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� ���� DEPART'N�IVT 0F COl��VItJNITI' SERVIGES
March 15,2000
Department.Report ,
To: Plan Commission Members .
� From: Department of Community Services
Re: projeets and other items selieduled:to be heardMarch 21, 2000
H. Public Hearings:
Oh. West Carmel Center,,BlockD (Meij'er, Iric.) (96-99 DP/AllLS)
The petitioner seeks approval to construct three retail buildings on-26.060� acres. The site is
located southeast of 106'� Street and IJ.S. 421. The project requires three Special Use and fifteen
Developmental Standards Variance approvals frorri the BZA. The site is zoned B-3/business and is
located within the US 421AV1ichigan Road O�erl'ay Zone.
This item is paired with_Ttem Oj�97=99 SP�. This item has been carried over from the
December 2'1, 1999, and JanuarY :18,�2000, Plan�Gommission a�endas at the �etitioner's request.
At the petitioner's request:and with the Plan Commission's a�pro�-'�l. th'is item was continued a
third time from the �ebruary 15, 2000„aaenda to xtie April 18, 2000, Plan Commission agenda.
� lh. Treesdale Subdivision(44-00 PP)
Petitioner seeks approval to plat 21 lots on,39:350�.acres. The site is located northeast of
' West 96`� Street and Towne Road. The site is zoned' S-1/residential (Very Low Intensity) and is
' bein� developed as a Qualifyinj;Subdivision under ROSO.
The Departmerit iecornmends that this item�_be forwarded to the April l 1. 2000,
� Subdivision Comrnittee meetin�`for further review.
2h. Carmel/Clay:Zoriing Qrdinance Amendment (47-00 OAj
The petitioner seeks to amend Chapter 3: Definitions of the Zoning Ordinance by adding
the,;following d'efiniti'ons: .
ALTERATION, 1VIA'I'ERI_AL ALTERATION,:�fINOR
, ALTERATION.,SUBSTANTIAL DIAMETER AT BREAST HEIGHT (dbh)
� , DWELLINCr,�N1ULTIPI,E-FAMILY DWELLING, SIIvGLE-FAMILY
FAMILY � GROUP H01VIE
S'EXUALLY=ORIENTED BUSINESS THROUGH RO�D
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ONE CIVIC S(�UARE C.�R'�fEL, INDIAi�1A 46032 317/�71-2417
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DEPARTMENT REPORT Plan Commission - March 21, 2000
The Department and Le�al Counsel wi11 be prepared to address anv questions re,�arding
this pefition at the pu6lic hearin�. The Department recommends that the Commission waive the
Rules and forward this to the City Council with a favorable recommendation.
3h. Hazel Dell Pond Subdivision (57-00 PP)
Petitioner requests approval to �lat 31 lots on 23.945� acres. The site is located
� northwest of the intersection of East 116 .Street and Hazel Dell Parkway, The site is zoned R-
2/residential. The petitioner also seeks approval of the following Subdivision Waivers:
57-OOa SW SCO 6.3.7 to plat a cul-de-sac in excess of 600 feet in length
57-OOb SW SCO 6.3.19(1)to taper the required landscape easement to und'er �0 feet in
width
57-OOc SW SCO 6.�.7 to orient dwellings fronting on a thoroughfare towards the
street of lower functional classification
The publio hearin� on this petition has been postponed to the April T8 2000 Plan Commi"ssion
I meetina due to faultv notice.
4h. Haverstick Subdivision (59=00 PP Amend) .
Petitioner seeks approval to plat 67 lots on 23.323� acres within the Haverstick
Subdivision. The site is located northwest of the intersection of East 1315` Street and River
II� -
Road. The srte is zoned S-1/residentral (Low Intensrty) and was originally granted Primary Plat
(11-9=�PP) approval under the old Cluster Ordinance:
The.Comrnission could suspend the Rules in order to�vote on this project follbwina the
public hearin�.
I
Sh. Residence Inn & Spring Hill Suites(61-Q0 DPIADLS)
Pefitioner seeks approval to eonstnzct two hotels totaling 166;000 �square feet on 8.070�
acres. The site is located at the northwest of the intersection of East' 116`t' Street and.
Pennsylvania Street: The site is zoned B-6/business and is located within the US 31 Overlay
Zone.
I The De,partment recommends that this item be forwarded to the April 11 2000 Special
Studv Committee meetin�for further review.
6h. Carmel City Center, Phase I.(62-00 Z) �
' Petitioner requests a favorable recommendation for a rezone of 17,677f acres from I-
1/industrial to C-1/city center. The site is tocated on the southwest corner of the intersection of
City Center Dnve and 3`d Avenue Southwest. The site is zoned I-1/industrial.
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ONE CIVIC SQUARE C;�1Ri�tEL,INDIAI�IA�6032 317/571-2417
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� DEPARTMENT REPORT Plan Commission -Nlarch 2 T, 2000
7h. C-1.Zone District Ordinance ('63-00 OA) � •
Petitioner seeks to create a new zoning classification' C-1/City Center District. The
_ purpose ofthe C-1 District (Gity Genter),is to create and pr.otect land areas for'the d'evelopment
of the.Carmel City Center project; a central mixed-use complex of retail, residential; office, and
community facilities designed to,meet the cultural and economic needs of the Carrnel community.
The Department haS two rei�uests for these:a�enda.ite'ms: �
1. That items 6h. & 7h be heard in conjunction:with each other. as thev are related.
2. That these_items be moved to the front of.the,a�enda to.accommodate for Mayor James
Brainard and representatives of fhe Carrnel Redevelopment�Comrnission who will present
the details of this etitiori.
The Department.recomrnends tliat the Commission suspend the Rules.in order to vote on the two
pefitions followina the public hearina, and forward to the Cifv Council with a favorable
recornmendation. ' •
Sh. 96"' Street Corridor S.tudy (64-00 CPA) �
� This petition would amend the Carmel Clay 2020 Comprehensive Plan be establishing
specific policies and recommend'ations for land use along,, and improvements to the 96"' Street
Corridor, between College Avenue and tfie Harriilton/Boone'County Line.
The Department was direcflv involved in the plannin�process that has resulted in this
Stud�Report. A combination technical_discussion and public input supported this process. We,
also feel the recommendat'ions are consistent with the land use plan for Carmel Clav Townshi�,
and represent an enli�htened view of:trans,portation plannin�. �The_im�ovements, which would
result when implernentinQ the recommendations would. be complementarv to the Gommunitv's
land use,_polices in the.affected area.
It would be our request�that the Cornmission�su�ends.the RuTes in order to vote on the
petition following the_publie hearing._ The Departrrient further recommends fhat this item be
forwarded to the Citv Council with a favorable recornmendation.
I. Old Business: �
li. Kite;Rezone'(98-99 Z)
Petitioner seeks approval of a rezone to PUp/planned unit development in order to construct
two'retail buildings on 3Z.076± acres. The site�is located southeast of East 145�' Street and US 31.
The site is zoned B 2/business, R-lLresidential and R-4/residential within the US 31 Overlay Zone and
the SR 431 Overlay Zone:
' - The��character and use proposed by this petition,are disparate with the plannin�policies for the
' U:S'. 31 Corridor, as well as fundamentallv inconsistent with.the deliberate limitation of pure retail in
the Corriclor. It is with this:in mind' the Department recommends this item'be forwarded to the Citv
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ONE CIVIC SQUARE C��'�IEL,INDI:ANt1�6032 317/�71-2417
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DEPARTMENT REPORT Plan Commission -Nlarch�21'; 2000
Council with a ne�ative recommendation.
Zi. Springwood Subdivision(5-00 PP)
Petitioner seeks approval to plat 6 residential lots on 13.1�f acres. The site is located
northwest of the intersection of West T06`t' Street and' Spring Nlill Road. The site is zoned S-
2/residential and is being developed as a Non-qualifying Subdivision under ROSO. The petitioner
also seeks approval of the following Subdivision Waivers:
6-00 SW SCD 6.3.20 to plat a private street
7-00 SW SCO 6.2.1 to subdivide land within a floodway
8=A0 SW SC0 6.3.19(4)to plat lots within �0' of a thoroughfare (Spririg Mill Road)
9-00 SW SCO 6.3.22 to alter acceUdeceUpassing blister design
10-00 SW SCD 8.9.1 to eliminate internal sidewalks
11-00 SW SCO 8.9.2 to defer installation of multi-use path
18-00 SW SCO 7.4 to plat 4.0% open space
19-00 SW SCO 7.6(F) to forego submittal of an Open Space�Plan
20-00 SW SCD 7.7(A) to circumvent minimum design standards
21-00 SW SCO 7.7(B) to alter e�sting natural open space
22-00 SW SCO 7.7(C) to exclude Primary & Secondary areas .
� 23-00 SW SC0 7.7(D) to forego protection of Primary areas �
24-00 SW SGO 7.7(F) to forego protection of Secondary areas � '
� 25-00 SW SCO 7.7(J) to forego protection of Woodlands �
26-00 SW SCO 7.7(K) to forego submittal of a Woodlands Evaluation
27-00 SW SCO 7.7(L) to forego protection of veaetation
It. is the Department's opinion that that a six-lot subdivision of similar eharacter to that
proposed could be constiucted without the waiver requests. Further .the Department concludes fhis
etition is not in hannon with the u oses of the 0 en S ace cha ter_ nor has the etitioner
� demonstrated the waivers will produce equal or better results than a�lan without the waivers
Therefore, we do not.suppoct these waiver requests and su��e"st tl�us item be forwarded back
to the April 11,2000', Subdivision Committee meetin�for additional review
3i. Maebeck Commons Subdivision (12-00 PP)
Petitioner seeks approval to plat 122 lots on 61.468f acres. Tfie site is located on the
northeast corner of West 1415` Street and Towne Road. The site is zoned S-1/residential (Very
Low Intensity) and is being developed as a Qualifying Subdivision under ROSO. The petitioner
also seeks approval of the following Subdivision Waiver:
13-00 SW SCO 6.5.1 to plat lots with less than 50 feet of road frontage
At the March 7,.2000, Subdivision Committee meetine the�petitioner presented a revised
proposal for this site; and the Committee did.not make a recommendation on the plat presented at
the February 15, 20b0, public hearin�. Documentation on the new proposal was delivered to fhe
Department March.l3,2000. Preliminarv review of the new submittal`indicates that a new public
hearin� will need to be held as this proposal deviates substantiallv from the plat presented
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ONE CIVIC SQUARE C<�RMEL, INDIA_tiA�6032 317/�71-2417
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. DEPARTMElVT REPQRT P1an C'ominission -`March 21, 2000
Februarv 15`�,..and additional Subdivision Waiver petitions will need to be filed. The Department.
recommends that thi"s item be tabled to the flpril 18; 2000, Plan Commission meetin� for public
. hearin�'ori the amended.plan. .
. 4i: i�Fidelity Keystone Office�Park (36=00 ADI;S);�
� �- "--Petitioner requests approval of two multi=t�enant, rnulti-level general office buildings on
two paxcels totaling 4.3'86� acies. The site is located northwest of the intersection of East
Carmel Drive and Keystone.Way: The site is zoned B-8/business. �
At the 1Vlarch 7, 2000,. Special Stud�v Commitfee meetin�, this petition was �iven a
favorable recommendation condifioried upon the satisfactory resolution of the ri�ht-of-way issue
with the Department and project landscapin�. As of this writin�tfie Department has not received
amended plans related :to these 'issues. We are aware the petitioner is workin� with City
De�artments to address the issues: and would su�port a�roval of the petition�upon a
satisfactorY resolution
5i. �Fairgreen Trace Sub�division, Phase II (38-,00 PP)
. Petitiorier requests appr.oval"to plat 24 lots on 10.65� acres. The site is located northwest
of the intersection of East 11'6`�' Street and S`outh Range Line Road. The site is zoned R-
l%residential and is being developed as a Qualifying Subdivision under ROSO. The petitioner also
seeks approval of the following_Subdivision Waivers: _
39-00 SW SCO 6.5:1 to plat lots with less than 5.0 feet of road frontage
41-00SW SCQ 6.3.6 to construct a residential street 26 feet in width
42-00 SW SCO 6 3.1�(3)to plat a residential street,withradius less than 150'
43-00 S`V SCO 7.7(D)'(7)to clear more than.50% ofithe scrub woodlands
At the Nlarch 7, 2000, Subdivision Gommittee_meetin�:this petition was �iven a favorable
recomrriendation conditioned upon addressin� Citv En��neer_concerns. At the time of this report,
thev had not vet received the ag,reed�to amended plans and information. The Department finds the
�waiver requests related to streets to be consistent with the Thorouahfare Plan ma��pertaininQ to
residentiaT streets. We do reco�nize and:a�ree with the�Citv En�ineer's issues on.some of the
requested waivers. The,Depart'rrient would support favorable consideration of the overall
petition_ pursuant to the resolufion of the Cit�n�ineers concerns.
J. New Business�
Oj; West Carmiel�Center,Block D (Nleijer, Inc.) (97-99 SP)
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The petit,ioner seeks approval to plat one lot on 26:060� acres. The site is located -
southeast of 106�' S'treet and U.S. 421. The site is zoned B-37business and is located within the
US 421/Michigan Road Overlay Zone.
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ONE CIVIC.SQU<�RE ' C=-�R1�fEL, INDL�NA 46032 317/�71-2417
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DEPARTMENT REPORT Pla.n Commission -March 21, 2000
This�petition is naired with Item Oh (96-99 DP/ADLS1. This item has been camed over from
the December 21 1999 and January 18 2000 Plan Commission a�endas at the petitioner's'iequest.
At the petitioner's request and with the Plan Comrriission's appro�al, this item-was continued'a:third
time from the February 15 2000 agendato fhe.April�18 2000 Plan Gominission meetin�:•
�1j. McDonald'sRestaurant(37-00 ADLS)
The petitioner requests approval to build a 4053-square-foot 1ticDonald's fast food
restaurant on 1.788f acres. The site��is located at 750 East Carmel Drive. 'The site is zoned B-
8/business and'is located within the SR 431 Overlay Z;one.
The Department received a letter requestin�that this project be withdrawn.
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ONE CIVIC SQUl'�RE GARib1EL, INDIANA 46032 317/'S71-2417