HomeMy WebLinkAboutMinutes COM 04-10-23 towards the neighborhood or Illinois St. The checkerboard is not inlayed with lighting,but it is framed as inset
Icolumns so it can be easily replaced or updated.Dierckman: How many rooms on each floor?Vince Dora: Close to
30.Dierckman: Can you do garage parking underneath?Vince Dora: That was attempted,and the city was going to
look at providing TIF,but the with the cost,the city changed their mind.Zoccola: Asked about location of Elm trees
and lower-level bushes.Are the lower-level bushes evergreens?Nathan Winslow: Yes.Viburnum,Willow wood,and
American Elm trees.Kirsh: #5, 6,4,2 have been taken care of.Did we get to the required percentage of glazing?
Vince Dora: No,we will have to seek a variance on this,that glazing percentage is more typical for office buildings,
and I have guest rooms with privacy issues and back of house areas that should not have windows or fake window
showing commercial washers/dryers or break rooms through them.Kirsh: The last issue is parking.Do we want to
vote on this now,or push to May meeting?Dierckman: Can't vote yes on this.Zoccola: As opinion from petitioner.
Vince Dora: I feel we are adequately parked.Variance. Kirsh: You will be requesting a variance on the parking and
glazing.Zoccola: We are not the final vote tonight,this goes back to the full Plan Commission,there is time to work
out parking issues.Dierckman: It is a serious problem. People don't like to walk, so the instantly park on the street. I
hesitate to add to a problem that I know it already exists. Building looks better,not perfect,but better.Kirsh: When
this goes back to the full Plan Commission, if you can work on the parking, it will set us up for a better full Plan
Commission meeting.Vince Dora: If we are doing our jobs right,the Ritz and our hotels are additives to each other.
There will be times where the customers would be shared. Kirsh: I would not use that language. It does not resonate
with the commissioners.It may be true,but it may not help.Dierckman: Having the hotel should be positive for the
Ritz,ask them to have the trucks offsite with agreement with the city of Carmel,with a legitimate place to park.Vince
Dora: Cornerstone has asked them to move,they are supposed to move.I am happy to go and try this.
Alexia Lopez: The ordinance allows shared parking offsite within 800-ft off the building footprint. So,when looking
at the aerial and there is a connection with the next parcel.You may be able to reach out to this office for the extra
spaces.Dierckman: That will not resolve the problem of not having enough parking. Only removing the vehicles from
Ithe site will free-up parking.
A Motion made by Leo Dierckman and seconded by Christine Zoccola to continue PZ-2022-00238 ADLS: Tru
Hotel Carmel to the next Commercial Committee meeting.Approved 3-0.
2. Docket No.PZ-2023-00005 DP/ADLS: III 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:
Recapped the site location.Just under 20 acres.
• Long term Bicycle location: exhibit shows 14 spaces towards the east end of the subsurface garage.Pointed
out additional,closer-in bike parking spaces near the entryway,this is the employee entry to the building.
Kirsh: What kind of bike racks are these?Eric Rowland: The interior ones will probably be a wall mounted
type rack system.
• Provide examples of concrete panels and what the vertical and horizontal textures and finishes look like:
Eric Rowland:A modular precast system will be used; it is intended to have integral insulation in the precast
panels as well. Modular system of 9'/6'/3' panels with alternating embossed patterns. The texture and the
finish are intended to be concrete,but there will be ribs in the panels,some will be horizontal and some
vertical ribs. In the larger panels there will also be an inset of aluminum framing like what is in the window
111 system to brink that metallic texture across the precast panels themselves.On the garage level there will be an
extruded aluminum louver system adjacent to the panels(silver extruded aluminum). Tuohy: This addressees
two of the Staff comments,one on the exterior and the second was the louvers and aluminum posts.
• Rendering of the building at night from 31: produced rendering.
• Adding Trees along the east side to help buffer the view of the garage and along Meridian St.:
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Commercial Committee Meeting Minutes 4-10-23
Joann Green: maintained as many existing trees as possible and worked with existing vegetation.Augmented
those areas with native trees,some flowering some not to give seasonal interest to the area. Over the course of
time,there may be some loss of trees over the next 3 years, so that was accounted for. We were strategic to
make sure those were replaced.
• Updated lighting plan: This is a unique site,more than 500ft back from Illinois and there is a large green area
that will stay in place in large part.Rowland: Showing graphics with light intensity-you can see the goal has
been to be consistent with the lighting along the driving paths,both to the garage and the main building
entrance. Where the building occurs,we are using a lower bollard fixture so the lighting is denser,but low
standing;the post lights that light the driving aspects of the driveway are very directed with sharp cutoffs so
light does not get thrown off of the property. Wall pack lighting in dumpster and generator area—fully
enclosed in a fenced area and turned on when the need arises.Kirsh: Can you share information about the
lighting cast from inside the building?Rowland: Lighting and occupancy sensors inside,when the building or
an area of the building is not occupied for a certain amount of time those lights will shut off.Rendering shows
at full occupancy.Zoccola: The neighbors complain about the KAR building which has every light turned on
at all hours of the day. Rowland: code requires some lights to remain on for Life safety,but not bright and to
illuminate paths. Tuohy: The height of these poles is 14',car poles are 22'.Kirsh: I would like there to be
some consistency between the new medical offices in the Bridges new section and this development.Alexia
Lopez: These are less.Rowland: We do have some in grade up-lighting around the canopy so there is a
brighter entrance space.
• Owners requested Eric and his team to look at the front canopy.This building is a continuation of a long-time
family enterprise with headquarters in Maxwell,Indiana. They would like to have a canopy as shown,creating
some symmetry on the building that's more similarly reflects their headquarters where they are moving from
and place more emphasis on the entry of the building.Rowland: Described details on canopy. Structural grid
of the parking and building.Columns and canopy continue into the lobby and help to define that space.
Tuohy: showed more renderings including impact of up-lights on building emphasizing controlled light spill.
We have presented all renderings requested by staff.
• Drainage: Dennis Dye: We met with INDOT,they explained the intent to add lanes to the median side of 31,
so there won't be an extension on the outside of the current footprint. It is a substantial project;they think the
federal review of the project will be done at the end of 2025 with the ability to begin construction in mid to
late 2026 with completion in 2027. They asked us to consider coordinating the drainage with theirs which we
agreed to.Their intension is to drain to the southern end of the site,but we don't have specifics on what that is.
They understand how much they need,and it is not as significant as we thought. Their pond size will be
roughly about 25%of ours. We will continue to work with them as we finalize what we are going.
• Native grasses depiction request: Tuohy: Urban Forester(UF)made requests for native shade tree planting
near the woodlands. Green: We are incorporating trees as much as possible into those wooded areas. Kirsh:
Question regarding thinning out some of the not so desirable items.Green responded concessions have been
made.OF has been ok with filling stuff in place of leaving it?How does that work with your plan?Green: it
depends on the size of the trees and where they are located. We hope there will be pedestrian use of these
grounds. Concerns of fallen trees and bugs/battles.Kirsh: I want to make sure you have options.Green: yes.
Those areas will be protected all throughout construction with a fence for preservation for the larger trees and
then specific areas.Zoccola: This will be used as a park with many people walking through.Green: There are
walkways planned.
• Landscape maintenance plan: Tuohy: submitted to Alexia.
• Signage on east side of the building: Rowland: Sign meets the ordinance; it is an internally lit sign. Solid
during the day and glows at night.
• Median cut on Illinois street: Tuohy: It is very important to IMI,there is a 6' wall almost directly across from
where the cut would be and landscaped median between the north and south lanes of Illinois St. and
additionally this site is about of 140' before you get to that wall,and then the topography of our site,as the
vehicles are leaving the site they will be slightly pointing downwards because of the dips from east to west.
We believe that with the distance, screening,and wall it should not be an issue to neighbors.
• This development is compatible with others in the area, set back about 500', allows for preservation of existing
vegetation and has substantial screening from our neighbors to the west.
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Commercial Committee Meeting Minutes 4-10-23
IDepartment Report: Alexia Lopez:
Comments addressed.One outstanding comment from OF recommending native shade tree reforestation planting.
I have not seen a response in ProjectDox yet.Green: This is what was suggested on today's presentation.Alexia
Lopez: Recommend approval.
Committee Comments:
Dierckman: Looks great.Kirsh: We addressed lighting,median,connectivity from TAC. Median provides protection
for people in neighborhood.If cut,would you add some additional evergreens to the west side of Illinois.Dennis Dye:
Yes,we committed to that at the public meeting. The caveat is Cannel's ability to help us do that because it's in your
right of way.Kirsh: Maybe they can make a dedication to tree fund and have OF plant them?Mike: It does not
matter;we can coordinate with Joanne and their team.They can be installed at the same time they are doing the site
landscaping. Green: The City would maintain?Kirsh:Yes. Please take those steps to make sure it happens.Confer
with UF.Dierckman: Looks great, like the detail at the entrance.
A Motion made by Leo Dierckman and seconded Christine Zoccola by to forward PZ-2023-00005 DP/ADLS:
IMI Corporate Headquarters to the Full Plan Commission with a favorable recommendation.Approved 3-0.
3. Docket No.PZ-2023-00060 ADLS Amend: L'Etoile Amendment
The applicant seeks site plan and design approval to reduce the height from 6 stories to 4 stories for a new
mixed-use building with 4,000 sq.ft.of retail on the ground floor,45 apartments above,and parking in the
back. The site is located at 833 W.Main Street. It is zoned UC/Urban Core. Filed by Dan Moriarity with
Studio Mon behalf of the owner,Aziz Mamaev.
IPetitioner: Dan Moriarity:
Started as a 6-story building. There was a new 40-foot right-of-way which caused the building to be pulled back. We
got an ADLS approval with 2 levels of parking,but the cost went very high,plus covid stalled the project. We had
started demolition of the old building. Our new plan was to do a smaller building,less units, less parking,4000sf of
retail,but maintain same approach. We believed it was going to be a C-2 zone(CRC Project which has no parking
requirements and different setback). We got a variance for the lot width,number of buildings and step back,with the
same setbacks.Alexia reminded us that this is Urban Core,which has more requirement. We have filed for variances
for parking,parking setbacks and building setback in the rear.There is retail in the front,some parking under the
building,and some on the surface lot behind the building. We are at 45 units, so we are short parking per UC zone
requirements. They are very small units, in a higher density UC. There is a public garage across the street plus one at
the ICON/Rose,plus behind the Legion there will be another garage with a public aspect. 3 parking garages within
around 800'.In the owner's view he is comfortable with this. He understands we have more units than parking.
Housing is not aimed at families. Kirsh: Are there 20 spots at rear of the building?Petitioner responded: 38 total,22
covered and 16 open air spaces.Zoccola: how many units?Petitioner responded: 45.Kirsh: are the 38 first come first
served,are they going to be permit or reserved parking?Moriarty: I do not know.Zoccola: You have 38,66 are
required,my primary concern is that there is at least one spot for each one of the units. Moriarty: The counter to this
would be if they don't have a car, it's a different approach. The owner's argument is that he gave up right-of-way for
street parking,can't he count the street parking?We only have 4 spots in front,so not that many.Zoccola: Happy to
see lower elevation,but did you have a garage originally?Moriarty: We had 2 levels.Asked owner,what if we lose 7
units,can we use the back half.He said he could not. Is it acceptable to get some sort of parking agreement?
Dierckman: He won't be able to lease the units if people require parking.He will ultimately lease the units to people
who do not require it. It's an economic decision for the owner.I would like to see the site developed.Petitioner: We
Ihave quite a bit of bicycle parking,we need to add one or two bicycle spots up front,which we will do along the right-
of-way area. We have the garage area with dedicated bicycle parking.We worked through landscaping.Moriarty: The
other accommodation,the storm drain, it drains at the gas station.Moriarty: There is a drainage easement that we are
maintaining,and we have underground detention storm water in the parking area.Which we cannot build on top of.
Are we storing water just for our site?Petitioner responds: We are storing the right-of-way and our site,but it's a 15"
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Commercial Committee Meeting Minutes 4-10-23