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HomeMy WebLinkAboutMinutes PC 05-15-01CARMEL /CLAY PLAN COMMISSION May 15, 2001 MINUTES The regularly scheduled meeting of the Carmel /Clay Plan Commission was called to order at 7:00 PM in the Council Chambers by President Marilyn Anderson. Members present were Marilyn Anderson; David Cremeans; Leo Dierckman; Linda Flanders; Wayne Haney; Ron Houck; Nick Kestner; Dianna Knoll; Norma Meighen; Pat Rice; Paul Spranger; and Wayne Wilson. Department of Community Services staff in attendance were Director Michael Hollibaugh, Jon Dobosiewicz, Kelli Hahn, and Laurence Lillig. John Molitor noted a hearing was held in the Leeper Electric case which has been pending for a couple years, during which discussion included whether the court should appoint appraisers due to a taking of the use of the property from the landowner. It is anticipated that the judge will rule to appoint appraisers because of the continued delay in approval of the Wingate project (item li. Under Old Business). We hope the judge will adopt our proposed findings of fact rather than the plaintiff's. Regarding litigation on the Parkwood West PUD, a tentative settlement was reached in all three cases (re: the Open Door Law, the validity of the ordinance itself, and alleged violations related to the redevelopment law). The settlements would mean the developer would shift all improvements approximately 40 feet to the east, and provide additional landscaping for the parking garage on the west part of the development. This does not affect the ADLS petition on tonight's agenda (item 8i). However, it will affect the Development Plan approved as part of the PUD part of the process. The ordinance includes a provision for minor modifications to the Development Plan, which could be renewed and approved by the Director. John Molitor recommended the Commission hear the ADLS petition this evening, then Mr. Hollibaugh will be able to approve the modifications to the Development Plan in order to get this lawsuit settled. Mr. Dobosiewicz referenced a memorandum distributed to Commission members, which affects the following agenda items: Docket No. 39 -01 ADLS for Meijer Convenience Store, is tabled to June 19, 2001. Docket No. 109 -99 DP /ADLS for Wingate Inn, is tabled due to pending litigation. Docket No. 25 -01 Z for College Hills PUD remains at Subdivision Committee. Docket No. 46 -01 ADLS for Dan Young Chevrolet is tabled to June 19, 2001. Jon also asked Commission members to consider two exhibits attached to the memorandum regarding Docket No. 42 -01 DP /ADLS for the Heart Hospital and Medical Office Building, Meridian at 465. These were in response to a request for information from the Department. s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 1 The Chairman announced items tabled this evening. They are lh, Meijers Convenience Store; li, Wingate Inn; 7i, College Hills PUD; 5j Dan Young. H. Public Hearings: 2h. Docket No. 42 -01 DP /ADLS; Meridian at 465 -Heart Hospital and Medical Office Building Petitioner seeks Development Plan and Architectural Design, Lighting, Landscaping Signage approval for a hospital and medical office building. The site is located at the southwest corner of 106 Street and US 31. The site is zoned B -6 /business and within the US 31 Overlay Zone. Filed by Paul G. Reis of the Reis Law Firm for REI Investments, Inc. Paul Reis, 12358 Hancock Street, Carmel represented the petitioner, along with Julie Christiansen of REI Investments. REI is the property owner and co- developer of the property with Bremner Wiley. Tom Ford of Pflum, Klausmeier Gehrum, traffic consultants for the project, was also in attendance. The site is 13.5 acres in size located at the southwest corner of 106 Street and US 31. Thomson Consumer Electronics Headquarters is south of the site, while Meridian Office Plaza is east, across US31. Indiana Farmers Insurance is across 106 Street, along with Perkins Plastic Surgery Center, and residential areas. The site goes across Illinois Street, and up to 106 Street, and is zoned B -6 which allows hospitals and medical office buildings as permitted uses. The site is also subject to the US31 Overlay Zone Ordinance. As such, the Plan Commission must approve the Development Plan for the site, as well as the architectural design, lighting, landscaping and signage, access to the property, site layout, parking, and site circulation. The proposed development consists of an acute care cardiac hospital, as well as an attached medical office building. Due to the specialized nature of the hospital, there will be a chest pain center in lieu of a full emergency room, thus limiting ambulance traffic coming to the hospital. Overall traffic will be considerably less than a general hospital, and will also be less than the office development previously approved for this site. The hospital building consists of two components; the acute care and support area on the first floor, along with surgery room, radiology labs, and all the support dealing with the cardiac surgeries. There will also be a service area that contains the mechanical equipment for the building. The second component is a patient bedtower, 3 stories above the first floor building, which will house up to 120 patients. It is anticipated there will be approximately 200 employees at the hospital during the day shift. With the penthouse on top of the bedtower, the total height will be 76 feet. The maximum height allowable in the B -6 district is 150 feet. The attached medical office building is a three -story structure, 53 feet s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 2 in height, which will provide office space for the doctors practicing within the Heart Hospital. The elevations submitted with informational packets were described, along with a computer generated perspective view from the south, looking northwest into the site from US 31. The buildings have been designed to conform to the general character of the US 31 corridor, and to utilize the "golden section" with regard to scale and proportion. The building exteriors consist of architectural, pre -cast concrete, metal, and glass. Material samples were shown. The building has been designed to fully enclose the air conditioning condensing units and chillers, and the emergency power generator. The cooling towers are atop the buildings, enclosed by pre -cast concrete walls. The mechanical equipment for the medical office building will be on top of the building, and will be screened pursuant to the Ordinance with the pre -cast, concrete screening wall. The site was designed to provide functionality and efficiency to the project, as well as to address safety, traffic, noise, and lighting issues. Due to the footprint of the building and the unique physical characteristics of the site (narrow to the north and wider to the south because of the existing Illinois Street), the project provided certain challenges. Significant issues addressed were: 1) Preservation of the existing tree stand in the northeast corner of the site. While some of the trees will be removed for surface parking, and there are also drainage issues in the area, the trees will be preserved as much as possible. 2) Location of all parking located east of Illinois Street. Two entrances to the hospital have been designed. One entrance will segregate the employee and service traffic from the general traffic for patients and visitors. This will also provide a service drive for the physicians to enter their reserve parking in the front, and to allow them quick access to the hospital. The second entrance provides the fire department with access to the service drive around both buildings. The petitioner has added and enhanced the landscaping along US 31 because of the parking that is being located within the 90- foot build -to line area; this will keep all the parking east of Illinois Street and still function efficiently for the hospital. We have also been in contact with INDOT, and the site plan is consistent with the current plans on file with US 31 improvements. The petitioner is also preserving trees on the west side of Illinois Street, and will be adding trees on the west side of Illinois Street to further screen the adjacent residential areas from the project. The lighting plan is on file with the Department, and is in conformance with the requirements of the Overlay Zone. By placing all parking east of Illinois Street, the lighting is reduced to zero illumination at the northbound lane of Illinois Street. Proposed signage was illustrated in the packets. A sample of the internally illuminated lettering proposed on the buildings was shown. The development will be an acute care, cardiac hospital, which differs significantly from a general hospital, or the previously approved office development. Traffic consultants indicate the project will have a negligible impact on the surrounding streets, particularly s:APlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 3 during the AM and PM peak hours. No additional traffic control modifications are anticipated for the project. At the time of filing in March, two different site plans were presented -one with a parking garage, the other with surface parking only. Once the size of the Heart Hospital was defined, it was determined that the parking would fit within the surface parking area. The cost of building a parking garage is not economically feasible, and the number of spaces would not be necessary based on the size of the hospital and the medical office building. The petitioner has filed variances to be able to locate parking within the 90 -foot build -to line, but the intent is to keep all of the parking to the east, away from the adjacent residential area. The petitioner is in the process of making some minor revisions to address concerns of the Technical Advisory Committee. Resolution of these issues is anticipated this week. Members of the public were invited to speak in favor of the proposal. Jeff Reynolds, Property Manager representing Thomson Multi- Media, Inc, 10330 North Meridian Street, spoke in favor of the proposal because construction of the vacant land will decrease their common area maintenance charges for the office park. In addition, the continued ability of REI to be pro- active in the planning; i.e. the landscape plan as well as the traffic issues being addressed, and bringing a client to the land that provides a much lower impact on rush hour traffic was lauded. He also feels the stated plan (locating all the HVAC equipment at the far end of the facility and having it completely enclosed) will enhance the livability of the area. Dr. Steve Perkins, 106 and Meridian, Meridian Plastic Surgery Center, is in favor of the proposal from the standpoint that the number of employees in this project would have less impact on the area than an office building. The shift hours would vary from the typical office (8 -5) hours and would not negatively impact the current traffic, which is helpful due to the increase in traffic on 106 Street. The proposal is also an upstanding medical facility, which will enhance the area. Organized remonstrance began with Steve Mears, attorney, 8395 Keystone Crossing, Indianapolis, representing the neighbors residing west of the property, the Reserve 2. Their concerns are light spillage, location of the detention pond, removal of the trees and installation of a landscape buffer. The neighbors want to ensure they will not be able to hear the mechanical equipment. Traffic will have a potential of a 24 -hour operation. The neighbors also hope for a commitment from the petitioner that they will not come back to seek approval of a helicopter pad. The current proposal may result in the property being overbuilt. Norm Tabler, 313 Millridge, whose backyard abuts the property line of this proposal, spoke of concerns with appearance, traffic, and noise. He feels it is overbuilt, with a sea of asphalt. More land and trees would provide a buffer. We are talking about a 24 -hour, 7 days a week operation, involving shift changes, which also involves traffic at all these s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 4 times. The entrances (on Illinois) and ingress /egress at shift changes would be better off 106 Street. The emergency entrance chosen is the closest possible to the residential area /and will become the after -hours entry. This puts a burden on the neighbors that should be avoided. Noise from a 24 -hours a day, 7 days a week operation could be a continuing burden and disturbance. The thought of a helicopter is terrifying, and trash pick -up is another item that needs to be considered from the standpoint of the neighbors. Dave Fronek, 373 Millridge Drive, Reserve Subdivision, is concerned about the few trees that will be left at the corner of 106 and Meridian and on Illinois at the retention pond. The site will be overbuilt in terms of parking, and noise is a big concern. They already suffer from a Lilly building with noise pollution. The public hearing was closed. Staff comments -Items are addressed in the Memorandum referred to earlier. Mr. Reis said the petitioner is very sensitive to the issues raised by the neighbors and he will endeavor to address those. The retention pond is the site of the one previously approved for an office project that had been approved for this site. The number of parking spaces proposed is felt to be appropriate for the operations planned at the site. The 32 spaces for physicians are important as to the function of the facilities. The petitioner plans to landscape this so it is not visible from the highway. Denial of some parking spaces would not adversely affect the operations, but the petitioner feels their suggested number of parking spaces is needed to make this a premier facility. There is a building in the (area) development that creates considerable noise, and is one reason for the design of the equipment for this facility. The service area where trash pick -up will occur is designed far away from the residential area, and hours of use can be addressed. Some trees that will be removed are to promote proper drainage for the site. At this time there are no plans for a helicopter pad for this facility. Mr. Houck questioned the "at this time" regarding a helicopter pad, and suggested neighbors would feel better if they knew there would be no helicopter pad any time. Julie Christensen, REI, compared the proposed Heart Hospital to the Methodist Medical Plaza at I -465 and Meridian, an out patient surgery center. This, however, is a Heart Hospital, and along with one proposed by Community Hospital, would be the first two in this area. Ron Houck asked if the retention pond might be reconfigured to minimize the number of trees impacted, or to have more than one retention pond. Ms. Christensen said there are other options that might affect more trees. The Chairman suggested this topic be addressed at Committee. s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 5 Mr. Dierckman asked who will be the ultimate operator of the facility. Ms. Christensen said it would be a partnership of Central Indiana Health Systems, which will develop a business that will allow for physician ownership. Ms. Christensen said they estimate a maximum of 25 physicians on staff, and during a typical day shift a possibility of up to 200 employees. Paul Spranger said the Heart Hospital seems a suitable use for this site, but he wanted to address the US 31 Corridor issue. A great effort has been made for the appearance of structures oriented to US 31. The Committee needs to take a hard look at the appearance from that standpoint, and consider also the trees that will lose their leaves in the winter, thus affecting the view. Pat Rice asked about the emergency runs. It is not anticipated there would be a heavy load of emergency vehicles, and there will be commitments for the emergency vehicles to turn off their sirens when exiting US 31, unless specifically needed. Mr. Cremeans would like to make sure the Urban Forester is on top of the situation regarding tree removal and replacement, even if the retention pond stays in the location now proposed. Mr. Houck wants the Committee to address the building footprint, perhaps considering the consolidation of two, one -floor buildings into one, two -story building, thus adding open space, and perhaps considering the re- location of the emergency room farther away from residences. Julie Christensen said there are practical difficulties in structuring surgical suites on multiple floors. The hospital was designed from the inside out, determined by operational needs; then the footprint was established. Proximity of the operating rooms to the pre -op rooms, to the chest pain center, catherization labs, etc. need to be designed with certain proximity to each other. The petitioner is willing to take a look at the suggestions. The project will proceed to Special Study Committee on June 5, 2001 at 7 p.m. 3h. Docket No. 47 -01 CA; the Retreat Petitioner seeks Commitment Amendment approval to revise the approved Preliminary Site Plan and No Build Zone. The site is located north of I -465 and west of Westfield Boulevard. The site is zoned R -4 /residence. Filed by Harry F. Todd of Gibraltar Properties, Inc. Harry Todd of Gibraltar Properties stated that in 1999 nine commitments were made at the time of the rezone for this property. The petitioner is seeking to modify some of these commitments. Commitment 3A was to build according to the preliminary site plan. The petitioner would also like to vary a commitment for a 150 foot no -build area. There are four modifications to the site plan; two require no amendments, since governmental agencies requested them as part of their commitment. One change is along the northern border of the property, and is a result of a suggestion by the Technical Advisory s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 6 Committee to keep a rolling area at this boundary for aesthetic benefit, thus moving three buildings to another location. The second change regards the walking trail around the lake. The Army Corp of Engineers determined this area included pre- emergent wetlands, so the walkway has been eliminated in order to keep the wetlands intact. The third change was a developer mistake. The tennis court has been moved north of the clubhouse. For liability reasons, they would like to remove a pier from the plans for safety. In addition, a 24 x 36 square foot maintenance building was omitted from the preliminary site plan, and has been built within the 150 foot no -build zone parallel to I- 465. That no -build zone was originally for County Highway benefit, and County plans have changed since that time. There are 360 units on the site plan. Members of the public were invited to speak in favor of the proposal. None appeared. Ray Snyder, resident of the Retreat, said he was not noticed of the petitioner's plans to change the original commitments; none of his neighbors has been noticed either. Mr. Todd apologized for the lack of communication with residents. He does feel prospective residents were shown the current layout rather than the original site plan for the Retreat. The Chairman questioned management showing prospective residents plans that had not been approved, and not communicating with residents. The Department said there are a lot of issues to be discussed, and suggests these be addressed at Subdivision Committee. It also needs to be determined whether proper notice was achieved. Pat Rice asked about resident access to the lake if the walkway has been withdrawn, since lake access was offered to prospective buyers /renters. Dave Cremeans was very concerned about the location of the maintenance building being at a focal point from I -465, and how these typically deteriorate as time goes on. The petitioner committed to screen the building as much as possible with landscaping, since it is highly visible from 465. The Chairman said that this project will be reviewed on June 5, 2001 at 7:00 PM by the Special Study Committee. I. Old Business: li. Docket No. 109 -99 DP /ADLS; Wingate Inn Currently Tabled due to pending litigation 2i. Docket No. 186 -00 Z; DePauw Rezone Petitioner seeks favorable recommendation of a rezone from the S- 2 /residence district to the B -5 /business district on 1.87 acres. The site is located northwest of West 131s Street and North Meridian Street. The site is zoned S -2 /residence. s:APlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 7 Filed by E. Davis Coots of Coots Henke Wheeler for CH Land LLC. 3i. Docket No. 187 -00 Z: DePauw Rezone Petitioner seeks favorable recommendation of a rezone from the S- 2 /residence district to the B -5 /business district on 9.42 acres. The site is located northwest of West 131s Street and North Meridian Street. The site is zoned S -2 /residence within the US 31/Meridian Street Overlay Zone. Filed by E. Davis Coots of Coots Henke Wheeler for CMC Properties Inc. 4i. Docket No. 188 -00 Z; DePauw Rezone Petitioner seeks favorable recommendation of a rezone from the S- 2 /residence district to the B -5 /business district on 10.02 acres. The site is located northwest of West 131s Street and North Meridian Street. The site is zoned S -2 /residence within the US 31/Meridian Street Overlay Zone. Filed by E. Davis Coots of Coots Henke Wheeler for DePauw University and Earlham College. Mr. Dobosiewicz stated that as of today, the Department has not received specific plans regarding the intersection at 131s Street and US 31, and since receipt of such information was a condition before returning to full Commission from Committee, this project will remain at Committee. Mr. Dave Coots spoke on behalf of the petitioner and stated this is a rezone application, not an ADLS application, or a construction permit. His understanding was that the petitioner was required as part of the ADLS review to have consideration and approval by the City Engineer of the proposed Meridian Corners intersection (the entrance to both tracts) and the filing and approval of a development plan and ADLS application. He requests that the rezone be voted on this evening and forwarded to the City Council, knowing that ADLS approval will be contingent on resolution of issues referred to earlier. Mr. Molitor commented that there has been an exchange of letters between Mr. Bramen (representing DePauw University) and him with regard to the reservation of a certain number of acres, item 4i. in particular. There is a concern that all three items need to be considered as a package when they go before City Council because the reservation of some or all of the 10.02 acres may be a condition of moving forward. Mr. Dierckman stated the curb cut issue was to be dealt with prior to this evening, and that this should be tabled until this issue, and others, are resolved. These applications will be returned to Special Study Committee for further review on June 5, 2001. 5i. Docket No. 14 -01 Z; USTA PUD (Pending Subdivision Committee action 5/10) s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 8 Petitioner seeks favorable recommendation of a rezone from the R -1 /residence district to a PUD /planned unit development district on 1.920 acres. The site is located on the northwest corner of East 96 Street and the Carmel/Clay Monon Greenway. The site is zoned R -1 /residence. Filed by John K. Smeltzer of Bose McKinney Evans for the Midwest Youth Tennis Foundation. John Smeltzer, attorney with Bose McKinney Evans, 600 E. 96 Street, appeared before the Commission representing the Midwest Youth Tennis Foundation and the USTA Midwest Section. Mark Saunders, Executive Director of the USTA was in attendance, along with Jay Hacker, Board Member, and Steve Granner, Planner with Bose McKinney and Evans. In an attempt to assist the full Commission in their deliberations, hand delivered packets were provided to the Commission members last Friday detailing changes made to the PUD between initial filing and the final changes proposed by the Subdivision Committee on May 10 The May 11 cover letter details the major changes, including the red -lined version of the PUD Ordinance. Revised color renderings of the building showing different brick colors are also included. The yellowish brick has been eliminated as well as the tennis player depicted on the south elevation. Both the USTA and the Committee would like to reach a consensus on ADLS and the petitioner has agreed to review some of the landscape and design issues raised at the Subdivision Committee level. The Subdivision Committee forwarded a favorable report to the full Commission, and Staff also recommends favorable consideration. Mr. Houck, Subdivision Committee Chairman, said the Committee attempted to identify all of the issues regarding the PUD. The Committee discussed traffic, compatibility with the area, impact and proximity to the Monon. The Committee also re- visited the history of this property back to the Five Seasons. Although the history was somewhat confusing and clouded, it was clear that a determination needed to be made on this project today regarding compatibility and sensibility for the area. With that, an approval was reached, 4 -1, to return to the full Commission. Mr. Houck said the Ordinance had been gone over section -by- section, page -by -page, line -by -line, and a number of changes were made to improve the project and minimize impact on the adjacent area. Dave Cremeans recollected that this land was dedicated, open greenspace when the Five Seasons was originally approved. Ron Houck said this was definitely part of the confusion referred to earlier. Dating back to the 1994 Five Seasons rezone, there were four parcels —three of which were combined to make the current Five Seasons, and this particular parcel was split off. Confusion probably resulted from parking landbanking was originally provided for parking, and other space was found for parking on the three parcels. Again, when the three parcels s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 9 were combined, the fourth one was split off and it is probably unclear, but the sense is that it was still under the Special Use originally applied for, even though it was split off. Even if that were the case, the petitioner had the right to request the change. The Committee's scope of review for Today was, "Did that change make sense Dave Cremeans reiterated his thought that this was to have been dedicated open space. It is not known that this was a formal commitment, but that was certainly the general feeling among the members of the Plan Commission. This is a great project and a good use of this parcel, but the concern is more global than this issue; and does this establish a precedent. The concern is where the line is drawn. Ron Houck understood Dave Cremeans' sentiments. However, there was some confusion at the time of original presentation about the combining of parcels. At some time, this parcel was split off. There are two schools of thought: How the Committee reviewed it, and what was done in terms of recording the parcels and combining the parcels at the time of recording in Noblesville. There was obviously a legal process that occurred that seemed to differentiate this parcel from the remainder, and the Committee needed to consider it in the project before them. Pat Rice said this came through the Board of Zoning Appeals as a Special Use for the entire parcel, and the parking was that part which was to be used for future parking and then discovered that it was not needed. Unbeknown to the BZA, the community, and anyone, that piece was split off and recorded in Noblesville, but it did not come through the Plan Commission, so none of us knew. Yet the original agreement had a binding agreement for successors for Special Use, to keep it Special Use. Pat said she did not participate in the second Committee discussion because, in her opinion, "From the very beginning, we've been given less than truthful assertions, both by Five Seasons' letter with a number of things that are simply not truthful, as well as a representative of USTA." The integrity of this body is being compromised by being asked to approve a rezone under the PUD on inadequate to outright false representation. Wayne Wilson said he has been a member of the non for profit athletic organization business for a number of years and feels it is good that the USTA has chosen to bring this facility to Carmel. He feels the Committee has done an excellent job in its consideration. While unaware of past history on the parcel, it is important for the community, and for accessibility to the Monon trail nearby. The building is very compatible with the Five Seasons and with the area. Marilyn Anderson asked if the commitment for use of the parking lot and access to the Monon would be binding upon successors. Mr. Smeltzer said they had not made a commitment, but if that is part of the process, as far as use of the parking lot, they would be willing to do that. There was a question as to a trail connecting between the Monon and the right -of -way. Mr. Smeltzer explained that the right -of -way has been dedicated to Hamilton County. A letter was sent to Les Locke, the County Engineer, and Mr. Locke requested specifics on the materials to be used, and the width of the path. s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 10 Leo Dierckman asked why these commitments were not made and included with the package PUD at the Committee level before it was sent to full Commission. Ron Houck explained that there is already a plan for the parcel east of the Monon to become a trailhead with parking and facilities. The Committee did not specifically ask the petitioner to provide a written commitment, we asked for their commitment to provide access to the Monon from their parking lot and to make their parking lot available to users of the Monon. The petitioner volunteered to make their building facilities available to the Monon during such times as the building was staffed. The Committee did not ask for this to be a written commitment, but if that is desired, the petitioner is willing to do that. Marilyn Anderson asked for a commitment that if the building is sold, the commitment will remain in force with the property, no matter who owns the building. Mr. Smeltzer said the commitments would run with the land. The petitioner will make a written commitment to provide the connection to the Monon, for use of the parking facilities after office hours and on weekends, and reasonable use of the restroom facility during such time that the building is staffed and open. This is an office building and there must be some control. We are hoping the trailhead will have restrooms that will be used by most users of the trail. Dianna Knoll said the main point, with regard to the Monon, is that the trailhead itself is at the Gibraltar site previously presented. The landscaping will be comparable and blend well with the other areas to make a connection for access to the Monon. In response to questions from Linda Flanders, Mr. Smeltzer said the signage will be US Tennis Association. The reason for this site is for the exposure in Carmel as well as 465. The USTA Hall of Fame will be on the first floor; the second floor will be leased. This is an office building; currently, USTA is in Castleton in an office building. Mark Saunders, 371 Bolin Court, Carmel, Executive Director of the Midwest Youth Tennis Foundation, U.S. Tennis Association addressed the Commission. The USTA currently leases about 5,000 square feet of office space in Castleton. The mix is mostly corporate, and USTA is the only sport association in the current building. In the proposed building, it is anticipated that the first floor will be occupied primarily by tennis organizations and the Hall of Fame. The petitioner hopes to bring the Foundation, District Office of the Central Indiana Tennis Association, MJTL Chapter, the Hamilton County Community Tennis Association, and the Indianapolis Community Tennis Association to this site. Other national bodies have not been approached, but it is hoped they might be encouraged to come to this facility. The national organization owns its own office building in White Plains, New York and has 17 sectional associations across the country, of which we are the second largest. USTA will own this building fully. s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 11 Pat Rice inquired about the percentage of the facility that would be occupied by tennis- related businesses. Mr. Saunders said there are 5,100 square feet on the main floor and 2,800 square feet for the Hall of Fame; all under their jurisdiction. Approximately 3,000 square feet on the main floor would be tennis associations we hope to attract. The second floor will be leased to other NGB's, although they haven't gone further in the process yet to know specific tenants. Initially, they would need to generate income from leasing the second floor. We will occupy approximately 75% of the main floor, and perhaps 25 -30% of the overall structure. It is their intent to be in the facility long term. The U.S.T.A. is already very visible in the community, and this will be enhanced with the presence of this facility. Medical and office space have been removed as possible tenants in the PUD, per Mr. Saunders. Ron Houck moved to approve Docket No. 14 -01 USTA PUD, seconded by Mr. Wilson. The vote was 6 in favor, 6 opposed (Anderson, Cremeans, Dierckman, Flanders, Meighen, and Rice). Following a brief recess, Ms. Anderson clarified the vote on Docket No. 14 -01 USTA PUD. The 6 -6 vote was a NO DECISION vote; this item will be forwarded to City Council. Ron Houck then made a formal motion to send the USTA PUD on to City Council with a "No Recommendation" vote, seconded by Mr. Cremeans. The motion was APPROVED by a vote of 9 in favor, 3 opposed (Spranger, Kestner, Wilson). Mr. Houck clarified that if the item is approved at City Council level, the USTA will return to the Commission for ADLS review. 6i. Docket No. 22 -01 ADLS; Mayflower Park Subdivision Petitioner seeks approval to establish a Subdivision sign. The site is zoned I -1 /industrial within the U.S. 421 Overlay Zone. Filed by James W. Browning of Browning Investments Ron Houck moved to TABLE this item up to thirty days or if the petitioner appears this evening, seconded by Leo Dierckman. This item is Tabled for a period of time up to 30 days, since the petitioner was not present when this Docket was called. Later in the evening, Ron Houck moved to remove this item from the table so that it could be heard. This motion passed 11 -0. At this point, Linda Flanders asked to be recused from this item, and the request was granted. Jamie Browning of Browning Investments appeared on behalf of the petitioner. Mayflower Park is located between 96 and 106 Streets and Michigan Road. Mr. s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 12 Browning referred to documentation for the exact location on 99 Street south of the RCI Headquarters and north of the proposed Chrysler /Jeep dealership. The major portion of the sign is in stainless steel; the background of the lettering is white baked enamel. The proposed sign is 21 feet long and 8 feet tall, however the tallest letters are only one foot and the smaller letters are actually eight inches. The purpose of the sign is to designate the business park, which caters mostly to office and warehouse uses, and also to designate 99 Street. The landscape plan includes seasonal flowers, trees, and ground cover. The site is approximately 20 feet off Michigan Road, and there are no visibility or line -of -sight issues with the sign. Ron Houck reported that Mr. Browning has appeared before the Subdivision Committee twice, and there are no outstanding issues. The Committee voted unanimously for approval. Dave Cremeans referred the Department to TAB 9, and said the petitioner had incriminated himself with a "flapping in the wind," yellow sign. Mr. Browning said he believes the sign in question is no longer there. Mr. Houck made a motion to approve Docket No. 22 -01 ADLS, Mayflower Park Subdivision, seconded by Norma Meighen. The vote was APPROVED 10 in favor, none opposed, Linda Flanders recused, No Vote -Paul Spranger. 7i. Docket No. 25 -01 Z; College Hills PUD (Pending Subdivision Committee action on May 10) This item remains at the Subdivision Committee for review. 8i. Docket No. 37 -01 ADLS; Parkwood Crossing West, Buildings A, B, C Petitioner seeks Architectural Design Lighting, Landscaping Signage approval for an office complex. The site is located on the northeast corner of West 96 Street and Spring Mill Road. The site is zoned PUD /planned unit development. Filed by John K. Smeltzer of Bose McKinney Evans for Dukes -Weeks Realty. Blair Carmissino with Dukes -Weeks Realty, 600 East 96 Street, represented the petitioner. Mr. Carmissino referred to the lawsuits commented on earlier by John Molitor and stated that these have now been settled. A condition of the settlement included moving the buildings and parking 40 feet to the EAST, and this has been done on a preliminary basis. This can be done without an adverse impact on the ADLS plans submitted with this application. The final engineering has not been done as yet, but most of the landscaping and lighting will be the same, and all architectural design will be the same. s:APlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 13 Inasmuch as the Director has the authority to approve changes up to 10 the petitioner is seeking a favorable recommendation for the plans as submitted. Allen Tucker of CSO is present this evening to answer any architectural questions. Mr. Dobosiewicz feels there will be no substantive changes to the ADLS; if so, it would require a return to the Commission for approval. At this time, the ADLS as submitted is appropriate to be acted upon this evening. The Commission asked the petitioner to briefly identify the issues addressed at Committee. Mr. Tucker showed the decorative light poles at the entrance; the vertical lines of the building have been extended horizontally across the plaza by stained concrete, with the grid going north- south. The same grid on the building is being picked up in the east /west direction via landscaping. The landscaping is mostly junipers, grasses, etc. and is less formal than the rendering. There are large trees on the outer end of the elipse, and in the center there are more large trees. There is a stone wall with seeding areas for signage, and more decorative light fixtures for the pedestrian connector colonnade. The parking plazas (A B) make the stair towers the feature. They extend with covered access to the upper deck, using windows, pre -cast detailing similar to the buildings with a standing seam metal roof. The higher height is where it steps over the road, allowing truck access, then lower to a pedestrian scale. Where the connectors join the parking structure to the main courtyard, it is done very simply with metal columns and a pre -cast base and a standing seam metal roof. We treat it differently in the colonnade. Looking from the northwest, we see the treatment on the spandrels of the parking structure using the same pre -cast that is on the building, off -white with red, horizontal reveals, and finishing it with landscaping of evergreen trees to minimize the view. The connector coming across is a very understated look and that was the intent. Mr. Dierckman reported that the Committee voted 5 -1 to recommend approval of the project. Leo was appreciative of Duke's efforts in working with the Committee. Leo Dierckman moved for the approval of Docket No. 37 -01 ADLS, Parkwood Crossing West, Buildings A, B C, seconded by Paul Spranger. The vote was 12 in favor, none opposed, Motion APPROVED. J. New Business: lj. Docket No. 33 -01 ADLS; Merchants' Square, Carrabba's Grill Petitioner seeks Architectural Design, Lighting, Landscaping Signage approval for a restaurant. The site is located on the northeast corner of Keystone Way and Keystone Way East. The site is zoned B -8 /business and lies partially within the SR 431/Keystone Avenue Overlay Zone. Filed by James J. Nelson of Nelson Frankenberger for Outback Steakhouse, Inc. s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 14 Jim Nelson, 3663 Brumley Way, Carmel, represented Carrabba's Italian Grill. Also present were Mark Wibel of Carrabba's and Barbara Eden of Carson Design. Carrabba's Italian Grill is a division of Outback Steak House and has selected Carmel for a site, the first in this area. The property is one acre in size, and is located at the corner of Keystone Way and Keystone Way East, between MCL Cafeteria on the south and the Tucker building on the north. Carrabba's began in Houston, Texas and was acquired by Outback Steak House in 1995. Today there are 81 Carrabba's restaurants, primarily in the east. Mr. Nelson has eaten at two of these restaurants, both in Florida, and feels they are deserving of their fine reputation as a high- quality family restaurant that offers excellent food at a very reasonable price. Gary Linder says the best way to evaluate a restaurant is from their menu, so Mr. Nelson has provided Commission members with a menu, including some newspaper articles, as the restaurants opened in their communities. Carrabba's will be open only in the evening, and will go toward the Linder Company goal to attract and retain quality companies in the Merchants Square area. The property is zoned B -8, and therefore requires Commission approval of the ADLS plan. The site plan shows the orientation of the building to the north, with the front facing south. One point of access is from Keystone Way, the other from Keystone Way East. The parking area was identified, and the landscaping as a primary feature was shown. A definitive plan of the landscaping is on file, and is not only in the perimeter, but also in the 30 -foot greenbelt along Keystone, within the parking area, with foundation plantings around the building. There will be a planter box running the entire dimension of the front elevation. A ground sign will be at the Keystone Way entrance, shown on the site plan as being perpendicular to Keystone Way. It is the prototype ground sign used many times in Merchants Square. The predominant building material is Smithsonian brick. This will adorn not only the front, but the three remaining elevations as well. Accents to the brick are wood trim at the windows and a wooden entry door. The front elevation was displayed showing the Carrabba sign over the entryway. The trash area is enclosed and constructed of the same material as the building. A wall sign will be on the Keystone elevation, visible to people traveling north and south on Keystone Avenue. Carrabba's has three frontages and is therefore entitled to three signs (one on the Keystone elevation, one on the front of the building, and the ground sign). Mr. Nelson showed a photograph of an existing Carrabba's Restaurant, which illustrates the unique feature of a roof garden. This is the new national identification trade mark of Carrabba's and is symbolic of its Italian heritage and countryside. The roof garden consists of live plant materials indigenous to Indiana, and will be soft lighted. The Urban Forester has reviewed the plans for the roof garden in this Carrabba's. There is no dining on the roof. s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 15 Mr. Nelson said the Staff recommends this petition be forwarded to the June 5 Special Study Committee meeting. Mr. Kestner asked what kind of commitment will exist if the "theme restaurant" was no longer on this site. Mr. Nelson will discuss this with the petitioner and report back. Mr. Spranger asked for a commitment that plant material on the rooftop will be live, and will not be replaced by artificial materials at a later date. Mr. Nelson does not see a problem with this requirement. Docket No. 33 -01 ADLS, Merchants' Square, Carrabba's Grill was forwarded to the Special Study Committee for review on June 5, 2001 at 7:00 PM. 2j. Docket No. 40 -01 ADLS; Merchants' Pointe Lot 2, O'Charley's Petitioner seeks Architectural Design, Lighting, Landscaping and Signage approval for a restaurant. The site is located southwest of East 116 Street and North Keystone Avenue. The site is zoned B -8 /business. Filed by Byron Bohrman of Design and Enginering, P.C. Mr. Jim Nelson asked if this item and the next, might be heard together since they are on contiguous lots in Merchants' Pointe, then voted on separately. This was approved. 3j. Docket No. 41 -01 ADLS; Merchants' Pointe Lot 3, Longhorn Steakhouse Petitioner seeks Architectural Design, Lighting, Landscaping and Signage approval for a restaurant. The site is located southwest of East 116 Street and North Keystone Avenue. The site is zoned B -8 /business. Filed by Warren Koch of WD Partners. Mr. Jim Nelson, 3663 Brumley Way, Carmel represented both O'Charley's Restaurant and Longhorn Steakhouse. Also present are Roy Williams from O'Charley's and Ed Cochrun from Longhorn Steakhouse. The request is for ADLS approval for an O'Charley's restaurant on lot 2 in Merchants Pointe, and a Longhorn Steakhouse on lot 3 in Merchants' Pointe. Merchants' Pointe is located at the southwest corner of Keystone and 116 Street and was presented as a 7 -lot commercial subdivision. By way of background, ADLS approval was received for the first 3 lots in Merchants' Pointe; lot 5 (Borders Book Store), lot 6 (2 -story office building)), and lot 7 (retail service and office building.) We began with those lots because they set the design theme. The consistency of building materials (brick and stone) and consistency of traditional design for the three buildings were intended to provide a backdrop for the four lots that front directly on 116 Street. These may be more individually designed building material, since three of the lots were to be theme restaurants. You will see tonight that what we are providing is a design that is complementary, specifically with regard to design and more specifically, the building materials. s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 16 O'Charley's Restaurant is proposed to be 7,062 square feet in size and will face 116 Street. Its prominent building material is red brick. There is currently an O'Charley's under construction in Glendale, and one in operation at 86 Street and Michigan Road. The primary building material is a muted red brick with a ceramic tile band accent at the entrance; striped awnings; wall- mounted, crook lights; and green tinted glass with green mullions for the window treatment. The roofline is highlighted by a green neon band, which runs around the entirety of the building. Elevations for the west, east, and south were shown. The two signs include one on the building and the prototypical ground sign approved for Merchants Pointe. The Longhorn Steakhouse proposed for lot 3 will be a single story building of 5,072 square feet, Also facing 116 Street. The primary building material will be a hard plank painted siding, as well as stacked stone for the wainscot and columns. The siding is both lapped and vertical, and is a form of concrete, and possesses a 50 -year warranty. The roof is asphalt shingle. An alternative material of brick is provided in the packet, although the stacked stone is preferred by the petitioner because it will match better with improvements coming on lot 1. Signage for Longhorn: Three signs are proposed, since there are three frontages; one on the south, one on the front, and the ground sign. As a point of information, the Carrabba's site, the Longhorn site, and the O'Charley's site are all land leases. At the termination of use by a certain tenant, the building remains under the ownership and would be up for re- letting by Linder, so there is control over the future use of the buildings. Mr. Houck asked for clarification of the neon. Mr. Nelson said O'Charley's has a green neon band, and Longhorn has red channelized neon accents in the roofline. Mr. Houck asked the committee to address this, and also the colors. Mr. Dierckman agreed, and suggests the visibility might not need to be as great here as compared to locations needing visibility from a highway. Pat Rice recommended the client come prepared with an alternative for signage. Both items were referred to the Special Study Committee on June 5, 2001 at 7 p.m. 4j. Docket No. 42 -01 ADLS; Merchants Square, Donatos Pizza Petitioner seeks Architectural Design, Lighting, Landscaping Signage approval for a restaurant. The site is located at 1422 Keystone Way. The site is zoned B- 8 /business and is located partially within the SR 431/Keystone Avenue Overlay Zone. Filed by Kevin Cavanaugh for Donatos Pizza Restaurant. Kevin Cavanaugh, Consultant for Donatos Pizza with office at 7705 Andrew Pass, Plainfield, Indiana, appeared on behalf of the petitioner. Also present were Jeff Cruder, s:APlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 17 construction project manager for Donatos; Steve Canada, Donatos area real estate manager, and George Lucas of Lucas, Mann Associates, civil engineers. The site is in the northwest quadrant of 116 Street and Keystone Avenue, currently the Noble Roman Pizza building. The plan is to demolish this building, and to build a Donatos Pizza on the same site, utilizing the same entry from Keystone Way East, and access points from a shared drive with MCL Cafeteria. We have placed our building in the exact location as is Noble Roman. Our landscape plan has been expanded to include approximately 460 square feet of foundation plantings around the building edge. We have also arranged to preserve some existing plantings along the northwest corner, and another tree at the southwest corner. We have complied with requests of the Urban Forester to change the species of the canopy and shade trees. There will also be a privacy, shadow -box fence along the west property line as a visual barrier from the back of the existing facilities, and behind the proposed Donatos. The building materials will be red brick and a lighter buff -brick that will be the accent band along the wood face block. Kevin Cavanaugh showed samples of the canopy awning material, and of the metal roofing material that is an integral part of the entry tower of the building. One elevation shows proposed signage, the Donatos signature oval on the tower and the Donatos individual letter sign on the central side of the building. Since they are in excess of permitted signage, a variance has been requested. There is also a third, directional sign proposed for guiding customers to the pick -up window. This is a prototypical Donatos building, designed for easy customer recognition as they expand their market in new communities. Photographs of existing buildings were shown. The lighting plan has been modified as a result of Technical Advisory Committee concerns about the light levels at the south property line, adjacent to the Car -X site. The modified proposal now calls for .3 foot candle at the property line. A typical building accent incandescent light fixture was shown, and the style of shoebox lighting for the parking lot was noted in the packets. Staff has no outstanding concerns, and recommends this project go on to Special Study Committee on June 5, 2001. Mr. Houck suggested the Committee consider the color of awnings, as well as the number of signs. It was noted that there are Donatos buildings at 106 and Michigan Road, and one on 116 Street in Fishers that are substantially like the one proposed for Merchants Square. Docket No. 42 -01 ADLS, Merchants Square, Donatos Pizza, was referred to the Special Study Committee on June 5, 2001 at 7:00 PM in the Caucus Rooms. Docket No. 22 -01 ADLS was heard at this point, a summary of which is in the original agenda order. s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 18 Mr. Molitor requested the Commission schedule an Executive Session at 6:30 p.m., immediately prior to the Committee Meeting on June 5, 2001, in order to review a settlement agreement on the lawsuit regarding the Parkwood West project at 96 and Meridian Streets. Mr. Dobosiewicz announced that the June 5 committee meeting might be facilitated by members submitting concerns ahead of time about any items they would like petitioners to address. There are a significant number of items (11 or 12 items) on that agenda, and time might be used more efficiently in this manner. There being no further business to come before the Commission, the meeting was adjourned at 10:10 p.m. Ramona Hancock Marilyn Anderson, President s:\PlanCommission\ Minutes\ PlanCommmissionMinutes \PCMinutes2001 19