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HomeMy WebLinkAboutDepartment Report 11-17-201 CARMEL PLAN COMMISSION DEPARTMENT REPORT NOVEMBER 17, 2020 1. Docket No. PZ-2020-00080 DP/ADLS: Lakeside Apartments - Phase II The applicant seeks site plan and design approval for three new apartment buildings, housing a total of 110 units. The site is 3.73 acres in size. It is located at 645 W. Carmel Drive (just east of the new Braunability R&D building) and is currently zoned PUD (Atapco PUD – Z-581-13). It is not located within any overlay. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of JC Hart Company, Inc. Project Overview: The Petitioner seeks site plan and design approval for the residential portion of Phase II of the Atapco PUD. Three new multi-family apartment buildings are proposed. North/northeast of this site are commercial uses zoned M-3. To the west and northwest is commercial and residential that is part of the remainder of the Atapco PUD. The land to the west/southwest is zoned R-1 with single family homes. Abutting this property to the south is additional commercial uses, also zoned M-3. Please see the Petitioner’s Information packet for more details. Planned Unit Development (PUD) requirements the project MEETS: Section 8 – Lighting: • All light poles are mounted at 12’ tall – meets 15’ requirement for next to residential (within 90’) Section 9 – Signage: • Complies with UDO Section 10 – Parking: • 2 parking spaces per dwelling unit are required (per council commitments): 220 spaces required and provided (garage, behind garage, shared) • Bike parking – Short term: 21 spaces required; 40 spaces provided Section 13 – Additional requirements: • Screening for utilities required and provided Exhibits D-F: • Minimum tract size for office/residential – 3 acres required; 3.73 acres provided • Minimum building setback from Carmel drive – 10’ required, 10.9’ provided • Maximum front building setback – 30’ allowed, 19.2’ provided • Min side/rear yard setback – 30’ allowed, 74.2’ provided for side, 112.4’ provided for rear • Maximum building height when building is not adjacent (within 100’ of property line per PUD) to Clark Street or R-1 zoned property – lesser of 60’ or 4 floors allowed, about 49’6” proposed • Maximum lot coverage – 80% allowed, 67.76% proposed • Minimum distance between buildings – 20’ required, 34.6’ proposed PUD requirements the project does NOT Meet: • Section 10.3 – Bicycle parking: Long term bike parking: one space per garage (34 garages – OK) and ½ space per apartment, per building. 21 spaces provided in Buildings 1 and 3, no spaces provided in Building 2. They have provided spaces outside of the building, within an outdoor pavilion. Variance required to not be within the building. • Section 13.7 ROW widths: 50’ ROW for Carmel Drive required, it appears there is about 47’ of ROW dedicated currently. • Exhibit F, Section E: Public entrances will be provided on the street side of all residential buildings located within 50’ of the street ROW. Private entrances to units are currently proposed. Site Plan, Parking and Engineering: The proposed buildings will be oriented towards and pulled up to Carmel Drive with parking located behind or to the side of each building. Parking is required at a rate of 2 spaces per unit. There are 110 units so 220 spaces are required. There are 126 surface parking spaces, 28 shared parking spaces with the office to the west, 34 garage spaces, and 32 tandem spaces behind the garages. Detention and water quality are master planned with the remainder of the PUD. The entrance will be modified in order to change the viewshed – it will now be a grassy island with a wall and sign, rather than just rows of parking. This was done to help direct traffic and provide a terminus to the view as one enters the site. 2 The trash enclosure shown on the plans is for the office component of the site. JC Hart will be providing a concierge trash service that will pick up the residents’ trash and take it over to the compactor located north of Carmel Drive. This is why there are no sidewalks leading to the trash area, as they do not want to emphasize the use of the office building’s trash area. HVAC units will be located both on the roof and on the ground for the apartments. The ground mounted units will be located behind the brick screen walls facing Carmel Drive. Transformer pads are also strategically placed behind this wall. Active Transportation: New 10’ wide asphalt path will be added along the front of the buildings adjacent to Carmel Drive. There will be eight sidewalk connections to the path from the buildings. Short term bicycle parking is located throughout the site, adjacent to each building. There will be four pods of five racks, which equals 40 total short-term bike parking spaces for the site. Long term bicycle parking is required within each building. Building Type 3, which are labeled Building 1 and Building 3 on the site plan, have bike parking rooms on the first floor. Building Type 2, which is the middle building, does not have room for a bike room inside the building. They have provided an outdoor covered pavilion for those required spaces; however, this would require a variance. Petitioner, please continue to work to add bike parking within Building #2. Architectural Design: The Petitioner is continuing the design of the buildings on the north side of Carmel Drive, using the same design of the 4 story buildings, with some slight modifications. Building materials include brick, horizontal siding and vertical panel siding. Because these buildings will front directly onto Carmel Drive, changes were needed to create 4 sided details for enhancing the elevations to look more like fronts. Staff has been working diligently with the Petitioner to improve the original design and meet the PUD requirements. We are very pleased with the results of working together to provide enhancements to the façades, which include: creating symmetry, adding entrances, including a wall along Carmel Drive with large pedestrian gateways to create the look of a continuous façade, and first floor brick wrap around garages. Lighting: The proposed site lighting fixtures will match the first phase of development and will be more traditional and residential in style and character. Wall sconces are also proposed and will be near entrances and by the garage doors. The lighting plan meets the 0.3 footcandle requirements along all property lines as required by the PUD. Landscaping: Daren Mindham has been working with the Petitioner on the proposed landscaping plan. He has two minor comments left to be addressed regarding tree preservation. All his other comments have been resolved and he is in support of the plan. Signage: The petitioner is proposing an additional Ground sign in conjunction with this petition. However, this sign is proposed on the property to northwest, not the subject property. This sign is permitted because the complex is considered a Multi- Tenant Building Complex, which allows for an additional Ground sign. The sign may be 8 ft. in height and 85 sq. ft. in size according to the Ground Sign Chart. Currently the signage is at 5’-4” in height and the sign structure is 8’-4” tall. This height is permitted by classifying the structure as a Non-residential Entryway Feature which allows for structures to be taller, but not the signage portion. Staff still needs the measurements for the signage size. The signage will likely need to be brought closer together to meet the 85 sq. ft. maximum. Lastly, the sign will also act as a screen for the parking lot directly behind it. Petitioner please confirm that there will be no signage on the apartment building. DOCS Remaining Comments/Concerns: We are working with the Petitioner on finalizing review comments through Project Dox. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on December 1, 2020 for further review and discussion and gives the Committee final voting authority on this item.