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HomeMy WebLinkAboutMinutes TAC 02-15-17 CARMEL TECHNICAL ADVISORY COMMITTEE MEETING MINUTES Date: Wednesday, February 15, 2017 rd Place: Department of Community Services Conference Room, 3 Floor, Carmel City Hall Time: 9:00 a.m. (Approximate start times for each item are listed below) 9:00 a.m. Docket No. 17010017 Z: CRG Residential PUD Rezone The applicant seeks approval to rezone 9 acres to PUD/Planned Unit Development in order to th develop approximately 195 apartments. The site is located at 4538 E 96 Street. It is zoned B- 3/Business. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger, on behalf of CRG Residential. Jon Dobosiewicz with Nelson & Frankenberger, David George with CRG Residential, and Brent Davis with CSO Architects presented the project. Mr. Dobosiewicz said if zoning, through Plan Commission or Council, is successful, the petitioners will be back in front of TAC in a few months with development and construction plans. Mr. Dobosiewicz said multi-family development is currently permitted under B-3 zoning, which would allow 100 dwellings. This development calls for 195 dwellings with additional tree preservation along the north side of the real estate. The ordinance would also allow for a 15-foot setback and 35-foot tall buildings. Mr. Dobosiewicz said the developers are planning to stair step back from the single family detached residential to the north to provide a better transition. Greg Hoyes – Hamilton County Surveyor’s Office - Letter sent. No comments or concerns about the PUD. Joanie Clark – Vectren Energy - No comments regarding the rezone. Trent Godsey – Duke Energy - This project is IPL service territory. Joe Faucett – City of Carmel Utilities - Mr. Faucett said there are no issues other than a Carmel lift station which serves the north side of the property. Mr. Faucett said due to the changes, being made, the Utilities department will need to evaluate the capacity of the current station. Mr. Faucett said he believes the th station can take on the changes, but the original flow plan from 96 Street to Keystone to Gray Road was evaluated many years ago, and he would like to have the project engineers work with John Duffy to have this plan updated. Mr. Faucett said the station runs 24 hours a day at about 75% capacity. Mr. Dobosiewicz said the developers will work with John Duffy so there are no surprises later on. Mr. Faucett said the pumps could probably be up-sized and also, the department is exploring the possibility of a standby pump because if the original pump shuts down, there is no time to fix it. Page 1 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 Daren Mindham – City of Carmel Urban Forestry - Letter sent. Department is awaiting revisions. Mr. Dobosiewicz said when he spoke with staff previously, the decision was made to default to the zoning ordinance standards for landscaping. Mr. Mindham suggested the developers extract the standards from the ordinance, tailor them to the site, and add them to the PUD. Mr. Dobosiewicz said it was also discussed that enhancements be made to the buffer widths. Mr. Dobosiewicz said if this is a form issue over substance and just a matter of grabbing info and adding to PUD, the developers will go to that effort. However, if once the plan is reviewed and stamped and petitioner is not doing anything else, it would be an effort that would take time on the petitioner’s part. Mr. Mindham said he will default on the department’s view on this issue, as he did not have a chance to ask about this before the comments were sent. Mr. Dobosiewicz said there was not any tailoring being asked for except for a few points of clarification and enhancements to the widths. It is not as if the developers are asking for several different variations of planting schemes. Ms. Lopez said she does not mind referencing the ordinance in the PUD as long as the developer is OK with this possibly changing in the future. Mr. Dobosiewicz said the developers will make sure to address issues based on the standards in place at the time of adoption. Chris Ellison – City of Carmel Fire Department - Mr. Ellison said he spoke with Mr. Dobosiewicz regarding the emergency access route travelling through the car dealership, as this is not acceptable to CFD. Mr. Ellison said this will need to be relocated to the northeast corner along Randall Drive. Mr. Dobosiewicz said this would be the plan but it would need to be done in a way that would have the least impact visually on the site along the frontage. He added that the plan would need to impact the least amount of trees and add a gate that would only be accessible to fire personnel. Mr. Ellison said the department can work with them regarding these issues. Mr. Ellison said Fire Marshal Bruce Knott had concerns about access around the physical site as well. Mr. Ellison asked if the developers had any details regarding construction type, fire barriers and fire protection at this time. Mr. George said this will be wood studs, three-story, and will probably be type 5 construction. Mr. George said there will be firewalls but he has not identified the locations at this time. He said it will probably be divided into four buildings but could end up being six. Steve Cook – City of Carmel Utilities - Mr. Cook said he is waiting on construction plans to review. Alex Jordan – City of Carmel Engineering - No comments on the PUD. Nick Mishler – City of Carmel Building Permits - No comments. David Littlejohn – City of Carmel Alternative Transportation - Letter sent. Mr. Littlejohn said he spoke with Mr. Dobosiewicz regarding long-term bike parking requirements being added to the PUD. Mr. Dobosiewicz said this will be amended where the ordinance says “recommended” and petitioners will make it a requirement. He also said the petitioners would like to discuss based on the number of units, where and how many bike parking spaces should be provided. Mr. Dobosiewicz asked if Mr. Littlejohn had any Page 2 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 ideas how other builders had converted garage units to bike lockers. Mr. Littlejohn asked if Randall Drive already has a sidewalk, and said he thought the current plan shows a multi-use path but this was not noted in the letter. Mr. Littlejohn said if the bike and ped plan shows a multi-use path, any existing sidewalk would need to be removed and replaced with a multi-use path. Mr. Littlejohn said this can be addressed when petitioner does the DP by agreeing to a commitment. Mr. Dobosiewicz said the developers will take a look at the existing right-of- way as there is an existing street tree row that is fairly mature, and then the five-foot sidewalk next to that. Rachel Keesling – City of Carmel Planning & Zoning - No comments. Alexia Lopez – City of Carmel Planning & Zoning - Ms. Lopez said she is still working on finalizing comments. One comment was to ask if the department can have the architectural standards added to the PUD so the department is not relying on images, such as an all-stone base. Mr. Dobosiewicz wanted to clarify that the petitioners should take the existing renderings and add text to them as a back-up. Ms. Lopez said she would like to avoid the petitioner coming back for DP/ADLS and having the plan match only somewhat but not having anything to tie it to or require petitioners to build it. Also, Ms. Lopez would like a zoning comparison chart to show how this PUD would compare to the existing zoning. Mr. Dobosiewicz asked Ms. Lopez to look at the building elevation files and let him know if the PDF will need to be sent in a higher resolution. Ms. Lopez said she did not see a lot of changes in the PUD itself but rather some of the details of the architecture on the elevations. Mr. Dobosiewicz said March 21 the project will appear at Plan Commission meeting, but in advance of that, there will be a neighborhood meeting as well as meetings with Council members to receive feedback. 9:10 a.m. Docket No. 17020004 DP/ADLS: Star Bank – Carmel Drive. The applicant seeks site plan and design approval for one new bank building. It is two stories and 2,602 sq. ft., on 0.89 acres. The site is located at 140 E. Carmel Drive and is zoned B-8/Business within the Carmel Drive/Range Line Road Overlay Zone. Filed by Brad Smith of Hagerman Group on behalf of Star Financial Bank. Dan Kuester, Jon Sheidler and Jim Goggan with Woolpert Engineering presented the project. Mr. Kuester said the plan will be to demolish and rebuild the existing building on Carmel Drive. Mr. Kuester said the project is planned for the spring with a completion and opening by the end of the year. Greg Hoyes – Hamilton County Surveyor’s Office - Letter sent. This project is not part of CTRWD watershed so no permit is required through Hamilton County. Joanie Clark – Vectren Energy - Email sent. Ms. Clark said existing service will need to be retired and moved. Trent Godsey – Duke Energy - Mr. Godsey said Duke will most likely use the existing transformer and run service from it. Page 3 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 Joe Faucett – City of Carmel Utilities - Mr. Faucett said in order to demolish the building, the property owner will be required to cap the sewer at the property line. Mr. Kuester said the expectation is to run an entirely new line and not use the existing connection point at all. Mr. Faucett said Utilities will also look at another tap location, as there are plenty of sewer lines around this area. Daren Mindham – City of Carmel Urban Forestry - Review comments sent. Department is awaiting revisions. Mr. Kuester said one issue that needs to be discussed is foundation planting. Specifically, they have run out of width to do the foundation of both sides of the building. Mr. Kuester said they can wrap around the front but the east side would run out of space. Mr. Mindham asked petitioners to send reply comments and if there are remaining issues, he can meet with other staff members to clarify. Chris Ellison – City of Carmel Fire Department - Mr. Ellison asked for an auto-turn. Steve Cook – City of Carmel Utilities - Project has been reviewed. Department is awaiting revisions. Alex Jordan – City of Carmel Engineering - Review comments sent. Mr. Jordan said he is just waiting on revised plans. Mr. Kuester said regarding detention for the right-of-way area, given the grades, there is no way to take the water back up to the detention area. Mr. Jordan said he will talk to the City Engineer to figure out the available options. Mr. Kuester said the petitioners are not opposed to the idea, but he is not sure it can physically happen. Nick Mishler – City of Carmel Building Permits - Mr. Mishler said he will be the contact for both the demolition and the building permits. David Littlejohn – City of Carmel Alternative Transportation - Review letter sent. Mr. Littlejohn said the department would like to see a 12-foot sidewalk along Carmel Drive with some sort of connection to the building. Also, Mr. Littlejohn said he would like to make sure the project meets the City’s bike parking standards, and he said he was not sure the bike parking shown on the plans met these standards. Mr. Kuester asked how the 12-foot sidewalks should be connected to the 5-foot sidewalks on each of the adjacent properties. Mr. Littlejohn said these can be tapered down at the property lines and since it is in the right-of-way, when the adjacent property owners put something in, these can be matched up to the 12-foot sidewalk. Rachel Keesling – City of Carmel Planning & Zoning - Letter sent. Ms. Keesling said there are eight variances being applied for. Mr. Kuester said about half of these can go away immediately and will not be filed. At the same time, there are two or three that cannot be changed due to the conditions of the lot. Ms. Keesling asked if there is any way to relocate the sanitary sewer line in the front of the property. Mr. Kuester said this is a full main and runs across the entire property and has nothing to do with this building. Mr. Kuester said moving this would add severe inefficiencies to this line as well as added cost to petitioner for very little gain. Ms. Keesling asked what will be happening to the north half of the site. Mr. Kuester said the southern half of the site has been set as the edge of disturbance so the northern portion which is currently paved is not being disturbed at all. Mr. Kuester added that there should still be a way to create a path from the parking area to the door. Mr. Kuester said the petitioners have considered asking Plan Commission for an Page 4 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 approval based on administrative acceptance by Special Studies Committee. Ms. Keesling said this will always be an option, but said it should be revisited after the review comments have been issued. Alexia Lopez – City of Carmel Planning & Zoning - Ms. Lopez said if filed now, the earliest timeframe for having variances heard would be the April meeting. 9:20 a.m. Docket No. 17020005 ADLS: Midtown Carmel, Block 3 – Office Building The applicant seeks design approval to construct an 83,420 sq. ft., four story office building. The Development Plan was recently approved under Docket No. 16100022 DP/ADLS for the Midtown Flats apartment building. The site is located at 522 S. Range Line Road, east of the stth Monon Greenway, west of future 1 Ave SW, and north of future 6 Street SW. It is zoned PUD/Planned Unit Development. Filed by Andrew Greenwood of Old Town Development, LLC. Andrew Greenwood and Casey Shinaver with Old Town Design Group presented the project. Mr. Greenwood said this will be an approximately 83,000 square foot mixed use space. There will be first floor retail space on the Monon side with office space above. Greg Hoyes – Hamilton County Surveyor’s Office - Letter sent. Mr. Hoyes said he will need the master drainage plan for Block 3. Mr. Greenwood said this is being worked on for the filing that will happen next month for the garage. Joanie Clark – Vectren Energy - Ms. Clark said petitioner will need to call and request gas service to this area and asked about the timeframe for the project. Mr. Greenwood said the project would likely break ground in April or May with an opening of May of 2018, as there is a tenant scheduled to move in May 1, 2018. Trent Godsey – Duke Energy - Mr. Godsey asked about the transformer location, and asked if there would still be at least 10 feet on each side of the transformers if they were piggybacked. Mr. Greenwood said he thinks one side would be 30 feet and the other would be close to 50 feet. Mr. Godsey said they are not able to finalize the distribution lines at this time, but he added that Duke may be able to do a temporary feed to get to the transformer and then convert it at a later time. Joe Faucett – City of Carmel Utilities - Mr. Faucett requested a paper set of plans. Mr. Faucett said the 8-inch sewer between Carmel Welding and Carmel Suzuki is actually 10-inch. He added that he doesn’t think any of the buildings being demolished have sewer service. Mr. Greenwood said he believes the old concrete plant had sewers. Mr. Faucett asked that any of the buildings with sewers be capped close to the main. Mr. Faucett said within the last two weeks Utilities televised the sewers from City Center all of the way north to the old Communications Center. In doing so, the department identified some issues in the Mohawk Plaza shopping center. Daren Mindham – City of Carmel Urban Forestry - Comments sent. Mr. Mindham said most of the issues were minor. Page 5 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 Chris Ellison – City of Carmel Fire Department - Mr. Ellison said Fire Marshal Bruce Knott had sent some questions to Corrie Meyer with the Carmel Redevelopment Commission last week regarding the overall project. Mr. Ellison said Ms. Meyer was not able to answer where the fire hydrants and Fire Department Connections will be located on this site. Mr. Ellison said on other similar projects these are typically shown on the prints by this stage of planning. Mr. Greenwood said the layout of the individual parcels has made it difficult to plan, and added that the hydrant may not actually be on this property. Mr. Ellison said the challenge is placing a hydrant within 100 feet of a Fire Department Connection while at the same time making sure the FDC will not be blocked by delivery vehicles or cars. Mr. Ellison said he would like to meet with the petitioners and civil engineers, possibly next week. Steve Cook – City of Carmel Utilities - Mr. Cook said he will have comments once he receives construction plans, but added that this entire area is still being designed so nothing has been finalized. Alex Jordan – City of Carmel Engineering - Mr. Jordan said City Engineer Jeremy Kashman has asked that the plans be fully reviewed by Crossroads Engineering. Mr. Greenwood said he is aware that stormwater is the largest concern right now. Nick Mishler – City of Carmel Building Permits - Mr. Mishler said Old Town has done enough projects that they are probably familiar with what the City needs. He added that at some point during the project, the petitioners will need to work with Building and Code to come up with a layout of suite numbers. David Littlejohn – City of Carmel Alternative Transportation - Letter sent. Mr. Littlejohn said he would like to see details on how bike parking will be provided for this project. Rachel Keesling – City of Carmel Planning & Zoning - Letter will be sent today. Mr. Keesling said the department would like to meet with the architect to go over the design of the building.She added that the department is concerned the design of the building does not match the character images and crosses the border of modern and industrial. Ms. Keesling said the primary concern is the north end of the east elevation where the motor court is located, specifically that the main entrance does not seem like a main entrance. Ms. Keesling said another concern is the mechanical equipment on the top of the building. She added that obviously this equipment is screened, but it does not really tie into the design of the building. 9:35 a.m. Docket No. 17010016 PP: North Woods Subdivision – Primary Plat The applicant seeks primary plat approval for 2 residential lots on 5 acres. The site is located at thth 4525 W 116 Street. It is zoned S-1/Residential within the 116 Street Overlay Zone. Filed by Michael Deer on behalf of Clint Bahler. Michael Deer presented the project. Mr. Deer said there is already a building permit for a house on this parcel, and the property owner would like to split off 1.5 acres to sell as a separate lot. Page 6 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 Greg Hoyes – Hamilton County Surveyor’s Office - Letter sent. No concern with the primary plat. Joanie Clark – Vectren Energy - Email sent. No further comments. Trent Godsey – Duke Energy - Mr. Godsey said he met with Clint Bahler about a year ago to discuss some options, and th added that he would like to meet on site again. Mr. Godsey said there is power along 116 Street so Duke should be able to get power to the site somehow. Daren Mindham – City of Carmel Urban Forestry - Mr. Mindham said he believes he only had one comment about the 10-foot landscape buffer along the south perimeter, but he will talk to staff to see if there are any future concerns. Chris Ellison – City of Carmel Fire Department - Mr. Ellison said if there are any bridges planned for this driveway, they will need to be able to accommodate fire equipment on the site. Steve Cook – City of Carmel Utilities - Mr. Cook said the project has been reviewed, and the department is currently finalizing some offsite easement issues. Alex Jordan – City of Carmel Engineering - Letter sent. Mr. Jordan said since there are no house plans yet for the new lot, the petitioners can disregard all comments relating to that. Nick Mishler – City of Carmel Building Permits - No comments. David Littlejohn – City of Carmel Alternative Transportation - Letter sent. Mr. Littlejohn said it appears the petitioner is already working on a commitment estimate so he wanted to make sure petitioners are aware of the process. Mr. Deer asked if there are any other options as the property owner does not feel he should have to pay this fee. Mr. Littlejohn said regarding the bicycle and pedestrian plan, anytime a plan such as this comes through for approval, the developers have three options: build the path, provide a commitment for the cost of design and construction of the path, or request a variance. Mr. Littlejohn added that the department typically does not support variances of this nature. Mr. Deer said he will ask the property owner to contact Mr. Littlejohn directly. Rachel Keesling – City of Carmel Planning & Zoning - Ms. Keesling said she will defer to Ms. Lopez for comments. Alexia Lopez – City of Carmel Planning & Zoning - Ms. Lopez asked if the driveway is installed yet on the southern parcel. Mr. Deer said it is installed at the road but is not sure how far back it has been completed. Ms. Lopez said if there is a way to push this driveway or remove two feet this should correct the buffer issue. Ms. Lopez said regarding the bicycle and pedestrian path, if the owner were to just leave this as one lot, the path would not be required, but since they are asking to split and develop the lot, the development standards kick in. Mr. Mindham said the landscaping requirements are similar to the bike path, and there are different standards since the lot is being split. Page 7 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 9:45 a.m. Docket No. 17020003 DP Amend/ADLS: JDF Development – Shoppes at Weston Pointe. The applicant seeks site plan and design approval for two buildings totaling 18,558 sq. ft., on 3.69 acres. The site is located just north of 10801 N. Michigan Rd. and is zoned B-2/Business within the US 421/Michigan Rd. Overlay Zone. Filed by Steven Hardin with Faegre Baker Daniels on behalf of JDF Development. Rex Ramage with Faegre Baker Daniels, Adam DeHart with Keeler Webb, and Joe Farr with JDF Development presented the project. Mr. Ramage said this will be a two-building parcel with a 13,800 retail building and approximately 4,700 square foot restaurant. Greg Hoyes – Hamilton County Surveyor’s Office - Letter sent. This does not fall within the department’s water shed so no permits will be required. Joanie Clark – Vectren Energy - Email sent. No further comments. Trent Godsey – Duke Energy - Email sent. Mr. Godsey said he has been in communication with the petitioners about possibly changing the route for electrical to the south end, instead of coming around from the north. Mr. Godsey added that the transformer locations are fine. Daren Mindham – City of Carmel Urban Forestry - Comments sent. Mr. Farr said he will be contacting Mr. Mindham to sort out a few issues. Chris Ellison – City of Carmel Fire Department - Mr. Ellison said he located a couple fire hydrants on the drawings but did not see any water mains going into the building or fire department connections. Mr. DeHart said the developers are in a state of flux on this project regarding which tenant will go into each space. Also, Mr. DeHart said he is working with Carmel Utilities regarding a water main extension but they are planning to provide fire protection to both structures as well as a sprinkler room. Steve Cook – City of Carmel Utilities - Mr. Cook said he sent easement information for the west side of Michigan Road. Also, the easement on the northern connection is in a right-of-way, not an easement. Mr. DeHart said he has the northern connection figured out, and Carmel Utilities line is in its own easement, so he should be able to make this connection. Alex Jordan – City of Carmel Engineering - Comment letter sent. Mr. DeHart said he was confused about the comment for City dual- duct bank, as this does not show up on the 811 report. Mr. Jordan said this is a general comment typically reserved for City fiber. Nick Mishler – City of Carmel Building Permits - Petitioners will need a state release prior to permitting this project. Mr. Mishler asked the petitioners to contact Addressing Coordinator Pam Lux to have addresses assigned for these buildings. Also, Mr. Mishler said he will assign suite numbers along with Fire Marshal Bruce Knott at a later time. Page 8 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 David Littlejohn – City of Carmel Alternative Transportation - Letter sent. No further comments. Mr. DeHart asked about aligning the ADA ramps on the access point drive. Mr. Littlejohn said the current plan looks much better and the comment was intended to make it clear how the crossing should look. Mr. DeHart said he would like to note that this is work that the petitioner is doing to accommodate someone else’s property, and Mr. Farr has every intention of sitting down with adjacent property owners to let them know they would like to complete this work but will need permission to be on neighbors’ property. Mr. Farr said these offsite improvements should improve the area but they will still require an easement. He added that he can’t imagine the neighbors declining the offer to make these changes but he has seen crazier things happen. Rachel Keesling – City of Carmel Planning & Zoning - Letter sent. Ms. Keesling said overall the plan is good but she identified some of the variances that may be required. Ms. Keesling asked if the petitioners will be seeking a variance for the drive through window. Mr. Farr said he cannot definitively say that they have a tenant who will want a drive through window as the process of finding tenants is fluid. Mr. Farr said there is a very high end national café bakery that is interested in this space and they would require a drive through. Mr. Farr said because of the location this tenant would potentially want, the drive through would most likely be on the back side of the building instead of street side. Mr. Farr said in his opinion this would eliminate the need for a variance, but added that currently the petitioners do not definitively know which tenants they will have and where this drive through would be located. Mr. DeHart said there are a couple other variances relating to the architecture that can potentially go away once the tenants are finalized. Mr. Farr said regarding the architecture, he would like the people in the neighborhood to shop here, so he would like to design something that the people will like to look at, rather than an eyesore that will anger the neighbors. Ms. Keesling said the department would support the variance for height as well as the foot candles for lighting in the trees. Ms. Keesling said for the parking variance, it is very close with the third row, so adjustments may be required. Page 9 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417