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CARMEL/CLAY PLAN COMMISSION
May 15, 2001
MEMORANDUM OF MEETING
Members present: Marilyn Anderson; David Cremeans; Leo Dierckman; Linda Flandes;
Wayne Haney; Ron Houck; Nick Kestner; Dianna Knoll; Norma Meighen; Pat Rice; Paul
Spranger; and Wayne Wilson.
Department of Community Services Staff in attendance: Director Michael Hollibaugh; Jon
Dobosiewicz; Kelli Hahn; and Laurence Lillig.
John Molitor updated the Commission on pending litigation, Leeper Electric, and Parkwood
Crossing West PUD.
Jon Dobosiewicz announed that the following Agenda items will not be heard this evening:
Docket No. 39-01 ADLS; Meijer Convenience Store,Tabled to June 19,2001;
Docket No. 109-99 DP/ADLS; Wingate Inn,Tabled due to Pending Litigation;
Docket No.25-01 Z; College Hills PUD remains at Subdivision Committee;
Docket No.46-01 ADLS; Dan Young Chevrolet,Tabled to June 19,2001.
Jon referred to a Memo from the Department in regard to Docket No. 42-01 DP/ADLS,
Meridian at 465, Heart Hospital and Medical Office Building and two exhibits in response to
request for information from the Department.
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
106th 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 of the Reis Law Firm, Julie Christiansen, REI Investments, Bremner & Wiley, and
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Tom Ford of Pflum, Klausmeier & Gehrum, traffic engineers were in attendance. The property
is bounded to the south by Thomson Consumer Electronics, the Meridian Office Plaza to the
east on the other side of US 31, Indiana Farmers Insurance directly to the north, Perkins Plastic
Surgery Center, and residential areas.
The site extends to the north, across Illinois Street, to 106`h Street. The site is located within the
B-6 Business district which permits hospitals and medical office buildings as permitted uses.
This property is subject to the US 31 Overlay Zone Ordinance which requires that the Plan
Commission 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. The traffic generated by the medical office building will be
considerably less than a general hospital and also considerable 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 with surgery room, radiology labs, all of the support dealing with the cardiac surgeries. In
addition, there is a service area that contains the mechanical equipment for the building
There is also a patient bedtower, 3 stories above the first floor building that will house up to 120
patients. During the day shift, there will be approximately 200 employees at this hospital.
With the penthouse on top of the bedtower, the total height will be 76 feet; the maximum height
in the B-6 district is 150 feet. The attached medical office building is a three-story structure, 53
feet in height, and will provide office space for the doctors practicing within the Heart Hospital.
Elevations were submitted with informational packets. The buildings have been designed to
conform to the general character of the US 31 corridor and do utilize the "golden section" with
regard to scale and proportion. The building exterior consists of architectural, pre-cast
concrete, metal and glass. Samples of the materials were displayed. The building has been
designed to fully enclose the air conditioning condensing units and chillers, and the emergency
power generator. The cooling towers are on top of the buildings, enclosed by pre-cast concrete
wall. 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 building footprint and the actual physical
characteristics of the site, i.e. it is narrow to the north,wider to the south because of the existing
Illinois Street, certain challenges were provided to the project.
The petitioner has attempted to preserve the existing tree stand in the northeast corner of the
site. Some of the trees will be removed for the surface parking and there are also drainage
issues in this area, but the trees will be preserved as much as possible. Secondly, all of the
parking is located to the east of Illinois Street. There are two entrances to the hospital. One
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entrance will segregate the employee and service traffic from the general traffic for patients and
visitors; additionally, this will provide a service drive for the physicians for them to enter their
reserve parking in the front and allows them quick access to the hospital. The second entrance
also 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 of the parking east of
Illinois Street and still function efficiently for the hospital. The petitioner has also been in
contact with INDOT and the site plan is consistent with the current plans on filed with the US
31 improvements. The petitioner is also preserving trees on the west side of Illinois Street. The
petitioner will be adding trees on the west side of Illinois street to further the residential areas
from the project.
This development will be an acute care, cardiac hospital which differs significantly from a
general hospital or the previously approved office development. This project will have a
negligible impact on the surrounding streets, particularly during the AM and PM peak hours.
No additional traffic control modifications are anticipated for the project.
At the time of filing in March, there were two different site plans: one with a parking garage
and one 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 at
this point 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 residential area.
Members of the public in favor of the proposal:
Jeff Reynolds, property manager representing Thompson 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. Also, 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. The plan as stated (all of the HVAC equipment located at the far end of the
facility as well as having it completely enclosed) will enhance the livability of the area.
Dr. Steve Perkins, 106`h & Meridian, Meridian Plastic Surgery Center, was in favor of the
proposal from the standpoint that the number of employees in this building versus an office
building would have less impact on the area. Also, the shift hours are different and this
development would not negatively impact the current traffic. The proposal is also an
upstanding medical facility and will enhance the area.
Organized remonstrance:
Steve Mears, 8395 Keystone Crossing, attorney representing the neighborhood west of the
property,had the following concerns: Light spillage; location of detention pond, removal of the
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trees and installation of landscape buffer;noise; and possible helicopter pad.
Norm Tabler, 313 Millridge, has concerns regarding appearance of the development--surface
parking is an ocean of asphalt; would like more trees along the perimeter; noise at shift changes
is a concern; traffic is also a concern. The emergency room entrance to the facility is a concern-
-too close to residences and will probably become an after hours entry.
Dave Fronek, 373 Millridge Drive, Reserve Subdivision, has concerns regarding the few trees
being left at corner of 106th and Meridian, and noise from the proposed development.
Public Hearing was then closed.
As a part of rebuttal, Paul Reis stated that at this time, there are no plans for a helicopter pad on
this facility.
This item will be heard at the Special Study Committee for further review on June 5, 2001 at
7:00 PM.
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 for the petitioner. The petitioner is requesting four modifications to the preliminary
site plan. Change the northern border of the property and building layout; elimination of the
walkway around the lake; the tennis court is being relocated north of the clubhouse; the pier to
the lake is being eliminated; the maintenance building, now built, was eliminated from the
original site plan. The maintenance building is 24X36 feet,has two garage doors, and is located
within the 150 foot no-build zone parallel to 1-465.
Ray Snider, resident of the Retreat, said he was not noticed of the petitioner's plans to change
the original commitments.
This item is being referred to the Subdivision Committee for further review on June 5, 2001 at
7:00 PM.
I. Old Business:
li. This Item Currently Tabled due to Pending Litigation:
Docket No. 109-99 DP/ADLS;Wingate Inn
Development Plan and Architectural Design, Lighting, Landscaping & Signage
applications for Meridian Hotel Partners. The petitioner seeks approval to
construct a 57,500-square-foot hotel on 4.066± acres. The site is located at 1460
West Main Street(northeast corner of East 131 st Street and North Meridian Street).
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The site is zoned S-2/residence within the U.S. 31 Overlay Zone.
Filed by Philip A. Nicely of Bose McKinney & Evans for Meridian Hotel
Partners.
2i. Docket No. 186-00 Z; DePauw Rezone
3i. Docket No. 187-00 Z; DePauw Rezone
4i. Docket No. 188-00 Z; DePauw Rezone
Dave Coots was present for the petitioner.
Jon Dobosiewicz commented that as of today, the Department has not received specific plans
regarding the intersection at 13151 Street and US 31. Curb cut is an issue and documents have
not been received.
Dave Coots said that as a part of the ADLS review, the petitioner was required to receive the
review 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. Mr. Coots is asking that this item be voted on this evening and forwarded to the
City Council.
John Molitor commented that there has been an exchange of letters between him and Mr.
Bramen of Depauw University with regard to 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 of the reservation of some or all of the 10.02 acres may be
a condition of moving forward.
Leo Dierckman said it was his understanding that the curb cut issue would be dealt with prior to
the meeting this evening and not as a part of the ADLS process. Leo commented that this
should be tabled until there is resolution of the curb cut.
These items are being returned to Special Study Committee for further review on June 5, 2001
at 7:00 PM.
5i. Docket No. 14-01 Z; USTA PUD (Pending Subdivision Committee action on
May 10)
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 96th 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 was present representing the petitioner. Also present: Mark Saunders, Executive
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Director of the USTA; Jay Hacker, Board Member; and Steve Granner, Planner with Bose
McKinney. The first floor of the building will house the USTA hall of fame museum; the
second floor will be leased office space.
Ron Houck, Subdivision Committee Chair, said that in 1996, there were 4 parcels on this
property and a subsequent split. Originally, landbanking was provided for parking. There was
an attempt to identify all of the issues. Traffic, compatibility with the area, impact and
proximity to the Monon were discussed. The Committee also revisited some of the history of
the 5 Seasons Sports Country Club. The conclusion is that although the history was somewhat
confusing and clouded, the committee needed to look at the project today and determine its
compatibility and sensibility for the area. The committee voted to recommend approval (4-1)
of the development.
Ron also said the PUD Ordinance was gone over line-by-line and a number of changes were
made that were felt to improve the project and minimize impact on the adjacent area.
Dave Cremeans recollected that part of this land was dedicated, open greenspace at the time 5
Seasons was originally approved. Ron Houck responded that this was part of the confusion
dating back to the 1994 rezone of the property. In any event, the petitioner has the right to
request this change.
Pat Rice felt that from the very beginning, the Commission had been given less than truthful
assertions by the petitioner as well as the USTA representative. The integrity of the Plan
Commission is being compromised by being asked to approve a rezone under the PUD on
inadequate to outright false representation.
Wayne Wilson was very much in favor of the USTA facility, but was not aware of the past
history on this parcel. The proposed building is compatible with 5 Seasons and with the area.
Marilyn Anderson did have a question as to whether or not the commitment for the parking as
use and access to the Monon Trail would be binding on successors and assigns.
John Smeltzer said he had heard from Les Locke at the County and there is no problem with
connecting the USTA parcel to the Monon and Mr. Locke requested specifics on the materials
to be used and the width of the path. The petitioner is willing to make commitments in writing
to provide the connection to the Monon, use of the parking facility after office hours and
weekends, and reasonable use of the restroom facilities during such time that the building is
staffed.
Dianna Knoll commented that the main trailhead is at the Gibraltar site and there will be access
to the 5 Seasons and the Monon Trail.
Ron Houck moved for the approval of Docket No. 14-01 USTA PUD, seconded by Wayne
Wilson. This item was voted by the Plan Commission in a 6-6 split, (Linda Flanders, Norma
Meighen, Marilyn Anderson, Leo Dietckman, Pat Rice, and Dave Cremeans opposed) for a No
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Decision Vote. This item will be forwarded on to the City Council.
At this point,the Commission took a brief recess.
In reconvening, Marilyn Anderson clarified the vote on the USTA PUD.
Ron Houck moved to send the USTA PUD on to City Council with a "No Recommendation"
vote, seconded by Dave Cremeans. This motion was approved by a vote of 9 in favor, Paul
Spranger,Nick Kestner and Wayne Wilson opposed.
As a point of clarification, if this item is approved at the City Council level, the USTA will
return to the Commission for ADLS review.
Linda Flanders recused herself from Docket No. 22-01 ADLS, Mayflower Park Subdivision.
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.
Jamie Browning was present for the petitioner. The Plan Commission approved the Subdivision
Signage as presented by a vote of 10 in favor none opposed. "Note, this item was heard out of
Agenda sequence and as the last item of business for the evening." (Paul Spranger was not in
attendance at the time of vote)
7i. Docket No. 25-01 Z; College Hills PUD (Pending Subdivision Committee
action on May 10)
Petitioner seeks favorable recommendation of a rezone from the R-1/residence
district to a PUD/planned unit development district on 20.5± acres. The site is
located northwest of East 96th Street and North College Avenue. The site is zoned
R-1/residence.
Filed by Charles D. Frankenberger of Nelson & Frankenberger for Gershman
Brown & Associates.
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 96th
Street and Spring Mill Road. The site is zoned PUD/planned unit development.
Filed by John K. Smeltzer of Bose McKinney & Evans for Duke-Weeks Realty.
Blair Carmissino with Duke-Weeks Realty, 600 East 96`h Street, was present representing the
petitioner. Allen Tucker of CSO was also present. The litigation on this property has been
settled and one of the conditions of the settlement was to move all of the buildings and parking
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areas 40 feet to the EAST and this has been done on a preliminary basis. The final engineering
has not yet been done, but it has been determined that the relocation will not cause a substantial
alteration to the ADLS plans as submitted, since most of the landscaping and lighting will be
the same, and all architectural design will be the same.
Jon Dobosiewicz reported for the Department. There will be no substantive changes to the
ADLS; if so, it would require returning to the Commission for approval. At this time, the
ADLS as submitted is appropriate to be acted upon this evening.
Allen Tucker noted that there are decorative light poles at the entrance; the vertical lines of the
building have been extended across the plaza by stained concrete. The landscaping is mostly
junipers, grasses, etc., and 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.
The parking plazas connect to the main courtyard by metal columns on a pre-cast base with a
standing seam metal roof The treatment of the spandrils on the parking structure will be the
same pre-cast that is on the building, off-white with red, horizontal reveals, and landscaped with
evergreen trees to minimize the view.
Leo Dierckman reported that the Committee voted 5-1 to recommend approval of the project.
Leo Dierckman moved to approve Docket No. 37-01 ADLS, Parkwood Crossing West,
Buildings A, B & C, seconded by Paul Spranger.
By a vote of 12-0, the Plan Commission approved the ADLS package for this office complex,
buildings A B, and C, located at West 96`h Street and Spring Mill Road.
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.
Jim Nelson was present representing the petitioner. Also present were Mark Wibel, and
Barbara Eden of Carson Design.
Formal presentation included the roof garden with live plant material, landscaping within the
required 30 foot greenbelt, and three signs (two wall and one ground).
There was a question as to other uses of the building if the "theme restaurant" was no longer in
business. Also, the Commission asked for a commitment that the plant material on the roof
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would remain live and not replaced by plastic.
This item was referred to the Special Study Committee for further review on June 5, 2001 at
7:00 PM.
Note: Items 2j. and 3j. were heard together.
2j. Docket No. 40-01 ADLS; Merchants' Pointe Lot 2, O'Charley's
Petitioner seeks Architectural Design, Lighting, Landscaping & Signage
approval for a restaurant. The site is located southwest of East 116`h Street and
North Keystone Avenue. The site is zoned B-8/business.
Filed by Byron Bohrman of Design and Engineering, P.C.
Jim Nelson was present representing the petitioner. After formal presentation and some
discussion, this item was referred to the Special Study Committee for further review on June 5,
2001 at 7:00 PM.
3j. Docket No.41-01 ADLS; Merchants' Pointe Lot 3, Longhorn Steakhouse
Petitioner seeks Architectural Design, Lighting, Landscaping & Signage
approval for a restaurant. The site is located southwest of East 116`h Street and
North Keystone Avenue. The site is zoned B-8/business.
Filed by Warren Koch of WD Partners.
Jim Nelson was present representing O'Charley's and Longhorn Steakhouse. Also present were
Roy Williams of O'Charley's and Ed Cochrun from Longhorn Steakhouse.
O'Charley's Restaurant is located on lot 2 in Merchants Pointe. The restaurant will consist of
7,062 square feet and will face 116`h Street. The building materials are muted, red brick with a
ceramic tile band at the entrance, striped awnings, wall-mounted, crook lights, green tinted
glass with green mullions for the window treatment, and the roof line is high-lighted by a green,
neon band.
The Longhorn Steakhouse is located on lot 3 in Merchants Pointe. The restaurant will consist
of 5,072 square feet, oriented toward 116`h Street, single story building of hard plank siding,
painted as well as stacked stone. The siding is both lapped and vertical and is a form of
concrete. The roof is asphalt shingle and the roof lines are accented by red neon. The wainscot
is stacked stone, however, an alternative material is provided with brick. The signage consists
of three signs, one on the south, the north, and the ground sign.
As a point of information, the Carraba'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 up for re-letting by Linder--so they have control over the future use of the
buildings.
After formal presentation and some discussion, these items were referred to the Special Study
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Committee for further review on June 5,2001 at 7:00 PM.
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, 7705 Andrew Pass,Plainfield,was present representing Donatos Pizza.
Also in attendance were Jeff Cruder, construction project manager for Donatos, Steve Canada,
Donatos area real estate manager, and George Lucas of Lucas, Mann&Assoc. civil engineers.
The current plans are to raze the existing Noble Roman's building and construct the Donatos
facility,utilizing the same entry and access point. The landscape plan has been expanded to
460 square feet of foundation planting around the building edge. 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. There will also be
canopy awnings used on the building.
Donatos mix of accent brick, accent block and accent trim and brick work as well as their
signature tower are part of their brand of building;
The Department had no outstanding concerns.
After formal presentation and some discussion,this item was referred to the Special Study
Committee that will meet June 5, 2001 at 7:00 PM.
5j. Docket No.46-01 ADLS; Dan Young Chevrolet
Petitioner seeks Architectural Design, Lighting, Landscaping & Signage approval
for an auto dealership. The site is located northeast of East 96th Street and
Keystone Avenue. The site is zoned B-3/business and is located partially within
the SR 431/Keystone Avenue Overlay Zone.
Filed by Charles D. Frankenberger of Nelson&Frankenberger for D.Young
Chevrolet, LLC.
This item TABLED to full Plan Commission meeting on June 19,2001.
K. Meeting Adjourned at 10:10 PM.
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