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CARMEL PLAN COMMISSION
-MEMORANDUM-
Date: February 8, 2013
To: Plan Commission Members
From: Adrienne Keeling t_
Department of Community Services
Re: February 19th Plan Commission meeting: Docket 13010013 OA
This report summarizes the Subdivision Committee's progress with respect to future Planned Unit
Developments. Should you have questions, please call me at 571-2417.
Docket No. 13010013 OA: PUD Requirements Ordinance Amendment.
The applicant seeks to amend Chapter 3: Definitions and Chapter 31: General Provisions of the Zoning
Ordinance for the purpose of modifying the definitions, procedures, and development requirements for
new Planned Unit Development district ordinances (PUDs). Filed by the Carmel Department of
Community Services on behalf of the Carmel Plan Commission.
This project is the formal Ordinance Amendment which reflects Subdivision Committee's work and discussion
about PUDs and how/when/where they should be applied. As many will recall the Subdivision Committee was
tasked with a Special Project to discuss and explore options and considerations regarding PUDs, ultimately the
goal was to address two challenges:
1. How can PUDs be made easier to review and manage?
2. How do "we"(staff, Plan Commission, Council) measure a proposal to determine how it compares with
and exceeds existing zoning districts to warrant favorable consideration?
Discussion Points:
As part of the Special Project, the Subdivision Committee drafted following points as a framework for a formal
proposal to the Plan Commission.
1. Avoid imposing minimum prerequisite standards, such as minimum acreage, location, permitted
uses, etc. The Committee discussed that this practice could cause an unintended negative impact by
placing undue emphasis on those standards, resulting in setting the bar too low or stifling creativity
and flexibility. No prerequisite standards are proposed at this time.
2. Amend the Zoning Ordinance (Definitions and Section 31.06.04) to include language regarding a
general intent to allow for flexible development standards in exchange for better design quality than
otherwise would have been the result of existing zoning. Language is located in the initial paragraph
as well as in Section 4a: Decision Criteria of the proposed ordinance amendment.
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3. Consider amending the Zoning Ordinance to impose expiration dates or benchmarks to trigger
additional review if a project does not commence or work is abandoned after a period of time. More
specifically, the Committee discussed 3-years increments (consistent with Indiana Code with regard to
vested rights) to allow for Development Plan or Primary Plat approval, and build-out of the plan.
However, if the developer fails to meet the timeline, then the Plan Commission could either extend the
timeline, take action to amend the PUD or cause it to revert to its previous zoning. See Proposed
Section 13: Effective Period.
4. Streamline the review process by suggesting a standard format for the PUD Ordinance. This would
include an outline indicating the order of development standards, required exhibits, and include
standard language regarding how and when PUD ordinances may be modified. Proposed Section 5:
District Ordinance lists the requirements of the submittal. The attached Sample Outline would be
made part of the PUD Application and Instruction Packet.
5. Requiring a summary document/exhibit which helps identify how the proposed project falls below,
meets or exceeds both existing and comparable zoning district(s). This would include a spreadsheet-
type comparison of the requirements of the existing zoning, one or more comparable zoning districts
and the standards proposed in the PUD. A PUD Comparison Exhibit is referenced in Section 6a:
Supplemental Information; however, the exhibit will appear in the PUD Application and Instruction
Packet.
6. Consider requiring petitioners to submit visual/graphical depictions of not only the "concepts"
represented by the PUD ordinance but also visual renderings of the most intense development that
would be possible under the proposed PUD ordinance (e.g., tallest structures, smallest building
setbacks, largest footprints, etc.). The required Character Rendering is referenced in Section 6a:
Supplemental Information.
The Department looks forward to further discussion and adjustments to help achieve the goals and challenges
outlined above.
2013-0219;13010013 OA;PC Memo.docx
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2/8/13 Draft
1 PUDs — PROPOSED ORDINANCE REVISIONS:
2
3 3.07 Definitions:
4
5 ALTERATION, MATERIAL. Any change to an approved plan of any type that involves the substitution of
6 one material, species, element, etc. for another.
7
8 ALTERATION, MINOR. Any change to an approved plan of any type that involves the revision of less than
9 ten percent (10%) of the plan's total area or approved materials.
10
11 ALTERATION, SUBSTANTIAL. Any change to an approved plan of any type that involves the revision of
12 ten percent(10%) or more of the plan's total area or approved materials.
13 PLANNED UNIT DEVELOPMENT DISTRICT. A zoning district for which a PUD District Ordinance is
14 adopted under Section 31.06.04.
15
16 PUD DISTRICT ORDINANCE. A zoning ordinance that:
17 1. designates a parcel of real property as a Planned Unit Development District;
18 2. specifies uses or a range of uses permitted in the Planned Unit Development District;
19 3. expresses in detailed terms the development requirements that apply in the Planned Unit
20 Development District;
21 4. specifies the plan documentation and supporting information that must be supplied before an
22 Improvement Location Permit may be issued for development or real property in the Planned
23 Unit Development District;
24 5. specifies any limitation applicable to the Planned Unit Development District; and
25 6. meets the requirements of IC 36-7-4-1500 et seq.
26
27 31.06.04 Proposals to Adopt or Amend Planned Unit Development District Ordinances.
28 The Planned Unit Development District is intended to provide flexible development standards in
29 order for a development to result in a significantly better design than would have resulted under the
30 existing zoning regulations. The following procedure applies to a proposal to adopt or amend a PUD
31 District Ordinance:
32 1. Location. Proposals for a PUD District Ordinance shall only be considered on any property
33 located within the boundaries of Carmel/Clay Township, Hamilton County, Indiana.
34 2. Initiation. The proposal must be initiated by a petition signed by property owners who own
35 all of the land to be included in the Planned Unit Development District. The Plan
36 Commission may also initiate a proposal to amend a PUD District Ordinance per Section
37 31.06.04(13).
38 3. Definition. The petitioners shall prepare the proposal so that it is consistent with the definition
39 of a PUD District Ordinance provided in Section 31.06.01 abovcChapter 3: Definitions.
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47 54. Decision Criteria. In considering the proposal, both the Commission and the Council shall pay
48 reasonable regard to:
49 }a. the extent to which the PUD District Ordinance is necessary to provide a mixed use
50 development, create an innovative or unique design, or to address unusual physical site
51 conditions;
52 b. the Comprehensive Plan and any other applicable, adopted planning studies or reports;
53 iic. the extent to which the proposal fulfills the general development standards of the
54 Subdivision Control and Zoning Ordinances;
55 d. current conditions and the character of current structures and uses in each district;
56 i4ie. the most desirable use for which the land in each district is adapted;
57 i-vf. the conservation of property values throughout the City and the Township, and
58 Ng. responsible development and growth.
59 5. District Ordinance. The District Ordinance shall be the governing document for the
60 development of the Planned Unit Development. The District Ordinance and corresponding
61 exhibits may be formatted to no larger than ledger or tabloid sized (11"x 17") pages and shall
62 conform to the following:
63 a. Cover Page and Table of Contents. The cover page shall include the Docket Number
64 and, when applicable, the Council Ordinance number, the title of the PUD District,and
65 the submittal date. A Table of Contents shall identify all sections and exhibits
66 included in the District Ordinance.
67 b. Development Requirements. The District Ordinance shall clearly indicate in text or
68 map form the subject location as well as the permitted uses and development
69 requirements to be applied to the real estate. The District Ordinance shall include, but
70 is not limited to:
71 i. Concept Plan, which defines the boundaries of the PUD District, delineates any
72 sub-districts or planning areas and which also illustrates building areas,parking
73 areas and the basic street and connectivity patterns within the project.
74 ii. Land Uses proposed, including a specific list of permitted uses in the PUD
75 District or,when applicable, within each sub-district.
76 iii. Transportation Systems, including plans for thoroughfares, bicycle and
77 pedestrian connectivity, as well as specifications for each.
78 iv. Open Spaces, including the location, design and use of open space and
79 common areas.
80 v. Natural Features, including any streams, regulated drains, floodplains,
81 wetlands, wooded areas or preserved trees.
82 vi. Lot Area, Building Height and Setback Standards.
83 vii. Architectural Design Standards Parking Requirements.
84 viii. Lighting Standards, including a photometric plan.
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