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HomeMy WebLinkAboutMinutes SpecStdy 05-04-11I rA.M.—Z. City of arm /NDIANa CARM EL PLAN CONIlVIISSION SPECIAL STUDIES COMMITTEE Wednesdav May 4, 2011 Meeting Members present: Leo Dierckman, Ken "Woody" Rider, Steve Stromquist Members Absent: Nick Kestner, Sue Westermeier DOCS Staff Present: Director Mike Hollibaugh, Angie Conn; Legal Counsel John Molitor Also Present: Ramona Hancock, Plan Commission Secretary The Special Studies Committee considered the following item: 1. Docket No. 10120008 Z: The Bridges PUD The applicant seeks approval to rezone 63.7 acres from S- 2/Residence to PUD/Planned Unit Development. The site is located at 11405 Spring Mill Rd., at the southeast corner of 116` St. and Spring Mill Rd. Filed by Charlie Frankenberger of Nelson Frankenberger, on behalf of G. B. Developers II, LLC. Present for Petitioner: Charlie Frankenberger, attorney, Nelson Frankenberger; Tom Crowley, G.B. Developers II, LLC; property owner Steve Pittman; Jon Dobosiewicz, Nelson Frankenberger; other members of the development team. Overview: Brief project review thus far Tonight is 4` Committee Meeting on this project Petitioner has had regular weekly meetings with DOCS and Engineering Petitioner has reached consensus with Dept on all comments Petitioner has also met with different groups and civic organizations Prior to meeting this evening, red -line PUD Ordinance submitted Petitioner has had 3 additional meetings with Dept to confirm that all issues and changes have been incorporated into the PUD Petitioner referred to letter from attorney Gordon Byers dated April 22 indicating he would like to discuss and respond to 8 points in email dated April 6` Petitioner has already responded in detail to each of the 8 points during April 12, 2011 committee meeting Question to homeowners was where they would prefer enhanced buffering —on their side or Bridges' side not what homeowners' desires were Review of The Bridges has been a careful and thorough process Petitioner asks to be returned to Plan Commission on May 17, 2011 with a favorable S:/ PlanCommission/ CommitteeMinutes /SpecialStudies2011 /PC SS 2011 may04 ONE CIVIC SQUIRE CrLRMEL, INDIANA 46032 317 571 -2417 recommendation Jon Dobosiewicz: All changes reflected in PUD Additional points discussed with Staff last week Red -line copy of PUD submitted to Staff and revisions incorporated into the PUD Modification of access on Springmill Road would be full access per Engineering Dept Enhancement to connectivity north/south as well as east/west improved per David Littlejohn and in agreement with requested changes Buffering along south and west perimeter of site across from residential use block —will discuss mounding and evergreens Auto Service Station, restaurant with food sales, restricted to commercial amenity 300 ft from Illinois Street Hotel restricted to dash -line area in Office Residential Use Block Corporate area cannot move across Illinois Street, office residential restricted to approximately three acres within 600 feet of Illinois and cannot be enlarged Committee also received emails from Plan Commission Members Jay Dorman, Nick Kestner and Judy Hagan most all points covered at April 12 committee meeting Petitioner is restricting office development until road improvements made to 111 `h Street Petitioner is modifying PUD to allow only 300 apartment units Petitioner prefers 3 -story apartments with buffering, modified additional landscape buffering along the perimeter in the Use Block 4 buildings shown around pool area concept plan only and not final plan will review at time of ADLS Architectural style and design will be "Prairie" theme Request forwarding to full Plan Commission with favorable recommendation Gordon Byers, attorney, comments: Represents some individuals and HOA for Springmill Place and Williams Mill Main concerns communicated traffic is earliest concern Major concern is apartment use, now scaled back to 300 units Additional issue is buffering vital if apartments are allowed— request 8 foot buffer on developer's side but would accept 6 feet Request limit height to 2 stories on apartments Request Plan Commission impose conditions with apartment use or impose a higher buffer standard than proposed by developer The Bridges is a big project and a big concern, half or more the size of Clay Terrace request committee look again and review square footage in the retail area Request Committee refer to recent Comprehensive Plan proposed apartment use on 20 acres, three stories, does not comply with Comp Plan The Bridges will likely be a quality development, and everyone respects the developer; however, neighbors request something be done with apartment use, either scale down or increase buffer Members of the Public, Comments: Robert Crist, 11711 Baleside Crescent, Williams Mill. Referred to Jay Dorman's email and S:/ PlanCommission/ CommitteeMinutes /SpecialStudies2011 /PC SS 2011 may04 2 ONE CIVIC SQUARE CARMEL, INDI .\NA 46032 317 571 2417 asked for clarification. #1 editorial comment, size, scale and scope of original conceptual plan is too massive (350 units) What is the total number of units permitted? Units are identified as attached dwelling units, owner- occupied or true rentals? Area residents not in favor of 3 -story apartments adjacent to Springmill or 11 lth Street; would prefer two stories with/without buffering, would go a long to satisfy neighbors. Traffic concerns also expressed. Mr. Crist asked Committee to consider Jay Dorman's comments as well as the neighbors Mo Merhoff, Executive Director, Carmel Chamber of Commerce: The view is that the US 31 corridor has been an unbelievable boon to the City and help to this area is vital to the future of Carmel. It makes sense that Carmel remain a viable and relevant leader. From a business standpoint, the Chamber is in strong support of this project. Jill Meisenheimer, Williams Mill; along with a lot of neighbors, feels that a special study was never done in this area. The concern is that each group is only looking at their corner of this intersection: the Mormon Temple, this parcel, Clarian, and the 300 acres on the northwest corner. We feel this is a rush job and inadequate time for review. Marianne Hartman, Burlington Lane we currently have a traffic problem and do not believe it will be better after Illinois Street is completed and 300 more cars are directed onto Springmill Road how will this help the in/out situation at Williams Mill? Carter German, President of Williams Mill said he was late to the meeting due to traffic Mr. German questioned the survey that done on traffic one of the principle complaints. The HOA met on Sunday regarding this development homeowners are opposed to The Bridges due to traffic and the additional traffic that will be generated by 300 apartments—traffic is all day every day for apartments. Committee Questions /Comments: Project is a planning issue and whether or not this is a good transitional project ultimately a City Council decision From a planning standpoint, could example buffer at 96 Springmill be used as a guide? Charlie Frankenberger regarding 96 Springmill in Parkwood West talked about different buffering incorporated into PUD Parkwood is office development —The Bridges has more plantings than 96 Springmill evergreens clustered and 3 to 4 foot mound height Preference is a "Wall of Trees" for buffering (Jon Dobosiewicz will modify standard to a wall of evergreens) Apartments substantial buffer provided buffer can work and would support apartments with adequate buffer Signage: describe what it will look like and where located Jon Dobosiewicz re signage: Window signs regulated as all business /commercial signs are by Ordinance; agreed to eliminate portable signs from consideration. Murals —will be submitted as part of ADLS, will be illuminated indirectly, not internally; will establish a maximum of 3 murals outside the development requesting 100 square feet approximately 8X 12 and only internally visible, nowhere near 111 Street, and would have to pinpoint location of murals at ADLS review and approval. Number limitation is for off -site goods and serices —no limit on- site. Lighting: Absolutely no neon in the signage ever —no up- lighting, no cove, (cite Red Robin in Clay Terrace as example) and language must be included in PUD inside business is different. Jon Dobosiewicz says there are no signs with neon or neon lighting no signs or external lighting of neon S:/ PlanCommission/ CommitteeMinutes /SpecialStudies2011 /PC SS 2011 may04 ONE CIVIC SQUARE C ARMEL, INDIANA 46032 317 571 -2417 9 Hospital use is struck from list hospital removed from commercial amenity use block rather restrictive given Clarian to the north Request no non profit allowed Highly unlikely another hospital would locate there with Clarian Hospital close -by Define residential kennel in PUD— housing 3 or fewer small animals, currently defined in City Ordinance Model Home within zoning ordinance not asking for change Model Home permitted under Ordinance to market sales Public service facility police sub station or city expansion could be permitted —fire station not identified Committee does not want fire station in this area developer says he will prohibit fire station in all three blocks Define General Service on page 204 people that cut hair, tailor, (general personal services) Antennae Jon Dobosiewicz described as cells permitted in buildings if screened in parapets cannot be seen entirely screened and permitted (entirely concealed) would be part of design review Developer will add a use restriction/development standard, "concealed/camouflaged" Exhibit 6, page 9 amenities, pedestrian furniture stipulate no signage on umbrellas not even 1 foot by 1 foots Jon Dobosiewicz will prohibit signage of al sizes on umbrellas, also tables 130,000 square foot building is now 120,000 square feet Street improvements now understood Buffering of apartments on 1 l lth Street request completely shielded and covered- request planting standard used for Parkwood East will amend to remove clustering option of evergreen will provide for 15 feet on center in addition to additional plantings— highest allowed by standards Project comes down to vote by Plan Commission and ultimately City Council currently a yes or no vote Motion: Leo Dierckman to forward Docket No. 10120008 Z, The Bridges PUD, to the full Plan Commission on May 17 with a favorable recommendation," seconded by Woody Rider, approved 3 -0. Meeting adjourned at 7:15 PM i R o Z na Hancock, Secretary Steve S mquist, Chairperson S:/ PlanCommission/ CommitteeMinutes /SpecialStudies2011 /PC SS 2011 may04 4 ONE CIVIC SQUIRE CAR,'NIEL, INDIANA 46032 317 571 2417