HomeMy WebLinkAboutMinutes SpecStdy 06-04-02CARMEL /CLAY PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
JUNE 4, 2002
The regularly scheduled meeting of the Special Study Committee met at 7:00 PM in the Caucus
Rooms of City Hall, Carmel, Indiana on June 4, 2002.
Committee members present were: Leo Dierckman, chairperson; Jerry Chomanczuk; Nick
Kestner; Pat Rice; and Dianna Knoll.
Note: The Agenda was Re- Ordered to hear items 16 and 17 as the second and third items of business.
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.
Charlie Frankenberger, attorney with Nelson Frankenberger, appeared before the Committee
representing the applicant. Also in attendance was Ernie Reno.
The petitioner has been at the Committee level for three months for review of this project. The
revised plan was reviewed; the petitioner met with the Hunters Creek South Homeowners
Association representative and they requested additional time in order to review the revised plan.
At this point, the plan, even as revised, is still opposed by the Hunters Creek South Homeowners
Association. It is helpful to consider this request in the context of certain observations. The real
estate is zoned for B -3 Business and R -1 Residential, most of which are prohibited by the US 31
Overlay Zone. The proposed plan complies with the US 31 Overlay Zone, the Comprehensive
Plan, and in many respects, it is significantly less intense and provides the neighbors with more
assurances and security than would exist under the Overlay Zone.
Originally, the proposal was submitted with 7 buildings and 42,000 square feet of office use.
When submitted, the petitioner did not feel it was an intense project. The landscaping exceeds the
requirements of the Overlay Zone, and is verified by traffic reports as nominal traffic. Still, there
were concerns expressed over the intensity of the project and the amount of traffic. There have
been changes made in the proposal, but again, the Hunters Creek South community has not
accepted those changes. The intensity of the project has reduced significantly—it has gone from
42,000 square feet of office space to 24,000, a 43% reduction. The traffic will decrease
commensurately, and the already nominal traffic will be even less significant.
The landscaping remains intact. There is an undulating berm along Marana Drive; the setback is
substantial. The parking lot and the buildings are set back farther than the existing Church.
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Mr. Frankenberger said the proposal, as revised, warrants favorable consideration.
Remonstrance:
Brian Schera, 754 Marana Drive, Carmel, vice president of Hunters Creek South HOA,
confirmed that the homeowners had met with a representative of the development. The
homeowners are still adamantly opposed to the project, and traffic and safety are still valid issues,
as well as property values.
Department Report, Laurence Lillig remarked that the proposed development, both previous and
current forms, guarantees a building size, landscaping and buffering standards and architecture
which maximizes sensitivity to the adjacent residential area in order to provide a transition
between the existing residential and the higher intensity, commercial uses to the south and US 31
to the southeast.
In the Department's opinion, the design of the proposed development is far superior to the type of
transition that could otherwise be achieved at present. The Department is therefore
recommending that the Special Study Committee return this item to the full Plan Commission with
a favorable recommendation.
Charlie Frankenberger commented that zoning should not be determined by a popular vote. If
that were the case, there would be no need for Zoning Ordinances or Comprehensive Plans or
Overlay Zones. Remonstrance does have a role and should be considered, but it is not the number
of remonstrators that is important, it is the merit of the remonstrance, and this has not been heard,
especially with respect to this project that is significantly less intense than is permitted under the
Overlay Zone. The Ordinance requires substantial setback and significant landscaping. The
proposed development buffers US 31, the view of the great wall of Meridian Shopping Center,
and it provides something that would be difficult to match. At this time, the petitioner is
requesting approval.
Pat Rice agreed that zoning should not be by popular vote, but said the Plan Commission's
responsibility is to the health, safety and welfare of the community. Pat Rice questioned if the
traffic study included the intersection at 136 and Meridian, and if not, why?
Charlie Frankenberger responded that the intersection at 136 and Meridian was not included in
the traffic study because it was not in the scope of the recommended traffic study because the
impact of the proposed development on the intersection at 136 Meridian was nominal. The
level of service is nominally affected.
Pat Rice questioned the number of buildings and the time for construction of those buildings.
Charlie Frankenberger said the PUD Ordinance will specify that four buildings will be the
maximum, the square footage is 24,000. The 4 buildings will not go up all at once, but over a
period of time —the commitment is to 4 buildings. Any change would necessitate going through
the process again.
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In response to questions from Pat Rice, Laurence Lillig said that in the R -1 District, a church is a
Special Use. The Overlay Zone excludes churches.
Leo Dierckman commented the proposal is not the best use for the property, given the fact that
the entrance is on Marana Drive and traffic will proceed west on Marana into a residential area.
Commercial should not be introduced this close to a residential area.
Dianna Knoll moved to recommend approval to full Commission of Docket No. 125 -01 Z, 136
Street Rohrer Road PUD /Hunters Creek Office Park, seconded by Pat Rice. The vote was
1 in favor, 4 opposed (Jerry Chomanczuk, Leo Dierckman, Dianna Knoll, Pat Rice). Negative
Recommendation to full Commission at its meeting June 18, 2002.
2. Docket No. 61 -02 ADLS Amend- Old National Bank Carmel Banking Center
Petitioner seeks an amendment of the Architectural Design, Lighting, Landscaping
Signage to Remodel and expand the existing building (Walden Bookstore) into a financial
institution. The site is located at 1430 South Rangeline Road. The site is zoned B-
3 /Business.
Filed by J. William White of A.J. Armstrong, Inc.
Charles Frankenberger, attorney with Nelson Frankenberger, Carmel, appeared before the
Committee representing the applicant. Jeff Ferris, architect, was also in attendance. The
petitioner is seeking approval to redevelop the real estate located at 1430 South Rangeline Road.
The site is currently the Walden Bookstore and a part of "The Centre" shopping center.
The real estate is zoned B -3 and the approvals will include an ADLS Amend, Development Plan
approval from the full Commission, and sign variances from the Board of Zoning Appeals. At the
previous committee meeting, certain suggestions were made regarding the architecture design
lighting and landscaping of the building.
Jeff Ferris, architect with Wiley Brothers, described the changes to be made at the site. At the
request of Scott Brewer, Urban Forester, more trees will be added along Rangeline and 116
Street; additional trees are also being added along the north property line.
Regarding architectural comments, the metal panel originally proposed was not desired and there
was a request to add more depth, more texture and more delineation to the parapet walls along
each side of the building. The height of the tower was also in question.
The metal panel has been eliminated throughout and changed to limestone and EFIS at the tower.
Some depth has been created in the parapet wall by creating reveals; those reveals would also
contain the small, metal logo at each end (the western end of the south side, and the northern end
of the east side) and around each corner. The corner element and the entrance tower have been
adjusted in height, approximately one foot lower. Another adjustment was to try and improve the
proportion of the columns to the parapet wall. A recessed panel was created above each archway
carrying the color of the limestone through to create the appearance of a taller arch with the
parapet above. Additionally, all limestone and EFIF has been provided on the tower; the metal
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cornices have been eliminated all around the building and a dryvit cornice in its place on each side
of the building.
New drawings were created; the curved corner element has been brought down to be in line with
the rest of the rectangular portion of the building. By doing so, the entry tower is lowered. This
also de- emphasizes a conflict at the corners of the building. Signage is still proposed at the
corner, and the entry is accented by carrying the brick up to the edge of the cornice. The brick
has also been carried over the archway all the way around the building so that the brick piers are
actually supporting the brick and the dryvit wall is on top of that. Additional drawings were
shown offering alternatives to design features.
Leo Dierckman felt the petitioner was headed in the right direction.
Department Report, Laurence Lillig said the Department is recommending favorable
consideration of the petition, contingent upon all of the Committee's concerns being addressed.
Signage: The text of the sign is white, the logo portion is orange and blue, same as the color on
the ground sign.
Pat Rice made formal motion to approve Docket No. 61 -02 ADLS Amend, Old National Bank,
Carmel Banking Center, conditioned upon the Architectural Design and Landscaping portions
remaining at Committee for further review on July 2, 2002. The motion was seconded by Jerry
Chomanczuk and APPROVED 5 -0.
Note: Items 3 and 4 were heard together.
3. Docket No. 32 -02 OA, 31 -02 CPA;
Old Meridian District Amendment (ZO Chapter 20G) Mixed Medical Zone,
Old Meridian Comprehensive Plan Amendment Mixed Medical Zone
Petitioner seeks a favorable recommendation for the establishment of the Old Meridian
District Mixed Medical Zone Comprehensive Plan Policies. The area affected is
generally located on the east and west sides of Old Meridian Avenue between Guilford
Road and Main Street.
Filed by the Department of Community Services.
4. Docket No. 33 -02 Z; Rezone from Old Meridian District (OM) -Mixed Use (MU),
Office (0), and Single Family (SF) to
Old Meridian District (OM) Mixed Medical (MM)
Petitioner seeks a favorable recommendation on a rezone from Old Meridian District
(OM) -Mixed Use (MU), Office (0), and Single Family (SF) to
Old Meridian District (OM) Mixed Medical (MM). The subject real estate is generally
located on the east and west sides of Old Meridian Avenue between Guilford Road and
Main Street.
Filed by St. Vincent Hospital and Health Care Center, Inc.
Bob Hicks, attorney for St. Vincent Hospital, appeared before the Committee representing the
applicant. Kelli Lawrence was present on behalf of the Department of Community Services.
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Mr. Hicks reviewed the petition to rezone approximately 44 acres from various zones within the
Old Meridian District to the Mixed Medical Zone, as depicted on the overhead.
There will be some retail uses in the District; the second change
Christopher Clark, attorney, Guten, Craig, Abernathy Miller on behalf of American Legion
Post 9155, says issues are now resolved.
Dave Coots, attorney representing the Knapp Family Trust, says they are now in favor of
adopting the change in zoning designation.
Dianna Knoll moved to recommend approval to the full Plan Commission of Docket Nos. 32 -02
OA, and 31 -02 CPA, Old Meridian District Amendment (ZO Chapter 20G) Mixed Medical
Zone, Old Meridian Comprehensive Plan Amendment Mixed Medical Zone; Docket Nos. 33 -02
Z, Rezone from Old Meridian District (OM) -Mixed Use (MU), Office (0), and Single Family
(SF) to Old Meridian District (OM) -Mixed Medical (MM). The motion was seconded by Pat
Rice and approved 5 -0.
Disposition: Forward to full Commission on June 18, 2002 with a positive recommendation
5. Docket No. 45 -02 DP Amend, ADLS Amend;
103rd Street Medical Building Expansion
The applicant seeks Development Plan and ADLS amendment approval to construct a
building addition and site improvements. The site is located at 200 West 103r Street.
The site is zoned B -3 /Business.
Filed by Rich Kelly of EMH &T for Kite Construction Company.
TABLED TO JULY 2, 2002 COMMITTEE
Note: Items 6 and 7 were heard together
6. Docket No. 46 -02 DP /ADLS; Carmax Auto Superstore
The applicant seeks Development Plan and ADLS approval to construct an auto
superstore. The site is located at the northwest corner of Gray Road and 96th Street. The
site is zoned B -3 /Business.
Filed by E. Davis Coots of Coots Henke Wheeler for Carmax Auto Superstores.
7. Docket No. 47 -02 PP; Carmax Auto Superstore Primary Plat
The applicant seeks approval to plat a 2 -lot subdivision. The site is located at the
northwest corner of East 96 Street and Gray Road. The site is zoned B -3 /Business.
Filed by E. Davis Coots of Coots Henke Wheeler for Carmax Auto Superstores.
Dave Coots, attorney, Coots Henke Wheeler, 255 East Carmel Drive, appeared before the
Committee representing the applicant. Also in attendance: Earl Smith, Piper O'Brien, architects,
Atlanta, Georgia; Tony Kirp, Carmax Real Estate Manager; Ned Sparkman, Industrial
Development, developer, Atlanta, Georgia; Doug Corey, Mid -State Engineering; and Jim Niccoli
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and Jason Anthony of Image Works Sign Company, Richmond, Virginia.
Dave Coots briefly reviewed the proposal and the issues raised to date. The site is a 20 acre tract,
of which about 16 acres will be developed for Carmax, 2 acres for detention, and a 2 acre out -lot
on the southeast corner of the tract.
A Development Plan has been filed. The plat includes dedication of road right -of -way along Gray
Road and 96 Street according to the Thoroughfare Plan. Those plans were submitted to the City
Council last evening under an Inter -Local Agreement with Hamilton County, since a portion of
Gray Road presently is in the Hamilton County's jurisdiction and Carmel has agreed to proceed
with taking over the jurisdiction of the road.
There will be two points of access —one off of Gray Road, and one off of 96 Street. Scott
Brewer, City Urban Forester, and Keith Long, landscape architect, have agreed that the landscape
plan submitted is acceptable to the Department.
Carmax has met with Kate Weese, City Engineer, and the County Highway Department to discuss
roadway improvements. Doug Corey can confirm that those requests have been satisfied except
for the pedestrian connection between the street and the building from 96 and Gray Road, (item
3 on the Department Report.) The pedestrian connection from the 10 foot multi purpose path
around both the 96 Street side and the Gray Road side, is not intended to attract walk -in traffic
into this type of use. The concern is that more asphalt or pavement would be added to an area
that already contains considerable pavement for vehicle storage, customer parking, work in
process, etc. The goal of the Department of a pedestrian path can be accomplished in the form of
lining or somehow indicating what is a walkway along the existing driveways entering the site and
preserve more landscaping according to this plan. In order to install walkways from 96 Street or
Gray Road, some planned landscaping would have to be removed.
As to the installation of a 10 foot, asphalt path along the perimeter, this is on the drawings and the
petitioner has agreed to do that.
Earl Smith, Piper O'Brien, Architects, 3000 Royal Boulevard South, Alvaretta, Georgia presented
a sample board of materials that will be used on the Carmax Building. Approximately one -half of
the sales building is constructed of concrete masonry unit, combination of smooth face and split
face units. The smooth face is the darker unit, P -2 color sample, and the split face is the P -1
color. An EFIS band surrounds the top of the sales building as well as a curtain wall system.
These are tied together with a standing seam metal roof over the entrance to the customer lot as
well as the entrance to the sales lot. The east elevation represents the service portion of the
building and glass windows have been added to break up the long wall.
Dave Coots stated the west elevation abutting the O'Brien facility has not had any changes.
There is an 8 -foot masonry wall that completely encompasses the west wall and this side of the
building will not be visible. The color and materials of the exterior are consistent with the types
of colors and uses seen along 96 Street. Many of the buildings improved recently are of
concrete masonry units, either split -face, quick brick, concrete slab with stamped brick, etc. The
galvanized steel guardrail along 96 Street will be interior to the landscaping. A substitution of a
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masonry knee wall would be more visible and less effective.
There are Developmental Standards Variances pending before the Board of Zoning Appeals, and
the BZA would want Plan Commission's ADLS review of the signage before BZA approval. The
sign is a box sign, internally lit. The blue background is translucent to permit light to come
through the blue as well as the letters Carmax, the Auto Superstore." The petitioner is
proposing this be changed to an opaque blue sign so that in daylight, the blue color would be
visible, and at night, when illuminated, the only light coming through would be the carved -out
letters, Carmax, and "the Auto Superstore" in blue. This sign proposal is for the south and east
elevations; there are variances for ground signs identical to the two sign requested for approval at
Plan Commission. The ground signs would be mounted on a structure made of the same material
as the building, i.e. a true monument sign, masonry base, and a sign mounted on it that would
meet the Ordinance size, square footage, and height. There may be some amendments to the
application before the BZA.
The lighting plan will be adopted to match the O'Brien plan in terms of height of fixtures along
the perimeter. With the reduction in fixture height proposed along the perimeter, reducing the
number of fixtures along the south and west sides, and installing deflectors that shield the light
inwardly, the applicant will meet the Department's request in terms of lighting requirements.
The royal blue roof color and design is a trademark of Carmax. In looking at the Honda store
which is a lighter blue, the applicant believes he is somewhat consistent with what has previously
been permitted to develop along 96 Street. The gate on the dumpster is chainlink, vinyl
coating —the dumpster enclosure is masonry. The applicant is willing to convert the gate to wood
or slats.
Laurence Lillig said the Department had several points. Regarding the roadway improvements,
there Department has no correspondence and no plan to reflect any discussions taken place. Until
the plans are received, there is no way to confirm. As far as the pedestrian connections and an
alternative for a painted path, the Department would like to see a proposal as to how that would
be accomplished. There is a plan on file showing an asphalt path along the perimeter, but it is not
shown how the asphalt paths would address pedestrian cross -over for 96 and Gray Road, and
this will need to be identified in a revised plan. With respect to the architecture of the building,
the Department is interested to know how this Carmax structure is different than other Carmax
structures located anywhere else. One of the keys to Carmel's success is that we have been
successful in getting some rather unique architecture from various corporate citizens. In addition,
the Department would like to see more character in the building elevations /facades, as outlined in
comments prepared by Jon Dobosiewicz.
Regarding the steel guardrail, a masonry knee wall is a good idea and the example of the Stewart
Place on Rangeline Road was given. The landscaping plan dated May 8, 2002 has been approved
by Scott Brewer and the Department is satisfied. The lighting plan outlined in Mr. Coots'
comments, the Department needs to see how that plan will work and the Department is requesting
a copy of the plan for review. As to the sign plan, those on the building have been discussed; the
other signs have not. Many of the signs will require variances are to number, height, location,
area, etc., and the plan is inconsistent with what has been approved for other automobile
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dealerships in this area. The Department would like to see the sign plan scaled back to be
consistent Honda, Penske, etc. As far as the design of the signage, what is proposed would be the
only box signs on 96 Street —every other tenant is utilizing individual letters and we believe that
adds to the character of the 96 Street corridor and would like to see that maintained.
The fence question has been addressed.
Pat Rice commented that Laurence had presented her views in a nice way. It is not often that a
petitioner has to stretch so many things in order to fit a project into an area. Ms. Rice said she
was at a loss to know even where to begin to address issues of architecture, materials, colors, etc.
Also, the photos that were presented include "red big tops" on the south side of 96 Street, and
the Plan Commission has no control over that. The Tom Wood sign is actually a violation. The
Honda has been an issue ever since it went up, and we would not want the Honda sign to set a
precedent. The project needs a lot of re- design —the roof is totally unacceptable —the
architectural line and the color. Pat recommended the applicant go back to the drawing and
return to Committee.
Leo Dierckman agreed with Pat Rice's comments and added that the design just did not work for
him. Leo Dierckman recommended the applicant look at the Mercedes structure and incorporate
some of those elements into the Carmax project. Leo also questioned the guardrail.
Tony Kirp of Carmax said the guardrail is an integral part of their business model. Carmax has a
zero loss rate from their lots. The guardrail can be hidden by landscaping, but its installation is an
important part of their business. A masonry wall will not provide the security level that Carmax
looks for, but there are other options.
Laurence Lillig commented the other dealerships on the north side of 96 Street have a 6 foot
drainage swale that accomplishes what the guardrail would accomplish.
Dianna Knoll agreed with Leo and Pat. What is proposed to go in the area should be
commensurate with what has already been approved and in place in the area. The elevation can
be broken with landscaping, but it can also be done architecturally. The architectural line of the
roof is OK, the color is screaming out. There are a number of things that can be done to this
proposal.
Jerry Chomanczuk was concerned with the east and west elevations as seen from 96 Street and
requested maximum landscaping for interest and shielding of the "big box" look from Gray Road.
Laurence Lillig said that Scott Brewer has approved the landscape plan. However, if the
Committee is looking for something above and beyond, it should be so stated. In addition, the
sign plan needs special attention before this project leaves committee.
Nick Kestner commented that everything on this building needs attention and re- design.
Carmax agreed to return to the Committee meeting on July 2, 2002 with a re- design of the
facility.
Note: The Committee was polled due to the lateness of the hour. It was decided that items
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8 and 9 would be heard this evening, and items 10 through 15 would be heard in an
additional Committee meeting scheduled for June 11 in the DOCS Conference Room.
8. Docket No. 48 -02 ADLS; Tipton Road, LLC Office Complex
The applicant seeks ADLS approval to modify the exterior of two buildings and construct a
third. The site is located at 1220 AAA Way. The site is zoned B -8 Business.
Filed by Paul G. Reis of the Reis Law Firm, LLC for Tipton Road, LLC.
Paul Reis, attorney, Drewry Simmons Pitts Vornehm, 8888 Keystone Crossing, Indianapolis;
Dr. Daniel Stout, principal of Tipton Road, LLC; and Jon Mosley, architect appeared before the
Committee representing the applicant.
Tipton Road is the owner of an existing, two building office complex at 1120 AAA Way, west of
Merchants' Square. One building houses AAA Hoosier Motor Club, and the other building is Dr.
Stout's medical practice.
The applicant is seeking ADLS approval to up -grade and modify the exterior and roof of the two
office buildings as well as the existing landscaping. The up -grade will include new paint and
shingles as well as refurbished and enhanced landscape courtyard and perimeter landscaping on
site. A material board was displayed showing colors and samples.
The revised landscape plan has been reviewed and approved by Scott Brewer, Urban Forester.
The only change is that three trees have been added to the master landscape plan. The petitioner
is also seeking ADLS approval to construct a 3,600 square foot accessory building to be used for
storage purposes. All three buildings will be consistent in nature.
The petitioner is also considering an up -grade in the current signage to enhance the appearance of
the site. To the extent that the current wall signage is retained, the petitioner does understand and
acknowledge that a variance would be needed to install a new ground sign. The petitioner is
requesting approval of the design of the wall signs so that they may continue through the process.
If we proceed as approved, the petitioner will have to decide whether or not he would like to
retain the wall signage. If he does wish to retain the wall signage, the approved design would be
submitted for a variance before the Board of Zoning Appeals.
All issues presented at Technical Advisory Committee have been addressed.
Laurence Lillig reported that there were no comments at the May Plan Commission meeting, and
no comments from the Department. At this time, the Department is recommending favorable
consideration as submitted.
Pat Rice asked about the storage building and its proposed contents.
Paul Reis explained that the storage building will be used for medical records and some personal
vehicles of Dr. Stout's. The building is being designed to accommodate future office use, but
before that occurs, Dr. Stout will be using the facility for temporary storage.
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In response to questions from Jerry Chomanczuk, Paul Reis said the parking spaces are over the
amount required presently, and they will continue to be in compliance with the parking ratio.
Nick Kestner asked about the ground signs. John Mosely, architect, said the signs are shown on
the landscaping plan
Nick Kestner moved to recommend approval of Docket No. 48 -02 ADLS, Tipton Road, LLC
Office Complex. Note: If the applicant requires both signs, they will submit an application to the
BZA. The motion was duly seconded by Pat Rice and APPROVED 5 -0.
9. Docket No. 52 -02 ADLS; St. Vincent Hospital Exterior Signage Plan
The applicant seeks ADLS approval for a comprehensive exterior signage plan for a medical
facility. The site is located at 13500 North Meridian Street. The site is zoned B -6 /Business
and is within the US 31/Meridian Street Overlay Zone.
Filed by Becky Feigh of BSA Design for St. Vincent Carmel Hospital.
Becky Feigh, BSA Design, 9365 Counselors Row, Indianapolis, appeared before the Committee
on behalf of the applicant. Ms. Feigh commented the current Ordinance does not allow for a
facility such as this to have intensive way finding and directional needs. Several variances are
being sought due to size of signs.
There are two signs along US 31 and two entrance signs along Old Meridian that are being
replaced. The signs will be in the exact location as they currently exist on US 31; however, they
will be retro -fitted to the new look.
Rodney Green with RL Associates, and Charles Jeffers with St. Vincent's Carmel Hospital were
also in attendance on behalf of the applicant.
Color chips were distributed; they are tan and black cherry, and will match the new construction.
The signs along US 31 will be internally lit. The two signs along US 31 are not within the size
allowed by the Sign Ordinance and will require a variance. The two signs along Old Meridian
require a variance due to the height.
When people come to the hospital campus, they are in one of three emotional states: distress,
visitor, or emergency personnel delivering a person in distress. Signage must include a lot of
information in a small area and make it as simple as possible to direct people quickly to the
necessary entrances. This is why a variance is being requested for the two signs along Old
Meridian Street additional information and way finding to different entrances.
Throughout the facility there are different way finding signs and a variance is also being requested
for these signs. The goal is to clean up the current signs, consolidate rather than listing every
need /every facility. The signs will be of aluminum, and similar to the color chips provided. The
Emergency wording was taken off the sign on US 31 in order to clean up the sign. The applicant
is willing to add the word "Emergency" to the sign if the Committee sees the need. Also, the two
ground signs along US 31 were discussed —they have been there for the entire history of the
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facility, and the applicant is requesting a retro -fit of the two signs. The signs will be the same
size, same location, but the new look, new color.
Laurence Lillig said the proposal is for a Lot of Signs! The Department is recommending this
item be forwarded to the full Commission with a favorable recommendation after all comments
and concerns have been addressed to the Committee's satisfaction.
Nick Kestner commented it is very important for people going through town to know that there is
a first class, Emergency department available.
Pat Rice moved to recommend approval to the full Plan Commission of Docket No. 52 -02 ADLS,
St. Vincent Hospital, Exterior Signage Plan. The motion was seconded by Jerry Chomanczuk and
APPROVED 5 -0.
Note: Items 10 through 15 will be heard on Tuesday, June 11, 2002 at 7:00 PM in the
Department of Community Services Conference Room, 3' floor of City Hall.
10. Docket No. 58 -02 ADLS Amend; Arbors of Carmel Villages of Providence Signage
The applicant seeks ADLS Amendment approval for a signage plan. The site is located at 382
Ardor Drive. The site is zoned M- 3/Manufacturing Park District.
Filed by Bradley Chambers of Buckingham Arbors, LLC.
11. Docket No. 73 -02 ADLS Amend; Marriott Suite Hotels Ground Sign
The applicant seeks ADLS Amendment approval for a proposed ground sign. The site is
located at 11895 North Meridian Street. The site is zoned B -6 (Business) and is within the
US 31/Meridian Street Overlay Zone.
Filed by Tracy Ogden of REI Investments, Inc.
12. Docket No. 74 -02 ADLS Amend;
Indiana Farmers Mutual Insurance Company Ground Sign
The applicant seeks ADLS Amendment approval for a proposed ground sign. The site is
located at 10 West 106th Street. The site is zoned B -5 (Business) and is within the US
3I/Meridian Street Overlay Zone.
Filed by Richard Hadley of Indiana Farmers Mutual Insurance Company.
13. Docket No. 75 -02 ADLS Amend;
The Heart Center of Indiana and Medical Office Building Signage Plan
The applicant seeks ADLS Amendment approval of a sign plan including six proposed signs.
The site is located at 10580 and 10590 North Meridian Street. The site is zoned B -6
(Business) and is within the US 3I/Meridian Street Overlay Zone.
Filed by Glenn Hoge of Bremner Wiley, Inc. for CIHS Newco, LLC.
14. Docket No. 76 -02 ADLS Amend; C. P. Morgan Signage- Wall Sign
The applicant seeks ADLS Amendment approval for a proposed wall sign. The site is located
at 4670 Haven Point Blvd. The site is zoned R -5 (Residence).
Filed by Sherry Marchbanks of A Sign By Design for C.P. Morgan.
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15. Docket No. 77 -02 ADLS Amend; Majestic Corner Plaza Building Entrances
The applicant seeks ADLS Amendment approval to modify the entrances of three buildings
from the elevations approved under Docket No. 135 -00 DP /ADLS. The site is located at 3701
West 97th Street. The site is zoned B -5 (Business) and is within the US 421/Michigan
Road Overlay Zone.
Filed by Majid Rastegar.
Note: Items 16 and 17 heard together
16. Overall Old Meridian Economic Development Area
The applicant seeks approval of an order concerning the establishment of the Overall Old
Meridian Economic Development Area.
Filed by the Department of Community Services.
17. North Illinois Street Economic Development Area
The applicant seeks approval of an order concerning the North Illinois Street Economic Area.
Filed by the Department of Community Services.
Matt Price, attorney with Bingham, McHale in Indianapolis, (retained by the City of Carmel)
appeared before the Committee representing the applicant. Rick Roesch, president of the Carmel
Redevelopment Commission, was also in attendance.
The Redevelopment Commission is requesting the establishment of two Economic Development
Areas within the City of Carmel. This is a stautory process that starts with the Adoption of a
Resolution by the Redevelopment Commission to establish an economic development area. In
essence, it is an economic development tool that will allow for the potential for public financing of
infrastructure and improvements that serve the areas.
At the previous meeting of the Plan Commission, Mike Shaver, author of the two Economic
Development plans, gave a summary of each of the plans and went over some of the data used in
determining whether or not to adopt a resolution establishing these two areas.
Part of the statutory process includes a review by the municipal Plan Commission where the areas
are to be established. Their review is to determine whether the plan for the establishment of the
Economic Development Area is consistent with the City's Comprehensive Plan. In essence, with
the establishment of this plan, the City will have in its economic development "tool box" the
flexibility to help finance the infrastructure improvements necessary to support the development
that the Comprehensive Plan contemplates in these two areas.
The Comprehensive Plan in Carmel has a number of good elements, but one of the over arching
concepts in Carmel's Comprehensive Plan is the encouragement of pro active infrastructure
planning. This means the road, drainage, utilities, etc. are available so that development planned
for particular areas can be equipped. These two, economic development plans will allow the City
to have a tool in place to finance those infrastructure improvements. It does not mean that any
particular development takes place; it doesn't mean that any particular piece of infrastructure gets
financed —those are items for later meetings and public hearings. The Economic Development
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plan puts in place at an early stage, a pro- active stage, the economic development tools so that the
City can finance infrastructure and improvements to serve these areas.
In essence, the Commission would be certifying to the City Council that the Economic
Development plans are consistent with the City's overall development plan. At this time, the
Economic Development Commission is requesting a favorable recommendation to the full Plan
Commission approving the Order that the Economic Development plans are consistent with the
City's Comprehensive Plan.
Department Report, Laurence Lillig said the Department is recommending this item be returned to
the full Commission with a favorable recommendation.
Jerry Chomanczuk asked the effect of the Mixed Medical, St. Vincent zoning introduction and its
impact on the Redevelopment plan —page 10 identifies that the Mixed Medical zone has a
significant impact on the tax base.
Matt Price responded the critical factor is that by establishing these two areas, it only makes
possible the use of this economic development tool to support development that may later come
before the Plan Commission for approval. There are tax consequences or impacts that may affect
the amount of tax proceeds available to support any specific development; however, the Order
does not endorse or fails to endorse any particular development. Any particular development can
take place within the economic development area, regardless of the availability of tax dollars to
support infrastructure improvements.
Rick Roesch, president of Economic Redevelopment Commission, appeared before the
Commission to further explain the establishment of economic redevelopment areas. The Tax
Increment Funds can be captured from these areas and use that for the development of
infrastructure to attract businesses that will pay taxes. The existing taxpayers will not have to
bear the burden of the infrastructure for development—it comes from what is being done in the
development. Approving the plan only allows the Redevelopment Commission to get to those
vehicles quickly.
Nick Kestner asked if there were a specific "Plan," and why this is being put in a redevelopment
plan. What is the plan for this particular course, and why should it be in a redevelopment area?
Matt Price clarified the terminology. The Economic Redevelopment Commission is establishing
an economic development area as distinguished from a "redevelopment area." By doing so, this
creates the possibility that in the future, there will be tax increments that can be used to help pay
for infrastructure and improvements in the area. In other words, this is a pro- active step that the
Redevelopment Commission is doing so that there is the potential to capture the maximum of tax
increment necessary to finance the infrastructure that will support the development that this Plan
Commission and the Department and the entire City, through the adoption of its Comprehensive
Plan, wants to see occur in these economic development areas. The precise plan of what
development will occur here —there is a general notion by virtue of what the Comprehensive Plan
dictates, but we don't know exactly what the particular development will be yet.
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Rick Roesch went on to explain that when a "TIF" district is established, the tax base is frozen at
its existing level, no matter what the assessed value is. Then, the tax increment is captured on
anything that is built in the area after the point the TIF is established. The City can use the TIF
district to issue bonds and cover the debt service on bonds so the existing taxpayers do not have
to bear the tax burden of the infrastructure.
Kelli Hahn, Department of Community Services, reported the dedication of right -of -way issues
along Old Meridian, Guilford, and Main Street are still being finalized, pursuant to the
Thoroughfare Plan. Also, the round -about at Guilford and Old Meridian is being finalized with the
Engineering Department. The plans are to have this finalized by the full Plan Commission
meeting. The Department would like for the trail shown on the Old Meridian Master Plan that
runs north from Main Street along the western road shown in the Mixed Medical Zone Plan and
then north along the current hospital complex over to Meadow Lark Park to be shown on this
plan as well. The Rezone and Ordinance Amendment information should then be submitted in the
proper Ordinance format and the Comprehensive Plan Amendment to be submitted in the proper
Resolution format. Otherwise, the Department is recommending this item be forwarded to the full
Commission with a favorable recommendation.
Chris Clark, attorney with Guten, Craig, Abernathy and Miller, 8555 North River Road,
Indianapolis, appeared before the Committee on behalf of the American Legion, stated the
American Legion is definitely in support of the expanded use as being proposed by the Hospital,
and the Legion will want to include its entire property in the Mixed Medical Zone.
Dave Coots, attorney with Coots, Henke Wheeler, stated the Knapp Family is satisfied now
that the uses previously taken out of the Ordinance Amendment are included again and they are in
support of its adoption.
Jerry Chomanczuk asked about "spot zoning" and its interpretation, and whether or not the
Commission would be guilty of doing spot zoning in this instance? Also, would the Commission
be setting a precedent?
Matt Price responded if the Commission recommends approval of the Amendments, there is not a
materially different use than exists now under the Old Meridian Zone. There are several different
classifications under the Old Meridian Zone —office, mixed use, etc., and the proposal does not
take away but rather expands the uses. The proposal really has more to do with the development
standards. This is not a "take- away" in terms of the zoning; the number of uses is not being
decreased, it is being expanded and single family attached throughout the zone is being included,
and some development standards are being relaxed. Given where we are today, "spot zoning"
and precedent setting are not valid concerns.
Nick Kestner asked how much of the zone does St. Vincent's own or have under contract?
Matt Price said St. Vincent is the fee owner of about 51 of the 44/45 acres, and also has a right
of first refusal on most of the "Knapp Family" property —all totaled it is approximately 75
Dianna Knoll moved to return the Overall Old Meridian Economic Development Area and
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North Illinois Street Economic Development Area to the full Plan Commission with a
favorable recommendation at its meeting on June 18, 2002. The motion was seconded by Pat
Rice and APPROVED 5 -0.
There being no further business to come before the Committee at this time, (items 10 through 15
scheduled for hearing on June 11 the meeting was adjourned at 10:00 PM.
Leo Dierckman, Chairperson
Ramona Hancock, Secretary
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