HomeMy WebLinkAboutDept Report 03-29-11 CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
March 29, 2011
1. Docket No. 11020015 ADLS Amend: Indiana Baseball Academy Signage
The applicant seeks approval to install a wall sign to a new tenant space within an existing building. The
site is located at 9760 Mayflower Park Dr. and is zoned I -1 /Industrial. Filed by Robert Scherer of The
Sign Group, Inc. on behalf of Indiana Baseball Academy.
The applicant seeks approval to install a new wall on the east building elevation. It will be a non illuminated,
89.85 sq. ft. sign. It will read "Indiana Baseball Academy" and also have a small logo, about 13 sq ft in size,
which is 14% of the overall sign area. Please see your packets for more information.
Recommendation: After all comments /concerns are addressed, the Dept of Community Services (DOCS)
recommends that the Committee votes to approve this item.
CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
March 29, 2011
2. 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 information packet
for further detail on the PUD text, conceptual site plan, and conceptual character imagery.
Feb. 15 Public hearing recap: Many people from the public voiced both positive and negative comments about the
project. Positive comments included that it would fulfill a need for amenities and convenient shopping dining in this
area, support the Meridian St. Corridor, be good quality architecture and design, and more. Negative comments included
the current office vacancy rate, traffic issues in the area, property values, residential feel of area being taken away, and
more The Commission sent this item to the Mar. 1 Special Studies Committee and recommended that this first meeting be
devoted entirely to the topic of Traffic.
March 1 Committee meeting recap: the topic discussed was Traffic Impact Analysis Study. Regardless of what is
developed on this site, road /roundabout improvements will have to be made by the City to alleviate the current traffic
congestion on the roads surrounding the site. The City Engineering Dept. is still reviewing the Traffic Study documents
and is still having discussions with the petitioner about what road/roundabout improvements would be needed /required by
the petitioner.
C3 Plan Guidance: The Carmel Clay Comprehensive Plan "the C3 Plan adopted in May 2009, marks this site as an
area for special study. To this date, no official C3 Plan special study of this specific site has been conducted or adopted;
however, there are several studies of the US 31 Corridor and the Illinois Street Corridor that lend themselves to helping
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guide development on this site. Also, the C3 Plan provides for a number of policy objectives which, in this instance, do
not offer concrete guidance, but they do help:
1. The C3 Plan does provide a matrix showing land classification compatibility, showing Best Fit and Conditional Fit
(see pg. 3).
2. The C3Plan also provides an objective to be sensitive to connectivity and transition between adjacent areas.
3. While another objective is to promote mixed use, compact development in areas suitable for commercial
development, the C3 Plan objectives also stress that we must protect residential areas from unsuitable commercial
development.
4. Another objective is to encourage diversity in housing types.
5. The C3 Plan also suggests that we must continue to build upon the economic benefits of the US. 31 corridor by
further maximizing its development potential by encouraging new buildings to be constructed at maximum building
heights and encourage parking areas to be structured.
6. The C3 Plan also suggests that every trip to the store should not be a mandatory drive in the car. Residents should be
able to access daily goods by walking or bicycling.
7. The C3Plan lists high quality and well designed landscaping as an objective, along with requiring parking to be on
the rear and side of a property, and to utilize `green' building and low impact development.
All of these aspects should be considered when reviewing this rezone petition.
Context of the Subject Site:
1. Clarian North Hospital Planned Unit Development PUD (north of site) (employment node, urban residential, attached
residential, and neighborhood support center, neighborhood service node)
2. Fidelity Plaza office complex (east of site) (employment node)
3.' Proposed Mormon Temple/Meetinghouse future suburban residential homes (west of site) (proposed institutional
node and suburban residential)
4. Residential neighborhoods (south, southwest, southeast, and northwest of site):
a) Williams Mill, zoned S -2, 47 lots on 20 acres density of 2.35 unites /acre (suburban residential)
b) Spring Mill Place, zoned S -2, 51 Tots on 50.6 acres density of 1 unit/acre (low intensity residential)
c) Meridian Suburban, zoned S -2, 57 lots on 26.2 acres density of 2.17 units /acre (suburban residential)
d) Estate land zoned S -2, on average 5 -10 acre parcels. (estate residential)
Transition (height, setback, land use, buffers):
Heights:
Single family detached homes to the south and west of the site are 1 -2 stories tall.
Office buildings east of the site are 6 stories tall, and additional buildings could be 150 -ft tall.
IU Health/Clarian North hospital is 6 -7 stories tall, and could be a maximum of 9 stories or 150 ft. and potential
additional buildings on the Clarian North site, along Springmill Rd., north of 116 St can be a maximum 40 -ft.
Proposed Mormon meeting house and temple west of the site is proposed to be 35 -ft tall, with 120 -ft tall spire.
The Bridges PUD proposes maximum building heights of 3 stories or 38 feet, when adjacent to Springmill Rd. or
111 th St.
Setbacks:
US 31 Overlay for this area calls for build to lines of 90 -ft from US 31, and along 116 Street the underlying zoning
dominates, where the building setbacks are: B6 60 -ft and S2 =35 -ft.
Clarian North PUD calls for building setbacks of: 200 -ft from US 31 116 St for hospital, 20 -ft from Illinois St;
15 -ft side yard. Area 2A (near Springmill 116 15 -ft front yard 30 -ft max. Area 2B, near Springmill Rd.&
116 St.: 15 -30 -ft front yard.
S -2 /Residence zoning calls for building setbacks of: 35 -ft front, 10 -ft side, 20 -ft rear.
The Bridges PUD proposes a minimum 50 -ft building setback from Springmill Rd. or 111 St. within the Office
Residential Use Block, closest to the Williams Mill Spring Mill Place neighborhoods.
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x 4, a xe a ema .1s
Adjacent Land Uses Appropriate Land Uses:
�I,
414 x ^`z.x' r?Lt r sy e i s u A
Clarian North PUD the land uses permitted west of t on Er l a
t h K VA r� R r i :y `h �i g l r Pty f: r 5
Illinois St. east •of S rin m ill Rd an d nort o f 1 16 St., d k 7 ,i
p g T ,9 rnaln Z 7ne�i R'"� u
a k� x�zg' °f x� fs x k; 'i a d.�'� F i:, y 'i
known as areas 2 -A and 2 -B (see concept plan to the x, \pt�rox 1 J i i d d t
6 4 w j •v i. i,, a,, i i s d e a
right) are: F ..�,"p"sFa"�.t=a.t,t 4 t p a �?'�R
}ffi- N kMS.� v
�f 75V +p
2-A: Single family dwellings, two -famil dwellings =tom t t
multifamily townhomes, home occupations, or an a'y{ S
assisted living facility t
2 -B: Single family dwellings, stwo -famil dwellin s r 4 4 I 'fig
g Y g Y g v i:,l. ga ,g a
multifamily townhomes, assisted living facilit Chil f i ,,,t
Care center, day. nursery, medical office buildings, t t g M 1� t g..,:::1,04.$ A
a #ui 'i� #�v c �s I fit �a
offices, general service (limited to ground floor or l 3
basement), retail limited, food. services. (Here is a v t� Y iii
�i� g
website link to the Clarian North PUD ordinance Z 409- ,i
03: �j s csr a
http /cocdocs.ci. Carmel. in. us /Weblink/0 /doc /202192/Pel:aspx) +n k i yy
a �s 6 �`yF iZ(
S -2 Zoning: The S -2 /Residence zoning classification t d :::::--1:4.1;t4.,-:-...1; `Al,,
di rtF 'E 13 t:1 r. +t, 'SB.'i
permits Single Family dwellings and a Public Serviced re
t a���� c,,, t�
i 3 Ty t 4 a i r fi i i 1't '5
Facili Special Uses uses looked u on fayorabl and €a. xi;
with BZA approval) would be; Clinic or Medical Health w i 4 i 1x
i� 1?� m �11�.., j— 's n y 4 s..�1` c J i .++�t
'W t z� $if S y F tec4 0. S �k Pil Al
Center, Place of Worship, ibra Water Management j 4 �s
p ry, g n bra, v r� 4 Y if :li ,t' t 3,,,,, t r
Facility, College /School, Borrow Pit/Mineral t S 4 n 414
a .t iS r Extrac tion Greenhouse, Raising/Breeding ofNon- farm ��t f
animals, Recreational Facilities, Lake, Cemetery, and i� i`
Tower. 3tt' ,e a M:
The C3 Plan: The Comprehensive Plan contains a chart showing the best'fit and conditional fit land uses. "Best Fit"
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'I=
rm ii 0
c 8 a .a
4 p u m
c a n i a a 4 a ,v g .A' e
giat471:"22a 6s
t' g E
Parks and Recreation B ems t /8 2 �1 BA1 i 7* B;''111 84 8 g,�x Bp t �k
Estate Residential B 3d4 1 k,s 0 1 4 c
taw Intensity Suburban Reside B ¢'e s14;; V C' u. C
Suburban Residential ;'''''I'3 88' C C Bit re it
Urban Residential ;F: C t B E C c ''..-7:1;--„;,- c C C
Attached Re %B C 8 1t' B c e<4j 8 E C C- B c, C S'
Neighborhood Support Center F, c 4 8 ,A 8 113 s
Neighborhood Service Node B «;s ='C B; g k8
f B. :6 �iE 1C 4 i'
institutional Node B C C C� ,e!: i' g Ary $''x t,",,,..,'
,B i4 6 8 w 8 x x B3
Community Vitality Node C a G °B a 0 B.» 6
B a r B fig B
Employment Node ''''''134`: C Z-,,-,y i r+
4 8 g' i C Ct
Regional Vitality Node ;B i C C ;s,; B s a L c
Core Support
8 C B C iii ;tC 1; C i It u; 8 B t
Secondary Core. 4:`.01g:, C: 0 B ;s s/ qr 4 8 1 i
Primary Core `'C 3/ 8 *flit ki.a#:
A
a I Best Fit
[43.6t1 Conditional At
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are classifications that are most suited for adjacency. "Conditional Fit" indicates land•classifications that are suitable
for adjacency if the building orientation, transitions, and architecture are implemented with sensitivity to the context.
The third category are those adjacent land classifications shown as blank, neither C or B, which represent
classifications:that are not typically appropriate adjacent to the subject classification and shown as a blank box. (The
neighborhoods surrounding the ,Bridges PUD site could be considered Suburban Residential or Residential.)
2020 Vision Plan: (prior comprehensive plan, where portions of the land use map still apply todayy in the southwest
Clay area). per the 2020 Vision Plan, low intensity'neighborhood areas could serve as a transition use between
medium intensity residential and very low, intensity residential, or as a buffer between low intensity regional
employment areas, neighborhood commercial, central business districts and very low intensity residential.
Buffering/Landscaping:
The Bridges PUD spells out specific, bufferyards which meet will meet the Bufferyard Regulations of the Zoning
Ordinance: Chapter 26.04.
Zoning•Ordinance, Bufferyards: The Zoning Ordinance Chapter 26 addresses perimeter buffering to require
planting areas and bufferyards between and surrounding land uses. Those regulations are summed up in the table
below:
TABLEFOR BUFFERYARD D ETERMLNATION 5
0, a An 2 7i
O. r* EX Co f! p v �D 2i0M
g c, c ma 0 m "'i› if, g 2. ma p
r V 23< g k al 6m1 r g m
3 k M Om 1 0 N Wr �Z
F Z
SINGLE FAMILY B C C D 0 D. D D C D D. 0
DEVELOPMENT
DUPLEX C A C B B' C C D B D D 0
DEVELOPMENT
MULTI -FAMILY C C B B B C C D C D 0 D
DEVELOPMENT
ACTIVE 0 B B A C C C C B 0 0 D
RECREATION
INSTITUTIONAL D 8 B C A A C C B D D 0
OFFICE; RETAIL D C C C A A C D B 0 0 0
WAREHOUSE; D C C C C' C A B B D D D
LT. INDUSTRY
lIVY.INDUSTRY D D 0 C C D B B B D 0 0
Bufferyard Design Standards in the table below are stated in terms of minimum width and
number of plants required per one hm dred'liiiear foot increment=
BUFFERYARD MI:•IMUM YARD WIDTH SHADE TREES ORNAMENTAL TREES SHRUBS*
FRONT SIDE REAR
A 5' 10' 3 2 9
B 5' 10' 3 3 15
C 10' 20' 3 4 21
D 15' 25' 5, 5 27
*Evergreen trees may substitute in lieu of shrubbery, on a 1.3 basis (1 conifer equals three shrubs)
C3 Plan, Objective 2.2: Promote a high quality employment corridor along U.S. 31 and I 465: and utilize zoning
overlays, parks, and parkways to help buffer strong residential areas. The C3 Plan stresses buffering adjacent
residential uses from retail centers. Buffering can be anything from plantings to a wall to just distance between
buildings. It can even be a transition of land uses.
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C3 Plan, Street Features: This section conveys the primary design standards that make each street classification
unique. The standards include: right -of -way, maximum number of lanes, minimum lane width, curbs, sidewalks and
paths, on- street parking, street trees, and buffer plantings. Certain Street classifications (as shown on the
Thoroughfare Plan Map) shall be buffered from properties with plantings, berms or walls, that front on them.
Springmill Rd. is considered a Collector Street, 116 St. is considered a Primary Arterial, and Illinois St. is considered
a Secondary Parkway.
C3 Plan, US 31 Corridor Buffering: The Comp Plan stresses respecting transitions to adjacent neighborhoods and
require appropriate buffering. One US 31 Corridor strategy listed is to extend Illinois Street from 106th to 11 lth
2Story Home 3 Story Building 10 Story Building 8 Story Building
Maximum Height When adjacent to Commercial
60' Maximum Between
106th Street and 711 [h Scree[
OK} Max
ii 1�: lmumHeightWhena )acenttoResdentlal 1 D
jOne hafldistance between
Spdng Mill Road r minds St. U.S. 31 and Illinois St RO W-s U.S 31
Half distan b etweep S
s RO.W (100) {'�L.� ROW O uar d ist a nce b etween :RAW (270)
W. two street ROWS
i
s Land U.531ROWS,
Street. As U.S. 31 is upgraded, Illinois Street will be necessary to provide north /south access to the employment
corridor on the west side of U.S. 31, as well as reduce traffic on Springmill Rd. Illinois Street also helps establish the
transition from intense office corridor to low density residential areas to the west. This diagram above suggests a scale
down of building height to the residential areas to the south and west, between 106 111 Streets, but can be used
as a guide for this rezone.
Staffs outstanding comments:
Currently, the petitioner meets 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 are 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.
The Dept. is still working through a few of these comments and is waiting to receive the red line copy of the amended
PUD text revised concept plan, which will show the revisions after the petitioner collects comments from the public
during the public hearing and from the Plan Commission members. The Department understands that a red line copy of
the PUD ordinance text will be ready for review within 4 -6 weeks.
Recommendation:
The Dept of Community Services (DOCS) recommends that the Committee reviews this rezone and then continues it to
the Tuesday, April 12 Special Meeting of the Special Studies Committee meeting for further review and discussion.
Note: the entire C3 Plan (Carmel Clay Comprehensive Plan) can be viewed online at:
www.ci.carmel.in.us /services /DOCS /DOCSCompPlan.htm
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