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HomeMy WebLinkAboutMinutes SpecStdy 02-01-00CARMEL /CLAY PLAN COMMISSION SPECIAL STUDY COMMITTEE FEBRUARY 01, 2000 The regularly scheduled meeting of the Special Study Committee met at approximately 7:00 PM on February 1, 2000 in the Caucus Rooms of City Hall, One Civic Square, Carmel, Indiana. Members present were: Leo Dierckman; Madeline Fitzgerald; Kevin Kirby; Bob Modisett; James T. O'Neal, Sr.; Pat Rice; and Paul Spranger. David Cremeans was also in attendance as an ex- officio member. Michael Hollibaugh and Terry Jones were present representing the Department of Community Services. Laurence Lillig joined the Committee in progress. Paul Spranger was elected Chairperson of the Committee by Unanimous Consent. The Agenda was re- ordered to hear item 6, Docket No. 46 -00 ADLS Amend, Keystone Square, Parcel 6, as the second item of business. Item 1. Docket No. 81 -99 ADLS, Meadowlark Office Park Petitioner seeks approval to construct three office buildings on 3.46 acres. The site is located at 698 Pro -Med Lane. The site is zoned B -6 /Business. This item was continued from the December 7, 1999 Special Study Committee meeting in order for the petitioner to prepare a revised Landscape Plan and to file a Developmental Standards Variance petition for landbanked parking. This petition was further continued from the January 4, 2000 Special Study Committee in order to give the Department time to review the revised Landscape Plan. Filed by Steve Dauby of Dauby O'Conner Zaleski, LLC. Jennifer D'Orso, attorney, Indianapolis, appeared before the Committee representing the applicant. The development plan includes three office buildings; the site is close to Meadowlark Park. A revised landscape plan was presented to the Department at the last committee meeting. Ms. D'Orso reported that the neighbors' concerns have now been addressed; the petitioner has also applied for a Variance for permission to land bank the parking. In response to questions from the committee, Ms. D'Orso stated that her client will commit to replacing dead landscaping beginning in the spring, and will also move forward with the current landscaping plan in the spring, weather permitting. A written commitment will be provided to the Department and the landscaping will be completed by the end of April. The landscaping can be broken down into phases. s:\ Minutes \Commmittees \spst2000feb An application has been filed with the Board of Zoning Appeals to provide for land banking additional parking rather than installing a parking lot at the present time. Michael Hollibaugh stated that the landscape plan was not adequate for the expanded parking area. The petitioner needs to show plantings in the parking areas and create a transitional area. The Department will work with the petitioner to be sure that the commitments are met. One of the neighbors was in attendance at the meeting and stated that the he had reviewed the landscape plan. The neighbor had some qualms with wildlife plantings due to the past level of maintenance and would rather the petitioner use different plantings. Also, the Austrian Pine is not thought to be a wise choice because of the possibility of blight. Michael Hollibaugh reported that in his experience with other projects, the Austrian Pines do very well over all; however, the low area might not be conducive to growth. The Austrian Pines do much better than other species. Kevin Kirby suggested a Performance Bond for the landscaping and land banking. Terry Jones suggested that a dollar figure be determined for the landscaping and that it be governed by the cost of the planting material. This could be accomplished by a cost estimate from the petitioner. Lighting along the path was discussed; Michael Hollibaugh pointed out that as the shade trees grow, and by shifting some of the trees, the landscaping will meet the objectives and create a park -like effect. Safety on the path is not an issue (the trails close at dusk). Leo Dierckman moved for the approval of Docket No. 81 -99 ADLS, Meadowlark Office Park, contingent upon the submission of a Performance Bond prior to the start of construction, submission of written commitments from the petitioner regarding landscaping, and also contingent upon Board of Zoning Appeals approval for land banking. APPROVED 6 -0. Item 2. Docket No. 46 -00 ADLS Amend, Keystone Square, Parcel 6 Petitioner seeks approval to change the color of the sign face for Tucker Carmel Center from white to black. The site is located at 1119 Keystone Way. The site is zoned B -8 /Business partially within the SR 431 Overlay Zone. Filed by Thomas B. Ely of the Sign Group. Tom Ely, 11428 Clarkston Road, Zionsville appeared before the Committee on behalf of the applicant. Approval is requested to change the color of the sign face for the Tucker Carmel Center. The Tucker Carmel Center was a dark brown, brick building with white lettering on the signs. At the time Merchants Square was constructed, the Tucker building was painted white and the existing white lettering does not show due to the fact that there is no s:\ Minutes \Commmittees \spst2000feb 2 contrast between the lettering and the building. There would be contrast to change the face of the sign to black and this is being requested. There will be no change in the size of the sign, the location, or illumination. Terry Jones explained that the sign proposal is being brought before the Committee rather than the Department, strictly based on prior experience. Madeline Fitzgerald reported no problem with the proposed signage, but would like to have had a chance to review the proposal prior to the meeting. Bob Modisett moved for the approval of Docket No. 46 -00 ADLS Amend, Keystone Square, Parcel 6, Tucker Carmel Center. APPROVED 6 -0. Item 3. Docket No. 98 -99 Z, Kite Rezone Petitioner seeks approval of a rezone to PUD /Planned Unit Development, in order to construct two retail buildings on 37.076 acres. The site is located southeast of East 146 Street and US 31 Overlay Zone and partially within the SR 431 Overlay Zone. This item was continued from the January 4, 2000 Special Study Committee meeting in order to allow the Committee more time for a thorough review of the proposed PUD Ordinance. Filed by Paul G. Reis of The Reis Law Firm for Kite Realty. Paul Reis, attorney, 12258 Hancock Street, Carmel appeared before the Committee representing the petitioner. There are certain changes proposed in the draft of the PUD ordinance. Some of these changes refer to the parapet wall, landscaping, up -dated site plan, right -of -way and maintenance of the wall that will screen the project from the neighborhood to the east (Danbury Estates.) Samples of construction materials were displayed for the committee members. The building is a balance of masonry panels and pre -cast concrete. The building will be similar to the one in the Glendale area, although the colors will not be the same. The proposed commitments regarding the real estate are a part of the ordinance. The petitioner is working with the neighbors to the east who are suggesting an 8 foot wall with a landscaped, berm area. Dave Rushing, president of the Danbury Estates Homeowners, reported that the neighbors are generally in favor of the wall with the berm, or some kind of low maintenance buffer. Terry Jones commented that the wall is shown within the right -of -way of 146 Street; and it is yet to be determined who would assume responsibility for maintenance of the wall. The cul -de -sac lots within Danbury Estates and those lots to be purchased by the County have yet to be finalized and could affect the project. Paul Reis stated that he has met with the County. One home is in the middle of right -of- way. The County is supportive of the petitioner's project and will be constructing two s:\ Minutes \Commmittees \spst2000feb ramps, off ramp and on ramp to US 31, through TIF dollars. Hamilton County is reluctant to release the project until they know the proposed project is moving along. The drawing in the packets incorrectly showed the wall as being in the right -of -way. The wall will not be in the right -of -way and will be maintained by either the developer or the Home Owner's Association. The County is prepared to sign a contract with American Consulting Engineers. Pat Rice asked that a written commitment be submitted from the County Highway as to their intention. Terry Jones responded that the Department could contact the county for a copy of the commitment. Kevin Kirby stated that the County is committed to building the ramp system -it will be built regardless! Either the County will build it, or INDOT will build it at some point. The County will not move forward right now without a way of financing. The financing will come through the TIF project. The Inter -Local Agreement probably will not be agreed to by the City until the rezone is acted upon by the Council. There were questions regarding the positioning of the loading docks and the aesthetics. The petitioner stated that according to the ordinance, the loading /unloading berths or bays visible to US Highway 31 or Keystone Avenue shall be screened subject to the approval of the Plan Commission or Committee of the Plan Commission. Terry Jones pointed out that as currently written, the ordinance states that Plan Commission would only have the approval of an ADLS. If there is anything not desired by the Commission, now is the time to express that. Dave Cremeans asked about additional canopy trees to soften the parking area; Mike Hollibaugh concurred -it would be difficult to have "too many trees" in the parking area. Dave also pointed out that if a radio or TV station were to occupy the facility, towers would not be permitted under the Ordinance. There was an overall concern as to what uses would be allowed if the "big box" were to become vacant. There is no sign package at present, but the petitioner is bound to the Sign Ordinance or file with the BZA for any variance. There was also discussion regarding restaurants and the limitation on retail. Currently, every other place in the corridor has the 15% requirement. Section 6.4 of the Ordinance states that the gross floor area of restaurants is allowed to be less than 15,000 square feet, no minimum unless the restaurant is considered retail. The Max Erma's Restaurant was classified as a retail use. The petitioner stated a willingness to give the building the architectural look of a two story office building. As far as landscaping, there will be mounding on the far east side of the project to buffer the Danbury Estates Subdivision. Due to the length of the Agenda and the depth of the PUD Ordinance, the Committee discussed reviewing the proposal at a special meeting that would be a single item s:\ Minutes \Commmittees \spst2000feb 4 Agenda, held on the 22 of February in the Caucus Rooms. At that time, the Committee would go through the text of the PUD Ordinance line by line. Leo Dierckman moved to continue this Docket. Docket No. 98 -99 Z, Kite Rezone, was officially continued to a special meeting to be held February 22, 2000 in the Caucus Rooms of City Hall at 7:00 PM. Item 4. Docket No. 105 -99 Z, Merchants' Pointe Petitioner seeks a favorable recommendation for a rezone from R- 1 /Residential to B -8 /Business in order to construct between five and eight retail buildings not to exceed a total of 95,000 square feet on 14.378 acres. The site is located on the southwest corner of East 116 Street and North Keystone Avenue. The site is zoned R -1 /Residential partially within the SR 431 Overlay Zone. Filed by James J. Nelson, Nelson Frankenberger, for The Linder Group Jim Nelson appeared before the Committee representing the applicant. Also in attendance were Gary Linder and Ernie Reno of The Linder Group; Steve Fehirbach of A &F Engineering; Brian Sullivan and John Hart of Woodland Country Club. Approval is being sought to rezone 14.378 acres on the southwest corner of 1 16 Street and Keystone Avenue. The petitioner will be constructing a retail center to consist of between 5 and eight buildings. Under the B -8 District, the Plan Commission would have final review and ADLS approval. According to the plan, a substantial buffer is provided by the re- designed golf course. The golf course will still exist between Merchants Pointe and the homes that run through the central core of Woodland. The distance from the property line to the nearest home is 710 feet. The buffer has been retained adjacent to Keystone. Woodland is severely impacted by the widening of 116 Street; the consequence would be that Woodland would have to look to the City for compensation for the taking of its land for right -of -way. From the beginning, the goal of the proposal was to emphasize 116 Street and de- emphasize Keystone Avenue; this has been done by eliminating the frontage. The frontage is 550 feet on Keystone and extends south to, but not beyond, the southern boundary of the apartments on the east side of Keystone. On 116 Street, frontage extends westward approximately 1100 feet to the intersection created by AAA Way and 116th Street. Merchants Pointe is a mixed -use development, complementary to Merchants Square, and provides for uses consisting of offices, restaurants, banking, a single tenant retail/service, and a multi- tenant retail/service. There is one primary entrance to the development at the intersection of AAA Way and 116 Street; the second access point is near Keystone and is limited to right in/right out only. The goal is to provide the uses in a park -like setting, s:\ Minutes \Commmittees \spst2000feb created by not only the walkway that will become part of the 116 Street roadway improvements, but extensive landscaping both in the perimeter and interior of the development. Woodland Country Club is extremely concerned about perimeter landscape treatment. In response to comments made by Ron Houck at the Plan Commission meeting on January 18 Jim Nelson stated that the phrase "fast food restaurant" was used in conjunction with drive through window food sales. The petitioner is willing to amend his commitments to describe "fast food" as those restaurants offering drive through window food sales. These types of restaurants will be eliminated as permitted uses within the Merchants Pointe development and the commitments will be revised accordingly. Gary Linder of the Linder Group addressed the Committee and presented an overview of the proposed project. A short video was shown featuring the layout and highlights of Merchants Pointe. Jim Nelson stated that construction of the Merchants Pointe development would commence this fall -site work, infrastructure, drainage, utilities. The Mayor has said that the 116 Street project will begin in February or March, Spring of 2001. There are some benefits for Merchants Pointe to begin early and prior to the commencement of work on 116 Street. First, the right -of -way becomes immediately available to the City. Drainage facilities are needed for the 1 16 Street road project; the drainage facilities are provided by the lakes as a part of Merchants Pointe. The infrastructure work, drainage, sewer, and utility lines, can be constructed underneath 1 16 Street over to Merchants Pointe. Also, the intersection of 116 Street and Keystone is elevated -the golf course grade is higher than 116 Street. The road project requires that that area be brought to grade and it can be done so as a part of Merchants Pointe, thereby reducing the City's costs and reducing the amount of right -of -way needed at the intersection. According to the chart of se�uence of improvements, the road could be open and available for use on November 15 and coincidentally, a building in Merchants Pointe could be occupied on November 15 Steve Fehribach of A &F Engineering, traffic engineers, addressed the Committee in response to points raised at public hearing. There were four major concerns expressed as follows: 1) Level of service "C" or better required at 116 and Keystone; 2) Stacking availability on AAA Way and how to accommodate cars turning left onto 116 Street; 3) Level of service at AAA Way intersection; and 4) Timing of the light and stacking distance for cars northbound on Keystone Avenue turning left onto 116 Street. Mr. Fehribach stated that AAA Way was analyzed with the proposed traffic volumes; it was determined that in the AM peak hours, approximately 25 feet of storage was needed, basically 2 1/2 to 3 cars. In the afternoon, in the PM peak hours, it was determined that approximately 75 feet of stacking is needed to accommodate cars turning left into the development. A left turn arrow will be needed at this intersection. Currently, the design provides for a median in the center of 116 Street that is 16 feet wide. The median will be cut back 75 to 100 feet to provide for stacking; this will establish a 4 foot median for s:\ Minutes \Commmittees \spst2000feb left turns. The level of service is C in the AM and D in the afternoons, both acceptable levels of service. A &F Engineering is also designing the roadway improvements for the City of Carmel. The improvements are a Federal aid project administered by the State of Indiana and certain criteria must be followed. A left turn lane will be built out at 116 and Keystone, two through lanes, and a right exclusive, right turn lane. What is currently happening to cause the 561 seconds delay is that the number of cars turning right blocks the through lanes. By adding the extra through lane, the queue length required for eastbound traffic on 116 Street can be reduced. On the average, cars will be able to proceed through the signal every minute as opposed to having to wait one, two, or three green lights to proceed through an intersection. The traffic guidelines state that level of service "C" should be achieved where practical; if it cannot be achieved, you must maintain that level of service for that delay in the intersection after you add the traffic on the intersection. By virtue of the city improvements, the amount of delay in east /westbound traffic has been improved. The high volume of traffic on Keystone, southbound in the AM, northbound in the PM, creates a level of service that is unacceptable for those approaches. When viewed as an entire intersection, there are intersection delays and not necessarily what is occurring at each approach. Once the extra lanes are achieved in the east and westbound directions, it may be possible to re -time the signal, however, the timing of the signal is justified by the State of Indiana and the City can only propose the change. In order to do any work in the State right -of -way, a permit must be issued by the State to do any work on the signal. At that time, the overall timing of the intersection, with the improvements, will be looked at. There are no guarantees that the State will add additional green time to the northbound traffic turning left onto 116 Street, but the request will be made. Laurence Lillig commented on some minor changes that should be made in the commitments regarding the use and development of the real estate and voiced concerns with the site plan -those concerns will be addressed at the ADLS review. Dave Cremeans clarified that the impact of the 116 Street improvements would make 5 or 6 holes of the golf course un- playable and the City would be required to compensate Woodland to re- design the holes so that they would be playable -this would become a taxpayer expense. Private development in this location would mitigate the expense to the taxpayers of Carmel. Jim Nelson stated that in this particular case, the center line of 116 Street in this area is not the section line. At the time roadway improvements were made, they were made basically on the north side of 116 Street. The section line is approximately two feet north from the south edge of the pavement. The minimum right -of -way required is 58 feet; closer to the intersection, it widens. On hole No. 1 of the golf course, 58 feet would put you into the sand trap, then proceeding east, it approaches the green's edge. s:\ Minutes \Commmittees \spst2000feb 7 The re- design of the golf course goes all the way to Westfield Boulevard and the County requires a 60 foot one -half right -of -way at that location. There will be no development between the golf course and Westfield Boulevard. Dave Cremeans asked about the sign package. The Department responded that there are currently three planned, one on Keystone Avenue, one at the corner of 116 Street and Keystone, and one on 116 Street. Dave commented that there seems to be no particular advantage to heavily landscaping the development if there is going to be a proliferation of signs. For purposes of clarification, and so that there is no misunderstanding, Jim Nelson stated that some of the trees at the very corner of Keystone and 116 Street appear to be on Woodland's property; however, the trees are in the State right -of -way. At present, the State has no plans for Keystone Avenue. Woodland has filed a Special Use application with the Board of Zoning Appeals for approval of the re- design of the golf course. There was concern expressed by some of the Committee members that approving a rezone in this location for retail use would have a "domino" effect on 116 Street, west towards Rangeline Road. Kevin Kirby commented that all of the residences on 116 Street between Keystone and 116 Street would be impacted by the proposed roadway improvements. No homes are proposed to be re- located. Brian Sullivan, engineer for Woodland Country Club, addressed the Committee in regard to the drainage. Drainage from Merchants Pointe will be directed into the two ponds. There is an existing culvert under Keystone Avenue -the water drains to the south, under Keystone Avenue, and into the Woodland Lake. In connection with the redevelopment, all of the drainage would be re- directed into the ponds and out -fall would be restricted in accordance with County requirements. The ponds will be constructed at a minimum of 8 feet deep; the function of the ponds will be to act as a source of irrigation for the golf course. There are existing wells on the golf course, strictly for irrigation. During off peak hours, the ponds will be filled. In response to questions from Jim O'Neal, Mr. Sullivan stated that he did not know where the runoff from existing Merchants Square is directed. The runoff from Merchants Pointe will not go to Woodland Lake -it will run south through another section of Woodland Golf Club platted Subdivision and ends up in Carmel Creek one quarter mile south. All utilities for Merchants Pointe will be coming from Merchants Square; water, sanitary, gas, etc. Michael Hollibaugh stated that he had sat in on a meeting today with INDOT and they had moved up the 116 Street project commensurate with the US 31 study. If Merchants Pointe is approved as presented, and INDOT does not widen the intersection to accommodate the traffic, the traffic flow in that area will be severely impacted as well as the project. s:\ Minutes \Commmittees \spst2000feb Although the public hearing was closed on this Docket on January 18 Paul Spranger asked for additional comments from the public. Gerry Bonarrigo- Burton, 11138 Rolling Springs Drive, Carmel, commented that she and her family had moved here from Pennsylvania and she liked her home and liked Carmel. Ms. Burton chose Carmel because she liked the "feel' of Carmel rather than any other area. Carmel was selected because of the low crime, high property values, good family atmosphere and excellent schools, not because of retail development and the traffic that accompanies retail. Bill Moke, Lakeshore Drive East, Woodland Homeowners Association, stated that he had polled a number of the members of the association. The members were opposed to the rezone because: the loss of green space, increase in retail, retail extending south of 116 Street, and the increase in traffic. John Struck, a 22 year resident of Carmel and a 23 year member of the Woodland Country Club, commented that what is before the Commission is a win win -win situation. The City of Carmel will win because they gain right -of -way on 116 Street at no cost; there will be increased employment and an increased tax base to the City; and the City will not have to reimburse Woodland Country Club for damage and rebuilding the golf course. The citizens will gain additional green space (40 acres) and quality restaurants. Woodland Country Club will gain a premiere golf course designed by Pete Dye and Woodland will be making a four and one -half million dollar investment in the City of Carmel. John Hart, president of Woodland Country Club, stated that the membership of Woodland Country Club is in favor of the sale and rezone of this portion of ground and also in favor of redesigning the golf course. Woodland Country Club is committed to the area and the plans are for the Club and Golf Course to be in being for years to come as it has been for the past 50 years. Bob Modisett moved to continue this Docket to the next committee meeting, March 7, 2000. APPROVED UNANIMOUSLY. For purposes of clarification, Jim Nelson is to provide the Committee with the dimensions of the buffered area along Keystone Avenue; definition of a "fast- food" restaurant; and written evidence of the elimination of signage along Keystone. Item 5. Docket Nos. 106 -99 107 -99 DP /ADLS, 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 on 3.533 acres to be known as Carmel Drive Storage. The site is located at 550 West Carmel Drive. The site is zoned M- 3/Manufacturing. Filed by Keith Bonham of the Tower Design Group, PC. s:\ Minutes \Conimmittees \spst2000feb Keith Bonham of Tower Design Group appeared before the Committee representing Keltner, Inc., the applicant. Approval is being requested to construct 7 self storage buildings, together with office space, on 3.5 plus acres. The buildings will be split -face block and metal roof with a matte black finish. The buildings will incorporate natural brick. The parking lot will have shoebox, down lighting on single light poles. The interior lighting will consist of wall packs. There was concern expressed by the Committee as to the location of the wall around the project on Carmel Drive. The petitioner has allowed for a 10 foot wide bicycle path and some landscaping. Robert Moore, 5924 Five Trails, Carmel, has a business next door to the proposed facility. Mr. Moore was concerned about the closeness of the wall to the street, especially in relation to his building which sets back quite a distance. There was discussion among the Committee on the setbacks of the buildings and the location of the wall. Pat Rice moved to continue this Docket until the March 7 th Committee meeting. UNANIMOUSLY APPROVED. Item 6. Docket No. 109 -99 DP /ADLS, Wingate Inn Petitioner seeks approval to construct a 57,500 square foot hotel on 4.066 acres. The site is located at 1460 West Main Street (northeast corner of East 131 Street and North Meridian Street). The site is zoned S- 2 /Residential within the U.S. 31 Overlay Zone. Filed by Philip A. Nicely of Bose McKinney Evans for Meridian Hotel Partners. Phil Nicely appeared before the Committee representing the applicant. Mr. Nicely brought some samples of the building brick for display. There was discussion among the Committee regarding this particular site. It was recommended that the petitioner file for an Economic Hardship with the State. There are City issues on this site as well as State. The Department recommends Tabling this item. Pat Rice moved to table Docket No. 109 -99 DP /ADLS, Wingate Inn, until a Hardship Petition is filed with the State. UNANIMOUSLY APPROVED. There being no further business to come before the Committee, the meeting was adjourned at 12:00 AM. Paul Spranger, Chairperson Ramona Hancock, Secretary s:\ Minutes \Commmittees \spst2000feb 10