposes and commercial activity, including parking, its landscape
consisting of durable pavement and formal tree plantings. Plazas may range from
very active places with adjacent complementary uses such as restaurants and
cafes, to quiet areas with only seating, formal landscape plantings, and amenities
such as fountains or public art.
o Square —open space that may encompass an entire block, is located at the
intersection of important streets, and is set aside for civic purposes, with
landscape consisting of paved walks, lawns, trees, and civic buildings.
4 of 4
Adopted by Carmel Redevelopment Commission July 9, 2002
REDEVELOPMENT DISTRICT ZONING PROCESS
C -1 /City Center C -2 /01d Town
The C-1 /City Center and C -2 /Old Town zoning districts are unique within the Carmel/Clay
community. These areas have been identified as important redevelopment areas for the City of
Carmel. Redevelopment efforts require partnerships between the developers and many city
entities. The following chronological outline is to be used as an aid to navigate smoothly
through the approval processes for C -1 C -2 developments.
1. As early as possible, the developer will discuss the proposed project with the Depaitment
of Community Services (DOCS) staff. Please call for an appointment to discuss the
review procedure and process timeline. This initial meeting should be held at least 2
months prior to the anticipated hearing date.
The petitioner may be finalizing the project agreement with the Carmel Redevelopment
Commission (CRC) concurrently although the project agreement must be finalized before
a hearing date will be determined.
2. Information needed for formal DOCS staff and Plan Commission review:
a. Two (2) copies of the completed application form
b. Two (2) copies of legal description
c. Two (2) location maps showing the subject site, zoning and existing land uses of
all adjacent properties
d. Two (2) copies of a detailed site development plan showing:
i. Detailed drainage plan with drainage calculations
ii. Lighting plan to include foot candle limits, types of fixtures and sizes of
fixtures
iii. Landscaping plan to include location of all plantings, types and sizes of
plantings, planting legend, planting details, and mounding locations /details
iv. Signage plan to include size and location, size, materials and colors of all
signs
v. Parking plan to illustrate handicapped spaces, the total spaces required by
the zoning ordinance and the number provided
vi. Site plan showing all setbacks, perimeter drainage and utility easements,
sewer and water line locations, building square footage, dimensions of the
building, location of mechanical equipment and trash receptacle with
screening details, pavement and curbing details, proposed road
improvements, pedestrian paths, loading/dock areas, fire hydrant and
siamese location
vii. All building elevations
3. Submit plans to the Technical Advisory Committee (TAC) for review. A list of TAC
meeting dates and membership is available in the DOCS.
Adopted by Carmel Redevelopment Commission July 9, 2002
4. For a Development Plan application, the Petitioner obtains a list of all property owners
within a 660 foot radius or two properties deep, whichever is less, of the subject property
from the Hamilton County Auditor's Office.
5. Petitioner meets with staff for final review and to insure all materials have been
submitted and TAC concerns addressed.
6. The hearing date is set by the Director of the Department of Community Services. The
hearing date will be set only after the project agreement is finalized with the CRC and the
CRC has approved the architectural design, landscaping, lighting and signage.
7. For a Development Plan application, the Petitioner prepares legal notices for property
owners' notification and newspaper advertisement. This notice must be sent via certified
mail 10 days before the hearing and appear in the paper 10 days prior to the hearing.
For an ADLS application, the Petitioner prepares legal notices for newspaper
advertisement only. This notice must appear 10 days before the hearing date.
The newspaper advertisement must be published in the Noblesville Ledger.
8. The hearing agenda is posted.
9. The Director, as the hearing officer of the Plan Commission, holds the hearing and makes
a decision.
EXHIBIT A
PROPERTY DESCRIPTION
Rezone of properties located at the NW corner of Carmel Drive and Range Line Road,
comprising 6 parcels, also known as Tax Parcel ID numbers:
4/6/2010
16- 09- 36- 00 -00- 025.000
16- 09- 36- 00 -00- 026.001
16- 09- 36- 00 -00- 025.001
16- 09- 36- 00 -00- 027.000
Ordinance No. Z- 541 -10
Page 3
16- 09- 36- 00 -00- 026.000
16- 09- 36- 00 -00- 028.000