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HomeMy WebLinkAboutPC 02-15-22 `�OF 4w¢!.T\Elegy tee\ Jji: iyt o armeAN� CARMEL PLAN COMMISSION FEBRUARY 15, 2022 I MEETING MINUTES Location: Council Chambers Room,2nd Floor,Carmel City Hall Members Present: Brad Grabow(President),Jeff Hill,Carrie Holle,Joshua Kirsh,Alan Potasnik(Vice President),Kevin Rider,Sue Westermeier,Christine Zoccola Member Absent:Nick Kestner Staff Present: Mike Hollibaugh,Rachel Keesling,Alexia Lopez,Joe Shestak Legal Counsel: Sergey Grechukhin Time of Meeting: 6:00 PM Declaration of Quorum:President Grabow: 8 members present,we have a Quorum Approval of Meeting Minutes: A Motion made by Rider and seconded by Zoccola to approve the January 18, 2022, PC meeting minutes. Approved 8-0,absent Kestner. Communications,Bills,Expenditures,&Legal Counsel Report:Bruce Donaldson,Barnes&Thornburg LLP: 1. Plan Commission Resolution PC-2-15-22-a: CRC Resolution 2021-26 proposes to amend the Declaratory Resolution and Redevelopment Plan for the City Center Redevelopment Area to add a new allocation area to be known as the"Studio M Allocation Area." 2. Plan Commission Resolution PC-2-15-22-b: CRC Resolution 2021-27 proposes to amend the Declaratory Resolution and Redevelopment Plan for the City Center Redevelopment Area to 1)remove parcels from the existing City Center Amendment Area,2)designate this area as a separate allocation area to be known as the "Monon Square North Allocation Area." 3. Plan Commission Resolution PC-2-15-22-c: CRC Resolution 2021-29 proposes to amend the Declaratory Resolution and Development Plan for the Old Town Economic Development Area in order to make the Smokey and Monon Allocation Area conform to the new parcels that are being developed after re-platting. A Motion made by Hill and seconded by Westermeier to adopt PC-2-15-22-a, PC-2-15-22-b,and PC-2-15-22-c. Approved 8-0,absent Kestner. Reports,Announcements&Department Concerns: Rachel Keesling: i. Outcome of Projects at Committees: a. Commercial: i. Docket No.PZ-2021-00205 DP/ADLS: 11335 N. Michigan Rd.Apartments—Discussed, then continued to March 29,2022,Commercial Committee meeting 3-0. b. Residential: i. Docket No. PZ-2020-00081 DP/ADLS: The Steadman Apartment Community at The Bridges and ii. Docket No.PZ-2021-00247 V: Bridges PUD Z-550-11 Sec. 13.9.D: Right-in/Right-out access only onto 111th St.,Full Access onto 111th St. Requested—Sent back to full Plan Commission meeting on March 15, 2022,with Positive Recommendation 3-0. iii. Docket No.PZ-2021-00204 PUD: Flora on Springmill PUD Rezone—Sent back to full Plan Commission with Positive Recommendation 3-0. IPublic Hearings: Brad: Explained the Rules of Procedure for a public hearing in front the Plan Commission(PC). 1. Docket No.PZ-2021-00222 Z: Boyd Old Meridian C2 Rezone. 1 Plan Commission Meeting Minutes 2-15-22 The applicant seeks to rezone 2 parcels from the UC/Urban Core District to the C-2/Mixed Use District. The site is generally located at 12895 Old Meridian Street. Filed by Mike Hollibaugh with the Department of Community Services on behalf of the Carmel Plan Commission. 2. Docket No.PZ-2022-00006 Z: Farmer West Main Street C2 Rezone. The applicant seeks to rezone 2 parcels from the UC/Urban Core District to the C-2/Mixed Use District.The site is generally located at 1017 West Main Street. Filed by Mike Hollibaugh with the Department of Community Services on behalf of the Cannel Plan Commission. Petitioner: Mike Hollibaugh: • Presented a site location map of the property owned by Greg Boyd • Presented a map of the Old Meridian Street District, this is one of the first mixed-use districts the City proposed • Presented an aerial view from 2000, there's been a remarkable transformation of this area • Connectivity to the existing path network is part of both redevelopment plans Public Comments: None Department Report: Rachel Keesling: • Staff recommends both rezone petitions are forwarded to the City Council with a favorable recommendation Committee Comments: Jeff: Is there any ability for tree preservation on the heavily wooded Boyd property?Mike Hollibaugh:Not likely. The aerial from 2000 shows the entire east side of Old Meridian Street as woods.During the major US 31 highway improvements, it created this Old Meridian Street area.Carmel appointed a Task Force to study and decide what would be the best use of this area. They decided to designate this redevelopment area as a high density and mixed-use. A Motion made by Rider and seconded by Kirsh to suspend the Rules of Procedure in order to vote on both rezone dockets at tonight's meeting.Approved 8-0,absent Kestner. A Motion made by Rider and seconded by Kirsh to send Docket Nos.PZ-2021-00222 Z and PZ-2022-00006 Z to the City Council with a favorable recommendation.Approved 8-0,absent Kestner. 3. TABLED TO MARCH 15: ' . XVL,LLC. 4. Docket No.PZ-2022-00015 ZW: 4810 Northwestern Drive—Waiver for no perimeter curbs requested. The applicant seeks waiver approval to not install perimeter curbs to enhance on-site storm water quality best management practices(BMPs)per UDO Section 5.28(E)2. The project is for a new auto repair building(9,600 sq. ft.)on 3.5 acres. The site is located at 4810 Northwestern Drive. It is zoned I-1/Industrial and is not located within any overlay zone. Filed by Charlie Mattox of Crossroad Engineers on behalf of the owner. Petitioner: Charlie Mattox: • The DP/ADLS was approved at last month's PC meeting with the conditions agreed by the owner of no parking western perimeter and to contribute funds to the throughfare plan in lieu of constructing a multi-use path. • Presented an aerial map of the property • The entire stormwater runoff will sheet flow to the northwest corner of our site into the grassland swale and existing wetland detention. • The no curbing will allow the site to function and drain naturally into the existing grasslands Public Comments: None 2 Plan Commission Meeting Minutes 2-15-22 Department Report: Rachel Keesling • This zoning waiver is the last item we need to approve this project • The Engineering and Planning Departments are in favor of their zoning waiver request • Staff asks that you suspend the Rules of Procedure and vote to approve tonight Committee Comments: Josh: Is the grassland swale going to be naturalized or will it be mowed? Charlie Mattox: It will be naturalized, and it will be mowed when needed. Brad: What are your methods for storing and collecting oils from the service building?Charlie Mattox: We will have a grease interceptor in our service building to collect any of the spillage. A Motion made by Kirsh and seconded by Rider to suspend the Rules of Procedure in order to vote on this item. Approved 8-0,absent Kestner. A Motion made by Rider and seconded by Hill to approve Docket No.PZ-2021-00015 ZW. Approved 8-0, absent Kestner. Old Business: 1. Docket No.PZ-2021-00204 PUD: Flora on Springmill PUD Rezone. The applicant seeks PUD rezone approval to allow a new subdivision consisting of townhomes,duplex homes, and single-family homes. The site is located at 9950 Spring Mill Rd. and is zoned S-2/Residence. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson&Frankenberger on behalf of Pittman Partners and Onyx and East, LLC. I Petitioner:Jon Dobosiewicz: • With me tonight are Jim Shinaver(Nelson&Frankenberger), Steve Pittman(Pittman Partners),and Brandon Bart (Onyx and East) • Presented an aerial location map and site plan • We received a 3-0 favorable recommendation from the Residential Committee at the Feb. 1"meeting • We have included pedestrian network of paths,tree preservation areas,greenspace,and common areas • We have included a red line of the PUD Ordinance in our info packet • Presented a view from westbound traffic on 1-465, there's a 20-ft grade increase from the highway to the property • We will have four distinctively different home product types;brownstones,duplex homes,rooftop deck townhomes,pitched roof townhomes,and courtyard homes. Elevations and illustrations are included in the packet • We have included language that will prohibit homeowners from converting their garages into living and storage space,to make sure that the garages are used to their park cars • The south walls of the homes along the south perimeter(facing I-465)will have sound mitigation techniques installed such as blown-in ball insulation and acoustic performance vinyl windows.These building standards will be added to the PUD Ordinance. • Presented a tree preservation map exhibit, we will include additional signage along these areas to keep the residents from building and removing trees • Presented a pedestrian and bike plan, we will include a natural crushed stone path around the site,two covered bike storage structures,and short-term bike parking areas • Presented images of open space amenity areas, raised plaza common area,plantings,and boulders at the pond • We will remove the sidewalk along the southern roadway so we can preserve more trees along the southern border I Department Report: Alexia Lopez: • The Petitioner has made many changes and improvements during the Committee meetings • The architecture provides a variety of aesthetically pleasing housing options and elevations • The Petitioner has responded to the remaining outstanding comments in the Dept. Report • The ROW cross section of east/west street on the west side of the property will need to be approved by the 3 Plan Commission Meeting Minutes 2-15-22 Engineering Dept. • Staff recommends a favorable recommendation to the City Council(CC) Residential Committee Recap: Josh Kirsh,acting chair: • The Petitioner and Staff gave a great report • We asked for covered bike parking,and that they added language that will allow them to tag and remove any abandoned bikes stored in these areas • We greatly discussed in having greenspace over five additional parking spaces. My argument is that they are already providing a lot of greenspace. The Petitioner found an area where they can add five more parking spaces, or do we leave this as greenspace?My opinion was that the five more spaces should be added. Other Committee members wanted the extra greenspace,instead of the five spaces.Jon Dobosiewicz: Presented exhibit to show the area for 5-6 parking spaces. We wanted to provide this exhibit to help facilitate this discussion. Christine: This should stay greenspace since there's sufficient parking,with 2.86 spaces per housing unit. There's also empty parking lots across Spring Mill Road for overflow parking. This greenspace area is the key central area,and it's important to keep this central courtyard as a greenspace. Committee Comments: Jeff: Are the streets private?Jon Dobosiewicz: There are sections that are private and sections that are public,presented an exhibit of the streets. Jeff: How wide are the public streets with the proposed on-street parking?Jon Dobosiewicz: Approximately a 60-ft ROW,with an 8.5-ft wide parking lane,and 10.5-ft travel lane.Jeff: If the additional parking is added, it would not be added to the street?Jon Dobosiewicz: To add the additional parking spaces at a later time, is a huge increase in costs.Josh: My concern is that who will be responsible in adding and paying for these street improvements?The City or HOA?Jeff: I'm concerned with the future widening of I-465 that could remove some of the greenspace along the southern border. Kevin: Is the Petitioner comfortable with proposed number of parking spaces they will be providing?Jon Dobosiewicz: Yes.Kevin: I would then suggest that we keep the greenspace and not add the extra parking spaces.Brad: I agree. In reality people entertain outside of their home more often than at their home. There's shared on-street parking available. I also have concerns of the future plans(the widening)of I-465. Sue: Of the five home products,only 3 have driveway parking.Jon Dobosiewicz: The centralized two-family dwellings and western courtyard homes have driveway parking. The southern units will not have driveway parking, but there's on-street parking all along their street frontage. Sue: I am in favor of the additional five parking spaces. Sue: Did you agree to a dog park?There are pictures of amenities in Tab 10. Which ones will you include? Jon Dobosiewicz: We didn't add a dog park. The Ordinance specifies the photos are just character illustrations. We will include some sort of dock along the detention pond. That will be included in our development plan approval.Brad: Which of the amenity feature photos can you commit to in the PUD text?Steve Pittman, Pittman Partners: We are looking to add a 10'x10' wooden deck,and we will include several boulders in the pond area. We can add the specifics and photos to the PUD. Our discussions with Onyx and East included to add special amenities but we don't have the specifics of what they are. Sue: I want to make sure when you see these amenity pictures,that they are included in the final development. Sue: Will you include anything in the PUD about no rentals?Steve Pittman: We have not included that in the PUD. Christine: It was mentioned that this is a for-sale product,but we haven't had specific discussions. Kevin: I hate to put a no rental clause in the PUD. I don't see this as an investment property for rentals.This will interfere with the property owner's rights.Alan: This is an issue for the HOA and not for the PC or CC. It's up to them for what they want in their community. Carrie:Are you allowed to put no rentals in the PUD?It has been really becoming a problem in this area where national investors are coming in and buying up properties to use as rentals only.Jon Dobosiewicz: We have never seen this done in Cannel for a residential PUD. Brad: In Section 6.3, "Tree Preservation Areas shall be required as generally illustrated on Exhibit K. "Can we change the word"as"to"where"? Jon Dobosiewicz: Yes,we will make the change. Brad: For the east/west cross section of the street on the southwestern end,the site plan shows the sidewalk close to the driveway and garages for those 3 units.Jon Dobosiewicz: The sidewalks would be removed from that space and only on 4 Plan Commission Meeting Minutes 2-15-22 the northside. The setback would be greater for those 3 units,and the sidewalk only placed in the tree lawn. Brad: Would it make sense to have the sidewalk be at the curb,and the tree lawn on the other side(northside)of the sidewalk?This would pull the sidewalk away from the private residents.Jon Dobosiewicz: I follow you. We will work this out with IStaff. Alexia Lopez: We share the same concerns,and this was discussed with the Alternative Transportation Coordinator.We can look at moving the sidewalk closer to the street. We will look at this cross section before this is heard at City Council.Jon Dobosiewicz:Note that there's no on-street parking at this section of street. Sue: Can we discuss the parking vs.greenspace before any motion is made?I'm in favor of the additional parking spaces. Brad: What is being proposed right now is without the additional parking. We will take up a motion.Josh: It appears that Sue and I are the only ones that want more parking.Kevin: Six spaces won't make a difference. Sue: What about the scenario when college students are home during break?Some of these units can't accommodate driveway parking.Josh: Adding six spaces will be a 10% increase for on-street parking. Christine: For the units with garage parking,the PUD will specify the owner has to use the garage for parking and not for living and storage space. A Motion made by Potasnik and seconded by Hill to send Docket No.PZ-2021-00204 PUD to the City Council with a favorable recommendation conditioned upon the open items stated by Staff.Approved 8-0,absent Kestner. 2: TABLED TO MARCH 15: at-The-Bridges. • S't., ull Aceess onton*requested . . . "Street I Meeting Adjourned at 7:15 p.m. / r 1 61u.) t)--- Joll estak Plan Commission Secretary rad Grabo President I Plan Commission Meeting Minutes 2-15-22