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HomeMy WebLinkAboutMinutes Sub 03-04-084F CgR4 City of arme '•...I�ypkANA CARMEL PLAN COMMISSION SUBDIVISION COMMITTEE MINUTES TUESDAY, MARCH 4, 2008 LOCATION: CAUCUS ROOMS TIME: 6:00 P.M. CARMEL CITY HALL DOORS OPEN AT 5:30 P.M. ONE CIVIC SQUARE CARMEL, IN 46032 Representing the Committee Carol Schleif, Acting Chairperson Jay Dorman Steve Stromquist Representing the Department Alexia Donahue Wold Lisa Stewart Of Counsel: John Molitor Carol Schleif, Acting Chairperson called the meeting to order at 6:00 p.m. The Subdivision Committee will meet to consider the following items: 1. TABLED TO APRIL 1: Docket No. 07010008 Z: 116th Guilford Rezone The applicant seeks to rezone approximately 9.5 acres from I -1 /Industrial to R -1 /Residence. The site is located at 1441 S. Guilford Rd. Filed by the Carmel Dept. of Community Services. Although this item was tabled for this evening, Mike Hollibaugh gave the Committee a brief overview of the status of the project. He stated that the Planning and Zoning Department has been negotiating with Duke for some time. The Department feels that retail would not be appropriate in this area, and would prefer residential zoning; however, Duke Energy was not in favor of the residential rezone. Duke has been in negotiations to sell the property to Brighthouse, when that occurred, we suspended the rezone process. The Department was informed last week that the sale of the property will not take place. Planning and Zoning would like to again pursue rezoning for this land. The Department will continue to update the Committee as needed. Page 1 of 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 March 4, 2008 Plan Commission Subdivision Committee Minutes 2 -3. Docket No. 07110025 PP: Dapper Estates The applicant seeks primary plat approval for 2 lots on 0.984 acres. One subdivision waiver requested is: Docket No. 07110026 SW SCO 6.05.01 lot with no street frontage The site is located at 1340 Rohrer Rd. and is zoned R- 1/Residence. Filed by Matt Skelton of Baker Daniels, LLP for Robert Dapper. Matt Skelton presented. This is a two lot subdivision called Dapper Estates. It is on the west side of Rohrer Rd adjacent to and north of the Village on the Monon. The petitioner provided the Committee with two subdivision waiver requests and an exhibit that Scott Brewer, DOCS Urban Forester asked to have presented showing the existing trees on the property and also a large copy of the plat. Matt stated that he is not aware of any outstanding issues. He stated that the petitioner has resolved all the engineering issues, which included making sure that the appropriate right of way which is 40 feet along Rohrer Rd. was dedicated. This has been done. Scott Brewer asked the petitioner to take photos of the existing trees in the tree preservation area and that has been done and Scott has the photos for his records. In addition to that, the petitioner asked for an additional subdivision waiver request that has been noticed for the Plan Commission meeting March 18 to allow us to avoid having to construct and /or pay for a pedestrian pathway to be installed on the site. The logic of this is even though the Subdivision Control Ordinance requires it of every development, however, there is no new impact, we are not building anything, all that is being done is an imaginary line being drawn in the dirt, there is no new impact on the pedestrian trail. For that reason we do not believe that the requirement is appropriate with this development. Matt went on to say that one of the two lots will include the front home and will be accessed through a common access easement which was shown on the plans by hash marks. Alexia Donahue Wold, DOGS, stated that the Forestry Department has approved the tree preservation plan, the landscape plan and the Engineering Department has no further issues and all DOC issues have been resolved. The Department recommends moving this item onto the Plan Commission with a favorable recommendation. Jay Dorman asked if the tree preservation plan would be recorded. Lex responded that the plat will be recorded and Scott Brewer will approve the landscape plan and sign and date it, it will then become part of the permanent record. Matt Skelton stated that the preservation areas are noted on the plat and any buyer would be aware that it was a preservation area. Jay Dorman made a motion to approve Docket No. 07110025 PP: Dapper Estates The applicant seeks primary plat approval for 2 lots on 0.984 acres. One subdivision waiver requested is: Page 2 of 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 March 4, 2008 Plan Commission Subdivision Committee Minutes Docket No. 07110026 SW SCO 6.05.01 lot with no street frontage The site is located at 1340 Rohrer Rd. and is zoned R- 1/Residence. Filed by Matt Skelton of Baker Daniels, LLP for Robert Dapper. Steve Stromquist seconded the motion. Approved 3 -0 4. Docket No. 08010001 ADLS: Parkwood Crossing West Granite City Food Brewery The applicant seeks design approval for a proposed restaurant. The site is located just west of 96th St Meridian St., and is zoned PUD /Planned Unit Development. Filed by Wade Behm of Dunham Capital Management. Aaron Reynolds of Duke Realty presented. He stated that the petitioner is Granite City Food and Brewery and Dunham Capitol Management. Aaron indicated that Wade Behm of Granite City, who has flown in to do the presentation, has been delayed at the Indianapolis Airport due to weather. Aaron and Greg Bryan of Woolpert will try to answer Committee questions. Any issues that they cannot address, they will contact Wade for further comment. Aaron indicated if Wade needed, could be reached on his cell phone for any immediate answers. Jay Dorman suggested that the Committee review any outstanding issues prior to contacting Mr. Behm. Alexia Donahue Wold, DOCS reviewed the ADLS request. The petitioner is requesting 4 signs and will be going for a variance. They are also requesting a variance for the use of stucco on the building, which under the PUD agreement is not allowed. All other PUD requirements are met. The Department does want some minor changes done to the site plan, and the petitioner has agreed to the changes. The Department would like to see the final plans prior to sending out the Department Reports for Plan Commission, preferably by next Monday, so that the Department has time for review. Aaron Reynolds stated that the changes have been made, but not submitted. Alexia continued that the Engineering Department is still reviewing the plans; however Engineering is comfortable with moving this item forward to the full Plan Commission. Scott Brewer had some minor changes, mainly in the area of tree species; he is also comfortable moving this item to the full Commission as long as those changes are made. Greg Bryan responded that he has not received any communication from Scott indicating which species he recommends. Alexia stated that she had just received a letter from Scott answering these questions. He has also emailed it to Aaron. We will need a set of revised plans once the changes have been made. Jay Dorman asked if the BZA will be hear the variance request for the stucco. Aaron responded that the BZA will hear both the request for stucco and the request for 4 signs instead of three, which was written into the PUD. The BZA will hear these variance requests on March 24 t1i Page 3 of 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 March 4, 2008 Plan Commission Subdivision Committee Minutes Alexia stated that the sign that is on the north elevation, is shown on the plans as only showing the logo which will be seen from the interstate. Alexia stated that Rachel Boone, Sign Permit Specialist, suggested that having the full name would be more appropriate, so that people on the interstate would know what the business is. Steve Stromquist asked Aaron about the northwest corner of 96 and College, is this Duke Property. Aaron stated that this is Parkwood Crossing, a six story building. Steve asked if this was part of the PUD. Aaron replied no it is not. It is his understanding, that this building is a separate PUD. Steve asked if there was any stucco in any of those buildings. Aaron responded that yes in some of them there is. Discussion of the building materials on these building was held. Aaron stated that the materials are very common and found on many buildings in Carmel. Some of them do incorporate stucco; if it is done appropriately and in the right areas of the building Duke does not have an issue with it. We have discussed that with Granite City and Duke approved it prior to presenting it to Carmel. Duke will be retaining ownership of the land, this a ground lease and if Granite City were ever to vacate the building, Duke would take it over. It is a small percentage of stucco being used, less than 20 If it were a larger portion of the building, Duke may have issues with it. However, the way that Granite City has explained to Duke, it is being used on the higher levels of the building, the lower levels will be pre -case stone material. Steve indicated that the reason he is asking about this is, that approximately a year ago, the Committee had a petitioner requesting stucco and he was denied and Steve wants to make sure that we are consistent in our rulings. Steve asked Carol Schleif to give her opinion regarding the use of stucco. Carol Schleif asked if the petitioner is using real stucco or EFIS. Aaron stated that real stucco is applied on premises. Carol stated that it is a better material than EFIS and requires less flashing. She stated that with EFIS freeze /thaw can be an issue if it is applied correctly. Jay Dorman stated that he thinks they are all in agreement that if this was a significantly higher amount, i.e. the auto dealership, that it would not be approved. Carol asked if the PUD is written for office buildings. Carol sees some leeway, but is concerned that we turned someone else down previously. Jay thought there had been a higher percentage of stucco on the previous building and a small amount of brick and I think staff was looking for a different percentage of allocation of materials. That petitioner also wanted no buffering and no landscaping and was in a tight lot, etc. Steve asked if there is a difference cost by doing the pre -cast as opposed to the stucco. Aaron responded that there is a cost difference. The petitioner has used more cast stone and less of the stucco; however, there is an additional cost where they used cast stone. It would be a cost impact to them to use more cast stone in place of where they have the stucco utilized. Jay Dorman discussed the proposed signage. At night the words Granit City become burgundy and Food and Beverage become white. Jay does not like stark, bright white light, he asked to please make sure that the candle power of those lights does not exceed 1000 watts but rather 500 watts, a muted bulb. Carol asked if these requirements are covered in the lighting plan Alexia indicated that there are no restrictions for candle power or color. Aaron stated that the plans indicated white neon tubing, which he felt would not be a bright, glaring light, but would be muted. Page 4 of 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 March 4, 2008 Plan Commission Subdivision Committee Minutes Jay Dorman also requested to make the rows of parking lot lights dimmer, so not to impact the neighborhood next door. Aaron stated that he is aware of things than can be done with shielding. Jay asked that the petitioners try to think of this as their backyard, and how would they feel about the lighting. Please look at how much light needs to be. Can they be more focused toward the building. Discussion ensued; the highest they have is 3.9 on their plan facing the southeast. Aaron stated that the PUD is written to say they are not to exceed .1 foot candle at the north right -of -way line of west 96 street. He thinks they can move the light up into the patio area. This will keep it in line with the PUD. Carol Schleif asked how many people will be working in the restaurant at peak hours. She has reviewed the parking and the space numbers are not matching up. Is there really a need for all of the parking spaces. Aaron responded that 30 stalls have been allocated in the Parkwood parking garage for Granite City employees. Granite City has indicated that this will be the maximum number of spaces they will need for employees for any one shift. Carol reviewed the spaces for the building. She calculated that they only need 115 parking spaces and they have almost 140 spaces, can there be less parking and more green space. Carol reviewed these based on the calculations from Chapter 26 they have parking requirements in the PUD Aaron stated that Granite City had an issue initially with only being allocated 137 spaces and that is why we agreed to give them 30 additional stalls. Aaron also stated that based on the companies performance in other areas they convinced Duke they needed more spaces for patrons. Carol stated that this is still more than they need, and we do not require that many anywhere else. Her concern is heat islands and they are using asphalt, it is not permeable pavers or anything that is considered avant garde or an upgrade to something environmentally friendly. There are 14 or 15 spaces in a row and as we talk with landscape architects, they state that going beyond 10 in a row is a lot, it just turns into a used parking lot look. Aaron stated Duke has a smaller lot, adjacent to the east is even smaller than the Granite City lot is and we also may then agree to a cross parking access easement, because the lot immediately to the east would serve the other lot and the possible entities that Duke is speaking about occupying that lot are just as large in their building footprint and we would anticipate the seating capacity to be comparable to Granite City. Per the PUD restaurants are the only acceptable uses of these two out lots. Carol made the statement that there is a bus line going by there, office day time use, evening use so do we need that many spaces. Steve stated that in his opinion yes they would. He went by there today and with no other restaurants along there, it would be reasonable to assume that it will be packed. Carol acquiesced. Jay Dorman asked the approximate distance from the parking lot to the existing pond is it possible for children to run into the pond. It was stated that the bank of the pond starts at the north property line and that Duke does plan to have a guard rail there Carol asked if they could do vegetation instead Jay suggested that combination of a guard rail and bushes would be the best resolution. Carol asked about permeable pavers and if they had been considered. Aaron stated that not Page 5 of 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 March 4, 2008 Plan Commission Subdivision Committee Minutes really very much. He went on to explain that when this master plan was developed the technology of permeable pavers, etc. was very new and companies were not very interested in them at that time. However, Duke is very interested in the technology, and will hopefully incorporate them in future projects. Jay Doman stated that it appears that the dumpster door it is mostly brick and will be higher than the dumpster, he asked for confirmation of this from Aaron. Aaron stated that the wall will be higher than the dumpster. Also discussed was the bike rack. A visual was shown indicating its location. Carol asked about the fence that will go around the patio, is it steel, painted black, etc. The fence specifications were reviewed. Carol stated that paint needs to be listed. There is an entrance from the restaurant out to the patio. The Committee asked if there will there be umbrellas or awnings on the patio. Greg responded that none are planned at this time. The petitioner was advised that with the south elevation, umbrellas will be needed. Carol asked if the petitioners had looked at day lighting. Lex indicated this issue was to be handled by Wade. Aaron clarified that Carol was speaking of daylight in the building; she indicated that there is 8,000 9,000 sq. ft. and only 7 windows and this does not seem adequate She indicated that with the flat roof, some skylights could be put in Carol has sent an email and spoken with a VP at Duke about some LEED standards, which with the brewery would be fairly easy to earn. Carol shared that just by site selection they had 8 -10 LEED points and they only need 26 to be certified, she feels that this is a doable project. Jay Dorman made a motion to approve. Docket No. 08010001 ADLS: Parkwood Crossing West Granite City Food Brewery The applicant seeks design approval for a proposed restaurant. The site is located just west of 96th St Meridian St., and is zoned PUD /Planned Unit Development. Filed by Wade Behm of Dunham Capital Management. With the following conditions: BZA variance approval. Subject to the north parking lot having a guardrail and landscaping around the guardrail. The dumpster brick wall is taller than the dumpster. The photometric plan on the south side of the building and plat is muted and toned down The white lettering for food and beverage is muted, not only in relation to the red Granite City sign, but it is toned down to illuminate the words Food and Beverage. And subject to approval of all DOCS requirements for forestry and any outstanding Department concerns and any DOE requirements And incorporate any possible LEED standards Steve Stromquist seconded the motion. Page 6 of 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 March 4, 2008 Plan Commission Subdivision Committee Minutes Approved 3 -0 Jay Dorman made a motion to adjourn the meeting. Steve Stromquist seconded the motion. Meeting adjourned at 7:10 p.m. Carol Schleif, Acting Chairperson Lisa Stewart Page 7 of 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417