HomeMy WebLinkAboutDept Report 03-04-08
CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEEE
DEPARTMENT REPORT
March 4, 2008
5. Docket No. 07070003 Z: 146th & Gray Rezone (146th St Office Complex)
The applicant seeks approval to rezone 11.6 acres from S-lIResidence to B-l/Business
for an office/retail development. The site is located at the southeast corner of 146111 St. and
Gray Rd. Filed by Kelli LRwrence of Hearthview Residential, LLC.
6. Docket No. 07070004 PP: 146th St Office Compl.cx
The applicant seeks primary plat approval for 5 lots on 11.6 acres. The site 1S located at the
southeast comer of 146th St. and Gray Rd. and is zoned S-l/Residence, pending a B-1/
Business rezone. Filed by Kelli Lawrence of Hearthview Residential, LLC
The petitioner seeks rezone and primary plat approval for 5 single story professional office/retail
buildings (5 commercial lots) on 11.6 acres. The existing heavily wooded area along the south border of
the site, about 124 feet in depth, will be preserved. This will provide a natural buffer.
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 travelcd 146lh Street corridor.
The petitioner will have to demonstrate how this development complies with the Comprehensive Plan.
If approved, each building will come back before the Plan Commission for Development Plan
Amendment and ADLS review/approval of architecture, lighting, landscaping, signage, etc. Please see the
petitioner's information packet for full details.
At the Sept. 18 Plan Commission meeting, several issues were brought up by the Commission and the
public and are listed below:
" Not all of the open space is wooded, especially along the east boundary ofthe site.
O! Perhaps you could do a residential use, such as senior housing.
.. A POO rezone may be better. Or limit the land uses.
.. A woodlands analysis is needed; it looks like you are cutting into the woods.
.. Use permeable pavers
.. Provide the conunission with renderings of what it would look like approaching the site.
.. Traffic study results need to be delivered to the cOl"nmission.
.. This is 'spot zoning'.
.. 146th street trat1ic and congestion
.. Curb cut and left turn is a concern.
.. Needs more evergreen trees to screen during the winter.
.. Sight vision clearance and topography (hilly) is a concern.
.. Property values.
.. Child satety/drowning near ponds. Perhaps do an underground retention area.
.. Request for a perimeter iron fence.
.. Lights shining in bedrooms at night; quality of life issue.
.. This is a drastic change from S-1 to B-1.
.. Policing & enforcement of commitments is a concern.
At the January 8 Plan CommisslOn meeting, several issues were brought up by the Commission and the
pubhc and are listed below:
o Neighbor stated that there is too much retail and empty storefronts.
· Neighbor stated that the commission must keep in mind that 252 people original1y signed the
petition in opposition.
o Retention pond = safety issue, esp for landowners to the east.
o Falling property values of homes is a concern.
o Too close to residential.
o If commercial uses are permitted, a neighbor requested a conm1itment for hours of operation.
o The neighbors need time to review the proposed revisions.
DOCS concerns/comments:
1. The City Forester, Scott Brewer, needs a more detailed landscape plan for the overall area; right
now the landscape plan is very conceptual.
2. Engineering Dep't comments: DOE is comfortable with the revised access to the site. DOE 1S
comfortable with this going back to pIal1 commission provided that all issues are resolved prior to
staff reports for plan commission.
3. The Hamilton County Highway Dept has jurisdiction over 1461h Street nght of way. The
petitioner should provide the approval status of the 146111 Street curb cut.
5. DOCS review letter; a few outstanding issues have not been addressed:
o Adding the docket no. to the plat.
· ShowingllabeIing the half road rights of way
· Provide an amended landscape plan showing greater buffer yard plantings, per chapter 26.04.
· Show/label the front, slde, and rear building setbacks on each lot.
o Provide a subdivider agreement Jom1.
. Label the site plan a Conceptual Development Plan.
6. The Petitioner should create a list of excluded uses. Some excluded uses listed could possibly be a gas
station, a drive thru restaurant, etc.
7. The Comprehensive Plan: The Land Use Plan Map within the Comprehensive Plan shows this area of
Clay Township to be considered a Low Intensity Residential/Community Area. Section 5: Growth
Policies Plan (page 5-5) of the Carmel Comprehensive Plan states:
Low intensity neighborhood areas should be served by and be accessible to:
. Neighborhood commercial centers
. Parks or playgrounds
. Schools
o Bicycle and/or pedestrian trails
o Police, fire, and public safety
8. Please refer to attached Figure 1: Cannel Clay Township Proposed Growth Policies,
Residential/Community Areas fiom the Comprehensive Plan, Section 5: Growth Policies Plan.
9. A companson of the two Zoning Districts is attached below.
10. The petitioner should work closely with the adjacent neighborhoods to address any concerns.
Note: The primary plat only requires Plan Commission approval. The rezone requires a
favorable/negative recommendation vote, and will then go to City Council for a final vote.
The Department of Community Services recommends the committee briefly discuss and
then continue this item to the April!, 2008 committee meeting for further review and to
allow the petitioner time to address all issues/concerns.
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
Neig h bo mood Nbhd. scale retail Residential Community Site couid be within Site is at intersection Site has direct access to Water, sewer, drainage Buffered from.adjacent res.
Commercial Center is 1 OOk sq. fl. or Regional/Community 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 ad) planned as part of - scale of bldg design
acres compatible, buffering Collector nbhds development - landscaping of ad) properties,
adi. prop is mandatory loadinG
High Intensity Greaterthan 5 d.us Residential Community Could serve as a Site is adjacent to 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 regional access. adequately in place or Emp. areas by at least one.
a townhouse or multi- Employment Area between ReglComm Arterial or Secondary planned as part of - arterial or parkway
family building form. Emp Area and Parkway development - public/inst. bldg
medium or low - dedicated open space
intensity residential - transition density
areas - scale of design
Medium Intensity Moderately dense Residential Community Could serve as Site is adjacent to at Access to she directly Water, sewer, drainage Buffe red from lower intensity
single family detached transition use least a Collector road. form regional access adequately in piace or ReglComm areas by at least
buiiding form between between iow density planned as part of one:
3 and 5d.u.s per acre comm/CBD/nbhd development - collector
comm uses and low - public/lnst bldg.
ar very low density - dedicated open space
single family - transition density
- scale of desian
Low Intensity Low density single Residential Community Could serve as No regional Standard hierarchy of Water, sewer, drainage Buffered from CBD or Nbhd
family detached tra n sition use accessibility required access necessa ry to adequately in place or comm areas by at least one:
building farm between between medium serve development planned as part of - collector
1.8 and 3.0 d.u's per intensity residential development - publiC/inst bldg.
acre and very low intensity - dedicated open space
res, or as buffer - transition density
between low int reg - scale of design
emp., nbhd comm,
CBD and very low
intensity residential
Very Low Low density single Residential Community Never adjacent to any No reg ionai Standard hierarchy of Water, sewer, drainage Buffered from Nbhd comm
I n tensity family detached Regional I Community accessibility required access necessary to adequately in place or areas by at least one:
building form between Employment areas serve development planned as part of - collector
1.0 and 1.8 d.u's per development - publiclinst. bldg.
acre . dedicated open space
- transhion density
- scale of desiqn
Residential Estate type housing Residential Community Never adjacent to any No reg ional Standard hierarchy of No central water or sewer Never adjacent to RegfComm
Estate on lots with at least Regional I Community accessibility required access necessary to required Emp areas
one acre of land Employment areas serve development
x.04 Hei
ParkinQ:
Residential & Business Zonin Com
Sub, Ord.x, 04.01
Addn', Hei
other
x,04.02 Min. Lot Area:
wi commun, sewer & water
Less if draintile or storm sewer
wi commun sewer & water - multi famil
x.04,Q3 Min.Lot Stnds:
Front Yd,
next to S-1 & S-2
next to R-1 & R-2 & others
Side Yd
other uses
next to S-1, S-2, R-1 & R-2
next to others
Next to Res. / Res.Block
A .SideYd-dwell
other
Next to Res, / Res. Block
Rear Yd Dwell
Other
next to S-1, S-2, R-1 & R-2
next to others
Next to Res. / Res. Block
Lot Width Dwell
Other
Lot Covera e
other
Min. Gnd. FI. Area
1-st
2-s
other
Busines Use
Office Use
Landscapin~: