HomeMy WebLinkAboutMinutes PC 12-16-031,1`I y G`'`y of Cq,9y C o
CARMEL /CLAY PLAN COMMISSION
DECEMBER 16, 2003
Minutes
The regularly scheduled meeting of the Carmel/Clay Plan Commission met at 7:00 PM on Tuesday,
December 16, 2003 in the Council Chambers of City Hall, Carmel, Indiana.
Members present: Marilyn Anderson; Stephanie Blackman; Jerry Chomanczuk; Dave Cremeans; Leo
Dierckman; Dan Dutcher; Wayne Haney; Ron Houck; Maureen Pearson; Pam Williams; Wayne
Wilson, thereby establishing a quorum.
The Department of Community Services was represented by Mike Hollibaugh, Director; Angie Butler
and Jon Dobosiewicz. John Molitor, legal counsel, was also in attendance.
The Minutes of the November meeting were approved as submitted.
F. Communications, Bills, Expenditures, Legal Counsel Report
1f. Resolution regarding the exercise of Planning and Zoning Jurisdiction over
Contiguous Unincorporated areas of Clay Township
2f. Proposed Amendments to Rules of Procedure
John Molitor, Legal Counsel, reported that the Executive Committee failed to reach a quorum for the
meeting scheduled for this evening at 6:30 PM. The Commission will discuss items if and 2f at the end
of the regular business meeting this evening.
G. Reports, Announcements, Department Concerns
Jon Dobosiewicz: Items lj and 2j are requested for re- ordering on the Agenda and heard with item 2h
because of related issues. Also, due to notice concerns, items 5h through 16h are requested for
Tabling to the January 20 Plan Commission meeting.
Judy Hagan, Township Trustee, addressed the Commission and on behalf of the Trustee and the
Township Board, publicly thanked the Township appointments for serving.
H. Public Hearings
1h. Docket No. 78 -03 PP Amend; (03050038);
The Lakes at Hamilton Place (Formerly: Eagle Ridge Subdivision)
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The applicant is requesting approval of an amended a previously approved Primary
Plat. The petitioner also seeks approval of the following Subdivision Waivers:
78 -03a SW (03050039) SCO 6.3.20 private streets
78 -03b SW (03110041) SCO 6.3.7 cul -de -sc length
78 -03c SW (03110042) SCO 6.3.1 street centerline offset
78 -03d SW (03110043) SCO 6.3.15 street centerline radius
78 -03e SW (03110044) SCO 7.1 standard open space requirement
The site is located on the north side of West 116th Street, 1/4 mile east of US 421.
The site is zoned S -I /Residence Estate.
Filed by David Sexton of Schneider Engineering for Dura Development, Inc.
Charlie Frankenberger, 5212 Carrington Circle, Carmel, attorney with Nelson Frankenberger,
appeared before the Commission representing the applicant. Paul Shoopman and Craig Lentner,
Dura Builders, were also in attendance. Dura Development is the owner of the subject 153 acres
located in western Clay Township, west of Shelborne Road, east of Michigan Road, and north of
116 Street.
Dura originally obtained Primary Plat approval in 1998. At present, Dura is requesting an
amendment to permit the development of a revised plat that reduces the density by 25% and a
decrease in lots from 278 to 214. The revised Plat increases Open Space from 7.2% to 31.83
The revised plat preserves the existing lakes and unlike the originally approved plat, the revised
plat preserves trees along boundary lines of the real estate and also includes trails and amenities.
Dura Development is now requesting approval of the revised plat and the Subdivision Waivers
necessary to achieve the revised plat. Those waivers are set forth in the description above.
Included in the list of waivers is a Subdivision Waiver for a private street for a gated entry for a
small portion of the Subdivision. The gated entry and private streets will be in the 24 -lot Estate
section located in the southeast corner of the real estate and will serve those 24 lots only. The
proposal for the gated entry has been reviewed by Law Enforcement officials and the Fire
Department, and they have indicated no objection. The private streets will be constructed to
public standards. The Estate Section is secluded, and ingress /egress into the Estate section does
not require travel through the other three sections in the subdivision. The homes in the Estate
Section will be very expensive homes.
Regarding the approval of the original plat and clarifying the revised plat: The original plat was
approved in 1998 and earlier this year, Dura decided to go forward with the construction of this
subdivision. Following the Technical Advisory Committee meeting, the DOCS asked and
suggested that Dura consider the revised plat considered to be an improved plat in many
respects. The revised plat was then reviewed and unanimously approved by the Executive
Committee in May 2003. The Hamilton County Commissioners then approved the revised plat
and all street waivers mentioned above. In September 2003, at a subsequent public hearing before
the Plan Commission, Dura Development requested a waiver for a gated entry for the 24 -lot
Estate Section. Concern was then expressed about the fairness of approving the revised plat in an
Executive Committee meeting without a noticed, public hearing —even though the revised plat
was thought to be superior to the original plat.
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Dura Development agreed to proceed with the public hearing process for the approval of the
revised plat and the waivers needed to achieve the revised plat. At this time, approval of the
revised plat is being requested through the public hearing process.
Members of the public were invited to speak in favor of, or objection to the petition; no one
appeared and the public hearing was closed.
Jon Dobosiewicz reported for the Department. The petitioner has correctly summarized the
situation. Due to the change and make -up of the Plan Commission as well as the review of the
Executive Committee in March and another public hearing in October, there is now another
opportunity for public input and no one has come forward. If it is the desire of the Plan
Commission that this item be acted upon this evening, it would require a Suspension of the Rules
and approval of the Waiver requests.
Dan Dutcher was concerned about setting a precedent in regard to the private street issue.
Jon Dobosiewicz responded that in the last four years, the Commission has approved two private
streets: Estates of Clay West at Ditch and 131S Street; and Treesdale Subdivision (a few months
ago) related to recreational opportunities. The Department's position in those instances was that
the private street served a reduced number of lots, and connectivity is still in place regarding
pedestrian access. The limited size and design of the Subdivision lends itself to this application.
Charlie Frankenberger said that the private street request is made in order to permit a gate.
Absent a waiver permitting a private street, a gate is not allowed. The private street is being
requested in order to achieve a gate, not to make the entire community a gated community, but to
make a gated community only in the 24 acre Estate lot section in the southeast corner of the real
estate. It is anticipated that the homes in this area will be very expensive homes; the streets will
be built to public standards. The Fire Department and Law Enforcement Officials have registered
no objection.
Ron Houck questioned the original plat that was filed and the lakes shown. It looks as if the
development could be reconfigured to avoid the long cul -de -sac. Also, what is the use of the
triangular piece of real estate to the north?
Charlie Frankenberger said the lakes are to be filled in. The triangular piece of real estate to the
north is platted as Lot 2.
Marilyn Anderson also expressed concern regarding the gated community. At some point, the
Department had recommended that the Plan Commission come up with guidelines for when and
when not to approve private streets —this was never done. This particular proposal is not as
bothersome because it is not off of a major thoroughfare and does not give the impression of an
area that is not secure.
Dan Dutcher had comments relative to the significant trails incorporated into the plan and
questioned if there were sidewalks along West Road and if it is consistent with the overall plan?
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Jon Dobosiewicz stated that the yellow on the plan is sidewalk —the brown is asphalt path.
There is concrete sidewalk along West Road, consistent with the plan.
Nick Kestner said he would rather see multi -use paths as opposed to sidewalks along West Road
because it is an arterial road. By law, bicycles are supposed to be on a sidewalk, not a multi -use
path.
Leo Dierckman recommended sending this item to Subdivision Committee, since there are several
unresolved issues.
Dave Cremeans commented that the current proposal is a far better plan than the one initially
presented and Dave encouraged the Commission to recommend approval at the Committee level.
Charlie Frankenberger then suggested the Commission approve the proposed plat and waivers,
and send the waiver for the private street to the Committee.
This item was referred to Subdivision Committee for review on January 6 th at 7:00 PM in the
Caucus Rooms of City Hall.
NOTE: During a short recess, the Commission decided to revisit this item and took the
following action:
Dave Cremeans made a formal motion to send Docket No. 78 -03 PP Amend, The Lakes at
Hamilto Place (formerly Eagle Ridge Subdivision) to the Executive Committee with the exception
of 78 -03z SW private streets, seconded by Leo Dierckman and Aproved 11 -1 (Ron Houck.)
Exception: Docket No. 78 -03a SW private streets will be reviewed by Subdivision Committee on
January 6, 2004.
2h. Docket No. 149 -03 DP #03090027)
Weston Park Development Plan
The applicant seeks approval to construct a four -lot subdivision for commercial
uses. The site is located at the southwest corner of 106th and US 421. The site is
zoned I -1/ Industrial and is within the US 421 Overlay.
Filed by Paul Reis of Drewry Simmons, Pitts Vornehm for Kite Development
Co, Inc.
Note: Items lj and 2j are related issues and heard together with 2h at this time.
Paul Reis, 5013 Buckeye Court, Carmel, attorney with Drewry Simmons, Pitts Vornehm, and
Doug Peterson, Kite Development appeared before the Commission representing the applicant.
Dave Coots, attorney, Coots, Henke Wheeler, 255 East Carmel Drive, Carmel, was in
attendance representing the National Bank of Indianapolisa part of the overall development
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plan. Diana Brenner, Brenner Designs; Eric Matson of CSO Architects; Jenifer Roberts, Civil
Design were also in attendance.
Paul Reis referred to the proposed Development Plan consisting of 5.7 acres. The adjacent uses
include a car dealership to the north, significant retail on the east side of 421, and a developed,
industrial park warehouse /office use to the south.
The specific development plan being introduced includes three lots plus a large area that is yet to
be developed and referred to as Block A. Lots 2 and 3 have not been developed further, and as
prospective tenants are identified, the applicant will return for ADLS review.
Lots 2 and 3 will be consistent with and will conform to the landscaping standards approved in
connection with Lot 1, the Bank parcel. Similarly, the lighting plans and fixtures for the parking
lot areas will be consistent with and complementary to the lighting plan and fixtures for the Bank.
One of the two ground identification signs for the Center will be 8 feet in overall height and along
US 421; the smaller, six foot high sign will be along 106 Street. The design of the signs is
shown in the informational packets and was displayed on the overhead. The sign materials are
brick, dryvit and the panels with interchangeable copy are white with the tenant identification
being consistent with the copyright logos of various tenants occupying the center.
Mr. Reis stated that all Technical Advisory concerns have been addressed. The Department does
have concerns with future signage on the larger, undeveloped parcel to the west, and Mr. Reis
will continue to work with the Department and Jon Dobosiewicz to resolve those differences as
Block A is developed.
At this time, Dave Coots, Coots Henke Wheeler, 255 East Carmel Drive, Carmel, presented
the plan for the National Bank of Indianapolis who will be occupying the southwest corner of the
center at 106 and US 421. The Bank is a 3945 square foot, single -story structure that complies
with the 421 Overlay Zone in that the elevation appears as a one and one half/two -story
appearance. The building is angled on the site to face the northeast. The entrance to the site is
off a common road that is a part of the development plan and enters off of 106 Street. There is
one entry to the Bank off the common road; the second entry is off US 421. The parking spaces
exceed those required by the Ordinance, and as to the architectural design, Diana Brenner was in
attendance and would explain those details.
The lighting complies with the Ordinance and the fixtures are shown in the informational booklet.
The pole lights are 24 feet in height and 5 lamps. There are also decorative sidewalk lights and
ground floods that address the front of the building.
Dave Coots stated that the landscape plan complies with the Overlay Zone requirements and has
been approved; all TAC issues have been addressed.
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Diana Brenner, owner's representative for the National Bank of Indianapolis and interior architect
for the project appeared before the Commission. CSO is the "Shell Architect" for the project and
Eric Matson is the project architect.
The National Bank of Indianapolis has a branch bank in the Fidelity Plaza east of Keystone, inside
an existing building. This proposal is the first free standing branch for National Bank in the
Carmel area and would be similar to two other facilities at 86 and Ditch Road and 82n and Bash
Road in the Castleton area.
The building has elements of Georgian style architecture, large pane windows, molding across the
top of the building, symmetrical in style and has the appearance of limestone. The building is
intended to look like limestone and is made of an EFIS material. The detailing in the EFIS gives
it the appearance of limestone panels and limestone trim. The crown mold at the top also appears
to be limestone. The base of the building is masonry; the windows are gold, anodized trim. The
building is elegant in appearance and will make a strong addition to the area.
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, Jon Dobosiewicz. The expectation of the Department on future development
of the vacant outlots, establishment of consistent lighting and perhaps consistent landscaping
along the 421 frontage have been met. The ground signs conform to the Ordinance —ADLS
approval is required. The committee is to consider a consistent background on the signage. The
signage should be uniform.
Dave Cremeans agreed with the Department's comments on the signage as far as being consistent.
All four lots should be uniform.
Marilyn Anderson commented that the variation of EFIS rather than brick was a welcome change.
Nick Kestner requested a path to connect with the path on Michigan Road and 106
Jon Dobosiewicz responded that there is a pedestrian connection between the proposed building
on lot 1, the bank, and the path. When lot A develops, the path will be installed on the south side
of 106 Street.
Paul Reis stated that the signage is for the entire development and will be larger than exhibited.
The petitioner is attempting to eliminate a lot of extra signs.
Docket No. 149 -03 DP, Weston Park, 154 -03 ADLS, West Park, National Bank of Indianapolis,
and 153 -03 ALDS, Weston Park Signage were referred to the Special Study Committee for
further review on January 6, 2004 at 7:00 PM in the Caucus Rooms of City Hall.
3h. Docket No. 163 -03 DP #030100015)
Carmel Science Technology Park, Lots 11B 11C:
Congressional Flex Space- Development Plan
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The applicant seeks to construct two buildings. The site is located at southwest
122nd St Congressional Blvd. The site is zoned M- 3/Manufacturing.
Filed by Mila Slepaya of Mid States Engineering.
Note: Jerry Chomanczuk and Leo Dierckman RECUSED.
Todd Payne, J.C. Hart Co., 10401 North Meridian Street, appeared before the Commission
representing the applicant. Also in attendance: Chris Reeve, Hoosier Contracting; Mila Slepaya,
Mid States Engineering; Ken Sebree, Sebree Architects; Kevin Kahl, also of J.C. Hart Co.
The site is located within the Carmel Science Technology Park at the southwest corner of
Congressional Avenue and 122n Street. The site consists of 4 acres and is zoned M-
3/Manufacturing; the intended use of the property does support the M -3 zoning classification.
There are three access points to the proposed development. 122n Street is the future extension
of City Center Drive and there will be a right in/right out only at this point. The second access
point is off Congressional and a third access that is an existing drive owned by Conseco. There
will be an easement access agreement with Conseco that will allow for deliveries to the rear of the
building.
The site is heavily landscaped around the perimeter, especially around the south portion. To the
west of building 1 is the Conseco building with a number of mature trees that buffer the two
buildings and the western portion of building 1.
The concept of the development is a unique combination of office space combined with
warehouse /storage space. Both buildings will be two stories; the front of the buildings that face
both 122n Street and Congressional will be two stories with the possibility of adding a mezzanine
space into the second floor. The mezzanine space would allow the end user the ability to
structure their office space to their individual needs. The space would also incorporate
storage /warehousing that would be a two story, clear -span open space to the rear of the building.
Ken Sebree, Sebree Associates Architects, Avon, Indiana described the architectural design of
the buildings that can be adapted to a variety of tenant uses. The front elevation has a two -story
look that provides showroom or office space, depending on the tenant's operation/needs. The
exterior materials are brick, EFIS details, cultured stone under the windows, and a shingle -look at
the corners to give a softer look to the building. All street frontages on the buildings have the
combination of brick and EFIS, shingles and cultured stone, with standing seam metal roof. The
smaller of the two buildings resembles the larger and will be solid masonry all the way around.
Members of the public were invited to speak in favor of, or opposition to this petition; no one
appeared and the public hearing was closed.
Jon Dobosiewicz, Department Report. The Department is requesting that the petitioner address
several items. There has been a variance filed on a setback from 122n Street, future City Center
Drive, and the Department is in favor of the request. Regarding the architecture of the building,
the view from Congressional Boulevard moving south shows a significant view of the site across
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the detention area and the common drive discussed by the petitioner. Illustrations submitted also
show the south elevation of the south building with the detail wrapped around 20% of the
building elevation. The Department feels a greater amount of attention should be paid to the
detail on this building elevation, since it is highly visible from Congressional Boulevard.
Regarding signage, the Department has asked the petitioner to provide greater detail from the
contractor that will provide the Commission greater detail for review. Also, the Department is
requesting cut sheets of the lighting fixtures, both pole- mounted and those that might be building
mounted.
In response to questions from Ron Houck, Jon Dobosiewicz stated that the petitioner meets the
minim number of required parking spaces.
Nick Kestner asked that the petitioner provide better detail on the west elevation of the main
building, and elevation for two sides of the smaller building for Committee review.
Docket No. 163 -03 DP #030100015) Carmel Science Technology Park, Lots 11B and
11C, Congressional Flex Space Development Plan was referred to Special Study Committee
for further review on January 6, 2004 at 7:00 PM in the Caucus Rooms of City Hall.
4h. Docket No. 164 -03 DP /ADLS #030100016) Tom Wood Subaru (TABLED)
The applicant seeks to construct a new auto sales building. The site is located at
3230 E 96th Street. The site is zoned B -3 /Business.
Filed by Lawrence Lawhead of Barnes Thornburg.
5 -16h. Docket Nos. 174 -03 Z (03110029) through 185 -03 Z (03110040)
Carmel/Clay Parks Rezones Various Carmel/Clay Township Park Sites,
P -1 Rezones
Petitioner seeks a favorable recommendation of a rezone for the following
properties to P -1 /Parks and Recreation:
174 -03 Z (03110029) Hazel Landing Park: S- I Residence. E 106"' Hazel Dell
175 -03 Z (0311003 0) Carey Grove Park: R -I Residence. NE Carey Rd/E Smokey Row
176 -03 Z(03110031) Central Park: R -I Residence. NE College Avenue 111"' Street
177 -03 Z (03110032) Cherry Tree Park: S -1 Residence SE Cherry Tree Hazel Dell
178 -03 Z (03110033) Founders Park: R -2 Residence. NE E 116th St/Hazel Dell Pkwy
179 -03 Z (03 110034) Monon N S Trailheads: R- I S -2 Residence. Roher Rd/Grace
Dr and I -465/E 96th St.
180 -03 Z (03110035) Flowing Well Park: S -1 Residence. NE Gray Rd/E 116th St.
181 -03 Z (03110036) West Park: S -1 Residence. 1/2 mi west of W 116th St/Towne Rd.
182 -03 Z (03110037) Inlow Park: S- I Residence. E of Hazel Dell Pkwy /E 131 st St.
183 -03 Z (03110038) River Trail: S -I Residence. Along River Rd, btwn 126th St/Tall
Timber Run.
184 -03 Z (03110039) Lenape Trace Park: R -4 Residence. NW Westfield/E 96th St
185 -03 Z (03110040) Meadowlark Park: R -2 Residence. SW Smokey Row /Old
Meridian.
Filed by the Department of Community Services.
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TABLED to January Plan Commission meeting due to Public Notice Concerns.
NOTE: Following a short recess, the Commission took additional action on Docket No. 78 -03
PP Amend, The Lakes at Hamilton Place, (Formerly Eagle Ridge Subdivision) See item lh.
under Public Hearings.
I. Old Business:
li. Docket Nos. 126 -03 Z #03080012); 127 -03 Z #03080013)
Burlingame Subdivision Rezone
The applicant seeks to Rezone 67.295 acres± from S -1 /Very Low Intensity
Residence to R -2 /Residence and also seeks to rezone 9.13 acres± from S- 1/Very
Low Intensity Residence to R -4 /Residence. The site is located at 13619
Shelborne Road.
Filed by Steve Pittman on behalf of Shelburn Family Limited Trust.
Steve Pittman, Pittman Partners appeared before the Commission representing the applicant.
Also in attendance: Paul Rioux; Chad Pittman; Matt Browne, traffic engineer.
This item was reviewed by the Subdivision Committee and as a result of the review, the petitioner
tendered additional commitments from the Dad's Club regarding parking requirements and
further, the Dad's Club agreed to hire John Myers to review the traffic plan that was submitted
from A F Engineering. The Committee then requested four additional commitments as follows.
1) The owner commits to provide funding in the amount of $200,000 for the realignment of 116
and Shelborne Road.
2) The owner commits to submit a Primary Plat in substantial conformance with the land plans
submitted for the rezone of this property (attached as Exhibit Q. In addition, the owner
commits to landscape the common area adjacent to 13881 Shelborne Road (to the north) in a
manner consistent with the existing fence row vegetation and will enhance the fence row
vegetation and meet the requirements of the Carmel Ordinance.
3) The owner commits to amend the traffic study performed by A F Engineering dated
September 2003 to include the intersection of the current alignment of 116 Street and
Shelborne Road.
4) The owner commits to provide a minimum of six (6) 12 -foot tall evergreen trees in the
common area directly across from 13850 Shelborne Road, bounded by the north property line
adjacent to 13881 Shelborne Road and south, 90 feet. The common area directly across from
13850 Shelborne Road will be professionally landscaped and if a landscape mound is included
in the landscape plan, said mound will not be taller than four (4) feet. A ten -foot (10') asphalt
trail is incorporated into the plan along Shelborne Road.
Stephanie Blackman gave a brief report on the Subdivision Committee review of this Docket.
Mr. Pittman has accurately summarized the chain of events that brought us to this evening. The
parking concerns were worked through as well as access to the football facility area. Steve
Pittman adequately addressed those concerns to the satisfaction of the Committee.
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Marilyn Anderson said she had been uncomfortable with this proposal. The Dad's Club football
field is a worthwhile thing it is the location that is questionable. The traffic study reports an "P
level of service designation. It would take a stoplight at Shelborne and 116 Street to facilitate
this intersection. The fact that $200,000 has been committed for intersection improvements helps,
but the level of service is already "P and this location will be more burdened before the
intersection is actually improved. This is also a safety issue.
Dave Cremeans commented that he was absent at the Committee meeting, but would have voted
against the development. Any time a project moves from S -1 low intensity to R -4, it is a
disservice to residents who have invested in the neighborhood. When property is rezoned and the
rules are changed after people purchase property, it is a real concern. Really, our eye has been
taken off the ball. The focus should be on the rezone rather than the football field. If the City
wants to buy land and donate it for a football field, that is fine, but we should not change the rules
of the game to accommodate that.
Dan Dutcher asked if the Committee had taken into consideration that the rezone is taking place
in the context of the construction of the public works garage. The proposal is a very creative use
of what has become land that does not fit the S -1 zone any longer due to the fact that it is now
immediately adjacent to much less desirable property. There is a concern regarding traffic and the
intersection improvements, since there are other developments that have been approved that are in
closer proximity to this intersection.
Marilyn Anderson reported that the public works garage was brought up at Committee. Noise is
a drawback in this particular situation. The buildings themselves are nice —not metal sheds. So,
the issue is still the "leap" in the change in zoning.
Jon Dobosiewicz stated that there are other subdivisions that were approved in proximity to this
rezone request regarding funds for roadway improvements. However, at the time those
subdivisions were approved, and within the commitments, those funds were to be spent within a
one -mile radius. In talking with some of the applicants and petitioners, there is no preference if it
extends beyond the one -mile radius —but that would have to be addressed to add funds to
expedite improvements to 116 Shelborne.
At the time Long Branch Estates came through the process, they dedicated a significant amount
of right -of -way to allow for several options that may or may not include a future traffic signal,
round about, stop sign, etc. However, several acres were dedicated between Long Branch and
existing Shelborne Road was all dedicated as right -of -way. At that time, it was seen as an
appropriate off -set.
Wayne Wilson said he had looked at this project a number of different ways and it is certainly no
secret that he is involved in the Dad's Club. Mr. Wilson disagreed with Dave Cremeans'
assessmentto say that we have been re- focused onto ball fields is not important—it is critical.
There are certain trade -offs. This proposal is a perfect transition. Every family that moves to
Carmel is keenly aware of the Carmel Dad's Club. As a non -profit organization, and being
familiar with the economics of a non profit, and given the property values today in Carmel, there
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is no way in the world that the Dad's Club would ever again buy any land in Carmel—it is cost
prohibitive. The residents also have anticipations of the Dad's Club and this facility will provide
those neighborhoods with green space area. With the commitments tendered, this will be a win
win situation and the Carmel Dad's Club will continue to be an economic vehicle for Carmel. Mr.
Wilson said he intends to support this proposal.
Ron Houck asked if there were a lot of public input at the Committee level regarding the effect of
this rezone on adjacent residential areas, lots. If so, was there discussion regarding mitigation of
the effects?
Stephanie Blackman reported that the Mr. Pittman had gone out of his way to meet with many, if
not all, surrounding homeowners to discuss their concerns. Mr. Pittman was able to tender
commitments to address the concerns of the neighboring residents. At the end of the process,
people were much happier.
Marilyn Anderson agreed that yes, people were happier, but the density is still an issue. One of
the things that makes this hard to oppose is because it does have the Dad's Club component —and
who can be against the Dad's Club? Marilyn Anderson reiterated that this location is just not the
right place for this proposal.
Dave Cremeans disagreed with Mr. Wilson. The issue is not the Dad's Club—it is the density of
this development.
Steve Pittman reiterated that the commitments submitted address the concerns of the adjoining
property owners. The complexion of the area has already been changed with the water tower and
the approved street facility. In addition to the $200,000 being donated for roadway
improvements at the intersection of 116 and Shelborne, 136 Street is being extended through
this property and 70 feet of right -of -way is being dedicated, all at the total cost of the petitioner.
That is 2100 feet of road extension in a development that is only 1400 feet wide.
Leo Dierckman made formal motion to forward Docket Nos. 126 -03 Z and 127 -03 Z,
Burlingame Subdivision Rezone to the City- Council with a positive recommendation,
seconded by Wayne Wilson and APPROVED 10 in favor, 2 opposed (Anderson, Cremeans.)
2i. Docket No. 152 -03 DP Amend /ADLS #03100003)
Hazel Dell Corner, Lot 4: Development Plan Amendment
The applicant seeks approval to construct a retail building. The site is located at
13190 Hazel Dell Parkway. The site is zoned B -3 Business.
Filed by Corby Thompson of Plum Creek Partners, LLC.
John Duke, Plum Creek Partners, and Janet Sterling, Schneider Engineering, appeared before the
Commission representing the applicant. This Development Plan Amendment ADLS application
were referred to the Special Study Committee on December 6 The Committee voted
unanimously to return this item to the full Commission for final approval.
The applicant addressed comments from the neighbors and the committee as follows. The
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northern -most light fixture will be removed as part of Phase II; the applicant has agreed to install
low -level lighting, architecturally, to keep it from reflecting to the Delaware Commons
neighborhood to the north. Also, landscaping has been added along the east parking lot at the
request of Scott Brewer and the adjoining neighbors to prevent vehicular lighting to the homes to
the north. The applicant will continue to work with the neighbors to the north to add landscaping
as grade is established. Temporary, crushed stone paths have been added from both Hazel Dell
Parkway and 131S Street to ease pedestrian access to the center. Signage in this particular
building will be identical to the style of phase L All of these changes are identified in a
commitment letter, copies of which have been submitted to the Commission.
At this time, the applicant is requesting approval.
Ron Houck reported for the Special Study Committee. The petitioner has given an accurate
assessment of the conditions and commitments. Nick Kestner was a staunch proponent of the
connectivity and persuaded the members of the Committee as well as the petitioner that this
needed to be in place and this has been agreed upon. A concern of an adjacent neighbor regarding
lighting was addressed by removing the light pole and using architectural lighting on the side of
the building. This petition received a unanimous recommendation for approval.
Department Comments, Jon Dobosiewicz. The Department is recommending approval based
upon revisions and commitments made by the petitioner.
Jerry Chomanczuk asked for a commitment for uniformity in signage on this development.
The petitioner responded that signage is white -block letters, back -lit, according to the Code.
Ron Houck moved for approval of Docket No. 152 -03 DP Amend /ADLS, Hazel Dell Corner,
Lot 4, Development Plan Amendment, seconded by Wayne Wilson and APPROVED 12 -0.
J. New Business:
lj. Docket No. 154 -03 ADLS #03100005)
Weston Park National Bank of Indianapolis
The applicant seeks approval build a financial institution building. The site is
located at the southwest corner of 106th and US 421.The site is zoned I -1/
Industrial and is within the US 421 Overlay.
Filed by E. Davis Coots of Coots, Henke, Wheeler, P.C. for National Bank of
Indianapolis.
2j. The Docket No. 153 -03 ADLS 403100004)
Weston Park- Signage
The applicant seeks approval of the site's signage plan. The site is located at the
southwest corner of 106th and US 421. The site is zoned I -1/ Industrial and is
within the US 421 Overlay.
Filed by Paul Reis of Drewry Simmons, Pitts Vornehm for Kite Development
Co, Inc.
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Note: Items lj and 2j were heard concurrently with item 2h under Public Hearings and forwarded
to the Special Study Committee for further review on January 6, 2004 at 7:00 PM in the Caucus
Rooms of City Hall.
3j. Docket No. 167 -03 ADLS #03110003)
Meridian Technology Park, Corvasc Medical Office Building
The applicant seeks approval to build a medical office building. The site is located
at the on the south side of College Ave., 1/8 mile east of Pennsylvania St. The site
is zoned B -2 /Business.
Filed by Mark Monroe of Drewry Simmons, Pitts Vornehm for REI
Investments, Inc.
Note: Jerry Chomanczuk and Leo Dierckman were RECUSED for this item.
Paul Reis, 5013 Buckeye Court, Carmel, attorney with Drewry, Simmons, Pitts Vornehm, 8888
Keystone Crossing, Indianapolis appeared before the Commission representing the applicant.
Also in attendance: Bob Doster, Schneider Engineering; Tony Grimes and David Yount, Ratio
Architects.
The subject site is zoned B -2 /Business, 4 acres in size and located approximately one property to
the east of Pennsylvania Street and College Drive within Meridian Technology Park south of
Conseco. Adjacent uses include retail and office space, including Conseco, and REI Investment
Offices. The parcel directly to the west is being developed by AmeriCenters, previously approved
this year by the Plan Commission.
The architectural design is earth -tone brick, with masonry base and metal trim. Mr. Reis
displayed the material samples for review. At present, the petitioner is working with the
Department and the Urban Forester to primarily address the landscaping along the buffer yard as
well as some of the foundation plantings on the building. It is anticipated that the landscaping
concerns will be resolved at the Committee level.
The proposed light fixtures are similar and complementary to those being used on the Conseco
property. The photo- metric plan was submitted with the information packets and shows
compliance with the point three foot candle limit adjacent to Commercial properties.
The signs are internally lit, creme -color letters. Ground signage is also proposed in materials
consistent with the building materials and design. As noted in the Department Report, there may
be a variance issue for the number of signs, however, it is important for medical buildings to be
readily identifiable. All issues raised at Technical Advisory Committee have been addressed.
Department Comments, Jon Dobosiewicz. The Department Report contains one error under
signage. There are only two wall signs, therefore a total of three signs on the property —two wall
and one ground. Department Items 1 and 2 have been resolved.
Commission Comments:
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Ron Houck referenced a 6 -foot wide, pea gravel strip around the building and does not seem
appropriate. Architecturally, it may not be pleasing to look at and this should be explored at the
Committee level.
Robert Doster, Schneider Engineering, responded that it is actually river rock being proposed.
There is room for adjustment on the width-6 feet is rather wide.
Marilyn Anderson asked that the landscape plan be closely scrutinized —there are 40 yews —the
only shrub listed, and ornamental trees.
Docket No. 167 -03 ADLS Meridian Technology Park, Corvasc Medical Office Building was
referred to Special Study Committee for further review on January 6, 2004 at 7:00 PM in the
Caucus Rooms of City Hall.
Here ends New Business
John Molitor, Legal Counsel, recommended a Special Meeting of the Executive Committee to
deal with the Planning and Zoning Jurisdiction over Contiguous Unincorporated areas of Clay
Township and the Proposed Amendments to the Rules of Procedure. A meeting could be
scheduled prior to the end of the year.
Ron Houck stated he would prefer a longer notice period for items at the Executive Committee
that would coincide with the Rules of Procedure, 25 days publication. Also, Ron was in favor of
adding language to secondary plat approvals, if there are no material changes from the Primary
Plat. If there were material changes, the item would return to the Commission for Public Hearing.
Dan Dutcher made formal motion to forward the Resolution and Amendments to the Executive
Committee, seconded by Dave Cremeans and Approved 12 -0.
A meeting of the Executive Committee will be scheduled at a mutually agreeable time.
There being no further business to come before the Commission, the meeting was adjourned at
9:50 PM.
Marilyn Anderson, Vice President
Ramona Hancock, Secretary
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