HomeMy WebLinkAboutMinutes PC 10-18-114\ �y of CAq.
C
of acme
/ryDIANA.
CARMEL PLAN COMMISSION
OCTOBER 18, 2011
City Hall Council Chambers
2 "d Floor
One Civic Square
Carmel IN 46032
6:00 PM
Members Present: John Adams, Jay Dorman, Brad Grabow -late arrival, Judy Hagan, Nick Kestner -late
arrival, Steve Lawson, Alan Potasnik, Kevin "Woody" Rider, Steve Stromquist, Susan
Westermeier, Ephraim Wilfong
DOCS Staff Present: Director Michael Hollibaugh, City Planner Angie Conn, Legal Counsel John
Molitor
Also Present: Ramona Hancock, Plan Commission Secretary
The minutes of the September 20, 2011 meeting were approved with minor corrections.
John Molitor, Legal Counsel Report, regarding Kensington Place Homeowners Justus Homes litigation: An
Answer has been filed and copies will be emailed to Commission members later this week.
Reports, Announcements Department Concerns, Angie Conn: The Plan Commission calendar for 2012 has been
distributed; we would like a motion to accept and approve the meeting dates for 2012. Also, the Dept is requesting
that the Agenda be re- ordered to hear the two Old Business items first this evening.
The calendar establishing the Plan Commission meeting dates for 2012 was unanimously approved.
Motion: Alan Potasnik to re -order the Agenda to hear Old Business Docket No. 11060014 DP, Meridian Main II,
and Docket No. 11050013 Z, Silvara PUD as the first items of business this evening; approved 9 in favor, one
opposed Westermeier) Grabow was absent when the vote was taken.
Old Business:
1. TABLED TO NOV. 15: Docket No. 10110012 DP /ADLS: Legacy PUD Turkey Hill
Minit Market. A a—,....
ng waiver- app-e-1-
2. Doelket No. 10110013 9A- Q--44-
f ffont ',ar-d-buoldina-sethapk Th i +oa 771n r. -1 A ,-Eh
I Docket No. 11060014 DP: Meridian Main Ii.
The applicant seeks development plan approval for commercial and office uses on 26.8 acres
ti: PlanC ommi tisionN[inutcs /I)CMinutcs201 I /PC: 2011- )ct18
The site is located at 1304 W. Main St. and is zoned a mix of OM/MU Old Meridian Mixed
Use on the southern portion and B- 6/Business and US 31 Corridor Overlay Zone on the northern
portion. Filed by Jamie Browning for Meridian Heights Associates, LLC.
Present for Petitioner: Jamie Browning, Prestwick Lane, Carmel.
Overview:
Property located at 131 Street within the US 31 Overlay on the northern portion and B 6/
Business on the southern portion
C. The property is designated Meridian Heights Subdivision
The petitioner has had public hearing, Technical Advisory Committee review, and appeared at
Subdivision Committee
The Development Plan includes an east/west and north/south road, slated to be public roads
There will be a total of 6 buildings on the property
The Buildings will be Mixed -Use along 131 Street and medical office buildings along
Pennsylvania Way and Medical/Office Use on the buildings that front the US 31 Corridor
It is the petitioner's intention to expand Pennsylvania Way east/west into the St. Vincent's
campus— included in the Development Plan submission
Commission Members Comments /Questions:
Building entrances and pedestrian connections were questioned (comments /concerns from
David Littlejohn will be addressed at ADLS review)
Which Overlay controls this development?
Why is there not a 66 -foot urban connector through this project as shown on the Thoroughfare
Plan?
We can agree on the 66 feet this eve or return this item to Committee to see that this is done
The petitioner has agreed to an 8 -foot path on one side sidewalk on the other
Angie Conn: The entire development consists of two different zoning districts south of Pennsylvania
Way is Old Meridian/Mixed Use and buildings would be required to be pulled up to the street. North of
Pennsylvania Way is the US 31 Overlay with 90 -foot build -to lines; however, the petitioner cannot meet
the build -to lines because of the houses in the northwest corner
Jamie Browning responded to questions regarding right -of -way —each of the roads was a 44 -foot right
of -way and the roads could never align. Engineering wanted an additional 15 feet along 131 Street; an
additional 15 feet of right -of -way was allowed in exchange for the 15 feet along Pennsylvania Way. The
size of the right -of -way affects the set -back line; we gave on the 131 Street side, although not obligated
to do so.
David Lash, Cripe Engineering, explained further regarding the right -of -way. Right -of -way dedication
for St. Vincent property to the east has a 60 foot one -half right -of -way dedicated. Right -of -way along
the Church property to the west as well as Meridian and Main phase I, the right -of -way along Main
Street is a 60 -foot one -half that is dedicated. On either side of the property, there are 60 -foot one -half
rights -of -way, but when the Thoroughfare Plan was updated in 2009, the 70 -foot one -half right -of -way
for this portion of Main Street is required and that's what is shown on the plan. As discussed at
Committee, the east/west roadway, extension of Pennsylvania Way the petitioner incorporated an 8-
S:/ 1 lanCommission/ PlanCommissionMinutcs /1 /PC201 1 -octl8 2
foot path on the south side of Pennsylvania Way; on the east side of the north/south road, an 8 -foot path
was also incorporated. With the construction of the building, there is only a sidewalk on the north and
west sides of Pennsylvania Way as it extends to Main Street. Through Meridian Main Phase II, along
Pennsylvania Way, there is a 5 -foot walk and 8 -foot path as discussed at Committee; heading east
through the St Vincent property, the common east property line, the St. Vincent Sports Performance
facility has been designed as a parking lot with an internal access driveway that is not a public street.
The plan is to have the roads meet the classification shown in the Thoroughfare Plan.
Judy Hagan noted that if the urban collector had been on the plan, we could get everything in without
sacrificing any of the planning for this area
There was discussion as to whether or not this item should be returned to Committee for additional
review. It was determined that there was no benefit to returning to Committee.
Brad Grabow, Subdivision Committee report: The Committee returned this item to full Plan
Commission with a 4 -0 favorable recommendation. Some concerns expressed this evening relate to the
development standards in the Comprehensive Plan and Thoroughfare Plan that the Committee
understood to have been made null and void or at least of lesser importance, since Grand Boulevard will
not be developed north of Main Street as initially planned, and approval of the St. Vincent project to the
east which turns Pennsylvania Way into a dead -end street when it reaches the St. Vincent property.
Given those changes, the petition as it stands tonight is appropriate for the circumstances as they are
currently understood for Grand Blvd and the St. Vincent project.
Motion: Woody Rider to approve Docket No. 11060014 DP, Meridian Main 11, seconded by John
Adams, approved 8 in favor, two opposed (Judy Hagan, Jay Dorman)
4. Docket No. 11050013 Z: Silvara PUD.
The applicant seeks approval to rezone 304 (now 281) acres from S- 1 /S- 2/Residence West
116 Street Overlay Zone to the PUD.Planned Unit Development. The site is located at 11960
Spring Mill Road at the northwest corner of 116 St. and Spring Mill Rd. Filed by Steve Hardin
of Baker Daniels LLP.
Present for Petitioner: Steve Hardin, attorney, Baker Daniels, 600 East 96 Street; Larry Moon,
Republic Development; landowner Otto Frenzel; Jesse Pohlman, Land Planner with Baker Daniels.
Overview, Steve Hardin:
Site Context
Highlights of Significant Changes
Commercial Uses Removed
Apartments Removed
Total Dwelling Units Reduced by approx 40% now at 605 dwelling units
Enclave area replaced with larger, Estates lots
Estates area extended along Claybridge
Bridgecreek area extended south on Spring Mill Road
Perimeter Buffers increased
S 3
PlanCommission/P lanCommission %lmutcti /P('Nlnwtf.s2011 /1''( -2011 oct18
Highlights of Current Plan, Larry Moon
Significant Open Space, wooded area, trails paths
Connectivity
Conceptual Plan
Changes agreed to by Petitioner, suggested by Plan Commission Members:
Clarification/revised definition of "Apartment" to include multiple family dwelling
Fences within bufferyard along the perimeter are uniform in their given planning area; also lots
adjacent to the bufferyards will have their own uniformity within their planning area
On- street parking will not count towards parking requirements
Dedication of right -of -way to accommodate path extension to 116 Street at no cost to the City
Varied building orientation along Spring Mill Road (Village Neighborhood) to provide off -sets
and different views along the Spring Mill corridor
Silvara is responsive to:
Unique site features
Changing demographics
Surrounding developments
Sound planning principles
Petitioner requests forward to City Council with a favorable recommendation
Angie Conn, Department Report:
Removal of commercial unit helped move project forward
Petitioner has granted right -of -way along Spring Mill so that the path along Spring Mill can be
extended to 116 Street
Dept approves of newly presented revisions
Dept recommends forwarding to City Council with a favorable recommendation
Steve Stromquist, Special Studies Committee Report:
Two biggest issues have been resolved (commercial apartments removed from proposal)
Overall density reduced down to 2.15 units per acre from a high of 3.1 units per acre
Overall number of units has been reduced from 950 to 605
Perimeter buffering addressed
All areas in concept plan stay the same common areas, primary preservation areas are not
affected with any changes
Entrance /Exits remain the same; the southern -most exit will stay with three entrances on Spring
Mill Road
Internal road patterns do not change
Rental of Units has been addressed/resolved
Commission Members Comments /Questions
Neighbors asked that rentals be prohibited we did not see any way that it would be feasible
Pages 49 and 50 if not addressed this evening, will be addressed at City Council Committee
regarding empty nester options /requirements
Traffic is still an issue
Eliminating the commercial component was a good move
Connectivity with surrounding subdivisions should have occurred
Density is still a concern
5 /I'IanCommisaton/ PlanC' omm 'ssionMinutcs /PCMinutcs2011 /PC 2011 o t18 4
US 31 up -grade is a long -term fix, but it will be done; property owners still have a right to
develop their property in the interim
Favorable comments regarding the empty nester proposal
No connectivity to Claybridge, although it shows it on the plan
Request clarification of 116` Street Overlay relative to this property
What happened with connectivity these are dedicated streets
Clarify "real estate" as being the southern boundary of the Village Neighborhood and not
something else
Side path is to be built to City standards along Spring Mill Road
Traffic Engineering Dept has a good shot at making the road construction extension and up-
grades happen
Regarding rentals /leasing units —that is not seen as the Plan Commission's job to police
perhaps an issue for HOA covenants /restrictions
Petitioner did an outstanding job working with the Committee
The addition of cul -de -sacs permitted the petitioner to address the widening of rear lot lines
adjacent to external neighborhoods
Request petitioner consider connecting cul -de -sacs with side paths that extend to nearest, parallel
street examples in North Willow Farms, Indpls
Extension of multi -use path to 106` Street does extension reach from City right -of -way /north
boundary of City roundabout to the south end of this PUD or is there a need for additional
commitment to extend a gap of land? The goal is to connect to the roundabout
Reword orientation #5) and/or front setbacks so that it is either /or, a combination of setbacks
and orientation to avoid potential "tunnel effect" along Spring Mill Road
US 31 has funding and construction will be widened
Do the paths at IU Health and the PUD align?
Response, Steve Hardin:
"Real Estate" definition in the PUD amendment document relates back to the definition of real
estate in the PUD Ordinance and it does mean it would come to the southern border; the side
path would extend from 116` Street to the southern boundary of the PUD the development will
comply with the Thoroughfare Plan and will either make the improvements or provide funds to
the City to offset the improvements
The 116` Street Overlay is actually south of the boundary and the PUD Ordinance does not
affect the 116` Street Overlay the original petition included the 21 acres of commercial that
was in the 116` Street Overlay, and that has been removed from consideration reference to the
116` Street Overlay will be stricken
Connectivity between Silvara and adjacent neighborhoods was a mixed response the concept
plan shows pedestrian connectivity with Claybridge the petitioner does not control whether or
not the City requires the connection the Ordinance does not restrict connectivity, it is ultimately
the City and Plan Commission requirement
Springmill Streams Estates perimeter lot sizes are like the Estates in the other areas 180 feet
deep lots, 120 feet wide at the rear property line
Regarding rentals: Section 15.3 states that this would not be a City enforcement but would be
included in the covenants that no one person could own any more than two units
The petitioner is agreeable to adding "and" to addition #5 as suggested
The Engineering Dept has been satisfied with the Traffic Impact Analysis from an overall
S. Plan(.ommission/ PlanCommission Minutes/ P( :Minutes2011 /PC- 2011 -oct18
traffic perspective, traffic has been resolved by the experts in the City
Larry Moon responded to comments regarding the addition of the cul -de -sacs the cul -de -sac is a very
effective way to provide the neighbor behind you a very wide lot with very few homes behind them.
Connections between cul -de -sacs with side paths are really not used much. If it were a tremendous
shortcut, it would have merit, but these cul -de -sacs are relatively short and with the sidewalk system, we
would not want to put side paths through side yards —it is a marketing issue for homes.
Dept Comments, Angie Conn: There is not a set location for the path the proposal comes in with each
development plan; the location of an east/west path in Silvara would not affect connectivity. The road
right -of -way on the Thoroughfare Plan for the area referenced in item #4 of the amendments is 100 feet
in width; perhaps the document could reference the "current version of the Carmel Thoroughfare Plan."
Better still, the reference should be to the Transportation Plan that encompasses the Thoroughfare Plan,
the Bike and Pedestrian Plan, and the Transit Plan.
Motion: Brad Grabow to forward Docket No. 11050013 Z, Silvara PUD to the City Council with a
favorable recommendation, subject to the 4 additions discussed this evening and the 5 th with the edit that
the phrase "variable orientation and/or front setbacks" be incorporated into that paragraph amending
how it was presented earlier; seconded by Woody Rider, Approved 8 in favor, 3 opposed (Hagan,
Kestner, Westermeier) NOTE: The caption of the Silvara PUD Docket Number should be edited to
remove any reference to the West 116 Street Overlay
H. Public Hearings
Docket No. 11070019 CA: The Woods at Lions Creek Commitment Amendment.
The applicant seeks approval to amend the commitments for this development. The site is located near
13700 West Rd., and is zoned S- I /Residential. Filed by Steven Hardin of Baker Daniels, LLP on
behalf of Pulte Homes of Indiana, LLC.
Present for Petitioner: Steve Hardin, attorney, Baker Daniels; David Compton, Vice President of Pulte Homes;
Land Use Consultant Jesse Pohlman with Baker Daniels.
Overview:
59 -acre Subdivision platted into 32 lots and developed in 2007
Subject site is located south of 141" Street on West Road
Subdivision originally marketed as 1800 /mid -1900 homes
Lots did not sell as marketed, and Pulte has now acquired the property
Pulte now has a series of proposals to modify original commitments
No change in zoning proposed
Homesites average between 1 and 2 acres
Proposed change in commitments submitted
Minimum Square Footage
Architectural Styles
Up -dated Landscape Plans
No Public Remonstrance Public Hearing Closed
Dept Comments, Angie Conn:
Recommend suspension of the Rules of Procedure and vote this evening
If no Suspension of the Rules, would recommend sending this item to Special Studies Committee
S:/ PlanCommission/ PlanCommissionMinutcs /PCMniutes2011 /PC -2011 oct18 6
Commission Comments:
Site is rural character, gently rolling, low density, will benefit from the changes proposed
Need to get this project going
Unsettled issues on another Pulte project need to be resolved
Docket No. 11070019 CA, The Woods at Lions Creek Commitment Amendment was referred to the Special
Studies Committee for further review on Tuesday, November 1, 2011 at 6:00 PM in the Caucus Rooms of City
Hall.
Note: Items 2 and 3 were heard together.
2. Docket No. 11080014 PP: 420 First Ave NW Primary Plat.
The applicant seeks primary plat approval for 2 residential lots on 0.53 acres. Also, the following
waiver is requested from the Subdivision Control Ordinance:
3. Docket No. 11080015 SW SCO Chptr 6.05.01: lot width at road right of way
The site is located at 420 First Ave NW (on the Monon Greenway) and is zoned R- 2/Residence within
the Character Subarea of the Old Town Overlay. Filed by Jeff King, owner.
Present for Petitioner: Jeff King, 431 First Avenue NW, Carmel
Overview:
Seeking approval to plat property into two lots
Also seeking Subdivision Waiver for lot width at road right -of -way
Existing house on lot is serviced by the unimproved alley to the north
Propose lot to the west would also be serviced by the alley
Project has been thru TAC review received favorable comments
Petitioner has talked with adjoining neighbors received favorable responses
Request approval of application
Public Remonstrance/Favorable:
Russ Schwartz, 510 First Avenue NW, adjacent to property in question supports this proposal any
improvements made to the alley will improve access for his property and will also be an improvement to
the area
Justin Moffitt, Old Town Design Group, has been impressed with current projects completed by the
Kings and has a lot of confidence in what the Kings can do. Mr. Moffitt supports this proposal and
would even be in support of suspending the Rules of Procedure and vote on this item tonight.
Public Hearing Closed.
Dept Report, Angie Conn:
Dept is in favor of the Primary Plat
Dept is also in favor of the Waiver for the back lot not to have frontage because it will be served by the
public alley
Petitioner is platting a 24 -foot wide tree preservation area along the Motion Trail
Dept recommends suspension of the Rules
Motion: Woody Rider to suspend the Rules of Procedure, seconded by Susan Westermeier, approved 11 -0.
There was no objection to Mr. King's proposal, however there was discussion regarding the proposal, the setback
ti:/ PlanCommission/ P1anCommissionMinutcs /PCMinutcs2011 /PC- 2011 -oct18 7
in relation to the Monon Overlay, the character and building height of the home on lot 2A, and the legal drains on
site.
Clarification: The setback on the King proposal is 24 feet rather than 60 feet; 33 feet dedication is reflected on
the plan and the 24 feet of tree preservation area/building line is in addition to that. This setback is 24 feet rather
than the 60 -foot setback stated in the Monon Overlay Chapter.
Motion: Susan Westermeier to Approve Docket Nos. 11080014 PP, 420 First Ave NW Primary Plat and
11080015 SW, SCO Chptr 6.05.01: lot width at road right of way, seconded by Woody Rider, Approved 11 -0
4. Docket No. 11090004 OA: Sign Ordinance Update.
The applicant seeks approval to amend Chapter 25.07: Sign Ordinance of the Zoning Ordinance in
order to update and revise the regulations for signage. The applicant also seeks to update Chapter 3:
Definitions, Chapter 19: B-/Business District, Chapter 20E:C -1 /City Center District, Chapter 20F:C-
2 /Old Town District, Chapter 20G: OM /Old Meridian District, Chapter 23B: US Highway 31 Corridor
Overlay Zone, Chapter 23C: US Highway 421 Michigan Road Corridor Overlay Zone, Chapter 231):
Old Town District Overlay Zone, Chapter 23E: Home Place District Overlay Zone; Chapter 23F:
Carmel Drive Range Line Road Overlay Zone, Chapter 23H: Monon Greenway Overlay Zone,
Chapter 24: Development Plan and Architectural Design, Exterior Lighting, Landscaping Signage
Regulations, Chapter 25: Additional Use Regulations, and Chapter 29: Administration in order to
update other chapters containing sign standards. Filed by the Carmel Department of Community
Services on behalf of the Carmel Plan Commission.
Present for Petitioner: Rachel Boone, Dept of Community Services
Overview:
Proposed Amendment only applies to the current Sign Ordinance, Chapter 25, Section 7
There are a number of inconsistencies in the Sign Ordinance
Dept has been working the Chamber of Commerce
Goal is to make the Sign Ordinance easier to understand, more user friendly, reduce duplication, and
address inconsistencies
Creation of a Sign Ordinance Visual Guide as a Supplement to the Sign Ordinance
Up -dated Definitions
Sign Approval Process to be made easier
We are not scrapping the existing Sign Ordinance, only enhancing it
No Public Remonstrance
Public Hearing Closed
Commission Continents /Questions
Maybe allow certain categories of signs to be approved by the Dept for a one year trial basis
Would like Dept representative to appear at Special Studies Committee and explain the process
Hope the process can be a lot less cumbersome and stream lined for the public
Need to up -date and nail down the Sign Ordinance without having it open to interpretation and bring the
general public into the process s well as the Chamber
Glad to be moving forward with this project
Kudos to the Dept
90% of Sign Ordinance is designed for things we don't want to see happen; 10% geared to encourage
things we do want to see happen
Surprised to see that no one from public in attendance and feel public input will be "after the fact"
Time for public input is NOW
';/Plan( )n m /1'IanC mmissio. Minutes /PCMinutes2011 /PC 20 1 oct18 8
We need to come up with something to educate the public regarding Real Estate Garage Sale signs
Mike Hollibaugh, DOCS Director
The Dept is aware that there are flaws with the current Ordinance
Legal issues have been looked at
We don't want to undermine what the community has done thus far
We want to approach the Sign Ordinance issue with balance
Docket No. 11090004 OA, Sign Ordinance Update was referred to the Special Studies Committee for further
review on Tuesday, November 1, 2011.
5.
Docket No. 11070022 Z: COCO Commons PUD Rezone 146
eeffl ee
E IZ Docket No. 11080018 DP /ADLS: The Bridges PUD HealthSouth
Rehabilitation Hospital.
Plame
Meeting Adjourned at 8:50 PM.
Ramona Hancock, Secretary
S /1'IanCommis,;ion/ Plan( o mmission %iinutcs /P(-Minutcs2011 /PC 2011 oct18
Z