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HomeMy WebLinkAboutCOM 11-08-18 jcv ( Cityof C Carmel Plan Commission COMMERCIAL COMMITTEE Thursday, November 8, 2018 Meeting Location: Cannel City Hall Caucus Rooms,2nd Floor, 1 Civic Square, Cannel,IN 46032 Members Present: Tom Kegley,Alan Potasnik,John Adams Members Absent: Laura Campbell Staff Present: Rachel Keesling,Nathan Chavez,John Molitor,Mike Hollibaugh Time of Meeting: 6:00 PM The Commercial Committee will meet to consider the following items: 1. Docket No. 18030016 Z: Franciscan Health Rezone,S-2 to MC. The applicant seeks approval to rezone approximately 6.16 acres to the MC/Meridian Corridor zoning district classification.The site is currently zoned S-2/Single Family Residential.It is located at the southeast corner of 111th Street and Illinois Street.Filed by Robert Hicks of Hall, Render, Killian,Heath, &Lyman,P.C. on behalf of Franciscan Health. Petitioner: Robert Hicks(Hall,Render,Killian,Heath,&Lyman,P.C.)&Sharon Annee(Franciscan Health) • Two meetings with the Department of Community Services(Staff)have occurred since the October 2nd Commercial Committee(Committee)meeting. • We have engaged a consulting arborist and have provided a woodlands inventory. • We have refined the site plan which is present under Tab 3 Option 2B of the Submitted Packet.The medical office and pond have been juxtaposed per Staffs request.This will bring the site closer together. • The parking garage has shifted 90 degrees and is now a minimum of 100-ft. from the residential property line to the northeast. Previously it was 30-ft.from the residential property line. • Tab 4 contains a hypothetical,conceptual master plan of the northern parcel,as well as,the Meridian Suburban subdivision if it were developed at a later date. • Tab 5 contains nine separate commitments that either concern both parcels or one depending on what development transpires. • Commitment 2 incorporates the woodland inventory.The commitment is to preserve as many non- invasive trees in the bufferyard and create, in conjunction with the Urban Forester,screening of the proposed use through landscaping. Department Report: Rachel Keesling • Staff is happy with the master planning exercise. It helped move the parking garage further from the residents,as well as,rotated the structure in order to diminish the view from homeowners to the east. • The parking garage is now parallel with the road entering the site.The road is also connected to the northern parcel,which now connects(conceptually)to 111th St. • The medical office and pond on the north parcel have been flipped in order to allow for relocation of the pond in the future. • None of this has been approved and is purely conceptual,but allows the petitioners to think ahead for possible future development as well as prepare commitments. • The conceptual master plan is meant to assist the petitioner with the type and quality of development that can occur at this site. Commercial Committee Minutes 11-08-18 1 • Nine commitments are presented and relate to architecture,woodland evaluation,building height,trash areas, loading areas, lighting,bicycle parking,prohibited uses,and the taxable property statement. • Mike Hollibaugh-The City Council(Council)President mentioned that he did not expect the Plan Commission(Commission)to resolve the property tax issue and that the Council's expectation is that there wouldn't be a time limit. Their goal is to ensure that all the real estate would yield property tax in perpetuity. • Alan Potasnik-If this is the case then that is Council's business. • Staff recommends the petition is sent to Plan Commission with Favorable Recommendation to Council. Committee Comments: Tom Kegley • As a point of clarification,Commitment ldescribes the six acre parcel.This is the parcel to the north? • Robert Hicks-Correct. John Adams • This petition regards rezoning the northern 6 acre parcel? • Robert Hicks-Correct. • What about the southern parcel? • Robert Hicks-It is already zoned Meridian Corridor(MC) Alan Potasnik • There will be no emergency entrance? • Robert Hicks-Correct. • This will be no more than two-stories in height? • Robert Hicks-With regards to the northern parcel, correct. • 25 beds will be present? • Sharon Annee-On the southern parcel. • Tree preservation issues are dealt with? • Robert Hicks-Correct. • Have you dealt with the serenity for the neighbors? • Rachel Keesling-With the shifting of the parking garage,I am hopeful this will occur. • Was the issue to rotate the parking garage related to light spilling from the garage onto the residential properties? • Robert Hicks-Commitment 4 is for the both parcels.The reason the garage was rotated in order to create as much space between the neighbors and the garage as possible. The lighting minimization is another result of this course of action. John Adams • If the rezone is approved by City Council,will this come through for ADLS? • Rachel Keesling-That is correct.The petitioner will come through for a Development Plan and ADLS for the entire site.This would go through the public hearing process again. • North and south? • Rachel Keesling-Yes. • The Committee are sticklers for the consistency of proposed ADLS petitions and previous corresponding petitions. • Robert Hicks-Part of the struggle with this site is the existing pipeline running through the property. There will be some changes because the design process has yet to occur. • Committee would like to see the basic location and relative sizes of structures remain. Tom Kegley • What is shown in the exhibit under Tab 4 Option 2C,that is a conceptual drawing only and is not being voted on tonight. I wanted those in the room to understand this. Commercial Committee Minutes 11-08-18 2 • Rachel Keesling-Everything that is on the Master Plan is conceptual and was an exercise to figure out the best locations for all the features. Tom motions to send Docket No. 18030016 to Plan Commission with Favorable Recommendation onto Council,John seconds,motion passes 3-0.Absent Campbell. 2. 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 Venue) • We are the north lot in the CMC Subdivision • We are a wedding/corporate business meeting facility. • The proposed building is three-stories with an open third floor.The first-story includes a main hall, lobby, restrooms,and café.The second floor is half the size because it looks over the main hall.A ceremony room is present along with two office spaces.The third-story is an open air floor, similar to the second floor,but with the mechanical equipment stored in half • The site plan now includes a 20-ft.buffer between the parking lot and property line. • It was decided that a second row of shrubbery will be planted between the dentist's office and our parking lot,hopefully discouraging our quests from visiting the dentist's property. • There are an extra 36 parking spaces on the property to the south that will seem as if a part of the subject property. There is a shard parking agreement.There are almost 130 parking spaces. • Everything has been submitted to the Cannel Fire Department.The existing fire hydrants were installed under Indiana Water.They are now private hydrants. I am working on procuring flow tests. This must be done once a year. • All of the Engineering Department's comments have been addressed. • Easement documentation is being drafted because Best Management Practices(BMPs)are present on the property.Access easements are being asked for in order to inspect the BMPs. • All light fixtures are LEDs.Two wall packs are located at every door,as well as,two at each end.They are black and serve as the emergency lighting. They only shine downwards. I have included them on the building elevations. • Parking lot lights are standard black square fixtures,but LED. • Chris showed a material board(titled Materials Used in the file)with standard brick used for Noah's Event Center. • We will use a local supplier.All the windows and doors will use a black metal. Awnings will be made with a black mesh welded unto a black tube steel.Above the windows is a black c-channel.Corrugated metal might be used on the trash enclosure. Department Report: Rachel Keesling • The petitioner has addressed all outstanding comments and has received approval from the Fire Department, Engineering Department,and Urban Forestry. The light fixtures and photometric plan all match what is required. • One variance has been applied for;the lot width.The building is required to cover 75%of the lot width in the MC district.The CMC building essentially takes care of the vision for this requirement. • Staff is supportive of the variance because the general intent is met by the CMC building and this is a technicality and there is no way they could meet this. • The site plan has been adjusted to meet the 20-ft. setback on the north side. • The petitioner rotated the floor plans and elevations 180 degrees to appropriately reflect the layout of proposal. • Staff recommends approval tonight. Commercial Committee Minutes 11-08-18 3 Committee Comments: John Adams • The section of the third floor that has rooftop units is open-air correct? • Chris Winkle-Yes. • The other half has sections that are open. How will the rooms for the groom,bride,and bathrooms be covered? • Chris Winkle-The section spanning from the groom's room to the bride's room will be roofed.The two corners labeled storage and vestibule will also be enclosed. • It will be a flat roof? • Chris Winkle-Yes. It will be a sloped roof,with water being caught by gutters or downspouts.A roof drain system will be present. • I am concerned with the covered rooftop areas that are flush with the walls of the third story. • Chris Winkle-Our engineers are having a little trouble with the design. I imagine there will be a foot gap between the roof and walls. • Rachel Keesling- Staff will ensure it is correct. Alan Potasnik • There will be no kitchen? • Chris Winkle-Correct. • But there will be a catering space?Closet 2 is meant for the catering area? • Chris Winkle-There will be a catering space and Closet 2 is meant for table and chairs. • Food will be trucked in or brought in? • Chris Winkle-Correct.And the side door for the catering space stems from complaints and critiques of previous models. • I am assuming trucks will pull up next to that door to unload?No semi's will pull up? • Chris Winkle-There is no staging area for trucks.A sidewalk serves that side door.The largest vehicle that will ever arrive is a box truck. John motions to approve Docket No. 18080015,Tom seconds, motion passes 3-0. Absent Campbell. 3. Docket No. 18100009 ADLS Amend: Grand&Main Retail The applicant seeks site plan and design approval for a new,one story,multi-tenant retail building totaling 11,350 sq.ft.,on 1.32 acres.The site is located at the southwest corner of Grand Blvd. and Main Street. It is zoned PUD within The District PUD.It is not located in any overlay zone. Filed by Adam Hill of Lor Corporation,owner. Petitioner: Joshua Mazur(Studio M) • The space has gone through this process already,however,the original investor decided not to move forward with the project in this area.A couple of the partners picked up the project and continued the development but with some changes. • There has been a slight increase in gross square footage of the building.This has been offset with less paving on the site. • A façade change has also occurred.The original project was mostly EIFS with a traditional cornice line. The two styles have been blended together. • I have not received any comments from the Technical Advisory Committee(TAC)members. Department Report: Rachel Keesling • This project came through Plan Commission on December 19,2017(Docket No. 17100028). • The District(Z-587-14)Planned Unit Development(PUD)requires modern architecture.The previous architect had issues with meeting this requirement. This version does not have any issues meeting the four-sided architecture requirements. Staff likes the look of the building.It seems balanced and symmetrical even though it is not. • The materials used blend well together. • Joshua Mazur showed the material boards(Page 9 of Submitted Packet). Commercial Committee Minutes 11-08-18 4 • The same pallet of materials will be used on all four sides of the building. • The site plan is the same as the previous petition. It is brought up to the corner of Grand Blvd.and Main St.The parking is around the side and behind the building. • There are two vehicular entrances to the site. • A sign package has been created and the spandrel panels have been identified and measured. • There is unique detailing in having the building materials brought down into the windows. The light grey façade is offset with the dark steel beams. • Two comments given in the Department Report were:. o Update Staff with TAC member comments. o There was a question about a ground sign. This will not occur and a new site plan without a ground sign will be provided. • Staff recommends approval tonight Committee Comments: John Adams • I am having trouble telling the how far the window shades are from the building? • Joshua Mazur-They are 4-ft. in depth. • They look like they are perfectly horizontal.Is that correct? • Joshua Mazur-That is correct.They are a part of the store front system. • It seems like the same design is used for each tenant,with regards to the awnings. • Joshua Mazur- Some of the awnings are broken and some are continuous. Tom motions to approve Docket No. 18100009,John seconds, motion passes 3-0.Absent Campbell. Tom Kegley • The whole area is a PUD?Edward Rose and the Olivia? • Rachel Keesling-The Olivia is not,but everything else is.A more modern style of architecture is required. • We are still working through the ADLS's within the PUD? • Rachel Keesling-Correct.This is the last piece of land that Staff knew would be retail. There is a piece of land adjacent to the Olivia that Staff is not sure what it will be developed as. Meeting adjourned at 6:56 PM. Nathan Chavez Recording Secretary flan Po s i Chairman Commercial Committee Minutes 11-08-18 5