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HomeMy WebLinkAbout07-20-21 C)011\F�MFC\. Cityof Carme 1 1 401mo, CARMEL PLAN COMMISSION JULY 20, 2021 I MEETING MINUTES Location: Council Chambers Room,2nd Floor,Cannel City Hall Members Present: Brad Grabow,Carrie Holle,Nick Kesiner,Alan Potasnik,Kevin Rider,Sue Westermeier,Christine Zoccola Members Absent:Jeff Hill,Josh Kirsh Staff Present: Mike Hollibaugh,Adrienne Keeling,Rachel Keesling,Alexia Lopez,Joe Shestak Legal Counsel: Paul Reis Time of Meeting:6:00 PM Declaration of Quorum:President Grabow: 7 members present,we have a Quorum Approval of Meeting Minutes: A Motion made by Zoccola and seconded by Westermeier to approve the June 15,2021 PC meeting minutes. Approved 7-0,absent Hill,Kirsh. Communications,Bills,Expenditures,& Legal Counsel Report: Paul Reis:Nothing to report. Outcome of Projects at Committees: Rachel Keesling: 1. Commercial: • Docket No. PZ-2021-00062 OA: Gas Station Setback& Standards Amend.—Favorable Rec.to PC 4-0 • Docket No. PZ-2021-00048 DP/ADLS:Napleton Auxiliary Lot and Detail Center—Fay.Rec.to PC 4-0 • Docket No. PZ-2021-00075 DP/ADLS: Bank of America—The Bridges—Favorable Rec.to PC 3-1 2. Residential: • Docket No.PZ-2021-00032 ADLS: Ambleside Point Townhomes—Favorable Rec. to PC 3-0 • Docket No. PZ-2021-00073 PP: Albany Village Subdivision—Approved 3-0 Public Hearings:None Old Business: 1. Docket No.PZ-2021-00032 ADLS: Ambleside Point Townhomes. The applicant seeks ADLS approval for 130 new townhomes on 60.4 acres. The site is located at 2135 W 146d' Street It is zoned Ambleside Point PUD/Planned Unit Development(Z-659-20). Filed by Jim Shinaver and Jon Dobosiewicz of Nelson and Frankenberger on behalf of Hoffman Developer,LLC. Petitioner: Jon Dobosiewicz: • Present with me tonight are Rex Ramage, Steve Pittman,and Rick Lawrence • Presented Landscape Plan,fully complies with the standards of the PUD. Pedestrian benches,postal kiosk, short- term bike parking,and enhanced landscaping at the entrances are now shown in the landscape plan. • 4-, 5-,and 6-unit townhome buildings with all having rear loading garages with access from the alley • Presented Color Scheme elevations, primary building materials on all the townhomes will consist of brick and stone masonry,multiple hardy plank exterior material variations,and significant window treatments • We believe we meet the architecture design requirements of the PUD Ordinance and ask for your approval Department Report: Alexia Lopez: I • They are proposing to develop 130 townhomes in 30 buildings • Staff and the Petitioner worked together to improve the architecture standards, so this can be the best project it can be. These improvements include adding a more decorative window treatment and gray siding to break up the long expanses of white siding on the rear elevations.Additional brick was added to the sides of the internal units. • More amenities have been added in the common areas between the townhome buildings,that include a sidewalk 1 Plan Commission Meeting Minutes 7-20-21 across the green space,benches, bike racks and some flower beds around the bench and bike parking areas. • Staff requested the Petitioner to provide a variety of front elevations building by building instead of having them all follow the same pattern, since there are 30 buildings in this project,and to bring back the 3-story brick option of some of the units,that was provided in the character images of the PUD. Staff and the Committee felt these updates would make this townhome development even better.The Petitioner did not agree with our architectural improvements. • Staff recommends after all comments are discussed,to approve this item Residential Committee Recap: Sue Westermeier: • Staff gave a great summary. The Committee was very disappointed that the Petitioner would only commit to the minimum requirements in the PUD. We would like to discuss this further with the full Plan Commission. Committee Comments: Sue:Presented character images that were presented in the PUD. We are not getting the design and architecture that is shown in the PUD.But,as Staff confirmed,they are meeting the minimum standards of the PUD. I would ask the Commission during the PUD process is to drill down the details and specifics of what we really want in a development. The Petitioner stated they didn't know who the builder would be at the time of the PUD. This is a lesson learned. The look of 130 units is overwhelming.Our hands were tied during the Residential Committee meetings,and I would welcome any input from the full Plan Commission at this time.Kevin: If our minimum standards are not high enough,then we need to raise them. We approved this PUD,and if we didn't ask enough,then shame on us. Let's stop beating up the developers for what we didn't ask for.It's too late in the game. Christine: When this project came through, it was discussed that these townhomes will offer an affordable product in Cannel. What are the starting prices for these townhomes?Jon Dobosiewicz: 300k.Presented illustration of Pulte townhome product. Monotony and enhancements were discussed in our PUD presentations to the Plan Commission and City Council. Enhancements were made to the side elevations that are most visible to 146th. These building illustrations were used as a pattern for developing a product that is being proposed now and is not an identical,but similar in character. Brad: We have 130 units with three or four elevation options. Context is everything.At most,there are 6-units in a single building.The buildings are set well back from the new 146th highway. There will be a pedestrian path and rows of trees in between the highway and buildings.The concern of monotony, if any, is mitigated by the layout of this project.Only 18 units will face each other. The breakup of the buildings into 4, 5,and 6-units helps.A recent Pulte project off of 161st and the Monon,has multiple townhome buildings,but the layout,and the variety of colors and building materials,help deviate from any architectural monotony issues. A Motion made by Rider and seconded by Potasnik to approve PZ-2021-00032 ADLS. Approved 7-0,absent Hill,Kirsh. 2. Docket No.PZ-2021-00048 DP/ADLS: Napleton Auxiliary Lot and Detail Center. The applicant seeks site plan and design approval for a new auxiliary parking lot and detail and service center. The site is located at 4538 E.96th Street(north of the Napleton Hyundai dealership).It is zoned B-3/Business District. Filed by Jon Dobosiewicz and Rick Lawrence of Nelson&Frankenberger on behalf of EFN Crossroads Property,LLC. Petitioner: Rick Lawrence: • With me tonight are Katie Napleton,Richard Brandstatter,Tim Dimmit,and Bill Butz • We received a favorable 4-0 vote from the Commercial Committee • Presented an aerial view and an updated site plan • Updates since the May PC meeting were sidewalk connectivity,bike parking,trash dumpster enclosure,on-site crosswalks,concrete panels will be painted white,windows added to east elevation,and landscape plan • The easement area around the detention pond has been reduced,and does not extend in the 50' preserved wooded area • We will install a sidewalk along Randall Drive between the existing mature trees and property line 2 Plan Commission Meeting Minutes 7-20-21 Department Report: Rachel Keesling: • Four spandrel glass windows will be added to the east elevation • Urban Forester stated the roots of the existing mature trees will not be disturbed by the newly installed sidewalk • The dumpster is now orientated away from Randall Drive • Additional trees will be planted along the northern property line • Staff recommends approval at tonight's meeting Commercial Committee Recap: Alan Potasnik: • Staff did a great job recapping our Committee meetings. All of our comments were addressed. Committee Comments: Christine: How tall will the 24 evergreen trees be at planting?Rachel Keesling: Typically,6'. Christine: Are plantings included at the dry detention pond?Rick Lawrence: Just native grasses,no actual plantings at the dry detention. Sue: Will there be any loudspeakers on site?Rick Lawrence: We committed to no loudspeakers. Nick: How do we assure these sidewalks will be built to our City standards?Rachel Keesling: We have inspectors that go on site to inspect this project as it moves along. Brad: Have there been any code violations reported on these 96th Street auto dealerships from having their vehicles displayed in the ROW or in the grass?Rachel Keesling: I'm not aware of any violations. A Motion made by Rider and seconded by Westermeier to approve PZ-2021-00048 DP/ADLS. Approved 7-0,absent Hill,Kirsh. 3. Docket No.PZ-2021-00062 OA: Gas Station Setback& Standards Amendment The applicant seeks to amend the Unified Development Ordinance in order to amend the standards for Automobile Service Stations and associated definitions.Filed by the Department of Community Services on behalf of the Carmel Plan Commission. Petitioner:Adrienne Keeling,Department of Community Services • This proposes to increase the setback of gas pumps and pump islands from residential zoned and used properties • The current setback is 80' and this OA proposes to increase the setback to 500' • Several questions were raised at the public hearing, such as applying this setback to schools,retirement and nursing facilities,and grocery store gas stations • We had discussions in how to apply this OA to all of Cannel,including existing PUDs • Schools,nursing homes, grocery and convenient store gas stations will be protected by this Ordinance • An applicability paragraph has been added as Subsection A(lines 45-48)to apply the standards to any district in which a Use Variance is granted • The standards for setbacks and lighting were placed under a new Subsection B,titled"Standards" • We specified the under-canopy lighting shall use full cut-off,recessed luminaires with flat lenses to minimize glare and light trespass • This does not affect any existing PUD Ordinance, however the 500' setback standard can be incorporated into any newly proposed PUD • Staff recommends this is forwarded to the City Council with a favorable recommendation Commercial Committee Recap,Alan Potasnik: • Staff did a great job recapping our meetings ICommittee Comments: Brad: How do we not include paint stores and charcoal lighter fluid sales in the definition of Storage or Sale of Petroleum Products in lines 84-85?Adrienne Keeling: We are consolidating the use of fossil fuels and added a new definition of fossil fuels. Brad: Where does the defmition of Store and Sale of Petroleum Products have significance elsewhere in the 3 Plan Commission Meeting Minutes 7-20-21 UDO?Adrienne Keeling: Industrial type use in various zoning districts and in our use table. Brad: For the definition of Station,Automobile Filling in lines 76-77,how does this affect fleet refueling stations? Adrienne Keeling: We acknowledged that this occurs,but the intent of this Ordinance is to protect residential districts for• the new retail installations,where larger volumes of dispensing of fossil fuels are done at. Sue: Will a proposed gas station in C-1 and C-2 zoning district,be heard the BZA? Adrienne Keeling: The C-1 and C-2 districts do not permit the use of a gas station,so it would be heard by the BZA. A Motion made by Rider and seconded by Zoccola to forward PZ-2021-00062 OA to the City Council with a favorable recommendation. Approved 7-0,absent Hill,Kirsh. 4. Docket No.PZ-2021-00075 DP/ADLS: Bank of America—The Bridges. The applicant seeks site plan and design approval for a new bank branch on a new outlot within The Bridges. The site is generally located at the SW corner of Illinois Street and Zotec Drive,with a planned address of 11530 N. Illinois Street. It is zoned PUD—The Bridges(Z-550-11). Filed by Jon Sheidler of Woolpert on behalf of JLL. Petitioner:Jon Sheidler,Woolpert: • Presented site plan, and landscape plan • We have reduced the parking count by 7 parking spaces and added greenspace in these spaces • There were visibility concerns with the amount of shade trees at the NE corner of the property • We confirmed at our Committee meetings that this outlot was part of the original Bridges PUD Kevin Curry,RS&H: • We added a prairie style design all around the building • The rear elevation will now contain two exterior windows and the canopy extends across the windows Department Report:Rachel Keesling: 111 • We discussed and agreed to several architecture enhancements • A site line study was done to confirm the roof-top mechanicals will not be seen from ground level across the street(Zotec) • The property managers of the Bridges agreed to fix the paver roads within the Bridges development • The Urban Forester approved the landscape plan • The only other possible location for an outlot is at the northwest corner of the Market District parking lot.They have no timeline or certainty if this will happen. • Staff recommends approval tonight of this project Commercial Committee Recap: Alan Potasnik: • We discussed adding prairie style architectural details and enhancements that were not in the original plans • The Petitioner agreed to remove some of the parking spaces in the rear and add landscaping in its place Committee Comments: Nick: I was the one that voted no during the Committee. I felt we had a lot of open ends. We talked about the possibility of a picnic table on the west side of this site.Rachel Keesling: We did talk to the property manager after the Committee meeting,and they would work with the Bank of America manager in adding a table or bench in the available lawn space, per DOCS approval.Jon Sheidler: That was our intent. We have the space to make this enhancement.Brad: Is this a requirement per the PUD?Rachel: It is not a requirement,but a nice enhancement. A Motion made by Rider and seconded by Holle to approve PZ-2021-00075 DP/ADLS. Approved 7-0,absent Hill,Kirsh. New Business: 5. Docket No.PZ-2020-00216 PP/SP: Smoky Row Woods Minor Subdivision 4 Plan Commission Meeting Minutes 7-20-21 The applicant seeks minor subdivision plat approval for 2 lots on 8.5 acres. The site is located at 1277 West 136th Street and is zoned S-1/Residential. Filed by Leigh Anne Ferrell with Stoeppelwerth on behalf of the property owners. IPetitioner: Michael&Mary Beth Fleming,property owners: • We have owned this property for the past 33 years • We will retain our existing home on Lot 1. We want to offer the sale of Lot 2 for another single-family home • Henley Creek flows through from NW to SE • Access for both lots will remain from the existing driveway,off of 136th Street • We have not experienced any flooding problems from the on-site creek in the past 33 years Department Report: Alexia Lopez: • This is the first Minor Subdivision public hearing we've had since the new UDO has been in place • They are proposing 2 lots on the 8.5 acres and both lots will share the existing driveway off of 136th Street • The existing home on Lot 1 will remain and the future home on Lot 2 will be placed closer to 136th Street • The Henley Open Drain will be preserved in a regulated drainage easement • The full ROW and multi-use path are currently present along this section of 136th Street • Staff recommends suspending the Rules of Procedure and to approve this item conditioned upon final approval from the Engineering Department Committee Comments: Christine: Why would you not have another access drive for the(future)new home on Lot 2.Mary Fleming: Our existing opening off of 136th to our driveway is wide enough. We didn't want to go through any additional approvals from the City for an additional curb cut.Brad: An access easement to complete this driveway would come later after the new owner would know where they would add their drive access off the existing drive.Alexia Lopez: Correct. IBrad: Lot 2 is oddly shaped,with the sideyards being narrow. Mary Fleming: There's still an adequate amount of space for the new home to be placed to meet all setback requirements. The drainage easement of Henley Creek creates a narrow westward sideyard. A Motion by Holle and seconded by Rider to suspend the Rules of Procedure in order to vote on this item at tonight's meeting. Approved 7-0,absent Hill,Kirsh. A Motion by Holle and seconded by Westermeier to approved PZ-2020-00216 PP/SP conditioned upon final approval from Carmel Engineering Department. Approved 7-0,absent Hill,Kirsh. 6. Docket No.PZ-2021-00099 ADLS Amend: Ed Martin Buick GMC Service Bay Addition The applicant seeks site plan and design approval for a 4,348 sq. ft.building addition to the existing service center. The overall site is 7.35 acres and is located at 9896 North Michigan Road.It is zoned I-1/Industrial and is located within the US 421 Overlay Zone. Filed by Brian Cross of Civil Site Group,Inc. Petitioner: Brian Cross,Civil Site Group: • With me tonight is Mark Harrison,president of Ed Martin Group • A building expansion on the west end and additional parking in the rear was done in 2012 • We are proposing a service bay on the south side of the building,presented aerial view • We will use the same building materials and colors that are on the existing building,brick • Presented Site Plan and Landscape Plan • We met with the Urban Forester on site to discuss the landscaping plan • The honey locust trees on site along Michigan Rd. from a previously approved landscape plan from 2000 do not do well for an auto dealership. We are looking to remove these honey locusts and replace them Japanese zelkovas. • Our goal is to continue to work with Daren Mindham,Urban Forester on our new landscape plan and to 5 Plan Commission Meeting Minutes 7-20-21 inventory,maintain,and prune the existing ash trees that exist on site Department Report: Rachel Keesling: • The design of the building addition will blend seamlessly with the existing structure • The new addition does displace some of the parking,but the remaining parking is sufficient for this site • Staff needs compliance with the Transportation Plan.Bike and pedestrian connectivity is needed from the multi- use path along Michigan Rd.to the front door. One bike rack with two spaces is needed. We ask them to work with David Littlejohn,Alternative Transportation Coordinator,to get these items resolved. • This site has a history of landscaping violations. Tree toping was done to the trees on this site. • The Urban Forester is actively working with the Petitioner for a newly approved landscape plan • Staff recommends they we approve this item tonight subject to approvals by the Urban Forester and Alternative Transportation Coordinator Committee Comments: Brad: I know this site has had visibility issues due to the elevation and grade differences between Michigan Road and this site.Brian Cross: It will be a challenge to have an ADA compliance path from the multi-use path to the curb line of this site.Rachel Keesling: The Transportation Plan does require a sidewalk along all public streets. Since this project is being brought forward, compliance with the Thoroughfare Plan is required. I recommend working with David Littlejohn.Nick: I would suggest constructing the pedestrian path from Michigan Rd.to the front door at an angle(instead of straight). Brian Cross: Since we have a lot of open ends,I would like to request we go to the Commercial Committee and seek their final approval. Brad: I was going to suggest the same thing, since the new landscape plan still needs review and approval. A Motion by Westermeier and seconded by Kestner to send PZ-2021-00099 ADLS Amend it to August 3' Commercial Committee with them having final approval. Approved 7-0,absent Hill,Kirsh. Meeting Adjourned at 7:29 p.m. / 1 Joe est34jak Plan Commission Secretary Brad Grabol President I Plan Commission Meeting Minutes 7-20-21