HomeMy WebLinkAboutMinutes SpecStdy 07-11-00CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
July 11, 2000
Members in attendance: Paul Spranger, Jim O'Neal, Leo Dierckman, Madeline
Fitzgerald
DOCS Staff Present: Director Steve Engelking, Michael Hollibaugh, Terry Jones
Note: Agenda was re- ordered to hear Item 5 as the first item of business
Item 5. DOCKET No. 93 -00 ADLS Amend, Hamilton Crossing West, Building 3
Petitioner seeks approval to set standards for tenant signage on a multi story, multi- tenant
building. The site is located at 12800 North Meridian Street. The site is zoned B-
2/Business within the US 31 Overlay Zone.
Filed by Don Miller of Signs -by- Design for Duke -Weeks Realty, LP.
Don Miller with Signs by Design —item continued from last meeting. Petitioner proposes front
lit sign (internally lit.) Committee would entertain back -lit or halo sign—petitioner willing to
comply.
The color of limestone on building matches window capping— limestone coloring will comply
with Committee's wishes.
Size issues of signs have been resolved.
Madeline Fitzgerald recommended that the petitioner come before the full Commission to display
signage for educational purposes perhaps give a presentation on current technology of signs.
Madeline Fitzgerald made formal motion to approve Docket No. 93 -00 ADLS Amend, Hamilton
Crossing West, Building 3. The vote was 4 in favor, none opposed, Motion Approved.
Item 1 a John Myers, Parsons Brinckerhoff, 47 South Pennsylvania Street, Indianapolis,
regarding Old Meridian and the traffic study performed for Old Meriian Development area: The
Traffic Study is incomplete and interim at this point. The definition of land use is in place; traffic
has been generated from land uses. Roundabouts are feasible, and the most critical place is at
Carmel Drive /Old Meridian. Some work on roundabouts needs to be refined for internal trips
retail and office to be adjusted; boulevards are to be looked at.
Item 1. Docket Nos. 106 -99 SP 107 -99 DP /ADFLS, Carmel Science Technology
Park, Block 14, Lot 3
Petitioner seeks approval to plat one lot on 3.533 acres and to construct seven self storage
buildings with office totaling 69,300 square feet to be known as Carmel Drive Storage. The site
is located at 550 West Carmel Drive. The site is zoned M- 3/Manufacturing.
This item has been continued from the February 1 and March 7th 2000 Special Studies
Committee meetings. Filed by Keith Bonham of the Tower Design Group, PC.
In attendance: Keith Bonham, Tower Design Group; Ken and Elaine Keltner
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Dept. referred to a letter from Kate Boyle Weese, City Engineer, regarding drainage
issues. Department recommends TABLING at this time.
Petitioner say Drainage Plan will be worked out by next Committee meeting.
Item 2. Docket No. 97 -99 SP, West Carmel Center, Block D Target.
Petitioner seeks approval to plat one lot on 24.848 acres in order to construct three
commercial buildings. The site is located at 10401 North Michigan Road. The site is
zoned B -3 /Business and is located within the US 421/Michigan Road Overlay Zone.
Filed by Kevin D. McKasson of Glendale Partners.
Note: Item 2. and Item 3. were heard together
Item 3. Docket No. 73 -00 DP /ADLS, West Carmel Center, Block D Target
Petitioner seeks approval to construct three buildings on 24.848 acres for a Target
department store. The site is located at 10401 North Michigan Road. The site is zoned
B -3 /Business and is located within the US 421 Overlay Zone.
Filed by Kevin D. McKasson of Glendale Partners.
Present for Petitioner: Kevin McKasson, Glendale Partners.
Department notes that landscaping along Michigan Road is an issue. Planning Guide and
Sight Line study submitted. There are areas on site plan where mounds are six (6) feet
high at entrance to parking lot and between two (2) buildings. Screening at entrance--
perspective of what is seen from a passing car.
April Hensley, Landscape Architect, says sight line indicates "as seen from passing car
from Michigan Road." Line of sight will not see parking lot, only the building.
Landscaping will be done around mounds. Planting schedule included recites species and
types.
Petitioner received a comment letter from Scott Brewer, City Urban Forester, requesting
landscaping along both sides of Commerce Drive. Petitioner agreed, and also agrees to
landscape both sides of 102 Street.
Golden Section—architectural theory having to do with proportionality. Height is
justified and meets the Ordinance—designed in proportion; implemented in plan and
shows in elevation.
Kevin McKasson: Issue at last meeting also included elevation of Target building. The
treatment at sides shows red brick with limestone, architectural finishes. Regarding side
elevation: All three sides and corners wrapped with brick and limestone features.
Architectural detail incorporated on all three sides of building. Material is 8 -inch
masonry block; color is not just painted, but is a part of the block. Petitioner will submit
detailed drawing to Plan Commission at ADLS review.
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April Hensley: Part of front of building will be split -face block to look like brick. Color
will continue through sides and match brick in front; will be a softer surface than hard,
concrete, standard block.
Kevin McKasson will bring another sample of split face masonry. Materials on sides of
building —lower part of front same as on front—identical for base and will wrap around.
"Quick Brick" not being used.
Plan Commission requested 102 Street be done in brick. Now, split face block around
base is to be continued along all walls; using 8 inch split face, same texture and material
as "Quick Brick."
Terry Jones: Department has had a lot of consternation over the architecture. Scheer and
Scheer has also criticized architecture —refer to report from Scheer to Hollibaugh.
Georgian theme could be an option. Last page is bullet list of issues. This item is
currently being reviewed for ADLS.
Kevin McKasson: The Engineering Department's position is that project meets frontage
requirements due to buildings being placed where they are—do not want rules to change
after Target store in place. Signage has not yet been given approval by BZA.
Kevin McKasson has not seen letter of July 5 and would like opportunity to respond.
Late in the game to change this now. The block material is the same as is normally on
front of Target store brick, 8 -inch masonry product similar to last sample except it was
4 inches—it looks like brick.
Dept noted other issues: No additional screening of HVAC at top of buildings
petitioner says will be screened from view by parapet wall or painted to match wall.
Cornice work, window molds, round windows —brick details around building and
cornices, modified architecture —all pleasing to the eye. Dept says this building is
inconsistent with previous 5 buildings.
Question from Dept. as to whether or not this meets the 421 Overlay—requested critique
from Scheer and Scheer —all part of due process, not last minute.
Terry Jones says architecture has been an issue with this site on two projects for over a
year. Dept has concerns with architecture; Laurance Lillig's review letter of May 15
refers to same architecture has been an issue all along as well as issues with conformity,
materials, sight line, etc.
Kevin McKasson —aware that the wall was a problem, but surprised that proposed
building is not acceptable.
Committee says split face block/brick is an issue. Dept requested building be wrapped on
three sides, same as front; sight line on heavily -used street, continuation of material. Paul
Spranger expressed disappointment with split -face rather than quick brick at this point.
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Kevin McKasson says split -face is not a lesser material -not painted, rather a part of
material; conventional red brick on front of building. Split -face block also along bottom
of building matches existing 5 buildings. Decision not to use quick brick was an
economic decision.
Questions from Committee:
Cart corrals? No —cart storage within building
Screening HVAC equipment? Required by Ordinance
Committee preference: brick
Outside storage commitment— seasonal sales /displays (covered under Ordinance)
Lighting illumination? (Illumination has never been tested, but is subdued)
Issue with regulating illumination; brick is an issue; comfortable with design; would like
flexibility to adjust lights.
Architectural design is acceptable
Architectural keys at corners are critical for quick brick
Petitioner: Will commit to quick brick on two sides—lighting is reasonable, subject to
Dept review—Target will meet ordinance guidelines on lighting and signage, subject to
dept review and discretion. Petitioner will work with Dept to specify language; petitioner
agrees to no cart corrals, but if cart corrals are done, will be brick and return to committee
for approval; landscape subject to finalization of Dept
Motion by Jim O'Neal to forward Docket Nos. 97 -99 SP, and 73 -00 DP /ADLS, West
Carmel Center, Block D Target, to full Commission with recommendation for approval,
conditioned upon resolution of issues prior to 7 -18 meeting, language to be submitted on
brightness of signs, and landscape subject to finalization of dept. Approved 4 0.
Item 4. Docket No. 92 -00 ADLS Amend, Meridian Mark I Liberty Mutual Insurance.
Petitioner seeks approval to erect a 67.5 square foot sign reading "Liberty Mutual" with
logo in place of the existing "GRE Insurance" sign with logo. The site is located at
11611 North Meridian Street. The site is zoned B -6 /Business within the US 31 Overlay
Zone
Filed by Scott C. Newby of Federal Sign for Liberty Mutual Group.
TABLED to August 1, 2000 Special Studies Committee Meeting
Item 5. Docket No. 93 -00 ADLS Amend, Hamilton Crossing West, Building 3
See Page 1.
Item 6. Docket No. 77 -00 OA, Old Meridian District Ordinance
Petitioner seeks a favorable recommendation to amend the Carmel /Clay Zoning
Ordinance to adopt the OM /Old Meridian District Ordinance.
Filed by Michael P. Hollibaugh of the Department of Community Services for the Old
Meridian Task Force.
Note: Item 6 and Item 7 were heard together
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Item 7. Docket No. 78 -00 Z, Old Meridian District
Petitioner seeks a favorable recommendation of a rezone from S -2; R -1; R -3; R -5; B -1;
B -2; B -3; B -5; B -7; I -1; M -3; and PUD to OM on 370.35 acres. The site is zoned S-
2 /Residence; R -1 /Residence; R -3 /Residence; R- 5 /Resience; B- 1 /Busines; B -2 /Business;
B -3 /Business; B -5 /Business; B -7 /Business; I -1 /Industrial; M- 3/Manufactring; and
PUD /planned Unit Development.
Filed by Michael P Hollibaugh of the Department of Community Services for the Old
Meridian Task Force.
Mike Hollibaugh presenting: Request comments from Committee on how to proceed
proposed Ordinance needs some changes and tweaking. The goal of he ordinance is to
implement a master plan adopted by the Plan Commission. The overall intent is a mixed
use district complementing the US 31 Corridor and to diversify housing, both rental and
ownership of higher density type. The proposed Ordinance also brings the Meijer store
out of US 31 and into the Old Meridian District.
Also present: John Schumaker; Tim Oaks, attorney representing Buckingham Properties;
also Lynnette Williams, Buckingham.
Comment letters received from two developers. Also letter received from Paul Reis,
attorney, representing Meijer.
Presentation by John Myers regarding traffic study is germane to review of the
Ordinance. This item will probably be tabled this evening after review of current draft
presented.
Committee comments:
Project extremely important, but a difficult subject to Committee to approve. Committee
requests more detail —will not approve in blind. Perhaps schedule a special meeting for
clarity proposed Ordinance affects a lot of people. Suggest another meeting of Special
Study Committee for this item only.
Draft of Ordinance presented for comments in the interim. Public hearing left open and
comments invited.
Mike Cook, attorney, 1600 Capital Center, representing Harry Stout and wife, property
owner at Old Meridian and Main Streets. The Stouts redeveloped the old Burger Chef
restaurant into Stout's Shoes; proposal would designate area as office district /special use,
and the Stouts object for that portion of their property. Intersection shows a small piece
of ground in overall picture with re- creation of intersection and even smaller piece of real
estate. Size is a factor for redevelopment of any use. The Stouts would like re-
consideration of Special Use District northeast quadrant of Old Meridian and Main
moving east is residential; would like elimination of Special Use —bring Office District
down to 131 Street.
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John Smelzer, attorney, Bose McKinney, representing Tom Mullins and wife —both
veterinarians, and owner of North Side Animal Hospital. Entire property is Special
Use —Mixed Use surrounding property. As is now, they cannot do anything with their
property—proposal literally puts them out of business; use is too restrictive. Cannot re-
create a Vet Clinic to a Civic Building —would like to continue to operate as a Vet Clinic.
River Oaks Church, Pastor: Working with Architect for expansion purposes. Widening
Main Street and Old Meridian "hems in" the church for add -on purposes. Church would
like to be part of this project and community— moving would be limited due to current
buyer's market. Special Use designation may not be the best. Other uses—office?
Public hearing will remain open through next meeting.
After discussion, the Committee voted 4 -0 to Table these items to a Special Meeting; date
tentatively set for Tuesday, July 25, subject to availability of Caucus Rooms. Notification
and confirmation to be given to all Plan Commission members.
Item 8. Docket No.79 -00 Z; Carmel Oaks
Petitioner seeks a favorable recommendation of a rezone from R -1 to B -6 on 5.00 acres in
order to building a 72 -room, 99,000- square -foot retirement facility. The site is located at
1011 South Guilford Road. The site is zoned R -1 /Residence.
Filed by James J. Nelson of Nelson Frankenberger for the Essex Corporation.
In attendance: Jim Nelson, 3663 Brumley Way, Carmel, attorney, representing Essex
Corporation—seeking a favorable recommendation to rezone from R -1 to B -6. Also in
attendance: Sam Essak on behalf of Essex Corp., Mr. Richard Johnson. Petitioner is
requesting a reclassification of a 5 acre parcel east of Guilford, east of Lenox Trace and
PSI to the south, and Mr. Mrs. Richard Johnson residence to the north. A retirement
facility would be commensurate with Comprehensive Plan and consistent with change in
the area since early 1970's.
Commitments provided by Jim Nelson provide limitations on use to retirement facility
only. Specifics as to site plan and building spelled out in commitments. Proposal is the
result of meeting with neighbors to the Johnsons. Entrance drive would develop on north
end of property, adjacent or closer to the Johnsons and away from north property line,
south of conservancy area. Building would consist of two wings, reduced to two stories
from three. Minimal, on -site parking-72 spaces underground for residents. Existing
vegetation along the north line will remain. A six foot shadowbox fence at Guilford
would extend eastward. Commitments provide for the area east of the creek labeled
natural area to remain in its existing, natural state. Petitioner agrees to dedicate right -of-
way--40 foot one -half. Building maximum height is 35 feet, consistent with residential
use of real estate.
Petitioner intends to file petition for annexation with City Council. The parcel is
contiguous to City limits and eligible for annexation; will meet with City Engineer with
respect to roadway improvements. Petitioner will dedicate 40 foot one -half right of
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way —right turn lane to be included. The opposite side of the street currently has
accel/decel lane and will be widened within existing right -of -way— requires no additional
acquisition of right -of -way.
Steve Fehribach, A &F Traffic Engineering regarding Traffic Statement Position.
Proposed improvements will have minimal impact on area.
Note: Lenox Trace has requested enhancement of landscaping and installation of
supplemental landscaping. Dept has been provided with revised landscape plans.
Public Comments:
Basil Duke, Lenox Trace headlights will be a problem for occupants of corner unit;
landscaping will soften. Concerns partially addressed with acceUdecel lanes or passing
blister. A &F Traffic Engineers report based on 50 units, not 72 traffic report not
accurate.
Brenda Engla, resident of Lenox Trace: Request additional landscaping to subdue traffic
headlights. Sam Essak will contact Brenda regarding positioning of plantings /trees to
screen on Lenox Trace property.
City Engineer does not recommend acceUdecel lanes on east side at entrance. Right turn
only from proposed development recommended.
Richard Johnson, working with Essex Corp; lowering one section to two stories will
reduce mass of building— inside corridors were a problem. The Well is 17 feet deep;
watershed may affect his well supply. Concern of fertilizer percolated into well and the
resulting effect. Perhaps could access City Water situation needs to be addressed.
Sam Essak regarding water issue: Will work with City for water line on north side of
property -no guarantees at this time. Two issues with building: Every unit to be within
25 feet of stairwell— placement of stairwells is key. Units with porches turned on wings
and lowered to two stories. Building pushed back ten feet.
Petitioner will meet with John Duffy regarding stub -in two inch water line for Johnson's
residence; will explore hook -up.
Variance deferred regarding shifting building closer to south property line.
Petitioner will meet with Scott Brewer regarding 4 -foot landscaped mounds.
Steve Fehribach: City Engineer Kate Boyle -Weese does not think acceUdecel and taper
are required, but will research.
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Leo Dierckman made formal motion to forward Docket No. 79 -00 Z, Carmel Oaks to full
Commission with a recommendation for approval, subject to water hook -up and
landscaping issues being resolved. Motion to forward approved 4 -0.
Item 9. Docket No. 114 -00 DP Amend /ADLS Amend; St. Vincent's Carmel
Petitioner seeks approval to expand the existing hospital's facilities on 39 acres. The site
is zoned B -6 /Business and is located within the US 31 Overlay Zone.
Filed by Becky R. Feigh of BSA Design for St. Vincent's Carmel Hospital.
TABLED to August 1, 2000 Special Studies Committee Meeting.
Item 10. Docket No. 118 -00 ADLS Amend; Parkwood Crossing, Building 6 Signage
Petitioner seeks approval to amend the ADLS package approved under Docket No. 37 -99
DP Amend /ADLS. The site is located at 600 East 96 Street. The site is zoned B-
6/Busines. Filed by Joseph M. Scimia of Baker Daniels for Duke -Weeks Realty and
Baker Daniels.
Present for Petitioner: Joe Scimia, Baker Daniels, 300 North Meridian Street, Duke
Weeks Realty. Petitioner has Variance on file for two wall signs. Sign facade facing 465
is permitted by Ordinance. Signs are individual channel letters, illuminated with neon
lights, similar in materials and design with existing tenants. "Baker Daniels" will be
black channel letters by day, white at night.
Department has no issues with proposal.
Jim O'Neal made formal motion to approve Docket No. 118 -00 ADLS Amend,
Parkwood Crossing, Building 6 Signage. Approved 4 -0.
Meeting adjourned approximately 9:40 pm
Paul Spranger, Chairperson
Ramona Hancock, Secretary
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