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HomeMy WebLinkAboutPlan Commission Mtg 8-20-96 CARMEL/CLAY CARMEL/CLAY PLAN COMIs'USSION PL:': COMMISSIONBZA AUGUST 20, 1996 UNOFFICIAL MINUTES 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 Members present were as follows: James Bolander, Dave Cremeans; Jay Dorman; Dick Klar; Alan Klineman; Barry Krauss; Norma Meighen; Salim Najjar, James T. O'Neal, Sr.; Rick Sharp; Luci Snyder; and H. K. Thompson. A quorum was declared. Members of the Department of Community Services present were: Mike Holliba1tgh; Terry Jones; and Mark Monroe. Also present was John R. Molitor, Outside Counsel for the City of Carmel. The minutes of the previous meeting were approved as submitted. G. Reports. Announcements. and Department Concerns l g. Tom Thompson introduced Steve Engetking as the new Director of the Department of Community Services. 2g. Tom Thompson volunteered as a temporary appointment to the Board of Zoning Appeals for the purpose of hearing and voting on one item only involving the Carmel//Clay School Corporation Soccer Field on August 26, 1996. 3g. Pat Rice, 9659 Wild Cherry Lane, Indianapolis 46280, addressed the Commission as a representative of the Grass Roots Coalition 46280 Clay Township Area. Of particular concern is a current application for rezone request by Eaton& Lauth of the Fuller property at 96th Street and Westfield Boulevard (northwest corner). Ms. Rice pointed out that this particular area is designated for study on both the old and the new Comprehensive Plan due to the unique problems which exist at that intersection and the planned development of the Motion trail. Ms. Rice presented a petition from the residents of 18 area neighborhoods requesting that a study be conducted on the intersection at Westfield and 96th Street and the proposed extension of 96th Street to re-connect the street on the west side of Westfield. The pention further requested that consideration be given to purchasing necessary acreage adjacent to the Monon on both east and west sides for a community parkiplayground. Also with the petition were some recommendations from Terry Killen or'Orchard Park School. H. PUBLIC HEARING: lh. Commission to consider Docket No. 53-96 PV, a plat vacation application for James Schneider. Petitioner seeks approval to vacate 12 lots of the Harry Bowser's Northridge Subdivision. The site is located at the northeast comer of 103rd Street and Pennsylvania Street. The site is zoned B-7Business. Filed by Dave Coots of Coots, Henke & Wheeler. Dave Coots of Coots, Henke& Wheeler, 255 East Cannel Drive, appeared before the Commission representing the applicant. Mr. Coots gave a brief history of the rezone of the property and subsequent Architectural Design, Lighting, Landscaping and Signage application and approval for the construction of two, single story office buildings. In order to consolidate the legal description of the property from 12 platted lots to one metes and parcel piece of real estate, and in order to conform with the setback requirements under the Ordinance, it is necessary to vacate the plat as it pertains to the 12 lots. All homeowners of the Subdivision have been notified as required. The petitioner is requesting that the rules be suspended so that the application can be acted upon this evening. Members of the public were invited to speak in favor or opposition to the proposed plat vacation; none appeared and the public hearing was closed. Mark Monroe reported that the Department recommends approval as submitted. Dick Kiar moved for the suspension of the rules, seconded by Norma Meighen; all in favor. Salim Najjar moved for the approval of Docket No. 53-96 PV, a plat vacation application for James Schneider, seconded by Dick Klar. The vote was 12 in favor, none opposed, MOTION APPROVED. 21 Commission to consider Docket No.56-96 PP/SP, a Primary and Secondary Plat Amendment application for Executive Commons,Inc.. The petitioner wishes to reolat Section 2A of the Carmel Centerpointe. The site is lot 5 and 6 of the Carmel Centerpointe Subdivision at the bend of Executive Drive. The site is zoned B-8/Business. Filed by the Executive Commons, Inc. Richard Henderson of Schneider Engineering, 3020 North Post Road, Indianapolis, appeared before the Commission representing Mick Scheetz of Executive Commons, Inc. Request is being made for lots 5 and 6 of section two of Carmel Centerpointe Subdivision to be replotted into a single lot, (lot one of Section 2A) for Karrington Communities Assisted Living Complex which will eliminate the side yard setback requirements. The petitioner is also requesting suspension of the rules in order for a vote this evening. Members of the public were invited to speak in favor or opposition to the proposed repiat; none appeared and the public hearing was closed. Mark Monroe reported that the Department is recommending approval as submitted. Rick Sharp asked about the mechanics of the procedure if the replat were to be approved and the proposed project turned down. Mark Monroe responded that both approvals are needed to go forward with the project as well as Special Use Approval of the Board of Zoning Appeals. The replat could be approved conditioned upon ADLS approval. Alter some discussion, Alan Klineman moved to refer Docket No. 56-96 PP/SP, a Primary and Secondary Plat Amendment application for Executive Commons, Inc. to Special Study Committee, seconded by Rick Sharp. The vote was 10 in favor, Salim Najjar and James T. O'Neal opposed, MOTION APPROVED. 3h. Commission to consider Docket No. 57-96 DP/ADLS, a Development Plan and Architectural Design, Lighting, Landscaping, and Sigage application for Mai Luu. The petitioner seeks approval to construct a 9,000 square feet retail center on 1.035 acres. The site is located just east or the intersection of 96th Street and Michigan Road. The site is zoned B-3lBusiness. Filed by Stephanie Baker of the Suntory Corporation. Gordon Mess of Suntory Corporation, 5865 East 62nd Place, Indianapolis, appeared before the Commission along with Stephanie Baker. Mr. Mess gave a brief overview of the proposed retail center. At present, there are vacant structures on the property. Mr. Mess staled that his client has exceeded all criteria: fencing around the perimeter, and landscaping (limited by poweriines). It is the applicanr's position that the landscaping is not a priority and that the building is not a high impact; the applicant does not intend to landscape until spring. There will be a day spa on the first door, retail cosmetics and hair salon; the second floor will contain office space. The applicant is seeking a vote this evening. Members of the public were invited to speak in favor of the proposed project; none appeared. Members of the public were invited to speak in opposition, the following appeared: Linda Biieau, 3838 West 96th Street, Indianapolis, expressed concern with the effect retail businesses have had on the neighborhood: trash from McDonald's restaurant and the convenience store on the comer, empty liquor bottles thrown into her yard; traffic congesnon from ITT; and the deplorable condition or the houses on the subject property. It was Ms. Bileau's feeling that empty houses attract vagrants and criminals, and she was very much aware of the SWAT team at the subject property a few weeks ago. Ms. 3ileau would like the area to be safe and clean for her and her famiiy. Ms. Bileau felt rhar if the property is to be used as a retail business there is limited space for traffic—the area is already over-burdened—and that if Mai Luu takes as good care of the proposed new buildings as she did the old, there would be little difference in a few 3 years. John E. Meyer, 3916 West 96th Street, Indianapolis, was opposed to retail use and would rather see office use. Mr. Meyer stated that the subject property had not been maintained since he moved into the area in 1991; Mr. Meyer is also concerned regarding drainage. Dave Mercer, 10842 Tenacious, Indianapolis, stated that he owns property at 3934 West 96th Street which is adjacent to the subject property and has rented to a tenant. Mr. Mercer agreed with statements made regarding the vacant property and lack of maintenance since 1988/89. Mr. Mercer felt that there were rodents, vermin, and vice attracted to the property. If the proposed venture fails, Mr. Mercer would like some assurance that the condition of the property will improve; Mr. Mercer and area residents are in favor of a large tract development of some type. Michael Lady, 13613 Smokey Ridge Place, spoke as owner of the property next door to the subject site. Mr. Lady's major concern is the encroachment of the house to the west on his property. Mr. Lady stated that he had never been contacted in regard to the encroachment and any proposed plan for the property. Also, there is concern regarding parking requirements. Greg Rogers, 3751 West 97th Street, expressed concern with the proposed project and is requesting a privacy fence to shield his home from retail use. Joanne Smith, 3745 West 97th Street, directly behind one of the homes, agreed with previous speakers as to the condition of the subject property and requested privacy from the proposed use in the form of a fence; Ms. Smith asked that consideration be given to existing property owners. Mike Wash, 401 Pemrsylvania Parkway, attorney for Mai Luu, stated that a fence is proposed for the perimeter of the subject site. Mr. Mess stated that landscaping would be inside the privacy fence and the petitioner would be taking care of the incidental water. The proposed building is residential in character, security lights will be installed. Mr. Mess stated that there was an easement in existence to Michael Lady's property. Ake Wash stated that he had sent out the certified mail notices as required regarding the proposed construction of a retail building at the subject site; only one resident had contacted him with questions or concerns regarding the proposal. No one attending the meeting this evening had contacted Mr. Wash The public hearing was then closed. Mark Monroe reported that the Department is recommending that this Docket proceed to the Special Study Committee for further review. Torn Thompson asked about the actual ownership of the property; Mr. Wash stated that Mai Luu's brother had deeded the property to Mai Luu. Rick Sham asked about "clouds" on the 4 property, Mark Monroe confirmed that changes had been made atter the Department had reviewed the application. Rick Sharp also asked about Mai Luu's previous experience; Mr. Wash responded that Mai Luu has been in business for a number of years and currently operates a facility across from St. Vincent's Hospital Indianapolis. Docker No. 57-96 DP/ADLS, a Development Plan and Architectural Design,, Lighting, Landscaping and Signage application for Mai Luu was referred to Special Study Committee which will meet September 3 in the Caucus Rooms of City Hail, at 7:00 PM. It was requested that the petitioner have landscaping issues resolved prior to appearance at Committee. 411. Commission to consider Docket No. 58-96 PV, a plat vacation application for Mai Luu. Petitioner seeks approval to vacate 2 lots of the North Augusta Subdivision. The site is located just east of the intersection of 96th Street and lvficnigan Road. The site is zoned 3-2/Business. Filed by Mike Wash. Mike Wash, 401 Pennsylvania Parkway, Carmel, appeared before the Commission and explained char the North Augusta Subdivision was re-subdivided a number of years ago. Mai Luu owns lots 11A and 12 and is seeking plat vacation in order to place a building in the center of the two lots. Members of the public were invited to speak in favor or opposition to the petition; none appeared and the public hearing was closed. Mark Monroe explained that the plat vacation was being done to accommodate item 3h. on the Agenda. The Department is recommending approval as submitted. Rick Sharp moved that Docket No. 58-96 PV be referred to Special Study Committee, seconded by Dick Klar, all in favor. 511. Commission to consider Docket No. 60-96 DP/ADLS, a Development Plan and Architectural Design, Lighting, Landscaping, and Signage application for Dr. Beeson. The petitioner seeks approval to construct a 15,000 square feet medical and professional office building on 6.1 acres. The site is located just west of the intersection of 136th Street and U.S. 31. The site is zoned 3-5Business. Filed by Jim Nelson of Nelson dt Frankenberger. Sim Nelson, 3663 Brumley Way, Carmel appeared before the Commission representing the applicant, Dr. William Beeson, who is a Carmel resident and nationally known plastic surgeon. Dr. Beeson has selected a parcel of real estate immediately north of Carmel St. Vincent Hospital for the purpose of constructng a medical, professional office building to be known as Beeson Aesthetic Surgery Institute. A photograph of the subject site was displayed showing its location north and west of the 5 intersection of 136th Street and U.S. 31, with frontage on both U.S. 31 and 136th Street. The parcel is in excess of 5 acres, zoned B-5 Business District, and lies within the U.S. 31 Overlay Zone. At the tip of the triangle of the parcel, to the east, the area nearest the intersection will remain undeveloped; to the west is an area for future development. The site plan depicts ingress/egress from 136th Street at a mid-point east/west of the property or halfway between the intersection of Oakridge and 136th Street to the west and the intersection of 136th Street and U.S. 31 to the east. The curb cut and accel/decel lanes have been approved by the Hamilton County Commissioners. The building is "L" shaped in design, with the front facing 136th Street. The proposed landscape plan around the perimeter of the property and the building is on rile with the Department of Community Services. Siege: One sign will be located at the entrance off 136th Street the second will be perpendicular to the right-of-way of U.S. 31. The materials are from the family of building materials selected for the building. There are commitments on file with the Department which are: 1) The petitioner has agreed to seek removal of the fence which runs adjacent and parallel to the right-of-way of U.S. 31; 2) The petitioner has agreed to seek the closure of the ingress/egress from 136th Street at such time as Oakridge Road would be extended southward, and then proceed southwesterly along U.S. 31. The building is single story, the primary building materials are red brick and synthetic stucco siding. Members of the public were invited to speak in favor or opposition to the proposed project; the following appeared: Frank Regan, 12223 Castle Court, Carmel, spoke as adjoining property owner to the west. Mr. Regan was not opposed but did have the following questions: 1) Drainage/retention pond; 2) Capacity of the sanitary sewer which runs under Meridian Street east of the intersection along 136th Street which serves Bentley Oaks and other subdivisions in the area; 3) At the time of closure of the 136th Street ingress/egress and Oakridge is extended, does the petitioner intend to come across and join through Mr. Regan's property, and if so, who would bear the financial burden. Jim Nelson responded to Mr. Regan's questions rtmcty. 1) The drainage has been reviewed by the Technical Advisory Committee; the drainage plan provides for a detention area in the southwest corner of the property which will collect storm water ninon detain it and release it at a controlled rate. 2) It is the petitioner's understanding that they are not accessing the sanitary sewer line addressed by Mr. Regan, but rather utilizing another route available; to this end., the petitioner will be appearing before the Board of Public Works & Safety for sewer and water availability. 3) In regard to the future closure of the entrance off 136th Street, the Thorous ire Plan provides for the extension of Oakridge Road southward and proceed in a southwesterly direction until it ultimately connects with 131st Street to the south. The petitioner does not feel it is his 6 responsibility to pay for the extension of Oakridge Road; today, there is a distance between the right-of-way of Oakridge Road if extended southward, and the petitioner's west propertyline— there is no access to the roadway if it were extended southward today. If the right-of-way were expanded and it touched the west property line, the petitioner would be able. The petitioner has committed to connect when the right-of-way is brought to its west property line. The public hearing was then closed. Mark Monroe reported for the Department who is continuing to work with the petitioner on the landscape plan and related issues. The proposed roadway improvements by the State for U.S. 31 have not been discussed; the Department is requesting that a representative of the State be available at the Special Study Committee to review the project and relate how the State's plans will be affecting this project. The Department is recommending that this Docket proceed to the Special Study Committee which will meet September 3rd. Rick Sharp asked about prior commitments on the property which were mentioned at Technical Advisory Committee; Mr. Nelson reported that the commitments disclosed this evening are those the petitioner is willing to make and ONLY those commitments. It was Mr. Nelson's opinion that prior commitments were far too open-ended for a reasonable person to accept. Mr. Nelson requested that he be advised of the party's name who would be attending the Committee meeting as a representative from INDOT. Rick Sharp asked that a copy of the previous commitments made by other property owners in terms of roadway improvements be provided to the Special Study Committee members. Terry Jones reported that Steve Weurtz of INDOT had made a statement at a U.S. 31 Task Force meeting to the effect that development at the subject intersection would not make it feasible for INDOT to construct an interchange in the future because of the amount of right-of-way needed; however, the consultants have looked at it again, and their analysis was that neither project prohibits the other. Docket No. 60-96, a Development Plan and Architectural Design, Lighting, Landscaping, and Signage application for Dr. Beeson was referred to Special Study Committee. Dick Klar moved for the suspension of the rules in order to vote by ballot on the remainder of business on the Agenda items, seconded by Salim Najjar, unanimously approved. L OLD BUSINESS: 1i. Commission to consider Docket No. 40-96 ADLS. an amended Architectural Design, Lighting, Landscaping, and Signage application for Sears Hardware. The petitioner seeks approval to have outdoor storage and display. The site is located at 1122 Keystone Way. The site is zoned B-8/Business. Filed by Mr. Vernon Taylor of Sears Hardware. Jim Guthrie appeared before the Commission representing Sears Hardware. Approval is being requested for outdoor display and signage; the petitioner has agreed to leave the barns in an enclosed side lot. The petitioner has also agreed to retain only the signage on the tanks as it applies to safety. Mark Monroe of the Department reported that Sears added a garden display area at the time the store was remodeled; the Department's position is that there is adequate space and aesthetic sense to store the propane gas tanks at that location. Rick Sharp moved for the approval of Docket No. 40-96 ADLS, an amended Architectural Design, Lighting, Landscaping, and Signage for Sears Hardware, seconded by James Bolander. The vote was 12 in favor, none opposed, MOTION APPROVED. 21. Commission to consider Docket No. 48-96 Z, a rezone application for Ralph and Maxine Morgan. Petitioner seeks approval to rezone 147.5 acres of land from S- 1/Residential to S-2/Residential. The site is located on the north of 106th Street and west of Gray Road. The site is zoned S-1/Residential. Filed by Tim Nelson of Nelson and Frankenberger. Jim Nelson, 3663 Brumley Way, Carmel, reported rhar the Special Study Committee had unanimously voted to recommend approval. Several commitments were requested of the petitioner; those have been reduced to writing and tiled with the Department Briefly, those commitments are as follows: 1) Under the new Comprehensive Plan, the site is designated low intensity residential area; the petitioner has committed that when developed, the real estate will be developed as a single family residential subdivision. 2) The petitioner has committed that the gross density will not exceed 2.2 which is just above 1.8 to 3 as recommended in the Comprehensive Plan. 3) The petitioner has committed that the minimum square footage of homes exclusive of garages, porches and patios will be as follows: one story dwelling, 2,000 square feet; two story dwelling, 2,200 square feet. 4) Consistent with the Thoroughfare Plan, the petitioner has agreed to dedicate a 60 foot one-half right-of-way on the west side of Gray Road, a. 45 foot one-half right-of-way on the north side of 106th Street, and in addition, in respect to tree preservation, the petitioner has agreed to a 30 foot wide tree preservation area, beyond the rights- of-way. Tom Thompson referred to a letter from Tom Yedlick, president of Kingswood Homeowners Association, expressing concern that the zoning of the subject site be compatible with surrounding neighborhoods. Jay Dorman referred to a letter from W.S. Shepherd in the Carolina Commons Subdivision also expressing concern regarding the rezone. 3 Norma Meighen moved for approval of Docket No. 48-96 Z, a rezone application for Ralph and Maxine Morgan, WITH COMMITMENTS as submitted, seconded by Salim Najjar. The vote was ten in favor, Dick Klar and Jay Dorman opposed, MOTION APPROVED. 3i. Commission to consider Docket No. 49-96 DP/ADLS, a Development Plan and Architectural Design, Lighting, Landscaping, and Signage application for Methodist Hospital. Petitioner seeks approval to construct an 35,000 square foot medical office building on 5.66 acres. The site is located within the Methodist Medical Plaza, south of 103rd Street and south of Pennsylvania Parkway. The site is zoned B-&Business. Filed by Tim Stevens of LandRush Development Services. Tim Stevens of LandRush Development, 970 Logan Street, Noblesville, appeared before the Commission requesting approval for the Methodist medical office building. Mr. Stevens reported that the Special Study Committee voted for approval of the project. Mark Monroe reported that the Department recommends approval of the project as submitted. Dick Klar moved for approval of Docket No. 49-96 DP/ADLS, a Development Plan and Architectural Design, Lighting, Landscaping, and Signage applications for Methodist Hospital, seconded by Rick Sharp. The vote was eleven in favor, none opposed, MOTION APPROVED. 4i Commission to consider the 2020 Vision/1996 Comprehensive Plan for the City of Carmel and Clay Township as specifically directed by the City Council. The consideration of the committee is to include the following: 1. A study of density levels of residPnral development throughout the township. • 2. A study to reconsider putting all references for requiring the dedication of environmentally sensitive areas back in the plan. The 2020 Vision/1996 was approved by the Plan Commission and referred to City Council: the Council referred it back to Plan Commission with a request that the above two items be further reviewed. The Special Study Committee was expanded to include the members of the Subdivision Committee as well so that a full majority of the Commission would be present for review of the document. Mr. Molitor clarified the Council is looking for a definitive recommendation from the Commission on the density issue, more particularly whether or not density should be reduced from the current Comprehensive Plan of 1.3 to 1.5 or 1.0. If a definitive vote is taken. regardless of whether it is favorable or unfavorable, the issue can be presented to the Council for decision and the plan adopted. Tom Thompson reported that the Special Study had reviewed the references requiring land dedication and alternative proposals for density in Clay West. The Committee was enable to 9 make a recommendation other than the existing 1.3 density specified in the Comprehensive Plan. Here ensued much discussion by the Commission regarding the two referenced items. The density section of the Comprehensive Plan was recommended to state that west of Sprinrniil, density would be a maximum of one (1) dwelling unit per acre north of 116th Street and south of 141st Street, and a maximum of one point five (1.5) dwelling units per acre north of 141st Street and south of 116th Street; and further that on the growth policy residential community areas onart contained in the Plan, the character column would be amended as follows: A.. For low intensity single dwelling, single family detached building from between 1.5 and 3.0 dwelling units per acre; B. For very low intensity single family detached building from between 1.0 and 1.5 dwelling units per acre; and C. Residential estate should read: For Estate Type Housing at a density of not more Than one (1.0) dwelling units per acre. In addition, language would be inserted in the general policies section which would state specifically that the mapping of residential estate in very low density areas in the Comprehensive Plan is not intended to preclude consideration of the possible location of innovative, higher density residential enclaves buffering cultural, educational, or neighborhood service centers within the residential estate and very low density area, provided such were designed so as to serve and enhance the greater community, complement the general architectural theme of the immediate area, and do not generate significant traffic congestion_ The above was put into a formal motion for approval by Dave Cremeans, seconded by James T. O'Neal. The vote was six in favor, five opposed, Alan 'Klineman abstaining, MOTION DENIED. Rick Sharp moved to return the Comprehensive Plan to the City Council unchanged, i.e. that the density in Clay West range from 1.0 to 1.3 dwelling units per acre, seconded by Dick Klar. The vote was six in favor, six opposed; NO DECIDING VOTE. Alan Klineman moved that Clay West be planned at a density of one (1.0) dwelling unit per gross acre as it is currently; this motion was withdrawn and a new motion stated Alan Klineman moved that Clay West be planned at a density of not more than one point three (1.3) dwelling units per acre, and the language in the Comprehensive Plan also include the proposed additional language concerning the preclusion of consideration of higher density enclaves: seconded by Dave Cremeans. The vote was nine in favor, Salim Naar, Rick Sharp and Luci Snyder opposed, MOTION .APPROVED. 10 Rick Sharp moved to reinstate prior language in the Subdivision Regulations concerning dedication of environmentally sensitive areas as follows: "...The Subdivision Regulations should be amended to encourage the preservation of significant environmental features," seconded by James Bolander. The vote was twelve in favor, none opposed, MOTION APPROVED. NOTE: Here exited Jim O'Neal, Barry Krauss and James Bolander. J. NEW BUSINESS: lj. Commission to consider Docket No. 54-96 ADLS, Architectural Design, Lighting, Landscaping, and Signage application for the Linder Group. The petitioner seeks approval to construct a 26,200 square feet shopping center on 5.9 acres. The site is located just west of the intersection of AAA Way and Medical Drive East. The site is zoned B-8/Business. Filed by Jim Nelson of Nelson and Frankenberger. Jim Nelson, 3663 Brumley Way, Cannel appeared before the Board representing the Under Group. Ernie Reno and Craig Hessee were present on behalf of the Linder Company. The Linder Company is the contract purchaser of the retail area known as Keystone Square, recently renamed Merchants Square. The plans of the Linder Company include a redevelopment of the area, and will be presented to the Plan Commission in the Fall of this year. The implementation of the redevelopment plan requires temporary and permanent relocation of certain tenants in the Center today and for that purpose, the applicant is presenting plans for the construction of a new building 26,200 square feet in size, to be known as Merchants Square West. The existing tenants known to be the initial occupants of the center will be: The Workout Centre; Play It Again Sports; and SoundPro. An aerial view of the subject site was displayed. The parcel to be known as Merchants Square West is an undeveloped parcel in the Mercnants Square area today, above three acres in size and located immediately south of the post office, and bounded by AAA Way on the east, Medical Drive East to the south, and Medical Drive on the west. The parcel is zoned 13-8Business. The site plan for the undeveloped parcel proposes two points of ingress/egress: one adjacent to the south property line; another adjacent to the east property line. The building will be oriented north/south with the front facing south. Parking is proposed around the building; landscaping is proposed around the perimeter of the site within the parking area and adjacent to the building There is an existing sidewalk along the south property line; there is no sidewalk along the east property line. The applicant proposes to construct a sidewalk along the east property line ax the time AAA Way is realigned in this area. The lighting plan is Victorian style for perimeter or parking lot lighting, six in number and pole mounted 23 feet in height; two with two double-lamp 11 fixtures and four with single-lamp fixtures. The Department has requested rhar the foot candle be point three at the property line. The architectural design of the building has been described to be a post-modernistic design with traditional detailing. The building materials will be brick, dryvit or synthetic stucco and tinted glass along the front. The signage contemplated is individual per tenant and in compliance with the Sign Ordinance. Lettering will be individually mounted, internally illuminated, with a white acrylic face. There is no signage proposed for the building itself:, if that should occur, the applicant would reappear before the Commission. The project has been reviewed by Technical Advisory Committee and it is the petitioner's belief that the review is complete and the plan acceptable. Alan Klineman asked about a possible alignment of the streets within the center which are currently felt to be a major traffic h077ard; Mr. Nelson responded that the applicant will be appearing before the Board of Public Works with a proposal that would make AAA Way and 116th Street the primary entrance into the Center and having the proposed intersection sigz+ali7ed. Jay Dorman asked about the proposed landscape plan and the timing of the development and planting. Jay Dorman asked that consideration be given to the planting sequence along AAA Way and that planting be coordinated with the sidewalk installation. Mark Monroe responded that the landscape plan as altered does meet with the Department's approval and the Department is recommending approval of the ADLS application. Jay Dorman moved for the approval of Docket No. 54-96 ADLS, Architectural Design, Lighting, Landscaping, and Signage application for the Linder Group, seconded by Rick Sharp. The vote was nine in favor, none opposed, MOTION APPROVED. 2j. Commission to consider Docket No. 61-96 ADLS, Architectural Design, Lith ting, Landscaping, and Signage application for the Karrington Communities. The petitioner seeks approval to construct a 43,000 square feet assisted living center on 3.17 acres. The site is located on Lots 5 and 6 of the Carmel Centerpointe Subdivision on Executive Drive. The site is zoned B-8/Business. Filed by Andy Weeks of the Karrington Communities. Andrew Weeks, director of development for Kan-ington Communities, and Joe Pacins and Norm Taylor, civic engineer, appeared before the Commission. The applicant is seeking approval for the construction of a 43,000 square foot assisted living facility geared almost exclusively to persons afflicted with Alzheimer's disease. Joe Pachs, architect with NBBJ Architects, Columbus, Ohio explained that the proposed site is at 12 the end of Executive Drive off Rangeline Road, and the building is oriented toward Executive Drive. The buildings are of brick with limestone accent, composite asphalt shingle roof which has the appearance of slate, covered porches, colonnades, and turret roofs. The character of the buildings will resemble that of City Hall. An enclosed, secured, interior courtyard will be provided as well as a secured, exterior courtyard which is enclosed with a six foot high wood fence. There is a single access point, one curb cut, into the property. The landscaping provides for low shrubbery, perennial beds, deciduous trees, and the preservation of an existing tree row which surrounds the site and provides a buffer to the adjacent properties. Thirty-eight parking are being provided on site. Mark Monroe reported that this project is proceeding to the Board of Zoning Appeals this month, and that the Department is recommending approval with resolution of landscape plan issues, i.e. whether or not the buffering planted with the Carmel Centemointe Subdivision is adequate in addition to that proposed by Karrington. The Department now feels that the landscape plan does meet the Department's recommendations. Jay Dorman asked about the occupants of the facility and whether or not a spouse not afflicted with Alzheimer's could reside in the facility; the response was that all suites have a private bath and kitchenette (no stove). Flexibility has been built into the plan to accommodate needs; some rooms are set up for two beds, others are divided into two separate suites. The currently vacant Arbor Hospital was made known to the applicant as a possible location for the proposed project. Mr. Weeks responded that conversions are costly and sometimes difficult to do. Jay Dorman moved for the approval of Docket No. 61-96 ADLS, Architectural Design, Lighting, Landscaping, and Signage application for the Karrington Communities, seconded by Dick Klar. The vote was nine in favor, none opposed, MOTION APPROVED. 3j. Commission to consider Docket No. 62-96 ADLS, an Amended Architectural Design, Lighting, Landscaping, and Signage application for Family Physicians. The petitioner seeks to install one sign. The site is located at 310 Medical Drive. The site is zoned B-8/ Business. Filed by Sharon Strong. Sharon Strong appeared before the Commission representing Family Physicians of Carmel, 310 Medical Drive, Carmel. An ADLS amendment approval is being requested for the installation of one 4X3 foot double faced sandblasted identification display to be ground lighted and include 32 square feet of landscaping based on the following: 32 square feet of signage is less than allowed; the live foot allowable setback requirement will be adhered to; the square footage of the landscaping matches the proposed square footage of sigage as required; the landscaping includes dowers and shrubs of a perennial nature to ensure that the landscaping is maintained in the 13 original proposed state. The ground lighting is especially designed for use in signage in landscape lighting; the narrow beam fixture uses no more than 100 wart lamp is suggested, and requested for approval. The present display is single faced, wooden, located near the building; this display will be removed at the time of installation of the signage requested. The petitioner feels that the proposed sipase will identity the site effectively and will also be aesthetically pleasing. Jay Dorman moved for the approval of Docket No. 62-96 ADLS, an amended Architectural Design, Lighting, Landscaping, and Signage application for Family Physicians, seconded by Dick Kian. The vote was nine in favor, none opposed, MOTION APPROVED. There being no further business to come before the Commission, the meeting was adjourned at 10:25 PM. ax_ Thompson, President Ramona Hancock, Secretary 14