Minutes SpecStdy 04-10-01CARMEL /CLAY PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
APRIL 10, 2001
The regularly meeting arl scheduled meetin of the Special Study Committee met on Tuesday, April 10, 2001
at 7:00 PM in the Caucus Rooms of City Hall, Carmel, Indiana.
Members present were: Leo Dierckman, chairperson; Dave Cremeans; Linda Flanders; Nick
Kestner; Paul Spranger; and Wayne Wilson.
Jon Dobosiewicz attended the meeting on behalf of the Department of Community Services.
NOTE: Items 1 and 2 were heard together.
1. 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 5/busl ness district on 1.87± acres. The site is located northwest of West 131 Street and
North Meridian Street. The site is zoned S -2 /residence.
Filed by E. Davis Coots of Coots Henke Wheeler for CH Land LLC.
2. 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 131 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.
Dav y,
e Coots, attorney, Coots Henke Wheeler, 255 East Carmel Drive, Carmel appeared before
Committee representing the applicant. There were two issues from the prior Committee
the p g meeting: property How the was to be accessed and the design of the buildings that were too
residential in style for the Meridian corridor.
Gre g explained lained the re- design of the buildings that are now more in keeping with the
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Meridian corridor. The facade has changed to include more brick, glass, pitched roof, and
basically adopts is the corridor standards. The current proposal is close to the Duke project
immediately to the south and mimics what is already in the corridor.
Mr. Land commented that they specialize in small spaces for entrepreneurs, people who are
moving vin out of their home offices. The space is leased in 300 square feet bays; typically there are
no more typical, than two users in a bay. A ty ical, suburban office user leases 10 to 20,000 square feet
with people and modular furniture, and the density would be one person to every 30 -40 square
feet. The ro osed typical density is one person to every 150 square feet.
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Mr. Coots addressed the issue access. Initially, the only point of access was through the CH
Land project ect that has an office building on the south side and on the north side. There was a
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question regarding setback along Meridian Corners Boulevard that caused a re- footprint of the
building. There is still the question regarding access off 131" Street that will not be answered
either until Meridian Comers Boulevard is completed to 136 Street or until it is known what
will happen with the 10 -acre DePauw tract that is immediately to the north of this tract. The
applicant has met with the DOCS staff, but there has not been a re- design and probably will not
be until ADLS review.
Access can be accomplished off 131" Street until completion of Meridian Corners Boulevard to
136 Street or Illinois Street extension; this would alleviate concerns of the adjacent properties in
Parkwood Subdivision.
Paul Spranger questioned the building as proposed. From the standpoint of U.S. 31, the roofline,
brick facade, glass, etc., the windows may be questionable from a commercial standpoint. Mr.
Land confirmed there would be no evidence of air conditioning units they will be flush and
covered with a grillwork designed to match the brick.
Paul Spranger asked the petitioner if it would ever be possible to convert the building to a hotel.
Mr. Land responded "Absolutely not!" The building is built with one, center stack of plumbing,
two restrooms on each floor, and not workable for a hotel.
Jon Dobosiewicz reported for the Department. The issue most concerned about regard right -of-
way was the City and State's ability to preserve the necessary right -of -way for improvements
along US 31 as well as 13 ls Street and Illinois Street corridor. The Department's support for the
petition would be the dedication of a 60 foot one -half along Illinois Street along the extent of the
property, as well as a 60 foot one -half along 131' Street, and a commit to non- access 131 Street.
The Department would support access exclusively off of Illinois Street and the location proposed
by the applicant may be the most appropriate location as it would intersect with or be across from
the entrance into the property across the street. The Department is also concerned that
ultimately, we are designing against proposed right -of -way. The Department would like a
commitment from the petitioner that would reserve the area that is part of the petition for the
rezone to the north for the purpose of roadway improvements. We are not looking for a
dedication of the right -of -way to the State or the City of Cannel, but we need a commitment to
reserve the area and design the improvements against the proposed right -of -way.
Jon Dobisiewicz requested an illustration that would overlay the current Thoroughfare Plan on
top of this tract so that the Plan Commission can be provided with a good understanding of how
those plans relate to the existing property lines. We can then assure the Commission and the
City that we are not jeopardizing those improvements by rezoning the property.
Dave Coots commented that none of the proposed improvements as they exist today are on the
CMC property. DePauw Tabled its petition for the Rezone, knowing the property fell within the
proposed right -of -way.
Mr. Land said he had no problem with a 60 foot one -half right -of -way along 131s Street, it is just
simple engineering. If the one condition is only the 60 foot right -of -way, we would accept that
as a condition of approval.
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Mr. Land also said that by way of letter to the adjacent homeowners, they had committed to
provide a landscape berm subject to the right -of -way and pipe easement. The major concern
from the subdivision residents was the extension of Illinois Street and related traffic.
Mr. Land asked the Committee to approve, subject to design and right -of -way; Mr. Land would
ask the engineers to super- impose the Illinois Street extension (15 feet) and show the 60 -foot
right-of-way. Mr. Land was also willing to make commitments regarding signage at the entrance of Meridian Corners Boulevard to limit traffic into the adjacent subdivision.
Leo Dierckman expressed concern with traffic into the adjacent neighborhood. It would be best
to g et a letter from the HOA in support of the proposed project, in light of previous comments
from the neighbors.
Jon Dobosiewicz commented the Department may be more inclined to move forward if the
applicant would commit to filing for ADLS approval on the CH Land tract as if it were in the US
31 Overlay Zone. The Department would like an opportunity to meet with the applicant and
discuss issues.
The petitioner agreed to return to the May Committee meeting.
3. 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 130 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 Earlham
College.
TABLED
NOTE: Items 4 through 7 regarding Merchants' Pointe were heard together.
4. Docket No. 198 -00 ADLS; Merchants' Pointe Project Signage
Petitioner seeks Architectural Design, Lighting, Landscaping Signage approval for the
project signage. The site is located on the southwest corner of East 116th Street and
Keystone Avenue. 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 The Linder Group.
5. Docket No. 199 -00 ADLS; Merchants' Pointe Lot 5-- Border's Books
Petitioner seeks Architectural Design, Lighting, Landscaping Signage approval for a
retail building. The site is located southwest of East 116th Street and Keystone Avenue.
The site is zoned B- 8/business and is within the SR 431/Keystone Avenue Overlay Zone.
Filed by James J. Nelson of Nelson Frankenberger for The Linder Group.
6. Docket No. 200 -00 ADLS; Merchants' Pointe Lot 6 General Office
Petitioner seeks Architectural Design, Lighting, Landscaping Signage approval for an
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office building. The site is located southwest of East 116th Street and Keystone Avenue.
The site is zoned B- 8/business.
Filed by James J. Nelson of Nelson Frankenberger for The Linder Group.
7. Docket No. 201 -00 ADLS; Merchants' Pointe Lot 7 Retail
Petitioner seeks Architectural Design, Lighting, Landscaping Signage approval for a
retail building. The site is located southwest of East 116th Street and Keystone Avenue.
The site is zoned B- 8/business.
Filed by James J. Nelson of Nelson Frankenberger for The Linder Group.
Jim Nelson, attorney with Nelson Frankenberger, appeared before the Committee representing
the applicant. Also present were Gary Linder of The Linder Company, and Kevin Woodman of
Cedarwood Development representing Border's Bookstore.
Identification signs and design plans were discussed for Border's Bookstore, the two -story office
building, and the single -story retail service /office building. Merchants' Pointe is a mixed -use
development owned by The Linder Company and located on the southwest corner of Keystone
Avenue and 116 Street.
The plans for Merchants' Pointe were previously reviewed by the Plan Commission, first as a
part of the Rezone request, and secondly as a part of the Primary Plat approval process. The real
estate was divided into seven commercial lots; a master landscape plan and lighting plan were
submitted.
The primary design for buildings on lots 5, 6, and 7 is brick with EFIS, synthetic stucco, neutral
in color, and limestone. Lot 5 is at the southeast corner of Merchants' Pointe and is the site of
Border's Bookstore. Lot 6 is the two -story office building; and Lot 7 is a single story, small,
11,000 square foot retail /service and office facility.
The Board of Public Works and Safety requested the applicant to consider additional landscaping
within a median in the main boulevard. In addition, in the center of Merchants' Pointe
Boulevard (or Parkway) landscaped islands have been provided.
Lot 5 is the Border's Bookstore and the north elevation of the building was shown. The primary
materials are red brick, EFIS, neutral in color. Included for review are the ornamental light
fixtures and two, crook -style lights on the west elevation. Two signs are proposed: one on the
north elevation and one on the west elevation. By way of commitments, no signage is permitted
on the east elevation adjacent to Keystone Avenue. The signs are larger than permitted under the
Sign Ordinance and a variance would be required if approved by the Commission. A substantial
part of the overage in size is due to the black background the letters are 4 feet in height.
Signage is not being requested for the Lot 6 office building at this time. It is not known whether
this building will be a single tenant or a multi- tenant building. Lot 7 is a single -story building
and provides for restaurant, retail/service, and office use. The name of each tenant will be
established on the front facia of their space by individually mounted letters in keeping with the
size requirements of the sign ordinance.
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Regarding the project identification signage, a commitment was made during the rezone that
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there would be no signage, project or tenant, adjacent to Keystone Avenue. However, the right
was reserved to have project identification signage at the comer of 116 th, Street and the entrance
from AAA Way. The ground signs are "sister" signs to those seen in Merchants Square on the
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north side of 116 Street. It is hopeful that "Borders Bookstore" can be placed on the monumen t
sign at AAA Way because they are the primary tenant and under the Sign Ordinance, they are
entitled to three signs; this would also require a variance from the BZA as an off premises sign.
Jon Dobosiewicz reported for the Department. The only question is the landscape islands: one
between the Borders Bookstore and the one adjacent. There were five islands shown initially.
Jim Nelson's response was that when presented, this was conceptual although there were some
certainties such as the greenbelt along Keystone, 7 lots, etc., and landscaped islands were
included in the arking area. At the time the Primary Plat was presented, the landscaped islands
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were not continued for the reason there are 7 relatively small lots adj acent to each of the
buildings intended to serve those buildings; however, there is a cross- parking agreement
available to be shared by all 7 lots. It was determined that there was no need to have landscaped
islands within the smaller parking areas. It was requested that the more public areas, the
perimeter, Keystone, 116 Street, and adjacent to the golf course, be emphasized with
landscaping.
Dave Cremeans commented that ideally, all of the signs should look like those on the retail
buildings—they are classy and tie the development together. The Borders sign does not have the
same appeal and there is a concern with the size of the sign.
Paul Spranger said the Borders building is set back farther from 116 Street than the other
buildings and not visible from Keystone. It may be larger, but it is tasteful. The balance of the
tenants in the Center should have a uniform, upscale look.
Gary Linder responded that considering it is Borders and because of their national identity, the
sign is a clean look and acceptable. The restaurants are individual, different.
After further discussion, Jim Nelson agreed to send a letter to Jon Dobosiewicz detailing the
changes on the sign and stipulating no signs for the office buildings.
Paul Spranger moved for approval of Docket Nos. 198 -00 ADLS, 199 -00 ADLS, 200 -00 ADLS,
and 201 -00 ADLS, subject to commitments and changes made at Committee. The motion was
seconded by Dave Cremeans and APPROVED 6 -0.
8. Docket No. 15 -01 ADLS; McDonald's
Petitioner seeks Architectural Design, Lighting, Landscaping Signage approval for a
fast food restaurant. The site is located at 750 East Cannel Drive. The site is zoned B-
8/business and is located within the SR 431 /Keystone Avenue Overlay Zone.
Filed by Joseph D. Calderon of Dann Pecar Newman Kleiman for the McDonald's
Corporation.
WITHDRAWN
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9. Docket No. 17 -01 ADLS; Pier 1 Imports
Petitioner seeks Architectural Design, Lighting, Landscaping Signage Amendment
approval in order to alter the architectural design approved as part of Docket No. 111 -87
ADLS. The site is located at 715 East Carmel Drive. The site is zoned B- 8/business and
is located within the SR 431 /Keystone Avenue Overlay Zone.
Filed by Glenn Golson, Jr., of Architecture for Pier 1 Imports.
Jim Nowak, Senior Manager of Architectural Design for Pier 1 Imports, appeared before the
Committee representing the applicant. This particular store has been in being for 15 years and is
scheduled for upgrades and up -to -date maintenance.
There are wall leaks and the "greenhouse entrance" has condensation winter to summer. There
are site changes as well the handicap parking and ramps will be brought up -to -date in
accordance with the current code. The gas and electrical meters will be screened. There is a
single durpster at present and the enclosure should be expanded to include two dulnpsters, one
for trash, one for recycling.
The greenhouse entrance would be eliminated and a lower element added. The sign would then
be repositioned with an EFIS background, the same color as the masonry. The corporate logo is
blue background with white letters. Pictures of Signage were distributed. The horizontal
material between the beams and the covering on the beams is EFIS.
Leo Dierckman asked the petitioner to consider going with a blue fabric awning to mirror those
in Merchants Square for a classy, up -scale look. Mr. Nowak responded that fabric awnings fade
and deteriorate and are a maintenance issue.
Dave Crelneans commented there are fabrics available such as "Sumbrella," that wear very well
and are guaranteed for 5 years.
Jon Dobosiewiz suggested placing more emphasis on the front of the store and extending the
cornice beyond the top, perhaps similar to Old Navy. Jon offered to email images of Merchants
Square buildings to the petitioner.
Leo Dierckman commented that the landscaping seemed to be a little sparse on this site, and the
petitioner expressed a willingness to "beef up" the landscaping.
The petitioner agreed to return to the Committee in May with revised drawings.
10. Docket No. 34 -01 ADLS Amend; Meridian Mark I Onex
Petitioner seeks Architectural Design, Lighting, Landscaping Signage Amendment
approval to alter the Sign Plan approved as Docket No. 6 -89 ADLS. The site is located at
11611 N. Meridian Street. The site is zoned B- 6/business and is within the US
31/Meridian Street Overlay Zone.
Filed by Doug Staley of Staley Signs for Onex, Inc.
Doug Staley of Staley Signs, Indianapolis, appeared before the Committee representing the
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applicant. Signage is b ein g requested on the west elevation of the Meridian Mark One building
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located at 11611 North
Meridian Street. Very simply, the signage will be brushed bronze /gold,
back -lit channel letters to match the existing signage.
Paul Spranger moved for approval of Docket No. 34 -01 ADLS Amend, a brushed bronze /gold
sign, "Onex," 39 /2 1 inches X 12'1 3 /4" a total of 40 square feet. The motion was seconded by
Dave Cremeans and APPROVED 6 -0.
After a short discussion, the Committee determined that if there were any new sign proposals for
they this building, as long
as the matched the existing, it would not be necessary to go through the
formal process again.
There being no further business to come before the Committee, the meeting was adjourned at
8:50 PM.
R
ona Hancock, Secretary
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Leo Dierckran, Chairperson
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