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HomeMy WebLinkAboutDepartment Report 11-13-238 Carmel Plan Commission RESIDENTIAL COMMITTEE Monday, November 13, 2023 Department Report 5. Docket No. PZ-2023-00216 PP/SP: Matriarch Minor Subdivision The applicant seeks minor subdivision plat approval to split 1 parcel into 2 lots along Rangeline Road. The site is located at 520 N Rangeline Rd. and is zoned B-5/Business within the Old Town Overlay. Filed by Justin Moffett and Rebecca McGuckin with Old Town Companies. *Updates to the Report are written in blue Project Overview: The Petitioner seeks to subdivide one 0.5 acre parcel into 2 lots on north Rangeline Rd. The property is zoned B-5/Business within the Old Town Overlay Zone. This site received approval from the Plan Commission in January of 2022 for the Matriarch Birth Center. The project has stalled a bit since the approval, but they still plan to move forward with the development. Lot 1 will contain the existing house and some shared parking in the rear and Lot 2 will contain the new building for the birth center with shared parking in the rear. Properties to the north, east, and south are zoned B-5/Business, and properties to the west are zoned R-2/Residential, all within the Old Town Overlay Zone. Please see the Petitioner’s Information Package for more details. UDO Standards this project MEETS: Old Town Overlay Zone – Historic Rangeline Rd. Subarea: • Minimum Lot Width – 60 ft. • Maximum Lot Coverage – 70% for non-single family uses • Front setback – Follows the average of the block within 3 ft. • Minimum Side Yard Setback – 5 ft. • Minimum Rear Yard Setback – 5 ft. B-5/Business: • Minimum Lot Area – 10,000 sq. ft. UDO Ordinance Standards NOT MET, therefore Variances are requested: • None, if the existing garages are demolished. Comprehensive (Comp) Plan Analysis: • The Comp. Plan classifies this area as Downtown which features the City’s most diverse mix of uses and building scales. • Commercial and residential uses are permitted in this area. • Maximum height is 6 stories, and the typical lot coverage varies. • The proposed plat meets the goals of the Comp. Plan and is therefore considered a best fit next to the surrounding properties which are also classified as Downtown on the Comp. Plan. Additional Analysis: Site Plan and Engineering: • This plat is a Minor Subdivision because there are less than 6 lots, and no new streets are being created. • The petitioner proposes to split the existing 0.5 acre parcel into 2 lots. • Both lots are oriented toward Rangeline Rd., and the current building will remain on the northern lot. • The existing garages will be demolished. This will need to be done before the Secondary Plat is approved since the existing garages would straddle the new property line and not meet setbacks. • Access to both lots will be via a shared parking lot and ingress/egress easement off of Small Street. • The existing right-of-way and sidewalks are already provided for on both streets. • There is a 10 ft. drainage and utility easement along western edge which will be a Common Area. 9 • Lot 2 is planned to have a new building for the Matriarch Birth Center. • The final development plans for the Matriarch Birth Center (which was approved by the Plan Commission in January of 2022) still need final approval from TAC members, including the Engineering Department. • Petitioner, please provide a status update on the development plans for the birth center. Active Transportation: • 5 ft. sidewalks exist along Rangeline Rd. and Small Street. Landscaping: • Since this is a Minor Subdivision, no additional buffering is required. • Landscaping will be provided as a part of the development plans for the Matriarch Birth Center. October 17, 2023 Plan Commission meeting recap: Petitioner presented plans to split the property into 2 separate lots. After the Matriarch Birth Center was approved in 2022, construction costs went up and so they have had to put that project on hold, but they intend to move forward in the future. Petitioner addressed the outstanding comments in the Department Report. The Plan Commission asked what the new existing building will be used for and if that would affect parking. Petitioner stated that it is planned to be a Chiropractor and they will meet the UDO standards. This project hadn’t been to a Technical Advisory Committee meeting yet but will the day after this meeting. The Plan Commission voted to send the project to the Residential Committee with Final voting authority. DOCS Remaining Comments/Concerns: 1. The Secondary Plat cannot be signed off on until the existing garages are demolished, or a variance is approved. 2. Revised plans need submitted on ProjectDox. Recommendation: The Department of Community Services recommends the Committee votes to Approve this item with the conditions of demolishing the existing garages, so they don’t straddle the new property line and addressing all review comments from TAC members in ProjectDox.