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HomeMy WebLinkAboutDept Report 09-06-11CARMEL PLAN COMMISSION SUBDIVISION COMMITTEE DEPARTMENT REPORT SEPTEMBER 6, 2011 5. 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, 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 13- 6/13usiness and US 31 Corridor Overlay Zone on the northern portion. Please see the petitioner's 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- 6/13usiness 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. Outstanding concerns /comments 1. An update about the status of the Engineering Dept. approvals will be voiced at the meeting. 2. An update about the status of the Forestry Dept. approval will be voiced at the meeting about the tree preservation plan. 3. Planning/Zoning Department's outstanding review comments that need more discussion: A. For the northern portion of the site that is zoned B6 US 31 Overlay Zone: A 90 -ft build -to line along US 31 right of way is required. Petitioner's Response: Based on the distance of the si:e away from the US 31 R/W, the 90 ft Build -To -Line does not affect our site. 2. Ordinance Ch. 23B.10.4 requires a certain amount of tree preservation. Petitioner's Response: The areas along the perimeter of the overall site wi' 1 be the primary areas of tree preservation. Based on the site and roadway configuration, the majority of fhe trees of significant size will most likely need to be removed. B. For the southern portion of the site that is zoned OM/MU Old Meridian District, Mixed Use Subarea: 1. Ordinance Ch. 20G.04.02 all street must accommodate on street parking. Petitioner's Response: Based on our meeting with Gary Duncan and A gie Conn, on- street parking is not planned for the north/south street or Pennsylvania Way. There is still the possibility of providing future parking along Main Sheet if that is the desire of the City; 'iowever, according to the Thoroughfare Plan for a Primary Parkway, on- street parking is not permitted. This item needs further discussion. 2. There is a minimum 10 -ft setback and a maximum 20 -ft front building setback line for buildings along the street. Please show/label. (Addendum: Please shift Building 9A to the west, so it is 20 ft from the street.) Petitioner's Response: The buildings have been located relative to the proposed setback requirements and labeled. 3. Show /label the 140 -ft road right of way width along Main Street/131" St. Petitioner's Response: The proposed 60 -ft half right-o -way along Mai~: Street is based on the Meridian Main Phase 1 develop- ment as well as the St. Vincent Sports Performance project to the east. The Primary Parkway section and associated 140 -ft road right -of -way needs to be further reviewed. The future right -of -way dedication on the south side of Main Street is not within the control of this project. 5 4. Buildings must occupy at least 70% of the frontage. Petitioner's Response: the proposed buildings occupy 39.6% of the frontage along Main Street excluding the proposed right -of -way of the north/south street. This number is slightly distorted due to the eastern portion of the frontage being encumbered by the proposed detention pond which is 11.6% of the frontage and additional green space. The actual frontage attributed to parking is 32.6% parking and walks. The building configuration is based on providing views of the buildings north of Main St., rather than creating a visual barrier to comply with the 70% rule. 5. A tree preservation plan is required per ZO Ch. 20G.04.06.E. Petitioner's Response: The areas along the perimeter of the overall site will be the primary areas of tree preservation. Based on the site and roadway configuration, the majority of the trees of significant size will most likely need to be removed. 6. See the C3 Plan, pit 94 about the Old Meridian Subarea and its guide for growth. Petitioner's Response: As the sites develop, the developers will need to address these requirements for the individual buildings. Show the larger parcels that will be created from the vacated lots of the North Meridian Heights plat. Petitioner's Response: The specific parcel lines of the lots will be determined by the proposed rights -of -way; however, the internal lot lines have not yet been defined and may be subject market conditions. Recommendation: After all comments /concerns are addressed, the Dept. of Community Services (ROCS) recommends that this item be forwarded to the September 20 Plan Commission meeting with a positive recommendation. M