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HomeMy WebLinkAboutDepartment Report 03-19-19 1 CARMEL PLAN COMMISSION DEPARTMENT REPORT MARCH 19, 2019 1. Docket No. 18110008 DP/ADLS: ZP Investments, LLC. 2. Docket No. 18110009 V: The Bridges PUD (Z-550-11) – Sections 4.5, 4.6, 4.7 and Exhibits 6, 7, 8 – Architectural Style: Prairie Style required, Modern style requested The applicant seeks site plan and design approval with a variance for a new, 5 story (93’6” tall) office building totaling about 120,000 sq. ft. and 5 story (57’ tall), approximately 470 space parking garage on 7.51 acres. The site is located at the southeast corner of Illinois Street and Fidelity Way (south of 116th Street). It is zoned PUD within the Bridges PUD (Z-550-11) and is not located within any overlay zone. Filed by Brian Tuohy of Doninger Tuohy & Bailey LLP on behalf of the owner, ZP Investments, LLC. Project Overview: The Bridges PUD identifies this site as the Corporate Office Use Block, as this site is adjacent to other office buildings located along the US 31 Corridor in the Fidelity Plaza office complex. To the north of the site across Fidelity Way is the Heartland Hall Daycare facility, to the east are two office buildings, one 2 story and one 6 story. To the southeast is the new KAR building and parking garage (currently under construction), and to the west across Illinois Street is where the bulk of the Bridges development is located, with the Market District grocery store, Get Go gas station, and other retailers filling out the completed Commercial Amenity Use Block of the PUD. Southwest of the site, and directly south of the Market District, is the Office and Residential Use Block of the PUD, which is currently undeveloped. Please see the Petitioner’s Information packet for more details. PUD (Planned Unit Development) Standards this project MEETS: • Permitted Use within Corporate Office Use Block • Minimum tract size for DP: 3 acres required, 7.51 acres proposed • Minimum Building Setback from Illinois: 20’ required, 40’ proposed • Minimum side/rear yard setbacks: 15’ required, 150’+ proposed for Building • Minimum Building Height when not adjacent to 111th St.: 38’ or 3 floors required, 93’6” tall & 5 floors proposed o Please note “adjacent” is defined in the PUD as any building within 200’ of the centerline of the noted road right-of-way • Maximum Building Height when not adjacent to Springmill Rd. or 111th Street: 150’ allowed (if 70% of a building is occupied by a single tenant), 93’6” tall proposed • Minimum Building Gross Floor Area when not adjacent to Springmill Rd. or 111th Street: 15,000 sq. ft. required, approximately 23,000 sq. ft. proposed • Maximum Building Gross Floor Area: n/a • Minimum distance between buildings: 30’ required, n/a • Site access from Illinois Street required and proposed • Landscaping requirements • Number of parking spaces: 1/300 GFA is required = 400 spaces, 484 +/- is proposed • Off street loading areas required and proposed on the east side of the building • Solid waste/recycling/other service areas shall be placed to the rear or side of buildings and fully enclosed: these facilities are proposed within the east side of the first floor of the building • Bicycle parking : 6 short term spaces required, 16 spaces proposed • Bicycle parking: 20 long term spaces required, 30 spaces proposed • Showers and changing facilities required for buildings greater than 30.000 sq. ft.: this is proposed on the first floor, as part of the gym. • Sidewalks are provided as required PUD Standards NOT MET, therefore variance has been requested: • Sections 4.5, 4.6, 4.7 and Exhibits 6, 7, 8, which all describe and illustrate how the building must comply with the Prairie Architectural style, the chosen style for the Bridges PUD. The Petitioner has requested a modern style. 2 Site Plan and Parking: The building will be placed at the northwest corner of the site, in an L shape, brought up to the intersection of Fidelity Way and Illinois Street. The proposed parking garage will be located along the east property line, and pulled up to Fidelity Way. The rest of the site will left undeveloped, with the exception of improvements to supplement this project such as the driveway, sidewalks, and retention pond at the south end of the triangular site. The undeveloped areas could be developed at some point in the future, as well as connect with other potential redevelopment sites within the Fidelity Plaza Office park immediately adjacent (east) to this site. The Corporate Office Use Block of the PUD does allow for a high concentration of office development between Illinois Street and Meridian Street and encourages coordinated development with adjacent properties. The PUD calls for large, multi-story buildings, and does permit a small amount of retail and entertainment uses, which would be considered accessory to office uses. However, please note that there are no retail or entertainment uses proposed within this development at this time. If additional buildings were proposed in the future, the Petitioner would need to return to the Plan Commission for a DP Amendment. Approximately 470 parking spaces will be provided in the 5 story tall parking garage. There will be approximately 14 spaces along the street/entrance drive through the site. There will also be two drop off locations. When entering from the north on Fidelity Way, the first drop off area will be for delivery trucks, strategically placed by the mail room and other “back of house” type uses including mechanical and trash rooms. The second drop off/pull off area will be for guests and employees, prior to leaving the site or finding a parking space elsewhere on the site. The PUD requires 1 parking space per 300 sq. ft. of gross floor area. This means that 400 spaces are required. Above grade, structured parking facilities are permitted by the PUD. They must be designed on all sides to have architectural features compatible with the associated principal building. Through the use of metal panels, glass stair towers, and screens, the garage design complements the office building. Engineering: In discussions with the Engineering Dept., appropriate space is planned for potential round-a-bouts at the intersection of Fidelity Way and Illinois Street, as well as the entrance to the site further south on Illinois Street. Detention has been planned for at the south end of the site, and is designed to hold capacity for the site at future build out, if that were to occur. Active Transportation: Multi-use path (10’ wide) is proposed along Illinois Street from Fidelity Way all the way down to the entrance to the KAR site, which is where this parcel ends. A secondary sidewalk connection will also be provided to the KAR site from the path, in addition to KAR’s proposed sidewalk leading to their front door. A 5’ wide sidewalk will be installed along Fidelity Way, to the edge of the property line. Internal sidewalks will be constructed in front of the parking garage leading down to the entrance off Illinois Street, as well as around the building and providing a walking loop around a greenspace area. Short term bicycle parking will be provided at the corner of Fidelity Way and Illinois Street, outside of the main entrance to the building. This entrance leads through the building to the inside corner of the L shaped building, where additional short term bicycle parking will be provided near the outdoor seating area and entrance. Long term, protected bicycle parking will be provided inside the parking garage on the first floor, adjacent to the entrance where the stairs and elevator are located. In total, 46 spaces will be provided – 16 short term (8 racks) and 30 long term (15 racks). Architectural Design and Requested Variance: The proposed design of the building is reflective of a modern style, with glass and metal panels as the primary materials. It will be 5 stories tall, with the 5th story set back from the 4th story, in order to allow for variation in the building façade and to have outdoor patio spaces. Located on the east side of Illinois Street, this parcel is separated from the rest of the Bridges PUD. The Petitioner desires to build a modern facility to attract and retain a workforce as it prepares for future growth. For this reason, the Petitioner felt the need to break away from the Prairie Architectural Style as is required by the Bridges PUD. A more modern designed building is compatible with the existing and proposed office buildings along the US 31 Corridor and within the MC zoning district, which is adjacent to this site. The Department is supportive of the variance request to not follow the Prairie architectural style. 3 The design of the parking garage is for an open floor plan with aluminum screens spaced symmetrically around the building. At key areas, such as the northwest corner, which is the entrance to the site, additional screens are placed on the façade of the garage to provide additional patterning and screening. Glass is included in the design for the stair towers and on the pedestrian bridge located at the second level for covered access to the building. Lighting: Site lighting will include up-lighting on the building, street lighting, pedestrian scale lighting/bollards, and lighting within the parking garage. The PUD requires for all exterior lighting to be architecturally integrated with the style of the building, material and color. Additional details are needed to see where all lights are proposed and what the footcandle measurements are at the property lines. Landscaping: The landscaping for this site will be unique, with a combined planting and hardscape plan that will enhance the campus feel of the project. A mix of concrete and pavers will be used in a striped pattern to differentiate the pedestrian area from the vehicular areas. A large center green space will be provided, with stone masonry wall around the exterior to define the space, as well as a sidewalk and lighted bollards. Street trees will be provided along Illinois, Fidelity Way, and the internal street/driveway, including in front of the parking garage. There is one large tree at the south end of the site that will be protected and preserved. It is 60’+ tall Sycamore tree. Other than this tree, the site is relatively free of vegetation. The Petitioner continues to work with Daren Mindham, Urban Forester, on approval of the landscaping plan. Signage: Signage will be submitted at a later date for Administrative ADLS Amendment approval. When signage is submitted, the Bridges PUD only allows wall signs for Office Buildings. No ground or roof signs are permitted. 75 sq. ft. will be allowed for main wall signs, per Exhibit 14, the Sign Area Chart. Additionally, 30 sq. ft. wall signs will be allowed at each of the pedestrian entrances. Incidental signs, which are three square feet in area and less than three feet tall, are also allowed, if part of an overall site wayfinding plan. DOCS Remaining Comments/Concerns: The Petitioner is still going through the internal review process of all TAC agencies with our Project Dox software. We are currently on our second round of review comments and hope to address all concerns as we move forward to the Committee meeting. Recommendation: The Department of Community Services recommends the Plan Commission forwards this item to the Commercial Committee meeting on Thursday, March 28, for further review and discussion.