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HomeMy WebLinkAboutMinutes PC 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 Docket No. 18090012 Z: Sherman Drive Townhomes Rezone(R-2 to UR)—Withdrawn Docket No. 18090013 DP/ADLS: Sherman Drive Townhomes—Withdrawn iii.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 Withdrawn (DP not necessary) 2.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