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HomeMy WebLinkAboutMinutes PC 10-17-23 G/ g g OF CM r -�I --..ai.,--- / Cityof Cl K..ANt>/ CARMEL PLAN COMMISSION TUESDAY, OCTOBER 17, 2023 MEETING MINUTES Location:Council Chambers Room,2nd Floor,Carmel City Hall Members Present: Adam Aasen,Adam Campagna,Dubbie Buckler,Jeff Hill,Sue Westermeier,Christine Zoccola(Vice President) Members Absent:Chaim Coleman,Brad Grabow(President),Josh Kirsh Staff Present: Rachel Keesling,Adrienne Keeling,Alexia Lopez,Christina Jesse,Joe Shestak,Mike Hollibaugh Legal Counsel:Aly McGrath,Sergey Grechukhin Time of Meeting:6:00 PM Declaration of Quorum: Vice President Zoccola: 6 members present,we have a Quorum. Approval of the previous Meeting Minutes:A Motion made by Campagna and seconded by Hill to approve the September 19,2023 PC meeting minutes. Approved 6-0,absent Coleman,Grabow,Kirsh. Communications,Bills,Expenditures,&Legal Counsel Report 1. Plan Commission Resolution PC-10-17-23-a: CRC Resolution No. 2022-3: A new area is designated as the Michigan Road Economic Development Area and has approved an economic development plan for this Economic Development Area. 2. Plan Commission Resolution PC-10-17-23-b: CRC Resolution No.2023-32: approves certain amendments to the declaratory resolution and redevelopment plan for the 111 Penn Redevelopment Area. Petitioner: Brad Bingham,Barnes&Thornburg LLP:Anytime the CRC creates or amends an economic development or redevelopment area,they must come before the Plan Commission to make a determination in what they have done is in conformance with overall development plan for the City. A Motion made by Buckler and seconded by Campagna to adopt PC Resolutions PC-10-17-23-a,b. Motion adopted 6-0,absent Coleman,Grabow,Kirsh. Reports,Announcements&Department Concerns 1. Outcome of Projects at Committees a. Residential Committee: i. Docket No. PZ-2023-00014 PUD: Andrews PUD Rezone—Tabled to Mon.,Nov. 13. ii. Docket No. PZ-2023-00136 DP/ADLS,PZ-2023-00157-00162 V: The Edge at West Cannel—Sent back to full PC with Positive Recommendation 3-0,absent 1. iii. Docket No. PZ-2023-00138 DP/ADLS: LEO Cottages and Multi-family at The Legacy—Discussed and continued to Monday,November 13. b. Commercial Committee:N/A Public Hearings 1. Docket No.PZ-2023-00153 PP:Asherwood South Subdivision. 2. Docket No.PZ-2023-00184 SW: Asherwood South Waiver—UDO 7.26: Private Streets Not Permitted, Private Streets requested. The applicant seeks primary plat approval and design standards waiver approval for 6 lots on 14.78 acres. The site is located at 9950 Ditch Road. It is zoned S-1/Residential. Filed by Brett Huff with Kimley-Horn on behalf of Gradison Design Build. Petitioner:Justin Moffett,Old Town Companies • Adam Mears of Gradison and Brett Huff of Kimley-Horn are here to answer any additional questions • The development of 40 lots,phase 1 of north Asherwood was approved in 2021 1 Plan Commission Minutes 10-17-23 • We are coming back for the 6 lots(14.78 acres)to the south. This south phase will share the same entrance as Asherwood north • We've had conversations with the adjacent neighbors of Deerfield,and they would like the existing stub street into our subdivision to be an emergency access gate only • Presented plat map, the south will contain six 1-acre lots • We will keep the existing island golf putting green with walking path and bridge as an amenity for residents • We are seeking the same SW for the private streets as we did for north Asherwood • We have submitted an existing tree survey to the Urban Forester Public Comments: Jane Funke,Royalton Drive: I live adjacent to the proposed gate between Deerfield and Asherwood South. We have no objection to this development. We appreciate the developer reaching out to us and our neighbors.I submitted a letter for the record.There are two sets of covenants that govern Asherwood and Deerfield. We are glad they have decided to have the stub street connection to our existing street as an emergency only access gate. Department Report: Alexia Lopez • We are making sure they are meeting the standards for private streets and their subdivision entrance gate • Landscape and tree preservation standards must be met for this subdivision • Staff recommends this is sent to the Nov. 13 Residential Committee for further review Committee Comments: Hill: Will these private streets be built to the public(city)standards?Justin Moffett: Yes Hill: Is there a concern when larger vehicles enter and navigate Asherwood or Deerfield have a safe turnaround area? Justin Moffett: This was not addressed as a concern at TAC.Alexia Lopez: The UDO has gate standards that apply to the outside of the gate, so enough room is provided for a vehicle to turnaround outside the gate area. Westermeier: Will construction traffic for the south use the same entrance for the north?Justin Moffett: We will not be using Royalton Drive. We also have a temporary construction entrance along Ditch Rd.to serve the lots in the south. Buckler:Are there any plans to relocate the utility poles on the west side of Ditch Rd.? Some of them are really close to the road,and a disastrous accident is bound to happen.Justin Moffett: The thoroughfare plan ROW will eventually be dedicated part of the platting process and then the utility providers will have to move them out of the ROW. A Motion made by Hill and seconded by Campagna to send PZ-2023-00153 PP,PZ-2023-00184 SW to Residential Committee,with them having final approval. Approved 6-0,absent Coleman,Grabow,Kirsh. 3. Docket No.PZ-2023-00189 DP/ADLS: Midwest Eye Institute at The Bridges. The applicant seeks site plan and design approval for a new,two-story medical office building on 5.4 acres. The site is located at the NW corner of Illinois Street and 111th Street and west of the KAR office building. The future address will be 11220 Illinois Street. It is zoned PUD(The Bridges Z-550-11)and is not within any overlay district.Filed by Kylie Bright-Schuler of American Structurepoint on behalf of the owner,Cornerstone Companies. Petitioner: Kylie Bright-Schuler • Connectivity to this site will be provided by the internal east/west and north/south roads • Our exterior bike parking is now located closer to the building and internal bike parking have been updated • We added two sidewalk connections to the multi-use path along Illinois Street Public Comments: Ron Houch,Springmill Place,HOA president. We support this project,but we have several questions. They show 25-ft lighting poles,and we are asking for 20-ft poles,to match the Steadman Apartment lighting poles and to reduce the light spillage. We would like them to provide the specific lumens of their LED lights. We ask to have the lighting poles face downward.Will the outdoor lighting be on after office hours?I'm not clear if their landscape plantings of the berm meet the landscape requirements of the Bridges PUD, species type,and caliber size. 2 Plan Commission Minutes 10-17-23 Jill Meisenheimer,Williams Mill: We have been impacted by the Bridges development for the last 11 years.When you approve a PUD,I hope you loqk at the entire site and how it affects the adjacent neighbors. There's inadequate parking Ithroughout this site.I'm confused with the amount of parking for the Midwest Eye Institute.What's going to be constructed during Phase 3?Will the parking be shared?We would like to see the elevated berm landscaping continued to this area,as it is along Spring Mill Road. We ask that the height of the lighting poles is reduced from 25-ft to 20-ft.The new roundabout on 111th St.between Spring Mill and Illinois is very small,and we worry how drivers will navigate it. Don Worsham, Spring Mill Lane:presented photo of a yield sign knocked over at the new roundabout on 111 th. I believe this roundabout is unsafe for larger vehicles. Grading has already begun on the site during Phase 2 and how is this allowed?I never received public notice for this hearing. What's going to happen with all the new traffic generated from this site? Rebuttal to Public Comments: Kylie Bright-Schuler • Hours will be from 9am to 5pm • Lighting will be consistent with the northern development in the Bridges • The berm will remain,and we will provide the required landscape plantings • We will provide 181 parking spaces,which is more than what Cannel requires,but we are following what Midwest Eye Institute requires per sq.ft.,since patients typically have to stay for multiple hours • This building will be 2 story,25,000 sq. ft. • Public notices were sent out and the documentation of our public notices were given to Planning Staff Department Report: Rachel Keesling • Two remaining phases are now being planned out to the south of the Cannel Medical Office building • We have worked with the Petitioner on the site plan,placement of the building,and number of parking spaces • Our required parking is I space per 300 sq.ft.of gross floor area.With 40,000 sq. ft. 134 spaces is required.They are proposing 181 spaces,per the request of the Petitioner's client • This area is intended to have shared parking for the Bridges development • We are working out on the area of the layout of Phase 3. We need to see what that might be. • We are asking for a pedestrian connection through the middle of this site • The Urban Forester is working on the Landscape Plan and is aware of the requirements of the Bridges PUD • We can work with the Petitioner on the lighting pole heights. This site's lighting poles was supposed to match the building to the north,and not the Steadman Apartments to the west. • The new mini roundabout meant to have mountable curbs that large vehicles can drive over it if necessary • Staff recommends to the Nov. 13 Commercial Committee with the Committee having final voting authority Committee Comments: Aasen: Can we have these conversations with the City Engineer about the roundabout?This is a separate issue,but one that should be addressed.Zoccola: Can they come to the Commercial Committee to address this? Campagna: I agree we need to match the 20-ft height lighting pole heights of the Steadman Apartments. Hill: We need to work on getting the parking space numbers right for this use. If the parking is shared,it could be a long walk to and from the building. Is there a sidewalk around the entire phase 2 and 3 sites?Kylie Bright-Schuler: Yes,it goes all around this site and the Bridges,and it will connect to the walking paths along Illinois and 111th. Zoccola: Why is the extra parking required for this business?Kylie Bright-Schuler: Patients who have work done on their eyes,have to stay for an extended period of time,so more parking is required for patients who are there and for those who are coming in for their appointments. Westermeier: Can Staff confirm the public notice requirements were met.Rachel Keesling: We did verify it was correct. A Motion made by Aasen and seconded by Buckler to send PZ-2023-00189 DP/ADLS to Commercial Committee, with the Committee having final voting authority. Approved 6-0,absent Coleman, Grabow,Kirsh. 4. TABLED TO NOV. 21 -Docket No.PZ-2023-00192 DP/ADLS Amend: Driven Neuro Recovery Center. 3 Plan Commission Minutes 10-17-23 , 5. 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. Petitioner:Justin Moffett,Old Town Companies: • Simple, straightforward lot split request • We received Plan Commission approval in January 2022 for a medical facility • An existing historic home sits on lot 1,and we want to build the medical facility on lot 2 • A parking lot was approved during our ADLS process • We are complying with all the development lot standards of the UDO • A future commercial tenant will move into the existing home on lot 1 Public Comments:None Department Report: Alexia Lopez: • This request includes a Primary Plat and Secondary Plat all wrapped into one. If PC approves the Primary Plat, Planning Staff would review and approve the Secondary Plat. • The existing home meets the required 5-ft sideyard setback. The existing deck will be removed. • The existing garages on the property will need to be removed so they are not straddling the new property lines • Drainage is still being reviewed by the Engineering Department • Staff recommends this is continued to Nov. 13 Residential Committee for further discussion Committee Comments: Westermeier: What will be the use of the existing building?Justin Moffett: Chiropractor office. We will comply with the parking requirements of the UDO for this use. A Motion made by Hill and seconded by Campagna to send this to the Residential Committee with the Committee having final voting authority. Approved 6-0,absent Coleman,Grabow,Kirsh. Old Business 6. Docket No.PZ-2023-00166 OA:HOA Rental Restrictions Amendment. The applicant seeks to amend the Unified Development Ordinance in order to require that Owners Association governing documents allow changes to rental restrictions with a simple majority vote of the members. Filed by the Department of Community Services on behalf of the Carmel Plan Commission. Petitioner: Adrienne Keeling,Department of Community Services: • The purpose of this amendment is to make easier for future owner's association to amend their covenants specifically relating to renters' restrictions • This amendment will add a paragraph to UDO Section 7.20 • We have made the change 50%plus 1,to represent the majority • This section does not apply to commercial subdivision,and we will specifically state this in the UDO Committee Comments: Westermeier: Will we notify the HOAs when this is approved?Adrienne Keeling: This does not imply to existing subdivisions. We will work with new subdivisions as they file. Aasen:Are short-term and long-term rentals covered in this?Adrienne Keeling: We already have provisions of approvals for short-term residential rentals in our UDO. Long-term rentals are up for the subdivisions to determine. 4 Plan Commission Minutes 10-17-23 Zoccola: Should it be read that of all owners to amend provisions or create new rental provisions?I'm reading it as there are rentals provisions in place.This is intended for new subdivisions only.Adrienne Keeling: We will not force new subdivisions to have rental restrictions, it will be up to them or the developer to create them. IA Motion made by Buckler and seconded by Campagna to send PZ-2023-00166 OA to the City Council with a favorable recommendation.Approved 6-0,absent Coleman,Grabow,Kirsh. 7. Docket No.PZ-2023-00136 DP/ADLS: The Edge at West Carmel 8. Docket No.PZ-2023-00157 V:UDO Section 2.24: Min.Lot Area 5,000 sq. ft. per multi-family dwelling unit, 2,899 sq.ft. requested. 9. Docket No.PZ-2023-00158 V: UDO Section 5.28: 540 parking spaces required,394 requested. 10. Docket No.PZ-2023-00159 V: UDO Section 2.24: Max Lot Coverage 40%,50% requested. 11. Docket No.PZ-2023-00160 V:UDO Section 3.88(C):20'Max height allowed adjacent to residential; 27' and 38' requested. 12. Docket No.PZ-2023-00161 V: UDO Section 3.88(D): Buildings facades 90' or greater in width shall have offsets not less than 8' deep,1.5' requested. 13. Docket No.PZ-2023-00162 V: UDO Section 3.96(B): Min. Rear Yard Setback 52.5' adjacent to residential, 40' requested. The applicant seeks site plan and design approval as well as variances for a new development with an apartment complex(252 units),and one future commercial out-lot. The site is located at 11335 N.Michigan Road. It is zoned B-3Business and is located within the US 421 Overlay zone. Filed by Rick Lawrence with Nelson& Frankenberger,LLC,on behalf of REI Real Estate Services,LLC. Petitioner:Jon Dobosiewicz,Nelson&Frankenberger LLC • With me tonight are Mike Wells,Ryan Wells,Rick Lawrence,and other members of the development team • We attended two Residential Committee meetings,with the Committee voting 3-0 favorable recommendation • Two conditions of approval were modification of the proposed commitments to install a crosswalk at the intersection of Michigan Road and the entrance of this site,and to address all TAC review comments • Some of the changes made include building 1 has decreased from 3 to 2-stories,overall number of units have reduced from 252 to 238 units,and overall density has been reduced to 13.7 units per acre,and parking spaces have increased from 401 to 406. • We provided density comparisons of other apartment communities in this area • We provided large buffer details of the landscape trees along the property's perimeter • The Petitioners have addressed all the items the Residential Committee requested Department Report: Alexia Lopez • They have addressed all of our Planning comments.They still have to address the TAC remaining comments. • We believe this is an appropriate use for this piece of land • Staff recommends that the PC approves this item with the commitments submitted by the Petitioner and conditioned upon final Engineering and TAC approvals through ProjectDox Residential Committee Recap: Susan Westermeier • We discussed about the other apartment communities being built along Michigan Road • They agreed to install and manage all landscaping between the fence and property line • They have added a pier and a path at the detention pond • They had a neighborhood meeting on Sept.21 to discuss the neighbor's concerns and wants • Pedestrian crosswalks were added ICommittee Comments: Zoccola: With the fence being within 25-ft of the property line,you are cutting out the greenspace from this development. What is it going to look like to the future residents living here?Jon Dobosiewicz: The placement of the fence within this development was asked for by the surrounding neighbors. The intent of the fence being placed there is to provide a transition and buffer to the adjacent properties.We spent a large amount of time what would be planted on both sides of 5 Plan Commission Minutes 10-17-23 the fence. We will provide additional plantings internally. Westermeier: I wish this was being sent to the City Council. I don't think it meets the criteria for affordable housing and downsizing.I'm worried about all the apartments that are currently being built on the other side of Michigan Road. Buckler: I will state that all of my concerns were met by the Petitioners. Cam pagna: I have sat in the Petitioner's seat, and we have put this group through the ringer with our amount of requests,and they have met all of our requests. A Motion made by Buckler and seconded by Campagna to approve PZ-2023-00136 DP/ADLS,PZ-2023-00157 thru PZ-2023-00162 V with the commitments submitted by the Petitioner and conditioned upon final Engineering and TAC approvals through ProjectDox. Approved 5-1,Zoccola; absent Coleman,Grabow,Kirsh. Meeting adjourned at 7:38 p.m. ti X(7-Th Joe estak PC Secretary Christine Zoccol Vice President I I Plan Commission Minutes 10-17-23