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HomeMy WebLinkAboutMinutes TAC 11-21-12`�Sq ort CAR,�F! . s° � CARMEL TECHNICAL ADVISORY COMMITTEE � MEETING AGENDA rko�nHA Date: Wednesday, November 21, 2012 Place: Dept. of Community Services Conference Room, 3`d Floor, Carmel City Hall. Time: 9:00 a.m. 9:00 a.m. Bickford of Carmel — Senior Living (Construction Plans). The applicant seeks construction plan approval for an assisted living facility, where the use variance was approved by the BZA on August 27 under pocket No. 12060015 UV. The site is located at 5829 E. ll6`" Street. It is zoned S-1/Residence. Filed by Richard Eby of Bickford Senior Living. Greg Ilko with Crossroad Engineers presented on behalf of the petitioner. This property is 8.71 acres which is being purchased from the Oak Hill Mansion. The use variance allowed the developer to place a senior living facility on the properry. Mr. Ilko said the previous presentarion of the site plan detailed some of the challenges the property presented. The developer will be sharing the existing curb cut with Oak Hill Mansion on ll6`" Street so no additional cuts will be required. There will be parking added on the perimeter of the property. Mr. Ilko said the developed site is only about 2'h to 3 acres out of the total 8.71 acres. This properry lies in a flood plain, and the developer has been working with Carmel Engineering to determine the best mitigation strategy. The developer will be contacting FEMA about obtaining a letter of map revision. Mr. Ilko said another point of contention has been the tree preservation plan. The developer has identified several trees close to the building, and also close to areas of flood mirigarion which will need to be cleared. Mr. Ilko said they will do the best they can to save as many trees as possible. Utilities are all available to the site. Greg Hoyes — Hamilton County Surveyor's Of�ce - Letter sent. No further comments. Nick Redden — City of Carmel Engineering - Letter sent. No further comments. Shirley Hunter — Duke Energy - There is an existing pole line that will need to be removed. Mr. Ilko said the owner is closing on the site in December and the developer is anticipating spring construction. Ms. Hunter requested an AutoCAD to be sent prior to construcrion. John Thomas — City of Carmel Engineering - Mr. Thomas asked if the 4-5 trees the developer is planning to preserve on the eastern side of the site are in addition to the trees the developer was going to keep on site. Mr. Ilko said the trees he was specifically referring to the trees near what is currently the playground area. The trees which are currently next to the pavilion will need to be removed, as they would be right next to the building. Mr. Ilko said the trees that are shown as removed on the demolition plan are the ones which will be removed. Mr. Ilko said the trees the developer will try to retain are next to the exisring culvert that ties into Mitchener Ditch. Mr. Ilko said regarding Carmel Engineering's comments about detention areas, the berm located on the site is a decorative berm, and serves no hydraulic engineering function. Mr. Thomas said with the berm being opened, there is a conscious effort on the part of the Utilities Department to naturalize the parcels that they have purchased to the south of the site. Mr. Thomas said the desire would be to make this a"no mow, no spray" area. Mr. Ilko said he will talk to the owner of the site regarding the request. Mr. Thomas said Page 1 of 7 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 ideally the Department would like the entire east side of the project to be naturalized as well, along the berm, because the long-term goal would be that the entire corridor along Mitchener Ditch be naturalized. A public citizen asked Mr. Thomas if there was a plan to preserve the bank of the stream. Mr. Thomas said the purpose of naturalizing this area would be to allow the stream to meander and balance itself. Amanda Foley — City of Carmel Engineering - Minimum flood protection grade and on-site flood routing still required. Ms. Foley asked if a storm structure on the south side of the drive leading to the flood mitigation area. Mr. Ilko said this is possible. Ms. Foley said there were some issues with the contours in the flood plain mitigation. Ms. Foley said the south end of the decorative berm appeared to be cut off, and asked if it extended south off the property. Mr. Ilko said the berm continues onto Carmel's property. He said the plan calls for the decorative berm to be significantly lowered. Daren Mindham — City of Carmel Urban Forestry - Construction plans do not match landscape plans. Mr. Mindham said once the plan for the east side of the property is finalized by Carmel Engineering and the trees which will be saved are determined, mitigation will be needed for the rest of the requirements. Chris Ellison — City of Carmel Fire Department - Wanted to confirm that this is a one-story building, and asked if it will be wood-framed. Mr. Ilko said it is one-story, but said he did not yet know what materials will be used. David Littlejohn — City of Carmel Planning and Zoning - Letter sent. No further comments. Angie Conn — City of Carmel Planning and Zoning - Ms. Conn said Alexia Donahue-Wold and Mike Hollibaugh looked at the tree preservation plan and they feel the developer could possibly save a few more trees than what has been proposed. Mr. Ilko said there is a large black walnut tree next to the building that the developer will attempt to save using retaining walls and other engineering techniques. Ryan Hartman — Clay Township Regional Waste District - Project falls outside CTRWD jurisdiction. No further comments. 9:15 a.m. Docket No. 12100019 DP: The Bridges PUD — Commercial Amenity Use Block, Phase 1. Docket No. 12100020 ADLS: CVS Pharmacy. Docket No. 12100021 ADLS: Commercial Building. The applicant seeks site plan and design approval for 2 free-standing commercial buildings that front on 116th St. The site is located at 11405 Springmill Rd. and is zoned PUD/Planned Unit Development. Filed by Charlie Frankenberger of Nelson & Frankenberger LP, for G.B. Developers II, LLC. Jon Dobosiewicz and Charlie Frankenberger with Nelson & Frankenberger, and Craig Forgy with Gershman Brown Crowley presented on behalf of the petitioner. This plan calls for two commercial buildings on approximately 4'/z acres located south of 116`" Street between Illinois Street and Spring Mill Road. The developer is planning to appear in front of the Plan Commission on December 18 for a public hearing, after which they would be forwarded to committee. After the committee completes their review, this could possibly be sent back to the full Plan Commission in mid-January. Greg Hoyes — Hamilton County 5urveyor's Office - Regarding the review of the two buildings, a master drainage plan would be required. No further issues. Nick Redden — City of Carmel Engineering - Letter sent. No further comments. Shirley Hunter — Duke Energy Page 2 of 7 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 - This is IP&L service area. No further comments. John Thomas — City of Carmel Engineering - Water quality will need to be provided. Also, a mass-grading plan will need to be reviewed since the detention plan will be counted towards water quality. Amanda Foley — City of Carmel Engineering - Regarding the detention area, Ms. Foley wanted to verify that this plan was approved six months ago, and said the Engineering Department would need to confirm this within their office. Daren Mindham — City of Carmel Urban Forestry - Comments sent. Waiting for revised plans. Chris Ellison — City of Carmel Fire Department - Discussed this project with Andy Taylor several weeks ago, regarding fire hydrants being placed within 100-feet of fire department connecrions, for the automaric sprinkler systems. Mr. Ellison asked if there was an update on this aspect of the project. Mr. Dobosiewicz said he will discuss with the developer and provide an update. David Littlejohn — City of Carmel Planning and Zoning - Letter sent. No further comments. Angie Conn — City of Carmel Planning and Zoning - Review comments sent. Waiting for an official response. Ryan Hartman — Clay Township Regional Waste District - E-mail sent on November 14. Waiting for response. 9:25 a.m. Docket Nos. 12100014 PP and 12100015 SP: Park Grenshire Minor Subdivision - Primary Plat and Secondary Plat. The applicant seeks primary plat and secondary plat approvals for 2 residential lots on 2 acres. The site is located at 1660 W. 136`h St. and is zoned S-1/Residence. Filed by Charlie Frankenberger of Nelson & Frankenberger PC, for Jeff & Julia Gren, owners. Jon Dobosiewicz with Nelson & Frankenberger, Jim Shields with Weihe Engineering, and Jeff Gren presented on behalf of the peririoner. This project is a two-lot subdivision located on 136`h Street, approximately 1/a mile west of Ditch Road on the north side of the street. Mr. Dobosiewicz said they have received comment letters from several different agencies and are currently working to address these comments. Greg Hoyes — Hamilton County 5urveyor's Office - Comment letter sent to Ted Fleming at Weihe. No further comments. Nick Redden — City of Carmel Engineering - Letter sent. No further comments. Shirley Hunter — Duke Energy - The plans for this project have not been received by Duke Energy. Ms. Hunter asked if this project would require electric power. Mr. Gren said the power will come from the main line. Ms. Hunter said a service request would need to be submitted. Ms. Hunter asked if she could be sent a CAD file. Ms. Hunter asked if there was an exisring home on the property because Duke's records indicate existing poles on the site. Mr. Dobosiewicz said there used to be a farm house located on the property but has been removed. John Thomas — City of Carmel Engineering - A preliminary review shows there will need to be revisions made to the swale on this property. Mr. Page 3 of 7 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 Thomas said he will also have comments regarding the design of the infiltration trench. Mr. Dobosiewicz said this project would be presented to the Plan Commission on December 18, and asked if there were comments that needed to be addressed at that time, if they could act on it at that time rather than having to wait an addirional month until the next meeting. Amanda Foley — City of Carmel Engineering - Comments sent. Waiting for response as well as a revised set of plans. Mr. Dobosiewicz said the developer will be withdrawing their request for a thoroughfare waiver. Daren Mindham — City of Carmel Urban Forestry - Comments sent. The main comment was many of the stockpiles were noted while the tree preservation was noted on a separate plan. Mr. Mindham said clarification was needed on this. Chris Ellison — City of Carmel Fire Department - No comments. David Littlejohn — City of Carmel Planning and Zoning - Letter sent. No further comments. Angie Conn — City of Carmel Planning and Zoning - Review comments sent. Waiting for a response. Ryan Hartman — Clay Township Regional Waste District - Comments sent. Waiting for a response. 9:35 a.m. Docket No. 12100018 DP/ADLS: Carmel Corners Retail Center (Meijer Outlot B). The applicant seeks site plan and design approval for a 7,780 sq. ft. multi-tenant commercial building that fronts on Pennsylvania St. The site is located at 1425 W. Carmel Dr. and is zoned OM/M: Old Meridian District, Meijer Subarea. Filed by Eric Carter of Weihe Engineers on behalf of Versa Development. Eric Carter and Jamie Shinneman with Weihe Engineers, and Ryan Schultz with Versa presented on behalf of the peririoner. This project will be located just north of the current "Outlot A" next to Meijer. The project will include both restaurant and retail space, as well as the associated parking. Greg Hoyes — Hamilton County 5urveyor's Office - Comments sent. Outlot permit required as well as revised plans when everything is approved. Nick Redden — City of Carmel Engineering - Letter sent. No further comments. Shirley Hunter — Duke Energy - Ms. Hunter asked when this construction would begin. Mr. Carter said the project would start as soon as quickly as possible after the developer moves through the entitlement process. Ms. Hunter requested an AutoCAD and informed Mr. Carter to submit a service request to Duke prior to construction. Ms. Hunter asked what the tenants would be for this project. Mr. Carter said the tenants are still to be determined and Ms. Hunter said when the tenants are finalized, to please inform her so Duke can size the services based on the expected energy usage. John Thomas — City of Carmel Engineering - Mr. Thomas said he has not completed his review for this project, but he believes Ms. Foley has comments regarding the flood protection grades. Mr. Thomas said if this project will alter the Best Management Practices (BMP's) in any way, some alternate BMP's will need to be considered, such as rain gardens within parking lot islands, bump-outs, various other methods. Page 4 of 7 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 Amanda Foley — City of Carmel Engineering - Comment letter is being drafted. There are some concerns regarding the minimum flood protection grades for the building, as well as the 100-year flood routing, and maximum water surface elevation of the permeable pavement, with it being against the building. Ms. Foley said the Department will need to understand what the flood routing is based on the 100-year elevation, and the minimum flood protection grade for the building will need to be based on that. Daren Mindham — City of Carmel Urban Forestry - Comments sent. No further questions. Chris Ellison — City of Carmel Fire Department - Mr. Ellison asked Mr. Carter for updates on fire protection. Mr. Carter said he would talk to the architect and respond soon. Mr. Ellison said if there will be an occupant load in the restaurant of greater than 100, fire protection will be required. With that in mind, Mr. Ellison said there are issues that would need to be addressed in the planning stages, such as fire hydrant locations and fire department connection locations. David Littlejohn — City of Carmel Planning and Zoning - Letter sent. No further comments. Angie Conn — City of Carmel Planning and Zoning - Letter sent. Waiting for official response. Ryan Hartman — Clay Township Regional Waste District - This project falls outside CTRWD's jurisdiction. No comments. 9:45 a.m. Docket No. 12100017 Z: Hadley Grove PUD Rezone (with Primary Plat). The applicant seeks approval to rezone 30 acres to PUD/Planned Unit Development, for 38 homes, and also seeks primary plat approval. The site is located at 2424 W. 1315` St. (the northwest corner of Towne Rd. & 1315` St.) and is zoned S-1/ Residence. Filed by Bryan Stumpf of 11�' Street Development, LLC for M/I Homes of Indiana LP. Jim Shields with Weihe Engineering and Brain Stumpf with 11`" Street Development presented on behalf of the peririoner. Mr. Stumpf said this subdivision has been designed to minimize the amount of development that abuts the adjacent Lakes at Towne Road subdivision. This plan will also allow for as many trees as possible to be saved. Greg Hoyes — Hamilton County 5urveyor's Office - Letter sent. No further comments. Nick Redden — City of Carmel Engineering - Letter sent. No further comments. Shirley Hunter — Duke Energy - No objections to the project. Ms. Hunter asked if the trees would be located in utility easements. Mr. Stumpf said the trees would be outside of the right-of-way in the front yards of the homes. Ms. Hunter said she will review the plans when this project comes back to Technical Advisory Committee for the secondary plat approval. John Thomas — City of Carmel Engineering - Asked if a water resource study has been completed for this project. Mr. Stumpf said a drainage report has been submitted, and if required to do so by the PUD, it will be sent to the Army Corps. of Engineers and Indiana Department of Environmental Management. Mr. Thomas said he will review these plans to make sure the site will not need to be changed. Mr. Thomas asked if the project contained wetlands greater than Page 5 of 7 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 '/a acre. Mr. Shields said there is one wetland greater than'/a acre and there is a wetlands delineation shown on the primary plat. Mr. Shields said there has been a lot of development in this area and this has been a very controversial corner. Mr. Shields said Mr. Stumpf has met with the Clay Township Advisory Committee and there has been overwhelming support of this project. Mr. Shields said the developer is trying to preserve the wooded areas and that is the reason for this specific layout. Mr. Stumpf said the reason the developer is trying to obtain a PUD is to be able to cluster the homes, which sit on minimum 85- foot by 130-foot lots. Mr. Thomas said all storm water runoff needs to be treated prior to leaving the site, or entering a wetland or stream system. Mr. Thomas said the infiltration trench was noted on the plan, but he could not actually find it on the plan. Mr. Shields said rather than design it on the primary plat and having to re-design it when the secondary plat is created, they plan on submitting it on the secondary plat, since it is a concept idea. Mr. Shields said the ordinance requires only the concept to be listed on primary plat, and the developer will be relying heavily on leaving the area as natural as possible. Mr. Thomas said his goal is also to preserve what is on the site and the less that can be done to the site, the better. Amanda Foley — City of Carmel Engineering - Letter sent. Waiting for a response. Ms. Foley said the landscape easement is overlapping the drainage and utility easement and the department would like to see these separated, or at least labeled separately as to avoid trees being subject to uriliries and drainage requirements. This is a means of protecring the trees. Ms. Foley said an east-bound left turn lane, a west-bound deceleration lane, and west-bound recovery lane is required. The plan would match the southern side of Village of West Clay entrance. Ms. Foley said on the primary plat, the critical pond elevations need to be shown. Mr. Shields asked what will happen if this will need to be changed on the secondary plat, and if this design would hold him to anything at a later time. Ms. Foley said the design needs to be submitted as a means to review the plan to make sure the site can sustain the design. Ms. Foley said if the design would need to be changed on the secondary plat, and that design doesn't meet the engineering department's requirements, the developer would need to revert back to the plan that was approved on the primary plat. Ms. Foley said the developer would also be required to obtain a full right-of-way permit on Towne Road and a half right-of-way permit on 1315` Street. Ms. Foley said there is a swale on the east side of the project that was going through tree preservation, and asked if this was being cut in to the tree preservation. Mr. Shields said the idea was to maintain or use the detention area, and he doesn't think there is any intention of going in to actually cut a swale unless this is something the City requires. Ms. Foley asked if the wetland shown on the plans will be used for detention. Mr. Shields said the wetland is in the wooded section and they will be using the marshy, open-field area and the entire large area will be considered a detenrion. Mr. Shields added that water will not be four-feet deep in this area, but rather it will be a wetland as it was originally intended. Ms. Foley said the department would need to discuss this further as the project continues. Mr. Shields said this area can be dug out, but he doesn't think that would be what residents would want. Mr. Shields said from their meetings with the residents, they would like this area preserved and he feels the developer should get some credit for this. Ms. Foley said there were some storm inlets on Hadley Grove North drive that were not symmetrical, and the engineering department had some questions about how this would drain and how the road would be graded there to assist with drainage. Mr. Shields said this project is like every subdivision they have done over the last 20 years, in that not every structure will be exactly across the street from one another. Mr. Stumpf said the dimension that were given to the developer do not add up correctly, specifically there is a 50-foot right-of-way, and right now a typical cross-section has a four-foot parkway, which is the reason the trees were placed on the back side of the lawn. Mr. Stumpf said now the developer is being asked to design a six-foot parkway, and to move the sidewalk over, which does not fit in a 50-foot right-of-way. Mr. Stumpf asked where the other foot on each side of the road will come from. Ms. Foley said the traditional right-of-way is 50-feet, but over the last few years the department has been trending toward 52-feet. Mr. Stumpf said he has built 20-foot wide streets and these are 30-feet from back-of-curb to back-of-curb. Mr. Stumpf said he likes 20-foot streets for the traffic calming aspects. Ms. Foley said the department would like to see 30-feet for emergency vehicle access, but outside of that the department does not have a preference of six-foot parkways. Page 6 of 7 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417 Daren Mindham — City of Carmel Urban Forestry - Mr. Mindham said generally street trees would be between sidewalk and curb, and the minimum for this to happen would be five-foot parkways, although six-feet would be preferred. Ms. Foley added that in the past the department would see a one-foot strip on either side of the right-of-way that was outside the sidewalk, and they have started to see an elimination of that. Additional comments have been sent, and Mr. Mindham is awaiting a response. Mr. Stumpf said one of the comments Mr. Mindham made was to mix the species of trees along the street so that there were no more than three trees in a row of the same kind. Mr. Mindham said an example of this would be on Double Eagle Drive in Plum Creek, where they alternated London Plain Trees with Japanese Tree Lilacs on the main boulevard, and then every cul-de-sac was a separate type of tree. The reason for this is to keep it random for appearance and also eliminate large groups of trees being killed by disease or bugs. Chris Ellison — City of Carmel Fire Department - No comments. David Littlejohn — City of Carmel Planning and Zoning - Letter sent. No comments. Angie Conn — City of Carmel Planning and Zoning - Review comments sent. Awaiting a response. Mr. Stumpf asked about the request to change the garage setback from four-feet to ten-feet. Ms. Conn said she would look into this and respond at a later time. Mr. Stumpf asked about the request to make a vehicular connection to Towne Road, and said the concern was people would use this as a U-turn area. Ms. Conn said this was just a suggestion and not a requirement. Ryan Hartman — Clay Township Regional Waste District - Will wait to receive plans to do a full review. Wanted to clarify if this project was 28 or 381ots. Mr. Stumpf said the project is 38 lots. Mr. Shields said the original concept was based on 1 lot per acre, and the PUD density will increase from one lot per acre to one lot per 1.28 acres, which is equal to or less than the surrounding properties. Page 7 of 7 WWW.CARMEL.IN.GOV ONE CIVIC SQ. CARMEL, IN 46032 (317) 571-2417