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HomeMy WebLinkAboutDept Report 07-21-09 r` CARMEL PLAN COMMISSION DEPARTMENT REPORT JULY 21, 2009 3 -4H. 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 Old Town 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 Old Town 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 Iot widths of 50 -ft or greater, at the road right of way. This reduction makes sense, since the lots in Old Town 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. Please refer to the informational packet for further detail. A PDF file of the site plan was emailed to Plan Commission members on May 8. 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 will also request variances from the Board of Zoning Appeals (BZA), at the July 27 meeting, for lot width reductions down to 45 -feet and for lot coverage increases to 60% for residential and 80% for commercial uses. 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. Staff comments /concerns: 1. The Hamilton County Surveyor's Office has no major issues with this project. 2. The Hamilton County Highway Dept has no comment, since this is not in their jurisdiction. 3. The Dept of Engineering (DOE) has many issues with the primary plat amendment plans. Drainage, storm water detention, sidewalks, alley improvements, and traffic flow are just a few of the concerns. 4. 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. 5. DOCS needs additional details for a complete SDR application: the proposed building architecture, dumpster location and screening, light fixtures, signage plan, bike parking location and details, etc. The Dept of Community Services (DOCS) recommends that this item be sent to the August 4 Special Studies Committee meeting for further review and discussion.