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HomeMy WebLinkAboutMinutes PC 08-21-01City of Carmel CARMEL /CLAY PLAN COMMISSION AUGUST 21, 2001 The regularly scheduled meeting of the Carmel/Clay Plan Commission met at 7:00 PM in the Caucus Rooms of City Hall, One Civic Square, Carmel, Indiana. Members present were: Marilyn Anderson; Kent Broach; Dave Cremeans; Leo Dierckman; Madeline Fitzgerald; Linda Flanders; Ron Houck; Nick Kestner; Dianna Knoll; Norma Meighen; Pat Rice; Paul Spranger; and Wayne Wilson. The Department of Community Services was represented by: Jon Dobosiewicz; Laurence Lillig; Kelli Hahn; and Director Michael Hollibaugh. The Minutes of the July 17, 2001 meeting were approved as submitted. John Molitor, Counsel reported on pending litigation Leeper Electric and Wingate —a settlement conference is called for September 5, 2001. A pre -trial conference is scheduled for September 21, 2001 regarding the Bonbar Subdivision. Up -dates will follow. Jon Dobosiewicz announced that item 5j., North Haven Office Building, has been officially Withdrawn. Also, the Department is in support of the Resolution for the US 31 Corridor and the adoption of the new Thoroughfare map. 11. Public Hearings: lh. Docket No. 50 -01 CA (Commitment Amendment): 1437 Keystone Way Victory Beauty Systems Petitioner seeks Commitment Amendment approval to permit an additional sign. The site is located at 1437 Keystone Way, northwest of the intersection of North Keystone Avenue (US 431) and East 116 Street. The site is zoned B- 8/Business. Filed by Kevin Miller of Action Sign Company for Victory Beauty Systems. Note: This item paired with Item lj under New Business This item heard together with Docket No. 51 -01 ADLS, Victory Beauty Systems Dave Coots, attorney, Coots Henke Wheeler, 255 East Carmel Drive, Carmel, appeared before the Commission representing the applicant. Nicole Curtis, Senior Real Estate Representative of Victory Beauty Systems, subsidiary of Sally Beauty and both subsidiaries of Alberto Culver, was also in attendance. Page 1 The applicant is requesting permission to install a sign on the east facade of the building located at 1437 Keystone Way East. The building was built in 1984 and at that time, a covenant was entered by the owner /builder that if the CarX sign were permitted on the extending wall above roofline, (wing wall) they would restrict signage allowable to other elevations. In other words, they would not request a sign on the east wall pursuant to the covenants. The applicant is requesting permission to amend the covenant to permit the erection of a sign on the east wall pursuant to the application being considered this evening. This particular store would be a company- owned, hair care product store, and would address the sale of products for licensed cosmetologists and hairdressers within the Carmel and north Indianapolis area. At the time the previous commitment was made, it was done to locate the CarX facility to the rear or west -end of the store so that cars would not be held for repair or repaired along the Keystone side of the building. However, CarX wanted the identification along Keystone as to where their facility was located and thus the configuration of the wing wall with the occupancy of the building to the west -end. The applicant wants to construct an attractive sign consistent with existing signage in this center. The east wall is somewhat bland; there is landscaping existing between the west Keystone right of -way and the building, but beyond the service road on the west side of Keystone, there is very little that breaks up the appearance of the wall. By taking out three feet of asphalt at the base of the wall, and improving the appearance of the wall itself, the installation of a sign would give the elevation of the building a more attractive appearance than presently exists. The sign (ADLS) portion of the application complies with the Ordinance in terms of size, but for the covenant, would be permitted signage on the south and east facade. The signs measure 16' X 2.5' —a total of 40 square feet, and complies with the Ordinance. This tenant location has not been particularly successful and it is believed that is attributable to inadequate signage. Permission is being requested to amend the covenant, install an additional sign on the east elevation, and landscape improvements will be made to the elevation of the building. Members of the public were invited to speak in favor or opposition to the petitions; no one appeared and the public hearing was closed. Department Report, Jon Dobosiewicz. This item is recommended for forwarding to the Special Study Committee for further review and discussion. It is recommended that the petitioner come to the Committee prepared to offer alternatives to what has currently been presented. Questions /Comments from Commission Members: Pat Rice expressed concern with additional signage in view of previous requests from other businesses in the immediate area. Page 2 In response to questions from Wayne Wilson, Mr. Coots confirmed that this business is not a general public service facility; however, it does draw from a geographic area of hair care professionals and the signage would assist in locating the business. Docket Nos. 50 -01 CA and 51 -01 ADLS for Victory Beauty Systems, were referred to the Special Study Committee for further review on September 4 at 7:00 PM in the Caucus Rooms of City Hall. 2h. Docket No. 52 -01 PP; Hazel Dell Pond Petitioner seeks approval to plat a thirty- six -lot subdivision on 23.95± acres. The site is located northwest of East 116 Street and Hazel Dell Parkway. The site is zoned R- 2/Residence. The petitioner also seeks approval of the following Subdivision Waiver: 52 -01 SW SCO 6.3.7 >600' cul -de -sac Filed by William E. Wendling, Jr. for Mark Stout Development, Inc. William Wendling, Jr. attorney with Campbell, Kyle Proffitt, 650 East Carmel Drive, Carmel, appeared before the Commission representing the applicant. Doug Floyd, attorney, had worked with Mark Stout previously; Doug Floyd passed away a few weeks ago and Mr. Wendling is picking up this Docket. Mark Stout, developer, was also in attendance. The proposed development is bordered by Brookfield Subdivision to the north, Lake Forest to the south, and to the east, across Hazel Dell, is Brighton Woods. When the development was first presented, the road bordering the northern part of the 36 lots, Canyon Creek Road, was anticipated to run through the subdivision and exit onto Hazel Dell Parkway. The neighbors indicated their dissatisfaction and concern regarding safety; consequently, the design was changed so that the entry way into that part of the Subdivision will be through Brookfield and Lake Forest. The other road through the proposed development on the east side will have an entry way onto Hazel Dell, and this is the waiver being requested. Presently, there are no waivers being requested other than the one requested by the Department of Community Services regarding access to Hazel Dell Parkway. Another concern the neighbors had is that the rear lots of the adjoining neighbors to the north in Brookfield Subdivision abut the new road. In an effort to minimize the impact, the petitioner is willing to move the easement 10 feet on the southern border of Brookfield, the northern border of Hazel Dell Pond. In addition, a landscaping plan has been submitted to provide additional landscaping, including a shadow -box fence the length of the drive, to shield the neighbors from the road. The petitioner is also working with an engineer from American Consulting Engineers on the cul- de -sac. The Department has asked the petitioner to consider reconfiguring the road to take out some of the existing asphalt at Windbush Way. This reconfiguration will be shown at committee. In addition, the fence will continue across to shield the neighbor. Page 3 The shadow -box fence will be 10 feet away from the property line. It is anticipated that the petitioner will maintain behind the fence, and that the neighbors will encroach on the property to install plantings and whatever is felt to be necessary to add to their property, aesthetically. There is also a nice stand of trees that runs the length of the northern boundary, deciduous for the most part. No trees will be removed or damaged in the building of the road or subsequent lots. Members of the public were invited to speak in favor of the petition; no one appeared. Members of the public were invited to speak in opposition to the petition; the following appeared: Organized Remonstrance, Barry Hurndon, 5248 Fay Court, Lake Forest Subdivision, Carmel, submitted a formal letter of remonstrance. Of particular concern is the east /west flow of traffic on the north side of the development, Canyon Creek Run. Windbush Way from the north is a stub street into Brookfield; from the south, Lake Pointe Drive is a stub street from Lake Forest. Safety is a factor; access is questionable. Water, soil, are also issues and are covered in the letter. Individual Remonstrance: Sharon Marshall, 5246 Lake Pointe Drive, said the Homeowners tried to purchase this strip of ground in 1999 from Martin- Marietta -it was not feasible from a price standpoint. The Homeowners then wrote the Mayor of Carmel recommending this ground be used as greenspace and communicated that in written form to the Parks Department, and Citizens for Greenspace -as yet there has been no written response. Dan Kane, Brookfield Subdivision, 12419 Springbrook Run, says approval of this development would not be prudent planning. Marty Bolin, 5238 Lakepoint Drive, says no matter which way the project is oriented, Canyon Creek Run will become a front yard thoroughfare —there is also a concern for property values. Rebuttal: Mr. Wendling said the proposed development is a permitted use within the R -2 district. Mr. Wendling had not seen the letter from Mr. Hurndon, however, in regard to the safety issue, an overwhelming number of his neighbors expressed concern with Canyon Creek Run becoming a path to Hazel Dell and the developer was attentive to that and subsequently changed his plans. Jon Dobosiewicz confirmed that the property is zoned R -2; the applicant has responded to concerns from the Department regarding extending the landscaping and fence treatment east and west along the property lines. The Department also discussed reducing the asphalt at the cul -de- sac and the petitioner has committed to explore alternatives with the Engineering Department. It is asked that the Committee look at ways to further enhance the buffer between the street and the residential lots to the north with the caveat that reducing the right -of -way or reducing the front yard setbacks for the homes would require a variance or subdivision waivers. One issue is that the community or surrounding neighbors would not support aligning the roadways along Hazel Dell and that is an issue of paramount importance to the Department and Engineering. Otherwise, the Department is recommending that this be forwarded to the Subdivision Committee on Tuesday, September 4, 2001. Page 4 Dave Cremeans asked about the gas pipeline easement —it looks as if Blots are platted on top of it —and the shadow -box fence. Mr. Wendling said they were not building homes on the easement, but were allowed to build walkways or a drive in the easement, but definitely no structure. Nick Kestner said considerably more work should be done with the neighborhood for some consensus on this development. Mr. Kestner was also concerned about the pipeline easement, and the close proximity of the back yard /front yards. Ron Houck commented that previously, there was a concern with soil contamination and this should be addressed at Committee. Ron Houck also asked for some history on the previous platting of this development in terms of design or placement of stub streets. Additionally, Ron asked for dimensions of the entire parcel, dimensions on the north and east parcel, and lot dimensions. Madeline Fitzgerald requested a topographical map with elevations of the current, existing land. Docket No. 52 -01 PP, Hazel Dell Pond, was referred to Subdivision Committee for review on Tuesday, September 4, 2001 at 7:00 PM. 3h. Docket Number 95 -01 CPA; Amendments to Comprehensive Plan, Thoroughfare Plan Map, and Alternative Transportation Plan The petitioner seeks to amend the Comprehensive Plan, Chapter 6, Thoroughfare Plan Recommendations related to the U.S. 31 Improvement Project. The petitioner also seeks to adopt a new Thoroughfare Plan Map and Alternative Transportation Plan Map. Filed by the Department of Community Services. Laurence Lillig addressed the Commission on behalf of the Department. A new, electronic version of the Zoning Map for Carmel /Clay Township has been produced. All rezone ordinances passed by City Council over the past 35 years have been gone over to verify the correctness of the map. The last time a zone map was adopted for the City was in 1976. An electronic zone map will be much easier to up -date and modify and will eventually be portable to the website for easy access by the public. The Department is not yet ready to put this on the web, but we are ready to switch formats from the original 3X5 mylar to the electronic version. The Department is requesting the Commission adopt a resolution to recommend to the Council that they adopt the electronic zoning map as the new format for the zoning map for Carmel/Clay Township. Paul Spranger moved to recommend to the City Council that the Department of Community Services be permitted to adopt the electronic format of the zoning map for Carmel/Clay Township, seconded by Leo Dierckman. APPROVED 13 -0. Page 5 Pat Rice moved to suspend the rules in order to hear Docket No. 95 -01 Comp Plan Amendment, seconded by Leo Dierckman, APPROVED 13 -0. Kelli Hahn, planner with the Department of Community Services, appeared before the Commission to present the work of the US 31 Task Force and explain the interim report and amendment. The Commission is being asked to approve a resolution that endorses the Interim Report and forward the Thoroughfare Plan Amendment and Alternative Transportation Plan to the City Council. The Interim Report is the culmination of the Task Force's work for over 5 years. There were approximately 1100 people hours spent in the US 31 Task Force meetings and a lot of work and thought has gone into this document. This is the time to present to INDOT our recommendations and expectations for the US 31 Improvement Project. It is imperative that we get our input to INDOT at the appropriate time and in view of INDOT's structured time table, that appropriate time is now. It is important that INDOT utilize our local plan to help improve our local roadways that will work with US 31 and also, in order to help INDOT design the US 31 upgrade, the Task Force has done a considerable amount of research and study of interchange locations and over passes, and where these will work best. Another facet is community cohesiveness and the importance of not having the US 31 upgrade bisect our community any more than is perceived at present. It is important to have a depressed roadway, adequate landscape treatment, lighting, coordinated signage, etc. to make the community connected rather than separated. The third main point is aesthetic integration of US 31 with Carmel's corporate corridor. It is important to make sure the roadway improvements live up to the standard set with development along US 31. It is also important to make sure that pedestrians are not left out of the upgrade and that the Township is connected by alternative transportation as well as motorized vehicles. In regard to the Thoroughfare Plan Changes, text as well as map, provisions have been added from the Interim Report so that there is consistency between these documents as we move forward to INDOT. Language has been added regarding the interchanges, the locations, and a variety of other things such as over -pass locations. Design features such as lighting and landscaping have also been incorporated into the interchanges and overpasses and depressed roadway. Nothing has been changed that was not in the plan before. The pedestrian facilities language has also been tightened within the Thoroughfare Plan and added to all appropriate sections. The Department is asking that the Commission adopt new Thoroughfare Plan and Alternative Transportation Plan Maps. These maps have now been developed on the City's own GIS system, so the format may be somewhat different. The color scheme has also been changed to make the hierarchy of roadways very obvious. The interchanges have also been added as specified in the interim report and within the text at 106 116 131s and 146 Streets. Overpass locations have been added at 103r 111 Carmel Drive, Rangeline Road, and 136 Street. Round -a -bouts have Page 6 also been added, both those proposed and currently in being. Special study corridors have been classified. The Alternative Transportation Plan and the Thoroughfare Plan are companion pieces and should be read together and will be distributed together, since they are linked. The State Highway classification has also been added, and Keystone and Michigan Road are better defined as State Highways. The Alternative Transportation Plan shows the upgrades of some of the classifications and roadways. Areas have been added where separated, gray pedestrian crossings are planned and desired. Sidewalks have also been added. John Myers of Parsons, Brinckerhoff was in attendance and available to answer questions. Members of the public were invited to speak in favor or opposition to the petitions; no one appeared and the public hearing was closed. Comments and questions from Commission Members: Pat Rice had a concern with the 96 Street section of the map and the change in the status from College to Real Street as secondary parkway. This is not believed to be consistent with primary arterial, and any change in designation should be consistent with the residential parkway. Kelli Hahn responded that in looking at the study, the best possible was done to classify as a secondary parkway and this was the best estimation. Mike Hollibaugh, Director, added that taking future changes on Keystone into consideration as much as possible, and impacts on the intersection at 96 and Keystone, and the I -465 interchange, the need is for potential, future right -of -way in that area. Also, taking into account backups at Keystone or Westfield at certain times of the day now, something will have to give. At some point in time, the transportation patterns along 96 Street between Keystone and US 31 are changing. Parkwood is largely built -out; Parkwood West is starting soon; College Hills and the whole US 31, I -465, 96 Street area is becoming quite a node in collecting a lot of traffic. 96 Street is playing a more important role all of the time, and the proposed designation to secondary parkway certainly isn't etched in stone. Maximizing the amount of right -of -way along that segment made the most sense from a planning standpoint, financial resource management standpoint a project is planned. If, in the future, it is deemed the right -of -way is not needed, then the 120 feet additional right -of -way could be used to buffer residential areas. Jon Dobosiewicz referred to previous projects that had been before the Plan Commission in this general area and there was no adequate plan in place and the Department had to "test the wind." In the case of future development, it is important that a Thoroughfare Plan is in place to rely on the required amount of right -of -way to make improvements that sustain development. Dave Cremeans concurred with the Department. It is important the Department be given the tools they need for future development. Dave Cremeans commented that off of 99 Street, looking at the map, there is a proposed Page 7 secondary parkway giving access to Commerce Drive and into 421. Between Shelborne and 421, an access road would alleviate some of the traffic off of Shelborne and perhaps smooth the traffic pattern in the western Clay area. If this land ever changes hands, it would be a good opportunity to acquire additional right -of -way for an arterial road and keep a lot of traffic off of 96 Street. John Myers of Parsons Brinckerhoff addressed the Commission and endorsed the proposed recommendations based on his involvement with the US 31 Corridor Study. Ron Houck commented that obtaining right -of -way does not actually dictate the magnitude of the road that exists within the right -of -way —that can always be debated in terms of what is warranted and what is necessary. It really becomes a matter of extracting the right -of -way and the difference between 100 feet and 120 feet is a matter of set -back. Paul Spranger pointed out that the right -of -way increases, but the roadway dimensions stay the same. Madeline Fitzgerald asked about round -a -bouts that appear on the Thoroughfare Plan along Springmill, and are they far enough apart to function well, i.e. Springmill, 131s Pennsylvania, Illinois, 116 Street. Michael Hollibaugh said the round -a -bouts were incorporated as a result of discussion in the 31 Task Force; some have also been proposed by the Department and the Mayor. There is no formal study that says the round -a -bouts are far enough apart. John Myers, Parsons Brinckerhoff, said the US 31 Task Force has done more in this City and Township than is done the vast majority of the time and may set a new precedence. INDOT is using this as an example of a local community being responsible in how they work with INDOT when they look at a major improvement. The Subdivision Committee will look at four issues on September 4 that were specified in the Resolution from City Council. One of the issues is to re- visit the round -a -bouts when the traffic forecast is available from INDOT. The round -a -bouts should be looked at -that is why this is an "Interim Report" rather than final report. Paul Spranger moved to adopt the resolution to forward to City Council the interim report for the US 31 and in addition, adopt the Thoroughfare Clean -ups with the inclusion of the small connecting street coming off perhaps 99 Street from West Shelborne west, seconded by Leo Dierckman. The vote was APPROVED 13 -0. The Commission also voted 13 -0 to adopt the resolution and to forward the Interim Report and Thoroughfare language, with the inclusion of the small connecting street off 99 Street from West Shelborne. Will go to C -C at next available meeting date I. Old Business: li. This Item Currently Tabled due to Pending Litigation: Docket No. 109 -99 DP /ADLS; Wingate Inn Page 8 Development Plan and Architectural Design, Lighting, Landscaping Signage applications for Meridian Hotel Partners. The petitioner seeks approval to construct a 57,500- square -foot hotel on 4.066± acres. The site is located at 1460 West Main Street (northeast corner of East 131s Street and North Meridian Street). The site is zoned S- 2/Residence within the US 31/Meridian Street Overlay Zone. Filed by Philip A. Nicely of Bose McKinney Evans for Meridian Hotel Partners. 2i. Docket N. 69 -01 PP; Hayden Run Subdivision The applicant seeks approval to plat a seventy lot residential subdivision on 49.98± acres. The site is located on the south side of West 131s Street approximately one half mile west of Towne Road. The site is zoned S- 1/Residence. Filed by Dennis Olmstead of Stoeppelwerth Associates, Inc, for Centex Homes. Dave Warshauer, attorney with Barnes Thornburg, 11 South Meridian Street, Indianapolis, appeared before the Commission representing the applicant. Dennis Olmsted of Stoeppelwerth and Associates and Tom Kutz of Centex Homes were also in attendance. The petitioner met with the Subdivision Committee on August 7th and received a positive recommendation at that time. It is believed that all Technical Advisory Committee comments and Department concerns have been addressed as well as lighting concerns from the neighboring residents. Revised lighting has been submitted. The Thoroughfare Plan for western Clay Township shows a proposed collector street at the midway point between Shelborne and Towne Road. The petitioner met with the Department yesterday and have come up with a plan to address the Thoroughfare Plan issue that is fair not only to Centex but also in a way that makes sense. The location for the collector street is along the east line of the Centex property; the east line is also the Long Branch legal drain and the location where the Clay Township Regional Waste District in its long range plan anticipates putting an interceptor sewer. Also along the east line are the areas of the most vegetation and some individual residences. The petitioner did not think that putting right -of -way along the east property line was good from a planning standpoint and was not neighbor friendly. At the same time, the petitioner wanted to provide the means for a collector street right -of -way. The revised plans reflect an entrance in the northwest corner of the property that was previously close to the center of the property. This would become a portion of the north/south collector road with the necessary right -of -way from the point on 131s Street. Centex would then provide 40 feet of right -of -way along the west property line. The result is losing some open space and some development; therefore the plan is currently for 68 lots rather than 70 in order to accommodate the collector street. Alan Klineman, landowner to the west, has indicated that he will likely bring in a petition for development of his property. Mr. Klineman is aware of the current proposal, and if the Plan Commission so requires, he is willing to have right -of -way along his property and a collector street that will provide access to both neighborhoods. Page 9 Department Comment, Jon Dobosiewicz. The request has changed in that this petition will return to the Subdivision Committee on September 4, 2001, ultimately for action at the September full Plan Commission. There are several properties in this general area encompassing nearly 400 acres that are "in play" and would be before this Commission in the next 3 to 4 months. The petitioner is moving forward in a direction the Department feels appropriate; however, the Department needs to meet with the County Highway Department and make sure this plan conforms to their view of the Thoroughfare Plan as well as ours. Ron Houck reported for the Subdivision Committee. In light of what has transpired, it makes sense to return to the Subdivision Committee for additional review and consideration. The request for right -of -way, change in open space, documentation of the offer for passing blister, these all need to be looked at. Dave Cremeans thought that during the review process, the Committee could also review the street lighting and whose responsibility it is to maintain them. Jon Dobosiewicz said the Department would look into that, however, traditionally, street lights are provided by the developer and the cost of maintenance and utilities are picked up by the Homeowners Association. Docket No. 69 -01 PP, Hayden Run Subdivision, was returned to the Subdivision Committee for further review on Tuesday, September 4 at 7:00 PM in the Caucus Rooms. 3i. Docket No. 76 -01b OA; Amendments to the Carmel /Clay Zoning Ordinance The petitioner seeks to add new provisions to and make several corrective amendments to the Zoning Ordinance. Filed by the Department of Community Services. Jon Dobisiewicz commented that if these Amendments are adopted by the Commission, John Molitor will be putting together an Ordinance to forward to the Council. Ron Houck reported for the Committee. All issues were discussed and the recommendation was unanimous to forward back to the Plan Commission for approval. Ron Houck moved for the approval of Docket No. 76 -01b OA, Amendments to the Carmel /Clay Zoning Ordinance, seconded by Dave Cremeans. APPROVED 13 -0. J. New Business: lj. Docket No. 51 -01 ADLS: 1437 Keystone Way Victory Beauty Systems Petitioner seeks ADLS approval for a sign. The site is located at 1437 Keystone Way East, northwest of the intersection of East 116 Street and North Keystone Avenue (SR 431). The site is zoned B-8/Business. Filed by Kevin Miller of Action Sign Company for Victory Beauty Systems. Note: This item paired with Item lh under Public Hearings. Page 10 Note: Docket No. 82 -01 ADLS and 80 -01 ADLS were heard together. 2j. Docket No. 82 -01 ADLS Hazel Dell Corner, Lot 4 Petitioner seeks Architectural Design, Lighting, Landscaping Signage for a multi- tenant, ground floor building. The site is located at 13190 Hazel Dell Parkway. The site is zoned B-3/Business. Filed by Paul G. Reis of The Reis Law Firm for Plum Creek Partners, LLC. 3j. Docket No. 80 -01 ADLS Hazel Dell Corner Center Identification Ground Signs Petitioner seeks Architectural Design, Lighting, Landscaping Signage for center identification ground signs. The site is located at the northwest corner of Hazel Dell Parkway and 131st Street. The site is zoned B-3/Business. Filed by Paul G. Reis of The Reis Law Firm for Plum Creek Partners, LLC. Paul G. Reis, attorney, 12358 Hancock Street, Carmel, appeared before the Commission representing the petitioner as well as Mark Monroe, land use planner and law clerk. Brian Chandler of Plum Creek Partners, Cort Crosby of Schneider Engineering, and April Hensely of Leach Hensely, architects, were also in attendance. The site is approximately 4.21 acres in size and currently zoned B-3/Business. There are six lots that make up this commercial subdivision. A medical office and day care center have previously been approved; lot 3 is undeveloped; lot 1 is the site of the Osco project; lot 2 is undeveloped; and lot 4 is proposed for development. This lot is irregularly shaped and will contain a fairly large retention pond. A significant green area will be retained and there is an asphalt path that will connect the residential areas with Hazel Dell Parkway and the project. Additionally, for pedestrian use, there will be an 8 -foot asphalt path connecting to the area. The important features of the plan include a 30 -foot greenbelt around the entire lot. There will also be another 20 feet of greenbelt between the edge of pavement and the property boundary line of the project -50 feet of greenspace before edge of pavement. The petitioner is preserving as many significant trees as possible along the boundary and additional plantings of 48 trees and 80 shrubs are shown on the landscape plan. There are two dumpster locations; both dumpsters are bricked to match the exterior of the building, with a roof. There is also landscaping in the islands on the north and south of the proposed building as well as landscaping in the large green island on the edge of the lot. The photometrics plan minimizes light spillage into adjacent areas —the light poles will not exceed 20 feet in height and the fixtures will be shoebox, down lighting. The highest reading is point 12 foot candles. The building was designed to meet three criteria: Residential in character and low in scale —the height of the building will not exceed 20 feet. Red brick is the primary building material with beige EFIS accent panel and accent areas. There will also be dimensional gray shingles consistent with residential construction in the area. Page 11 The second point is that the design of the building is consistent with the style and design of those buildings previously approved in the complex. Thirdly, it is important to note that the design of this building is complementary to and compatible with the adjacent residential areas. With the scale of the building and the pitch of the roof, and the complete enclosure of all mechanical equipment, this will in fact serve that purpose. The site line from the residential development is such that at 20 feet, the neighbors will not be looking down into the building and seeing roof -top equipment. At this time, there are no specific tenants under contract, however, there is some sign criteria for tenant signage that would occur along the east facade of the building. The signage would include individual lettering, back -lit, one sign per tenant, and the color would be per the tenant preference. The size would be determined pursuant to the Sign Ordinance for multi tenant, ground floor buildings. Currently that would require BZA approval for the signage —under the B -3 district, the use is a special use; however, currently going through the process is a revision to the Sign Ordinance that may impact this particular site. In regard to the Signage: two identification signs are being introduced into the area; one off the entrance to Hazel Dell Parkway, the other off the 131 Street entrance. One of the signs is to provide signage for certain tenants that would be located within the multi building complex off the 131 Street entrance. The second sign would be a multi- tenant complex identification sign that would be on Hazel Dell Parkway. Most likely, the name would be Hazel Dell Corner and consistent with the name of the Subdivision. But for purposes of illustration, the name Hazel Dell Commons is shown. The letters will be back lit, the style of the sign incorporates a masonry base with an EFIS material consistent with materials found in the buildings within the complex. The size of the signs will be consistent with the ground identification signs allowable for multi tenant, ground floor buildings under the Sign Ordinance. All of the issues raised and discussed by the Technical Advisory Committee have been addressed by the petitioner, and at this point, there are no outstanding issues known. Jon Dobosiewicz asked that the Special Study Committee direct attention to lighting of the signs. As proposed, the ground signs will require Variance approval by the Board. The Department is not in favor of the identification of the tenant names on the signs as proposed. The Department would favor only identifying Hazel Dell Corner as a subdivision that would be more consistent with the residential area. These signs will be considered more a "Subdivision Sign" in appearance than a commercial advertising sign for purposes of identifying tenants in those areas. Most of the issues identified in the Department Report are issues that we would like discussed at the September 4th Special Study Committee meeting. Leo Dierckman asked that renderings of the other buildings be brought to the Committee meeting as well as any other signage approved. Ron Houck said he was concerned about the large expanse of floor -to- ceiling glass between the Page 12 brick portion of the front elevation, and it would be more aesthetically appealing if that were not the case. Also, there is an opportunity here for soft, down lighting based on the design presented. Dave Cremeans asked that a consistent sign size and color be considered, since this is a residential area. Nick Kestner asked that either the same type -face be used or the same color. Clarification: There is potential for a drive thru such as a bank although there is not a specific tenant as yet. Parking seems to be minimal, and the multi purpose path might be better brought in at another location rather than on the "blind curve" from the north. The pedestrian path also needs to be clearly marked. Mr. Reis said he would look at it, although it follows a storm drain. Jon Dobosiewicz commented that a restaurant is not permitted on the current property. *Note: Patrick Taylor, 13245 Cameo Court, immediately behind lot 2 and adjacent to the site, wanted to go on record expressing concern with trees on his property adjacent to the site that were damaged as a result of the petitioner's site work. Mr. Taylor requested that the applicant work with him to correct situation. 4j. 84 -01 ADLS Merchants' Pointe, Lot 4, Macaroni Grill Petitioner seeks Architectural Design, Lighting, Landscaping Signage for a Restaurant. The site is located at 2375 East 116 Street. The site is zoned B- 8/Business and is located partially within the SR 431/Keystone Avenue Overlay Zone. Filed by James J. Nelson of Nelson Frankenberger for Brinker Indiana, Inc. Jim Nelson, attorney, 3663 Brumley Way, Carmel, appeared before the Commission representing the applicant. Also in attendance were Robert Montgomery of Brinker Indiana; Barbara Eden of Carson Design; and Phil Warrenburg of Weihe Engineers. A drawing was displayed for the approved, primary plat of Merchants Pointe, to be developed by The Linder Group. The primary plat provides for 7 lots and the right -of -way promised to the City of Carmel for the widening of 116 has been dedicated. Over the last six months, the Plan Commission has approved 5 ADLS requests for five of the seven lots, specifically lots 2 and 3 for O'Charley's Restaurant and Longhorn Steakhouse, lots 4, 5, and 6 for Borders Bookstore, the two -story office building, and the small retail and service building. There are two lots remaining: one at the corner of AAA Way extended, and lot 4 at the corner of Keystone and 116 Street. Lot 4 is the site selected for the Macaroni Grill and Carmel will be number 258 of the Macaroni Grills throughout the United States either in operation or up and coming soon. Macaroni Grill is a very successful division of Brinker International, described as an all occasion restaurant that provides an eating rather than a dining experience. Page 13 Some of the salient features include white tablecloths, entry through the kitchen, and tableside view of the kitchen and food preparation while seated at your table, and greetings by a friendly waiter —some with a song. A background of soft, Italian music accompanies your dining experience and when seated, you are offered a jug of Chianti wine, permitted to enjoy on the honor system. The perimeter landscaping and site lighting is all pursuant to the previously approved landscape and site lighting plan that was part of the original primary plat. Foundation plantings are being provided around the building, and the drawings are in the informational booklets. With respect to the architectural design, it is Italian architecture and includes natural stone and arches. The drawings provide the north and east elevation. There are wooden canopies over the windows, an open trellis extending forward from the front of the building, and arched entry -way providing a canopy effect to the recessed entry. The trash area is constructed of the same stacked stone as the building and is totally enclosed. Three signs are proposed; three signs are permitted under the Sign Ordinance. No signage is adjacent to Keystone. The first sign is on the north elevation of the building, the second sign is on the west elevation, and the third is a ground sign of the design and style approved for the entirety of Merchants Pointe in the form of a monument sign. Department Report, Jon Dobosiewicz. The only issue to be reviewed by the Committee is the Ground sign proposed for this location in relation to the others along the corridor. There are Some concerns, and there needs to be consistency on this issue. Nick Kestner asked about the "To Go" facet of the restaurant. Mr. Nelson said it is possible to call ahead and place an order; the "to go" sign is on the east elevation of the building, 3 square feet in size, within the sign parameters for an informational sign. Robert Montgomery, Brinker International, explained that this is not in any a drive -thru. This is a service being offered whereby if people phone ahead, orders can be taken outside. Docket No. 84 -01 ADLS, Macaroni Grill, was referred to the Special Study Committee for Further review on September 4 at 7:00 PM in the Caucus Rooms. 5j. Docket No. 87 -01 DP Amend; North Haven Office Building Petitioner seeks Development Plan Amendment approval to modify a previously approved building design. The site is zoned R- 5/Residence. The site is located at 9800 North Gray Road. Filed by Charles D. Frankenberger of Nelson Frankenberger for C. P. Morgan Co. This item officially Withdrawn by Petitioner prior to meeting date of August 21, 2001. K. Adjournment at 9:30 PM. Page 14 Ramona Hancock, Secretary Page 15 Marilyn Anderson, President