HomeMy WebLinkAboutPC Memorandum 8-3-04City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date: August 3, 2004
To: Subdivision Committee Members
From: Adrienne Keeling
Department of Community Services
Re: Carmel Drive - Range Line Road Overlay Draft
Please find attached the latest draft of the proposed overlay zone. This draft is in response to comments
received at the last meeting of the Subdivision Comrmttee as well as written comments provided by Paul
Reis dated July 26.
Below is a summary of the changes made to the Ordinance since the draft provided at the last comrmttee
meeting.
23F.00.0l Pnr?r~se: Intent and Anthr~ri~, Clarified language to include the Council as the
legislative body.
23F.01 District l:lrmndar/e~ Added language to clarify the boundaries, as seen on exhibit
map (includes all comers of Carmel/Cradle and Range Line/116th).
23F.02.03 ADI..q.
Comments: Vague language in subsections C & D.
Department: Clarified that repairs and maintenance do not trigger approval. Only
changes not consistent with previous approval need amendment.
23F.02.04 Znning WMver Deleted language relating to adequate light and air.
Comment: Minor ADLS applications to be heard by Director.
Department: This should be considered across the board, and not just for purposes of
this zone.
23F.03 Permitted l l~e~. Adjusted language as to not restrict residential uses where it is currently
allowed. This will actually allow limited residential uses where it is not allowed
currently.
23F.04 Speeial 1 lses. Adjusted language to essentially match what was suggested, except for
the provision that Special Uses be heard by Hearing Officer (see also 23F.04.05).
ONE CD/lC SQUARE
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CARMEL, INDIANA 46032
317/571-2417
23F.04.03
23F.04.05
23F.05.01
23F.06
23F.07
23F.08
23F.09
23F.10
23F.13
23F.14
23F.15
Restnratinn after De~tmetinn r~fFhfildinE, Change "market value" to "square footage,"
for the 90% test. This language comes straight from Nonconforming use chapter of the
Ordinance, and should be changed as well.
The Department has chosen not to add the proposed language that would allow for a
Hearing Officer to determine DSV requests resulting in destruction of more than 90%.
Alternate Prneednre fnr gpeeial l/~e~ in the Ov~lay Znne. DELETED·
lin/Id-tn 1 ./ne,
Comment: Utility lines may extend outside the IUW.
Department: This is not a requirement, only a minimum to allow for buildings to be
situated on the property line. In the unlikely event that lines are located
outside, there is still 10' of setback room.
Comment: 30% recession may not be enough.
Department: Changed language to allow for 70% of the building to be recessed for
purposes of entrances and outdoor seating.
gnilding Ohentatlnn. Clarified seemingly vague language pertaining to lots with less
than 120 feet of frontage by defining driveways, sidewalks, and landscape areas as being
allowed as exemptions to the 70% rule.
l~lfilding lq'eight. No change in language.
l:hfilding Fnnm. tint. No change in language. Ace Hardware is approximately a 20,000
square foot building footprint.
· ' . Added Precast concrete as a material choice (not just trim).
Architectural De~i~
Comment: .01 (transparent storefont glass) what about pure office uses.
Department: Adjust language to require transparent glass as a significant component
on first floor- not an actual storefront. This is still acceptable for office
uses.
Si~ge. No change. The Old Town Cannel sign section allows for unique signs that
are not allowed in other districts (suspended, porch). This ordinance allows for wall
signs, where the Old Town District does not.
pede~tr/an Cireulaticm Deleted section requiring covered walkways.
Park/ng Added language clarifying that parking lot pathways may be as simple as
striping. This is just to designate, in larger parking lots, a safe route to the building or
adjacent sidewalk. This is not uncommon in commercial development, the PC has
required this before.
If you have any questions please give me a call at 571-2417.
PCMEMO-2004-0803
ONE CMC SQUARE
Page 2
CARMEL, INDIANA 46032
317/571-2417