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HomeMy WebLinkAboutDepartment Report 10-17-23 3 CARMEL PLAN COMMISSION DEPARTMENT REPORT OCTOBER 17, 2023 3. Docket No. PZ-2023-00189 DP/ADLS: Midwest Eye Institute at The Bridges. The applicant seeks site plan and design approval for a new, two-story medical office building on 5.4 acres. The site is located at the NW corner of Illinois Street and 111th Street and west of the KAR office building. The future address will be 11220 Illinois Street. It is zoned PUD (The Bridges Z-550-11) and is not within any overlay district. Filed by Kylie Bright-Schuler of American Structurepoint on behalf of the owner, Cornerstone Companies. Project Overview: This site is part of the Office & Residential Use Block within The Bridges PUD. The Steadman Apartments to the west, and the Carmel Medical Office building to the north, were recently approved (2022). The KAR headquarters is located east of Illinois Street, zoned MC/Meridian Corridor. Immediately west is an empty parcel for a third building within this block of the PUD. Southwest of this parcel is the Spring Mill Place Neighborhood. 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; 3.5 acres proposed (2.05 acres remaining for Parcel III) • Minimum Building Setback from Illinois: 20’ required, 20’ proposed • Minimum Building Setback from 111th Street: 50’ required, >150’ proposed • Maximum Building Height when not adjacent to 111th Street: 60’ allowed, 42’ tall & 2 floors proposed o Adjacent is defined as any building within 200’ of the centerline of the noted road right-of-way • Lighting: parking lot poles not taller than 25’ • Parking: 1/300 GFA (40,000 sq. ft.) is required = 134 spaces, 181 spaces are proposed • Solid waste/recycling/other service areas shall be placed to the rear or side of buildings and fully enclosed: dumpster location is proposed south of the building • Refuse storage: design must be and is architecturally compatible with principal building • Sidewalks are provided as required • Architectural design style: Prairie required and proposed PUD Standards NOT MET, therefore variances are required, or adjustments must be made: • Bicycle parking: o 4 short term spaces required (1 per 10,000 sq. ft.); 8 spaces (4 racks) proposed – Location is more than 50’ from front door – revision required. o 8 long term spaces required (1 per 5,000 sq. ft.); none shown on current site plan, no first floor plan provided. • Landscaping Plan has not yet been approved. • Sign package still needed to review. Site Plan and Parking: • Building is located at the NE corner of this parcel • Parking is located west and south of the building. • Access will be from Illinois Street via the central west/east private street through the site • Secondary access is from the southwest, connecting to the north/south private street (Slade Ave.) between the Steadman Apartments and this office site. • Required parking is 1 space per 300 sq. ft. of gross floor area. 40,000 sq. ft. GFA = 134 spaces. 181 are proposed. • All 3 buildings proposed in this Office/Residential Block are intended to utilize shared parking. Engineering: • Underground stormwater detention will be provided on site for this building and the Phase III building. • The Petitioner will continue to work through the Engineering Dept.’s review comments on Project Dox. 4 Active Transportation: • Multi-use path (10’ wide) is proposed along Illinois Street and follows 111th Street to the new round-a-bout. • 5’ wide sidewalk is provided around the remainder of the site, meeting PUD requirement for sidewalk on both sides of all interior streets. • Connections to the building are provided on the north, west, and south sides of the building. • Future pedestrian connection through the middle of the site is shown to Phase III, as is required. • Short term bicycle parking is required and located north of the main entrance. o However, currently it is too far from the main entrance. 50’ is the maximum allowed, 60’ proposed. • 4 short term bike spaces are required, and 8 will be provided. • A floor plan is needed to verify placement of o Long term, protected bicycle parking (required for buildings over 15,000 sq. ft.) o Shower, changing, and locker facilities (required for buildings over 30,000 sq. ft.). Architectural Design: • Building design meets intent of Conceptual Character Imagery for Prairie Style architecture. • Primary and secondary façades match seamlessly. • HVAC equipment is rooftop mounted, shielded, and included in the overall design for the building. • Color palate is warm and earthy – inspired by Prairie Style Architecture. • Main entry is articulated, has additional height, and Porte cochere is included. • Building oriented to encourage visual and physical connectivity with major circulation patterns. o Staff requested additional attention brought to the Illinois Street façade. o A trellis and outdoor plaza area was provided; however, the scale feels off in comparison to the building. o Please enhance this area with additional amenities such as seating or artwork, materials that match the building, and provide insight on how Staff or patrons of the building will easily access this area from the east side of the building. Lighting: • Parking lot pole lighting will be placed throughout the parking lot. • 6 fixtures are proposed on 25’ tall poles. • The PUD requires for all site lighting to be coordinated throughout the Real Estate and be of uniform design and materials. Petitioner, please confirm. Landscaping: • Currently building base, parking lot screening, and street trees are shown on the landscape plan. • However, the plan has changed since the Urban Forester’s initial review comments were issued. • The Petitioner will continue to work with the Urban Forester on final approval of the landscape plan. Signage: • Possible wall sign locations are shown on all facades. • The PUD would allow for two walls signs per street frontage, though public street frontage is not required. • Illinois Street, 111th Street, and Slade Ave. (the internal north/south street) would be 3 streets, which = 6 signs. • Sign package outlining details for tenant signs is still needed. DOCS Remaining Comments/Concerns: • Please see bolded items above for outstanding items needing review. Recommendation: The Department of Community Services recommends the Plan Commission votes to send this item to the Commercial Committee meeting on Monday, November 13, with final approval given to the Commercial Committee.