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CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
TUESDAY, AUGUST 7, 2007
Minutes
The Special Studies Committee of the Carmel Plan Commission met in the Caucus Rooms of City Hall,
Carmel, Indiana on Tuesday, August 7, 2007 at 6:05 PM. Members in attendance: Steve Stromquist,
Madeleine Torres, Susan Westermeier, thereby establishing a quorum.
DOCS Staff present: Mike Hollibaugh, Director; Rachel Boone and Christine Barton Holmes. John
Molitor, Legal Counsel was also present.
The Special Studies Committee considered the following items:
1. Docket No. 07060024 OA: BZA Lockout Periods Amendment
The applicant seeks to amend the Zoning Ordinance, Chapter 21: Special Uses Special
Exceptions and Chapter 30: Board of Zoning Appeals, in order to clarify the time limits of
applications denied by the Board of Zoning Appeals. Filed by the Carmel Department of
Community Services.
Adrienne Keeling, City of Carmel, Department of Community Services appeared before the
Committee representing the applicant.
The proposed Amendment to the BZA Lockout Periods would differentiate and clarify the time
limits on applications denied by the Board of Zoning Appeals, currently a twelve month waiting
period, for all variances. The amendment would specify that the ordinance lockout period apply
to USE variances as well. The waiting periods for other types of applications would still apply as
written in the Zoning Ordinance.
The Department is also proposing to amend the six months waiting period in the BZA Rules to
apply to Development Standards Variances only. This would allow the Board to waive the
lockout period for a DSV by way of suspension of the Board's Rules of Procedure.
Susan Westermeier made formal motion to forward Docket No. 07060024 OA: BZA Lockout
Periods Amendment to the full Plan Commission with a positive recommendation, seconded by
Madeleine Torres, Approved 3 -0.
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2. Docket No. 07030006 ADLS Amend: Red Robin Clay Terrace
The applicant seeks approval for the construction of a free standing, 6,350- square foot restaurant
with outdoor seating at Clay Terrace. The site is located at the southeast corner of 146"' St. and
Clay Terrace Blvd. and is zoned PUD. Filed by John Finnemore of Red Robin, Inc.
John Finnemore and Steve Canada were present on behalf of Red Robin, Inc. Bill Crawford, Sr.
Vice President of Development for Simon Properties was also in attendance.
The applicant is seeking ADLS Amendment approval from the Committee rather than
administrative approval from the Department as allowed in the Clay Terrace PUD Ordinance.
Red Robin has made several changes to the site plan.
Department Report, Christine Barton Holmes: It has been determined that the Red Robin is not a
stand -alone building but rather one that is a part of the Clay Terrace streetscape.
The petitioner has worked hard to blend the architecture with the existing Clay Terrace structures.
The petitioner has added windows, recessed signs, raised the height of the marquee, and
increased the crown. The HVAC and mechanical equipment will not be visible from any sight line.
The west and north elevations will have artificial, spandrel glass.
At this time, the Department is recommending this item for approval after all comments and
concerns have been addressed.
The building is now oriented towards Clay Terrace Boulevard. The entrance is on the south
elevation with outdoor seating-6 to 8 tables—on the west elevation. The walkway from the
southeast corner of the building to the entrance /doorway will be enhanced; the building will slide
slightly to the east. The access /utility door shown on the west elevation will be moved to the east
side of the building, directly opposite where it now shows. The ladder to access roof -top
equipment is internal to the building. The facade is continuous and shows no breaks —this can be
done with landscaping.
The dumpster will be located in the northeast corner of the site.
The petitioner will be submitting a new landscape plan to Scott Brewer, Urban Forester.
Susan Westermeier made formal motion to Approve Docket No. 07030006 ADLS Amend, Red
Robin Clay Terrace, with the following conditions: Building entrance faces south, signs on
north, west, and south elevations, new landscape plan to be submitted for approval, the building
will slide slightly to the east, Simon will "dress up" the walkway between the corner and the
doorway," the access /utility door will be moved to the east side of the building, directly opposite
where it shows on the west elevation, seconded by Madeleine Torres, APPROVED 3 -0. (Final
Approval)
3. Docket No. 07070001 ADLS Amend: Parkwood Crossing Consona Sign
The applicant seeks approval for 1 new wall sign. The site is located at 450 E. 96 St. and is
zoned B-6/Business. Filed by Don Miller of A Sign By Design.
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Don Miller, A Sign By Design appeared before the Committee representing the applicant.
Approval is being requested for one new wall sign on Building 93 within the Parkwood Crossing
development located at the northwest corner of 96 Street and College Avenue.
The sign will be internally illuminated and will measure 70.83 square feet in area; 90 square feet is
permitted. The logo comprises 17% of the sign area, the ordinance allows 25% or less.
The sign will be a day /night plex —black during the day, white at night. The logo will remain blue
during the day and night.
Dept. Report, Rachel Boone: The sign as proposed complies with the Ordinance and the
Department recommends approval aftger all comments and concerns have been addressed.
Sue Westermeier made formal motion for approval of Docket No. 07070001 ADLS Amend,
Parkwood Crossing, Consona Sign as presented to the Committee, seconded by Madeleine
Torres, APPROVED 3 -0
4. Docket No. 07070002 ADLS Amend: MCL Cafeteria Signage
The applicant seeks approval for 2 new wall signs. The site is located at 1390 Keystone Way Dr.
E. and is zoned 13- 8/13usiness. Filed by Amanda Gates of Sign Craft Industries.
Amanda Gates, Sign Craft Industries, 8920 Corporation Drive, Indianapolis, appeared before the
Commission representing the applicant. Approval is being requested for two (2) new wall signs at
the MCL Cafeteria located at 1390 Keystone Way Drive East.
The sign on the north elevation facing Keystone Way will be 89.98 square feet; 90 square feet is
allowed. The sign on the east elevation facing 43I/Keystone will be 39.85 square feet; 40 square
feet is allowed under the Ordinance. Both signs will be externally illuminated at night only with
goose -neck lamp fixtures.
Department Report, Rachel Boone: The signs as presented comply with the Sign Ordinance. The
Department recommends approval after all comments and concerns have been addressed.
Sue Westermeier made formal motion for approval of Docket No. 07070002 ADLS Amend,
MCL Cafeteria Signage as presented, seconded by Madeleine Torres, APPROVED 3 -0.
5. Docket No. 07070029 ADLS Amend: Fazoli's
The applicant seeks approval for exterior building color lighting change. The site is located at
465 E. Carmel Dr. and is zoned 13- 8/13usiness. Filed by Dan Shaw of Facility Concepts, Inc.
Dan Shaw, Facility Concepts, Inc. appeared before the Committee representing the applicant.
The exterior of the building will be painted (computer generated renderings shown) and new
down lighting with 90 degree cut -off will be installed.
The landscaping plan includes the replacement of dead /dying plant material and the proposed
landscape plan has been approved by Daren Mindham, Urban Forester.
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Department Report, Christine Barton Holmes: As stated, the petitioner has worked with the
Urban Forester to replace dead /dying plant materials and the landscape plan has been approved.
The exterior lighting is being up -dated and the building will be painted as shown. The Department
is recommending this item be approved after all comments and concerns have been addressed.
The Committee determined that the color renderings shown did not represent the true colors
being proposed for the exterior of the building. The awnings are also an open item. The
Committee agreed to table until actual colors could be verified.
Docket No. 07070029 ADLS Amend, Fazoli's was tabled to August 21, 2007 at 5:45 PM, prior
to the full Commission meeting.
6. Docket No. 07070022 ADLS Amend: State Farm Insurance Signage
The applicant seeks approval for 1 new wall sign. The site is located at 4370 Weston Pointe Dr.
and is zoned 13- 2/13usiness. Filed by Garrett Wietholter of State Farm Insurance Co.
Garrett Wietholter, State Farm Insurance Co., appeared before the Committee requesting
approval for one (1) new wall sign located at 4370 Weston Pointe Drive, within the Weston
Pointe retail development.
The sign utilizes typical red /white State Farm colors. It is an existing sign and is being used from
a previous location. A new logo will be created to make the sign comply with the 50 square feet
requirement.
Department Report, Rachel Boone: The maximum sign area allowed for this tenant space is 50
square feet and in order to meet this requirement, the tenant is constructing a new logo that
comprises 8.6% square feet of the total sign area. (25% logo is allowed) The sign package for
this building does not restrict colors and the pre existing red sign is acceptable. The Department
is recommending approval after all comments and concerns have been addressed.
Sue Westermeier made formal motion to approve Docket No. 07070022 ADLS Amend: State
Farm Insurance Signage, seconded by Madeleine Torres, APPROVED 3 -0.
7. Docket No. 070700017 ADLS Amend: The Ginkgo Tree
The applicant seeks approval for a parking area expansion tree removal. The site is
located at 105 1S Ave NE and is zoned B -1 /Business within the Old Town Overlay
Character subarea.
Filed by Jennifer Carl Hartmann.
Jennifer and Carl Hartmann appeared before the Committee representing the applicant. The
applicant is seeking approval to expand an existing parking lot and remove an old Maple Tree to
accommodate the parking lot expansion. The site is located at 105 First Avenue NE, within the
Old Town Overlay- Character Sub -area.
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Department Report, Christine Barton Holmes: There are a number of concerns with this petition.
1) Removal of the tree 2) Increase of pavement rather than pervious pavers 3) Maximum
percentage of lot coverage —may require a variance from the BZA 4) Multiple Engineering
concerns, including but not limited to drainage, runoff, curbing, preservation of the existing tree,
curb -cut modifications —wider than approved by BPW increased parking area on the site when
off -site parking is available, etc., etc., all as detailed in an email dated November 14, 2006 to the
petitioner from Gary Duncan, Carmel Dept. of Engineering and the DOCS Dept. Report.
The petitioner stated that they will be installing fencing around the perimeter of the parking area.
The petitioner is also removing the existing driveway and has a demolition permit to raze the
current garage structure.
After considerable discussion and questions regarding Gary Duncan's concerns expressed in an
email, and the request to remove the old Maple tree on site, the petitioner was urged to set up a
meeting with Gary Duncan, Scott Brewer, and the Department for resolution of the numerous
issues presented.
Note: The petitioner may demolish the existing garage structure on site, pursuant to a demolition
permit already issued, prior to the next Committee meeting without penalty.
Docket No. 07070017 ADLS Amend: The Ginkgo Tree was Tabled to the September 4, 2007
Special Studies Committee by Unanimous Consent.
8. Docket No. 07050012 DP /ADLS: House Investments Office
The applicant seeks site plan/design approval for an office building. The site is located at 10250 N
Illinois St. and is zoned 13- 1/13usiness. Filed by Mike Hoff of Weihe Engineers, Inc.
Jim Shinaver, attorney, Nelson Frankenberger was present on behalf of the applicant. Also
present: Mike Hoff and Jim Anderson, Civil Engineers; Architects Scott Shaffer and Scott
Perkins; George Drury.
The petitioner is seeking site plan/design approval for a one story, 4 -tenant office building located
at 10250 North Illinois Street. The building is a brick and limestone exterior, brown/buff color.
The building will be served by Carmel Utilities. The required parking spaces number 33; 40 are
being provided. Access to the site is limited to right in/right out only.
The petitioner has an approved variance on file from the BZA for signage.
Department Report, Christine Barton Holmes: The landscape plan has not yet had final approval
by Scott Brewer, Urban Forester. The Engineering Dept has requested dedication of right -of -way
as well as construction of improvements stipulated by the thoroughfare plan or a commitment
equal to construct same. The Department is recommending forwarding to the full Commission on
August 21S after all comments and concerns have been addressed.
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Sue Westermeier made formal motion to forward Docket No. 07050012 DP /ADLS, House
Investments Office to the full Commission on August 21 with a positive recommendation,
seconded by Madeleine Torres, Approved 3 -0.
9. Docket No. 07030037 DP /ADLS: Midland Atlantic— Market Place at West Carmel
The applicant seeks site plan and design approval for a proposed one story, 21,600- square foot
retail building on 2.73 acres. The site is located at the northeast corner of 98"' Street and Michigan
Road, and is zoned B3/Business, and is within the US 421 Overlay.
Filed by Paul Reis of Bose McKinney Evans, LLP.
Todd Snetchmyer, Williams Realty Group appeared before the Committee on behalf of the
applicant. Also in attendance: Brian Cross, Engineer, Civil Site Group; George Small, Architect,
Design Point.
The color palette will be the same as Weston Pointe —four basic colors. The building is taupe and
off -white with a dark brown store front. The building materials are split -face block with stone
band and brick accents on the building. The trash enclosure will be the same materials as the
building.
Regarding the drainage issues —the petitioner has talked with the County Surveyor. There may be
a private tile that either was not picked up in West Carmel Marketplace or the trees planted over
the tile have blocked off the tile with roots. The petitioner purchased this property from Duke
Realty. The petitioner will move forward with the site work at this time.
Scott Brewer has approved the landscape plan with the conifer trees being increased to 8 feet in
height at planting along the east property line.
Department Report, Christine Barton Holmes: The Landscape plan does not show the sidewalk;
the Ordinance requires facade breaks or a variance is required. The amount of EFIS is excessive
under the Ordinance. The Department is also requesting a detailed sign package —one color per
sign.
Madeleine Torres noted that this particular property has had stated drainage problems. The
adjacent property owners to the south have previously appeared at public hearing and Committee
to express concern regarding the drainage situation. Even though there is a change in ownership,
the drainage situation still exists and must be resolved.
The petitioner stated that he will meet with the County Surveyor on site to assess the situation and
will take steps to correct the drainage problem.
Madeleine Torres made formal motion to forward Docket No. 07030037 DP /ADLS, Midland
Atlantic— Market Place at West Carmel to the full Plan Commission on August 21, 2007 with
a positive recommendation conditioned upon additional submittals as follows: 1) Landscape plan
showing the sidewalk 2) Delineated Facade Breaks (or variance) 3) Plan/timeline for resolution of
drainage issues 4) Detailed Sign Package. The motion was seconded by Susan Westermeier,
Approved 3 -0.
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10. Docket No. 07070054 ADLS Amend: Mary Kissel, Photographer
The applicant seeks approval for 1 new projecting sign. The site is located at 12 West
Main Street and is zoned B -2 /Business.
Filed by Mary Kissel.
Mary Kissel, 531 First Avenue NW, Carmel appeared before the Committee representing the
applicant. Approval is being requested for one new projecting sign for a Photography Studio at
12 West Main Street, Carmel.
The proposed sign is 3 feet by 40 inches; 7.5 total square feet. The sign is aluminum with black
trim, the letters are raised. The sign is double- sided, black and white.
Sue Westermeier made formal motion to approve Docket No. 07070054 ADLS Amend: Mary
Kissel, Photographer Signage as presented, seconded by Madeleine Torres, APPROVED 3 -0.
Add On Item:
11. Docket No. 07030002 ADLS Amend: Dunkin' Donuts at Carmel Walk
1305 South Range Line Road, Carmel
The site is zoned B -8 and is within the Range Line Road Overlay.
Ryan Humphrey appeared before the Committee on behalf of the applicant. This item was
previously approved by the Committee in March, 2006, but there were apparently questions
regarding the lettering /signage on the awnings and the window sign.
After thorough discussion, the Committee made the following, unanimous decision:
All awning signs (Coffee, Bake Place and Drive Thru) on the front awnings are allowed as
presented with white lettering. The circular logo window sign must be non illuminated.
There was no further business to come before the Committee and the meeting adjourned at 9:10
PM.
Steve Stromquist, Chairperson
Ramona Hancock, Secretary
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