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HomeMy WebLinkAboutMinutes PC 12-17-19 A Motion made by Josh and seconded by John to suspend the Rules of Procedure in order to vote on this item. Approved 7-0,absent Campbell,Kegley. IA Motion made by Josh and seconded by Alan to approve Docket No. 19100008 DP/ADLS subject to the approvals of the Carmel Engineering Department and Urban Forester. Approved 7-0,absent Campbell,Kegley Brad: I would ask if we would amend our agenda to hear the remaining items for the North End project(SW&PP)as one item. A Motion made by Josh and seconded by John to amend the agenda. Approved 7-0,absent Campbell,Kegley. 3. Docket No. 19110004 SW: North End Waiver- UDO 6.12: 56 Ft. Min Right-of-Way width for Townhome Subdivision,20 Min.Requested 4. Docket No. 19110005 SW: North End Waiver-UDO 6.09: 56 Ft.Min Right-of-Way Width for Residential Subdivision,20 Min Requested 5. Docket No. 19110006 SW: North End Waiver-UDO 6.15: 52 Ft.Min R.O.W Width for Commercial Subdivision,25 Min Requested and Sidewalk only on one side 6. Docket No. 19110007 SW: North End Waiver-UDO 6.15: 30 Ft.Min Perimeter Landscaping Along US 31, 15 Min Requested 7. Docket No. 19110008 SW: North End Waiver-UDO 6.15&6.09: Perimeter Landscaping: 10 Ft For Commercial And 25 Ft.For Residential Subdivision Required,0 Ft.Requested along Smokey Row Rd. 8. Docket No. 19110009 SW: North End Waiver-UDO 7.10.F.2: 50 Ft.Water Quality Preservation Easement Required Along Wetland, 10 Ft.Requested 9. Docket No. 19110010 SW:North End Waiver-UDO 7.10.F.3: 25 Ft Water Quality Preservation Easement Required Along Stream/Floodway Fringe,0 Ft.Requested The applicant seeks design standard waiver approvals for street widths,sidewalks,perimeter landscaping, and wetland and stream buffers. 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 and P1/Park and Recreation. Filed by Rebecca McGuckin of Old Town Companies,LLC. Petitioner: Justin Moffett,Old Town Companies: • In the past,we would have filed for a PUD and had a list of items,but instead we will use the Urban Residential (UR)underlying zoning intact and ask for some waivers and variances • We are dealing with three subdivision standards: Commercial,Townhome,and Single Family Residential • Our main drive will be a circle/loop drive. We will have a stormwater treatment design in the middle of this. • We will have a loop drive for our residential subdivision. It will be treated as an alley drive. • There's a maintenance agreement between the City of Cannel and the State along US 31. We will work with both agencies for a perimeter landscape and buffer plan. • Our sidewalks along Smokey Row will have more of an urban sidewalk feel. There will be front yard landscape between the sidewalks and the front of the homes. The ROW area will not contain landscape/buffer. • There are areas within this site we will stay out of due to the existing wetland and water quality preservation. After discussions with City Engineering,we will allow 10' easement as a minimum standard. • We have labeled the specific areas on our site plan where 0' water quality preservation easement is necessary along streams/floodway fringe. It will remain 15' in other areas. Public Comments: IVirginia Kerr,Kensington Place: I need a better explanation of the minimum ROW width along the section of Smokey Row Road that is by the entrance of Kensington Place(KP). Rebuttal to Public Comments: Justin Moffett: • That specific waiver request is related to the townhome subdivision standard. We will have a 10' path on the 3 Plan Commission Meeting Minutes 12-17-19 north side of Smokey Row. There will be 10' of landscaping between the path and the buildings. We are requesting not to have a perimeter buffer yard,as required by the UDO. • We will have our buildings face Smokey Row Road. The landscaping will be reduced and shrunken so it will not hide the building fronts. • The design standard waiver does not apply to our commercial section,which is directly across the street from KP. We have made commitments to the KP residents for the setbacks and building heights of our commercial section. We will still have urban sidewalks with a landscape buffer. Department Report: Alexia Lopez: • Due to the design of mixed use urban residential and site constraints,they are unable to meet all the standards of the street types • Normally perimeter landscaping would be not be required for a UR project,but this site is unique because they are sub-dividing the sections into commercial,townhomes,and single family. • We had some outstanding comments on the water quality preservation easement waivers.The Petitioner has submitted exhibits that addressed our comments. They revised their plans to maximize the widths as much as possible.Approval of the water quality preservation easement waivers are contingent upon Engineering Department approval. • Staff recommends approval of all the waivers proposed this evening conditioned upon approval from the Engineering Dept. Brad: The public hearing is now closed. We will now discuss the Primary Plat(PP). The Petitioner can address the PC with any updates regarding the PP. 1. Docket No. 19080006 PP: Smokey Row Road& Monon Primary Plat(Old Business) The applicant seeks site plan and primary plat approval for a new mixed use development on 27.84 acres,which 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: Justin Moffett,Old Town Companies: • We have updates for our path network within the development. We had some good conversations on the overall plan with the Residential Committee. • For most of the development plans,we will be back in front of the PC for product type and ADLS approvals • We came up with a list of commitments during our Residential Committee • Single family and townhomes adjacent to Smokey Row shall have a front elevation facing Smokey Row • We will preserve the historic home and narrow the potential future uses of the home • The commercial structures across from KP will have the max height of 3 stories • All commercial building signage facing Smokey Row shall be installed to minimize the impact on KP such as neon/or backlit signs designed to illuminate translucent panels • Presented a rendering of the sight view from the exit/entrance of KP • We will work with Staff to incorporate landscaping in the greenspace buffer along US 31 • We will have a 12' wide path along the north side of the frontage road. We will have a 10' wide path along the south side of the frontage road. • City Council approved a bond to allow us to build improvements along the ROW of Smokey Row • We will have 48 affordable housing units within this development Department Report: Alexia Lopez: • We asked for another street connection within,but after reviewing it with the Petitioners, it was not feasible • A 10' path along Smoky Row will connect to the Monon • Angled parking spaces will be along the single family homes. The grade of the homes will be higher,and landscaping will be between the homes and parking spaces to help deter the vehicle's headlights from entering into the homes. 4 Plan Commission Meeting Minutes 12-17-19 • They added sidewalks along the road just north of the townhomes • We discussed the possible greenway extension for the Hagan Burke Trail(HBT) • We can discuss the dumpster locations during the ADLS process • All the technical aspects of the PP should be continued to be addressed by the Petitioner and TAC • We recommend approval of this project subject to including the list of commitments • We ask you to suspend the Rules of Procedure in order to vote on the waivers tonight Residential Committee Report: Sue Westermeier • We did discuss the potential uses of the historic home. The Petitioner can clarify. Justin Moffett: The primary use would be as an amenity designed to enhance the cultural experience for residents and guests of the real estate. Uses may include restaurant,community gathering or event space,offices that serve the needs of the community, or other uses compatible with the owner's program objectives for the real estate. The space cannot be used for a law office or accountant. It needs to be specific to benefiting the neighborhood. • We discussed that no illuminated cabinet signs would be allowed • The type and width of the paths can be discussed and changed during the ADLS process • We were glad to hear about the affordable housing being offered within this development Committee Comments: Josh: Were you able to line up a trail connection to the HBT? Justin Moffett: With the significant grade changes along that area,up to a 25' grade difference,we are not able to. Josh: Is there anything that will prevent a restaurant like Sahm's or another owner to take over the building? Justin Moffett:No.The urban farm area has been given to a land trust of a non-for-profit organization.Josh: Did you come up with a complete list of what is not allowed? Who decides what is allowed there? Justin Moffett: It will not be used for profit and only cultural revenue will be obtained. ICarrie: Will there be any barriers or safety features for the asphalt path along the frontage road that runs along US 31? Will US 31 be accessible from this area? Justin Moffett: Guardrails or some sort of barrier have been discussed.This will be directed and addressed by the City and State. Alan: Can you point out the entrance of KP? Will there be any traffic conflicts with their entrance and the entrance to your development? Justin Moffett: Presents rendering of sight view from KP to site. There's no median break at our entrance to the townhomes.Just a right in and right out. There's a possible median break for KP,but that's not up to us. Alan: So no conflict with the exiting and entering of traffic of your development that would impact KP. Justin: Correct. Alan: Are there any environmental impacts that will be done with the development of this site/green space. Justin Moffett: The impacts we are making to the wetland areas and streams are locally regulated by the City. Brad: What's the difference between a floodplain and water quality preservation easements. Justin Moffett: We may construct something in the floodplain but not in the floodway. Presented an exhibit of the existing floodplain and floodway. The floodway is Army Corp regulated. They will not release the permit to us unless we can maintain the stonmwater during construction. Brad: Would you be able to commit to an organic or low chemical landscape treatment program to the areas where the water quality preservation easements are involved. Josh: It's easier to commit to the guidelines and best practices set by the City Stormwater managements of City Engineering Department. Justin Moffett: We are always required for some setback to treat the stormwater. Brad: I'll table the idea until the ADLS process. Brad: Are cabinet signs an internally lighted sign? Alexia: We want it written that internally illuminated cabinet signs will be prohibited for those buildings along Smokey Row facing KP. In Committee, it was stated they will be sensitive with the lighting on the commercial buildings. Justin Moffett: Yes,we can commit to those signs along Smokey Row to have no internally illuminated cabinet signs. Brad: This will also be discussed during the ADLS process. I Brad: Can you explain the exhibit for the waiver of 0 ft.perimeter landscaping along Smoky Row? Alexia: The townhomes do not have the requirement,but the commercial node and single family homes do have it. Justin Moffett: It's for buffer,not plantings. We have a conceptual design that shows street trees. We gave up additional ROW on our 5 Plan Commission Meeting Minutes 12-17-19 side of the street to accommodate the future redevelopment/rebuild of Smokey Row. Brad: Are the street trees,and shrubs a part of the rebuild of Smokey Row? Justin Moffett: We would commit to a minimum foundation landscaping plan. We would want something planted at the base of the buildings along the 10' path. Brad: Are the loop drives around the single family homes and the water feature,one-way streets? Justin Moffett: Yes, they are loop drives that are one-way in,and one-way out. Brad: Since you are asking for a 20' ROW on a one-way street,the variance isn't for a 56' cross section but for a 28' one-way cross section. So you are only going from 28' down to 20',and not 56' down to 20'? Justin Moffett: That is accurate. We will have a drive lane,on-street parking,and a sidewalk,and it functions greater than 28'. It's about 32' on each side of the water feature. Nick: I would like see a sidewalk as well as the multi-use path in front of the townhomes along Smokey Row. The residents will come out the front door,and the kids will have their bikes and other toys left on the path. It ends up being a playground on the multi-use path. We have come up with problems like this before.Justin Moffett: It's too late to change the building plans. We have specifically design this plat over the last 6 months over the idea of the specific building pad layouts. I don't know if we have the space, unless we eliminate all the building landscaping. It makes sense what you are trying to accomplish,but I don't know how we would do it. Brad: We requested this for the Monon Townhomes project on Rohrer Road. Justin Moffett: We will be able to discuss the site plan and architecture during the ADLS process. A Motion made by Josh and seconded by Sue to suspend the Rules of Procedure in order to vote on all design standard waivers requested by the Petitioner. Approved 7-0,absent Campbell,Kegley. A Motion made by Josh and seconded by Sue to approve Docket Nos. 19110004-10 SW. Approved 7-0,absent Campbell,Kegley. A Motion made by Josh and seconded by Carrie to approve Docket No. 19080006 PP with the Commitments presented by the Petitioner. Approved 7-0,absent Campbell,Kegley. Brad: Tonight we say farewell to two members of our Plan Commission,Laura Campbell,and John Adams. We thank you for your service and input. Meeting adjourned at 7:40 p.m. 1 ( J Shestak Plan Commission Secretary Brad ratio President 6 Plan Commission Meeting Minutes 12-17-19