HomeMy WebLinkAboutDept Report 05-17-11 CARMEL PLAN COMMISSION
DEPARTMENT REPORT
May 17, 2011
4. Docket No. 10120008 Z: The Bridges PUD.
The applicant seeks approval to rezone 63.7 acres from S -2 /Residence to PUD /Planned Unit
Development. The site is located at 11405 Spring Mill Rd., at the southeast corner of 116 St.
and Spring Mill Rd. Filed by Charlie Frankenberger of Nelson Frankenberger, on behalf of
G. B. Developers II, LLC.
The applicant seeks approval to rezone 63.7 acres from S -2 /Residence to PUD /Planned Unit Development. North of
the site is the Clarian North hospital development, east of the site are office buildings, south /southwest of the site
are single family dwellings, and west of the site is proposed to be a church. The US 31 Corridor Overlay Zone's
west boundary is that of future Illinois St. The proposed development is broken into three blocks: the commercial
amenity use block, the office and residential use block, and the corporate office use block. Please view the
petitioner's latest information packet for further detail on the redline version of the PUD text, conceptual
site plan, and conceptual character imagery.
The final PUD ordinance redline copy before you is the result of much discussion (across months of several
committee meetings) among the petitioners, committee members, and the public. Numerous committee meetings
brought about a version of the PUD that reflects the comments and concerns of members of the public, the Plan
Commission, and the Dept of Community Services (DOCS).
Staff's Comments:
During the past few months, the petitioner actively met with the Forestry Dept., Engineering Dept, and Planning
Dept. staff, weekly, to address review comments, the PUD text, and the conceptual site plan. Topics discussed were
land uses, traffic flow, road improvements, pedestrian and bicycle accessibility, site plan layout, screening of
parking, landscaping and buffering, building architecture, lighting, signage, and much more.
Although the project's concept plan is not quite consistent with the Department's goals for a more human scaled,
walkable, and mixed use design, the project will contribute to the City and US 31 Corporate Corridor in a number
of ways:
The project represents a significant investment that supports our City's economic development goals;
It will provide for jobs and retail services for both the US 31 Corporate Corridor residents in the area,
and will provide housing for residents who will live and /or work in the area;
It will facilitate a number of major transportation /road improvements needed in this area, including the
construction of Illinois Street; and,
The buildings and landscape will be of higher quality and attractively designed, setting it apart from other
suburban commercial projects.
The result is a net positive improvement for our City, that is worthy of our support.
Recommendation:
The Dept of Community Services (DOCS) recommends that the Commission votes to send this item to City
Council with a favorable recommendation.