HomeMy WebLinkAboutDept Report 01-08-08
CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEEE
DEPARTMENT REPORT
January 8, 2008
3. Docket No. 07070003 Z: 146lh & Gray Rezone (146th St Office Complex)
The applicant seeks approval to rezone 11.6 acres from S-I/Residence to B-l/Business
for an office/retail development. The site is locatcd at the southeast corner of I 46li1 St. and
Gray Rd. Filed by Kelli Lawrence of Hearthview Residential, LLC.
4, Docket No. 07070004 PP: 146th St Office Complex
The applicant seeks primary plat approval for 5 lots on 11.6 acres. The site is located at the
southeast corner of 1 46Lh St. anel Gray Rd. and is zoned S-I/Res idence, pending a B-lI
Business rezone. Filed by Ke\li Lawrence of Hearthview Residential, LLC
The petitioner seeks rezone and primary plat approval for 5 single story professional office/retail
bui Idings (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 wi II 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 traveled 146th 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, as well as the revised copy of commitments.
At the Sept. 18 Plan Commission meeting, several issues were brought lip by the Commission ancl the
public and are listed below:
.. Not all of the open space is wooeled, especially along the east boundary of the site.
" Perhaps you could do a residential use, such as senior housing.
.. A PUD rezone may be better. Or limit the land uses.
II A woodlands analysis is needed; it looks like yOll are cutting into the woods.
II Use penTleable pavers
a Provide the commission with renderings of what it would look like approaching the site.
s TraFFic study results need to be delivered to the commission.
.. This is 'spot zoning'.
II 146th street traffic 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.
II Property values.
.. Child safety/drowning near ponds. Perhaps do an underground retention area.
II Request for a perimeter iron fence.
.. Lights shining in bedrooms at night; quality of life issue.
.. This is a drastic change from S-I to B-1.
.. Policing & enforcement of commitments is a concern.
DOCS concerns/comments:
I. The City Forester, Scott Brewer, needs rime to review the reviseellandscape plan submitted on
\2/26/07; right now the landscape plan is st; II conceptual. However, a more detailed landscape
plan will be submitted if the project ever reaches the DP/ADLS phase.
2. Engineering Dep't comments: DOE is comfortable with the revised access to the sik. However,
the Engineering Dept still needs a response to TAC comments and has not been provided with a
formal resl1bmittal of revisions. DOE requests these items be kept at committee level.
3. The Hamilton County Highway Dept has jurisdiction over 146tb Street right of way. The
petitioner should provide the approval status of the 1 46th Street curb Cllt.
4. Provide DOCS a copy of the traffic study results.
5. The Petitioner should create a list of excluded uses. Some ex.cluded uses listed could possibly be
a gas station, a drive thfll restaurant, etc. Permitted uses listed could possibly be a drive thm
coffee shop, tax filing, etc.
6. The Comprehensive Plan: The Land Use Plan Map within the Comprehensive Plan showS this
aTca of Clay Township to be considered a Low Intensity Residential/Community Area. Section 5:
Growth policies Plan (page 5-5) of the Carmel Comprehensivc Plan states:
Low intensity neighborhood areas should be served by and be accessible to:
. Neighborhood commcrcial centers
o Parks or playgrounds
o Schools
. Bicycle and/or pedestrian trails
o Police, fire, and public safety
7. Please refer to attached Figure I: Carmel Clay Township Proposed Growth policies,
Residential/Community Areas from the Comprehensive Plan, Section 5: Growth policies Plnn.
8. A comparison of the two Zoning Districts is attached below.
9. The petitioner should continue to work closely with the adjaccnt neighborhoods to address any
concerns.
10 Discussion should be had about office buildings tending to have a higher assessed value than
retail buildings, and theirgenera\ ability to hold their value.
1\. Discussion should be had about the quantity of retail in the area, and if this addition of retail
might leael to retail overbuild in the area. Discussion should also be had about the Westfield retail
development, just to the north of this site, and whether retail at the subject site would
complement the existing retail in the area.
12. Also, these questions should be considered: What impact do we anticipate this project will have
on nearby vacant land, especially the land across the street, west, in Carmel? [s that site a better
retail comer that can more easily master planned along with residential for a better integratecl
mixed use type project?
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 discllss and
then continue this item to tbeFebruary 5 committee meeting for further review and to
allow the petitioner time to address atl issues/concerns.
Figure 1
Cal'mel Clay Township Proposed Growth Policies ResidentiaUCommunity Areas
INTENSITY CHARACTER AREA ADJACENCY REGIONAL SUPPORT INFRASTRUCTURE TRANSITION TO
LEVEL DESIGNATION ACCESS CIRCULATION SUPPORT REG/COMM EM?
AREAS
Neighborhood Nbhd, scale retail. Residential Community Sile could be within Sile is at intersection Site has direct access to Water, sewer. drainage Buttered trom adjacent res,
Commercial Center is i OOk sq, tt or Regional/Community residential comm of Principal Arterial or reg access without any adquately 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
acres compatible, buffering Collector nbhds. development -landscaping 01 adj properties,
adi oroa is mandatory loadino
High Intensity Greater than 5 d,u.s 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 RegionaVCommunity transition use ieast a Secondary from regional access. adquately 'In place or Emp. areas by at least one:
a townhouse or multi- Employment Area between Reg/Comm Arterial or Secondary planned as part of . arterial or parkway
lamily building form, Emp Area and Parkway de~elopment " public/inst bldg.
medium or low - dedicated open space
intensity residential . transition density
areas . scale of desiQn
Medium Intensity Moderately dense Residential Community Could serve as Site Is adjacent to at I Access to site directly Water, sewer, drainage Bufieredfrom lower intensity
single family detached transilon use between least a Collector road, form regional access adquately in place or Reg/Comm areas by at least
building form between low den sity I planned as part of one:
3 and 5d.u,s per acre commlCBDlnbhd I development - collector
comm uses and low 1 . public/ins\. 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 Sl'~ndard hierarchy of Water, sewer, drainage Bufiered lrom CBO or Nbhd
family detached transition use accessibility required aCl'ess necessary to adequately in place or comm areas by at least one:
building form between between medium serv." 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,
CBO and very low
intensity residential
Very Low Low density singie Residential Community Never adjacent to any No regional Standard r;lerarchy of Water, sewer, drainage Buttered from Nbhd comm
Intensity family detached Regional! Community accessibHity required access n'Jcessary to adequately In place or areas by aUeas! one
building form between Employment areas serve d;;~elopment planned as part 01 - collector
i ,0 and 1.8 d,u's per deve lopm e n t . publiclinst. bldg,
acre - dedicated open space
- transition density
. scale of desiQn
Residential Estate type housing Residential Community Never adlacent to any No regional Slandard hierarchy of No central water or sewer Never adjacent to Reg/Comm
Estate on lots with at least Regional! Community accessibility required access necessary to required Emp areas
one acre of land Emplovment areas serve development
Rezone
B-1
gross site acreage 0 15%,~,,,
" - ., .-
sub.Ordx04-01 q lot w/in 1000' of open space yes -. -;c
" - - -- 0
sub.Ord.x.01 Density '.;'.- LllriiVAc '-" -
::>' '~',.' " -
x.04 Heiaht & Area ReQuirements: (Also See Ch.26 Addn'l HeiQht, Yard'& '\lot .Area Re:QsJ.
x.04.01 Max Hei~ht: 35'~:- .' d. 0 -J5'
other
x.04.02 Min. Lot Area: :-:' .'
.'
wi commun. sewer & water 15,Opc)'sf 7,000 sf
Less it draintile or storm sewer . . - 5,000 sf
wi commun. sewer & water 0 multi family -
x.04.03 Min.Lot Stnds: : .'.
Front Yd. .. 40' 15'
next to 5-1 & S-2
next to R-1 & R-2 & others
Side Yd 10' 5' (resid)
other uses O'(bus~.only)
next to S-1, 5-2, R-1 & R-2 ...
next to others -c. -c
Next to Res. I ResBlocl< 5"
Agg.5ideYd-dwellg 30' 1 a" {resid}
other . 50' . 0'
Next to Res. I Res.Block 10'
RearYd DweHg 20' 20' ,(resid)
Other 15' .' 15' (other)
next to S-1, 8-2, R-1 & R-2
next to others
Next to Res. / Res.Block -' .'
Lot Width Dwellg 120' 50'
Other , 200'
Lot Co-..erage 35%- 35% (1-2Farn)
40%(multiFam)
other -, 90%
Min. Gnd. FI. Area . . --
i-sty .1 ,000 ~f - .~.:ZQ9sfJSI::D).
2-sty .eoOisf ~,'.',~. - . - ,'-'600~f(2+fam)
other , 1,. -"'. .. 900 sf-'.
, . . .
Parking.:. Busines Use " ....
21dWelling office ~ 1/250sf-
-'. . -.",,_...
Office Use --c
-
-. .- -- "....0'. " ..
: -'.
Landscaping: none bufferyards .
'.
x.01 02 O~en sPace(5ee Subdiv Ord Ch 7)