Loading...
HomeMy WebLinkAboutMinutes SpecStdy 08-07-12City of Carmel Carmel Plan Commission SPECIAL STUDIES COMMITTEE August 7, 2012 Meeting Members present: John Adams, Steve Lawson, Alan Potasnik, Kevin "Woody" Rider, Steve Stromquist DOCS Staff: Director Michael Hollibaugh, Alexia Donahue -Wold, Adrienne Keeling; Legal Counsel John Molitor. Also Present: Ramona Hancock, Plan Commission Secretary The Special Studies Committee met to consider the following items: 1. Docket No. 12050010 ADLS Amend: Vine and Table, Weber Farms Produce Stand. The applicant seeks approval to add a display table with umbrella, to go along with the temporary, summer seasonal sales produce stand that was approved a few months ago. The site is located at 313 E. Carmel Dr. and is zoned B- 8/Business. Filed by Kate McKain of Weber Farms. Present for Petitioner: Kate McKain, Weber Farms, Brownsburg, Indiana Overview: • Request amendment of original petition • Request for table with umbrella to present melons in shade Dept Report, Alexia Donahue -Wold: • Dept has no issues with table & umbrella • Petitioner meets all requirements • Dept recommends approval Committee Members' Comments: • Produce from this vendor is excellent • One table? (yes — pumpkins & mums in the fall) • Outdoor sales a question? (seasonal) • Hope the table does not establish a precedent Motion: Kevin "Woody" Rider to approve Docket No. 12050010 ADLS Amend, Vine and Table, Weber Farms Produce Stand, seconded by Alan Potasnik, approved 5 -0 2. Docket No. 12070001 ADLS Amend: Abbey Taphouse (D Wilkinson's Addition, Lot 32). The applicant seeks approval for exterior building and site modifications for a small brewery. The site is 1 2012aug07SpecStudiesCommittee located at 32 First Ave NE and is zoned B- 1/Business, within the Old Town Overlay, Character Subarea. Filed by Bruce Berry of BAB Associates Architecture, Inc. Present for Petitioner: Bruce Berry, BAB & Associates, 733 Emerson Road,; Kevin Fall, business owner. 2300 Gleebe Street (owns Blue Horseshoe at Brockway Public House.) Overview: • Owner would like to build a concept that will blend with Cannel community • Informational packets submitted, supplement distributed this eve • Petitioner adding onto bldg at First Street NE and First Ave NE • Property is zoned B -1, within Old Town Overlay Character Subarea, and permits proposed use • Two variances being requested from Board of Zoning Appeals: o Parking in the front yard o Building addition in front yard setback • Petitioner trying to bridge gap between business and residents in area • Property is considered a non - contributing building under Section 23.D.02 application of guideline of Overlay District 1.b characteristics • Engineering Dept asked petitioner to alter (square) intersection as part of this project • Petitioner working with Daren Mindham, Urban Forester — landscape plan preliminarily approved • Petitioner also working with Rachel Boone regarding signage • Parking is "pull -in" on both sides of street — First Street and First Avenue • Plan includes area for outdoor seating & green area, and construction of "three seasons" patio • Three Seasons patio will be a permanent bldg structure as opposed to canvas structure • Trash & dumpster serviced off alley & fenced area • Utilities & HVAC in service area outdoor cooler, ramp to basement for deliveries • Brewery to be brought out to street • Bike racks included • Petitioner proposes taphouse as a neighborhood - friendly place • Petitioner trying to create commercial & residential mix • Input in design & planning have been incorporated as best as possible • Aerial view shows trash dumpster location, fire pit, cooler, patio area, etc. • Materials will match existing brick • Wooden brackets added to gable ends — brackets tie in with three seasons porch • New grain bin aesthetics functional as well as identifiable • Coach lighting added along facades • Glass & Metal overhead doors on three seasons building front, south elevation • Lights installed at seven feet • Sign suspended from new steel beam (Brockway Pub) • Sign is back -lit, channel letters • Coach lights are solar powered, pole lights — 50 watt maximum lighting only for ambiance • West elevation — same materials — privacy fence installed on west elevation, six feet high maximum • Three seasons area provides an option for outdoor or indoor seating Dept Comments, Alexia Donahue -Wold: • Variances filed with Board of Zoning Appeals have been tabled until all Board members present to vote 2 2012aug07SpecStudiesCommittee • ADLS Amend this evening for review • Dept is satisfied with addition that matches existing bldg & character of area • Site is tricky because it is on the edge of character sub -area and yet has commercial feel • Residential requirements don't always fit with commercial feel • Addition matches building • Proposal meets parking requirements • Petitioner has addressed Dept comments • Material for Three Seasons patio structure matches bldg • Gas, electric, & mechanical screened • Petitioner reducing height of fence on First Avenue NE to 42 inches • Engineering has requested "squaring off' of street for safety & pedestrian crossing • Dept recommends favorable recommendation to Plan Commission with condition of approval of construction documents Public Comments: • Gary McCarty, 120 First Avenue NE – concern with design, trees, survey line, & location of dumpster & cooer – trash trucks may not fit in alley – also concerned with hours of operation & trash pick up that would disrupt residents & businesses. Alley has never been vacated. Lowering of fence makes it lower to the side of his house which is his living room, kitchen, & dining room —also outside deck. Gary McCarty says there are five border trees & would lose shade if the trees came out – Gary McCarty says he owns half of the trees. Street changes: Parking is limited in Arts & Design District – area gets really congested. Squaring of intersection per Engineer would also be a concern. Landscaping is beautiful but Mr. McCarty does not feel this is the right location for this type of business. Lots of pints would be produced – consumed on site, carried out? • Kevin Lavelle, 621 First Avenue NE, concern with zoning – proposal is not a simple tavern, it is a production business – second issue is parking. At 4,000 sq ft of space, the parking is inadequate. Lastly, the outside storage bin is 20 feet tall – Ordinance states it should be behind a fence and below that; asks Commission to deny proposed project. • Donald Hall, 141 First Avenue NE – off Main Street players park on both sides of street & fire engines cannot get thru – thinks alley is an easement & main power source – parking off First Avenue NE? (Yes, angle parking – no "on street parking ") • Laura Corry, 340 Second Avenue NE – many children in this neighborhood – proposal is totally inappropriate use for this area, also because of parking. Ms. Corry agreed with all comments made regarding parking issues • Rosalie Lavelle, 621 First Avenue NE – area is residential, previous businesses at this location were a doctor and a pre - school – a brew pub is totally inappropriate & will immediately, negatively impact the quality of life for persons in this area. Hours of operation are a concern – open until 1:00 AM. secondly, proposal would impact ability of people to sell their home. ALSO, the odor of the hops used for brewing smells like dirty socks. Seating capacity -- 40 on first floor, 30 on second floor, plus the three seasons area, could be a total of 110 patrons. There are 11 businesses in Arts & Design area that sell alcohol on Main Street alone. There are plans for a brewery in Mohawk Plaza where will employees park? A factory does not conform to anything in the neighborhood. Object to this proposal by reason of parking situation. Mrs. Lavelle stated that the neighbors were not asked for input on this proposal. • Bill Greenwood, 311 Fifth Street NE, resident since 1978, property owner at northwest sector. Activity in Arts & Design district has changed atmosphere of the neighborhood and what tenants there have to 3 2012aug07SpecStudiesCommittee deal with: traffic, deliveries, loud music, lighting, problems with alcohol consumption and allied behavior, property values are also a concern. Mr. Greenwood asks that Commission deny this proposal. • Joyce Rogers, 210 Second Avenue NE. Second and Third Avenues do not go thru to Main Street, the only way to access Main is by the High School. Fire Trucks and emergency equipment are a concern. The proposed balcony is a concern – it would be higher than the fence and would look into Mr. McCarty's home. Bruce Berry, Rebuttal: Petitioner has listened to a lot of same concerns for third time – tonight is to address design of the building, the landscaping, etc. and the review is off -track with the public comments. The alley has been blocked for years by overgrowth and is now kept clear -- nothing proposed will change alley and trash trucks can access dumpster from the alley; lowering the fence at east end was in response to a directive received. The trees are a concern— would like to maintain the trees on the property line and need to come to a workable decision. Petitioner would like to keep separation from residential properties. Taphouse will service people downtown. Engineering Dept feels that squaring the intersection is the best response to this corner and development may happen at this corner anyway. Beer will be sold to other establishments in the District & not all consumed on site. Cannot guarantee there will be no odor during brewing process – system has 26 cycles in brewing capacity – not a big production facility like Anheuser Busch. – most full production facilities are three process brew house – if more like Sun King facility, would be different process. Petitioner has explored several locations and chose this site – not exactly "throw a dart" process but thoroughly researched. Petitioner says he has talked with a few of the neighbors after the public hearing and did not get two -way dialogue. Additional attempts were not made to a lot of people – would like the chance to be a good neighbor; would like to accommodate without jeopardizing the viability of the business. Committee Members' Comments /Questions: • From business aspect, bldg is beautiful & would be an asset to the site; however, would not want in my back yard • Proposed facility is a permitted use • Would like more discussion & mitigation of noise from process • Would like improvement of screening & barrier between facility & neighbor's residence • Must be a better way to transition the neighborhood • Not enough parking, but unsure of solution • Project needs more work • Back wall of Three Seasons structure brick? (Yes) • Entry on west side? (Yes, but only for deliveries) • Not thrilled with bike rack locations -- second bike rack awkward location • Request petitioner consider another type of lighting besides string lights (Petitioner says lighting is sof, not projecting, and customers are comfortable with it) • Seating capacity? 45 on first floor, no more than 30 on second floor • Parking requirement? (Allowance in Overlay to reduce parking by 15 %) • DOCS requirement: one space per 100 square feet of floor area • Safety is an issue • Do not like straightening intersection which will come to a two -way stop • Engineering states that if the brew pub is the use, squaring the intersection is the recommended change • Never enough parking in downtown Carmel 4 2012aug07SpecStudiesCommittee 6 Maximum height is 18 feet for accessory structure • Only thru street is First Avenue; a two -way stop will back up traffic onto Main Street • Trash pick -up — cannot turn a truck in the alley — main concern is safety • Best to postpone voting until the BZA rules on the variances • Urge petitioner to get together with neighbors face -to -face • Like the business - not the right location Motion: Alan Potasnik to TABLE Docket No. 12070001 ADLS Amend, Abbey Taphouse (D Wilkinson's Addition, Lot 32) to the September 04, 2012 Committee Meeting, seconded by Woody Rider, Approved 5 -0. 3. TABLED TO SEPT. 4: Docket No. 12030010 DP Amend /ADLS: The Centre, Part B -- Southeast Corner Retail Building. 4. Docket No. 12060010 CPA: Transportation Plan Update. The applicant seeks to amend the Carmel Clay Comprehensive Plan (C3 Plan 2009), in order to update the Transportation Plan, including street classifications, policies, and maps. Filed by the Carmel Department of Community Services on behalf of the Carmel Plan Commission. Present for Petitioner: Adrienne Keeling. DOCS; Brad Johnson, Ground Rules Overview: • Five years since start of C3 Plan • Proposed amendment will up -date Transportation Plan, including street classifications, policies, & • maps • Proposal will clarify & keep with long tradition of connectivity • Connected network is a better network • Changes to Transportation Plan Text, • Consistency in street facility naming • Additions & clarifications to Thoroughfare Plan Map • Changes & up -dates to Bicycle & Pedestrian Plan Map • Off -street trail connection added at 116th & Hazel Dell Parkway in Founder's Park • White River Greenway has been re-aligned • Northwood Hills Trail will be recorded on the map Committee Members' Comments /Questions: • Add note at bottom that term "parkway" implies that those streets will have a median • Would like six (6) feet between "punch points" Motion: Steve Lawson to forward Docket No. 12060010 CPA, Transportation Plan Update to the Plan Commission with a favorable recommendation, seconded by John Adams, approved 3 in favor, none opposed. Note: Potasnik & Rider were absent when vote was taken. Mee►': adjou ,Ra?hona Hancoc 9 PM. ecretary Ste - Stromquist, ChaiR;.erson 5