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HomeMy WebLinkAboutCOM 11-15-23ue Q Ci'oty Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, November 15, 2023 Meeting Minutes Location: Carmel City Hall Caucus Rooms, 2°a Floor, 1 Civic Square, Carmel, IN 46032 Members Present: Joshua Kirsh (Chair), Christine Zoccola, Adam Aasen, Chaka Coleman Members Absent: None Staff Present: Rachel Keesling, Aliza Shalit Legal Counsel: Ally Lynch-Mcgrath Time of Meeting: 6:00 PM The Commercial Committee met to review the following items: 1. Docket No. PZ-2023-00202 ADLS Amend: Boneyard Bar & Restaurant. The applicant seeks approval for exterior building modifications and site improvements to remodel an existing retail space into a new bar and restaurant with outdoor seating. The site is located at 904 W. Main Street. It is zoned UC/Urban Core and is not located within any overlay zone. Filed by E. Davis Coots, on behalf of the owner, Kevin Paul. Recused: Chaka Coleman Petitioner: E. Davis Coots. Previous concerns: ■ Parking issues have been resolved: both next door at the American Legion as well as across the street at the Signature. Kevin reached out to both and received email responses from The Signature confirming that Boneyard customers and employees are welcome to use the public portion of their parking structure subject to the limitations set forth in the parking agreement between The Signature and the City of Carmel (CRC agreement requiring the reservation of spaces for residence tenants of the mixed -use development). There will be ample spots for overflow. The site plan has been redesigned and parking onsite complies with the Ordinance requirements for this use and with adjacent parking on the street parking requirements are exceeded by 9 additional spaces. ■ Bike racks have been relocated closer to the front door and are now within 50 feet of the front door. A second bike rack has been added where the dumpster used to be. ■ Answered all staff comments on ProjectDox. Department Report: Rachel Keesling: At the last meeting there was a misunderstanding of what was intended for the inside and outside of this space leading to a misconception of the amount of parking needed. After reviewing the interior design of the space, the amount of parking required has been reduced significantly due to the amount of seating also being reduced. They meet the requirements for the restaurant side parking and retail parking for the other half of the building. Other changes made to the site plan: • Updated parking: shows where other parking spaces will go instead of leaving the West side of the building as grass or vacant, planning out for parking now. • New dumpster enclosure location: it is not too far back on the site, but far enough so it is not at the front of the building (partially concealed) with the normal required enclosure and will be accessible by trash truck. • More details have been provided on the fencing around the back. • Provided color elevations for the outside of the building. No major changes, just a more formal submittal for the elevations, which we are in support of. Concerns have been addressed. We will ask you to approve this contingent finalizing all ProjectDox review comments. Commercial Committee Minutes 11-15-23 Committee Comments: Christine Zoccola: It looks like you have one table, four chairs, and a picnic table. I assume there will be more seating outside in the garden area. Kevin Paul: Yes, we are still planning. We have other utilities we need to accommodate. There will be a couple of firepits and few picnic tables. Zoccola: Even with that we are still good for parking? The reality is that there will be more people. Rachel Keesling: The outdoor seating does not contribute to the parking counts. We focus on the inside number of seats. They removed tables and added pool tables. Kevin Paul: We tried to address suggestions/concerns from our last meeting. We worked with companies around to provide or sponsor charging stations for bikes and cars. Tried to create high efficiency parking. Hyundai will provide a charging station. We have tried more high efficiency parking, EV VIP programs, as well as a lease program with apartment complexes, etc. Adam Aasen: I feel more comfortable with new calculations. If parking does become an issue later, please seek other agreements with other neighbors or we can build -in parking restrictions if that becomes an issue. Mind the noise, be aware of the neighbors nearby. On -street parking we said 11 spots, what is the time limit on that? Josh Kirsh: Mr. Kashman is thinking about the next year, and will not align perfectly with the timeframe, but probably in the next 12 months. The Main St. project will be more of an issue for this business opening. Kirsh: I like the charging station idea. How many KWs are they? Kevin Paul: Hyundai did a site survey, and we are working with Duke, so we had to upgrade all the power, they will be sufficient for appropriate timing. Kirsh: Did you explore the suggestion about valet battery service? Kevin Paul: Exploring, but it will be Bosh specific because Petego has too many variations of batteries, chargers, and frames. A Motion made by Christine Zoccola and seconded by Adam Aasen to approve PZ-2023-00202 ADLS Amend: Boneyard Bar & Restaurant subject to final approvals of remaining comments on ProjectDox. Approved 3-0. Chaka recused. 2. 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 11 Ith 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 We have sent RaeheI all the requested information and answered all the comments on ProjectDox. We have provided her with the interior bike parking information that she requested and are moving forward with the proposed and approved revised site plan_ We plan to address the landscape plan comment we received today. There are no issues with this. Department Report: Rachel Keesling: 1 spoke with Daren Mindham (UF) regarding today's landscaping comments. It seems that he was looking at the plan incorrectly as far as where the roundabout around i 11 ' St. is located. The landscape needed to be evergreen trees and it was not. They will make the change during the next round of comments. David Littlejohn has suggested that there should be a bike rack that is floor mounted that would be able to accommodate different types of bikes and heavier bikes that cannot be lifted onto a rack. Jeff Savit: That room is plenty big to be able to accommodate this request. Josh Kirsh: Maybe a U-rack or a wall mounted hoop that somebody can anchor to. Rachel Keesling: We wanted to keep working with the layout of the parking to make sure it makes sense by looking at ways to make the parking lot more traditional in layout and asked how many spaces would be available for Phase 3 even though it is not part of this project, but we want to see how that would work out. We especially would like to add a sidewalk through the middle of the parking lot (from the SW across the site, will be through the middle of the site). Now we have a set plan for Phase 3 when that comes along. We are in support of all these changes. They reduced the lighting height for the parking lot to match the medical office building and the apartments that had agreed to 20ft. The photometric plan looks good. We recommend approval subject to finalizing comments on ProjectDox and changing the landscaping plan to meet the Ordinance requirement. Committee Comments: Christine Zoccola: Will the sidewalk be raised or flat? How will you keep it separated from the rest of the parking lot? Kyle: There is a curb on both sides of the sidewalk and there are crossing markings as well. Zoccola: As far as 2 Commercial Committee Minutes 11-15-23 landscaping within the parking lot, is there enough room in those islands for trees and bushes? Has that gone through landscaping too? Kyle: The issue with the landscaping in question was just that the trees along the berm were deciduous rather than evergreen trees. Zoccola: Can some landscaping be done on either side of the sidewalks to break up all the asphalt? Rachel Keesling: Not directly along the sidewalk, they will have to have parking bumpers to prevent vehicles from going onto the sidewalk. David will make comments regarding this matter on ProjectDox. There isn't a lot of extra room along that sidewalk for extra landscape. They do have islands for landscaping and trees. Chaka Coleman: As long as there is pedestrian safety, that is what is important for me. Adam Aasen: My concern was whether we had enough lighting blocked for neighbors to the South, are we concerned with any lighting getting to the neighbors? Do we have enough landscaping for headlights not to be an issue? Keesling: No issues with light pollution. Kirsh: Are we holding everyone accountable to the same light temperature? The full parking lot should be the same. Keesling: The same company will be doing both parking lots. Aasen: We didn't need to over -light this parking lot since it is mostly a daytime use lot, but most of the time you won't have evening light. As long as we are not over lighting the area. A Motion made by Adam Aasen and seconded by Christine Zoccola to approve PZ-2023-00189 DP/ADLS: Midwest Eye Institute at The Bridges subject to finalizing outstanding ProjectDox comments and Landscape plan adjustments. Approved 4-0. 3. Docket No. PZ-2023-00252 ADLS Amend: Centier Bank — Building Renovation. The applicant seeks design approval to renovate the exterior of an existing building. The site is located at 650 East Carmel Drive. It is zoned B-8Business and is not located within any overlay district. Filed by Kevin Buchheit of Kreig DeVault on behalf of the owner. Petitioner: Kevin Buchheit. The building is about 45-year-old classic red brick, multi -story building. Centier will be moving from the building to the west into this building, a refresh on the fagade would be in order. They will apply stain to the brick that will bring it to a tan/golden color as shown on the color illustrations, a banding around the top will be added that will match the banding over the front door to around the canopy drive-thru, bringing a gray and the blue signature color for Centier Bank. Department Report: Rachel Keesling: We have been through multiple iterations of the design with the Centier staff before Kevin officially brought the item through. The things we worked on are: • placement of the signage, • what the top and bottom banding looked like in comparison to each other, • banding around the drive-thru area, • the new front door moved from corner to center south face. This solution is the most balanced and the least branded. It is important to Staff that the building can remain neutral and standalone regardless of who the main tenant is. These blue bands will be wraps that will go over the columns and the components are extra modular metal pieces that go over the existing surfaces. We are supportive of these updates. Aliza Shalit: Comments have been made on ProjectDox regarding the signage and how if the south facing sign would be allowed on that elevation, then no other signage beyond the two that are proposed would be allowed to be added. if there is ever another tenant that wants a sign on that elevation, then one of those would have to be given back so that the new tenant may also have a sign. Keesling: The sign ordinance doesn't really say who can have the signage, it just says the number of signs. Shalit: Two per street frontage is the maximum. Keesling: Because we give two signs per street frontage, so we are saying that upfront as a warning that if someone demands a sign, there may be a need to relinquish one of the signs on that frontage since there are multiple on the building if they wanted it to be on the side where you have more than one. But on the west side, when the new street comes in, then that is a different situation. Shalit: The west side has a variance for a sign without a street frontage, that is why the existing sign is allowed to be there, so when that street comes in, a spot for a second sign will open up for a new tenant. On the east side it has Keystone as a frontage street. Kevin Buchheit: We will comply with the regulations. Shalit: The signage looks great. Committee Comments: 3 Commercial Committee Minutes 11-15-23 Zoccola: Have you done stain on brick before? Deborah Lumpkin: It is my understanding that stain is more durable, and it looks better. It was one of the concerns with our landlord as well, what will it look like in a couple of years. Kirsh: It sounds like it is like whitewashing, which is more like a stain than a paint. Zoccola: Is it similar to the color of the building next door? Lumpkin: I will have to check; we just brighten up the brick. Keesling: We are confident in the architects and their decisions. If it does not look right, I am confident it will get fixed. Zoccola: Is that blue on the top necessary. Rachel: We looked at multiple solutions that had different variations. We felt that this blue worked with the gray, and it was a little bit of branding and separated the top to give it a formal cap which is a nice defining accent. Kirsh: I am also skeptical about the blue. If the columns in the front are easy to remove if they move out, I could be ok with the blue at the top. Zoccola: Or it could be painted a different color. Lumpkin: PMS metal should be paintable. Kirsh: Would it be a finished surface under the wrap on the columns? To Legal: Should they move out they have to remove the wrap and modular entrance? Ally Lynch-Mcgrath: They would have to come back to Plan Commission anyway. Kirsh: What I want to accomplish is to make it less of a branded building should Centier not be there. Zoccola: Is there a way to have less blue? Lynch-Mcgrath: You can make that condition, that it stays as long as they are there. Kirsh: Can I make it go away with them should they choose not to occupy this building? Keesling: Through the landlord you should be able to. We have sign ordinance requirements that say you can't leave signage up after you leave and these parts could be considered part of the signage. Lynch-Mcgrath: I have no problem with these conditions. Kirsh: My request is that your approval will be conditional on: Should you vacate the building you would remove the pilar wraps and facade modular entry. Zoccola: What would it look like when you remove the covers? Keesling: Finished. Kevin Buchheit: Can you please restate what you would like to see. Kirsh: • All of the brick on the building must be stained whether it's hidden behind the modular facade or otherwise. • Should Centier Bank decide that they want to leave this property, they must remove the modular front entrance elements as well as the column wraps on the drive-thru. What is exempt from removing the top and bottom blue bands? Chaka Coleman: I think you have come up with a good compromise, there are not a lot of ways to make this modern and beautiful. Thank you for your efforts. Deborah Lumpkin: I would like to thank the staff for all their hard work and help in making sure we represent Carmel well, but also represent our brand. A Motion made by Chaka Coleman and seconded by Christine Zoccola to approve PZ-2023-00252 ADLS Amend: Centier Bank — Building Renovation subject to all the brick on building being stained, should Centier Bank decide to vacate this property, Centier will remove the modular front entrance design as well as the column wraps on the drive through. Top and bottom band blue elements may remain. Approved 4-0. Meeting ad jnurned ajt-6:,49 PM. it /—/ Recording Secretary 4 Commercial Committee Minutes 11-15-23