HomeMy WebLinkAboutDept Report 04-19-11 CARMEL PLAN COMMISSION
DEPARTMENT REPORT
APRIL 19, 2011
3 -4. Docket No. 11020013 DP /ADLS: Woodland Terrace CCRC
The applicant seeks site plan design approval for a continuing care retirement community (CCRC) on
7 acres. The application also seeks the following zoning waiver request:
Docket No. 11030006 ZW: Ordinance Chapter 23.08.01.D: front building setback
The site is located at 136 Street and Pro Med Lane, and is zoned B- 6/Business, within the US
31 /Meridian Street Overlay. Filed by Charlie Frankenberger of Nelson Frankenberger, on behalf of
Justus Homes, Inc.
The applicant seeks site and design approval to construct a 4 -story tall Continuing Care Retirement Community
(CCRC) on 7.1 acres. Proposed are 185 units total 59 assisted living and 126 independent living units. Please
view the petitioner's information packet for further detail on the project.
No BZA variances are needed, thus far. However, there is a zoning waiver request to clarify the front yard building
setback, since the US 31 overlay zone requirements are slightly unclear as to what the front setback is, as it does not
specifically call out a build to line for Smokey Row Rd. The Department is in support of the zoning waiver request.
Context:
The site is located east of the intersection of Old Meridian Street and US Highway 31, at the intersection of Pro
Med Drive and Smokey Row Road (136"' Street). The site lies partially within the US Highway 31 Corridor
overlay. It is adjacent to and just west of the Kensington Place Condominiums (zoned R -4). BehaviourCorp and the
Pro Med offices are located just south and west of this site. Divas Salon and a few homes are located just north of
this site. Meadowlark Park is located southeast of this site.
History of site:
The US 31 Corridor overlay zone was established in 1980, and this site was rezoned from R- 2/Residence to B-
6 /Business in 1990. Several other recent projects have appeared before the Commission for this site, such as
Jackson Square PUD (denied by Council), Justus Office Building (approved), and Holiday Inn hotel (denied).
Staff's Outstanding Comments for the Petitioner:
1. Remember to include the Development Plan application's Findings of Fact sheet in your final info packets.
2. The Forestry Dept. has no issues with the landscape plan; all forestry comments have been satisfied.
3. The Carmel Engineering Dept. is still reviewing the plans.
4. The Hamilton County Surveyor's Office has no outstanding concerns.
5. The Hamilton Co. Highway Dept. has no comment, since this site is not in their jurisdiction.
6. All paths and sidewalks locations are acceptable.
7. Petitioner will need to submit a Replat application, in order to combine the two platted lots into one, to remove
the middle property line, and also to remove part of the non access easement (n.a.e.).
8. Provide the filled out Notice of Public Hearing page, Affidavit of notice of public hearing page, Public Notice
Sign Placement affidavit page of the application.
9. Where are the electric and gas meters located on the site, and how are they screened from view?
10. Details are needed about the 4 -ft wall and variable height retaining wall /screen wall design, color, etc.
11. We would like to revisit this item at committee level, because a variance might be required: Per the US 31
overlay ordinance, any attached or detached Accessory Building shall have on all sides the same building
proportions, architectural features, construction materials, and in general be architecturally compatible with
the Principal Building(s) with which it is associated.
Recommendation: The Dept of Community Services (DOCS) recommends that the Plan Commission sends this
item to the Wednesday, May 4 Subdivision Committee meeting for further review and discussion (since the
Special Studies Committee is still reviewing the Bridges PUD.)