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HomeMy WebLinkAboutMinutes PC 03-21-23 .,0, ��,v ar,_eaf F A \ !,,,L::..,„ ‘\ ,,,,,,i,k City o arme CARMEL PLAN COMMISSION TUESDAY, MARCH 21, 2023 1 MEETING MINUTES Location: Council Chambers Room, 2'Floor, Carmel City Hall Members Present: Adam Aasen,Adam Campagna,Dubbie Buckler, Brad Grabow(President),Jeff Hill,Josh Kirsh, Sue Westermeier,Christine Zoccola Members Absent: Leo Dierckman Staff Present: Adrienne Keeling,Alexia Lopez,Joe Shestak Legal Counsel: Sergey Grechukhin Time of Meeting: 6:00 PM Declaration of Quorum: President Grabow: 8 members present,we have a Quorum. Approval of the previous Meeting Minutes: A Motion made by Kirsh and seconded by Zoccola to approve the February 21, 2023 PC meeting minutes. Approved 8-0,absent Dierckman Reports,Announcements& Department Concerns: Alexia Lopez 1. Outcome of Projects at Committees: a. Commercial Committee: i. Docket No. PZ-2022-00238 ADLS: Tru Hotel Carmel—Tabled to Monday,April 10t'Committee b. Residential Committee:None. c. Committee of the Whole: Docket No. PZ-2022-00172 PUD: Conner Prairie—PUD Rezone—PENDING 2. Project Update: Docket No. PZ-2022-00154 DP/ADLS: 116th and Rangeline—Variances were approved at Feb. 27 BZA Hearing Officer meeting. Public Hearings Brad: Explained the Rules of Procedure for a public hearing in front of the Carmel Plan Commission. 1. Docket No.PZ-2023-00005 DP/ADLS: IMI Corporate Headquarters. The applicant seeks site plan and design approval for a new, 4-story office building with covered parking on 19 acres. The site is located at the SW corner of 111th Street and Meridian Street. It is zoned MC/Meridian Corridor and is not within any overlay district. Filed by Brian Tuohy with Tuohy Bailey Moore LLP on behalf of Irving Materials, Inc. Petitioner: Brian Tuohy: • Moving our Headquarters from Hancock County to Cannel • Presented Aerial View, Site Plan, Street views from Illinois Street and US 31, Building and Parking Garage Renderings, Elevations, Lighting Fixtures, Photometric plan, Landscape Plan, Signage Elevations • There will be two entrances to this site,off of 111th and Illinois Street • Site will have 190 parking spaces,with 160 below ground,and 30 above ground • We will have a substantial amount of green space area along the west and north portions of the site. Our building will be setback approx. 508' from Illinois Street. 600' from the Spring Mill Place wall to the edge of our building. • There's a regulated drain easement that runs north/south,just to the east of our building • We had a neighborhood meeting and discussed the exterior site lighting • We are proposing 2 ground signs, and 1 wall sign • Construction traffic will use the entrance off of 111th Street. Construction will be completed in 2025. 1 Plan Commission Minutes 3-21-23 Public Comments: Ron Houck,Spring Mill Place HOA: We had a neighborhood meeting with Mr. Tuohy.The large setback presents minimal impact to our adjacent neighborhood. We are supportive of this project. We ask that the use of nighttime lighting is discussed at the Committee level. Jerry Golden, Spring Mill Place: We are directly across Illinois Street from this site.We are very supportive of this project. We asked them to plant some evergreen trees along their entrance at Illinois Street to protect us from car lights. Jill Meisenheimer,Williams Mill: I attended the neighborhood meeting for this project. IMI is not taking TIFF. The majority of the property is going to remain greenspace. Only 16%lot coverage will be used. The Urban Forester is recommending reforestation of native plantings in the existing greenspace. Don Worsham, Spring Mill Lane: Large setbacks and limited lighting.Very low impact on traffic.Zero off property lighting.This will be a beautiful site. All projects should be developed this way. Rebuttal to Public Comments: Brian Tuohy: • We appreciate the neighbors who have made their supportive comments Department Report: Alexia Lopez • Full access entrances off of 111th Street and Illinois Street • A concrete walking trail throughout the wooded area of this site • Sustainable building and site features include green rooftop plantings,tree preservation,high efficiency lighting and HVAC units,recycling areas onsite,native landscaping,and short-term bike parking • Staff recommends this is sent to the April 10 Commercial Committee with them having final approval Committee Comments: Adam Campagna: I will recuse myself from this item since I share a place of employment with one of the firms representing IMI. Sue: Will most of the employees enter this site from Illinois or I 1 lU' Street?Brian Tuohy: The parking garage can be accessed from both entrances. Sue: Did you bring in samples of the building materials?Eric Roland,Architect: Presented building material samples, white textured precast concrete panels,and standard clear glass. Adam Aasen:I want to praise you for preserving the existing trees. What are the operating hours?Brian Tuohy: 7am to 6pm. There will be about 12 dispatch employees that will arrive around 4am to 9am. Concrete trucks will not be dispatched from this site.We can plant trees in the median of Illinois Street if the City and Spring Mill Place allow it. Adam Aasen: Is there any intention for expansion towards the west?Brian Tuohy:No future plans for expansion to the west of the property,only to the north or south of the building. Christine: This is an outstanding plan.Do the concrete panels weather well?Eric Roland,Architect: They weather in a similar way to limestone. They will absorb some dirt but can be cleaned easily. Jeff: Can there be communication coordination with the detention needs for this project and with the detention needs for INDOT future expansion project of US 31.Dennis Dye, Shiel Sexton Co.: We would welcome combining detention and will work with INDOT. We want to preserve the tree line along US 31 as much as possible. Jeff:Are there any trees present in the Illinois median street now?Dennis Dye: With the left turn access off of Illinois, there will be some realignment of the trees.Josh: With the median break and the possibility of removing existing trees in the median,I would ask you to provide additional landscaping on the westside of the multi-use path off of Illinois Street and listen to the recommendations of the City Urban Forester. Josh:I would like all decaying and dying trees to be removed and replaced with healthy trees requested by the Urban Forester. I would like to see the open areas kept as wild prairie like and native plantings along the water's edges. Eric Roland: We would like to keep it mowed trimmed close to our building and we can let it grow out and keep it prairie like as you move away from our building.Our landscape architect is very particulate for these issues and will work with the 2 Plan Commission Minutes 3-21-23 Urban Forest and remove the non-native and invasive species.Josh: Please provide a maintenance plan for the wild prairie areas on this site. IJosh: I want to make sure we are consistent with the existing lighting along Illinois Street north of 111`'' Street. Brad: Do the pole lights cast lights downward and horizontally?Eric Roland: The horizontal lighting is an optional feature, but we don't intend to use it for that. Only downlighting. Brad: Will the wall signs be lighted?Brian Tuohy: We can clarify what type of lighting will be used. If it is illuminated, it would be a halo illumination. Jeff: I would hate to have this project get approved, and later INDOT asks for the detention to be moved. Josh: I believe Carmel Engineering would be able to resolve any issues. Brian Tuohy: I would respectfully ask the Commission not to make the Motion conditioned upon INDOT's response. A Motion made by Buckler and seconded by Aasen to send PZ-2023-00005 DP/ADLS to the April 10th Commercial Committee with them having final voting authority. Approved 7-0,absent Campagna,Dierckman. 2. Docket No.PZ-2023-00030 OA: Flood Damage Prevention Ordinance(Carmel City Code). The applicant seeks to amend the Carmel City Code in order to establish a new ordinance for Flood Damage Prevention as Chapter 10,Article 5 of the Carmel City Code replacing the current Flood Hazard Ordinance. Filed by the Department of Community Services on behalf of the Carmel Plan Commission. Petitioner: Adrienne Keeling,Department of Community Services: • Cannel is a participant in the Natural Flood Insurance Program,and we need to update our flood regulations • The last time this was adopted was in 2014, and there have been some changes since then • Since 2019, Cannel has participated in FEMA's Community Rating System. Cannel residents received discounted flood insurance rates because of this. • Staff proposes to adopt this Ordinance as its proposed from the model Ordinance from FEMA and DNR Public Comments: None Committee Comments: Brad: What is the Commission's role for this replacement Ordinance?Adrienne Keeling: The Plan Commission has to review it just like any other Ordinance Amendment and then gives a recommendation to the City Council. Christine: Does this apply to all of Cannel? What areas of Cannel?Adrienne Keeling: There's a flood hazard layer that shows these areas on our Cannel GIS map. Typically, areas along the river and creeks in Cannel. Based on elevations that are based on the level of the river. Christine: Are we proposing any big material changes?Adrienne Keeling: Generally, most of the changes are the same. None of them are of concern. Adam Aasen: Are there anything that residents have to do to receive the discount?Adrienne Keeling: New policies would have to fill out an application. I'm not sure how it would affect existing policies. Adam Aasen: I would encourage community education and engagement on this. A Motion made by Buckler and seconded by Kirsh to suspend the Rules of Procedure in order to act on PZ-2023- 00030 OA at tonight's meeting. Approved 8-0,absent Dierckman. A Motion made by Buckler and seconded by Kirsh to forward PZ-2023-00030 OA to the City Council with a favorable recommendation. Approved 8-0,absent Dierckman. I Meeting adjourned at 7:16 p.m. g.tiN, _ Joe estak PC Secretary Brad Grabow J President 3 Plan Commission Minutes 3-21-23