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HomeMy WebLinkAboutMinutes PC 06-18-13FOeTOMO OW City of Carmel CARMEL PLAN COMMISSION MEETING MINUTES June 18, 2013 City Hall Council Chambers, 2nd Floor, 1 Civic Square, Carmel, IN 46032 6 p.m. Members Present: Alan Potasnik, Steve Stromquist, Michael Casati, Joshua Kirsh, Ephraim Wilfong, John Adams, Steve Lawson, Nick Kestner, Sue Westermeier, Brad Grabow Members Absent: Kevin Rider DOCS Staff Present: Planning Administrator Rachel Boone, Director Mike Hollibaugh, Plan Commission Secretary Lisa Motz, Planning Administrator Alexia Donahue -Wold, John Molitor — Legal Counsel Minutes were approved as written. F. Communications, Bills, Expenditures, & Legal Counsel Report 1. The Commission needs to vote to suspend their Rules of Procedure in order to hear Docket No. 13040014 PV, since the 25 day prior public notice requirement was not met (however, the Petitioner did meet the State Statute requirement of doing public notice by 10 days prior to the meeting date). Ephraim motions to suspend rules, Alan seconds. Motion approved. G. Reports, Announcements & Department Concerns H. Public Hearings 1. Docket No. 13040014 PV: Carmel Science & Tech Park, Block 16, Plat Vacation. The applicant seeks approval to vacate the plat for Block 16 (Shepherd Insurance Group Park, Lot 1) so that it reverts back to a 1.89 -acre parcel of land. The site is located at 1200 Carmel Dr. It is zoned OM /O —Old Meridian District, Office Zone. Filed by Matt Griffin of Buckingham Co. Petitioner: Matt Griffin • Corner of Providence and Old Meridian • Would like to vacate part of the Shepherd Insurance Lot to combine it with the Providence lot and make one, larger more easily developable lot Staff Comments: Rachel Boone • Trying to combine property and clean up the plats /lot lines /legal descriptions • Make 2 lots into 1 buildable lot • Recommend to suspend rules to allow approval tonight WWW.CARMEL.IN.GOV Page 1 of 9 ONE CIVIC SQUARE, CARMEL, INDIANA 46032 (317) 571 -2417 • No need to go to committees Susan motions to suspends rules to allow for approval tonight, Brad seconds. Brad motions to approve docket, Joshua seconds. Motion approved. 2. Docket No. 13050002 PV: Meridian Suburban Plat, Lots 17 -28 and 47 -57, Plat Vacation. The applicant seeks approval to vacate the lots, easements, and road rights of way for lots 17 -28 and 47 -57. The site is located south of 111`h Street and west of US 31. It is part of the Illinois Street extension project. The site is zoned S -2 /Residence and lies within the US 31 Overlay Zone. Filed by Timothy Ochs of Ice Miller, LLP for Valley Development Co. Petitioner: Zeff Weiss — Ice Miller • Developed in 1960 • City of Carmel is expanding US 31 • Vacate un- platted lots to allow the City to finish constructing Illinois Street before US 31 improvements begin • No lots, no utilities, not occupied by any homes • 19 neighboring home owners have no opposition to this vacation Public Comments: David Thomas • Would like to know more about project • 1" time hearing of this project • No info on project Dean Gastman • Would like to know more info also Petitioners Rebuttal: Zeff Weiss • Nothing planned for lots • Still zoned S -2 and in the US 31 overlay zone • Would have to come back for approval of DP /ADLS etc in the future • Illinois Street will border subdivision • Connection to Illinois Street after US 31 extention Staff Comments: Rachel Boone • Illinois Street will be a secondary parkway, similar to Pennsylvania Street • Goal to be completed before US 31 is shutdown • Recommend approval for tonight and to suspend rules to make that approval Susan motioned to suspend rules, Ephraim seconded. Committee Comments: Alan Potasnik • Vacate plat to make room for Illinois to come through Brad Grabow • Lots to the east of proposed Liverpool Drive — possible later development? Rachel — unaware of any projects in future — unknown how big road is. Must come back through process to get rezoned or have any development. John Adams • Still will retain ownership of land — Yes. How will City still have ROW rights to put Illinois through? City has agreement with Developer to take land. Page 2 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQUARE, CARMEL, INDIANA 46032 (317) 571 -2417 1 Legal Counsel John Molitor • Land may be re- developed primarily for office building. Would require lots to be assembled and all homeowners to be bought out. Not currently zoned for this. Petitioner Zeff Weiss • No plans to rezone and no offers on the table. There's no suggestion that anyone has to move or change anything that they do in regards to the 19 homeowners. Susan motioned to approved, John seconded. Motion approved. 3. Docket No. 13040001 Z: Primrose Preschool of West Carmel. 4. Docket No. 13040002 DP /ADLS: Primrose Preschool of West Carmel. 5. WITHDRAWN: proposed. The applicant seeks approval to rezone 3 out of 4 Lots from S- 1/Residence to B -3/ Business. All four lots make up 2.25 acres and are a part of North Augusta Subdivision, Lots 63- 66. The applicant also seeks site plan and design approval for a new preschool. The site is located at 3746 W. 98th Street. It is currently zoned S- 1/Residence and B -3 /Business and lies within the US 421 Overlay Zone. Filed by Steve Hardin, Esq. of Faegre Baker Daniels, LLP on behalf of Primrose Schools. I.III !; Petitioner: Steve Hardin — Faegre Baker Daniels, Julie Bowman — owner Primrose • Community vitality node • Appropriate use within that category • Combination of four lots to become one • 1 lot is currently zoned B -3, 3 other lots being requested to be rezoned to B -3 • Requesting favorable recommendation to rezone 3 lots and approval of DP /ADLS General Public Comments Unfavorable: Jean Brown • Too much traffic between 6 am — 10 am and late afternoon for school location • Unable to get in and out of subdivision Petitioner Rebuttal: Steve Hardin • Invited neighbors to meeting on May 2 — no neighbors attended • First time hearing any remonstrators • Will discuss issue with staff and report back to full plan commission Staff Comments: Rachel Boone • As stated the petitioner will combine 4 Lots into 1 one lot for preschool facility • We have a few other locations throughout Carmel • They all work well with drop off, pickup and safety issues • One story building should fit in well with the homes in the area • Design comments have been addressed regarding signage • No additional bufferyard on north side • Recommend sending to Wed June 26 Special Studies for future review Committee Comments: Ephraim Wilfong • Staff — are you still considering shifting the building? No — more of a conversation topic. Page 3 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQUARE, CARMEL, INDIANA 46032 (317) 571 -2417 Building needs to sit on lot so children can go in and out of classroom directly to playground. • Petitioner — pathway along property, it is sidewalk or pathway? Sidewalk along 98th Street Alan Potasnik • Light at 98th and 421? • Landscaping around school — safety buffer as well as visual buffer — Yes plus fencing • Fencing around perimeter of entire parcel or just certain areas? School footprint? Yes, fence will be around any area where children will be outside Joshua Kirsh • I was in a facility like this recently and security is really tight • Must have code to get in • Is located near busy road and works fine with fenced in area that houses children Steve Lawson • Front faces 98th Street and entrance is off of Walnut Creek Drive. Is Drive there yet? Not that portion yet. Will be private drive with public access easement. John Adams • Who will be developing Walnut Creek Drive? Will be developed by seller of property adjacent to property. Will be connected directly. John Molitor • Walnut Creek Drive will be a private drive with easement for public use to and from preschool. Nick Kestner • Who is your boundary line on the west side? Roughly where the middle of Walnut Creek Drive is located. Brad Grabow • Pathway along Walnut Creek be no less than any that exists right now • What is the long term plan for east -west connectivity for 98th Street? Rachel — Thoroughfare Plan still has it listed as a street with 5 foot sidewalk • What kind of pedestrian or bike amenity is on Commercial Drive? Rachel — Pathway. Would be ideal to connect with path • Directly across from 98th Street is where DQ etc are proposed? Rachel — just to the south is hotel. No plans for west side of 421 just south of Wild Birds Unlimited. Will take into consideration the amount of curb cuts for future. (Later corrected — Brad was right that the DQ /gas station development is directly across Michigan Rd. on 98th Street) Sent to Special Studies on Wednesday June 26, 2013 at 6 p.m. 6. Docket No. 13040021 Z: Atapco Redevelopment PUD Rezone. The applicant seeks approval to rezone 34.13 acres of Carmel Science & Technology Park (Blocks 8 & 13) to PUD /Planned Unit Development, for residential, office, and commercial uses. The site is located at 630 & 645 W. Carmel Dr. and is currently zoned M- 3/Manufacturing. Filed by Charlie Frankenberger of Nelson & Frankenberger, P.C. Petitioner: Charlie Frankenberger & Jon Dobosiewicz — Nelson & Frankenberger • Atapco has owned 34 acres for over 10 years • 23 acres are on NE corner of Carmel Drive and Guilford Road • 11 acres on SE corner of Carmel Drive and Guilford Road Page 4 of 9 ONE CIVIC SQUARE, CARMEL, INDIANA 46032 (317) 571 -2417 WWW.CARMEL.IN.GOV 1 • Single level buildings on SE corner known as "bunker buildings" • We are proposing to replace existing buildings and move them up to the street • Will meet goals of comprehensive plan • Economic benefits will be tremendous Jon Dobosiewicz • Identified all points of interest on map • Phase 1 will be on west side of Clark Street • Phase II will be the 11 acres south of Carmel Drive and east of Guilford Road • Phase III will be west of and including 2 story office building, SE Corner of City Center and Guilford & NE Corner of Carmel Drive and Guilford • New driveway cut along Guilford Road • Expense for new improvements will be paid for by Atapco • Clubhouse illustration was shown • Additional landscape buffer detail will be provided at Committee Meeting • Continue to work with staff on refining comments and concerns General Public Comments Favorable: Bill Brooks — Tenant of existing 2 story office building • Selected this area for its curb appeal and professionalism • Still have 6 years on lease • Compliments go to Atapco for keeping communication open during this time • Impressed with illustrations that have been shown to them • Concerns are as follows: o Parking o Traffic in and out of parking lot during rush hour Ken Keltner — Carmel resident since 1971 • The concerns I have are traffic and safety • I would like to see 2 roundabouts put in area to help with traffic • Sidewalk ends in front of my business forcing people into street Organized Remonstrance Unfavorable: Jack Jameson — Timber Creek • Traffic getting out of Timber Creek is very difficult • Please resolve traffic issue before someone gets hurt Karen Todd — Carmel Station • Concerned about extra traffic in area and traffic coming into our neighborhood • More people making schools redistrict again • Increased crime • Would like to see fewer apartments Phyllis Graber — Timber Creek • Total numbers of apartments? • Close call going out of Timber Creek entrance • Grass needs to be cut down at entrance Edward Sharpe — Timber Creek • Concerned about traffic coming out of proposed entrance onto City Center Jessica Sours — Carmel Station • Concerned about traffic and safety • Likes that neighborhood is tucked away and not well known WWW.CARMEL.IN.GOV Page 5 of 9 ONE CIVIC SQUARE, CARMEL, INDIANA 46032 (317) 571 -2417 • School redistricting is also an issue John Watson — Carmel Station • Concerned amount of traffic • With 400+ apartments that means 400+ extra cars in area Kristy Fowler — Timber Creek • Please describe Phase III • Concerns about traffic getting out of Timber Creek • Likes natural landscape in area and thinks this is too massive of a project Darla Coen (on behalf of Dorthy Strater) — Timber Creek • Leaving Timber Creek is an accident waiting to happen • Putting a secondary exit across the street from entrance is insanity • Don't think a roundabout is answer William Wilson — Carmel Station • Driving down Carmel Drive in evenings there are children walking down sidewalk • Concerned about adding extra traffic to area Andre Scants — Carmel Station • Was not made aware of meeting to discuss plans for Atapco with neighbors • Clark Street traffic an issue • Main street thru neighborhood to become another thoroughfare for drivers JDean Cordova — Carmel Station • Concerns about traffic with over 400+ units going in and traffic cutting thru where kids usually play in street • Installation of gate and /or speed bumps • Trees or wall to block noise Public Hearing is now closed. Petitioner Rebuttal Charlie Frankenberger: • Notified everyone within 1/8 of a mile of Atapco • Some neighbors attended meeting • Should compare traffic to what is permitted in zoning and not what exists today • Will continue discussion at Committee Meeting Jon Dobosiewicz • Must provide traffic study • Appreciate all the traffic comments • Traffic safety a major concern and is working with Engineering Dept Staff Report Rachel Boone: • Requesting that this go to Special Studies Meeting on Wednesday June 26, 2013 • Working very hard to make sure we get what is shown in the concept plan to be required language in the PUD document • Apartments are good transitional use of property • Not using city money for improvements is very positive aspect of this project Committee Member Comments: John Adams • Appreciate the comments and suggestions that compare if it were to be industrial etc. • Timber Creek traffic area is very serious • Should have Engineering Dept at Special Studies meeting Alan Potasnik WWW.CARMEL.IN.GOV Page 6 of 9 ONE CIVIC SQUARE, CARMEL, INDIANA 46032 (317) 571 -2417 • Inconsistency of sidewalks etc are very frustrating to public • Please show graphics around clubhouse in reference to height of buildings — Jon reviewed graphics on screen • Residents of Carmel Station and Timber Creek can benefit from amenities • No city dollars will be used for this project? No - traffic study is also required • This will improve the traffic flow instead of impede it. Brad Grabow — items to be discussed at Committee Meeting • Could there be great use of on street parking? • Lack of connection between Carmel Drive and Bunker Buildings • Pushing building along Guilford closer to street • Left turn lane vs. decel lanes in front of Timber Creek • Landscaping along Carmel Station to screen headlights Joshua Kirsh • Would like to see commitment to using as much native plants and using large shade trees • Use of rain gardens and different types of surfaces to break up vast uses of concrete • David Littlejohn needs to be brought in on the sidewalk issues • Large detention ponds to be made more natural looking Nick Kestner • Traffic intensity • Addition to water pond — leave trees on east side of water pond to use as natural buffer Steve Lawson • Would like to see a line of sight illustration showing shadow and 3rc1 story view looking toward neighborhood and toward apartments — what are they going to see Steve Stromquist • Would like to see # of units per building • Would like more detail on corner of Guilford & City Center Drive • Would also like to know about connectivity regarding Bunker building and Carmel Drive buildings Sent to Special Studies on Wednesday June 26, 2013 at 6 p.m. 7. TABLED TO JULY 16 - Docket No. 13020021 DP /ADLS: Auto Max. areas in front and the rear of the building. The site is located at 9728 N. Michigan Rd. and is zoned I 1 /Industrial, within the Michigan Rd. US 421 Overlay Zone. Filed by Elizabeth Bentz Williams of Clark, Quinn, Moses, Scott & Grahn, LLP, on behalf of Auto Max. I. Old Business 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 apartments development and a senior living community. (The office building is not part of this.) The plat will be 3 lots /blocks on 26.4 acres. The site is located at the southwest corner of 1361" St. & Illinois St. and is zoned PUD /Planned Unit Development (Ordinance Z- 559 -12). Filed by Paul Reis of Krieg DeVault, LLP. WWW.CARMEL.IN.GOV Page 7 of 9 ONE CIVIC SQUARE, CARMEL, INDIANA 46032 (317) 571 -2417 Michael Casati recused himself due to conflict. Petitioner: Paul Reis — Krieg DeVault Since the last meeting the following has been accomplished • Discussion regarding perimeter landscape to address headlight screening and buffering • Met with Park Meadow Neighborhood to further discuss buffering • Tree preservation plan was agreed upon • Parking spaces and # of them was discussed • Bike parking also was discussed • Connectivity between building and paths • Committee agreed that the 3rd parcel connectivity would want until it was developed • More details of layout of the generator and dumpster enclosure • Location of entrance has been made acceptable • ADLS — design of duplex buildings, coach buildings and clubhouse has been revised and approved • Samples were also submitted and approved • ADLS — Spectrum architecture has been proved to meet PUD standards • Side and rear garages have had a brick base added and has been approved Special Studies Committee Report Alan Potasnik • Paul just verbalized report during his presentation Staff Report Rachel Boone • Went over everything with Paul and just made a few changes to duplex, coach and clubhouse building • Very pleased with outcome • Recommend approval of this item tonight Committee Member Comments: Nick Kestner • Need wider sidewalks than 5 foot • Concrete tends to crack and become unlevel • Would like to see 6 ft asphalt Andrew — Spectrum • We have typically used 5 ft sidewalks • Maintenance of sidewalks is a very high priority • Very knowledgeable regarding this type of issue with retirement communities Alan motioned to approve, Joshua seconded. Motion passes. 4. Docket No. 13040011 DP /ADLS: Harvest Bible Chapel at Legacy. The applicant seeks site plan and design approval for a church and administration building, with parking areas, landscaping, lighting, and signage. The site is located near 14450 N. River Rd. and is zoned PUD /Planned Unit Development (Ordinance Z- 501 -07). Filed by Charlie Frankenberger of Nelson & Frankenberger, P.C. on behalf of Harvest Bible Chapel - Carmel. Petitioner: Jon Dobosiewicz • Changes and revisions were made since last meeting • Trash enclosure if needed • Screening of transformer • Revisions to bike parking was made per Nick Kestner request Page 8 of 9 WWW.CARMEL.IN.GOV ONE CIVIC SQUARE, CARMEL, INDIANA 46032 (317) 571 -2417 1 1 • Asking for approval tonight with condition that we obtain all applicable permits and approvals from Engineering Dept with regarding compliance with section 2.09 of the zoning ordinance conformance with the transportation plan regarding improvements to River Road. That River Road is part of a discussion that is still going on with the development of the overall Legacy Project. It is not the churches anticipation that they would bear the cost of all those improvements. It would result in a negotiated agreement between the city and developer. Staff Comments Rachel Boone: • Trash dumpster will be needed if roll a ways are not enough • Pervious pavement was a big concern with us but they incorporated that without us asking • Bike parking was split up into two locations • We are happy with design of buildings • Department recommends approval with conditions Jon mentions Committee Comments Joshua Kirsh • How did you come up with % for pervious pavement? Jon — will email you with numbers. Joshua motions to approve, Susan seconds. Motion passes. Steve motions to adjourn, Joshua seconds. Meeting adjourns. J. New Business K. Adjournment Lisa Motz `'Secretary Steven R. Stromquist President W W W.CARMEL.IN.GOV File: PC- 2013- 0618.doc Page 9 of 9 ONE CIVIC SQUARE, CARMEL, INDIANA 46032 (317) 571 -2417