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HomeMy WebLinkAboutPC 03-19-19 ,,, ,:%64--ii., „ta;uts,„, � City o arme ,1, -.R- lRTll,l, ( moioN CARMEL PLAN COMMISSION MARCH 19, 20191 MEETING MINUTES Location: Carmel City Hall Council Chambers,2nd Floor, 1 Civic Square,Carmel,IN 46032 Members Present: John Adams,Laura Campbell,Brad Grabow,Tom Kegley,Nick Kestner,Joshua Kirsh,Alan Potasnik, Susan Westermeier Members Absent: Michael Casati Staff Present: Rachel Keesling,John Molitor,Joe Shestak,Mike Hollibaugh,Adrienne Keeling Time of Meeting: 6:00 PM Declaration of Quorum: Brad Grabow: 8 members present,we have a Quorum Approval of Minutes: A motion made by Josh and seconded by Tom to approve the minutes from the February 19,2019 PC meeting. Motion passes 8-0,absent Casati Communications,Bills,Expenditures,&Legal Counsel Report: • John Molitor: The Executive Committee unanimously recommended amending the Rules of Procedure. These rule changes are primarily based on the fact we are now a 9 member Commission since we no longer have any jurisdiction outside our City limits. Motion made by Josh,and seconded by Laura to adopt the amended Plan Commission Rules of Procedure. Motion passes 8-0,Absent Casati • Plan Commission to ratify City Council's amended version of Ordinance Z-640-18 (PC Docket No. 18100007 OA: UDO Patch Amendment): Adrienne Keeling: • City Council has reviewed it and made their amendments that are found in the red-lined ordinance packet • The Plan Commission has 45 days to act upon the Council's amendments. The options are: 1. Approve the amendment; it will be adopted, requiring no further action. 2. Disapprove the amendment; the ordinance goes back to the Council to either confirm their amendments or consider revisions. 3. Fail to act within 45 days;the amended ordinance is adopted,requiring no further action. • Staff recommends to approve Council's amended version this evening Laura Campbell: • Referencing Page 9 — The Council was not comfortable with allowing someone to make that decision without a variance to reduce the number of parking spaces. Some of the biggest complaints we receive are about parking. I support removing that section and hope this receives the support from the PC. Motion made by Sue, and seconded by Josh to approve City Council's amended version of Ordinance Z-640-18. Motion passes 8-0,absent Casati Reports,Announcements&Department Concerns:Rachel Keesling Outcome of Projects at Committees: a. Commercial: no items. b. Residential: i. Docket No. 18010004 Z: Westbridge PUD Rezone—Continued to Thursday,March 28 Committee mtg. ii. Docket No. 18100001 PUD: 106th and Ditch PUD Rezone—Tabled to Thurs.,March 28 Committee mtg. 1 Plan Commission Meeting Minutes 3-19-19 Public Hearings 1. Docket No. 18110008 DP/ADLS: ZP Investments,LLC. 2. Docket No. 18110009 V: The Bridges PUD(Z-550-11)—Sections 4.5,4.6,4.7 and Exhibits 6,7,8— Architectural Style: Prairie Style required,Modern style requested The applicant seeks site plan and design approval with a variance for a new, 5 story(93'6"tall)office building totaling about 120,000 sq. ft. and 5 story(62' tall),approximately 460 space parking garage on 7.51 acres. The site is located at the southeast corner of Illinois Street and Fidelity Way(south of 116th Street).It is zoned PUD within the Bridges PUD(Z-550-11)and is not located within any overlay zone. Filed by Brian Tuohy of Doninger Tuohy&Bailey LLP on behalf of the owner,ZP Investments, LLC. Petitioner: Brian Tuohy: • With me tonight are Cynthia Blackburn from Doninger Tuohy&Bailey LLP,Chris Boardman from Ratio Architects,and Aaron Hurt from CEC Engineers • Presented a PowerPoint presentation with exhibits • An aerial view of the proposed site was shown with the surrounding properties • We are asking for one variance of the Bridges PUD • Presented photographs of the surrounding views • The entrance to this site would be at a future round-a-bout • We are proposing a 5 story building with a 5 story parking garage with a pedestrian bridge connecting both • Our parking needs are considerably less than the KAR parking garage • A total of 740-750 trees and shrubs will be planted throughout the site. About 323 trees and 358 shrubs. • We will have pedestrian connection between our site and the KAR site to the Market District • The renderings show a modern architecture style building, and our variance request is from the prairie style architecture requirement of the Bridges PUD • We are looking to attract young and high-tech employees • The modern style architecture is more compatible to the existing buildings within the US 31 Corridor • We will provide plenty of outdoor and indoor bicycle parking • We will have a 1-2 acre courtyard for our employees to enjoy • We have reduced the need for surface parking for this site • Staff indicated that a more modern style is more compatible to the existing office buildings and Staff supports our variance request Public Comments: Jill Meisenheimer,CCRZ; Cannel Citizens for Responsible Zoning: • The CCRZ was created in 2011 when the Bridges PUD rezone was proposed. This area was rezoned from residential use to commercial mixed use. • Once the PUD Rezone conceptual plans are approved,neighbors have no idea of what will actually be built near them since their plans are constantly changing. • The Department Report stated ZP's proposal is incomplete. They should be required to complete their developmental proposal and address all outstanding comments and issues before they are addressed at a public hearing. This only gives us(the public)one chance to speak out at the initial public hearing. • The Urban Forester has not approved the landscape plan. I hope the landscape plans include evergreens or similar trees that will have color all year-round. I would like a garden or an in-door garden. • There's no point to public input when they can change their plans after the public hearing. I strongly request that the public can respond to their changes and allow public comment at the Committee meetings. • I would like to the see the aerial maps that show the actual ZP buildings and KAR buildings. This can show how this impacts on the adjacent neighborhoods and the Market District. • If the Bridges would complete the berm on their side,we wouldn't see much of the KAR building and parking garage from Williams Mill subdivision. All you see now is the very large KAR building and parking garage from this view. Can you show the line of sight from Williams Mill and Spring Mill Place to ZP building? • There will be two parking garages within one block of each other and just blocks from the two adjacent neighborhoods. Several neighbors are not happy with the KAR parking garage. What can you do to make the ZP parking garage more attractive and compatible with its surroundings? • The distinctive and attractive features of the Bridges PUD is their Prairie-style architecture and ZP is waiving this 2 Plan Commission Meeting Minutes 3-19-19 Ron Houck,HOA President of Spring Mill Place: • I noticed the building as presented is 3' higher than what is allowed. It's allowed to be 90' and its 93'. • The first story is 18' height and rest are 15'. Not sure why the first floor is larger than the rest. • It is stated there are 300 employers with 460-470 parking spaces. What percentage of the building will be initially occupied? How much will this company grow? • We have two parking structures within one block of each other. This concerns a lot of the residents.There's rooftop parking,which I didn't know open space parking was allowed. I have parked in downtown Indy and the parking garages are very compatible with the adjacent office buildings. These new developed parking garages should be more aesthetically looking.I challenge the petitioner to come up with a plan for the parking garage. More consideration is needed for the parking garages. Make them more harmonious with the existing residential areas. Rebuttal to Public Comments: Brian Tuohy • It's a 5 story office building and a 5 story parking facility • The parking garage is being built to allow for future growth • The KAR site has a total of 700 parking spaces,ZP will have 470 parking spaces • KAR has 500 surface parking spaces,ZP has 14 surface parking spaces • The ZP building will be at 83' tall,which is allowed in the PUD • Showed photos of the view from a cul-de-sac in Spring Mill Place looking north • We are 'h mile away from Spring Mill Place • The Market District development screens us from the neighborhoods to the west • The office buildings that already exist in this area are taller than what we are proposing • This development will be tucked in a 7 acre parcel that won't present a distasteful view to the neighborhoods • We understand the need of trees and shrubs that are full and green during the winter months • There's no plans for future developments but if the owner wants to expand,they have plenty of room to expand IDepartment Report: Rachel Keesling: • The Plan Commission is acting as the combination committee to review the DP,ADLS, and Variance requests • This parcel is classified as corporate office use block within the PUD • The PUD allows for taller buildings and parking garages in this location • The petitioners desire a more modern look for their buildings • The modern style is compatible with the existing and proposed office buildings along the US 31 Corridor • We support their requests of the proposed design and structure of the buildings • The PUD allows up to 150' for building height if 70%or more is occupied by a single user • The parking garage is placed inside the site, away from Illinois Street • The vertical screens and fins are placed around the building to help shield the view into the garage • The parking garage will have 470 parking spaces. The PUD requires 400 for this use. • 16 short term bicycle parking spaces,and 30 long term bicycle parking spaces within the first floor of garage • Shower and changing facilities will also be provided • Sidewalks and paths are provided around the site • Signage will be provided at a later date and will require ADLS review from DOCS staff • Outstanding items include a landscaping plan and a lighting plan • We recommend sending this to the Commercial Committee on March 28 with them having the final voting authority Committee Comments: Nick: The parking garage needs to be compatible. The neighbors state KAR's parking garage is not compatible. We need to look at the colors and materials so we get it right this time. Brad: Do you have any color samples and materials with you tonight? Chris Boardman,Architect for Ratio: Referring to exhibit-The glass is a clear glass,white you see Iis a white glass, it's opaque, so you can't see through it. The garage has the same series of glass. The frames to the windows are a silver color, so it's not white. The fins on garage are an aluminum or silver color. Alan: The renderings do not translate to me. I request you bring in some materials so we can look at it. Bring in any pertinent materials that would help us see this. I want to make sure the Commercial Committee has the materials that we are going to approve. 3 Plan Commission Meeting Minutes 3-19-19 Josh: I would like to recommend the Urban Forester to have his final approval before the Committee meeting. I appreciate the bicycle parking. A bike fix it station would be a great amenity for the employees. KAR has an adult playground. I like the idea of having an urban plaza,urban garden, a recreational space,and any another amenities for the younger generation besides just having a nice looking office building. Sue: I would like to see a picture that includes the ZP office building along with the Market District. It would be helpful to see the contrast of them. Brad: What's the height of the wall on the roof top of the parking garage? How high would the cars be screened by this wall? Chris Boardman: There's a bumper wall that is 30"and there's a 12"screen wall on top of that. Those both add up to 42". Brad: At Committee,bring the materials that would be used to screen the rooftop mechanicals. I want to make sure the building interior lighting doesn't present a glare at night. What type of interior lighting will be used? Josh: What will the pervious surfaces are used for the paths throughout the campus?What's the width of that path? Chris Boardman: 10'. Brad: The office building and parking garage are both 5 stories,but the office is 84' or 90' in height,where the garage is 50' in height. The story in the garage is not equivalent to a story in the office building. Chris Boardman: That is correct Nick: Will the garage be a ramp system or horizontal flooring? Chris Boardman: It's a two bay garage. It's 120' wide. 60' of flat and 60' of ramp. A Motion made by Josh and seconded by Tom to send Docket Nos. 18110008 DP/ADLS & 18110009 V to Commercial Committee on March 28,2019 with Plan Commission having final voting authority. Motion passes 8-0,Absent Casati. 3. Docket No. 19020005 Z: South Range Line Cl Rezone. The applicant seeks to rezone 3 parcels located at 1040, 1112 and 1118 S. Range Line Road from the B3/Business District within the Range Line Road Overlay District to the Cl/City Center District. Filed by the Department of Community Services on behalf of the Cannel Plan Commission. Petitioner:Adrienne Keeling,DOCS: • Presented a zoning map of the subject area • The rezone includes the area along Range Line Road, immediately east of City Hall,between the ZTA building and the parking lot leading to City Hall • This will help facilitate the ongoing redevelopment efforts of the City Center area as they extend southward to Cannel Drive • The Cannel Redevelopment Commission(CRC)will help lead the collaborations between the owners and developers • We have no specific proposals or building plans to share at tonight's meeting • If something is proposed,an DP/ADLS public hearing will be held by the Plan Commission Hearing officer • An improvement will include a connection of Veterans Way all the way through this area to Cannel Drive • We believe this area will be an important site moving forward with the City's future plans Public Comments: Caleb McCormick,Cannel High School Student: I saw some blue zoning signs on my way over to this public hearing and I wanted to know what they meant. Rebuttal to Public Comments: Adrienne Keeling: • There are blue rezoning signs on Range Line road. Each of those signs are on the three parcels that we are proposing to rezone. The signs will let everyone know the location. Department Report: None 4 Plan Commission Meeting Minutes 3-19-19 Committee Comments: Josh Kirsh: What is the difference between the current classification and the proposed classification? Adrienne: It's currently zoned a B-3,which is a business district. It allows for a variety of commercial uses. The C-1 allows for a mix Iof uses,both residential and comrriercial. The site is already surrounded on two sides by the C-1 zone. Josh: What is the CRC? Adrienne: The CRC is a 5 member body under the direction of the Carmel Redevelopment Department. They assemble land and look at big picture planning. They are able to apply assistance with larger structures. Josh: Is it safe to say that nothing will be added that would take away or devalue from the current area? Adrienne: Correct. The uses that are permitted in the C-1 district are offices,retail,and residential. Josh: So better than an empty building? Adrienne: Yes,way better. Josh: Does the CRC helps with empty and vacant buildings? Adrienne: Yes,they help make improvements in larger areas, instead of single areas. Sue: Are all the planning proposals approved by the Redevelopment Commission?This does not come back to the Plan Commission? Adrienne: The development plans receive a public hearing through the Plan Commission's Hearing Officer and does not come in front of the full Plan Commission. It still has the same public hearing requirements. Brad: Can you go through the existing adjacent zoning districts? Adrienne: Referring to the map, Existing are C-1,B-3, B-7,and B-8. A Motion made by Sue and seconded by Josh to send Docket No. 19020005 Z to Commercial Committee on March 28,2019 with the Commercial Committee making their Recommendation to the City Council. Motion passes 8-0, 1 absent Casati. 4. Docket No. 19020007 Z: Range Line& City Center Drive C2 Rezone. The applicant seeks to rezone 7 parcels comprising the block located at the southeast corner of Range Line Road and City Center Drive from the R2/Residence and B7/Business District within the Range Line Road Overlay District to the C2/Mixed Use District.Filed by the Department of Community Services on behalf of the Cannel Plan Commission. Petitioner: Adrienne Keeling: • Presented a zoning map of the subject area • The 7 parcels include the entire block bordered by Range Line Rd.,Pawnee Dr.,City Center Dr., &Winona Dr. • It's currently occupied by a shopping center,Ace Hardware,and two residential homes on Pawnee Dr. • The purpose is of this to facilitate the ongoing redevelopment efforts of the City Center area and growth • This transition will allow for more coordinated development of small groups of lots • The C2 district will allow the CRC to lead collaborations on this site. They own a portion of this block. • Ace Hardware will not be leaving Cannel • The building height allowance is 35'. This is consistence to the current Range Line Overlay zoning district • There are no site plans available at this time Public Comments: Jean Tollman,lives just east of the subject area: I'm curious of the future plans. Do we have any projected ideas that will happen to the area east of Pawnee? I have lived in this area over 20 years. It feels like this area is being chipped away as time goes by. What are the 5, 10,and 20 year plans? John Walls, lives on Pawnee Dr.: We just moved in,are doing a lot of home improvements. We already have a serious traffic issue on Pawnee Drive. We need some kind of traffic plan for this area. We don't want the parking lot entrance of this new facility right across from our driveway because we would be never able to get out. Can you address the future Iplans? Kathleen Cook, 805 Oswego Road: I'm concerned for the height of the buildings,traffic and the future of Ace Hardware. David Morrow, 141 Winona Drive: I imagine the houses on Pawnee Road along Range Line will be consumed by this 5 Plan Commission Meeting Minutes 3-19-19 Katy Garrison: I work at Pizza Hut right there. Will they give us time to relocate? We were working at the Pizza Hut on 116th St. and when that area was under construction some of us were out of the job for four months. Rebuttal to Public Comments: Adrienne Keeling: • The current zoning along E Range Line Road is Commercial up to one parcel deep • There's no plan than other residential along E Cannel Drive,towards Keystone Pkwy • It would not all change to Commercial. Looking at the entire block, if development occurs,you can make better plans for circulation,parking,and better building placement. • I will notify the CRC to make consideration of the noise and traffic • The allowed building height for C-2 district is 35' (2 stories) • Commercial use will only go one block deep along Range Line Road south of this site • I can't speak for the CRC,but they typically work with the existing owners, so they could keep or help relocate Pizza Hut • I have made notes for the Redevelopment Commission and will pass them along Department Report: None Committee Comments: Brad: Which parcels are owned by the CRC? Adrienne: They own the shopping center and the parcels along City Center Drive. Brad: Is Ace Hardware seeking to change its structure? Adrienne: Ace Hardware is currently there,and is allowed to remain and operate as they do to today with the C-2 rezoning. There's nothing in the rezoning that would force Ace Hardware to move. Brad: Is Ace Hardware or the owners seeking this rezone? Adrienne: No,they are not. A Motion made by Sue and seconded by Laura to send Docket No. 19020007 Z to Commercial Committee on March 28,2019 with the Committee making its Recommendation to the City Council. Motion passes 8-0, 1 absent Casati. Meeting Adjourned at 7:34 p.m. Seve1447 Jo hestak Plan Commission Secretary Brad ratio / President 6 Plan Commission Meeting Minutes 3-19-19