HomeMy WebLinkAboutDept Report 7-17-12 CARMEL PLAN COMMISSION
DEPARTMENT REPORT
JULY 17, 2012
1. 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.
Committee Meetings:
At the last Plan Commission Committee meeting on June 27, additional handouts were distributed,as well as
printouts of emails from the public. After the discussion, there was a vote of 1-4 for a positive recommendation,
meaning a Negative Recommendation to the Plan Commission carried.
Three committee meetings occurred(in addition to the Plan Commission public hearing) to review & discuss the
project, take additional public comments, and allow time for changes to be made to the PUD text. The three
biggest issues voiced several times by several neighbors is 1)that they feel that the multifamily residential land
use is not appropriate, 2) that the covenants associated with the prior rezone should be enforced, and 3)that
they want a bigger/taller buffer, such as a berm with a wall on top of that(in addition to all the plantings).
1) The extensive west buffer proposed will be about 106 feet wide. If the site were developed today per the
US 31 Corridor Overlay Zone regulations,the west buffer would only have to be about 40 feet wide.
2) 1991 rezone covenants: 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 that the architecture of
such buildings would maintain a residential appearance.
3) Per the Comprehensive Plan's Appropriate Adjacent Land Classifications table, multifamily land uses
(Attached Residential uses) are considered a Conditional Fit next to Suburban Residential uses,meaning
that it is appropriate when it is installed with sensitivity next to the residential area.
Notable Changes to the PUD:
A. The west buffers have been increased in width and the number of plantings they contain, and evergreen
trees will also be added to fill in existing gaps in that buffer/tree preservation area.
B. Transition of building heights is implemented, where any building located within two hundred (200) feet of
the property line of a single family residential lot will not exceed two stories.
C. The multifamily use is now shown in the middle of the site, with the senior living facility at the north end.
D. Buildings will have sloped roofs or mansur roofs, to be more residential in design.
E. Trash pickup& delivery hours are restricted.
F. The petitioner has added the Concept Site Plan to the PUD Ordinance, as an exhibit.
G. Only one office building is shown on the plans.
H. Please view the petitioner's latest PUD text version, dated July 11, for more detail.
Recommendation:
The Dept of Community Services (DOCS)recommends that the Plan Commission votes on this rezone item, to
send it to the City Council with a positive recommendation.
Previously provided information is below:
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 that the architecture
of such buildings would maintain a residential appearance.
(If this current proposed rezone is approved by City Council, the commitments/covenants associated with the previous
rezone automatically terminate,per Chapter 31 of the Zoning Ordinance.)
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 Cannel 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,per
the Appropriate Adjacent Land Classifications table.
• Attached Residential uses are also considered a Conditional Fit,next to Suburban Residential uses,per 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:
• Supports neighborhood support centers (not in excessive quantities)
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• 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/index.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 use,which is currently not permitted in the
Overlay Zone. The Planning Dept. 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 already 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 building to be located furthest away from
the residential areas to the west. 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 Depat tment: 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:
• Respect transitions to adjacent neighborhoods and require appropriate buffering. Wider and/or taller buffers
separating the multi-family buildings from the single family homes.
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• More densely planted buffers,with berms.
• 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,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 and the architecture is of high quality,then it would make the uses appropriate for this area.
no