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HomeMy WebLinkAboutMinutes Sub 10-04-11rZ C i ty of arme �NDIANp Carmel Plan Commission SUBDIVISION COMMITTEE October 4, 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, Judy Hagan Representing the Department: Alexia Donahue Wold, Planner; Lisa Stewart, Recording Secretary Of Counsel: John Molitor Docket No. 11090003 ADLS Amend: Compton Realty Co. Signage The applicant seeks approval to place one new suspended sign on the property. The site is located at 211 N. Range Line Rd. and is zoned B -5. It is located within the Old Town Historical Range Line Rd. Overlay Zone. Filed by John Compton of Compton Realty Co., owner. John Compton presented and gave a brief background of his company. The property has been in his family's ownership since 1949. The property was redone approximately 5 -6 years ago. His office will be there, he will have 3 people working there. There is an existing sign there now, which was the previous tenants. The new sign will be in the same spot. He presented an example of the sign.. Alexia Donahue Wold spoke for the Department. The Petitioner has been working with Rachel Boone, Sign Specialist, the area and height meet the regulations and we recommend a positive recommendation. Ephraim Wilfong suggested that the Petitioner add the telephone prefix of 317 to the sign. Judy Hagen made a motion to approve Docket No. 11090003 ADLS Amend: Compton Realty Co. Signage with the addition of 317 to the sign. John Adams seconded the motion Approved 5 -0 Docket No. 11090009 ADLS Amend: Marsh Signage Exterior Building Color Change. The applicant seeks approval to update the exterior building colors and signage. The site is located at 10679 N. Michigan Rd. and is zoned B -2 /Business It is located within US 421 /Michigan Rd. Corridor Page I of I ONE CIVIC SQUARE CAW%1E1 INDIANA 46032 317 571 241' October 4, 2011 Plan Commission Subdivision Committee Meeting Overlay Zone. Filed by Jon Byrum of Byrum Architects, for Marsh. Jon Byrum presented for the Petitioner, he was accompanied by Dave Olsen, Director of Construction for Marsh Supermarkets. This Marsh property is undergoing a multi million dollar interior renovation and the Petitioner is asking to update the outside paint and signage. This property was originally built in 1999 and it has never been repainted, the brick needs to be cleaned along with the interior work being done. Marsh wishes to freshen up the outside of the store to give it a slightly different look while still maintaining the requirements of the 421 Overlay Corridor the Company realizes they are bound by the 421 Corridor Overlay requirements, so are proposing to make very minor changes to the exterior colors. Drawings were presented showing the proposed color changes, the color changes are very subtle. They also want to paint the exterior paints fixtures which are currently white, a bronze color to match the poles. The second request is for signage. The Petitioner wishes to place a window sign in the lower third of the windows. He presented a print out of the color along with a sample of the material.. This will help obscure interior fixtures from being seen from the parking lot. Alexia Donahue Wold presented for the Department. Staff is fine with the additions of the maintenance on the front of the building along with the signage. We recommend that this be forwarded with a positive recommendation. Judy Hagen made to a motion to approve: Docket No. 11090009 ADLS Amend: Marsh Signage Exterior Building Color Change. Steve Lawson seconded the motion Approved: 5 -0 Docket No. 11060014 DP: Meridian Main II The applicant seeks development plan approval for commercial and office uses on 26.8 acres. 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. Jaime Browning and David Lash presented for the Petitioner The applicant seeks development plan approval for phase 2 of the Meridian Main development, for commercial and office uses on 26.8 acres. (The ADLS application/review of the building architecture, signage, lighting, etc. will be submitted at a later date.) The site is zoned a mix of OM/MU Old Meridian District Mixed Use on the southern portion and B -6 /Business and US 31 Corridor Overlay Zone on the northern portion. This area was a residential neighborhood a few years ago. The neighborhood was rezoned to OM/MU Old Meridian Mixed Use on the southern portion and B-6/Business and US 31 Corridor Overlay Zone on the northern portion. The residential plat with the lots and streets were vacated, and most of the homes were demolished. There are about 6 -7 occupied homes left at the northwest corner of the site. The tree preservation requirements will be met. In the US 31 Overlay (Chapter 23B.10.04), sites with existing trees or stands of trees should make reasonable efforts to protect and incorporate them into the overall site design Page 2 of I ONE CIVIC SQUARE CARMEL, INDL-1NA 46032 317 571 2417 October 4, 2011 Plan Commission Subdivision Committee Meeting The Landscape Plan must preserve not less than seventy percent (70 of all trees that are: A. nine -inch (9 DBH (diameter at breast height) or larger, and B. located within the Greenbelt, Planting Strips, and perimeter buffering. Also, the Old Meridian District tree preservation requirements are: Sites with existing trees or stands of trees shall protect and incorporate them into the overall site design. The landscape plan must preserve not less than fifty percent (50 of all trees that are: (1) Six -inch (6 DBH or larger, and (2) located within the required yard/setback areas: Sept. 6 Committee meetins recap Discussion was had about the project, the outstanding staff comments, and changes since the public hearing. The Committee did not receive the revised documents prior to the meeting, so it was deemed best to continue the item to the Oct 4 meeting to give the committee adequate time to review these changes. The Petitioner will provide the needed documents prior to the meeting. The Engineering Dept. has received revised plans and a response letter, and updates on their approval status will be provided at the meeting. 2. The Forestry Dept. is working with the petitioner to get an amended landscape plan (showing required landscape bufferyard widths) that would go with the DP, understanding that the final details/plant species of that plan would get worked out with the ADLS phases. The petitioner will preserve the trees of appropriate size within those bufferyard areas, and that should be shown on the plans The petitioner states that any additional tree preservation would be discussed at the ADLS stage. 3. The Alternative Transportation Systems ('oordinator would like bike parking areas shown in front of every building on the DP, even though it will be addressed in the ADLS phase. He would also like the ADA crosswalks shown. Lastly, he would like the petitioner to indicate whether or not they plan to provide enclosed bicycle parking and/or shower and locker room facilities; on larger projects like this, he likes to ask the applicant to consider this to help with the bikability of the project. 4. Planning/Zoning Department's comments (for the southern portion of the site that is zoned OM, MU Old Meridian District, Mixed Use Subarea): Ordinance Chapter 20G.04.02 all street must accommodate on street parking (in the Old Meridian District). According to the Engineering Dept, on- street parking is not planned for the north/south street or Pennsylvania Way. The Thoroughfare Plan shows this street being a Primary Parkway, where on- street parking is not permitted. The petitioner will pursue a variance from the BZA to not have on- street parking. b. There is a minimum 10 -ft setback and a maximum 20 -ft front building setback line for buildings along the street. The petitioner will pursue a variance approval from the BZA to have building 9A be set back a bit further than the 20 -ft maximum. C. Buildings must occupy at least 70% of the frontage. The petitioner will pursue a variance from the BZA to not have buildings occupy at least 70% of a parcel's frontage on a street. Jaime Browning discussed the issues presented at the last meeting. The previous outstanding issues were as outlined about primarily with the Engineering and Forestry Departments. Gary Duncan on the Fngineermg Department has issued an email with his satisfactory review of the plan. The Petitioner has also addressed comments from the Urban Forester to his satisfaction. Primary area of concern was with buffer yards that are shown on the plan are further defined within the setback lines The Urban Forester also discussed this with Mike Hollibaugh. Page 3 of 1 ONF CIVIC SQU \RF. \R�II'I., I`wDIANA 46032 317 -571 -2417 October 4, 2011 Plan Commission Subdivision Committee Meeting Tree preservation circles were added to the trees that were located within the buffer yards. The majority of the buffer yards around the property are 5 6 ft. except abutting the residential areas where it is 15 ft. The other issue discussed was parking along Main Street. The Petitioner stated that this issue will be determined between Engineering and DOCS as the project moves forward. Alexia Donahue Wold presented for the Department She stated that Engineering is satisfied with everything at this time. The Urban Forester has approved the status of the tree preservation plan along with the buffer plan Upon further review the Petitioner will not have to obtain a Variance for buildings occupying at 70% of the frontage. The Alternative Transportation Coordinator stated that bike parking and ADA crosswalks should be shown on the plan. The Department recommends a positive recommendation to the Plan Commission. At this time Judy Hagan instituted a discussion of issues she feels were not adequately addressed in the previous meeting. She was not able to attend the previous meeting and therefore, did not have the opportunity to present her concerns. The following represents Committee concerns: The need for a multiuse path vs. a 5 ft. sidewalk is there any possibility that the buildings can be moved around after approval Too many parking spaces Do the parking lot islands need to be so uniform Lack of green space Ponds and geese control —the ponds need to have vegetation to keep the geese out Plantings must be high it should not look like a golf course The orientation of the building relative to US 31 What is the Alternative Transportation Plan for the development why are there sidewalks Pennsylvania Way instead of the path Visuals were reviewed regarding the connectivity /sidewalks Development does not appear to be pedestrian /bike friendly Street connectivity The following represents Petitioner response to the above: Agreed to change the layout to 5 ft. sidewalk, 8 ft. multiuse path and 2 ft. green space on the south side of the road This will continue to be reviewed with both Engineering and DOCS as the development moves through new phases. The development is confined by Ordinance as to the number of spaces. The uniformity will be reviewed and if possible changed, as long as the Ordinance continues to be met There is no Ordinance requirement for geese control. If possible and if it is financially viable the Petitioner will try to include vegetation. All areas of the Alternative Transportation Plana continue to be reviewed. Page 4 of I ONE CIVIC SQUIRE CAR IEL, INDI 1N 146032 317 571 2417 October 4, 2011 Plan Commission Subdivision Committee Meeting The Petitioner will continue to work with the Plan Commission and the Alternative Transportation Coordinator to provide a bike and pedestrian friendly development. John Adams made a motion to send Dockett #..11060014 DP: Meridian Main II -to the full Plan Commission on October 18 with a recommendation to approve based on modifications that the developer will make to accommodate bicycle traffic in and through the development. Ephraim seconded the motion Approved: 4 -0 4. Docket No. 11080011 Z: Monon Overlay Rezone, Natural Section North. The applicant seeks approval to rezone properties which abut the Monon Greenway north of First Street NW, to include them in the Monon Greenway Overlay Zone. This overlay district is super imposed over the primary zoning districts, and its regulations shall supersede those of the primary zoning districts. The properties which are included in the rezone consist of properties which abut the Monon Greenway from 146' Street to First Street NW. Filed by the Carmel Dept of Community Services on behalf of the Carmel Plan Commission. 5. Docket No. 11080013 OA: Monon Overlay Amendment. The applicant seeks approval to amend the Monon Greenway Overlay Zone of the Zoning Ordinance in order to modify the regulations as need be during the rezoning of the affected parcels in the Natural Section North. Filed by the Carmel Dept. of Community Services on behalf of the Carmel Plan Commission. Proposed Rezone /Zoning Map Amendment: In an effort to protect the natural character of certain areas along the Monon Greenway, the City of Carmel proposes to enact the Monon Greenway Overlay Zone. The proposal is to amend the Official Zoning Map along the Monon Greenway, specifically including properties along the Monon Greenway from 1" Street NW to 146' Street. Background Info: Since this particular area along the Monon Greenway is primarily residential and heavily vegetated, properties within the boundary are proposed to be designated in the "Natural Section" of the Monon Greenway Overlay Zone. Many current zoning requirements will remain; however, the emphasis of the Overlay Zone will relate to maintaining the tree cover and overall residential character of property nearest the Monon Greenway. No changes would be required by an existing resident upon the approval of this proposal; rather, this proposal is meant to affect future construction and improvements along the Monon. Ordinance Amendment to Text: To go along with the rezone, there is a proposal to amend Chapter 23H. Monon Greenway Overlay Zone of the Zoning Ordinance in order to modify the regulations as need be during the rezoning process of the affected parcels in the north section. Carmel Zoning Ordinance, Chapter 23H: Mono: Greenway Overlay Zone is available on the ('ity`s website at: htip://www.carmel.in.gov/index.asvx?r)ai,!e &parent =19 Adrienne Keeling presented for the Department. Adrienne had maps displayed in the conference room outlining the areas under discussion. Page 5 of 1 ONE CIVIC SQUARE' CARMEL, INDIANA 4603? 31' 5:1 241, October 4, 2011 Plan Commission Subdivision Committee Meeting Adrienne began by stating that there are two separate items of business from a technical matter. rezoning which involves the maps and the identifying properties that would be in the overlay zone and then we also have the text of the overlay zone which is Chapter 23 H of the Zoning Ordinance Two separate matters but obviously related. The Ordinance Text is open to amendment and discussion as needed There is also the rezoning and map issue, identifying properties which would be affected by the overlay Adrienne stated that there was a discussion at the full Plan Commission regarding the shape of the actual boundary. She is still working on a solution to that. It is her goal that it will not be the jagged red boundary that you currently see on the maps. If she can obtain a consistent document or consistent surveyed center line it will make it easier to understand. She hopes to have a solution to this matter very soon. In the packets is Chapter 23H, she has made notes and highlighted what zoning districts. It is primarily residential districts, a parks and recreation district, A PUD and the Old Town and US 31 Overlay Zones. The sections that are highlighted do apply to the Natural Section and there are notes that go along with those sections that clarify some explanations. Adrienne notes that the display maps will help with review of the meeting. There is a memo that outlines the number of homes in the Natural Section The Plan Commission has indicated that the information is not readily available from the GIS system of either the City of the County. On the back of the memo included in your packet there is a listing of potential non conformities and limitations. It outlines the number of homes in the Natural Section There were some property scenarios included in your packet. There were 3 and there are boards, the aerials on top with the projected set back lines and then the board at the bottom, the property scenarios are enlarged. For discussion on how to move through the items, she suggested starting with the development standards or starting with the map so trying move through the discussion in an orderly fashion. The Committee began a general review of the sections to be affected. Homeowners present also added comments ie., property values, accessory buildings and how would these be affected by the rezone. Page 6 of 1 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317 571 -2417 October 4, 2011 Plan Commission Subdivision Committee Meeting This Docket will be discussed again at the November 8 meeting. Meeting adjourned: 9:00 pm 4 t41 4 75� Irad C hai erson Lisa Stewart, Recording Secretary File: SUBD -2011 1004 doc Page 7 of 1 ONE CIVIC SQU \R] CARAIFL, INDIANA 46032 317 -571 2417