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HomeMy WebLinkAboutPC 07-16-19 ��j��a�wR• ��F! j ,m.... . Cityof C I /NDIANts CARMEL PLAN COMMISSION JULY 16, 2019 1 MEETING MINUTES Location: Carmel City Hall Council Chambers,2nd Floor, 1 Civic Square,Carmel, IN 46032 Members Present: Brad Grabow,Carrie Holle,Tom Kegley,Nick Kestner,Joshua Kirsh,Alan Potasnik,Susan Westermeier Members Absent: John Adams,Laura Campbell Staff Present: Rachel Keesling,Alexia Lopez,Mike Hollibaugh,John Molitor,Joe Shestak, 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 Tom to approve the minutes from the June 18,2019 PC meeting. Approved 7-0,absent Campbell,Adams. Outcome of Projects at Committees: Rachel Keesling • Monon Crossing Townhomes Rezone is tabled to August 20 PC meeting. o Commercial: Docket No. 18120015 ADLS: Vine Health Care—Approved 3-0 with conditions Docket No. 18120016 V: UDO Sec. 5.28.E.2—Reduction of required curbs Docket No. 18120017 V: UDO Sec. 3.62.A.1.c.ii. —Lot Coverage Percent: 70% allowed, 80%requested Docket No. 18120018 V: UDO Sec. 3.62.A.2.a.—Additions shall not be added to the front of the building except where the building is set back more than 20' from the setback line of its nearest two neighbors, Addition to the front requested with 2' setback i. Docket No. 19040006 DP/ADLS: Indianapolis Rehabilitation Institute—Approved 3-0 with conditions ii. Residential: i. Docket No. 18010004 Z: Westbridge PUD Rezone—Tabled to August 6 Committee mtg. ii. Docket No. 18100001 PUD: 106th and Ditch PUD Rezone—Withdrawn. Rachel: Next Month we will have 8 items on the agenda. Three items are from Staff Public Hearings Brad Grabow: Explained the Rules of Procedure for a public hearing. 1. Docket No. 19050012 DP/ADLS: Mayflower Alt,LLC The applicant seeks site plan and design approval for a new office and warehouse building on 5.80 acres. The building will be 84,240 sq. ft., 37' tall, and will have 91 parking spaces provided. The site is located at about 9800 Mayflower Park Drive(just north of 4400 W. 96th St.). The site is zoned I1/Industrial and is not located within any overlay zone. Filed by Seth Alt of Alt Construction. Petitioner: Adam DeHart,project manager Keller Webb Associates: • Presented an aerial photo to show the location of the site • In 1997,this site was legally established by a plat • The previous building on this site was demolished in 1998 • Mayflower Park Drive is a private street that is just north of 96th Street • We will have a shared access drive with the existing adjacent property • Presented a site plan, the north portion of the property will contain the stormwater detention area • We will provide a multi-use path along our property,that will be directly adjacent to the street(with no 1 Plan Commission Meeting Minutes 7-16-19 separation/protection) • We will connect sidewalks to our inner sidewalks to provide pedestrian connectivity to our building entrance • Four outdoor and four indoor bicycle parking spaces will be provided • Presented a landscape plan,we will provide the required landscape requirements • Provided an exterior light plan,we will not have any pole lights in our parking lot • There are no adjacent residential structures/properties • Presented Elevations,we are willing to work with the Client and Staff to meet their needs and requirements • We are trying to be flexible with the building plans because we don't know who the tenants will be at this point • We will provide 91 parking spaces for this 84,000 sq. ft.warehouse facility Public Comments: None Department Report: Rachel Keesling • This will be a new warehouse facility and office space with an unknown number of tenants and employees • 16 overhead doors will be on the east side of the building for truck docks and access • 91 parking spaces will be provided on east and west sides of the building • We currently do not know the number of employees. We will have to see what their tenant needs will be. • They will need to update their plans to show the bicycle parking • We still need approvals from the Engineering Department and Urban Forester • We recommend this item to go to Commercial Committee on Aug. 6 with them having final voting authority Committee Comments: Sue: Will they come back to the PC when they get a tenant(s)? Rachel: They will not come back to the full PC. They will need to apply for a sign permit with the Department. Sue: If you feel like there's enough parking provided,then I'm ok with it. Rachel: If there's a problem,we will address it at that point. Adam DeHart: We will have to commit how many employees are allowed in this building(due to load capacity with sewer/water). Alan: Are you proposing four truck bays on each side of the building? Adam DeHart: The 14 truck dock doors, with 2 drive in doors will be on the east side of the building. Alan: Can you show me on the aerial photo the closest residential area to this warehouse? Adam DeHart: I am not aware of any near-by residential areas. The aerial photo doesn't show of any. Alan: So this won't affect any neighboring residential areas with noises caused by the trucks? Adam DeHart: People in residential areas will not have any issues of this. The trucks using this facility will represent a small percentage of the traffic in the area. Josh: Have you been in contact with John Thomas about the BMPs? Adam DeHart: Yes. Josh: I would like you to naturalize the banks and edges of the retention ponds to help keep the geese out and help the quality of water. Adam DeHart: We will naturalize the edges of the ponds. We also like to use fake floating alligator heads. This has been successful in other detention ponds to deter geese. Brad: Will the walking paths along Mayflower Drive be separated by a raised curb? Adam DeHart: We are installing them at grade. There are pavement and draining issues with this existing private street. Installing a curb will cause more issues. We are working with the owners of this private street to get it rebuilt. We want to dedicate the ROW to the City. This two lane road is currently 44' wide. Our walking path would be at the ROW line. Brad: Mayflower Drive is in terrible condition. Does it make sense to not have them construct the path now, improve the road instead and contribute to the Thoroughfare Fund? Rachel: We can relay this information to the City's Alternative Transportation Planner, David Littlejohn. Brad: What are the plans for a monument sign? Adam Dehart: We will comply with the City's Sign Ordinance. A Motion by Josh and seconded by to Sue forward Docket No. 19050012 DP/ADLS to the August 6 Commercial Committee with final voting authority. Motion passes 7-0,absent Campbell,Adams 2 Plan Commission Meeting Minutes 7-16-19 2. Docket No. 19050013 DP/ADLS: Napleton Kia of Carmel The applicant seeks site plan and design approval for a new auto dealership on 3.74 acres. The building will be 24,351 sq. ft.,about 28' tall,and will have 208 parking spaces provided. The site is located on 96th Street and east of Randall Drive(with access from Randall Drive). The site is zoned B3/Business and is not located within any overlay. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson&Frankenberger on behalf of Napleton of Cannel Imports,LLC dba Napleton Kia of Carmel. Petitioner: Jim Shinaver: • With me tonight is Susan DeYoung from Napleton Kia,Jon Dobosiewicz,and Matt Pleasant from Nelson& Frankenberger • Presented an aerial photo to show the current layout and location • Presented a site plan • It is located east of the Enterprise Rent-A-Car center,and the Napleton Maserati dealerships. Directly west are the Tom Wood dealerships,and immediately north are one-story office buildings. • Access to this site is off of Randall Drive.There will be no curb cuts requested on 96th Street • The landscape plan details are located in tab 5 of the info packet. Additional buffers wil I be added to the northern end of the property. • We will preserve the area along Cannel Creek,which is just east of our site • We will provide the required number of bicycle parking spaces • Presented east, west, north, and south elevations, found in tab 4 of the info packet • The exterior building materials will consist of a combination of aluminum composite panels,pre-cast concrete walls,and storefront glass windows. The color scheme will consist of saw-white,charcoal slate,and silver. • All roof top mechanicals will be screened from view • The BZA recently approved the commitments which are provided in tab 9 of the info packet • We received consent from the Williamson Run HOA letter of approval • We will be prepare for the Aug. 6 Committee to provided items listed in the Department Report Public Comments: II Craig Forgey,3730 Power Drive: I am here on behalf of the Williamson Run Neighborhood Association. We are in support of this development but have a few minor concerns for you to consider. The existing Napleton dealerships have commitments of no test-drives in the neighborhood,but we continue to see test drives through our neighborhood. We also see the mechanics drive through our neighborhood. We would like signs place in our neighborhood of no test driving. The unloading of the cars off a truck on Randall Drive,which is the main access drive to our neighborhood. This creates a traffic concern. At the location of the dumpster enclosure tires are stacked up,and the doors are constantly left open. When driving on Randall Drive you can see this unattractive dumpster. We would like a roof placed on the dumpster enclosure. Maintain the landscaping so it doesn't die off. Currently we see dead plants and trees along Randall Drive adjacent to the Napleton Hyundai site. Rebuttal to Public Comments:Jim Shinaver • We will be prepared to address these concerned items at the August 6 Commercial Committee • We have seen and read the letter that sent by the HOA president and was forwarded by Councilman Worrell Department Report: Rachel Keesling • This site is going in where the old Randall Drive went to straight into 96th Street • It is adjacent to Cannel Creek • 1 story in height with a modern design • The only access to this site is Randall Drive. There will not be a new cut onto 96th Street • 200 parking spaces with be provided,and most of them will be constructed of permeable pavers • The site is within the floodplain of Carmel Creek,which means they need to provide off-site mitigation • We are still dealing with problems with the off-site mitigation for Napleton Hyundai dealership • The proposed off-site mitigation for this site is at the King of Glory Church property.The Engineering Dept.has not yet seen plans for this and Staff cannot support this until we see their plans. • We would like to see more trees saved in the waterway creek area. This would provide a great buffer. • We need tree preservation signs and fencing put up to preserve the area along Carmel Creek during construction 3 Plan Commission Meeting Minutes 7-16-19 • Six signs are being proposed.Only two signs would be allowed for their two street frontages. They will seek a variance through the BZA for the additional signs. • We recommend this item goes to the Aug.6 Commercial Committee Committee Comments: Josh: Bring to Committee the difference between using clay pavers verses concrete pavers. The FEMA map is not promising. Please have conversation with Jeremy Kashman and John Thomas on their concerns. Jim Shinaver: We will be prepared to do that. Josh: I know these are public roads and the City maintains these roads but I want you to be sensitive to your neighbors. Jim Shinaver: The KIA Napleton has acquired the HH Gregg site and will use it to unload their cars. Josh: That's great,until HH Gregg finds a new tenant to take over their site. Jim Shinaver: I understand that. Brad: Where is the proposed location of the monument sign? Jim Shinaver: On the southwest side Brad: What is the process with the new car deliveries? Can they park anywhere? Or is this the only place they can go. How long does the semi-truck park there? Craig Forgey: I don't know how long they are parked,but cars are parked here the majority of the time. It's about maneuvering around the parked semi-truck. Brad: How does this work when cars are parked off-site? Carrie: We need to be aware of the west elevation facing Randall Drive.There's only two ways to access Williamson Run and most likely they will be driving in off of 96th Street. We need to be cognizant of the landscaping and dumpster locations because it will have an effect on their property values. Sue: Can we prevent them from not unloading cars on Randall Drive? Rachel: I will look into that. John Molitor: We can request it as a commitment. Sue: For the Commercial Committee meeting,make sure to inquire about the test drives and the location of the dumpsters. Nick: How close is the bicycle parking to the entrance? Jim Shinaver: I'm not exactly sure but we will make sure we are in compliance. Nick: How do I access this site from 96th Street as a pedestrian or bicyclist? Jim Shinaver: We are analyzing this because of the grade issues in the area. We will address these questions at the Committee meeting. Nick: What will the height be of landscaping hedges around the parking lot?Jim Shinaver: We will look into this for the Committee meeting. Brad: Is the issuance of the certificate of occupancy(C/O)tied into the completion of the wetlands mitigation at the Hyundai dealership? Rachel: They are currently in notice of violation and are working with Engineering Department. I can look into the history of the C/O and have a better response. Brad: I want to make sure this is not repeated with the Kia development. Alan: There was an issue of landscaping with the Hyundai dealership. Craig Forgey: There's a lot of landscaping there,but it did not survive. Rachel: The City's Urban Forester is aware of this. They have to provide on-going maintenance to replace any dying trees or plants. They will replant in the fall. Josh: Mr. Shinaver,talk to Daren Mindham and get his advice for the plantings. Jim Shinaver: We will do that. A Motion by Sue and seconded by Alan to forward Docket No. 19050013 DP/ADLS to the August 6 Commercial Committee and to come back to the full Plan Commission for approval. Motion passes 7-0,absent Campbell,Adams 4 Plan Commission Meeting Minutes 7-16-19 3. Docket No. 19050014 DP/ADLS: Avid Hotel 4. Docket No. 19050015 V: ZO Chapter 5.07(D)(3)—Meridian Corridor Architectural Standards,Massing requiring two principal buildings on a lot with over 300' in width,requesting one principal building The applicant seeks site plan and design approval for a new hotel(102 rooms)and mixed use building(up to 7 first floor tenants)on 1.23 acres. The building will be 50,286 sq.ft.,4 stories/155' tall,and will have 97+ parking spaces provided(shared parking with CMC Office).The site is located at about approximately 13300 Illinois Street(NW corner of Main Street and US 31). The site is zoned MC/Meridian Corridor and is not within any overlay zone. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson&Frankenberger on behalf of Jim Jacob of Saamrajya,LLC. Petitioner: Rick Lawrence,attorney,Nelson&Frankenberger: • With me tonight on behalf of Saamrajya LLC are Jim Jacob and Sam Patel • We will present this before the Plan Commission as a combo hearing as suggested by Staff • Presented an aerial photo of the site to show the property borders • To the north of this site is the Goodman Campbell's medical office building.To the west is a one-story office building and a church. To the south is a drainage pond. To the east is the CMC office building • Presented a site plan, access will be off of Illinois Street on a shared drive with the office building in this area • Presented a rendering of the hotel • This will be heard at the Monday,July 22 BZA hearing for a UV • Presented the updated building elevations • Presented an updated floor plan • The exterior of the building is comprised primarily of masonry and glass • We have samples of the brick and paint colors • Presented the design of the wall sign. Two wall signs and one awning signs are being proposed. Public Comments: IPatty Thornberry,I own the office building next door(to the west): I oppose this hotel. I own the access drive they speak of. It's a private street. When we purchased this lot,we were told this would be an office plaza. There's no good access in and out of this area. There's no roundabout or traffic light. The value of the nearby residential properties will go down.In 2006,a Holiday Inn Express was proposed in front of the BZA years ago and it was denied because this is zoned for office space. There's a nearby daycare,and an HOA community center with a pool. The dentist office and neighborhood across the street will get an attorney to fight this. This is supposed to be small professional buildings. My building has had graffiti painted onto it and been broken into. We will need additional police force for this area if this is approved. Brad Grabow: I want to clarify allowable considerations by the Plan Commission are uses of land and types of businesses and operations on the land. We do not give any consideration of the people who use that land. Louis Inendino, 13440 Shakamac Drive: I opposed this hotel. The Park Meadows Park at Springmill subdivision is a quiet community. The amenities we have are a community pool,basketball and tennis courts,playground, large open common areas with walking paths,and stocked retention pond. There are currently three Avid Hotels open in the US, and they are all in Oklahoma City. The average cost of a room was$85 before taxes. I did a search of the costs of 15 existing hotels in Carmel. The average cost for a one night stay in Carmel was$154. The proposed hotel will likely be the lowest cost hotel in Carmel. There are 158 homes in my subdivision. All the homes are within 1/3 of a mile of this hotel. There are additional 45 homes within 1/3 of a mile of this hotel. Rebuttal to Public Comments: Rick Lawrence • Hotel use is a permitted use and allowed in this zoning district • Our proposed variance is just for l'floor hotel use within the building Department Report: Rachel Keesling • The PC is acting as the combo committee for this proposal • The original DP for this site was approved for this site in 2001 for three buildings on this site • The current plan follows what the original site plan had set out in regards to building placement, access,and 5 Plan Commission Meeting Minutes 7-16-19 location of parking spaces. We are supportive of the Variance request as the intent is met with original site plan and the existing CMC office building. • A hotel is a permitted use in the Meridian Corridor,when the hotel is located on the 2nd and upper floors. Only a full service hotel is allowed to be on the first floor of the building. • This is classified as a regular hotel. No conference space will be included. • They are requesting a Use Variance(UV)from the BZA to have a partial hotel use such as the lobby, laundry, and gym on the first floor • 102 guest rooms proposed on the floors 2 through 4 • The east portion of the first floor would be open for commercial attendants • They will provide 96 parking spaces and the rest would be covered by the CMC office building parking lot • This is a commercial subdivision and there's a shared parking agreement between the different sites • They will provide bicycle parking • The design is all brick,with 3 different colors of brick being proposed • We would not be supportive of painting the brick. There's some more work to do on the design. • We need to approve the lighting details and landscape plan • We recommend this goes to the Commercial Committee on August 6 for further review Committee Comments: Josh: What is the access issue on this private drive? Rachel: There's a shared access easement over this entire drive and office park. Josh: Can you look into this for the Committee? Rachel: Yes. Brad: Any access agreement that may exist now would be further granted by CMC to this hotel site? Or is this access agreement a private agreement between CMC and Ms. Thornberry? Rick Lawrence: There's an agreement in place and I can provide a copy of this document. Brad: Is this a subordinate(secondary)grant by the CMC to the hotel owner? Rick Lawrence: The document ties everything together and allows for future development of the parcels. Carrie: Are there any restrictions in place by the City concerning the hotel's caliber or cost of room? John Molitor: The State passed a law 2 years ago;you cannot regulate the price that is charged. You can't put a minimum or maximum on the price. Nick: Can we see the exact color samples of the outside building materials? Can you present the specifics of the short and long term bicycle parking? Is there meeting room space? Rachel: This is a regular hotel,no conference room space is being proposed. Conference space is not required for a regular hotel. Josh: Can you look into the previous hotel BZA request for this site? Rachel: I was able to do a quick search and in 2006,the Holiday Inn Express petition was withdrawn. I will look more into this. Alan: Will there be any food service or room service? Rick: There will serve breakfast. Alan: Is there a room within the Hotel for an event or reception? Rick Lawrence: No room will be provided for this. The original intent was to work with the Noah's Event Center(which was proposed to go on the north portion of this site, but the company went bankrupt). Alan: If a restaurant was incorporated into this site,how do we calculate the parking? Rachel: Right now,the parking is calculated for general commercial use.If a restaurant tenant would go in,we would not have to change or provide more parking spaces for that use. Alan: Can you show how the hotel is accessed? Rick Lawrence: Presented a site plan,the shared access drive is directly across the street from the subdivision.Alan: Is this shared drive the one Ms. Thornberry is referring to as a private drive?Rick Lawrence: I will need to look into this. Alan: This is an important issue we will need to address. Brad: The off-ramp from US 31 to Main Street are elevated.Can you explain the height and grade of the building compared to this roadway? Jon Dobosiewicz: It's a 55' tall building,and the grade of the roadway there is between 20'- 30' elevated. Brad: At the next Committee meeting,can you bring renderings of the hotel as you travel on 31 and Main 6 Plan Commission Meeting Minutes 7-16-19 Street to show the view if you are able to see on the rooftop of the hotel? Rick Lawrence: We will bring that. Brad: Can you provide a rendering of the area of the entrance off of Illinois Street? Is there a monumental sign? Rick ILawrence: There's no monumental sign being proposed at this point. Sue: How will people know where to turn and find this if there's no sign? Rick Lawrence: We will look into the different possibilities. A Motion by Josh seconded by Tom to forward Docket Nos. 19050014 DP/ADLS and 19050015 V to the August 6 Commercial Committee and return back to the full Plan Commission for final voting authority. Motion passes 7-0,absent Campbell,Adams TABLED TO AUGUST 20 5. Docket No. 19050017 Z: Monon Crossing Townhomes Rezone R-1/Residential to UR/Urban Residential 6. Docket No. 19050018 DP/PP/ADLS: Monon Crossing Townhomes 6.8 acres. The site is located at 1101 Rohrer Rd. The site is currently zoned R 1/Residential with a proposed change to UR/Urban Residential. Filed by Nelson &Frankenbcrgcr, LLC on behalf of Lennar Homes of Indiana. 7. Docket No. 19050020 Z: Rezone S-1/Residential to S-2/Residential 8. Docket No. 19050021 PP: Troy Estates Subdivision 9. Docket No. 19050022 V: UDO Section 2.06 Min.35 ft. front yard setback,25 ft. requested The applicant seeks rezone, primary plat, and a variance for a new subdivision consisting of 39 lots on 23.3 acres. The site is located at 4100 1415` St. The site is currently zoned S-1/Residential with a proposed change to S-2/Residential. Filed by Nelson & Frankenberger, LLC on behalf of Lennar Homes of Indiana. Petitioner: Jon Dobosiewicz: • We are presenting this in front of the combo committee • Presented aerial photo to show the location of the subject 23 acre property, shown in Tab 2 of the info packet • Surrounding our property are single family residential homes • We feel the S-2 is a best fit for this location of the surrounding properties north of 141 S` Street • Mr. Shinaver passed out an exhibit to show changes in our site layout to address Staff's feedback • Access to the subdivision will be at 1415` Street directly across from Longridge subdivision entrance • Two stub-streets will be provided to connect to The Preserve at Bear Creek existing stub-streets • A third stub-street will be provided to the west for any future development of the parcel • The updated site plan provides greater open space along 141 St Street • Staff recommended to eliminate the cul-de-sac and we did that in the revised plan • We combined the two detention ponds into one pond • Presented renderings of the home products, is shown in Tab 5 of the info packet • Sales price of the homes in this subdivision would be between $450k- $600k • The written architecture standards commitments were patterned off of subdivisions the PC reviewed in the past • Staff has recommended to include additional landscaping enhancements • We conducted a public neighborhood meeting to the surrounding property owners to present our plans • We will include a playground/park per Staffs request Public Comments: Nick Armstrong,3900 W. 141" Street: I'm one lot away from the proposed Troy Estates. We are for the development but I have some concerns about the pedestrian and bicycle connectivity. There's no shoulder or sidewalks. It currently stops at west edge of Overbrook Farms. There are only 6 homes that are not connected to this sidewalk. This section of 141St Street currently has no bike paths and now is the time to do it as part of the development I Jill Meisenheimer: The new site layout was not included in their info packet. I don't understand the need for the rezone or variance requests. I believe they are rezoning to cram in more houses. The amenities are not clear. The Urban Forester expressed concerns about the landscape plan in the TAC meeting. What's a pocket park? Is this considered an 7 Plan Commission Meeting Minutes 7-16-19 amenity? How is this overall development a conditional fit?Why not require the best fit for neighbors?A low density subdivision should be considered. Dee Fox, lives in West Cannel: There are no conditions on or next to this site that would require a rezone to an S-2. S-1 zoning would allow the minimum 0.3 acre lot size that is similar to the average lot sizes of the S-2 zoning. The rezone request is to obtain density increase to 1.7 units per acre. 70% increase over the zone density and higher than any adjacent subdivisions. The surrounding properties of this subject property deserve the consideration from you. The 2020 vision plan would allow up to 1.3 units per acre density on this site. The Department Reports should compare the request development standards under met or not met to the established zoning district requirements in additional to the rezoned district requirements. The architecture renderings look very similar and the only front facades are showing. Why were the public notices sent from Pulte Homes of Indiana? Is Pulte the builder or Lennar Homes? What's the open space requirement? How many trees will be preserved? Rebuttal to Public Comments: Jon Dobosiewicz • The lot sizes that are being proposed are consistent to the lot sizes of the adjacent neighborhoods • The density of the adjacent neighborhoods range from 1.3 to 1.99 homes per acre • Mr.Anderson and Mr.Armstrong both attended our neighborhood public meeting and we will anticipate the City will continue for pedestrian sidewalk connectivity as development occurs in this area • You cannot walk currently to the nearby elementary school. With our site,you can walk through our site and connect to the pedestrian path. We will provide the stub street to the north. • We can't procure ROW across other parcels,but it's important to share the concerns of this connectivity • The Urban Forester's comments were on the original plan,and not the revised plan. The revised plan has more open space and addresses his concerns. • We will work through the additional comments at the Residential Committee Department Report: Alexia Lopez • This petition is being considered in front of the PC as a combo committee • With rezones,we look at the Comprehensive Plan,the anticipated growth,and the general policies of the west area of Carmel • This area is calls for low density,between 1.0- 1.3 units per acre • Conditional fits are deemed appropriate when the more intense development is installed with sensitivity to the adjacent land classification • We like the general layout of the updated site plan and the stub street connectivity to the north and west • They will provide a 10' wide path along 1413`street and we are asking a for a path around the detention pond • Architectural standards will be included as a commitment to this proposal. This is not a PUD. • We are asking for a certain amount of masonry on the front façades and base around the entire home. We will look at the number of windows on each side of the home. 6' deep minimum front porches. Side loading garages, with a window and facing the street. • Landscaping buffer will be required along 141'Street • A variance to the front setback will only be internal within the neighborhood • We request they provide a sidewalk to the front door • We continue to work through our remaining concerns with the Petitioner and Plan Commission • We recommend to send this to the Residential Committee on August 6 Committee Comments: Josh: Can you commit to 5' wide sidewalk? Jon Dobosiewicz: Yes,they are 5'. Josh: Can you commit to a paved multi-use path through the subdivision? Jon Dobosiewicz: We will take it under consideration. Josh: It's got to be four sided architecture. I would trade some of the beauty of the front of the subdivision and share it to the side of the residential buildings. Native plantings are needed around the detention ponds. Brad: I would like to see sidewalks going from the front door to the street. I would like to see the minimum amount of masonry on the front elevations and four sided architecture standards. For any home located at the end of a block,I would like the Committee and Petitioner discuss the placement of the garage in a more favorable location. For example, 8 Plan Commission Meeting Minutes 7-16-19 Lots 33 &34 garage and driveway would be on the north-end. Lot 1 drive and garage would be on the east side. Jon Dobosiewicz: We will take a look at it and we can accommodate this. Brad: Adding amenities would be helpful.The aerial views of the surrounding neighborhoods shows more open space in Bear Creek and Overbrook Farms than what is Ibeing proposed in Troy Estates. I would like the lot sizes,density,and open space to be more proportional to the adjacent neighborhoods. Jon Dobosiewicz: The open area(green space)you see in the neighborhoods that border 146th Street will eventually become developed as a part of the 146th Street expansion Carrie: I agree with more amenities. Grannan Grove has 14 lots and does not have any amenities. It hard to sell homes to families because of the lack of sidewalks and playground. Revisit the landscaping requirements. I understand it will be hard to add four sided architecture due to the high costs. Instead you can include more landscaping and it will look much better. Nick: I have concerns with the distance between the homes. When they are this close,they have trouble landscaping it and usually put up privacy fencing. How can this be an attractive area instead of putting up privacy fences? Jon Dobosiewicz: We will look into this and provide an exhibit/rendering of the side by side homes. Wood privacy fences are prohibited.Lennar does not want this look. Wrought-iron fences will be allowed. Brad: Make sure the architecture standards explain wood privacy fences are not allowed,and open-style fences are allowed. Sue: Can you provide more renderings showing all sides of the homes? They do look a lot alike. A Motion by Josh and seconded by Tom to forward Docket Nos. 19050020 Z, 19050021 PP,and 19050022 V to the August 6 Residential Committee and will return to the full Plan Commission with final voting authority. Motion passes 7-0,absent Campbell,Adams 10. Docket No. 19050026 Z: Rezone S-1 to B-3 11. Docket No. 19050027 DP/ADLS: Take 5 Quick Lube The applicant seeks rezone, site plan and design approval for a new auto service/oil change facility on 0.66 acres. The building will be approximately 1,500 sq. ft.,about 32' tall,and will have 8 parking spaces provided. The site is located at 9799 N.Michigan Road. The site is currently zoned S-1/Residential with a proposed change to the B-3 zone,and is within the US 421 Overlay. Filed by Elliot Smith of Baldwin Capital Partners. Petitioner: Elliot Smith: • We are local franchisees with Take 5. There are none currently in the Indianapolis area. • Drive-thru oil change concept. Customers stay in their car during the oil change. The average bay time for an oil change is 9 minutes. • Presented a site plan • It's the last residentially zoned parcel that will be rezoned to business/commercial use • The access drive is not off of Michigan Road. There will be an access drive off of 98th Street. • We are working with the Urban Forester to preserve as many trees as possible and plant new trees where needed • Presented elevations,the building will consist of 95%brick • Next week we will be heard in front of the BZA for a Use Variance • We will have one brick monument ground sign on the corner on Michigan and 98th Street • We are working on a photometric plan and will submit one that is compliant • We will update our trash enclosure to be more in line with the design of the building Public Comments: Javid Rastegar,3741 W 98th St.: My home is one lot east of the proposed site. The neighborhood to the east uses Commerce Drive to access Michigan Road. I have concerns with the lot size and the traffic. 98th street doesn't have a Ishoulder. 90%of the houses in this area are on well water. We have septic and well water. If the oil contaminates the soil,this is a concern. I am for this area to be developed,but not for an oil change service. I don't think enough public notice was given out to the neighborhood. The HOAs should have been included. Rebuttal to Public Comments: Elliot Smith: 9 Plan Commission Meeting Minutes 7-16-19 • The size of the lot is smaller than 3 acres,but it was grandfathered in • For traffic flow,we only do 35-50 cars a day. A restaurant or car wash business will see 150 or more cars a day. • We capture all the oil. There are tubes that transfer the oil directly into a container that is picked up by a truck and taken off site to be recycled. • This is different than your full service auto-shop. We don't use jacks. There's hardly any noise. We close at 8 PM. • We complied with the instructions given to us for the public notice. Rachel: The requirement is to notify two properties deep or 660' away from the subject property. They received an official properties owners list from the Hamilton County Surveyor's office,which they submitted to us. They fulfilled the public notice requirements. Department Report: Rachel Keesling • This is a very small site compared to other commercial sites • This parcel is part of the North Augusta subdivision that was platted in 1949 • The Ordinance states if you are platted prior to a certain date,you are exempted from the 3 acre requirement • This is the last residentially zoned property that directly borders US 421 • The variances that will go before the BZA are front yard stacking and building size • The customer will stay in their car during the oil change and that's why they don't need a lot space • They will be preserving 10 trees on the south and east border • They will construct the building entirely of brick which complies with the 421 Overlay • The site plan meets the B-3 and 421 Overlay zoning requirements for setbacks,height, and lot coverage • There are platted setback requirements part of the North August subdivision • They submitted a replat request to Staff. We are supportive of this request. • There will be an access drive from 98th street. No cuts are being proposed on Michigan Road • They will provide sidewalk connectivity and bicycle parking • We have a few outstanding items such as the lighting, landscaping,and signage plans. • We recommend this goes to the Commercial Committee on August 6 with them having final voting authority Committee Comments: Nick: I have concerns with the drainage. The water-table in this area is very high. The detention pond that you will be using holds a lot of water. I owned this pond at one point,and it was like a swamp. Elliot Smith: We are currently working with the Engineering Department on the drainage. Brad: Is there any internal or up-lighting proposed on the monument sign? Elliot Smith: There's a light facing the sign to show the words and logo. Rachel: They are allowed lighting on the sign. A sign permit is needed. Josh: I would like a thorough explanation of your oil containment policies,and the State laws involved. Bring this info to the Commercial Committee. A Motion by Sue and seconded by Josh to forward Docket Nos. 19050026 Z and 19050027 DP/ADLS to the August 6 Commercial Committee with final voting authority. Motion passes 7-0, absent Campbell,Adams 12. Docket No. 19050030 PP Amend:Plum Creek Farms Common Areas The applicant seeks primary plat amendment to remove commitments on their common areas. The original primary plat was approved with public access allowed to the common areas of the subdivision,but the neighborhood would like to remove that requirement to only allow Plum Creek Farm resident access. The site is located northeast of Hazel Dell Pkwy and 126th St on 84.88 acres. The site is currently zoned S-1/Residential. Filed by William Ranek,HOA President on behalf of the Plum Creek Farms HOA. Petitioner: William Ranek: • Presented an aerial photo • We are proposing to remove the requirement that our common areas remain open and accessible to the general public for use. We would like to restrict that use to residents only. 10 Plan Commission Meeting Minutes 7-16-19 • We would like to install signs to notify the general public, "these grounds are for residential use only" • We do not want to install barriers • The common areas have been used as parking by the nearby Northview church. When the ground is wet,the parked cars ruin the grass and we are stuck repairing these areas. • Access to the corn crib will be maintained • We will not police this but we want to the ability to discourage the misuse of this common area • Cars and trailers have been left abandoned in the common area Public Comments: Ed Chandler, Plum Creek Village: I walk and bike through your neighborhood quite a bit. I just wanted to make sure I'm still allowed to do this. It's a very nice neighborhood and I want to be allowed to enjoy it. Rebuttal to Public Comments: William Ranek • There's no intent to keep anyone from accessing our neighborhood. We welcome our neighbors to walk through our subdivision. Department Report: Alexia Lopez • Staff is in support of this amendment. Most newly constructed neighborhoods don't allow public use of their amenities and common areas. • They addressed our remaining comments and we recommend positive consideration of their request • We recommend you to suspend the Rules of Procedure so you can vote on this item tonight A Motion made by Josh and seconded Sue to suspend the Rules of Procedure to vote on this item tonight. Motion passes 7-0,absent Campbell,Adams Committee Comments: IJosh: Do you have a contractual agreement with Northview Church? William Ranek: We do not. We have an unwritten agreement when they are going to have an event,they would contact the HOA. Josh: If this space is voted to become private, will you charge people to park here? William Ranek: It's not the HOA's intent to charge people to use this common area. We intend to keep a good relationship with our neighbors and Northview Church. Brad: The area of Inlow Park was not controlled by City in 1998. At this time, the Petitioner for Plum Creek Farms was asked by the City to offer their common area as a public park to the City. We now have Inlow Park and it's only a mile away from this location. Alan: Did the City of Carmel help maintain this property? William Ranek: They did not. The neighborhood maintains the common area. Tom: Can anyone come here and use this area? William Ranek: Northview Church has been the primary user of this common area to park when they host large events and there's an overflow of parking in their parking lot. John Molitor: When the PC approves a PP,they do include the covenants and restrictions that are recorded along with the PP. This one indicates the common areas would be continued to be open to the public unless the PC changes this. This is why this amendment is in front of you tonight. A Motion by Josh and seconded by Sue to approve Docket No. 19050030 PP Amendment. Approved 7-0,absent Campbell,Adams Meeting Adjourned at 8:58 p.m. 11T/ ,l'eC -•."---\ Joe stak Plan Commission Secretary Brad Grabow President 11 Plan Commission Meeting Minutes 7-16-19