HomeMy WebLinkAboutDepartment Report 04-06-23CARMEL PLAN COMMISSION HEARING OFFICER
Department Report for April 6, 2023 Meeting
1. Docket No. PZ-2022-00241 DP/ADLS: LOR Rangeline Mixed-Use Development.
The applicant seeks site plan and design approval to construct a multi-building, mixed-use project with 11
townhomes, a 3-story tall mixed use office/commercial building, and a 101-space parking lot. The site is located
at 175 S. Rangeline Rd. It is zoned C2/Mixed Use and not located in any overlay zone. Filed by Jim Shinaver of
Nelson & Frankenberger, LLC, on behalf of LOR Corp.
Site Context:
This site is bordered by the Indiana Design Center to the west (zoned C2), Savvy Décor and a parking lot to the north
(zoned C2), Single Family residential uses to the east (zoned R1 & R2 and in the Old Town Overlay, Character Subarea),
and multifamily and single family residential uses to the south (zoned B1 & R3 and partly in the Old Town Overlay,
Character Subarea). Please see the Petitioner’s Info Packet for additional information.
Project Details:
• BZA Variances needed: are for lot coverage, building height when adjacent to single family, compliance with the
Transportation Plan, and street trees required in right of way.
• Vehicular Access: There are three entry/exit points, total, on the north and south sides of the site/block to enter/exit a
shared parking lot area.
• On-Street Parking: is proposed for Range Line Road, and restricted parking exists along 1st Ave SE,
• Pedestrian Access & Circulation: is provided for around the entire perimeter of the site with new sidewalks along the
streets. A breezeway between the two commercial buildings also allows for east/west pedestrian access through the
site, and that access continues as a sidewalk through the parking lot and connects to the sidewalk along 1st Ave SE.
North-south pedestrian access is also provided within the parking lot area. There is concern about the stair stepped
‘ramp’ at the SEC of Supply St. & Rangeline Rd. that this project would direct people towards.
• Parking: (Please note there are no vehicular parking requirements in the C2 district.) A 104-space parking lot and 8
on-street (Rangeline Rd.) spaces are proposed. A free public parking garage is also located across the street to the west,
within the Indiana Design Center, around 65 feet away. (Each future townhome unit will also have its own garage.)
• Short Term Bike Parking: 16 bicycle parking spaces are proposed.
• Long Term Bike Parking: is proposed in a designated bike storage room. Vertical bike racks are proposed; it is
recommended that a combination of vertical racks and floor mounted racks be utilized.
• Rooftop & Ground Level Equipment: Please show how the rooftop and ground level equipment and utilities will be
screened and/or camouflaged from view.
• West Building Height: 61’4” to top of parapet is proposed (maximum 75’ allowed).
• West Building’s Materials: clay masonry units, glass, architectural metal spandrel, standing seam metal roof, and wood
solar louvres.
• East Townhomes Height: 49’5” to top of 4th floor rooftop element is proposed (maximum 35’ allowed when adjacent to
single family residences).
• East Townhomes’ Materials/Architecture: will be reviewed under a future, separate ADLS application.
• Trash Enclosure: the trash dumpster enclosure will be made of brick/masonry; shrub plantings, and street trees are
provided to help buffer the enclosure from adjacent property.
• Lighting Plan: A lighting plan was provided which addresses parking lot lighting only. Please provide
details/photometrics for accent lighting on the building, as well as streetlights along Range Line Road. Light
shields might need to be installed to mitigate point source light pollution from parking lot lights to surrounding
neighbors.
• Landscaping: Street trees will be provided along the streets. Landscaping will also be provided along the bases of the
facades of buildings that front the streets and along the perimeter streets and parking lot border. Some landscaping is
also provided in the parking lot. The final Landscaping Plan is close to being approved by the Forestry Dept.
• Signage Plan: Wall signs, a blade sign, and a canopy sign are proposed for the 1st and 3rd floor levels of the
commercial building. Parking identification signage should also be proposed. The final Sign Plan is not yet
approved.
DOCS Comments/Concerns:
• Please provide/address bolded items above.
• Design comments:
o Please include streetlights at intervals along Rangeline Road
o Adjust short term bicycle parking location so it does not interfere with car doors and pedestrians
o Consider dispersing Short Term bicycle parking to location(s) along Range Line Road
o Accessibility concerns, primarily along Range Line frontage- continue working with city engineer and
transportation systems planner to resolve outstanding issues
Recommendation:
• The Department of Community Services (DOCS) recommends the Plan Commission Hearing Officer approves this
item with the following condition:
o Petitioner works with DOCS and Engineering Staff to address/complete the ProjectDox review process, which
culminates in final sign off from all City Departments and bolded items above addressed.
(If approved, the Development Plan application’s Findings of Fact should also be signed/adopted.)