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HomeMy WebLinkAboutPacket InfoOLD MERIDIAN TASK FORCE REPORT JANUARY 7, 2000 CARMEL~ INDIANA OLD MERIDIAN TASK FORCE R E POR' CITY OF CARMEL OLD MERIDIAN TASK FORCE REPORT JIM BRAINARD~ ~/~AYOR CITY OF' CARMEL One Civic Square Carmel, Indiana 46032 (317) 571-2401 www. ci.carmel.in.us TASK FORCE MEMBERS 'Ibm 'Fho~npson, Co-Chair~nan John Schuler, Co-Chairman Kevin Kirby Dave Cremeans Steve Van Soelen Paul Reis Luci Snyder Mike Chittenden Mike Ilollibaugh, Planning Administrator Consultants: SCHEER ,;L, SCHEER~ INC. 116 West Sixth Street, Fifth Floor Cincinnati, OH 45202 (513) 381-8831 DEVELOPMENT CONCEPTS~ INC. 200 South Meridian Street, Suite 410 Indianapolis, Indiana 46225 (317) 262-9347 ()ltl Meridian ~;sk Force Rvpo~ TABLE OF CONTENTS INTRODUCTION Background Goals Vision Illustrative Plan Plan Features Implementation Development Zones Infrastructure Hike and Bike Trail 4 5 5 6 7 7 8 9 10 DEVELOPMENT ZONES Single Family Attached Multi-Family Residential Village Mixed Use Office Special Use District 11 12 13 15 16 17 ANALYSIS MAPS Historical Development Opportunity Land Ownership Natural Conditions Average Daily Traffic Density/Scale 18 19 19 2O 20 21 3 OLD MERIDIAN TASK FORCE REPOR Thc Carmel Old Meridian D~str~ct is The distr~ct ~s exper~encJn8 developmen~ high-quality husiness and residential environment of Carmel. At the same time, there are several unmet needs xvithin the community wMch cause the development pressure. In particular, the U.S. 31 Corri- dor office developments lack restaurants and other services, and these same develop merits create a demand for different housing choices in Carmel such as condo miniums and apartments. The plan for this district is complicated hy the Oact that there are multiple owners of the property and that some of the area is already developed in permanent uses, most notably with an older housing subdivision, the St. Vincent Carmel Hospital, and a Meijer's Department Store. A large amount of land is vacant, and there is even more land which is likely to he redevel- oped as market pressure increases. The City ah'eady has funding for improw ing Old Meridian Street, which is cur rent]y a ~vo lane road without curhs. The new improvements call for widening the ~:oad to [~)ur lanes and providing a land- scape median, curbs and sidewalks. A complete analysis of the existing condi~ tions is found in the Old Meridian Market Study produced as a part of this planning process and in pages 18 to 21 of this report. 4 O L D ~1E R ~ D I A ~1 TA S K F O R C E R E P O R T GOALS OF THE PROJECT 'l'hc Old Meridian 'lhsk Force ]las developed a plan for the study area that ~neets tile f(~llowing four goals: I. A plan that provides an attractive concept uf higher density Inixed use lifestyle: unique, pedestrian friendly, with clay and night activity. 2. A plan that can he implemented as the area is developed. It responds to market forces, and tfie willingness of the City to provide infrastructure anti planning support. 3. A plan that nses the City's planning authority in creative ways, but is easily understood anti does not create ambiguity ur umtue delays for developers. 4. A plan that will provide for Carmel's unuaet needs tbr housing, specialty and service retail, and entertainment uses. THE VISION 'l'he ~l~sk Force plan reflects some of tile new ideas about urban planning that }lave surfaced in recent years. As people begin to look at suburban centers, they have felt dissatisfied with the sameness of the environments aud with the unpleasant aesthetic affect of fast fi)od restaurants, signs ami parking lots. Places for people to gather, to meet anti to spend time in public settings are beco~ning harder and harder to fiud, because most new suburban developments emphasize automo- bile convenience. The ()ltl Meridian District plan will create a different kind of environment - one that is more like an old-fashioned village or Main Street. The Old Meridian Village, which coutains retail stores, will be a walkahle place where shops are lined up along a sidewalk rather than suspended in a sea of parking. Sidewalk caf6s will offer shoppers a place to stop and meet neighbors. Nearby apart- ments, condominiums, and attached single family houses will offer convenient housing for Carmel's young singles or enapty-nesters. 'l}'ee lined streets will encourage people to walk to the Village ~rom their homes. A system of hike and hike paths connects neighbors anti schools. Although the area is planned to be relatively dense, there will still be room for pleasant parks and boulevarded streets. At night, restaurants anti other entertainment venues will light up, creating a lively place fi)r all of Carmel's residents to stroll down Old Meridian. OLD MERIDIAN TASK FORCE REPORT 6 OLD (V~ E R I D I A ~1 TA S K FORCE REPORT 7 PLAN FEATURES ()ltl Meridian Boulevard is the central fi)cus of the new plan. On the north and south, one enters the district through two landscaped roundabouts. New retail activity is concentrated in a few blocks north of Carmel Drive. This location means that it can he close to the Meijer's, which acts like an anchor store tbr the retail district. The location is also central to the new housing and office develop- ment that is planned, and it is easily accessible to 31 Corridor office users. Old Meridian Boulevard offers high visibility for the new Village district, but not so much traffic that congestion overwhelms the pedestrian activity. The street character changes as you move along it, to emphasize the changes in land use from office to intense retail or mixed use. The second major feature of the plan is the creation of new radial boulevards that connect through the site. The Grand Boulevard is the widest, offering a park-like median that will support walking and biking trails. It curves from Main Street south, through the Village area anti connecting to the school and Guilford Avenue. It will provide cross circulation as well as offering a high quality setting for new development. Other, smaller boulevards also connect across the study area, providing the multiple access points that are important in supporting pedestrian traffic and low volume street traffic. Street network~ offer continuity in the district and so the plan calls for all new streets to be publicly dedicated and connected through, rather than serving a single development project. New buildings in the district, whether they are residential, office, or commercial, are planned so that they face a public street, rather than a parking lot. This encourages all huildings to relate to each other along the street and it helps pedestrian access. Along the new boulevards the plan provides for multifamily and townhouse residential areas. These are envisioned as both upscale and more mnderate units, many of which will be off'red for sale. Outside of the central retail anti resi.dential areas, new office development is anticipated on the north and south areas of the site. These projects will he smaller uffice buildings, mostly fronting on Old Meridian Boulevard or near the hospital. The character of the district will he more urban than suburban. Architecturally, an eclectic mix is expected, but most buildings will he multi-story brick buildings with a level of architectural detail appropriate for a pedestrian-oriented district. Single story, single use buildings will be discouraged. IMPLEMENTATION The remainder of this report is a more detailed description of the plan, including an outline of the development guidelines prnposed in the zones and a description of the infrastructure. This plan is the prodnct of several months' discussion with 'lhsk Force members and many observers who took part in the public meetings. Already, a significant mixed-usc development project has been voluntarily de- signed to conform with this plan. The Old Meridian Task Force strongly believes that this plan is key to providing a hetter quality of lite in this part of Carmel, while at the same time it ensures a higher value for the property in the long run. The ~lb~sk Force recommends: 1. This plan should be presented to the Planning Commission for adoption as a Comprehensive Plan amendment. 2. Mnre specific development and use guidelines should be incorporated into a new zoning legislation that supports this plan. 3. The City of Carmel should begin steps to acquire right-of-way for the boule- vards, as an important indication of commitment to the plan. 4. The city should coordinate the engineering of Old Meridian Street improve- ments with the plan. OLD MERIDIAN TASK FORCE REPORT DEYELOPDI EN'r ZONES Tine Old Meridian Plan describes six new development zones, each witln its own development guidelines. These ~vould replace tine current zoning or would be used to guide PUD development. Along with the provision of public roads, develop ment controls are tine primary tools _ for planning new development in the Obi Meridian district. The map at the right delineates the new znnes tlnat are proposed, along with the current land subdivision maps slmwing lmw current parcels would be afl'~cted. Development guidelines fl)r each zone are described in pages 1 I to 17 of this plan KEY: VILLAGE: ~IXED USE ALLOWED, WITH PROGRA ~ S U I~l DIARY Tine following are the estimated program of what is shoxwn on the plan. It is expected that this represents a build out over ten years. Land area includes streets, except ()Id Meridian, Carmel Drive and Main Street. TOTAL LAND AREA REDEVELOPED: Village: 36 acres/and. Mixed Use (North oFMain Street): 31 acres land. Office (north o£Main Street): 11 acres land. Mixed Use (between Main and Carmel): 23 acres land. Office (South of Carmel Drive): 36 acres of land. Single Family: 67 acres land, approximately 268 units. Multifamily: 55 acres land, approximately 983 units. 8 OLD ~ ERI DIAN TASK FORCE REPORT The plan calls for the creation of three ne~v boulevards, and supports the planned improvements on Old Meridian. Old Meridian Boulevard will have a roundabout at the southern end where it meets Pennsylvania Street, and one at the northern end where it meets Main Street. The existing right of way is 100 feet wide. For most of the length of the street, the plan calls for a four lane road with a land scaped median, sidewalks and a tree lawn, as shown in the section 4, left. Through the ~llage, the road narrows and the median becomes a narrower (hardscape) mountable median. The right of way will also be narrowed, as shown in section The narruwing of the road will give the intimate scale necessary to the pedestrian area of the street without compromising traffic flow. In all cases, on street parldng wit/be allowed at most times. On street parking helps protect pedestrians at~d is very valuable in a retail district. The boulevards that are planned will vary in width. The widest is planned for a 100 foot right of way, with two travel lanes (one each way), two paring lanes, wide median and sidewalks. (Section 2). The other residential boulevards have the same layout with a narrower median (Section 1). Additional streets will be built as the district builds out. These are shown un the plan in particular locadnns, hut it is expected that the specific location of these connector streets will be negotiable, depending on the development program of the owner. The plan calls for most streets in the district to be dedicated to the public and for most streets to be connected to other streets, rather than servicing only a single development. ~"{~KE AND B~(E TRAaLS A series of hike aud bike trails will be consu-ucted throughout the Old Meridian Street area. The trails will cut across Old Meridian in some locations and then proceeding into nearby residential and commercial areas. This network will attow for greater connectivity to schools and other public amenities in the area. The proposed hike and hike trail will join up with the existing Meadowlark Park trail just north of the Thornhurst subdivision. The construction of' hike and bike trails throughout the Old Meridian Street area will help f:acilitate the use of alternative modes of transportation hy the local residents. The trails will mean greater local mohility, without the use of an automobile. In addition to the trails, the boulevards will have sidewalks on both sides of the street. OLD I~l E RI DI A N TASK FORCE REPORT SINGLE FAMILY ATTACHED Thc single-family attaclaed housing zone will be an upscale townhouse area, probal)ly occupied as condominimus or fee-simple rowhouses. Tbe market for tbese units will be primarily residents of Carmel whu no longer want to maintain yards and who would enjoy living close to the Old Meridian Village retail and restaurant areas. Affluent young couples and singles may also be attracted to these units because of their convenience and urban cbaracter. The pri~nary use in this district is single family attached housing units. In fee simple townhouses, which are townhouses wbere the property is actually divided into small lots, one accessory apartment will be allowed in each single family home, which ~nay also be used as a home office. Every unit shall sit on a single demised plot, even thougb tbe property for the project may be held in common. Common held property may include f¥ont lawns, areas for trash removal, parking access (alleys), visitor parking or recreatiun. All units should have a minimum of two parking spaces per unit. Parking may he paved or in an attached or detached enclosed garage. All parking will he accessed froln the rear. Garage doors may not open toward a boulevard street, since these streets are park and promenade spaces as well as access points. In order to create a pleasant street front for all new buiktings, all residential units must face a public street. The side of the residence facing any street must be clad in brick and trimmed in wood, stone, precast cuncrete or similar material. The front door shouk{ be recessed. 'l'he finished floor level of the first floor should be a few feet above sidewalk level in the front, but may be on grade in the rear. This is to create visual privacy for windows on the street, and to create a rhythm of stoops. The design of the buihfings should reflect the traditional townh(mse type, which has a relatively flat front face with multiple small openings, contrasting trim, and a cornice at the top. Many different architectural styles would be appropriate and an ecletic mix is acceptable. Most of the units will need to be two ant{ one-half ur three stories tall, although they can be narrow in width. A developer who builds a substantial number of units will be required to provide solne portion of the land developed in open space or recreation space or may donate an equivalent sum to be used to purcbase or develop public park areas in the district. All streets built by developers must accommodate on-street parking and be built to City of Carmel public street standards. 11 S C H E E R & S C H E E R ~, I N C MULTI-FAMILY RESIDENTIAL The multi-fatnily zone will allow a broad variety of apartment and condominium buildings. The market for these units will be empty- nesters as well as young people and singles working in the area. Small families will also find the units more affordable than a typical Carmel single family home. Many people will be attracted to the convenience of this housing to the ()ltl Meridian Village amt nearby schuols and employment. The primary use of the land will be multi-family housing units, whose tenancy may be owner-occupied or rental. A small percent may be used for commercial or public purposes that serve the residents of the building, such as a convenience store or bank ATM. Other uses for the exclusive use of the apartment or condominium project such as management office, recreation club and laundry are also allowed. Units will have a minitnum of one parking space per unit on site, which will not include on-street parking on public streets. On-site parking lots or structured parking may not be adjacent to a public street unless screened fi'om view with landscaping and/or fence. A large majority of the buildings in a multi-family project must face a public street. On public streets, most of the building front should align with a set-to line that is a few feet from the public street. Courtyards that open to the street are also acceptable. 'Ii) preserve the character of the street, no parking or curb cnts are allowed in the front setback of any building. For all buildings that face a public street, there must be at least one entrance on the fl'ont of the build- ing. All units must be accessible from both the fronts of the building and the rear parking areas. Front setbacks and courtyards shall be ' finished with sidewalks and extensive landscaping In most projects, the developers will be required to provide a percentage of the land developed in ()pen space or recreation space. Open space must be lamlscaped fnr passive use or active enjoyment. All streets built by developers must accommodate on-street parking and sidewalks in accordance with the ()ltl Meridian street plan and be built to City of Carmel public street standards. Buildings must he at least two stories tall and a maximum of five stories tall, except structured parking garages, which will have a lower height restriction. Any wall of any building facing a public street must be substantially brick and trimmed in brick, wood, stone or pre-cast concrete. No freestanding signs may be visible fi'om a public street. Small signs must be attached to a building or a fence. 12 S C H E E R & 5 C H E E R , I N C VILLAGE Thc ()Id Meridian Village is the new heart of this district, h is a compact anti intense retail and entertainment district that is deliberately limited in extent so that retail activity is concentrated. A shopping street like this requires several conditions to be successful. One is that some parking is available on the street. Another is that retail stores are cuntinuuusly lining the sidewalk. Pedestriaus should encounter a minimum of blank walls anti parking lots, but instead should be enticed with open storefront windows, visible activity inside stores and restaurants, and interest- ing places to shop. Shoppers will be encouraged to stroll from store t<) store rather than to drive, aud many local residents will find it convenient to walk from home. Sidewalk cafes and other outdoor activities will be accommo- dated with wide sidewalks and landscaping. Merchants will he encouraged to have interesting anti pedestrian scaled shop window displays. Street lighting will als() be pedestrian scaled, enhanciug the possibility of evening activity. Unique shops and restaurants should cater to the residents of Cannel as well as the office workers in the nearby 31 corridor. Coffee shops and ice cream parlors can becmne gathering spots for nearby residents. The ground floor use of all build- ings must be ~nostly reserved for retail use, with the remaining area exclusively used as lobby areas for the upper floors or service. Upper floors may be used for office, retail or residential uses. No drive- through facilities are allowed in this area. In order to create a diversity of retail uses and a varied walking environment, the f~ontage for a single merchant will be limited on Old Meridian. Curb cuts are not allowed on Old Meridian and no parking lots may front on Old Meridian. Parking will be located to the rear of most ,w e 13 $CHEER & $CHEER, INC buildings, with pedestrian passages located at convenient intervals. These passages will also have storefronts opening on to them. Shared lots may be used to satisfy parking requirements if it can be demunstrated that peak demand for two uses does not occur at the same time. All commercial buildings in this zone should face the public street. The buildings must sit on the front property line except for minor recesses for entrances. The main entrance to all retail areas must face the public street. Additional en- trances may face the side uf the building, however, no rear entrances are allowed except fur residential or office uses, emergency exits, em- ployees, luading and trash removal. The design of thc buihbngs is intended to reflect traditional, multi-story urhan commercial types. This type has a ground floor with large transparent storefront glass, and upper floors built of brick with wimlows inserted into the wall. Buildings should have a distinct cornice line. Bnildings should have detail and orna~nent that is appro- priate for pedestrians to appreciate. in general, roofs are fiat or slightly sloped. Many architectural styles could be appropriate. Signs add to the lively appearance of the area and should be scaled to be appreciated hy the pedestrian as well as slow moving vehicles. The total area of signs will be limited. Signs must be incorporated into the design of the buildings rather than obscuring building features. Variety in signs should be encouraged. Individual tenants should strive for a unique graphic image, rather than be required to conform to a single graphic style or color for the wlmle building. 14 $CHEER & $CHEER~ INC MIXED USE DISTRICT In the area along Old Meridiantwo new inixed usc zones will be established, ri'he first h)cation is in the area along Old Meridian just north of tbe Village Retail zone. The intention of this zone is to provide an area where office, residential and retail uses may be complementary to each other anti where tbese uses will comple- ment the Village. Although this will be a pedestrian environment, it may have a more sedate character than the Village. Buildings will be set back slightly offthe street to provide landscaping and Old Meridian Street will have a landscaped median anti sidewalks with tree lawns on both sides to encourage walking to destinations in the Village. This area will lie nsed primarily for office and multifamily residential. Retail uses may also be allowed on the ground floor if they primarily serve tbe office or residential populations. Retail uses must have less net area than thc office or residential uses on the site and where the site is oriented towards Oht Meridian the huildings must be located along the frontage of Old Meridian rather tban interior to the site. In order to preserve the ClmSistcnt treatment of Old Meridian Road, at least two- thirds of the frontage ()fOld Meridian must be developed witb buildings that face the street and cont~rm to a limited set back. Retail uses must face Old Meridian Road. Additional buildings may be constructed in the rear of the site as long as access requirements are met. Curb cuts on Old Meridian will be allowed at the intersections of thc boulevards only. All other access roads must be routed through these intersections. Multifamily buildings must conform to the orientation, sethack, siting, parking, design, sign and open space requirements found in this plan under "Multifamily Residential" (p. 12) Office/retail buildings must confk~rm to the orientation, setback, siting, parking, design, sign and open space requirements fi~und in this plan under "Office" (p. 16). 15 S C H E E R & .~i c H E E R , I N C OFFICE A signitlcant area of the plan is devoted to new office dcveloluuent. In vontrast to 31 Corridor office developments, these projects will generally be smaller in size and have more relationship to the public street and to each other, with less re- quirements for open space. The idea is to encourage pedestrian activity hy making it easy to walk from one building to another along a puhlic street anti to encourage a planned ensemble rather than isolated anti unrelated structures which might otherwise he built. The primary use of buihtings in this area will he fl)r o£fice, inchJding general office, medical office, retail banking, real estate and insurance offices. A small percentage of the gross area ora single building may be designated for retail space, especially fi)r services and restaurants that serve the tenants of the huilding. Drive- through facilities are allowed if located in the rear of the site (away from the street). No curb cuts are allowed on Old Meridian. Parkiog must he located in the rear or side of buildings. On-site parking ]nts or structured parking may not he adjacent to a puhlic street unless screened from view with landscaping. No parking is allowed in the front setback. Some parking may he provided in shared or remote lots. New streets huilt to service office dcveh~pment must allow for on street parking and sidewalks. Such streets will he built to City of Carmel standards and will he dedicated to the City. All huildings must face a public street and will have a small landscaped setback. Building entrances must face the public street. Lobbies must serve both the parking area and the public street. Loading and trash areas may not he visihle from the public street. Ofrice huihlings in this area should be developed to serve one or several small tenants. Buildings will vary between 15,000 and 8,000 square feet in footprint area. Buildings must he a minimum of two stories tall and a maximum of five stories tall. Buildings must he faced in hrick~ trimmed in metal, stone, precast concrete, wood, or stucco. Large expanses of glass are allowed, hut the building may not be constructed entirely of a metal and glass curtain wall. Concrete block is not allowed on the exterior. Extensive landscaping must he provided in the front setback. Buildiogs may have a s{ngle freestanding monument sign in the front setback. It must be landscaped at the hase of the sign. An additional sign may be attached to the huilding. Small signs directing patrons to parking or a drive-throngh are also allowed. Ii¸ 16 S C H E E R & $ C H E E R , I N C SPECIAL USE DISTRICT: Thc special use zone comprises a significant and bigbly visible corner in tbe district. It is an ideal location fi~r buildings of significance to thc life of the comn~unity, such as religious buildings, schnols, branch library, senior center, :nuseum or public gathering space. An office or business use would also be allowed here if it has a higb profile in the community and ifa special and important building is planned for it. Examples might include a clinic, a corporate office fi~r a local em- ployer, or an assisted living facility. Restaurant, retail commercial or auto-related uses are not allowed in this zone. Buildings must be oriented to face the circle and will have a wide landscaped setback from the traffic roundabout. Drop-offdrivcs and handicap parking are allowed within the setback area, fiut large parking areas are not. Substantial and attractive landscaping is required on the setback facing the traffic round- about. Buildings must be constructed of substantial materials in a manner consistent with an important site in the City. Prefabricated buildings are not allowed. Sites must be designed with at least one large and attractive building to serve as an important monument in the coin- munity. S C H £ E R ~ S C H E E R , I N C HISTORICAL DEVELOPMENT 1959 Leading directly fron, central Indianapolis, Meridian Street was probably a "true" meridian, on the public land survey. Near the site, it took a sudden diagonal to the northeast, in the directinn of Kokomo just as today. In 1959 the area was only semi-rural, with houses lining "Main Street" and a thick settlement of farms on Meridian itself. The beginning of a sobdivision and three houses were fi)und there. 196? Over a period of eight years, the only significant additions were the school and the co~npletion of two small suhdivisir~ns. A fi~rniture store is located near the crossroad of Pennsylvania and Meridian. 1980 The U.S.-31 Bypass was hnilt, and a small shopping center on Main Street, along with a few commercial huiklings near the intersection. An apartment project was located sonth of the school, and another one north of the housing suhdivision. The building that houses the church is now there. 1988 Most conspicuous was the addition of the suhdivisions north of 31, the completion of the subdivision west of Guilford Road, the first hospital building, and the senior center. 1999 Carmel Drive was added, connecting to the town center and providing many more development opportunities, and a new intersection nn the 31 highway. 'l~vo more apartment complexes were built, the hospital expanded, and the industrial park opened with three large huildings. More, uncnnnected retail business appeared in the area, while the Meijer's signals a shift to larger stnres/shopping on the south, so that Carmel Drive displaced retail from Main Street. 18 OLD MERIDIAN TASK FORCE REPOR1 OPPORTUNITY This is a map of the relative difficolty of redeveloping a parcel. It is an estimation of the investment in the site, the size of parcels, the age of the buildings, ownership patterns, and relative dema. nd. The lightest parcels represent the vacant properties or ones which are occupied, but may he particularly attractive for redevelopment because of their location, size anti underntilization. Properties with isolated retail or industrial uses are also vulnerahle to change because thc investment in them is small relative to their potential value. The darkest parcels represent properties that can be considered stable - hecausc there is a large ensemble of huildings which reinfi~rce each other (the apartment projects, the industrial park, the housing subdivi- sions) or because they are institutional uses generally resistant to market forces (the school, the hospital, the senior center). The middle range are properties that nfight be redeveloped in the fung term. Most buihlings are currently in good shape or are even new, hut they arc largely single-story boildings representing a 10 to 15 year life, often in an excellent location for higher density oses. Some of these current huihlings or uses might he successfully adapted to a new plan. LAND OWNERSHIP This map represents cnrrent major property ownership or options. The hospital controls the northern quarter of the area, and the school has a sizable chunk, including a wooded site. Buckingham has acqnired a significant wo.ded site for residential development. Kirk owns a key site at the intersection of Pennsylvania anti Meridian. Dnke is already huihfing out a shoppiug center on the 31 corridor, and Conseco plans to expand north of its current location. Most of the other properties could be considered small and non-aggregated. Property ownership is a critical issne, -- s~nall separate parcels make large actions difficnlt, but large parcels with a single owner and specific plans can dramatically effect the plan. So, the strategy is to work with the large property owners, and to look to possible or likely assemhlies for the remaining parcels considered "most likely to be developed". No ~natter what the plan, it must be developed under market forces, with marketable agendas, and "marketable" is a different story for a church, a retail complex, .r a hospital. 19 OLD MERIDIAN TASK FORCE REPORT NATURAL CONDITIONS ()ne of the issues fi~r development is the potential loss of natural vegetation. This map shows areas where the vegetation is located. Exercising sensitivity to retaining parts of these as developtnent is planned. Storm retention is another issue, since the land over the entire site slopes very little (a natural elevation change of only 25 feet or so over the entire map area). A natural drainage swale runs across the northern edge of thc area, and although it is not obvious, Meridian itself sics on a slightly higher elevation than the surrounding land on both sides. AVERAGE DAILY TRAFFIC ADT is a way to measure the number of vehicles which travel down a given road in a 24 hour period. As a rule of thumb, about 10% of the ADT .ccurs during the peak hour. A compari- son of the peak hour to the actual capacity of the road is used to measnre congestion. Capacity is effected by many things: the number of stop lights, the number of lanes, the width of the lanes, whether there left-turning beds, and whether there are a large number of curb cots. ADT is a good predictor of retail demand - fast food restaurants and chain retail stores like to be in a place with 10-15,000 ADT minimuln, in order to get high visibility, but might avoid very high trail'ic places because of the difficulty getting off the road. A road like Pennsylvania, will likely be subject to development pressure. On the other hand, low ADT of 4 to 6k, like the current counts on ()Id Meridian, may be too low for serious retail development. New retail, residential and office development in the district will probably push traffic in Old Meridian to the point where retail business is comfortable. 20 O L D M E R I D I A N TA S K F O R C E R E P O R'I DENSITY/SCALE This is a map of the figure-ground of the current area, and an area-- in Cincin- nati (Ludlow Street in Clifton) which is similar in scale (although not character) to the retail and housing in the Broad Ripple area of Indianapolis. This retail area contains a movie tbeater, grocery store, drug store, 22 small shops, about 12 restaurants and at least 14 large apartment huildings. It does not seem crowded, but it is very intense, and at any ti~ne of day, lively, safe, and pleasant. The two points of this map are 1) areas like this are very compressed, so that they are easy to walk and activities are concentrated. 2) to maintain this intensity, very little of the study area can be built with this type of retail: it is not possible to string this out so that every property owner will get a piece of it. ~lbgether, decisions have to be made regarding which portions of Old Meridian or Main Street will be dense mixed use or retail, and which will be something else that is supportive and compatible to that use. · .It 2.1 O L D IV1E R I D I A N TA S K F O R C E R E P O R' 20G.05.04 A. CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDINANCE (9) Parl(ing (1) (2) (3) (4) Providence at Old Meridian The sign package adopted with Ordinance No. Z- 338, Providence at Old Meridian Plan Unit Development District shall be allowed as approved. Parking shall be provided at the ratio of one (1) space per twelve hundred (1200) square feet of Gross Floor Area. On-street parking shall not be used to fulfill parking requirement. Parking may be provided on-site or in a convenient remote lot not more than four hundred (400) feet from the property. Parking requirements may be reduced if businesses with substantially different peak hour requirements agree to share parking. Mixed 1 Igc Znne (MU). Permitted I (1) This district will provide a mix of compatible uses, including office, high density residential, and retail. (2) Retail uses shall only be allowed on the first floor of a building. (3) Retail uses shall not occupy more than fifty percent (50%) of any building and be located in buildings that front Old Meridian Street, rather than interior to the site. (4) See Appendix A: Schedule of Uses. (5) Drive-through banking is allowed in this district, but no other drive-through facilities are allowed. glnilding Helght~ gethank: and ITnn~tn~etinn Rea. nlrement~ (1) Fluilding Height (a) Minimum: Twenty-eight (28) feet. All buildings must have a minimum of two (2) occupiable floors. (b) Maximum: Fifty-five (55) feet. (2) Front S~thnek (a) Minimum: Ten (10) feet from all public streets, measured from the right-of-way; (b) Maximum: Twenty (20) feet (3) Building Fon~rint~ (a) Minimum: 8,000 square feet. (b) Maximum: 15,000 square feet. (4) Side Yard ,q~thaalc. Four (4) feet. (5) Rear Yard Setback: Five (5) feet. Chapter 20G: OM/Old Meridian District 20G-14 as adopted per Z-352. As amendedper Z-365-01; Z-369-02; Z-389-02; Z-415-03 Autumn 2003 vi CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDNANCE Flnilding (~r~enl~tinn (1) Evevj site that has frontage on Old Meridian Street must have a building that fronts on Old Meridian Street and occupies a minimum of seventy percent (70%) of that frontage. (2) Additional buildings may be built in the rear of this property. (3) Unless otherwise approved, seventy-five percent (75%) of all buildings must face a public street. Arehiteetnral D~ign ti) Degign Intention: This area provides a more sedate character than the Village Zone. The character is compact, with small front lawns and good pedestrian connections along the street. Building sizes are limited to provide a pedestrian scale. Building design shall contribute to the neighborhood scale environment and be compatible with nearby residential uses. (Fignre 24) (2) Material~ (a) Buildings other than multi-family must be faced in brick or stone and trimmed in metal, stone, pm-cast concrete, wood, or stucco. (b) Every face of the building must have openings for windows. (c) Large expanses of glass arc allowed, but the building may not be constructed entirely of a metal and glass curtain wall. (d) Multi-family buildings in this zone must conform to all the amhitectural requirements listed in the Multi-family Zone (MF). Signage. (1) The provisions of the Carmel/Clay Sign Orc~inance, Ordinance No. Z-302, shall apply, except as noted below: (a) Ground signs shall not be taller than four (4) feet, and have a Sign Face that does not exceed twanty-four (24) square feet. (b) Wall signs shall not exceed thirty-two (32) square feet. (2) Wall signs must fit within the horizontal and vertical elements of the building and may not obscure details of the building. (Figure 23) (3) No sign may extend above the cornice line of the building. I.and~eaplng (1) The front yard setback will be landscaped with shade trees, Iow shrubs, planting beds and grass or ground cover, as directed by the City. (2) Alternatively, up to fifty percent (50%) of the front yard setback may be paved with decorative pavers to allow seating amos or outdoor tables, which areas shall be surrounded by low shrubs or planting beds. (3) On-site parking lots or structured parking adjacent to a public street must be separated from thc street right-of-way with landscaped strip, no less than six (6) feet wide, containing shade trees, and shrubs or Iow fences/walls up to four (4) feet high. Chapter 20G: Olvb'Old Meridian District 20G-15 as adoptedper Z-352. ,'is amendedper Z-365-Ol; Z-369-02; Z-389-02; Z-415-03 Auiunm 2003 vi CITY OF CARM EL & CLAY TOWNSIHP ZONING ORDINANCE ParkinE R en)fire~mentg. (1) Parking must be provided at the mtin of one (1) space for every six hundred (600) square feet of leasable area. (2) Some parking may be provided in shared or remote lots. (3) Parking must be located in the rear or side of buildings. No parking is allowed in the front yard setback· ~.05.05 Office Zone (O). Permitted 1 l~e~: (1) This zone will provide a mix of compatible, non-residential uses, including those permitted uses listed in/lppendix A: Schedule of Uses. Drive-through facilities are allowed if located in the rear of the site (away from the street). (3) Up to ten percent (10%) of any building in the Office Zone may be occupied by which are for the express use and convenience of the occupants and · a snack bar or news stand for office workers. (1) (a) Twenty-eight (28) feet. All buildings must have minimum (2) oecupiable floors. CO) (2) Front ~ethaek. (a) Minimum: right-of-way; Co) (3) Fhfildlng Fnc~rint~ (a) Minimum: Co) Maximum: 15,000 s< (4) ,Ride Yard ,Rethaek. (a) Minimum: Four (4) feet. (5) feet. (20) feet from all public streets, measured from the feet. CO) Co) Maximum: Twenty (20) square feet. Bnildin~ Orientation (a) Every site that has frontage on Old Meridiafi, xStreet must have a building that fronts on Old Meridian Street and occh~es a minimum of seventy percent (70%) of that frontage. buildings must front on a public street, except drive-tX~ugh banks All and accessory structures. Chapter 20G: OM/Old Meridian District 20G-16 as adoptedper Z-352. ,4s amendedper Z-365-01; Z-369-02; Z-389-02; Z-415-03 Autumn 2003 v I NOTICE OF PUBLIC HEARING BEFORE THE CARMEL PLAN COMMISSION Docket No. 04020030 Z Notice is hereby given that the Carmel Plan Commission meeting on March 16, 2004 at 7:00 p.m. in the City Hall Council Chambers, 1 Civic Square, Carmel, Indiana 46032 will hold a Public Hearing upon a Rezone application. For 12 parcels in the Old Meridian District, to change their zoning designation to OM/MU-Old Meridian/Mixed Use, located along Main Street, between Guilford Road and Old Meridian Street. (See the attached location map). The application is identified as Docket No. 04020030 Z. The real estate affected by said application is described as follows: Tax Parcel ID Numbers= 16-09-25-01-01-009.000 16-09-25-01-01-008.001 16-09-25-01-01-008.000 16-09-25-01-01-007.000 (part) 16-09-25-01-01- 006.000 16-09-25-01-01-006.001 16-09-26-04-02-002.000 16-09-26-04-02-001.000 16-09-25 -03 -01-001.000 16-09-25-03-01-002.000 16-09-25-03-01-006.000 16-09-25-03-01-007.000 The file for this proposal (Docket No. 04020030 Z) is on file at the Carmel Department of Community Services, One Civic Square, Carmel, Indiana 46032, and may be viewed Monday through Friday between the hours of 8:00 AM and 5:00 PM. Any written comments or objections to the proposal should be filed with the Secretary of the Plan Commission on or before the date of the Public Hearing. All written comments and objections will be presented to the Commission. Any oral comments concerning the proposal will be heard by the Commission at the hearing according to its Rules of Procedure. In addition, the hearing may be continued from time to time by the Commission as it may find necessary. All interested persons desiring to present their views on the above application, either in writing or verbally, will be given an opportunity to be heard at the above-mentioned time and place. CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDINANCE APPENDIX A: SCHEDULE OF USES P = Permitted SU = Special Use A ~ Accessory SE = Special Exception "Blank" -- Prohibited E = Excluded Use Primary Zoning Districts Old Meridian Zones Overlay Zones Type of Use rq ~ Residential Uses I SingleFamilyDwelllng p p p p p p p p p p , p p p E E Two Family Dwelling p p p p p p p E E Mulfiple Family Dwelling SU P P SU p p p p P E Office Uses General Offices SU P P P P P P P P [ A P P P P P P P Page 1 of 6 CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDINANCE APPENDIX A: SCItEDULE OF USES p = Permitted SU = Special Use A = Accessory SE = Special Exception "Blank" = Prohibited E = Excluded Use Primary Zoning Districts Old Meridian Zones Overlay Zones Institutional Uses Churc~empl~PlaeeofWors~p SU SU SU SU SU SE SU SU SU SU SU SU P SU SU SE P P P P E Hosplml P P P SUP [P P P Surge~ Center P Urgent Ca~ P PhysieaVOeeu~afional ~empy P Libra~ SU gU 8U SU SU SE SU gU aU SU P PenalorCo~eetionallnsfimtio~ aU SU SE E E E I E E E E E E E E E E E PostOffi~ P P P P P P I P ~ P P Power Generating Plant SUI E E E E E PublleSe~eeFacili~ P P P P P P P P P P P P P P P P ~ P P P P P P P P P P P P WaterManag~ent&UseFacfliW SU SU SU SU SU SUI SU SC P SU SU Educational Uses School, Tv~e or B~iness P P SU SE P P SU P P P P P P CollegeorUniversi~ SU SU SU SU SU SE P P P P P DayNurse~ayCare P P SU P SU . SU P ~ P I P ~nd~gme~r~chool 8U SU SU SU SU SU! SU P P SL P P ~ P School of General Elementa~ or Seeonda~ Education SU SU SU SU SU SE SE SUI P E Page 2 of 6 CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDLNANCE APPENDIX A: SCHEDULE OF USES P = Permitted SU = Special Use A = Accessory SE = Special Exception "Blank" = Prohibited E = Excluded Use primary Zoning Districts 3Id Meridian Zones lOverlay Zones m 0099000 Retail & Service Uses OeneralRetailSal~ SU P P P SU P P P A P P P P P P Lumber/Building Materials Sales'(enclosed) p p p p p E E E E Oeneral~ce P P P P P P P P P P P kutomobile Service Station p p p p p p E Automobile/Boat Sales p p p p p E E E E E E E E E E E Automobile/Track Repair (indoor) P P P SU p E E E ManufaemredHousingSales p E E E E E E E E E E E E E E )elieatessen Coffee Shop P CarWash P P P P i P E 2ommendal Kennel p p p p SU E E E )ryClcanlngl:.~ahlNhmcnt(wit'aon~slteptant) P P i P I p p ~ ~ E E )rgCleanin~lSmbli~hment(wkheuton-sltcplant) au p ! p p p p ' P P P E ~quipment Sales/Repair (indoor) p p p P P SU E E :inandallnstltmion p p p p p P P P P P I P ~ P P ~..t~h.~TelierMa~hih¢(ATM) A A A A A A A iA P A A P P P !Pi E E {uncral HomefMormary/Cremato~y P P P SU P SE P PI ! E E ecreational Vehicle/Mobile Home Sales p p p P E E E E E E I E [ E E E E E E oadside Sales Stand P P P SU gu E E E E ~elf-Service Laundry P i P P P P I E E ~exuallyOrientedBusLness SU E E E E E E E E E E E E E E v'~dn~ospita!wRlloutc~mmercialkeunel P I P p p p p SU P E E Wnolesale Sales SU p P P P P SU p p E Page 3 of 6 CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDINANCE APPENDIX A: SCHEDULE OF USES P -- Permitted SU = Special Use A = Accessory SE = Special Exception "Blank" = Prohibited E = Excluded Use Primary Zoning Districts Old Meridian Zones Overlay Zones ~ultural / Entertainment Uses IPatOalle~d P P P P P P P P P krt&Musi¢Ccnter P P P P P P P P P P 2amivats, Fairs, Ckcuses, etc. P P P SU P E E {otel SU SU SI. P P P P P E IHoml (tull Service) SU SU SE P P P I ndeor Theater P P P P P P P PI P P E utdoor Theater SU P P E E 2atering Establishment P P P P P ~.estaurant, without drive-thru food sales P P P P P P P P P P ~.estaurant, with walk-up/drive-thru food sales P P r SU P ? E E EI E E E E E E E E vleetingorPar~Hall P P P P P rPI r P ¢luseum P P SU P ;mdlum or Coliseum P P I tavern/Night Club P P P ! ? P P PI P P E Industrial Uses ~orrowPit/TopSoilRemovaI&Storage SU SU SU SU SU SU SU SU SU SU SU SE E J/cavy Iudus~ial P SU E E i E E E E E i E E I E E E E ;anitary Landfill, Jtmk Yard, Slavage Yard ~ SU SU E E E E E 51ght Indusudal SU P P E E E ;forage and/or Warehousing, Indoor SU P P P P E E E korage and/or Warehousing, Outdoor mu P SU E E E E E E E E E I E E E E E ;torage or Sale o f Petroleum Products SU P P P E E E E ;oke Ovens/Brick Yards/Kilns/Open Hearth'last I SU iFumace P E E E E E E E E ! E .ightManufacmrh~g P P P E gineraVSand/Gravel£xtm:tioaOperafions SU SU SU SUSU SU SU SU SU SE SU SC SU E E i E 'rinting/PublishingEstablishment SU P P SU P P P ;torage/Dis~rlbufionFaciLity SU P P SU SU E Nhole.,~JJngFacil~ty P SU P E E Page 4 of 6 CITY OF CARMEL & CLAY TOWNSHIP ZONING ORDINANCE APPENDIX A: SCHEDULE OF USES P = Permitted SU = Special Use A = Accessory SE = Special Exception "Blank" = Prohibited E -- Excluded Use Primary Zoning Districts Old Meridian Zones [}verlay Zones teary Manufaetunng E E E E E E I E; E E E E E ' E E E E ~,.grieult~ral Uses 2omme~ialGreeffaouse S12 SU! SU P P SU SE E E E :eedStore SU P E E E E 'lantNumta7 SE SUI SU P P SU SL E E E }rainEle~ator SU P E E E E E E E E E E E E E E ~eneral Agficulmr* P P P P P P P P P P P P P P ? P P P P :oumn, Club SU SU SU SU SU SE P P SL E 3olf'Come ISU SU SU SU SU SE P SE P SI. E 'rim: ~,~cr'.ationalVacaity 'SU SU SU SU SU SE P SU SU SU SU SU SL P E ,~k. Pubti¢ P P P P P P P P P P P P P P P P P P P P P P P P P P P ;hootlngO~llery P P P P E E E E E E E E E krfifk~IL~keorPond(notPpl~tted) SE SU[ SU SU SU $1~ SU SU SU SU SIJ SU SU SI~ SU S~J ;ememy SE SU SU SU SU SE SU SU SU SE SU SE E Page 5 of 6 CITY OF CARM]EL & CLAY TOV~rNSHIP ZONING ORDINANCE APPENDIX A: SCHEDULE OF USES P = Pcnniued SU = Special Use A = Accessory SE = Special Exception "Blank" = Prohibited E = Excluded Use Primary Zoning Districts :Old Meridian Zones Overlay Zones Transportation & Communication Use~ A.nt~na4 SU SU SUI SU SU SU SU P SE :onoca~dAat~ana P P P P P P P P P P P P P P P P P P P P P P P ! P I P P P P Radio and/or T¢lc'v~ion Studio P P P SU g P I RadJcJTclcvi~ionTransm~ionAntcn~a SU SU SU SE SU SE SU SU SU SE Radiofr¢levisionTran~rai~sion Tow~ SU SL SUI p p SE SE E Tower SU' SU SU SU SI. SU SU SU SU SU E Wireless Tel~cor"mn'~ira6ons Amlcmmt P P P P P P P P P P P P P P Wi~l~s~;elecomnumicafioas~'vlceTow~-~ SE S]~ SE SE SE SE S!c S]~ S~c E Motor Bus or Railroad pzssengex Station P P P SU P P Page 6 of 6 SINGLE FAMILY ATTACHED The single-family attached housing zone will be an upscale tuwnhouse area, probably occupied as condominiums or fee-simple rowhouses. The market for these units will be primarily residents of Carmel who no longer want to maintain yards and who would enjoy living close to the Old Meridian Village retail and restaurant areas. Mfluent young couples and singles may also be attracted to these un/ts because of their convenience and urban character. · The primary use in this district is single family attached housing units. In fee so~s ~A SUEDA HaL ~A s0sr0s s~E simple townhouses, which are townhouses where the property is actually divided raROE IAO IrOOFO. into small lots, one accessory apartment will be allowed in each single family home, which may also be used as a home office. I ~1~ Every unit shall sit on a single demised plot, even though the property for the ~ , project may be held in common. Common held property may include front lawns, areas for trash removal., parking access (alleys), visitor parking or recreation. All units should have a minimum of two parking spaces per unit. Parking may be paved or in an attached or detached enclosed garage. All parking will be accessed  from the rear. Garage doors may not open toward a boulevard street, since these streets are park and promenade spaces as well as access points. In order to create a pleasant street front for all new buildings, all residential units must face a public street. The side of the residence facing any street must be dad ~b~ in brick and trimmed in wood, stone, precast concrete or similar material. The few feet above sidewalk level in the front, but may be on grade in the rear. This is to create visual privacy for windows on the street, and to create a rhythm of stoops. The design of the buildings should reflect the traditional townhouse type, which WILL BE LINED WITH TOWtNIOOIES.has a relatively flat front face with multiple small openings, contrasting trim, and a ~AR~.S ~AO S~SLL mOS. cornice at the top. Many different architectural styles would be appropriate and an ecletic mix is acceptable. Most of the units will need to be two and one-half or three stories tall, although they can.be narrow in width. ~ A developer who builds a substantial number of units will be required to provide ~ -' · some portion of the land developed in open space or recreation space or may donate an equivalent sum to be used to purchase or develop public park areas in the district. All streets built by developers must accommodate on-street parking and be built to City of Carmel public street standards. HAVE AR EC£frtC MIX OF S~rL~ ~T WILL FOLLOW A FOADffIOAAL FOWAHOOSE rYP& SINGLE FAMILY ATTACHED Th~ single-family attached housing zone will be an upscale townhouse area, probably occupied as condominiums or fee-simple rowhouses. The market for these units will be primarily residents of Carmel who no longer want to maintain yards and who would enjoy living close to the Old Meridian Village retail and restaurant areas. Affluent young couples and Singles may also be attracted to these units because of their convenience and urban character. The primary use in this district is single family attached housing units. In fee s.co. s~tt ~s so.o, hA. simple townhouses, which are townhouses where the property is actually divided .oo.. into small lots, one accessory aparmaent will be allowed in each single family home, which may also be used as a home office. ~~~1~ Every unit shall sit on a single demised plot, even though the property for the ~ ' project may be held in common. Common held property may include front lawns, areas for trash removal, parking access (alleys), visitor parking or recreation. All units should have a minimum of two parking spaces per unit. Parking may be paved or in an attached or detached enclosed garage. All parking will be accessed from the rear. Garage doors may not open toward a boulevard street, since these streets are park and promenade spaces as well as access points. In order to create a pleasant street front for all new buildings, all residential units must face a public street. The side of the residence facing any street must be clad in brick and trimmed in wood, stone, precast concrete or similar material. The ~~~. ~ front door should be recessed. The finished floor level of the first floor should be a few feet above sidewalk level in the front, but may be on grade in the rear. This is to create visual privacy for windows on the street, and to create a rhythm of Stoops. The design of the buildings should reflect the traditional townhouse type, which ~r~ ro~,~ous., has a relatively flat front face with multiple small openings, contrasting trim, and a sum r. os. cornice at the top. Many different architectural styles would be appropriate and an ecletic mix is acceptable. Most of the units will need to be two and one-half or three stories tall, although they can be narrow in width. A developer who builds a substantial number of units will be required to provide ', ~ some portion of the land developed in open space or recreation space or may  donate an equivalent sum to be used to purchase or develop public park areas in the district. All streets built by developers must accormnodate on-street parking and be built to City of Carmel public street standards. VILLAGE The Old Meridian Village is the new heart of this district. It is a compact and intense retail and entertainment district that is deliberately limited in extent so that retail activity is concentrated. A shopping street like this requires several conditions to be successful. One is that some parking is available on the street. Another is that retail stores are continuously lining the sidewalk. Pedestrians should encounter a minimum of blank walls and parking lots, but instead should be enticed with open storefront windows, visible activity inside stores and restaurants, and interest- ing places to shop. Shoppers will be encouraged to stroll from store to store rather than to drive, and many local residents will find it convenient to walk from home. Sidewalk cafes and other outdoor activities will be accommo- dated with wide sidewalks and landscaping. Merchants will be encouraged to have interesting and pedestrian scaled shop window displays. Street lighting will also be pedestrian scaled, enhancing the possibility of evening activity. Unique shops and restaurants should cater to the residents of Cannel as well as the office workers in the nearby 31 corridor. Coffee shops and ice cream parlors can become gathering spots for nearby residents. The ground floor use of all build- ings must be mostly reserved for retail use, with the remaining area exclusively used as lobby areas for the upper floors or service. Upper floors may be used for office, retail or residential uses. No drive- through facilities are allowed in this area. In order to create a diversity of retail uses and a varied walking environment, the frontage for a single merchant will be limited on Old Meridian. Curb cuts are not allowed on Old Meridian and no parking lots may front on Old Meridian. Parking will be located to the rear of most buildings, with pedestrian passages located at convenient intervals. These passages will also have storefronts opening on to them. Shared lots may be used to satisfy parking requirements if it can be demonstrated that peak demand for two uses does not occur at the same rime. All commercial buildings in this zone should face the public street. ' The buildings must sit on the front property line except for minor recesses for entrances. The main entrance to all retail areas must face the public street. Additional en- trances may face the side of the building, however, no rear entrances are allowed except for residential or office uses, emergency exits, em- ployees, loading and trash removal. The design of the buildings is This type has a ground floor with large transparent storefront glass, and upper floors built of brick with windows inserted into the wall. Buildings should haven distinct cornice line. Buildings should have detail and ornament that is appro- priate for pedestrians to appreciate. In general, roofs are flat or slightly sloped. Many architectural styles could be appropriate. Signs add to the lively appearance of the area and should be scaled to be appreciated by the pedestrian as well as slow moving vehicles. The total area of signs will be limited. Signs design of the buildings rather than obscuring building features. Variety in signs should be encouraged. Individual tenants should strive for a unique graphic image, rather than be required to conform to a single graphic style or color for the whole building. I 1 I I i I I I I I MIXED USE DISTRICT In the area along Old Meridiantwo new mbred use zones will be established. The first location is in the area along Old Meridian just north of the Village Retail zone. The intention of this zone is to provide an area where office, residential and retail uses may be complementary to each other and where these uses will comple- ment the Village. Although this will be a pedestrian environment, it may have a more sedate character than the Village. Buildings will be set back slightly off the street to provide landscaping and Old Meridian Street will have a landscaped median and sidewalks with tree lawns on both sides to encourage walking to destinations in the Village. This area will be used primarily for office and multifamily residential. Retail uses may also be allowed on the ground floor if they primarily serve the office or residential populations. Retail uses must have less net area than the office or residential uses on the site and where the site is oriented towards Old Meridian the buildings must be located along the frontage of Old Meridian rather than interior to the site. In order to preserve the consistent treatment of Old Meridian Road, at least two- thirds of the frontage of Old Meridian must be developed with buildings that face the street and conform to a limited set back. Retail uses must face Old Meridian Road. Additional buildings may be constructed in the rear of the site as long as access requirements are met. Curb cuts on Old Meridian will be allowed at the intersections of the boulevards only. All other access roads must be routed through these intersections. Multifamily buildings must conform to the orientation, setback, siting, parking, design, sign and open space requirements found in this plan under "Multifamiiy Residential" (p. 12) Office/retail buildings must conform to the orientation, setback, siting, parking, design, sign and open space requirements found in this plan under "Office" (p. 16). OFFICE A significant area of the plan is devoted to new office development. In contrast to 31 Corridor office developments, these projects will generally be smaller in size and have more relationship to the public street and to each other, with less quirements for open space. The idea is to encourage pedestrian activity by making it easy to walk from one building to another along a public street and to encourage a planned ensemble rather than isolated and unrelated structures which might otherwise be built. The primary use of buildings in this area will be for office, including general office, medical office, retail banking, real estate and insnranee offices. A small percentage of the gross area of a single building may be designated for retail space, especially for services and restaurants that serve the tenants of the building. Drive- through facilities are allowed if located in the rear of the site (away from the street). No curb cuts are allowed on Old Meridian. Parking must be located in the rear or side of buildings. On-site parking lots or structured parking may not be adjacent to a public street unless screened from view with landscaping. No parking is allowed in the front setback. Some parking may be provided in shared or remote lots. New streets built to service office development must allow for on street parking and sidewalks. Such streets will be built to City of Carmel standards and will be dediea;ed to the City. All buildings must face a public street and will have a small landscaped setback. Building entrances must face the public street. Lobbies must serve both the parking area and the public street. Loading and trash areas may not be visible from the public street. Office buildings in this area should be developed to serve one or several small tenants. Buildings will vary between 15,000 and 8,000 square feet in footprint area. Buildings must be a minimum of two stories tall and a maximum of five stories tall. Buildings must be faced in brick, trimmed in metal, stone, precast concrete, wood, or stucco. Large expanses of glass are allowed, but the building may not be constructed entirely of a metal and glass enrtain wall. Concrete block is not allowed on the exterior. Extensive landscaping must be provided in the front setbaek~ Buildings may have a single freestanding monument sign in the front setback. It must be landscaped at the base of the sign. An additional sign may be attached to the building. Small signs directing patrons to parking or a drive-through are also allowed. 16 S C H E E R & R ~ ~ ~ ~ = I u ~ SPECIAL USE DISTRICT: The special use zone comprises a significant and highly visible corner in the district. It is an ideal location for buildings of significance to the life of the community, such as religious buildings, schools, branch library, senior center, museum or public gathering space. An office or business use would also be allowed here if it has a high profile in the community and if a special and important building is planned for it. Examples might include a clinic, a corporate office for a local em- ployer, or an assisted living facility. Restaurant, retail commercial or auto-related uses are not allowed in Buildings must be or/anted to face the circle and will have a wide landscaped setback from the traffic roundabout. Drop-offdrives and handicap parking are allowed within the setback area, but large parking areas are not. Substantial and attractive landscaping is required on the setback facing the traffic round- about. Buildings must be constructed of substantial materials in a manner consistent with an important site in the City. Prefabricated buildings are not allowed. Sites must be designed with at least one large and attractive building to serve as an important monument in the com- munity. II II I! I I~ U LTl-FAMILY RESIDENTIAL The multi-family zone will allow a broad variety of apartment and condominium buildings. The market for these units will be empty- nesters as well as young people and singles working in the area. Small families will also find the units more affordable than a typical Carmel single family home. Many people will be attracted to the convenience of this housing to the Old Meridian Village and nearby schools and employment. The primary use of the land will be multi-family housing units, whose tenancy may be owner-occupied or rental. A small percent may be used for commercial or public purposes that serve the residents of the building, such as a convenience store or bank ATM. Other uses for the exclusive use of the apartment or condominium project such as management office, recrea6on club and laundry are also allowed. Units will have a minimum of one parking space per unit on site, which will not include on-street parking on public streets. On-site parking lots or structured parking may not be adjacent to a public street unless screened from view with landscaping and/or fence. A large majority of the buildings in a multi-family project must face a public stxeet. On public streets, most of the building front should align with a set-to line that is a few feet from the public street. Courtyards that open to the street are also acceptable. To preserve the character of the street, no parking or curb cuts are allowed in the front setback of any building. For all buildings that face a public street, there must be at least one entrance on the front of the build- ing. Ail units must be accessible from both the fronts of the building. and the rear parking areas. Front setbacks and courtyards shall be finished with sidewalks and extensive landscaping In most projects, the developers will be required to provide a percentage of the land developed in open space or recreation space. Open space must be landscaped for passive use or active enjoyment. All streets built by developers must accommodate on-street parking and sidewalks in accordance with the Old Meridian street plan and be built to City of Carmel public street standards. Buildings must be at least two stories tall and a maximum of five stories tall, except structured parking garages, which will have a lower height restriction. Any wall of any building facing a public street must be substantially brick and trimmed in brick, wood, stone or pre-cast concrete. No freestanding signs may be visible from a public street. Small signs must be attached to a building or a fence. 12 SCHEER & SCHEER, INC