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HomeMy WebLinkAboutDepartment Report 03-15-22 6 CARMEL PLAN COMMISSION DEPARTMENT REPORT MARCH 15, 2022 3. Docket No. PZ-2022-00009 DP/ADLS: MedVet Carmel Animal Hospital Addition. 4. Docket No. PZ-2022-00024 ZW: 101 parking spaces required; 97 spaces proposed = 4% reduction requested (up to 35% reduction may be requested). The applicant seeks site plan and design approval for a 15,100 sq. ft. building addition and 56 additional parking spaces to an existing animal hospital. The site is located at 9650 Mayflower Park Drive. The overall site is 4.52 acres. It is zoned I-1/Business and is not located in any overlay zone. Filed by Joe Kyle of M+A Architects on behalf of the owner. Project Overview: The Petitioner proposes to add onto an existing veterinary hospital. Businesses located to the north of this site are Moriden America, Inc. and to the east are Gateway Classic Cars of Indianapolis and Bell Techlogix. Businesses to the west are Ameri-Turf, IMI Concrete, Kruse Carpet Recycling and Ford Wilson Race of Champions. All these surrounding properties north of 96th Street are zoned I-1/Industrial. South of the site across 96th Street are car dealerships located in Indianapolis. This site is part of the Mayflower Park Industrial Complex (Lot 3, Block 1), established under Docket Nos. 74-97 PP/SP and 57-97 DP in 1997. Please see the Petitioner’s Information Packet for more details. UDO Standards this project MEETS: I-1 Industrial District: • Use: Veterinary hospital with or without commercial kennel permitted • Minimum Front Yard Setback: 15’ required, 96’ proposed (south) and 274’ east from addition, 220’ east from existing building • Minimum Side Yard setback: 5’ required, 144’ proposed (north) • Minimum Rear Yard setback: 15’ required, 62’ proposed (west) • Maximum Lot Coverage: 90% allowed, 35.4% proposed • Maximum Building Height: up to 60’ allowed, 35.5’ proposed Article 5 – Development Standards: • Commercial Landscape Plan Approval by Urban Forester pending with next upload to Project Dox • Bicycle parking: 2 racks (4 spaces) required and provided • Pedestrian connectivity: Paved walkway from the road to front door provided UDO Standards NOT MET; therefore Waiver is requested: • Number of parking spaces: 101 required, 97 spaces proposed = 4% reduction requested. Up to 35% reduction may be requested. Site Plan, Parking, and Engineering: The existing building is 15,205 sq. ft. with 41 existing parking spaces. The addition will add another 15,100 sq. ft. along the rear (west) of the site. 56 additional parking spaces will be constructed. The existing lot coverage is 20.3%, and with the proposed improvements, it will be 35.4%. This is well under the allowable 90% lot coverage. This site has an existing pond within the front yards and is part of the overall master planned drainage for Mayflower Park Industrial Complex. The Petitioner is working with the Engineering Dept. to finalize drainage and water quality comments through Project Dox. Active Transportation: Two bicycle racks are proposed, which will provide 4 bicycle parking spaces, and meets the UDO requirements. Sidewalk will be extended around the building addition to connect to the front sidewalk around the existing building. Sidewalk will be added to connect to both 96th Street and Mayflower Park Drive. The Thoroughfare Plan calls for 10’ asphalt path to be added along both street frontages, and the Petitioner has complied. Architectural Design: The new building addition will match the existing building in both materials and color. The base of the addition will be a red block and the walls above will be a tan Stucco material to match the existing walls. A grey accent line will be 7 incorporated around the one-story MRI enclosure area as well as the building addition for added detailing. The same grey accent line will be added as a cornice element on the two-story portion of the addition. The gray color will tie into the color of the existing gabled roof. Windows will be added on both floors of the addition and will match the style of the existing building. On the back side of the building where the stair tower is located, the red block will extend all the way to the roofline as an accent area. A full two-story window area is incorporated here, as well as on the north and south sides of the building addition. Rooftop mechanical units will be screened with a solid metal screening enclosure. Lighting: All existing parking lot light pole fixtures will be replaced with new LED fixtures. Some new poles will be added in the new parking area. As currently proposed, the photometric plan does not meet the 0.3 footcandles at the property line. A solution may be to add shields to the backside of these poles that are close to the property lines. No architectural accent lighting is proposed for the building addition. Landscaping: The site currently has picturesque landscaping and a large pond in front of the building. New landscaping will be added to supplement the existing and work around the parking lot expansion. The Urban Forester has verbally approved the plan and will stamp it on the next round of reviews through Project Dox. Signage: Signage currently exists on the site and no new signage is proposed. Petitioner, please confirm if the existing ground sign will be relocated near the new entrance off 96th Street. DOCS Remaining Comments/Concerns: 1. Lighting plan adjustments 2. Ground sign placement question Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Tuesday, March 29, 2022 Commercial Committee meeting for further review, and gives the Committee the final voting authority.