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HomeMy WebLinkAboutMinutes COM 07-06-21 seven spaces short for the restaurant. Signage was denied,but they are allowed two signs because they have two Street Frontages. • Staff still has a concern about the lighting. The petitioner did add the decorative wooden brackets underneath the gable which adds a level of sophistication to the building design. The wall packs are still there but they seem to take away from the ambiance that would be created by all of the sconces on the building. Staff feels there is a different way to light this side of the parking lot because we typically don't just have down lighting from the building. I propose that we don't install these lights now and if something were to become an issue in the future with regards to lack of illumination,then we should look at it then. Maybe it will need to cross over the property lines,which would be commercial to commercial.We would be supportive of that. Since it is a shared entry,we could maybe relocate the light pole further into the parking area. I think we could do something else beside the wall pack lights to light up this area. We can design it to have the appropriate brightness without large lights shinning down into people.It is a shared entry drive on the west side of the building. We could work with the next property owner over to relocate it. Trent Baxter: We can do one on the north side landscape island or down on the south side.Our concern was the foot-candles at the property line. If we are allowed to go over then we would be okay.Rachel Keesling: Staff can work with you. Trent Baxter: We tried painting the wall packs to match the color of the building so that they would only standout at night.Rachel Keesling: Maybe we could do less on the elevation. • Engineering final approval is still needed. • Staff recommends approval, subject to the lighting concern and finalizing all the ProjectDox comments. Committee Comments: Alan Potasnik: • Can you address the lighting issue again?Illumination of those wall lights,which I assume were added for a reason,but I wonder if eliminating those, does that pose a security or safety issue?Trent Baxter: It will be pretty dark if I eliminate those lights.There will be some sconce lighting but it is not enough. I think once I am able to go across the property line with more foot-candles than allowed,that should work. Or if I could work with the neighbor.Kevin Rider: We can get rid of the wall lights if you are allowed to put one or two pole lights in?Rachel Keesling: The issue is,with the 0.5 foot-candles at the property line.Kevin Rider: We can work with that. It is commercial and you are not shining it into someone else's living room.Would it be on at each end?Trent Baxter: Yes.Kevin Rider: Would you be comfortable then without the wall lighting?Trent Baxter: Absolutely.Kevin Rider: Staff?Rachel Keesling:Yes. If you look at the street view,there are streetlights along Hopewell Pkwy. They are not on the north side of the site.Kevin Rider: Are they going to install them on the north side?Rachel Keesling: Yes,as part of their project. Kevin motions to approve PZ-2021-00040 subject to finalizing the lighting plan and completion of ProjectDox comments,Jeff seconds,motion passes 4-0. 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. Petitioners: Jon Sheidler(Woolpert),Brian Ma(JLL),Trent Burchett(Woolpert),Bill Arnold(BoA),Laurie Pfeiffer(CBRE Property Manager),Kevin Curry(RS&H),&Buzz Weisiger(Gerhman Partners): Jon Sheidler: • There was one small addition to signage on the building elevations. Kevin Curry: We added percentages for signage and the Spandrel Panels to the elevations. We were also asked to add a prairie style detail to the facade. We chose a prairie flower detail that will be added to the elevations, specifically at each transition point and adjacent to the signage. The rear of the building looked a little plain, so we added two additional windows and extended the canopy over them. • We provided a colored landscape plan(page 10 of the Submitted Packet)to better illustrate what is proposed. • The biggest change is removal of eight parking spaces. There are four along the north and four to the south of the building that were removed. It was asked by us to increase the green space because there is so much Commercial Committee Minutes 07-06-21 4 parking.We especially emphasized the landscaping at the round-a-bout. • Kevin Curry: Page 14 contains an elevation plan with the site lines/views. The plan is based on a recent survey elevation height showing that the roof top units will be obstructed by the parapet. They will not be visible from the main road or any of the drives. Committee Comments: Kevin Rider: • Where is the water in the Bridges?Brian Ma: We purchased this development as is in 2017.I can't speak to what was promised when it was delivered. There were no plans or requirements to add anything.Kevin Rider: Staff,whatever did happen with the Bridges and the water?Rachel Keesling: There are power lines running around the edges of the property where they planned on putting them. Kevin Rider: And we didn't know that?Rachel Keesling: I am not sure but that is why the river rock design is there.Buzz Weisiger: There was an easement there,but nobody knew the details about how it would be enforced. Duke wouldn't allow anything in there. They even restricted the trees. • I like the Lou Malnati's but I don't like driving into the site off of 116th St. It feels like I'm driving south of 96th St.Is there any intention to improve the maintenance of the entrances?Brian Ma: We are aware that there are some pavers that require maintenance.Laurie Pfeiffer: We have been reviewing alternate product for that. The pavers installed are smaller and have never fared very well. We have looked into stamped concrete or a different kind of paver. This past winter was bad for the pavers because it warmed then froze and warmed again.It also rained a lot.No maintenance was done last year because of COVID. Kevin Rider: Is there a timeline to fix the issue?Brian Ma: I don't have an exact timeline at this time.Laurie Pfeiffer: We are working with Midwest Landscaping on this.Kevin Rider: Mike is there any code enforcement issue with the disrepair?Mike Hollibaugh: Enforcement of the pavement has been done in the past and we can add it to the list.Kevin Rider: I would like to see a timeline due to the volume of complaints.Is there a requirement for pavers or can another heartier product be used?Mike Hollibaugh: They will need to work with Engineering for a right-of-way permit. Laurie Pfeiffer: I noticed at the Illinois St. and Fidelity Way roundabout a similar brick paver was used. We are interested in that and it makes sense to make it all the same. Kevin Rider: Let's get that process started. Buzz Weisiger: A similar issue arose at Hamilton Town Center and we replaced them with clay.Jeff Hill: Is it reasonable to request that this happen before the next winter?Kevin Rider: I would like to see it completed in this construction cycle. Brian Ma: We will do our best.Kevin Rider: I would like a commitment with a"Yes",not a"We will do our best."Often that just means it won't happen. Brian Ma: I can't guarantee it,because it depends on materials and construction,but we will get it done.Alan Potasnik: Are you worried about moving forward with approval on this without some sort of commitment?Kevin Rider: I have an issue with approving when I don't see the property being taken of appropriately,yes.Alan Potasnik: This is an issue we have dealt with,perhaps not necessarily with your project,but we are here to approve additional items to the site. And when we don't have commitment on something that needs to be maintained, it makes it troublesome to approve something new if we don't know if that will go the way Committee would like to see. Brian Ma: I hear you,but I cannot guarantee a timeline at this point. If we are unable to get this done in 6 months,do we need to sign some document?It is our desire to keep this as a classic property and repair and maintain it as a Class A retail center. We have started working on landscaping and the pavers our on our to-do list. We can do it by the end of the year but again its my word at this point.Alan Potasnik: So,you are saying it will be done by the end of the year.Brian Ma: I will.Yes.Kevin Rider: I have confidence on a working relation from projects Buzz has worked on in the past.If you come and tell me"I cannot get the clay product by the end of the year."I will understand that.Can you find out and let us know?Buzz Weisiger: Yes. Nick Kestner: • The water feature is not maintained really well,and it does gets ugly. Laurie Pfeiffer: Every year when we turn the water back on there is something wrong with the pump. I have a few companies working to repair them. The ponds are narrow and shallow which complicates things.Nick Kestner: Maybe it is time to redesign it. • At the northeast corner where the roundabout is,the path to the other side is not ADA compliant.Jon Sheidler: We received a comment from David Littlejohn,the Alternative Systems Administrator,asking to make that an ADA connection.There is one on the south side.Rachel Keesling: So,you will be doing that? Jon Sheidler: I believe so,yes.Rachel Keesling: the path along the west side of Illinois St.will be Commercial Committee Minutes 07-06-21 5 extended around the northeast corner of the site. All the parking spaces will be removed along the Fidelity Way will be removed. The sidewalk will be 5-ft.Nick Kestner: It should be 6-ft.Rachel Keesling: The minimum PUD requirement is 5-ft.Jon Sheidler: The path up to the intersection is wider to meet the path requirement. It is 10-ft. and then a 6-ft. sidewalk. Kevin Rider: • Are you looking at many more outlots?I remember a bank being a part of the original concept.Are there any other outlots planned for these large parking lots that the grocery store asked for?Brian Ma: There was only one potential outlot when we acquired the property. The Bank of America opportunity presented itself and Giant Eagle was on board as well. On the other side of the lot there is potential for a pad lot.At this point in time there is nothing marketed and not contemplated,but there is potential down the road. Kevin Rider: If there is potential, it is contemplated.Rachel Keesling: Can you be more specific of the location? Brian Ma: It would be the exact opposite side of the parking lot along Spring Mill. Alan Potasnik: • Will there be a drive-thru,where it says, 'Do Not Enter'?Rachel Keesling: Yes.Alan Potasnik: Will that be difficult to see?On Page 12 it looks like the same color as the building. Trent Burchett: Most likely it will be white.It will be visible. Rachel Keesling: Staff will make sure it is visible and I would not be concerned about it. Jeff Hill: • The Department Report includes Engineering approval as a remaining concern. Can you speak to those specifically?Rachel Keesling: They are typically the last department that needs to sign off. I usually always include Engineering as an outstanding comment to make sure everyone is aware that they still have to review the final finish floor elevations,flood routing,and ponding elevations.Not major concerns because the whole area was master planned and the site drains into one pond. • You spoke about the site being overparked.Could further parking removal transpire to make it less intense, help with drainage,and green up the space?We have heard some feedback but was not necessarily addressed. Rachel Keesling: They did remove eight spaces, specifically on the north portion of the lot and to the south of the drive-thru to screen the back side of the building. Could they lose more parking? Probably. If we think they should we could recommend that tonight.I don't think we will get the overall gathering green space with this project,but they can make incremental changes to have a greater overall impact. Alan Potasnik: • I don't think anybody wants to see them make a gathering amenity,but to Jeff's point, if it is overparked and we replace spaces for landscaping as you suggested,would that make a difference to the overall aesthetic of the site?Rachel Keesling: I think it would certainly beautify the site.It could provide another area for people to gather if it wasn't landscaped too much. They probably need some benches or picnic tables.I don't know if the petitioner would want to do that?Or maybe they could provide amenities if the landscaping was made available?Laurie Pfeiffer: That is something we need to discuss internally. Since you are wanting some additional green space,we would want to collaborate on this.Alan Potasnik: It would be nice to add this to this site.Jeff Hill: It would be a way to soften it up. My overall recollection is the big parking lot is overparked and even this proposed parking lot is overparked. I am sympathetic to the petitioner wanting as much parking as possible but if it is already significantly over what is required. Rachel Keesling: Per the standards,yes. 16 spaces are required per our standards and 40 spaces are available in this acre site.Alan Potasnik: Can you work with them before we go to back to Commission on this?Rachel Keesling: First we should make sure the petitioner is agreeable to losing three additional spaces. Trent Burchett: I don't see an issue with this.Rachel Keesling: Staff will look at converting the western parking spaces to green space.And then work together to adjust the landscaping to create a small amenity area. Jeff motions to forward Docket PZ-2021-00075 to Plan Commission with Favorable Recommendation subject to the addition of additional green space and finalizing of outstanding Staff comments,Nick seconds,motion passes 3-1,Kestner. Commercial Committee Minutes 07-06-21 6