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HomeMy WebLinkAboutMemo PC 05-15-01 . , og 0, 4„. .A9 City of C �TO N G O`1. *Pr o( rl�+,� 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 Page 1 ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417 MAY 15,2001 CarmellClay Plan Commission Agenda 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 Page 2 ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417 MAY 15,2001 Carmel/Clay Plan Commission Agenda 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 Page 3 ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417 S . MAY 15,2001 Carmel/Clay Plan Commission Agenda 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). Page 4 ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417 MAY 15,2001 Carmel/Clay Plan Commission Agenda 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 Page 5 ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417 MAY 15,2001 Carmel/Clay Plan Commission Agenda 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 Page 6 ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417 MAY 15,2001 Carmel/Clay Plan Commission Agenda 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 Page 7 ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417 MAY 15,2001 Carmel/Clay Plan Commission Agenda 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 Page 8 ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417 MAY 15,2001 Carmel/Clay Plan Commission Agenda 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 Page 9 ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417 MAY 15,2001 Carmel/Clay Plan Commission Agenda 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. Page 10 ONE CIVIC SQUARE CARMEL,INDIANA 46032 317/571-2417