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HomeMy WebLinkAboutDepartment Report 04-10-234 Carmel Plan Commission COMMERCIAL COMMITTEE Monday, April 10, 2023 Department Report 2. Docket No. PZ-2023-00005 DP/ADLS: IMI Corporate Headquarters The applicant seeks site plan and design approval for a new, 4-story office building with covered parking on 19 acres. The site is located at the SW corner of 111th Street and Meridian Street. It is zoned MC/Meridian Corridor and is not within any overlay district. Filed by Brian Tuohy with Tuohy Bailey Moore LLP on behalf of Irving Materials, Inc. *Updates to the Report are written in blue Project Overview: The Petitioner proposes a new 5-story office building with subsurface parking along Meridian Street south of 111th Street. To the north, east, and south are office buildings zoned MC/Meridian Corridor and to the west is a single-family neighborhood zoned S-2/Residential. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: MC/Meridian Corridor: • Permitted use: Office • 50’ Min. Front Setback US 31: ~200’ proposed • 30’ Min. Front Setback Illinois, > 350’ proposed • Minimum rear setback: 20’ required • Max. Lot Coverage: 80% allowed, 16% proposed • Min. Building Height: 4 stories, 5 stories proposed • Massing: Buildings to cover 75% of lot width, 75% proposed with future building • Building Materials: High quality, durable materials • Vehicular parking: 178 spaces required (1 space per 350 sq. ft. of floor area); 189 spaces provided • Bicycle parking: 7 spaces required and provided • Ground sign height: 6’ allowed, 6’ proposed UDO Standards NOT MET, therefore a change must be made, or variances requested: None. Site Plan, Parking, Engineering: • The proposed building is setback about 200 ft. from Meridian Street and over 350 ft. from Illinois. • The large setback from Illinois helps preserve trees and create a buffer for the subdivision across Illinois St. • Entrances to the site are proposed to be a full access from Illinois St. and 111th St. • Site plan shows future development of 2 additional buildings to the south. • A stormwater pond will be located along Meridian St. Active Transportation: • A 10 ft. path will be installed along 111th Street. • A concrete walking trail is proposed throughout the site. • Path along Illinois St. is already in place. • Short-term bicycle parking is provided. • 14 Long-term bicycle parking spaces are provided in the garage. Architectural Design: • The petitioner is proposing a 5-story building which includes a subsurface parking garage. • The total height will be 71 ft. and the building design steps backs at each floor. • Building materials include mainly precast concrete panels, glass windows, and metal vertical accent 5 elements. • The concrete entry colonnade has changed to more of a smaller canopy, but it still adds a unique design feature. • Windows are provided on all sides of the building, and all four sides of the building are architecturally detailed. Landscaping: • A 15 ft. bufferyard is required and provided along Meridian St., Illinois St. and 111th St., as are building base plantings. • In areas where appropriate, and adjacent to woodlands, the Urban Forester has recommended native shade tree reforestation plantings. Petitioner, will you be able to accommodate this on the Landscape Plans? • The petitioner is also saving large areas of existing trees interior to the site and along Illinois St. • Additional trees have been added along Meridian Street. Lighting: • The Lighting Plan was adjusted so that the project now meets the minimum 0.3 foot candles at the property lines. • Unique light poles line the driveways and are proposed at about 15 ft. tall. • Shorter bollard lights are located along the front of the building and near the surface parking spaces. Signage: • Types: 1 Wall sign facing east, 1 Ground sign at the Illinois St. entrance and 1 ground sign at 111th St. entrance. • Ground sign by 111th St. is shown in the current right-of-way, but the petitioner is working with the City and the Engineering Department to adjust the right-of-way here and bring the line closer to the street. Once the new right-of-way line is established the ground sign will have to be a minimum of 5 ft. from the property line. • Sign Size: 176 sq. ft. wall sign facing Meridian St., and 6 ft. tall ground signs. Sustainable Building/Site Features: • Green Roof • Tree preservation • Native Landscaping • Recycling areas onsite • High efficiency lighting • High efficiency HVAC • Short Term Bike Parking DOCS Remaining Comments/Concerns: The petitioner worked with staff before the first submittal to create a minimum 4 story building to meet the Meridian Corridor requirements. They have also laid out the site to minimize impact to neighbors across Illinois St. and preserve large areas of trees. There is only one comment remaining. 1. In areas where appropriate, and adjacent to woodlands, the Urban Forester has recommended native shade tree reforestation plantings. Recommendation: After all comments and concerns are addressed, The Department of Community Services recommends the Commercial Committee votes to Approve this item this evening.