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HomeMy WebLinkAboutDepartment Report 01-02-24 3 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, January 2, 2024 Department Report 2. Docket No. PZ-2023-00282 ADLS Amend: Capital Group Solar Canopies. The applicant seeks design approval for the installation of over 100,000 sq. ft. of solar canopies within the existing parking lots. The site is located at 12811 N. Meridian St. and 12911 N. Meridian St. It is zoned MC/Meridian Corridor and is not located within an overlay zone. Filed by Aaron Wilson of Solar One. Project Overview: The Capital Group site contains three office buildings on two parcels built between the years 2005 and 2009 approved under 151-00 DP/ADLS and 08080023 ADLS Amend. The proposed improvements include 27 individual canopies of various sizes outfitted with solar components. These solar panels will collect solar energy to power the existing office buildings on site as well as provide covered parking as an amenity for employees on site. The subject properties have frontages along US-31, Carmel Drive, and Pennsylvania Street and adjacent zoning is as follows: MC/Meridian Corridor to the north and west, C-2/Mixed Use to the south, and both UR/Urban Residential and B- 2/Business to the east. This parcel is located in the newly designated Flower District. Please see the Petitioner’s Information packet for more details. Site Plan and Automobile Parking: The site plan features 27 new solar canopies constructed over an existing parking lot to the east of the existing Capital Group buildings. Three canopies are proposed to span across a shared property line and may become an obstacle in the future if the parcels are not maintained under the same owner. This project does not include changes to the number of automobile parking spaces; however, Petitioners have expressed interest in adding an EV component to the site at a later date under a separate ADLS Amendment. An updated site plan is needed providing staff with the dimensions for each canopy and setback distances to Carmel Drive, US-31, and the existing principal buildings on site. Staff is requesting revisions to the sizes of the canopies at the request of the Urban Forester. Please see the Landscaping section for further details. Petitioner, please work with staff to finalize an approved site plan. Architectural Design: The proposed canopies are 17.75’ complement the existing primary building design by utilizing similar building materials and colors. Beam columns and rafters are constructed of powder-coated steel and outfitted with a 30” exposed concrete pier. The overall design is Y-shaped which allows for snow and rain to collect centrally within an internal gutter and downspout system. Lighting: 12 parking lot light poles are proposed to be removed with the installation of the proposed canopies. Each canopy will feature flush-mounted LED light fixtures with a soft-white temperature that will have the ability to be dimmed when employees are not entering or exiting the lot. A photometric plan has not yet been submitted for staff review. Petitioner, please provide staff with a photometric plan of the site with the total lot lighting illumination levels, including the new canopy lighting as well as the parking lot pole fixtures. Landscaping: The Urban Forester requested the Petitioners leave one open parking space adjacent to each canopy to allow for tree canopy growth within the existing parking islands – a minimum setback distance of 9’ between the nearest point of the canopy and the nearest point of the parking island. Of the 27 total structures, none of the canopies meet this spacing requirement. Additionally, the Petitioners propose the removal of the existing trees from all but six of the parking islands adjacent to the solar canopies. This site won the Annual Commercial Beautification Award in 2010 for excellence in urban forestry development and dedication to landscape design and tree care. Staff recognizes this project’s emphasis on sustainability and believes the preservation of healthy, existing trees is equally as important to overall site sustainability as the installation of renewable 4 energy infrastructure. The Urban Forester has assessed existing trees on site and is agreeable to preserving only the trees within the six parking islands, as these have been identified as the most healthy and viable; however, staff and the Urban Forester are still requesting revisions on the site plan to reduce canopy sizes to meet the minimum distance of 9’ between the canopies and the parking islands to allow for proper tree canopy growth. Petitioner, please work with the Urban Forester and staff to finalize an approved landscape plan and site plan. Signage: This petition does not include a signage component. DOCS Remaining Comments/Concerns: 1. Revised site plan 2. Revised landscape plan 3. Photometric lighting plan 4. Address outstanding TAC review comments through ProjectDox Recommendation: The Department of Community Services recommends the Commercial Committee Approve this item this evening, subject to receiving all TAC member approvals.