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HomeMy WebLinkAboutMinutes PC 01-17-95 CARMEL/CLAY PLAN CONMIISSION CAR;:;;EUCL,AY JANUARY 17, 1995 PLAN rC�.;• ,,cC10,�i�^� • The meeting was called to order at approximately 7:00 PM by the President with the Pledge of Allegiance in Council Chambers, One Civic Square, Carmel, Indiana. New Members were introduced: Howard K. "Torn" Thompson, Township Appointment; and Judy Hagan, Parks Board Appointment. Members present were as follows: David Cremeans; Jay Dorman; Judy Hagan; Ron Houck; Jeff Kennelly; Dick Klar; Alan Klineman; Norma Meighen; Barbara Myers; Salim Najjar; James T. O'Neal; Jeanne Reid; Luci Snyder; Paul Spranger; and Tom Thompson. A quorum was declared. Members of the Department of Community Development Management Team present were: David Cunningham; Mike Hollibaugh; Terry Jones; and Mark Monroe. Also present was City Attorney Gordon Byers. F. Election of Officers Dave Cunningham of the Department reported that there are possibly outstanding appointments from the City Council; therefore, it was recommended that Article II of the Rules of Procedure be suspended so that the election of officers will be postponed until the next meeting of the Plan Commission. All current positions would be carried over until the following meeting of the full Plan Commission. Dick Klar moved to suspend the rules, seconded by Salim Najjar, unanimously approved. The current membership and officers will prevail for another month. Dick Klar moved to approve the minutes of the previous meeting, seconded by Paul Spranger, MOTION APPROVED. I. Reports, Announcements and Department Concerns li. Discussion regarding the Carmel/Clay 2020 Vision Plan Mike Hollibaugh of the Department gave an up-date of the 2020 Vision Plan. Brian Vargus of Indiana University agreed to re-work the 1989 Citizen Survey that was a part of the 1991 Comprehensive Plan. The survey will be targeted for February. Dave Wenzel of ITNTB is continuing with kids in planning. A meeting is scheduled for Thursday, January 19 with the Superintendent of Carmel Clay Schools and principals of all elementary and middle schools in 1 order to go over the process and discuss possible approaches that would benefit the schools' curriculum. Statistical information is 95% completed as far as computer input and ways are being explored to present on a graphic basis. To date, there are only four volunteers from the solicitation process; the idea was to get them involved in neighborhood meetings and the planning and implementation of charettes. There is a tentative calendar for neighborhood meetings, and this will be discussed on Thursday. Mike introduced Rick Myers of the Mayor's office who will be handling the public relations and media plan for the project. Rick Myers reported that a special session will be held after the Committee meetings on February 7th to unveil a logo for this project. The approach being taken to this campaign is generally a little different than those taken by government entities and Rick Myers referred to it as the "Gonzo Marketing Plan." In February, a tri-fold will be mailed to Carmel residents which will explain 2020 Vision; a monthly newsletter is being planned which will go out in March and continue through May; window signs will be produced with times and dates of meetings; an advertising campaign is planned in the Cannel News Tribune and hopefully, Indianapolis Star. Corporate financial support for this project will be a major factor in the avenues used to advertise. Mike Hollibaugh announced a meeting to be held at 7:30 AM on January 26th in the Caucus Rooms to go over the detailed progress on plans thus far and answer any questions. The City-Council will be invited as well as the Press and Township representatives. 2i. Terry Jones of the Department gave an update on the Sign Ordinance. A joint letter was sent to the Plan Commission members from the DOCD, Paul Reese of the Chamber of Commerce, Josephine McCormick of the Sign Committee, and Luci Snyder as representative of both the Plan Commission and City Council. Jeanne Reid expressed displeasure and concern with the process, and the formation of a new task force to look at the Sign Ordinance without representation from the Plan Commission. Terry Jones stated that the Plan Commission had voted for a negative recommendation to the Council on the proposed Sign Ordinance; the understanding was that the open issues discussed at Special Study Committee would be further reviewed. Jeff Kennelly asked if the goal was to write a new ordinance; Terry Jones said it is hoped that the present ordinance will be amended, addressing the open items of concern. Again, Jeanne Reid expressed disappointment at the communication process and method at which a task force was formulated. After some discussion, it was determined that Jeff Kennelly would be the logical representative from the Plan Commission, and Jeff agreed to be a part of the task force. 2 + l Jim O'Neal expressed his resentment at receiving a communication from the Mayor and the president of the Chamber of Commerce saying that the Special Study Committee was "down the tube" after working many, long hours J. PUBLIC HEARINGS Commission to consider Docket No. 1-95 Z, a Rezone application for Plum Creek Commercial. The site consists of 14 74 acres and is located approximately one-quarter mile east of the intersection of Cherry Tree Road and 131st Street on the north side of 131st Street. The petitioner is requesting to rezone the property from S-1 Residential to B-3 Business. Filed by James Nelson for Plum Creek Development. Jim Nelson, 3663 Brumley Way, Carmel, appeared before the Commission representing Plum Creek Development Company as developer of the residential and golf community in the eastern part of Clay Township on real estate formerly known as Lynnwood Farms. Also present were Corby Thompson of Plum Creek and Cort Crosby of Schneider Engineering. The petitioner is requesting re-classification of a small parcel of real estate from S-1 to B-3 to provide for a neighborhood retail service facility in the easternmost part of Clay Township. The petitioner believes his request is in response to existing and future needs of the community and a need that is acknowledged in Cannel's Comprehensive Plan. In the 1991 amendment to the Comprehensive Plan, Local Commercial Office (LCO) was added as a new category to the list of suggested land uses in order to provide further definition or refinement to the broader category of business that was previously used. The north west corner of 131st and the to-be-created Hazeldel extension is designated as an appropriate location for a neighborhood retail and service facility that will continue to serve the area as it develops residentially. The size of the proposed site is 14.4 acres and is a part of the real estate now known as Plum Creek. An aerial view of the real estate was displayed and the surrounding land uses were reviewed: Northview Christian Life Church; a recreational facility for children; and the school system. It is believed that a neighborhood retail and service facility will further compliment the existing uses today. The purpose of the B-3 district is to provide for a wide variety of commercial and office uses in transitional locations throughout the community. The intent is to establish more stringent requirements in order to better regulate businesses locating primarily in newly developing areas. This purpose aptly describes this particular piece of real estate. A B-3 area adjacent to residential must provide for a 30 foot penmeter greenbelt, and a final development plan must be presented to the Board of Zoning Appeals as a Special Use. The first leg of the Hazeldel extension would occupy the east boundary of this property and 3 the petitioner has provided for a 120 foot right-of-way. The 14.4 acre parcel will most probably be divided into four parcels; a large parcel containing approximately 8 acres with a single building which would contain multiple tenants. The other parcels would be individual parcels containing single purpose buildings, i.e. a branch bank. The Department of Community Development was allocated a small amount of money that would permit them to participate in the architectural design of a project; Corby Thompson has agreed to work with the Department to provide the development plan for this parcel of real estate. Members of the public were invited to speak in favor or opposition; none appeared and the public hearing was closed. Questions and comments were then invited from the Commission members. Salim Najjar questioned the addendum to the traffic impact study, since it did not carry a seal by a professional engineer; Mr. Nelson responded that this was an oversight and would be complied with. Mr. Thompson questioned the three access points onto Hazeldel Road; Mr. Nelson responded that the drawing is conceptual only and all curb cuts and locations onto Hazeldel Road will be determined by the Board of Public Works and Safety. Jeanne Reid questioned the need for additional commercial area in a residential area, particularly in view of the number of vacancies in existing buildings in the downtown area. Mr. Nelson responded that this type of center provides the retail and service mix that is needed and convenient to the residential area. The petitioner is not saying that the need exists today; the petitioner is requesting a rezone to B-3 so that it can be planned when the need arises. It is also important to the future residents of the area that they know where these types of uses will occur; the rezoning will provide the predictability. Barbara Myers commented that with the existing strip center at 126th and Gray Road, the Commission needed to exercise care in the current location; if they approve a convenience or retail/service center, it should be something that is really needed by the residents and not more of what is already in existence, for instance, the east side of Carmel has no gasoline stations. Ms. Myers cautioned that when the area is re-zoned, the Commission has no control as to what exactly goes in. Judy Hagan asked if the special opportunity corridor was taken into consideration in drawing the conceptual plans, i.e. the planning of a bike trail along Hazeldel Road in this particular area. Jim Nelson responded that this was simply a rezone at this point, and a biking trail would be addressed when a development plan is presented. Mr. Klineman asked about the proposed Hazeldel extension; Dave Cunningham of the Dept. 4 • responded that the City has contracted with a traffic engineer and the alignment of Hazeldel is being worked on; easements and nghts-of-way are being obtained as projects come through; those parcels that do not have projects coming through are being negotiated to secure either rights-of-way or easements. Docket No. 1-95 Z was referred to Special Study Committee which will meet February 7th at 7:00 PM in the Caucus Rooms of City Hall. 2j. Commission to consider Docket No. 3-95 P.P , a Primary Plat application for a subdivision named Kingsborough. The primary plat consists of 112 lots on 66.6 acres of land located north of 141st Street and east of Ditch Road. The site is zoned S-1. Filed by John Urbahns. Jeff Reasner, representing John Urbahns, and Curt Huff of Stoeppelwerth & Assoc. appeared before the Commission representing the petitioner. NU. Reasner stated that the subdivision, as designed, is in total compliance with S-1 guidelines. The property fronts on 141st Street and Ditch Road; the east boundary abuts Ponds West Subdivision. The project will consist of 112 lots on 66.6 acres. The main entrance will be located off of 141st Street and will provide ingress/egress for phase I. The secondary entrance will be to the west off of Ditch Road. There will be landscaped common areas in phase III, possible basketball courts and tot lots. There is a stub street provided to the north. There are two trees provided per lot in the overall layout of the Subdivision. As currently designed, there is a lake on either side of the main entrance, landscape walls, trees, etc. There is a "T" landscaped area at the entrance to buffer the rear yards from the entrance. Members of the public were invited to speak in favor or opposition of the proposed project; the following appeared: Tom Grannan, Trustee for the 40 acres directly opposite the proposed project, (1049 141st Street) cited safety as a major concern. Mr. Grannan stated that the Kingsborough proposed entry is w—hin 60 yards of Ponds West's "T" entry onto 141st Street; 40 yards farther east is the "T" for me Buckhorn entry. There will be three T's onto 141st Street within the length of a football field and felt that this would be cause for a high number of accidents. Mr. Grannan recommended that the Kingsborough entry align with Cheswick's entrance which would incorporate a 4-way stop. Rich Nipstein, 10550 Greentree Drive, Carmel, questioned the "alley" concept whereby the rear yards of homes abut a road. This particular project looks like it perpetuates that situation, and Mr. Nipstein was interested to know the Commission's position. Mr. Dorman responded that in theory, we would like to get away from the "alley" concept, but as long as the developer is in compliance with the standards of development, there is no ordinance that states he cannot have back yards facing streets. 5 Tom Conner, resident of Clay West, asked for an explanation regarding density and the ordinance. Gordon Byers explained the difference between the recommendation of the Comprehensive Plan and the Zoning Ordinance which incorporates the laws. Stan Brooke, 706 Willowick Road, property owner immediately to the north of the proposed project, expressed concern regarding storm water and surface drainage. Gordon Byers stated that in theory, the site, after improvement, will not have increased drainage over and above drainage in its natural state; the Common Enemy Doctrine is the law behind the theory. Jeanne Reid requested that clearer drawings of the proposed project be provided to Commission members prior to the Subdivision Committee meeting as well as actual footage surrounding the pond area; the petitioner agreed to comply. Tom Thompson asked to see further detail on the drainage in basin one; Curt Huff responded the drainage is being collected into the pond on the west side of the road, and the interconnected pond on the east side (the two ponds work together as storage for storm water) and discharge through two, 30 inch pipes. Measures will be taken to protect downstream from silt. Judy Hagan asked about the number of garages, size of the homes, selling pnces, and whether or not variances are anticipated. Mr. Reasner responded garages will number 2; home sizes will vary from 2400 to 3,000 square feet; prices will range from $250,000 to $300,000.; and NO variances are anticipated for 3 or 4 car garages. Judy Hagan wished to point out that the traffic study for the surrounding area was based on 1.5 and the traffic projections were based on the Comprehensive Plan rather than the development standards. In response to signage questions, Mr. Reasner stated that when the Ditch Road entrance is installed, there will be a sign that will be architecturally compatible with the entrance on 141st Street. Sidewalks are anticipated both internally and externally. Jay Dorman asked that Judy Hagan and Tom Thompson sit on the Special Study for February; all other Commission members would remain on the same committee. Paul Spranger asked if, before Subdivision Committee meeting, the petitioner make available the revised plat showing entrances and any other changes reflected comments made this evening. Dick Klar requested that covenants specify that no homes will encroach in rights-of-way, easements, etc., and some control needs to occur. Jeff Kennelly asked if roadway improvements were planned on 141st Street; lvfr. Reasner responded that they had been asked by the County Highway Department to widen their frontage on 141st Street and on Ditch Road, and to resurface on 141st Street from the 6 petitioner's east boundary to Ditch, and on Ditch from the petitioner's north boundary to 141st Street. Docket No. 3-95 P.P , a Primary Plat application for a subdivision named Kingsborough, was referred to Subdivision Committee on February 7th at 7 00 PM in the Caucus Rooms. NOTE: Exit Norma Meighen and Jim O'Neal. K. OLD BUSINESS lk. Commission to consider Docket No 74-94 DP/ADLS, a Development Plan and Architectural Design, Lighting and Signage application for Shurgard Storage Centers, Inc. The petitioner is seeking approval to locate an approximately 75,000 square foot storage facility on the south side of the intersection of US 31 and US 431 (commonly known as the point.) The petitioner will also be appearing before the Carmel/Clay Board of Zoning Appeals for Special Use and Developmental Standards Vanances. Filed by James Nelson for Shurgard Storage Centers, Inc. Jim Nelson, 3663 Brumley Way, Carmel, appeared before the Commission representing Shurgard Storage Centers, Inc. The public hearing on this Docket was concluded in November and subsequently heard by the Special Study Committee. Those commitments requested of the petitioner at Special Study Committee have been reduced to writing, signed by the owner, and filed with the Department of Community Development. In particular, those commitments are as follows: 1) a designation on the site development plan of an area where Ryder rental trucks would be parked, if any would be on the site; 2) the lighthouse will be lighted by a single, 105 watt bulb, consistently illuminated (not flashing); and 3) the concrete portion of the foundation of building No. 1 which will be most visible from Keystone Avenue will not be a textured, concrete finish, (as per Ron Houck's suggestion.) Jeff Kennelly, Chairman of the Special Study Committee, reported that there were mixed feelings with this particular project. Mr. Kennelly stated that the amount of metal on the building was still a problem area for him, but the changes that the petitioner made were more palatable. Jeanne Reid, also a member of the Special Study Committee, commented that only part of the Commission was able to see any changes in the building because they were presented at the Committee level. It was discovered that Shurgard had constructed buildings of much higher quality throughout the United States, and when a similar request was made of the petitioner, there is a little mare brick and a little less metal--but not a lot less. What is shown is a major change from the; initial presentation, but not what the Commission was really looking for. Jim Nelson reviewed adjacent land uses and what the proposed project would become a part of, a Shurgard storage facility would be a very low, traffic generator. The storage facility 7 seems to be the most appropriate use of the site. Gordon Byers reviewed the general criteria for Development Plan and Architectural Design, Lighting, and the US 31 and 431 Overlay Zone for the Commission. Doug McAuley, representative of Shurgard, explained in detail the architectural changes made to the exterior of buildings one and two. Mr. McAuley explained that some of Shurgard's facilities were purchased as existing buildings and re-developed. The quality, all brick facility referred to was an existing building in Seattle which was purchased by Shurgard and renovated; it would not have been economically feasible to build an all brick facility from the ground up today. The petitioner has attempted a development plan which it feels is a good complement between masonry features and metal. Mr. McAuley stated that the petitioner has really tried to address building number one and make it look good with heavy landscaping and heavy brick facade. Building number two will not be visible from 31 northbound or 431 southbound because of its positioning. There are economic limitations to this type of project. There was additional discussion regarding present facilities owned and operated by Shurgard in the surrounding Indianapolis area; the architectural features, and the clientele. In response to questions from Judy Hagan, Gordon Byers advised that the new members could use discretion and participate in the vote on this project if they felt comfortable with that, even though they did not hear the original presentation; they could abstain or vote. Salim Najjar moved for approval of Docket No. 74-94 DP/ADLS, a Development Plan and Architectural Design, Lighting and Signage application for Shurgard Storage Centers, Inc., seconded by Luci Snyder. The vote was 5 in favor, David Cremeans, Judy Hagan, Jeff Kennelly, Dick Klar, Barbara Myers, Jeanne Reid, Paul Spranger, and Tom Thompson opposed--negative vote. MOTION DENIED. There was discussion initiated by Jeff Kennelly as to the procedure on ADLS, and the sequence the Dockets are heard, presently before the Plan Commission first and secondly to the Board of Zoning Appeals. Gordon Byers stated that by majority vote, the Rules of Procedure could be changed for issues such as DP/ADLS, Variance, or Special Use criteria review to go before the Board of Zoning Appeals first; it is basically whatever the Commission is comfortable with, one decision does not bind the other. The timing of a project could be delayed. Mr. Byers suggested that the Commission think it over and bring it back by majority vote. 2k. Commission to consider Docket No. 94-94 Z, a Rezone application for Morgan, Pope & Hannah. The petitioners are seeking a rezone from S-1 Residential to R-5 Residential on a 48.83 acre tract located north of 96th Street on the west side of Gray Road. Filed by James J. Nelson for Morgan, Pope & Hannah. 8 . I Jim Nelson appeared before the Commission and gave a brief review of the public hearing which was concluded on this Docket in December. The request is to rezone an approximate 48 acre tract west of and adjacent to Gray Road between 96th Street to 106th Street from S-1 Residential to R-5 Residential. Certain commitments were requested at the Special Study Committee meeting; these commitments have been reduced to writing and filed with the Department of Community Development as follows: 1) the potential commercial acreage be limited to 5 acres; 2) irrespective of the density available under R-5, under no circumstances could the number of living units exceed 500; and 3) under no circumstances can the real estate be used for a mobile home park. Jeff Kennelly reported the findings of the Special Study Committee and felt that the request for a rezone was reasonable. Dick Klar moved for approval of Docket No. 94-94 Z, a Rezone application for Morgan, Pope & Hannah, seconded by Salim Najjar. The vote was ten in favor, Jeanne Reid and David Cremeans opposed, Judy Hagan abstained. MOTION APPROVED. There being no further business to come before the Commission, the meeting was adjourned at 9:40 PM. Jay Dorman, President Ramona Hancock, Secretary 9