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HomeMy WebLinkAbout10.18.23 TAC MinutesPage 1 of 8 City of Carmel Technical Advisory Committee October 18, 2023 CARMEL TECHNICAL ADVISORY COMMITTEE MEETING MINUTES Date: Wednesday, October 18, 2023 Place: Virtual meeting. Time: 9:00 a.m. (Approximate start times for each item are listed below) 9:00 a.m. Docket No. PZ-2023-00216 PP/SP: Matriarch Minor Subdivision. The applicant seeks minor subdivision plat approval to split 1 parcel into 2 lots along Rangeline Road. The site is located at 520 N Rangeline Rd. and is zoned B-5/Business within the Old Town Overlay. Filed by Justin Moffett and Rebecca McGuckin with Old Town Companies. Rebecca McGuckin, Doug Hall presenting. Mr, Hall presented a large parcel about a half-acre seeking to split into two lots. The existing house remaining on lot one. The proposed structure would be on lot two. Accessory buildings on site will be demolished to accomplish platting. Dave McCoy – City of Carmel Addressing - Mr. McCoy mentioned that lot 2 will be 510 N Rangeline Rd. Sam Clark – Hamilton County Surveyor’s Office - Mr. Clark asked if there will be immediate plans to build on the lot once the lots are split. Mr. Hall said the immediate plan is to sell the house at 520 (lot 1). Still considering what will happen with lot 2. Mr. Clark said in the last month or so that he has been taking inventory of the detention in the downtown area of Carmel. He said he will keep his eyes open for any future development. The requirement for providing detention or accounting for it is 0.25 acres or larger. Mr. Hall said they have a current plan started last year which is under consideration now. It is on ProjectDox for Mr. Clark to review. Daren Mindham – City of Carmel Landscaping - No comments on the lot splits. Has comments on the project that is planned. The landscape plan doesn’t match the engineering plan. Rodney Johnson – AES - No comments. Page 2 of 8 City of Carmel Technical Advisory Committee October 18, 2023 Alex Jordan – City of Carmel Engineering - Mr. Jordan made his comments on ProjectDox. His comments rely on the full development plan in relation to easements provided on this. The matriarch plans are in, and Mr. Jordan is getting to those soon. He will look into and expect comments on that plan set to be reflected on the re-plat. He had a question on the utility strip on the west if that will be common area or drainage and utility easement. Mr. Hall confirmed it will be a common area. It is notated on the newer drawings. Mr. Jordan said keep an eye out for comments on development plan submittal and if they need a meeting to discuss, reach out to him. Angie Conn – City of Carmel Planning & Zoning - Defer all comments to Alexia Lopez. Rachel Keesling – City of Carmel Planning & Zoning - No comments. Alexia Lopez – City of Carmel Planning & Zoning - In general, there are no issues with the layout and splitting into two lots. Comments on ProjectDox related to tweaks to plans to show the zoning, overlay, and docket number on there. Since this is a minor subdivision, includes the primary plat and secondary plat, she could not find the documents, but they were all uploaded together under the DWG file. Ms. Lopez asked for the pdf’s to be separated into each sheet so she can comment on each sheet. 9:15 a.m. Docket No. PZ-2023-00223 TAC: Carmel High School Polytechnic Addition and Renovation. The applicant seeks administrative approval for a 16,000 sq. ft. building addition and other building renovations. The site is located at 520 East Main Street. It is zoned R2/Residence. Filed by Amber Sheller of TLF Engineers, on behalf of Carmel Clay Schools. Pete Rankovich, David Roan representing. Mr. Rankovich presented the Carmel Polytech building addition for career technical education, trade shops, culinary labs, and technical classrooms. Renovation is inside of the building and 16,000 sq ft building addition. Construction will be brick to match existing building with 28 ft height. Overhead doors on north and west side of the building for vehicles to enter. The project will be 1.88 acres. Utility reroutes around the building and underground retention which will impact the parking lot as well. The project will lose 28 parking spaces, but the campus is still 29-40 under the required amount. Dave McCoy – City of Carmel Addressing - No comments. Sam Clark – Hamilton County Surveyor’s Office - No comments. Daren Mindham – City of Carmel Landscaping - One comment on a large oak tree on the construction site to save that tree. The tree is located on the northwest corner of the new building addition. Page 3 of 8 City of Carmel Technical Advisory Committee October 18, 2023 Mr. Rankovich said they struggled to figure that out as the building comes out to the edge of the pavement, so they had to take out both rows of parking to the south. The egress and vehicle turn around at that point that are impacted. They did look at the tree but are not sure yet. Alex Jordan – City of Carmel Engineering - Mr. Jordan made his comments on ProjectDox. A few minor things are the flood routing and the 100-year clog condition shown with the minimum flood protection grade and minimum lowest adjacent grade. A few storage tanks outside that they want more detail on. One in the dumpster area, and one or two oil containment ones out front. Engineering wants a little more detail on those. Mr. Rankovich said they will provide them. They are part of the mechanical and routed through an oil-water separator. Alexia Lopez – City of Carmel Planning & Zoning - Defer all comments to Angie Conn. Rachel Keesling – City of Carmel Planning & Zoning - No comments. Angie Conn – City of Carmel Planning & Zoning - Review comments are on ProjectDox and there are two reviewers left to finish their tasks done and then they will kick the project back to the presenters. 9:30 a.m. Docket No. PZ-2023-00224 ADLS: North End Fields Market Garden. The applicant seeks site plan and design approval for a greenhouse, production space, and expanded growing space at the urban farm at the North End Development. The site is located at 270 West Smoky Row and is zoned UR/Urban Residential with a Use Variance approved to allow the urban farm. Filed by Rebecca McGuckin with Old Town Companies. Rebecca McGuckin, Charlie Mattox representing. Ms. McGuckin presented a greenhouse, production space with a bathroom, and a high tunnel which is a plastic structure which extends growing season and a parking lot area for visitors and volunteers and sized for schools to bring a school bus. The farm stand will be mobile to use 7 months out of the year to utilize at the south side of the garden. Many areas for beds for planting areas and raised beds for accessibility. Dave McCoy – City of Carmel Addressing - In 2021, Mr. McCoy was asked to come up with a few addresses for the project. The address for the farmhouse at southern most area will be 280 W Smokey Row. The greenhouse is 270 W Smokey Row. Ms. McGuckin asked does it not work to just use one address. She believes should be just 270 W Smokey. Does it require two addresses to be close together. Mr. McCoy said they are close enough to maybe just use one address. They will discuss more. Page 4 of 8 City of Carmel Technical Advisory Committee October 18, 2023 Sam Clark – Hamilton County Surveyor’s Office - No comments on the use variance but he sees there is a new parking lot being put in. Mr. Clark asked for the square footage for that. Charlie Mattox responded that the square footage is 6,000 sq ft. The goal is to be a permeable product. Mr. Clark said it is not to the scale that would require any on site detention. It will sheet drain to the road. Mr. Clark mentioned there is a flood plain on this parcel, but the gardening will be beneficial. Mr. Mattox said from an Engineering standpoint, it is just a couple of structures. No storm sewers planned, drainage now sheet flows to the northeast to a ditch or Little Cool Creek. The buildings will be above the base flood elevation, two feet above that. The eastern area will be in the flood way. No structures in the flood way. The small amount of fill needed to construct those buildings at the elevation will be medicated on site. Some cut and sheet flow to the northeast. Mr. Clark said this is the best practice and the stretch of drain is not county regulated and does not require drainage board approval. They will want to get the cut and mitigation to the fill. Daren Mindham – City of Carmel Landscaping - No comments. Alex Jordan – City of Carmel Engineering - No comments on the ADLS submittal, but asked if there will be a full development plan submittal or if it will be under a different docket number. Ms. Lopez said they will be handling it all in this ADLS, since they went through the primary and secondary plat for the whole section of construction drawings. Mr. Jordan said they need to see more than one plan sheet submitted since the parking lot is going to be permeable, they will need to see that. John Thomas had more conversations on this since the site is in a floor plain. Engineering needs to see an operation maintenance manual for the permeable pavement and all elevations of the buildings being proposed. Mr. Mattox said they have a full plan set and apologized for it not being uploaded with the submittal. Mr. Jordan said on the next submittal they will take a more detail look, since the docket number was not listed as a development plan. He was not sure if it was all ADLS and variances only. Ms. McGuckin said the drainage manual is in review with the city and she will make sure they have all the sheets. Angie Conn – City of Carmel Planning & Zoning - No comments. Rachel Keesling – City of Carmel Planning & Zoning - No comments. Page 5 of 8 City of Carmel Technical Advisory Committee October 18, 2023 Alexia Lopez – City of Carmel Planning & Zoning - Needs to get comments in ProjectDox. She said they need more drawings for the buildings. The greenhouse needs more images or labeling of materials and color image of that. The hoophouse will need more than a hand drawing. Ms. McGuckin said the vendors have more inspiration images. She can ask for color and more pieces like the finishes for the apex of the roof and the coloring. Some materials are in the plans. Ms. Lopez said the images are black and white and do not have the materials labeled. Will need the materials called out and color samples of the materials. Ms. McGuckin will send the high tunnel too but is a larger structure than what they have but the materials will be the same. Ms. Lopez said they were able to reduce the docket down two variances and will work on the combo committee for that and the dates for public notice. She will let them know when the committee has been approved. She said they can move forward with notice and if something were to change, they can update it at the meeting and say it has tabled to the BZA and such. 9:45 a.m. Docket No. PZ-2023-00227 PUD Amend: Jackson’s Grant Village – Daycare. The applicant seeks PUD Amendment approval to add the (previously known as) Cunningham parcel into the overall Jackson’s Grant Village PUD. A new Daycare use is proposed, which will cause development standard and density limit changes when incorporated into the existing PUD. The site is located at 510 West 116th Street and is zoned S-2/Residence and is within the West 116th Street Overlay. Filed by Ashley Ulbricht of Taft Law on behalf of Del DeMao of DeMao Retail Consultants, LLC. Ashley Ulbricht, Del DeMao, Brian Stoeppelwerth presenting. Adding parcel rezone into the PUD. Adding a Daycare into area C of conceptual plan. Current PUD will not allow the Daycare. The master developer approves of the plan and the plan connects the entire area and will remove the empty lot parcel (green area) and then will be developed with connectivity to the current PUD. Dave McCoy – City of Carmel Addressing - Mr. McCoy mentioned this will require a major change to the address. He does not have any problem with the rezone. Sam Clark – Hamilton County Surveyor’s Office - Mr. Clark wanted to confirm the detention of the surrounding sections has accounted for the development of the parcel. Mr. DeMao and Brian Stoeppelwerth confirmed they hired the same engineers as the master developers. The Cunningham piece was all pre-planned to be townhomes and commercial and the drainage and water quality are all taken care of. Rodney Johnson – AES Indiana - Mr. Johnson said when the address becomes available, make sure to include him in it. He also wanted to know the time frame of when this would happen. Page 6 of 8 City of Carmel Technical Advisory Committee October 18, 2023 Mr. DeMao said it will most likely be spring of next year, once they get through this process, they need to get the building design approval and agreements with the master developer all finalized and be ready to start in the spring. Daren Mindham – City of Carmel Landscaping - No comments. Alex Jordan – City of Carmel Engineering - No comments. Angie Conn – City of Carmel Planning & Zoning - No comments on PUD amendment. For future secondary plat, for the presenters to think about amending the secondary plat that was just approved for Jackson’s Grant Village, and how to implement the Cunningham parcel into the acreage. Alexia Lopez – City of Carmel Planning & Zoning - No comments. Rachel Keesling – City of Carmel Planning & Zoning - Ms. Keesling said this is the best thing we could have hoped for for the Cunningham parcel when it was left out when Jackon’s Grant Village was not ideal. The land swap and use will be beneficial to the community with the need of a daycare and the daycare is a daytime use, which frees up parking for evening parking for future commercial. Ms. Keesling thinks it will be a win-win for the community. It will be a multistep process, with the land rezoned to the PUD and then come back for the development plan and ADLS for the daycare building. They will also need to redo the secondary plat for the townhomes to get in. Ms. Keesling one major thing she noticed is that she wants to set up a second meeting to see how they did the math for the density. The square footage, divided by 1300 to have fewer homes when commercial goes in, which is 14 less townhomes allowed. 56 townhomes allowed + 19 single families which is 75 total units, less than the 89 units written in. She wants to help them prove that this isn’t increasing density, which may upset the neighbors. 10:00 a.m. Docket No. PZ-2023-00228 PPA: Nathan Hawkins Addition Lot 4, Subdivision Amendment. The applicant seeks primary plat amendment approval to split 1 lot into 2 lots on 0.5 acres. The site is located at 140 North Rangeline Road and is zoned B-1/Business within the Old Town Overlay Zone. Filed by Fred Krawczyk with FC Tucker on behalf of the owner, Applegate Properties, LLC. & 10:15 a.m. Docket No. PZ-2023-00229 UV: Nathan Hawkins Addition Lot 4, Use Variance (UDO Sections 2.19 & 3.56 Permitted Uses – Single Family Dwelling not permitted, but requested.) Docket No. PZ-2023-00230 V: Nathan Hawkins Addition Lot 4, Variance (UDO Section 5.28 (D)(2) – Parking spaces in any business, industrial, or manufacturing district shall not be located closer than 5’ to any lot or parcel located in a residential district or used for residential purposes, 2’ requested.) The applicant seeks the following use variance and development standards variance approvals. Page 7 of 8 City of Carmel Technical Advisory Committee October 18, 2023 The site is located at140 North Rangeline Road. (Nathan Hawkins Addition Lot 4). It is zoned B1/Business and Old Town Overlay, Historic Rangeline Subarea. Filed by Fred Krawczyk of FC Tucker, on behalf of Applegate Properties, LLC. Carol Applegate, Fred Krawczyk presenting. Mr. Krawczyk said that Carol has built a single-family residence on lot 4a. She owns building lot 4b where she ran her practice. They sold the building that was used for the attorneys practice, and they want to split it off the lot. Also, the use variance for parking and single-family residence. Ms. Applegate said that she plans to retire in the house, and she is aware of the parking situation being used as parking for the business in the front. Dave McCoy – City of Carmel Addressing - Mr. McCoy said both structures have been addressed so there are no issues. Sam Clark – Hamilton County Surveyor’s Office - Mr. Clark mentioned there is no plan for building anything new and that everything is existing. Ms. Applegate wanted to clear up that they want to split the lot so that both the owners of the old and new house can sell off the property if they want to. It is existing structures only. Daren Mindham – City of Carmel Landscaping - Mr. Mindham said the site plan had 4 required red oak trees on the site. Since that point, there has been some changes in design to the parking. Mr. Mindham has no preference where the trees go, just whatever makes sense on the spacing but there is the 4 trees required on site. Alex Jordan – City of Carmel Engineering - Mr. Jordan said per previous meeting they had discussed detention may be required. He talked to the city engineer and they will allow each lot to make a $6,000 contribution to accept that and to move up detention. Ms. Applegate wanted to confirm $12,000 would be required total, even though the residence was exempt at one point. Mr. Jordan said it was because they are splitting the lot and anytime, they have a lot split, they require detention to be provided but in this area, they do allow the contributions to be made. Rachel Keesling – City of Carmel Planning & Zoning - No comments. Alexia Lopez – City of Carmel Planning & Zoning - Ms. Lopez said she will be reviewing the primary plat amendment and will be helping through the plan commission process. She still needs to do the review in ProjectDox and the presenters will be notified once all of the reviewers have made their comments and finished so that the presenters can go in and add revisions and responses. Angie Conn – City of Carmel Planning & Zoning - Ms. Conn said she will be reviewing the BZA side of this petition; the use variance and the variances. She sent some preliminary review comments but will also issue some more review comments on ProjectDox. She had one more question about the proposed parking layout on the east half of this lot. How it would work with traffic flow and cars getting in and out. Page 8 of 8 City of Carmel Technical Advisory Committee October 18, 2023 Mr. Krawczyk noted that on the northeast side of lot 4b, there is an existing curb cut that they have been using for the office and the engineer didn’t get it in the there. The curb cut to the west is a new curb cut they are requesting. One would be existing and one new. Ms. Applegate said it would accommodate going in one and out the other, so there would be a flow of traffic. Ms. Conn asked if it would be one way in and one way out and that the two new spots people would have to back up out into the street. Mr. Jordan chimed in and said he only saw one curb cut and that engineering only allows one curb cut per property. If they want a new one, they will have to go to the Board of Public Works and submit a letter to Caleb Warner in Carmel Engineering including the exhibit showing the curb cuts they want and that will be placed on the board and if it gains the City Engineer approval, then they will vote on it and then they can install it. This will also need to be installed per the residential driveway detail which can be found on the construction documents on the website. The new property will allow one curb cut, but if both curb cuts will be on the new property, then it will require the waiver to be sent in. Mr. Jordan asked for a new updated site plan to clear up confusion on where the curb cuts are located and which lot they land on. Ms. Lopez said they will need to see the cuts as well because it is breaking up the pedestrian sidewalk with all the curb cuts. This introduces vehicle and pedestrian conflicts, and they want to minimize the pedestrian flow interruptions. Mr. Krawczyk asked about the requirements for parking for the office space. Ms. Lopez said there is a parking ordinance in the UDO and because it is in Old Town overlay, it allows a reduction of the minimum number since it is a more walkable area. She believes it is 50% reduction. She said to look for the number for general office or professional office use to find the number for.