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Home My WebLink AboutDept Report 11-29-07 CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEEE DEPARTMENT REPORT November 29, 2007 6. Qocket N.o. 07070003:Z: 146th & Gray Rezone (146th St Office Complex) the applicant seeks approval to rezone 11.6 acres from S-llResidence to B-IfBusiness for an office/retaiL development. The site is located at the southeast corner of 146r.h Sl. and Gray Rd. FiLed by Kelli Lawrence of Hearthview Resident.ial, LLC. 7. DockeeNo. 07:0,':m004:PP: 146thStOffice Complex The applicant seeks primary plat approval for S lots on 11.6.acres. The site is located at the southeast corner of l46th St. and Gray Rd. and is zoned S- llResidence, pending a B-lI Business rezone. Filed by KelLi Lawrence of Hearthview Residential, LLC The petitioner seeks rezone and primary plat approval for 5 single story professional officelretail buildings (5 commercial lots) on I L.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 retaillcommercial 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 l46th Street corridor. The petitioner will have to demonstrate how this development complies with the Comprehensive Plan. If approved, each building will corne back before the PLan Commission for Development Plan Amendment and ADLS review/approvaL of architecture, lighting, landscaping, sign age, etc. Please see the petitioner's information packet for full detaiLs. At the Sept. 18 Plan Conunission 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 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. · A woodlands anaLysis is needed; it looks like you are cutting into the woods. D Use perrneablepavers · Provide the commission with renderings of what it would look like approaching the site. · TratIic study results need to be delivered to the commission. · This is 'spot zoning'. · 146th street traffic and congestion · Curb cut and left turn is a concern. · Needs more evergreen trees to screen during the winter. a Sight vision clearance and topography (hilly) is a concern. · Property values. · Child safety/drowning near ponds. Perhaps do an underground retention area. · Request for a perimeter iron fence. m Lights shining in bedrooms at night; quality of Life issue. D This is a drastic change from S-1 to B-1. · Policing & enforcement of commitments is a concern. DOCS concems/comments: L 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 revises access to the site. However, the Engineering Dept still needs a response to T ACcomments and has not been provided with a formal resubrnittal of revisions. DOE requests these items be kept at committee level. 3. The Hamilton County Highway Dept bas jurisdiction over 146th Street right of way. The petitioner should provide the approval status of the 146th Street curb cut. 4. Provide DOCS a copy of the traffic study results. 5. DOCS review letter; a few outstanding issues have not been addressed: II Adding the docket no. to the plat. e Showing/labeling the half road rights of way · Provide an amended landscape plan showing greater butTer yard plantings, per chapter 26.04. · Show/label the front, side, and rear building setbacks on each lot. II Provide a subdivider agreementform. II Label the Bite 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. Permitted uses listed could possibly be a drive thru coffee shop, tax filing, 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 lntensity 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: II Neighborhood commercial centers EI Parks or playgrounds " Schools " Bicycle and/or pedestrian trails o Police, fire, and public safety 8. Please refer to attached Figure L Carmet Clay Township Proposed Growth Policies, Residential/Community Areas from the Comprehensive Plan, Section 5: Growth Policies Plan. 9. A comparison ofthe 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 Gnal vote. The Department of Community Services recommends the committee briefly discuss and then continue this item to the January 8, 2008 committee meeting for further review and to allow the petitioner time to address all issues/concerns. Figure I 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. Residen~al Community Site could be within Site is at intersection Site has direct access to Water, sewer, drainage Buffered from adjacent res. Commercial Center is 1 OOk sq. ft. or Regional/Community residential oomm of Principal Arterial or reg access without any adquately in place or devel by all of the following: max on1 0 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 afadj properties, adi. prop is mandatory loadinq High Intensity Greater !han 5 d.u.s Residential Community Cm ld serve as a Site is adjacentta at Access to site directly Water, sewer, drainage Buffered from any Reg/Comm per acre. Typically of or RegionallCommllnity 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 family building form. Emp Area and Parkway development - publicA nsl. bldg. medium or low - dedicated ope~ space intensity residential - transition density areas - scale of desi(j~ Medium Intensity Moderately dense Residential Community Could serve as Site is adjacent to at Access to site directly Water, sewer, drainage Buffered from lower inte~sity single family detached \ransiton use between least a Collector road. form regional access adquately in place or Reg/Comm areas by at least building fonn between low density planned as part of one: 3 and 5d.u.s per acre commlCBD/nbhd development - collector comm uses and low - publidinst. bldg. or very low den sity - dedicated open space single family - transition density - scale of design Law Inte~sity Low density single Residential Community Could serve as No regi anal Standard hierarchy of Water, sewer, drainage Buffered from CBO or Nbhd family detached transition use accessibility required access necessary to adequately in place or comm areas by af 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~nst. bldg. acre and very low intensity - dedicated open space res. or as buffer - transition density between low int reg - scale of design emp.. nbhd GDmm, CBD and very low intensity residential Very Low Low density single Residential Community Never adjacent to any No regi anal Standard hierarchy of Water, sewer, drainage Buffered from Nbhd comm Intensity family detached Regional/ Community accessibility required access necessary to adequately in place or areas by at least one: bu ilding form between Employment areas serve development planned as part of - collector 1.0 and 1.8 d.u's per development - publicflr1st. bldg. acre - dedicated open space - transi~on density - scale of desian Residential Estate lype housing Residential Community Never adjacent to any No regional Standard 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 Employment areas serve development Residential & Business Zonina Comparisons for 146th & Grav Rezone I 5-1 I B-1 x.01.Q2 Open 5 Jace(8ee 8ubdiv. Ord.Ch.7\ qross site acreaae 8ub.Ord.x.04.01 q lot w/in 1000' of open space Sub.Ord.x.01 Density x.04 Heiaht & Area Recuireinents: {Also 8ee Ch.26 )(.04.01 Max HeiQht: x.04.02 _, .:.,';,":~JS%.:,:'" ...':> ";'.., .. k:>'\>',ves.~".;L -." ." ,~;,<'" .' ....... .~.'.\...'1:.u..n-l.tl'A'c..1i,...i.;,. . c. .' ,.'.""'>" '." ~ "'-;C:1:'~~..oj!-:"'; ',.. ..,'__. ,:' ~"":::":,,,-, ,-~ .C-';','-n':~. "',' ," ':."" ~-:-'-; .... ,,-' Addn'l Heiaht Yara'8fT2dtAfea'Reos\; -~:". ,':{'"..', .: .. .:":> ~'135:~'o;'.,~~-. .:'-';:'-.}'~"..45''-:". . other b:.j:",. ::r~':, "'::,,:' .' ':':: ~<;i~\, . -. Min. lot Area:" .,,~::,~"";:,,~;:--;:' " ,,::,.~;/: wI commun.sewer & water . ',.,.:15,OOO~sf::;':'7.;DOO::sf., Less if draintile or storm sewer .. .." -oF' .... ; :"..S,OOp'sf wi commun. sewer & water multi familv ;<.. :,-/;'<" w.:, - .', . . , Min.Lot Stnds: .~.".,.".;;.';' r},',' . ". ,,' '.. Front Yd. ::40'; - ,'. <;':"'::1S'-\ ,. next to 8-1 &8-2 .;;"......".~;-'....>,-.'...'" ," 'c", -'_,. next to R-1 & R-2 & others .. ':_", ;:.... "',' I.,:" . ,. "c. ,10~' '. .S.:.' tesidl' .. '. ::..'......-O!(blJS':(ii1Iv)~. .'--' ,",; -. ".'" ':.. '. .. ,._-,:~"-,.-:--,.. 1.:& ,_ ..",~. '~:,.~'" '.~,'.:- -' " . ., "c. : ',>: '-",-~' .' . ..'~ .'5'.. '. . <:: ".j"~ 3Q"', .. :c;10"~ resid) -~.;' ~50""~' """'. .....0: '. .r .~,~ ' '. ...'to',.. I,i~~~~' '.20'-"':;::",:'20": resid). .- :,,+5.::/ ,: .: :,:.15: dtheh ~ "-." . ,. .. .. >, Side Yd x.04.03 other uses next to 8-1, 8-2, R-1 & R-2 next to others Next to Res. I Res.Block Agg.8ideYd-dwella other Next to Res. I Res.Block Rear Yd Dwell a Other next 108-1,8-2, R-1 & R-2 next to others Next to Res. I Res.Black Lot Width Dwella Other Lot Coveraqe . .~ ParkinQ: other IMin. Gnd, FI. Area 1-stv 2-stv other I Busines Use .....:-120~,_ ",c-'SO' 20.o'::'.~.A,; .. :,~-. >, "35'%.':~ .' :35%(J.,2Fam) .. ._ "', Y:".AO%(rnultiFam), ..... I.. 90%'" ,.'. .:., -....'.... ....- .' \,:cl,OOO sf. lOOsf-JSFDJ :.eoo~sr .1. '600st (Ufam) .....-...: ,.c, .', -- .900 sf " _. '~._- "\.; ,0'; -t., :,,;':"" '<,; '.. 2/dWellifid';'" office;!:f/250sf. "', " .. IOftice Use ',C' :. .:' -" .. : ....., landscapinQ: none I:Mfe..vards