HomeMy WebLinkAboutDept Report 6-27-12 CARMEL PLAN COMMISSION I SPECIAL STUDIES COMMITTEE
JUNE 27, 2012 DEPARTMENT REPORT
6. Docket No. 11120027 Z: Highpointe on Meridian PUD.
The applicant seeks approval to rezone 27 acres to PUD/Planned Unit Development for commercial, office, and
residential uses.The site is located at the southwest corner of 136th St. &Illinois St. It is zoned B-5/Business within
the US 31 Corridor Overlay Zone. Filed by Paul Reis of Krieg Devault for Frank Regan, owner.
History of the Subject Site
This site was rezoned from S-2/Residential to B-5/Business in 1991,under Plan Commission docket no. 32-91 Z and City
Council Ordinance Z-262. Also, some litigation included the relocation of a gas pipeline,to be closer and parallel to the
road right of way of future Illinois Street that was acquired. Also land for the proposed pump station site was dedicated to
the City, also as part of that litigation.
Rezone covenants were adopted as part of that 1991 rezone approval. The first covenant was that the building heights
were restricted to be a maximum of 3 stories in height,not to exceed 40 feet. The second covenant was that the height of
buildings fronting on or adjacent to 136th Street were restricted to 2 stories,not to exceed 30 feet, and the architecture of
such buildings shall maintain a residential appearance.
Context of Subject Site
Surrounding zoning land use classifications are S-2/Residence to the north and west, and B-6/Business to the east(within
the US 31 Overlay Zone).
To the north is the Village of Mount Carmel Subdivision (specifically Section 6)with a density is 1.37 units/acre.To the
west is Bentley Oaks Subdivision(2.6 u/ac)and Park Meadows Parks at Springmill (2.5 u/ac). Most of these homes are 2
stories tall. To the east are 2 or 3-story tall medical offices, Illinois St&US 31, with St. Vincent Hospital just past that,
which is about 3-4 stories tall.
Although the subject parcel lies is within the US 31 Overlay Zone, it is nearly 200 feet from the drive lanes of US 31 and
is separated from those drive lanes by the US 31 road right of way and by Illinois Parkway.
Comprehensive Plan Guidance
According to the Land Classification Plan Map in the Comprehensive Plan(C3 Plan),
• The existing residential developments to the north and west can be classified as "Suburban Residential",
• This subject site is intended for an Employment Node,where there are large office buildings providing regional
employment with opportunity to integrate employment-serving mixed uses.
• An Employment Node is considered a Conditional Fit,next to Suburban Residential areas,meaning it is
appropriate when it is installed with sensitivity next to the residential area. See the Appropriate Adjacent Land
Classifications table.
• A Neighborhood Support Center(that provides daily goods, services&amenities to residential areas within
walking distance) is a type of commercial development considered compatible to Suburban Residential uses,
according to the Appropriate Adjacent Land Classifications table.
The North Central,Carmel Policies& Objectives section of the C3 Plan lists objectives that pertain to:
• Encouraging compact urban form and mixed-use development
• Promoting protection of single family neighborhoods through buffering, transitional design, infrastructure
investment, and landscaping beautification.
• Allowing the tallest structures to be along US 31
• Encouraging neighborhood and community serving commercial nodes in strategic locations
• Integrating employment-serving commercial uses to allow workers to walk to restaurants and other businesses.
Allow for a broader mix of uses, including additional residential and service retail.
The West Carmel Policies & Objectives section of the C3 Plan lists objectives that pertain to:
• Preserving the estate character of West Carmel
• Protecting large-lot residential areas
The City-wide Policies and Objectives section of the C3 Plan:
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• Supports neighborhood support centers (not in excessive quantities)
• Strongly promotes mixed-use developments (combining commercial and residential uses)
• Encourages walkability and bikability so that every trip does not have to be in a vehicle
• Promotes appropriate transitions
• Favors protection of natural areas
• Promotes parking lots in the rear or to the sides of properties
The US 31 Corridor Plan of the C3 Plan:
• Denotes the subject site as being an Employment Corridor, where building heights should not exceed 3 stories
when adjacent to residential neighborhoods.
• Also denotes the preservation of residential areas.
• Limited opportunity for business-serving and employee-serving commercial should be allowed in existing
buildings, such as restaurants and print shops.
• Transition the mass and scale of structures between US 31 &Illinois St. to minimize impact to residential
development to the west.
• Respect'transitions to adjacent neighborhoods and require appropriate buffering.
The entire Comprehensive Plan document can be viewed online at: http://www.carmel.in.gov/indee.aspx?page=202 .
Analysis
Several factors should be taken into consideration when reviewing this proposed change in use: the prior rezone approval
and its covenants; the Comprehensive Plan; current conditions/character of current structures and uses in each district; the
highest,best and most desirable use for which the land in each district is adapted; conserving property values throughout
the City and Township; and lastly,responsible and smart development/growth.
The current zoning of B5/Business and US 31/Meridian St. Overlay Zone permits mostly office uses, with a small
percentage of some hotel,restaurant,and service/retail support uses. (The Zoning Ordinance can be viewed online at:
http://www.carmel.in.gov/index.aspx?page=41&parent=198.)The Overlay Zone excludes all residential uses; however, a
nursing/retirement/convalescent facility is permitted in the Overlay,but would only be permitted by Special Use approval
from the Board of Zoning Appeals in the B-5 zone.
The proposed PUD land uses are (A)residential uses, limited to multi-family dwelling units and a senior living
community, (B)general and professional offices uses, and(C) limited retail and service commercial uses, supportive of
the office and residential uses.
The proposed rezone to a PUD classification would permit the multifamily land uses,which is currently not permitted in
the Overlay Zone. The Department is comfortable with the change in use from office to a mix of land uses.
Site design should play a role when considering a Planned Unit Development(PUD)rezone. The purpose of a PUD is to
provide opportunities to create more desirable environments through the application of more flexible and diversified land
development standards than the existing regulations. A PUD is intended to be used to encourage the application of new
techniques and new technology to community development that will result in superior living or development
arrangements with lasting values.
This challenging site has many constraints, such as the gas pipeline easement and a drainage easement,which further
constrain the development parameters of this narrow site.
The Department likes that fact that the buildings are pulled up to the streets to create a good streetscape with buildings and
landscaping. Pulling the buildings up to Illinois Street also allows for the office buildings to be located furthest away from
the residential areas to the east. The Dept. also likes the on street parking along the private streets. The preservation of the
trees at the northeast corner of the site is also a good feature. The transition of 2-story buildings to 3-stiory buildings does
help with the transition of scale and use.
The following were areas of concern to the Department: transition,transition of scale and massing,pedestrian and bicycle
accessibility, landscaping and buffering,building architecture, and signage, among other things. The Department believes
the petitioner has now addressed these issues:
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• Respect transitions to adjacent neighborhoods and require appropriate buffering. Wider and/or taller buffers
separating the multi-family buildings from the single family homes.
• More densely planted buffers,with perhaps berms or a masonry wall or privacy fence.
• Additional landscaping in parking areas.
• Planting appropriate trees around the pond areas, such as bald cypress,making them amenity areas,as well.
• Reducing the height, scale, and massing of the multifamily buildings that are closest to the single family residential
areas, such as only having 2 story tall apartment buildings there. Transition the mass and scale of structures to
minimize impact to residential development to the west and to the north.
• Add light shields on the perimeter parking lot pole lights to further direct the light away from the neighbors.
• Adding more green/space within the multifamily area, so residents have areas to take their dogs.
If the site is designed well,then it would make the uses appropriate for this area. Please also view the petitioner's past
info packet for more detail.
Outstanding review comments from Staff:
1. The Urban Forestry Dept. has previously requested the following changes to the landscaping language in the PUD;
almost every aspect of the landscaping standards(except for the west buffer) is written in at lesser levels than what the
zoning ordinance requires. The Commission can accept the PUD Landscape Requirements as proposed or have
the petitioner change the text to meet the requests of the Forestry Dept. as listed below:
a. Page 9, Section 6.1. Please change the text to read: a landscaping plan *shall* be submitted.
b. Page 11, Section 6.2.G: please change the paragraph to read: for each 100 lineal foot increment: *eight*
ornamental trees(instead of 4) and *fifteen*shrubs (instead of 10) will be required. And, further down,
please change the paragraph to read: The landscaped areas along Illinois Street will vary in width to
accommodate appropriate planting space and to facilitate and promote creative planting and site plans, but
will he at least *fifteen*(instead of 5) feet in width. (This is per the Carmel Ordinance Buffer yard
Regulations).
c. Page 11, Section 6.2.H: Please amend the text to read: for each 100 lineal foot increment: *eight*ornamental
trees(instead of 4) and *fifteen*shrubs (instead of 10) will be required.
d. Page 11, Section I.a. (OPTION 1 &OPTION 2): There should only be one option listed as the standard. Also,
one option has 2 rows of Norway spruce, while the other option does not. (The Forestry Dept. opts for the
denser buffer.)
e. Page 12, Section I.b.: to this paragraph,please add the requirement of Zoning Ordinance Chapter 26—Buffer
Yard Requirements: a 10 ft wide landscape buffer area, to have at least 3 shade trees per 100 lineal foot
increment, and to also have a total of 21 shrubs.
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f. Page 12, Section J.a.i.: Please change this paragraph to read:A planting area equal to an area measuring *25
feet*(instead of 15-ft) in depth by the width of the front of a standalone Principal Building...
g. Page 13, Sections J.a. v. and J.B.ii(c): please remove the phrase *amenity area buildings*, to show that
amenity area buildings must have foundation plantings.
h. Page 13, Sections J.b.i(b): please change the planting area depth to be *.10ft*in depth(instead of 5-ft), and
also to be required on *all*sides of all buildings(regardless of pavement locations).
i. Page 14, Section K.b: please remove the first part of the sentence,and just leave the requirement of so many
plantings per 9 parking spaces.
2. DOCS has requested some 17 or so changes to the proposed language in the PUD, and the petitioner has stated that
they will amend the PUD text, pursuant to a 2—hour meeting held with DOCS Staff on June 19. Staff is comfortable
with the changes,but still wants to see the actual changes shown in a revised redline version of the PUD text.
Recommendation:
The Dept of Community Services(DOCS)recommends that the Committee votes on this item and sends it back to the full
Plan Commission meeting on July 17, with a positive recommendation, and with the stipulation of submitting a revised
redline version of the PUD text showing all of the changes.
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