Loading...
HomeMy WebLinkAboutDepartment Report 02-21-23 3 CARMEL PLAN COMMISSION DEPARTMENT REPORT FEBRUARY 21, 2023 I. Old Business 1. Docket No. PZ-2022-00237 DP/ADLS: Carmel Medical Office Building at The Bridges. The applicant seeks site plan and design approval for a new, three-story medical office building on 9.23 acres. The site is located at the SW corner of Illinois Street and Pittman Way, south of the Market District grocery and west of the KAR office building. The future address will be 11380 Illinois Street. It is zoned PUD (The Bridges Z-550-11) and is not within any overlay district. Filed by Nathan Winslow of American Structurepoint on behalf of the owner, Cornerstone Companies. *Updates to the Report are written in blue Project Overview: The Bridges PUD identifies this site as the Office & Residential Use Block. Recently approved are the Steadman Apartments to the west of this parcel. East across Illinois Street is the KAR office building and parking garage, zoned MC. North of this parcel is the Market District grocery store, part of this Bridges PUD. Directly south is undeveloped land, within the Bridges PUD, that will be future office uses. Please see the Petitioner’s Information packet for more details. PUD (Planned Unit Development) Standards this project MEETS: • Permitted Use within Residential and Office Use Block • Minimum tract size for DP: 3 acres required; 9.23 acres proposed • Minimum Building Setback from Illinois: 20’ required, 34’ proposed • Maximum Building Height when not adjacent to Springmill Rd. or 111th Street: 60’ allowed, 56’ tall & 3 floors proposed o Please note “adjacent” is defined in the PUD as any building within 200’ of the centerline of the noted road right-of-way • Landscaping requirements pending approval from Urban Forester • Lighting: parking lot poles not taller than 25’ • Number of parking spaces: 1/300 GFA (50,545 sq. ft.) is required = 169 spaces, 211 are proposed • Off street loading areas required and proposed at the northwest side of the building • Solid waste/recycling/other service areas shall be placed to the rear or side of buildings and fully enclosed: dumpster location is proposed at the side of the building at the northwest corner of the building • Bicycle parking: 5 short term spaces required; 8 spaces (4 racks) proposed • Sidewalks are provided as required • Architectural design style: Prairie required and proposed • Section 13.2. Refuse storage: design must be and is architecturally compatible with principal building PUD Standards NOT MET, therefore variances are required: • Section 9.4. Office Building Signage: 2 signs allowed for each frontage (6 signs total), 3 wall signs proposed for 2 frontages – west and east Site Plan and Parking: The building is placed adjacent to and fronting along Illinois Street. Parking is located to the southwest of or “behind” the building. However, it is bordered by streets on three of the four sides, so there is not a true “back side” of the site. The south portion of the site will be left undeveloped, except for drainage facility improvements at the south end. Access is from the planned and pre-constructed entrance off Illinois Street as well as will be from the new north/south street. The PUD requires 1 parking space per 300 sq. ft. of gross floor area. 50,545 sq. ft. of GFA is proposed, which means that 169 spaces are required. 211 are proposed. 4 Engineering: Detention for this parcel will occur through underground detention and a proposed dry detention facility at the southwest corner of the site, adjacent to 111th Street and the new internal north/south street. The Petitioner will continue to work through the Engineering Dept.’s review comments on Project Dox. Active Transportation: Multi-use path (10’ wide) is proposed along Illinois Street connecting to the path on Pittman Way and extending to the entrance into the site on Illinois. Three sidewalk connections to these paths are provided. Sidewalks will be installed on the north, west, and south sides of the building. New sidewalk is proposed on the west edge of the parcel, along the new internal north/south street, along the south edge of the parking lot (which will be the north side of the east/west road through the site), and through the parking lot connecting to the front door. Short term bicycle parking will be provided at the front entrance to the building, which faces west towards the interior street. 5 spaces are required, and 8 spaces will be provided. Long term, protected bicycle parking is also required, but details are needed for where this will be located. Petitioner has agreed to include a shower and changing facility with public access within the building per the requirements in the PUD. Architectural Design: The building design takes inspiration from the Conceptual Character Imagery of the PUD and meets the requirements for Prairie Style architecture. The building is constructed of brick, limestone, metal panels and glass. HVAC equipment will be screened on the roof by solid metal screening, and other MRI and imaging equipment is screened at ground level on both the north and south ends of the building by brick walls and metal paneling, which is also used between the windows on the façade. The main entrance faces west, with other employee access points on the east and south sides of the building. Lighting: Wall mounted (down oriented) light fixtures will be placed around the building. Parking lot pole lighting will be placed throughout the parking lot. 10 fixtures are proposed at 25’ tall. The PUD requires for all site lighting to be coordinated throughout the Real Estate and be of uniform design and materials. The Petitioner has confirmed that the parking lot lights are a similar style and lighting temperature to the Steadman Apartment community to the west. The Petitioner is also open to reducing the overall height of the light poles, if necessary or required. Landscaping: Landscaping will be provided throughout the site as is required by the PUD, and the Urban Forester’s review comments were mainly regarding species choices. The site will have a unique entry feature pond/park-like element, with a board walk, seating area, and lush landscaping. See the proposed illustration in the Petitioner’s info packet. The Petitioner will continue to work with the Urban Forester on final approval of the landscape plan. Signage: 3 wall signs are proposed to face east towards Illinois Street and 3 wall signs are proposed to face west towards the interior street. The PUD would allow for two walls signs per street frontage, though public street frontage is not required. Illinois Street, Pittman Way, and the yet to be named internal north/south street (between this site and the Steadman Apartment community), would be 3 streets, therefore allowing 6 signs. The Petitioner is requesting 6 signs, but a variance will be required to move the allowed signs to different facades. The Dept. would be supportive of this variance. January 17, 2023 Public Hearing recap: Petitioner went over the project details and spoke about existing site conditions. The current pond will be relocated and reconfigured on the Steadman Apartment community side (west side) of the new north – south connecting road. The existing stockpile of dirt will be dispersed and flattened around the site. The building design meets PUD requirements for Prairie Style architecture. Landscaping and lighting proposals were also discussed. Neighbors spoke regarding the project and had concerns about light pollution, the overall Bridges property maintenance of the ponds located at 116th Street entrance, and traffic concerns. Plan Commission members had concerns about the overall Bridges property maintenance, view from the recently approved apartments, future plans for the south portion of the site, and landscaping compliance for the south end of the property. The project was sent to the Commercial Committee meeting on February 7 for further review and must return to the full Plan Commission for final approval. 5 February 7, 2023 Commercial Committee recap: Petitioner discussed the drainage concerns brought up by the Plan Commission. Steve Pittman contacted current owners and they are aware of the concerns and are willing to work to resolve them. Petitioner provided views from the Steadman apartment community to the west and an overall site plan showing the apartment layout. Amount of parking was discussed and some of this parking will be used for future phases of development that would include additional medical uses. Final item that was discussed was the PUD requirement for long-term bike parking and shower and changing facilities. Petitioner agreed to add a shower and changing facilities inside the building and work with the Alternative Transportation Coordinator on appropriate location/type of structure for covered long-term bike parking. DOCS Remaining Comments/Concerns: Location and type of long-term bike parking structure has not been finalized yet. These changes need to be incorporated into the building plans. Staff can continue to work with the Petitioner to address these comments and finish the review process through Project Dox, our online review software. Recommendation: After all comments and concerns are addressed, the Department of Community Services recommends the Plan Commission votes to Approve this item this evening with the following commitments: 1. A shower and changing facility (with public access) will be provided within the building. 2. Long-term bike parking will be provided on site with the approval of the Alternative Transportation Coordinator.