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CARMEL PLAN COMMISSION
-MEMORANDUM-
Date: August 10, 2012
To: Plan Commission Members
From: Adrienne Keeling
Department of Community Services
Re: Docket No. 12070021 OA
Enclosed is the information packet for the following item. If you have any questions, please give me a call at
571-2417.
Docket No. 12070021 OA: Carmel Dr— Range Line Rd Overlay Sunset Amendment
The applicant seeks to amend the Zoning Ordinance, Chapter 23F: Carmel Drive-Range Line
Road Overlay Zone in order to modify development standards and remove the sunset provision
(expiration date). Filed by the Carmel Department of Community Services.
Please see the attached proposal to modify the standards and remove the sunset provision (expiration date) of
the Carmel Drive — Range Line Road Overlay Zone.
Background:
Adopted in 2005, the purpose of the Carmel Drive — Range Line Road Overlay Zone is to enhance the livability
of Carmel by encouraging a range of activities in mixed-use buildings, and to establish an attractive and safely
designed pedestrian oriented environment in buildings and along streetscapes. The original expiration date of
December 31, 2006 was inserted into the Overlay as a trial period to ensure that if major problems arose, the
regulations would expire. The sunset period has been extended for several years.
Staff, Plan Commission and City Council have agreed over the years that the Carmel Drive — Range Line
Road Overlay Zone is a valuable tool which has resulted in excellent development in the corridor. However, we
heard loud and clear that adjustments need to be made before considering the Overlay Zone permanent.
Proposal:
The department again requests to delete the sunset provision, but accompanied are several proposed
amendments. These amendments take into account several years .of development examples, as well as
analyzing which.standards have been the subject of variances. They are summarized as follows:
1. Permitted Uses: Residential will no longer be limited to 75% of a project's gross floor area.
2. Building Orientation:
a. The requirement that 70% of frontage is occupied by buildings has been clarified to only apply
along Carmel Drive and Range Line Road frontages, not side streets.
b. Corner buildings (single-tenant) shall have a door at the corner.
3. Building Footprint: Eliminate the FAR requirement.
4. Pedestrian Circulation: Sidewalk widths shall be increase to 12' from 8'. This figure matches the
standard for Urban Commercial Sidewalks in the C3 Plan.
ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417
5. Parking:
a. Second story square footage will not be included for the purpose of parking calculation. We've
heard that some of the complication of requiring a second story is the added space needed for
parking.
b. Bicycle Parking will now reference the existing Bike Parking standards.
6. Sunset Provision: deleted.
ONE CIVIC SQUARE CARlVIEL,INDIANA 46032 317/571-2417
Sponsor: Councilor Rider
ORDINANCE Z-###-12
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL,INDIANA
An Ordinance amending the standards and removing the sunset provision of the Carmel Drive—Range Line
Road Overlay Zone in the Carmel Zoning Ordinance
WHEREAS, pursuant to the Advisory Planning Law of the State of Indiana (contained in IC 36-7-4),
each unit of local government that wishes to adopt land use and zoning ordinances must first approve by
resolution a comprehensive plan for the geographic area over which it has jurisdiction; and
WHEREAS, the Cannel Clay Comprehensive Plan "C3 Plan 2009" Docket No. 08070020 CP was
given a favorable recommendation by the Carmel Advisory Plan Commission on November 18, 2008, and duly
approved by Resolution No. CC-05-04-09-02 of the Common Council on May 4, 2009, and is therefore the
official Comprehensive Plan of the City of Carmel and Clay Township; and
WHEREAS,the City wishes to maintain an orderly, consistent and streamlined Zoning Ordinance; and
WHEREAS,pursuant to Indiana Code 36-7-4-602 the Common Council is authorized to amend the text
of the zoning ordinance; and
WHEREAS, pursuant to Indiana Code 36-7-4-610 and City of Cannel Ordinance No. D-1600-02, the
Carmel Zoning and Subdivision Control Ordinances are incorporated by reference into the Cannel City Code;
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of Cannel, Indiana,
that, pursuant to IC 36-7-4-600 et seq. and after Docket No. 12070021 OA having received a
recommendation from the Cannel Advisory Plan Commission on Tuesday, , 2012, it hereby
adopts this Ordinance to amend the Cannel Zoning Ordinance (Ordinance No. Z-289, as amended), to read as
follows:
Section I:
ZO CHAPTER 23F: CARMEL DRIVE—RANGE LINE ROAD OVERLAY ZONE
a. Amend Section 23F.03: Permitted Uses to read:
23F.03 Permitted Uses. See Appendix A—Schedule of Uses.
23F.03.01 All Uses which are permitted in the underlying primary zoning district(s), except those uses
expressly prohibited by Section 23F.04,are permitted in the Zone.
23F.03.02 ... _ ::; _ - ._ .
zoning t.In addition to those uses which are permitted in the underlying primary zoning
district(s),residential uses are permitted in the Zone.
b. Amend Section 23F.06: Building Orientation to read:
23F.06 Building Orientation.
23F.06.01 Every parcel with frontage on Carmel Drive and/or Range Line Road must have a building that
fronts on those streets.
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Ordinance Z-###-12
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23F.06.02 - . - . ! -- . - . . ... • , Every parcel with
frontage on Carmel Drive and/or Range Line Road must have a building that occupies a minimum of
70%of that frontage.Exceptions include:
A. Buildings on lots with 120 feet or less of frontage provided they occupy the maximum amount of
frontage,except for driveways,sidewalks and landscape areas,as required by the Ordinance.
B. Frontages along public streets other than Carmel Drive or Range Line Road have no minimum
frontage requirement.
23F.06.03 :.' .•-: • • ! -- - . . .... -. - . . .. - - .
Ordinance.
23F.06.0403 Additional buildings may be built in the rear of the property.
23F.06.0-504 All Principal Buildings shall face a public street,with a primary entrance from a public street.
23F.06.0405 Single-tenant buildings on corner lots shall have a primary entrance located at the corner.
23F.06.06 The primary entrance must be readily apparent as a prominent architectural feature and visible
from the street.
c. Amend Section 23F.07: Building Height to read:
23F.07 Building Height.
23F.07.01 Principal Buildings must have at least two floors of occupiable space. The second and higher
floors must be at least fifty percent(50%)the size of the building footprint and must be oriented to the
front of the building such that its front line is equal to that of the first floor.
23F.07.02 Minimum height: twenty-six(26)feet
23F.07.03 Maximum height:
A. Thirty-five (35) feet, or three stories, whichever is greater, if adjacent to single-family residential
zone.
B. Fifty-five(55)feet,or five(5)stories, whichever is greater.
d. Amend Section 23F.08: Building Footprint to read:
23F.08 Building Footprint.
23F.08.01 Minimum: 0.5 Floor Area Ratio(FAR).
23F.08.0201 Maximum:40,000 square feet.
e. Amend Section 23F.14: Pedestrian Circulation to read:
23F.14 Pedestrian Circulation.
23F.14.01 Sidewalks along public streets shall be a minimum of eight(8)twelve(12)feet in width.
23F.14.02 Walkways shall be provided on at least one side of the building and shall provide access between
rear parking areas and Principal building entrances or the street. Unless otherwise noted in this
ordinance,the minimum width for walkways shall be six(6)feet.
23F.14.03 Neither sidewalks nor walkways shall be used by automotive traffic.
23F.14.04 Pedestrian access shall be coordinated with and provided to adjoining properties.
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Ordinance Z-###-12
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f. Amend Section 23F.15: Parking to read:
23F.15 Parking.
23F.15.01 The amount of parking spaces required shall be determined by Sections 27.01 and 27.08;however,
square footage on the second and higher floors will not be included in the parking calculation.
23F.15.04.02 Parking areas shall be setback not less than six(6)feet behind the Front Build-to-Line.
23F.15.0203 Parking areas shall be located at the rear or side of buildings,and screened per Section 23F.11.03.
23F.15.0304 Parking space dimensions shall be 9' x 20', or 10' x 18', including two (2) feet for bumper
overhang.
23F.15.0405 Adjacent/adjoining parking lots shall be interconnected either by alley or internal driveway, and
coordinated to accommodate pedestrian access.
23F.15.0506 Paths within parking lots of more than three rows shall be designated to accommodate pedestrians
safely from parking areas to sidewalks, walkways and/or building(s). Such paths may consist of
striping.
23F.15.0607 Bicycle parking shall be provided, :•• :. - !t -- -- .• in accordance with
Section 27.06.
g. Delete Section 23F.18: Sunset Provision:
23F.18 Sunset Provision.
This Chapter expires December 31,2011.
Section II: All prior Ordinances or parts thereof inconsistent with any provision of this Ordinance are hereby
repealed.
Section III: This Ordinance shall be in full force and effect from and after its passage and signing by the
Mayor.
PASSED by the Common Council of the City of Carmel, Indiana this day of 2012,
by a vote of ayes and nays.
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Ordinance Z-###-12
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COMMON COUNCIL FOR THE CITY OF CARMEL
Presiding Officer Kevin D. Rider
Richard L. Sharp, President Pro Tempore Carol Schleif
Ronald E. Carter W. Eric Seidensticker
Sue Finkam Luci Snyder
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
Presented by me to the Mayor of the City of Carmel, Indiana this day of
2012, at _.M.
Diana L. Cordray, IAMC, Clerk-Treasurer
Approved by me,Mayor of the City of Carmel, Indiana, this _ day of
2012, at _.M.
James Brainard, Mayor
ATTEST:
Diana L. Cordray, IAMC, Clerk-Treasurer
Prepared by:
Adrienne Keeling,Planning Administrator,One Civic Square,Carmel,IN 460322
08/10/2012
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