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PC 10-16-18 oF G\�voiNEg, City of C CARMEL PLAN COMMISSION OCTOBER 16, 2018 I MEETING MINUTES Location: Cannel City Hall Council Chambers,2nd Floor, 1 Civic Square, Carmel,IN 46032 Members Present: Laura Campbell,John Adams,Michael Casati,Brad Grabow,Nick Kestner,Tom Kegley, Susan Westermeier,Alan Potasnik Members Absent: Joshua Kirsh Staff Present: Alexia Lopez,Rachel Keesling,John Molitor,Nathan Chavez, Mike Hollibaugh Time of Meeting: 6:00 PM D. Declaration of Quorum-we have a quorum with 8 members present. E. Approval of Minutes—Tom motions to approve minutes,John seconds,motion passes 8-0,absent Kirsh. F. Communications,Bills,Expenditures,&Legal Counsel Report John Molitor-I have nothing to report. 1. Plan Commission Resolution PC-10-16-2018: Amendment to Carmel Downtown Economic Development Area and Plan(Motor Court East and West Allocation Area Amendments) Bruce Donaldson(Barnes&Thornburg) • This resolution comes from the Cannel Redevelopment Commission(CRC) • Several years go the CRC created the Cannel Economic Development Area which is east of the Palladium. Within the area are a number of TW allocation areas;Old Motor Court East,Old Motor Court West,and Cannel Downtown EDA No.3. • The CRC adopted an amendment with redrawn boundaries to include various buildings in the area. • Old Motor Court East would be eliminated,Cannel Downtown EDA No.3 is expanded north,and New Motor Court West is redrawn to encompass the future Carmichael Hotel. • There is no change in land use. • Whenever an amendment is made to prior resolutions,it must obtain Plan Commission(Commission) recommendation before being seen by City Council. • Old Motor Court West is being replaced by New Motor Court West. • Susan Westermeier-How did the Motor Court name come about? • Henry Mestetsky(Cannel Redevelopment Commission Director)-The name originated from its adjacency to the motor court that cars drive around. Department Report:Rachel Keesling • The Department of Community Services(Staff)recommends approval. Committee Comments: • Brad Grabow-My understanding is the Commission's role is to recommend approval based on consistency of development in the subject area and to the Comprehensive Plan.There is no fiscal aspect or concerns with the buildings,land use,or proposed uses. We are simply changing the boundaries of an Economic Development Area. Susan motions to adopt Resolution PC-10-16-2018,John seconds, motion passes 8-0,absent Kirsh. G. Reports,Announcements&Department Concerns 1. Outcome of Projects at Committees: a. Commercial: i. Docket No. 18070001 Z: 201 W. 106th Street Rezone: S-2 to B-1 —Returning to full Plan Commission with a 3-1 (Adams against)Favorable Recommendation to City Council Plan Commission Minutes 10-16-18 1 ii. Docket No. 18030016 Z: Franciscan Health: S-2 to MC Rezone—Continued to Nov. 8 Committee meeting iii. Docket No. 18070013 ADLS Amend&Docket No. 18070014 V: Pennwood Professional Park— Returning to full Plan Commission with a 4-0 Positive recommendation for approval b. Residential: i. Docket No. 18010004 Z: West Bridge PUD Rezone—Tabled to Nov. 8 Committee meeting ii. Docket No. 18060015 PP, 18060016-19 V: The Parks at Town Meadow Subdivision—Returning to full Plan Commission with a 3-0 Favorable Recommendation(1 absent—Kestner) iii. Docket No. 18070015 Z: 2724 E 136th St. PUD Rezone—Continued to Nov. 8 Committee mtg. H. Public Hearings 1. Docket No. 18080015 DP Amend/ADLS: Noah's Event Venue. The applicant seeks site plan and design approval for a new,three story event facility,totaling 14,952 sq. ft. It will be 32'tall with 101 parking spaces provided.The site is located at approximately 13315 N. Illinois Street. It is zoned MC—Meridian Corridor and is not located within any overlay zone. Filed by Chris Winkle of Noah's Event Venue. Petitioner: Chris Winkle(Noah's Event Center) • We are a part of the CMC Properties Subdivision(CMC)and are located on the northern lot.There is a driveway from Illinois St. leading to the property. • Noah's Event Center(Noah) is used for weddings during the weekends and corporate events during weekdays. There are 43 locations across the country and six currently under construction. • The Unified Development Ordinance(UDO)requires three stories. Typically Noah's does not have a third-story option,but is present in this proposal. • The building footprint is around 5,000 sq.ft. • The southwestern portion of the property is where the driveway from Illinois St. is located. The trash enclosure will be located on the northern corner of the property. There is a drop-off area located at the front of the building. • The first floor includes the main hall on one half of the building and the lobby occupies the other half. • There are 100 parking spaces proposed. This number is typically what is needed for the events that occur. • The main hall will seat a maximum of 250 guests.This number will never be exceeded. • A raise-able stage is present in the main hall. • All events are catered.Noah's has a preferred vendors list,but is not required.A full kitchen will not be present. Caterers will need to carry the liquor licenses. • The room in the middle is called the café and contains some cabinets or a bar. • Any event that serves alcohol or is larger than 50 guests requires security.Noah's will work with the Carmel Police Department to obtain off-duty police officers as security. • On the second floor is the ceremony area. 110 people can be seated there. The main hall is two stories. Lights and cables hang down from the ceiling for decoration purposes. • Rooms for the bride and groom are also present on the second floor. • The area between the ceremony room and main hall is an open balcony. • Windows will open to the outside. • The third floor is meant for outdoor weddings. A bride and grooms room is also present on this floor. The other half of the third floor is for all the mechanical equipment. • Brick will be used for the whole building.Even though the third story is open air,the building still looks as if there are three full stories. Trusses will be installed in case a roof is put on the building in the future. • A screen for the roof will probably be installed. Public Comment: Dr.Douglas Peet(Generations in Dentistry) • I am the dentist adjacent to the petition and am neither opposed nor in favor of the petition. I just have some questions. • When the dentist office was developed 3/10 of an acre were required to be landscaped,equating to about Plan Commission Minutes 10-16-18 2 $40,000. I am disappointed with the landscaping requirements of those around us. It looks like existing trees will need to be removed due to the proposed petition. • Chris Winkle-They will not. • I am worried about wedding attendants using our parking spaces or damaging the property,especially if liquor is involved. Pat Thornberry-(Thornberry Investments LLC) • I am representing the parcel southwest of the subject property. The driveway leading to the CMC is a part of our parcel. We are concerned that the construction traffic will wear down the driveway Petitioner Rebuttal: Chris Winkle • Chris showed the landscape plan(Page 6 of Submitted Packet). • Three trees are being planted near the northwest property line abutting the dentist office,as well as,a shrub line. • Our product is our building and landscaping.A landscape architect is hired by Noah's to ensure landscaping is exceptional at all of the sites across the US. A utility easement is present on the northwest portion of the property,which is 20-ft. off of the northwestern property meaning parking is even further off. • Any landscaping that is removed will be replaced. • Parking on the northeast property line is required to be 20-ft.Plans will be updated to show this. • Alcohol consumption and irresponsible partying is something that doesn't typically occur at our venues. Employees will be present at the entire event. Precautionary measures can be taken if problems do start to arise. • There is a shared parking agreement with the other lots in CMC. • We will keep a close eye on the driveway maintenance. We are a part of the users for the driveway and will contribute to its upkeep. Department Report: Rachel Keesling • Only two standards are not met with this petition. • The petition meets the three-story height requirement. • 69% lot coverage is proposed when 80% is allowed. • 100 vehicular parking spaces are provided when 75 are required. • Six bicycle parking spaces are required and proposed. • The architectural requirements are met. • The two standards not met are the side yard setback for surface parking; 20-ft. is required and 5.5-ft. is proposed. However,the site plan will be adjusted to meet this requirement. • In article 5 there are standards for the massing of buildings that are within the MC zoning district. This requirement stipulates that lots of moderate width,which is described as between 100-ft. and 300-ft.,the building is required to be 75%of that dimension.The proposed building only covers 34%.A variance is needed for this requirement. Staff would be in support of this variance because the purpose of this requirement is meant for buildings that front US 31 and this site is behind a building that already fronts US 31 in this manner. • The architectural design of the building is modern industrial with a brick exterior.The building compliments the surrounding buildings. • The site plan blends in with the existing parking lot and the overall plan for CMC,which is a commercial subdivision. • Site lighting,building and landscape accent lights are proposed.All lighting meets the foot-candle requirements at the property lines. • The landscaping plan is supported by the Urban Forester and there are only a few outstanding items to address before approval. • One sign is allowed and proposed. • There are only a few items that need to be addressed,which are listed in the Department Report. Plan Commission Minutes 10-16-18 3 • Staff recommends that the petition is sent to the November 8th Commercial Committee meeting with final voting authority to the Commercial Committee. Committee Comments: Brad Grabow • You alluded to a shared parking agreement with a capacity of over 200 people. 75 required spaces seems thin.Can you please explain the shared parking space agreement? • Chris Winkle-Traffic studies have been completed around the US for our older facilities. On average 2.6 individuals per vehicle attend events. If the maximum of 250 is reached this equates to around 83 vehicles. The most vehicles Noah's has have ever had is 107 for a 280 person event. The average wedding is 170 people. The first Noah's is three-stories and includes an ice skating rink and basketball court. We have shrunk our building down to what is actually needed.The business/corporate meetings are to remain profitable. Susan Westermeier • Are the caterers, security,and employees included in the parking? • Chris Winkle-They are. • That seems like a tight figure. There is not a lot of room for margin of error. • Chris Winkle-I can provide studies. Catering typically drops off the food and then leaves. We also have access to the CMC parking lot. • What is the total of the other parking lot? • Chris Winkle-Between the two is between 250-300 spaces. Nick Kestner • Please show me where the catering trucks will park. • Chris Winkle-They will be in a parking spot or close to the trash enclosure. 111 • Some may cook onsite. • Chris Winkle-Typically they do not cook on site. Most use commercial vans, which fit into a normal parking space. John Adams • Do you have a document showing the shared parking? • Chris Winkle-Yes. It is included in the closing documents and is present in the covenants and restrictions for the CMC. • I like the design of the building and how the third floor is concealed. Do the false walls actually hide the mechanical equipment? • Chris Winkle-The portion with the equipment is a standard floor.Concrete is used during construction with a brick veneer. • Are there provisions for mitigating rain water entering the second-story from the open third-story? • Chris Winkle-There is a vestibule with a roof. • Lastly,how are events scheduled,do you foresee having more than one event at the same time? • Chris-Typically,two corporate events could occur at the same time,but there will be only one wedding at a time. Alan Potasnik • Can you please put the picture of the parking lot up? • Where is the dentist's office in relation to the proposed parking? • Dr.Douglas Peet-The office abuts the northeast corner of the property. • Do you feel comfortable with what has been said so far? • Dr. Douglas Peet-The weddings will take place while the office is closed.I have no experience with this so far. I am not against the petition,but am not sure what to expect. There have been issues with graffiti at the Thornburg building.Our building is unique because it acts as a buffer between residential and Plan Commission Minutes 10-16-18 4 commercial. • As long as a site is developed,can more be done with regards to landscaping?Maybe the creation of a mound between the dentist office and the parking or do you not foresee this as an issue? • Chris Winkle-A mound could be placed and there will be landscaping on top.It is actually a utility easement and the utilities cannot be buried to deeply. The entrance to the dentist parking lot is separate from Noah's.Drivers will naturally head to the closest available space which will be the remainder of the CMC lot. With experience with the site increases,we will know how to mitigate issues. We can put signage up to help direct traffic. We are always good neighbors. • As far as the third floor is concerned,what type of separation is actually present on the third-story between the HVAC systems and the wedding? • Chris Winkle-The only way to access the mechanical units is through a storage room on the third-story. • Will any of the HVAC systems be seen from the ground? • Chris Winkle-No. Michael Casati • I am having trouble finding the access to the property. • Chris Winkle-From Illinois St.there is a driveway heading east. The first entrance to the subject property is at the southwest corner. There is also an existing entrance leading to the front of the building. Brad Grabow • Can you please bring photographs of the lighting planned? • Chris Winkle-They will be LED. • The only sign depicted is the blade sign. The logo appears throughout the packet,but in the renderings (Page 14 of Submitted Packet)provided the font is different. • Chris Winkle-The font on the actually sign will match our logos font.Using a blade sign is new for us. • Perhaps some additional wayfinding parking will help with the traffic concerns presented tonight. • Chris Winkle-An a-frame sign would work. • Rachel Keesling-We will have a better representation of the parking at Commercial Committee.One will not be able to tell where the parking for Noah's and the other parking begins and ends.It is all designed to be one large parking area. It is the perfect shared parking arrangement. Tom motions to send Docket No. 18080015 to Commercial Committee on November 8,2018 with final voting authority,Susan seconds,motion passes 8-0.Absent Kirsh. Old Business 1. Docket No. 18060015 PP: The Estates at Town Meadow Subdivision. 2. Docket No. 18060016 V: UDO Sec.2.04: 15,000 sq.ft.Min Lot Area, 14,000 sq. ft.Requested 3. Docket No. 18060017 V: UDO SEC.2.04: 120 ft.Min Lot Width, 100 ft.Requested 4. Docket No. 18060018 V: UDO SEC.2.04: 40 ft.Min Front Yd. Setback,30 ft.Requested 5. Docket No. 18060019 V: UDO SEC.2.04: 10 ft.Min Side Yd.Setback,5 ft.Requested 6. Docket No. 18060020 V: UDO SEC.2.04:30 ft.Min Aggregate of Side Yards,20 ft.Requested 7. Docket No. 18060021 V: UDO SEC.2.04: 1 Lot/Acre Max Density, 1.22 Lots/Acre Requested The applicant seeks primary plat approval with variances for a new 48 lot subdivision. The site is located south of 116th Street and west of Towne Road and is zoned S-1/Residential. Filed by Steve Pittman with Pittman Real Estate Services,owner. Petitioner: Jim Shinaver(Nelson&Frankenberger) • This petition appeared in front of the Residential Committee on September 4th and October 2nd. On October 2nd the Residential Committee voted 3-0 to send the petition to Commission with favorable recommendation. • The project is an upscale residential subdivision known as the Estates at Town Meadow.The name has changed over the course of this process. Plan Commission Minutes 10-16-18 5 • This is a combination Committee request because there are also variances associated with the petition. • Tab 2 of the Submitted Packet contains the subject property • The 36 acre site is zoned S-1 residential and is surrounded by residential,as well as,University High School(UHS). • Tab 3 includes the primary plat.There are 44 homes proposed ranging from$700,000 to$1,000,000. • Main access to the site is off of Towne Rd.A stub street for future connection to the north is located on the eastern portion for the site. • A multi-use path will be constructed along Towne Rd.,as well as, internal paths in the site and a path connection heading north to connect to any future UHS paths. • 25%open space is required and 35% is provided,along with tree preservation space on the southern portion of the site. • The UHS master plan with the primary plat will be included in the recorded commitments. • Tab 4 includes home character imagery.These elevations will mirror and comply with the written architecture standards included in the commitments. • Behind Tab 5 are the proposed commitments. Page 5 of the Submitted Packet is a summary of commitments and plan enhancements. o Enhancements of architectural and design standards. o Increases in minimum home square footage. o Enhanced design for homes adjacent to open space and on corner lots. o Improvements to trail locations and connectivity. o Additional tree preservation and landscaping requirements. o Commitments were added regarding the Donaldson and Moretto properties. o Added commitments for a stub street to the north and south. o Requirements that sidewalks connect the front of each house and public sidewalk. • Staff has recommended approval of the plat and variance requests. Department Report: Alexia Lopez • There are no outstanding comments from Staff. • Tree preservation and additional tree plantings are located along the perimeters of the property to create a buffer. • 35%open space is provided when 25% is required. • The name of the subdivision has changed. • Commitments include mitigation of construction traffic through the Kingsmill Subdivision. • Architectural commitments are also present. • Connectivity has improved. • A stub-street was added to the north in case this land develops in the future. • The six variances are small in nature and pertain to the internal lot standards,while allowing the developer to work around the site restraints; including the existing wetlands and pipeline easement. • The proposed subdivision will complement the area. • Staff recommends that the Commission approve the petition tonight. John Molitor-Only the Commission President needs to sign the approval documents. Committee Comments: Michael Casati • Everything has been covered since the Residential Committee meetings. Brad Grabow • You mentioned a commitment regarding a sidewalk connecting the public sidewalk to each house. Can you please let me know where I can locate that commitment? • Jim Shinaver-This can be located on page 26 of the Submitted Packet under Item 15. Miscellaneous: b. • Will the petitioner be agreeable to locating the mailbox at the end of the front sidewalk? Plan Commission Minutes 10-16-18 6 • Jim Shinaver- Yes. We can add this to the commitments. Alan motions to approve Docket Nos. 18060015-21,Michael seconds,motion passes 8-0,absent Kirsh. 8. Docket No. 18070001 Z: 201 W. 106th Street Rezone—S-2 to B-1. The applicant seeks approval to rezone approximately 5.73 acres from S-2/Residential to the B-1/Business zoning district classification. The site is currently zoned S-2/Single Family Residential, low density and is not located within any overlay zone. It is located at the southwest corner of 106th Street and Illinois Street. Filed by Joseph D. Calderon of Barnes&Thornburg LLP on behalf of the owner, PL Properties LLC. Petitioner: Steve Pittman(PL Properties LLC) • The petition appeared on August 218t for the initial Commission meeting. Then the petition was sent to the Commercial Committee of September 4th and continued to the October 2nd meeting where public comment was taken. • The subject property is located on the southwest corner of 106th St.and Illinois St. • Since the petition was last seen by the Commission there have been a number of changes. o The median on 106th St. from the roundabout has been extended west past the entrance of the property. o An 8-ft.wall will be built along the south and west property line as a buffer. o An additional 100-ft. landscaping area will be added to the western edge of the property to screen an existing house adjacent to the subject property. Certain vegetation will be planted there. • Steve went through the changes to the commitments. • Item 1: Permitted uses will be limited significantly. • Item 2:Neighbor's largest concerns were use of the property during late hours. The hours of operation for the property has been limited from 7:00 am to 7:00 pm Monday—Friday and 8:00 am to 1:00 pm on Saturday. If there is, for example,an executive MBA program occurring at the property the time could extend to 10:00 pm on the weekdays and 5:00 pm on Saturday. • Strong architectural commitments have been made. Staff has liked what was originally submitted. The materials used during construction are also present in the commitments. • We did commit to one building on the property.Neighbor's asked for only one building,which changed our plans to have two buildings on the property.The primary building will be 5-ft. from the front buffer yard off of Illinois St. • We will work with the Urban Forester to preserve trees in the 30-ft.buffer especially when the 8-ft.wall is being built. • We have committed to stringent lighting standards.Lights within 90-ft. of the property line can't be taller than 15-ft.Additionally,the foot-candle cannot exceed 0.1 of the property line. With the wall there will be little to no spillage. • Bicycle parking will meet the requirements of the UDO. • Noise standards will exist and limited to when it can occur. Anything that exceeds 90,000 decibels at the property line can only occur between 7:00 am to 7:00 pm Monday—Friday. • We have agreed to obtain an Illinois St.address. • We came from Commercial Committee with a 3-1 favorable recommendation. Department Report: Rachel Keesling • The petitioner has worked with neighbors, Staff, and the Commission and has produced a list of 18 commitments as a result. • The area the subject property is located in has gone through significant changes in the past few years. • Due to the commitments,especially the 8-ft.wall and 30-ft. landscape buffer,a use other than residential is appropriate at this location. While ADLS is not a part of the rezone,the petitioner has committed to ADLS topics to show their willingness to provide a high quality development on this site. • With the limiting of uses for the property, Staff is more comfortable with the proposed rezone. • Staff recommends the petition is sent to City Council with favorable recommendation. Plan Commission Minutes 10-16-18 7 Committee Comments: Alan Potasnik • Everything has been included in the following presentations and Department Report. • I gave the public an opportunity to add any new material at the October 2nd Commercial Committee.No new material was added at that time. Susan Westermeier • The address will be the same address as the St. Vincent's Heart Center(St.Vincent's),but with a different street? • Steve Pittman-The property records list the address as 201 W. 106th St. The commitment is to seek an Illinois St address. I have always referred to this property as 10580 N. Illinois St.because it is across from St.Vincent's.The main curb cut will be on Illinois St. • I am worried that people will be confused with both properties having the same numbered address because there is not access to St.Vincent's from Meridian. • Steve Pittman-We will request that the address number is not the same as St.Vincent's. John Adams • I was the member of the Commercial Committee that voted against the petition. • It is the fundamental goal of the Commission to preserve the privacy and property values of adjacent neighbors,especially residential properties. When residential zoning districts are rezoned to commercial in residential areas not enough sufficient attention is given to the purpose of zoning,which is why I do not feel there is a compelling reason to rezone this property from residential to commercial. • I want to compliment Mr. Pittman and his associates with regards to how acceptable this proposal is. • Steve Pittman-Thank you for the compliment and I respect your position and principals. Tom motions to forward Docket No. 18070001 to City Council with Favorable Recommendation,Laura seconds,motion passes 7-1,Adams,absent Kirsh. 9. Docket No. 18070013 ADLS Amend: Pennwood Professional Park. 10. Docket No. 18070014 V: UDO SECTION 3.06.B.3.f.: "All buildings shall be designed with respect to the general character of the US 31 Corridor and,particularly,with due consideration to buildings located on lots that abut the subject property." The applicant seeks site plan and design approval with a variance for a new building to be constructed on 3.76 acres. The site is located at approximately 11505 N.Pennsylvania Street. It is zoned B-5/Business and is located within the West Homeplace Commercial Corridor,High Intensity Overlay Zone. Filed by Kevin Buchheit of Krieg Devault on behalf of the owner, SCB Home Office,LLC. Petitioner: Kevin Buchheit(Krieg Devault) • A few adjustments have been made since the last Commission meeting on September 18th. • The site plan now includes a modified sidewalk running perpendicular to the western side of the building and not the sidewalk. • Bicycle parking is now included near the north entrance of the building. There is space for eight bicycles. • The lighting plan now include fixtures to the building itself. The yellow outline is the boundary for illumination(Page 3 of Submitted Packet). • The final rendering of the building was shown(Page 4 of Submitted Packet). • The western face is broken up more with additional windows and the horizontal lines better reflect the architecture west of Pennsylvania St. in the Meridian Corridor.Additionally,the west end of the building was shortened and the architectural features have been emphasized. • The remainder of the materials in the submitted packet include the floor plans and approved Landscape Plan. Department Report: Rachel Keesling Plan Commission Minutes 10-16-18 8 • This is the third version of a building for this site(Docket Nos. 06070008& 16080012).The site plans are relatively similar but the design has changed with each instance. Staff is comfortable with the presented design. The variance is required because the proposed building is more modern than the surrounding buildings.The UDO stipulates that"All buildings shall be designed with respect to the general character of the US 31 Corridor and,particularly,with due consideration to buildings located on lots that abut the subject property."The lots that abut contain one-story brick building with a traditional design to the south and a two-story building to the north. Staff has worked with the petitioner in order to blend more brick and stone into the modern design. • Staff is in support of the variance. • An access drive does bisect the site for the building to the north.It is the only access for the northern lot. • Bicycle parking and sidewalks have been provided. • A previous plan was approved for the site(Docket No.16080012). • Landscaping has been approved by the Urban Forester. • The petitioner will come back for signage,via an ADLS Amendment,and is not a part of approval at this point in time. • One previous variance exists to allow parking in the front(Docket No.16120010). • Staff recommends approval. Committee Comments: Alan Potasnik • There is nothing more I can add that has already been discussed. Brad Grabow • I asked for a sample of the brick color at the September 18th Commission meeting.I was concerned it would be too dark. Was this brought in or shown? • Alan Potasnik-Yes. It was to the satisfaction of the Commercial Committee members that it would not be too dark. John Adams • This will be a real treat for those driving down 116e St. It will be a nice addition. John motions to approve Docket Nos. 18070013-14,Alan seconds,motion passes 8-0,absent Kirsh. Brad Grabow-Michael,thank you for all your years of service on the Commission. You have worked hard and that has not gone unnoticed. Michael Casati-I have enjoyed my experience on the Commission.This has been an efficient,professional,and pleasurable experience. Staff has worked hard and provided quality work and guidance. The City of Carmel should be proud. J. New Business-None K. Adjournment—Meeting adjourned at 7:46 PM .1 IPAPI Nathan Chavez Plan Commission Secretary Brad Grab i‘t. / President Plan Commission Minutes 10-16-18 9