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HomeMy WebLinkAboutMinutes SpecStdy 04-12-11S A tl City of arme �NOIAN? SPEC14L UEETV OF THE CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEE TUESDAY, APRIL 12, 2011 Members Present: Leo Dierckman, Nick Kestner, Kevin "Woody" Rider, Steve Stromquist, Susan Westermeier. Plan Commission President Jay Dorman was also present DOCS Staff in attendance: Director Michael Hollibaugh, City Planner Angie Conn; also Legal Counsel John Molitor Also present: Ramona Hancock, Plan Commission Secretary The Special Studies Committee considered the following item: 1. Docket No. 10120008 Z: The Bridges PUD The applicant seeks approval to rezone 63.7 acres from S- 2/Residence to PUD/Planned Unit Development. The site is located at 11405 Spring Mill Rd., at the southeast corner of 116` St. and Spring Mill Rd. Filed by Charlie Frankenberger of Nelson Frankenberger, on behalf of G. B. Developers II, LLC. Present for Petitioner: Charlie Frankenberger, attorney, Nelson Frankenberger on behalf of G.B. Developers II, LLC, and Tom Crowley; Steve Pittman; and Jon Dobosiewicz, Land Use Professional with Nelson Frankenberger. Petitioner has had literally hundreds of meetings with neighbors, Dept of Engineering, and regular weekly meetings with DOCS Staff. A consensus has been reached on over 90 points brought forward by DOCS. The March 01 meeting focused on traffic; the March 29 meeting focused on the commercial amenity and corporate office use block; tonight focuses on residential use block. May 04 Committee meeting will be the review of a high lighted, red -line PUD Ordinance. Overview: Location of 63 -acre site Review of surrounding uses Review of surrounding zoning Any development of the parcel would require a rezone petition and favorable action by City Council C -3 Plan no longer identifies this parcel as residential C -3 classified this area as one of transition /P1anCommission Minutes/ SpecialStudyCommitteeMinutes /PC SS 2011 apr12 ONE CIVIC SQUARE CAR 1EL, INDIANA 46032 317 571 -2417 Forms of transitioning: 1) streets, landscaping pathways between residential and commercial 2) commercial buildings closer in height to single family residential buildings— stair stepping 3) by uses themselves, situating lower intensity uses between more intense commercial such as retail or large -scale office between more intense uses and single- family residential Corporate and Office Use Block is entirely on the east side of Illinois Street, adjacent to multi- story office use Permitted building height maximum along Springmill Road is 150 feet Commercial Amenity Use block is not adjacent to any existing residential areas No retail use within The Bridges PUD is permitted within the existing residential areas Retail and Service Uses Cultural and Entertainment as defined by the Zoning Ordinance are contained within the Commercial Amenity Use Block Office and Residential Use block is entirely east of Springmill Road, west of the Illinois Street extension, north of 111 th Street Trsitioning is provided between more intense office use east of Illinois Street and more intense retail and service uses on the subject real estate to the north Increased landscape buffers, reduced building heights, office and residential land uses, and intervening roadways are all transitional elements that are included within the use block as a part of the PUD Both Springmill Road and 111` Street separate the use block from Williams Mill and Springmill Place Asphalt pathways are provided along Springmill Rd and 111 `h Street into the property, providing pedestrian access Landscape areas along perimeter streets exceed the depth required by Zoning Ordinance- -at least double Building setbacks are more than three times within The Bridges district than that which the Council adopted for the Clarian PUD Building heights within the Clarian PUD allowed up to a 40 -foot building height; The Bridges' proposal is for a maximum of three stories or 38 feet the Clarian PUD has a minimum requirement of two stories with a 40 -foot setback Existing roadways, landscape buffers, and building setbacks provide a significant physical transition between the proposed development and residential to the south and west Proposal stair -steps building heights away from Springmill Road and 111 to Street Buildings would stair -step from residential at 111 th Street to the north within US 31 Overlay 111` Street is identified in the Comprehensive Plan as a transitioning element The Bridges is required to dedicate a 150 -foot right -of -way; there is already an existing 50 -foot half right -of -way on the south side of 111 Street —The Bridges is required to dedicate the 50- foot half on the north side At the time The Bridges is developed, developer is required to construct the walking path on the north side of 111 Street– there is no requirement on the south side that the path would be installed at any particular point There will be intervening landscape along both Springmill and 111 `h plus the 50 -foot building setback —a significant, visible separation between uses From the south right -of -way line, where the residential homes start, there is a minimum of 150 feet before any building structure within The Bridges development If The Bridges is successful in the rezoning process and City Council adopts the rezone, The Bridges would return to the Plan Commission and file a "DP /ADLS" application for site S:/ P1anCommission/ Muiutes/ SpecialStudyComrrutteeNlmutes /PC SS 2011 -apr12 2 ONE CIVIC SQUIRE CARMEL, INDIANA 46032 317 -571 -2417 development, drainage, lighting, landscaping —the full gamut of plans for Plan Commission review Character illustrations will be made a part of the PUD Exhibit along with ADLS application Character illustrations may not be identical buildings, but will establish a "benchmark" for architecture and design of buildings actually constructed and give the Plan Commission assurance that there is no "bait and switch" Encouraged by City not to hide development behind a wall— landscape with evergreens instead Landscape mounds have not been requested; Developer will rely on Urban Forester Parkwood West at 96` Springmill landscaping setback was discussed Parkwood has undulating mounds and a permitted building height of 79 feet —obviously for large office development Almost all items in Dept Report have compliance— received 97 comments from residents and have consensus on all 97 comments Evergreens /landscaping may alleviate concerns later regarding light spillover Tom Crowley response comments: Issue with neighbors is apartments, and maybe the buffering can take care of that; developer cannot give up the apartments as a component of The Bridges at the quality of development and rent structure, crime is not seen as an issue Developer is working with senior type facility probably independent and assisted living; perhaps work with a hospital for memory care facility. Other issue for neighbors is height building setback is 50 feet with a maximum of three stories proposal would allow a maximum of 38 feet in building height Closer to Illinois Street, a maximum building height of 60 feet is permitted; across Illinois Street, closer to US 31, there is a maximum building height of 150 feet, roughly a building height of 12 stories cannot take down the height any lower and still be in the competitive market this is a high end village we are creating Gas station and fast food uses will be kept within 300 feet of Illinois Street Will not see franchise architecture, even if fast food or gas station is a part of development; will limit aesthetics to illustrations Control of various uses? No retail will be closer than 400 feet of Illinois Street; as written in PUD Jon Dobosiewicz Comments: As written in the PUD today, the following are restrictions agreed to by developer: Corporate office use block could change in shape only if Illinois Street shifts 10 or 15 feet, or as much as 15 In the area impacted, the change can only be as much as 600 feet away from Springmill Road Developer agrees to restrict the amount of office space on the site until Illinois Street is extended down to 111 Street Access will be restricted to two driveway cuts: one will be across from the Mormon Temple Retail modifications suggested by the neighbors cannot be made In order to be consistent with the City's zoning waiver procedure, Staff felt it was appropriate that no modifications of the components of the PUD would be made by the Plan Commission Agreed use restrictions within 300 feet of Illinois Street: automobile service stations, carwash, pet hospital with indoor commercial kennel, and restaurant with drive -thru food sales not S: /P1anCommission/ Minutes/ SpecialStudyCommitteeMinutes /PC SS 2011 -apr12 3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317 -571 2417 along Springmill Rd text will be added to the PUD to that effect Hospitals will be removed from list of permitted uses in the PUD A hotel will be a permitted use, but not allowed within 300 feet of 111' Street or within Springmill Road by 600 feet would only be tucked into the northeast quadrant of the use block along Illinois Street. Note: There was no intention to provide this use adjacent to residential, and the PUD will be modified The following three uses will be eliminated: indoor theatre, dry cleaning establishment with indoor plant, (drop -off facility is acceptable) and private helicopter landing service facility Committee members will receive a red -line PUD within 10 days of the May 04 Committee meeting with all the changes Timeline for Buffering first phase would be buildings, roads, drainage; then second phase— Department Report, Angie Conn: Three responses thus far: Jay Dorman, Ephraim Wilfong, and Judy Hagan Comments received will be consolidated and sent to Plan Commission members Petitioner has adequately addressed the Dept comments At this time, Judy Hagan's comment letter was addressed, point by point: Section 1– Applicability of Ordinance: If any conflict, would default to DP /ADLS requirements within the Zoning Ordinance as indicated in the PUD Section 2 Definitions Rules of Construction: Clarify uses in Exhibit 4 otherwise defined in PUD defaults to zoning ordinance standard the PUD distinguish between apartments and attached residential zoning ordinance regulates number The Bridges would establish architectural review through covenants and restrictions. "Capitalized Terms are defined in the PUD Definition of Blocks and Size previously reviewed BZA Filings impact BZA has ability to consider variance from a requirement The Bridges is not proposing to be different from any other districts within the community —The Bridges has the ability to file a variance Concept plan As indicated previously, there may be tweaks made to conceptual image language and will be presented in red -line form to the Committee. What is proposed is a snapshot of how the property could be developed under the requirements of the PUD —not exactly how any particular building as shown on the plan will be positioned. If successful with the rezone, the proposal would return under ADLS review Clarify cultural and entertainment uses: Table itself is explanatory and generated from City Zoning Ordinance. Tab 4, page 204 the petitioner has not modified in any manner use table is out of zoning ordinance Note: The Bridges will strike the first "private swimming pool etc." not a primary use, would be an accessory use to the primary use Hotel: Restricted area in which it is allowed will stay within use section of development standards required, if known Development Requirements if any are known to be missing, will add to the PUD Development Standards Matrix Exhibit 5 Pedestrian circulation and bike circulation are standards included within the text of the PUD. Exhibit 5 talks about building setbacks and 4 areas of buildings; it does not speak to standards regulating requirements for pedestrian activity that is addressed in another section of the zoning ordinance Office uses: All three block could be office what confirms residential use is whether or not it is S:/ PlanCommission/ AZinutes/ SpecialStudyCommitteeNlinutes /PC SS 2011 apr12 4 ONE CIVIC SQUARE CARAIEL, INDIANA 46032 317 571 2417 permitted in the use block Parking space The Bridges is not relying on city to permit something not allowed in zoning ordinance City ordinance does not address columns in parking areas Signage reviewed signage with staff Section 4- Corporate Office Use Block Limited because the developer does not want any more than permitted that what is allowed. Currently there are no restrictions attributed to the use block that are not addressed in other sections of the PUD Ordinance —there was no need to include a cross reference and that will be eliminated. The "property adjacent" refers to the south perimeter of the site along 111 Street and the perimeter of the site along Springmill Road Section 5 Office Residential Use Block Regarding Definition of Attached Dwellings; The Bridges is not making a commitment as to owner occupied component of the PUD and it is not required. When the petitioner returns to the Plan Commission with detailed development plans and ADLS, the use blocks will be known at that time. Regarding Retail Service Uses Cultural Entertainment Uses in Commercial Amenity Block being permitted in Office Residential Use Block, 15% of an office building can be used for retail or service use or cultural, it can also be a restaurant, a print shop, a deli it isn't that it can be another cultural entertainment building or a restaurant building those cannot be in this use block, they can only be 15% or that fraction of a larger office building within those use blocks Section 7 Landscaping Requirements All these items are items that have been reviewed; Judy Hagan may not have had the benefit of the Staff s comments before hers were drafted. We have met with the Urban Forester and with the 20 recommended comments and adjustments being made to the Ordinance, the Urban Forester is comfortable with the landscaping provisions within the PUD Section 8 Lighting Comments Additional standards have been added to the PUD; transitional elements, reduced heights adjacent to residential —some text modeled after the Overlays will still have ADLS review Signage Requirements Exhibit 13 is the Sign Exhibit There could be smaller signs than permitted by Ordinance at the entrances to the development —there will be no changeable copy signs —manly the identification sign of The Bridges along Springmill Road. Internal to the site are directional signs, similar to those within Clay Terrace. Parking Requirements The PUD standards are less than the zoning ordinance requires. The PUD has reduced the required parking from the number required by the City because The Bridges does not want to provide that much parking —it is probably not needed. Internal connection plan for both pedestrians and bikes will be addressed at DP /ADLS review. The developer has agreed to add three pedestrian crossings from the site over to Illinois Street, one of which is opposite the entrance to Williams Mill, thru the site over to Illinois Street. This has not yet been designed. The petitioner has met with David Littlejohn, Alternative Transportation Coordinator for the City, and he is satisfied with the pedestrian and bike plan. The access drives will have to be coordinated/approved by Engineering at the time the Development Plan is filed developer will incorporate engineering comments into the PUD regarding roundabout and design standards. If the parking lot is in front of the building and one must cross more than three parking spaces Within a parking lot, if one must cross more than three parking spaces, it must be articulated on the development plan, illustrate it, and build it such that there is striping and pedestrians can walk in a controlled area from their row of parking to the building Off Street Loading Service Area Requirements /Zoning Ordinance Standards difference: There is no difference to the extent that there are certain areas that are grouped, and a loading dock does not have to be provided for each building Pedestrian Circulation The developer has met with David Littlejohn, DOCS; everything internal that S: /P1anCommission/ Minutes /SpecialStudyCommitteeMinutes /PC SS 2011 -apr12 ONE CIVIC SQUARE Cr1R1VIEL, INDIANA 46032 317 -571 2417 cars drive around is going to be paved, curbed and landscaped. The only exception is regarding curbing in a situation exclusively approved by the City Engineer's office where we are implementing a storm water management procedure that would allow it to be done. Use Limitations The maximum number of apartment units is capped at 350; we thought it was important to the Plan Commission and/or the community that we would not develop more than 350 multi family units on the use block. 250,000 sq ft of retail looks like one -half of Clay Terrace without Dick's Sporting Goods and Whole Foods Section 13 Additional Requirements Standards There are some differences in refuse storage which is more restrictive than the zoning ordinance, and some differences in the right -of -way width, particularly along l I lth Street; the zoning ordinance does not identify 111 as a 50 foot one -half. The current ordinance specifies the standard required in the zoning ordinance —that will be changed to a 50 -foot half along 111 Street rather than a 25 foot —in that situation, we exceed it based on the standard that was requested by Engineering. For Illinois Street, the zoning ordinance specifies 130 and Engineering has requested that be modified to 100, provided we work out a couple other issues with regard to construction; we will work this out with the City Engineer the standards in our ordinance are what they want to see. Section 14 Declaration of Covenants Owners Association(s) We talked about architectural review. If we decide to have private covenants, that is up to The Bridges the City does not regulate private covenants or restrictions within a development. In essence, today the real estate is under single ownership or control. If building sites or pads are sold off as development occurs, we want to establish requirements that keep us in control of the long term issues such as landscaping, irrigation, parking and cross access easements, drainage, etc. We want to have master control of those items and that will be achieved through the adoption of covenants and restrictions. Section 15 Procedural Provisions Regarding creating property lines if someone bought the "building envelope" and it was under separate ownership than the parking area, that is permissible today under zoning jurisdictions schools do it because of bonding issues they create internal property lines that are meaningless from a zoning and planning standpoint, but meaningful to them for other reasons. The Bridges could sell different portions of the real estate -as long as development plan was first approved by the Plan Commission, The Bridges would have to adhere to that Development Plan the only thing it changes is "who owns what." Item 15.2.13 This the same standard applicable to everything the Plan Commission reviews, whether Michigan Road, or wherever there is a DP /ADLS Item 15.3.0 The language will be modified; it will be implemented through zoning waivers; there will not be separate provisions for the Plan Commission 15.4 The Bridges will not be treated any differently; provisions in the zoning ordinance can go to the BZA Section 16. Selling pieces off previously talked about nothing changes still comes back to the Plan Commission Architectural Standards The Bridges has had discussions regarding architecture with staff no additional language has been recommended if committee feels a need, The Bridges will look for direction from the Committee Storm Water Management No zoning jurisdiction in ordinance that requires standards for storm water management Committee comments: Per City Engineer, the drainage on this property will be better after construction than it is S:/ PlanCommission/ Minutes/ SpecialStudyCommitteeNIinutes /PC SS 2011 apr12 6 ONE CIVIC SQUARE CARNIEL, INDIANA 46032 317 571 2417 currently Committee thinks 130,000 square feet is too big for one building Successful supermarkets are around 92,000 square feet The Bridges will not build a spec building The Bridges is not requiring 130,000 but rather allowing it Committee asks that petitioner re- design the way it could look, showing the 130,000 sq ft bldg We are non experts in retail, trying to second guess the market we should not Gordon Byers, attorney at law, engaged by Williams Mill and Springmill Place HOA and other individuals; has met with Charlie Frankenberger twice Dan Byron and Gordon presented a list of requested response can re -hash, but these items have been brought up previously —not against the concept of retail /commercial /residential, but homeowners have great concern with apartments and the 350 number of units. The issue that could adjust those concerns is the buffering. Buffering is critical as to Springmill corridor. Additional concern is the height buildings need to be stepped -down a little. The issue is apartment use, but could be 3 stories with critical buffering is there not a way to decrease the 350 units? Can the Commission impose conditions to the Council regarding buffering and reduction in size /number of apartments? Gordon will meet again with the developer and attorney. Critical factors are addressing 350 number of apartment units may want to know density on apartments side. Gordon Byers will get with people he represents and get a consensus of what they want/require. Charlie Frankenberger: Would like to take comments rec'd from residents and some discussion points and will put in a red -line PUD, but before, will meet with the Staff. Charlie will hold off on buffer language maybe propose buffer language in office and residential use block. Steve Pittman, Comments: Proposed PUD is one of the highest -end projects that has ever been done A number of people are lending their support to this proposal Jay Dorman, Comments: Suggest an acetate overlay to show the changes Request location of dumpster, hours of operation, etc. Landbanking possible for parking? Building size escape valve with BZA Anything proposed at 111 Street. Springmill. and Illinois! request up -dated development plan Request up -dated conceptual plan along with red -line version of PUD before next meeting Meeting Adjourned 8:55 pm Steve Stro uist, hairperson Romona Hancock, Secretary S: /P1anCommission /Nl inutes/ SpecialStudyCommittee bvhnutes /PC SS 2011 -apr12 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317 -571 -2417