Loading...
HomeMy WebLinkAboutMinutes SpecStdy 05-08-08of CA �VNONE y�A C i t y RTOMORROW o /NDIMAN CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEE THURSDAY MAY 8 Minutes The Special Studies Committee of the Carmel Plan Commission met at 6:00 PM in the Caucus Rooms of City Hall, Carmel, Indiana. Members present: Wayne Haney, "Woody" Rider, Rick Ripma, Madeleine Torres, Susan Westermeier. DOCS Staff in attendance: Director Mike Hollibaugh, Christine Barton Holmes, Rachel Boone. John Molitor, legal counsel was also in attendance. The Committee considered the following items: 1. Docket No. 08040008 ADLS Amend: Circle K/Shell The applicant seeks approval for a building addition/remodel and new canopy. The site is located at 1230 S Rangeline Rd. It is zoned 13- 3/13usiness within the Carmel Dr Rangeline Rd Overlay. Filed by Don Fisher of Insight Engineering, Inc. Don Fisher of Insight Engineering appeared before the Committee representing the applicant. Circle K would like to rebuild or remodel the existing site located at South Range Line Road and Carmel Drive, the former Shell Service Station. The existing store has a drive -thru car wash, hexagonal canopies, fuel tanks, and a small parking area on site. Circle K is proposing to abandon the car wash, expand the convenience store, and remodel by changing the fagade. Currently the ceilings are 7 feet tall; will raise the ceilings and make it a more pleasant place and more in tune with Carmel —will also allow customers better access. The fuel islands would be re- oriented cast/west. A photograph of the existing site was shown. The petitioner is also proposing to reconstruct the access drive from Carmel Drive to be more customer friendly. Concrete is broken —will replace tank pad —the utility easement is at the street. The building is split -face, red block and tan, with red stripe. The canopy has a red bar (light bar) with yellow decal facing toward the store. The old store has a covered entry way with red/white stripe above the door and columns. The proposal is to the top of cornice, 21 feet, pediments over the front door, cornice, canopy--column -look continued. There are two entrances, one per street frontage. The painted red chair rail will be replaced by a limestone band. The petitioner proposes 4 inch tall and 8 inches wide brick to match Mike's Car Wash next door. The awnings would be similar to the Arts Design District cornice over the door. Elements S :/P1anCommission/Minutes /Committees /SpecialStudies /2008 /may08 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 used are from Federalist Style architecture—limestone wraps on columns— parapet wall would have the same limestone treatment. The east elevation facing Range Line Road has red/white awnings; the rear elevation is brick. The proposed site plan was shown with parking added; the columns cut and the canopy removed and replaced with a rectangular canopy. The spacing is tight —the dispensers are farther apart. There are two vendor spaces in front of the dumpster. The new wrap will match the building —fluted red material and limestone. There will be no logo on the canopy, but will keep the red and yellow colors for Shell. Samples were displayed of the fascia canopy. The existing underground storage tanks will stay in place —the fuel location is not changing. Bike racks are incorporated into the plan —more pedestrian traffic is encouraged and the green/grassy area will be a plaza for seating /conversation with a brick bench —will provide a ramp for people coming off the Monon. The lights will be painted a bronze color similar to Mike's or Kroger. A tall parapet will be constructed around the building; mechanical units on top will be screened. The gas station--delivery of fuel access is right at intersection —flag pole already in existence. The petitioner is trying to create a more attractive, friendly place. The south border has a path for people to access the front of the store. Department Report, Christine Barton- Holmes: The Department has been working with this petitioner for 18 months or longer —the main issue is the location of the fuel tanks which places constraints on the site. The petitioner proposes to use the existing building and reconfigure with materials changes and renovations. Variances are on file with the Board of Zoning Appeals and Tabled at this time. All variances requested are due to the canopies. The build -to line is 10 feet, the building height is less than 26', the floor area ratio is under 0.5, and the street frontage is under 70 The parking is located in front rather than behind; there are still a few issues with the landscaping. The design of the site and building should be discussed; then returned to BZA for a decision. The Department prepared hand -outs for the petitioner and for the building and site design. The site is within the Carmel Range Line Road Overlay. The petitioner has implemented some suggestions made by the Department. The proposed renovations would meet the character of the overly. If approved, the original mix of brick and EFIS should be removed. The Urban Forester notes the back of the building is visible and needs to be landscaped and screened from view. Proper permits are to be obtained from the Board of Public Works for work in the right -of -way along Range Line Road. The majority of the outstanding comments have been addressed at this time. Committee Comments: Woody Rider asked if there was a reason for not requiring the petitioner to meet the Overlay. Christine Barton Holmes responded that the main reason is the location of the fuel tanks. A building cannot be placed on top of the tanks —they are relatively new—if the tanks were to be moved, the Department would request meeting the Overlay. The project is now considered to be an extensive remodel rather than site design. Fuel tanks are required to be removed periodically for maintenance and replacement —when the tanks come out again, the Department will insist on a remodel. For the petitioner, the main factor is one of cost. Woody Rider commented that it seemed more economical to include an extensive remodel with replacing the tanks. S:/P1anCommission/Minutes /Committees /SpecialStudies /2008 /may08 2 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Christine Barton Holmes said the Department would like to see the tanks removed, but cannot insist the petitioner do that. John Molitor noted that it is a variance decision for the Board of Zoning Appeals. Mike Hollibaugh, Director commented that this is a key corner —the Department's preference would be pulling the building up to the street but there was no support—the Department has worked diligently to get improvements to the site. Madeleine Torres asked if the Circle K's position was a solid "NO" for removing the tanks —how was the request received? The petitioner stated that the wall and foundation of the building will not be replaced —this is a remodeling project. Expense is a definite factor. Rick Ripma commented that this remodel project does not fit at all. Wayne Haney said the design is over-done—almost "garish -and does not fit within the Range Line corridor. The petitioner said he did not know when the gas tanks were installed and that they last approximately 20 years. The petitioner will find out how long they have been in place. The petitioner also said that if they are required to move the tanks and the building, it will stay the way it is. Woody Rider said that if Circle K was willing to move the building to the road, he would approve a smaller building and support a variance for that. The petitioner responded that Circle K purchased 52 existing Shell stations. Moving the tanks would be a major expense. Rick Ripma recommended the petitioner "lose the colors" and present a unique looking, older style design. There is too much color—things that make it unique—we want a walkable community. If variances were approved, we want a much better building that fits in character with the City. Sue Westermeier felt that more could be done at this corner for a walking community—it could be warmer with a more urban feel. Woody Rider made formal motion to TABLE Docket No. 08040008 ADLS Amend, Circle K/Shell to the June Committee meeting, seconded by Madeleine Torres, approved 5 -0. John Molitor reported that the petitioner can present to the BZA and could be denied. If the variances are approved, the petitioner can make the plan according to the variances from the BZA. 2. Docket No. 08020021 DP Amend /ADLS Amend: Staybridge Suites The applicant seeks site plan and design approval for a 3 -story extended stay hotel. The applicant also seeks the following commitment amendment and zoning waiver approvals: Docket No. 08020022 CA amendment of parcel's previous commitments Docket No. 08020023 ZW Chapter 23E.09.E.1: building must face Pennsylvania St. The site is located at the 10800 block of Pennsylvania St. and is zoned B-6/Business within the West Home Place Commercial Corridor High Intensity area. S:/P1anCommission/Minutes /Committees /SpecialStudies /2008 /may08 3 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Filed by Jim Shinaver of Nelson Frankenberger for Hotel Development Services, LLC. Jim Shinaver, attorney, Nelson Frankenberger appeared before the Committee representing the applicant. Also in attendance: David Wespiser, Hotel Development Services, Mark Carlson, architect, Chris Laystrom, Engineer. Jamie Browning, developer, was also present. The petitioner is requesting a Development Plan Amendment and would like to modify the commitments to provide for the proposed use. Jim Shinaver submitted a supplemental brochure as additional information provided regarding the public hearing. Aerial photos show the location of the property; Jim Shinaver touched on the surrounding uses. The site is zoned B -6 /Business and is located within the West Home Place Commercial corridor high intensity area. The current entrance /exit to the site will not change—nothing new is to be added —the current access will remain. At the request of the Carmel Fire Dept., the pathway on the western side of the building will be constructed of brick pavers; the pathway is incorporated into the project. The landscape plantings along the perimeter of the building are significant. There is an existing, mature tree cover at the southern end of the property and the petitioner is making efforts to preserve the area. There are 79 large, mature trees existing —the petitioner will retain about 75% of the trees. The front entrance to the building faces north —the petitioner is seeking a waiver from the Overlay; the gas pipeline limits the positioning of the building. Rear portion of the building: The building is a large, "U" shape with a patio area to accommodate patio, grills, etc., and a full enclosed pool house area connected to the main building. The renderings previously submitted showed interior of rooms and how the pool house would appear. Artists' renderings were shown as to how the building would appear—materials of cast stone and brick, plus the sloped roof would be compatible with the neighborhood. Included in the supplemental brochures were rendering that show the western portion of the building along Pennsylvania Street. The landscape plantings along the building will be reviewed in detail sample board presented. Jamie Browning, 1473 Prestwick Lane, addressed the Committee and spoke about commitments made on the property in 1999. Browning Investments has owned this property three separate occasions from the 1980's. The Behavior Care Center wanted to purchase the property, but there was a huge concern from the neighbors regarding the use. Commitments were designed to keep Behavior Care from expanding— Behavior Care eventually went into financial difficulty. Browning purchased the property on behalf of Standard Management. The existing gas pipeline makes developing difficult and necessitated two variances—height of the building and parking located to the front of the building. Subsequently, Standard Management changed their plans and Browning Investments purchased the property again and held it before putting it back on the market. S:/P1anCommission/Minutes /Committees /SpecialStudies /2008 /may08 4 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Situations have changed since 1999 commitments. No matter what has happened, the pipe line has caused variances—it is possible to build on the property, but not in the easement. Mark Carlson, Albuquerque New Mexico ran the landscape plan by the Staff and clarified the buffer zone requirements. The refined landscape plan meets the requirements. The petitioner is adding totals to the plan—ornamental and shade trees. Trees at installation will be 2 '/2 inch caliper. Jim Shinaver noted that the existing pathway and tree cover will not be affected. Additional landscaping will be included on the southern and northern portion toward the building. Jim feels that the petitioner exceeds the requirements and that Mark Carlson has addressed Scott Brewer's concerns. The petitioner will switch out ornamental to evergreen. Mark Carlson stated that there should not be any headlights bleeding into the eastern portion of the site. Chris Laystrom, Woolpert Engineering, Indianapolis addressed the traffic situation —the peak hours of trafficAM and PM —would generate 75% more traffic with an office building previously approved. Jim Shinaver said the windows in the pool area are not operable and there will be no noise emanating from the pool. Regarding the windows in the guest quarters on the 2n and 3r floor, the building is closer to the southern property line, away from the neighbors. Dept Report, Christine Barton Holmes: The petitioner is asking for three (3) different approvals —site design, amendment of pre existing use, and orientation of building. The Dept has no concern with the commitment amendments. Outstanding issue: Scott Brewer wants more shade trees on the southern property line; Engineering has no outstanding issues. The Department suggests the petitioner incorporate elements of "green design" into the building elements that would qualify for LEED certification. The landscaping and bike parking are being worked out. Wayne Haney said he was glad to see photos of the property —are there enough evergreens to have the same density effect during the winter? Wayne has stayed in such a facility in San Francisco —the light pollution and piped music are a concern. Are the trees dense enough all year `round? If the path is on the subject site, the main concern is with protecting neighbors. Woody Rider asked who is the clientele for such a development? David Wespiser, Hotel Development Services based in Oxford, Ohio said the target group is people traveling for corporations, training groups, technology- oriented groups, perhaps a group that would install a system for a hospital and would stay 3 to 6 months at a time. Perhaps persons looking for a residence, re- locating to the area; sometimes people are "burned out" of their home until settlement occurs. S:/ P1anCommission/ Minutes /Committees /SpecialStudies /2008 /may08 5 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Woody Rider commented that this is a niche that we don't have. As far as commitments made years ago, don't see how this proposal is jumping outside a good use for the property. Rick Ripma —has problem with jumping away from commitments. Why was this type of use taken out of the commitments? Jim Shinaver said the commitment does not get rid of a specialty hotel. Jamie Browning noted that the signed commitments were on behalf of Standard Management. Rick Ripma —Carol Schleif at public hearing had asked for site lines from 3r story for neighbors to the south. Jim Shinaver responded that there are no guest room windows looking south —the courtyard is to the south. Jim said he would have a site -line drawing prepared. However, the poolhouse would probably block the view—is this an anticipated issue? Rick Ripma said there may be a lot of windows that don't look directly into the homes, but there are a lot of windows —this may not be an issue. Lighting: Jim Shinaver stated that all lighting in the parking lot is shielded —down lighting. There will be no outdoor /piped music and the petitioner will commit to that effect. Madeleine Torres asked about height limitations in the B -6 District—approximately 3 stories? Woody Rider said the height of the tree line is anywhere from 20 to 30 feet. The trees are taller than the site line. If evergreens are 15 feet tall, the sight line will be shielded in the winter as well as summer. Rick Ripma agreed with comments from Scott Brewer regarding the evergreens blocking site line of vision. Woody Rider made formal motion to forward Docket No. 08020021 DP Amend /ADLS Amend, Staybridge Suites to the Plan Commission on May 20, 2008 with a favorable recommendation conditioned upon amending the previous commitments to address level of music, orientation of building away from Pennsylvania Street, and 15 foot tall evergreens, seconded by Madeleine Torres, approved 4 -0. 3. Docket No. 08040010 ADLS Amend: Midland Art Antiques Market Signage The applicant seeks approval for 1 new wall sign. The site is located at 488 Gradle Drive, and is zoned I -1. Filed by Stevi Stoesz of Midland Arts Antiques Market. THE PETITIONER FAILED TO APPEAR The meeting adjourned at 8:00 PM. Ramona Hancock, Secretary S :/P1anCommission/Minutes /Committees /SpecialStudies /2008 /may08 Rick Ripma, Chairperson C ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417