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HomeMy WebLinkAboutMinutes PC 11-18-08M City of D10 CARMEL PLAN COMMISSION TUESDAY, NOVEMBER 18, 2008 6:00p.m., Carmel City Hall One Civic Square Carmel, IN 46032 Minutes Members present: Leo Dierckman, Jay Dorman, Dan Dutcher, Brad Grabow, Wayne Haney, Kevin "Woody" Rider, Rick Ripma, Susan Westermeier Members Absent: Steve Stromquist, Madeleine Torres DOCS Staff Present:: Director Michael Hollibaugh, Angie Conn, John Molitor, Legal Counsel Also present: Ramona Hancock, Secretary The Minutes of October 21, 2008 meeting were approved as submitted by Unanimous Consent Legal Counsel Report: 1) Dan Dutcher recused himself from discussion and voting on Docket No. 08090018 DP /ADLS, Legacy PUD Prairie Landing CCRC. 2)John Molitor recommended a meeting of the Executive Committee of the Plan Commission as a whole prior to the full Plan Commission meeting December 16, 2008 at 5:30 PM in the Caucus Rooms of City Hall in order to review pending Litigation. Department Report, Angie Conn: The Comprehensive Plan 2008 for the City of Carmel was forwarded to the Commission by the Subdivision Committee on November 12th] with a positive recommendation. This item will be heard this evening under Old Business. H. Public Hearings 1 -2H. TABLED to DEC. 16 St. Vincent Sports Performance Center: Docket No. 08070022 DP Amend /ADLS The appheant seeks site plan and d 1 fef a sports peffefmanee/tfa4iing S:/P1anCommission /Minutes /2008/PC -nov18 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 3H. Docket No. 08090032 OA: Park Place PUD Ordinance Amendment The applicant seeks approval to amend Ordinance Z- 500 -06, Section 5. Le: Park Place Planned Unit Development in order to amend the breakdown of unit types. The site is located northeast of 116 St Guilford Rd and is zoned PUD /Planned Unit Development. Filed by E. Davis Coots of Coots Henke Wheeler for Greystone Communities, Inc. Present for Petitioner: E. Davis Coots, attorney, Coots, Henke Wheeler; Mark Sheegan, Vice President of development for Greystone Communities and Mayflower. Overview: Seek to amend Park Place PUD to modify mix of units initially approved 2006/7 Site contains 19.55 acres Initial PUD provided for 195 independent living units, 20 assisted living units, 28 nursing care units Greystone is successor to original applicant Greystone has determined thru current market studies that the mix should be modified to lower the independent living units by 95 to 171; assisted living units increased from 20 to 44 units, and nursing care units increased by a number of 2, and that a memory support component numbering 18 units should be added. Total units initially approved in Park Place PUD -243 Total units now being requested –263 an increase of 20 nits Overall structure size decreases because the independent living units are larger in square footage than the assisted living and memory support units The overall structure has been reduced by 15,000 square feet Petitioner requests suspension of Rules of Procedure and Vote this evening No Public Remonstrance Department Comments, Angie Conn: Department recommends favorable consideration; If comfortable, Commission could suspend Rules of Procedure and vote Commission could forward to Special Studies Committee as well Commission Comments: Alzheimer's patients need a lot of day lighting and contained garden space Any plans to increase outdoor areas Mark Sheegan Comments: Both Skilled Nursing Memory Support have contained gardens specifically for those residents All common areas are day lighted S:/P1anCommission /Minutes /2008/PC -nov18 2 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 What does adding additional units do to the amount of parking Dave Coots: Number of parking spaces required decreases because of the decrease in number of independent living units Underground parking is being utilized Surface Parking being reduced Landscaping will be improved Reduction in lot coverage with underground parking facility Assisted residents typically do not drive Memory Support residents definitely do not drive Slight increase in number of employees—offset by reduction in dining room services Parking traffic in/out of site will be virtually same as initial proposal Motion, Sue Westermeier: "To suspend the rules of procedure and vote on Docket No. 08090032 OA, Park Place PUD Ordinance Amendment," seconded by Brad Grabow, voted 7 in favor, 2 opposed (Dierckman, Ripma) Motion Denied. Docket No. 08090032 OA, Park Place PUD Ordinance Amendment was forwarded to the Special Studies Committee for further review on December 2, 2008 at 6:00 PM in the Caucus Rooms of City Hall. 4H. Docket No. 08090017 DP /ADLS: Aaron Ruben Nelson Mortuary The applicant seeks site plan and design approval for a mortuary. The site is located at 11411 N Michigan Rd. and is zoned B -5 /Business. Filed by Charlie Frankenberger of Nelson Frankenberger for The Blackstone Group. Present for Petitioner: Charlie Frankenberger, attorney, Nelson and Frankenberger; Max Nelson, Aaron Ruben Nelson Mortuary, Mrs. Nelson; Scott Bordenay, Engineer, and Jon Dobosiewicz, land planner with Nelson and Frankenberger. Overview: Requesting ADLS approval Monday, 11 -24 BZA will consider petitioner's request for Special Use Sign Variance Funeral Home crematorium would be a Special Use in the B -5 District Special Use determined by BZA is usually compatible use Real Estate comprises 3 acres Surrounding projects are residential to the north, Altura Gardens Business to the south, to the west is Boone County and a Lutheran Church Proposed building is 1 '/2 stories, approximately 12,000 square feet Real Estate rezoned to B -4 District in 2004 Commitments made to Woodhaven Residents at time of rezone included a buffer along the northern boundary of the site be increased from required 15 feet to 30 feet Commitments also include fencing along increased buffer Proposed Building has a sloped roof and is residential in nature Exterior Building material is brick S:/P1anCommission /Minutes /2008/PC -nov 18 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Monument sign is on brick foundation Gable at top of sign necessitates a variance request from BZA Lighting plan fully complies with Carmel's requirements Light fixtures are pole- mounted, acorn fixtures Public Remonstrance /Unfavorable: Donald Birt, 4607 Woodhaven Drive, spoke for Woodhaven and Timber Ridge Subdivisions. Objected by reason of Compatibility with surrounding properties (crematory chimney faces residents Traffic /Funeral Processions 30 foot Greenbelt being encroached upon by parking, retention pond and trash enclosure Parking deficit -148 required plus 2 additional for apartment on site -130 spaces provided Parking area shows parking blocks rather than required curbing Acorn-type lighting fixtures not appropriate Proposed facility next to residential is not consistent with other properties along Michigan Rd Down lighting would be more appropriate Up- lights proposed for monument sign —full cut -off down lighting more appropriate Monument sign should be internally lit Proposed sign is too large-3 feet taller than allowed Proposed Sign face is too large larger than existing Century 21 Office sign Development Plan not compatible with the site Area Residents request denial of application Tom Restward, 4633 Woodhaven Drive: Primary Concern is environmental Crematory would operate 70 feet from his master bedroom Prevailing winds would blow fumes from crematory directly into his home Crematory would put mercury vapors into the air from burning Mr. Restward's wife has severe respiratory problems and vapors from the crematory would aggravate her condition Judy Birt, 4607 Woodhaven Dr, Same concerns as previous speaker regarding elevated mercury vapors /levels Safety of well water and garden produce is a concern Read highlights of a study from 2003 regarding long -term exposure to crematoria Nothing conclusive in studies from North American Cremation Society based on 63 cremations No baseline reference for exact number of fillings per corpse EPA study volumes contained disclaimers as to whether or not data was exact Mercury emissions will increase Cremations are now impacting adjoining properties B -5 zoning was to have a buffer between residents and commercial Request denial of petition Public Hearing Closed. S:/P1anCommission /Minutes /2008/PC -nov 18 .0 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Rebuttal, /response to Use Related comments regarding environment and traffic A &F Engineering comparative traffic analysis notes amount of trips permitted on this parcel Mortuary is the lowest intensity Mortuary is a permitted use within the B -5 designation Funeral Home and Crematory are permitted use within the Overlay Funeral Home Crematory permitted adjacent to residential Crematories in residential areas have co- existed side -by -side for years Regarding Mercury emissions and environmental impact are heavily scrutinized and regulated at State and Federal level —not by zoning At Federal level, scrutiny comes through the EPA EPA has published mercury data for human crematories and has recommended no regulation In recent report from UK where cremation rate is over 70 the concentration of mercury found in the soil samples found in close proximity to the crematories was almost 7 times lower than that allowed for food production and more than 100 times lower than that allowed for children's playgrounds. Average concentration mount of mercury found in hair samples in crematory employees was over three times less than the tolerable level It is apparent that mercury emissions level is tolerable Aaron Ruben Nelson Mortuary will fully comply with all scrutiny and regulation at State and Federal levels Jon Dobosiewicz, Land Planner, Nelson Frankenberger: Every parcel abutting 421 could have a funeral parlor south and adjacent to Home Depot Funeral Parlor is compatible with other uses in the area Buffer distance—Ordinance requires 15 feet along north side; 30 foot buffer along north side of property provided at time of rezone —buffer meets that standard Parking blocks —lot will be fully curbed Parking spaces —may require a variance from BZA determination to be made Site lighting meets standard of Ordinance Sign will be internally lit —could be externally lit with appropriate lighting fixtures Up- lighting may be more appropriate —will explore at Committee Sign Size —only element taller is the gable portion at top of sign—actual size is smaller than permissible by Ordinance —will explore at Committee Department Report, Angie Conn: Department recommends forwarding to December 2n Special Studies Committee meeting Commission Comments: Explore previous commitments made at rezone in 2004 regarding buffer /fencing /landscaping Recommend utilizing exact fencing as currently in place (9 or 10 feet) Request details of planned design for fencing Request more info on crematorium —how it is done and type of discharge (odors from building Signage consider timer for signage light that would turn off at certain hour Uncomfortable with verbiage as shown on sign Parking spaces are a concern S:/P1anCommission /Minutes /2008/PC -nov18 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Request highlights of Federal and State regulations regarding crematorium What is the use of space on second floor apartment Clarify parking lot bordering Michigan Road—it appears it runs over by 30 feet Trash Receptacle location? Angie Conn —The way the parking ordinance is written, parking is computed based on the floor area and the public area use versus private use such as the crematory Max Nelson, speaking on behalf of Funeral Home: apartment above is a residence for funeral home caretaker— always someone living above the funeral home for security. Docket No. 08090017 DPAD:S" Aaron Ruben Nelson Mortuary was forwarded to the December 2nd Special Studies Committee in the Caucus Rooms of City Hall. 5H. Docket No. 08090018 DP /ADLS: Legacy PUD Prairie Landing CCRC The applicant seeks site plan and design approval for a continuing care retirement community. The site is located at approximately 13850 River Rd. and is zoned PUD /Planned Unit Development. Filed by Tim Ochs of Ice Miller, LLP for BHI Retirement Communities, Inc. Present for Petitioner: Tim Ochs, Ice Miller—on behalf of BHI, Baptist Homes of Indiana Overview: Mission is to provide care for senior citizens Provides different housing types Facility is equipped to handle all health concerns Site contains 35 acres Southern-most portion of The Legacy and north of Prairie Trace Elementary School Retirement facility is a compatible use under Legacy PUD Will be developed in two phases Upon completion, will contain 225 independent living units, 18 assisted living units, 18 memory support units, 36 skilled nursing units, plus 60 cottages, mostly free standing, and some duplexes with garages Extensive Landscaping by Larry Kemp working with Scott Brewer, Urban Forester Underground parking also included below main building -227 spaces Landscaped walkways being provided for important and needed exercise Units are not for sale Cottages are approximately 2,000 square feet Cottages all have garages Main building will house several restaurants, cafeteria, and other support functions No Public Remonstrance S:/P1anCommission /Minutes /2008/PC -nov 18 31 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Department Report, Angie Conn: Would like to see screening around trash receptacle; awaiting comments from Engineering and Urban Forester. Recommend forward to Subdivision Committee on December 2" Commission Comments: Adequate Parking? 646 spaces for entire site should be ample Visitor parking convenient? Parking meets Ordinance Wall/ /elevations need to be broken up A -11, A -12 need to be spruced -up; A -15 could have more interest in elevation Perspective would help Selection process for type of living facility located along south property line abutting elementary school? Building design is a plus —well done—colors go together —nice layout How does this project fit into the larger development? Docket No. 08090018 DP /ADLS: Legacy PUD Prairie Landing CCRC was forwarded to the Subdivision Committee for further review on December 2, 2008 in the Caucus Rooms of City Hall at 6:00 PM 6H. TABLED to DEC. 16 Meadows Three PUD Docket No. 08050034 Z I. Old Business 11. (may be heard tonight, pending results of November 12 committee meeting) Docket No. 08070020 CP: Carmel Consolidated Comprehensive Plan 2008 The applicant seeks to adopt the Carmel Consolidated Comprehensive Plan, in order to update and reformat the Carmel/Clay Comprehensive Plan (as previously amended). Filed by the Carmel Department of Community Services. Present for Petitioner: Adrienne Keeling, DOGS. Overview: Latest change is in the renumbering, restructuring and clarifying Changes /Corrections in Land Classification map/ Some special study areas added to land classification map Part 4 Transportation Plan consolidates residential parkway classifications Part 5 focuses on both 96 th Street corridor plan and US 31 Corridor Plan Request forwarding to City Council with positive recommendation S:/P1anCommission /Minutes /2008/PC -nov 18 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 AI In I. Old Business 11. (may be heard tonight, pending results of November 12 committee meeting) Docket No. 08070020 CP: Carmel Consolidated Comprehensive Plan 2008 The applicant seeks to adopt the Carmel Consolidated Comprehensive Plan, in order to update and reformat the Carmel/Clay Comprehensive Plan (as previously amended). Filed by the Carmel Department of Community Services. Present for Petitioner: Adrienne Keeling, DOGS. Overview: Latest change is in the renumbering, restructuring and clarifying Changes /Corrections in Land Classification map/ Some special study areas added to land classification map Part 4 Transportation Plan consolidates residential parkway classifications Part 5 focuses on both 96 th Street corridor plan and US 31 Corridor Plan Request forwarding to City Council with positive recommendation S:/P1anCommission /Minutes /2008/PC -nov 18 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Special Thanks: Comprehensive Plan Committee Sue Finkham Jack Badger Members of Public —over 600 comments Committee approved 7 -0 Commission Comments: Thanks to Committee Public Give /Take netted in a better plan in all areas Good Participation in the process Probably still some controversial areas —never perfect Special Thanks to Leo Dierckman for attendance, guidance, and comments Question whether or not the document meets all settlement requirements Motion: Susan Westermeier "To forward Docket No. 08070020 CP, Carmel Consolidated Comprehensive Plan 2008 to City Council with a favorable recommendation," seconded by Rick Ripma, approved 8 -1 (Schleif.) Motion Carried. Meeting adjourned at 7:20 PM. Leo Dierckman, President Ramona Hancock, Secretary S:/PlanCommission /Minutes /2008/PC -nov 18 ONE CIVIC SQUARE CARNMEL, INDIANA 46032 317/571 -2417