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HomeMy WebLinkAboutDept Report 10-18-11CARMEL PLAN COMMISSION DEPARTMENT REPORT OCTOBER 18, 2011 9. Docket No. 11060014 DP: Meridian Main II. The applicant seeks development plan approval for commercial and office uses on 26.8 acres. The site is located at 1304 W. Main St., and is zoned a mix of OM /MU Old Meridian Mixed Use on the southern portion and B -6 /Business and US 31 Corridor Overlay Zone on the northern portion. Filed by Jamie Browning for Meridian Heights Associates, LLC. The applicant seeks development plan approval for phase 2 of the Meridian Main development, for commercial and office uses on 26.8 acres. (The ADLS application/review of the building architecture, signage, lighting, landscaping, etc. will be submitted at a later date.) The site is zoned a mix of OM /MU Old Meridian District Mixed Use on the southern portion and B -6 /Business and US 31 Corridor Overlay Zone on the northern portion. Please see the petitioner's revised informational packet for more detail. This area was a residential neighborhood a few years ago. The neighborhood was rezoned to OM/MU Old Meridian Mixed Use on the southern portion and B-6/Business and US 31 Corridor Overlay Zone on the northern portion. The residential plat with the lots and streets were vacated, and most of the homes were demolished. There are about 6 -7 occupied homes left at the northwest corner of the site. The tree preservation requirements will be met. In the US 31 Overlay (Chapter 23B.10.04), sites with existing trees or stands of trees should make reasonable efforts to protect and incorporate them into the overall site design. The Landscape Plan must preserve not less than seventy percent (70 of all trees that are: A. nine -inch (9 DBH (diameter at breast height) or larger, and B. located within the Greenbelt, Planting Strips, and perimeter buffering. Also, the Old Meridian District tree preservation requirements are: Sites with existing trees or stands of trees shall protect and incorporate them into the overall site design. The landscape plan must preserve not less than fifty percent (50 of all trees that are: (1) Six -inch (6 DBH or larger, and (2) located within the required yard/setback areas. Oct. 4 Committee meeting recap Discussion was had about the project, the outstanding staff comments, and changes since the public hearing. Additional topics were brought up about keeping geese out of the retention pond areas, and the path/sidewalks requirements and if they are being met (as it relates to street cross sections). The Committee voted 5 -0, to send this item to the Commission with a favorable recommendation and with the condition of adjusting the road right of way cross- section to include an 8 -ft wide path on one side of the street. Outstanding concerns /comments 1. The Engineering Dept. is satisfied with the development plan proposal, knowing that additional review will be required when each ADLS application comes through. 2. The Forestry Dept. is satisfied with the landscape plan and tree preservation plan, understanding that the final details /plant species of that plan would get worked out with the ADLS application phases. 3. Planning/Zoning Department's comments: a. Zoning Ordinance Chapter 20G.04.02 all streets must accommodate on street parking (in the Old Meridian District). According to the Engineering Dept, on- street parking is not planned for the north/south street or Pennsylvania Way. The Thoroughfare Plan shows this street being a Primary 2 Parkway, where on- street parking is not permitted. The petitioner will pursue a variance from the BZA to not have on- street parking. b. There is a minimum 10 -ft setback and a maximum 20 -ft setback line for buildings along the street (in the Old Meridian District) The petitioner will pursue a variance approval from the BZA to have building 9A be set back further than the 20 -ft maximum. C. Zoning; Ordinance Chapter 2.09 requires compliance with the Comprehensive Plan Thoroughfare Plan Mau: The petitioner needs to continue to work with the City Engineering Dept. to get the adequate street section required and/or contribute monies to the City's Non Reverting Thoroughfare Fund. Recommendation: After all comments /concerns are addressed, the Dept. of Community Services (DOCS) recommends that the Plan Commission approves this item with the condition of the petitioner continuing to work with the City Engineering Dept. to get the adequate street section required and /or contribute monies to the City's Non Reverting Thoroughfare Fund.