HomeMy WebLinkAboutMinutes PC 12-13-22 G\�v FCq �
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,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.
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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
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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.
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Plan Commission Minutes 12-13-22