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CARMEUCLAY PLAN COMMISSION
May 21, 2002
The regularly scheduled meeting of the Carmel /Clay Plan Commission was called to order with
the Pledge of Allegiance at 7:00 PM in the Council Chambers of City Hall, Carmel, Indiana, on
May 21, 2002.
Members present were: Marilyn Anderson; Jerry Chomanczuk; Dave Cremeans; Leo
Dierckman; Ron Houck; Nick Kestner; Dianna Knoll; Norma Meighen; Maureen Pearson; Pat
Rice (late arrival;) Paul Spranger; and Wayne Wilson, thereby establishing a quorum.
The minutes of the April meeting were approved as submitted.
Department of Community Services staff in attendance were Mike Hollibaugh, Director, and Jon
Dobosiewicz. John Molitor, Counsel, was also present.
Legal Counsel Report:
John Molitor reported on pending litigation Bonbar and Leeper Electric. The proposed changes
in the Rules of Procedure are recommended for discussion at the end of this evening's Agenda.
In addition, there are two proposals where the Plan Commission is required under State Law to
determine that an economic development plan, already approved and adopted by the
Redevelopment Commission, conforms to the City's Comprehensive Plan; these items are also
recommended to be added onto this evening's Agenda.
Jon Dobosiewicz announced those items that were tentative subject to the Committee Meetings
on May 14 and 20, are now correct and can remain on the Agenda.
H. Public Hearings:
1h. Docket No. 42 -02 PP; Sedgwick Subdivision (Primary Plat)
The applicant seeks approval to plat a 27 -lot residential subdivision on 33.161
acres. The site is located on the north side of West 131 Street,' /2 mile west of
Towne Road. The site is zoned S -I /Residence Very Low Density.
The petitioner also seeks approval of the following Subdivision Waiver:
159 -01a SW SCO 6.3.15 Minimum Curve Radius along centerline of 150'
Filed by David Warshauer for GWZ Development -1, LLC.
David Warshauer, attorney, 11 South Meridian Street, Indianapolis appeared before the
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Commission representing GWZ Development -1, LLC. Mark Zuckerman of GWZ Development
was also in attendance.
The petitioner is requesting primary plat approval for a 27 lot subdivision on 33 acres to be
known as Sedgwick Subdivision. The property is located on the north side of 131 Street
between Towne Road and Shelborne Road. Immediately to the west is Shelborne Park,
approved last year; to the south, north and east are Hayden Run, The Ridge at Hayden Run and
The Lakes at Hayden Run, all approved last year for Centex Homes. Access to Sedgwick will
come from a collector road originating in Shelborne Park and Lakes at Hayden Run.
One of the lots in Sedgwick contains an existing residence, so there will only be 26 new building
lots on the property. The proposed lot sizes range from .44 acres to 1.61 acres, and are generally
120 feet wide at the building line. Proposed Restrictive Covenants have been submitted that will
establish a 2500 square foot minimum for a ranch -style home, and 2800 square feet with 1600
square feet on the ground floor for two -story homes. It is expected that the existing house of
approximately 5,800 square feet above grade and perhaps 8,000 square over all and the size of
the lot in Sedgwick will help establish a range of homes from approximately $450,000 to
$700,000.
Overall, the subdivision will contain 8.6 acres of open space. Almost 6 acres are located in a
wooded area at the north end of the development that will be retained. Present plans call for the
area to remain undisturbed and completely natural open space and can be accessed at the end of
Sedgwick Lane. A second common area consists of one -half acre located in front of the existing
residence. The remaining common area consists of two ponds, one of which is proposed to be
joined with the pond at the south end of Shelborne Park that will create an attractive entrance
from 131 Street known as the collector road known as Lincolnshire Blvd.
The subdivision variance requested is for the curve radius of the cul -de -loop shown on the plat as
Sedgwick Circle, south of the existing residence. The tighter curve design is necessitated by the
desire to front the residence and the 5 lots on Sedgwick Circle on green space; and to design a
road in such a way that traffic will move slowly around the green. The 100 -foot curve radius is
the same as the curve radius of a cul -de -sac.
Utilities for the sight will be coming from the Lakes at Hayden Run. There is an interceptor
sewer currently being constructed along Long Branch Creek on the east side of Hayden Run.
Water, electricity and gas will be provided along Lincolnshire Blvd.
The petitioner has appeared before the Technical Advisory Committee for review. One
outstanding item is a landscape plan to be approved by Scott Brewer. Along the east and west
boundaries of Sedgwick, from a point where the collector road will come through, the present
owner has planted approximately 200 evergreen trees; these trees are proposed to be included in
the buffer requirement. Additional plantings are provided for in the covenants and in the
Ordinance.
Members of the public were invited to speak in favor of or opposition to the proposal. No one
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appeared and the public hearing was closed.
Jon Dobosiewicz reported for the Department. There are some minor changes, specifically in
regard to the landscape plan. These changes have been addressed and the Department is
recommending that the Commission consider suspending its Rules of Procedure and voting on
this item this evening. The landscape plan has specifically been addressed.
Ron Houck asked about the path that will inter connect the subdivisions. Mr. Warshauer
pinpointed the 10 -foot wide asphalt path along the north right -of -way of Lincolnshire Blvd. that
connects with the path system in Shelborne Park and the paths in Lakes at Hayden Run. A
sidewalk is provided on the south side of Lincolnshire Blvd.
Ron Houck asked for clarification about the path and path lights depicted in the general plan and
whose responsibility it would be for installation and maintenance. Mr. Warshauer said definitely
the path and path lights will be installed and maintained.
In response to Marilyn Anderson's questions, Mr. Warshauer said there will be dusk -to -dawn
yard lights rather than actual street lights, and will be down lighting and shielded.
Dave Cremeans moved to suspend the Rules of Procedure, seconded by Leo Dierckman and
approved 11 -0.
Dave Cremeans moved to approve Docket 42 -02 PP, Sedgwick Subdivision (Primary Plat)
and Docket No. 159 -01a Subdivision Waiver. The motion was seconded by Ron Houck and
both Dockets were APPROVED 11 -0
2h. Docket No. 44 -02 PP; Aberdeen Bend Subdivision (Primary Plat)
The applicant seeks approval to plat a 50 -lot residential subdivision on 36.88± acres. The
site is located on the north side of West 131 Street, /z mile west of Towne Road. The
site is zoned S- 1/Residence Very Low Density
Filed by Jonathan Moen of Mid States Engineering for The Jones Company.
Chris White, Development Consultant, 510 Fox Lane, Carmel; appeared before the Commission
representing the petitioner. Bill Blake, President of The Jones Company, Jonathan Moen of Mid
States Engineering, and Alan Klineman, landowner of the subject site, were also in attendance.
The petitioner is requesting approval for a 50 lot residential subdivision. The property is west of
Hayden Run, presently under construction. To the northeast of the site is a parcel being
developed for the Drees Company; northwest is a vacant parcel currently being looked at by the
City of Carmel for a fire station and water facility; to the west are existing, single- family lots that
front on 116 Street and Shelborne Road; and to the south is a vacant parcel recently marked for
development.
The open space is oriented along the west side of the property with mounding and buffering
along 131 Street, and a large lake in the center of the project. Around the lake will be a walking
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path completely encircling the lake and extending to the path along 131 Street, across 131
along the west side of the project. There will be a gazebo connected with the trail and the trail
will connect with the Centex community trail.
There will be one boulevard entrance on 131 Street, one street connection into the Hayden Run
community, one stub street to the south. The plan has been revised to add mounding and
landscaping in the cul -de -sac area to protect from stray headlights. The typical lot size in this
community will be 90X135; 39.2% of the site is open space or 14.6 acres. The site frontage will
be heavily landscaped and mounded with brick posts with wrought iron all the way across the
front of the community. Upon entering the project, there will be a fountain within the proposed
pond. The homes will be built by The Jones Company and will range from $250, to $400,000.
This same home is currently being built in Merrimac Subdivision in Westfield at the northwest
corner of 146 Street and Spring Mill Road.
The Jones Company is a builder that has recently entered the Indianapolis area market from St.
Louis. The Jones Company is one of the two largest builders in the St. Louis area. All of the
Department's comments as well as the Technical Advisory Committee's comments have been
addressed.
Members of the public were invited to speak in favor of the petition; no one appeared.
Members of the public were invited to speak in opposition to the petition; the following
appeared:
Ann Goldsmith, 3525 West 131 Street, was concerned with adequate landscape buffering
between her home and the subdivision. Ms. Goldsmith anticipates constructing a pond on her
property and drainage is also a concern.
Karen Young, 12815 Shelborne Road, was also concerned about drainage —from the proposed
trail to the properties that back up to it elevation is a concern. Will there be a privacy fence?
Ms. Young's property backs up to the proposed Gazebo location and she has livestock
pedestrian traffic would likely pose a problem and liability issues.
Kim Martin, West 131 Street, expressed concern with the lighting and possible spillage.
Rebuttal, Chris White:
Landscaping is proposed along and adjacent to the Young's property and a detailed landscaping
plan has now been furnished to Ms. Young. There is approximately 75 feet of common area
between the subdivision lots and the Young property with the path away from the property edge
with landscaping along the path. Drainage for this site is predominately west to the east.
Aberdeen will drain its entire site into the pond and connect to the drainage system for Hayden
Run community to the east. Aberdeen is required to accept the drainage from the west. At the
Technical Advisory Committee meeting, the County Surveyor asked that the storm pipes be
extended all the way west to the property edge so that at a later date, those could be extended
farther to Shelborne Road if need be. There will be perimeter drainage along the property line to
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pick up the drainage, route it into the underground storm pipes, and carry it to Aberdeen's
detention pond. No lighting is proposed on the path itself, however, there will be dusk -to -dawn
lighting on each home. The Gazebo and residences are located well in excess of 100 feet away
from the property line; no fencing is proposed along the property line to buffer. The common
area is along the west property line and serves as buffering from existing residences that front on
Shelborne Road.
Dave Cremeans moved to suspend the Rules of Procedure, seconded by Leo Dierckman. The
vote was 9 in favor, 2 opposed (Ron Houck, Leo Dierckman). MOTION DENIED (ten votes
required)
Docket No. 44 -02 PP, Aberdeen Bend Subdivision (Primary Plat) was referred to the
Subdivision Committee for further review on June 4 at 7:00 PM in the Caucus Rooms of City
Hall.
3h. 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 103 Street. The site is zoned B -3 /Business.
Filed by Rich Kelly of EMH &T for Kite Construction Company.
Paul Reis, attorney, 5013 Buckeye Court, Carmel appeared before the Commission representing
the applicant. Also in attendance were: Rich Kelly of EMH &T Engineers; Tom McGowan, John
Shelling, and Kirk Faulkner of the Kite Company and Springmill Medical LLC; Les Olds of
CSO Architects and Engineers; Jim Brooke of University Medical Diagnostic Associates; and
Dr. Mike Likens from the IU School of Medicine.
The property is located adjacent to the round -about on Illinois Street at the intersection of 103
Street. The petitioner is seeking an amendment to the existing ADLS approval and Development
Plan in order to expand the existing office building and parking. The site is a part of the overall
office park development that includes the Thomsen Consumer Electronics Headquarters and
research facility, the multi -story office building adjacent to I -465, the Courtyard Motel, and the
future Heart Hospital. The Reserve at Springmill Subdivision is located west and northwest of
the site.
This particular office building was originally approved as a single -user corporate headquarters.
The petitioner is modifying and expanding the building and parking area to accommodate the
medical office space. The expansion of the building is consistent with the original plans
developed by CSO for a future, second wing or addition to this building to the south. The
existing building is 65,000 square feet and the addition will be 41,000 square feet.
The light fixtures will be consistent with those currently in use in the parking area. The tenants
will be providing outpatient, specialty care and medical services as well as medical office. There
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are no emergency services contemplated by the tenants in the building and the hours of operation
are generally from 6:00 AM to 6:00 PM.
The petitioner has met with the president of Reserve I and Reserve II HOA concerning noise
from the HVAC equipment originally installed in the building. Additionally, the petitioner has
discussed landscaping and lighting. The petitioner is prepared to further enclose the HVAC
equipment originally installed in this building. The will be a roof mounted to minimize the
sound to the adjacent neighborhood. The lighting plan was revised in order to move several of
the fixtures farther away from the neighborhood and a revised photo metric plan was filed with
the Department indicating that the light at the boundaries are generally point 05 foot candle.
The landscaping plan has been revised as per the Urban Forester; however, the petitioner is
prepared to look at the planting of Blue Spruce or other appropriate trees to provide a visual
screen along the west boundary. The petitioner is proposing further discussion with the Urban
Forester to further amend the approved landscape plan. The Blue Spruce is not one of the
species recommended by the Urban Forester.
The petitioner has agreed to correct any drainage problems arising solely from the construction
expansion of the office building and parking lot. Specifically, the petitioner will correct and
modify any existing drain that drains the property towards the two subdivisions, all subject to the
approval of the City Engineer. Secondly, the additional light poles will be installed per the
revised photo metric plan in order to minimize the light projecting within the neighborhood.
Thirdly, the petitioner will plan a line of Blue Spruce or other acceptable species along the
western boundary of the building site to create a visual screen within five years; subject,
however to the approval of the Urban Forester. Four —the petitioner will commit to install a roof
over the existing mechanical equipment on the west side of the building in order to muffle the
sound. The petitioner will also install the new, required mechanical equipment on the roof in
order to minimize the sound that passes to the neighborhood. Furthermore, there will be a
commitment that the petitioner will address and correct the existing problems and that the
additional equipment will not create further noise issues for the neighborhood.
The petitioner has addressed all issues submitted by the Technical Advisory Committee
members including additional sidewalk, landscaping along the parking lot, and additional right
of -way along Illinois Street in order to provide a 60 foot one -half right -of -way and an additional
ten feet on the round about.
The drawings for the mechanical equipment have not yet been amended and the petitioner is
proposing that when the final design is achieved, it will be submitted to DOCS for approval.
Remonstrance:
Members of the public were invited to speak in favor of the petition; the following appeared:
Bill Coffey, Reserve I, said agreements and commitments had been made with the petitioner and
the homeowners, and they are supportive of the proposed use of the property.
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Jean Froneck, President of the Home Owners Association, Reserve II at Springmill, is happy
with the proposal and the homeowners are willing to support it. However, there is a question
relating to a small portion along the northern boundary of the building site that is not stone wall
but a wooden fence. Ms. Froneck would like additional trees in this area as a buffer.
Members of the public were invited to speak in opposition to the petition; the following
appeared:
Dave Froneck, 373 Millridge Drive, Reserve II, said he was not necessarily opposed but did
have the following comment. The Agreement reached with Reserve I and II is OK except for a
complete resolution of the noise emitted by the air handling equipment on the building. If a roof
over the present flawed system does not resolve the noise, some permanent resolution must be
found.
George Bochstahler, 389 Colmary Drive, Reserve Subdivision, questioned if the Blue Spruce
planted within the 30 foot buffer was to be for aesthetics as well as a sound buffer? The air
conditioning does emit a lot of noise and Blue Spruce would help buffer the noise.
Rebuttal: Paul Reis said he would look into Ms. Froneck's comments relative to the northern
boundary and consult with the Urban Forester to decide the buffer. If the roof is not sufficient to
buffer the noise from the air conditioner, the intent is to resolve this issue once and for all. In
regard to Mr. Bochstahler's comments, the Blue Spruce, is an obvious visual screen and to a
certain extent, noise abatement. Air units are specifically being put on the roof to address the
sound issue.
The public hearing was then closed.
Department Comments, Jon Dobosiewicz. The applicant has made several commitments and
changes to address the concerns. In addition, the HOA is comfortable with the language being
proposed by the petitioner. If the Plan Commission is comfortable with the requirements and
proposal, the Department is recommending approval subject to the recording of those
commitments and providing a recorded copy of the instrument to the Department.
Ron Houck questioned the noise from the HVAC and thought it might be good to attach some
performance metrics to the HVAC commitment. Also, in terms of lighting after hours, this
should probably be addressed with the residents as well.
Paul Spranger added that in terms of making a roof structure over the HVAC, there should be
attention to attenuation materials used as far as noise absorbing materials that could line the
cabinet that encloses the HVAC. The new HVAC should have similar treatment.
Docket No. 45 -02 DP Amend, ADLS Amend, 103 Street Medical Building Expansion, was
referred to the Special Study Committee for review on June 4 at 7:00 PM in the Caucus Rooms
of City Hall
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Note: Items 4h and 5h were heard together
4h. 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.
5h. 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 with Coots Henke Wheeler appeared before the Commission
representing the petitioner. Also in attendance were: Tony Kirp, Carmax Real Estate Manager,
Virginia; Ned Sparkman, Industrial Developments, Atlanta, GA; Doug Corey, Mid States
Engineering; and Earl Smith, architect with Piper, O'Brien and Hare, Atlanta, GA.
Tony Kirp of Carmax Real Estate Department, 4900 Cox Road, Glen Ellen, Virginia, addressed
the Commission and gave a brief overview of Carmax. Carmax is a wholly -owned subsidiary of
Circuit City. Carmax has applied the retail concept to selling cars. Carmax carries a large
volume of low mileage, late model, used cars; therefore there is a high selection. The Carmax
store has computer terminals, touch screen activated on the make, model, color, and accessories.
When the type of car is selected, the computer tells you where it is located on the lot. A sales
representative is not necessary at this point. The price is listed on the window of the car and
there is no negotiating on either side. There are on -site appraisers that will appraise trade -ins
and a written appraisal is tendered, good for seven days. The appraisal can be applied as a trade
in or Carmax will write a check for the amount of the appraisal. The third area is in the
financing side of the business. The application can be submitted to two national lenders as well
as Carmax's own credit company and the results are given to the prospective buyer for a choice-
no pressure, no hassle. Last year, Carmax had sales of over 3.2 billion dollars. Carmax has 42
facilities and net profits of approximately 100 million dollars last year.
Dave Coots referred to the application for primary plat, ADLS and Development Plan for the 20-
acre tract located at the northwest corner of Gray Road and East 96 Street. The property is
zoned B -3 and no longer requires Special Use Approval through the BZA. However, ADLS and
Development Plan approval are required. The application was filed prior to the amendment of
the Ordinance, however, the Department has requested and the petitioner has agreed to proceed
through the ADLS and Development Plan process.
The Department has further requested that the petitioner prepare and submit a primary plat.
There are two lots to be platted in this subdivision; the large plat can be used by Carmax, and lot
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number 2 in the southeast corner of the tract will be developed in the future by an outlot
developer other than Carmax. The primary plat will require the dedication of road rights -of -way
per the Thoroughfare Plan and obtain the commitment for installation of perimeter utility
requirements, easements, and access points to the road improvements, etc.
The property surrounding this development is as follows: East of the proposed development is
the old American Aggregates/Martin Marietta property zoned residential; to the north is the
Bottamiller property zoned S -1, used for construction /trucking use; to the west is a tract zoned
B -3 currently being developed as the O'Brien Chrysler dealership; and to the south of 96 Street
in Marion County is a C -3 zoned property for the construction of a center similar to the one on
the east side of Gray Road, extended south of 96 Street.
The architectural design of the proposed development is shown on the informational booklets as
well as the color scheme. The entrance to the tract will be off 96 Street, right in /right out. The
center median will be extended west from Gray Road to a point beyond the intersection of Brant
Road, slightly to the west of Carmax's western boundary. The entrance off Gray Road will be
approximately 600 feet north of the intersection of 96 Street and road improvements to that
intersection will include a left turn lane, an accel /decel lane, and a passing blister in order to
permit Gray Road to continue to function.
The property to the north requires a 30 -foot buffer, the property to the west requires a 10 foot
setback, the property to the south and east is commercial use and requires a 15 foot setback. The
petitioner is required to file a Variance application for the Martin Marietta property to reduce the
30 -foot buffer to a 15 -foot buffer. The landscape plan has been submitted to Scott Brewer and
agreements have been made regarding plant species and landscape plantings along the north,
east, and south boundaries and parking islands.
The sales building is the southern most building on the drawings and is approximately 17,000
square feet; immediately to the north is the service area, approximately 38,000 square feet. To
the south of the sales area is the inventory/display enclosed area—enclosed by a decorative fence
along the eastern boundary, and along the south and west boundaries are guardrails to keep the
inventories contained.
The Department has recommended that something other than guardrails be used on the south
boundary. With landscaping on the 96 Street side of the guardrail, there will be visual
screening from 96 Street. There are decorative fences along the main entryway off of 96
Street north to the sales building, and again, a guardrail on the interior. The materials to be used
consist of split -face and smooth face, painted concrete masonry units. The front of the building,
the south elevation, is a combination of EFIS, glass, painted columns, and standing seam metal
roof with a yellow, decorative band that circles the glass- enclosed display area that is a part of
the sales building.
A traffic analysis prepared by Steve Fehribach has been submitted to the Department. The
lighting for this site was submitted to the Department and the lighting standards have been
lowered to a height of 20 feet. Flat lens, down directional lighting is being used and there will
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be no convex spotlights of any sort in the display area. Regarding signage: one is proposed on
the south elevation; two signs on the east elevation because of the sales office being one building
and the service being the second building; two ground signs at each entry--one on 96 Street
and one on Gray Road; and several internal directional signs
The site plan includes a 10 -foot multi purpose path along 96 Street and along Gray Road. The
petitioner will dedicate 40 feet to the Thoroughfare Plan. The petitioner is in the process of
asking the City Council to adopt an Inter -local Agreement with the County. As it stands now,
the east half of Gray Road is in the County and the west half is under Carmel jurisdiction. The
County has agreed to transfer responsibility for maintenance, repair, and upkeep for all of Gray
Road, assuming the Council is in agreement.
Members of the public were invited to speak in favor or opposition to the petition; no one
appeared and the public hearing was closed.
Department Report, Jon Dobosiewicz. The Department report lists items the Special Study
Committee should fully explore. The roadway improvements need to be finalized. The
guardrail and landscaping proposed along 96 Street needs to be looked at. In regard to signage
on the site, the petitioner has filed several variances with the BZA; however, the Committee is
requested to review the sign proposals at great length. The petitioner needs to hear clearly from
the Commission regarding the signage.
Comments from Commission members:
Leo Dierckman suggested the petitioner drive along 96 Street paying particular attention to the
north side of the street and design of the existing buildings for a feeling of what is and is not
acceptable.
Wayne Wilson referred Dave Coots to a resolution from the County Council regarding turning
over the 96 Street/Gray Road area to the City. Dave Coots said County Attorney Mike Howard
had already forwarded the Agreement to him.
Nick Kestner requested better views of the elevations, signs, material samples, colors, etc.
Ron Houck asked the Committee to look at light illumination and spillage, and the vinyl- coated,
chain -link fence. Also, there is a definite concern regarding the "royal blue" roof.
Docket Nos. 46 -02 DP /ADLS, Carmax Auto Superstore, and 47 -02 PP, Carmax Auto
Superstore Primary Plat were referred to the Special Study Committee for further review on
June 4, 2002 in the Caucus Rooms of City Hall.
5h. Docket No. 49 -02 PP Amend; Replat of Little Farms Addition, Lot 26
The applicant seeks approval to replat a 2 -lot residential subdivision. The site is
located at 1205 E. 105 Street. The site is zoned R -3 /Residence.
The petitioner also seeks approval of the following Subdivision Waivers:
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49 -02a SW SCO 8.8 curbs and gutters
49 -02b SW SCO 8.9.1 sidewalks
49 -02c SW SCO 6.3.6 minimum right -of -way
Filed by Tim Stevens for Bruce and Dona Webster.
Tim Stevens, 18350 Pennington Road, Noblesville, appeared before the Commission
representing the petitioner, Bruce Webster, also in attendance, and Dona Webster. The
petitioner is proposing a replat of a single lot (26) in Little Farms Addition in Home Place on the
southeast corner of Combs Street and 105 Street. Mr. and Mrs. Webster currently reside at the
site, 1205 East 105 Street.
The petitioner is proposing to split the southern half of the site to create a second lot on the
property. The property is zoned R -3 as is the surrounding parcels. The neighborhood was
originally designed with well and septic, and the general area now has sanitary sewers and
municipal water supply so that a lot of this size has become more characteristic of the area.
The lots to be created would consist of 17,789 square feet on the north, currently the site of the
Webster home and garage, and a southern lot, 12,848 square feet.
The Technical Advisory Committee has reviewed this proposal and made recommendations
regarding the right -of -way width and easements necessary in order to serve the second lot. The
lot itself conforms to all geometric requirements of the Subdivision Control Ordinance.
However, the three subdivision waivers are felt to be consistent with approvals that have been
granted in similarly situated lots. The first is a waiver from the curbing requirement. To curb
the two lots would probably create some difficulties with drainage patterns in the area. The
waiver for sidewalks is a similar circumstance and there are no sidewalks in the entire
neighborhood. In regard to the right -of -way width, when originally platted, there was a total of
30 feet on Combs Street, a 15 foot one -half. The County Highway Department would be more
comfortable with a 20 foot one -half. The petitioner is requesting the one -half right -of -way width
be reduced from the standard 25 foot one -half to a 20 foot one -half along the frontage —this
would also be consistent with other lots. On the backside will be a utility easement that will
provide additional utility access.
Members of the public were invited to speak in favor or opposition to the petition; no one
appeared and the public hearing was closed.
Department Comments, Jon Dobosiewicz. If approved, any conditions are to be attached to the
subdivision waiver. Standard forms are available in the Department office. It is highly unlikely
there would be a situation that would retrofit the older subdivisions with curbs, sidewalks, and
major drainage improvements -that would take a substantial public investment that is not
warranted at this time.
Wayne Wilson commented that this area has a potential for annexation and it is better to have
flexibility.
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Ron Houck referred to previous standard language that was developed indicating at such time as
curbs and gutters were brought to an area, and a sidewalk plan were implemented, the petitioner
would install sidewalks and curbs and gutters.
Dave Cremeans moved to suspend the Rules of Procedure in order to vote on the Subdivision
and Waivers and the Primary Plat for Docket No. 49 -02 PP. The motion was seconded by Ron
Houck and Approved 11 -0.
Dave Cremeans moved to approve Docket No. 49 -02 PP Amend, Replat of Little Farms
Addition, Lot 26. The motion was seconded by Ron Houck and APPROVED 11 -0.
Dave Cremeans moved to suspend the Rules of Procedure and to vote in one motion on the
Subdivision Waivers, Docket Nos. 49 -02a SW, 49 -02b SW, and 49 -02c SW for the replat of
Little Farms Addition, Lot 26. The motion was seconded by Ron Hock and Approved 11 -0.
Dave Cremeans moved for the approval of Docket No. 49 -02a SW, 49- 02bSW, and 49- 02cSW,
Replat of Little Farms Addition, Lot 26, subject to inclusion of language relating to the
installation of sidewalks and curbs and gutters at such time as may be deemed appropriate by the
Department of Community Services. The motion was seconded by Ron Houck and
APPROVED 11 -0.
7h. Docket No. 54 -02 PP Amend; Replat of Little Farms Addition, Lot 46
The applicant seeks approval to replat a 2 -lot residential subdivision. The site is
located at 10401 Ethel Avenue. The site is zoned R -1 /Residence and R-
3 /Residence within the Home Place District Overlay Zone.
The petitioner also seeks approval of the following Subdivision Waivers:
54 -02a SW SCO 8.8 curbs and gutters
54 -02b SW SCO 8.9.1 sidewalks
Filed by Timothy Melanie Brower.
Timothy and Melanie Brower appeared before the Commission representing the applicant.
Approval is being requested to replat a 2 -lot residential subdivision at 10401 Ethel Avenue; this
item is very similar to the previous docket. The petitioner is agreeable to installing sidewalks
and curbs and gutters at such time as required by the Department of Community Services.
The petitioner has also filed for a variance regarding the sideyard setback and will be appearing
before the Board of Zoning Appeals on May 28, 2002.
Members of the public were invited to speak in favor of or opposition to the petition; no one
appeared and the public hearing was closed.
Department of Community Services, Jon Dobosiewicz requested any approval be conditioned
upon the inclusion of language regarding the installation of sidwalks, curbs and gutters.
Dave Cremeans moved for the suspension of the Rules of Procedure in order to vote on the
Subdivision Waivers, Docket Nos. 54 -02a SW and 54 -02b SW, and 54 -02 PP, Primary Plat
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Amend, Replat of Little Farms Addition, Lot 46, all in one motion. The motion was seconded by
Ron Houck and approved 11 -0.
Dave Cremeans moved for the approval of Docket Nos. 54 -02 PP Amend, 54 -02a SW and 54-
02b SW, Replat of Little Farms Addition, Lot 46, and if there is unanimous consent by the
Commission, require a single set of Findings of Fact provided by the Department and signed by
the President, including the commitments as provided by the Department regarding curbs,
gutters, and sidewalks. The motion was seconded by Dianna Knoll and APPROVED 11 -0.
After a short recess, the meeting resumed with the business at hand.
UNNEW099
li. Docket No. 127 -01 Z; U.S. Highway 31 146 Street PUD (Rezone)
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
56.79 acres. The site is located at the southwest corner of US Highway 31 and
East 146 Street.
Filed by Paul G. Reis of The Reis Law Firm for the Lauth Property Group.
Paul Reis and Mark Monroe were in attendance representing the applicant.
Dave Cremeans reported the Subdivision Committee had gone over this item and was not able to
complete the review of the PUD Ordinance. A special session was scheduled for last evening
that lasted two hours. The Committee members in attendance last evening were in favor of the
changes, but the concern is for those members who were not able to attend that meeting and
would have input on the PUD Ordinance.
After some discussion on this item and the question posed to the full Commission, the
Commission agreed to hold a Special Session on June 4 th prior to the Committee meetings to
allow for final review, vote and disposition of this docket. The petitioner was in total agreement
to delay the vote until June 4, 2002 at 7:00 PM.
Dave Cremeans moved to delay voting on this item and hold a Special Session on June 4 th at
7:00 PM. The motion was seconded by Leo Dierckman and Approved 10 in favor, one opposed
(Wayne Wilson).
Dave Cremeans encouraged Commission members to send any comments to him prior to the
meeting on the 4 th if they cannot be in attendance.
2i. Docket No. 151 -01 PP Amend; Spring Run Estates, Section 1
The applicant seeks approval to amend Spring Run Estates, Section 1 Subdivision
to exclude Block A as identified on the plat. The site is generally located at the
northeast corner of West 106 Street and Crooked Stick Lane. The site is zoned
S- 1/Residence.
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Filed by Dennis Olmstead of Stoeppelwerth Associates for Glenn E. Christian.
Note: This item was moved to the end of the Agenda, inasmuch as the petitioner was not readily
available.
Zeff Weiss, attorney and principal for Manchester Properties LLC appeared before the
Commission representing the applicant.
The petitioner is requesting the vacation of a portion of the plat of Spring Run Estates, Section I,
known as Block Aa small strip of property that runs along the east side of Crooked Stick Lane
immediately north of 106 Street. This strip of land is not a buildable piece of property and has
no restrictions on it whatsoever. The purpose of the vacation is to allow this parcel to be
appended to the property that Manchester Properties owns to the immediate east, essentially the
northwest corner of 106 Street and Ditch Road.
The petitioner is requesting vacation of the parcel and believes the vacation will have no
negative impact on any of the lots in Spring Run Estates and will not adversely affect the value
of any of the lots in Spring Run Estates. The remaining plat of Spring Run estates will serve its
intended purpose and not be adversely affected. Anything done on this parcel would likely be
included as a part of a new plat brought before the Commission if the property were subdivided
into parcels less than 5 acres. The property in total to the west, including this 12,000 square foot
strip of land, is approximately 28 acres and more than likely any plat would require Plan
Commission approval.
There was some expression by the property owners in Spring Run Estates that they wanted to
control what happens on this parcel; they do not have the right to do that—it is in the purview of
the Plan Commission.
The petitioner is requesting approval for the request to vacate, and again, any subdivision of the
real estate would necessitate return to the full Plan Commission.
Jon Dobosiewicz noted that it is only necessary for the president to sign the written findings of
the plat vacation; these will then be recorded and a file stamped copy provided to the
Department.
The Subdivision Committee has forwarded this item on to the full Commission with a favorable
recommendation 4 -0 and the Department is recommending approval as submitted.
Dave Cremeans moved for approval of Docket No. 151 -01 PP Amend, Spring Run Estates,
Section 1. The motion was seconded by Ron Houck and APPROVED 10 -0.
Disposition: Approved
Note: Items 3i., 4i., and 5i. were heard together.
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3i. Docket No. 10 -02 Z; Village of West Clay Rezone
The petitioner seeks approval to rezone an area on the West side of Towne Road
(within the existing PUD) from Secondary Area to Primary Area. The site is
generally located at the southwest corner of West 131 Street and Towne Road.
The site is zoned PUD /Planned Unit Development.
Filed by Jose Kreutz of Brenwick TND Communities, LLC.
4i. Docket No. 11 -02 OA; Village of West Clay PUD Text Amendment
Petitioner seeks favorable recommendation of a text amendment to a PUD /planned
unit development district. The site is generally located at the southeast corner of
West 131 Street and Towne Road. The site is zoned PUD /Planned Unit
Development.
Filed by Jose Kreutz of Brenwick TND Communities, LLC.
5i. Docket No. 12 -02 PP Amend; Village of West Clay Primary Plat
Amendment
Petitioner seeks approval of an amendment to the Primary Plat for an area of the
Village of West Clay on the west side of Towne Road. The site is generally located
at the southwest corner of West 131 Street and Towne Road. The site is zoned
PUD /Planned Unit Development.
Filed by Jose Kreutz of Brenwick TND Communities, LLC.
Jose Kreutz of Brenwick TND Communities, 12821 East New Market Street, Carmel, appeared
before the Commission representing the applicant. George Sweet of Brenwick was also in
attendance as well as Keith Lash of Schneider Engineering.
Jose commented that this item had Subdivision Committee review at length on April 9 th and May
14 meetings. There were a number of issues addressed. Jose reported that of the 244
streetlights installed in the Village, all but 15 of them were retrofitted with light diffusers. There
are 10 existing in one of the parks in the center of the Village; the remaining 5 are located in the
parking lot of Brenwick's office space. Light meter readings record a drastic reduction in the
intensity of the lights.
There were concerns from the Department regarding improvements on Towne Road and these
issues, both the scope of the improvements and the timing, have been addressed in the form of a
zoning commitment to be made upon agreeing to the change in zoning by the Common Council.
One outstanding issue is home -based office. Currently, there are 344 lots in the Village
permitted for home -base office use; this number has been reduced to 224. Changes to the
building guidelines and approval rights have been restored to the Commission rather than the
Department. Also, commercial uses will be allowed on the west side of Towne Road. There
was discussion to allow an Inn on the west side of Towne Road. Currently, the project permits a
Bed Breakfast of no more than 10 rooms, and an Inn of no more than 100 rooms on the
Village of WestClay premises. The Bed Breakfast was seen as a good use on the west side of
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Towne Road, but there was some question and discussion as to the validity of an Inn on the west
side of Towne Road, and the petitioner has since withdrawn his request for an Inn.
Finally, there was the issue of allowing a type of housing on the west side of Towne Road that
permits 4 or less units that are attached. There was also the issue of a Filling Station in
WestClay and what that entails. One of the amendments to the text of the Ordinance is a stylistic
change that clarifies exactly where a pump may be placed and this led to questioning when the
Commission approved a filling station and the ability to provide for service to cars. The filling
station change was approved October 19, 2001.
Dave Cremeans confirmed Jose Kreutz' findings of the Committee's 4 -0 vote to approve the
rezone and the text amendments. The three caveats were the 100 room Inn, the attached
dwellings, and the filling station concept.
Jon Dobosiewicz reported for the Department. The petitioner has agreed to not include any Inn
west of Towne Road. The Department is requesting that a modified recommendation on the text
amendment be forwarded as amended in the version made available by Mr. Kreutz. The
Department's recommendation on the rezone that puts the text into effect across the property is
for a favorable recommendation. The Department's recommendation on the text amendment is
that it be forwarded to the Council, as amended this evening, to not include an Inn west of
Towne Road, per the petitioner's commitment.
There was also a question of what is to happen to the plat west of Towne Road; and permitting
the 4 unit, attached dwellings. The petitioner is proposing to limit the number of residential units
to 187.
Dave Cremeans commented the Committee was not in favor of increasing the density from 137
to 187 and allowing multi family west of Towne Road.
Jose Kreutz noted the density has not been increased; the Village is still limited to two units per
acre. By adding lots on the west side, they would be eliminated elsewhere. This is not a ploy to
increase the density, only an architectural design element that the petitioner would like to pursue.
Ron Houck said a concern was there did not appear to be any containment or clear delineation of
the area. Once these lots were created, it would become the "ripple effect" and the adjacent
properties would then need to be fine -tuned because it was originally envisioned as traditional
single family. It would be better contained to the center of the Village and would make more
sense from the uses in the way the vision was originally presented to the Commission.
Pat Rice agreed with the comments made by Ron Houck.
Dianna Knoll said the center of the township has shifted west. If the mixed use is permitted on
the west side of Clay, the center then shifts farther to the west.
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In looking at the proposed district map, Jose responded they are proposing to not permit any
commercial activity on the west side of Towne Road.
Paul Spranger requested that in lieu of a standard metal halide that has an industrial lighting
effect, the petitioner use the QL induction lamps that have a 100,000 -hour average life.
In response to Marilyn Anderson's questions, Jose Kreutz said the multi family buildings can be
located anywhere on the 187 lots —the point is that every one of the lots as shown has a
minimum of 45 feet in width. We are not suggesting that multi family become the norm; the
petitioner would like the flexibility to attach garages, and create a custom design neighborhood.
George Sweet addressed the Commission. Brenwick is asking to take a higher grade of
architecture to the west. If one reads the Ordinance, there are a lot of things we could have done
that we have not done; we would not do something that would be detrimental to us. We would
have no reason to put 4 -unit buildings on the perimeter. The definition in the Ordinance of a
single family is that it can be up to 4 units attached —that is true all over the project, it is true
right now. We have not done that; we have done it in clusters that we think are done with the
proper planning. We think that taking a boulevard through an area showing exemplary
architecture is a benefit to this community, and we see no reason why, regardless of what you let
us do, we would do something detrimental to our own economics. We are trying to create one of
the finest housing examples in the State and we think we are getting there. This is now getting
into a debate. We would be more than happy to return to Committee, but we would like for
everyone to read the Ordinance and understand what it is we are proposing. We are not trying to
slip something through and put multi family all over the west side—we are staying with the
density originally set.
Marilyn Anderson said this area is currently zoned secondary area which is large lot, single
family detached dwelling and what is proposed is a change and that is why the Commission is
having a problem with it. The Commission would feel a lot more comfortable with the details
locked in place. This item should really be returned to Committee.
Dianna Knoll said it would be very beneficial for clear definitions of the green, gray, and orange
areas and what they mean—single family in the residential world does mean 1 to 4—in everyday
language, single family means one family. The definitions need to be clear.
Marilyn Anderson said that filling station versus service station should be clearly defined and
what, exactly, would a filling station entail as opposed to a service station.
Dave Cremeans said he was sure the Commission did not discuss an auto repair center.
Jose Kreutz said the Primary Plat filed and approved by the Commission contemplated a filling
station, the architectural detail of which was provided on HA102. The architecture was
suggested to be Italianate, and ADLS review by the Commission was provided in the Ordinance.
There was interest expressed in having someone pick up a vehicle for an oil change and having it
ready by the end of the day.
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Marilyn Anderson suggested that the petitioner commit in writing as to what items would not be
permitted. Ms. Rice asked that there be more specifics.
Dave Cremeans explained that in October, the Commission approved 19 items that have not yet
gone to the Council and not yet part of the law. Those 19 items are being bundled with the
current items to go forward to the Council for their consideration.
Jon Dobosiewicz commented that the changes made last fall were made pursuant to the PUD
requirements that allowed the Plan Commission to make those changes. The changes are being
identified in the Ordinance because it is being forwarded to the Council for changes that only
they, ultimately, can review and approve. The language approved last fall does not require
approval by the Council. These amendments were made by the Plan Commission and required
only their approval—it does not require further review and approval by the City Council.
In response to a request from Dave Cremeans for John Molitor to attend the June 4 Subdivision
Committee for the Village of WestClay discussion, Mr. Molitor said he, too, would not be
available but Judy Hester could possibly attend and be available for questions and comments.
The Commission returned items 2i. through 5i., Docket Nos. 15 1 -01 PP, 10 -02 Z, and 11 -02 OA
to the Subdivision Committee on June 4 at 7:00 PM in the Caucus Rooms of City Hall.
Note: At this point, Norma Meighen exited the meeting and did not return.
6i. Docket No. 38 -02 OA; Amendments to the Carmel /Clay Zoning Ordinance
The petitioner seeks to add new provisions and make several corrective
amendments to the Zoning Ordinance.
Filed by the Department of Community Services.
Note: This item heard at the end of the Agenda.
Jon Dobosiewicz appeared before the Commission representing the petitioner. There is one
change in this document and that is with regard to item G and explained by Jon as a further
clarification of front building setbacks. The document now requires a minimum of 25 feet of
front yard setback on a frontload and sideload garage.
The Department is requesting this item be forwarded to the Carmel Common Council with a
favorable recommendation for their consideration.
Paul Spranger moved to forward Docket No. 38 -02 OA, Amendments to the Carmel /Clay
Zoning Ordinance, to the Common Council with a favorable recommendation. The motion
was seconded by Dave Cremeans and APPROVED 10 -0.
lj. Docket No. 48 -02 ADLS; Tipton Road, LLC Office Complex
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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, 5013 Buckeye Court, Carmel appeared before the Commission representing
the petitioner. Also present were Dr. Daniel Stout of Tipton Road, LLC; John Mosley,
Architect; and Mark Monroe with Paul Reis' office.
The petitioner is seeking approval to modify and upgrade the exterior of two existing buildings
located at 1220 AAA Way and construction of an accessory building.
The site is AAA Way on the west side of the street, across from Merchants Square. Currently,
one building houses Dr. Stout's medical practice; the second building houses the AAA office; to
the west of the two buildings is the Carmel Post Office. The third building will be constructed as
an accessory building but could easily be converted in the future to a third office building. The
site plan shows the layout.
The landscape plans have been submitted to Scott Brewer, Urban Forester. The entry courtyard
is existing, but will be upgraded with new landscaping. Scott Brewer has made one request with
regard to three River Birch trees that will be moved to the west perimeter of the site that backs
up to the Post Office.
The upgrade to the existing buildings is to replace the shingles, paint the buildings, and upgrade
the landscaping. The materials are consistent with the existing buildings and will be used on the
third building to be constructed. The elevations and proposed design of the third building were
shown as well as a drawing showing how the three buildings will appear following the upgrade
in landscaping and construction of the third building.
Dr. Stout presently has wall signage; however, for better visibility and direction for patients as
well as identification of the tenant, ground signage may be desired and a proposed sign is shown.
If the tenant would like to retain the present wall sign and still want to have a ground sign, the
petitioner would have to appear before the Board of Zoning Appeals for a variance. It is
important to note that Dr. Stout is the sole tenant in the far northern building. The second
building is Hoosier Motor Club— potentially they could have other tenants and signage would be
added pursuant to the Sign Ordinance. The third building is currently shown with two tenants.
All Technical Advisory Committee issues have been addressed; there are no outstanding issues.
At this time, the petitioner requested suspension of the Rules of Procedure and approval for this
project so the petitioner may proceed.
Jon Dobosiewicz said the Department is recommending this item be forwarded to the Special
Study Committee on June 4, 2002.
Questions and Comments from Commission Members:
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Nick Kestner asked about the overhead door on the north elevation. Dr. Dan Stout responded it
is an access door for medical equipment and medical storage —there is no commercial
connotation. The design also provides for easy conversion to symmetrical windows if this space
were to be converted to office facilities at a future date.
Dave Cremeans wanted assurance from the petitioner that the storage building was not going to
rented out but used specifically by the petitioner. Also, under the master plan, the proposed
building has a hip roof and the renderings show a gabled roof. The proposed building should be
a gabled roof to match the existing buildings. Paul Reis confirmed the building will be a gabled
roof and the storage building is an accessory building to Dr. Stout's medical practice. Future
contemplation is not storage, but rather office space.
Docket No. 48 -02 ADLS, Tipton Road, LLC Office Complex, was referred to Special Study
Committee for further review on June 4 at 7:00 PM in the Caucus Rooms.
2j. 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 3I/Meridian Street Overlay Zone.
Filed by Becky Feigh of BSA Design for St. Vincent Carmel Hospital.
Becky Feigh of BSA Design, 9365 Counselors Row, Indianapolis, appeared before the
Commission representing the applicant. Rodney Rhea with RL Associates was also in
attendance. The hospital is nearing completion of current construction and the hospital desires
approval for a comprehensive exterior signage plan.
Rodney Rhea addressed the Commission and highlighted the four main categories of the signage
program. The signage was designed to provide a unified look and enhance "way finding" for
both patients and visitors for the Carmel facility.
The existing signage is to be enhanced; some of the signage necessitates a variance due to the
size to accommodate lettering and graphics. The ground signs number 2 and identify the site and
entrances. Signs identify the emergency entrance and the hospital as a whole and have
individual lettering. There is also the addition of an existing address for the new professional
office building No. 3. Near the main entrance are the "ambulance entrance" and "exit only"
signs. There are two backlit signs at the main entry, "main entrance" and "emergency," both in
color. The way- finding signs include identification of the expanded parking area, as well as
individual signs around the campus to direct vehicular traffic to and from parking areas and
entrances. This sign represents the type of laser cut metal that would be used over 5 entrances to
the hospital.
Jon Dobosiewicz noted that there are several sign variances that run concurrently with the ADLS
review that are being considered by the BZA. Generally, the Department does agree with the
design in signage that is consistent and directs people to facilities within the campus. This
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facility is considered to be unique among others where the application that is being made for the
variance is not inconsistent with the needs on this particular site based on its size and the scope
of activities that occur at the location. The Department is in favor of the variance requests and
recommends review by the Special Study Committee on June 4 th
Comments from Commission Members:
Pat Rice requested color samples and materials for the committee to review.
Nick Kestner questioned the location of some of the signs.
Docket No. 52 -02 ADLS, St. Vincent Hospital Exterior Signage Plan, was referred to the
Special Study Committee for further review on June 4, 2002 in the Caucus Rooms of City Hall
at 7:00 PM.
3j. Amendments to the Rules of Procedure
Due to the lateness of the hour, this item will be discussed June 18, 2002.
4j. Edocket 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 Comnprehensive 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.
Mike Shaver, President of Wabash Scientific and author of the Economic Development Plan,
appeared before the Commission. The Carmel Redevelopment Commission has approved two
Declaratory Resolutions creating two economic development areas identified as the North
Illinois Street Economic Development Area and the Old Meridian Economic Development Area.
The two Economic Development Areas were displayed on the overhead. The Old Meridian
plans include enhanced design standards. The creation of the Economic Development Area and
the approval of the Redevelopment Commission, is for the express purpose of being able to
provide enhanced funding, if necessary, to the developer in order to make certain that the
enhanced design parameters can be implemented when the time comes.
This particular proposal was initiated by DOCS in an effort to see that the Plan Commission and
Carmel Redevelopment Commission are "on the same page" and able to implement certain
plans. The purpose of both of these is to enable the CRC to work hand -in -glove with the Plan
Commission through providing financial services or incentives as necessary.
Jon Dobosiewicz explained that this item does not require written Findings but rather an "Order"
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similar to a Resolution that would be adopted and require signature by the president and attesting
by the secretary. The language essentially indicates that the plan for the area conforms to the
Comprehensive Plan of Development for the City of Carmel and meets the requirements that
were established, particularly along the Old Meridian area where drainage is of great concern in
achieving the type of Main Street atmosphere that is trying to be accomplished along that
corridor. Secondly, the Comprehensive Plan is approved, ratified, and confirmed, based on the
requirements, that the existing Comprehensive Plan is in effect, and that the Plan Commission
place on file this plan as well as the minutes from this meeting for public review.
This item is to be forward to the Common Council.
Nick Kestner questioned if this action affected in any way the Old Meridian, Mixed Medical
designation. Jon Dobosiewicz said the use would not be affected at all. This document reflects
mainly infrastructure and the gear towards providing infrastructure permits that will put into
place the mechanism by which the land uses will be achieved and design standards anticipated
through the Ordinance.
Ron Houck questioned the expansion of St. Vincent's Hospital, a not for profit, and their impact
on the tax base for Carmel.
Mike Shaver said this action does not discourage the expansion of St. Vincent's, it simply tries to
make it clear that the expansion of St. Vincent's, because it is tax exempt, would not have the
ability to generate tax increment revenue that would pay for the improvements.
Wayne Wilson questioned why the City would be creating an economic plan that would preclude
a TIF District in an area where there will be no revenue to capture.
Mr. Shaver said the CRC is trying to help implement what the Plan Commission has already said
that it wanted for this area. There is a caveat—if the whole area is consumed by not for profit,
there is no tax increment created and there would be negative tax increment created. However,
the Redevelopment Commission does not make any choices with regard to ownership or land
use —the option of who develops this area is still left entirely to the Plan Commission and
whether or not those development plans are approved.
Dave Cremeans moved to approve the North Illinois Street Economic Development Area and
affirm that the plan conforms to the Comprehensive Plan for the City of Carmel and forward to
the City Council with a positive recommendation. Dave Cremeans' motion was seconded by
Paul Spranger. The MOTION was DENIED 7 in favor, 2 opposed (Wilson, Kestner).
John Molitor commented that this is not a recommendation to the City Council. The
Commission is being asked to make a determination whether or not the Economic Development
Plan approved by the Redevelopment Commission conforms to the City's Comprehensive Plan.
The City Council does have a role in any funding to be made.
Matt Price, attorney with Bingham, McHale, addressed the Commission. Mr. Price was hired by
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the City to assist in shepherding through the creation of the two Economic Development Areas.
Mr. Price offered clarification to the Commission on the two Economic Development Areas
before the Commission. This plan was developed with the assistance of the Department of
Community Services staff and provides the financing mechanism to effect the Comprehensive
Plan as it is now written. Mr. Price urged the Commission to approve the Order for both
economic development areas. The Order will be forwarded to the City Council only if approved
by the Plan Commission. The City Council would then re- evaluate the plan and the
Redevelopment Commission would subsequently hold a public hearing and the public will be
able to comment on whether or not this district should be established.
Docket Nos. 32 -02 OA and 31 -02 CPA were forwarded to the June 4 Special Study
Committee for further review.
There being no further business to come before the Commission, the meeting was adjourned at
11:30 PM.
Marilyn Anderson, President
Ramona Hancock, Secretary
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