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HomeMy WebLinkAboutMinutes SpecStdy 01-08-021,1`I y G`'`y of Cq,9y C o CARMEL /CLAY PLAN COMMISSION SPECIAL STUDIES COMMITTEE TUESDAY, JANUARY 8, 2002 Members present: Leo Dierckman, chairperson; Dave Cremeans; Linda Flanders; Nick Kestner; Pat Rice; and Wayne Wilson; Marilyn Anderson, ex- officio. Laurence Lillig was present on behalf of the Department of Community Services. 1. Docket No. 125 -01 Z; 136 Street Rohrer Road PUD/ Hunters Creek Office Park Petitioner seeks favorable recommendation of a rezone from the B -3 (Business) and R -1 (Residence) districts to a PUD /planned unit development district on 5± acres. The site is located at the southwest corner of Marana Drive and Rohrer Road. Filed by Charles D. Frankenberger of Nelson and Frankenberger for Hunters Creek Office Park, LLC. Present for Petitioner: Charlie Frankenberger, 4983 St. Charles Place, Carmel, Indiana 46033, attorney with Nelson and Frankenberger, representing Hunters Creek Office Park, LLC. Nathan Williams, lawyers and member of the Brethern Congregation in Huntington County, with offices at P.O. Box 11648, Ft. Wayne, Indiana 46859, was in attendance to respond to allegations of misrepresentation from congregation members. Gene Ekerly, moderator of The Brethern Conference in Indiana, and Tim Garner, District Pastor, met with some of the neighbors in early November. The purpose of the meeting was to discuss whether or not the property had been given to the Church and whether or not there was a restriction on the sale of the property for other than Church purposes. The Church has given its word to proceed with the sale of the Church property and would cooperate with Hunters Creek Office Park. No representation was made by Gen Ekerly and Tim Garner that they disagreed with Hunters Creek Office Park, and no opposition was voiced by them regarding the Hunters Creek proposal. A video of the meeting with the neighbors had been requested, and to date, they have not received it and all information has been second and third -hand. Nathan Willhams re- affirmed the Church's commitment to this proposal and stated a willingness to work with the Committee in providing any information that would be helpful. Remonstrators Present: Dave Lambdin, president of Hunters Creek HOA and level II appraiser and assessor, still Page 1 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 JANUARY 8, 2002 Carmel/Clay Plan Commission Special Studies Committee questions the amount of acreage of the proposal; 153 homeowners are opposed to this proposal; two are in favor. Mr. Lambdin stated that Wayne Wilson, City Council Member at Large, was at the neighborhood meeting on November 10 and there is no tape of that meeting. The tape of the initial meeting with Mr. Hill and Mr. Reed is available. Mr. Lambdin had questions as to whether or not the petitioner was requesting a PUD, or to remain within the 31 Overlay Zone. Mr. Lambdin said the Church initially bought 10 acres and sold slightly over 6 acres in 1986. The proposal is for 5.49 acres, which means that the Church must have had 12 acres something does not add up, and a physical, staked survey is requested to show that the ground does not meet the requirement of the US 31 Overlay. Once the current proposal is dealt with, the Hunters Creek HOA would like to explore the possibility of purchasing the Church property. Brian Shera, 754 Marana Drive, vice president of Hunters Creek South HOA, said that misrepresentations were made at the neighborhood meeting with representatives of the Church-- not lies, and that the members of the Church were not "ambushed" by the HOA. Susanah Ingegno, 13805 Roswell Drive, Carmel, 46032, local property owner and a Commercial Property Manager, states a commercial area will downgrade adjacent residential housing and downgrades safety and security of the area. With the advent of commercial property comes drug traffic, garbage problems, questions of large delivery vehicles, vacancies within an office park, and lack of landscaping. All points are a negative to the property value of existing homes in the neighborhood. Sam Lesjak, 664 Marana Drive, stated the proposed development would be in his front yard specifically 36 feet away. Mr. Lesjak's view would be of the rear of the buildings; there would be increased traffic; and trash pickup at 4:00 AM. Mr. Lesjak referred to a letter written by Keith Albrecht with REMAX that stated the Hunters Creek homeowners' property values would depreciate significantly. Diane Bleekhaur, 935 Neville Lane, stated opposition due to negative effect on residential property values, and the issue of access. The sole access to this commercial development will be from a residential street. The greenspace looks good on paper, but the reality is that there will be cars with teenagers parked in the middle of the area on Friday and Saturday nights —this is an ugly thing to add to the neighborhood. Navi Sing, 699 Marana Drive, spoke of the negative effect the traffic would have on the serene community at present, the quality of life, and the safety of the children in the neighborhood. The parking ratio of one space for 300 square feet will result in 153 parking spaces, probably 150 cars in and out of project. These cars will probably not all enter and exit by Marana and Rohrer Road intersection. There are three other side streets, one through Hunters Knoll on Elgin, Roswell, and onto Marana; another through the south entrance of Hunters Creek South on Neville, Laredo and onto Marana; and another through Oakridge and Neville intersection. These quiet, residential streets will become feeder roads to and from the proposed office park. These residential side streets have not been included in the traffic study. The employees and customers of the office park will change these quiet, residential streets into busy capillaries into and out of the office park when pressed for time to by -pass the congestion at the Marana /Rohrer intersection. This will increase traffic by 150% by non residents to the Page 2 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 JANUARY 8, 2002 Carmel/Clay Plan Commission Special Studies Committee neighborhood, thus gravely endangering the safety of the children and the quality of life. Mr. Sing implored the Committee not to change the quiet, residential character of the neighborhood to a congested, commercially oriented area. Department Report, Laurence Lillig: The Department is recommending that this item be forwarded back to the full Place Commission after all comments and concerns have been addressed. The Plan Commission will make a recommendation on this petition to the City Council. The Department is reminding the Committee that before making any recommendation, any changes to the PUD Ordinance should be addressed. The petitioner is willing to sit down with the Department and a representative of the Hunters Creek HOA (Al McClure or Tom O'Farrell) to go over the proposed PUD Ordinance, and re- send a black -line copy to the Committee. The petitioner will return to the February 5 th Special Study Committee Note: The Agenda was re- ordered to hear Items 2 and 3 as the last two items of business. 2. Docket No. 96 -01 Z; Old Town Overlay District Petitioner seeks a favorable recommendation for the establishment of the Old Town Overlay District. The area affected is commonly known as Old Town. Filed by the Department of Community Services for the Old Town Task Force. Present for the Petitioner: Kelli A. Hahn, City Planner. The Committee will review the proposed Overlay document at the February 5, 2002 meeting of the Special Study Committee. 3. Docket No. 135 -01 Z, 136 -01 CPA; Home Place District Overlay Zone Comprehensive Plan Policies Petitioner seeks a favorable recommendation for the establishment of the Home Place District Overlay Zone Comprehensive Plan Policies. The area affected is generally known as Home Place. Filed by the Department of Community Services for the Home Place Task Force. Present for the Petitioner: Kelli A. Hahn, City Planner. Members of the public present: Chuck Bradshaw, 1520 Cool Creek Drive, Carmel 46033 Pat Robinson, 3277 Smokey Ridge Circle, Carmel 46033 Dave Cremeans moved for approval thus far of 135 -01 -Z and 136 -01 CPA, seconded by Paul Spranger and approved 7 -0. Page 3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 JANUARY 8, 2002 Carmel/Clay Plan Commission Special Studies Committee The Committee will begin review on page 5 at the Committee meeting February 5, 2002. Item 4 was heard second on the agenda. 4. Docket No. 148 -01 CA (Commitment Amendment) Hazel Dell Corner Petitioner seeks Commitment Amendment approval to revise the list of special uses permitted on Lots 2, 3, and 4 within the Hazel Dell Corner Subdivision. The site is located at the northwest corner of East 131S Street and Hazel Dell Parkway. The site is zoned B -3 /Business. Filed by Paul G. Reis of The Reis Law Firm for Plum Creek Partners, LLC. Present for Petitioner: Paul Reis for Plum Creek Partners requesting change of commitments on Lots 2, 3, and 4 in the Hazel Dell Corner development. Lot 1 has been approved for an Osco, Lots 5 and 6 have been approved for a medical office building and child care center. Lots 2 and 3 are currently vacant and not approved for development. The petitioner is requesting that certain uses, including a restaurant, be added to the list of permitted uses. The restaurant is not to exceed 4,000 square feet. Additional exclusions now include: churches, lumber and building materials, religious, charitable institutions. A Department concern is the maximum square footage of the restaurants. Brian Channer has met with the Department and the petitioner and agreed that the restaurant use would not exceed 4,000 square feet, reason being that this would allow neighborhood family restaurants that would be sit -down pizza parlors or breakfast/lunch establishments. To limit a restaurant to 2,000 square feet would lean towards Subway, or Blimpies, or sub shops. There was also concern about a fast food restaurant. The petitioner is proposing no drive through windows with any restaurant use that would employ any type of reader or menu board or any kind of in- vehicle, ordering system. The petitioner is, however, requesting a walk -up window or carry out window or potentially a drive up /pick up window, but not ordering from any type of vehicle. Laurence Lillig: The Department Report was prepared by Jon Dobosiewicz and changes were not mentioned before this evening's meeting, and Laurence said he was unaware of any changes. The Department recommends forwarding this item to full Plan Commission with a favorable recommendation once items addressed in the Department Report have been resolved to the Committee's satisfaction. Pat Rice expressed a concern with any sort of walk up or carry out window. Paul Reis said the concept was more in line with a Ritter's or Carrabba's. There was discussion as to the size of the restaurant and limiting the square footage which would, in turn, limit the type of restaurant provided. The Committee decided to limit a restaurant to not less than 2,500 square feet nor more than 4,000 square feet, and any type of drive up facility would not be allowed —Lot 4 only. Items to be listed as excluded from permitted uses: carwash; laundry /dry cleaning plant —trop -off and pick up only acceptable; auto service station; second -hand store; and showroom (to be clarified). Dave Cremeans moved for approval of Docket 148 -01 CA Hazel Dell Corner Commitment Amendment with language as presented. The motion was seconded by Linda Flanders and approved Page 4 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 JANUARY 8, 2002 Carmel/Clay Plan Commission Special Studies Committee 7 -0. 5. Docket No. 150 -01 DP Amend ADLS Amend Stewart Stewart Office Building Petitioner seeks to amend their Development Plan and Architectural Design, Lighting, Landscaping Signage approval for a building addition. The site is located at 931 South Range Line Road. The site is zoned B -7. Filed by Phillip Stewart. Dave Stewart, attorney, appeared before the Committee representing the firm of Phil Stewart. Mr. Stewart submitted a more clear definition of the parking around the buiding and the lighting and landscape package. The dumpster concern has been addressed. The lighting is a shoebox, down lighting. The parking necessitates losing a tree, but one tree will be added to replace. No remonstrators. Laurence Lilhg: There has been no opportunity for review of landscape plan by Scot Brewer. Requests petitioner show a new landscape plan and the existing. Petitioner will submit landscape plan to Scott Brewer of new and existing vegetation. The Department recommends forwarding to the full Commission with favorable recommendation. Looks as if small shrub on the landscape plan is in the right -of -way. Department requests a cut sheet of lighting plan—recommend flat lens and a shorter pole, perhaps 12 feet. A 35 -foot structure is allowed —the second story will not be much taller because the roof is flatter. Recommend eliminating parking island and pick up two parking spaces; adding some green space. Dave Cremeans recommended eliminating the parking in the rear and perhaps land bank for future parking. Paul Spranger moved for approval, subject to receipt of the cut sheet for lighting fixture; shorter pole-12 to 13 foot standards with flat lens and shoe box, down lighting design to minimize lighting spill; petitioner to work with department on parking and greenspace; landscape plan to be reviewed and approved by Scott Brewer. Committee recommends petitioner file with BZA to landbank parking on the east side of the project to minimi impact. The motion was seconded by Wayne Wilson and approved 7 -0. 6. Docket No. 154 -01 ADLS Amend; Carmel McDonald's Ground Sign Petitioner seeks Architectural Design, Lighting Signage approval to replace an existing sign. The site is located at 750 East Carmel Drive. The site is zoned B -8 /Business. Filed by Chris Golden of GSW Lighting for McDonald's. TABLED by the Department. 7. Docket No. 153 -01 ADLS Amend; Hamilton Crossing Building #3 Signage Page 5 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 JANUARY 8, 2002 Carmel /Clay Plan Commission Special Studies Committee Petitioner seeks Architectural Design, Lighting Signage approval for a new sign. The site is located at 12800 North Meridian Street. The site is zoned B -2 /Business and is within the US 31 Meridian Street Overlay Zone. Filed by Sherry Marchbanks of A Sign by Design. Sherry Marchbanks, A Sign by Design located at 5008 West 96 Street, appeared before the Committee on behalf of Monroe Guaranty. Monroe Guaranty has been purchased by another company, hence the request to change the logo and lettering on the Signage. The sign will have a different logo and reflect the new name; will consist of reverse illuminated channel letters as on the building; same colors to be utilized. Laurence Lilhg: The Department recommends approval of the sign as proposed. Paul Spranger moved for approval of the sign as presented, Docket No. 153 -01 ADLS Amend; Hamilton Crossing Building #3 Signage. The motion was seconded by Dave Cremeans and APPROVED 7 -0. 8. Docket No. 164 -01 ADLS; Meridian Corners (formerly: CH Land Office Building) Petitioner seeks to amend the Architectural Design, Lighting, Landscaping Signage for a dental office approved under Docket Number 113 -01 ADLS. The site is located at 13331 Meridian Corners Blvd. The site is zoned B-5/Business. Filed by Robert J. Lunsford of CH Land LLC. Bob Lunsford, owner of the project, with office at 730 East State Road 32. The dental office was approved as located parallel to Meridian Corners Boulevard. The petitioner is requesting a change in the angle of the building to a 90 degree turn in order to turn away from the residential area. Laurence Lillig: The Department is recommending approval of the ADLS Amendment as submitted. The landscape plan has been slightly adjusted to reflect the proposed positioning of the building and the previously approved landscape screen remains in effect. Dave Cremeans moved for approval of Docket No. 164 -01 ADLS, Meridian Corners, as submitted. The motion was seconded by Wayne Wilson and APPROVED 7 -0. 9. Docket No. 165 -01 ADLS Amend; Lanter Eye Care Laser Surgery Signage ADLS Amendment Petitioner seeks Architectural Design, Lighting Signage approval for a new sign. The site is located at 10610 North Pennsylvania Parkway. The site is zoned B -5 /Business and is within the US 31 Meridian Street Overlay Zone. Filed by Lisa Bohn of Premier Sign Group Page 6 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 JANUARY 8, 2002 Carmel /Clay Plan Commission Special Studies Committee Lisa Bohn of Premier Sign Group, 740 East 52 Street, Indianapolis, appeared before the Committee requesting a sign on the Pennsylvania Parkway elevation. The sign is within the size requirement of the Ordinance, total square footage is 86 square feet, 90 feet is allowable. Paul Spranger said the building is presently over illuminated and should definitely be muted. The petitioner is requested to make changes in the ballast to reduce the amount of illumination. Dave Cremeans asked that the lighting on the building be reduced by 20% overall; the lighting is very offensive and the level of illumination should be looked at -it is currently a beacon! Paul Spranger suggested internally illuminated sign, reverse channel illumination. The Committee is requesting a commitment to mute the new sign AND the old sign, thereby reducing the amount of illumination. The petitioner will return to the February 5 Committee. There being no further business to come before the Committee, the meeting was adjourned at 9:00 PM. Leo Dierckman, Chairperson Ramona Hancock, Secretary Page 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417