Loading...
HomeMy WebLinkAboutMinutes PC 04-17-12 G\.� 6 Cqq � x City I . p 1 i , ,4,...„ . , !NOIANa ' CARMEL PLAN COMMISSION APRIL 17, 2012 City Hall Council Chambers, 2nd Floor One Civic Square Carmel IN 46032 i 6:00 PM Members in Attendance: John Adams, Jay Dorman, Brad Grabow, Nick Kestner, Steve Lawson, Alan Potasnik, Kevin "Woody"Rider, Steve Stromquist, Sue Westei-meier, Ephraim Wilfong Members Absent: Joshua Kirsh DOCS Staff Present: Director Michael Hollibaugh, Planning Administrator Angie Conn; Legal Counsel John Molitor Also Present: Ramona Hancock, Plan Commission Secretary The minutes of the March 20, 2012 meeting were approved as submitted Legal Counsel Report, John Molitor: An Executive Session was held prior to an Executive Committee Meeting a short time ago where litigation was discussed. The Executive Committee has authorized Legal Counsel to respond to a motion that would correct errors filed by the Kensington HOA in the Woodland Terrace case involving Justus Homes. The response will be filed within a few days. Department Announcements, Angie Conn: • Two items will not be heard this evening: Patch Ordinance IX which remains at Committee, and Meridian and Main, Parcel 1, Building 1; both items Tabled to May 15, 2012. • Regarding The Centre, Item number 3,public notice was not met; the petitioner will be explaining and requesting a suspension of the Rules of Procedure. • Regarding the alternate date for July 03 Committees, Wednesday, June 27 has been agreed upon and that date is now official. Calendars will be distributed and the date change posted on the City website. • Adrienne Keeling will address the Plan Commission regarding the Monon Overlay Ordinance and Amendment. I. The Monon Overlay Ordinances (Z-554-1,&Z-555-12)were amended; adopted by Council, and are back before the Commission for an affirmation vote. (Docket No 11080013 OA: Monon Overlay Amendment and Docket No. 1 1080011 Z: Monon Overlay Rezone, Natural Section North. Present for Petitioner: Adrienne Keeling,Dept of Community Services: Overview: • April 9,2012 City Council made&approved Amendments to both of the Monon Overlay Ordinances—one 1 April 17,2012 Carmel Plan Commission Meeting was the Rezone, the other the Text Amendment to the Ordinance. Regarding the Rezone—the changes were in language to simplify the description and those changes do not affect the map but simply eliminate repetitive information • Text Amendment Change. Council felt it was best to eliminate confusion with respect to the 30 foot easement versus the center line measurement and that it was best to remove all reference to the 33 foot easement. It still exists and the homeowners would have that information in their title work,but the Council felt it was confusing to reference both measurements • There was further clarification that existing structures may continue to follow existing zoning requirements • New,detached single family dwellings would be allowed to follow existing zoning requirements • Language was added to limit building height in the Urban Section when adjacent to a residential zone • The highest residential development is limited to 35 feet • The Plan Commission has 45 days (May 24) to respond to approve or disapprove the Council's amendments Subdivision Chair,Brad Grabow comments: • Changes made/proposed by City Council are consistent with the Committee's intent with the exception of the two additions: o Including new, detached, single family dwellings as being governed by the standards,and o Building height when adjacent to residential zones • Everything else is "clean-up" language that deletes or clarifies – still consistent with the intent of the Subdivision Committee's review&recommendation • Concern with Board of Public Works approving rather than Carmel Parks Director • Approval from Board of Public Works falls on the Mayor's shoulders & there is a good relationship with the Parks Director --the City Council wanted those decisions made by an elected official with the City, not with an appointed person with the Park Dept • New residential development along the Monon should not be punished or treated any differently than any other home that has been built along the Monon;we want to see new development keep the same flavor Adrienne Keeling noted that in reality, a lot of the changes already go to the Board of Public Works with the Parks Director's guidance. We do not foresee the Parks Director's guidance going away. This is City Property, and the Board of Public Works is the ultimate board to deal with City property. Motion: Woody Rider to approve the Monon Overlay Ordinances Z-554-1 and Z-555-12 as adopted by the Cannel City Council and affirming those changes to Docket No. 11080013 OA, Monon Overlay Amendment, and Docket No. 11080011 Z,Monon Overlay Rezone,Natural Section North, seconded by Alan Potasnik, approved 10-1. H. Public Hearings 1. Docket No. 12020012 PP: The Lakes at Towne Road III. The applicant seeks primary plat approval for 14 lots on 9.6 acres. The applicant also seeks the following Subdivision Control Ordinance waiver request: 2. Docket No. 12020013 SW SCO Chptr 7.01: Base Density The site is located at 13336 Towne Rd. It is zoned S-1/Residence. Filed by Jim Shields of Weihe Engineers, for Indiana Land Development Corp. Present for Petitioner: Leo Dierekman,630 Carmel Drive,partner in Indiana Land Development Corp. Overview: • Request to WITHDRAW Docket No. 12020013 SW,The Lakes at Towne Road II,provided the Plan Commission suspends its Rules of Procedure and allows the petitioner to file a petition for a PUD which 2 April 17,2012 Carmel Plan Commission Meeting will include the Primary Plat, Docket No. 12020012 PP, and present this information at the May meeting. • The petitioner requests permission Not to Re-Notice for public hearing, since this change in process is not necessarily the petitioner's • The petitioner also requests that all fees paid for the Primary Plat would be applied to the PUD as well as the waiver • Provided there is suspension of the Rules of Procedure and the petitioner is heard at the May meeting, the petitioner will be presenting a 12-lot subdivision on 9.6 acres with approximately 44% open space • Again,the petitioner would like flexibility with regard to the Notice, and application of the waiver fees ' and the primary plat Legal Counsel: Suspension of the Rules has to do with the Notice, and that re-filing as a PUD as opposed to a t Primary Plat&Waiver request will allow acceptance in re-filing as a PUD without Special Notice given that a PUD is now being sought,subject to the announcement at this meeting that the matter will be heard next month at the May 15, 2012 meeting instead of this month, and as a PUD rather than a Primary Plat with a Waiver request; also that the current fees paid would be applicable to future fees. In a nutshell,the City/Dept made a mistake in computing the density, and this is a method to correct the mistake that was made. The petitioner is in this position,not of his doing,but because of mistakes made by the City. Historically, density has been addressed through the Subdivision Control Ordinance, and variations from density standards have, in the past, sometimes been approved as Variances or waivers of the Subdivision Control Ordinance. The Patch Ordinance language currently being developed moves that out of the Plan Commission's authority and solely to the Board of Zoning Appeals. Motion to Suspend the Rules in order to omit additional public notice for the May 15, 2012 meeting–Vote was 6 in favor,4 opposed,Motion Denied. Motion: Alan Potasnick to Suspend the Rules and allow re-notice for the May 15, 2012 meeting at City expense, regular first class—not certified mail, seconded by Steve Lawson, Approved 8-0 3. Docket No. 12030010 DP Amend/ADLS: The Centre. The applicant seeks site plan and design approvals for a partial redevelopment of the site. The applicant also seeks the following zoning waiver request: 4. Docket No. 12030012 ZW ZO Chptrs 23F.15 & 23F.02.04: Required#of parking spaces. The site is located at 1342-1430 S.Range Line Road. It is zoned B-3/Business,within the Carmel Dr. Rangeline Rd. Overlay Zone. Filed by Paul Reis of Krieg Devault, for Kite Realty Co. Present for Petitioner: Paul Reis, Attorney,Krieg Devault; Ashley Bedell,Kite Realty Group; Cara Strickland of A&F Engineering; and Dan Brueggert, CSO Architects. Mr Reis requested suspension of the Rules of Procedure in order to allow hearing this item without having met the Plan Commission Requirement of 25 days Notice of Public Hearing; the State Statute of 10 days Notice was met. Motion: Alan Potasnik to suspend the Rules of Procedure regarding 25 days Public Notice, seconded by Woody Rider, approved 10-0 Overview: • Site is at northwest corner of 116thth Street&Range Line Road • Site is an existing center 3 April 17,2012 Carmel Plan Commission Meeting • Kite Realty is planning a "partial"redevelopment of the site • Petitioner is maintaining certain portions of the center&replacing the anchor store • At the time the Overlay Zone was established, a partial re-development was not contemplated • Some existing bldgs do not fit in with the Overlay; new bldgs will be added that do fit within the Overlay • Certain vanances were granted for bldg setback, orientation, floor area ratio (density) two occupiable floors for the bank, &permission to allow the existing sidewalk to remain in place • until the streetscape project for Range Line Road has begun • The existing bank bldg will be re-located to the south end of the center—no longer free-standing • The Special Studies Committee approved the plan for the anchor/grocery on March 29 & is not a part of the consideration for tonight • The parking will be reconfigured • Three new bldgs will be constructed: Range Line Road multi-tenant/retail bldg A Corner, single-tenant retail bldg The re-located, new bank • The petitioner hopes to have all issues addressed by the May 1St Committee meeting • In addition to the Streetscape issue, there are discussions for a roundabout at 116th Street and Range Line Road • The bldg on the corner will be located with additional right-of-way for 116th Street,pursuant to the Thoroughfare Plan, to accommodate a roundabout should that come about • There are no plans for the 116th Street roundabout at the present time and one does not appear on the Thoroughfare Plan • The landscape plan has been approved by Daren Mindham • Additional discussions will occur regarding location of bike racks due to the multi-tenant re- configuration • Enhanced landscaping to the west, adjacent to residential has been approved by • Parking lot will have added landscaping • Signage: Petitioner will return with a Sign Package • Architecture being used for the Anchor Store will continue throughout the existing bldgs • Regarding the south corner retail bldg, when plans are revised and presented to Committee, copies will be provided to the full Plan Commission • The Range Line Road multi-tenant bldg at the far north side of the site will be pulled up to the road as required by the Overlay Zone • Building materials are brick with EFIS accents & awnings • Old Nat'l Bank bldg is being moved to the west and just south of the existing retail center • Pedestrian connectivity has been added so that vehicular&pedestrian traffic can access the bank • Due to traffic circulation, the bank bldg is not brought up to the street • Architecture for the bank bldg is similar but not identical to existing bank bldg • Regarding green site &bldg practices, the following items have been identified: o Re-use of most of existing footprint& exterior wall for in-line shops that will reduce the generation of waste & opposed to a complete scrape &build o To extent where possible, some construction materials may be re-used o White roofing will be used wherever possible to reduce urban heat island effect o No up-lighting on any of the bldgs which reduces/eliminates light pollution o Walls are constructed of long life-span brick masonry 4 April 17,2012 Carmel Plan Commission Meeting o Several first floor bldgs will be shaded with canopies, awnings & overhangs to reduce solar heat gain o Existing site is within walking distance of other amenities Public Remonstrance: None Dept Comments, Angie Conn: • Dept continues to work with petitioner on refining bldg design • Only received the bldg design on April 12 and have not had sufficient time for review • Recommend this item be sent to May 1, 2012 Special Studies Committee for further review Commission Member Comments: • Dumpster location is a concern • Should be a pedestrian access to the new bank bldg from 116th Street to front door • Separate access for second story of corner bldg? • Concern regarding traffic flow—difficult in/out on 116th Street • Need definite understanding of bike path along 116th Street • Concern regarding traffic flow at southwest corner of the corner retail bldg • Traffic flow at southwest corner could be compounded if/when a roundabout is installed • Concern regarding drive-thin lane traffic flow at the retail bldg at the north end—possibly split the row of parking to allow more direct access to the drive-thru without stacking becoming an issue • Large expanses of solid walls should be broken up with faux windows or similar treatment of the Lowe's building • Traffic flow on north end—right out only? (right & left turn allowed, could change if a median is installed) • Existing drive to the Firestone facility will remain as well • Petitioner's site design will accommodate the proposed streetscape • Easy to get into the site -- difficult to get out of—need to work with City Engineers for solution Petitioner states there will be no need for cart corrals in conjunction with the market Docket No. 12030010 DP Amend/ADLS, The Centre was referred to the Special Studies Committee for further review on Tuesday, May 1, 2012 at 6:00 PM. 5. Docket No. 12030013 PP: Frontage Rd. The Domain at Bennett Farms(Bennett Technology Park).The applicant seeks primary plat approval for a frontage street. It is located at approximately 11036 N. Michigan Rd.,just south of Bennett Pkwy. The site is zoned B-3/Business and lies within the US 421/Michigan Rd. Corridor Overlay Zone. Filed by Jeremy Stephenson of REI Investments,Inc. Present for Petitioner: Jeremy Stephenson,REI Investments, Inc. 11711 North Pennsylvania Street Overview: • Petitioner requests primary plat approval • Proposed frontage road would bisect the County line • Zionsville portion already dedicated as right-of-way • Primary Plat approval for Carmel portion will allow for the start of construction of road&sidewalks 5 April 17,2012 Carmel Plan Commission Meeting • Outlots will probably be used as some type of retail • Petitioner will return for ADLS approval once users and road cuts are determined • Petitioner is continuing to work through Dept of Engineering as well as DOCS for approval Public Remonstrance: None Public Hearing Closed Department Comments, Angie Conn: • Dept is in support of petition • Request Suspension of Rules • Recommend approval with following conditions: o Secondary Plat to be filed after Primary Plat approval o Construction Plans to be submitted to Engineering Dept for administrative approval Commission Members Comments: • Would like to avoid unnecessary waste of putting sidewalk in on east side and tearing out for curb-cuts to accommodate outlots until there is a need for it • Exactly where does the frontage road end with respect to the southern property line? Petitioner's response: Comments appreciated regarding sidewalk to the east and would support those comments. Petitioner will work with Engineering. The terminus for the frontage road would end at the property line and would be temporary turn-around. The property to the south is owned by WalMart and no plans are known for construction at this time. • Would like a commitment that when the turn-around is removed, it will be replaced by an extension of the road all the way to the southern property line-no gap between the end of the road and the property to the south (petitioner is agreeable) Motion: Brad Grabow to suspend the Rules of Procedure in order to vote on Docket No. 12030013 PP this evening, seconded by Woody Rider,approved 10-0 Motion: Brad Grabow to approve Docket No. 12030013 PP, Frontage Road,The Domain at Bennett Farms (Bennett Technology Park) with the condition/requirement that the sidewalk on the east side of the frontage road not be built until the petitioner returns for Secondary Plat approval; and that the street will be extended all the way to the southern property line-no gap between the end of the road and the property to the south. The motion was seconded by Woody Rider and approved 10-0 L Old Business 1 KEPT AT COMMITTEE: Docket No. 12010005 OA: Patch Ordinance IX. - .:: . -- . . . :: e . - - , - • _ .• . - - • 9:- .,. - Standards for Major Subdivisions. The applicant also seeks to amend Zoning Ordinance Chapter 2. S 2/Residence District;- -Chapter 7: R 1/Residence District; - - ' ' ,- P. • • ; •, • 9: R 3/Residence District; Chapter 10: R 4/Residence District, Chapter 20A• I 1/Industrial District, Chapter 20G: Old Meridian District; Chapter 21: Special Uses&Special Exeeptions, Chapter 23B: US 6 April 17,2012 Carmel Plan Commission Meeting Community Services on behalf of the Carmel Plan Commission J. New Business --None 1. TABLED TO MAY 15: Docket No. 12020024 ADLS: Meridian and Main, Parcel 1,Building The applicant seeks design approval for a medical building on the northern half of this parcel. The site is located at the northeast corner of 131'`St. &Pennsylvania Way, at 14110 W. Main St. It is zoned B K. Adjournment @ 7:30 PM oliflm- If Jf Dorman, President I.amona Hancock, Secretary 7