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HomeMy WebLinkAboutMinutes PC 10-16-18 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. • 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 2"d. 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