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HomeMy WebLinkAboutMinutes SpecStdy 10-03-00CARMEL /CLAY PLAN COMMISSION SPECIAL STUDY COMMITTEE OCTOBER 3, 2000 The regularly scheduled meeting of the Special Study Committee met at 7:00 PM on Tuesday, October 3, 2000 in the Caucus Rooms of City Hall, One Civic Square, Carmel, Indiana. Members present were: Leo Dierckman; Bob Modisett; Jim O'Neal; and Paul Spranger. Paul Spranger announced that Docket Nos. 92 -00 ADLS and Docket 131 -00 DP /ADLS were TABLED at the request of the Petitioner. Michael Hollibaugh and Terry Jones were present representing the Department of Community Services. There are two add -on items for this evening, Timber Creek Homeowners Association, and the Thoroughfare Plan Amendment as it relates to U.S. 31 and 131 Street. In regard to the Thoroughfare Plan Amendment, Mike Hollibaugh reported that letters had been sent out to all affected property owners and conversations held with some of the property owners notifying them that this item would be discussed last on the Agenda. Item 3. Docket No. 132 -00 Z, Dodd Rezone Petitioner seeks a favorable recommendation for a rezone from the S -1 /Residence District to the B -8 /Business District on 11.35 acres. The site is located on the southeast corner of East 146 Street and Hazel Dell Parkway. The site is zoned S -1 /Residence. Filed by Corby D. Thompson of Plum Creek Partners. Corby Thompson stated that he had met again with some of the neighbors last week. The petitioner had engaged a traffic engineer, landscape architect, and a building architect. It is not possible to get information requested within a 30 day time frame and also meet again with the neighbors. The petitioner is therefore formally requesting a TABLE to the 14 of November. Bob Modisett asked that the petitioner bring an aerial of the site and surrounding area for review so that the Committee may have an opportunity to review the entire area. 4a. Docket No. 134 -00 Z, North Augusta Subdivision, Section 2, Lot 29 -32 Rezone Petitioner seeks a favorable recommendation for a rezone from the S -1 /Residence district to the B -5 /Business district on Lots 29 through 32 of North Augusta Subdivision, Section 2. The site is located on the southwest corner of North s:\ P1anCommission \SpecialStudy \spst2000oct Augusta Drive and West 97 Street. The site is zoned S -1 /Residence and is located within the U.S. 421 Overlay Zone. Note: This item is paired with Docket No. 135 -00 DP/ADLS. Filed by Majid Rastegar of Majestic Residence, Inc. 4b. Docket No. 135 -00 DP /ADLS, North Augusta Subdivision, Section 2, Lot 29- 32 Petitioner seeks approval of three general office buildings totaling 54,000 square feet to be known as Majestic Corner Plaza. The site is located on the southwest corner of North Augusta Drive and West 97 Street. The site is zoned S- 1 /Residence and is located within the U.S. 421 Overlay Zone. Note: This item is paired with Docket No. 134 -00 Z. Filed by Majid Rastegar of Majestic Residence, Inc. Ron Bussell, attorney, 301 East Carmel Drive, appeared before the Commission representing Majestic Residence, Inc. The proposed development will consist of three office buildings on four lots located east of Michigan Road and south of I -465. The site is currently zoned residential and is within the Michigan Road Overlay Zone. Also present were Majid Rastegar and Michelle McGinnis of Majestic Residence and Mike Dehr of Major Engineering. Signage detail at North Augusta Drive was shown. The building will be of Georgian style; brick and shingle samples were displayed. The buildings will be red brick all around. The columns in the front will have flutes on them. Altura Gardens will be doing the landscaping. The office buildings will be three- stories and a typical floor plan was displayed. The tenants will be professional. There are two existing houses on the property that will be razed. There are currently four lots that will be combined into one lot. Mike Hollibaugh reported that there are a couple of minor issues with the County Surveyor. The petitioner is showing sub surface storm water retention. Michelle responded that an outlet perform form has been provided to the County Surveyor. Ron Bussell reported that the County Highway Department is requesting the entrance to 96 Street be re- constructed into a commercial road, and the petitioner is proceeding with that recommendation. Commerce Drive will take a north and westerly direction. The Thoroughfare Plan requires the widening of 96 Street and the petitioner is being asked by the County to widen to 28 feet, back -to -back. In regard to the architecture, there was discussion regarding the design of the buildings- the petitioner agreed to remove the cupola on the buildings. The reduction in parking may change some of the landscaping issues. The petitioner dedicated part of the lot for the location of a lift station; one -half acre will be available s:\ PlanCommission \SpecialStudy \spst2000oct 2 upon elimination of the finger system. The request for parking variance will go through the BZA process. If the parking variance is not granted, the petitioner will have to reconfigure the plan. Scott Brewer, City Forester, does have some issues with the landscaping -has not seen the revised plan from Altum's. In regard to the lighting, there will be no wall packs on the buildings; lighting on the monument sign will be ground- mounted flood lighting. There will be no illumination at the entrance. Jim O'Neal moved to recommend approval of Docket Nos. 134 -00 Z and 135 -00 DP /ADLS, North Augusta Subdivision, Section 2, Lot 29 -32, conditioned upon the County Highway and County Surveyor's approval and final landscape plan approval, seconded by Leo Dierckman. APPROVED 4 in favor, none opposed. Item 5. Docket No. 139 -00 DP /ADLS, Newark Subdivision, Lots 4 (part) -7 and Newark Village Subdivision, Lots 2 3. Petitioner seeks approval of an expansion of the Ace Hardware. The site is located at 731 South Range Line Road. The site is zoned B -7 /Business and R- 2 /Residence. Filed by Paul G. Reis of The Reis Law Firm for Carmel Ace Hardware, Inc. Paul Spranger reported that City Council had not looked favorably on the Rezone request at the initial reading until some issues were worked out. The Rezone request was sent to the Council's land use committee on October 12 t1i Terry Jones reported the Department's recommendation that this item be Tabled until Council had ruled on the Rezone. Paul Reis, 12538 Hancock Street, Carmel, appeared before the Committee representing the petitioner. Mr. Reis was hopeful of going forward with this item this evening, however, Mr. Reis was willing to abide by the Committee's wishes. Bob Modisett moved to Table Docket No. 139 -00 DP /ADLS, Newark Subdivision, to the November 14 meeting, seconded by Leo Dierckman. TABLED 3 in favor, Jim O'Neal opposed, none abstaining. Item 6. Docket No. 146 -00 DP /ADLS, West Carmel Center, Block F Petitioner seeks approval of plans for a 125,000 square foot Home Depot home improvement store on 15.00 acres. The site is located on the southeast corner of Retail Drive and Michigan Road. The site is zoned B -3 /Business and is located within the U.S. 421 Overlay Zone. Filed by Kevin D. McKasson of Glendale Partners. s:\ P1anCommission \SpecialStudy \spst2000oct 3 Kevin McKasson of Glendale Partners appeared before the Committee representing the applicant. The Home Depot store is proposed on part of the south lot in West Carmel Center and will be a replica of the Target building with like materials on the east, west, and north facades utilizing the quick brick with limestone architectural features on the front of the building. A six foot mound has been provided at the street to further protect the view from the street. The petitioner has met with the neighborhood association and as a result, has added mounding and landscaping along the east side of Commerce Drive extension; another six foot mound has been added to the corner to conceal the loading areas. The petitioner has also agreed to construct a fence for the benefit of the homeowner most affected by the project -even landscaping in the homeowner's yard to lessen the impact. In regard to the lighting, the petitioner defers to the Department to determine the brightness of the lighting on the signs. The petitioner has agreed to point 5 foot candle at the line of the lake. Lighting will be the same type of down lighting as the Target store, also the same type of parking lot lighting. The petitioner has agreed that the outside storage area will be completely covered and no materials will be visible from outside the building at any time -NO OUTSIDE STORAGE. Cart corrals will be enclosed with brick materials to match the building. The petitioner is working with Scott Brewer, the City Forester, in regard to the landscaping, types of trees, etc. Currently, the petitioner has requested variances through the Board of Zoning Appeals regarding signage. Three signs are being requested: Home Depot, Nursery, and Lumber Yard. The largest sign is 180 square feet. The signs will be internally illuminated -no monument sign. The level of illumination will be subject to the Department's discretion. Terry Jones stated that the lighting commitment is difficult from an enforcement standpoint. Spillage is a factor. Terry reported that as stated consistently, this project does not meet the architectural requirements for the 421 Overlay Zone. The Department maintained the same position in regard to the Target store. An outside consultant reviewed the design. It can be said that the Department and the petitioner have "agreed to disagree." Michael Hollibaugh referred to the County Highway's letter in regard to sidewalks; the site plan does not show sidewalks. April Hensley, architect, responded that the site plan has now been revised to show sidewalks. The petitioner has agreed to the installation of 8 foot sidewalks along both Commerce Drive and Retail Parkway. Michael Hollibaugh stated he would reserve comments regarding the landscaping plan until a review of the plan was completed by Scott Brewer. s:\ P1anCommission \SpecialStudy \spst2000oct 4 Leo Dierckman asked to see a larger rendering of the outdoor area. Mr. McKasson responded that the petitioner has committed to the same materials as the balance of the building -brick and masonry. April Hensley explained that the arch is wrought iron across the brick and provides a break -up of that particular area that is mostly a fence. There is no roofing on the garden center at this time. Leo Dierckman questioned the right elevation of the building and the elevation of the road; whether or not you will be able to see inside. Mr. McKasson responded that there are 6 foot mounds being proposed for screening. In regard to the design materials, there is simulated limestone at the bottom of the building upwards of three feet, then ten feet of quick brick, and limestone caps at the top, the same materials as used in all of the other buildings. Michael Dugan, neighboring resident, was in attendance. Mr. Dugan was agreeable to the six foot mounds, the landscaping proposed, and the prospect of a fence for additional screening. Paul Spranger recalled that the other buildings had simulated limestone keys at the corners of the building in addition to the columns. Mr. McKasson confirmed and stated that the limestone keys and columns will be presented in the next drawings. Jim O'Neal said he was disturbed by the fact that the Department has consistently had issues with architectural standards on this project. Why can't the Committee reject the project up front? Why doesn't the Committee listen to the Department -it is their job to say whether or not it meets the Overlay requirements. Mr. O'Neal was opposed to proceeding with this development if the Department is indeed opposed to the architectural design/theme. There seems to be a problem with the system. Terry Jones responded that the City does not have an architect on staff and the Department must hire an architect to critique the applicant's architect. The Overlay puts a lot of attention on architectural design and details and provides four options of design. Ms. Hensley has stated that they have used certain elements of all four design standards. The Department had the same position on the Target store as they have on this project, and other projects in the past. The Plan Commission must make the final decision after weighing all elements of the design standards. Leo Dierckman requested the following: Closure on the neighborhood issue in writing; a rendering of the cart corral; final landscape review and approval; a rendering of the right elevation; and color samples of the sign. Until these items are submitted, Leo was in favor of Tabling. Michael Dugan, 3805 Carwinion Way, stated that at every point along the way of development, there has been excellent dialogue with Kevin McKasson. The project was presented at a homeowners association meeting; the family most impacted by the s:\ P1anCommission \SpecialStudy \spst2000oct development was in attendance and reviewed an early rendition of the site plan and preliminary drawings of the elevation. Michael Dugan was not aware of any specific concerns that were not addressed. Mr. McKasson had met with the particular homeowner regarding fencing and landscaping. Michael Dugan was comfortable in saying that Kevin McKasson has done what he said he would do in regard to the particular homeowner and it is not an issue at this point. Michael Dugan did have the following comments. When the neighborhood association had discussions with Meijer and then Target, the neighborhood had a set of conditions regarding landscaping and other concerns -all of which were addressed. The deal that was cut 10 months ago was that the neighborhood association would support big box, high quality development in the 421 corridor adjacent to their neighborhood, IF they got the cul -de -sac. The cul -de -sac issue has continually been pushed aside by City planners saying that it could not be discussed until parcel B was up for discussion. Michael Dugan stated he could not support a Home Depot, Super Target store, Walgreen's or a strip mall until he received a commitment from the Carmel Plan Commission or the County that he would receive the cul -de -sac. This does not seem to be a county road issue or a Carmel traffic Thoroughfare Plan issue -this is a local deal that we cut to improve the safety on our street and the quality of life in our neighborhood. That's where the neighborhood association is at present -we have worked with Kevin McKasson in good faith, this is a quality development, we have the best looking Walgreen's in all of Carmel -We Need the Cul-de-sac!! Terry Jones responded that the street was put in as a part of the overall project that was rezoned approximately 8 or 9 years ago and was part of the overall circulation for the site. It was Terry Jones' understanding that the County is not now in a position to do anything and in looking at it, the City would probably require the initial traffic study (done at the time of the rezone) to be amended. Secondly, the Department opposed the closure of the North Augusta extension and the Plan Commission allowed it to happen. At this time, the Department would see no reason to cul -de -sac it and definitely not without further review and study of the entire area. The Department has not been provided with information that would support the closure and in brief conversations with the County, I think they are in agreement. In the end, it is the County's jurisdiction. Kevin McKasson reported that they are scheduled for the County docket on October 23 on the cul -de -sac issue. Terry Jones said that the Department will work with the County on the cul -de -sac issue and report back to the Committee. Bob Modisett asked the petitioner to bring an aerial plan showing the street layouts and neighboring areas. Paul Spranger asked that the petitioner's architect look at the building again to try to come closer in compliance architecturally in terms of design and materials. Kevin McKasson said he would work with the Department to facelift the building to conform s:\ P1anCommission \SpecialStudy \spst2000oct more closely with the Overlay Zone. There is a definite concern about the garden area matching the look of the building so that it does not stand out in any way. In response to Bob Modisett's questions, Kevin McKasson stated that the petitioner has received permission from the State for the installation of a traffic light. The loading docks are to the inside at the southeast corner of the building. Landscape mounds screen the area. Leo Dierckman moved to Table Docket No. 146 -00 DP /ADLS, Home Depot, to the November 14 Special Study Committee, seconded by Jim O'Neal. APPROVED 4 in favor, none opposed. Item 7. Docket No. 151 -00 DP /ADLS, Opus Landmark at Meridian Petitioner seeks approval of plans to establish 3 multi story, multi- tenant office buildings on 23.67 acres. The site is located on the northwest corner of Pennsylvania Parkway and West Carmel Drive. The site is zoned B -2 /Business and is located within the U.S. 31 Overlay Zone. Filed by Paul G. Reis of The Reis Law Firm for Opus North Corporation. Paul Reis, 12358 Hancock Street, Carmel appeared before the Committee representing Opus North Corporation for ADLS review of a proposed office complex. Three buildings are being proposed, 3 stories, and approximately 105,000 square feet each. A third building will consist of 144,000 square feet. The petitioner submitted a Landscape Plan to Scott Brewer for review. The species of trees has been addressed and the planting detail will be included on the construction plans. The stakes on the trees will be removed within one year of planting. The petitioner has filed for a waiver on the landscaping, 20% decrease in the number of trees, and base planting strips along Pennsylvania and also a 20% decrease in the number of trees on the north and south side yards. In the parking lots, the petitioner has asked for a decrease in the number of shrubs. Within the parking lots, the petitioner has chosen to increase the number of trees from 174 to 190 and decrease the number of shrubs from 864 to 616. Leo Dierckman asked if an additional fountain might be needed in the aerating pond to prevent algae. Mr. Reis responded that the fountain is more for aesthetics and an accent feature, and not required to deter the growth of algae. Jim O'Neal commented that all of these types of ponds have algae if there is stagnant water in them. Mr. O'Neal felt that a fountain could be added to either end of the large pond to keep the water moving in order to eliminate algae. The petitioner agreed to comply with this request. s:\ P1anCommission \SpecialStudy \spst2000oct Bob Modisett asked if additional right -of -way had been dedicated along U.S. 31. Paul Reis stated that there is a reserved easement that the State has kept in connection with this intersection -there is additional right -of -way farther to the north. In regard to the signage, the signs are backlit, reverse channel letters. There is one identification wall sign on each of the three buildings, and a large, center identification, ground sign with shielded up- lighting. There is no up- lighting on the building itself. Paul Spranger would like to see up- lighting on the building facing U.S. 31 -the petitioner commits to do so. In regard to sidewalks, there is a five foot path along Pennsylvania and pedestrian walkways from the buildings to Pennsylvania Street to match up with the Old Meridian plan. The pathway is consistent with Pennsylvania Parkway south of Old Meridian. Leo Dierckman moved to approve Docket No. 151 -00 DP /ADLS, Opus Landmark at Meridian, subject to the addition of two fountains in the large pond and up- lighting on the building; seconded by Jim O'Neal. APPROVED 4 in favor none opposed. Item 8. Docket No. 167 -00 ADLS Amend, Carmel Science Technology Park, Block 15 Filed by Ron Koster of the Timber Creek Homeowners' Association. NO SHOW Item 9. Docket No. 143 -00b CPA, Thoroughfare Plan Amendment Comprehensive Plan Amendment petition for the City of Carmel. Petitioner seeks a favorable recommendation to incorporate plans for the 131S Street and U.S. 31 interchange into the Thoroughfare Plan. Filed by the U.S. 31 Task Force Paul Spranger commented that the State is the ultimate, final authority as to where the interchanges will be located. Right now, the State is in the environmental plus initial design phase and that will probably conclude in six or seven months. The City cannot prejudice the State's work, but the City must explore how they can mitigate the negative and accentuate some of the local traffic and thoroughfare needs. John Myers, consultant with the national firm of Parsons Brinckerhoff who has also done a lot of work on interchanges for the State, has assisted in this project and first identified 131S Street as being one of the most critical options. Paul Spranger invited all persons in attendance to attend the U.S. 31 Corridor Task Force meeting on Thursday at 7:00 AM in the Caucus Rooms of City Hall. The consulting firm will be in attendance and will give a power point presentation on the rationale for location and design of the interchange. s:\ P1anCommission \SpecialStudy \spst2000oct Michael Hollibaugh commented that the action the City is proposing is as a result of the City trying to get INDOT to "step up to the plate" in the areas that will be affected by development and also affected by the State's freeway upgrade. At this point, INDOT is not able to or is not willing to start purchasing some of the parcels. The City Council passed a resolution in the last six months that prevents any construction projects being approved in this area. The Department is trying to protect the City (and Township's) interest on a long -term basis. Paul Spranger said it was difficult for the State to make a right -of -way purchase because it would prejudice the entire environmental study. More importantly, if it would prejudice the State's study, it would jeopardize Federal funds for the project. The environmental study is not just about owls and wildlife, it is about people, residential areas, and all kinds of economic impacts and about local thoroughfare plans. Affected property owners on all quadrants of 131 Street and U.S. 31 were given an opportunity for input. Bob Leeper and wife, property owners of the northeast corner, stated he has attempted to utilize his property and has been tabled every time. It is Mr. Leeper's feeling that the land is being taken without compensation. According to Chicago who is doing the environmental study, it will take 2 1/2 years. Is Carmel ready in the event the State sets the interchange at 126 Street rather than 131 Right now, the City is stopping every property owner who wants to develop. Mr. Leeper stated he had looked over the proposed interchange and feels there are several things that are dangerous about it. Mr. Leeper said he had designed 5 or 6 different options that are better from Carmel's standpoint that will allow Mr. Leeper to utilize his property. Mr. Leeper stated he would be in attendance Thursday morning and would address the situation at that time. Mrs. Leeper spoke to the Committee and echoed Bob Leeper's position. Mrs. Leeper said it was time for the City to "put up or shut up." Either pay for the Leepers' property or let them develop the property. Chris Sager, Duke -Weeks wanted to communicate to the Committee their plans. Hamilton Crossing has had a lot of success and is now basically out of space. Currently, Duke -Weeks has received ADLS approval to build building No. 5 and is ready to pull the permit. In addition, Duke -Weeks passed on purchasing land from George Sweet because of the fact that they could still build two more buildings at Hamilton Crossing. Plans are to move forward at this time, but did want to communicate and work with the City as much as possible. Based on estimates, Duke -Weeks is losing about 4 1/2 acres or about 80,000 square feet of rentable area. Quite frankly, with the uncertainty of the area, it is the chicken/egg thing and we would be forced to sit around and wait. With the market conditions as they are now, with no space available in the 31 corridor and clients knocking on our doors wanting us to build new buildings -we just wanted to come here tonight to communicate what our plans are. We are here to listen. s:\ P1anCommission \SpecialStudy \spst2000oct Dave Coots, Coots Henke Wheeler, 255 East Carmel Drive, Carmel appeared before the Committee representing a prospective developer on the northwest corner of 131 and U.S. 31, known as the DePauw property. The property owner has given the State 90 days notice to purchase the property or they intend to develop under the Ordinance and follow through for approval. Once this is done, regardless of the City's preferred plan or its process of study, the Ordinance spells out procedurally, how a property owner goes forward with that and the property owner is in the process of doing that. A letter was received this week from Christine Klika of INDOT saying that Parsons Transportation group who is performing the environmental study, will not complete the study for 24 months. Therefore the State is not in any position to follow through with acquisition of any of the northwest portion of this intersection. The property owner will proceed with the design of the proposed development, taking into consideration as much of the existing Thoroughfare Plan that contemplates Meridian Corners Boulevard, etc. Unless the City comes forward and condemns the property, there is nothing the Committee or the City can do to preclude the development from going forward. The fact that the City is trying to preserve taxpayer monies and improve traffic flow is appreciated, but private property ownership still has some constitutional standing. Unless the City gets into the business of purchasing and developing this type of highway network for the benefit of the State, the City's hands are pretty well tied and at a dead end in terms of what the City can expect a private land owner to do (in terms of development of the property), especially when the Ordinances are in place to permit it and there is a notice provision in place to accommodate it. Paul Spranger said the City has been encouraging the State to look at the area in less time than 24 months. Again, the City will not do anything to jeopardize Federal funds. Beverly Enterprises was not in attendance. Frank Regan was not in attendance. Paul Spranger again issued an open invitation to members of the public and interested property owners to attend the U.S. 31 Task Force meeting Thursday, October 5 at 7:00 AM in the Caucus Rooms of City Hall. There being no further business to come before the Committee, the meeting was adjourned at 9:30 PM. Paul Spranger, Chairperson Ramona Hancock, Secretary s:\ P1anCommission \SpecialStudy \spst2000oct 10 s:\ P1anCommission \SpecialStudy \spst2000oct 11