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HomeMy WebLinkAboutPC 10-15-19 \c{OFikimCO* 1.1111116. '' City of C /40I A CARMEL PLAN COMMISSION OCTOBER 15, 2019 1 MEETING MINUTES Location: Carmel City Hall Council Chambers,2nd Floor, 1 Civic Square,Carmel, IN 46032 Members Present: John Adams,Laura Campbell, Brad Grabow,Carrie Holle,Nick Kestner,Joshua Kirsh,Alan Potasnik, Susan Westermeier Members Absent: Tom Kegley Staff Present: Rachel Keesling,Alexia Lopez,Mike Hollibaugh,John Molitor,Joe Shestak, Time of Meeting: 6:00 PM Declaration of Quorum: Brad Grabow: 8 members present,we have a Quorum Approval of Minutes: A Motion made by Josh and seconded by Laura to approve the minutes from the Sept. 17,2019 PC meeting. Approved 8-0,absent Kegley. Legal Counsel Report: John Molitor: • I would recommend to combine the public hearing items of Carmel Hotel and Monon Crossing Townhomes with their related old business dockets.They can be voted on tonight IA Motion by Alan and seconded by Josh to reorder the agenda. Motion Passes 8-0,absent Kegley Outcome of Projects at Committees: Rachel Keesling a. Commercial: i. Docket No. 19050014 DP/ADLS: Avid Hotel—Tabled to Nov. 7 Committee meeting 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 ii. Docket No. 19060019 DP/ADLS: Franciscan Orthopedic Center of Excellence—Sent back to PC with Favorable Recommendation,3-0(1 absent) iii. Docket No. 19060018 DP: Carmel Hotel and Office—Sent back to PC with Favorable Recommendation,3-0(1 absent) iv. Docket No. 19070003 DP/ADLS: Valvoline Instant Oil Change—US 421 —No Decision Vote, Continued to Nov. 7 Committee meeting b. Residential: i. Docket No. 18010004 Z: Westbridge PUD Rezone—Tabled to Nov. 7 Committee mtg. ii. Docket No. 18090012 Z: Sherman Drive Townhomes Rezone(R-2 to UR)—Withdrawn Docket No. 18090013 DP/ADLS: Sherman Drive Townhomes—Withdrawn iii. Docket No. 19050017 Z: Monon Crossing Townhomes Rezone R-1/Residential to UR/Urban Residential. Docket No. 19050018 DP/PP/ADLS: Monon Crossing Townhomes—Sent back to PC with Favorable Recommendation,3-0(2 absent, 1 alternate) Public Hearings Brad: Explained the Rules of Procedure for a public hearing. I 1. Withdrawn (DP not necessary) 2. Docket No. 19080006 PP: Smokey Row Road & Monon Primary Plat The applicant seeks site plan and primary plat approval for a new mixed use development on 27.84 acres,which 1 Plan Commission Meeting Minutes 10-15-19 will include apartments,townhomes,condominiums, single-family homes and retail and office. The site is located on the north side of Smokey Row Road,between the Monon Greenway and Meridian Street and is zoned UR/Urban Residential with a few parcels pending a rezone to UR/Urban Residential and P1/Park and Recreation. Filed by Rebecca McGuckin of Old Town Companies,LLC. Petitioner: Rebecca McGuckin,Old Town Companies,LLC. • We will name this new development `North End' • Presented renderings of the site plan • We are very excited for this project and have worked with surrounding neighbors and stakeholders • We want to preserve as many trees as we can • We want to connect to the Hagan Burke Trail • We are transitioning an existing historic farm house that would be converted to a farm to table style restaurant • We are proposing a community farm within this development • Presented an aerial map and land use concept plan • We will have multiple uses within this development—commercial, office,retail,townhomes,apartments, single family residential,condos,amenity area,and an urban farm Justin Moffitt,Old Town Companies,LLC. • This will be the largest development plan presented under the new UDO • We are trying to accomplish what allows in the UR zoning and not go through a PUD process • We are proposing a roundabout off of Smokey Row Road. We are working with the Engineering Department. • There's a hair salon currently at the proposed roundabout. We have worked an agreement with the salon to move them within our new development • We will have internal walking paths that would connect to the Monon and Hagan Burke Trail • Presented birds eye views of the development from all directions • This is a multi-year project and will build this out in phases • A frontage road will be along US 31 Public Comments: Sandra Chevalier,Traditions on the Monon: My biggest concern is the traffic along this stretch of Smokey Row Road during the morning and evening rush hours. Have you conducted any traffic studies during these peak times? What would the impact of taxes be before and after implantation of this development? Jill Meisenheimer,CCRZ: Can you show the surrounding neighborhoods in your maps of the development,to show the surrounding densities? What's the actual density? What's the total number of units in the 5 story building and overall? What's the purpose of having two single family homes? How will they apply the universal standards? What will the rent be for the apartments? How will the landscape be along Smokey Row and US 31? How many parking spaces will they provide?I like the idea of a community garden. Will there be a commitment involved to upkeep the garden? I want the Petitioner to not ask for any waivers. Christine Pauley,Traditions on the Monon: This will be a great community. I like the community garden. I'm concerned with the high density. We have extreme traffic issues. Can a traffic study be done in this area towards the High School? A lot of high school students use this road. Virginia Kerr,Kensington Place: There's nothing shown on their maps of my neighborhood. If you are going to widen the road,what happens to the entrance at Kensington Place? What happens to the area and residents directly to the south of this development? Paul Ayers,Kensington Place: I'm concerned the use of TIF could be abused. I'm concerned our tax dollars will go somewhere else or used by another developer. Rebuttal to Public Comments: Justin Moffitt • We engaged with the City Engineer for the traffic concerns in this area. It was our number one concern. I live off of Smokey Row Road,next to the proposed development and I'm well aware of the morning traffic. 2 Plan Commission Meeting Minutes 10-15-19 • We looked at the traffic patterns and backups. The construction on Keystone is still affecting this area. • The strategy we had with the City Engineering,was to place a roundabout further west to divert traffic • We don't think the taxes will not affect the existing properties • We will have 240 multi-family units,46 townhomes, 10 single family homes,30 condos,and 40,000 sq.ft. of commercial space. We are not making a commitment tonight on the density. • The UR allows 80%max lot coverage and max height of 5 stories. By right,this can be a higher density per the UDO standards of the UR.We think we are bringing the best plan available to you,but nothing is set in stone. • This is one of the most complex uses of land along the US corridor and we want to find a proper transition • Any waiver we are seeking is to make the land use better Brad: The Plan Commission is not a fiscal body and we do not consider any fiscal matters,and that is for City Council. We are here to look for compliance with the Comprehensive Plan and underlining zoning that exists today. Department Report: Alexia Lopez: • The UR zoning district supports urban dwellings within walking distance commercial and activity nodes • We are supportive of the site plan. We like the variety of housing types and the transition of offices to the townhomes to single family housing and to the urban farm. • The outstanding items we are currently working on include providing another street connection point to the northeast corner of the property. Proving additional sidewalk connections,adding street trees,connection to the Hagen Burke Trail,proving a tree preservation plan,and a traffic analysis on the entry points. • We recommend this goes to the Nov. 7 Residential Committee meeting for further discussion Committee Comments: Alan: Since there's no development plan that needs to be submitted,would they have to provide commitments to what they are presenting? Alexia: This a primary plat, so they would have to commit to what they are presenting to us. If Ithere are any major changes,they would have to do a primary plat amendment. Alan: Have you purchased all the properties in this area? Justin Moffitt: We have not closed on all the properties but we have all of them under contract. Alan: Is the hair salon the only commercial business currently in this area? Justin Moffitt: Yes,and we will relocate it within the new development. Alan: Can you point out the entrance of Kensington Place? Justin Moffitt: Points to map,there are transmission power lines that run along this section of Smokey Row Road. We have acquired the ROW on our side(north side)of the road. Any new road details would just be on the north side and not impact the south side of road by Kensington Place. Alan: The plans show office/retail buildings directly across from Kensington Place. Can there be more residential buildings across from Kensington Place? Justin Moffitt: Because of the close proximity to US 31, it's not highly desirable to be residential. The commercial/office buildings will create a buffer from US 31. Alan: When you come to Committee, show more detail to the surrounding areas and how the residents will impacted by this development. Laura: How do you envision the roundabout helping the traffic? Will the residents of Kensington Place only be allowed to turn right out of their neighborhood? Justin Moffitt: There will be a curb cut so a left turn will be available. Laura: How do you explain the traffic? Justin Moffitt: The traffic backups for 20 minutes in the morning before school starts. Rest of the day it's fairly clear.Evening backups are similar if there's an accident or construction on Keystone. Sue: Will the roundabout be built before the start of the development? Justin Moffitt: I can't address the timing because the roundabout is part of the City of Carmel Engineering projects. The timing is critical and important to us. Sue: This reminds me of your project at 136`h Street and Keystone. You stated you wouldn't start your project until the roundabout was completed. Are you saying the same thing for North End? Justin Moffitt: These are two different Isituations. We are not seeking a rezone. We will be required to contribute to the thoroughfare fund and will work with what the City Engineer wants. We can't control when the City will start the construction on the roundabout. We will build this in phases over years. We will start on the west end of the development and continue east. Sue: Are you committing or not committing to the roundabout? Justin Moffitt: We believe the roundabout is absolutely necessary to get done and it will help the traffic flow. We just can't control the timing of the construction of the roundabout. 3 Plan Commission Meeting Minutes 10-15-19 Brad: I do not like the position of commercial district on the west end along Smokey Row Road. Can you flip the location of the commercial buildings on Smokey Row and move them closer to US 31? Justin Moffitt: We welcome the direct conversation with the Kensington Place residents to hear their concerns and comments. The footprint of the commercial building across from Kensington Place is 8,000 sq.ft. This is not a large structure. We are looking to do gable roof lines to give it a townhome look and make it feel residential. We can show a few concepts and try to make everyone happy. Brad: The UR does allow for 5 stories or potentially more. Justin Moffitt: We can bring a rendering with a better scale. Carrie: If you bury commercial retail along US 31 or within this development it becomes an accessibility issue. Having commercial at the edge,along Smokey Row is better for accessibility and making it successful. It makes sense to have the apartments along US 31 as opposed to the commercial buildings. Brad: I agree with Carrie. I was speaking of just within the commercial district. Bring the building off of Smokey Row and orient it towards US 31. Josh: I really like the community farm and open green space of this development. We should come up with a better access point for Kensington Place,and how the roundabout can connect to it. Justin Moffitt: The urban farm space will be donated to the Cannel Parks Department. Josh: This is a tough piece of land to build on,with the watershed and floodplain. Nick: Bring to committee a better traffic plan on how the roundabout connects to the Smokey Row Road. Where are your ins and outs? Locate where the Hagan Burke trail will connect. How will the urban farm operate? Justin: I will bring these items to the Committee. A Motion by Sue and seconded by Josh to continue Docket No. 19080006 PP to the Nov. 7 Residential Committee with the final voting authority to the full Plan Commission. Motion Passes 8-0,absent Kegley 3. Docket No. 19080009 DP/ADLS: Schafer Powder Coating—Building Expansion The applicant seeks site plan and design approval for a 31,500 sq.ft. building addition to the existing facility and also proposes to add 34 new parking spaces. The site is 5.44 acres in size.It is located at 4518 W. 99th Street and is Lots 4A& 5A of Block 3 of Mayflower Park commercial subdivision. It is zoned I-1 and is not within any overlay zone. Filed by Mike Timko of Kimley-Horn on behalf of the owner, Schafer&Gehlhausen,LLC. Petitioner: Bill Butz, Kimley-Horn • The company is doing well,and want to expand their floor space to accommodate the hiring of more staff • The expansion will be on the backside of the building • We have a few outstanding items on parking spaces and are willing to work with Staff • Our total employee count would be 65,with 3 shifts of 30,25,and 15 employees at a time. • We will add a sidewalk in the front yard Public Comments: None Department Report: Rachel Keesling: • All required yards are met • 34 new parking spaces will be added. The ordinance requires 1 space per 500 sq. ft.of floor area. 159 spaces are required.They are short by 65 spaces. A variance will be needed or they can obtain a shared parking agreement with a neighboring property owner. • We want them to accommodate the extension of Mayflower Park Drive or contribute to the non-reverting thoroughfare fund for a future connection • A sidewalk will be installed around the building and multi-use path is required along the street frontage • The building will be constructed of precast concrete panels and the existing building will be painted to match the newly constructed building • They will work with the Urban Forester to plant anything that has died since 2005 to match the original landscape plan 4 Plan Commission Meeting Minutes 10-15-19 • We recommend this continue to the Nov. 7 Commercial Committee with them having final voting authority ICommittee Comments: Brad: What is the maximum number parking spaces the Plan Commission is allowed to waive as oppose to the Petitioner having to obtain a variance for the parking standard? Is it a 10%waiver? Rachel: I will have to look that up. John Molitor: The waiver authority only applies to overlay district and it couldn't be applied in this case. Josh: Is there any hope there will be any pedestrian connectivity on Mayflower Park Drive? Or we are asking to build a path to nowhere? Rachel: I do not know of any current plans. I would advise them to contribute to the non-reverting thoroughfare fund. Brad: Is the Mayflower Park Drive a dedicated City street? Rachel: It's private. A Motion by Josh and seconded by Laura to continue Docket No. 19080009 DP/ADLS to the Nov. 7 Commercial Committee with final voting authority. Motion Passes 8-0,absent Kegley 4. Docket No. 19060018 DP: Carmel Hotel and Office. (Additional public hearing for defective notice) (Public Hearing and Old Business) 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. Petitioner: Brad Schrage • We spent the majority of our time at the Committee meeting discussing parking spaces and side yard setbacks. • The shared parking agreement with the Ritz will be approximately 167 spaces. 130 spaces will be provided on our site. • A parking study was done to show the distribution of parking. We ran calculations to show what times of the day used up the max number of parking spaces. • Staff concluded that a maximum of 289 spaces would be needed. Our study showed we would only need 248 spaces at 4:00 p.m. being our max time. • We are requesting three variances at the Oct. 28 BZA Meeting. Side yard setback of 5' where 20' is required, Lot width coverage of 45%, where 75% is required, and no parking lot setbacks/bufferyards along future shared property line between buildings. Public Comments: None Department Report: Rachel Keesling: • The petitioner failed to include the address of the property in their legal ad, but all other public notices requirements were met • The Hyatt needed 8 parking spaces in order to meet their requirement. The Hyatt's shared parking agreement will not affect Carmel Hotel and Office shared parking agreement. • They will be heard at the Oct. 28 BZA public hearing for their 3 variance requests • There are few outstanding TAC comments that need to be addressed • We recommend approval tonight subject to approval from the BZA and that all TAC comments are addressed Commercial Committee Report: IAlan: I have nothing to add to what was said by the Petitioner and Staff. Committee Comments: Nick: I still have a concern for the amount of parking available. Last week, I was at an event at the Ritz Charles that took up all the parking. If the Ritz has a 100%occupied event, where are the people for these two proposed building 5 Plan Commission Meeting Minutes 10-15-19 going to park? Alan: We did discuss this at our Committee meeting. We were assured the use of these proposed buildings will not conflict with the Ritz Charles during the day. Brad: Will there be any signs presented to restrict their use? Josh: We discussed this,and decided not to have any shared parking signage. The nature how someone will travel to a hotel is changing with ride share companies. Brad: I would be concerned about a specific amount of spaces restricted for their exclusive uses. Brad Schrage: There's no desire and it was not brought up. There are few spaces on the north side that will be reserved to medical office tenants. Brad: Can they limit those to office hours only? Brad Schrage: Yes,we can confine these reserved spaces to office hours. A Motion by Alan and seconded by Josh to approve Docket No. 19060018 DP with the Condition the only dedicated/reserved parking spaces will be located on the north side of the medical office building for limited hours of the day(i.e. business hours). Motion Passes 8-0,absent Kegley 5. Docket No. 19090007 SW: Monon Crossing Waiver-UDO 7.25.E.3.A: Connectivity: All developments shall connect to existing stub streets(Public Hearing) The applicant seeks a design standard waiver approval to not connect to a public street for a new townhouse subdivision. 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&Frankenberger, LLC on behalf of Lennar Homes of Indiana. 1. Docket No. 19050017 Z: Monon Crossing Townhomes Rezone R-1/Residential to UR/Urban Residential. 2. Docket No. 19050018 DP/PP/ADLS: Monon Crossing Townhomes.(Old Business) The applicant seeks rezone, site plan and design approval for a new subdivision consisting of 64 60 townhomes on 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&Frankenberger,LLC on behalf of Lennar Homes of Indiana. Petitioner: Jim Shinaver,Nelson&Frankenberger,LLC • The Residential Committee voted on Oct. 1 with a favorable recommendation to forward to the full PC for final vote • Presented an aerial map, revised site plan and revised plan for the Rohrer Road frontage • We increase our setback from Rohrer Road from 57' to 70'. We have included street trees,a separate side walk that leads to the front porches,and the required multi-use path along Rohrer Road. • Architectural revisions on the front elevations include treatment over the front door and window headers,adding a varied masonry color scheme to individual buildings to provide architectural diversity • Rear elevations revisions include a variation of color schemes, stone base and brick masonry treatment added up to the height of the garage doors,additional 3`d floor windows,and cornice treatment underneath the roofline • Revisions to the common areas include additional trees,benches, landscaping beds, and short-term bike parking • Revisions to the Monon trail connection that include bike parking,widen the path to 10',and benches • Tab 9 includes the revised site line exhibit • Per the Subdivision Waiver request,Lennar is not proposing to construct a full street connection into Autumn Lake subdivision at the existing stub street. We will provide a gated emergency access only. We will try to preserve any existing trees at this emergency access point. • We appeared before TAC and they reviewed the site plan with the emergency only access. We did not hear any concerns from Fire or Police Department. We don't see an overwhelming benefit of a full street connection • $275k—$350k price range for townhomes Public Comments: Ed Sweeney,Autumn Lake: I think the Petitioner has summarized this very well. I would ask for you to vote in favor of the waiver. A full street connection with emergency only signage would not deter people from using it. Patrick Rondeau,Autumn Lake: I also agree with the Petitioner and Developer to not install a full street connection. We are happy to see a 50' setback. What size and species of the trees will be planted within this 50' setback? I'm concern with this new development affecting the existing water pressure. This will need to be addressed if they are connecting to our water source. 6 Plan Commission Meeting Minutes 10-15-19 Rebuttal to Public Comments:Jim Shinaver • We have submitted our landscape plan to the Urban Forester and those plans will show the species and sizes of trees.The Urban Forester has approved our landscape plan. • We are not connecting to the water source of Autumn Lake subdivision Department Report: Alexia Lopez: • The Petitioner has made many changes and addressed all of our comments • We would not anticipate the townhome residents would use the stub street(full street)connection • As a compromise,we would limit the stub street connection to an emergency access only • We recommend approval of the PP,DP,ADLS and favorable recommendation to the City Council for the rezone • We recommend approval of the SW condition upon the access being allowed to emergency and service vehicles Residential Committee Report: Brad: We looked at improvements to buffers,open space, and landscaping. We looked at the changes to the townhome building along Rohrer Road. We enhanced the path to the Monon and the townhome architecture standards. We did not feel strongly for a street connectivity. There's no convenience or advantage to using the stub street. The emergency vehicles access only was our agreement. Sue: The Petitioner made a lot of great changes and we appreciate that. I agree that it should not be accessed by service vehicles and have emergency vehicles access it only. Committee Comments: Josh: Can you explain how there will be stub street connection between the existing trees and how are you going to save those trees? Jim Shinaver: The connection will not be a full street width. We can't preserve all the trees. We would have to remove at least one tree(points to tree on photo). Josh: So this connection will look more like a trailhead with a Knox Box than a city street with curbs and sidewalks? Jim Shinaver: Correct,there will be no curbs or sidewalks. ILaura: I support their Subdivision Waiver request. I appreciate all the improvements and work done. Alan: As a safety concern,I also agree for Subdivision Waiver request for emergency vehicles only. I don't intend on voting in favor of this development because this is not the right project for this piece of land. A Motion by Alan and seconded by Josh to approve Docket No. 19090007 SW subject to emergency vehicles only. Motion Passes 8-0, absent Kegley A Motion by Josh and seconded by Sue 19050017 Z to forward City Council with Favorable Recommendation and to approve 19050018 DP/PP/ADLS. Motion passes 6-2,Campbell,Potasnik. Absent Kegley 3. Docket No. 19060019 DP/ADLS: Franciscan Orthopedic Center of Excellence(Old Business) The applicant seeks site plan and design approval for a 4 story,236,231 sq. ft. Orthopedic hospital, surgery center,medical office building,and 664 space parking garage on 10.8 acres. The site is located at approximately 10800 Illinois Street. The site is zoned MC/Meridian Corridor. Filed by Marty Rosenberg of Methodist Sports. Petitioner: Robert Harmeyer,MSKTD Architects: • We addressed the bike parking,garage lighting,noise levels,and parking • Presented an updated site plan • We will have additional plantings west of the parking garage, in the median and sides of Illinois Street • Our lighting fixtures will have distinct cut offs with recessed lighting • We have a long term bike parking room within our facility • Presented renderings to show the additional tree plantings that are between the parking garage and street • Our parking garage will be using the same materials and look similar to the hospital and medical office building • We have addressed all outstanding concerns with the Committee,remonstrators,and Staff and seek your approval 7 • Plan Commission Meeting Minutes 10-15-19 Department Report: Rachel Keesling: • This was presented and discussed at two Commercial Committee meetings • We discussed the architectural design of the building and parking garage. There will be full screening on all four sides of the garage that go from the ground up to 7' above the top floor. • There's a maintenance landscaping agreement that will be worked out between the Urban Forester and the Petitioner. A 1 year guarantee of the plants survival will be proposed. • The indoor bike parking room will have its own access path for bikes • There's a possibility of a mural that would be placed on the side of the parking garage • The landscape plan was approved by the Urban Forester • The BZA granted variances at the Sept. 2019 meeting for the height of the parking garage and not having two primary buildings as required by the UDO • All outstanding comments have been addressed and we recommend approval tonight Commercial Committee Report: Alan: We were trying to get the best project for both the Petitioner and residents. Noise levels from the generators were discussed. There will be an athletic field for patients only,not open to the public. We were trying to be sensitive for light spillage to the nearby residential areas. The lights will be on a timer and motion censored. They will not be on the entire time. This parking garage will be unique to the other parking garages we have approved in the past. This is a big improvement to where we started. A mural for a side of the garage was discussed and created some interest. Robert Harmeyer: The owner is interested in putting up some murals on the garage and engaging the community. Committee Comments: Brad: Can you add a loop to the existing walking trail at the north east corner of the property? Robert Harmeyer: It has been added. There are meters/distance calculations along the trail to track your distance. A Motion by Alan and seconded by John to approve Docket No. 19060019 DP/ADLS. Motion Passes 8-0,absent Kegley Meeting adjourned at 8:15 p.m. 3(41°C - I i,-, 41 ('‘i i Joe S tak Plan Commission Secretary Brad Grabow President I Plan Commission Meeting Minutes 10-15-19