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HomeMy WebLinkAboutDepartment Report 03-16-21 CARMEL PLAN COMMISSION DEPARTMENT REPORT MARCH 16, 2021 5. Docket No. PZ-2021-00011 DP/ADLS: Yellow Dog Veterinary Clinic at Legacy. 6. Docket No. PZ-2021-00018 V: Maximum Front Yard Setback 15’, 54.3’ requested. The applicant seeks site plan, design, and variance approval for a new veterinary office. The site is located at approximately 7325 E. 146th Street between Community Drive and Beallsville Drive. It is zoned PUD (Legacy Z- 501-07.) Filed by Ashton Fritz of Fritz Engineering Services, LLC, on behalf of Dr. Stanley of Yellow Dog Veterinary Clinic. Project Overview: The applicant seeks approval for a new veterinary office. East of this site is a vacant (commercial) parcel and further east are three multi-tenant retail buildings within the Legacy PUD. West of this site are additional vacant (commercial use) parcels and further west are the Legacy Towns and Flats II residential development, zoned Legacy PUD. South of this site are the Legacy Towns and Flats I residential homes, also zoned Legacy PUD. North of the site across 146th Street are residential homes located in Noblesville. Please see the Petitioner’s Information Packet for more details. PUD Standards this project MEETS: PUD Section 16 – Parking: • Parking – 19 spaces required; 26 spaces provided Exhibit 10 Commercial Building Table: • Minimum Side Yard Setback – 0’ required, 27.8’ proposed • Minimum Rear Yard setback – 5’ required, 122’ proposed • Minimum building height – 1 story required and provided • Maximum building height – 60’ allowed, 18’ proposed • Windows are pedestrian scale • Parking behind and to the side of building • Walls and Rooflines are broken up/not greater than 60’ before a change in plane or material Exhibit 10 Architectural Standards: • Pedestrian scale detailing • Mechanical equipment screened • Relationship and use of materials visually compatible with surrounding area • Primary entrances are defined and articulated Exhibit 14 Uses: • Veterinary hospital without commercial kennel allowed in Village Core PUD Standards NOT MET, therefore Variances are required: • Front Yard setback – 15’ required, 60.5’ requested Site Plan, Parking, and Engineering: The site has been designed with the building pulled up to Hopewell Parkway, with parking located behind the building to the north. Access into the site will be a shared driveway from Hopewell Parkway with the parcel to the east. It will be built half on this property and half on the next property to the east. (This is similar to the three retail buildings to the west within the Legacy PUD.) Cross access easement is planned to the west, with the driveway constructed all the way to the property line. The dumpster will be completely enclosed and designed to match the building. It will be accessed from the north. 26 parking spaces are proposed and is compliant with UDO requirements (1 space per 300 sq. ft. of floor area. 5,600 sq. ft. requires 19 spaces). Stormwater and detention for this site have been master planned with the Legacy PUD. The Petitioner continues to work through Engineering Dept. review comments. Setback Variance: The Legacy PUD specifies a maximum front yard setback of 15’. After internal review and discussion, it was determined that orienting the building towards Hopewell Parkway, rather than 146th Street, would foster a more interactive pedestrian environment. However, due to a 7’ landscape easement and a 15’ wide utility easement, the building could not be placed at the required 15’ maximum. Additional master planned storm inlets and pipes extend beyond the utility easement, causing the building to be set back even further. The request is for 60.5’ back from Hopewell Parkway. Due to these site restrictions, the Dept. is supportive of the Variance request. Active Transportation: A 5’ wide sidewalk will be provided along Hopewell Parkway. Path is already constructed along 146th Street. The petitioner will construct a new sidewalk that will connect the site from 146th Street through the parking lot, to the front door, then to Hopewell Parkway. Sidewalks will also be provided around the building for easy access from the parking to the front door, to the outdoor patio area, bicycle parking, and to the dumpster. Two bicycle racks will be installed, providing four parking spaces, which meets the ordinance requirements. Architectural Design: The building will be constructed of two different kinds of brick, one smooth and one textured with vertical details. Cast stone sills and ledges will be used, as well as fiber cement board as an accent near the roof. Stained wood beams will be used for the columns near the entrance and on the fencing material around the outdoor patio area as well as outdoor dog walking areas. The entry facing east will have a large glass enclosure, calling attention to and providing an important focal element for this façade. Windows are placed on every façade and enhance the pedestrian scale and experience. Transom windows are even included where full-length windows are not appropriate for the use of the room (such as surgery or restroom). Lighting: Site lighting is proposed with 14’ tall decorative parking lot pole lights, decorative wall sconces and wall pack style lighting over doors. The Legacy PUD requires a maximum of 0.5 footcandles at the property lines. There are a few locations where adjustments need to be made to meet this requirement. One light is also proposed within the right-of-way of 146th Street. The Petitioner will need to confirm this has been approved by Hamilton Co. Hwy. Dept., as well as continue to work to modify the plan to meet the footcandle requirement. Landscaping: The site will have street trees installed along both Hopewell Parkway and 146th Street. Trees will also be planted around the building and in the median of the drop off lane in front of the building entrance. Building base plants are proposed, plants to screen the parking and the dumpster, as well as plantings around the proposed ground sign. The Petitioner continues to work through the Urban Forester’s review comments to reach plan approval. Signage: This site faces two public streets; therefore, two signs are allowed. A ground sign is proposed to face south towards Hopewell Parkway. A wall sign is proposed to face north towards 146th Street. The wall sign is 79 sq. ft., and currently 88.4% of the width and 70% of the height of the spandrel panel. The sign will need to be reduced slightly in size to meet the maximum 85% spandrel panel width. The ground sign is 20 sq. ft. and 6 ft. tall. This meets the sign ordinance requirements. DOCS Remaining Comments/Concerns: 1. Engineering Dept. approval 2. Lighting plan adjustments to meet 0.5 footcandles and Hamilton Co. Hwy. Dept. approval, if necessary 3. Landscaping plan approval 4. Adjust wall signage size to comply with 85% width Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on Tuesday, March 30th, with the Committee having final voting authority.