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HomeMy WebLinkAboutDepartment Report 11-19-191 CARMEL PLAN COMMISSION DEPARTMENT REPORT NOVEMBER 19, 2019 1. Docket No. 19090023 Z: Meridian Suburban Subdivision – S2 to MC Rezone The applicant seeks approval to rezone 31 lots from the S2/Residential zone to the MC/Meridian Corridor zoning classification. The site (subdivision) is about 13.68 acres in size. It is bordered by 111th Street to the north, vacant land zoned MC and Illinois Street to the west and US 31 to the east. The public streets included in the rezone are Tottenham Drive, Mersey Court, and Manchester Court. It is currently zoned S-2/Residential and is not within any overlay zone. Filed by Robert Hicks of Hall, Render, Killian, Heath & Lyman, PC on behalf of Meridian Development Realty, LLC. Project Overview: When the City rezoned most of the Meridian corridor to the MC zoning district in 2017, we specifically did not rezone the Meridian Suburban residential subdivision (11.4 acres) and the 6 acres to the west of it in order to allow time for a coordinated plan for the entire area to be formulated. With the Franciscan Orthopedic Center of Excellence project to the south as a catalyst, the Petitioner has been successful in obtaining 30 of the 31 homes in the Meridian Suburban subdivision. They have created a conceptual master plan for the area, which will help guide future development. The proposal now is to rezone this area to the MC district, to make way for future development of the US 31 Corridor. To the south of this subdivision is the 10.8 acre plot of vacant land, which has been approved under Docket No. 19060019 DP/ADLS for the new Franciscan Orthopedic Center of Excellence (hospital, medical office building and parking garage). It is zoned MC/Meridian Corridor. Immediately west is the 6 acres of vacant land rezoned in 2018 by the Petitioner to MC/Meridian Corridor. Further west, across Illinois Street is the Spring Mill Place subdivision (zoned S-2). Immediately north of this site is 111th Street, and north of that is the new KAR headquarters project (zoned MC). The Bridges PUD is located at the NW corner of 111th and Illinois Street, with future office and multi-family residential planned for that vacant land. Please view the Petitioner’s informational packet for more detail. Comprehensive Plan (C3 Plan) Analysis: The area of this proposed rezone is excluded from the Land Classification Map. This was done at the time because southwest Clay Township was not part of the City of Carmel. It was agreed that a plan for that area would only be completed after it was annexed into the City. The purpose of the Land Classification Map is to help manage growth and development by identifying the intended intensity of commercial development and potential density of residential development throughout the City. The Petitioner does not have a plan for this land right now, but it would most likely be developed at some point in the future as part of an overall office complex. During the rezone of the 6 acre parcel to the west of this subdivision (Docket No. 18030016 Z), Staff had the Petitioner prepare a conceptual master plan for the entire area. This was only a concept, but helped the Petitioner, Plan Commission, and City Council see what could be developed here in the future. Staff sees this area as continuing the Employment Node, found on page 39 of the C3 Plan. The purpose of the Employment Node is to establish regional employment opportunities, which is appropriate near highways and major arterials. Key provisions for this classification provide that: • Commercial intensity will be limited by lot coverage requirements, as well as parking and maximum building envelope restrictions per the underlying zoning classification. • Building orientation should be setback significantly from highways and residential areas, with maximum buildings heights of four stories when adjacent to residential, and ten stories adjacent to I-465. • Parking should be located with the least impact on area aesthetics. • Protection of pre-development environmental features is important. • Employment Node also places significance on internal and external bicycle and pedestrian connectivity. • Secured and sheltered bicycle parking and shower/changing facilities for bicycle commuters are also important for development within the Employment Node. Part 5: Critical Corridors and Subareas – US 31 Corridor (C3 Plan, page 84) In this part of the C3 plan, future changes (which have now occurred) to the US 31 Corridor are outlined, such as the change to freeway status, round-a-bout interchanges, Illinois Street extension, providing improved east/west connectivity, 2 and requiring 6-10 story buildings (for the majority of the corridor). The US 31 Corridor provides an essential employment opportunity for office and medical uses. The land under consideration for rezone is called out to have a maximum 60’ height limit, for 3-5 story buildings to allow for an appropriate transition, which is one of the design guidelines called out. Some other Design Guidelines include: 1. Ensure safe means for bicyclists and pedestrians to cross US 31 (Completed with 111th Street overpass) 2. Transition the scale and mass of structures between US 31 and Illinois Street to minimize impact to residential development to the west (MC district requires height transitions when adjacent to residential areas) 3. Requiring high quality urban office architecture and campus design between Illinois Street and Pennsylvania Street (If entire area is rezoned to MC, campus design can be achieved) 4. Respect transitions to adjacent neighborhoods and require appropriate buffering (The UDO requires Bufferyards as part of Article 5 and the Landscaping Standards) 5. Integrate bicycle and pedestrian facilities along US 31 Corridor (Any project would have to include these facilities in the project and connect to the City’s network) Transportation Plan analysis: The Thoroughfare Plan identifies 111th Street as a Primary Arterial Street, which requires 120’ total right-of-way. Currently, 111th Street has a range of 90’ to 214’ of right-of-way. This is the result of the City installing Illinois Street and the round-a-bout at 111th and Illinois in 2013, as well as the State constructing the 111th Street overpass in 2016. 111th Street has sidewalks on both sides, which provides pedestrian access across US 31. If the rezone is approved, the Petitioner would return to the Department for Vacation of the subdivision, and a replat into one parcel of land. Meridian Corridor (MC) District analysis: The purpose of the Meridian Corridor (MC) district is to further develop and build out the US 31 Corridor. Quality development of mixed use sites is encouraged. The goal is to transition the corridor to a more pedestrian friendly area, with public transit options and mixed use development opportunities that can share parking and provide day and evening activities and vitality. The MC is not intended to be in conflict with suburban residential areas. However, it can be adjacent to these areas, with proper transitions. Appropriate transitional elements are considered the tapering of building heights, staggered building facades, and the use of landscaping buffers. Rezoning Process: According to Section 9.06.A.3. of the UDO, in considering this rezone proposal, both the Plan Commission and the Common Council shall pay reasonable regard to: a. The Carmel Clay Comprehensive Plan; b. Current conditions and the character of current structures and uses in each district; c. The most desirable use for which the land in each district is adapted; d. The conservation of property values throughout the City of Carmel and Clay Township; and e. Responsible development and growth. Schematic Site Plan analysis: The rezone of this subdivision is essentially a continuation of the rezone of the 6 acres to the west of this site that happened earlier this year through Docket No. 18030016 Z. As stated previously, at that time Staff asked the Petitioner to prepare a concept plan so we could see how the entire site could be developed as one complex (which included the Meridian Suburban subdivision, even though they did not own it at that time). This plan has been submitted for reference for this rezone and is not necessarily the final plan of what will be developed on the site. The Petitioner would have to return to the Plan Commission for DP and ADLS approval when they are ready to move forward on a new development. We should not expect this for at least another year, as that is part of the deal with the homeowners of the Meridian Suburban subdivision. Additional Analysis: Site Plan and Parking: In this instance, US 31 is the “front door” with 111th Street providing the primary vehicular access to the site. All sides of any building should be designed well and complement the surrounding areas. The buildings should be oriented so that there are no “back sides” facing the major thoroughfares. Engineering: The way traffic flows to and through these sites will be essential for a successful development. Stormwater management 3 and drainage will also be very important for this site. New development must make drainage situations better for the site, not any worse. Active Transportation: Pedestrian connectivity to and through the site will be required. Bicycle parking spaces, both short term and long term will be necessary for a successful development. A Zagster Bike Share station should be provided to help continue the City’s goals for improving our bike share network. Shower facilities and changing rooms will be important within the buildings for the encouraging bicycle commuting throughout the City. Architectural Design, Lighting, Landscaping and Signage (ADLS): The City will expect the highest quality design of the buildings proposed on this land, as is expected for all developments throughout the City. The US 31 Corridor Overlay Zone set a high standard for building materials and quality of design over the years. Solid, permanent materials such as brick, stone, and glass should be the primary building materials. Buildings should be designed to complement one another. Franchise architecture should not be utilized. Unique, one of a kind buildings is what the City would encourage developers to propose. Lighting standards must be adhered to in order to protect the residents to the west. Building accent lighting should be deliberate and accentuate the building, not unnecessarily light the entire structure. Landscaping improvements should be planned to buffer the site from the neighboring residents to the west. Signage should identify the buildings and tenants, however, should not be directed to shine into the homes of residents. DOCS Comments/Concerns: The Department has no outstanding items of concern. We believe that rezoning this site to the MC district is the appropriate next step now that the majority (30 of 31) of the homes in the subdivision have been purchased. Recommendation: The Department of Community Services recommends the Plan Commission votes to suspend its Rules of Procedures to vote to send this item to the City Council with a Favorable Recommendation this evening.