HomeMy WebLinkAboutMinutes PC 03-18-08C ity of arme
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CARMEL PLAN COMMISSION
TUESDAY, MARCH 18, 2008
Minutes
The regularly scheduled meeting of the Carmel Plan Commission commenced at 6:00 PM on Tuesday, March
18, 2008 in the Council Chambers, City Hall, Carmel, Indiana. The meeting opened with the Pledge of
Allegiance.
Members present: Leo Dierckman, Jay Dorman, Dan Dutcher, Wayne Haney, Kevin "Woody" Rider, Rick
Ripma, Carol Schleif, Susan Westermeier, thereby establishing a quorum.
Department of Community Services Staff in attendance: Michael Hollibaugh, Director; Angie Conn and
Adrienne Keeling, City Planners. Also in attendance: John Molitor, Legal Counsel.
The Minutes of the February 19, 2008 meeting were approved as submitted.
Legal Counsel Report, John Molitor: The State Legislature has not changed anything in the
planning/zoning statutes this year; the Plan Commission can proceed as usual and normal. John Molitor
referred to an email that was received from a resident concerning the Holiday Inn proposal currently at the
Committee level. The Commission should consider requesting messages be sent to the Department Staff
first, and included in the informational packets distributed by the Dept. rather than directly to the
Commission members.
Department Report, Angie Conn: The Department suggested re- ordering the Agenda to hear Dapper
Estates, Public Hearing Item l OH and Dapper Estates, Old Business item 1 -2I together. The Agenda was
re- ordered by Unanimous Consent.
H. Public Hearings:
1 -9H. WITHDRAWN: Docket No. 06090037 PP: Lakeland Subdivision
The appheant seeks pfimafy plat appfeval fef 5 lots on 10 aefes. The applieafA also seeks
the following
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The site 1265 Clay Centef Dead and is zoned SI/Residenee. Fileadby
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10H. Docket No. 08010011 DP /ADLS: Old Meridian Plaza (RA Franke, lot 8A)
The applicant seeks site plan and design approval for a 4 -story mixed use office /retail
building. The site is located at 12863 Old Meridian St. and is zoned OM/MU- Old Meridian,
Mixed Use. Filed by Ersal Ozdemir of Keystone Group, LLC.
Charlie Frankenberger, attorney, Nelson and Frankenberger appeared before the Commission representing the
applicant. Also present: Ersal Ozdemir, principal in Keystone Group; John Suter, Rottmann Architects; Alan
Fetihagic, Structure Point Engineering; Chris Reed, owner; Tom Mullens and Julie Sugelder, Veterinarians
who will occupy a part of the proposed building.
The subject parcel is approximately 2.5 acres located on the east side of Old Meridian between East Carmel
Drive on the south and Main Street on the north. The property is zoned Old Meridian, Mixed Use, and the
Keystone Group intends to develop the real estate to allow an up- scale, retail office building to be known as
the Old Meridian Plaza.
A color rendering of the site plan was displayed. The site will be fully landscaped in complete compliance
with the Carmel Zoning Ordinance. The site indicates a future building that may or may not be built. The
petitioner will return to the Plan Commission for any future DP /ADLS approval required.
In order to allow this landmark building, Old Meridian Plaza, the use variance and development standards
variance were reviewed and granted by the Board of Zoning Appeals last month. The development standards
variances refer to signs and sunscreens; the variances granted allow the number and location of all signs
identified in the informational materials. The development standards variances also allow the upper story, Sun
Screens, and the canopy above the entrance in the back to be made or metal or aluminum, provided they are
made of non reflective surfaces. The use variance, also granted last month, allows a veterinary hospital
occupying approximately 6,000 square feet to have an indoor kennel. The veterinary hospital will be state -of-
the -art, closely reviewed by the BZA, and will incorporate ample sound and odor mitigation measures. The
kennel aspect of the veterinary hospital will be indoors and will replace the partially outdoor kennel now
existing on the northeast corner of Old Meridian and Main Street.
The Old Meridian Plaza will comprise 4 stories at 60,000 square feet. The Old Meridian Plaza will be a
beautiful, land -mark building —mixed use--designed entirely within the guidelines established by the City for
the Old Meridian corridor. This land -mark property exhibits a fresh, yet refined architectural vocabulary
while still respecting the precedent of the historic character of the architecture found in the Arts Design
District and the Civic Center. Easy pedestrian access and permeability are provided from the sidewalks along
Old Meridian as well as from the parking area located in the rear. The exterior building materials will include
two colors of brick, cast stone, and EFIS. The building will fully comply with all of the architectural lighting
and landscape requirements of the Old Meridian Mixed Use District.
Signage: Site and building signage have been designed to minimize clutter and confusion and to promote
convenient and safe movement by vehicles and pedestrian traffic. Two types of signs have been submitted
those attached to buildings (building signs) and one ground sign. The signs will be white channel letters, black
during the day and white when illuminated. The ground sign will be adjacent to the vehicular entrance on the
southwest corner of the site, on the south side of the entryway. The brick base will match the brick bond of the
building.
Members of the Public were invited to speak in favor of, or in opposition to the petition; no one appeared and
the public hearing was closed.
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Department Report, Angie Conn: In addition to the DP /ADLS, the petitioner is also seeking administrative
replat approval to combine two lots into one to alleviate any property lines through this project. The petitioner
appeared before the Board of Zoning Appeals in February and received approval for the use variance and
other variances relating to the signage and entrance and upper story sunscreen. There are some issues
outstanding as noted in the Department Report. At this time, the Department recommends forwarding this
item to the April first Special Studies Committee for further review.
Jay Dorman asked about the prospective tenants in the mixed -use building.
Charlie Frankenberger responded that the upper floor would be primarily office, retail on the ground floor.
Docket No. 08010011 DP /ADLS, Old Meridian Plaza (RA Franke, Lot 8A) was referred to the Special
Studies Committee for further review on April 1, 2008 at 6:00 PM in the Caucus Rooms of City Hall.
11H. Docket No. 08020031 SW: Dapper Estates
The applicant seeks primary plat approval for 2 lots on 0.984 acres. One subdivision waiver
requested is:
Docket No. 08020031 SW SCO chapter 8.09 installation of path /sidewalk
The site is located at 1340 Rohrer Rd. and is zoned R -1 /Residence.
Filed by Matt Skelton of Baker Daniels, LLP for Robert Dapper.
Heard with Items 1 -2, Dapper Estates Docket No. 07110025 PP and 07110026 SW, under Old Business.
12H. Docket No. 08030001 OA: Qualifying Subdivision Exemptions Amendment, Part II
The applicant seeks to amend the Subdivision Control Ordinance, Chapter 7: Open Space
Standards for Major Subdivisions, in order to delete exemptions from the lot area and lot
standards in qualifying subdivisions consistent with Council Ordinance Z- 508 -07. Filed by
the Carmel Department of Community Services on behalf of the Carmel Plan Commission.
Adrienne Keeling, Department of Community Services appeared before the Commission representing the
applicant.
With the adoption of Z -508 -7 by the City Council last fall, the minimum lot area and setback requirements for
lots in Qualifying Subdivisions (ROSO) were eliminated. There is a corresponding section in the Subdivision
Control Ordinance that should have also been deleted. That section is 7.00.01, Major Subdivisions with
community water and community sewer that meets the Standard Open Space Requirement (SOSR.)
Members of the public were invited to speak in favor of, or opposition to the petition; no one appeared and the
public hearing was closed.
Department Report, Angie Conn: The Department is recommending that the Commission suspend its rules
and vote a favorable recommendation to the City Council after all comments and concerns have been
addressed.
Carol Schleif made formal motion to suspend the Rules of Procedure in order to vote on Docket No. 08030001
OA, Qualifying Subdivision Exemptions Amendment, Part II, seconded by Susan Westermeier, Approved 8 -0.
Sue Westermeier made formal motion to send Docket No. 08030001 OA, Qualifying Subdivision
Exemptions Amendment, Part II to the City Council with a favorable recommendation, seconded by
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Rick Ripma, APPROVED 8 -0.
13H. Docket No. 08030002 CPA: Bicycle Routes Loops Systems Plan
The applicant seeks to amend the Thoroughfare Plan section of the Carmel /Clay
Comprehensive Plan, in order to propose and identify a system of Bicycle Routes and Loops
on existing facilities. Filed by the Carmel Department of Community Services on behalf of
the Carmel Plan Commission
Adrienne Keeling, Department of Community Services appeared before the Commission representing the
applicant. David Littlejohn, Alternative Transportation Coordinator was also in attendance.
The Commission was given a map detailing the Bicycle Routes and Loops on existing facilities within the City
and located on the Thoroughfare Plan. The network identifies 8 cross -city bike routes and 5 bike loops. The
routes consist of 2 cast/west routes and 6 north/south routes and are intended to provide longer connections to
the Monon, bike loops, or to neighboring communities. The loops provide family- friendly circuits.
Members of the public were invited to speak in favor of, or opposition to the petition; no one appeared and the
public hearing was closed.
Department Report, Angie Conn: The Department recommends suspension of the Commission's Rules of
Procedure and a favorable recommendation to the City Council after all comments and concerns have been
addressed. Otherwise, the Commission can send this item to the April first Subdivision Committee.
Susan Westermeier had definite reservations about voting on this item this evening and suggested that the map
eliminate reference to the crossover at 126"' and US 31 because it is very dangerous. Perhaps this could be
eliminated as a reference until US 31 is changed.
Dan Dutcher agreed with the suggestion that the designation for access /crossing be eliminated at this time.
Jay Dorman questioned potential paths that stop and go nowhere. Will there be designations to turn and loop
as well?
Adrienne responded that the loops are more for use by families; the routes would be used by the more
experienced, seasoned riders to get from point A to point B. The loops show existing infrastructure as well as
connection with Illinois Street to the south —the connection to the west is problematic as well.
Jay Dorman noted that 126"' and US 31 is a dangerous place to even walk.
Rick Ripma asked if there was a budget in place for marketing and signing for the loops and trails.
Adrienne Keeling responded that to date, there is no estimate for signagea budget has not been determined.
Jay Dorman suggested that when maps are printed, a date should be incorporated on it.
Adrienne Keeling noted that maps will be available, but not a part of the Comprehensive Plan.
Dan Dutcher suggested breaking out and creating separate loops and separate map for existing and proposed.
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"Woody" Rider said that as a whole, the City is trying to market the biking concept. It might be more costly to
do separate maps—multiple printing runs up the cost.
David Littlejohn, Alternative Transportation Coordinator stated that Kevin Heber has ridden all of the routes.
The routes use a lot of off -street infrastructure at this point.
Leo Dierckman suggested only talking about loops this evening rather than including the routes.
Carol Schleif was in favor of suspending the rules for a vote if the US 31 crossing is removed —Carol liked the
idea of loops only.
"Woody" Rider noted that if this were sent to Council, safety would be the number one concern.
Docket No. 08030002 CPA, Bicycle Routes Loops Systems Plan was forwarded to the Subdivision
Committee for further review on April 1S at 6:00 PM in the Caucus Rooms of City Hall.
I. Old Business:
1 -2I. Docket No. 07110025 PP: Dapper Estates
The applicant seeks primary plat approval for 2 lots on 0.984 acres. One subdivision waiver
requested is:
Docket No. 07110026 SW SCO 6.05.01 lot with no street frontage
The site is located at 1340 Rohrer Rd. and is zoned R -1 /Residence.
Filed by Matt Skelton of Baker Daniels, LLP for Robert Dapper.
Note: Heard together with Public Hearing Item I IH, Docket No. 08020031 SW, Dapper Estates.
Matt Skelton, attorney, Baker Daniels LLP appeared before the Commission representing the
applicant. Also in attendance: Robert Dapper, property owner.
The applicant seeks Primary Plat approval and approval for Subdivision Waiver from Subdivision
Control Ordinance Chapter 8.09, installation of path/sidewalk, (public hearing this evening) and
Subdivision Waiver from Subdivision Control Ordinance 6.05.01, lot with no street frontage.
Members of the public were invited to speak in favor of, or opposition to Public Hearing item I IH,
Docket No. 08020031 SW, installation of path/sidewalk; no one appeared and the public hearing was
closed.
The primary plat provides for a two -lot subdivision on 0.984 acres. Both Subdivision Waivers have
been discussed in detail at Committee; public notice was served for the second waiver. The
petitioner requests suspension of the Rules of Procedure and a favorable vote this evening.
Department Report, Angie Conn: The petitioner is simply dividing the property into two pieces to
allow the sale to two homeowners. The petitioner is also providing dedication of right -of -way. The
Department recommends suspension of the rules and approval this evening.
Committee Report, Carol Schlei£ Regarding the Old Business item of primary plat and Subdivision
Waiver for no street frontage, the Committee thoroughly reviewed and had no problem with the
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proposal. The Committee voted a favorable recommendation on the waiver and primary plat to the
Plan Commission.
Jay Dorman made formal motion to suspend the Rules of Procedure and vote on public hearing
Docket No. 08020031 SW, installation of path/sidewalk for Dapper Estates, seconded by Rick
Ripma, Approved 8 -0.
Rick Ripma made formal motion to approve public hearing Docket No. 08020031 SW,
installation of path /sidewalk for Dapper Estates, seconded by "Woody" Rider, Approved 8 -0.
Rick Ripma made formal motion to approve Old Business items Docket No. 07110025 PP, Dapper
Estates, and Docket No. 07110026 SW, lot with no street frontage, seconded by Sue
Westermeier, APPROVED 8 -0.
3I. Docket No. 08010001 ADLS: Parkwood Crossing West Granite City Food
Brewery
The applicant seeks design approval for a proposed restaurant.
The site is located just west of 96"' St Meridian St., and is zoned PUD /Planned Unit
Development. Filed by Wade Behm of Dunham Capital Management.
Wade Behm, Dunham Capital Management appeared before the Commission representing the Granite City
Food Brewery. The site is a part of the previously approved PUD for Parkwood Crossing West located just
west of 96"' Street and Meridian Street. The applicant appeared at the March 4"' Subdivision Committee; up-
dated packets were submitted to the Commission based on the Committee recommendations. Granite City will
be providing Bike Racks and construction detail; they will also label the right -of -way line for 96"' Street on the
landscape plan and photometric plan, and show the foot candle measurements to the right -of -way line. Mr.
Behm stated that the Dept of Engineering is now in favor of the access points.
The applicant will be appearing at the Board of Zoning Appeals on April 28 to seek a variance for the use of
stucco presently excluded by the PUD as a building material —and for an additional "GC" logo sign on the
east building elevation. The logo wall signs will be burgundy by day and white at night. The "GC" logo on
the awning over the entrance door and above 3 windows on the south elevation will be illuminated by small,
decorative, wall- mounted spot lighting from the building; the awning sign on the east will not be illuminated.
Committee Report, Carol Schleif: The BZA will rule on the EFIS; there were concerns with signage, parking
and the metal fencing. The metal fencing will be painted to resemble iron fencing. The Committee talked
about LEED and encouraged Duke to incorporate in this project as well as future ones. Overall, the
Committee was happy with this project.
Department Report, Angie Conn: The petitioner has agreed to revise the plan per the Department request.
The petitioner has worked out issues with the City Forester and the Dept of Engineering. The letters on the
sign are not as bright as they could be, but the Commission needs to be comfortable with it. At this time, the
Department is recommending approval.
The petitioner stated that they are considering LEED in a pilot program and will participate on future designs.
Rick Ripma said it looks as if the signage is overdone.
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Leo Dierckman reiterated that the petitioner will go before the BZA for a sign variance and the EFIS.
Angie Conn stated that two awning signs are exempt —under three square feet; under the PUD Ordinance, the
signage is a little different.
In response to Jay Dorman's questions regarding the process, Angie Conn said that if the BZA does not
approve the EFIS, the petitioner must use a material other than stucco; the petitioner may have to come back
to the Plan Commission for signage.
Jay Dorman made formal motion to approve Docket No. 08010001 ADLS, Parkwood Crossing West
Granite City Food Brewery, conditioned upon the petitioner committing to utilize 18 LEED points,
preferably 19 points, seconded by "Woody" Rider, APPROVED 8 -0.
4I. Docket No. 07050023 OA: Ordinance Z- 515 -07: (As amended and approved by City
Council) Monon Trail Overlay Zone
The applicant seeks to adopt Chapter 23H: Monon Trail Overlay Zone into the Carmel
Zoning Ordinance. Filed by the Carmel Department of Community Services
Adrienne Keeling, Department of Community Services appeared before the Commission representing the
applicant. The Council approved the Monon Greenway Overlay with some amendments. The document is
being returned to the Plan Commission for a vote at this time.
The changes made at Council exempt the C -1 and C -2 districts from the Development Standards; eliminate the
30 -foot minimum building separation from the Urban Section; add provision for additions to existing buildings
to be within 30 feet (rather than 60 feet) of the Trail Right -of -Way in the Natural Section; increase Maximum
Building Height to 60 feet (or underlying zoning) in the Urban Section; and Clarify that parking structures
adjacent to the Monon should be wrapped with a non parking use on all floors facing the Trail, not just the
ground floor.
If further amendments are proposed, the document would return to the City Council with a new clock running,
and the Council would need to re- affirm or further amend upon the Plan Commission's recommendations.
There was considerable discussion regarding building heights on the Monon and the underlying zoning. It was
decided that C -2 definitely merits further discussion.
Jay Dorman made formal motion to accept changes as proposed by the Council in Docket No. 07050023 OA,
Ordinance Z- 515 -02 Monon Trail Overlay Zone, EXCEPT for two items: C -2 stays with the Plan
Commission for further review, and the building height is capped at 40 feet or 4 stories, seconded by Carol
Schleif, Approved 7 in favor, one opposed (Rider.)
There was no further business to come before the Commission and the meeting adjourned at 7:40 PM.
Ramona Hancock, Secretary
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Leo Dierckman, President
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