HomeMy WebLinkAboutMinutes COM 08-06-19 I7:::......-1-f. ,
Cityoof Carmel
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Carmel Plan Commission
COMMERCIAL COMMITTEE
Tuesday, August 6, 2019 Meeting
Location: Cannel City Hall Caucus Rooms,2"d Floor, 1 Civic Square,Cannel, IN 46032
Members Present: Alan Potasnik(Committee Chairman),John Adams, &Laura Campbell
Members Absent: Joshua Kirsh
Staff Present: Rachel Keesling(Planning Administrator)&Nathan Chavez(Recording Secretary)
Legal Counsel: John Molitor
Time of Meeting: 6:01 PM
The Commercial Committee met to consider the following items:
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.
Petitioners: Adam DeHart(Keeler-Webb Associates)& Seth Alt(Alt Construction)
Adam DeHart:
• I am going to cover the highlights on questions brought up by the Plan Commission(Commission)
members and cover the blue highlights in the Department of Community Services(Staff)Department
Report.
• Here is a revised site plan(Titled: Site Plan_Revised 08-06-19). I will take you through those changes and
as I go through each of the items I will point out changes made reflecting Commission questions and Staff
comments.
• We have reduced the amount of truck docks by two or three. We have reduced the overhead doors by two.
This had led to more green space on the rear of the site that may potentially lead to additional parking if
needed.
• On the front of the site,the previous site plan didn't exactly merge with the exact location of some of the
man doors. On the north and south ends of the building along the west façade,we have added those door
locations.The doors on the center have stayed in the same location.
• The parking counts,access points,paving,concrete,and utilities are all still the same.
• One item discussed at Commission was the amount of parking spaces and parking space count based on
the amount of employees.The I-1/Industrial zoning district requires one space per employee. This is a
speculative building. While we are in talks with a tenant right now,we don't know exactly how many
employees they actually will have. We are committing to the one space per employee per the zoning
requirement. As a standby standard,Indianapolis uses one space per 1,000 sq. ft. We have an 84,000 sq.
ft.building and we are providing 87 spaces. We feel both through our expertise as a designer and their
expertise as an industrial building general contractor that we are providing the correct amount of parking.
They will use this building primarily for shipping and distribution as opposed to office.
• This is a spec building which will be shelled out. The interiors won't be finished.We will bring
construction documents and obtain a State release.The tenant finish drawings will specify the occupant
load and number of expected employees. We will be paying our sewer bills based on the number of
employees. This is another opportunity for Staff to count the number of employees.
Commercial Committee Minutes 08-06-19 1
• There is a change in the rain garden outlet. It now outlets to the south through an existing drainage
easement and through an existing dry detention pond into an existing wet detention pond onto the
adjoining property owner's parcel. We will resubmit these revisions to the Engineering Department
(Engineering).
• There was discussion about the walking path.The previous plan showed a walking path along the edge of
the pavement. The existing pavement is in poor condition. The road is a private drive.As a result the path
would barely fit at the edge of the road. As discussed at the July 16 Commission we would be building a
path that would lead to nowhere.
• The owner is willing to contribute to the City of Cannel(Cannel)Thoroughfare Fund instead of creating
a pathway that is ineffective and abutted next to the edge of the road. The path would bring pedestrians
close to the road with vehicular traffic which is less than ideal. The path has been removed from the
revised site plan.
• We have identified a spandrel panel and believe it fits within the standards. We are willing to commit that
detailed sign plans will come back through for approval. It is our intention to have wall signage in
compliance with the Unified Development Ordinance(UDO)at the location shown in the elevations in
the packet submitted for Commission.
• Bicycle parking has been adjusted.We are providing four spaces near the front door near the middle part
of the building. We will also make provisions for four additional interior bicycle parking spaces because
there is 84,000 sq. ft. of warehouse.
• There was a small change in the Carmel Fire Department(CFD)connection. It was on the north side of
the drive and it is now on the south side of the drive to comply with the CFD request. We have not heard
back from CFD yet. We have extended,on the south side of the site,the water line and fire hydrant to the
east about 50-ft.to a requested location. We will continue working with CFD.
• A last minute workshop with Staff resulted in an extension of the sidewalk along the front parking spaces
south and providing for a crosswalk with the Performance Services property.They are an internet
business and we don't expect much pedestrian traffic,but are planning for the future.This gives us access
to our neighbor, as well as,back over to the street in case the street becomes a public road.
• Rachel Keesling: Landscaping?Adam DeHart: I have not heard from the Urban Forester. If there are
any revisions we would be happy to revise,move things around, or add to them if necessary.
Department Report: Rachel Keesling:
• Staff has worked on all the petitions today to finalize all items.
• Engineering and CFD approval is needed. We can make approval conditioned upon their approval.
• With regards to the employee parking, I am not comfortable with this because the UDO stipulates the
number of employees,which we do not know, determines the number of required parking spaces for this
kind of building.
• With the changes of added landscaping and the 80-ft. of pavement on the east side, if additional parking is
needed the site plan can be can be modified to add parking spaces.
• How many spaces are there, 87 or 91?Alan Potasnik: 91. Adam DeHart: 91.Rachel Keesling: They
should be okay. If you feel comfortable with that then so do I. There is opportunity for parking expansion
if needed. I have not had much experience with speculative buildings with this kind of user,where it is
based on the employees.
• Adam DeHart and I worked on the sidewalk connections to the south today. The existing business to the
south does have a sidewalk that stops at the edge of their parking. This is a good way to connect them out
to the street and provide interconnectivity between the two. This is a UDO requirement as well.
• The Urban Forester stills needs more notes on tree preservation,which I believe is on the east property
line,and making sure the landscape yards were correct. We just need to take this through another round of
our ProjectDox software to finalize things.
• Adam mentioned bringing signage in at a later date for Staff review once we know the specific tenant.
Because the property is on a private street technically they are not allowed any signage,because it is not a
public street frontage. They will need a variance of some kind. It is best to figure out signage at a later
date.
• Staff recommends approval pending approval from Engineering,CFD,and the Urban Forester.
Commercial Committee Minutes 08-06-19 2
• Alan Potasnik: I want to touch back on the parking issue before Commercial Committee(Committee)
comments.This is not an office use and is not intended to be an office use?Adam DeHart:No. Alan
Potasnik: At 91 spaces,does that make sense that you will not be close to hitting that count,as far as an
employee count is concerned?Adam Dehart:That is part of the reason we designed the site the way we
have. 60 spaces are in front and we feel like that will cover what is needed.There are almost 30 in the
back where the truck dock space is.These spaces can also be used for maneuvering the trucks if needed.
Alan Potasnik: We are sensitive to parking needs and spaces. My question is because it is not an office
use will there be fewer people involved in this facility than if it were an office use?Adam DeHart:
Correct. Rachel Keesling: I think it will be okay.
Committee Comments:
Laura Campbell:
• I would like clarification on the sidewalk fund.Rachel Keesling: As part of the Thoroughfare Plan there
is an option to contribute financially so that sidewalks or paths may be constructed later.The project
engineer will provide an estimate of design and construction costs for the sidewalk or path. A check for
that amount will then go into the Thoroughfare Fund and be spent on sidewalk improvements. Laura
Campbell: If future sidewalk improvements cost more than current costs who pays for that?Rachel
Keesling: Cannel would then pay for that.The petitioner would contribute the current cost for design and
construction and if in the future if costs rise then it is on Cannel. It is a requirement to comply with the
Thoroughfare Plan. Petitioners have the option to contribute money,build,or request a variance. Staff
usually does not support a variance to not build or pay.
• Laura Campbell: Is there money just sitting in the Thoroughfare Fund that would cover it?How does
that work?Adam DeHart: We have 480 ft. of frontage. I will work with the contractor to estimate how
much it would cost to construct 480 ft. of sidewalk. A dollar figure will then be presented to Staff and
Engineering for review based on current construction practices and cost of materials. Once approved I
will write a check to Cannel. Cannel can then use that money at other locations to better benefit the
community and pedestrians.Rachel Keesling: I don't know how much is in the fund at any given time or
how or where Engineering prioritizes spending. Adam DeHart: Some of the funds will be spent on the
existing 136th St.project near Cannel High School. It is a path fund.Cannel is matching funds with the
State and Federal Government.
John Adams:
• Can you please explain to me the storm water retention?There is a lot of square footage that will collect
water. Please explain where all that water will go.Adam Dehart: The building and truck dock area will
all be conveyed by storm sewer to retention pond on the north side of the site. It will discharge into the
existing storm system out by the road.John Adams: Pardon me; is that an existing retention pond or one
that will be built?Adam Dehart: One we will build.Rachel Keesling: It will be built on the north end of
the site.John Adams: There is enough room?Rachel Keesling: Yes. Adam DeHart: The front parking
lot will go to three different rain gardens which drain south into the master planned area in front of the
Performance Services building.The original plans for the Performance Services included a large area on
our property that drains to the south. We are going to treat that water in the rain gardens and then their
system is sized to carry this.John Adams: That will be in the space just immediately north of the
(Performance Services)building?Rachel Keesling:No that is where the new building will go.
Alan Potasnik:
• Someone mentioned encouraging the neighboring property owners to help maintain the road,because it is
a private road,correct?Adam DeHart: Yes.Alan Potasnik: What is the status that?Looking as far as
infrastructure maintenance. I'm sure if they say no,you are willing to take on full responsibility of the
road maintenance?Adam Dehart: We are still actively pursuing a plan to restore the road with the
owners of the road and other property owners in the park so it is passable. Cannel would like to see the
road dedicated. For our own preservation,we may be working with an immediate neighbor or two to
dedicate the road,by fixing our section of the road. It depends on how many stake holders are willing to
contribute.There is no construction schedule yet.
• Are you willing to make a commitment to have the road maintained?Adam DeHart: I believe there is
already a private road agreement in the recorded instrument specifying how that will be handled.This
Commercial Committee Minutes 08-06-19 3
problem is it hasn't been done yet.The City has issues with private roads because an agreement is in
place,but just hasn't happened yet.The City has no teeth to spur maintenance,nor does the City want to
accept the road in its existing condition and get stuck rebuilding it. We want our tenants to be happy and
access the site without incident;we just haven't worked out all the details yet. Alan Potasnik: My
concern is if this is a private road,you are trying to get participation by the neighbors.They haven't
committed yet to make sure someone commits to maintain the road.Rachel Keesling: This is a private
matter.Alan Potasnik: As long as it does not become a City manner.Rachel Keesling: The City will not
accept the road in its current condition.
• In the Department Report under Architectural Design it states"The north and south elevations will have
no windows,but a stair-stepping effect in the height of the building,decreasing as the building moves
east."Can you explain that to me?Rachel Keesling: The building is taller on one end and decreases in
size as it moves east.Alan Potasnik: What does that have to do with windows?Rachel Keesling: There
are no windows, but this is a way to modify the height of the building to provide some architectural
emphasis on the facade.Alan Potasnik:The lack of windows is an architectural element?It has nothing
to do with anything else?Rachel Keesling: Yes. The building is boxed shaped,but they are trying to add
some design elements by varying the height of the roof.
• You are happy with the commitment regarding the sign ordinance?Rachel Keesling: Yes.
John Adams:
• It seems like the real show stopper, if there is one, is the road. It is obviously not useful for semi-trucks.
Would I be safe in saying that users may use 96th St.to access Mayflower Park Dr.?Adam Dehart: That
is the shortest route,yes. We are considering that as well,to repair the road enough to access the site.
John Adams: That was going to be my statement, if you can't get enough owners to contribute to road
repairs,just repair the section between 96th St.and your facility.Adam Dehart: Fortunately we are not
that far from 96th St.John Adams: You obviously wouldn't go ahead with construction of the building
until the road is resolved. Am I correct in saying that?Or are you doing both simultaneously?Adam
Dehart: Pretty much simultaneously in the grand scheme of things,but the building will take longer to
work on than if we rebuild the road.
Alan Potasnik:
• Rachel,you mentioned we do the two separately. Rachel Keesling: They have addressed my concerns
and I would like to readjust my Department Report recommendation.
John motions to approve Docket No. 19050012 with the conditions that the Engineering Dept.,CFD,and
Urban Forestry give final approval,Laura seconds,motion passes 3-0.Absent Kirsh.
Alan Potasnik: Before I introduce the next two items,Rachel,you mentioned we should take the rezone and
Development Plan(DP)/(Architecture,Design, Lighting, landscaping, and Signage)ADLS separately. Should we
just hear the rezone tonight and next month hear the DP/ADLS?Rachel Keesling: The petitioner has addressed
Staffs concerns and I would like to change my recommendation to approving the DP/ADLS tonight. We can hear
both of them tonight.
2. Docket No. 19050026 Z: Rezone S-1 to B-3
3. 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.
Petitioners: Elliot Smith(Take 5 Indiana)&Andy Morrison(Take 5 Indiana)
Elliot Smith:
• Would you like to go over the rezone first?Alan Potasnik: Let's go over the rezone. Elliot Smith: This
is pretty straight forward. This parcel is the last residentially zoned parcel on Michigan Rd. from the
original plat,when the subdivision was first developed. Staff has sought this rezone for quite some time
now. The request is to rezone the two-thirds acre to B-3/Business(B-3). We are incompliance with the B-
Commercial Committee Minutes 08-06-19 4