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HomeMy WebLinkAboutMinutes PC 02-15-00CARMEL /CLAY PLAN COMMISSION FEBRUARY 15, 2000 The regularly scheduled meeting of the Carmel /Clay Plan Commission was called to order with the Pledge of Allegiance at approximately 7:00 PM in the Council Chambers of City Hall, Carmel, Indiana. Members present were: Marilyn Anderson; Kent Broach; David Cremeans; Leo Dierckman; Madeline Fitzgerald; Wayne Haney; Ron Houck; Nick Kestner; Kevin Kirby; Norma Meighen; Bob Modisett; Jim O'Neal; Pat Rice; John Sharpe; and Paul Spranger. Steve Engelking, Director; Terry Jones; Michael Hollibaugh; and Laurence Lillig were present representing the Department of Community Services. The minutes of the previous meeting were approved as submitted. F. Legal Counsel Report 1) John Molitor mentioned a case pertinent to Plan Commissions that came out of a Court of Appeals in the last few weeks in Boone County. The case concerned a commissioner's conflict of interest in the vote on a rezone. The case did draw quite a line between rezones in subdivisions and Findings of Fact conflict of interest. This will be one of the topics at the upcoming training seminar. 2) David Cremeans announced the upcoming Training Session on Saturday, March 11 at 8:00 AM in the Caucus Rooms. All members, especially the newer ones, are encouraged to attend. Anyone having specific questions or topics for discussion should contact the Department or the Plan Commission Secretary. G. Reports, Announcements, Department Concerns 1) Docket No. 96 -99 DP /ADLS and Docket No. 97 -99 SP, Meijer, Inc., have been TABLED to the April meeting. Docket No. 87 -99 Z, Jasneek Health Care, LLC has been officially WITHDRAWN. 2) Michael Hollibaugh referred to a final report of the 96 Street Corridor Task Force that was distributed to the Commission members. The goal is to have the report formally presented to the Commission as a discussion item or Comprehensive Plan Amendment at the March 19 meeting. Michael Hollibaugh distributed draft amendments to the Residential Open Space Ordinance. The Task Force has received comments from the Builders Association of Greater Indianapolis and the Original Clay West Information Council; these comments were passed along to the Commission members. Any Commission member wishing to S:\PlanCommission\Minutes\pc2000feb make comments should do so in writing prior to the next Task Force meeting of February 22 nd Michael Hollibaugh reported that he had been contacted by Hamilton County Highway today and they are moving ahead with the implementation of a round -a- bout at Towne Road and 96 Street. The Department will be working closely with the County Highway for an engineering solution. 3) Steve Engelking addressed the Commission in regard to the Committee meeting in April that occurs over spring break, and the Committee meeting in May that falls on Election Day and government offices are closed. The Commission moved the April Committee date to April 11th. The Commission moved the May Committee date to May 9th H. Public Hearing: 2h. Docket No. 5 -00 PP, Primary Plat application for SCM Development. The petitioner seeks approval to plat 6 residential lots on 13.13 acres to be known as Springwood Subdivision. The site is located northwest of the intersection of West 106 Street and Spring Mill Road. The site is zoned S -2 /Residential and is being developed as a Non Qualifying Subdivision under ROSO. The petitioner also seeks approval of the following Subdivision Waivers: 6 -00 SW SCO 6.3.20 to plat a private street 7 -00 SW SCO 6.2.1 to subdivide land within a floodway 8 -00 SW SCO 6.3.19(4) to plat lots within 50 feet of Spring Mill Rd. 9 -00 SW SCO 6.3.22 to alter accel /decel /passing blister design 10 -00 SW SCO 8.9.1 to eliminate internal sidewalks 11 -00 SW SCO 8.9.2 to defer installation of multi -use path 18 -00 SW SCO 7.4 to plat 4.0% open space 19 -00 SW SCO 7.6(F) to forego submittal of an Open Space Plan 20 -00 SW SCO 7.7(A) to circumvent minimum design standards 21 -00 SW SCO 7.7(B) to alter existing natural open space 22 -00 SW SCO 7.7(C) to exclude Primary Secondary areas 23 -00 SW SCO 7.7(D) to forego protection of Primary areas 24 -00 SW SCO 7.7(F) to forego protection of Secondary areas 25 -00 SW SCO 7.7(J) to forego protection of Woodlands 26 -0 SW SCO 7.7(K) to forego submittal of Woodlands Evaluation 27 -00 SW SCO 7.7(L) to forego protection of vegetation Filed by James J. Nelson of Nelson Frankenberger for SCM Development. Jim Nelson, attorney, 3663 Brumley Way, Carmel, appeared before the Commission representing the applicant. Mike Kline of SCM Development was also present. S:\ PlanCommission\Minutes \pc2000feb 2 The subject site is located northwest of the intersection of west 106 Street and Spring Mill Road. The petitioner is seeking approval to plat 6 residential lots on 13.13 acres to be known as Springwood. The site is zoned S -2 /Residence district. The adjacent uses include the residential community of Spring Mill Place directly to the east; to the south is a large parcel of real estate planned for two, large, single family homes on individually platted lots; to the north is the same except that those homes exist on large parcels of real estate; and to the far west is the residential community of Winterwood. Between the western boundary of the subject site and Winterwood, there is a parcel of land approximately 20 plus acres in size that was created as a conservancy district in the early 1970's by the Efroymson family, landowner at that time. With respect to natural features, Williams Creek dissects the parcel near the western edge in a northwest to southeasterly direction. There is a meadow area near Spring Mill Road that provides access to the home site, and there is an existing stand of trees around the perimeter of the property as well as along the banks of Williams Creek. The development plan provides for a single entrance from Spring Mill Road. Parallel to Spring Mill Road will be a brick screen wall that will run the full width of the property north to south, six feet in height. The entry into Springwood will be controlled by an electronic, wrought iron gate. Access to the six lots is provided by a private, curvilinear street named Winding Way. There will be several water features and substantial landscaping in the center of the private street. The homes will be custom homes and range in size from 4,000 square feet for a one -story home, and 4,500 square feet for a two -story home. Tree preservation is an important component of the development plan and will occur on each lot. By way of covenants, the proposed builder is required to submit to Mr. Kline a development plan for the lot showing the house pad and identifying those trees that are to be preserved and the manner in which preservation is to occur. The variances arise primarily from the private nature of Springwood and the fact that tree preservation and the open space being provided in Springwood is within the lot area and not a separate area to be established and operated by a group or majority of homeowners. Five of the six lots have already been selected by the future homeowners, and all five have participated in the planning of Springwood Subdivision. Members of the public were invited to speak in favor of the proposed petition; the following appeared: Mark Rattermann, 11257 St. Andrews Lane, Carmel, stated he had looked at this project and asked that the Commission consider this project when they look at amending the Residential Open Space Ordinance. The problem with the current Ordinance is demonstrated by the number of Variances required by this particular project. There may be some issues at the Committee level, but generally, Mr. Rattermann was in favor of this project and urged the Commission to approve the development. S:\PlanCommission\Minutes\pc2000feb Members of the public were invited to speak in opposition to the petition; no one appeared. The following persons had questions: John Gilligan, neighbor to the proposed development, asked about the tree preservation. If the petitioner is preserving the trees, why is he seeking to forego protection of Woodlands? Dave Cremeans responded that the tree preservation does not match the Ordinance. At present, the Ordinance is being reviewed for amendment. Laurence Lillig reported that the Department is recommending that this be sent to the Subdivision Committee for further review. The public hearing was then closed. Mr. Nelson responded to Mr. Gilligan's question, stating that the Residential Open Space Ordinance, as it pertains to tree preservation, applies to developments presented under the Residential Open Space Ordinance. The plan does provide for tree preservation, but it is simply not in the same manner subscribed in the Ordinance. Marilyn Anderson asked that the subdivision covenants be submitted to the Commission members prior to the Committee. In response to Ron Houck's questions, Jim Nelson stated that there is a specific provision in the subdivision control ordinance that prohibits the subdivision of land within a floodway. The plat does include land within a floodway and the petitioner obtained a letter from the Department of Natural Resources asserting that they have no jurisdiction in this regard. Winding Lane is intended to be a private street, owned and maintained by the owners. Under 6.3.20, streets in residential subdivisions are to be public, hence the reason for the variance. Part of the reason for the variance is due to the gate, however the streets will be built to Carmel's standards. In regard to the multi -use path, the petitioner saw no benefit today of installing a multi- use path adjacent to Springmill Road. Currently, there are no paths to the south or north. The petitioner has submitted a letter acknowledging the willingness of the owners to install the multi -use path at a future date, when paths are brought either to the north or south property line. The County requires and the plan provides for the dedication of additional right -of -way consistent with the County's requirements and standards. Jim O'Neal commented that he was in favor of all sidewalks in general and in this development specifically. S:\ PlanCommission\Minutes \pc2000feb 4 Docket No. 5 -00 PP, SCM Development, Springwood Subdivision, was referred to the Subdivision Committee that will meet at 7:00 PM on March 7th in the Caucus Rooms of City Hall. 3h. Docket No. 12 -00 PP, Primary Plat application for Pittman Partners. The petitioner seeks approval to plat 122 lots on 61.468 acres to be known as Maebeck Commons Subdivision. The site is located on the northeast corner of West 141 Street and Towne Road. The site is zoned S -1 /Residential (Very Low Intensity) and is being developed as a Qualifying Subdivision under ROSO. The petitioner also seeks approval of the following Subdivision Waiver: 13 -00 SW SCO 6.5.1 to plat lots with less than 50 feet of road frontage Filed by Steve A. Pittman of Pittman Partners. Steve Pittman, 306 Mill Ridge Drive, Carmel appeared before the Commission representing the petitioner. Neal Smith of Pittman Partners and Gary Murray of Paul I. Cripe Engineering were also in attendance. The property is rectangular, approximately 61.47 acres, and zoned S -1. The property is located west and adjacent to Saddle Creek Subdivision; north of and adjacent to 141 Street; south of 146 Street by 645 feet; adjacent to approximately 20 acres owned by the C.B. Children's' Partnership; and east of and adjacent to Towne Road. Saddle Creek ties into Maebeck Commons with a connecting road called "Mustang Chase Drive." Primary Plat approval is being requested as well as a Subdivision Waiver to allow for lot widths at the right -of -way line to be less than 50 feet. According to Mr. Pittman, the plans utilizing the Open Space Ordinance not only meet the requirements of the Ordinance but the spirit as well. Maebeck Commons is divided into two product offerings. The northern area contains 58 homesites that will cater either to the empty nester or young family. The average lot dimension is 40 feet wide; the average lot size is 5,451 square feet. The area to the south adjacent to Saddle Creek Subdivision has 64 home sites; the average lot dimension is 75 feet wide; the average lot size is 11,638 square feet. Both 146 and Towne Road are designated as arterial roadways with 140 feet of right -of -way. The development provides for 42.2% open space. The common area consists of 95% open space and 5% storm water management area. Through landscaping and entryway design, the goal of the developer will be realized to create excitement, curb appeal, and a sense of arrival. The plan calls for 108 street trees and 54 trees planted in the common areas. Additional landscaping will be provided on each homesite. The development plan is consistent with the Frontage Place Ordinance that requires either a single load street as it abuts perimeter roadways, or if the street is double loaded, the houses and lots are to be a minimum of 50 feet from the right -of -way line. The nearest lot line is approximately 50 feet from the Towne Road right -of -way, and 123 feet from the 141 Street right -of -way. S:\PlanCommission\Minutes\pc2000feb It is the developer's goal to meet the requirements of the Residential Open Space Ordinance, provide a product that is acceptable in the marketplace, and accommodate surrounding property owners as much as possible. Along the entire length of all interior streets, a four foot sidewalk will be installed. A 40 foot one -half right -of -way will be dedicated as part of the plat along 141 Street and a 70 foot one -half right -of -way along Towne Road. In addition, the developer has agreed to build an 8 foot multi -use path along the entire side of 141 Street and Towne Road. In calculating the perimeter trails of the interior trails and sidewalks, a homeowner has approximately 2.1 miles of walking, in addition to the trails and sidewalks provided by Saddle Creek. The Developmental Standards require that all lots have 50 feet of frontage at the right -of -way. In order to provide as much open space as possible and to provide for two different housing types, the developer is providing 58 homesites that are 40 feet wide at the building line. Utilities serving the site are: Hamilton Western Water; Clay Township Regional Waste District; Indiana Gas; Ameritech; Cinergy; PSI; and Time Warner Cablevision. All home sites have been laid out so that each home has direct access to common areas and trails. The strategic use of open space has been incorporated in order to conserve land and provide a development complimentary to the surrounding properties. The developer feels he has met the requirements of the Frontage Place Ordinance. The developer has also worked with the Department of Community Services in creating buffer yards. 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: Steven Hall, attorney, 101 West Ohio Street, Indianapolis, appeared before the Commission representing neighbors opposite the site to the south on 141 Street, John and Jan Brown. The Browns have one specific concern regarding the location of the entrance off 141 Street. The proposed entrance is across the street from the Browns' property and they feel it will interfere with their ability to use their driveway, and the headlights from cars exiting the development will be obtrusive to their home which faces 141 Street. Mr. Hall stated that he has met with Mr. Pittman in this regard and he has been helpful in considering re- locating the entrance. Mr. Pittman does have a plan that shows the re- location. The Browns do not have a remonstrance or objection to the proposal, provided the entrance can be re- located somewhat to the west of the existing plan. General Comments from the Public: Mark Rattermann, 11257 St. Andrews Lane, Carmel, stated that he liked the project but did not like the density. The ROSO Ordinance does allow the development at the proposed density. Mr. Rattermann thought the development was well designed, overall, S:\PlanCommission\Minutes\pc2000feb only with the exception of the density that is allowed under the Residential Open Space Ordinance. Rebuttal: Steve Pittman stated the developer's policy of working with surrounding property owners. Mr. Pittman did meet with Mr. Hall and had a telephone conversation with John Brown. Mr. Pittman voiced a main concern with attempting to alleviate drainage issues and how the County Surveyor's office would respond to the proposed re- location of the entryway. Steve Pittman stated a willingness to make the appropriate change. Steve Pittman acknowledged Mark Rattermann's comments regarding the density on the development, and commented that the increase in density is not that much greater. The proposed amendments to the Residential Open Space Ordinance are actively being discussed at this time. Mr. Pittman was comfortable moving forward with the proposed plan at this time that does accommodate the neighbor. Laurence Lillig reported that the Department is recommending that this item be referred to the March 7�' Subdivision Committee. Kevin Kirby had comments on the history of the density issue between the City Council and the Plan Commission. The Council basically said they did not want to see the normal subdivisions at two houses per acre. The proposed development is not a normal subdivision at two houses per acre; it is far in advance of what would have been seen without a Residential Open Space Ordinance in place. Mr. Kirby cautioned the committee on amending the Residential Open Space in regard to the density so that what has been gained thus far is not lost. Ron Houck asked that copies of the covenants and restrictions be distributed to members prior to Committee. Ron also had questions about minimum lot size, and whether or not there were separate covenants and restrictions for the different size lots that are two different entities. Laurence Lillig requested a copy of the revised plan re- locating the driveway; Steve Pittman will comply. Docket No. 12 -00 PP, Maebeck Commons Subdivision, was referred to the Subdivision Committee that will meet Tuesday, March 7, 2000 in the Caucus Rooms of City Hall at 7:00 PM. 4h. Docket No. 14 -00 PP, Primary Plat application for Craig S. Anderson. The petitioner seeks approval to plat one lot on 1.66 acres to be known as Anderson Acres Subdivision. The site is located at 13495 Six Points Road. The site is zoned S -1 /Residential (Residential Estate) and is being developed as a Minor Subdivision under ROSO. The petitioner also seeks approval of the following Subdivision Waivers: 15 -00 SW SCO 8.8 to eliminate curbs gutters along Six Points Road S:\PlanCommission\Minutes\pc2000feb 16 -00 SW SCO 8.9.1 to eliminate sidewalks along Six Points Road Filed by Craig S. Anderson Craig Anderson, 13531 Six Points Road, Carmel, appeared before the Commission requesting primary plat approval. Mr. Anderson is the owner to the north of the subject site, the western neighbor is Six Points Road; the site is south of 136 Street, about one half mile west of Springmill Road; the neighbor to the east is Ashbury Park. The location on Six Points Road is primarily rural in nature; most houses that face the road have some type of fencing and horses. Approximately 1.66 acres will be the personal residence of Mr. and Mrs. Anderson and will consist of one lot. Mr. Anderson stated that rather than requesting the elimination of sidewalks along Six Points Road, their request would be to delay installation of sidewalks along Six Points Road. The southern and western portions of the land is actually a single lane bridge under the control of the County Highway, and to bring curbs and gutters into that location would create more problems than it would benefit the surrounding neighbors. Members of the public were invited to speak in favor of or opposition to the petitioner's request; no one appeared and the public hearing was closed. Laurence Lillig reported that the Department is recommending Suspension of the Rules in order to bring this Docket to a vote this evening. Point of Clarification: Jim O'Neal referred to the Agenda item that states, "to eliminate curbs gutters and sidewalks along Six Points Road." The petitioner referred to the original variance application and stated that the request is to "delay installation of sidewalks, and eliminate curbs and gutters along Six Points Road." Bob Modisett moved for the suspension of the rules. APPROVED 15 -0. The Vice President reported the following vote on the Findings of Fact: Docket No. 14- 00 PP was APPROVED 15 in favor, none opposed. Docket Nos. 15 -00 SW and 16 -00 SW were APPROVED 15 in favor, none opposed. NOTE: Items 5h. 6h. and 2j. were heard together and voted on separately. 5h. Docket No. 28 -00 PP Amend, Primary Plat Amendment application for Keenan Investment Partners Carmel, Inc. The petitioner seeks approval to incorporate a 4.00 acre tract into Carmel Science Technology Park, Block 7, Lot I for the MISO Corporate Headquarters site. The site is located at the northwest corner of West Carmel Drive and South Guilford Road. The site is zoned M- 3/Manufacturing. Filed by Joseph M. Scimia of Baker Daniels for Keenan Investment Properties. 6h. Docket No. 30 -00 DP /ADLS, Development Plan and Architectural Design, Lighting Signage petitions for Keenan Invetment Partners Carmel, S:\PlanCommission\Minutes\pc2000feb Inc. The petitioner seeks approval to construct a 98,323 square foot office building on 9.299 acres to be known as MISO Corporate Headquarters. The site is located on the northwest corner of West Carmel Drive and South Guilford Road. The site is zoned M- 3/Manufacturing. Filed by Joseph J. Scimia of Baker Daniels for Keenan Investment Partners. 2j. Docket No. 31 -00 CA, Commitment Amendment application for Keenan Investment Partners Carmel, Inc. The petitioner seeks approval to amend the commitments for the Carmel Science Technology Park in order to allow a curb cut on South Guilford Road between West Carmel Drive and City Center Drive into Carmel Science Technology Park, Block 7, Lot I for the NHSO Corporate Headquarters site. The site is located at the northwest corner of West Carmel Drive and South Guilford Road. The site is zoned M- 3/Manufacturing. Filed by Joseph M. Scimia of Baker Daniels for Keenan Investment Partners. Joe Scimia, attorney with Baker Daniels, 300 North Meridian Street, Indianapolis, appeared before the Commission representing the applicant as developer for MISO Corporate Headquarters. The MISO facility will be occupied by Midwest Independent Transmission System Operators. Also present were John Hill and Pete VanZant from Keenan Investment Partners; Mack Corderro, president and CEO of MISO and a new resident of Carmel; Elaine Robinson, Vice President of Corporate Services, also a new resident of Carmel; Jim Torguson, CFO; Ray Driscoll, Construction Consultant; Pete Vreeland, project architect; and Rick Connor, Jamie Poczekay, Eric Penland, project engineers, with American Consulting Engineers. The petitioner seeks to develop corporate headquarters and administrative offices and computer control center for the Midwest ISO on a portion of Block 7 in the Carmel Science Technology Park. The present petitions include a Primary Plat amendment, Development Plan and ADLS approval, and a petition for Modifications of Commitment. Assuming that the Primary Plat is approved, the petitioner will be seeking Secondary Plat approval to allow the project to proceed. Midwest ISO is a Not For Profit corporation whose current members are 14 electrical utility companies located throughout the central United States. The Midwest ISO was created to coordinate the transmission of electricity across the facilities of its members. It does not generate electricity, it does not own the transmission lines of its members, but it is basically a logistics company that is responsible for routing electricity along the trans- mission lines. Electrical Utility Companies purchase electricity from each other during peak time periods. Some operators may experience a shortage of electricity while others may have an excess of electricity; it is not unusual for that to be purchased on the open market and transmitted to the place where it is needed during peak hours. The electricity is trans- ported over existing transmission facilities located along the route. The transmission facilities are owned by individual utility companies who charge each user for the right to pass electricity along those lines. S:\PlanCommission\Minutes\pc2000feb The Midwest ISO is regulated by the Federal Energy Regulatory Commission who has already approved the development of this facility. Proposals for this facility were submitted by a number of developers throughout the central States to develop the project within Indiana. After evaluation using a number of criteria, this particular site was chosen. Keenan Investment was chosen as developer because of their national reputation and their expertise in developing headquarter facilities. The western boundary of the development is the proposed City Center Drive; to the east is the recently approved Lakeside Corporate Center being developed by ATAPCO; to the west is the balance of Block 7, currently undeveloped and vacant; to the north is a single office /warehouse building; and to the south is undeveloped ground where a detention/ retention pond is located. The petitioner is requesting to amend the "hole" in the original plat and add the previously unplatted, 4 acre parcel. Following Primary Plat approval, the petitioner will seek Secondary Plat approval. The developer is willing to dedicate right -of -way as part of the approval process. The dedications will be made consistent with the Thoroughfare Plan, including the recent amendments adopted in November that changed City Center Drive from 55 feet to a 70 foot one -half right -of -way. Carmel Drive will go from 35 feet to 45 feet in certain areas and from 35 feet to 50 feet at the curved intersection to handle the turn lane. Guilford Road will go from 25 feet to 40 feet in some areas; a full 40 feet is being dedicated in some areas. At City Center Drive, 15 feet is being dedicated so that it will ultimately be a 70 foot one -half right -of -way. The petitioner is requesting that the Secondary Plat be administratively approved, assuming that the Primary Plat is approved. The petitioner has also filed application for Development Plan and Architectural Design, Landscaping, Lighting, and Signage approval. The proposed building will contain 90,325 square feet and will house administrative offices in the two wings. In the center will be a hardened facility containing the state of the art computer command center; this facility will be reinforced to withstand severe weather conditions, since the facility is required to operate on a 24 -hour basis. The primary access will be off Guilford Road, two lanes in -two out -with a divided median, and aligned with the recently approved ATAPCO Lakeside Corporate Center entrance to the east. The secondary access to the site is proposed to be on City Center Drive and aligns with the proposed re- alignment of Adams Street and gives access to the loading docks. An identification sign is proposed at the entrance in the form of a ground monument, 8 feet tall, six feet wide, constructed of brick to match the building. The lettering for the sign will be brushed aluminum and will be ground- lighted by a spotlight. The parking is consistent with the Ordinance; 328 spaces are required, 328 are provided. A five foot sidewalk will be constructed along Guilford Road as well as a ten foot multi -use path along Carmel Drive. The lighting will be shoe -box, down lighting, located in the parking lot landscape islands. Along the wall at the front entrance will be metal, halyard S:\ PlanCommission\Minutes \pc2000feb 10 wallpacks along the perimeter; ballyard lighting will be located along the front walk to the building. The building elevations submitted do not clearly depict the building which is "V- shaped" from the front. The building is an all brick exterior with green tinted glass. The entry is an all glass front. The landscape plan has been revised. At the northwest corner of Guilford and Carmel Drive is a heavily treed area that the petitioner intends to preserve except for the parking lot area. There are three main perennial beds that are being planted: one at the entrance to the facility at the divided median, one in the center of the circular drive, and the foundation plantings. The parking lot visual buffer contains Red Oak trees, Crabapples, Evergreens, Ash trees, Honey Locust, and Colorado Spruce trees. The rear of the building, the hardened facility, was treated with Oak trees, Crabapple trees, Colorado Spruce, Austrian Pines, Red Oak, and arborvitae for screening and buffering. The petitioner is also requesting approval for modification of commitments. When the Technology Park was initially platted, the developer agreed to no curb cuts on Guilford between Carmel Drive and Adams Street. At this time, the petitioner is requesting that the curb cut be allowed along Guilford to allow for primary access to the project. The petitioner is requesting suspension of the rules to allow for a vote on the project this evening. Members of the public were invited to speak in favor of the petition; the following appeared: Bob Halley, 1214 Hillcrest Drive, Carmel, appeared before the Commission representing the Indiana Utility Regulatory Commission. Mr. Halley stated that this particular project is being endorsed by the Indiana Utility Regulatory Commission. The Commission is hereby encouraged to support the petition. Members of the public were invited to speak in opposition to the petition; no one appeared and the public hearing was closed. Laurence Lillig reported that the Department had received the revised landscape plan today and Michael Hollibaugh will be addressing this issue. Secondly, Mr. Scimia noted that the sign would be 6 feet wide and 8 feet tall -the drawings received by the Department did not indicate those dimensions and the application specifies a 5 foot tall sign. If the sign is to be 8 feet in height, it would require a variance. Aside from that, the Department is recommending suspension of the rules in order to bring this to a vote. Mr. Scimia responded that the sign is actually 8 feet tall, but 5.5 feet above grade. The trash enclosure is brick to match the building exterior, enclosed on three sides with a swinging door on the front. S:\ PlanCommission\Minutes \pc2000feb 11 Paul Spranger expressed concern about the illumination of the wall packs on the buildings and commented that ground lighting or flood lighting of the building might be more appropriate. Joe Scimia requested that the lighting be administratively approved by the Department as opposed to returning to the Commission. The Commission was agreeable to Mr. Scimia's request. Bob Modisett moved for the suspension of the rules in order to vote on item 5h. APPROVED 15 -0. Docket No. 28 -00 PP Amend., Primary Plat Amendment application for Keenan Investment Partners for MISO Corporate Headquarters, was APPROVED 15 -0. Ron Houck moved for the suspension of the rules in order to vote on item 6h. APPROVED 15 -0. Ron Houck moved for the approval of Docket No. 30 -00 DP /ADLS, MISO Corporate Headquarters, contingent upon administrative approval by the Department of the final Lighting and Landscaping plans. APPROVED 15 -0. Ron Houck moved for the suspension of the rules in order to vote on item 2j. APPROVED 15 -0. Ron Houck moved for the approval of Docket No. 31 -00 CA, Commitment Amendment application for the MISO Corporate Headquarters. APPROVED 15 -0. At the conclusion of a short recess, the Commission continued with the following business: 7h. Docket No. 38 -00 PP, Primary Plat application for Kosene Kosene. The petitioner requests approval to plat 24 lots on 10.65 acres to be known as Fairgreen Trace Subdivision, Phase IL The site is located northwest of the intersection of East 116 Street and South Range Line Road. The site is zoned R- 1 /Residential and is being developed as a Qualifying Subdivision under ROSO. The petitioner also seeks approval of the following Subdivision Waivers: 39 -00 SW SCO 6.5.1 to plat lots with less than 50 feet of road frontage 40 -00 SW SCO 6.3.6 to plat a residential street with 40 foot right -of -way 41 -00 SW SCO 6.3.6 to construct a residential street 24 feet in width 42 -00 SW SCO 6.3.15(3) to plat a residential street with radius less than 150' 43 -00 SW SCO 7.7(D)(7) to clear more than 50% of the scrub woodlands Filed by Roger C. Ward, Jr. of Roger Ward Engineering for Kosene Kosene. Gary Weaver, 50 East 91 Street, Indianapolis, appeared before the Commission representing the applicant. The subject site is located north of 116 Street and west of Range Line Road. Phase I was initially approved under the Residential Open Space Ordinance approximately 9 months ago; construction has already commenced. S:\ PlanCommission\Minutes \pc2000feb 12 As a part of Phase I, woodland areas were preserved to the east of the property line. The intent on Phase II was to preserve as much of the young woodlands as possible on the site and to create open space oriented to the front of the lots. A variance has been asked for on the lots surrounding the cul -de -sac close to 116 Street. On the north side of the property where the existing roadway has been terminated into an open green that would front onto the lots, a variance has been requested to allow the reduction of the radius, the right -of -way, and road width so that young woodlands can again be preserved. An aerial photograph of the site was shown. The cul -de -sac on the south end of the property is made as small as possible, thereby preserving the young woodlands. The open green to the north is set up so that all the lots would configure to the open space standards. All lots are sized similar to Phase I, approximately 60X110 feet. The trail will be extended from Phase I into Phase II for continued use. Since the street is fronted on only one side with lots, a reduction in the street width is being requested. This will allow ample room for parking and driveway access to the lots. The commitments being made on Phase II are the same as those made on Phase L There is a minimum of brick on three elevations, 1500 square feet, and a minimum price of $200,000. Sales initially have been over $200,000. Members of the public were invited to speak in favor or opposition to the petition; no one appeared and the public hearing was closed. Laurence Lillig reported that the Department is recommending that this item be forwarded to the Subdivision Committee that will meet on Tuesday, March 7, 2000 at 7:00 PM in the Caucus Rooms of City Hall. Laurence Lillig also reported that the City Engineer is opposing waivers 40 -OOSW; 41- OOSW; and 42 -OOSW. Marilyn Anderson asked that a landscape plan be provided to the Committee prior to the meeting of March 7 th In response to questions from Bob Modisett, Laurence Lillig confirmed that adequate right -of -way is being dedicated on 116 Street. In response to questions from Nick Kestner regarding the location of the inner urban /public service right -of -way line, Mr. Weaver pinpointed the location as being along the east property line. Docket No. 38 -00 PP, Fairgreen Trace Subdivision, Phase II, was referred to Subdivision Committee for further review at its March 7 th meeting. S:\ PlanCommission\Minutes \pc2000feb 13 Old Business: li. Docket No. 81 -99 ADLS, Architectural Design, Lighting Signage petition for Dauby O'Conner Zaleski, LLC. The petitioner seeks approval to construct three office buildings on 3.46 acres known as Meadowlark Office Park, Phase 2. The ite is located at 698 Pro -Med Lane. The site is zoned B -6 /Business. At the February 1, 2000 Special Study Committee meeting, this petition received a conditional favorable recommendation. Filed by Steve Dauby of Dauby O'Conner Zaleski, LLC. Paul Spranger reported the finding of the Special Study Committee. The Committee recommended approval, 6 -0, contingent upon submission of a Performance Bond prior to the start of construction and written commitments from the petitioner regarding landscaping; also contingent upon the Board of Zoning Appeals' approval for land banking the parking. Michael Hollibaugh of the Department produced some cost estimates in regard to the landscaping that would be used as a dollar amount basis for the Performance Bond, as required. An agreement was reached with Jennifer D'Orso, attorney for the petitioner, in regard to the landscaping for existing Phase I that would result in enhancements at the entryway and a buffer in the area of future parking. If and when the parking area is installed, it would be minimally impacted -some plants would need to be re- located, but generally, it would be perennials and shrubs. Phase II. is the overall landscaping plan and some minor modifications have been agreed to and cost estimates have been provided. The only change from information submitted in the packets has been specimen selections. The Cost Estimate on Phase I is $12,500. including plant material, mulch, labor and unexpected costs. The Cost Estimate on Phase II includes buildings 3, 4, and 5 is $25,000. including plant material, mulch, labor, and unexpected costs. The Performance Bond is 10% of the total cost of $37,500. or $3,750.00. The Performance Bond in the amount of $3,750. would be divided into two phases. The first Phase will probably be implemented this spring, the second Phase construction is yet to be determined. The Development Plan can be used as an enforcement tool if the petitioner does not perform -it would then be a zoning violation and enforceable by the Courts, punishable by fine. Laurence Lillig asked for a copy of the landscape calculations for the file. Leo Dierckman moved for the approval of Docket No. 81 -99 ADLS, Meadowlark Office Park, Phase M. APPROVED 15 -0. S:\ PlanCommission\Minutes \pc2000feb 14 3i. 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 Qualifying Subdivision under ROSO. This petition received a favorable recommendation at the February 1, 2000 Subdivision Committee meeting. Filed by Anne Burget of Paul I. Cripe, Inc. for Deylen Development. John Sharp of Paul L Cripe, Inc. appeared before the Commission representing the applicant. Ron Houck reported that the Subdivision Committee had reviewed this Docket -there are no outstanding issues and all TAC items have been addressed. The Committee voted favorably to recommend approval. Leo Dierckman moved for the approval of Docket No. 108 -99 PP, English Oaks Subdivision. APPROVED 15 -0. New Business 3j. Docket No. 36 -00 ADLS, Architectural Design, Lighting Signage application for Equicor Development. The petitioner requests approval for the first of two multi tenant, multi -level general office buildings on two parcels totaling 4.386 acres to be known as Fidelity Keystone Office Parr The site is located northwest of the intersection of East Carmel Drive and Keystone Way. The site is zoned B- 8 /Busines.s Filed by David B. Huffman of CSO Engineers for Equicor Development. Gordon Byers, attorney, appeared before the Commission representing Greg Small, Mark Zuckerman, et al, applicants. David Huffman of CSO Architects was also present. The site is located at Carmel Drive and Keystone Way behind the Fidelity Office Building to the north. The property consists of 4 acres and is to be developed as an office park. The petitioner is in the process of acquiring the property from the Wilfong Trust and Browning Investments. There are two, two -story buildings, approximately 41,000 gross square feet, shaped in an "L." The building materials are red brick with an accent stripe; the glass is green and looks like the glass on the new Carmel library. There is a canopy over the entryway. The building abuts Mohawk Hills to the north. In respect to the lighting, there will be 32 lighting standards as per the informational packets; these will be down light, 400 watts, and no light spillage at the property line. It is anticipated that building one will be constructed first and commenced in phases. S:\ PlanCommission\Minutes \pc2000feb 15 There is no sign package at present. The site will access Carmel Drive and the petitioner has been working with the City in respect to that access point. The petitioner has appeared before the Carmel Board of Public Works and received approval for a tentative location of an intersection that will serve this site. Mr. Byers commented that the proposed development will be a fine complement to this quadrant of office use and will tie in with the existing bank building. A unified plan could be put into place in respect to traffic flow and parking. Ron Houck asked about previous plans for a connecting road to the Marsh Plaza. Gordon Byers referred to conversations regarding a "Loop" Road that would cross this site, carry traffic in front of the old Marsh store, and come out at the traffic light at AAA Way. The petitioner did hire a traffic expert- -the loop road was not the ideal solution. The petitioner is proposing an access point between the two bank buildings. The Board of Works required the petitioner to align the access with Steak'n Shake on the south side of Carmel Drive and will fit in with the City's streetscape review of Carmel Drive. There has been some preliminary discussion regarding an automatic signal on Carmel Drive tied in thru a micro processor on Keystone; a signal would alleviate the need for the "Loop" Road." The decision regarding a signal would lie solely with the legislative body and the City Engineer. This signal issue must be resolved, but the traffic would flow with the completion of this project. There were questions regarding a previous design for the "Loop" Road. The goal is to improve the traffic and not to make it worse. Laurence Lillig of the Department pointed out that any signage for this particular site will require a variance because it lacks public road frontage. Any approval would be for the first building only, since there are no specific plans for the second building. Gordon Byers clarified that the petitioner is also requesting approval for building 2 since it is a mirror image of building 1, and there is sufficient data in the file to view both buildings. The petitioner is willing to work with the Department on signage. Marilyn asked that the Committee look at the foundation plantings for adequacy. Docket No. 36 -00 ADLS, Fidelity Keystone Office Park, was referred to the Special Study Committee that will meet on Tuesday, March 7, at 7:00 PM in the Caucus Rooms of City Hall. There being no further business to come before the Commission, the meeting was adjourned at 10:05 PM. Ramona Hancock, Secretary David A. Cremeans, President S:\ PlanCommission\Minutes \pc2000feb 16