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HomeMy WebLinkAboutMinutes SpecStdy 02-02-99 L CARMEL/CLA Y PLAN COMMISSION SPECIAL STUDY COMMITTEE FEBRUARY 2, 1999 The regularly scheduled committee meeting was called to order by Rick Sharp, at approximately 7:00 PM in the Caucus Rooms of City Hall, One Civic Square, Carmel, Indiana. Committee members present were: Madeline Fitzgerald; Kevin Kirby; Pat Rice; Rick Sharp; and Paul Spranger. County Commissioner Sharon Clark was in attendance for the consideration of Item 5., amendment to the City's Thoroughfare Plan. Michael Hollibaugh and Terry Jones were present representing the Department of Community Services. Rick Sharp was elected Chairman for the coming year by UNANIMOUS CONSENT. u Item 1. Committee to consider Docket No. 98-98 DP/ADLS, Development Plan and Architectural Design, Landscaping, Lighting and Signage applications for Landmark Properties. The petitioner seeks approval to construct an 18,500 square foot office complex on 2 acres known as the Old Meridian Medical Center. The site is located at the southeast corner of Carmel Drive and Old Meridian (Lot 1 of Block 17, Carmel Science and Technology Park.) The site is zoned M-3/Manufacturing. Filed by Brian Pahud of Landmark Properties. Brian Pahud appeared before the Committee to address the development plan that has been amended so that the project "blends in" with the goals of the Old Meridian Task Force. The building has a residential look, not necessarily Colonial, but single story and very residential in appearance. The focal points of the architecture are the entry-ways and the building will not be "back-loaded." Since this is a corner location, it commands a higher price per square foot and could easily be a retail site; however, professional office buildings are being proposed. The openness of the site lends itself to visibility. There was concern expressed as to the amount of asphalt that would be visible on the corner. The elevation is approximately 75 feet above the intersection and it does have the look of asphalt more than anything else. The landscaping plan has met with the standards of the Department of Community Services for this particular site; however the petitioner is willing to substantially enhance the landscaping. u The entire greenspace area will be openly a part of the streetscape program that will lead into the Civic Center. Mr. Pahud was in favor of mounding or berms to shelter the asphalt from view and "beefing up" with low lying shrubs, trees and evergreens. The petitioner will be submitting a new landscape proposal. The existing, mature trees that can fit into the parking lot will be retained, but any trees damaged in the construction z: \minutes\crnttees\spst 1999feb 1 process will not be replaced. The buildings will be set back from the street to allow for more tree preseIVation. The buildings are actually two rectangles and will not be connected other than at the 90 degree angle. The area directly behind the buildings is a courtyard for the tenants and preseIVes greenspace as well as the existing trees. D In order to "front-load" the buildings and meet the curb cut requirements set forth in the primary and secondary plat, as well as aligning the curb cuts with the Shepherd Insurance across the street, 25% of the square footage would be lost. A "back-loaded" project at this particular location with smaller square footage is a great degree of risk and one that the petitioner does not want to take. The site is viewed as an entrance to the Carmel Drive corridor that blends in with the Streetscape and the Civic Square project. The proposed site is highly visible and will be an asset to the City. The petitioner will retain ownership and management of the development. Tom Thompson, co-chair of the Old Meridian Task Force, reported that their objective is to prepare and present to the Plan Commission and eventually City Council, an Ordinance that would create an Overlay Zone for the Old Meridian Street area beween its junctures with U.S. 31. The Ordinance will regulate development and re-development within the Overlay Zone so as to complement not only the immediate area but also the U.S. 31 corridor and the community as a whole. The Old Meridian Overlay Zone would encompass all property west of Old Meridian up to the U.S. 31 Overlay Zone, including all properties that abut or in proximity with Old Meridian. - Briefly, the Old Meridian Corridor should provide amenities to the U.S. 31 corridor, housing for corridor employees, diversity in housing, and an infusion of activity into the area. Further, the corridor should have a strong sense of place in mixed use, in urban village theme centered on a new Old Meridian that is now a tree-lined boulevard. High quality architecture based on principles of timeless design could not be defined initially. The area should be pedestrian and street oriented that will have "build to" rather than "set back" lines, and will be at the far side of the sidewalk away from the street. Some on- street parking would be allowed, otherwise parking away from the street, as is feasible, is preferable screened by buildings or by other means. This will require a significant up- grading of the infrastructure, Old Meridian, West Main Street, some work on the intersections and inter-connecting roads. Pedestrian facilities and site facilities, public squares, greens, trees and visible, distinctive gateways to the Old Meridian area will help to create a "sense of place. " It is hoped that these concepts can be put into place as an Ordinance by the end of this year, maybe sooner. o In regard to the current petition, this type of business is one that the Task Force is anxious to have in the corridor. The style of architecture seems to fit in well with the objectives of the Task Force. As a point of information, future guidelines for building in the corridor will be different. The new orientation will be for buildings to be situated toward the street, built to a line at the sidewalk. u z: \minutes\cmttees\spst 1999feb 2 u Michael Hollibaugh reported that the Department concurs with the Task Force's comments. It is the goal of the Department to have a report finalized in the next few weeks so that public notice can be given for a public hearing before the full Plan Commission. Kevin Kirby was complimentary of the development, but would like to see the building "flipped." The Old Meridian Task Force will have an impact on future development. This particular development, as it stands, will probably not be a detriment to the area. The functionality of moving the parking and re-locating the building closer to the road allows it to be more visible to the public. The building would have to have two fronts-- one on the street and on the rear. Visibility is definitely an issue. There will be more visibility with the building oriented toward the road. Mounding is not recommended, per Pat Rice and Madeline Fitzgerald. Kevin Kirby felt that the iron fencing is an enhancement. Rick Sharp asked the petitioner to identify the mature trees that are intended for preservation under the current plan, what trees would be preserved if the building were "flipped," and what measures would be taken to preserve the trees. u The petitioner will return to the Committee on March 2nd for additional review of further landscaping plans, a modified rendering to show where the green space will extend to the right-of-way; a tree preservation: plan for the existing trees, and the percentage oflost office space with the building fronting reversed. NOTE: Items 2.,3., and 4 were heard together. Item 2. Committee to consider Docket No. 102-98 DP/ADLS, a Preliminary and Final Development Plan, and Architectural Design, Landscaping, Lighting, and Signage applications for ATAPCO, Inc. The petitioner seeks approval to construct three 9,000 square foot office buildings on 23 acres. The site is located at the northeast comer of Carmel Drive and Guilford Avenue (Block 13, Carmel Science and Technology Park.) The site is zoned M-3/Manufacturing. Filed by Joe Scimia of Baker and Daniels. Item 3. Committee to consider Docket No. 103-98 SP, a secondary plat application for ATAPCO, Inc. The petitioner seeks approval to plat 1 lot on 23 acres known as Block 13, Carmel Science and Technology Park. The site is located at the northeast comer of Carmel Drive and Guilford Avenue. The site is zoned M- 3/Manufacturing. Filed by Joe Scimia of Baker and Daniels. u Item 4. Committee to consider Docket No. 104-98 Z, a change of commitment application for Reliastar. The petitioner seeks approval to change a previous commmitment to allow two access points on the east and west side of Guilford Avenue, z: \minutes\cmttees\spst 1999feb ....- 3 north of Carmel Drive, respectively. The sites are located at the northwest and northeast comers of Carmel Drive and Guilford Avenue. The site is zoned M-3/manufacturing. D Filed by Joe Scimia of Baker and Daniels. Joe Scimia appeared before the Committee and gave a brief overview of ATAPCO, Inc.'s proposal. The land is currently owned by Reliastar and will be developed with three commercial office buildings to form a commercial office park to be known as Lakeside Corporate Center. The petitions allow for the development of the first phase of the site and preliminary approval for the entire site. After development, this site will have 270,000 square feet of office space; currently there are 1250 parking spaces provided or 350 more than required by Ordinance. The structures will be two-story office buildings, approximately 90,000 square feet. No issues are outstanding with respect to the proposed elevation of the buildings and the materials to be used, no issues outstanding in regard to the landscaping plan in phase I. The petitioner is requesting the following: 1) approval of the plat for a one-lot subdivision; 2) modification of zoning commitments to permit access onto Guilford and Clark Streets; and 3) preliminary development plan approval and final development plan approval for phase I, building one, proposed for the comer of Guilford and Carmel Drive. Terry Jones reported that at the time Carmel Drive was constructed, Guilford was a primary street. Adams has now become an important street and possibly more 0 preferential than Guilford as far as road classifications are concerned. In view of the size of the project, the Engineering Department, Community Services, and the Mayor's office discussed the possibility of curb cuts onto Guilford. It is the Department's preference and recommendation that a combination of two curb cuts off Guilford could be explored, perhaps a boulevard type entrance. The lighting standards do not appear to be the same style and fashion as those utilized on the opposite side of the street; the petitioner confirmed. Michael Hollibaugh had comments on the orientation of the proposed building as compared with the building on the opposite side of the street that offers better aesthetics in the form of parking and streetscape. The proposed building could be positioned to play up the lake. The petitioner responded that the lake was perceived as being an amenity for the development and that there is a better market for the units that look out over the lake as opposed to the parking lot. As proposed, the employees will have direct access to the lake area as an amenity. There is residential development along Clark Street and the proposed plan offers a greater buffer. Also, if the buildings were moved to the outside, the parking would not be workable. Economically, a parking structure is out of the question. There was further discussion regarding the number of curb cuts onto Guilford and accel/decellanes. The boulevard-type entrance off Guilford centered between the two D " z: \rninutes\cmttees\spst1999feb 4 u curb cuts proposed seemed to be favored by the committee. The petitioner is dedicating additional right-of-way on Guilford, Carmel Drive and Adams street in the event the City requires accel/decellanes at a future date. There was further discussion regarding the visibility of the asphalt parking lot from Carmel Drive. Michael Hollibaugh reported that the City Tree Forester program will be planting trees along Carmel Drive and the parking lot will be somewhat shielded from visibility. ' i Kevin Kirby commented that Guilford will never be a north/south corridor--it is only a locally serving road. The two entrances are not bothersome, but Mr. Kirby would prefer to see accel/decellanes installed. The number of parking spaces is also bothersome, but they are perhaps warranted. Mr. Kirby also would prefer to see the buildings moved to the outside, but understood that the petitioner wanted to use the lake as a focal point; this is a commercial development that will only serve its tenants and guests. There were no real major issues with the development. The lighting standards were discussed; it was preferable to have the down lighting, shoebox type. o Paul Spranger moved for the approval of Docket No. 104-98 Z, for Reliastar that would allow a single, multi-lane, boulevard type curb cut on Guilford Avenue, north of Carmel Drive, seconded by Madeline Fitzgerald. APPROVED 5-0. Pat Rice moved for the approval of Docket No. 102-98 DP/ADLS, Preliminary and Final Development Plan, and ADLS for A TAPCO, Inc., seconded by Paul Spranger. APPROVED 5-0. Paul Spranger moved for the approval of Docket No. 103-98 SP, secondary plat application for A TAPeD, Inc., seconded by Kevin Kirby. APPROVED 5-0. Point of Clarification: Positive votes on Docket Nos. 102-98 and 103-98 accept the fact that by their vote on Docket No. 104-98, the Committee expressed their intention that drawings be adjusted accordingly. Item 5. Committee to consider Docket No. 84-98 CPA, proposed amendments to the Carmel/Clay Comprehensive Plan, specifically Chapter 6 of the Thoroughfare Plan. Filed by the Carmel/Clay Plan Commission. u The meeting was adjourned at 9:00 PM. / ucus Rooms. TABLED to a special session on Tuesday, February 9, 1999 at 7' z:\minutes\cmttees\spst1 999feb 5