HomeMy WebLinkAboutDept Report 05-17-11 CARMEL PLAN COMMISSION
DEPARTMENT REPORT
May 17, 2011
2. 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:
3. 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 St. 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, with a
skilled nursing care rehabilitation component. This land use is permitted in the B -6 zoning district, and not
excluded from the US 31 Overlay Zone. Please view the petitioner's information packet for further detail on
the project.
As proposed, no BZA variances are needed for this project. 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 call out a build to line for Smokey Row Road, specifically. The Department is in support
of this request.
The updated landscape plan and tree preservation plan have been approved by the City Forester. The petitioner has
gone above and beyond the tree preservation best management practices as well as preserving more wooded area
than is required by the US 31 Overlay regulations. Since the last committee meeting, the petitioner added several
trees /shrubs to the east side of the building, west of the 50 -ft wide tree preservation area, to add to the visual buffer.
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).
With the 1990 rezone, some of the commitments made were to keep a 50 -ft wide tree preservation area along the
east side of the site and that building heights are 50 -ft. maximum. The Zoning Ordinance defines Building Height
as: The vertical distance from the lot ground level to the highest point of the roof for a flat roof, to the deck line of a
mansard roof and to the mean height between eaves and ridges for gable, hip and gambrel roofs. (The parapet that
screens the rooftop mounted equipment is not counted towards the total building height.) Also, if this commitment
were not in place, the building height permitted would be 100 ft.
May 4 Committee meeting recap:
There was discussion about all topics brought up at the public hearing, and the petitioner also addressed all items
listed in the May 4 department report. The petitioner presented additional info about the garage design,
comparisons of grade changes and height differences, the retaining wall design, and screening of electric meters.
There was some discussion by the committee to possibly shift the building to the west, in order to help with
construction equipment not encroaching into the tree preservation area and to help with the building not `looming'
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over the Kensington neighborhood.
The committee vote was a 3 -1 favorable recommendation with the conditions to `strengthen' the tree preservation
plan best management practices (BMP's) language and plan, and to present a zoning waivers option to the plan
commission to possibly shift the building west, to even further protect the 50 -ft wide tree preservation area, but
would cause the need for several waiver requests.
Update: After reviewing the site plan for possibilities to move the building west, away from Kensington
Subdivision, the petitioner is only able to move the building between 3 to 5 feet, and that would have to be with the
plan commission's approval of several zoning waivers. In an effort to try to increase the buffer view in lieu of
moving the building, the petitioner is suggesting that they add some additional landscaping along the east side of
the building to enhance the view from Kensington, even in winter months. The landscape designer worked with the
City Forester to select plants which will grow well in a shaded area, such as this buffer area
Staff s Outstanding Comments for the Petitioner:
1. Petitioner will eventually 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.). (This will
be reviewed administratively.)
2. The Carmel Dept. of Engineering (DOE) is close to approving the plans; an update will be given at the
meeting:
a) A traffic study will not be required. DOE analysis has determined the use will generate less traffic than
the uses previously proposed for the real estate, and that further study should not be required. (The
original traffic study in 2008 accounted for a hotel with conference center and an office building, which
are considered more intense uses. Since then, there have also been improvements to the intersection of
Smokey Row Old Meridian Street.)
b) DOE has no comment related to the access from 136 Street for deliveries and for emergency access;
traffic associated with deliveries is expected to be low volume.
c) DOE is still working through the drainage approval; but the overall management plan is consistent with
the master plan of the development.
d) DOE and the petitioner have discussed compliance with the City's 20 -year Thoroughfare Plan. These
discussions are on- going.
e) DOE supports the removal of the "cul -de- bulb" on Pro -Med Lane.
f) DOE supports the location of the path on the east side of Pro -Med Lane.
g) Provided that the proposed signage at the entrance does not affect safe stopping sight distance, DOE
supports the location of the sign within the existing right -of -way. The petitioner has indicated that they
will consider pursuing vacation of the right -of -way associated with the "cul -de- bulb If such right -of-
way is vacated, the sign will not encroach in the right -of -way.
h) The Stormwater Quality plan is consistent with the previous version of this plan. DOE is still working
through approval of the proposed system.
Recommendation:
After all comments /concerns are addressed, the Dept of Community Services (DOCS) recommends that the
Commission votes to approve this item, with the condition of:
1. the Engineering Department's approval of the final construction documents, and
2. the subdivision committee's condition to `strengthen' the tree preservation plan best management practices
(BMP's) in order to maximize the project's tree preservation efforts.
Note: Findings of Fact must be submitted by the petitioner and signed by the Plan Commission president.
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