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HomeMy WebLinkAboutMinutes PC 03-15-22 010aN0,, w 4 • ' +' City or Carme /NDIANP CARMEL PLAN COMMISSION MARCH 15, 2022 I MEETING MINUTES Location: Council Chambers Room,2i d Floor,Carmel City Hall Members Present: Brad Grabow(President),Dubbie Buckler,Alan Potasnik,Kevin Rider,Sue Westermeier,Christine Zoccola Member Absent:Jeff Hill,Carrie Holle,Joshua Kirsh Staff Present: Mike Hollibaugh,Adrienne Keeling,Rachel Keesling,Alexia Lopez,Joe Shestak Legal Counsel: Sergey Grechukhin Time of Meeting:6:00 PM Declaration of Quorum: President Grabow: 6 members present,we have a Quorum Approval of Meeting Minutes:A Motion made by Rider and seconded by Westermeier to approve the Feb. 15,2022, PC meeting minutes. Approved 6-0,absent Hill,Holle,Kirsh. Communications,Bills,Expenditures,&Legal Counsel Report:Veronica Schilb,Barnes&Thornburg LLP: 1. Plan Commission Resolution PC-3-15-22-a: CRC Resolution 2022-1 proposes to amend the Declaratory Resolution and Development Plan for the City Center Redevelopment Area to 1)remove a parcel from the existing Cannel City Center Amendment Allocation Area,2)remove a parcel from the existing Firehouse Allocation Area,3)designate these areas as part of a separate allocation area to be known as the"Firehouse East Allocation Area,"and 4)adopt a supplement to the Plan. 2. Plan Commission Resolution PC-3-15-22-b: CRC Resolution 2022-2 proposes to amend the Declaratory Resolution and Development Plan for the Old Meridian Economic Development Area to 1)remove parcels from the existing Old Meridian Expansion Allocation Area,2)designate this area as a separate Allocation Area to be known as the"Old Meridian Apartments Allocation Area,"and 3)adopt a supplement to the Plan. A Motion made by Westermeier and seconded by Rider to adopt PC Resolutions PC-3-15-22-a and PC-3-15-22-b. Approved 6-0,absent Hill,Holle,Kirsh. Reports,Announcements&Department Concerns:Rachel Keesling: 1. Outcome of Projects at Committees: a. Commercial: Cancelled due to no items to review. i. Docket No.PZ-2021-00205 DP/ADLS: 11335 N. Michigan Rd. Apartments—Tabled to March 29, 2022 Commercial Committee for additional review. b. Residential: Cancelled due to no items to review. Public Hearings: Brad: Explained the Rules of Procedure for a public hearing under the Plan Commission. 1. Docket No.PZ-2021-00139 DP/ADLS: Oberweis—That Burger Joint—Woodgrain Pizzeria. The applicant seeks site plan and design approval for a restaurant on a 1.15-acre vacant parcel.The site is located at 10920 N.Michigan Road,which is the SW corner of Weston Pointe Blvd. and Michigan Rd./US 421. It is zoned B-3/Business and is located in the US 421 Overlay Zone.Filed by Joe Oberweis,owner. Petitioner: Joe Oberweis: • With me tonight are James Blaylock VP,Eric Longoria,Architect • Business has been around for over 100 years,my great grandfather was a dairy farmer • The Carmel location will be our third location of this combination of ice cream,burger,and pizzeria at one place • Our ice cream has been around for a long time,but the burger and pizza operation is something new Eric Longoria,Project Manager with DXU Architect 1 Plan Commission Meeting Minutes 3-15-22 • Presented aerial map and site plan, our site is bounded by Redd Road to the west,Michigan Road to the east,and Weston Pointe Drive to the north • Access will be from the rear off of Redd Rd,with a shared entrance with KinderCare(to the south) • We worked with P&Z Dept. on our exterior design to align with the US 421 overlay standards • Materials will be unified,but the brick color will vary per building facade for our 3-combo restaurant • Presented building elevations, one entrance to our building will be provided,with the building height being the highest at this point at 25'8" • Presented material palette to show the variation of brick colors and wainscotting • Presented lighting details and specifications and photometric plan • Presented floor plans, landscaping plan, and signage plan Public Comments: None Department Report: Rachel Keesling: • 53 parking spaces are required,with them providing 47 parking spaces. The 6 additional spaces can be covered through the shared parking with the adjacent daycare(KinderCare)lot,as it is within 300'. • The drive-thru will be on the back side of the building,but it will need a variance since there are 3 front streets that surround this site. 10 spaces are required for drive thru stacking,and they have room for 16 vehicles. • Lot coverage is at 78%where 80% is allowed • Pedestrian connectivity will be provided all around the site • They will provide an outdoor playground on the north side of the building for their customers • The architecture will be complimentary to Italianate theme to comply with US 421 overlay requirements • They are working with the Cannel Urban Forester on the approval of their landscape plan • They will need a variance for their signage proposal. They are proposing 9,where 3 are only allowed. • Staff are asking for more details on the signage • We ask this is continued to the March 29 Commercial Committee for further review and discussion Committee Comments: Alan: What are some of the architecture elements of the Italianate style?Rachel Keesling: The sizing and symmetrical nature of the windows,dentil molding,and enhanced brick detailing. Eric Longoria: It tends to have more of a conservatory feel,with large expanse of interrupted glass. Alan: Is the signage package available to view online or in the info packet?I didn't see what they just presented.Rachel Keesling: Page 13 of the info packet contain the sign details and specs and page 5 contains the elevations. Eric Longoria: The menu and drive thru directional signage was submitted earlier today.Alan: Can you bring in all the updates to the signage package to the Committee meeting?Eric Longoria: Yes. Christine: Is there a shared parking agreement with KinderCare?Joe Oberweis:Both parcels are owned by the same property owner. The have agreed to share their parking lot.I believe there's a recorded document stating this. Christine: Can you explain the flow of the parking lot?Is there one drive-thru for all 3 restaurants?Eric Longoria: Presented a site plan, once you enter the site,you have an access lane that is shared with KinderCare.Customers who are using the drive thru will go left.Just one drive thru for the entire building. Kevin: Staff mentioned only 3 signs are allowed for this site.Is this site considered as three individual businesses or just one business?Rachel Keesling: This is considered as one business in one building. They want each of their brands to have their own signage. An example would be a car dealership who proposes a variance for multiple signs of their brands. Brad: I think their signage plan(9 proposed signs)feels a little overkill. Can you discuss this at the Committee?The signage on the rear of the building(west elevation)isn't necessary. The proposed monument sign feels unnecessary since there are wall mounted signs on the same side of this site. Make sure to look over the large signage behind the glass window in the vestibule. Walgreens does a similar thing with their buildings.Joe Oberweis: The challenge we face is the format of this building site.This building will be expensive to build.Our signage package was included to make sure our large investment pays off.We can look at removing the signage on the back of the building. The screen signage in the vestibule is designed to not be our primary signage but to educate our guests with the new things that are happening. Alan: We take each petition seriously and scrutinize everything from top to bottom to make sure things are done right. 2 Plan Commission Meeting Minutes 3-15-22 Brad: What approvals are needed for Boone County/Zionsville for stormwater detention.Rachel Keesling: These 4 lots were developed together with an overall master drainage plan.The Petitioner's engineer will work with them,as well as the Cannel Engineering Dept. IA Motion made by Westermeier and seconded by Rider to send Docket No.PZ-2021-00139 DP/ADLS to the March 29 Commercial Committee with it coming back to the full PC for a final vote. Approved 6-0,absent Hill,Holle,Kirsh. 2. Docket No.PZ-2022-00001 DP/ADLS: Culver's. The applicant seeks site plan and design approval for new Culver's restaurant.The site is located at 431 E.Carmel Drive.It is zoned B-SBusiness and is not located in any overlay zone.Filed by Bob Goins of K&J Investments XVL,LLC. Petitioner:Jon Dobosiewicz,Nelson&Frankenberger • Present with me tonight are Rick Lawrence of Nelson&Frankenberger,and Bob Goins,construction manager • Presented aerial view, landscape plan, site landscaping will comply with the UDO • Variances will be heard by the BZA in April. Details of the variances are listed in the Dept. Report • There will be two access points,from E. Cannel Drive,and AAA Way • Two stacking lanes of the drive thru will be in the rear of the site • Presented elevations, building materials reflect input and suggestions we had with Staff • All roof top mounted equipment will be screened by the parapet walls • The digital reader board that is normally seen outside a Culver's is prohibited by the UDO. • Detailed engineering plans are provided behind tab 9 in the info packet • We will continue to work with Staff on the outstanding items IPublic Comments:None Department Report:Rachel Keesling: • This was previously a car wash,and the drive thru will follow the same general flow • The site has only room for 46 spaces where 70 are needed per UDO. They will seek a parking variance. • They will seek a variance for lot coverage. They are proposing 68.3%,where only 60%is allowed • We need to work on the location of their bicycle parking.It needs to be located within 50' of the front door. • The building design has changed,and it now has more brick and stone,and less EIFS(stucco)material • We will continue to work on the design. We would prefer to see bricked-in faux windows.We would like to see them remove the large blue awnings that carry over the faux windows on the back half of the building. They do not serve a function for shading the inside from sun or protection for a pedestrian over a sidewalk. • They are requesting two signs,where one sign is allowed,They will seek a variance for the additional sign at the April 25 BZA meeting • Staff recommends this continued at the March 29 Commercial Committee for further review and discussion Committee Comments: Christine: The shared access drive needs to be marked better.It's very confusing. What can you do?What will you do with the sidewalk?Jon Dobosiewicz: The sidewalk will be striped,and we will look into elevating it. We received comments from Cannel Engineering,and we can share their comments at the Committee meeting. Alan: Every Culver's I've been to has had an issue with traffic overflow.I have a concern for your request for a parking variance. Can you explain the traffic flow throughout this site especially when the traffic is spilling over?Jon Dobosiewicz:Presented the site plan, the drive-thru can accommodate two lanes to help accommodate with the stacking. IThere will be post window stacking for 5 cars.The Ordinance states to provide parking per square footage.Typical customers will have a full carload. We are providing more efficient drive-thru space instead of more parking spaces. Sue: I share the same concerns as Alan. How many can you seat inside the building?Are customers using the drive-thru more or going inside to eat?With the drive-thru and only 47 parking spaces, it seems like a tight design.Jon Dobosiewicz: We can bring in exhibits to show the parking and inside seating area. We will bring the exact numbers to the Committee. 3 Plan Commission Meeting Minutes 3-15-22