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HomeMy WebLinkAboutMinutes RES 10-03-23City of Carmel �•. IBUI RR� .. . Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, October 3, 2023 Meeting Minutes LOCATION: Caucus Rooms, City Hall Members Present: Sue Westermeier (Chair), Dubbie Buckler, Jeff Hill Members Absent: Adam Campagna Staff Present: Alexia Lopez (Planning Administrator), Joe Shestak (Recording Secretary), Mike Hollibaugh (Director of DOCS), Sergey Grechukhin, (Legal Counsel to the Plan Commission) Meeting Time: 6:00 p.m. 1. TABLED TO NOV. 13'" - Docket No. PZ-2023-00014 PUD: Andrews PUD Rezone 2. Docket No. PZ-2023-00136 DP/ADLS: The Edge at West Carmel 3. 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. 4. Docket No. PZ-2023-00158 V: UDO Section 5.28: 510 parking spaces required, 406 requested. 5. Docket No. PZ-2023-00159 V: UDO Section 2.24: Max Lot Coverage 40%, 50% requested. 6. Docket No. PZ-2023-00160 V: UDO Section 3.88(C): 20' Max height allowed adjacent to residential; 27' and 38' requested. 7. 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. 8. 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 (238 units), and one future commercial out -lot. The site is located at 11335 N. Michigan Road. It is zoned B-3/Business 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: • With me tonight are Ryan Wells, Rick Lawrence, Jim Shinaver, Project Architect, and Project Engineer r We held a neighborhood meeting, where we provided comparison charts of similar apartment communities, permitted uses for the commercial lot • Presented Site Plan, building # 1 has been reduced from 3 to 2 stories. The variance for building height is only needed for Buildings 8, 10, and 11 • Presented landscape buffer area plan along north and southern borders, the buffer area has been set for 25-ft wide. We will have additional plantings shown in this plan. • Invasive species will be removed, and additional trees and shrubs will be planted on both sides of the fence • Presented site plan and pictures for the pollinator garden • Presented elevation of a typical building • Presented all the building footprints, which depicts the need for the building offset variance • We provided a breakdown of all the unit counts of 1, 2, and 3 bedrooms with projected rents • We provided a list of permitted uses for the commercial outlot • We have provided the project's open space across the entire site under tab 10 of our info packet • We have provided a comparison chart of different multi -family densities in this area and beyond. Our proposal is 13.70 units per acre, with 238 total units on 17.376 acres • We provided parking comparisons with other multi -family communities in Carmel. We are proposing 406 Residential Committee Minutes 10-3-23 parking spaces, which is 1.71 parking spaces per unit. • We are proposing 12-ft high lighting poles. Carmel allows up to 20-ft in height • We provided bike parking chart, and we are meeting the bike parking requirements of the UDO Department Report, Alexia Lopez: • The Petitioner has addressed all of our comments. They have Carmel Engineering comments to address. • They have committed to the public ROW access to the east for whenever that land is redeveloped • Their lighting plan meets the standards of the UDO • Staff is recommending this forwarded to the Plan Commission with a favorable recommendation Committee Comments: Dubbie: I would like the Petitioner to provide all the additional landscaping and the decreases in building heights that were asked for by the neighbors. Jon Dobosiewicz: We have decreased the height of building #1 from a 3-story to 2- story which resulted in a decrease of 14 units. We have supplemental plantings along the northern border on both sides of the perimeter fence. Sue: Are these additional landscaping a commitment? Alexia Lopez: These additional plantings will be checked by the Urban Forester and part of their landscape plan. Jon Dobosiewicz: We added a pier to the detention pond and additional landscape along the internal drive. We added restrictions on the allowed use of the commercial lot. Hill: I appreciate the changes made for the perimeter landscaping and reducing the building heights. Will these internal streets be built to City standards? Ryan Wells: Yes, built to City street standards. Westermeier: Commissioner Campagna could not be here today and had a question: Are they able to provide clarification on the concerns about the drone shots from the southern border? There was a comment during our previous meeting about potential discrepancies between how the current photo looked vs. when the project is complete. Ryan Wells: These views would be different during the winter months. We have provided in Tab 4, the distances from the various adjacent homes to the proposed apartment buildings. Jon Dobosiewicz: We have provided all the photos taken by our drone footage. Westermeier: The black construction barrier on the southside, can the fence go there instead, as requested by the neighbors? Ryan Wells: I met on -site with the neighbors, the 25-ft is the maximum area we can protect, and still construct this project. Westermeier: With the approval of this, would the Commitments establish in 1988 change at all? Jon Dobosiewicz: We are not asking for a Commitment amendment. Alexia Lopez: These Commitments will remain, but new commitments will be added. There's a clause that states these are the allowed uses and it's up to the Plan Commission to determine what uses are allowed. Westermeier: Are the Engineering approvals moving along? Does Staff have any concerns? Alexia Lopez: If they can't meet the City's Engineering standards, then they would need to amend their site plan and come back to the Plan Commission for that approval. Westermeier: Have your comments for the screening of HVAC units been addressed? Alexia Lopez: Yes, we have worked with the Petitioner to make sure that all the HVAC units are screened properly. Westermeier: Will a pedestrian crosswalk be allowed at the light signal at the entrance intersection? Ryan Wells: We did ask INDOT to allow one, they will allow one on the north side of the intersection. We will continue to work with INDOT. We don't want to negatively affect the traffic flow if a pedestrian crossing messes with the synchronization of the existing lights on Michigan Road. Jon Dobosiewicz: We will add at least one crosswalk subject to INDOT's approval. Westermeier: We received a concern that the parking space count was off. Ryan Wells: We will have 405 spaces. Our initial filing was off, but we have corrected that. Alexia Lopez: The number of spaces will be checked during the construction phase. A Motion made by Hill and seconded by Westermeier to send The Edge at West Carmel DP/ADLS, DSV back to, the full Plan Commission on Tue. Oct. 17 with a positive recommendation subject to the Commitments discussed today, and final approval by Carmel Engineering and TAC. Approved 3-0, absent Campagna. 2 Residential Committee Minutes 10-3-23 9. Docket No. PZ-2023-00138 DP/ADLS: LEO Cottages and Multi -family at The Legacy. The applicant seeks site plan and design approval for a new apartment complex with 350 units made up of cottage style homes and three 4-story buildings as well as a future commercial parcel. The site is located at the southwest corner of 146' Street and Community Drive. It is zoned Legacy PUD (Z-501-07 and Z-679-22). Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger, on behalf of Advenir Oakley Development, LLC. Petitioner: Jon Dobosiewicz, Nelson & Frankenberger: ■ Scott Weathers of Advenir, and Jim Shinaver are here to answer any questions • Presented updated elevations and photos of a similar product at Flint Crossing • We do not have porch elements in our proposal • Provided photos of our proposed amenities, gym, pool, clubhouse, and grilling stations • We presented at City Council our images of what our building architecture will look like and will build them to what was approved then • 30% of the dwellings must have a masonry element • We will have detached garages available for rent ■ Presented an architectural site plan, the different dwelling types are identified. Several color packages are presented with 30% masonry, min. 18", max 36" high, will work with the window line. Anti -monotony clauses are specified in the PUD amendment. • We will have additional information to present to you at our next Committee meeting • We will plant trees along the western and southern perimeter and not invade in the existing common area of the Legacy adjacent to the west Department Report, Alexia Lopez: • Petitioner has provided the parking charts and more bike parking • Building base landscaping is now shown on their plans • We are asking for some updates on the architecture of the fronts of their dwellings • We are asking for more details of their amenity space courtyard • We are still going through their architecture revisions on the cottages Committee Comments: Westermeier: How many garages parking is available? Jon Dobosiewicz: 132 garage spaces, which is 20% of the overall available parking. 655 total parking spaces. Scott Weathers: 655 parking spaces available for 350 units. Westermeier: I would like to see more masonry on the outside perimeter units along Community Drive, James Dean Drive, and Hopewell Drive. Westermeier: We need to address the low rating on the Better Business Bureau. Scott Weathers: I looked this up, and I noticed the other communities in this area had F ratings. I have also received great comments, and I can provide those comments at the next meeting. Hill: I noticed the architecture in the beginning of your packet looking great, but as you page through it, the buildings start to look very bland. Can you figure out ways to spruce them up? Scott Weathers: We can bring in our color pallets and schemes. Alexia Lopez: They have updated their window and door trim to be more decorative. We are making sure their elevations meet the standards in their PUD. This item will continue to the Mon. Nov. 13 Residential Committee Meeting adjourned at 7:30 p.m. � _a� Joe stak — Recording Secretary 1 J< t Sue Westermeier - Residential Committee Chair Residential Committee Minutes 10-3-23