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HomeMy WebLinkAboutMinutes SpecStdy 12-05-95 CARMEL/CLAY PLAN COMIIISSION SPECIAL STUDY COMMITTEE CARMEUCLAY DECEMBER 05, 1995 PLAN COMMISSION/BZA UNOFFICIAL MINUTES The meeting was called to order at approximately 7:00 PM by the Committee Chairman. Members present were: Judy Hagan; Ron Houck; Norma Meighen; James T. O'Neal, Sr.; Jeanne Reid; Luci Snyder; and H.K. (Tom) Thompson. Barbara Myers was also present. Dave Cunningham and Mike Hollibaugh were in attendance representing the Department of Community Development. 1. Committee to consider Docket No. 92-95 Z, a Rezone application for Leeper Electric Service, Inc. Petitioner seeks to rezone 4.066 acres of land from S-2/Residential to B- 2/Business. The site is located at the northeast corner of U.S. 31 and 131st Street. Filed by James Nelson of Nelson and Frankenberger. Jim Nelson appeared before the Committee representing the applicant. Also in attendance were Bob Leeper of Leeper Electric; Jim Mack of Mack Architects; Steve Fehribach of A&F Engineering; and Ray Stone, Engineer for the project. Mr. Nelson highlighted the presentation made at the public hearing. Mr. Leeper has agreed to purchase a triangular parcel of real estate, 4.066 acres in size, from DePauw University and Earlham College. The real estate is located at the corner of U.S. 31 and 131st Street. Mr. Leeper intends to construct a 28,250 square foot building to serve as a decorating center, the primary tenant of which will be Mr. Leeper's company, Indiana Lighting Center, a wholesale and retail provider of lighting fixtures. It is anticipated that there will be two other tenants who will also be involved in the decorating business, such as floor and wall covering. At this time, it is the sole purpose of the petitioner to seek a reclassification of the real estate from S-2/Residential to the B-2/Business District which is common to the Meridian Corridor. If an ordinance is adopted by the City Council granting the rezone, the petitioner will return to the Plan Commission for Architectural Design, Landscaping, Lighting and Signage, and Development Plan review pursuant to the Overlay Zone requirements. There will be a single point of ingress/egress; the building is triangular in shape to match the parcel; the building is oriented toward U.S. 31 (frontage); parking is provided along the west, north, and east property lines; the building is setback 100 feet along the east property line to accommodate the possible, future extension of Pennsylvania Street northward. It is the petitioner's belief that the parcel in question is not adequate for residential use due to its close proximity to U.S. 31, and because of the additional developmental standards under the U.S. 31 Overlay Zone, i..e. all buildings are required to be 15,000 square feet and it is highly unlikely that a residence would be built on the parcel. 1 b The Comprehensive Plan suggests that the intended use, as well as retail, is appropriate in the Meridian corridor for the parcel in question. Mr. Nelson distributed a list of prohibited uses in the U.S. 31 Overlay Zone. In reviewing the zoning map, Mr. Nelson stated that today, classifications exist in the corridor that accommodate retail use. The parcel is somewhat limited in its use due to the irregular size. Mr. Nelson submitted a list of permitted uses available under the zoning ordinance showing uses excluded by covenants and commitments. It is the petitioner's intent to use the property as a decorating center for many years; however, there is a possibility at some future date that it would not be, and the petitioner did want to preclude negative uses. A traffic report was prepared by A&F Engineering and the conclusion was that the proposed use would not have a significant impact on traffic in the area. Tom Thompson reminded the Committee that the issue at hand is rezoning from S- 2/Residential to B-2/Business. If the rezone is approved, the project would come before the Plan Commission for Architectural Design, Lighting, Landscaping, and Signage. Dave Cunningham stated that the current Comprehensive Plan that the City is operating under (1981) shows the project site as a regional, commercial use. The 2020 Vision Document which is currently in draft stage reflects a similar type of development for this particular area. In conversations with the State and U.S. 31 development, the State has asked for the reservation of a "potential" extension of Pennsylvania Street to the north. The Overlay Zone requires that all structures must be 15,000 square feet with additional developmental standards. There was discussion regarding "fastfood" restaurants as a possible use for the site. Jeanne Reid suggested that with the situation of the building, potential delivery trucks would be oriented to the rear which is adjacent to the Church and the columbarium/memorial gardens; the two functions do not exist together well. Also, the residents between old Meridian and U.S. 31 would be totally enclosed by retail. Mr. Nelson stated that there is not a lot of large truck traffic making deliveries; the primary mode of delivery is United Parcel Service. Dave Cunningham reported that the State is unsure of intersection improvements from 126th and Meridian to 136th and Meridian. Judy Hagan expressed concern with the proposal and legitimate concerns of adjoining property owners. Ms. Hagan felt that there was still ground available in the corridor with the B-2 classification that could be utilized. It is possible that the petitioner could make a substantial capital investment on the property and in the future, perhaps some of the ground would be needed to solve the traffic problem. There were comments made from some members of Saint Christopher's Episcopal Church: Tom Poysner, Father Andres, Andrea Smith; there were comments from neighboring residents as well. Most comments echoed those made at public hearing. Mr. Hefco, 1411 West Main Street, was particularly concerned with drainage, sewer, and water; Dave Cunningham responded that the project would be served by Indianapolis Water, Clay Regional Waste. Mr. Nelson stated that the petitioner had met every criteria according to the Indiana Code, and Carmel's Planning Documents for a reclassification of the real estate, the Comprehensive Plan and the Overlay Zone Requirements, and he saw no reason why the petition should be denied. The Overlay Zone had been in effect since 1980, and the ground had been zoned B-2 prior to that. Luci Snyder moved to recommend approval of Docket No. 92-95 Z, Rezone application for Leeper Electric Service, seconded by Judy Hagan. The vote was three in favor, Judy Hagan, Ron Houck, Jeanne Reid, and Jim O'Neal opposed, MOTION DENIED. There being no further business to come before the Committee, the meeting was adjourned at 8:20 PM. Ramona Hancock, Secretary H.K. "Tom" Thompson, Chairman • 3