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HomeMy WebLinkAboutPC 12-13-22 G\�v FCq � City of C� , ,NDIAN� CARMEL PLAN COMMISSION TUESDAY, DECEMBER 13, 2022 I MEETING MINUTES Location: Council Chambers Room,2nd Floor,Cannel City Hall Members Present: Dubbie Buckler,Brad Grabow(President),Jeff Hill,Carrie Holle,Josh Kirsh,Alan Potasnik(Vice President),Kevin Rider, Sue Westermeier,Christine Zoccola Staff Present: Rachel Keesling,Alexia Lopez,Joe Shestak Legal Counsel:Alison Lynch-McGrath Time of Meeting: 6:00 PM Declaration of Quorum: President Grabow: 8 members present,we have a Quorum. Brad Grabow:This is Alan Potasnik's last meeting.We would like to thank Alan for his 34 years of service for the City. Approval of Meeting Minutes:A Motion made by Rider and seconded by Zoccola to approve the Nov. 15,2022,PC meeting minutes.Approved 8-0,absent Kirsh. Communications,Bills,Expenditures,&Legal Counsel Report: Bruce Donaldson,Barnes&Thornburg,LLP. 1. Plan Commission Resolution PC-12-13-22-a: CRC Resolution No.2022-30—Franciscan North Allocation Area. 2. Plan Commission Resolution PC-12-13-22-b: CRC Resolution No.2022-31 —Bridges II Allocation Area. A Motion made by Rider and seconded by Westermeier to adopt PC-12-13-22-a.,and PC-12-13-22-b. Approved 8-0,absent Kirsh. IReports,Announcements&Department Concerns 1. Approval of 2023 Plan Commission and Committee Calendar A Motion made by Grabow and seconded by Buckler to adopt the 2023 Plan Commission& Committee Calendar. Approved 8-0,absent Kirsh. 2. Outcome of Projects at Committees: Rachel Keesling: a) Commercial: Docket No.PZ-2022-00169 DP/ADLS: Chick-Fil-A—US 421;and Docket No.PZ-2022-00190 ADLS Amend: Ozwell Fitness&Wellness Center: both Approved 4-0. b) Residential: Docket No.PZ-2022-00147 OA: Legacy PUD Amendment—Favorable recommendation back to full PC 3-0,absent Zoccola. c) Committee of the Whole: Docket No.PZ-2022-00172 PUD: Conner Prairie—PUD Rezone—TBD Public Hearings: Brad: Explained the Plan Commission(PC)Rules of Procedure for a public hearing. 1. Docket No.PZ-2022-00154 DP/ADLS: 116th and Rangeline. The applicant seeks site plan and design approval for a 2-story building on 0.89 acres. The site is located at 1701 E 116th St. The site is zoned B-3 and is in the Rangeline Road Overlay District. Filed by Warren Johnson,Owner. Petitioner: Warren Johnson • The history of this site includes the old Mobile Gas Station built in the late 1960's • In 1993 we built a new convenience store and gas station with a car wash • We acquired the parcel behind the gas station in 2017 • A roundabout has been recently installed at this intersection,and it was evident that access to this site would be very difficult. We worked with Cannel Engineering on our options for access. • Presented a land survey. We proposed to Cannel Engineering to extend the existing culvert and fill the ditch. We received approvals from IDEM and DNR. 1 Plan Commission Minutes 12-13-22 • The southern portion of the site is in a floodplain which makes it undevelopable • The roundabout elevation is higher than the site • Presented site plan, elevations, landscape plan, building will be made mostly of brick and cast stone • This is a 100% self-funded project,which is unique for a project in the Rangeline Corridor Public Comments:None Department Report: Rachel Keesling: • Part of this site was rezoned from R-1 to B-3 in 2020 in order for this redevelopment to happen • The floodplain limits the area which can be developed • We are working through several items in the Department Report and some variances will be needed to make this site functional in the most efficient manner • Staff recommends this is sent to the Jan. 3 Commercial Committee with them having final approval PC Member, Josh Kirsh joined the meeting Committee Comments: Carrie: Is the majority of the exterior materials Dryvit?Warren Johnson: It's a Dryvit material with a masonry specification, so the brick will be a masonry product. The cast stone will be a Dryvit product. Carrie: I'm worried about how the Dryvit will wear and tear over the years.Warren Johnson: This is a totally different product,and the technology has increased substantially over the years. I believe some of the Proscenium uses this material. We think it will look just fine and wear very well. Christine: It's nice to see something else than a gas station. I appreciate the challenges to this property.Can you bring in sample materials of the building material colors to the Committee? Warren Johnson: We have been working on this with Staff and can bring in samples. A Motion made by Westermeier and seconded by Rider to send Docket No.PZ-2022-00154 DP/ADLS to the 111 Commercial Committee with the Committee having final voting authority. Approved 9-0. 2. Docket No.PZ-2022-00191 Z: Rosie's Garden Rezone. The applicant seeks approval to rezone the site(13.9 acres)from Rl/Residence and B1Business to B3Business. The site is located at 10402 N College Ave. It is currently zoned Rl/Residence,B1Business,and B3/Business. Part of the site is located within the Homeplace Business District Overlay. Filed by Andrew Wert of Church Hittle and Antrim on behalf of Lawrence&Mary Beth Hughes,owners. Petitioner: Andrew Wert: • With me tonight are the owners of Rosie's Garden • Rosie's was started in 1982,and has become a business icon in the Homeplace area • We are seeking consistent B-3 zoning for the entire property to have all parcels zoned to B-3 • Our plans include an expansion proposal of the parking lot,replace the existing store with a larger store,adding storage buildings,additional landscaping buffer to the south,and to improve the overall drainage of the site • Tab 3 of the Info Packet includes the comparisons and differences between B-1 and B-3. We felt B-3 is the best fit for this site's operations • We held a neighborhood meeting last month and discussed our expansion plans • We are asking to be removed from the Homeplace Overlay District and we are aware Staff is not in support of this • We will continue to work with Staff and the Committee Public Comments: Sherry Heston,Barbie Lane,President of the Homeplace Association: My property abuts this site. I'm in support.It's important this gets approved, so they get the additional parking they need. My only concerns are they need better lighting, but not too bright for the surrounding residential properties. We are hopeful the City's College Avenue street project will help with traffic congestion. 2 Plan Commission Minutes 12-13-22 David Green,Homeplace: I'm in support. Will the retention pond be dry or be filled with water?Can they trench the natural creek into the existing storm drain culvert?I'm worried that geese will overtake this retention pond and leave Idroppings everywhere.I have concerns for the new exterior lighting bleeding over the property lines.More parking will be needed since overflowing parking occurs on the existing sidewalk. Rebuttal to Public Comments: Andrew Wert: • The detention pond is planned to be dry but will be wet during the wet season.Not sure what we can do to not attract geese. • The exterior lighting standards per the UDO will be met • The expanded parking lot will help with customers from not parking on the sidewalks Department Report: Rachel Keesling: • The City are doing improvements to College Ave and is installing a roundabout at 106t and College • They would like to vacate the existing subdivision parcels they own from Northridge subdivision plat,which would allow them to combine these parcels • Homeplace Overlay district was put into effect by the City in 2002 to help guide future development • Homeplace Business Subarea requires additional design requirements for new buildings that are constructed • Staff does not support removing the property from the overall Homeplace District,just the Business Subarea • Variances can be requested if they can't meet all the requirements of the Homeplace District • Staff recommends this is forwarded to the Jan. 3'Commercial Committee for further review Committee Comments: Josh: Rosie's has been a fantastic neighbor to this community. I would like to support businesses in this area.I would like to support Staffs recommendation to not remove it from the Homeplace District. Staff will work with you.This property is very pedestrian friendly.Kevin: I want to thank Rosie's giving my mother a hobby. When this gets to Council,I'll help Iyou get through this,and Staff will be very helpful in getting through the issues you face. Christine: We might want to look at some of the allowable uses in the B-3 zoning district and remove some of the uses since this is adjacent to residential properties. Brad: I would like to remove radio/television transmission tower and cell phone towers as a permitted use. I would like to keep the Homeplace Subarea uses in place.Right now,we are only considering the rezone proposal.The DP and ADLS will come to us at a later time.Josh: If we left the Homeplace Subarea in place,would it protect many of the things we just outlined?Rachel: The Business Subarea doesn't take away some the uses that are allowed,but the overall Overlay does that. The Petitioners have initially imposed to restrict the permitted uses of the B-3; such as mineral/sand/gravel extraction, storage,or sale of petroleum products, shooting gallery, auto service station,auto/boat sales,auto/truck repair,car wash,commercial kennel,RV sales,and dry cleaning. The Business Subarea gets into more of the building design, setbacks,and parking requirements. The overall Overlay goes over the general architecture compatibility,pedestrian and bike parking requirements, and lighting requirements. Kevin: Lighting will not spill-over onto the adjacent properties,or it will not be approved.Usually when dry detention is in place,the water dries up pretty quickly,and wouldn't be their long enough for geese to gather. A Motion made by Kirsh and seconded by Holle to send Docket No.PZ-2022-00154 DP/ADLS to the Jan.3 Commercial Committee with the Committee having final recommendation to the City Council. Approved 9-0. 3. TABLED to JAN. 17: Docket No.PZ-2022-00224 OA: BJ's Wholesale Club-146th& Keystone PUD Amend zoned PUD: Z 344 146d' ,ine, IOld Business: PC member Christine Zoccola has recused herselffrom PZ-2022-00147 OA:Legacy PUD Amendment. 1. Docket No. PZ-2022-00147 OA: Legacy PUD Amendment. 3 Plan Commission Minutes 12-13-22 The applicant seeks approval to amend the Legacy PUD text in order to increase the number of permitted units in the PUD and increase the number of apartments permitted. The site is located southwest of 146th Street and Community Drive. It is zoned Legacy PUD Z-501-07 as amended. Filed by Nelson&Frankenberger,LLC on behalf of Advenir Oakley Development,LLC. Petitioner: Jon Dobosiewicz: • This was reviewed at the Oct.and Nov.Residential Committees,and they forwarded it with a favorable recommendation • Significant changes were made at the Committee that include additional landscaping, details on minimum setbacks and building placements,northern most multi-family building would have min. of 6,000 sq.ft.of commercial space on the ground level, additional language regarding maximum unit limitations to provide clarity and the allocation of maximum apartments and adding language to prohibit CCRC dwellings on the real estate. • We will include dog DNA testing for our dog park users • Raised pedestrian crossings and crosswalks on James Dean Drive will be provided • Additional windows were added to the side elevations and masonry wainscot will be added to 30%of the units • We added language for our anti-monotony clause • We added provisions to address the controlling developer's maintenance requirements and obligations • We ask the Plan Commission to send this to City Council with a favorable recommendation Recap of the Residential Committee meetings: Sue Westermeier,Chair: • We held two long meetings for this proposal since this is a first time,we have had a single-family rental project this large come before us • The DP/ADLS will come back to us,and we wanted to make sure that all language and images details are included in the PUD • We gave a 3-0 positive recommendation back to the full PC Department Report: Alexia Lopez: • Petitioner has made several changes to PUD during this process that were from Staff,Public,and Committee • 9 outstanding items remained after the last Committee meeting and the Petitioner has addressed those items • Staff recommends a favorable recommendation to the City Council Committee Comments: Sue: We requested to add a developer maintenance clause, since the ownership of this overall development can be changed over time. I wanted to see if trash removal could be added.Alexia Lopez: I know we discussed to include the maintenance for exteriors of these units,but we can also add valet trash removal. Sue: Is Staff satisfactory of the perimeter fence along 146th Street?Alexia Lopez: Yes. Landscaping along the fence will also be provided. Sue: Is Staff comfortable with the anti-monotony clause stated in their PUD?Alexia Lopez:Yes Sue: Can you show us images of the required masonry wrap?What's the required height for this?Jon Dobosiewicz: Tab 5 of the info packet.Brick masonry would be required on the front and sides. The wrap ranges from 18"-36"in height. Kevin: Can we make the valet trash pickup a requirement with the PUD?It would become very complicated if we had them change trash cans if a future new owner of this development wouldn't want to perform a valet trash pickup.Jon Dobosiewicz: Yes,we will add this requirement to Section 10 of the PUD. A Motion made by Kirsh and seconded by Potasnik to send Docket No.PZ-2022-00147 OA to the City Council with a favorable recommendation. Approved 8-0.,absent Zoccola. Meeting adjourned at 7:17 p.m. 4.1 F1441 J Shestak PC Secretary B ad Grabow President 4 Plan Commission Minutes 12-13-22