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HomeMy WebLinkAboutMinutes PC 07-17-071 CARMEL PLAN COMMISSION JULY 17, 2007 Minutes The Carmel Plan Commission met at 6:00 PM in the Council Chambers of City Hall, One Civic Square, Carmel, Indiana. The meeting opened with the Pledge of Allegiance. Commission members present: Leo Dierckman, Kevin Heber, Rick Ripma, Sally Shapiro, Steve Stromquist, Madeleine Torres, Sue Westermeier, thereby establishing a quorum. DOCS Staff present: Mike Hollibaugh, Director; Angie Conn, Planning Administrator. John Molitor, Legal Counsel was also present. The minutes from the June 19, 2007 meeting were approved as submitted. John Molitor, Legal Counsel indicated that it had been intended to have a meeting of the Executive Committee to discuss possible initiation of litigation and then to discuss proposed rules of procedure in a regular meeting of the Executive Committee. Because of some confusion regarding the notice, neither of those meetings occurred. Therefore, we can discuss at a later time when those meetings will be rescheduled, perhaps in conjunction with our regular committee meetings the first week in August. Department Announcement, Angie Conn: Request to place Docket No. 07020020 OA: US 31 & 421 Overlay Architectural Design Amendment, on the August 7, 2007 Subdivision Committee agenda, rather than the August 7 Special Studies agenda, due to agenda length. This will take just a simple vote of the commission. Also, both Holiday Inn items have been tabled per the petitioner’s request—Dockets Number 07030035 DP and 070070009 ADLS. There has also been a request from two Plan Commission members—not present at this time—that the Irwin Bank agenda item be moved to the end of the meeting to allow for arrival and vote on that item. The last item on the Agenda will be presented by Adrienne Keeling, DOCS staff. Adrienne Keeling, DOCS asked that the Commission refer to the materials distributed this evening. Adrienne indicated last month that the City Council passed a resolution directing the Plan Commission to prepare and evaluate a proposal to amend the zoning ordinance. Their request is for the Plan Commission to consider eliminating the provisions which exempt lots in qualifying subdivisions which are ROSO lots, exempting them from the minimum lot area and set-back standards. The Council’s request is for the 2 Plan Commission to consider eliminating that particular exemption from the lot area and set-back standards. This specifically applies to zoning districts S-1 through R-4. Pursuant to that resolution, the Department will be preparing an amendment for your consideration at the August Plan Commission meeting; a copy of that resolution is attached for your review. Leo Dierckman asked for a motion to move Docket No. 07020020 OA: US 31 & 421 Overlay Architectural Design Amendment to the Subdivision Committee Meeting on August 7, 2007; Rick Ripma made the formal motion, seconded by Susan Westermeier, Approved 6-0. H. Public Hearings TABLED: 1H. Docket No. 07030035 DP: Pro-Med Lane - Holiday Inn The applicant seeks site plan approval for a proposed full-service hotel. ADLS is under another docket no. below. The site is located at 136th Street and Pro-Med Lane, and is zoned B-6/Business within the US 31/Meridian Street Overlay. Filed by Stacey of DeBoy Land Development Services, Inc. for Justus Home Builders, Inc. 2H. Docket No. 07050013 PP: Forestal Estates Minor Subdivision The applicant seeks primary plat approval for 3 lots on 2.33 acres. The applicant also seeks the following subdivision waiver request: Docket No. 07050019 SW SCO Chapter 6.03.19 Access to Collector Roads The site is located at the northeast corner of 141st St. and Ditch Rd. and is zoned S-1/Residence. Filed by Stacey Fouts of DeBoy Land Development Services, Inc. Mike DeBoy of DeBoy Land Development presented for the applicant, M One Construction. The property currently has one house on the site which consists of 2.33 acres. There is a roundabout at 141st and Ditch Road Rd. located at the southwest corner of the property. The proposed development will consist of 3 lots, 2 lots would have a shared access to 141st Street. Lot 3 would have a singular access off of Ditch Road at the northwest corner of the property. The detention for the site is located at the northeast corner of the property. Sanitary services will be brought through Ditch Road to the west onto the site. The anticipated construction is one and one-half story homes, brick or stone, single family residences. The petitioner has received the Department Reports and has noted comments from the Staff. The petitioner has agreed to work with the Staff to answer any and all questions. The petitioner is putting together a tree preservation plan for this area along with a revised landscape plan as requested by Scott Brewer. 3 The petitioner is prepared to answer questions at this time or at the Committee meeting in August. Members of the public were invited to speak in favor of or opposition to this petition; no one appeared and the public hearing was closed. Department Comments, Angie Conn: There are still some outstanding concerns. One of the major ones is from the Engineering Department regarding curb cut location and their proximity to the roundabout; this should be addressed at the August 7th Subdivision Committee. Rick Ripma asked where this property is located; it was indicated it is on the northeast corner of 141st and Ditch Road. Rick indicated that the map provided seemed to indicate that the property was at the north corner of 146th street. Leo Dierckman indicated that this will be sent to the August 7, 2007 Sub Division Committee meeting. Forestal Estates, Docket No. 07050013 PP and 070050019 SW, was referred to the Subdivision Committee for further review on August 7, 2007. 3H. Docket No. 07050012 DP/ADLS: House Investments Office The applicant seeks site plan/design approval for an office building. The site is located 10250 N Illinois St. and is zoned B-1/Business. Filed by Mike Hoff of Weihe Engineers, Inc. Jim Shinaver, Nelson and Frankenberger presented for the petitioner. Also in attendance: Mike Hoff, Weihe Engineers; Doug Sylvester, House Investments; George Drury of Drury Associates; Scott Perkins and Scott Shaffer of Perkins/vonDalen Architects. The petitioner is requesting approval for a DP/ADLS proposal for a parcel of real estate that is located just southwest of the intersection of 103rd Street and Illinois Street. The site is just east of and adjacent to the Springmill Reserve community and just west and adjacent to Illinois Street. The real estate is approximately 1.18 acres and is zoned B-1/ Business. Mr. Shinaver presented a visual map that could be found behind Tab 4 in the project brochure. Jim Shinaver reviewed the property location. Another photo is shown behind Tab 2 giving a closer look at the property and the surrounding area. Doug Sylvester of House Investments has been a long-time Carmel resident and his current office is located here in Carmel. However, as his business continues to grow he requires a larger building with more space. When approved, Mr. Sylvester will move his offices to this new location. There will be additional space available for Mr. Sylvester to lease to other tenants. An office building on this site is permitted. The building will be a one-story structure that will be compatible with the single family homes to the west. The building will consist of approximately 9,700 sq. ft. Jim Shinaver reviewed another exhibit in the brochure behind Tab 4, the landscape plan for the project. The only access to and from the site is adjacent to Illinois Street. Mike Hoff of Weihe engineering has been working with Scott Brewer, Urban Forester on the 4 landscape plan for this property. Scott Brewer has tentatively approved the landscape plan and does not have any outstanding issues for the project. The site plan also incorporates a 10-foot asphalt, multi-purpose path adjacent to Illinois Street. There will also be accommodation on the site for bike parking. The next exhibit shown is behind Tab 5; these are the color building renderings for the building. Jim reviewed the visual elevations. It will be a brick building with a sloped roof and will appear to be residential. Also presented in the brochure are sign renderings. Due to the number of signs we will be seeking a variance from the BZA for approval to have one additional wall sign. The BZA application has been filed. George Drury has been in contact with neighbors in the residential areas and those discussions have gone well and have been productive. As a result of those discussions, House Investments has made the following changes. The height of the parking lot pole lights has been reduced. House Investments has also agreed that there will be no illuminated signs. The parties have also agreed on how to maintain an existing fence between properties. The neighborhood has been taking care of the fence and the agreement between House Investments will continue to allow the neighborhood to maintain the fence; the neighborhood wants to maintain the fence. Finally, the neighbors have approved the building design. General Public comments favorable: Patrick Tynan resident of the Reserve indicated that the neighbors had met with the developer and that all of their questions had been answered. Miriam Landon resident of the Reserve – requested a brochure. Department Report, Angie Conn: The petitioner has covered all questions and concerns expressed by the Department. At this time, the Department recommends that this be sent to the August 7th Special Studies Committee meeting at 6:00 PM. Rick Ripma – questioned if between the Reserve at Springmill and the building and the parking lot – is there a drainage easement. Mike Hoff, Weihe Engineers confirmed that there is a drainage easement betwe3en the building and the parking lot. The petitioner has designed a 3-bay retention area that will collect the water and release into the existing pond. Madeleine Torres thanked the petitioner for such a thorough presentation. Docket No. 07050012 DP/ADLS, House Investments Office was referred to the August 7, 2007 Special Studies meeting at 6:00 PM in the Caucus Rooms of City Hall. 4H. Docket No. 07060024 OA: BZA Lockout Periods Amendment The applicant seeks to amend the Zoning Ordinance, Chapter 21: Special Uses & Special Exceptions and Chapter 30: Board of Zoning Appeals, in order to clarify the time limits of applications denied by the Board of Zoning Appeals. Filed by the Carmel Department of Community Services. Adrienne Keeling, DOCS presented for the Department. The Department is proposing a two-part solution to a discrepancy between the zoning ordinance and the BZA rules of procedure regarding the time limits or lock out period for items which have previously been denied by BZA. Currently the zoning ordinance provides for a 12 month lockout 5 period and the Board’s Rules of Procedure call for a 6 month lockout period. The proposed amendment clarifies the sections of the zoning ordinance as it applies to Use Variances as well as Special Uses and Special Exceptions. Those items coming before the BZA will have a 12 month lockout period. Part 2 is an amendment to the BZA Rules of Procedure which clarifies that the 6 month lockout period will apply only to Development Standards. This amendment will give the Board flexibility to waive their Rules of Procedure if they would like to consider something. A variance from the BZA would have to be sought in order to waive the 12-month lockout period in the Zoning Ordinance. Department Comments, Angie Conn: The Department is recommending that this item be sent to the August 7, 2007 Special Studies Committee meeting. Docket No. 07060024 OA: BZA Lockout Periods Amendment was referred to the Special Studies Committee for further review on August 7, 2007 at 6:00 PM in the Caucus Rooms of City Hall. 5H. Docket No. 07030037 DP/ADLS: Midland Atlantic—Market Place at West Carmel The applicant seeks site plan and design approval for a proposed one-story, 21,600-square foot retail building on 2.73 acres. The site is located at the northeast corner of 98th Street and Michigan Road, and is zoned B3/Business, and is within the US 421 Overlay. Filed by Paul Reis of Bose McKinney & Evans, LLP for Midland Atlantic Properties David Gellman of Williams Realty Investments presented for the petitioner. Paul Reis and Midland Atlantic started this project; Williams Realty will now be the developer. Mr. Reis cannot be here this evening. Williams Realty is taking the project through zoning and advancing it through development as well. We have a site plan which can be found under Tab 2 in your brochure as an aerial. Tab 3 shows a site plan that depicts 21,600 sq. feet of retail space. The corner has been designed to accommodate and inline restaurant with the balance being general retail users and retail service. The original plan for the site has not changed since it was submitted. We are keeping the same architectural standards that comply with the 421 Overlay requirements—same footprint, same landscape plans. Department Comments, Angie Conn: The Department recommends this item be sent to the August 7, 2007 Special Studies Committee meeting. We still need to see a more detailed sign package and comments from the county surveyor’s Office. The landscape plan has been tentatively approved. Rick Ripma – on the landscape plans where it backs up to the homes, it looks like you have a variety of evergreen trees. What size trees will be there? David Gellman responded 6-7 feet at planting; there are four (4) very large existing trees that will be preserved. I recommend that you plant larger trees – there needs to be some screening between the homes that are already there and the parking lot. 6 Madeleine Torres – when Duke was doing their second phase, there were issues with the drainage—has this been addressed completely or is this still a problem? David Gellman responded that he had met with Paul Reis and he indicated that zoning issue came up and he had made a commitment to that individual property owner to keep her informed on the status of the development; he also indicated that it would be continued here with a different developer tonight. They have been informed and we do have a drainage plan that we would be more than happy to share with that individual when we receive the contact information. Maxine Brown – I live at 3734 W. 98th street. This has been an ongoing issue for quite some time. Ms. Brown gave an overview of the history of the problem. When the drainage occurs in the ditch it backs up in to the homeowner’s yards. Ms. Brown had water for the first time in 50 years this summer and it has taken quite awhile to dry off. She also asked if the new developer could come and mow the property, the grass and weeds are very high. Angie Conn indicated that it is the responsibility of the County. Madeleine Torres asked that Angie Conn review the minutes, because it was her recollection that Duke had committed to fixing that problem. David Gellam said he will have a relationship with Duke and will make that recommendation to them as well. We will get this resolved. Rick Ripma indicated that the building showed a lot of EFIS on top of the building. One is really bright yellow – is this really the color? David Gellman responded that they will bring actual samples of the EFIS to the Special Studies Committee. Rick questioned the amount of brick that is permitted. Angie Conn: The ordinance does state that the façade cannot be more than 20% of the overall non-window façade—the petitioner should bring a calculation. Angie was not certain if this applied to the side elevation and will check on this. Docket No. 07030037 DP/ADLS, Midland Atlantic—Market Place at West Carmel was referred to the August 7, 2007 Special Studies Committee for further review at 6:00 PM in the Caucus Rooms of City Hall. I. Old Business 1I. Docket No. 07040022 PP: Justus Business Park, lots 1-2 The applicant seeks primary plat approval for 2 lots on 7.298 acres. The site is located at the southeast corner of 136th St. and Pro Med Ln. and is zoned B- 6/Business within the US 31 Overlay. Filed by Paul Reis of Bose McKinney & Evans for Justus Home Builders. 7 2I. Justus Office Building The applicant seeks site plan & design approval for an office building. The site is located southeast of 136th St. and Pro Med Ln. and is zoned B-6/Business within the US 31 Overlay. Filed by Paul Reis of Bose McKinney & Evans for Justus Home Builders. Rich Kelly, EMHT Engineering presented for the petitioner. Paul Reis has been delayed. EMHT is the Civil Engineer and Landscape Architect for the project. Justus Home Builders has requested consideration of 2 applications, one for primary plat approval to sub-divide a 7-plus acre parcel into two smaller lots, and a second application to construct their new corporate headquarters on one of the lots. The petitioner met with the Special Studies committee two weeks ago and worked through a number of issues. It is the petitioner’s feeling that all issues are resolved, based on our conversations as recently as today with staff. It should be noted that the Special Studies Committee did recommend that the Plan Commission favorably consider both of these items. Steve Stromquist reported for the Special Studies Committee. Regarding the Primary Plat, Docket 07040022, the petitioner appeared at the June 28th meeting and had some outstanding issues with the Engineering Department. Those issues have since been addressed and there are no further issues at this time. The petitioner was to provide a landscape plan approved by Scott Brewer; Scott Brewer has tentatively approved those plans. There were more outstanding issues with the Development Plan, Docket 07040023. There is a 10 ft. asphalt path to nowhere. Steve Stromquist asked for the Commission’s input on the path issue. The Committee asked the petitioner to build the path now rather than set aside the money in escrow. The petitioner was agreeable to either constructing the path now or putting the money into escrow. Rich Kelly pointed out the area on a visual. The path has been discussed with David Littlejohn of DOCS as far as doing a meandering path to avoid any of the large, significant trees on site; David Littlejohn is receptive to that idea. At the construction phase, the petitioner will again meet on site with David Littlejohn and pin-point the path, since he has given some flexibility to meander and try to minimize damage to the trees. Steve Stromquist stated that the Committee was not against the path, but it appears the path goes absolutely nowhere. Rich Kelly said that if and when the property to the west is developed, which is the plan of Justus Home Builders, the path would at least be extended down to Pro Med. Angie Conn, DOCS – The Department did get some additional neighborhood remonstrance on July 16th and the City Engineer and the Petitioner have addressed all of those issues, mostly regarding the site drainage, permeable pavers, things that were covered in the Committee meeting. The Department has signed off on this project; the Department is recommending favorable consideration this evening. Kevin Heber said he had spoken with Mr. Doxtater on Sunday and he was still pretty concerned. 8 Angie Conn responded that Mr. Doxtater’s remonstrance was submitted to the City Engineer’s office and they worked with the petitioner to address all issues. All the points brought up by Mr. Doxtater were covered and addressed by the City Engineer. Paul Reis, attorney, noted that Mr. Doxtater sent the letter to Gary Duncan, however Gary was on vacation; when Gary returned he went through all those points. Mr. Doxtater may still have concerns, but I think he wanted to reiterate that these points are being addressed. Rick Ripma asked if there were any changes to the plan, or did everything go through exactly the same as it was. Paul Reis responded that the petitioner did not make any changes from the original presentation—that is why there were no new packets for tonight’s meeting. Rick Ripma asked if the sidewalk that goes to the 10-foot path will take out a lot of trees. Paul Reis said that Chris and Rich Kelly had conversations with Scott Brewer to meander both the sidewalk and the path as best they can to have very little negative impact on the trees. Madeleine Torres wondered if any consideration had been given to the recommendation of having a white roof. Paul Reis said the petitioner is still exploring the possibility of a white roof with the architect. We have not ruled it out and if it makes sense, we will do it. Rick Ripma asked the status of hybrid vehicle spaces—Paul Reis responded that there will not be any. Rick Ripma made formal motion to approve Docket No. 07040022 PP: Justus Business Park, lots 1-2, and Docket No. 07040023 DP Amend/ADLS Amend: Justus Business Park, lot 2 –Justus Office Building; the motion was seconded by Madeleine Torres and Approved 6-0. 3I. Docket No. 07040019 DP/ADLS: West Carmel Marketplace - Burger King The applicant seeks site plan and design approval for a proposed restaurant building. The site is located at 9853 N Michigan Rd, and is zoned B-3/Business within the US 421 Overlay. Filed by Richard Sampson of Burger King Corp. Mike Dauss of Dauss Architects presented for the petitioner. The last time we were here one of the first issues that came up was the actual site layout; this is where we had started and had been questioned by a couple members of the Commission regarding the safety of the site layout and requested an alternate layout site be submitted. We submitted a conceptual plan to the Special Studies committee for their review and we have since further refined the plan that includes the drive thru window on the north side of the building. We have submitted and worked with staff and very much appreciate their cooperation. We have done a lot of work in the past two weeks since we presented the concept. Basically, what the plan does is remove the drive thru from the rear of the 9 property as the Ordinance requires and allows the drive thru to go to the north side of the property. This layout helps with problems at the front entrance—it moves the front entrance farther to the south, farther from the intersection of the access drives. It also allows a person who wants to go into the drive thru lane to turn right on to that lane. If that lane is blocked, the person can continue on, park the vehicle and go inside, or wait. The revised plan also helps with concerns from the Commission regarding the menu board and screening. When the building is rotated and the dumpster is located in the rear yard—the masonry screen wall enclosure for the dumpster helps block the menu board. With the addition of arborvitae plantings at the suggestion of Scott Brewer, the menu board will be effectively screened. The site development option helps answer several of those concerns. This does require a variance from the zoning requirements and that request is on file and will be heard next Monday. The only other comment was a revision of the menu board sign which includes a stone base that is similar to the base used, not just resting on single steel posts. Special Studies Committee Report, Steve Stromquist: The biggest concern regarding this project was the traffic in and out and queuing of the cars in the drive thru along with the menu board issue. Traffic in this area can be horrific, especially during the noon hour, and we wanted to see what would be the best solution to the problem. The Special Studies Committee wants to commend the petitioner for doing a great job working with us on this project and coming up with a solution that fits this particular parcel of land. The Committee gave a unanimous, positive vote. Rick Ripma – asked for further clarification on the sign board. Mike Dauss said that revised packets were distributed—there is stone underneath; the sign will be blocked by the dumpster enclosure. Steve Stromquist made formal motion to approve Docket No. 07040019 DP/ADLS: West Carmel Marketplace Burger King, seconded by Susan Westermeier, Approved 6-0. 4I. Docket No. 07040021 DP/ADLS: Irwin Union Bank, Carmel Science & Tech Park, Block 11, Lot 3 The applicant seeks site plan and design approval for a bank building. The site is located at the 700 block of West Carmel Dr. and is zoned M-3/Manufacturing. Filed by Jim Shinaver of Nelson & Frankenberger for Irwin Union Realty Corp. Jim Shinaver presented for the petitioner. The following persons also attended the meeting: Julie Strikes of Irwin Union Bank; Brandon Burke of Schneider Engineering; architect Todd Williams of Williams and Associates; Sean Green of Green Sign Company. The petitioner is requesting a DP/ADLS. The site is located within the Science and Technology Park. Mr. Shinaver displayed and reviewed a visual map of the real estate. Irwin Union desires to construct a bank on this property; the bank itself will be approximately 5,400 sq. ft. The Special Studies Committee gave this project a unanimous recommendation for approval at the June 28, 2007 meeting. Another visual exhibit of the landscape plan was shown and discussed. Access to the site is from City Center Drive; there is also access to Lake Front Court. 10 Brandon Burke has been working closely with Scott Brewer, Urban Forester regarding the landscape plan for this site. Scott Brewer has approved the plan and there are no outstanding landscaping issues. Mr. Shinaver reviewed previous renderings of the project. Jim Shinaver indicated that a sample of the EFIS was brought in for the Commission to see. Mr. Shinaver also discussed lighting and signage plans. Irwin Union Bank decided not to put green parking spaces at the front with handicapped parking—the feeling is that it is not warranted at that location. There will be two (2) spaces on the site that will have the green designation. The trash enclosure area was relocated to the southwest corner of the parking lot and the enclosure itself will be taller than the receptacle designed to screen. The petitioner has added additional crosswalk striping in the parking lot area. A few trees were added to the eastern portion of the site which has the drive thru area. The roof material for the structure itself will be a TPO type of material that is environmentally friendly. Gary Duncan, City Engineer’s Office indicated in a meeting on Monday that all issues have been resolved, including the curb cuts. Special Studies Committee Report, Steve Stromquist: The attractiveness of the building was discussed—it was suggested that more brick and less EFIS be used and that more detail should be added to the building; however, nothing has changed. The petitioner meets all of the requirements set out by our ordinance. Traffic flow is still an issue. Angie Conn, DOCS. The City Engineering Department did send out an email on July 16. Basically they would like to withdraw the comment on the Department Report regarding the curb cut. The Engineering Department feels that it is adequate at this time; IF, at a later date it is determined to be a problem, it could be taken out. Steve Stromquist noted that the petitioner adequately answered the questions on the signage. Mr. Stromquist asked the petitioner for more specifics on the white roof and skylights to provide some green building design. Jim Shinaver responded that there will be a white roof with a TPO material—a type of material that is environmentally friendly. Todd Williams explained that the way the building is designed, a lot of light comes thru the lobby atrium and the light helps to illuminated the building internally. There are some large window areas for the public lobby to bring light in on the north side. All of the offices have large windows and Todd indicated the location of the windows on a visual. Angie Conn, DOCS said that the only outstanding issue is that it appears the ground sign is in the road right-of-way and will require a variance approval. The Department is recommending that this item be approved. Jim Shinaver indicated that an application for a variance has been submitted. Leo Dierckman asked about the etching on the stone. Todd Williams responded that this was introduced here in Carmel and is visible on the mock-up in the Chambers. The colors were reviewed. Leo asked how you would define this architecture. Todd Williams responded that it is considered modern architecture with clean, crisp lines. 11 Rick Ripma – indicated that he does not find the building attractive. Also discussed at this time was the need for “green spaces.” Sally Shapiro said the vacuum tubes are exposed and asked if there was any way to enclose them and not have the pipes hanging down. Todd Williams said they might be able to take the horizontal portion of the tube and put in under the canopy and possibly drop something down to cover it. Trying to enclose the tubes would be difficult. Irwin Bank does not do underground vacuum tubes. They were exposed intentionally, but since this is a modern building we do not feel we have to hide things, we need to study them. Sue Westermeier commented that it is not the most attractive building. Further discussion revolved around the architecture, site location, etc. Jim Shinaver reviewed the ordinances for this area which are all met by the project. Rick Ripma made formal motion to approve Docket No. 07040021 DP/ADLS: Irwin Union Bank, Carmel Science & TechPark, Block 11, Lot 3 with the exception of the “green” spaces (there are no green spaces) Madeleine Torres seconded the motion. The vote was 5 in favor, two opposed (Shapiro, Heber.) No Action Taken. Sue Westermeier then made formal motion to approve Docket No. 07040021 DP/ADLS: Irwin Union Bank, Carmel Science & Tech Park, Block 11, and Lot 3, seconded by Sally Shapiro, Approved 6 in favor, one opposed (Ripma.) 5I. Docket No. 07040024 DP: 1328-1440 W. Main Street The applicant seeks development plan approval for five buildings. The site is located at the NE corner of US 31 (Meridian) and W. Main Street and is zoned B- 6/Business within the US 31 Overlay. Filed by Jamie Browning of Browning Real Estate Partners. Jaime Browning presented. Mr. Browning was accompanied by Chris Wiseman, Paul Cripe, Civil Engineers and Matt Skelton, Esq. with Baker and Daniels. This is the second reading of our development plan for our project. As you may recall we submitted a rezone application earlier this year which was approved by the Plan Commission and City Council. Our development plan contemplates 4-5 structures, which would consist of office space, possibly medical office space, retail in the building on 131st and Pennsylvania. As I noted with the Commission and City Council, our request for retail would require us to return for a variance. I did assure the Council that I would restrict the amount of retail to no more than 15% of the gross area of the development. The circulation around the site includes a proposed interchange to be constructed at 131st Street and Pennsylvania; also there is a plan contemplated to extend 131st to Old Meridian via Grand Blvd. This part of 131st is slated for interchange as part of the State’s “Major Moves” program. We have submitted our utility drainage plans both to the City Engineer and the County Surveyor. We have received their comments and have made modifications as requested. 12 The petitioner submitted a tree survey to Scott Brewer for his review. Regarding the buffer zone, it is the intention not to remove any more trees than allowed by the Ordinance. Also, we intend to leave as many trees as we can between the development and the adjoining residential property. Since the last Plan Commission meeting, the petitioner met with a group of the residents, discussed all of the issues, and unless there is anything to the contrary, it appears that all concerns have been effectively address at this time. In regards to open space, Mr. Browning displayed a visual showing the coverage rate to be 57%, the maximum coverage rate in the ordinance is 65% and the petitioner is well within the allowable; we hope to maintain this green space as we move forward. Some concern was voiced that we will not be using green building practices or LEED certified practices. Our detention area which fronts on US 31 is a terminology called Best Management Practices in terms of water quality. This is an EPA certified program that is also embraced by the City. Currently we are seeking Development Plan approval—any issues related to ADLS approval would be submitted on an individual basis and information provided at that time. In that regard, we will do our very best to incorporate the suggestions of the Plan Commission related to green building practices. Steve Stromquist reported for the Special Studies Committee. Regarding the DP and ADLS—there is a lot of concrete and not enough green space. The petitioner did commit that no more than 15% of the development would be retail. Jamie Browning: Subsequent to the Special Studies, we made changes to the secondary entrance. The concern of the Committee was that there was a roundabout to manage the traffic and secondly, the road really did not function well with the alignment with Grand Blvd. The request was to take that road and make it more of an ancillary road, more of an emergency use for fire trucks, so we have made that change and have highlighted that on the plan. Steve Stromquist said the petitioner agreed to green grass pavers for fire truck entrance and for emergency vehicles to enter and exit the site. The Committee voted unanimously to go forward with this project. Angie Conn, DOCS noted that the petitioner does comply with all requirements of the US 31 Overlay, however, the Department would still like to see a site that is more pedestrian friendly with buildings grouped closer together, more walk-able, since it is adjacent to the Old Meridian District. However the Department does recommend approval. Steve Stromquist commented that depending on who the tenant may be, there is the possibility of a parking garage being built. Madeleine Torres clarified that what is before the Commission at this time is the Development Plan; any changes made by the petitioner would require a return to the Plan Commission. Rick Ripma asked why the Department is recommending approval if they still want the petitioner to do something different. Angie Conn: The Department hopes that the petitioner will take our suggestions; however, they do meet the Ordinance. 13 Leo Dierckman indicated that this meets all the requirements of the ordinance and the petitioner is working within the ordinance. If we do not like the ordinance, we need to change it—this proposal is within the rules Sally Shapiro reviewed her comments of last month and said that this proposal is piece- meal and the ADLS is to follow. At the end of the day, if we approve this, the petitioner can return and say, “Well, I have had 5 buildings on there all the time.” I don’t like the piece-meal of this project. Madeleine said that this has been done other times and the final product has been ok. Leo wanted to see further improvements made by the Petitioner regarding additional green space as requested. Sue Westermeier made formal motion to approve Docket No. 07040024 DP: 1328-1440 West Main Street, seconded by Stromquist, Approved 6-0. J. New Business TABLED: 1J. Docket No. 07070009 ADLS: Holiday Inn at Pro Med Ln The applicant seeks architecture/design approval for a proposed full-service hotel. The site is located at 136th Street and Pro Med Lane, and is zoned B6, within the US 31/Meridian Street Overlay. Filed by Dave Coots of Coots, Henke & Wheeler for Midwest Hospitality Group, Inc. There was no further business to come before the Commission and the meeting adjourned at 8:10 PM. ____________________________ Leo Dierckman, President ___________________________ Lisa Stewart, Secretary pro tem File: PC-2007-0717.doc