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HomeMy WebLinkAboutDepartment Report 08-17-211 CARMEL PLAN COMMISSION DEPARTMENT REPORT AUGUST 17, 2021 1. Docket No. PZ-2021-00113 DP/ADLS: Be Well Family Care. The applicant seeks site plan and design approval for a new medical office building on a vacant parcel. The site is located at 12430 Clark Street within the Carmel Science and Technology Park. It is zoned M-3/Manufacturing Park District. Filed by Roger Ward of Roger Ward Engineering, Inc. on behalf of the owner. Project Overview: The applicant seeks approval for a new one story, 9,183 square foot medical office building. To the north is the Carmel Station residential subdivision, zoned M-3/Manufacturing District. To the immediate south is the remaining half of this current vacant parcel. Further south is a multi-tenant retail building and a self-storage facility, both zoned M- 3/Manufacturing District. To the west is the Lakeside Apartment of Carmel development, zoned PUD (Z-581-13 – Atapco PUD). Lastly, to the east are multiple businesses in the I-1/Industrial District. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: M-3/Manufacturing District: • Permitted use s: General Office • Minimum lot area: 20,000 sq. ft. required, 98,010 sq. ft. (2.25 acres) proposed • Minimum lot frontage: 100’ required, 1 47.75’ proposed • Minimum front yard: 20’ required, 161.47’ proposed (west) • Minimum side yard: 50’ required next to residential (north), 50’ proposed; and 20’ required (south), 59.54’ proposed • Minimum rear yard: 20’ required, 153.6’ provided (east) • Maximum lot coverage: 80% allowed , 34% proposed • Maximum Building Height: 30’ allowed when next to residential, 22.5’ proposed • Pedestrian connectivity: Paved walkway from the sidewalk to the front door required and provided • Vehicular parking: 37 spaces required (1 space per 250 sq. ft. of floor area), 45 spaces provided • Bicycle parking: 4 spaces required and provided • Lighting: 0.3 footcandle maximum and 0.1 footcandle maximum (north adjacent to residential) at property lines met UDO Standards NOT MET, therefore adjustments are required: • 5.39.H.2.a. – 2 wall sign s proposed, 1 sign allowed Site Plan, Parking and Engineering: The building will be set back to about the middle of the property, with the front door oriented to the west (Clark Street). Parking is proposed in front (west) of and to the side (south) of the building. This project will share one access point off Clark Street with the remaining vacant parcel to the south , which will be developed at a later date. 37 parking spaces are required for a general office use (1 space/250 sq. ft. of floor area), and 45 spaces are provided. Lot coverage is impressively low at 34%, when up to 80% is allowed. This is mainly due to the large preservation of mature woodlands on the east portion of this site. Detention is provided on the west a nd north portions of this lot. The Petitioner continues to work through the Engineering Department’s review comments on Project Dox. A Secondary Plat of this lot is also required because it is in the Carmel Science and Tech Park, part of Block 14. This is being handled administratively through Docket No. PZ-2021-00114 SP. Active Transportation: A 5’ wide sidewalk will be installed along the frontage of Clark Street to match up to the existing sidewalk in front of the Carmel Station subdivision. A connecting sidewalk will then be provided from Clark Street to the front door through the parking lot. Sidewalks are also provided in front (west) of the building and on the south side of the building adjacent to the parking spaces. Two bicycle parking racks are provided adjacent to the front door, which provides for the 4 required spaces. 2 Architectural Design: The proposed design is for a single -story building that is constructed of brick, cast stone, and architectural wood panels. There will be aluminum awnings over the windows on the north, west, and south facades, as well as the main entry on the west for a contemporary look. Windows are provided on every façade of the building. The overall height ranges from 16’6” to an entry feature tower at 22’6” tall. The M-3 zone allows for a maximum of 30’ when adjacent to residential uses. The proposed dumpster enclosure will be brick on 3 sides to match the building design with a metal gate on the front. The rooftop mounted HVAC equipment will be placed on the east portion of the roof, with a metal screen installed around it. The screen will match the color and design of th e awnings that will be placed around the building. Lighting: The site lighting plan meets footcandle requirements with 0.0 to 0.1 levels at the north property line adjacent to residential uses and 0.3 on the south, which will be adjacent to another future commercial use. There will be 6 ground mounted lights to shine up on the face of the building. There will be 3 parking lot pole lights at 20’ tall. Lastly there will be 6 wall mounted lights style lights around the south, east and north face of the building. They will be installed at 15’ high and will be fully cut off to provide illumination to the immediate area. Landscaping: Th is parcel has nearly 200’ of mature trees on the east half of this site. The Petitioner is proposing to preserve the majority of these trees, with a tree preservation easement that is about 145’ wide. The north perimeter adja cent to the neighboring residential subdivision requires a 30’ wide landscape buffer. Most of the mature trees along the north border of this site are on the residents’ property. There are two trees that the Petitioner will save as part of the landscape plan for the north buffer area. The remaining 20’ of the north building setback (50’ total) will be for drainage. Street trees are proposed along Clark Street, as well as screening on the west border of the parking lot. Shade trees will be planted in the large parking lot islands that are proposed. Lastly, building base plantings are also proposed, as is required. Signage: Because this site is on one public street frontage, one sign is allowed. Currently one wall sign is shown on the tower element facing west, as well as a sign mounted on the awning that also faces west. These two signs would require a variance. Petitioner, please work with Staff to combine these two proposed signs in order to avoid a variance. DOCS Remaining Co mments/Concerns : 1. Engineering Dept. approval needed. 2. Please provide additional views from Clark Street to show that the RTU’s will be fully screened. 3. Urban Forester approval needed. 4. Signage – two wall signs are currently proposed, only one is allowed. Please work with Staff to combine the name and the logo in order to avoid a variance. 5. Please also confirm if a ground sign is desired, this would also require a variance, as only one sign is allowed. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the September 7, 2021 Commercial Committee meeting and give s the Committee final voting authority.