HomeMy WebLinkAboutMinutes PC 05-17-22 • We went over the drive-thru canopy and one of the concerns is that traffic would stack up to Cannel Drive.We
made sure that no advertising will be allowed on the canopy,columns,or menu board
• The monument sign will not be electronic,and instead they will have a manual change sign
ICommittee Comments:
Christine: Did Engineering look over the design of the crosswalk at the entrance of the parking lot?Will it be raised?Jim
Shinaver: Engineering reviewed it and had no concerns with the function,design,or alignment of the entrance.
A Motion made by Kirsh and seconded by Rider to approve PZ-2022-00001 DP/ADLS. Approved 9-0.
5. Docket No.PZ-2021-00205 DP/ADLS: 11335 N.Michigan Rd.Apartments.
The applicant seeks site plan and design approval for a new development with 4 future outlots and an apartment
complex(236 units).The site is located at 11335 N.Michigan Road. It is zoned B-3Business&Residential and
is located within the US 421 Overlay zone. Filed by Ryan Wells of REI Real Estate Services,LLC.
Petitioner:Jon Dobosiewicz:
• Present tonight are Ryan Wells and Rick Lawrence
• Altum's Landscape Nursey business recently occupied this site and left this site last year
• Variance requests for this site will be heard at the May 23 BZA meeting
• The Commitments placed on this site in 1988 requires approval of the proposed use of multi-family use from the
Plan Commission
• The updated site plan now shows the four 2-story buildings will be located closer to the adjacent residential
properties,and the six 3-story buildings will be located interior of the site and adjacent to the commercial outlots
• Building 7 was repositioned to provide more screening to adjacent neighbors to the south
• A traffic impact study indicated that a traffic light should be placed on Michigan Road at the intersection of the
entrance drive,and this is supported by INDOT
• We will provide an outdoor dog park,pool,park benches,a trail around the pond,and a fishing pier at the pond
• An 8-ft cedar with brick columns privacy fence will be placed on our property around the site perimeter that is
adjacent to residential properties
• Building architecture now conforms to meet the standards of the Federal style architecture
• Brick coverage on the buildings was increased to 90%masonry and stone and we now meet the requirements of
the US 421 Overlay
• Eight 6-bay car garages will be located internally throughout the site
• A/C and mechanical units will be placed on the roof-tops of the buildings and will be screened from view
• Unique feature of building 2 will have glass doors and windows that will face the pool
• Presented landscape plan, it was approved by the Urban Forester and fully complies with the UDO
• 20-25-ft tree preservation area(TPA)along the property line of the existing trees will be provided,and we have
worked with the Urban Forester on this
• The landscape buffer yards exceeds the requirements of the UDO in regard to buffer widths,TPA,and the
addition of the 8-ft screened fence
• The closest building setback from the property line is 52-ft
• Presented illustration of the privacy fence, Staff advised the Petitioner that vinyl fencing is not allowed for this
location,so we will provide an 8-ft privacy fence of cedar plank with masonry columns located every 26-ft.
• Over the past several months,the applicant continued to work with Staff and the Commercial Committee to
address outstanding items.The Commercial Committee voted 3-0 with a positive recommendation.
Department Report: Rachel Keesling:
• We have been working on this project over the last nine months.The Petitioner did a great job in summarizing all
the changes that were done.
• The commitments placed on this site in 1988,gives the Plan Commission authority to approve or deny the
proposed multi-family use
• The Petitioner has proposed a list of uses that would not be allowed for the commercial outlots that have been
proposed as a part of the overall development plant. The list can be seen in the info packet.
5
Plan Commission Meeting Minutes 5-17-22
• The design of the buildings now comply with the US 421 Overlay requirements
• The buffer yard setback along the adjacent residential properties exceeds the standards
• They will enhance the buffer yards and have changed the materials of the 8-ft fence and will remain within their
property lines so the existing trees and plants can remain
• Variances for parking spaces, lot area, lot coverage,building height,facade offsets,and rear yard building
setbacks will be heard by the BZA on May 23
• They will expand and enhance the existing pond and provide additional trees for buffering
• Access connection points will be provided to the east and south
• Staff recommends positive consideration contingent upon the variance BZA approvals and recording of the
commitments for the uses of the commercial outlots
Commercial Committee Recap,Alan Potasnik,Chair:
• The Petitioner and Staff did a great job recapping our progress with this project. I have nothing else to add.
Committee Comments:
Brad: Will the PC resend and adopt,or amend the 1988 Commitments for this property?Jon Dobosiewicz: The
commitment we are making conforms to the 1988 commitment.The new commitment will list the additional uses that we
wouldn't allow. We wouldn't replace the existing 1988 commitments but add to them.
Brad: Is this the DP/ADLS approval for the entire residential site,but not for the commercial outlots?Rachel Keesling:
They would have to come back for a DP/ADLS amendment for any development of the two outlots.Jon Dobosiewicz:
That's consistent to the requirements,and we would come back for any proposals for the commercial uses.Brad:
Landscaping is shown on the outlots 1 and 2. Their plans now wouldn't be amended when they come back?Rachel
Keesling: Correct. If they were change anything,they would need to request that change to the Plan Commission.
Sue: The outlots will come back for Plan Commission approval?Rachel Keesling: Yes, it would be a public hearing.
Sue: Were the excluded uses examined?How were they decided?Alan: Staff helped us out.Rachel Keesling: The
Petitioner provided feedback. The list of excluded uses are included in their info packet.
Sue: We received a letter from a townhome owner to the south to ask the Petitioner to extend the fence along the southern
perimeter adjacent to the existing preschool. Jon Dobosiewicz: We can commit to extend the fence,but please advise us
where you want us to extend the fence? Sue: I would recommend extending to the western end of the Building 9 and
place near the rear property line of the preschool.Dubbie: I would agree to extend the fence beyond the preschool.Jon
Dobosiewicz: We will extend the fence and confirm with Staff on the location of the fence.Alan: I'm seeing a problem
with extending the fence if there's a 6-ft privacy fence already there for the preschool's playground.Dubbie: I walked
this property;I would like to see the fence extended to the daycare playground fence. Christine: Are there any mature
trees worth saving instead of extending this fence?Jon Dobosiewicz: Yes,there are mature trees in this area. Sue: What
kind of fence is the playground fence at the preschool?Jon Dobosiewicz: It's a 6-ft solid fence. I think it was placed here
because it was adjacent to the back of house area of Altum's. Sue: I would retract my previous statement since the
playground already has a fence,we don't need to extend the subject site's fence.Dubbie: There's a break in the fence
line,and I would suggest extending the fence whereas needed, so people can't cut through.Jon Dobosiewicz: We can
commit to extend the fence between 50-ft to 150-ft and keep in mind to preserve the existing landscaping and trees.
Christine: Is it possible to have a beautiful tree lined boulevard and plantings along the main access/entrance road?Jon
Dobosiewicz: We can update our landscape plans to reflect this.
Jeff: I feel this project is too dense to me,but I like the changes. I would like to hear the hardships of the variances.Can
we eliminate a building and add parking?I believe the use is the right fit,but it's too dense. Christine: I share the same
concerns as Jeff,and I think this is the right use,but more work needs to be done.I believe it can use more landscaping in
the interior of the site.Jon Dobosiewicz: We will add more trees along the access road.Native plantings will be placed
around the pond area and additional building base landscaping that you don't see in our exhibits.Josh: Will the mature
trees along the northern property line stay?Jon Dobosiewicz: Yes. The fence will be placed within our property and
within the existing tree line.
Brad: Where are the exhibits of the detailed landscaped plan?Jon Dobosiewicz: The detailed landscape plan is provided
behind tab 20. We provided a supplemental landscape plan 10 days ago and it shows the final landscape plan.
6
Plan Commission Meeting Minutes 5-17-22
Rachel Keesling: In general,the PC is deciding if this use and plan is good as presented. It will be up to the BZA to
determine the density,parking reduction,lot coverage,and other variance items. The Petitioner will need to come back to
Ithe PC if the BZA does not approve one of the variance petitions.Jon Oberlander: The PC approval would be
conditional upon BZA approval of all the variances as presented.
Carrie: I'm struggling with this project as a whole. I'm uneasy of the overall use. I think this makes sense as residential,
but I'm struggling with the multi-family and apartments adjacent to the single-family neighborhood. The project looks a
lot better when it first came through.Kevin: It would be unlikely that a single-family neighborhood would be built next to
commercial uses and Michigan Road. This is a transitional area and use. Carrie: I totally agree with that,but can we
propose something that is less dense, like townhomes?
Jeff: When the traffic signal be installed?Jon Dobosiewicz:It would be at the discretion of the State approval.We would
want it as early as possible.We would want the traffic light operating prior to any of our residents moving in.
Josh: What would someone be looking at as they are leaving the mortuary chapel located just north of outlot#1,since the
privacy fence will not be located in this area.Jon Dobosiewicz: They will eventually be viewing the side of the newly
developed commercial outlot area.Rachel Keesling: The architecture of these commercial buildings would be subjective
to the US 421 overlay standards,additional landscaping,and have detailed 4-sided architecture.Jon Dobosiewicz: REI
has advised me that they are willing to extend the privacy fence west to provide additional buffer if the adjacent property
owner of the mortuary requests this fence to be placed here.
A Motion made by Rider and seconded by Potasnik to approve PZ-2021-00205 DP/ADLS conditional upon BZA
Variance approvals,the privacy fence is extended along the south perimeter,and that the excluded uses of the
commercial outlets be added to the 1988 commitments.
Denied 4-5,Buckler,Hill,Holle,Kirsh,Zoccola.
I A Motion made by Kirsh and seconded by Hill to deny PZ-2021-00205 DP/ADLS.
Approved 5-4,Potasnik,Grabow,Westermeier,Rider.
Meeting Adjourned at 8:17 p.m.
g ,. --2,9)011::>„
<z-,,i.),i5q - _____
Joe Shes PC Secretary Brad Grabow President
I
Plan Commission Meeting Minutes 5-17-22