Loading...
HomeMy WebLinkAboutMinutes COM 01-03-23 Amend: Circle K Rebrand—College Plaza and Docket No. PZ-2022-00036 ADLS Amend: Circle K Rebrand subject to final Staff approvals. Approved 4-0. 3. TABLED TO FEBRUARY 7: 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. 4. Docket No.PZ-2022-00191 Z: Rosie's Garden Rezone. The applicant seeks approval to rezone the site(13.9 acres)from R1/Residence and B1Business to B3/Business. The site is located at 10402 N College Ave. It is currently zoned R1/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 of Church Hittle Not much to add to Rachel's staff report. We met after PC last month and we have formally agreed to stay with the Homeplace Overlay District and just remove the Business District Sub-area be removed from 3 parcels, in addition to changing the underlying zoning to B-3. Josh: Because you were not there at the last meeting and neither was Councilman Aasen, I would like to make a plea: I have advocated for the fact that Rosie's has been a fantastic neighbor to our community. Kevin Hughes has taken on things himself,not because he was asked to,but because it was the right thing to do as a good neighbor. I think that the petitioner has some concerns with agreeing to the overlay in what they want to do with the site,not wanting to make it harder for themselves. What we explained to them at the last Full Plan Commission meeting and what I would like Staff to also reiterate tonight is Staff and the City of Carmel's ability to be fluid and dynamic in working with the petitioner who already has a site that is developed and that we are not trying to ask them to fit into the original mold despite their best desires to want to be removed from that mold. Adam: What you are saying is that they are ok with staying in the overlay,but we are asking them to trust us that we will work with them if Variances are needed? Josh: That is exactly what I am saying. I want to hear from Staff if you have some concerns or if we need to have a conversation about it now,because I don't want to be the one who encouraged them to stay in the overlay and then they find themselves in a difficult position down the road when they are trying to redevelop the site. Department Report: Rachel Keesling You are correct in the items you have stated. We are very much in support of making improvements to this site, and support variances as needed from certain requirements of the overlay. We are not going to make you change everything that is existing. What we would like you to do is officially ask for variances for the items we discussed to make them officially approved. Because a lot of the growth that has happened on this site has happened without approval over the course of the years. We would like to make it official now that they want to come through and get their new building and change things up and add new parking along with the work that we are doing on the road.We want to make it all legal. Adam: So,we would rather do it with Variances because we keep it in the overlay just in case someone else has that property? Rachel: Taking the property out of the Business District sub-area,I do not feel is as detrimental as it would be to have a hole in the entire Homeplace Overlay. It is a big overlay,and it covers a lot of ground. To take one parcel/site completely out does not make any sense.Therefore,we said we would support Variances if they were needed. We can support the removal of the Business District sub-area because if you look at where the core area of the business district is located, it is further north more concentrated around the intersection of 1061h and College. Allowing the removal of the Business District sub-area also more closely aligns with the Comprehensive 2 Commercial Committee Minutes 1-3-23 Plan land classifications. Josh: I want this to be transparent. Could you explain some of the specific concerns you might have before we move further? Kevin Hughes: With the road being improved,that is going to be major. This was all pushed ahead faster than I thought because of the road improvement.Our parking situation has been difficult for the past 10 years. We need parking and to reconfigure things along with that. The road has already taken some of the outside storage we had to the North,the old fireplace lot is going to shrink by the road improvement. I had to account for bringing in semis,a new entrance,more parking,along with that my store is old and small and I wanted to improve that too. The road really started this,and one thing led to another. Rachel: To that point,the overlay prohibits parking in the front yard,which is the concern that you would have if it would not be allowed or if you were made to exactly stick with what the overlay requires.That is one of the items we would recommend a Variance from,which we would support as it does keep with what is existing/has already been developed. Josh: I think you have two stores,one to the south and what seems like an old house,that is a little more centrally located. If they were going to redevelop the little house for instance,are there setbacks,they have site limitations, we can't just say they can't build that close,etc. I want to make sure we get some of these things looked at. Leo: What kind of Variances are we talking about. Director approved or BZA approvals? Rachel: They would be BZA approvals. We didn't really get into every single Variance they would need because we don't have exact plans and we are not there yet. But one of the items was setbacks in the Business District sub- area part,and that would take care of itself(if the site is removed from that category). We would look at everything wholistically,determine what all the Variances are,and we would package it up and take it to BZA. Josh: And what I am hearing is that there is a goodwill statement coming from the Department, Staff does not make these statements to this Committee lightly. Leo: Historically,with BZA one of the considerations is the existing conditions,goodwill relative to someone who has been in the community for a long time,we want you to be in compliance because we will have other people who are not,and we cannot allow them to use your situation as an example. Kevin Hughes: I understand that. Andrew: We understand that having the overlay there is the best protection for our neighbors for the long haul. Leo: That overlay covers a large area and there are a lot of diversified sets of circumstances.Almost every property has a uniqueness to it in that overlay. Andrew: This was our first path and to me Variances should be a last resort and I think that is where we are. Dubbie: So sequentially,we approve this,does this have to go back to the Full Commission? Rachel: The full Plan Commission gave authority to this Committee to forward to the City Council. Dubbie: So,we approve, it goes to the Council for final approval and then you work with Rosie's to package all the Variances and those get presented to the BZA. And from there if there are any further items that need to be looked at they would need to come back to this Committee? Rachel: Committee recommends sending this to City Council. With that approval,the zoning changes.Then when they are ready,they bring forward a Development Plan and an ADLS Amendment for this site(at full Plan Commission).As part of that we will review and find all the Variances. That would be a two-step process. Adam: Will some of the Variances be ready to present?Rachel: No. Adam: I don't want to hold things up. Rachel: First we have to finish the re-zoning process,then they will come back with the full plans. We need full engineered drawings,we need building elevations,etc.The B-3 zone they want to change to requires a Development Plan and ADLS,and so does the overlay, so that protection is still there. There will be a public hearing before the Plan Commission for the changes they want to make and then,as part of all that,we will find the Variances they will need as I review the project against the Ordinance and then we will go from there. Leo: We don't need to take any further public comments at this time,correct?If there is additional public comment,they can do it at the City Council meeting.Rachel: Correct. Because you all will have to go back to City Council,make a presentation of what has transpired so far,make your request,and move forward. Josh: And you will be coming with our recommendation. Rachel: Then they may send you to Council Committee or they may not. 3 Commercial Committee Minutes 1-3-23 Leo: If there are remonstrators(either in favor or against),at that point they could come forward. Andrew Wert: One other item—at the Planning Department's recommendation we will be seeking to vacate a portion of the Northridge(subdivision)Plat and that will involve a little stretch of Broadway Avenue.These lots have been purchased by the Hughes family over the years. This would remove property lines and consolidates property. Rachel: That will be packaged up with the DP/ADLS that will come back to the full Plan Commission later. Josh: I move for a Favorable Recommendation to full City Council.Adam: Second. A Motion made by Josh Kirsh and seconded by Adam Aasen to forward Docket No.PZ-2022-00191 Z: Rosie's Garden Rezone to the City Council with a Favorable Recommendation. Approved 4-0. Mee •:gadjo •d • 1 PM. I ifrh I. , • halit /" Recording Secretary Leo Dierckman Acting Committee Chairman 4 Commercial Committee Minutes 1-3-23