HomeMy WebLinkAboutOrdinance DRAFT 03-08-00 I
draft 10/22/99
revised: 12/7/99
1/7/00
1/21/00
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ORDINANCE
146 STREET AND
KEYSTONE AVENUE
PLANNED UNIT DEVELOPMENT
DISTRICT
AN ORDINANCE ESTABLISHING THE
146 STREET AND KEYSTONE AVENUE
PLANNED UNIT DEVELOPMENT DISTRICT
WHEREAS, Section 31.6.4 of the Carmel/Clay Zoning Ordinance Z -289, (the "Carmel/Clay Zoning
Ordinance provides for the establishment of a Planned Unit Development District in accordance with the
requirements of I.C. 36 -7 -4 -1500 et seq.;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Carmel, Indiana,
pursuant to I.C. 36 -7 -4 -1500 et seq., it adopts this ordinance, (the "Ordinance as an amendment to the
Carmel/Clay Zoning Ordinance.
Section 1. Applicability of Ordinance:
Section 1.1. The Official Zoning Map of the City of Carmel and Clay Township, a part of the
Carmel/Clay Zoning Ordinance, is hereby changed to designate the land described in Exhibit 'A', (the "Real
Estate as a planned unit development district.
Section 1.2. Development in the planned unit development district shall be governed entirely by the
provisions of this Ordinance, with the exception that provisions of the Carmel/Clay Zoning Ordinance
specifically referenced within this Ordinance and in effect on October 22, 1999, shall also apply.
Section 1.3. Any capitalized term not defined herein shall have the meaning as set forth in the
Carmel/Clay Zoning Ordinance in effect on October 22, 1999.
Section 2. Permitted Primary Uses:
Clinic or medical health center College or University
Financial Institution General Offices
Grocery Store Hardware Store (including enclosed Lumberyard and
outdoor attached Garden Center)
HosPital
Hotel Insurance Office
Meeting or Party Hall Nursing, retirement or Office building
convalescent facility
Professional Office Radio or television studio Recording Studio
Research Laboratory Restaurant
Retail Uses Utility company business office
Section 3. Excluded Primary Uses:
Amusement Park Automobile sales or leasing
Automobile service station or filling station Boat sales
Bulk storage of petroleum products Car wash
Carnivals, fairs, circuses Commercial warehouse storage
Disposal or storage of hazardous or radioactive materials Equipment sales or repair
Fertilizer manufacturing
market Flea market
Garbage disposal plant/sanitary landfill Go -cart track
Grain elevator Industrial uses —heavy
Junk and/or salvage yard Commercial kennel
Manufactured housing sales Miniature golf
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Planned Unit Development Dist rdinance 146th Street and Keystone Avenue
Mobile home court Movie theater (outdoor)
Penal or correctional institution Plant nursery
Reclaiming processes involving materials and/or Refining or manufacturing of petroleum products
chemicals that are considered dangerous to the health,
safety, and welfare of the general public as determined
by the State of Indiana, Hamilton County or the City
Refining or manufacturing asphalt, cement, gypsum, Roadside sales stand; parking lot or outdoor temporary
lime, wood preservatives sales
Sand and gravel extraction or sales Self storage /mini- warehouse facilities
Sexually oriented business Single family residence
Small engine sales or repair Stand alone restaurants with walk -up window and /or
drive -thru window food sales or those restaurants
that traditionally have walk -up window or drive -thru
window food sales
Stock yards, slaughtering, leather curing and tanning Truck stop
Water slide
Section 4. Accessory Buildings and Uses: All accessory buildings and uses which are permitted in the B -2
zoning district shall be permitted, except that any detached accessory building shown in any Development Plan
"DP shall have on all sides the same architectural features or shall be architecturally compatible with the principal
building(s) with which it is associated.
Section 5. Minimum Tract Size: The minimum tract size is 5 acres. This Section 5 does not however
preclude the sale or other transfer of any parcel of land within a tract after the approval of a DP for the entire tract.
However, the development of the parcel must still conform to the DP for the entire tract as approved or amended by
the Director, and all other applicable requirements contained in this Ordinance.
Section 6. Height and Area Requirements:
Section 6.1. Maximum Building Heights: All uses, sixty (60) feet.
Section 6.2. Minimum Building Height: All uses, thirty (30) feet along the Keystone Avenue
frontage, or for uses not on the frontage, fourteen (14) feet, with a minimum of twelve (12) feet to the
lowest eaves for a building with a gable or hip roof. Any building or part of a building within three
hundred (300) feet of the Keystone Avenue right -of -way shall be considered on the frontage. Accessory
buildings and outdoor storage, attached garden centers, and screened delivery areas are exempt from the
requirements of this Section.
Section 6.3. Minimum Building Setbacks: The minimum building setback measured to the nearest
right -of -way shall be at least 90 feet, except along 146 Street where the minimum building setback
shall be 45 feet.
Section 6.4. Minimum Gross Floor Area:, Number of Tenants:
A. All buildings shall have a minimum of fifteen thousand (15,000) square feet of gross
floor area, excluding the floor area of any basement or any accessory building(s).
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of the Real Estate is intended to be for a single tenant. In the event that this building is not
developed and constructed for a single tenant and /or upon redevelopment of this huildin or
its site as a multi- tenant building, then the provisions of paragraph C below shall apply,
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buildings shall have no more than six (6) tenants.
D..
Accessory buildings permitted need not meet the minimum floor area requirement.
E� The gross floor area of restaurants is allowed to be less than 15,000 square feet but not
less than 7,500 square feet.
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Planned Unit Development Dis•rdinance I46th Street and Keystone Avenue
E All retail uses must occupy at least 10,000 square feet of gross floor area.
Section 6.5. Maximum Parcel Coverage and Density:
A. Maximum Parcel Coverage shall be sixty-five percent (65 for office uses and thirty
percent (30 for retail uses.
B. Maximum Floor Area Ratio (F.A.R.) shall be 0.70, with the F.A.R. being calculated by
dividing the total gross floor area of a building or buildings on any parcel by the area of such
parcel.
Section 6.6. Architectural Design Requirements:
A. Scale and proportion: All building facades, including doors, windows, column spacing,
and signage shall be designed using the Golden Section, represented by the ratio 1:1.6 or 1.6:1.
B. Suitability of building materials: A minimum of three materials shall be used for
building exteriors, from the following list: stone, brick, architectural pre -cast (panels or detailing),
architectural metal panels, glass, ornamental metal.
C. All buildings shall be designed with a minimum of eight external corners, in order to
eliminate monotonous box buildings.
D. Sloped roofs shall be a maximum of one hundred (100) feet without a change in roof
plane, or gable or dormer. Sloped roofs shall be either standing seam metal or dimensional
shingles.
Section 7. Landscaping Requirements.
Section 7.1, Landscaping Plan: A Landscaping Plan shall be submitted to the Plan
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parking and signage) are submitted. This plan (1) shall be drawn to scale, including
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parking areas, walks, ramps for handicapped, terraces, drive -ways, signs, lighting standards,
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and coordinated part of the Landscape Nan for the entire tract.
Section 7.2. Areas to be Landscaped.
A. Greenbelt:
1. The greenbelt along Keystone Avenue shall be a minimum of thirty (30) feet in
width and landscaped per the requirements of Section 7-4 7.3.
2. Greenbelt areas shall be unoccupied except for plant material, steps, walks,
terraces, bike paths, driveways, lighting standards, signs, and other similar structures
(excluding a private parking area). Mounding and other innovative treatments are to be
especially encouraged in this area. Pedestrian walkways and bikeways are encouraged to
be incorporated into the greenbelt.
B. Parallel Roadways:
1. There shall be landscape planting areas located adjacent to the Keystone Avenue
on and off ramp rights -of -way, which shall be a minimum of ten (10) feet in width and
landscaped pursuant to Section 7-4 7.3.
2. These landscape areas shall be unoccupied except for plant. material, steps,
walks, terraces, bike paths, driveways, lighting standards, signs, and other similar
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Planned Unit Development Dis rdinance 146th Street and Keystone Avenue
structures.
C. Planting Adjacent to Buildings:
1. A planting area equal to an area measuring fifteen (15) ten (10) feet in depth by
the width of the front of the building plus twenty (20) feet (to extend ten (10) feet out on
both sides) shall be installed at the front of the building.
2. A planting area equal to an area ten (10) five (5) feet in depth shall be installed
on the sides of the building(s) but is not required on the rear of the building(s).
3. Sidewalks up to eight (8) feet in width may be permitted in these areas, but shall
not occupy the entire area on any side of the building(s).
4. If an approach driveway cuts into a planting area displaced by the driveway,
additional area shall be added to the building perimeter planting.
5. These adjacent planting areas need not be rectangular in shape as long as the
required amount of space is landscaped;, innovative and original designs are encouraged.
D. Planting Within Parking Lots: All parking lot landscaping shall be of a quality to
improve and enhance the site and its surrounding area, representing no less than six percent (6
of the total surface parking area. Landscaping within parking lots shall occur in any combination
of planting islands, planting peninsulas and entranceways, and provide not less than one (1) tree
and ten (10) shrubs for each four hundred (400) square feet of interior landscaped area. (For
purposes of this computation, landscaping in the greenbelt(s), adjacent to the building(s) and on
the periphery of the tract shall not be included.)
Section 74 7.3, Landscaping Standards.
A. Interior Areas: The dimensions, specifications and design of any planting area or
planting median shall be sufficient to protect the landscaping materials planted therein and to
provide for proper growth. The following minimum widths for interior planting areas shall be
used:
Canopy Trees: 9 feet wide
Ornamental Trees: 7 feet wide
Shrubs (only): 5 feet wide
B. Greenbelt: The primary landscaping materials used in the greenbelt areas and adjacent to
buildings shall be shade trees, ornamental trees, shrubs, ground covers, grasses, and flowers. A
base planting unit of one hundred (100) linear feet will be designated for the Keystone Avenue
greenbelt which includes:
Five (5) shade trees;
Three (3) ornamental trees or three (3) evergreen trees; and
Fifteen (15) shrubs
C. Materials: All plants proposed to be used in accordance with any landscaping plan shall
meet the following specifications:
1. Shade trees: a minimum trunk diameter of 21/2 inches at six (6) inches above the
ground line, a minimum height of eight (8) feet, and a branching height of not less than
1/3 nor more than 1/2 of tree height.
2. Ornamental trees: a minimum trunk diameter of 11/2 inches at six (6) inches
above the ground line, a minimum height of six (6) feet, and a branching height of not
less than 1/3 nor more than 1/2 of tree height.
3. Evergreen trees: a minimum height of eight (8) feet, a width of not less than 3/5
of the height.
4. Deciduous shrubs: minimum height of twenty-four (24) inches, with no less
than six (6) main branches upon planting.
5. Evergreen shrubs: minimum height and spread of twenty-four (24) inches.
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Planned Unit Development Dis rdinance 146th Street and Keystone Avenue
Section 7.3 7A. Landscaping Installation and Maintenance.
A. Installation: All required landscaping shall be installed prior to the issuance of a final
Certificate of Occupancy by the Department. 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 temporary
Certificate of Occupancy.
13. Maintenance: It shall be the responsibility of the owners and their agents to insure proper
maintenance of project landscaping and retention ponds approved in accordance with the
development requirements specified for this Ordinance. This is to include, but is not limited to,
irrigation and mulching of planting areas, replacing dead, diseased, or overgrown plantings with
identical varieties or a suitable substitute, and keeping the area free of refuse, debris, rank
vegetation and weeds.
C. Changes After Approval: No landscaping which has been approved by the Commission
may later be materially altered, eliminated or sacrificed, without first obtaining further
Commission approval. However, minor alterations in landscaping may be approved by the
Director in order to conform to specific site conditions.
D. Inspection: The Director shall have the authority to visit the Real Estate to inspect the
landscaping and check it against the approved plan on file.
Section 8. Parking Requirements:
A. Except as provided in Paragraph B, parking is prohibited between the Keystone Avenue
right -of -way and the setback line of the building.
1. Efforts to break up large expanses of pavement are to be encouraged by the
interspersing of appropriate planting areas wherever possible.
2. Pedestrian access to and through parking areas shall be provided in the DP.
3. The number of parking spaces required is established in Section 27 of the
Carmel/Clay Zoning Ordinance,i however, for the purposes of calculating the required
number of parking spaces, outdoor— storage attached garden centers and screened
delivery areas shall be excluded.
4. There shall be an appropriate number of parking spaces, accessible to the
building(s) and identified as reserved for use by handicapped individuals, and these
spaces shall meet State requirements.
5. Above_grade, structured parking facilities shall have on all sides architectural
features that are compatible with the principal building(s) with which they are associated.
B The Commission may, in at its discretion, allow a minimal number of visitor or
handicapped parking spaces between the greenbelt and the front yard line.
Section 9. Lighting Requirements:
A. A site lighting plan shall be submitted along with the information on architectural design,
landscaping, parking, signage, and lighting, "ADLS The site lighting plan shall include the
layout, spread and intensity of all site lighting, including:
1. parking lot and service /storage area lighting;
2. architectural, display lighting;
3. security lighting;
4. lighting of pedestrian and bicycle ways;
5. landscape lighting.
B. All site lighting shall be coordinated throughout the project and be of uniform design,
color and materials.
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Planned Unit Development Dist11Rt7rdinance 1 46th Street and Keystone Avenue
C. The maximum height of light standards shall not exceed twenty-five (25) feet high.
However, when light standards abut or fall within ninety (90) feet of a residential district or use,
they shall not exceed fifteen (15) feet.
D. All site pole lights and wall mounted lights shall be low- level, 90° cutoff luminaires and
shall not spill over into adjoining properties in excess of 0.3 foot candles footcandles in
commercial areas, and 0.1 feet-candles footcandles in residential areas.
E. Exterior architectural, display, decorative and sign lighting visible to the public from
either U.S. Highway 31 or Keystone Avenue.
Section 10. [intentionally omitted]
Section 11. Other ADLS Requirements.
Section 11.1. Outside Storage of Refuse or Merchandise: No outside, unenclosed storage of refuse
(whether or not in containers) or merchandise (other than the merchandise contained in an attached
garden center) shall be permitted on any tract. The merchandise within an attached garden center shall
not be stacked higher than the height of the exterior wall, All refuse shall be contained completely
within the principal or accessory building(s). Any accessory structure designed for refuse storage shall be
architecturally compatible with the principal building.
Section 11.2. Loading Berths:
A. Any loading or unloading berth or bay visible from U.S. Highway 31 shall be screened. nr
Keystone Avenue shall be screened subject to the approval of the Plan Commission or
Committee of the Plan Commission. Any overhead doors on the south side of any building
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Community Services.
B. Any overhead doors and /or solid steel doors located on the south facade of a building
be use for loading or unloading of goods, products, merchandise or other materials shall be
screened by a wall not less than eight (8) feet in height to be designed and constructed with
materials approved by the Director.
Section 11.3. Signs:
A. Single Tenant Buildings
1. Number Type: The maximum number of Identification Signs permitted
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bu frontage where the main entrance is located For those buildings containing
over 100,000 square feet, two additional wall signs shall be permitted on the
building frontage where the main entrance is located.
Maximum Sign Area for buildings over 100,000 square feet:
West building frontage: 100 sq. ft.
Main entrance building frontage: 150 sq. ft.
Two additional wall signs: 27 sq. ft. each
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Ordinance, the distance of Sign from Street Right -of -Way shall be measured
perpendicular to the right -of -way of the street currently known as Keystone
Avenue.
Location: As shown on building elevation drawings.
4. Design: All wall signs shall consist of individual letters. The color of the
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Planned Unit Development Disrdinance 146th Street and Keystone Avenue
Sign faces shall be white with white returns.
5. Copy: As per definition of Identification Sign.
6. Illumination: Internal. The additional wall signs are not to be illuminated.
Window Signs: No window signs are allowed.
Sign permit: Required.
Fees: Required.
B. Multi- Tenant Buildings
I: Number Type: One (1) wa ll Identification Sign per business on
the building frontage where the main entrance is located.
Two (2) wall igns on the west building frontage
Maximum Sign Area; Buildings with two (2) tenants total of 120 sq ft
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West building frontage signs: total of 90 sq. ft.
Location: As shown on the building elevations,
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faces shall be white with white returns.
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6.. Illumination: Internal.
7. Window Signs: No window signs are allowed.
Sign permit: Required.
Fees: Required.
C. Center Identification Sign
1� Number Type: one (1) ground sign.
Maximum Sign Area: 75 sq. ft.
Maximum height of sign: 10 feet
4. Location: As shown on the site plan
5. Design: Signs must comply with the approved architectural scheme of the
complex, and must be of a similar desig t 1 i s 1 i
of construction. The color of all individual letter sign faces shall be white
with white returns.
6. Copy: As per definition of Identification Sign.
7. Illumination: Internal or completely shielded,
8. LandscaninF; Sign must be accompanied by a landscaped area at least
equal to the total sign area.
Sign permit: Required.
14, Fees: Required.
D. Other Provisions
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Enforcement of the Carmel /Clay Zoning Ordinance, Z-302, are also incorporated
by reference,
Section 11.4. Rooftop Mechanical Equipment: Any rooftop mechanical equipment visible from
an adjoining street or highway shall be screened with suitable walls or fencing subject to the
approval of the Plan Commission or Committee of the Plan Commission
Section 11.5. Cart Corrals: Any cart corrals on the Real Estate shall be constructed of
r '.1 t is i i h• :1 i is •s to 1 i• '_.1
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Planned Unit Development Dis rdinance 146th Street and Keystone Avenue
Commission,
Section 12. Approval or Denial of ADLS: of ADI,S:
A The Plan Commission shall consid an ADLS for any project on the Real Estate
B_ The PlanCommission shall consider an AD simultaneously with the approval of
this Ordinance.
C. The Plan Commission shall approve the ADLS without conditions, or approve with
conditions.
B D. If the ADLS plans are materially changed in any way, resubmission to a committee of the
Commission for approval is required.
E_ The ADLS shall be a specific plan consisting of the architectural design of any
Ind ,Iin• li•h'n' and i'n.' fora i intheR•_
Section 13. Approval or Denial of the Development Plan:
A. The Director shall approve without conditions, approve with conditions, or disapprove
the DP for any project on the Real Estate. Provided, however, that the Director shall not
unreasonably withhold or delay his/her approval of a DP that is in conformance with this
ordinance Ordinance and the Carmel/Clay Zoning Ordinance. If the Director disapproves the
D' s ,n I •n h• :lE h•Dir'c ir h_11 e fl a in ri'_. h• 1, tr h•
disapproval
B. An amendment to a DP which does not alter the use of any land may be reviewed and
approved by the Director. However, any interested party may appeal the decision of the Director
directly to a committee of the Commission.
C. The DP shall be a specific plan for the development of real property that is submitted for
approval by the Director showing proposed facilities and structures:-This-plan-review include:,
general -landscaping, parking, drainage, erosion control, signage, lighting, screening utilities and
building information for a site on the Real Estate.
Section 14. Violations of Ordinance: All violations of this Ordinance shall he subject to Section 34.0 of
the Carmel /Clay Zoning Ordinance,
PASSED by the Common Council of the City of Carmel, Indiana this day of
2000, by a vote of ayes and nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer Luci Snyder N. L. Rundle, President
Kevin Kirby John R. Koven
Robert Battreall N.L. Rundle Luci Snyder
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Planned Unit Development Dist rdinance 146th Street and Keystone Avenue
Ronald E. Carter Billy-sALalker Wayne Wilson
ATTEST:
Diana L. Cordray, IAMC, Clerk- Treasurer
Presented by me to the Mayor of the City of Carmel, Indiana the day of 2000.
Diana L. Cordray, IAMC, Clerk- Treasurer
Approved by me, Mayor of the City of Carmel, Indiana, this day of 2000.
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk- Treasurer
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