HomeMy WebLinkAboutMinutes PC 09-21-041,1`I y G`'`y of Cq,9y C ity
CARMEL PLAN COMMISSION
September 21, 2004
MINUTES
The regularly scheduled meeting of the Carmel Plan Commission met at 7:00 PM in the Council
Chambers of City Hall on September 21, 2004.
Members present: Stephanie Blackman, late arrival; Jerry Chomanczuk; Leo Dierckman; Dan
Dutcher, late arrival; Wayne Haney; Dianna Knoll; Mark Rattermann; Rick Ripma; Steve Stromquist;
Madeleine Torres; Susan Westermeier
The Department of Community Services staff in attendance: Mike Hollibaugh, Director; Jon
Dobosiewicz, Adrienne Keeling, City Planner. John Molitor, Legal Counsel was also present.
The minutes from the August 17, 2004 meeting were approved as submitted
G. Reports, Announcements, Department Concerns
The Department requested a tabling of item 9h Elliott's Mohawk Place to the October 19, 2004
Plan Commission meeting. Item 2i, North Meridian Medial Pavilion remains at the Committee
level. The Department asks that this item be continued and considered on October 5, 2004 prior
to Committee meetings —all Commission members should arrive at 6:30 PM and be prepared to
take final action on North Meridian Medical Pavilion, Docket No. 04050053 DP /ADLS
Jerry Chomanczuk made formal motion to Table Docket No. 04080047, Elliott's Mohawk Place to
October 19, 2004, and Docket No. 04050053, North Meridian Medical Pavilion to October 5, 2004 at
6:30 PM, seconded by Steve Stromquist and Approved 9 -0.
H. Public Hearings
lh. Docket No. 04070034 Z: Traditions on the Monon PUD
The applicant seeks to rezone approximately 11 acres from R -1 /Residence and B-
2 /Business Classifications to PUD /Planned Unit Development. The site is located
northwest of 136th Street and Range Line Road.
Filed by Jim Shinaver of Nelson Frankenberger for Buckingham Properties, Inc.
Jim Shinaver, attorney with Nelson Frankenberger appeared before the Commission representing
the applicant. Also in attendance: David Leazenby, Buckingham Properties; Gary Murray, Mid Sates
S:\PlanCommission\Minutes\2004-pc2OO4sept2I
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
Engineering; Sean Sullivan, Centex Homes.
An aerial photograph was displayed of the real estate located at 320 West Main Street. The parcel of
real estate is rectangular and consists of 11.4 acres, plus the inclusion of another parcel. The subject
real estate is bordered on the west by the Monon Trail, north of 136 Street and east of Range Line
Road. The current zoning is R -1 Residential and B -2 Business. The petitioner is seeking a rezone to
a Planned Unit Development for a townhome development.
David Leazenby, Vice President of Land Development for Buckingham Companies addressed the
Commission and further explained the proposal for the townhome development. The proposed
project is located along the Monon Trail, on 136 Street and Range Line Road. As of today, a small
parcel containing point three acres along Smokey Row is being included in this proposal and will help
provide ingress /egress to the property. A slightly revised site plan will be provided to the Committee
for review.
Traditions on the Monon will be comprised solely of "For Sale" townhome units. Centex Homes will
complete the building and marketing of the units. The revised site plan provides for up to 120 units,
giving the project a density of 10 units per acre. The homes will range in size from 1,828 square feet
to 2,227 square feet; the anticipated selling price will be approximately $175,000 up to $250,000.
The units will each have a two -car attached garage tucked under the unit and accessible by rear
driveway. There are 66 additional parking spaces on site as contemplated on the concept plan.
There will be a variety of open spaces left undisturbed or landscaped; the total amount of open space
is 42
The petitioner has been in discussion with the DOCS Staff and the Parks Department regarding the
Cool Creek Trail extension and its connection to the Monon Trail. More details on the trail will be
available for Committee review on the 5 th of October.
The buildings are situated to take advantage of the front balconies facing a variety of different
courtyards. The front balconies will also provide some views of Cool Creek to the north and the
Monon Trail to the west. In addition to the DOCS Staff, the petitioner has also been working with
Scott Brewer, Urban Forester and a more defined center entrance has been created. A tree
preservation plan has been established along the trail and the visitor parking has been increased. The
concept plan includes access points off both Range Line Road and Smokey Row Road. The
vehicular circulation through the site is handled on a few streets, but primarily the rear access drives
(alleys) so that owners of the units may enjoy more private space in the courtyard areas and common
areas. Meetings have been held with the appropriate public safety officials and they have not raised
any concerns with the layout. Uniqueness to the site can be provided by separating the vehicles and
the pedestrian access and circulation.
The buildings will be constructed of brick exterior and a variety of details. The buildings will look
similar to those under construction at Providence; however, the proposed buildings will be
completely brick wrapped. The site has been planned so that the units will face the Monon Trail.
Jim Shinaver noted that the Comprehensive Plan for this area calls for medium and high intensity
S:\PlanCommission\Minutes\2004-pc2OO4sept2I
2
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
commercial uses. The Duke project being reviewed this evening is located north of existing, single
family residences and the larger -lot residential uses are located to the west across the Monon.
Commercial uses exist to the north and to the east of this site, and the applicant believes the proposed
PUD provides an appropriate and reasonable transition from the more intense commercial uses to the
north and east to the residential uses to the south and west.
Finally, while the applicant is seeking a rezone of this real estate, ADLS /DP approval is not being
sought. If the rezone were approved, the applicant would return to the Commission at a later date
for ADLS /DP review of this site.
Members of the public were invited to speak in favor of or opposition to the petition; no one
appeared.
Note: The Public Hearing Will Remain Open due to the addition of the point three acres of real
estate that revises the proposal.
Department Comments, Jon Dobosiewicz. The public hearing is being left open so that the public is
afforded every opportunity to comment on the revised proposal. In reviewing the proposal, this will
be seen again by the Plan Commission before it goes on to City Council. The Plan Commission
should make sure that they are comfortable with the renderings and exhibits within the PUD
Ordinance either as a commitment that the buildings will be constructed as proposed or as a prelude
to the ADLS that will be filed. The Department is recommending this item be sent to Subdivision
Committee on October 5, 2004.
Concerns were expressed by Commission members regarding the adequacy of the number of parking
spaces provided with the units and guest parking. Typically, garages are used for storage and the
driveways are used for parking, not guests.
Docket No. 04070034 Z, Traditions on the Monon PUD was referred to Subdivision Committee
for further review on October 5, 2004 at 7:00 PM.
2h. Docket Nos. 04070035 Z and 04070036 DP /ADLS: Monon Main PUD
The applicant seeks to rezone approximately 4 acres from B -1/ and B -3 /Business
Classifications within the Old Town Character Sub -area to PUD Planned Unit
Development and create a live -work development. The site is located at 320 West
Main Street.
Filed by Jim Shinaver of Nelson Frankenberger for Eden Land Company, Inc.
Jim Shinaver, attorney with Nelson Frankenberger appeared before the Commission representing
the applicant. Also in attendance: David Laezenby, Buckingham Companies, and Gary Murray, Mid
States Engineering.
The subject real estate is approximately 4.45 acres in size, located north of Main Street, east of
Carmel Knoll Apartments, west of Bub's Restaurant and the Monon Trail. The real estate consists of
three parcels with B -1 Business, B -3 Business, and Old Town District Overlay zoning designations.
S:\P1anCommission\Minutes \2004- pc2004sept2l 3
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
designations. The proposed PUD requests a rezone to permit a townhome development that will also
include unique live /work units.
David Laezenby with Buckingham then addressed the Commission. This proposal is also within steps
of the Monon Trail and would be a transformation of two blocks of the downtown area into a mix of
living and working environments. The property is situated at the confluence of several initiatives that
will give it a unique identity within the City of Carmel and perhaps the metropolitan area.
Firstly, the property that is partially within the Old Town District Overlay was included in the
informational booklets for reference. Many of the architectural standards and use standards within
the Ordinance have been included within this project. As shown, the property is situated within the
Arts and Design District. The intersection of the Monon Trail at Third and Main Street presents an
opportunity for the community to make a statement in urban design. There is a round about
proposed for the intersection of Main Street and Fourth Avenue and if treated properly within the
urban context, will complement all of the other factors. This petition incorporates all of the features
specified and will hopefully set a precedent for living in downtown Carmel.
The property consists of approximately 4.45 gross acres —point six acres exist within the right -of-
way of what will be a new Main Street. There are 77 condominium units either facing the street or
an inner courtyard in the style of most urban dwellings. The units range in size from about 1200
square feet to 1600 square feet with selling prices ranging from $160,000 to over $300,000. Access
points to the street include Main Street, First Avenue NW, Fourth Street SW (planned to be a round
about) eventually connecting to City Center, and Third Avenue which bisects the site.
The petitioner is currently working with the City Engineer for the exact placement of the Arts
Design District Sign.
The plan includes a variety of landscaped courtyards, some tree preservation areas, carefully located
planting areas, and building locations in order to provide common areas and deflect other view
throughout the site. The total open space in the development computes to about 24 Amenities
will include seasonal plantings, fountains, landscape or other materials and delineate the spaces as
amenities for the residents. All units include a two -car attached garage for a total of 144 enclosed
parking spaces. There are 37 other parking spaces shown on the site in various locations. In
addition, there are 39 other spaces located on public streets, giving a total of 76 additional parking
spaces in the project area (one extra space per unit.)
There is a mix of unit -types and a variety of configurations within the site; these are categorized and
aspects organized as to design and construction. There are 23 live /work units, designed in
accordance with the architectural standards of the Old Town Overlay District. The units will have an
urban character with separate office space on the lower level. Improvements at the front of the
buildings will include sidewalks, curbs, street trees, and on street parking, all consistent with the
streetscape on the opposite side of the trail. The buildings will have flat roofs, step -out balconies
overlooking the street, brick facade, and varying cornice treatment.
S:\P1anCommission\Minutes \2004- pc2004sept2l 4
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
Jim Shinaver summarized the project by saying that this is an exciting project for the Old Town area
and should continue to foster the redevelopment that is occurring in this area. The proposed
development will help implement the vision and efforts in planning the Old Town District Overlay
that encourages a mix of residential and commercial uses along this segment of Main Street. The
understanding is that this petition will be sent to the Subdivision Committee for review on October 5th
and at that time, the project will be discussed in more detail. With this project, the petitioner is
seeking both rezone approval and ADLS /DP approval.
Members of the public were invited to speak in favor of the petition; the following appeared:
Pat Robinson, 3277 Smokey Ridge Circle, Carmel —owns three adjoining parcels and is very much
in favor of this proposal that is a good transition for all concerned property owners. Mr. Robinson is
supportive of this petition/proposal.
Members of the public were invited to speak in opposition to the petition; the following appeared:
Margaret Murphy, 235 Halldale, (Indianapolis) travels Fourth Avenue every day to her place of
employment and is opposed to this development due to existing extreme traffic at Main Street in this
proximity and the lack of parking— pedestrian traffic is at risk. This area is very busy with school
buses traveling to the High School and Carmel Junior High School —the roundabout would not
accommodate buses or moving vans and accidents will result.
The public hearing was then closed.
Rebuttal:
Jim Shinaver noted that a round about is a feature that is under a Division of the City and will be
implemented at some point in the future. It is not anticipated that a round about would be
implemented exactly at the time this project is developed, if it is developed. However, in working
with the City and the Carmel Redevelopment Commission, they made it quite clear of the intent to
have a round about at this location. The inclusion of a round about will actually serve to slow traffic,
but that issue is outside the control of the petitioner.
Department Comments, Jon Dobosiewicz. If this item is forwarded to City Council and approved by
them, the final Development Plan would be approved as a part of a TAC submittal similar to
Subdivision Primary Plat; the Secondary Plat and plans for a subdivision come back administratively.
The building elevations, the landscaping treatment, the on- street parking, all of those elements seen
in the informational packet should be clearly outlined in the Planned Unit Development Ordinance so
that what we are seeing is what we are getting. The Department is recommending this item be
forwarded to the Subdivision Committee on October 5, 2004.
Comments from Commission Members:
Mark Rattermann expressed concern with the parking, especially since commercial use in included.
Daytime parking is one issue, night time parking is another issue. When business is good, there are
parking problems —when business is bad, no one cares! Mark Rattermann also asked for more detail
and dimension on the plans for review by Committee.
S:\P1anCommission\Minutes \2004- pc2004sept2l 5
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
Docket Nos. 04070035 Z and 04070036 DP /ADLS Monon Main PUD, were referred to the
Subdivision Committee for further review on October 5, 2004 at 7:00 PM in the Caucus Rooms of
City Hall.
3h. Docket No. 04070033 DP /ADLS: Medical Office Building
The applicant seeks approval for a medical office building. The site is located at
10801 North Michigan Road. The site is zoned B -2 /Business within the US 431
Overlay Zone.
Filed by Mary Solada of Bingham McHale for BW Partners.
Mary Solada, attorney, Bingham McHale, 2700 Market Tower, Indianapolis appeared before the
Commission representing the applicant. Also in attendance: Glenn Hoage and Ross Goyer, Bremner
Wiley; Tom McLaughlin, Duke Realty; Brent Davis, CSO Architects; Gordon Crites,
Stoeppelwerth Engineering; Greg Ewing, land planner at Bingham, McHale.
The proposed development is a joint venture project between Bremner Wiley, purveyor and
developer of a number of health care facilities in Central Indiana as well as hospitals and offices, and
Duke Construction, builder of commercial facilities and well-known local and national developer.
The current proposal is for Development Plan approval for a medical office building located at 11000
Michigan Road. The site is to the immediate north of Marsh Supermarket at 106 Street. The
property is zoned B -2 and is within the Michigan Road overlay. The Comprehensive Plan for this
site suggests low intensity, regional commercial employment area. The petitioner feels that a medical
office is an ideally suited use for this District.
The B -2 District would allow a wide variety of commercial uses, many of which would impact the
adjoining neighbors and road system in a much more adverse manner than is being proposed. A two
story medical office building is being proposed in a Georgian style —red brick and lighter cast stone
accents. The top parapet is 30 feet in height and no variance is being requested. The rooftop HVAC
units would be out of site, screened on the roof, with EFIS detailing. There will be extensive
landscaping along Michigan Road as well as tree preservation wherever possible. A total of 147 new
shade, ornamental and evergreen trees are being planted.
To the immediate north of this site is a retention pond; farther north is a future use, undetermined.
The pond will serve as drainage for both sites. In terms of access, this site will not have direction
access onto Michigan Road. Access will be gained to the north via an access drive off Michigan
Road that will serve not just these two sites but also the one to the immediately east being developed
by Pittman Properties. There is also an access at the south end of this site through an easement that
has been of record for some time with Marsh Supermarkets to allow people to exit via the south end
of the site. Again, there is no direct curb cut onto Michigan Road from this particular building pad.
In terms of signage, three wall signs are proposed: one on each of the north, south, and west facades
of the development, none of which would exceed the maximum 75 foot standard. There will be one
ground sign north of the subject property at Weston Boulevard that will direct patrons into Weston
S:\P1anCommission\Minutes \2004- pc2004sept2l 6
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
Boulevard to get to the site.
In terms of lighting, plans have been filed and copies presented for Commission review this evening.
The petitioner is seeking a few variances. One variance is for the proposed ground sign that is 7 feet
in height —the Ordinance limits it to 6 feet. The ground sign features two uses, St. Vincent's and the
use to the north. From a design standpoint, it affords an opportunity for ornamentation on the top of
the ground sign. The north and south facades of the building are broken up by multiple blocks
(protrusions) as shown in the elevations. The Ordinance allows one sign per frontage. A sign is
being requested for the Michigan Road facade. Signs on the north and south facade should be
positioned so that traffic from the north and south on Michigan Road can see the building.
Considering that the south end of the Medical building abuts the rear of the Marsh building and its
loading docks, the proposal is seen to be the best design. The landscaping plans shows adequate
landscaping on the south elevation of the building.
In terms of neighborhood association issues, an open house was held September 8 th and all immediate
neighbors in the Weston Subdivision were invited —two persons attended. A subsequent meeting
was held with the West Place HOA Board Tuesday, September 14. At that Board meeting, the
petitioner offered the following written commitments: 1) No outdoor construction activity between
the hours of 7:00 PM and 7:00 AM. 2) No construction traffic will be allowed to utilize any street in
Weston Place. 3) No wall- mounted lighting (wall packs) will be allowed on the east end of the
building —only lighting permitted by Code will be allowed. 4) This facility is not a destination for
ambulances and is generally for office hours by appointment. There will be occasional Saturday
hours. The most intense activity will be during the business day.
In conclusion, the proposal is significant for the Michigan Road corridor, and the petitioner is proud
to be associated with this proposal that meets both the spirit and the language of the Overlay Zone.
Members of the public were invited to speak in favor of this petition; the following appeared:
Stephen Sanders, 10739 Gettysburg Place, Vice President of The Westons HOA, confirmed that the
homeowners had met with Duke Realty and a representative from Bingham, McHale. The residents
of The Westons are in favor of this proposal and are still in negotiation on some issues; however,
those issues should be resolved soon.
Members of the public were invited to speak in opposition to the petitioner; no one appeared and the
public hearing was closed.
Department Report, Jon Dobosiewicz referred to four outstanding items in the Department Report,
three of which have been discussed with the petitioner and those have been satisfied. Regarding
signage, the Committee should review the level of illumination, style and design of the signs so that a
recommendation can be forwarded to the BZA for final action on the Variance requests for additional
wall signage.
In response to questions from Jerry Chomanczuk, Ms. Solada reported that there is a 50 -foot buffer
S:\P1anCommission\Minutes \2004- pc2004sept2l 7
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
between this site and the back yard of certain Weston homes. There is a mound and a fence on the
Weston side and the buffer is landscaped.
Rick Ripma questioned the hours of service and the number of patients per day that a normal doctor
would see.
Glenn Hoge, Vice President, Bremner Wiley addressed the Commission. St. Vincent intends to
lease the entire first floor for family practice and other uses. There will probably be 10 physicians
operating out of this area. The second floor will house 5 or 6 practices, not yet identified. The
average doctor sees about 20 to 30 patients per day.
Docket No. 04070033 DP /ADLS Medical Office Building was forwarded to the Special Study
Committee for further review on October 5, 2004 at 7:00 PM in the Caucus Rooms of City Hall.
4h. Docket No. 04080014 DP Amend: Kite Medical Office Complex, Phase 2
The applicant proposes a medical office building. The site is located northeast of
126th Street and US Highway 31, at the 13000 Block of N. Pennsylvania St. The site
is zoned B -2 /Business within the US 31 Overlay Zone.
Filed by Paul Reis of Drewry Simmons Vornehm, LLP for Kite Companies.
Paul Reis, attorney, Drewry Simmons Vornehm, Suite 1200 Keystone Crossing, Indianapolis
appeared before the Commission representing the applicant. Also in attendance: Eric Strickland, Kite
Companies; Greg Snelling, site engineer from Woolpert; Mark Monroe with Drewry Simmons.
To the north of the proposed medical office building is the Hilton Garden Inn; to the south is the first
phase of the project that was previously presented. In the year 2000, an ADLS and Development
Plan were approved for this eight -acre site. However, the project never commenced and two years
passed. In the intervening period, US 31 has been slated for up -grade to Interstate status and in
considering the possibility of interchanges either at Main Street or 126 Street or Carmel Drive, the
right -of -way concerns have changed.
At this time, the petitioner is submitting the Development Plan for the second phase of the medical
complex. The ADLS components for the second phase were unanimously approved by the Special
Study Committee on September 9, 2004. The site is zoned B -2 within the US 31 Overlay Zone and
the use is consistent with the Comprehensive Plan for this area. The second phase building consists
of approximately 95,000 square feet and is a three -story office building on six acres.
This project has been developed to allow for an inner- change either at Main Street or at 126 Street.
There is a significant amount of right -of -way that has been reserved should the inner- change go at
126 Streetit will also be available if it goes at Main Street, but in either case, the inner- change will
be accommodated. The petitioner has also obtained a variance to allow for this additional right -of-
way; otherwise, they would be forced to work within the previous right -of -way line and the building
could potentially be in the right -of -way. The applicant will be contributing an additional 10 feet of
right -of -way along Pennsylvania Street consistent with the Thoroughfare Plan to allow for a 45 -foot
one -half right -of -way. Also consistent with the Development Plan approved for Phase I, a 10 -foot
S:\P1anCommission\Minutes \2004- pc2004sept2l 8
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
10 -foot multi -use path will be included along Pennsylvania and continue north towards the corner
and the Hilton Garden Inn. The entrance will be in conjunction with Phase I, so there is no new
additional entrance for this particular phase. Again, the entrance is shared but the parking area is
dedicated with 393 spaces -380 spaces are required for the medical use.
All TAC issues including site drainage and utilities have been resolved. As previously stated, the
ADLS for this project was approved by the Special Study Committee.
At this time, the petitioner is requesting a Suspension of the Rules of the Plan Commission and
approval of the Development Plan.
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 Comments, Jon Dobosiewicz. In the absence of public remonstrance, the Department is
recommending that the Plan Commission suspend its Rules of Procedure. Following suspension of
the rules, the Department recommends approval of this petition.
Jerry Chomanczuk reported for the Special Study Committee. The petitioner had thoroughly
explained that the project was a re- submission. After review, the Committee voted unanimously to
recommend approval.
Jerry Comanczuk made formal motion to Suspend the Rules of Procedure, seconded by Wayne
Haney, Approved 9 -0.
Jerry Chomanczuk moved for approval of Docket No. 04080014 DP Amend, Kite Medical Office
Complex, Phase 2, seconded by Wayne Haney, APPROVED 9 -0.
5h. Docket No. 04080015 PP Amend: Heather Knoll Subdivision
The applicant seeks to amend the initial primary plat to become 159 total lots on
76.994 acres The site is located northwest of 141 and Towne Rd. The site is
zoned S -1 /Residence -ROSO.
Filed by Dennis Olmstead of Stoeppelwerth Assoc. for Pittman Partners.
Steve Pittman, 370 Sander Court, Carmel appeared before the Commission representing the
applicant. Neal Smith was also in attendance. The primary plat for approximately 40 acres was
approved several months ago. An additional 37.5 acres has now been added to the plat.
The site is located at 2900 West 141 Street, east of Shelborne Road, north of and adjacent to 141
Street, south of and adjacent to 146 Street, and west of Towne Road.
The current site development plan shows the changes in the plat and an exhibit was displayed
showing connectivity. The current development represents 153 home sites on 77 acres. The previous
entry has been converted to a cul -de -sac with an interim temporary entryway. The entry boulevard is
being shifted to the east, directly across from the Thoroughfare Boulevard shown on the connectivity
S:\P1anCommission\Minutes \2004- pc2004sept2l 9
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
exhibit. The density remains at 1.99 units per acre with 20.359 acres of common area, equivalent to
26.4% of open space consisting of natural open space, designed open space and ponds. The typical
homesite remains at 80X130 feet and the average lot size exceeds 11,000 feet. There will be a system
of trails that connects the open space and a gazebo will be constructed to provide a gathering place
that will act as a focal point. A pool, clubouse, and playground area have now been added to the
plan.
Lastly, the Carmel Thoroughfare Plan calls for connectivity from 126 Street all the way through to
146 Street, and Heather Knoll accommodates the road extension from 141 to 146 Street.
The Landscape Plan has been approved by the City Urban Forester. The trees are now non
deciduous trees along the north property line for the benefit of those homes that back up to the
property line from 146 Street. Nine additional trees will be planted on the neighbors' property.
The open space has been strategically located in order to conserve land, a major road extension has
been provided through the development, and the development is complementary to the surrounding
uses.
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 Comments, Jon Dobosiewicz. Due to the fact that this item was previously presented to
the Plan Commission, the Department is recommending suspension of the Rules of Procedure in
order to take final action this evening. There are no outstanding issues with the Technical Advisory
Committee. Due to construction on site, a smooth transition is desired in opening a new entryway
and removing the existing entrance along 141 Street. This project is a qualifying development under
the ROSO Ordinance.
Madeleine Torres moved to Suspend the Rules of Procedure, seconded by Jerry Chomanczuk,
approved 10 -0
Madeleine Torres moved for approval of Docket No.04080015 PP Amend, Heather Knoll
Subdivision, seconded by Jerry Chomanczuk, APPROVED 10 -0
6h. Docket Nos. 04030047 DP /ADLS and 04030048 Z:
North Augusta, Sec 1, lots 10pt -11 and Sec 2, Lot 39:
My Three Sons Ventures, LLC
The applicant proposes a retail building development and rezoning lot 39 from S-
1 /Residence to Business. The site is located southeast of 97th Street Michigan Rd.
The site is zoned B -2 /Business and S -1 /Residence within the US 421 Overlay Zone.
Filed by Chris McComas of Advocati, LLC.
Chris McComas, Advocati, LLC, 5140 North Park Avenue appeared before the Commission
representing the applicant.
S:\P1anCommission\Minutes \2004- pc2004sept2l 10
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
The proposal is for a retail building development and a rezone of lot 39 in New Augusta, Section 2,
from S -1 /Residence to B -2 /Business. The site is at the southeast corner of 97 Street and Michigan
Road within the US 421 Overlay Zone.
My Three Sons Ventures is comprised of three brothers who are members of the Carmel/Clay
community and their family has developed this site over several years; they are now seeking approval
to re- develop this real estate. Two of the three brothers will maintain their existing businesses on this
site, as their father did before them.
The proposal is for removal of the four existing structures to the north and construction of a new,
30,555 square foot building, (called the Alexander building) and re -skin the existing south building
(named the "Ann" building.) As part of this proposal, the existing lot to the east would be rezoned
from S -1 /Residence to B -2/ Business.
The adjacent property owner to the east of the proposed development has agreed to sell his house to
the Three Sons, and the Development Plan will be amended to allow for this parcel. The inclusion of
this parcel would allow the proposed building to be extended and additional parking to be added.
The proposal is for the construction of a two -story facility with office use above retail. The proposed
structure will be clad with red brick, colored mortar with grapevine joints, English garden wall bond.
The area below the overhangs will be clad in cement board siding. The top of the new "Alexander"
building will contain a masonry korbel course that creates a cornice across the top. The trim of the
buildings will be painted white; aluminum storefront also painted white. The roof system is made up
of a truss system with architectural, laminated shingles that creates a well on the roof to disguise any
mechanical units. The petitioner will present a phasing plan at the Committee level that will show
how the parking will be developed, buildings maintained and utilities access.
The Landscaping Plan includes 41 shade trees, 28 ornamental trees, 484 shrubs, and 200 perennials.
One outstanding issue is the signage, and the petitioner will be appearing before the Board of Zoning
Appeals as well as working with the Committee. The Ordinance does not contemplate a major, one-
tenant use on the first floor and multiple tenants on the second floor with perhaps vertical blade signs.
The petitioner will be working with the Urban Forester regarding foundation plantings, and buffer
yard requirements.
Additionally, variances will be sought for two drive through facilities —one for the drugstore and one
for the bank. The Overlay does not allow drive through facilities on the side of the building.
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:
Amber Carson, 3722 West 98 Street, stated that this is a high traffic area and the proposal offers
no buffer and no protection for existing /adjacent residential
Note: Public Hearing Remains Open
S:\P1anCommission\Minutes \2004- pc2004sept2l 11
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
Rebuttal: Chris McComas stated that with the acquisition of the additional real estate, the required
buffer yard would be provided. It is anticipated that the neighbors will be taken care of
appropriately.
Department Comments, Jon Dobosiewicz: The Department is recommending this item be forwarded
to the Special Study Committee on October 5th
Jerry Chomanczuk recommended that the petitioner work with the remonstrators to see whether or
not appropriate buffering could be arranged.
Mark Rattermann had issues with traffic access to the site and away from the site. CVS is an anchor
tenant and to some degree tends to be neighborhood serving. What is seen as the major route that
traffic will follow to this site -97 Street? Are customers coming to the site from their homes, on
their way to work —from work —how? Please address concerns at the Committee level.
Rick Ripma asked the Committee to pay particular attention to 97 Street and Michigan Road design
so that it does not end up looking like 96 and Keystone and traffic would bottleneck at this location.
Docket Nos. 04030047 DP /ADLS and 04030048 Z, North August, Sec 1, lots 1Opt -11 and Sec 2,
Lot 39, My Three Sons Ventures, LLC were referred to the Special Study Committee for further
review on October 5, 2004 at 7:OOPM in the Caucus Rooms of City Hall
7h. Docket Nos. 04080046 OA:
Amendment, Historic Structures Sites Warren House
The applicant seeks to amend Chapter 7.05.09: Historic Structures Sites of the
Carmel/Clay Subdivision Control Ordinance.
Filed by the Carmel Department of Community Services.
Adrienne Keeling, Planning Administrator with the Department of Community Services appeared
before the Commission representing the petitioner. The proposal would amend Section 7.05.09 of
the Subdivision Control Ordinance, Historic Structures Sites.
The structure commonly known as the Warren House is not a part of the Hamilton County Interim
Report that lists the official inventory of Historic Sites and affords protection of those sites by the
Ordinance.
The Department is proposing to add the Warren property to the official inventory. The Warren
House is located at 1225 East 116 Street and is barely visible from the street, if at all, on the south
side of the street, east of the Monon Trail.
Members of the public were invited to speak in favor of or opposition to this petition; no one
appeared and the public hearing was closed.
S:\PlanCommission\Minutes\2004-pc2OO4sept2I
12
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
John Molitor comment that the difficulty here is that this property is not yet listed on the inventory of
Hamilton County Historic Properties and therefore does not have any protection that it might
otherwise be afforded.
Note of Interest:
Jack L. Edwards, 10475 Cornell Avenue, Home Place, stated that the Warren House, located at
1225 East 116 Street, was built circa 1850 by Daniel Warren, one of the founders of Carmel, and is
a valuable time -link between present day and the founding of Carmel. The Warren House is
definitely an historic structure.
Jerry Chomanczuk moved to Suspend the Rules of Procedure, seconded by Dianna Knoll, approved
10 -0
Jerry Chomanczuk moved for approval of Docket No. 04080046 OA, Amendment, Historic
Structures Sites Warren House, seconded by Dianna Knoll, APPROVED 10 -0
Note: Enter Stephanie Blackman, exit Wayne Haney
8h. Docket No. 04080048 Z: Carmel Dr Range Line Rd Overlay: Rezone
The applicant seeks to rezone multiple parcels from I -1 /Industrial, B -8 /Business, B-
8 /Business, 13-7 /13usiness, 13-3 /13usiness, B -2 /Business, 13-1 /13usiness, R -4 /Residence,
and R -1 /Residence District Classifications to the I -1 /Industrial Carmel Drive -Range
Line Rd Overlay, 13-8 /13usiness- Carmel Drive -Range Line Rd Overlay, 13- 8 /13usiness-
Carmel Drive -Range Line Rd Overlay, 13-7 /13usiness- Carmel Drive -Range Line Rd
Overlay, B -3 /Business- Carmel Drive -Range Line Rd Overlay, 13-2 /13usiness- Carmel
Drive -Range Line Rd Overlay, B -1 /Business- Carmel Drive -Range Line Rd Overlay,
R -4 /Residence- Carmel Drive -Range Line Rd Overlay, and R -1 /Residence- Carmel
Drive -Range Line Rd Overlay District Classifications. The parcels are located along
Range Line Rd and Carmel Drive.
Filed by the Carmel Department of Community Services.
Jon Dobosiewicz of the DOCS reported that certified mail notice on this application went out 21
days in advance of the meeting date as opposed to the 25 days notice required by the Rules of
Procedure. In order to hear this item, a suspension of the Rules of Procedure is required.
Mark Rattermann moved to suspend the Rules of Procedure as they apply to Public Notice, seconded
by Dianna Knoll, Approved 10 -0.
Note: The Public Hearing will remain open on this item for future public input.
Michael Hollibaugh, Director, Department of Community Services appeared before the Plan
Commission representing the petitioner. A map was displayed of the areas affected by the proposed
Overlay. The Overlay Zone itself would affect approximately 170 parcels on Range Line Road and
Carmel Drive. The actual Ordinance is scheduled for hearing later on the Agenda this evening. The
proposed Overlay has been through the Committee process and a number of changes have been made
S:\P1anCommission\Minutes \2004- pc2004sept2l 13
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
to accommodate and address issues throughout the process that was initiated early in the year.
Essentially, the boundaries of the Overlay Zone are being presented at this time.
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:
Dave Coots, attorney, Coots Henke Wheeler, 255 East Carmel Drive, owner of property located
in the proposed Overlay Zone, stated the zoning area does not yet exist and the Overlay proposal is
premature. This item was presented to Subdivision Committee over a series of months and meetings
and passed on to the full Commission on the premise that there were no properties being zoned into
it, but that the full Commission would consider the substance of the Overlay Ordinance itself. The
DOCS determined that a public hearing would be held this evening to establish a Zone Classification
to encompass the affected properties. Mr. Coots requested a debate before the full Commission
regarding terms contained within the Ordinance before these properties are subjected to being put
into a zone classification that may or may not be approved by the full Commission. Mr. Coots asked
the Commission to TABLE any consideration of rezoning properties until there is debate, discussion
and a vote on the Ordinance itself.
Paul Reis, attorney, 8888 Keystone Crossing, Indianapolis represents several property owners in the
affected area. Most of the meetings dealt with the text of the proposed Ordinance. No notice was
sent to the property owners until the Notice for Public Hearing this evening to tell them they would
be placed into a district which many of them did not know what the standards would be. Regarding
the map prepared by the DOCS —the map submitted with the notice was not prepared with input
directly from property owners and other affected persons. This proposal deserves more input. Mr.
Reis recommended establishing a Task Force to address marketing issues, use issues, etc.
Rex Beach, residential property owner at 321 South Range Line Road, said that little notice was
given to property owners; the process is difficult to follow along. Mr. Beach said he was contacted
by the Chamber of Commerce and received helpful information from them. The proposal covers a
very diverse area and the Commission should gather comments and input from the property owners
and residents of the affected area. This is not a "one size fits all" and it would make sense to have
different types of zoning regulations in different areas —some areas, it would not make a lot of
sense.
Kevin O'Malia, 220 South Range Line Road, owner of O'Malia's Fireplace Shop, stated the
Overlay hampers expansion —would like to see some major change in the proposal to allow small
businesses to continue, grow, and expand.
Terry McMillan, property owner at 1037 South Range Line Road, has lots of questions about the
Overlay proposal. —there seems to be a lot of restrictions. The minim building size of 5,000
square feet, the requirement of a two -story structure, parking, certain restrictions on green space and
trees and plantings —makes him wonder if he could ever put a building on his property if he chose
to do so and if he could meet all those restrictions. Most business owners want a building that
adequately reflects their business —there is little understanding as to why this position would be
S:\P1anCommission\Minutes \2004- pc2004sept2l 14
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
changed to be more restrictive to the properties, regardless of size.
Rebuttal:
Mike Hollibaugh commented that the Department is not asking for a decision this evening. The
Department is asking, however, that this proposal be sent to the Subdivision Committee in order to
address concerns stated this evening. It is appropriate that the Committee fine -tune the boundaries
of the Overlay. This proposal is not a change in the way the City has done business in the past
there are a number of Overlay Zones that have occurred over the year: Michigan Road, US 31,
Keystone, Home Place. We are not doing anything differently here—it is a way to achieve a
standard of design. The Ordinance itself has been through a lengthy process, there has been a lot of
give /take. All of the meetings were property noticed, individual property owners were notified, and
the Department worked closely with the residential loop in that area as well as the Chamber of
Commerce. The proposal has changed dramatically from where it started to where it is today. It is
not fair to say the Ordinance was created or refined in a vacuum and that this proposal is unusual or
different from past history.
Jon Dobosiewicz, DOCS reported that the Department had sent out approximately 500 certified
mail notices regarding this proposal. Currently there are four projects on file within this area that
will be considered by the Plan Commission in the next few months. One project is the Kentucky
Fried Chicken site on Range Line Road, the other is with regard to the Ponderosa site at the corner
of Range Line Road and Carmel Drive. The plans for these two sites meet many of the salient
features of the Overlay Ordinance as proposed. The petitioner will be working with the Department
and the sites will comply with many of the requirements of the proposed Overlay.
Stephanie Blackman noted that the public hearing was never closed on the proposed Ordinance
Amendment, Item 6i. The hearing has remained open throughout the Subdivision Committee
process.
Dianna Knoll noted her understanding —that the Ordinance would be brought back to the
Commission with the Overlay Zone proposal. Properties were not being put into the Overlay Zone
until an Ordinance was in place.
Mark Rattermann confirmed that both the Ordinance, the map amendment, and the Overlay Zone
would have to go before City Council and Committee. There would be an opportunity for
discussion at the City Council Committee level and an appropriate time for the public to again have
input.
Again, the public hearing remains open.
Docket No. 04080048 Z, Carmel Drive, Range Line Road Overlay, Rezone was referred to the
Subdivision Committee for further review on October 5, 2004 at 7:00 PM in the Caucus Rooms of
City Hall.
9h. Docket No. 04080047 Z: Elliot's Mohawk Place
S:\P1anCommission\Minutes \2004- pc2004sept2l 15
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
The applicant seeks to rezone 1 parcel from the I -1 /Industrial District to the C -1 /City
Center Zoning Classification. The site is located at the northwest corner of Range
Line Rd and Center Dr (126th St).
Filed by the Carmel Department of Community Services.
TABLED to October 19, 2004
I. Old Business
li. Docket No. 04050028 DP /ADLS: Walnut Creek Marketplace (now known as
West Carmel Marketplace)
The applicant proposes a retail center. The site is located northeast of 99th Street and
Michigan Rd/US 421. The site is zoned B -3 /Business and B -2 /Business within the US
Highway 421 Overlay.
Filed by Mary Solada of Bingham McHale for Duke Realty.
Mary Solada, attorney, Bingham McHale, 2700 Market Tower, Indianapolis appeared before the
Commission representing the applicant. Also in attendance: Cindy Schembre, Brigit Ferrin, and Tom
McLaughlin, Duke Realty; Steve Fehribach, A F Engineering; Greg Snelling, Woolpert Assoc.;
Brent Davis, CSO, project architect; Greg Ewing, Bingham, McHale.
John Myers, Traffic Consultant with HNTB, 111 Monument Circle, Indianapolis was in attendance
on behalf of the Department of Community Services.
The information packet shows a final, revised site plan, the landscape plan, building elevations,
lighting plan, commitments, and a summary of the access plan. The area identified as Block G is not
a part of this project —Duke owns the property, and it will be proposed for development at some
future date.
The commitments address additional plantings to buffer the Spring Arbor neighborhood from this
development as well as Ashbrook and will be planted in the West Carmel Marketplace
buffer /wetlands area for screening. The south end of the site will also have additional plantings and
will buffer the North Augusta neighborhood. The buffer plantings are above and beyond what is
required by the Ordinance. Also, the Ordinance technically would allow only a 30 -foot buffer
between the rear of commercial building and a lot line. In many places, there is 300 feet of buffer, ten
times what the Ordinance requires.
Duke Realty now has letters of support from Ashbrook and Spring Arbor and the residents have
agreed not to remonstrate. For the North Augusta group, Duke Realty has gone above and beyond
the Ordinance. Under the Comprehensive Plan, the North Augusta neighborhood long -term is
proposed for commercial development.
Some variances will be sought through the BZA foundation plantings ordinance, signage, facade
projection, facade material change, and an additional curb cut onto Michigan Road at 99 Street.
S:\P1anCommission\Minutes \2004- pc2004sept2l 16
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
Steve Fehribach, A F Engineering then addressed the Commission and described in brief terms the
benefit of the West Carmel Marketplace development and how traffic generated will be adequately
accommodated. According to the traffic study, the intersections at Commerce Drive, Retail Parkway,
96 Street and 99 Street would function at acceptable levels with existing traffic and with the
proposed development from this retail center. The two traffic signals at Retail Parkway and 99
Street would not hinder the traffic along Michigan Road and would not lower the level of service at
any of the intersections.
Mary Solada noted that the State Highway would have to approve the second traffic signal and Duke
Realty is in the process of discussing that.
Cindy Schembre, Senior Vice President of Retail Operations, Duke Realty, said they have worked
with Hamilton County on this area —there is currently a TIF in place and would require an Inter
Local Agreement. The County is willing to use TIF funds in exchange for a guarantee from Duke for
payment of the debt service.
Mary Solada summarized by saying that the West Carmel Marketplace will be an attractive, well
constructed, well landscaped center that will meet the spirit as well as the language of the Michigan
Road Overlay Zone and will also be something the Carmel community will be proud of The
requested variances are appropriate and the kinds of tenants in this center are nationally known and
would be long -term tenants. This project also has the benefit of implementing the Carmel
Thoroughfare Plan in a way that does not cost the City of Carmel monies directly, i.e. through the
TIF.
Jerry Chomanczuk reported for the Committee. Several special sessions were held, the petitioner
made significant compromises and commitments were also made. There were some Georgian
architecture elements that were being worked out, but those have now been resolved. The
Committee would like to have seen better buffering on the North Augusta side, but again, the
petitioner has done all that is required by Ordinance and more. The signage on the main buildings
will be up to 225 square feet —the Committee felt that was a little on the large side, so it will be
reviewed by the Board of Zoning Appeals.
Mark Rattermann summarized some of the traffic issues. There is much concern about this project.
99 Street and Mayflower Drive has signs on it specifying "private road." One of the property
owners indicated that Mayflower Drive is a private road, maintained by the owners association and a
plat showed that Mayflower Drive is owned by multiple people within the project. The DOCS has
produced a letter /document that indicates that they gave up the right to restrict public access, but
there is nothing shown thus far that states the City will maintain this, nor is there any agreement for
maintenance. If we approve this and we intentionally funnel traffic onto a private road, we could be
forced to maintain the private road and /or forced to buy it. If the City were forced to buy it, it would
be condemned. Regarding the TIF, no documents have been produced thus far. A traffic light can be
installed any day -but once installed, they cannot be taken out. The biggest and most significant
concern is the traffic light. There would be 4 traffic lights within 800 feet.
Jon Dobosiewicz further explained that approval of the proposed plan is subject to the approval of
S:\P1anCommission\Minutes \2004- pc2004sept2l 17
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
variances by the Board of Zoning Appeals. If the Board denies or approves the number of variances
filed, the plan would need to be modified subject to their actions. One action in particular is the issue
of access to US 421. The petitioner must go before INDOT to request a signal at 99 Street. The
City Council, the Plan Commission, the BZA, none of these has authority to grant approval of a
traffic signal on Michigan Road.
Mark Rattermann stated he likes the project —hates the traffic light.
John Molitor added his observation—either the Plan Commission or Board of Zoning Appeals has
the authority to impose reasonable conditions upon an approval that it may decide to make. The
Commission could add to its approval a recommendation that the petitioner not seek a traffic light
from INDOT. The BZA could ask for a commitment that no light would be installed at the location
until such time as it was approved by a Development Plan Amendment. As long as the conditions
imposed are reasonable in terms of public health, safety, and welfare, they should be lawful
conditions.
Department Report, Jon Dobosiewicz. As indicated, the Department is recommending approval of
the Development Plan and ADLS as amended, subject to the recording of the proposed commitments
identified in the informational booklets.
John Myers, traffic engineer with HNTB, 111 Monument Circle, Indianapolis referred to the traffic
study that was done by the petitioner. The original study pointed out that if the Target Drive is left
as is, with a signal, and there is not a signalized access at Retail Parkway, Target Drive will operate
at over capacity. While it is not ordinarily allowed by Ordinance, the Commission could vote in favor
of a project that had the level of service that is less than allowed by Ordinance or guidelines. If a left
turn lane is added at Target Drive at the access point on Michigan Road and everything else left as is
the signal would function. However, if there were a choice for one signal, it would be at 99 Street.
Leo Dierckman questioned the status of 99 Street public or private?
Jon Dobosiewicz stated that 99 Street is a publicly dedicated easement. Hamilton County does not
own the roadways that go through Mayflower Park —they are publicly dedicated easements. These
roads cannot be closed, they must be maintained by the association of owners within Mayflower
Park.
Madeleine Torres was also concerned with channeling traffic onto a private road, and the owners
within Mayflower Park would be expected to maintain the thoroughfare.
Jon Dobosiewicz responded that in the past, the owners of Mayflower Park had made a request of
INDOT to install a signal at 99 Street. At that time, in the past, because there was no connectivity,
the State did not approve that request.
Mary Solada stated she has the plat in her possession that shows a legally, publicly dedicated access
as in a part of the plat. The road cannot be blocked off.
S:\P1anCommission\Minutes \2004- pc2004sept2l 18
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
John Molitor further explained that the County did not want to take over the maintenance
responsibility of the street. Based upon prior conversations, it appears that the owner of the street
would be fine with dedicating the street to the City. The City has a maintenance responsibility,
although that is not in writing and might be something the Commission would like to request as a
condition of approval.
Jerry Chomanczuk moved for approval of Docket No. 04050028 DP /ADLS, West Carmel
Marketplace, subject to acceptance and recording of 10 written commitments submitted and noted
as a part of the petition, seconded by Dan Dutcher, APPROVED 9 in favor, 1 opposed (Rattermann)
2i. Docket No. 04050053 DP /ADLS: North Meridian Medical Pavilion
The applicant seeks approval for a medical/office building. The site is located
northwest of Old Meridian Street and Meridian Street (US 31). The site is zoned B -3
and B -6 /Business, within the US 31 Overlay Zone.
Filed by Tom Eagley of Lauth Property Group.
CONTINUED to October 5, 2004 at 6:30 PM prior to Committee meetings
3i. Docket No. 04060029 PP: LongRidge Estates
The applicant seeks to plat a residential subdivision of approximately 180 lots on
127.57± acres. The petitioner also seeks the following subdivision waivers:
Docket No. 04060030 SW SCO 7.02 open space requirements
Docket No. 04060031 SW SCO 6.04.01 block length
The site is located on southeast of West Rd and 141st Street. The site is zoned S -1.
Filed by Dennis Olmstead of Stoeppelwerth Associates for Pittman Partners.
Steve Pittman, 370 Sander Court, Carmel appeared before the Commission representing the
applicant. Neal Smith, Pittman Partners was also in attendance as well as Gordon Crites,
Stoeppelwerth Assoc.
This project was reviewed by the Subdivision Committee and received favorable recommendation
subject to working a few issues with the property owner to the north. Those issues have been
resolved and agreement signed; the agreement will be recorded.
Liz Hobbs, attorney with Krieg DeVault, 12800 North Meridian Street, Carmel, appeared before the
Commission representing Jim and Marcia Henry, property owners directly to the north. Ms. Hobbs
had previously submitted a letter with concerns stated buffering and traffic impact, and an
agreement has now been reached with Steve Pittman. Briefly, those commitments are as follows. 1)
The row of existing trees on the subdivision property immediately abutting the shared boundary of
the Henry's property will be preserved for a distance of 370 feet starting at the eastern boundary of
the subdivision property outside Shelborne Road right -of -way. 2) The farm fence on the Henry
property immediately abutting the shared boundary with the Subdivision property will be replaced,
improved, or repaired to close off the gap between the ground and the wire fencing material itself in
S:\P1anCommission\Minutes \2004- pc2004sept2l 19
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
order to keep dogs and small animals from entering the Henry's property from under the farm fence.
3) A farm fence will be installed on the Subdivision property a distance of 5 feet from the shared
boundary with the subdivision starting 370 feet from the eastern boundary of the subdivision property
and running a distance of approximately 770 feet west to the end of the shared boundary with the
property and continuing approximately 256 feet for the length of the western boundary. The farm
fence would be non climbable and at least 5 feet in height. 4) A landscape buffer will be installed on
the subdivision property according to the revised landscape plan that is attached to this letter with the
following modifications: There were a number of trees requested to be added by the City of Carmel
Arborist and also, the trees on the landscape plan will be placed no farther than 12 feet apart.
In exchange for Mr. Pittman's agreement to honor these commitments and have them recorded as a
part of the commitments for the Secondary Plat, the Henrys are willing to grant, by Quit Claim Deed,
sufficient property as outlined in the attached Exhibit to install a decel lane for this project. It is
asked that approval this evening be conditioned upon these commitments being a part of that
approval and that the recorded commitments attached as a part of the Secondary Plat.
Stephanie Blackman reported for the Subdivision Committee. The Committee carefully reviewed this
project to determine if this development is essentially a "premium neighborhood" and that the
neighborhood will be a real value to the community. The Committee asked Steve Pittman to work
out his differences with the neighbor to the north, and clearly, this has been done. The Committee
voted 4 -0 favorable recommendation.
Department Report, Jon Dobosiewicz. The Department is recommending approval subject to the
recording of written commitments regarding road improvements. It is also recommended that the
Commission attach the written agreement (commitment) between Pittman Partners and Mr. and Mrs.
Harvey, property owner to the north.
Stephanie Blackman moved for approval of Docket No. 04060029 PP, LongRidge Estates subject
to the recording of written commitments regarding road improvements. The motion also includes the
following: Inclusion of the Agreement between Pittman Partners and Jim Marsha Henry into the
public record, and approval of Waivers cited as Docket No. 04060030 SW and 04060031 SW,
seconded by Madeleine Torres, APPROVED 10 -0.
4i. Docket No. 04060032 PP: The Lakes at Towne Road
The applicant seeks to plat a residential subdivision of approximately 54 lots on
40.39± acres. The site is located on southwest of Towne Rd and 136th St. The site is
zoned S -1 /Residence Estate.
Filed by Dennis Olmstead of Stoeppelwerth Associates.
Sheldon Phelps, 4773 Austin Trace, Zionsvile 46077 appeared before the Commission representing
the applicant. Approval is being requested for a Primary Plat known as the Lakes at Towne Road
Subdivision located on the west side of Towne Road, approximately one -half mile north of 131 st
Street, south of Lakeside Park and east of the Lakes at Hayden Run.
S:\P1anCommission\Minutes \2004- pc2004sept2l 20
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
The Lakes at Towne Road is a 54 -unit residential subdivision consisting of approximately 40 acres,
zoned S -1. Approximately 15.8 acres is set aside as open space. The petitioner appeared at the
Subdivision Committee on September 9, 2004 and received a favorable recommendation. At this
time, the petitioner is requesting approval from the full Commission.
Stephanie Blackman reported for the Subdivision Committee. The one thing felt to be missing from
the overall proposal was a formal landscape plan. The landscape plan was subsequently provided and
the Committee voted 4 -0 for a favorable recommendation.
Dan Dutcher moved for approval of Docket No. 04060032 PP, The Lakes at Towne Road,
seconded by Rick Ripma, APPROVED 10 -0.
5i. Docket No. 04060027 PP Amend: Little Farms Addition, replat of lots 31 -33
The applicant seeks to replat 3 platted residential lots into 9 lots. The site is located
northeast of E. 104th St. and Ethel St. The site is zoned R -3 /Residence.
Filed by Chris Badger of Badger Engineering for Carmel Development LLC
Chris Badger, Badger Engineering, 117 West Elm Street, Lebanon, Indiana appeared before the
Commission representing the applicant. Approval is requested to replat 3 residential lots within the
Little Farms Addition in Home Place into a 9 -lot Subdivision. The site is located northeast of East
104 Street and Ethel Street.
The petitioner appeared before the Subdivision Committee on September 9, 20094 and the received a
favorable recommendation conditioned upon the landscape plan and evidence of tree preservation.
Plans were submitted to the County Surveyor regarding drainage, and a drainage report has been
submitted to the City of Carmel. Plans were also submitted to all Utility Companies.
Mr. Badger acknowledged receipt of the letter from Pat Robinson, rental property owner, who had
requested re- positioning the structure on the lot. One of the main reasons is the contour of the lot.
If the road /access were reconfigured, all of the drainage would be in the road area and it would not
be possible to store the water, thereby alleviating a water problem that has been prevalent in the
Home Place area for a long time. Currently, all of the drains are underground but a swale will be
installed to help surface water stockpile or drain.
At this time, Mr. Badger requested approval of the primary plat as submitted.
Stephanie Blackman confirmed that the Committee had requested the landscape and tree preservation
plan for review and that has now been provided. The Committee had also reviewed the drainage
situation, taking into consideration Mr. Robinson's comments. The Committee recommended
favorable consideration of the Primary Plat by a vote of 4 -0.
Department Comments, Jon Dobosiewicz. At the Subdivision Committee meeting, the petitioner
referred to issues raised by Mr. Robinson and those have apparently been addressed. The
Department is recommending approval of the primary plat as presented.
S:\P1anCommission\Minutes \2004- pc2004sept2l 21
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
Public Input: Pat Robinson, 3277 Smokey Ridge Circle, property owner, had submitted a request
to rotate the building on the proposed development because lights from on- coming traffic will shine
into bedroom windows. Mr. Robinson disagreed with Mr. Badger's assessment of the drainage
situation and asked that this item be returned to Committee.
Chris Badger responded that due to setbacks and coverage areas, the property is 35 feet smaller as
far as buildable space for the structure and it is not as easy as just "swinging the road around" and
making it work. The petitioner has looked at 5 or 6 different layouts, and this proposal is the most
viable for all concerned.
Rick Ripma moved for approval of Docket No. 04060027 PP Amend, Little Farms Addition,
replat of lots 31 -33, seconded by Madeleine Torres, APPROVED 9 in favor 1 opposed (Dierckman)
6i. Docket No. 04010027 OA:
Proposed Chapter 23F: Range Line Road /Carmel Drive Overlay Zone
The petitioner seeks to add new provisions regarding development standards for
properties along portions of Range Line Road and Carmel Drive to the Zoning
Ordinance.
Filed by the Department of Community Services.
Mike Hollibaugh, Director of Community Services appeared before the Commission on behalf of the
applicant.
Stephanie Blackman briefly commented that the Subdivision Committee had spent a lot of time
reviewing this proposal and the public has attended the meetings and submitted a tremendous amount
of input.
Mike Hollibaugh summarized the proposed Overlay as follows. The Range Line Road Overlay Zone
temporarily sets regulations —the intent of the Ordinance is to "raise the bar" on how Carmel
develops in the future. The Overlay proposes standards and designs that go beyond the conventional
zoning that exists in the proposed rezone area today. Another key focus of the draft is to support the
development patterns that have occurred near the City Center and to protect the level of investment
that has occurred as a result of the City Center Project. There are a number of provisions in this
draft, many of which were taken from other portions of the zoning regulations in place today between
Old Meridian/ Home Place area, Michigan Road Overlay and others that have been newly created
within the development process.
Essentially, there are five areas that have been the center of focus of the proposed Ordinance and the
development of those standards. One is to create a new relationship between new buildings and the
street create more of a place in those areas —wide sidewalks with walkways between the buildings,
and trying to place the emphasis on pedestrian scale and access. Creation of bicycle parking is
another area of focus.
Mike Hollibaugh further commented that there were so many meetings, he lost count. There were
special meetings and a number of changes made to the Ordinance. Most all of the issues have been
S:\P1anCommission\Minutes \2004- pc2004sept2l 22
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
worked through.
Stephanie Blackman agreed with Mike Hollibaugh's assessment of the work done on this proposal.
The review was an extensive and detailed process. The Ordinance was gone through several times
over, bit -by -bit, accepting public input throughout. For the record, the Public Hearing Remains Open
on this item. Both sides made concessions, and members of the public who attended the Subdivision
Committee meeting are entirely thrilled with the proposal, but even they would concede that this is a
better Ordinance (Overlay) than initially brought forth.
Jon Dobosiewicz reported that any additional public input is at the discretion of the Commission
chair, as long as the public hearing remains open.
Public Remonstrance /Unfavorable
Dave Coots, 255 East Carmel Drive, said the proposal does not fit the area and imposes additional
regulations on existing properties that an owned should not have to withstand. Mr. Coots suggested
that an Overlay be restricted where property owners propose either to build or raze an existing
facility.
Paul Reis, attorney, 8888 Keystone Crossing, Suite 1200, Indianapolis, representing property
owners in the area. Request: Consider a Task Force for this proposal. Current uses in area may be
eliminated if redevelopment were to occur. Also, small lot developments should be considered as
well as significant traffic issues.
Larry Kemper, attorney, Nelson Frankenberger representing Kroger Supermarket on Range Line
Road. Of primary concern is re- building after a catastrophic event and possibly replacing the entire
store —new requirements would impose a burden and render the site unusable.
Bill Wiggam, Carmel Welding, 550 South Range Line Road, Carmel —what is in place works —the
proposal is of no benefit to the existing business owners in this area.
David Fineberg, Range Line Road and Carmel Drive property owner agreed with previous speakers,
also expressed concern about having to rebuilt from the ground up —cost is definitely an issue,
especially with small developers. There is no additional parking with this proposal—parking
definitely needs to be addressed.
No Additional Public Input Offered at this time.
Stephanie Blackman moved to forward Docket No. 04010027 OA, Proposed Chapter 23F, Range
Line Road /Carmel Drive Overlay Zone to the City Council with a favorable recommendation,
seconded by Dan Dutcher. The vote was 5 in favor, 5 opposed (Dutcher, Ripman, Torres,
Stromquist, Knoll) No Recommendation Vote
Mark Rattermann then made formal motion to forward Docket No. 04010027 OA, Proposed
Chapter 23F, Range Line Road /Carmel Drive Overlay Zone to the City Council with NO
RECOMMENDATION, seconded by Dan Dutcher, Approved 10 -0.
S:\P1anCommission\Minutes \2004- pc2004sept2l 23
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417
There was no new business to come before the Commission and the meeting was adjourned at 10:47
PM.
Leo Dierckman, President
Ramona Hancock, Secretary
S:\PlanCommission\Minutes\2004-pc2OO4sept2I
24
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417