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Home My WebLink AboutMinutes SS 05-07-131 1 1 City of Carmel Carmel Plan Commission SPECIAL STUDIES COMMITTEE May 7, 2013 Meeting Minutes CAUCUS ROOMS, 2nd FLR CARMEL CITY HALL ONE CIVIC SQUARE CARMEL, IN 46032 TIME: 6:00 P.M. (DOORS OPEN AT 5:30 P.M.) Committee Members in Attendance: Alan Potasnik (acting as chairperson), Susan Westermeier, Steve Lawson Michael Casati has recused himself from this meeting due to conflict. DOCS Staff in Attendance: Planning Administrator Rachel Boone, Planning Administrator Angie Conn, Plan Commission Secretary Lisa Motz, Legal Council John Molitor Alan Potasnik brought meeting to order at 6:27 p.m. (late start due to previous BZA Meeting) The Special Studies Committee will meet to consider the following items: 1. Docket No. 13020018 DP: Highpointe on Meridian Development Plan. 2. Docket No. 13020019 ADLS: Highpointe on Meridian Apartments. 3. Docket No. 13020020 ADLS: Spectrum Retirement Community. The applicant seeks site plan and design approval for a multi- family apartment development and a senior living community. (The office building is not part of this submittal.) The plat will be 3 lots/blocks on 26.4 acres. The site is located at the southwest corner of 136th St. & Illinois St. and is zoned PUD/Planned Unit Development (Ordinance Z- 559 -12). Filed by Paul Reis of Krieg DeVault, LLP. Petitioner: Paul Reis — Krieg DeVault, John Hart, Randy Sherman, Todd May, Larry Hemp Randy Sherman: • initial study of PUD • Low pitched roof • Providing vertical proportioned windows • Photos in staff report • Meeting definition of architectural style through their design • Explain to committee difference between drawings and end product • Layouts may be flipped to adjust living space and interior layout 1 Staff Comments Rachel Boone: • Initially thought of the windows in a more individual way, but do understand how the massing is very vertical in nature • Roof pitch appears high • Location of towers? Needs consistency • Details around windows need to be elaborated • Coach building needs more work — more details Alan Potasnik • Are these Modern Italianate enough? Yes Sue Westermeier • Would like conceptual view from Illinois St. - Petitioner used multiple packetdrawings to simulate the concept view John Hart • Wants to identify what the committee wants • Petitioner wants to move forward tonight Steve Lawson • Perspective of view after people get to roundabout Randy Sherman • Purpose of building locations is to present a streetscape that brings buildings up close to road and blocks backs of buildings and garages • Urban street look • Create pedestrian courtyards that tie into sidewalks • Several park like areas Sue Westermeier • Family units? How many are 1 bdrm, 2 bdrm, 3 bdnn? • 35 -38% I bdrm, 10% 3 bdrm, remainder are 2 bdrm • 1" floor living units with private garage • Average 750 -825 sq ft • $825- 900 /mo for 1 bdrm, average $1,000 per month Alan Potasnik • Meet window requirements /expectations? Yes, placement of windows depends on layout • Window boxes? Encouraged not required • Headlight screening issues from homeowners Randy Sherman • Plant placement in front of buildings along Illinois street is determined by PUP and location of building close to easement • Headlight screening — previous mounts and planting of Norway Spruce will block head lights Todd May • 500 - 550 ft to nearest home, average low beam reaches 150 -160 ft, average high beam reaches 350 ft • Headlights on low or high beam will not reach homes • Problem could arise when Office Building is complete Larry Hemp — Landscape Architect • Placement of existing trees of western buffer 2 1 1 • Single or double row of Norway Spruce trees • Spacing of 20 ft between trees to allow for future growth • Willing to add up to 20% more trees to western buffer if beneficial • West boundary are black cherry, ash and silver maple • Buffer from south to north is under brush — 95% honeysuckle etc • Do neighbors want it cleared or leave some for buffering? Paul Reis • Still working on memo to state what they are willing to do • PUD does not require replanting • Not required but in good faith will add trees if needed Staff Comments Rachel Boone • Standard curbing per city requirements? Paul Reis • Drainage needs to be approved by county and city Jim Shields • Working with Engineering Department on curb cuts John Hart • Drainage is calculated at highest runoff rate • Up to 4ft water Public Comments Peter Ten Eyck • Some buildings don't look like ltalianate design per PUD Staff Comments Rachel Boone • Scaling may seem less. Bigger brackets would make it look more Italianate. Paul Reis • PUD features general architectural components — may not look exactly like finished building Staff Comments Rachel Boone • Make adjustments to two duplex buildings and clubhouse building in regards to detail • Show how buildings meet Italianate requirements • Need more intermingling of brick and siding Jim Shields • Is 5 ft deep pipeline safe? Contacted Fire Department and Gas Company and no concerns as long as we are not encroaching on any easements • Must maintain 36 inches (deep) of cover over gas line Public Comments Mark Hogan— 1243 Bentley Way • Will mounds be created where current mounts slope down? 3 -5 feet of mounting where there is no mounting with planting of Norway Blue Spruce • Will pond remain a Bentley Oaks pond? Yes and outlet goes into legal drain which will be relocated • Property stake — where yours ends and ours starts? • Removal of mound along Illinois? Possibly with 31 construction Sue Westermeier (concerns from other committee members) • Please provide labels on drawings for PC meeting • Bike storage? OK per PUD requirement • Pedestrian path to front door • Bike path thru complex — 2 sidewalks on both side — cannot change one to bike path 3 • Location of bike parking — between courtyards of buildings to get close to entrances in back • Trash and recycling site is located at one end of complex — good loop circulation for dropping off • Sidewalks ADA compliant — Jim Shields will provide ADA information Commitments for this project are as follows per Alan Potasnik • Italianate Architecture - Coach building less boxy • Plantings for buffer • Tree inventory • Headlight buffering • Memo of understanding regarding the buffer with neighbors • Bracketing higher degree • Duplex and clubhouse to look more Italianate • Drains in pond • Drains are county • Bring back rendering of landscape buffering with more detail per Brad Grabow • Walks to parking area ADA compliant • Color pallet Staff needs from Spectrum • Need 24 x 36 full size drawings Sue Westermeier • Is there enough parking garages /spaces for tenants - parking is per standard of PUD. Garages and spaces are rentals Representative from Spectrum at next committee meeting. Alan Potasnik motions to send Spectrum to next committee meeting. Steve Lawson seconds. Meeting adjourned at 8:22pm 1' In/LO Lisa Motz Secretary 4 Acting Chairman File: SS- 2013- 05074oc 1