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HomeMy WebLinkAboutMinutes PC 12-16-97 Chuck Lazarra, president of Ritz Charles appeared before the Commission representing the applicant. The current off-premise catering facility has grown to the extent that there is a lack of storage for multiple trucks and equipment. The applicant is requesting approval for the addition of a 5,000 square foot structure which would house vehicles and allow for a better traffic flow. The view from U.S. 31 would be a much cleaner, neater view. The proposed materials will match the existing exterior. Mr. Lazarra asked for consideration of the suspension of the rules in order to proceed to a vote. It is hoped that construction can be started immediately and completed before the applicant's busy season in April. Members of the public were invited to speak in favor or opposition to the proposed development; none appeared and the public hearing was closed. Mark Monroe reported that there are no outstanding concerns and the Department is recommending approval of the proposed facility. Dick Klar moved for the suspension of the rules; motion approved. Dick Klar moved for the approval of Docket No. 86-97 DP Amend/ADLS Amend, for the Ritz Charles, APPROVED 12-0. I. Old Business: Commission to consider Docket No. 74-97 PP/SP, a primary and conditional secondary plat application for Mayflower Park. Petitioner seeks approval of an eight-lot commercial subdivision on the site of the former Mayflower trucking facility. The site is located northwest of the intersection of West 96th Street and Michigan Road. The site is zoned I-I/Industrial and is located partially within the U.S. 421 Overlay Zone. Filed by Jamie Browning of Browning Investments. Jamie Browning of Browning Investments, 251 North Illinois Street, Indianapolis, appeared before the Commission representing the applicant. The primary plat for the 105 acre former Mayflower Park was approved two months ago. The property is located at 96th Street and Michigan Road. A 100,000 square foot facility is currently being constructed for Support Net. Three buildings are in the process of being removed and interest has been expressed in renovating an existing building and adding additional office space; negotiations are currently in progress. The business park was reviewed by the Subdivision committee. There were two outstanding issues related to the plat: 1) appropriate language for the installation of sidewalks in certain locations within the park; and 2) completed traffic study as it relates to 106th Street and 96th Street for review by the Department. Mr. Browning stated that the traffic study had only recently been submitted and the Department had not had adequate time to review the study. 6 Mr. Browning asked that the Commission consider approving the applicant's proposal for primary plat subject to review of the sidewalk installation language and review of the traffic study. Mark Monroe reported that the Department is fairly close to an agreement on the sidewalk plan for the business park. The traffic study was just received and the Department has not yet had a chance to review the report. The Department is recommending that any action this evening be contingent on the two aforesaid items. Rick Sharp reported a third issue which was the "Altura property" and the curb cuts. Mr. Sharp felt that two of the curb cuts should be eliminated for public safety. Mr. Sharp asked that as a condition of approval, the petitioner make a commitment as to either close the curb cuts and if there is an inability to agree on this issue, Mr. Sharp suggested that the development be tabled to allow the issue to be dealt with. Mr. Sharp also wanted an opportunity to review the traffic study but was willing to waive the review if the petitioner would commit to closing two curb cuts. Mrs. Meighen stated that at Committee it was discussed that both curb cuts to the"Altura" parcel would remain open. Mr. Sharp also referred to the Committee meeting and the discussion which resulted in a commitment from the applicant that they would grant an easement for access off Mayflower Drive to the Altum parcel. Luci Snyder commented that it is not known at this time what will actually be on the parcel, and it would be wise to leave the curb cuts open, otherwise it limits the options as to the choice of potential purchasers. Ms. Snyder felt that it would be best to leave the curb cuts open and let the market decide the type of business in this location. The development would again come before the Commission for review. Jamie Browning responded that the primary plat was filed at the suggestion of the Department. Also, Mr. Browning was hopeful that the primary plat would help streamline the development process for future development in the business park. The issue of the curb cuts was discussed at Subdivision Committee and if it were a problem, Mr. Browning would have preferred that the issue had been addressed at Committee. Another tabling at this point would mean re-noticing. Mr. Browning stated that currently, several options are being explored for this location and to eliminate the curb cuts makes the property less valuable for any type of retail. At the time the property was purchased, it was purchased with the curb cuts in place and value to the property was assessed by virtue of the curb cuts. There are several options as it relates to roadway improvements to U.S. 421 by the State; potentially there could be a traffic light at 99th Street, there are options for accel/decel lanes, there are a number of options which could be addressed at the time it is known what will actually be developed on the site. For the reasons specified, Mr. Browning was not willing to agree to the elimination of the curb cuts—the matter could be addressed at a future point in time. 7 Rick Sharp disagreed with Mr. Browning's position on the curb cuts. Mr. Sharp asked if the applicant were willing to close the curb cuts if the site were developed for anything other than retail; Mr. Browning responded that he could not speak for the owner of the property without having an opportunity to confer. Mark Monroe reported that the Plan Commission could waive the requirement of notice. There has been no input from adjacent property owners and there is an opportunity to suspend the rules and not require the applicant to re-file and re-notice. Rick Sharp moved to TABLE Docket No. 74-97 PP/SP, Mayflower Park, and waive the petitioner's requirement to re-notice and re-file. Point of clarification: Rick Sharp would like to table to an uncertain time. Paul Spranger asked to hear a quick summary of the traffic study. Mr. Browning reported that the traffic engineer was in attendance and prepared to summarize the traffic study. Tom Ford of Pflum, Klausmeier and Gehrum, traffic consultants, 47 South Pennsylvania Street, Indianapolis stated that he did not study the two curb cuts in question and deemed them to be relatively small and insignificant. The assumption was made that the majority of traffic would be coming from the main drive onto Michigan Road, a certain percentage on the northern drive and another percentage to the south on 96th Street. Traffic counts were taken Tuesday, Wednesday, Thursday of the previous week and it was found that 96th Street at Michigan Road, during the AM/PM peak hours breaks down as it is currently configured and with the traffic signal, traffic over saturates the operations and there is a failing level of service. 106th Street still operates acceptably and a future 10 year growth pattern of 3% per annum on existing traffic volumes, including six vacant parcels as well as the subject parcel, determines that the basic increase in the traffic would further reduce the operational characteristics and would cause both intersections to fail during peak hours. This situation is exacerbated by the additional development as well as the subject property. The State is planning to improve the roadway in 1998, although the plans are still subject to change. The current schedule is still for construction in 1998, however there are right-of-way conflicts farther north which may alter the schedule. With added travel lanes project, the future traffic volumes with the growth and development of other parcels as well as the subject parcel would be accommodated marginally and would still be level service ` D" during AM/PM peaks hours at one of the intersections—this is an acceptable level of service. Without development on any other parcel, traffic on the subject site with proposed roadway improvements would work very well. Mr. Browning again questioned the timing of discussion of the elimination of the curb cuts and wondered why this was not explored in depth at Subdivision Committee. Luci Snyder commented that Rick Sharp is not a member of the Subdivision Committee. Mr. Sharp then responded that the curb cuts were an issue at public hearing and should have been discussed at committee. The motion to TABLE was APPROVED 8 in favor, Luci Snyder, Norma Meighen, Chris White and Paul Spranger opposed. 8 Point of Order: The motion to table was for an uncertain time and in order to be placed on the Agenda at a future date, a member of the Plan Commission must make formal motion, seconded and voted in the majority. J. New Business: 1 j. Commission to consider Docket No. 87-97 ADLS, an Architectural Design, Lighting, Landscaping, and Signage application for Hills Development- Petitioner seeks approval to install a sign for the Carmel Pointe Condominium Complex. The site is located just west of U.S. 31, on the south side of Carmel Drive. The site is zoned R-4tResidence and is located partially within the U.S. 31 Overlay Zone. Filed by Glenn Brehm of Hills Development. Glenn Brehm of Hills Development, 7420 Montgomery Road, Cincinnati, Ohio appeared before the Commission representing the applicant. Approval is being requested to install a sign for Carmel Pointe Condominiums, a 156 unit complex currently under construction on the south side of 126th Street, west of U.S. 31, and partially within the 31 Overlay Zone. The sign is located at the singular entry off 126th Street. The future right-of-way for Illinois Avenue has been resolved. The proposed sign requires no variances, is constructed of brick and matches the exterior of the buildings. Mr. Brehm submitted color renderings of the sign that will be 7 feet, 11 inches. From the top of the concrete sphere to the top of the sign measures 4 feet, 11 inches. The sign will be two-sided at a right angle to 126th Street. The landscape plan is fairly simple and provides for low shrubs or spreading junipers along the base in the background of the sign, with the foreground being seasonal, annual flowers. Mark Monroe reported that the Department is recommending approval as submitted. Dick Klar moved for the approval of Docket No. 87-97 ADLS, for Hills Development, Carmel Pointe Condominium Complex; APPROVED 10-0. 2j. Commission to consider Docket No. 90-97 ADLS Amend, an amended Architectural Design, Lighting, Landscaping, and Signage application for the Pro-Med Park. Petitioner seeks approval to install signs for the park. The site is located at the southeast corner of Old Meridian Street and 136th Street. The site is zoned B- 6/Business and is located partially within the U.S. 31 Overlay Zone. Filed by Jim Nelson of Nelson and Frankenberger. Jim Nelson, 3663 Brumley Way, Carmel, appeared before the Commission representing Pro- Med Ltd., owner and developer of the office park located south and east of the intersection of Old Meridian and New Meridian, fronting on Smokey Row Road. Currently, the business park is the home of Tri-County Mental Health Center; it will soon be the home of Dauby and O'Conner Accounting Firm. Approval is being requested to construct two signs at the southeast corner of the entrance into 9