HomeMy WebLinkAboutMinutes PC 01-18-00CARMEL /CLAY PLAN COMMISSION
JANUARY 18, 2000
The regularly scheduled meeting of the Carmel /Clay Plan Commission met at 700 PM on
January 18, 2000 in the Council Chambers of City Hall, Carmel, Indiana.
Members present were: Marilyn Anderson; Kent Broach; David Cremeans; Leo
Dierckman; Madline Fitzgerald; Wayne Haney; Ron Houck; Kevin Kirby; E. Nicholas
Kestner III; Norma Meighen; Bob Modisett; James T. O'Neal, Sr.; Pat Rice; John R.
Sharpe; and Paul Spranger.
Also present representing the Department of Community Services were: Director Steve
Engelking; Michael Hollibaugh; Terry Jones; Laurence Lillig; and John Molitor, Outside
Counsel.
The minutes of the previous meeting were approved as submitted.
F. Legal Counsel Report.
John Molitor reported that there is a Bill pending to adjust the membership of a
County Plan Commission this is no way affects the membership of the Carmel /Clay Plan
Commission, but would affect the membership of the Hamilton County Plan
Commission.
G. Announcements:
1. There is a seminar for all members of Plan Commission, Board of Zoning
Appeals, and City Council on February 5, 2000 at the Hamilton County 4 -H grounds,
Administration Building. All members are invited and encouraged to attend. This event
is jointly sponsored by the County and local government.
2. Mayor Brainard addressed the Commission regarding roadway
improvements the City has planned. Those areas affected are:
116 Street west of Keystone Avenue to RangeLine Road.
Old Meridian Street between Pennsylvania and Main Street will be made into a
four -lane boulevard, continuing 126 Street or City Center Drive west of RangeLine
Road and west of Guilford will connect with 122' Street and continue to Pennsylvania
Street.
116 Street between College and Keystone; divided into two separate phases and
utilizing Federal Highway Funds under two different programs Metropolitan Planning
Area Funds, and the Federal Budget.
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116' Street has been designed as a boulevard with grass in the middle where
appropriate. On either side of the grass is concrete stamped to look like brick that will
separate traffic lanes. A multi -use path will be installed on the south side of 116 Street
for walkers, bicyclists, etc. On the north side of the street, a sidewalk is planned, again
picking up the Old Towne theme, with concrete molded to look like brick. At the inter-
section of 116 Street and AAA Way, a red -brick area is planned. The currently planned
project has absolutely nothing to do with the road east of Keystone on 116 Street, only
to the west of Keystone to Rangeline Road.
As to timing, the 116 Street improvements cannot start until Carmel Drive is
improved this summer. It is anticipated that improvements to 116 Street will
commence in the construction season of 2001. The streetlights will be antique in nature;
the stop light at 1 16 Street and AAA Way will be hung on masthead arms rather than
the existing guy wires.
In response to questions, Mayor Brainard stated that the timeline for completion
of the improvements would be 12 to 15 months, although it could take longer with
existing traffic. The total cost is not yet known, since the contracts have not been bid at
this time. The breakdown will be 80% Federal money, 20% City on the Rangeline/
College portion; 70% Federal, 30% City money on the portion between Keystone and
Rangeline Road.
3. Dave Cremeans announced that items Ii. and Ik. for Meijer, Inc. had been
TABLED to the February 15 meeting.
Item Ij., Jasneek Health Care, LLC has also been TABLED to the
February 15 meeting.
Dave Cremeans introduced Nick Kestner as the new Township
Appointment.
4. Mayor Brainard administered the Oath of Office to new members Wayne
Haney and John R. Sharpe.
H. ELECTION OF OFFICERS:
David Cremeans was elected President by UNANIMOUS CONSENT.
Marilyn (Chambers) Anderson was elected Vice President by UNANIMOUS
CONSENT.
Leo Dierckman was elected an At -Large Member by UNANIMOUS CONSENT.
Kent Broach accepted the appointment to the Hamilton County Plan Commission as the
Carmel /Clay Plan Commission's representative.
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I. Public Hearing:
Ii. Docket No. 96 -99 DP /ADLS, Development Plan and Architectural
Design, Lighting, Signage applications for Meijer, Inc.
TABLED TO FEBRUARY
2i. Docket No. 105 -99 Z, Rezone application for the Linder Group, Inc. The
petitioner seeks a favorable recommendation for a rezone from R -1 /Residential to
13-8 /13usiness in order to construct seven retail buildings totaling 92,500 square
feet on 14.378 acres. The site is located on the southwest corner of East 116
Street and North Keystone Avenue. The site is zoned R- 1 /Resiential partially
within the SR 431 Overlay Zone.
Filed by James J. Nelson of Nelson Frankenberger.
Jim Nelson, attorney, 3021 East 98 Street, Indianapolis, 46280 appeared before the
Commission representing the Linder Company, the applicant and contract purchaser of
the described real estate. Gary Linder, president of Linder Company, and Ernie Reno
were also in attendance.
The Linder Company is responsible for developing the existing Merchants Square. The
Linder Company has conducted two informational open houses to offer the public an
opportunity to preview and comment on the plans presented this evening at public
hearing.
The applicant is seeking to re- classify a small part of Woodland Country Club that lies
nearest the intersection of 116 and Keystone from R -1 to B -8. The request provides for
a low intensity, mixed -use development to provide for a blend of office, restaurant, retail
and service, and banking uses; this will be known as Merchants Pointe.
The real estate at the southwest corner of the intersection of 116 Street and Keystone
Avenue is a 14 acre parcel, extending east to west from Keystone, approximately 1100
feet west to a point just beyond the intersection of AAA Way. North to south, the real
estate extends approximately 500 feet southward of 116 Street to a point in line with the
southern edge of the Woodland Springs Apartments. Great care has been taken in
planning so as to minimize the Keystone frontage and maximize the orientation onto
116 Street, and establish early on that the design parameters would refer to and include
only that real estate necessary and nearest this intersection and Merchants Square
immediately to the north. Mr. Nelson stated that a substantial part of the right -of -way for
this project will come from the north edge of the parcel, approximately 1 100 feet, at a
depth of approximately 58 feet.
The plan for Merchants Pointe is to create a low intensity, mixed -use development within
a park -like setting, oriented to 116 Street. The rationale for this development is based
on Gary Linder's knowledge and experience as well as comments from certain major
tenants in Merchants Square that additional, complementary uses were needed within the
area so as to expand the patron base for Merchants Square, especially in the evening
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hours. Thus far, Merchants Square has attracted quality tenants and its plan and desire is
to retain those tenants for the long term.
The proposed plan provides for several buildings; the commitment provides for between
5 and 8 buildings. Identified uses are a bank; 3 restaurants; a single tenant retail facility;
an office building; and a retail /service multi tenant facility. The flagship of Merchants
Pointe will be the office building located in the center, nearest the Woodland Golf
Course, two stories, 30,000 square feet, and will be the corporate home of the Linder
Company. Over time, Merchants Pointe will develop, but it will be several years before
it is completed.
The primary point of ingress /egress will be from the intersection of AAA Way and 116
Street by way of the southward extension of AAA Way. There will be a second point of
access located nearer Keystone Avenue, however, subject to the Board of Public Works
and Safety, it is the petitioner's intention that this access point be limited to right in, right
out only. The plan contemplates the dedication of right -of -way for 116 Street as well as
the alternate path shown on the plans. The plan also provides for substantial landscaping,
not only around the perimeter but also within the area reserved for parking. The plan
identifies seven buildings oriented toward 116 Street and provides for the preservation
of the existing tree buffer along the east property line and adjacent to Keystone Avenue.
Upon approval of the rezone to B -8, the petitioner will be returning to the Plan
Commission for Architectural Design, Lighting, Landscaping, and Signage approval prior
to construction.
The petitioner has made certain commitments in regard to uses. The petitioner has
identified uses within B -8 that he is prohibiting on the real estate. The petitioner is
prohibiting fast food restaurants. In order to ensure a mixed -use, provision has been
made for minimum and maximum square footages of use as to restaurants, office, etc.
With respect to low intensity, the maximum square footage will be 95,000, allocated
among 5 to 7 buildings. No building can be larger than 35,000 square feet; this will
prohibit the concentration of use within one or two buildings. The design is traditional
and includes a high percentage of brick. The design is intended to be complimentary of
Merchants Square.
The City of Carmel has agreed to make substantial improvements to 116 Street, both as
new design, dimension, function, and aesthetics. A &F Engineering prepared a traffic
analysis which concludes that the proposed improvements to 116 Street will greatly
improve east/west traffic flow and will accommodate the proposed development. In fact
the proposed development is a "facilitator" of the roadway project through the dedication
and contribution of right -of -way.
Merchants Pointe provides Linder with the opportunity to provide for further assurances
that the success of Merchants Square and its major tenants will continue. The proposed
development provides Woodland with the opportunity to address change, and also
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provides the City with a cost efficient, expedient, and diplomatic acquisition of part of the
right -of -way needed for 116 Street.
Members of the public were invited to speak in favor of the proposed development; the
following appeared:
Rick Sharp, 1481 Stormy Ridge Court, Carmel, neither for or against, appeared before
the Commission to share some thoughts on this particular project. In view of the City's
planned improvements for the construction year 2001, Mr. Sharp recommended that the
Commission consider tying any approval to the commencement of the project
concurrently with the roadway improvements. Mr. Sharp suggested that the petitioner be
held firm to low density of the development. Mr. Sharp recommended that this type of
project be proposed under a Planned Unit Development classification. The
appropriateness of the rezone is a major concern and this is the key question to be
considered; will this encroachment be contained or will it spread?
Members of the public were invited to speak in opposition to the proposed development;
the following appeared:
John Griner, 11511 Lakeshore Drive East, current board president for Woodland Springs,
presented a letter to the Commission stating that a survey had been taken of the
Woodland Springs residents on the question of rezoning. Of the 115 persons contacted, 7
(8 are in favor of the rezone; 86 (81 are opposed to rezoning; 14 (11 are
undecided or neutral. Those reasons cited for opposing the development were: Increased
traffic; loss of green space; light and noise pollution; existing commercial space is
available in the community (Old Marsh plaza); drainage and runoff (from the proposed
development) may affect the water quality of Lake Woodland and contribute to silt
buildup. The major reason for supporting the development is to facilitate the widening of
116 Street.
Mr. Griner referred to a previous effort to rezone this area and asked what had
fundamentally changed that would now make the rezone beneficial to the residents of
Carmel. The rezone of the area south of 116 Street adjacent to Keystone to commercial
is contrary to the City's Comprehensive Plan. Also, the widening of 116 Street will
require the City to obtain right -of -way; Mr. Griner asked if the City currently possesses
the right -of -way.
Kathryn Lake, 44 Woodland Drive, (southwest corner of Woodland Drive and 116
Street) commented that it was obvious that everyone wants 116 Street widened and
made much safer. Ms. Lake asked that the following be considered. Woodland has never
been annexed to the City; Woodland is on well and septic systems; to install sewers
would be most expensive. Woodland residents along 116 Street have not been
approached on the matter of right -of -way. Water is also a vital consideration. Is the golf
course digging wells for its newly purchased property- -where is their water to come from
and will it interfere with the current system. According to Ms. Lake, there are only two
homes that are on City water from a line run through her yard (without purchase of right-
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of -way) to serve the Country Club. The water and sewage are definite considerations as
well as the rights of the residents
Philomena Squire, 1315 Lawrence Road, Carmel, (since 1971) appeared before the
Commission. Ms. Squire appealed to the Commission to adhere to the City's
Comprehensive Plan. People locate in Carmel because of the schools and low crime rate;
people do not move here to be near shopping malls, restaurants or retail stores. Under the
heading of "Growth Development Standards" of the Comprehensive Plan, the City is
charged to: a) promote innovative development; b) protect natural resources; and c)
provide open spaces. Under these guidelines, the proposed rezone is none of these. The
Comprehensive Plan under the heading of "Community and Economy" urges members of
the Plan Commission to "revitalize /re -use existing retail centers." Under the heading
of "Retail, Commercial, Rezone Request in a Residential Community states that..." Such
request shall be evaluated on the existence of comparable retail facilities." If the
residents that border three sides of the proposed rezone were polled, Ms. Squire felt sure
they would state that they were not in need of more office space, more restaurants, and
more retail space; in fact, there would be a resounding "No."
Ms. Squire referred to the Indiana Constitution, Article 1., Bill of Rights, Section 23,
Equal Privileges. If Woodland is granted the rezone from R -1 to B -8, every property
owner along Keystone Avenue will be requesting a rezone to commercial in order to
make a spectacular profit on the sale of their original investment before leaving the area
for greener pastures. Under the Indiana Constitution, it would difficult to deny their
request. There is no evidence to suggest that the proposed rezone would be in the best
public interest. There has been no change in the general condition of the neighborhood to
warrant the rezone and the rezone is not the highest and best use of the land. The Plan
Commission is a representative body of the people, the taxpayers of Carmel -the
majority of people, the voters, do not want this ground rezoned!
Tom Beckman, 10916 Lakeshore Drive, Carmel appeared before the Commission and
stated that the populace is grateful to the Linder Company for the fine job on Merchants
Square; however, traffic is a major concern. For traffic coming onto 116 Street from
Woodland Springs, it is almost impossible to turn west onto 116 Street to get to
Keystone or Rangeline, because traffic is really backed up. Traffic lights at Rolling
Springs Drive or LakeShore Drive would only compound the problem and make it
significantly worse. If a part of the golf course is to be rezoned to commercial, what
would happen in the future if that land becomes so valuable that Woodland Country Club
would sell the land, pocket the money, and leave the area. Will commercial development
be limited once the 116 Street barrier is extended to the south?
Charles Davis, 11122 Rolling Spring Drive, Carmel appeared before the Commission
representing families with children on the west side of Keystone Avenue. There are
several families that live along an open drainage ditch that runs under Keystone and
drains water from the golf course. Mr. Davis expressed concern with the increased water
that may be draining through the open drainage ditch. Mr. Davis was opposed to the
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rezone, but if the rezone would happen to be approved, Mr. Davis asked that something
be done to enclose the drainage ditch in a culvert for the safety of the children.
Frank Tardy, 19 Woodland Drive, Carmel, was concerned that approving the rezone
would open up 116 Street on the south side for rezoning. According to Mr. Tardy, there
is currently a business operating from a house on 116 Street -the covenants of
Woodland Neighborhood Association state that you cannot operate a business from a
home unless you are in residence in that home.
Judy Silverman, 1507 East 116 Street, appeared before the Commission expressing a
vested interest in the proposed rezone because of the fact that her residence is on the
south side of 116? Street. Ms. Silverman stated she was always told that the south side of
116 Street was "sacred- -that it would remain R -1." Ms. Silverman spoke as a 33 -year
resident of Carmel and stated that she and her husband had given a lot to the community;
Ms. Silverman asked that that be taken into consideration.
Mr. Nelson was then given an opportunity for rebuttal.
Jim Nelson addressed the issues of traffic and drainage. These two concerns are as
important to the Linder Company as they are to the people in attendance this evening.
Traffic flow is critical for the continued success of Merchants Square and Merchants
Pointe. The traffic experts conclude that the proposed roadway improvements will
improve traffic flow and accommodate the development. With respect to drainage, as a
part of its re- design, Woodland Country Club is planning for two additional lakes, one
immediately south of Merchants Pointe, and the second lake between holes 9 and 18.
The lakes provide for interesting play, aesthetic relief, and serve as storm water detention.
There have been a lot of changes since the rezone request five years ago. Notably, the
proposed development is far less intense as to use and intensity of use than the Marsh
proposal. The initial Marsh proposal was for all retail, with outlots, 140,000 plus square
footage, and very few buildings. The roadway improvements were not nearly as
extensive as those proposed, and the prior development focused more on Keystone and
less on 116 Street.
The right -of -way does not exist today. At the location where the right -of -way is the least
to be acquired, it is 58 feet -not measured from the center of the road but rather from the
section line; this is a Federal project and a metric plan based on meters, not feet, and
measured from the section line. The section line from which the 58 feet will be measured
is a point two feet beyond the south edge of the pavement. The land to be taken is
substantial and does not exist in the form of right -of -way today. It is the petitioner's
intention to present this parcel of land to the City of Carmel or annexation.
The Comprehensive Plan is a dynamic document and plays a very important part in
planing and zoning, and in rezoning. However, the controlling document in the 20/20
Vision Comprehensive Plan is the text and not the map. If we look at the text of the
document, page 24 recites lower intensity and medium intensity, regional commercial
uses. The conditions of those uses are accessibility from major thoroughfares, and
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buffered from residential. There is no better application: Keystone Avenue and 116
Street revisited, and a buffer, the golf course, between residential and commercial.
If you look at this corner at 116 and Keystone, the apartments, the filling station,
Merchants Square, and all other uses that comprise the south half of Carmel, is this parcel
of land really part of a residential neighborhood? Mr. Nelson did not believe so.
The public hearing was then closed.
Laurence Lillig reported that the Department is recommending that this Docket be
forwarded to the Special Study Committee for further review.
Mr. Cremeans explained the function of the sub committees; that these are working
committees and provide for review and discussion, question and answer by the committee
members and the petitioner.
Ron Houck asked for clarification of the types of restaurants that would be included in
the development, and whether or not such a restaurant would have indoor seating and a
drive -up window. Also, there were two different drawings showing different numbers of
restaurants and Ron asked for further clarification.
Jim Nelson stated that the intention is for a mixed -use development, containing a variety
of uses: a blend of office, restaurant, retail and service, and banking within several
buildings. The only thing known today is that there will be the office building; the other
buildings will be determined over time as the market demands. By way of commitments,
the number of buildings will be between 5 and 8; this will ensure that there will not be a
concentration of use within one or two buildings. In order to assure a diversity of uses,
provisions have been made in the commitments for minimums and maximums. There
will be a minimum of 30,000 square feet of office space, a maximum of retail and service
of 45,000 square feet, and a maximum square footage of restaurants of 24,000. The
intent is for no fast food restaurants, no drive -up service. The intent is for free standing
restaurants sit -down, family oriented facilities. This can be addressed further at
committee.
Ron Houck asked that the Committee address the traffic situation, more particularly the
level of service in peak PM hours. Also, concerning the entrance point at AAA Way and
the close proximity of 116 Street, what prevents turn movements into Merchants Square
from interfering with the normal flow of east/west traffic. A final concern was the types
of uses. Jim Nelson stated that he would investigate the types of uses with Gary Linder
and respond at the Committee level.
Pat Rice asked what the impact of the proposed project would be on north /south stacking
at Keystone and 116 Street, and if this was taken into consideration. Jim Nelson will
respond to this question at the Committee level.
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Madeline Fitzgerald asked that a consistency of building materials be looked at once the
specialized uses are known. Also, Madeline would like to see footprints of the buildings
and some sort of timeline of construction of the buildings commensurate with roadway
improvements.
Nick Kestner expressed concern about the sewer lines. If the lines do indeed cross other
property owners, who will be responsible and will the property owners have to pay a
portion of the cost.
Docket No. 105 -99 Z, Merchants Pointe, was referred to the Special Study Committee
that will meet on Tuesday, February 1 St in the Caucus Rooms of City Hall, One Civic
Square, Carmel, Indiana.
After a short recess, the Commission resumed the business for the evening.
Items 3i. and 2k. were heard together.
3i. Docket No. 107 -99 DP /ADLS, Development Plan and Architectural
Design, Lighting Signage applications for Tower Design Group, PC. The
petitioner seeks approval to construct seven self- storage buildings with office
totaling 69,300 square feet on 3.533 acres to be known as Carmel Drive Storage.
The site is located at 550 West Carmel Drive on Block 14, Lot 3 of the Carmel
Science Technology Park. The site is zoned M- 3/Manufacturing.
Filed by Keith Bonham of the Tower Design Group, PC.
2k. Docket No. 106 -99 SP, Secondary Plat application for Tower Design
Group, PC. The petitioner seeks approval to plat one lot on 3.533 acres. The site
is located at 550 West Carmel Drive at Carmel Science Technology Park, Block
14, Lot 3. The site is zoned M -3 /manufacturing.
Filed by Keith Bonham of the Tower Design Group, PC.
Ron Bland, architect and owner of Tower Design Group, architects and planners,
appeared before the Commission representing Keltner, Inc. The petitioner is seeking
approval to construct a self- storage facility at 550 Carmel Drive to be known as Carmel
Drive Storage. The site is zoned M -3 /manufacturing and considered by the petitioner to
be a good location for this type of facility.
The project will include seven buildings with office space totaling 69,300 square feet.
The surrounding buildings are being used as screening for the property in order to make it
aesthetically pleasing. The exterior construction is textured masonry; for greater security,
no doors or windows face the outside. The buildings are all one -story and fit well within
the Carmel Science Technology Park. One of the buildings will be climate controlled.
The landscape plan provides for a 10 foot wide future bike path along Carmel Drive.
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Members of the public were invited to speak in favor of the proposed petition; no one
appeared.
Members of the public were invited to speak in opposition to the proposed petition; the
following appeared:
Robert Moore, 5924 Fife Trail, Carmel, and property owner at 598 West Carmel Drive,
immediately west of the subject site. Mr. Moore stated his major concern with a
proposed, 200 foot long concrete block wall with no windows on Carmel Drive. The
wall will be 60 feet closer to Carmel Drive than the adjacent buildings. There are two
rows of parking to the front of Mr. Keltner's building, the same as Mr. Moore's. The
buildings are set back a good distance from Carmel Drive. From the drawing, Mr. Moore
indicated that the wall is right on the multi -use path. Mr. Moore objected to the concrete
wall and commented that it would look like a prison. Mr. Moore was also opposed to the
density of the development, almost 70,000 square feet of buildings on 3.5 acres is twice
the allowable density of an office or retail space. Mr. Moore concluded that the proposed
development is not what Carmel Drive should look like and he was not in favor of it.
Rebuttal: Ken Keltner stated that he had been concerned and involved with the
"beautification of Carmel" since 1971. Mr. Keltner commented that he had met with the
architect on 5 occasions concerning the design of the facility and the wall. Mr. Keltner
has visited a number of office /warehouse sites and facilities, and he is comfortable with
the proposed plans. Mr. Keltner asked the Commission to approve the proposed facility
this evening without referring the project to committee.
The public hearing was then closed.
Laurence Lillig reported that the Department is recommending that this project be
referred to the Special Study Committee that will meet on February 1 St in the Caucus
Rooms of City Hall at 7:00.
Pat Rice asked that the petitioner bring samples of all building materials to the
Committee meeting.
Marilyn Anderson questioned the landscape plan. There are a number of plants
unidentified and there does not appear to be a legend on the plan. The landscape plan
also looks as if it needs to be "beefed up," particularly along the wall.
Bob Modisett asked the petitioner to bring a site plan to the Special Study Committee
showing the building front lines of the two adjacent buildings, both the east and west
sides of the property.
Madeline Fitzgerald commented that the lighting package was somewhat sparse in
information; pictures of the pole lights and light packs would be helpful, spillage as well.
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Paul Spranger asked the petitioner to be prepared to explain the drainage situation at the
Committee level.
Norma Meighen suggested that the petitioners be required to bring in samples of building
materials to be used.
Marilyn Anderson suggested that the petitioner also be required to show surrounding
properties next to a plot being looked at.
Laurence Lillig thought that Norma's and Marilyn's suggestion could be requested of the
petitioner as a part of the process.
4i. Docket No. 108 -99 PP, Primary Plat application for Deylen Development. The
petitioner seeks approval for 27 residential lots on 21.39 acres to be known as
English Oaks Subdivision. The site is located northwest of West 106 Street
and Shelborne Road. The site is zoned S -1 /Residential and is being developed as
a Non Qualifing Subdivision under ROSO.
Filed by Anne Burget of Paul I. Cripe, Inc.
Joe Sharp of Paul I. Cripe, Inc. appeared before the Commission representing Deylen
Development, developers of the subdivision known as English Oaks. Also in attendance
were: Craig VonDeylen and Phil Thrasher, developers, and Ken Remenschneider,
landscape architect.
The project is located at 106 Street and Shelborne Road on approximately 21 acres.
There are 27 lots proposed for construction. The petitioner represents that the
Subdivision complies with the Subdivision Ordinance requirements for S -1 low density;
no variances are being requested.
The entrance to the development will align with the southern entrance to the Church
parking lot on the west side of Shelborne Road. The cul -de -sac on the east side of the
property that extends to the southern boundary of the property will be extended to
provide for a street stub in the event of future development to the south.
Mr. Sharp stated that 19% of the project area will be open space. Part of the open space
surrounds lot 27 on the east and west sides; the remainder of open space is located along
the south property line where there are 3 detention ponds for drainage purposes and
aesthetics. Half of the water area is computed in the open space, bringing the open space
to a total of approximately 20
Each of the lots within the development will have uniform yard lights -not within the
right -of- way -and therefore not a maintenance requirement or responsibility of the
highway department. In order to present a uniform appearance, mailboxes and street
trees will be specified by the developer. The price of the homes will begin at $500,000;
the minimum square feet is 2800 for a one -story; one and one -half story and two story
homes are 3300 square feet. A homeowners association will be formed prior to the sale
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of the first lot. The ponds and open space will be maintained by the homeowners
association as well as the maintenance of certain landscape features within the open
space. All exterior materials will be under the control of an architectural review
committee; there will be no aluminum or vinyl siding permitted.
The development will be served by public water, sanitary sewers, storm sewers,
sidewalks on both sides of the interior streets, 30 foot wide streets, and standard cul -de-
sacs with 50 foot radius for the right -of -way.
Ken Remenschneider, landscape architect, commented that the landscape plan is fairly
self explanatory. The plan fits into the neighborhood and presents a welcoming street
appearance. The street trees running through the neighborhood are Oaks. The open
space areas have been concentrated across the frontage, around lot 27, and along the
south side where the retention basins are located.
At the entry, there will be a masonry sign wall with a limestone inset panel containing the
name of the subdivision. There will also be soft, undulating mounds.
Members of the public were invited to speak in favor or opposition to the proposed
development; no one appeared and the public hearing was closed.
Laurence Lillig reported that the Department is recommending that this project be
referred to the Subdivision Committee that will meet on February 1 St at 7:00 PM in the
Caucus Rooms of City Hall.
Marilyn Anderson asked about the landscaping proposed over the pipeline easement; Ken
Remenschneider responded that he had spoken with Shell about the shallow mounding
and they are OK with that. Shell has requested a set of plans and will submit written
approval.
Madeline Fitzgerald asked for an artist's rendering of homes to be built and samples of
materials intended for use in the construction of the homes. Madeline also asked to see
copies of the covenants and restrictions.
Docket No. 108 -99 PP, English Oaks Subdivision, was referred to the Subdivision
Committee that will meet February 1 St at 7:00 PM in the Caucus Rooms of City Hall.
5i. Docket No. 109 -99 DP /ADLS, Development Plan and Architectural Design,
Lighting, Landscaping Signage applications for Meridian Hotel Partners. The
petitioner seeks approval to construct a 57,500 square foot Wingate Inn on 4.066
acres. The site is located at 1460 West Main Street (northeast corner of East 131
Street and North Meridian Street.) The ite is zoned S -2 /Residential within the US
31 Overlay Zone.
Filed by Philip A Nicely of Bose McKinney Evans.
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Phil Nicely, attorney, Bose McKinney Evans, 8888 Keystone Crossing, appeared
before the Commission representing Meridian Hotel Partners LLC, a partnership of the
Dora Brothers. Approval is being requested for Development Plan and ADLS with
respect to the construction of a hotel on property located at the northeast corner of 131
and US 31.
Also in attendance were Tim and Bob Dora, and Bob Riner, partners; Bob Leeper, owner
of the property; Jack Schaffer, architect; and Mark Tharpe, engineer; and Steve Granner
of Bose McKinney Evans.
The surrounding properties are zoned for commercial development and lies within the 31
Overlay Zone. The use of the property for a hotel is a permitted use within the Overlay
Zone.
The property sets back 90 feet from the US 31 right -of -way and there is no building or
parking within the 90 foot area. An area of 60 feet has been reserved along Main Street
for the right -of -way and expansion of 131 Street that will likely go over US 31. Mr.
Nicely stated that the site plan meets all of the requirements of the Overlay Zone. A
variance has been requested from the height restriction of 25 feet; a four story building,
(49 feet) is proposed.
The hotel will face US 31; the entrance to the hotel is to the rear, off of 131 Street, and
will have a canopy. Three signs have been proposed for the facility. One on the north
end of the building; one on the south end of the building; one is proposed to be a ground
sign. Two signs are allowed on the property; the ground sign will require a variance.
There are two landscape plans; one shows the exterior along US 31 with the retention
pond; the other shows the plantings directly around the building.
The construction materials for the hotel are red brick with dryvit and glass. Mr. Nicely
commented that he would bring sample materials to the committee meeting. A lighting
plan has been provided and is thought to comply with the ordinance as far as light
spillage. The petitioner has appeared before the Technical Advisory Committee.
Mr. Nicely explained that the black and white elevation of a sign that was included in the
Commissioners' informational packets was not true to location but would be located on
the ends of the building.
Members of the public were invited to speak in favor or opposition to the proposed
development. No one appeared.
Paul Spranger spoke as a member of the US 31 Corridor Committee and stated that there
are some thoroughfare issues and intersections that are important to consider on this
particular site. In view of open issues, Paul Spranger asked that the public hearing be
kept open on this Docket; this request was actually a formal motion. The Commission
approved holding the public hearing open and the petitioner agreed.
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Ron Houck asked if INDOT had any issues on this particular parcel.
Philip Nicely stated that INDOT's plans show an overpass of 131 over US 31. At that
time, it was felt that the ground reserved for Main Street was sufficient. Subsequently,
INDOT's plans were changed and as a consequence, Mr. Nicely has discussed changes
with the Commissioner of INDOT and written the Commissioner a letter asking for their
specific plans for the area -as yet, there has been no response.
Laurence Lillig asked that the Department be furnished with a copy of the letter Mr.
Nicely wrote to INDOT.
In response to Ron Houck's questions, Mr. Nicely stated that the hotel will have
approximately 105 rooms, indoor swimming pool, a breakfast facility, conference rooms
of approximately 1,000 square feet, and an exercise facility.
Docket No. 109 -99 DP /ADLS was referred to the Special Study Committee that will
meet February 1 St at 7:00 PM in the Caucus Rooms of City Hall -the Public Hearing
Remains Open.
K. New Business
lk. Docket No. 97 -99 SP, Secondary Plat application for Meijer, Inc.
TABLED TO FEBRUARY
There being no further business to come before the Commission, the meeting was
adjourned at 9:50 PM.
David A. Cremeans, President
Ramona Hancock, Secretary
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