HomeMy WebLinkAboutMinutes Sub 07-12-11 F.R H 4,F� VA
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CARMEL PLAN COMMISSION
SUBDIVISION COMMITTEE
SPECIAL. MEETING
JULY 12, 2011 Meeting
LOCATION: CAUCUS ROOMS, 2 FLR TIME: .6:00 P.M.
CARMEL CITY HALL (DOORS OPEN AT 5:30 P.M.)
ONE CIVIC SQUARE
CARMEL, IN 46032
The Subdivision Committee will meet to consider the following items:
The meeting began at 6:00 P.M. Representing the Committee:
Brad Grabow, Chairperson; Steve Lawson; Ephraim Wilfong, John Adams
Representing the Department:
Angie Conn, Planner; Lisa Stewart, Recording Secretary
Representing the Petitioner Jim Shinaver N &F, Jon Dobosiewicz N &F Walt Justus Owner, Chris White
Consultant, Dan Ware InterDesign (Architect) Rick Reynolds EMHT (Engineer), Robert Markette Attorney
with Benesch, Friedlander, Coplan Aronoff LLP
Of Counsel: John Molitor
Due to a recording problem, these minutes have been constructed with notes from Brad Grabow, Lisa Stewart
and Angie Conn.
1 -2. Docket No. 11020013 DP /ADLS: Woodland Terrace CCRC.
The applicant seeks site plan design approval for a continuing care retirement community
(CCRC) on 7 acres. The application also seeks the following zoning waiver request:
Docket No. 11030006 ZW: Ordinance Chapter 23.08.01•.D: front building setback.
The site is located at 136 Street (Smokey Row Rd.) and Pro Med Lane, and is zoned B-
6 /Business, within the US 31/ Meridian Street Overlay. Filed by Charlie Frankenberger of Nelson
Frankenberger, on behalf of Justus Homes, Inc.
Jon Dobosiewicz reviewed the proposal:
o The proposal now proposed differs from that originally heard by the Plan Commission on
April 19 in these ways:
The entire building has been relocated slightly farther to the south/west on the lot. This
creates 10 additional feet between the east side of the building, which space Justus now
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July 12, 2011 Meeting Agenda
Carmel Plan Commission Subd. Committee
includes in the Tree Preservation Area (TPA), making the TPA 60 feet wide between the
building and Kensington Place (KP) and 118 feet between the south parking lot/garage
and the KP property line. (See Tab 1 of the info packet.)
The building height has been reduced along KP by eliminating the east half of the fourth
story of the wing running alongside KP. (See Tab 1; Tab 3 of the info packet.)
Mechanical equipment located on the lowered area has been moved to roof of the fourth
floor (farther from KP and behind the parapet wall) to reduce its noise impact on KP.
(Tab 3 of the info packet.))
This part of the building is further reduced in height by replacing the 10 -foot
mansard /architectural parapet wall on the Kensington side of that wing with a 20 -inch
crown molding feature instead. (See Tab; Tab 7 of the info packet.)
The remaining parapet walls in all other locations have been scaled back to 8 feet in
height, from 10 feet, still permitting the faux gables to remain without appearing outsized
on the parapet. (Tab 3 of the info packet.)
The roof of the third floor along KP (where half of the fourth floor was removed) might
be developed as a rooftop greenspace. (Tab 2) If it is, then an additional railing would be
added on the east roofline. (Tab 7)
This concept was suggested by the committee on 7/5 committee; at the 7/12
meeting, it seemed it had been given more than lip- service by the petitioner, but
plans /engineering weren't mature enough for them to commit yet.
o To accommodate the building's relocation farther south and west, these parking
field changes also were made:
a. South of the building, remove one garage and slide the other two to the West (adds
58 feet in width to the TPA which starts at the east building line of the long garage).
b. Remove one parking garage from the south end of the building.
c. Among the four garages on the NW portion of the site, reduce the E -W length of the
southern -most garage.
d. In the NW portion, added surface spaces on both sides (top and left) of the very NW
corner of the site.
8. Change assisted living units from 59 to 65, Independent living from 126 to 120. Also
change in mix of 2BR, 1BR, and Studios. Total number of units remains at 185, and total
parking spaces required and provided remains 173.
The petitioner also submitted a profile showing how the project's modified outline and
location compares to what was previously approved for the Justus Office building. It
shows a profile along KP that is meaningfully lower (and farther away from KP) than the
office building would have been, than the zoning ordinance allows and than the original
proposal for this project contemplated (Tab 5). A related point is the concept of light /air
impacts on KP; both petitioner and KP provided independently engineered depictions of
wintertime afternoon shadows from the building that were very similar in their results,
showing minimal if any shadows cast beyond the Justus property line. (Tab 6)
C
New commitments include a requirement that the courtyard be constructed as part of
Phase 1, if construction is phased. Also, if phased, Phase 1 will include units facilitating
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July 12, 2011 Meeting Agenda
Carmel Plan Commission Subd. Committee
all three levels of care, Phase 2 footprint will be grass lawn until construction begins, and
the exterior walls of the Phase 1 building where Phase 2 will connect /start will be
constructed for easy demolition when Phase 2 is added. (The committee asked for a
rendering next week depicting how this will appear and the caveat that if Phase 2 never
happens, we still expect this wall to appear "complete" and have design integrity now, as
initially constructed in Phase 1. This is an open item to be resolved in the PC meeting.)
Lastly, one remonstrator asked /suggested the balconies along KP be fully inset to reduce
their "impact" on KP and further reasoned that this would reduce construction costs, but
also reducing the interior square footage of each unit. Petitioner was wary of the idea, but
a committee member committed to put the idea before the full PC for consideration.
The "is it really a CCRC" issue was addressed by the committee remaining focused on the
definition of CCRC in the zoning ordinance, as opposed to personal intellectual or
experience -based interpretations of a CCRC. Indirectly, Judy and John's site visits and
escorted tour of two other Justus properties (and Brad's multiple drive throughs of
Crestwood Village North) did little to nothing to make the committee feel able to
challenge the petition on those grounds.
John Adams made a motion to forward this item to the full Plan Commission with no recommendation.
A vote of 2 -2
Ephraim Wilfong made a motion to forward this item to the full Plan Commission with a favorable recommendat
The item was forwarded to the full Plan Commission with a favorable recommendation
vote of 3 -1, and with the proposed Commitments.
Meeting adjourned: 7:10 pm
Br. 'd Gr. bow, firperson P L' a Stewart, Recording Secretary
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