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HomeMy WebLinkAboutPC 04-16-19 `,k FC City of C /Nowa' CARMEL PLAN COMMISSION APRIL 16, 20191 MEETING MINUTES Location: Cannel City Hall Council Chambers,2°d Floor, 1 Civic Square,Cannel,IN 46032 Members Present: John Adams,Laura Campbell,Brad Grabow,Carrie Holle,Joshua Kirsh,Alan Potasnik,Susan Westermeier Members Absent: Tom Kegley,Nick Kestner Staff Present: Rachel Keesling,John Molitor,Joe Shestak,Mike Hollibaugh, Time of Meeting: 6:00 PM Declaration of Quorum: Brad Grabow: 7 members present,we have a Quorum Approval of Minutes: A motion made by Josh and seconded by Alan to approve the minutes from the March 19,2019 PC meeting. Motion passes 7-0,absent Kegley,Kestner Communications,Bills,Expenditures,&Legal Counsel Report John Molitor: There will be an Executive Committee after the full Plan Commission for the PC President Grabow to submit his Committee roster selections Rachel Keesling: Jackson's Grant Waiver, request for suspension of Rules of Procedure: One of the public notice mailings to the adjoiners was sent out 13 days before the meeting,rather than the required 21-day prior minimum. 10 Idays is the State law. A motion made by Josh, seconded by Sue to suspend the Rules of Procedure regarding the public notice. Motion passes 7-0,absent Kegley,Kestner Reports,Announcements&Department Concerns 1. Outcome of Projects at Committees: Rachel Keesling a. Commercial: i. Docket No. 18110008 DP/ADLS: ZP Investments,LLC—Continued to a Special Commercial Committee meeting on Tuesday,April 16 at 5 PM—forward with favorable recommendation to full PC ii. 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—forward with favorable recommendation to full PC iii. Docket No. 19020005 Z: South Range Line Cl Rezone—Sent to Council with a Fay. Rec. 4-0 iv. Docket No. 19020007 Z: Range Line&City Center Dr. C2 Rezone—Sent to Council with a Fay. Rec. 4-0 b. Residential: i. Docket No. 18010004 Z: Westbridge PUD Rezone—Continued to Thurs., May 9 Committee meeting ii. Docket No. 18100001 PUD: 106th and Ditch PUD Rezone—Tabled to Thurs., May 9 Committee meeting Public Hearings 1. Docket No. 19020002 SW: Jackson's Grant at Williams Creek,Sections 6-8. The applicant seeks design standards waiver approval from UDO section 7.26.A for private streets in three sections, including Northvale and Exmoor.A gated entrance is also proposed. The site is located at approximately 12500 Spring Mill Rd.It is zoned Silvara PUD.Filed by Brett Huff of Stoeppelwerth&Assoc. Petitioner: Doug Wagner,Republic Development: • Requesting a waiver for a private drive and gated entry • Since 2011,225 homes have been built or are under construction • This north portion of Jackson's Grant will have an entrance off of Spring Mill Road • In conversations with potential buyers,a lot of them are requesting to have a gated community. Many of them 1 Plan Commission Meeting Minutes 4-16-19 own a second home and are away from their Cannel home 3-4 months a year. • Staff addressed how we would construct our private streets, and we will comply with the City's standards • We have worked with staff to meet all the City's standards for the gated entry • Presented a rendering of the entry design • We have 100' for stacking cars off of the Spring Mill Road right of way • There will be a phone for guests to use to contact a resident so they can allow you in • The turning radius of the turnaround can accommodate a bus or fire-engine truck • The entry is low profile with 5' tall pillars. The entry sign 5'3"in height. • This will be a unique and secluded area • Emergency response units will have access to a key box and the gate will be activated by the sound of a siren • An annual HOA fee will be in place to maintain these private streets • We addressed all the issues and comments from TAC • We ask you to approve this tonight and not go through the Committee Public Comments: None Department Report: Rachel Keesling: • The primary plat was originally approved in 2013 and the SP is now being administratively approved by Staff • A gate is not allowed unless asked through a standards waiver • The Silvara PUD does not address private streets, so we must refer to the UDO • The following must be provided: meet or exceed the City's design standards for public streets,public pedestrian and bike access,min. 60' stacking outside the gate,a turnaround area outside the gate and ROW, school bus pick up area,high quality gate and materials,perimeter height as approved by PC,and an emergency response access via gate code or knox box • The HOA will budget for the maintenance and upkeep of the street improvements • All adjacent pedestrian paths will connect • We support their request and recommend you to suspend the rules of procedure tonight in-order to vote to approve this item. • Subject to the condition if and when the City is petitioned to take over the private street, said street shall be improved to the current governing City standards as determined by the City Engineer prior to acceptance. All required improvements to be at the HOA expense unless otherwise waived by majority passage of a resolution of the Common Council Committee Comments: Sue: Was there any discussion of public or private streets in the PUD? Is it stated there will be no private streets? Rachel: Most of the time they want public streets. There's a section in the subdivision control ordinance that states you cannot have any gated subdivisions between Keystone and Meridian. Sue: We received a lot of request for gated communities. Do you need a gate in order to be a private street? Rachel: Yes,they are platting it right now in the secondary plat process as a private street. The Plan Commission has to approve it. Sue: My only concern is if you don't know where you're going, it could be confusing since you have other entrances along Spring Mill Road. Brad: Can you show me where the school bus stop is? Doug Wagner: Refers to site plan—it's not drawn in yet,but it will be on southern side of the entrance. Brad: What about the access gate for pedestrian and bike traffic? Doug Wagner: There will be a gated door that won't be locked. A Motion made by Josh and seconded by Laura to suspend the Rules of Procedure to not forward this to Committee and to vote on this item tonight. Motion passes 7-0, absent Kestner,Kegley A Motion made by Josh and seconded by Laura to approve Docket No. 19020002 SW. Motion passes 7-0,absent Kestner,Kegley 2 Plan Commission Meeting Minutes 4-16-19 2. Docket No. 19020009 DP: Michigan Road Retail—Overall Development Plan The applicant seeks site plan approval for the extension of Redd Road and Weston Pointe Drive,as well as 3 new commercial lots on 6.68 acres. The site is located at about 10900 N.Michigan Road(just south of 11036 N. Michigan Road). The site is zoned B3/Business and is within the US 421 Overlay. Filed by Jon Sheidler of Woolpert on behalf of Cityscape Residential. 3. Docket No. 19020010 DP/ADLS: Christian Brothers Automotive Service Center The applicant seeks site plan and design approval for a new auto service center on 1.23 acres. The building will be 4,896 sq. ft.,24' tall,and will have 38 parking spaces provided.The site is located at about 10900 N. Michigan Road(just south of 11036 N.Michigan Road). The site is zoned B3/Business and is within the US 421 Overlay. Filed by Jonathan Wakefield of Christian Brothers Automotive. Petitioner: Ashley Bedell,Cityscape Residential: • Presented an aerial map • We are between Nottingham Parkway and US 421 • We will extend Redd Road to our development • This property sits right on the county line • Cityscape will be developing a multi-family project on the Boone County side,just past Redd Road • We have divided this into 3 lots,with Christian Brothers on our south parcel adjacent to Pearson Ford • We want to create a high quality retail development consistent with the standards of the 421 Overlay Petitioner: Jeshua Short,Civil Engineer with Progressive AE, speaking behalf of Christian Brothers Automotive: • Provided renderings of the auto service center • We are surrounded by other auto service centers and residential • We will continue to work with the Planning Department on the design of the building • The masonry exterior is consistent • The roof offset will reduce the box look of it • We are interested to conforming with the City's architecture standards • We will have brick detailing around the sign • The rear elevation with have additional brick detailing and grooved offsets • The site plan will have a 30' front yard greenspace along Michigan road • There will be an access drive to connect to the future development to the north • There will be an accessible walkway from the sidewalk on Michigan Road to the building • There will be walkway along Redd Road to the building • We have updated our landscape plan to meet the needs of the Urban Forester. We significantly added more plantings for screening and foundation plantings at the parking perimeter. • Our lighting plan meets the requirements of the Ordinance Public Comments: Joe Farb,JDF Development: I own the strip center at 11036 Michigan Road. The site plan didn't show your plan north of Weston Point Drive. Refers to Site Plan-will there be greenspace in this area? I do not oppose this development but if you push the buildings up to the road,I think that's a slippery slope if you look at the current retail that has the parking in the back, it doesn't resale as well. Once you have this building that close to the road,you have to continue to do that with future developments. Rebuttal to Public Comments: Ashley Bedell • The area that is in questioned is just green space and we are not anticipating any buildings in that area. The Urban Forrester suggested it to be a tree preservation area and we will add some supplemental plantings • The building placements in our other lots is still to be determined • When working with Christian Brothers,we needed to establish a connection point for the parking lot Department Report: Rachel Keesling: • We are hearing these two items together as the overall development plan • The petitioner wishes to create three other lots within this site 3 Plan Commission Meeting Minutes 4-16-19 • The apartments will be constructed on the Zionsville side of the property • Redd Road will be extended north/south and will be on the west end of this site • The Bank of America was approved by the PC,and the alignment of Redd Rd was finalized between both owners • Weston Pointe Drive will be 65' wide • Redd Road will be 56' wide with sidewalks and tree lawns on both sides • Staff is supportive of the overall DP as it is proposed • We have worked with the Christian Brothers architect in getting the overall look of the building within the US421 requirements • Everything was met except the height of the building • The pitch of the roof has three different heights. The average of the three heights is 19'. 20' is the minimum that is allowed in the 421 Overlay.They can modify their plans or apply for a variance. • The Federal Style is the complimentary architecture style.The placement of windows, low pitch gable roof,and decorative front door with the crown above it. • We removed the dormers because the scale and size didn't match up with the garage doors • Access to this site is from the west, off of Redd Road • 34 parking spaces will be provided, 18 are required • Bicycle parking is provided next to the front door • 30' greenbelt that is required will be provided • There are no parking lot pole lights. Lighting will be provided on the building. This is unique and works well. • Lot coverage is at 56%,where up to 80%is allowed • Two signs proposed,and two are allowed since they have two public street fronts • We need to make sure the wall sign size is correct • For the ground sign,we need the cornice to be changed to a lighter color so it will match the building design • Final landscaping approval is needed from the Urban Forester • We recommend to send this to the Commercial Committee with them having the final voting authority Committee Comments: Sue: How many units are with the adjacent apartments on the Zionsville side?Ashley Bedell: 218 units. Sue: Is the only entrance and exit from the apartments on Weston Pointe Drive? Ashley Bedell: Yes. Sue: Are there any plans for a traffic light there? That's a busy intersection. Rachel: US421 is under the jurisdiction of the State. We can look into it. Sue: This intersection can be very dangerous when you are trying to make a turn,and now you are adding all of these developments. Ashley Bedell: We have been working with INDOT. We did a traffic study and it did warrant for a traffic signal there. We signed a signal agreement with INDOT. It's up to INDOT,but all signs are leading towards a traffic light happening there. Brad: Who has jurisdiction over the design of this intersection? John Molitor: INDOT. Brad: Are turn lanes being added as an INDOT requirement? Ashley Bedell: I will defer to A&F Engineering who's working on all of our traffic designs for us. I can find out for Committee. Brad: I would ask the Committee to bring this up. Sue: Is Christian Brothers a body shop or an auto repair shop? Jeshua Short: It's for light auto repair. Sue: Wouldn't a lot of cars be parked overnight waiting to be repaired?Jeshua Short: During the day,they can store cars in the parking lot. Overnight,they will move all the cars and park them inside.If there's an overflow,they will park a few outside. Sue: What kind of services do they offer? Do they sell any tires? Jeshua Short: They offer light repairing that result in minimum sounds. Brad: In referring to the rear elevations, can you go over the outlined fake windows? Jeshua Short: They are proposed to be flush. We can work with our architect along with Staff to meet the standards. Brad: I'll ask the Committee to defer to these questions at their meeting. Can the arch trim over the service bay door be flatten or soften? It seems little lost it being the only arch. Brad: Do we need the connection from the proposed restaurant site? It seems like it wouldn't be used. This can be discussed at the Committee. Jeshua Short: The Fire Dept. has movability and site access requirements that have to be met. Brad: Does the curb cut solve the issue for the two lots north of this? Ashley Bedell: It's too early for us to know. We don't have the same dead end situation as the Christian Brothers property. 4 Plan Commission Meeting Minutes 4-16-19 Brad: What is the min and max building setback of the US421 Overlay? Jeshua Short: The min is 30' with the max being 120'. We are proposing 75'. Rachel: That's correct. Brad: What is the setback for the Bank of America? I don't want a zig zag effect as you move from building to building. I want this to be aligned with Mr. Farb's strip mall. IRachel: Bank of America is at 110'. This building will be slightly in front of the Bank of America building to the south. The next building development proposal north of Bank of America will be 90'. Alan: Do they do welding work? Jeshua Short: No. Alan: Do they repair large trucks? Jeshua Short: One bay is designed for larger vehicles, like trucks larger than an F-150. No commercial vehicles. Alan: Will there be any work done outside? Jeshua Short: No. All work is done inside the building. Alan: How many bays are there? Jeshua Short: 9 bays; 8 of the same size, and 1 bay for larger vehicles. Alan: Will there be enough space inside the facility to store cars overnight? I'm concern by this since there are no lights in the parking lot. This could be an issue with car break-ins. Is this a concern for the police to know of? Rachel: The building will have lighting all around the building that projects out towards the parking lot. A Motion made by Sue and seconded by Laura to send Docket No. 19020009 DP to the May 9,2019 Commercial Committee with final voting authority. Motion passes 7-0,absent Kestner,Kegley Old Business 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(57' tall), approximately 470 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 are Chris Boardman,Dean Burger,Benjamin Bemis, and Cynthia Blackburn • Currently ZP Investments employs 300 people and hopes to expand to 500 people • No rezone is needed. The PUD allows for office/commercial buildings • The building will be 5 stories. PUD allows for 10-12 story buildings • Presented renderings of the views of the building from all directions • The walkway bridge and garage will match the office building • We believe the building will not omit a glare during the evening and night hours • We believe our building is more of a gray color than a stark white like the Delta Faucet and Roche buildings • We changed the horizontal fin architecture on the parking garage to make it more dense in the corners and to give it a more asymmetrical appearance • The dumpsters will all be stored internally • The ZP and Market District buildings are separated by 450' and are not exactly across from each other • We agreed to add grasses in the area between the parking garage and office building • There were concerns of not enough trees to help soften the building. We now have 66 evergreen trees in our plan. • We agreed to remove the Korean evergreen species from our planting list as suggested by the Urban Forester • We will have a plaza area with outdoor seating that could be used during lunch and company picnics • Operation hours are 7:00 a.m.to 5:00 p.m. • We will have a bike fix it station,6 short-term bike spaces,and 20 indoor bike parking spaces • The closest residential area is Heritage at Spring Mill that is 880' away • The ZP building will not be as tall as the existing office buildings in the area • The Market District will block the views our the ZP building from the Williams Mill subdivision • Spring Mill Place is about 1700' away from the ZP building and can be seen from there • We will retain the large sycamore tree located on the south side of the parcel 5 Plan Commission Meeting Minutes 4-16-19 Department Report: Rachel Keesling: • PC is acting as the combo committee to review this DP/ADLS and Variance • The PUD calls for this type of the building • There were concerns that the building was too stark white, so they have gone with a gray color • They have more specific landscape plans showing the specific areas of the building • They increased the number of evergreen trees from 17 to 66 • They have made modifications to the façade of the parking garage • They agreed to modify the east side of the garage • They will provide shower and changing facilities • We support their architecture variance request. This compliments other buildings in the Meridian Corridor • The building is not adjacent to residential areas • We need the lighting and landscape plans to be approved. The Petitioner is aware and will complete them. • We recommend this to be approved tonight, subject to Staff's approval of the lighting and landscape plans Commercial Committee Report: Alan Potasnik: • Rachel and the Petitioner have addressed our concerns and issues • The Petitioner brought in the building materials for us to view • The Committee voted unanimously for approval at this meeting Committee Comments: None A Motion made by John and seconded by Alan to approve Docket Nos. 18110008 DP/ADLS and 18110009 V, subject to Staff's final approval of the landscape and lighting plans. Motion passes 7-0,absent Kestner,Kegley Meeting Adjourned at 7:39 p.m. 3144' 7 ( . A Al t!L J Shestak Plan Commission Secretary Brad Grab sw r President I 6 Plan Commission Meeting Minutes 4-16-19