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HomeMy WebLinkAboutDept Report 01-27-03 Department Report Carmel/Clay Advisory Board of Zoning Appeals January 27,2003 Page 11 of36 5-l7j. Carmel/Clay Schools ~ Carmel High School (SUA-194-02; V.,.195-02 through V-206-02) Petitioner seeks Special Use approval to construct a 173,OOO-square-foot Freshman Center addition to the existing high school. Petitioner also seeks the fallowing Development Standards Variances: V-195-02 ~25.07.01-2 12-square-foot traffic ditectional sign A V-196-02 ~25.07.01-2 5-square-foottraffic directional sign B V-197-02 ~25.07.01-2 6-square-foottraffic directional sign C V-198-02 ~25.07.0 1-2 19.5-square-foot traffic directional sign D V-199-02 ~25.07.0 1-2 four-foot (4') traffic directional sign D V-200-02 ~25.07.02-5(b)(i) eight (8) institutional signs V-201-02 925.07.02-5(b)(ii) two (2) changeable copy signs V-202-02 S25.07.02-5(c)(i) 29.25-square-foot institutional wall sign V-203-02 S25.07.02-5(c)(i) 24.5-square-foot institutional wall sign V-204-02 925.07.02-5(c)(ii) 24-square-foot changeable copy sign V-205-02 S25.07.02-5(d) 6' 2" institutional ground sign V-206-02 98.04.01 57-foot building height The site is located at 520 East Main Street. The site is zoned R-2/Residence. 925.07.01-02 Defmitions. TRAFFIC DIRECTIONAL SIGN. Sign directing traffic movement onto and/or within a premise, not exceeding three (3) square feet in sign area for anyone (1) sign; and shall not be higher than three (3) feet above ground level. Standard traffic directional signs, such as STOP and YIELD signs, shall comply with the "Uniform Manual For Traffic Control Devices." ~25.07.02-05 a) b) . c) g) h) Institutional Uses. SIGN CLASSIFICATION: Wall sign or ground sign. NUMBER &.TYPE: d) e) i) One (1) institutional sign and ii) One (1) sign with changeable copy. lVIAXIMUM SIGN AREA: i) Institution,al sign: Thirty (30) square feet; ii) Changeabie copy sign: Sixteen (16) square feet. MAXIl\HJM HEIGHT OF GROUND SIGN: Five (5) feet. LOCATION: No sign shall be located closer than ten (10) feet to the street right-of- way in residential zones. No sign shall be located closer than five (5) feet to the street right-of-way in business and ~ufactllring zones. The sign shall not interfere with the vision clearance. DESIGN: Must be compatible with the. architectural design of the structure which the sign identifies. COPY: As per definitions of institutional si.gn and changeable copy. ILLUMINATION: Permitted. f) Page 11 Department Report CarrneUClay Advisory Board of Zoning Appeals January 27, 2003 Page 12 of36 i) LANDSCAPING: Ground Signs must be accompanied by a landscaped area at least equal to the total Sign Area. j) REQUIRED APPROVALS: All permanent signs requIring, a permit that are established in the R-S, B-4, B-7, B-8, and M-3 zones or the U.S. Highway 31 Overlay Zone require Commission approval. k) SIGN PERlVllT: Required. 1) FEES: Not required. ~8.00 R-2/Residence District. 98.04 Height and Area Requirements, (See Chapter 26 for additional regulations.) ~8.04.01 Maximum hei@ht: Thirty-five (35) feet. (See also Section 26.01.01) 926.01 Additional Height Requirements. 926.01.01 In the residential districts limiting height to twenty-five (25) feet, a dwelling may be increased in height to thirty.:.five (35) feet provided the required side and rear yards are increased an additional foot for each foot such structure exceeds twenty-five (25) feet in height. The Department recommends favorable consideration of Docket No. SUA-194-02 with the following Conditions: 1. That the petitioner shall vacate the lots and right-of-way within the Cannelwood Subdivision plat that are proposed to become part ofthe project site; 2. That the petitioner shall combine all Tax Parcels that are part of the project site into a single Tax Parcel under a single, continuous boundary description; 3. That the right-of-way for the Sylvan Lane/Audubon Drive connection shall be dedicated and accepted by the Carmel Board of Public Works & Safety and a recorded copy of said ded.ication. shall be filed with the Division of Planning & Zoning prior to an Improvement Location Permit being issued for this proj ect~ 4. That the emergency access easement between Sylvan Lane and the Second Street Northeast extension drive shall be recorded and a copy filed with the Division of Planning & Zoning, the Cannel/Clay Fire Department and the Carmel Police Department prior to anImprov~ment Location Pemlit being issued for this project; 5. That all T AC issues be resolved satisfactorily. The signage being requei:Sted is consistent with the signs previously approved for the Cannel High School facilities. Sign Permit will be required. The Board remedied all other sign issues on this site on November 26, 2001, per Docket Nos. V-I 15-01 through V-160~OL The Department recommends favorable consideration afDocket Nos. V-195-02 throUflh V-205-02 for signage. ' The Department recommends favorable consideration of the request (Docket No. V -206- 02) far a 57-foot tall principal structure. The sectionofthe addition that will rise" to this height is setback from the facade ofthe building. effectively screened bv perspective. Page 12 Department Report CarmeVClay Advisory Board of Zo:lling Appeals January 27,2003 Page 13 of 36 Item 5-17j. e.xhibit A Carmel/Clay Schools - Carmel High School Technical Advisory Committee December 18, 2002 Carmel/Clay Schools - Carmel High School (Special Use, DSV) 187-02 DP Amend The applicant seeks to construct a building addition. and new parking areas at the Carmel High School Campus. Filed by Allen Cradler of Fanning/Howey Associates for Cannel Clay Schools. Allen Cradler, Jeff Bolinger, Chuck Tyler, and Ron Farrand gave an overview. The freshman center consists of a large three-story addition, one single story, and a music addition all the eastside. To facilitate the freshman center addition, the school purchased six properties to allow parking to be replaced, to allow reconfiguration of the drive, and to allow the circulation. The various neighborhood meetings revealed an overall concern of traffic going into the neighborhood. We tried to solve that by once the properties were purchased, we saw an opportunity to disconnect the internal drives from the high school to that neighborhood. We will reconnect Sylvan and Audubon from the 4th A venue and 2nd Street 'intersection. This would maintain the emergency access on Sylvan and provide another way to serve the people on Audubon. We replaced and added some 25 parking spaces when 132 that were lost. One other piece that shows lip is the explanation of the walkway that students use to come from the north parking area. We wanted to get them out of the road that is now closed in the morning and afternoon. Tllis walkway will allow that road to the north to be opene9 up. It will allow some bus traffic to be shifted, come from the north, and drop off at the natatorium entrance. They are increasing some buses so this is the maximum. We will try to take some traffic off the existing parking lot. There will be the potential to drop students off at the front door to the freshman center to try to alleviate the current arrangement. We still have to maintain the drop off and allow parents to come in and queue up within the drop off, return this way, ot head to the north. The remaining area will be buffering and landscaping. There will be a detention to take care of runoff. A natural detention and drainage flow now exists across the property. A picture of the building is now shown. Weare using brick to match the latest addition of the building and in c OIp orating precast concrete to tie the buildings together. Some elements are different in design to signify that this is the Freshman Center. The signage for this building "rill identify tItis as a place for the 9th grade students. The 50' is the mechanical mezzanine and is set back from the edge. We will put the parking lot as a point of reference on the drawing to eliminate the expanse of driveway. The peak of the sloped roof is slightly shorter than the mechanical wall. We also brought some overlaid items from a question at the last meeting. The red outlines are the purchased properties. The dark green are existing trees that have been surveyed. The pink areas are existing trees that we v.illloose based on this layout. The island trees will be taken off the property to a nursery. We will try to transplant some of the trees. We will check with Scott before doing anything because ofthe shock to the trees. If everything remains on schedule, we will break ground in April. We had a meeting this week with Skillman to get our hands on how this will proceed. Some things could begin such as removing houses, connecting roads so we don't have public access, and working on utilities. The projected completion is 2005. Ron Fanand, we will need the parking areas for staging (islands and trees w11l be considered). Allen, the demolition will be the first item of business . Jon, it appears there is a house that remains on the two north lots. Could the house remain on the lots? Is the school corporation going to put the property back up for sale? This could be used as a buffer. Ron, we do not want to be landlords. We want the buffer in terms of the property. Jon, my question is if you put it back up for sale with a deed restriction, it appears a better buffer than if the house goes away. This is not a recommendation, just a thought about the property, In your discussion with the BZA, you might want to explore that idea more. For example, you could leave the home on the two lots, put them back up for sale with the restrictions thatthe existing buffering be maintained, etc. I realize it is a complex issue. Ron, we have considered this. If we have the opportunity to buy, we wouldn't want to turn arOlmd and sell it. Om feeling is we have it for a buffer and as a green space then tl1ere is no potential conflict. Page 13 Department Report CarmelJClay Advisory Board of Zoning Appeals January 27, 2003 Page 14 of 36 Allen, we do maintain a sidewalk along that road. We also maintain a pedestrian access for the neighborhood. We will bring a photo reduced in size for the Plan Corrunission and the Board of Zoning Appeals. The one other piece of the walk has nothing major that will impact it. The green space that slopes off this drive and access along the east side will remain. We will provide a handicap accessible ramp. At the soccer field there will be a ticket building. Some of the paving will be replaced. The west side paving will be repaired and a new gate for emergency vehicles will be added. It currently is a turn style and ticket area to the football field. Laurence, has any thought been given to what the ultimate size of the school might be? You are saying that this floor plan has a design that should serve at this capacity. Ron, this is according to the nunibers which includes the anticipated growth and all other factors. We have no guarantees that the numbers won't change. JobnSouth, the erosion and sediment control plan has been reviewed and it has been determined that the plan does not satisfy the minimum requirement and intent for Rule 5. Deficiencies are noted on the checklist and in the comments section. Deficiencies constitute potential violations of the rule and must be adequately addressed for compliance. The infonnation necessary to satisfy the deficiencies must be submitted. Erosion and sediment control plans need to be submitted prior to demolition work. Chuck Tyler, when the previous project was planned Carmel Clay was at a certain level and that has accelerated dramatically. This remaining build out is more defined. As this develops over time, the ability to predict the ultimate capacity of buildings is a little better. The superintendent has indicated that if for some reason there is further expansion that will be the time to look at other solutions such as alternative schools or magnet schools. Laurence, it is highly probable and very possible that we will not see an addition like this again? That will be one of the issues you will face when we go to the board. The buffer issues at Clay Junior High are not as great as they are here. In tenus of timing, are you planning on bringing Clay back to the JanuaryBZA meeting? Ron, do we proceed to the Plan Commission? Laurence, the Plan Commission issue of plat vacation is to get them focused on plat vacation. This should be a blank sheet of paper. As far as the Plan Commission, it could run in parallel to the Special Use approval. Ultimately they both need to be finalized. My concern with the BZA is, (knowing you have been working with the neighbors) if they are stilI hung up and you roll this out the same night (keeping in mind there are two different projects) their minds are going to fall in together. Ron, does that have to be ~one before we can proceed to the Subdivision Corrunittee and then to the full Plan Corrunission? We could delay the middle school. Chuck Tyler, the difficulty.here is, from a schedule standpoint, the students are already in the system. The need for this expansion in a timely fashion is very real. Flexibility is more with Clay than with the schedule of the Freshman Center. Jim Blanchard, have you contacted an envirorunentalinspector to verify that the houses do not have asbestos? Petitioner confu:ms that Phase One has been done on all the houses. Five houses will be tom town. Ron, depending on the public auction of the Taylor/Christy home there might be six homes tom down. If someone buys it, the new owner could have it moved. Jim has a demolition pennit requirement. Will students need to pass through the new addition at anytime during the construction? For your construction trailers Jar temporary use, I have a form for you to complete. I also have information and an application for you refelTing to the presubmittal meeting required before building permits can be issued. Allen, other routes for student movement have been checked with Gary. Gary met with Jeff and Allen last week and all issues have been resolved except one. You are showing the emergency access road going back to Sylvan and Audubon Drive will be closed off early in the project. We will need that access open. Be sure you don't park construction trailers in that area. Dick Hill has not completed the department comments letter. The new segment will be dedicated. Allen, the vacation of right-of-way was completed the last time we were here through the City Council and BPW. Page 14 Department Report CarmeVClay Advisory Board of Zoning Appeals January 27,2003 Page 15 of36 Jon, you should put together a separate set that addresses the sequence. That might also be effective in addressing the questions and cQmments. Laurence, we would also like to have the legal in hand by the time you get to BZA. . The Skillman Corporation is in charge of construction. Jon would like to schedule a meeting hefoIe January 7th to talk about some of the issues that were disclissed as part of the ,plat vacation. We want to be sure. we can effectively address all the questions. I would suggest you engage the services of a traffic consultant or am not advocating that you do an operations analysis or a traffic Shldy per se, They could look at everything and prepare a rendering that says here is the la}'out and how it will affect the neighborhood. I want to give thePla:n CoIll11lission an adequate response to any questions that might come up. To have a professional traffic engineer take a look at it and make some recommendations might have a greater impact on the PC especially after the questions from last night. One of the rhostimportant things to recognize is the streets are less than what we require today as far as pavement widths andright-of..way widths. Chuck Tyler, I don't think we can do that at this time and make it meaningfuL Laurence, before permits can be dIavm on this, all the little parcels need to be c;onsolidated. You already have a boundary description for the overall property. That minus the right-of-way dedication should be included. Your rendering goes a long way in showing how it's going to be seen from the ground. You should also include this in your packets to the board. The sign variance applications need to be more speCific. We also need to know if it will be illuminated. I especially need the width of the sign before I can issue a Docket Nurriber Friday. Allen, the intent is not to illuminate the sigIl. Laurence, Paul Cripe is the consultant for the school and he submitted the .sign variance proposals for this. These numbers will be tagged to those numbers. In the areas where you are expanding, there were several entrance identification signs that are being relocated. The frre department would also like to know where the entrances would be moving. They have a scheme ofthe overall building showing them where eachis located, You can get a copy of that information from the fire department. We would like a list of where signs will be relocated or eliminated. Dates to remember: January 2nd is. the notice deadline and the meeting is on January 27th, As a final note, any issues you can resplve or any opportunity you have t6 work with the PC, I would encourage you to do so: If you get to BZA and two of the members are comfortable with what is going on, it is more than likely that the other three will also be comfortable. Page 15 Department RepOli CarmeVClay Advisory Board of Zoning Appeals January 27,2003 Page 16 of36 Item 5-17j. exhibit B Carmel/Clay Schools" Carmel High School Location Map Page 16