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HomeMy WebLinkAboutDept Report 05-13-03 ~-... ", CARMEL/CLAY PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT May 13, 2003 1. fD) e app can see 0 rezone a . ~sidential to a Planned Unit Development (PUD) District. The site is zoned S-l (Residential). Filed by Charles D. Frankenberger of Nelson and Frankenberger for Plum Creek Partners, LLC. The applicant is requesting a favorable recommendation from the Plan Commission on their petition to rezone 11.09 acres from S-1 Residential to a Planned Unit Development (PUD) District. The Public Hearing for the item was opened at the December, Plan Commission meeting and the applicant requested the item be tabled at the January, Committee meeting. The Committee met and discussed this petition on the February 4th and April3rd meeting dates at which time it was continued. The following report is identical to the previous reports on this item. The Department recommends a review of the language of the PUD prior to forwarding a recommendation to the full Plan Commission. The Department feels that the following items need to be addressed as part of the review for this request and prior to the Plan Commission forwarding this petition to the City Council: 1. Question One: Is the subject location, based on the Comprehensive Plan, an appropriate location for "Neighborhood Commercial"? If yes, then one could proceed to question number 2. Ifno, then while question 2 becomes less critical to review it is still important for the Plan Commission to consider as the final decision will be made by the City Council. The Department recommends that the Plan Commission review the PUD to ensure it is appropriate for neighborhood commercial even if they determine neighborhood commercial is not appropriate for this location. Items to note: a. The location is at the comer of 146th Street and Hazel Dell Parkway. Is there concern that the design and construction of these roads may not support the traffic generated by the proposed use? b. Is there an appropriate distribution of neighborhood commercial areas within the community and would this location compliment the others? Are there other comparable office uses in the area? c. The Land Use Map. does not identify this area for commercial use. Likewise, the Land Use Map does not identify the other existing neighborhood commercial areas (i.e. 131 st/Hazel Dell and 126th /Gray). It is only in the text ofthe Land Use Plan and Zoning Ordinance that one will find reference to the Committee Report 2003-OS13.rtf 4/. implementation of neighborhood commercial areas. d. Is the site naturally buffered from low intensity residential areas through the existence of at least one of the following: main roads, institutional buildings, open space, landscaping and screening? e. Is pedestrian and bicycle access to the area available? 2. Question Two: Do the permitted uses and development standards (setbacks, building heights, landscape standards, architectural design requirements, signage limitations) reflect a character appropriate for ''Neighborhood Commercial"? If yes, then one could proceed to question number three. Items to note: a. Do the proposed standards protect and maintain the character of neighboring residential areas? Chapter 18 of the Ordinance addresses standards that were adopted by the Plan Commission and City Council to achieve this goal. The intent of the district is to allow for commercial development near areas zoned or utilized for residential purposes. This should be used as a benchmark. b. Do the proposed development standards reflect those required for the two other areas in Carmel characterized as neighborhood commercial areas (131 st/Hazel Dell, 126th/Gray Road). c. Permitted uses are significantly restricted as compared to other commercial areas adjacent to residential areas. Is this appropriate or should the PUD permit retail uses as indicated in the Comprehensive Plan? (What are neighborhood-serving uses? Do the uses in the PUD match these or are the proposed uses of a community or regional serving nature?) d. Should an allowance for convenience shopping be provided? e. The Comprehensive Plan indicates that neighborhood commercial areas should have no more than 10 acres and 100,000 sq. ft. of retail. Is this proposal compatible? f. Is the intensity and scale of the proposed plan compatible with the surrounding residential uses? 3. Question Three: If the Plan Commission has answered questions one and two affirmatively they must then decide if now is the appropriate time to rezone the parcel to allow "Neighborhood Commercial"? Items to note: a. What are the potential impacts on other neighborhood commercial areas? (131 st/Hazel Dell, 126th/Gray Road). b. Are the surrounding low-intensity neighborhoods adequately served by and accessible to existing neighborhood commercial centers? c. Does the Plan Commission want to establish appropriate locations for future neighborhood commercial uses on the Land Use Map and establish timing criteria? The Department recommends that this item be forwarded back to the full Plan Commission after all comments and questions have been addressed. Committee Report 2003-0513.rtf City of Carmel CARMEL/CLAY PLAN COMMISSION MEMORANDUM Date: May 8, 2003 To: Plan Commission Members From: Jon C. Dobosiewicz Department of Community Services Re: May lih Plan Commission Committee meetings - Agendas Please find attached the Department Report for the items contained on both the Special Studies Committee and Subdivision Committee Agendas for May 13th. Please remember that the Executive Committee meets at 6:15. SlIhdividon C.ommittee The Department would like to remove the following item from the agenda and place it on the June 31' Subdivision Committee Agenda. Information is not ready to distribute on this item. S. Amendments to the Carmel/Clay Zoning Ordinance - Use Table Adoption & Definitions Amendment (Text Amendments) Speeial Studies C.ommittee The Department has received a request from the applicant to table the following item: 1. Docket No. 53-03 ADLS Amend; Tom Wood Ford The following two items remain tabled: 10. Docket No. 1S0-02b OA; Amendments to the Carmel/Clay Zoning Ordinance - Patch #4 11. Docket No. 162-02 OA; 163-02 CPA Amendment to the Carmel/Clay Zoning Ordinance - Agricultural District Amendment to the Carmel/Clay Comprehensive Plan - Agricultural District F,yeelltive C.ommittee Please find information regarding the agenda item enclosed with your packet. As always, if you have any comments or questions please do not hesitate to call. 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