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Home My WebLink AboutDept Report 04-01-08 CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEEE DEPARTMENT REPORT - APRIL 1,2008 7. Docket No. 07070003 Z: 146th & {;ray Rezone (146th St Office Complex) The applicant seeks approval to rezone 11.6 acres from S-1/Residence to B-lIBusiness for an office development. The site is located at the southeast corner of 146th St. and Gray Rd. Filed by Kelli Lawrence of Hearlhview Residential, LLC. 8. Docket No. 07070004 PP: 146th sa Office Complex The applicant seeks primary plat approval for ~ lots on 11.6 acres. The site is located at the southeast corner of 146th St. and Gray Rd. and is zoned S-llResidence, pending a B-1/ Business rezone. Filed by Kelli Lawrence of Hearthview Residential, LLC After many meeting with the neighbors and subcommittee, the petitioner has revised their plat and site plan and now seeks rezone and primary plat approval for 7 single story professional office buildings and 1 financial institution (8 lots) on 11.6 acres. The existing heavily wooded area along the south border of the site, about 150 feet in depth, will be preserved. This will provide a natural buffer. If approved, each building will come back before the Plan Commission for ADLS. review/approval of architecture, lighting, landscaping, signage, etc. Please see the petitioner's revised information packet for full details. North of this site is a church use. Northwest of this site is a retail/commercial center. South, east, and west of this site are single family residential uses. This proposed land use could possibly be an adequate transitional buffer; buffering the homes south of this site from the heavily traveled 146lh Street conidor. The petitioner must demonstrate how this development complies with the Comprehensive Plan. March 4 Conunittee meeting - brief overview of comments: 1. There will be more residentially scaled I-story buildings and a residential roof design. 2. A masonry fence/screen wall has been added, to benefit of the neighbors to the south. 3. Petitioner stated that the buildings will serve as a better buffer than a berm. 4. Bank has been reoriented with a reconfiguration of the drive-tbm. 5. Petitioner has also agreed to no more than 80,000 square feet of gross floor area. No individual building would have more than 15,000 square feet. 6. Petitioner has agreed to eliminate all retail uses and will provide a list of excluded uses. 7. The petitioner commits that the development will be constructed in accordance with the site plan submitted. Materials will conform to those requested by the neighbors and Staff. 8. The B-1 district does not require DP approval, but does require ADLS approval. 9. The petitioner has been very cooperative in working with the neighborhood association. 10. A resident doesn't want a bank and dry cleaning facilities; only low traffic generators. 11. A resident recommended tall evergreens for screening in the corner, which may be a problem, since the Mitclmer Ditch runs through there and 75 feet from the top of bank cannot be touched. The floodplain also cuts through. The petitioner suggests a combination of evergreens and a brick wall. A final plan will be submitted, but tbe full intent is to provide shielding to the two homes on Sue Drive. 12. Provide a concept ofwbat the buildings would look like (in the info packets). 13. Petitioner committed to address roof slope-no Mansard Roofs-in the commitments. 14. Outstanding issues: landscaping, ADLS, details on final design of the drive-thru, details on tree preservation, and housekeeping issues on labeling on the plat. DOCS concerns/comments: 1. The Forestry Dept. is comfortable with this item moving back to the full plan commission, since more detailed landscape plans will be submitted with ADLS approvals for each building. 2. The Dept of Engineering (DOE) is comfortable with the revised access points to the site and is comfortable with this going back to the full plan commission. 3. The Hamilton County Highway Dept has jurisdiction over 14610 Street right of way, and the petitioner should provide the approval status of the 146lh Street curb cut. 4. The Comprehensive Plan: The Land Use Plan Map within the Comprehensive Plan shows this area of Clay Township to be considered a Low Intensity ResidentiaVCommunity Area. Section 5: Growth Policies Plan (page 5-5) ofthe Carmel Comprehensive Plan states: Low intensity neighborhood areas should be served by and be accessible to: . Neighborhood commercial centers · Bicycle and/or pedestrian trails . Parks or playgrounds · Police, tire, and public safety . Schools 5. Please refer to attached Figure 1: Carmel Clay Township Proposed Growth Policies, Residential/Community Areas from the Comprehensive Plan, Section 5: Growth Policies Plan. 6. A comparison of the two Zoning Districts is attached below. 7. Note: The primary plat only requires Plan Commission approval. The rezone requires a favorable/negative recommendation Yote, and will then go to City Council for a final yote. The Department of Community Services recommends the committee discuss and then vote on a positive or negative recommendation on this itemt in order to move it back to the full Plan Commission for a final vote at the April 15 meeting. Figure 1 Carmel Clay Township Proposed Growth Policies Residential/Community Areas INTENSITY CHARACTER AREA ADJACENCY REGIONAL SUPPORT INFRASTRUCTURE TRANSITION TO LEVEL DESIGNATION ACCESS CIRCULATION SUPPORT REG/COMM EMP AREAS Neighborhood Nbhd. scale retail. Residential Community Site could be within Site is at intersection Site has direct access to Water, sewer, drainage Buffered from adjacent res. Commercial Center is100k sq. ft. or RegionallCommunity residential comm of Principal Arterial or reg access without any adequately in place or devel by all of the following: max on 10 or less Employment Area areas Design is Parkway and traffic intrusion into adj planned as part of . scale of bldg design a eres compatible, buffering Collector nbhds. development -landscaping of adj properties, adi. orop Is mandatory loading High Intensity Greater than 5 d.u.s Residential Community Could serve as a Site is adjacent 10 at Access to site directly Water, sewer, drainage Buffered from any Reg/Comm per acre. Typically of or Regional/Community transition use least a Secondary from reg ional access. adequately in place or Emp. areas by at least one: a townhouse or mulli- Employment Area between Reg/Comm Arterial or Secondary planned as part of - arterial or parkway family building form. Emp Area and Parkway development - publiclinsl. bldg. medium or low - dedicated open space intensity residential - transition density areas - scale of design Medium Intensijy Moderately dense Residential Communily Cou Id serve as Site is adjacent to at Access to site directly Water, sewer, drainage Buffered from lower intensity single family detached transilion use least a Collector road. form regional access adequately in place or ReglComm areas by at least building lonm between between low density planned as part of one: 3 and 5d.u.s per acre comm/CBDlnbhd development - collector comm uses and low - publiclinst. bldg. or very low density . dedicated open space single family -transition density - scale of desiqn Low Intensity Low density single Residential Community Could serve as No regional Standard hierarchy of Water, sewer, drainage Buffered from CSD or Nbhd family detached transition use accessibility required access necessary to adequately in place or comm areas by at least one: building form between between medium serve development planned as part of - collector 1.8 and 3.0 d.u's per inlensity residential development - publiclinst bldg. acre and very low intensity - dedicated open space res. or as buffer - transition density between low int reg - scale of design emp., nbhd oomm, CBD and very low intensity residential Very Low Low density single Residential Community Never adjacent to any No regional Standard hierarchy of Water, sewer, drainage Buffered from Nbhd comm Intensity family detached Regional/Community accessibility required access neressary to adequately in place or areas by at least one: building lorm between Employment areas serve development planned as part of - coli ector 10 and 1.B d.u's per development . publiclinst bldg. acre - dedicated open space - transition density - scale of desion Residential Estate type housing Residential Community Never adjacent to any No regional Standard hierarchy of No central water or sewer Never adjacent to Reg/Comm Estate on 10\5 witll at least Regional/ Community accessibility required access necessary to required Emp areas one acre of land Emplovment areas serve develooment x.01 .02 ODen s :>ace(See 5ubdiv. Ord.Gh.7) loross site acreaoe .' ~ ,. , '.-" ~--', $. , -"" -- -- -, c'; '1:5WJ - ~ ~ --- --- Sub.Ord.x.04.01 IQ lot w/in 1 000' of ooen soace ~ \ies~. -- - -, J '~ , - - -- ~.~ ~ -- ~ ~ .~ Sub.Ord.x.01 Densitv '-.'.1'UlJ.iJ/l\c~: -':'.. '. - -- -- :: -." -- -. ~ - - " -- x.04 HeiQht & Area Reauirements: (Also See Ch.26 Addn'l Heioht YardY&' tdWXrea.'Reast ... -' - "- --~.~;;/ -, -- x.04.01 Max Heiaht: ";$5''c ~ " ',-ML,,:: ,:.-" " .. .' - 'P f " " -~ " _.~--, -, other - ~ ; -- - , <jF- - .' ",- ,,' .j~ -- ~ - " -- - - x.04.02 Min. lot Area: .'" . -- ~ .~ -',~~:, :c,. :;.2-' . '" , : w/commun. sewer & water ~.~~ A'5:iOQO sf'--',,,'; " ,:'i1l..;OOO~sf;.'?"" Less if draintile or storm sewer -- "-~,=, - , "-':.:;:5~OOQ [Sf': ,CF' .' -- wI & water multi family " . '- G' .. , .- ". commun. sewer - ~ ,- --- " - "-"- - x.04.03 Min.lot Stnds: ! - . -- - ., , , - - - . I' " -- -0 ., - Front Yd. '. - ,~O!, ~ .~ 1'5~' .f ,< ,~[,~ -'-<""'. ,1. i .~ - . .. next to S-1 & 5-2 " :':;-' i';'-~ - , ':..':' : -,,~ -- ," , .. . .'~ - " next to R-1 & R-2 & others .,-'" '; . -- ~ . -'. - - , -- .. . ,~' . K ~ .- ,C:". -- '.. -- - -- '" ISide Yd f-to'; - I~- " :5:Jr'esidl,.J:~ ',~- - -'" - , other uses , .. - _c::.~", ~ : ~0[(I5):Js:oiiIVJ::_' p.-----~ , - -- .......: next to 5-1 S-2, R.1 & R-2 "'- -. ~ - r' .~ . " , ~ '. ~ ,--, -- r, -- . - - next to others -- ',._-::;-" -- - - ~ ....~. :o-f-?-, '^ -- r '. - Next to Res. I Res.Block - _ :,.:c:: :5'.:"'=Y,: , '.' r , -, " .. '. ....-- r Agg.SideYd-dwella _ -:3It-, .~ , -- _10p"':Jt~sitn::- -"- ~~ ~ other ~ ~ .- '50~~,- '", , ~ , ,- - O}- - .' '. , _"0 . . Next to Res. t Res, Block - _ . , ,,' :-.1(0:",- ~ - ., - 1 ,. -- -. 1~_-_-. - .. .. " - IRear Yd Dwellq .. :~O:". .. ......... '. {2rY0{te~siq)'c ~i. ":: , . .. , Other ~,,:'if5'- ~ ;.-,-'~ .. . 15'::'('o.tlieI:l?' - ~'"' next to 5-1 8-2, R-1 & R-2 -- , - ~'-~~..-- ....-. .,~, "~:;.;,,. ~ - ~-~." --::;- .. - , ~ next to others - ,.::,,=,,,,, J:' '- --.,;;' ~-: ~ -, " 'J .. -, - ~ Next to Res. t Res.Block ';;_. -:0- - : - ' r, . ...." . ::"=~- ~;c.."::_~ ,; -' - "" " " --- ...-; "'. Lot Width Dwellq , -..~'20~- .. , c -c,: .,50:: 0 ...... .. ~ .. .. Other =-- " ';200,- '- .~ .. -0'" ., :: - -- .-.-.' Lot CoveraJe , .. .. ' -'35;'/O\:- --~ ;", :35"!<>,(:.1-j2FalJl)'" , - .. , , f~'''~Oo/JnJfu.lliRarrn:" .~ .. - .;: " other , - " .. " ;0' 'c ;90;0;0'-:. " " - '- ,. -- .. c ,,-- IMin. Gnd. FI. Area .-- , " .- .. .. " - , .- r , --- =....., -- " "....- ~ 1 -sty " j,lO:O.oJsf~;, '': " 7:0.o.S:USBDY~ --. , r " 2-stv :'~'-:.80.0rsf: " - ~6b'(jsrX2+t.ar.nt- '." other ",- r ,,~.; ,..;-, _900:sf~ " .,1 -- - .. . Parkin~ : I Busines Use . - .. , .. 7 -. , ' - 2ldWellincF - bffice;:=..1'1250sff' : ---~= .. .. -- . .' .' r -~ -- - "" " .. - , " -~ : , .. " " .. -- ~ Office Use , , .. -. - " , .--- ~-_. - '" r " , ~."-' , ~. -- .... " .,.. -" , ~ " , '. ". '~', "~ LandscapinCl: bciffe.rvarclSj. .. .. bu'HE!iNarcs; ,",' .. , ':" - Residential & Business Zoninq Comparisons for 146th & Grav Rezone I 8-1 I B.1