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HomeMy WebLinkAboutDepartment Report 07-16-191 CARMEL PLAN COMMISSION DEPARTMENT REPORT JULY 16, 2019 1. Docket No. 19050012 DP/ADLS: Mayflower Alt, LLC The applicant seeks site plan and design approval for a new office and warehouse building on 5.80 acres. The building will be 84,240 sq. ft., 37’ tall, and will have 91 parking spaces provided. The site is located at about 9800 Mayflower Park Drive (just north of 4400 W. 96th St.). The site is zoned I1/Industrial and is not located within any overlay zone. Filed by Seth Alt of Alt Construction. Project Overview: The Petitioner proposes to construct a new office and warehouse facility. All parcels surrounding this site are zoned I-1. The neighboring buildings are all also office/warehouse type buildings. This site is part of the Mayflower Park Industrial Complex (Lot 2, Block 7), established under Docket Nos. 74-97 PP/SP and 57-97 DP in 1997. The site has been vacant since the Mayflower Distribution Center was demolished in 1998. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: I-1/Industrial: • Permitted uses: Storage/distribution facility and General Office (precast office/warehouse – 84,240 sq. ft.) • Minimum Front Yard Setback: 15’, 111.3’ proposed (west) • Minimum side yard: 5’ required, 83.9’ (north) and 50.5’ (south) proposed • Minimum rear yard: 15’ required, 179.9’ provided (east) • Maximum lot coverage: 90% allowed, 67% proposed • Maximum Building Height: 60’ allowed, 38’2” proposed Article 5 – Development Standards: • Lighting plan meets 0.3 footcandle maximum at property lines UDO Standards NOT MET, therefore adjustments need to be made/clarifications needed: • Vehicular parking: One space per employee required, 91 spaces provided, however, the number of employees is unknown • Bicycle parking: 8 spaces required, none provided • Pedestrian connectivity: Paved walkway from the road to front door needed Site Plan, Parking and Engineering: The site is currently vacant with only two driveways going through the site and a pond along the west property line. The proposed site plan will remove the existing driveway cutting through the center of the site. The entrance at the south end of the site will remain, and become a joint entrance for the new building and the existing building to the south (home to Bell Techlogix and Gateway Classic Cars of Indianapolis). A new pond will be constructed along the north property line. The building will be set in the middle of the site, about 111 feet from Mayflower Park Drive on the west, which meets the minimum 15’ front yard requirement. Parking will be located on the west and east sides of the site. The 5’ side yard requirements are met on the north and south and the 15’ rear yard setback is met on the east. The proposed plan meets lot coverage requirements with 67% proposed and up to 90% coverage allowed. Drainage for this site is planned to go into the new pond on the north end of the site, with three rain gardens proposed along the west border of the site. The Petitioner is still working with the Engineering Dept. on addressing their review comments. Access to the site is from Mayflower Park Drive, which is currently a private street. The Petitioner hopes that this new building will encourage the neighboring property owners within the Mayflower Industrial Park to invest in maintenance of this road. The site plan has been laid out to allow for 91 parking spaces. The warehouse category of the UDO requires one space per employee. At this time, the building is a speculative building for office/warehouse tenants with the capability and flexibility to provide office, distribution, manufacturing and warehousing to potential 6 tenants. Petitioner, please 2 provide more insight on the potential number of workers in this building and how the parking needs will be met. Active Transportation: Sidewalks are proposed on the west side of the building, which will be the front entrance to the tenant spaces. Sidewalks are still needed to connect this walk to the proposed path along Mayflower Park Drive, as well as to the property to the south. No bicycle parking spaces are provided. One space per 10,000 sq. ft. is required for office uses. This means 8 spaces (4 racks) are required. Petitioner, please provide updated plans to address these items. Architectural Design: The proposed building will be constructed of pre cast panels on a steel frame. The main building color will be tan with darker accent areas to create the look of a base and a cornice. The building will have minimal windows, concentrating them on the west façade at the tenant entrances. The north and south elevations will have no windows, but a stair-stepping effect in the height of the building, decreasing as the building moves east. The east elevation will have pedestrian entrances as well as multiple truck docking bays. This site is not in any overlay zone, therefore there are no architectural requirements for this building to adhere to. However, Staff is confident that this building as designed will fit in and complement the buildings in the surrounding area. Lighting: Building mounted lights will provide the overall site lighting. 10 fixtures are proposed around the building. No parking lot pole lights are proposed. The site photometric plan meets UDO requirements of 0.3 footcandles at the property lines. Landscaping: New plantings are proposed along all property lines, as well as in the parking lot islands. This site is currently grassy with some trees along the east site border. These trees should be saved, and can be counted towards the required number of trees for that perimeter bufferyard. The Urban Forester has not yet approved the plan and is awaiting revisions. Signage: Two potential wall sign locations are shown on the elevations. Mayflower Park Drive is a private street, and therefore, no signage is permitted by right. Variances would be needed to have signage not facing a street frontage. Any signs proposed would still need to meet size requirements of the UDO. Walls signs are allowed to be up to 70% of the height and 85% of the width of the spandrel panel area. A ground sign could be up to 75 sq. ft. and 6 feet tall. We are awaiting revisions to show the full spandrel panel areas to determine compliance with the Sign Ordinance. DOCS Remaining Comments/Concerns: The Dept. will continue to work with the Petitioner on the remaining review comments as this project moves onto Committee review. Some outstanding comments include: 1. Engineering Dept. approval 2. Potential number of workers needed 3. Sidewalks and bicycle parking needed 4. Urban Forester approval 5. Signage details Recommendation: The Dept. of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on Tuesday, August 6, 2019, with final voting authority.