HomeMy WebLinkAboutMinutes SpecStdy 06-05-12 t A
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Carmel Plan Commission
SPECIAL STUDIES COMMITTEE
June 5, 2012
Caucus Rooms of City Hall
6:00 PM
Members Present: John Adams, Steve Lawson,Woody Rider,Alan Potasnik
Members Absent: Steve Stromquist
DOCS Staff Present: Director Michael Hollibaugh,Alexia Donahue-Wold; Legal Counsel John Molitor
Also Present: Ramona Hancock,Plan Commission Secretary
The Special Studies Committee considered the following items:
1. Docket No. 12040019 ADLS Amend: Hamilton Crossing East,Max&Erma's—Signage.
The applicant seeks approval for one new wall sign,re-facing an existing wall sign,replace awnings and paint
some trim on the building. The site is located at 12195 N.Meridian St.and is zoned B-3/Business,within the US
31 Overlay Zone. Filed by Tracy Hornbeak of Design Team Sign Co. on behalf of the owner.
Present for Petitioner: Jason Beaman on behalf of Design Team Sign Co. and Max and Erma's.
Overview:
• Max&Erma's re-branding signage
• Existing letters are red—propose yellow for accent color
• Small tagline at bottom to read"restaurant,bar,&gathering place"in box cabinet with pushed thru letters
• 55 sq ft allowed
• Awnings will be painted red on top,black on bottom as part of trim
• North elevation,letters also red&will go to yellow
• Large awning covering windows will be red/black to match other awnings
• Letters on side are 79.7 sq ft—87 sq ft allowed by previous variance
• East elevation—awnings will match the red/black as well
Dept Comments,Alexia Donahue-Wold:
• Dept is comfortable with proposed changes
• Square footage is agreeable
• Dept recommends approval
Committee questions/comments:
• Fabric awnings
• Individual base is aluminum
%i' • No raceway will be stud-mounted to the wall
Each letter has its own, individual LED lighting
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June 5,2012
Special Studies Committee
• Cabinet on west side of bldg will be eliminated ;
• Not illuminated during the day—lights on a timer
Motion: John Adams for approval of Docket No. 12040019 ADLS Amend,Hamilton Crossing East,Max&Erma's
Signage as presented to the Committee, seconded by Steve Lawson,Approved 4-0.
2. Docket No. 12050008 ADLS Amend: Telamon—Signage.
The applicant seeks approval to place one new wall sign on the south building fagade. The site is located at 1000
E. 116`'St. and is zoned M-3/Manufacturing(and not located within any Overlay Zone). Filed by Mike Morely
of Telamon Corp.
Present for Petitioner: Mike Morely,Telamon Corporation, 1000 East 116`'Street,Carmel
Overview:
• Request approval to add new wall sign on south bldg fagade
• Proposed sign is acrylic face with LED lights
• Sign is new branding—new logo
• Will not change sign on 116`h Street
Dept Report,Alexia Donahue-Wold:
• Sign is 89.5 square feet&allowed under Sign Ordinance
• Currently Telamon has one ground sign
• Proposed wall sign will be setback about 100 feet from 116 m Street¬ visible from the road
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Motion: Alan Potasnik to approve Docket No. 12050008 ADLS Amend,Telamon Signage as presented to the ��
Committee; seconded by John Adams,Approved 4-0.
3. Docket No. 12050016 ADLS Amend: Holiday Inn—Signage.
The applicant seeks approval to replace wall,ground and directional signs on the current Four Points by Sheraton
Hotel, for a rebranding to Holiday Inn. The site is located at 251 E. Pennsylvania Pkwy. and is zoned B-6. It is
located within the US 31 Overlay Zone. Filed by Holly Fisher of Creative Sign Resources on behalf of the owner.
Present for Petitioner: Ron Mitchell,Creative Sign Resource,on behalf of new owner Holiday Inn Express,previously
Sheraton Hotel
Overview
• Will remove existing sign on north elevation and not replace
• Two new lighted signs on east and west elevations
• Signs will have replacement panels to brand Holiday Inn Express
• Signs will maintain green and blue Holiday Inn colors
• Signs to be standard LED lit, flush-mounted on photo cells
Dept Report, Alexia Donahue-Wold:
• Basically"switching out"new sign,name,&removing existing wall sign
• Signs will be within allowable square footage
• Dept recommends approval
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Motion: Alan Potasnik to approve Docket No. 12050016 ADLS Amend,Holiday Inn Signage as presented to the
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Committee; seconded by Steve Lawson,Approved 4-0.
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June 5,2012
Special Studies Committee
4. Docket No. 12050010 ADLS Amend: Vine and Table,Weber Farms Produce Stand.
The applicant seeks approval to have a temporary,summer seasonal sales produce stand. The site is located at
313 E. Carmel Dr. and is zoned B-8/Business. Filed by Kate McKain of Weber Farms.
Present for Petitioner: Kate McKain,Weber Farms,Brownsburg,Indiana
Overview:
• Has had a stand at Carmel Farmers' Market; invited to move to Vine&Table
• Currently has a stand on Michigan Road at 106`x'Street&will continue to operate
• Good customer base at all locations
• Will be constructing a self-contained bldg set within red-line perimeter of bldg
• Proposed stand will not impede signage
• Produce will be fresh and from local source—Tipton,Brownsburg,Claremont, etc
• Stand will be seasonal and does not require electricity or restrooms
• Mostly word-of-mouth business
• Family-owned business
Dept Comments,Alexia Donahue-Wold:
� ! • Produce Stand is considered seasonal sales use &requires ADLS approval
%� ; • Stand is within setback&will take up two parking spaces
��' • No issues with traffic low
• Stand is under 9 feet in height; colors will match primary building
• Dept recommends approval
Commission Members' Comments/Questions:
• Difference between proposed structure&others to sell any type of goods
• Stand to be functional 12 months out of the year?(No,only seasonal–stand stored off-site)
• Time Frame? (commence around 4"'of July&wind down around Labor Day;will sell pumpkins in Oct)
Dept Additional Comments,Alexia Donahue-Wold:
• Time limits will be imposed–stand not operational 12 months of the year
• Permits can be 30,60,90 days-120 maximum
• Dept would inspect stand for soundness of structure
• No delivery trucks or van delivery
• Family-owned business working with Vine&Table
Motion: Alan Potasnik to approve Docket No. 12050010 ADLS Amend,Vine&Table,Weber Farms Produce
Stand; seconded by Steve Lawson,Approved 4-0.
5. Docket No. 12050007 ADLS Amend: Clay Terrace,Plug-IN Ecosystem project(Solar Carport&Plug-in
stations). The applicant seeks approval to place a car charging station with solar carport just south of the Whole
Foods store.The site is located at 14390 Clay Terrace Blvd. and is zoned PUD/Planned Unit Development. Filed
by Barbara Schick of Clay Terrace Partners,LLC.
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June 5,2012
Special Studies Committee
NOTE: Agenda was re-ordered to hear item 5 as first item of business. ,
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Present for Petitioner: Barbara Schick,Mall Manager,Clay Terrace,Alex,Director of Marketing;Martin Coveny, '
Energy Systems Network on behalf of Duke Energy&Toshiba;Brian,technical person for Duke Energy.
Overview,Martin Coveny:
• Duke Energy favors Clay Terrace as site for this project
• Infrastructure for project is Level 2 chargers for electric vehicles
• Level 2 Charger takes approx 8 hrs to charge a vehicle that is fully depleted
• Level 3 Charger will charge in three hours
• Significant battery storage unit as part of project
• Battery storage unit levalizes loads on electric to draw
• Solar is part of phase 2,also canopy over parking spaces
• Schematic shows where equipment will go
• Container system for battery is significant,45 kw hours
• DC Charger will be to the south—affects two parking spaces
• No landscaping to be impacted,no new lighting
• Carport not part of this presentation
• No traffic flow impact
• Conduit all underground
• Initially the service is free of charge
• DC charger will be one of three in Indiana �i��^�
Dept Comments,Alexia Donahue-Wold: is
• Charging station will be part of PUD&only needs ADLS Amendment
• Two spaces being utilized&will not interfere with parking requirements
• Charger located to the rear—screening adequate,perhaps more landscaping to screen transformer
• Any noise anticipated? (Probably not—not expected to be louder than a transformer—Engineering Dept has no
concerns at this time
• Petitioner to return regarding solar panels
• Dept recommends approval at this time
Committee Members' Comments:
• Will be a good experiment to see if it works
• Problem with charge is difference in techniques&compatibility
• How many makes of vehicles could use? (Mitsubishi,Ford Fusion Electric Hybrid,Toyota Prius)
• Would like to grant Staff ability to determine whether or not more landscaping is needed and also to determine if
noise level is a problem
• Dept will work with petitioner
Motion: Alan Potasnik to approve Docket No. 12050007 ADLS Amend,Clay Terrace,Plug-In Ecosystem project
(Solar Carport&Plug-in stations)as presented to the Committee,conditioned upon granting Dept Staff ability to
determine whether or not more landscaping is needed and also determine if noise level is a problem; seconded by Steve
Lawson,Approved 4-0 �����
6. Docket No. 12050011 ADLS Amend: The Corner-New Restaurant(former Bikeline space). j
The applicant seeks approval to renovate the building exterior and add an outdoor dining area. The site is located �u
at 11596 Westfield Blvd. and is B-3/13usiness within the Carmel Dr.—Range Line Rd-Overlay Zone. Filed by
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June 5,2012
Special Studies Committee
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Paul Reis of Krieg DeVault,LLP on behalf of Corner Associated,LP.
Present for Petitioner: Paul Reis,attorney with Krieg DeVault; Ashely Bedell,Project Manager,Kite Realty; Dan
Brueggart.,Project Architect.
Overview:
• Retail center at southwest corner Range Line Rd&Westfield
• Kite Realty proposing to develop restaurant on north end of existing center adjacent to new trail to Central Park
• Restaurant is first stage of redevelopment of retail center
• Supplemental site plan shows location of tenants in center&proposal for restaurant,outdoor seating–balance of
center stays in place
• Elevations of bldg&initial design of bldg did not include awning&signage
• Cut sheets show location of signage&awnings suggested to add detail to fagade
• Cut sheets also show patio equipment,railings—all black(shown as blue)
Department Comments,Alexia Donahue-Wold:
• Petitioner has addressed most concerns from Dept Report
• Remaining item to discuss is use of EIFS on the bldg
• Overlay does not specifically permit use of EIFS
• Rear of bldg–anything else planned since the advent of the trail—seating area?
• Dumpster: Similar to existing dumpster on rollers and not enclosed
• Any remodels to the balance of the center? (Currently only looking at end cap unit–balance of center up-
date/remodels would be driven by existing leases)
"% • Parking: Bike rack to be added with 4 spots at existing landscape bed
«% • Dept is in favor of this petition and recommends approval
• Staff is comfortable with concerns
EIFS not expressly permitted in Overlay--other places limited to ten percent. Would like to see 8 feet above and not at
level with people walking by–Dept would prefer to see brick and stone,_.more natural
Paul Reis: This proposal is not ground up construction but rather a renovation and would not apply. Design is the way
buildings were built and how much weight they can carry–existing structure would not handle brick or stone masonry
Ashley Bedell: If center were to be rebuilt on this site,would up-date materials --because this restaurant is at the corner,
we can work around it–restaurant is a family-owned franchise
Committee Comments:
• Would it be acceptable to approve conditioned upon Dept final approval of materials?
• Are we not being short-sighted on doing EIFS–would it not be a different look?
Dept could come to an agreement on the bldg and EIFS–petitioner is changing the fagade
Ashley Bedell: Would incorporate same colors–proposal does take in a little of the former restaurant space. Because
this restaurant is at the corner,we can work around the EIFS–the restaurant is a family-owned franchise
Motion: John Adams to approve Docket No. 12050011 ADLS Amend,The Corner–New Restaurant(former
Bikeline space)conditioned upon petitioner working with Dept regarding architectural details and FINAL Dept
approval,otherwise,the petitioner is to return to Committee,seconded by Alan Potasnik,approved 4-0.
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June 5,2012
Special Studies Committee
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7. Docket No. 12050012 ADLS Amend: The Centre—Inline Shops Redevelopment(Small Shops).
The applicant seeks approval to renovate the building exteriors of all the small shops that are not the anchor
tenant space (the grocery store).The site is located at 1342 S.Range Line Rd. and is B-3/Business within the
Carmel Dr.—Range Line Rd-Overlay Zone. Filed by Paul Reis of Krieg DeVault,LLP on behalf of KRG
Centre,LLC.
Present for petitioner: Paul Reis,attorney,Krieg DeValut,LLP,Ashley Bedell,project manager,Kite Realty,KRG
Centre,LLC; Dan Brueggart,project architect.
Overview:
• The Centre, stores on either side of anchor grocery previously approved
• Finishing out partial redevelopment except retail bldg at southeast corner of center
• Info packet shows existing site plan/anchor&small tenants
• Parking area remains the same
• Added colors requested—will see elements of masonry&brick elements on the bldg
• Working on signage package and will bring thru at later date
• Cut Sheet shows sconce lighting—approved with anchor food store
• Parapet wall will completely screen mechanical on top
Dept Comments,Alexia Donahue-Wold:
• Grocery has been approved—architecture&site plan
• ADLS review for remaining,in-line shops
• Some comments from Dept Report addressed with presentation
• Parapet walls able to screen from vehicle&pedestrian
• Only remaining item is materials
• EIFS on significant majority of bldg
• Petitioner to consider style to balance of bldg
Petitioner: Dan Brueggert, architect:
• Parapet hides equipment—from some distance,it will be able to be seen
• Units vary in height but would have to be over 1,000 feet back to see above 60 inches of parapet
• Currently no homes on the back side of the parapet--residents will have no different view than they do currently
• Little visibility with the trees
• Existing jog/setback in center will remain
Motion: Alan Potasnik to approve Docket No. 12050012 ADLS Amend,The Centre—Inline Shops Redevelopment
(Small Shops)seconded by Steve Lawson,approved 4-0.
8. Docket No. 12030010 DP Amend/ADLS: The Centre,Part B--Southeast Corner Retail Building.
The applicant seeks site plan&design approvals for a partial redevelopment of the site. The site is located at
1342-1430 S.Range Line Road. It is zoned B-3/Business,within the Carmel Dr. Rangeline Rd. Overlay Zone.
Filed by Paul Reis of Krieg Devault, for Kite Realty Co.
TABLED to June 27 2012
9. Docket No. 11120027 Z: Highpointe on Meridian PUD.
The applicant seeks approval to rezone 27 acres to PUD/Planned Unit Development for commercial office,and
PP PP P
residential uses.The site is located at the southwest corner of 136`h St. &Illinois St.It is zoned B-5/Business
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June 5,2012
Special Studies Committee
within the US 31 Corridor Overlay Zone.Filed by Paul Reis of Krieg Devault for Frank Regan,owner.
Preset for Petitioner: Paul Reis, attorney,Krieg DeVault;Drew Roister, Spectrum;Randy Sherman,Gary Weaver,
Architects; Todd Hart,JC Hart Company;Jim Shields, Engineer.
Overview:
• Review of Changes made in site plan, landscape plan
• Petitioner will develop a dry detention site
• In addition to 50 feet of landscape easement,would have 50 feet of drainage easement
• Along existing drainage pond for Bentley Oaks,would maintain a 40-foot landscape buffer&tree preservation
• Northern edge of site at 136"'Street-assisted living would fit better at end of site
• Petitioner will have elevated berm and series of mounds&landscaping
• Petitioner will eliminate connection to 136°i
• Multi-family component will move to west portion of the site&assisted living to the east
• Elevation of bldgs similar to those of Bentley Oaks
• Bldg along Illinois Street is longer&more office in character
• Height&width of bldgs heading north tie into residential character of neighborhood
• Assisted living has internal greenspace&parking
• Different uses share amenity package
• Loop road wraps assisted living facility
• Bldgs that front Illinois Street are more residential in character-will use fiber cement siding
• Character of bldg is 3-stories on front view,recessed approaching courtyard from Illinois Street_. Carmel water
treatment facility in between
• Preservation area can be seen from the roundabout-mass of project has been re-positioned
• Office bldg portion of the site pulled forward and east,away from perimeter
• Shadows cast by bldgs would be at a twenty degree angle around 10:00 AM - shadow from tallest bldgs will
remain inside perimeter of the development
• Trash pick-up limited hours-none on Sunday
• Maximum height of 3-stories or 60 feet
• Building materials consistent
• Roof either sloped or Mansard roof in order to soften the tops of bldgs,particularly office bldg
• Continuing mounding along 136 'Street-plant material will be wider than 15 feet
• Two different landscape options: existing vegetation and trees or mounds with two rows of spruce to provide
adequate area for growth&evergreen screen
• All pole&wall mounted lights will have low luminaries with no spillover
• ADLS review will include photometric plan showing light levels
• No lights on any face of any bldg facing residential
• Most Engineering issues worked out with development plan
• Traffic Study or Analysis-Illinois Street designed with this project as commercial in mind
• If developed as all office,would be 63,000 square feet of office space,4 parking spaces per thousand,&potential
traffic of 1460 cars
• Proposed parking at 866 or 902 spaces or 46%reduction from initial proposal
• Gary Duncan states that current conditions caused by US 31 - once US 31 is completed&this parcel is fully
developed,no need is seen for additional road improvement; not appropriate for traffic study at this time; this
project will not cause traffic improvements at this time
• Two-story buildings no closer than 210 feet office bldgs are greater than 400 feet to closest home in Springmill
• Land rezoned in 1991 -no conditions attached to the ordinance&adopted by council at that time nor any
recorded commitments regarding height restriction
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June 5,2012
Special Studies Committee
Dept Comments,Alexia Donahue-Wold:
• New site plan presented today that addresses comments from Dept&residents
• Bldg height lowered
• Assisted Living bldg switched in location—layout,connectivity,&locations agreeable
• Preservation of existing vegetation—Dept in support of stormwater detention&bufferyard; lots of changes made
&Dept has not had time to work out details
• Dept will work with petitioner on resolving outstanding issues
• Major issue is architecture for bldgs—to be worked into PUD
• Outstanding concern: Forestry& landscaping requirements
• Would like to see revised exhibit comparing current zoning standards with those of the PUD
• Not in favor of cutting off 136'h Street due to connectivity
• Safety concern with fire&safety equipment
• Would like to see connectivity worked out&potential cut on 136'h Street
• Petitioner should return with a revised PUD—request continue to next Committee meeting
• Delve deeper into PUD&changes made up to this point
Committee Members' comments/questions:
• Attorney John Molitor's position on 1991 rezone of this parcel&whether or not commitments are in force: No
formal commitment in writing, however,it was a condition adopted at the time of the Rezone and enforceable by
law—two covenants involved in the 1991 rezone regarding restricting the maximum bldg height to three stories
not to exceed 40 feet over the entire project; and that any buildings constructed that have frontage on or adjacent
to 136th Street shall be limited to two stories in height not to exceed 30 feet and that the architecture shall be
residential in appearance. t%
• Current proposal breeches integrity of those commitments—maximum bldg height could be 60 feet with the PUD
• Fundamental issues—needs a lot more work
• Need to follow original 1991 commitments and intent of Meridian Overlay&existing zoning
• This site not intended for multi-family dwellings
• Drainage plan needs more clarification—more work
• Engineering will not approve a project if drainage is not better than the day a project starts
• Petitioner should comply with height,remove multi-family dwellings,correct drainage, increase buffer
• City's C-3 Plan states that it promotes protection of single family neighborhoods thru design,buffering,
connecting,etc; this proposal does not fit into the Overlay Zone
Paul Reis,Comments:
Legal drain presently on site drains Bentley Oaks. Formal plan to be drawn up when Bentley Oaks outlets into a legal
drain. Jim Shields,Weihe Engineers: Culvert pipes drain to the east; Bentley Oaks follows course&relocated outside
gas easement into drainage easement. Bentley Oaks drainage facility will not be impacted—petitioner will work with
County—drainage will be piped thru the system—will be staging water—water will follow the lowest elevations
Members of the Public:
• May Hogan,representing Bentley Oaks HOA—residents remain opposed to this project. Ms. Hogan read
stat4ement from Mayor's City address. (see letter on file)
• Brad Cisco,Springmill Parks,Bentley Oaks,Thistlewood neighborhoods in favor of honoring covenants&
current zoning. Development of this parcel is OK,but must fit in this area as outlined in C-3 Plan. (see
submittal)Believes petitioner is trying&sees some improvement,but would like to see changes for wider
greenspace/berm between homeowner and 136`h Street. Retention ponds. Believes petitioner is trying and sees
some improvements,but would like to see changes for wider greenspace/berm between homeowner& 136th
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June 5,2012
Special Studies Committee
Street. Retention ponds:ponds have been moved,but willing to change vegetation; second is density;retirement
(L home and 150 unit apartment bldg in small wedge of land is too much homeowners have already invested in
the area too–most of us want to stay here,but we want to stay and have a return on their investment_neighbors
are asking developer to consider downsizing this proposal. Scale of this project needs to be reduced greatly.
• Jim Sacnchez: No changes regarding fence–would like to see in next proposal.
• Debbie Bonney: Issue with parking lot and potential headlights shining into her back yard when leaves are
absent from trees. Would like physical barrier as well as trees to prevent headlights from shining in living room
window.
Paul Reis, Comments: The development team is interested in comments from the neighbors;would like to make this a
win/win for everyone. Comments are encouraged so that the plan can be reworked to the benefit of all involved.
DOCS,Alexia Donahue-Wold:
• Would like to meet with petitioner&review changes in PUD
• Petitioner is on the right track
• Comp Plan does allow this to be a compatible use
• Re-work of site plan is preverable
• Need to be certain application standards are in the PUD
• Dept in general is in support of the rezone
• Need to work thru specifics of PUD before next meeting
Docket No. 11120027 Z,Highpointe on Meridian PUD was Continued to the June 27,2012 meeting of the Special
Studies Committee Meeting.
IIII 10. TABLED TO KNE 27 -- Docket No. 110
90004 OA: Sign Ordinance Update.
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Zelie"Gheptef 23G.US 421
Miehigan Read GeffideF Over4ay Zone,Chap4ef'13D:()Id Tevm Dis#4et-�fty,7— ou
Plaee Distriet Gved PT-ive Range Line Read Oyeday Zone,Qaptef 23H..Men
Landseapin ' _ egulatiens,Chapter-251 Additional Use Regulations,and Chapter-29: .
Meeting Adjourned at 8:17 PM.
Kevin Rider,Chairperson,pro tem
mona'Hancock, Secretary
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