HomeMy WebLinkAboutPC Memorandum 9-16-04City of Carmel
CARMEL PLAN COMMISSION
MEMORANDUM
Date: September 16, 2004
To: Plan Commission Members
From: Adrienne Keeling
Department of Community Services
Re: September 21, 2004 Regular Meeting - Docket No. 04010027 OA
Please find attached the information packet for the following agenda item.
6i.
Docket No. 04010027 OA:
Proposed Chapter 23F: Range Line Road/Carmel Drive Overlay Zone
The petitioner seeks to add new provisions regarding development standards for properties
along portions of Range Line Road and Carmel Drive to the Zoning Ordinance.
Filed by the Department of Community Services.
Please find the following document enclosed:
1. Draft Text Amendment Ordinance reflecting the changes requested at the August 16,
2004, Special Meeting of the Subdivision Committee.
Background: This Ordinance Amendment adds a new chapter to the Zoning Ordinance
establishing requirements for properties along Carmel Drive and Range Line Road who wish
to undergo major renovation or new construction. This amendment has been under review of
the Plan Commission, Subdivision Committee, and members of the public now for several
months, and is now before you to make a recommendation to the Carmel City Council.
If you have any questions please contact me at 571-2417.
PCM EM0-2004-0916d
ONE CIVIC SQUAiLE
Page I
CARMEL, INDIANA 46032
317/571-2417
CARMEL ZONING ORDINANCE
CHAPTER 23F: CARMEL DRIVE - HANGE LINE ROAD CORRIDOR- OVERLAY ZONE
23F.00,99
It is the City's intent to achieve the purpose of this zone by:,
· Providing a consistent u~ban design lreaUnem for private and public properties in ccnlral
Carmel;
· Prov/d/ng additional opportunities for investment .~d reinvestmant in real estate by
mandating lfigher inmmity of d~velopmant;
· t,,fi~ivni~_= subnsban ~prawl, through re-usa and redev¢lopn-~nt of the comn~mity's hnd
· Minlr~ize co,--~,mity infrastructure costs thru th~ more efSciant use of land;
· Prov~dlng controh for architecture and landscape design to establish continuity of design
bctwcen projects and to improve th~ physical relationship bctwcan new buildings and
overall
Furthcr, it is the intent of this overlay zone to provide a t~mporary regulation, that will support
the ongoing redevelopmcnt of Carmel City Ccmter, and Old Town, and the Avenue of Art and
Design, acting as a transition regulation until a sp?cific plau for Cmnel's cantral business
district (CBD) is adopted, and which plan vail serve as the basis for CBD Zone rcgulations.
This district is superimposed over the other primary zoning disir/cts and its regulations shall
supcrsede those of thc pHma,y zoning districts ovc~ which it is superknposed. In
this zone, the Plan Commission and Council relies on I.C. 36-7-4-1400 et seq.
A. ~velr~.m~n* Plan. ice Section 24.99(d): Development Plan.
B. Av~hlt~ahw~l T)~ni_o'n. ~,xt~rinr T.,~o"h'H'n~; T.nn~n~a~.~.~ n'n~ gi?%ve (.ADT.,R). Sec Section
24.99(B): ,trchttectural Design, Exterior Eighttng, Z. anc[$caping and Signage
23F.01 mi~* un,~nda~en. TI~ boundaries of the Carmel Drive -Rangc Line Road Corridor Overlay Zone (the
Zone) are hereby asmblished aa approved on the Zoning Map.
23F.01.01 Parcels in th~ C-l/City Center and C-2/Old Town Districts shall be exempt from
requireman~ of the Zone.
23F.02 ~hn Cnrnrnlnnlo~ A?prnvaL
23F.02.01 ~e P~ Co~insion ~t approw, approve ~ con~fio~, or ~sa~row ~e Developm~t
p~ ~p) ~ ~cM~c~d Desi~ B~efior Li~fin~; L~&cap~g ~d Si~ge (~LS) for
~y ~a~ of ~ ~ ~c C~l Drive - R~e L~c Road Co~dor Ov~lay ~ne.
23F.02,02 ~1~* Ph.. A p~c h~g s~ be ~Id by ~c Co~mission before it decides ~e~er
('~n?f~r ~g~! C~rmel YM-/ve -- ~Rs~Ee T.~nm Rn~d Cnrrldnr Overlay Mnne 9/1/2004
23F-1
23F.04.02
23F.04.03
Board. In addition, any Use existing at the time nftbe passage of this Chapter w~ich does not
conform to Sec~on 23F. 05: Permitted Uses but which otherwise does conform to the applicable
Use provisions oftbe tmderlying zoning district(s), shall be deemed to be and ~h.ll be a Special
Use. under this Chapter. Such Uses shall not be considered legal uc,~eonformi~g uses nor
require Special Use approval for conti~,,nnee but shall require Special Use approval for a~y
alteration, ealargement or extensiom
A. Automobile, Truc~ Boat, Mobile Home, Manufactured Housing or RV Saies.
B. Sexaally Oriant~:i Bnsines scs
C. All I~us~iai Uses ia Appe~lh A
Nothln~,. i~ tl~ Chapt~ shall prevant the restora6on of a building or s~ucmre destroyed less
than ll~ety pcl~eut (90%) of its square footage at the time of such dastruc~on by explosion, fire.
flood, ca~vale% windstorm, act of God, r~ot or act of a public enemy, subsequent to thc
passage of this Chapter; or s~all prevent the c~nl/maance of the use, except an illegal
nonconfo~'mln~ nsc, of such huiMing~ s~uctore or par't thereot~ as such nsc existed at the tlrne of
such impairment of such bu/lding, sUucture or part thereof. Ail such restoration and
construction shall be subject to the obtsinin~ Ofnn ~rr,pr0vement Location Permit, with the fees
waived for the restemtion of a bui}r~ing or structure destroyed less tba~ ninety percent (90%)
and restored according to its state of existence prior to destruction. All restorations resulting in
a diver§ence f~om ofi~-al plans or restoring a building or s~'uctore destroyed ninety percent
(90%) or more shall be subject to obt.~h~S an Improvement Location Permit and payment of
fees.
23F.05 B.~l,.tlnE ~thnel~n
below.
23F.05,02
23F.05.03
Zero (0) fee~, subject to recorded utility easement(s).
Ten (I0) feet. subject to recorded utility easement(s) a~l to subparagraph C
C. Up to seventy.percent (70%) of the front facade may be recassed for entrances and outdoor
seating; however, no entranco shall be recessed more thn~ ten (10) feet, ~ no outdoor
seatiag area shall be recessed more than ~wenty (20) feet, subject to Commission approval,
Eicle nnd l~nr ~thnele~ There ~ no minlnmlm sicla or rear setbacks; however, no buildings or
other p~ ~nanent improvement shall encroach i~to required la.cape areas.
C!onflletln~ l~?irem~n~s. Wherever there exists a conflict be~veen the builcli~g setback
requirements of thc State Highway 431/Keystone Avenue Corridor Overlay Zone and the
Carmel Drive - Range Li~e Road Overlay Zone, the State Highway 431/Keystone Aveauc
Conidor Overlay Zone shall govera
23F.06.0! Every parcel with frontage o~ Carmel ~ve ~or ~ge
~on~ on ~se s~eets.
2~F,06.02 Bxc~t f~ ~ose lo~ ~ 120 feet ~ less of
a b~g ~t oc~ics a mlnim~ of 70% of ~t ion~ge.
23F.06.03 B~gs on lo~ ~& 120 feet or la~ of ~onmge on a pubhc ~ct ~ uc~Y &e ~
~o~t of ~on~ge, exc~t for ~, sid~ ~ l~cape ~e~, ~ re.ed by ~e
~T~?e~ 2~Fc C~rmel ~Hw -.~ nn? T.ina I~ nnd {~n~rlnr C)v~rlny 7nn~ 9/1/2004
23F-3
~ ~ - 23F,10.08 Fixed or retractable awnings are pemaitted ff they complement a building's architectural style,
material, colors, and details; do not conceal a.~hi~ features (such as cornices,
pilasters, or decoralive detail~); do not impair fagade composition; Ired are designed as an
integnfl part of the fagade. Metal ~ alwmlnum awnings are prohibite
23F.I0.09 Pedestrian scale ~!lin$ is encouraged on the f~ont elevation of the building at the ground
level. Because the bailctings are viewed ver~ close up, all buildings should exhibit articulated
detail and o~u,~at that is scaled to the pedestrlan.
23F.10.10 Rooftop meehanleal and talecom~mication equipment shall be fttlly screened on all sides using
parapets, penthouse screens or other similar method und which are integrated into the overall
budding design an~ approved by the
23F. 11.01 Shade lrees ,~haH be phnted witlfin the s~ fight~f-~y, p~fl m each
s~ of~ ~. M~ ~ac~g be~ ~es s~ be ~ (50) f~ md a
, feet
23F.11.02 A five-foot (5') ~fle p~ s~p s~ ~ pro~d ~ong ~ sides ~ re~ of a~ p~g
~e~. ~ ~i~i~m p~g ~ ~lude ~o (2) ~ ~ ~ ~ (30) s~s p~ 100
~e~
23F.11.03 P~ ~e~ s~ll be located a~ ~e re~ or side of b~s, ~d sere~d ~om ~e side~ by
low ~, low f~ces, or ~g~.
23F.11.04 S~e ~ees ~ be p~ted ~ p~g ~e~ ~eat~ than 10,000 sq~e feet· ~ere sha~ be
p~d ~ (I) ~de ~ee ~d five (5) ~s p~ ev~ ~e (9) spaces.
23F.11,05 ~e ~s~ of f~e~ sold ~, ~ ~los~es ~d s~ s~te e1~
~tec~e o~ P~ip~ b~(s) ~ coition ~ ~ ~m~.
23F, 11.0fi Si~s ~ e~g ~ees o~ s~ of ~ees s~ pro~ ~ ~co~o~te ~em ~ ~e ovem~ si~
desi~ ~e l~cape p~ ~t presto no~ less *hah 50~ of ~ ~ees ~t ~e 6" DBH or
~ger ~d locate~ ~ ~e ~e~ed ~s~back ~eas.
23F.11.07 ~ ~eap~ approved ~ p~ o~ ~ ~ p~ s~ be ~ed pfio~ to iss~ of a
C~ca~ of Oe~p~cy by ~e D~t ~ it ~ not poss~le ~ ~ ~ a~roved
~cap~ became of wea~ co~fio~, ~e pr~ o~ s~ po~ a
issue of~e F~ Ce~ca~ of Oc~ for ~ ~o~ eq~ ~ ~e to~ ~ed cost
· e r~ain~ng, amended ~ca~
23~.11.08 It s~ be ~e re~om~~ of ~ o~e~ md ~k ag~ to ~ pmp~
~ees, s~bs ~d o~ ~eap~ a~rov~ ~ p~ of~e ~LS P~ ~ accor~e
s~ s~ by ~ ~inanee. ~S h tO helude, b~ h ~t Hmi~d te, r~lachg dead
p1~gs ~ idenficfl varieties or a ~le ~sfi~te, ~fion ~d ~e~ing of p~
~e~, ~ ke~ ~e ~ea ~e of re.e, ~b~, r~n~ vege~fion ~d wee~.
zo~ ~ be ~ta~ed by ~e CiV.
23F.11.09 ~ l~cap~ h s~je~ m a~rov~ by ~e ~mmi~sio~ No lm~cap~ ~ch ~s
a~mved by ~ PI~ C~mi~inn ~y la~ be ~bs~nfi~y alter~ e~i~nated or sac~eed
~unt ~st ob~ ~er Com~i~sinn approve. Howev~, ~or ~tefial
~cap~ ~y be a~ved by ~e Dkector or ~s desi~ee h ord~ to co~o~ to ~ee~e
23F.11.10 ~o~ level ~c~an~e~ taleeo~m~mi~fi~ eq~p~nt s~l be s~e~ed ~om
~y adjo~ resid~fi~ ~nes or ~es ~ wa~s, fence, ~and~eap~g, or o~er ~od
a~rov~ by ~e Comm~ssiom
23F-5
~-~ 23F, 15.05 Paths witkln parking lois of ~r~ ~ ~e~ ~ ~ b~ d~si~ to
~ '~ '~ p~&s~ s~ely ~om p~g ~ ~ ~"~% ~ ~or b~s). S~h pa~
~ ~y co~t of s~.
23F.15,06 Bic~lc p~ s~ b~ pro~de~ o~ ~acc p~ 100 feet of s~et ~onmge,
23F, 16 prndnctM'nter4sl ,%' ~efi~e
23F,16.01 Mat~ or product s~rage s~ occ~ ~ ~ ~ipal ~di~g or ~ Acccsso~ ~l~g.
23F. 16.02 ~y Acccsso~ B~ for s~rage sh~:
A. Be ~c~te~y co~a~le ~ ~ P~ip~ b~g ~d ~te~d ~to ~e ovid site
~you~
B. Be approv~ by ~ Com~sio~
23F. 16.03 ~y Acc~so~ B~g for ~mge or ~os~ of rede sh,H~
A. Acco~n~te ~ ~ ~cychbl~ ~, ~, ff a~cable, ~e~c or o~ coo~
B. Be ~y ~losed ~t f~ doors or gates wMch ~ k~t closed ~ess loa~ or
hyout
D. Be a~rovedby~c
231~.17 Othm' l~e?ir,m~
All other requircmcuts not mentioned in this Section shall remain as stated for that p~,,~V zoning
classification district mappcd,
This Chapter expires D~c~=b~r 3 I, 2006.
C~n?ter 2~'~! (~n~rn~'l T'trlve - 'Rn'n~ T,i'n~ 'RnnH ~n~mJr~nr Overlay ~n~. 9/1/2004
23~-7