HomeMy WebLinkAboutAdditional Information i aTNEtr�,
I i City of C
4 /DIANA
CARMEL PLAN COMMISSION
MEMORANDUM-
Date: May 26, 2010
To: Plan Commission Members
From: Adrienne Keeling
Department of Community Services
Re: Docket No. 100040014 OA: Patch VIII
Enclosed is additional information regarding the Patch Ordinance. Items with discussion at the full PC meeting
are shaded. If you have any questions, please give me a call at 571 -2417.
FARM ANIMALS, MINIMUM ACREAGE REQUIREMENT:
IssuE: The City Code and Zoning Ordinance contradict one another, requiring 3 vs. 5 acres,
respectively in order to maintain farm animals.
PROPOSED SOLUTION: CHAPTER 3: Amend the Zoning Ordinance's Farm definition to require 3 acres.
PC DiscussION Consider the question of raising hens for eggs.
o If this is something the Committee would like to pursue, then the Department recommends a
limit of 3 chickens per property (less than 3 acres) and NO roosters. 1
FOOD STANDS, PROCEDURES FOR TEMPORARY PLACEMENT:
ISSUE: Food Stands have become more popular (and we have fielded several questions this spring).
Currently, there is no clear process for their review or approval.
PROPOSED SOLUTION: CHAPTER 3, CHAPTER 25: Modify Food Stand and Seasonal Outdoor Sales
definitions to include fruits, vegetables and prepared food items. Include food stands in the Seasonal
Outdoor Sales process. See also Docket 10050001 OA, amendment to Appendix A.
PC DISCUSSION: Food Stand regulations should have some parameters or structure.
o There are an endless number of "Health Department" related regulations that we'll leave to
Hamilton County. However; we did find a few examples from other cities which equate more to
development standards:
A maximum number of food stands per block
Food stand maximum size
Canopy umbrella height requirements
Minimum distance from restaurants
'Fig Hours of operation
Page 1
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
SEASONAL SALES TIMELINES
IssuE: The Ordinance currently places a 30 day limit on Seasonal Outdoor Sales. Some types may be
appropriate to extend for longer periods.
PROPOSED SOLUTION: CHAPTER 25: Establish a time limit for Seasonal Outdoor Sales which is based
upon the type of item sold.
PC DiscussloN:
a. SHOULD NON PROFITS BE EXEMPT FROM APPROVAL? The Department feels that review and
documentation is still necessary to level the field with other organizations which may be selling
the same items.
b. How ARE ONE-DAY OR WEEKEND SALES /EVENTS REGULATED? There is a similar approval process
for Special Outdoor Events and Outdoor Sales for up to 5 days each.
c. IS 90 DAYS LONG ENOUGH FOR PREPARED FOOD? The Department is open to either making 90
days renewable or allowing 120 days.
d. WHERE DO FLOWER SALES FIT IN? Perhaps we should rename the Winter Seasonal category t0
specify Plants, Flowers and Holiday Items. This would also apply to spring and fall plants, too.
TIME LIMITS FOR SEASONAL OUTDOOR SALES
Item(s) Sold
Fruits Wint-eF I`ircworkz Prepared
Vegetables Seasonal Sce Section Food
Plants, Flowers, 25.25
(firework
Holiday Items sales are
covered
elsewhere)
I I 0 30 Days x x x
E 60 Days x x* x
a 90 Days x x*
120 Days x
nonrenewable
OVERLAY ZONE BOUNDARIES (WHEN PARCEL IS BOTH IN AND OUT OF AN OVERLAY)
ISSUE: Questions have recently been raised about parcels whose boundaries fall only partially in an
overlay. The ordinance requires DP and /or ADLS approval for the entire parcel; however, the
ordinance does not specifically state that the DP or ADLS must meet the requirements of the overlay.
PROPOSED SOLUTION: CHAPTERS 23B, 23C, 23E: Add /re- arrange consistent language across US 31,
Michigan Rd and Home Place Overlay zones which specifies that the DP and /or ADLS must meet the
overlay zone requirements.
REDUCE FAST FOOD PARKING RATIO
ISSUE: Restaurants are over parked. Until an amendment in 2006, fast food parking requirements were
based upon the number of patron seats and employees. For long term accountability, it is currently
based on square footage of the building; however, this forces extra spaces for areas devoted to offices,
kitchen or storage. The US median ratio is one space per 100 sgft. of floor area.
Page 2
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
PROPOSED SOLUTION: CHAPTER 27: Reduce ratio from one space per 50 sqft. to one space per 100
sqft. of floor area.
PC DiscusSIoN: Provide parking ratios of existing fast food restaurants, including some along Michigan
Road.
Existing Fast Food Parking Ratios
Name Location Total Spaces Spaces SQFT Year
Spaces SQFT per 50 per 100 per
soft. soft. Space
Taco Bell 615 E Carmel Dr 50 4,455 0.6 1.1 89.1 2009 Remodel
(proposed) BostMkt 't a c F r ,I A a
k us, 2008. Rebuild
KFC/T Bell Michigan Rd 36 2,912 0.6 1.2 80.9 2008 Variance
(proposed)
2 7 a' iis `�'Y i ,a 4%w •s
KFC 1331 S Range Line 35 3,218 0.5 1.1 91.9 2005
�P a� x F P va t d +,�w n,�a a ^d ,mss' s rt '7^ `,ma ri T Y� j �sr�.
Taco Bell 1391 S Range Line 23 2,121 0.5 1.1 92.2 1998
Hardee s x
Wendy's 2370 E 116th St 51 2,940 0.9 1.7 57.6
IMPACT FEE CLARIFICATIONS
IssuE: There has recently been confusion regarding what improvements are entitled in lieu of the Parks
and Recreation Impact Fee. Our Ordinance is not congruent with that stated in Indiana Code.
PROPOSED SOLUTION: CHAPTER 29: Modify the language to more closely follow Indiana Code 36 -7 -4-
1335.
SIGN APPROVAL PROCESS, MAKING ADLS AMENDMENTS AN ADMINISTRATIVE APPROVAL
ISSUE: Businesses come and go in both multi- tenant buildings as well as single tenant buildings. If this
property does not have a Sign Plan in place by way of ADLS approval, they must return to the Plan
Commission committee to ask for any change in signage. This can cause issues for the business if they
are on a tight schedule and were not aware of our deadlines, as is often the case. In addition, the
Department prepares the applicants so that they meet the Sign Ordinance requirements before they
arrive at the meeting, making little discussion necessary for approval.
PROPOSED SOLUTION: CHAPTERS: 23B, 23C, 23D, 23E, 23F, 24, and 25.07. Amend the Ordinances
that require Commission approval for signage changes to necessitate only Director approval for existing
buildings only. New buildings /projects would still have to submit Sign Plans as part of the DP /ADLS
approval process.
2010 -0526; 10040014 OA; Committee Memo.rtf
Page 3
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417