HomeMy WebLinkAboutDept Report 8-16-05
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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
August 16, 2005
3i. Docket No. 05050001 DP/ADLS: Nightingale Home Healthcare
The applicant seeks approval for an office building on 1.23 acres:!:. The site is located at
1036 S Range Line Rd, and is zoned B-3/Business within the Carmel Dr-Range Line Rd
Overlay.
Filed by Mark Swanson of Mark Swanson Associates.
The applicant is requesting approval of a Development Plan and ADLS to allow the
redevelopment of an existing site within the Carmel Drive/Range Line Road Overlay. The public
hearing for this item was held at the June 21 st Plan Commission meeting. The public made no
comments. At the July 5th Special Studies Committee meeting the primary concerns were
parking and building elevations. The petitioner worked with staff to address both of these issues
and presented revised plans at the August 2, 2005, Special Studies Committee. The motion to
approve this item did not pass. With 2 in favor and 1 opposed, no action was officially taken.
Parkin!!:
Providing parking in a downtown urban setting in numbers that meet the ordinance will be hard
to accomplish with "on-site" parking only. This is one reason why the ordinance permits shared
parking facilities. Looking within these site boundaries only, there is a deficiency in required
parking spaces. Per the Zoning Ordinance, the applicant is required to provide 100 spaces (1
space for every 300 square feet of building space). The ordinance allows for shared parking
facilities to meet these numbers (ZO 27.02.02). Shared parking is permitted, provided that the
total number of spaces is adequate to meet the required number of spaces for all users (ie, if two
users each require 100 spaces, the shared facilities must have at least 200 available spaces).
This site is part of a larger plan that is being developed by the Carmel Redevelopment
Commission. As the surrounding area is completed, a larger lot to the south, as well as on street
parking along Range Line Road and Veterans Way will provide the additional required parking,
as well as spaces in excess to what is required. The Nightingale site has been redesigned to
accommodate its portion of these future spaces (the structure has been shifted to the west make
on street parking at Range Line Road possible).
The user for this proposed facility will employ a maximum of 51 employees. As such, the 75 on
site spaces should be sufficient to accommodate their needs in the short term (before the entire
redevelopment site is completed). However, if parking proves to be inadequate and issues arise
before the complete build out of this redevelopment site, parallel parking along Veterans Way
could be installed ahead of its normal schedule to add some additional parking. Carmel
Engineering has reviewed this and is in support of the installation of spaces along Veterans Way.
Elevations
The elevations have been redesigned to provide better pedestrian scale and detailing. A stone
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