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HomeMy WebLinkAboutDept Report 10-06-09 CARMEL PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT OCTOBER 6, 2009 3 -4. Docket No. 09040007 PP Amend: D Wilkinson's Addition, Lots 13 -15 (Rangeline Commercial) The applicant seeks primary plat amendment approval to create 5 lots from 3 and also seeks the following waiver: Docket No. 09040008 SW SCO 6.05.01 lot with 50 -ft The site is located at 411,421,431 N Rangeline Rd. It is zoned B-5/Business within the Historic Rangeline Subarea of the OldTown Overlay. Filed by Steve Schutz of I.E. Investments, LLC. The applicant seeks to replat 3 existing lots into 5 lots. These lots are located within the Historic Rangeline Sub- area of the OldTown Overlay. Three of the structures were considered Contributing Buildings. The subdivision waiver sought will allow the lot widths of the new lots to be less than 50-ft wide; the Subdivision Control Ordinance requires lot widths of 50 -ft or greater, at the road right of way. This reduction makes sense, since the lots in OldTown are mostly small, 60 -ft wide or less. The historic Peele House will relocate from its original location on West Main Street to the southeast portion of this site. The petitioner proposes first floor office /commercial uses with residential uses onthe second floors. Please refer to the informational packet for further detail. Per OldTown Overlay regulations, DOCS will administratively review /approve the Site Plan Design Review (SDR) application for this project, which includes review of the building architecture, site design, landscaping, lighting, signage, etc. The petitioner received variance approvals (with commitments) from the Board of Zoning Appeals (BZA), at the August 24 meeting, for lot width reductions down to 45 -feet and for lot coverage increases to 60% for residential and 80% for commercial uses. The commitments are: that the alley will remain open and improved, that walkways on Range Line Rd. and 4 St. are part of project, and that porous pavement will be utilized. While the Department, overall, is in support of the request, which will help preserve some buildings within Old Town at a new location, there are some concerns with the site design. In particular, the north /south alley is proposed to be closed by a curb partway up its length. Closing the alley, even in part, would make future through access difficult, as well as limiting ingress /egress options on the site and adjacent sites. The alley should be left open and improved. Additionally, access to the house proposed at the southeast corner would also be from this alley. Access to the house and to the rest of the site would be divided by what is essentially a large parking island. The island should be enlarged and moved to the north to both preserve an existing large tree, and provide greater separation between the two access points. This would also ease access to both sites; access to the main site currently is awkward and could be difficult for large vehicles to navigate. July 21 Plan Commission meeting comments /questions/requests: Many remonstrators voiced concerns about increasing the number of lots on this site, placing larger buildings on smaller lots, preserving the historic character of Old Town, and the Peele House relocation and placement of it on a similar sized lot. The Commission requested a copy of the written correspondence between the Planning Director the petitioner regarding the teardown of the contributing buildings, a copy of the current site layout, and a copy of the current landscape plan. August 12 Committee meeting comments /concerns: The lot widths (current and proposed) and distances between buildings were discussed. The petitioner's ultimate goal is to relocate historical houses to this site. One potential house to re- locate is currently located at 241 W. Main Street. Some discussion about the Peele House and how it was re- located to this site. Suggestions about adding T- or L- shaped floor plans of buildings and varying the mass of each building. The petitioner is moving in the right direction. Sept. 1 Committee meeting comments /concems: o Much discussion about re- locating contributing buildings to this site. o Overall the project is a good idea, especially with saving historical houses. o The committee likes where this is headed, but it still needs some work. Staff comments /concems: 1. Five foot wide sidewalks are required per the Ordinance. The proposed sidewalk along 4 Street NE is only 4 -ft wide. 2. DOCS needs additional details for a complete SDR application: the proposed building architecture, dumpster location and screening, light fixtures, signage plan, detailed landscape plan, bike parking location and details, etc. 3. The Hamilton County Surveyor's Office has no issues with this project. 4. The Hamilton County Highway Dept has no comment, since this is not in their jurisdiction. 5. The Dept of Engineering (DOE) has many issues with the primary plat amendment plans and feels the plans are not sufficient. Drainage, storm water detention, sidewalks, alley improvements, dedicating road ROW, and traffic flow are just a few of the concems. DOE would like all issues resolved before the Secondary Plat phase. 6. The Forestry Dept has recently requested some changes to the landscape plan, such as tree protection fencing, adding more shade trees, and preserving an additional existing tree. A revised landscape plan should be submitted soon, however, the Forestry Dept is okay with making final landscape plan approval apart of the secondary plat application approval or the SDR application approval. 7. The Plan Commission Rules of Procedure Article XI, Section 3.B states: "...In addition, pursuant to IC36 -7- 4-402(d), the Commission hereby designates and empowers the Subdivision Committee to review, and approve or disapprove, all Primary Plat Amendment petitions that are filed with and docketed by DOCS." 8. At the Sept. 15 Plan Commission meeting, the Commission voted 9 -1 to grant the Subdivision Committeethe final voting authority on the subdivision waiver. The Dept of C ommunity Services (DOCS) recommends that the committee votes on these items this esening. (If the committee votes to approve the plan, the Dep't suggests adding the following condition: resolution of all Engineering Dept's concems prior to submittal of the Secondary Plat application.)