HomeMy WebLinkAboutMinutes PC HO 04-14-22 City of Carmel
1
Plan Commission Hearing Officer Meeting Minutes 4-14-22
CARMEL PLAN COMMISSION
HEARING OFFICER MEETING MINUTES
C-2/MIXED USE DISTRICT HEARING
THURSDAY, APRIL 14, 2022
Location: Carmel City Hall, One Civic Square, 3rd Floor DOCS Conference Rm.
Hearing Officer: Mike Hollibaugh (Director of DOCS)
DOCS Staff: Rachel Keesling (Planning Administrator), Joe Shestak (Recording Secretary),
CRC Staff: Henry Mestetsky, Jenell Fairman
Petitioners Present: Kenneth Stroke, Michael Garvey,
Time of Meeting: 11:00 A.M.
Public Hearing:
1. Docket No. PZ-2021-00229 DP/ADLS: 1st on Main – Office Building.
2. Docket No. PZ-2022-00003 ADLS: 1st on Main – Condo Building.
3. Docket No. PZ-2022-00004 ADLS: 1st on Main – Multi-family Building.
4. Docket No. PZ-2021-00215 ADLS: 1st on Main – Parking Garage.
The applicant seeks site plan & design approval for a new mixed-use development containing a 4-story,
about 74,000 sq. ft. office building; 4-story, 35-unit multi-family and 8-unit condo buildings wrapping an
interior parking garage (about 305 spaces). The overall site is about 1.4 acres and is located at the northeast
corner of Main Street and Rangeline Road. The office building address is 10 East Main Street. The multi-
family and condo building address is 41 North Rangeline Road. It is zoned C-2/Mixed Use and is not located
within any overlay zone. Filed by Kenneth Stroke of Lauth.
Petitioner: Michael Garvey
• This project consists of 4 components on 1.4 acres. 305-310 spaces for a public parking garage, wrapped
by a 4-story multi-family unit, with 35 apartments, eight 2-story flats, and a 4-story office building.
• We believe we exceed the total number of parking spots required
• We shared our updated sign package with the CRC and Planning Staff, and would like to move forward
with our signage
• We shared our updated elevations that show our updated exterior lighting. We lowered the total number
of lighting fixtures, per Staff’s comments
• We have reached out to PNC Bank, and they have asked to have their signage on the first floor of the
building. A signage variance would be needed for allowed square footage.
• Are there any restrictions or a formal plan for the City regarding building exterior lighting? Our plan is to
have this as a well-lit building. Mike Hollibaugh: There isn’t a formal plan.
Kenneth Stroke:
• I met with David Littlejohn, and will have bicycle parking available onsite
• We shared an updated signage package with Rachel Keesling
• We have made updates to the exterior lighting. We have reduced the number of lighting fixtures.
• We have provided a signed document with the Hamilton County Surveyor, and we are waiting for it to be
approved and recorded. We have provided the documents they requested.
• We are meeting with the Fire Marshall next week, and making sure we are meeting their requirements.
2
Plan Commission Hearing Officer Meeting Minutes 4-14-22
Public Comments: None
CRC Comments: Henry Mestetsky, Director
• We appreciate all the work done by the Planning Staff, and the Petitioner. We are very excited about this
project.
• I would like to continue the sidewalk pattern details that exist in this area at the other 3 corners of Main
Street and Rangeline (pyramid details within the sidewalk pattern). Please work with Engineering Dept.
Department Report: Rachel Keesling
• They are proposing 4 new buildings, and materials for each building will blend together
• We ask that any approval would be contingent upon finalizing all Staff comments in ProjectDox that
include finalizing the lighting plan and an overall site plan. Final approvals are also needed from the
Engineering Dept., Utility Dept., and Alternative Transportation Coordinator (ATC).
• The Petitioner did provide the ATC with an updated bicycle parking plan that meets the requirements.
• We did have concerns about the lighting plans, and the Petitioner updated their elevations that show a
reduction in the number of lighting fixtures.
• We are asking for an updated site plan with all the site details combined that include the total number of
residential units and parking spaces
• Please provide an updated first floor site plan and include all circulation details
Hearing Officer Comments: Mike Hollibaugh
• What are the outstanding items that are left with Carmel Engineering besides the sidewalk details?
Rachel Keesling: The MLAG/MFPG for the north and west building, and BMP easement over permeable
pavers. Kenneth Stoke: We will look into the MLAG/MFPG. They wanted us to show the 100-year
flood system, and other technical items. We will address those in our drawings.
• Where is the stormwater detention located on site? Michael Garvey: Points to location on site plan, in
the plaza/public park.
• For the railings on the east and west facades, is there an option for something that is less classic looking
than the bowling pins that are currently shown in the elevations? Michael Garvey: There are other
options we can look into. Mike Hollibaugh: I’m thinking of Sophia Square. I’ll send you some images of
other examples you can use. Something more contemporary looking.
• Do we have any other options for the details around the 2nd floor corner window? It looks kind of funny.
Kenneth Stoke: There’s a slight step-in, and you want it more consistent in the width, as you go up the
building? Mike Hollibaugh: Yes. This is the only place this detail is showing and looks out of place.
Michael Garvey: These elevation drawings can be inconsistent. We can have these discussions with our
architect (who is not here today) and show you some options we can do without affecting the interior
floor plans. We will work on having the width the same all the way up this part of the building.
Approved 1-0 contingent on addressing all outstanding items in ProjectDox, providing Staff with an
updated site plan, receiving final approvals from Engineering Dept., lighting plan, bike plan, signage plan,
and addressing any comments from the Hamilton County Surveyor’s Office.
Meeting adjourned at 11:27 a.m.
___ _____________________________ ____________________________________
Joseph Shestak Recording Secretary Mike Hollibaugh Hearing Officer