HomeMy WebLinkAboutMinutes COM 10-01-19 • These lights,as you pointed out,will be motion activated?Bob Harmeyer: Correct.Alan Potasnik:
Time of day or weather conditions won't have any effect on them coming on?Bob Harmeyer: Hopefully
not.Marty Rosenberg: They will be on all levels too.
• The rehabilitation fields will be used for the hospital patients only and won't be used for any kind of
Cannel school activity?Bob Harmeyer:No sports.No games.No tournaments.Marty Rosenberg:
They aren't even full fields,only partial fields to allow patients to go through natural motions for their
specific sport.Jennifer Lasch: There was only enough space to allow for 40 yards with some run-off
space to avoid running into things.
• As far as disrupting any of the residents due to construction traffic,do we need the street cleaned at the
end of the day?Marty Rosenberg: Some of the traffic will enter through the Meridian Suburban
subdivision because there is an entry onto the property from there. I don't know if we have a specific plan
for where construction vehicles will be.Jennifer Lasch: There are two construction entrances; one at the
south and north entrance.Normally there is only one,but the easement bisecting the property forces two,
so there isn't a lot of cross traffic over the easement. In the SWPP plan(storm water pollution prevention
plan)is the inclusion of mitigating dirt and debris into the right-of-way.Alan Potasnik: As long as you
plan on addressing that.Bob Harmeyer: Once the residences are taken over then the plan is to bring
construction in through that entrance.Alan Potasnik: While they are there it really needs to be addressed.
Bob Harmeyer: That is addressed in the SWPP plan.Jennifer Lasch: It is one of those things that are
taken care of by the construction team.
Ron Houck(Cannel Citizen): On the lighting plan for the top floor, is there a different fixture on the residential
side of the garage?The light shows only going into the garage.Bob Harmeyer:Yes there is.Ron Houck: If it is,
that's fine.Bob Harmeyer: There is a cutoff shield on the back of it.This type of fixture sends the light one
direction.Ron Houck: For the photocell sensors,once the lights are active,what turns them off?Marty
Rosenberg:they are timed out.Bob Harmeyer: There is a timer.They are tripped on and are on for a set amount
of minutes and then turn off.
Jill Meisenheimer(Cannel Citizens for Responsible Zoning): I sent an email to the petitioners for the living wall
window boxes. Marty Rosenberg: We have looked at window boxes in the past.It is not a practical design for
the scale of this structure.The maintenance and ability to bring water to them is erroneous.
Joshua motions to forward Docket No. 19060019 to Plan Commission with positive recommendation, Laura
seconds,motion passes 3-0,absent Adams.
4. Docket No. 19060018 DP: Carmel Hotel and Office.
The applicant seeks site plan approval for two building pads and associated parking on 2.96 acres. The site is
located at 12166 N.Meridian Street. The site is zoned MC/Meridian Corridor. Filed by Brad Schrage of
American Structurepoint on behalf of Michael Garvey of Diversified Land Acquisitions,LLC.
Petitioners: Brad Schrage(American StructurePoint),Michael Garvey(Lauth),&Ryan Kates(Lauth)
Brad Schrage:
• Brad passed around a packet(titled Site Plan Old and New).
• The first page is a revised site plan.The main change is the additional sidewalk extending to the building.
• Staff asked today to realign the sidewalk so it is straight.Before it was angled more.This was done late
this afternoon.
• After the September 17th Commission the main concerns were parking and trees.Page 3 contains a
parking analysis comparing hotel demand,with peak hotel demand,and office building demand. Between
our parking lot and the Ritz Charles,in which there is a shard parking agreement,there are 297 parking
spaces between the two parcels.The hotel will require 127 spaces and five per thousand on a 48,000 sq.
ft. building puts us at 240 at the office with a total of 367.If all the users are present at the same time,
there is a 70 space discrepancy,but hotel users are heavier at night while office users are heavier during
the day. The analysis compares different times a day from overnight to 11:00 pm. With the 297 that is
provided,worse case, is we have a surplus of 49 spaces with the overlapping users.
• Page 5 of the packet shows the rear portion of the Ritz Charles parking lot.This is not necessarily needed
due to the combined parking and overlapping times. Even if we were using the maximum amount of
parking spaces at the 231 we would still have those additional spaces.
Commercial Committee Minutes 10-01-19 5
• There was a question about what the parking lot will look like during the middle of the day. Page six
shows the existing parking lot north of the medical office. There are some open spaces out there. The next
page is the Ritz Charles facing north. The area in front of the Ritz Charles is lightly parked. The area
where the shared parking agreement is a little fuller. Michael Garvey: There are two short term
agreements with Ritz Charles. They are 90-days each for construction teams. This is null in the next 60
days. That is why so many cars are present now.
• Quite a few of the trees have died.There are not many big species out there.
• Rachel Keesling: On the screen is the site plan that was passed out.
• We have applied for variances(19090015-17 V)for the reduced north side yard setback, lot width
coverage,and no parking lot setbacks along the future line between buildings.Alan Potasnik: So you are
saying those three variances were not in consideration during the Commission meeting?Brad Schrage:
Two of them were.The north side setback reduction and lot width coverage were both considered when
we had those plans. The third one,as we were looking to subdivide,came up that we will need the
variance in the future.This is a preemptive variance. Those items will be heard at the October 28th,2019
Board of Zoning Appeals.Michael Garvey: Staffs aware of that?Rachel Keesling: Yes.
Department Report: Rachel Keesling:
• One Staff comment was the missing pedestrian connection. This has been provided in the new site plan.
Additional landscape islands existed and I worked with the Urban Forester to combine those islands to
better sustain the trees but also provide a protected crosswalk.
• They are also proposing to extend the sidewalk onto the Ritz Charles portion so that there is sidewalk
connection all the way through,which would help with the shared parking and bringing people over to
these uses.That was a last minute adjustment today,but it is for the better.
• We also spoke about the loss of trees and to provide a plan for saving trees if the variance is approved for
the north setback.As one heads south from the north property line to the 20-ft. line,there are seven trees
that will remain based on the 5-ft.planting strip.About 19 trees could potentially remain if they were to
keep their whole 20-ft. setback,which is required.There are 11 additional trees on the border that
probably wouldn't make it if the request were approved.About 20 additional trees would be saved on the
north property line. Because of the cross parking access agreements, Staff would like to see the 20-ft.
requirement adhered to and not have parking in the drive aisle.They could still have a drive aisle and an
entrance in the future if the buildings were subdivided. The downside of adhering to the UDO is the loss
of 24 parking spaces because of a 20-ft.parking setback on the north side.
• The petitioner would enter into an agreement, and provide us with a written copy,with the Ritz Charles
for shared parking, similar to the agreement between the Hyatt Place and Ritz Charles.The Hyatt Place
was short eight parking spaces. In the granted access easement at the southernmost entrance from Illinois
St.about 14 parking spaces were made available. Because only a few parking spaces were made available
to the Hyatt Place,the Ritz Charles will not over extend its parking with another shared parking
agreement.
• The Ritz has stated in the past that they have about 500 parking spaces on their property. Only once or
twice a year have they reached 800 quests for an event. They have a maximum of 50 employees who
work on Saturdays.They average 266 guests per day. They feel with the hotels to the south and north that
the shared parking would be beneficial and the shared uses have different peak hours.Joshua Kirsh: It is
reasonable to believe that.Rachel Keesling: They would have to provide the agreement to Staff.Michael
Garvey: There is a memorandum of understanding executed and they have a draft of a formal agreement.
I brought a document(titled Parking Graphic)illustrating the proposed parking and access easements.
The orange area is only an access easement. Blue is both and access and parking easement.Joshua
Kirsh: Will you have to put signage on the Ritz Charles property saying"No Hotel Quest Parking"?
Michael Garvey: I don't know. We have the full document submitted to the Ritz Charles attorney. Even
if the hotel is full on the weekend, it will use 127-130 spots tops. Other than the three lunches a year at the
Ritz Charles,they will also be able to use spaces on our lot. It is a win for the Ritz Charles,as well on
weekends.
• Staff also wanted to explain why no parking is present on the frontage road.The City Engineer did not
want that.The Thoroughfare Plan does call for this road to be a 90-ft.wide frontage. It is now at 50-ft.
There are no plans to continue the road south. Staff tried to connect the road south to the IU Heath
parking lot,but this never came to fruition. We were in support of keeping the right-of-way at 50-ft. for
Commercial Committee Minutes 10-01-19 6
the Hyatt Place.The right-of-way is already existing in front of this site and in front of the Ritz Charles, it
was just at the Hyatt Place that they didn't have any right-of-way.Joshua Kirsh: Which City Engineer?
Rachel Keesling:Jeremey Kashman. The petitioner did have a plan showing parking in the front,but this
was removed because of the shared parking easement.Laura Campbell: Does that mean there will be
"No Parking Signs"?Alan Potasnik: Unless there is an ordinance passed.Rachel Keesling:No.I don't
think this will be a problem,once this is redeveloped.Laura Campbell: I just know people will look for
the fastest way to get somewhere.Alan Potasnik: During those lunches,those spaces are prime.Joshua
Kirsh: I think people do park on the frontage road.Rachel Keesling: But a few times a year,with a road
that dead ends,we may be ok.
Committee Comments:
Joshua Kirsh:
• I like the graphic(Parking Graphic)provided to help the Committee understand the shared parking
agreement.This does not address the nature of how to get to hotels is changing,but gives me the peace of
mind that we are not under parked. Speaking of parking,what is the nature of the trees that we are trying
to save on the north buffer,to buffer what,one office building to another office building?A comment we
heard was to provide a buffer to the west.That doesn't appear to be an option.Are we asking them to
save end-of-life trees?I would rather see the petitioner eke out a few more parking spaces and add a
commitment to plant a dozen new trees between the two buildings. Alan Potasnik: That is a good point.
Joshua Kirsh: If it is an option to increase the median,to any degree,to eke out trees in the median
between the existing parking and new parking,to try and address the lack thereof of buffering,that seems
like a reasonable thing to explore.Alan Potasnik: This is an issue for the BZA.Our ordinance states that
they need a 20-ft.buffer,which they are not providing.You mentioned that with the Ritz Charles parking,
you would have enough spaces even if the parking spaces within the required buffer were removed?Brad
Schrage: The subject spaces are required by one of the potential users for the medical office building.
They are pushing to have as much parking as possible because there are concerns of how parking will
actually look like once built.Alan Potasnik: It sounds like you are saying it is not a hardship and that my
client just wants it.Brad Schrage: I would say it's not a hardship,but a desire to reach certain density
and maintain the most amount of parking possible.
• Rachel Keesling: I think Joshua brought up a good point about additional buffering for the homeowners
to the west. Originally nothing was there, it has been expanded,and now there is green space present.One
of my initial review comments was to add more landscaping on the back edge of the lot. We did increase
it to save some of the trees and provide a bit of a buffer between the two lots. We did a little bit.Joshua
Kirsh: Some of those trees are being saved,I'm just not seeing them?Brad Schrage: Correct.Rachel
Keesling: There was not an opportunity,with the site layout,to extend the island further to the east.They
would lose more parking spaces if they went further to the east, saving more trees there,than if they did it
on the north end. I understand that it is office building to office building which is why they are requesting
the variance,but it is in the UDO that the side yard has that setback. It just happens that this area is full of
mature trees,which is why we do want to preserve some trees.This is why there is a variance process.
Alan Potasnik: If you don't get this at the BZA then you have to deal with the UDO. Brad Schrage:
Correct. Everything north of the transformers will still be there.
• Why work hard to save trees that are end-of-life,but aren't worth saving,when we could can plant new
trees that will look nice in a few years.Michael Garvey: Looking at the nature of the configuration,we
cannot expand to the west and create more green space,because a whole row of parking is gone. Laura
Campbell: I think the Ritz Charles did lose trees during a summer storm in that back parking area.
Alan Potasnik:
• What would you suggest we do here?Rachel Keesling: Staff's recommendation was to send the petition
back to Commission with a favorable recommendation pending the outcome of the proposed variances.
Alan Potasnik: If the variances are denied,will they come back here?Rachel Keesling: It could come
back or it could be handled administratively with an ADLS Amendment to the site plan. They will be
back for each of the buildings through the ADLS Amendment process.The site plans can be addressed
then. We will see both of these proposed buildings again.Michael Garvey: The use is medical office.To
have parking in close proximity to the building is critical to the users.They want certain spots to be used
for handicap parking.
Commercial Committee Minutes 10-01-19 7
• Joshua Kirsh: The street lawn,between the path and the curb, looks like a prime place for a buffer.Mike
Hollibaugh: I think there is a reason there is not vegetation there today. With the Hyatt Place the Urban
Forester tried to supplement plantings. We can ask the Urban Forester to look at that and work with the
petitioner on some additional median plantings.
Laura motions to forward Docket No. 19060018 to Plan Commission with positive recommendation,Joshua
seconds,3-0,absent Adams.
5. Docket No. 19070003 DP/ADLS: Valvoline Instant Oil Change—US 421
The applicant seeks site plan and design approval for a new 2,077 sq. ft. oil change facility and 2 variances.The
site is 0.98 acres in size. It is located at 9835 Michigan Road and is Lot 1A of the North Augusta subdivision. It is
zoned B-3 and is within the US 421 Michigan Road Overlay Zone. Filed by Richard Gallegos,III of Valvoline,
LLC.
Petitioners: Richard Gallegos III (Valvoline)&Brian Cross(Civil Site Group, Inc.)
Brian Cross:
• Valvoline desires to construct an oil change facility. It is in-between the existing Prime Car Wash and
Burger King.
• We did receive BZA approval on September 23'for gross floor area and vehicle stacking in the Front
Yard.
• You can see the existing"No Build"Line bisecting the property. This is leftover from the West Carmel
Marketplace.A building cannot be built north of the line,but landscaping, surface improvements,and
parking may. Any proposed structures have to be to the south in order to comply with the restrictive
access grant of easement agreement.
• Walnut Creek Drive is to the rear of the property. This is a dedicated access easement to the City. Our
drive is off Walnut Creek Drive.
• We are utilizing the existing curb cut to the south on Michigan Rd.This is a one way right turn only.
Vehicles enter the building from the south and then exit onto Walnut Creek Drive.
• We created more green space along the north side of the site.
• We rotated the dumpster enclosure. Previously it faced Michigan Rd. The gates now face north.
• We made the landscape islands a little larger for more viability.
• There are interior trees, shrubs,dumpster enclosure screening plantings,greenbelt buffer plantings,and
building plantings.
• Bike racks are proposed.
• Sidewalk connectivity to Michigan Rd. is present.
• The facility only requires six parking spaces per the UDO. 11 are proposed. This is similar to a quick
serve restaurant with a drive thru. Queuing of vehicles occurs and drivers remain in their vehicle during
service unless there is a need to use the lift or for tire rotation.
• The site is full of easements and we've accommodated this. We have worked with the utility companies.
• Architecturally,we have worked with Staff on the building components. We are looking primarily at a
masonry structure,all brick on all four sides. A shingled roof is present for a hip and prairie style look
with the tower element.
• Signage faces east and west.
• There are various styles of brick which accent and change the characteristics of the brick colors below the
masonry sill.
• Signage is on the tower element facing Michigan Rd.
• The front door is located on the north side of the building. There is a small waiting room.
• There is a basement level with worker platforms to change the oil.Chemical storage is present for dry and
wet products.There is an employee break room and changing room. The structure is a little over 2,077
square feet,but it is two floored,because of the basement.
• We have a color sample board(Titled Building Materials 10-01-19)
• There is no ground sign proposed, signage is only on the building.
• We have received landscape plan approval from the Urban Forester.
Commercial Committee Minutes 10-01-19 8