HomeMy WebLinkAboutMinutes PC 02-19-08C ity of arme
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CARMEL PLAN COMMISSION
TUESDAY, FEBRUARY 19, 2008
Minutes
The regularly scheduled meeting of the Carmel Plan Commission was called to order at 6:00 PM in the
Council Chambers of City Hall, Carmel, Indiana. The meeting opened with the Pledge of Allegiance.
Members present: Leo Dierckman, Dan Dutcher, Wayne Haney, Kevin Heber, Rick Ripma, Steve
Stromquist, Susan Westermeier, thereby constituting a quorum.
The minutes of the January 24, 2008 meeting were approved as submitted.
Legal Counsel Report, John Molitor: The City Council last evening made some changes to the Monon
Overlay proposal. The Plan Commission has 45 days to take action on the proposed amendments as made
by the Council.
Department Announcements, Angie Conn: Public Hearing Items 1 through 4 H have officially been
withdrawn by the petitioner.
Department Announcements, Adrienne Keeling: As mentioned previously, the City Council last
evening did propose some amendments to the Monon Overlay. The proposed amendments will be
included in the Commission's next information packet as well as e- mailing as soon as possible.
Bicycle Route Task Force meeting has been scheduled for Wednesday, February 27 in the Council
Chambers at 6:00 PM. The task force will be discussing some proposed routes. The public is invited to
attend and participate.
Reminder to All Commissioners: The Field Study to the Cincinnati area is scheduled for April 18 and
19. Please check your calendars and let the Department know if you plan to attend.
H. Public Hearings:
OFFICIALLY WITHDRAWN:
1 -411. TABLED to MARCH 18: Docket No. 06090037 PP: Lakeland Subdivision
The appheant seeks primary plat approval for- 5 lots an 10 aer-es. The appheant also seeks
the following
Doeket No. 0707005 �r,.z SCO 8.09 sidew on b sides of street
D oeket No. 07070056 S �stub street to adjaeent -pur-eels
Doeket No. 07070057 SW SCO 6.03.07 eul de sne length
"Trite is leeated 12650 Clay Read ,,,1 is zoned SI/Residene F iled b
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I. Old Business:
1 -5I. Docket No. 07100032 PP: Woodhall Subdivision
The applicant seeks primary plat approval for 9 lots on 11.58 acres. Also, subdivision
waivers requested are:
Docket No. 07100033 SW SCO 6.03.20 private street
Docket No. 07100034 SW SCO 6.03.03 6.04.04 stub streets to adjacent parcels
Docket No. 07100035 SW SCO 6 .03.07 cul -de -sac length exceeds 600 -ft
Docket No. 07100036 SW SCO 6.03.26.4 gate location no bus pickup area
The site is located on 106"' St. east of Towne Rd. and is zoned S -1 /Residence.
Filed by Joe Calderon of Bose McKinney Evans, LLP.
Joe Calderon, attorney, Bose McKinney Evans appeared before the Commission representing
JBC 1, Woodhall LLC. Also in attendance: Jeff Cohen and Mark Zuckerman, principals of JBC 1.
The proposed subdivision is located just to the east of the intersection of 106 and Towne Road,
adjacent and west of Windemere, and larger, single family type homes surrounding the property.
The subdivision will be a very low or maintenance free type of luxury community as represented in
the information materials. The standards will be very high as far as the structures are concerned and
commitments have been tendered that meet the custom -home requirements.
The Subdivision Waivers all relate to the fact that this is a very narrow and deep piece of property
with one street proposed. There is no opportunity to provide connectivity given the structures that
are already in place and the lack of possible, continued subdivision development in those areas.
The property is over 1400 feet in depth and therefore exceeds the cul -de -sac length of 600 feet.
Because a gated -type community is proposed, it will be a private street, built to street standards. The
City agencies have all weighed -in on the street and waivers for the cul -de -sac length, and there are
no objections. Fire Trucks can move safely throughout the Subdivision.
The final Subdivision Waiver relates to the fact that this will be an empty- nester community with low
or no impact on the schools, therefore a school bus -stop is not being dedicated and a waiver is
requested.
The proposal sounds like a lot of waivers, but it is driven by the geometry of the subdivision.
The Subdivision Committee reviewed this proposal on two occasions. The petitioner had an on -site
visit with the County Surveyor to discuss concerns regarding drainage expressed by Windemere.
The site visit resulted in some additional changes to improve /take away the drainage other than a
two -acre wooded preserve area on the east end —all other drainage will be routed away from
Windemere.
The landscape plan has not yet been finalized —the plan is to reflect the County Surveyor's
comments regarding not planting below the top of bank in the drainage easement. City Forester
Scott Brewer has indicated his acceptance to finalize the plans, post preliminary platting. The
petitioner has worked through covenants and restrictions providing no front -load garages, no asphalt
driveways, architectural stamping of plans, and various and sundry other items; the Committee
seemed satisfied.
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Access for pedestrians and cyclists was discussed. The drawing was amended to indicate an opening
for pedestrians and cyclists, and the language was amended to accommodate pedestrians and cyclists
at all times. Three commitments have also been provided relating to custom homes to ensure high
end homes. Wrought Iron fencing is a commitment, (no wooden, shadow -box fencing) and at the
County's request, no driveways will encroach on storm drainage easements.
Regarding the plat, the entry was moved farther to the east; the previous plat showed the entry in a
central location. The County still has jurisdiction over parts of this and County approval will have to
be obtained for a subdivision waiver for the cul -de -sac.
Committee Report, Carol Schleif, acting chairperson: There was a lot of discussion regarding
drainage. An additional drain was added feeding to both lakes. The landscape plan is yet to be
finalized. The Committee voted a favorable recommendation.
Department Report, Angie Conn: The City Forester has not yet received a copy of the landscape
plan, but has no concerns. This item will also need Secondary Plat approval. The Department
recommends this item be approved this evening.
Carol Schlei£ "One other thing to mention about the bus pick -up area. The Carmel school system,
for the 12 years that I've lived there, has always come always come in to gated communities if there
was a turn- around as is present here. That was one of the reasons why we are not very upset about
the fact that there was no pick -up area. But, in talking with Mike later on, there might be some way
to tweak some wording in order to help people out that have that situation in the future."
Jay Dorman made formal motion to approve Woodhall Subdivision, Docket No. 07100032 PP and
associated Subdivision Waivers, Docket No. 07100033 SW, Docket No. 07100034 SW, Docket
07100035 SW, and Docket No. 07100036 SW. The motion was seconded by Susan Westermeier
and APPROVED 10 -0.
G. New Business:
1J. 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 Dehm
of Dunham Capital Management.
Wade Dehm, Construction Manager, Dunham Capital Management appeared before the Commission
representing the applicant. Also present: Aaron Reynolds, Duke Realty.
Mr. Dehm introduced the Granite City Food Brewery to the Commission via locations, (25 nation -wide, one
in Indiana,) restaurant menus, average meal prices, and the process for the brewery.
Mr. Dehm expressed the need for more than three signsBZA variance approval is required for the number of
signs. The Staff has expressed a preference for one of the signs on the north side of the building rather than
the west side. After further review, the applicant agreed with the Department signage would be north, east,
and south.
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The applicant will comply with bike parking location and bike rack details; there are no issues with the
photometric plan. There are really no issues with this site and the applicant will word towards compliance of
the comments listed in the Department Report. The only thing that needs to be addressed is signage.
Department Report, Angie Conn: The items requested for up- dating are very minor. The Engineering
Department is still reviewing the plans, however, their review letter should be forthcoming. The City Forester
has only minor changes to the landscape plan. The Department recommends that this item be sent to the
Subdivision Committee on March 04, 2008 in order to even the work -load of the Committees. The
Department also recommends that the Committee be empowered to cast a final vote on this item, since there
are only minor issues.
Jay Dorman noted the he received a scant amount of information for this project. There is no plan showing
location of plants, very little information available for review.
Carol Schleif: "I think I understand where this building is located on the site —this is a PUD. Could you tell
me if I have this right—it doesn't seem to be anywhere in the drawings —hey, that looks like my drawing!"
Aaron Reynolds explained the location and pin pointed I -465, and 96"' Street; the out -lot immediately to the
east is undeveloped—vacant ground at this point. One of the buildings is up, the parking garage has been
constructed, and Granite City is proposed on one of the out -lots.
Susan Westermeier asked about the location of the entrance to the McDonald's Restaurant on the south side of
96"' Street and expressed concern about the traffic on 96"' Street and the Subdivisions on 96"' Street. There
was not a lot of information in the plans.
Aaron Reynolds pointed out curb -cuts on the plan and said he was pretty certain they were indicative of where
the McDonald's entrances are located. In the original PUD and ADLS, there is only to be a right -in/
right out exit available for the out -lots; their full access would be between the existing parking garage and their
building. The access is very specific in the PUD—it is east of Kenwood Street, on the north side of 96"'
Street, and one access drive is permitted between Springmill Road and Kenwood Street as well. The right
in/right -out was dictated as being between Belle Manor and Illinois.
Susan Westermeier agreed with Jay Dorman —more detailed drawings should be submitted for everyone on the
Commission- especially the Subdivision Committee.
Aaron Reynolds was apologetic and said the architect indicated he had sent information packets.
Carol Schleif: `Being a one -story building like this, I don't know if there is any opportunity for skylights —try
to get some day lighting in there. You can look at that before the meeting —that would be good."
Rick Ripma asked about the location of signs—is there no sign on the west part of the building?
Aaron Reynolds confirmed that there will be no sign on the western portion of the building.
Leo Dierckman noted that the Commission would need to make a formal motion to empower the Subdivision
Committee to cast a final vote on this Docket (otherwise, it will return to full Commission)
Susan Westermeier was willing to send this item to Subdivision Committee, but due to little information
material received, was unwilling to empower the Committee to cast a final vote. The petitioner should come to
Committee prepared for a thorough review.
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Docket No. 08010001 ADLS, Parkwood Crossing West Granite City Food Brewery was sent to the
Subdivision Committee for further review on March 04, 2008 at 6:00 PM in the Caucus Rooms of City Hall.
Unfinished Business:
John Molitor administered the Oath of Office to Dan Dutcher, Parks Board Appointment for the coming year.
There was no further business and the meeting was adjourned at 6:35 PM.
Leo Dierckman, President
Ramona Hancock, Secretary
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