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HomeMy WebLinkAboutMinutes PC 01-17-23 ,,.„-,-.F.---,,,,,, /0 j, „.3„,„,,..ve Cityo arme, A DIN CARMEL PLAN COMMISSION TUESDAY, JANUARY 17, 2023 1 MEETING MINUTES Location: Council Chambers Room, 2nd Floor, Carmel City Hall Members Present: Adam Aasen,Adam Campagna, Dubbie Buckler, Leo Dierckman,Brad Grabow(President), Sue Westermeier, Christine Zoccola Members Absent: Jeff Hill,Josh Kirsh Staff Present: Rachel Keesling,Joe Shestak,Mike Hollibaugh Legal Counsel: Sergey Grechukhin Time of Meeting: 6:00 PM Declaration of Quorum: President Grabow: 7 members present,we have a Quorum. Tabled: Approval of Dec. 13,2022 PC Meeting Minutes: Brad Grabow: We are missing two members and have three new members present. We will need to table this vote when we have a quorum to vote on the minutes. Communications,Bills,Expenditures,&Legal Counsel Report 1. Election of President: A motion made by Westermeier and seconded by Zoccola to elect Brad Grabow. Approved 7- 0,absent Hill, Kirsh. 2. Election of Vice-President: A motion made by Westermeier and seconded by Buckler to elect Christine Zoccola. Approved 7-0, absent Hill, Kirsh. 3. Election of Member to the Board of Zoning Appeals: Brad Grabow has already been appointed by the BZA. 4. Election of Member to Hamilton County Plan Commission: A motion made by Grabow and seconded by Zoccola to elect Adam Campagna.Approved 7-0,absent Hill, Kirsh. 5. Election of Member-at-Large: A motion made by Westermeier and seconded by Zoccola to elect Josh Kirsh. Approved 7-0,absent Hill,Kirsh. 1. Plan Commission Resolution PC-01-17-23-a: CRC Resolution No. 2022-34—3'Ave. ATT Allocation Area within the existing Old Town Economic Development Area. 2. Plan Commission Resolution PC-01-17-23-b: CRC Resolution No. 2022-35 —Crossing I and Crossing II Allocation Areas within the Integrated 126' Street Corridor Economic Development Area. 3. Plan Commission Resolution PC-01-17-23-C: CRC Resolution No. 2022-36— I 1 1 Penn Redevelopment Area. Presenter: Bruce Donaldson, Barnes& Thornburg LLP: • These proposals come from the CRC, when they want to create or amend redevelopment area. They need approval from the PC. If adopted at tonight's meeting,they go in front of the City Council. A Motion made by Buckler and seconded by Dierckman to adopt PC Resolution Nos. PC-01-17-23-a,b,and c. Motion passes 7-0,absent Hill,Kirsh. Reports,Announcements& Department Concerns 1. Outcome of Projects at Committees: a. Commercial: i. Docket No. PZ-2022-00154 DP/ADLS: 116'and Rangeline—TABLED TO JAN. 17 PC MTG. A Motion made by Westermeier and seconded by Dierckman to recall PZ-2022-00154 DP/ADLS from the Commercial Committee. Approved 7-0,absent Hill, Kirsh. Iii. Docket No. PZ-2022-00191 Z: Rosie's Garden Rezone—FORWARDED TO CITY COUNCIL WITH POSITIVE RECOMMENDATION b. Residential: none c. Committee of the Whole: Docket No. PZ-2022-00172 PUD: Conner Prairie—PUD Rezone—PENDING 1 Plan Commission Minutes 01-17-23 Public Hearings: Brad: Explained the PC Rules of Procedure for a public hearing. 1. Docket No.PZ-2022-00224 OA: BJ's Wholesale Club-146th&Keystone PUD Amend. The applicant seeks to amend the PUD to add accessory uses and update various other development standards requirements to construct a BJ's Wholesale Club building. The site is located at 14480 Lowes Way.It is currently zoned PUD: Z-344- 146th&Keystone Ave. PUD. Filed by Marc LaVoie,PE,of BJ's Wholesale Club,Inc. Petitioner: Steve Hardin,Faegre Drinker LLP: • Representatives from Kite Reality,BJ's Wholesale Club,and the project engineer are here to answer questions • The PUD Ordinance covers the 10 acres of off of Lowes Way • Presented aerial views from 2000, 2004, 2012, &2022 to show the road improvements over time in this area • We have responded to a number of items listed in the Department Report and will continue to work with Staff • We scheduled and noticed a neighborhood meeting in November 2022,and no one showed up • Traffic engineers have suggested an additional northbound through-lane from Lowes Way northbound from 146th Street,and we have committed to this road improvement • We are proposing to have a dedicated right turn lane(southbound)from the existing roundabout on Lowes Way, and to add a right turn only south of the existing roundabout on Lowes Way • We have made updates to the original PUD Ordinance,that include fuel stations standards,greenbelt modifications,parking standards specific to our site,and signage requirements per Staff's comments Public Comments: None Department Report: Rachel Keesling • We have been working with the Petitioner to address the site layout and building design concerns • DP/ADLS requests will be heard at a later date if this PUD Ordinance Amendment is approved • We worked with the Petitioners on the location of the fuel pumps and underground fuel storage. There were concerns it was too close to Cool Creek,and we have moved it as far as possible from Cool Creek and the neighborhoods to the east. • We have added protections to the PUD to protect against stormwater pollutants and are following the guidelines that were used at the 146t&Gray Road gas station • 407 parking spaces are shown on the concept plan,where 509 spaces would be required by the UDO.There isn't the room for the additional spaces,and Staff is in support of this plan and PUD Amendment. • We recommend this item is sent to the Feb. 7 Commercial Committee for further review and with the Committee having final recommendation to the City Council Committee Comments: Adam Aasen: Explain where we are at with the location of the gas station? Rachel Keesling: If you move it too far north, it will disrupt with the parking flow,and reduce the number of parking spaces. We are more comfortable with a greater distance between the pumps and the storage tanks. It's a balance of being 500-ft away from residential neighborhoods,allowing more parking spaces,and the front of the building to be more of the focal point,and not the gas pumps.A lot of options were worked out, and this is our best option. Adam Aasen: What's the current distance between the proposed pump locations and nearest neighborhood?Rachel Keesling: 558 ft. Leo: Can the Petitioner bring in renderings and elevations of what it will look like from driving north on Keystone Parkway?Have them show what kind of landscaping and buffering you will be providing in this area. Sue: Can you explain what the Architectural Design Requirement: Golden Section means? Rachel Keesling: It breaks down the building in terms of proportionality. It was a popular standard when this PUD was originally written. I need to work with their architect on this. Sue: Is building footprint available?Rachel Keesling: What we see on the concept plan is what they are proposing.It's about 100,000 sq. ft.This will come back to the Plan Commission for DP/ADLS approval if approved by the City Council. Christine: I share Commissioner Aasen's concerns with the gas station. I want to make sure there's no runoff into Cool Creek and the pump locations meet the 500-ft distance from the nearest neighborhood. I looked at the original 146th and 2 Plan Commission Minutes 01-17-23 Keystone PUD from 2000.It had the approval from the City Council,but the Mayor did not sign off on it. It was noted he vetoed it. Mike Hollibaugh: That's the correct PUD in Laserfiche.The Mayor cannot veto a Zoning Ordinance that the Council approves. It was a controversial project at the time. IAdam Campagna: Are there any concerns for the single point of entry from those traveling southbound on Lowes Way? Rachel Keesling: The proposed street improvements will help with the traffic flow. Once you enter from the roundabout, there are plenty of ways to navigate within this site. A Motion made by Dierckman and seconded by Zoccola to send PZ-2022-00224 OA to the Feb. 7th Commercial Committee with them having final recommendation to the City Council. Approved 7-0,absent Hill,Kirsh. 2. Docket No.PZ-2022-00237 DP/ADLS: Carmel Medical Office Building at The Bridges. The applicant seeks site plan and design approval for a new,three-story medical office building on 9.23 acres. The site is located at the SW corner of Illinois Street and Pittman Way, south of the Market District grocery and west of the KAR office building. The future address will be 11380 Illinois Street. It is zoned PUD(The Bridges Z-550-11)and is not within any overlay district. Filed by Nathan Winslow of American Structurepoint on behalf of the owner,Cornerstone Companies. Petitioner: Nathan Winslow • With me tonight are the project developers and architect • Presented site plan, landscape plan, elevations, building signage, lighting plan and specs • We are proposing a 17,000 sq. ft.,3-story building • We will provide more parking than what is needed,but we intend to have some of the parking as shared parking for future developments in this area • We will have an internal north/south access drive to connect to 111' Street • The existing detention pond will be reconstructed • All dumpster,utilities,and HVAC units will be screened with the necessary landscaping and screening materials • The building materials will consist of brick, limestone,metal paneling,and glass,with a Prairie-style architecture • We are looking to have three tenants in this proposed office building and are working on signage with Staff • We are working with Cannel Engineering on an appealing water feature and will have a maintenance plan • We received comments about the exterior lighting,and making sure it matches the lighting of the Steadman Apartments and that the lighting poles be reduced in height. The lights will have timers and will be set to be turned off after hours. Public Comments: Ron Houck,Spring Mill Place: My concern about the night-time parking lighting was addressed by the Petitioner.I'm concern of the internal building lighting after normal business hours. We see night-time lighting in the Zotec building. Jill Meisenheimer,Williams Mill: Most of the nearby neighbors are pleased with this proposal. We have concerns about the exterior lighting at night,height of the lighting poles,and the existing light pollution in this area. We have concerns of the existing water features within the Bridges.Presented images of the dirty detention water within the Bridges. How will the proposed water feature be maintained?I think their maintenance plan should be include in the PUD. Don Worsham, Spring Mill Place: I'm an adjacent neighbor. I would like the undeveloped areas adjacent to 111th Street to be addressed.Traffic to this area will become unmanageable. I've witnessed gridlock traffic in this area. What will happen to this area when it is all built out.I don't want to see my quality of life decreasing once this is all developed. Rebuttal to Public Comments: Nathan Winslow: • Internal building lighting will remain one hour before opening and one hour after closing. Operating hours will be from 7am to 6pm. • We are seeking approval for the south portion,and we cannot address the existing development within the Bridges. Those can be addressed to the existing property owners. • The pond we are showing in our plans will not serve as detention. With the proper care,the water will not appear to be brown and murky. 3 Plan Commission Minutes 01-17-23 Jeff Shively,Cornerstone Companies: • We will work with the City,Planning Staff,and Plan Commission on any future development of the vacant properties.The uses and layouts are not defined yet. Department Report: Rachel Keesling • A few outstanding items were related to the long-term bicycle parking, showering, and changing facilities, and dumpster enclosure design • The total number of signs they are proposing will require a variance • We will continue to work on the non-detention pond amenity with the Petitioner and Engineering Dept. • The proposed building design does meet the requirements of the Prairie-style architecture • Staff recommends this is sent to the Feb. 7 Commercial Committee with the Committee having final approval Committee Comments: Leo: We will want answers how you and the current property owners will manage the appearance of the water in the existing detention ponds throughout the Bridges. Sue: The Committee will need to examine how the view from the future Steadman Apartments will look like from the upper floors to this medical office building and parking lot.What kind of screening can be used?Christine: Can you use more screening between your proposed parking lot and the future site of the Steadman Apartments?Can someone have a conversation with the property owner of the existing ponds within the Bridges? Adam Aasen: I would like to see the footprint of both projects—Steadman Apartments and Medical Office-together. How will the shared parking lot serve any future developments.Rachel Keesling:An aerial view of both sides is in the Petitioner's info packet,under Appendix B. We can have them include some colored site plans.Any future developments for buildings on the southside of this site will be placed adjacent to Illinois Street.There are height restrictions for any buildings adjacent to 111' Street(2-story maximum). Brad: If the water feature area is part of the landscape plan,does this bring an enforcement opportunity to the Department? Rachel Keesling: Yes.They should be working with the Engineering Dept.,there's a regular maintenance plan of those detention ponds.As part of their drainage plan,there are O&M regulations involved. Brad: What does the original Bridges PUD state for the landscaping berm requirements along 111t'Street.Rachel Keesling: The berm will remain as is,except the area cut out for the internal access road.I will double check with the Urban Forester about his approvals. A Motion made by Westermeier and seconded by Campagna to send PZ-2022-00237 DP/ADLS to the Feb.7th Commercial Committee with the full Plan Commission having final approval. Approved 7-0,absent Hill,Kirsh. Old Business 3. 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 • We have completely redesigned our entire project with Staff so our building is now off the ROW and the required sidewalks can be present along our street frontage,presented the new site plan • We are building two buildings with an atrium and open courtyard,presented updated landscape plan • We will provide 47 parking spaces where 50 are required.A parking garage is being constructed across the street. • Presented building elevation, we will be using 3 colors of brick,and brick will be used on all four sides. • This is a totally self-funded project. We ask for approval at tonight's meeting so we can lock in our interest rate. • We will continue to work with Staff on the landscaping, lighting,and signage Department Report: Rachel Keesling • We have been working with the Petitioner on the changes for better site flow,pedestrian connectivity,building 4 Plan Commission Minutes 01-17-23 materials,elevations,and landscape plan • Variances will be needed due to the small size of this site,and we are in support of their requests • The building materials have changed to 100%brick,with three colors of brick • We will continue to work with the Petitioner through the ProjectDox review process • Staff recommends approval contingent to the Petitioner continuing to work with Staff on the final approvals Committee Comments: Christine: This is much improved. Thank you for all your work on this. Sue: Is the Engineering Dept. in an agreement with the in and out off of Rangeline and being that close to the roundabout? Rachel Keesling: Yes.They have worked with the Engineering Dept.on the design and access. Sue: I would propose to only have a right out onto Rangeline.It would be dangerous making a left-hand turn. Dubbie: I also agree with Sue. Brad: Is there a median on Rangeline?Rachel Keesling:No median on Rangeline,but there's a median on 116th Street. Adam Aasen: I know this is a difficult site,but it is an important site,and it's important we get this right. What does the pedestrian crossing look like at this site?Rachel Keesling: There are raised crosswalks at all four corners at the 116th& Rangeline roundabout,with a refuge in the middle of the roundabout. Brad: This is one of those cases where the site is very unique and has multiple challenges,and that we let this be worked out by City Staff and the Petitioner. I'm comfortable with moving this item forward. Sue: I think this can go back to the Committee, so they have an opportunity to present any updates. Leo: I agree with that. Since I'm a new member and I haven't seen or been involved with this;I'm going to abstain from tonight's vote.Adam Campagna: I will also abstain from this vote. Rachel: I don't know how much more can be done with the DP/ADLS at the Committee to make this project more complete. We have been living and breathing this project with the Petitioner for the past few weeks. We have made the Inecessary changes. The variances they need,are due to the site restrictions and true hardships. They didn't make public notice for the January BZA meeting.Brad: The variance requests couldn't be granted until the 4th week of February.Is there an effective delay in this process if we were to send this back to Committee?Warren Johnson: Financing costs have skyrocketed,and I was able to secure a financing commitment several months ago,only if I receive DP/ADLS approval by January 31st. I'm not getting any assistance from the City for this project,so I'm at a dead end.I believe we can resolve these issues;I just need to get my financing tied down. A Motion made by Buckler and seconded by Aasen to approve Docket.No.PZ-2022-00154 DP/ADLS contingent upon final approvals from DOCS staff,and the Engineering approval of in and out access to Rangeline Road. Approved 5-0,abstained Campagna,Dierckman,absent Hill,Kirsh. New Business 4. Docket No.PZ-2022-00238 ADLS: Tru Hotel Cannel. The applicant seeks design approval for a new,five story, 126 room hotel on 1.13 acres. Development plan approval was granted under Docket No. 19060018 DP and Use Variance approval was granted under 18050007 UV. The site is located at 12164 N. Meridian Street,immediately north of the Ritz Charles.It is zoned MC/Meridian Corridor and is not within any overlay district. Filed by Nathan Winslow of American Structurepoint on behalf of the owner,Dora Hotel Group. Petitioner: Nathan Winslow,American Structurepoint—Project Manager: • Presented site plan& elevations, we did receive some comments from the neighbors regarding the elevations John Hafner,Cities Edge-Architect: • We specialize in the design of hotels and resorts • We received input from TAC, Staff,and the neighbors • Presented renderings, the design itself is supposed to be asymmetrical in nature • The brand is economical to develop and is suited for business travel • The building materials consist of EIFS,metal panels,mixture of limestone and stacked stone • We are choosing to keep some of the bold colors and asymmetry of the Tru Hotel brand 5 Plan Commission Minutes 01-17-23 • We want to hear the Commissioner's comments and will be prepared to make any changes Department Report: Rachel Keesling • The DP for this site was approved in 2019,and we are here now for the ADLS • The BZA approved the UV for hotel use on the main floor(all floors)in 2018 • Other variances were approved in 2019 for sideyard,building width percentage,and parking lot setbacks/bufferyard along future shared property line between buildings • Building design is mostly of EIFS on the 2nd to 5th floors,brick, and stone on 1'floor. We are working with the Petitioner so that more brick and stone are used instead of EIFS. • We don't believe the building design meets the requirements per the MC zoning district.4-sided architecture is lacking. • We have concerns for the signage facing the west,lighting levels,and building elevations • Staff recommends this continued to the Feb. 7 Commercial Committee with final approval Committee Comments: Leo: It looks cheap looking to me.This whole thing is a billboard for the hotel chain. This is not in any way shape or form acceptable in Cannel.It's tacky looking to me. Adam Aasen: We need to get the design up to par with the other hotels in the area.I want to hear more about the signage and approvals needed from the BZA. Is there a shared parking agreement with the Ritz?How did the parking spaces get decreased?I know the Ritz is completely full at times when events are hosted there.Rachel Keesling: The parking garage proposal on the back half of the Ritz property fell through. The Hyatt on the southern end has 10 shared parking spaces. The Ritz agreed to have shared parking with the office building and hotel. The initial site plan that was approved,reduced 10 spaces to the overall parking plan. There are a lot of unknown questions about the parking. Do we need a new shared parking plan with the Ritz?Adam Aasen: I ask the Petitioner to work with your future business neighbors about the shared parking plan. Dubbie: I've been to events at the Ritz and parking is an issue. I had to park at the Hyatt Hotel. Parking is going to be a problem if the Hyatt is at capacity and the Ritz has a large event. I'm curious why the entrance is on the west side of this proposed hotel?I don't find this attractive at all. Sue: I remember this coming through for DP approval and it was so vague. I wasn't comfortable approving it. Was this approved for 5 stories?Rachel Keesling: Yes. Sue: I would like to see this as a 4-story building so we would need less parking. Leo: What was the approval for parking variance?Rachel Keesling: They were approved for shared parking with the Ritz.Joint parking within 300 feet of your site,you can have shared parking agreement per the UDO. With the changes of the site plan,we lost 10 parking spaces. I want them to relook at the parking plan with the Ritz.Leo: They should have a requirement amount of parking spaces and should be required to build the amount of parking spaces.Rachel Keesling: They are asking to change the amount of parking,with a new site plan.Leo: If there's an event at the Ritz,the parking is going to be a problem. Be prepared to talk about parking at the Committee. Brad: As you drive up and down the Meridian Corridor,you see a variety of elevations. You have the opportunity to design something that stands out without being overly commercial. I would encourage you and the Department to help us move forward architecturally that tells visitors we are an innovative City without looking cheap. We need a balancing act in terms of the parking sufficiency.John Hafner: Thank you for all of your comments.We needed to hear this. A Motion made by Zoccola and seconded by Westermeier to send to PZ-2022-00238 ADLS to the Feb.7 Commercial Committee with final approval granted to the full Plan Commission. Meeting adjourned at 8:39 p.m. oe Shestak PC Secretary rad rabow President 6 Plan Commission Minutes 01-17-23