HomeMy WebLinkAboutMinutes PC 04-18-00CARMEL /CLAY PLAN COMMISSION
APRIL 18, 2000
The regularly scheduled meeting of the Carmel /Clay Plan Commission was called to
order with the Pledge of Allegiance at approximately 7:00 PM in the Council Chambers
of City Hall, Carmel, Indiana.
Members present were: Marilyn Anderson; David Cremeans; Leo Dierckman; Madeline
Fitzgerald; Wayne Haney; Ron Houck; Nick Kestner; Kevin Kirby; Norma Meighen;
Bob Modisett; Jim O'Neal; Pat Rice; John Sharpe; and Paul Spranger.
Steve Engelking, Director, Terry Jones, Mike Hollibaugh and Laurence Lillig were
present representing the Department of Community Services.
The minutes of the previous meeting were approved as submitted.
F. Legal Counsel Report
John Molitor reported that he and Steve Engelking presented the Ordinances
generated by the Department of Community Services to the City Council last evening.
The Ordinances regarding the creation of the City Center District and the Ordinance that
contains the changes in definitions were heard without any additional public comment
and then referred to the Council's land use and annexation committee.
G. Reports, Announcements & Department Concerns
1) David Cremeans reported that Docket No. 57 -00 PP, Hazel Dell Pond
Subdivision, will not be heard this evening due to the fact that the petitioner did not meet
the requirements for public notice. This item is TABLED to the May 16th Plan
Commission meeting. No additional notice to the neighbors will be required; only the 25
day notice to the newspaper.
2.) David Cremeans reported that the Executive Committee had discussed
broadcasing the Plan Commission meetings live. These meetings would then be replayed
on the Carmel channel and the government channel.
Ron Houck stated that there are a number of other Commissions, Councils, and
School Boards that do broadcast their meetings. Disclosure to the public and exposing
them to the process would be a benefit to the community. The Executive Committee
discussed televising for a one year period on a trial basis.
The Plan Commission voted 13 in favor, Leo Dierckman opposed, Jim O'Neal, no
vote, to approve televising the Plan Commission meetings on the 3r 6 Tuesday of each
month. Note: This is on a trial basis only, once per month (the third Tuesday) and will
include the Public Hearings, Old and New Business, NOT the Committees.
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H. Public Hearings:
lh. Docket No. 12 -00 PP, Primary Plat application for Pittman Partners. The
petitioner seeks approval to plat 109 lots on 61.468 acres to be known as Maebeck
Commons Subdivision. The site is located on the northeast corner of West 141st
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 Waivers:
13 -00 SW SCO 6.5.1 to plat lots with less than 50 feet of road frontage
12 -00b SW SCO 6.4.1 to plat a residential block in excess of 1500 feet in
length.
Filed by Steve A. Pittman of Pittman Partners.
Steve Pittman, 306 Mill Ridge Drive, Carmel, of Pittman Partners appeared before the
Commission representing the applicant. Also in attendance was Neal Smith and Robert
McKinney of Pittman Partners, and Gary Smith of Paul I. Cripe, Engineering.
Steve Pittman reported that modifications had been made in the plan that necessitated a
new public notice and public hearing of the plan.
The original plan called for 122 homesites on 61.47 acres of land. At the initial hearing,
Steve Hall, attorney representing Mr. & Mrs. John Brown, spoke in support of the plan if
the petitioner were willing to re- locate the entry way on 141St Street or eliminate it
altogether. In addition, Mark Rattermann had commented that the plan was more dense
that he had anticipated for this particular area. As a result, a new plan was submitted to
the Subdivision Committee on March 7th that eliminated the entry way on 141St Street,
and reduced the density from 122 lots to 109 lots; now actually 106 lots. That particular
plan received a favorable recommendation from the Subdivision Committee subject to
Technical Advisory Committee approvals.
The Department of Community Services advised that the revised plan would require an
additional variance as it relates to the length of block. As a result, the public hearing was
re- noticed for this evening's meeting.
Inasmuch as the property has already had initial review and received favorable
recommendation at the Committee level, Mr. Pittman pointed out that the Rules of
Procedure could be suspended and this project could be voted on this evening.
The property is zoned S- 1/Residence, located west of and adjacent to Saddle Creek
Subdivision, north of and adjacent to 141st Street, south of 146th Street by 645 feet and
adjacent to approximately 20 acres of land owned by the CBChildrens' Partnership,
sellers of the property. The property is also east of and adjacent to Towne Road.
The landscaping, greenbelt buffer, and entry way treatment will not change from the
original presentation. In addition to the request for Primary Plat approval, the petitioner
is requesting Subdivision Regulation Waiver to allow for the length of block to exceed
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1500 feet. The narrow lots have been eliminated and the necessity for 13 -00 SW is no
longer required. Mustang Chase Drive connects Maebeck Commons and Saddle Creek
Subdivision to the east.
The proposed plan contemplates 106 homesites on 61.47 acres or 1.72 units per acre. As
previously mentioned, the Residential Open Space Ordinance has been utilized in platting
this neighborhood. Maebeck Commons has almost 26 acres or open space, or 41.7% of
common area. Only 42% of the property is encumbered by lots; the common area
consists of 84% as designed open space, and 16% as storm water management area.
The proposed plan provides for one point of ingress /egress on Towne Road; in addition,
Maebeck Commons provides for inter - connectivity with the Saddle Creek Subdivision to
the east. 100% of the homes in Maebeck Commons have direct, unobstructed access to
the common area and the area dubbed "lakeside green."
The site is rectangular in shape and offers little topography and vegetation. The Maebeck
Commons development plan provides for landscaping and entryway design. According
to the plan, there will be approximately 108 street trees and an additional 254 trees
planted in the common areas. Additional landscaping will be provided on each home
site. The entry will include brick columns, wrought iron fencing, and street lighting.
Large common areas that are both visually pleasing and useable, as well as curvilinear
streets are incorporated into the plan. The plan is believed to be consistent with the
Frontage Place Ordinance.
The nearest home from the Towne Road centerline will be over 160 feet; from 141st
Street centerline, the nearest home will be over 300 feet. The landscape treatment along
141st Street and Towne Road will serve to complement the other features and offer a view
of 141st Street.
Along all interior streets, 4 foot sidewalks will be installed. A 40 foot one -half right -of-
way and a 60 foot one -half right -of -way will be dedicated as part of the platting along
141St Street, and a 75 foot one -half right -of -way will be dedicated as part of the plat along
Towne Road. At the intersections of 141st and Towne, the highway department has
requested additional right -of -way. The petitioner has also agreed to construct an 8 foot,
multi -use path along 141st Street and Towne Road as well as widen 141st Street and
widen and re -pave Towne Road. There are approximately 2 1 miles of sidewalks and
perimeter trails, plus the additional connecting trails and sidewalks in Saddle Creek.
In regard to the Subdivision Waiver, it was Mr. Pittman's position that the block length of
1500 feet is out -dated and not appropriate for today's neighborhoods. In addition, the
Carmel Fire Department, Police Department, Sheriffs Department, and Carmel Clay
Schools have no problem with this request. The biggest concern is that there be two
points of ingress and egress.
The Open Space Plan protects and conserves the natural features of the site, provides a
better living environment through an alternate and efficient utilization of land, provides
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for ingenuity and originality in site design and product offering. The Open Space Plan
enhances the natural characteristics of the site and provides for badly needed vegetation
and drainage improvements. The utilities serving the site are Hamilton Western Water,
Clay Township Regional Waste District, Indiana Gas, Ameritech, Cinergy/PSI, and Time
Warner Cablevision.
The open space has been strategically incorporated into the plan in order to conserve land
and provide a development that is complementary to the surrounding properties. The
petitioner states that he has met the requirements of the Frontage Place Ordinance and has
worked with the Department of Community Services in creating bufferyards.
Members of the public were invited to speak in favor of the proposed development; the
following appeared:
Mark Rattermann, 11257 St. Andrews Lane, Carmel spoke in favor of the project. The
density is lower than originally planned, it has excellent buffers from surrounding county
rights -of -way which means that it is visually screened, and Mr. Rattermann was in
support of the project and perhaps suspending the rules on this project.
Steven Hall, attorney 101 West Ohio Street, Indianapolis, appeared on behalf of John and
Jan Brown, neighbors across the street from the proposed development on 141st Street.
Mr. Pittman has been responsive to concerns expressed by the Browns and they would
like to go on record as being in favor of the development.
Members of the public were invited to speak in opposition to the proposed development;
no one appeared.
Steve Engelking, Director, reported the following on behalf of the Department. The
Department is favorably disposed towards this project. However, in conversation with
Mr. Pittman about this project and the uniqueness of the way it is constructed, there are
some concerns that the Department has in regard to the only access points being through
Saddle Creek all the way to 141St Street with no second point of ingress /egress off 141st
Street into this project. The waiver for the 1500 block rule is still on the books as a
requirement. The idea of a second ingress /egress is to reduce the time distance factor for
public safety and fire department vehicles to get in and out of the project. The letter that
was authored and given to the DOCS from the fire department indicated that while the
proposed plan was acceptable, it could be better with another point of ingress /egress. The
petitioner has been asked to consider an additional ingress /egress. The Department has
indicated that they would support the petitioner's waiver for the remaining points of
ingress /egress that could be asked for along the length of road. However, this was not
offered to the Plan Commission for consideration this evening. The total distance from
the ingress /egress point on 141st Street through Saddle Creek approximates one mile or
more to the other point of ingress /egress at Towne Road with no intersecting roads on
which fire trucks or emergency vehicles can turn around. If there is any blockage on the
road, there could be a time /distance factor (from a public safety point of view) that would
be a concern.
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Ron Houck reported that the Committee had looked at the proposed plan and was
receptive to the design. The general consensus of the Committee was that this was a
superior design as opposed to the initial design presented. The major concern is if all
potential concerns regarding traffic and safety and road design have been addressed.
The Committee was generally in favor of the current design from an overview
perspective as opposed to details.
Kevin Kirby commented that the proposed is a great layout and a wonderful testament to
the Open Space Ordinance. However, Mr. Kirby did have a problem with the length of
the road and no additional access point. Mr. Kirby felt that the privacy of a family is
being preserved at the expense of over 100 homesites that could be potentially impacted
if there were an emergency situation. Mr. Kirby asked that the entry on 141st Street be
moved closer to the east property line away from the adjoining neighbor to the south. It
is possible that the entry could also be shifted to the west, as long as it would be far
enough away from the intersection not to cause another public safety hazard.
Ron Houck asked if special access could be given in the form of paver bricks for an
emergency access point that could be landscaped and serve as a second entrance. It
would not carry traffic except in the event of an emergency.
Marilyn Anderson was supportive of an emergency entrance /exit rather than a permanent
access point for the use of the residents because of the constraints of the site.
Steve Pittman responded that the County liked the fact that another curb cut had been
eliminated. Chief Callahan of the fire department was concerned that the road would be
stubbed to the vacant property to the east and that would create a problem. Mr. Pittman
stated that he has already committed to the Hamilton County Highway Department that
they will not develop the property until the road is stubbed to them. There will never be a
time when someone cannot turn around.
Steve Engelking stated that the Department has always attempted to have two points of
ingress /egress. One reason that the Department would not embrace the idea of paver
bricks for emergency entrance only is the fact that in Saddle Creek, the area referred to
has not yet been sold to homeowners or there would probably be some remonstrance to
the road. Secondly, it is desirable to have subdivisions stub into other undeveloped lots.
The 80 acres north of Saddle Creek adjacent to the eastern boundary of Maebeck is not
developed as yet; the Department is not asking that the petitioner stub into that location.
In addition to the concern of entrance and exit of public safety and fire vehicles, half of
the homes in the Maebeck Subdivision will transit Saddle Creek to get to the south and
not go to the north end to exit onto Towne Road; this is a potential future complaint.
Ron Houck asked if a second entrance could be added on Towne Road to the south of the
main entrance.
Steve Pittman responded in the negative, but stated the variance would still be required.
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The public hearing was then closed.
There was further discussion regarding the location of a second entrance and an existing
utility easement.
Madeline Fitzgerald commented that the meeting of the whole was not a place to re-
design this particular subdivision. If this Docket should go back to Committee for further
review, then that should be done; if the Commission wished to vote on the current design,
that could be done - -if the Commission wished to vote on the previous design, that could
be done. A lot of time has been spent weighing the merits of this particular subdivision
and trying to re- design it. This is not the place to do that.
Steve Pittman responded that the petitioner would be willing to install an entry where the
Commission suggested; or have the Commission vote on the original plan submitted.
The petitioner is looking for a vote this evening.
Kevin Kirby moved for the suspension of the rules. APPROVED 14 in favor, none
opposed.
Kevin Kirby moved for the approval of Docket No. 12 -00 PP, Maebeck Commons
Subdivision, CONDITIONED UPON the inclusion of a second entrance, preferably
through the widening of the 30 foot utility easement, the review of which is at the
complete review /discretion of Steve Engelking, Director of DOCS.
John Molitor stated that if the second entrance is a part of the approval, it would need to
be reflected on the Secondary Plat when it comes through the Department for approval. If
there is any difficulty with regard to the placement of the second entrance between the
developer and the Director, it would automatically come back to the Plan Commission for
final decision.
Points of Clarification: The motion is for approval of the current plan as presented this
evening; Also, 13 -00 SW has been withdrawn.
Docket No. 12 -00, Maebeck Commons Subdivision, was APPROVED,
CONDITIONED UPON a second entrance, the location of which is at the
review /discretion of the Department Director. The vote was 14 in favor, none
opposed.
2h. Docket No. 44 -0 PP, Primary Plat application for the Richard Carriger Company.
The petitioner seeks approval to plat 21 lots on 39.360 acres to be known as
Treesdale Subdivision. The site is located northeast of West 96th 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 Waivers:
44 -OOa SW SCO 6.5.1 to plat two lots with zero (0) feet of road frontage
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Filed by Adam L. DeHart of Keeler -Webb Associates for the Richard Carriger
Company.
Point of Clarification: This Docket item is for Subdivision Waiver approval only.
Adam DeHart, project manager for Keeler -Webb Associates, 486 Gradle Drive, Carmel
appeared before the Commission on behalf of the petitioner. Richard Carriger,
developer, and Gary Aletto of Lucky LLC, were also in attendance. Approval is being
sought for a Subdivision Waiver to allow the platting of two lots with zero (0) feet of
road frontage in a development to be known as Treesdale Subdivision.
Lots 9 and 10 within the Treesdale Subdivision do not have street public right -of -way/
access frontage. The lots are provided frontage on a private drive that serves as a utility
easement. This particular site does have some unusual design considerations as far as the
legal drain that traverses the property in a north/south direction. The proposed retention
facility has been located in the legal drain area.
The Indiana Gas high - pressure Pipeline traverses the site in a generally east /west
condition. As a result, the design now provides only one water line crossing, one
domestic and a single sanitary crossing, to serve lots 9 and 10. This design necessitates
the Subdivision Waiver for zero feet of road frontage for lots 9 and 10 only.
As an up -date, two items were discussed at the Committee level. The use of the existing
well that currently serves the Idlewild Stables has lines that run to various points for
watering horses - -those lines will be disconnected. The petitioner is submitting a
commitment that the owners of lot 1 will not use the well for any purpose whatsoever.
The owner of the Stables will continue to use the well at the Stable location, just as today,
for watering animals and domestic water service.
The second item discussed at great length was a drainage issue for the off -site outlet
request before the Hamilton County Drainage Board. The petitioner met with the
Betalaks, the Goldners, the McKinneys, and representatives of the County Surveyor's
office. Two plans were reviewed. Plan A is an open ditch swale from the outlet of the
south pond across their properties to the existing outlet in Bramblewood; Plan B is a
system of two pipes that would carry the storm water along the same route. The property
owners had additional concerns, comments, and revisions. These revisions have been
worked out and the plans revised accordingly. The revised plans have been sent to the
Hamilton County Drainage Board.
Members of the public were invited to speak in favor of the petition; no one appeared.
Members of the public were invited to speak in opposition to the petition, the following
appeared:
Lisa McKinney Goldner, adjacent property owner, stated that the neighboring property
owners had not seen the revised plans. Certain commitments were made regarding the
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contour of the lakes and the berm. There were some other issues that are not deemed to
be minor The adjacent property owners have had no feedback except that the petitioner
is committing to a well. Ms. Goldner requested that the Commission delay voting until
the revised plans are reviewed by the neighbors.
Chris Betalak, adjoining neighbor to the south, requested that the neighbors be given an
opportunity to review the plans and drawings to make sure that all of the neighbors
concerns have been incorporated into the plans.
Adam DeHart stated that the items discussed in the meeting between the petitioner and
the neighbors were issues pertaining to drainage and hydraulics. The petitioner
committed that the specific details discussed be resolved and the plans revised. The
petitioner is willing to have to project approved subject to County Drainage Board
approval prior to reconstruction of the drain. The Drainage Board will meet May 22nd
Laurence Lillig reported the following. April 10th, the County Surveyor drafted a letter
on behalf of the Drainage Board requesting that this item be tabled. April 11th, the
Committee discussed this particular item. The letter dated April 10th arrived in the DOCS
office on Thursday, the 13th of April, the day before the meeting at the Surveyor's office.
The discussion centered on both alternative plans for drainage in the subdivision and
what improvements could be made to each. Obviously, the petitioner favors one plan, the
remonstrators, another. The revisions made were chiefly to the plan that the
remonstrators favor to make it more acceptable to them. Revised construction drawings
were received by the Department today and have not yet been reviewed.
Construction drawings are not approved as part of the Primary Plat; they are submitted
and approved as part of the Secondary Plat. The Carmel Clay Subdivision Control
Ordinance allows a petitioner to submit Primary and Secondary Plat applications
simultaneously and this has been done by the petitioner. What is before the Commission
at present is a Primary Plat application with a Subdivision Waiver request. In the
background is a Secondary Plat application that is being reviewed by the Department.
That application is a companion piece to the construction drawings. The petitioner
submitted both the Primary Plat application and the Subdivision Waiver concurrently that
they are being discussed at this time. Procedurally, there would be nothing wrong with
considering the primary plat without the construction drawings and final approval by the
County Drainage Board.
The Subdivision Committee gave this project a favorable recommendation with the
condition that the County Drainage Board approve the plans prior to construction. The
Committee also made it a requirement that the Secondary Plat be brought back to the
Subdivision Committee for final approval rather than going through the administrative
process. If the Primary Plat and Subdivision Waiver are approved this evening, there will
be a 30 day period between now and the time the secondary plat could be approved,
approximately May 18th, still four days before the Drainage Board will hold a public
hearing on the drainage plan. However, the secondary plat would not be approved on the
18th, since it must go back to the Subdivision Committee in June for final approval.
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Ron Houck reported that the main point of contention for this plat has been drainage.
The Committee offered its preliminary approval after assurances from the Department
that either plan that was chosen would not result in any significant change to the plat
design.
Laurence Lillig reported that either plan would handle the drainage for this project, it is a
matter of the Drainage Board choosing which plan they will require.
Kevin Kirby moved for the suspension of the rules in order to vote on the Subdivision
Waiver.
David Cremeans expressed concerns with platting a private street, especially one over a
high - powered gas line.
Ron Houck stated that there is some precedence for putting pavement over gas lines;
different utilities handle it differently. For some utilities it works.
The rules were suspended 13 in favor, Leo Dierckman opposed.
Ron Houck moved for the approval of Docket No. 44 -00 PP, Treesdale Subdivision,
including the Subdivision Waiver 44 -OOa (the Secondary Plat will return to Subdivision
Committee for approval.) APPROVED 13 in favor, Madeline Fizgerald opposed.
3h. Docket No. 57 -00 PP, Hazel Dell Pond Subdivision, TABLED TO MAY 16
4h. Docket No. 65 -00 PP Amend, a Primary Plat Amendment application for
Westchase LLC. The petitioner seeks approval to construct a 13 lot subdivision
on 16.54 acres located southeast of West 146th Street and Ditch Road to be known
as Westchase. The site is zoned S -1 /Residential and is being developed as a
Non - Qualifying Subdivision under the Residential Open Space Ordinance. The
petitioner also seeks approval of the following Subdivision Waivers:
65 -OOa SW SCO 6.3.19(4) to reduce the 50' greenbelt to 30' in width
Filed by Jerry Corbier of Corbier Traditions, Inc.
Stan Neal of Weihe Engineers, 10505 North College, Indianapolis appeared before the
Commission representing Jerry Corbier, also in attendance. The Primary Plat was
approved at the end of 1999. At the time of the Secondary Plat approval, the State
Highway Department requested 20 feet of right -of -way in addition to the 60 feet of right -
of -way approved by the State at primary plat approval.
A petition to amend the plat was filed, pursuant to instructions from DOCS, to reduce the
width of the 50 foot greenbelt down to 30 feet, allowing for the 20 feet additional for
right -of -way. The density and open space requirements are still being met.
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Members of the public were invited to speak in favor or opposition to this petition; no
one appeared.
Laurence Lillig reported that this petition is made necessary by the fact that the Highway
Department discovered that in this particular stretch of 146th Street, a 160 foot right -of-
way or 80 foot one -half is required rather than the 120 foot, 60 foot one -half that was
identified at the primary plat. Under the provisions of the Frontage Place Ordinance, a
subdivision wherein the developer does not intend to orient the houses toward the
thoroughfare of greater functional classification is required to install a 50 foot landscape
easement. In fact, a 50 foot landscape easement was shown on the primary plat for this
subdivision. At the TAC level, it seemed that the simplest way to satisfy the requirement
was to take the 20 feet out of the required landscape buffer. This, then, reduces the buffer
from 50 feet to 30 feet, but does not take this petition below the minimum required open
space that it needs to satisfy the ROSO. This petitioner had an abundance of open space,
and they are dipping into the reserve to accommodate the Highway Department's
requirements. The Department offers no objection.
Ron Houck had questions regarding the approval of the primary plat and then additional
right -of -way requested. Laurence Lillig responded that the additional requirement has
been in place since 1996, however, only two persons in the Highway Department were
aware of that fact. The 160 foot right -of -way is apparently noted in a report that was
incorporated into their thoroughfare requirements; unfortunately, that requirement did not
make its way to the map.
Bob Modisett moved for the suspension of the rules; APPROVED 14 in favor, none
opposed.
Norma Meighen moved for the approval of Docket No. 65 -00 PP Amend, Westchase,
65 -OOa SW. APPROVED 14 in favor, none opposed.
I. Old Business:
1 i. Docket No. 94 -99 OA, Proposed Zoning Ordinance Amendments to the
U.S. 31 Overlay Zone Ordinance.
Filed by U.S. 31 Task Force, Paul Spranger, chairman.
Michael Hollibaugh of the Department commented on the changes in the Ordinance
Amendment. The Ordinance is similar to the one that was approved by the Commission
in December and heard by the Council in January. The Ordinance was sent back to the
Commission for some minor changes and approved March 21St. At the Committee level,
the details of the Amendment were discussed and the draft this evening is the final
version.
Paul Spranger highlighted the change in the amount of square footage per room for hotels
for amenities, meeting rooms, etc. The City Council has requested 40 feet per room to
ensure that future hotels are more full service hotels.
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Michael Hollibaugh noted Gene Valanzano's input on the Ordinance.
Jim O'Neal moved for the approval of Docket No. 94 -99 OA, U.S. 31 Overlay Zone
Ordinance. APPROVED 14 in favor, none opposed.
2i. Docket No. 38 -00 PP, Primary Plat application for Kosene & Kosene.
The petitioner requests approval to plat 24 lots on 10.65 acres to be known
as Fairgreen Trace Subdivision, Phase II. The site is located northwest
of the intersection of East 116th Street and South Range Line Road. The
site is zoned R -1 /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 50 feet of road frontage
40 -00 SW SCO 6.3.6 to plat a residential street with 40 ft. right -of -way
41 -00 SW SCO 6.3.6 to construct a residential street 24 feet in width
42 -00 SW SCO 6.3.15(3) to plat a residential street with radius less than 150'
43 -00 SW SCO 7.7(D)(7) to clear more than 50% of the scrub woodlands
Filed by Roger C. Ward, Jr. of Roger Ward Engineering for Kosene & Kosene.
Gary Weaver of Roger Ward Engineering, 50 East 91st Street, Indianapolis appeared
before the Commission requesting the Variances specified above. There was a question
last month regarding approval from the City Engineer's Department on the road
configuration. The petitioner has now received a letter from the City Engineer approving
the road configuration shown on the drawing in Phase II. The contingency on the width
of the road would be to construct a road from 24 feet to 26 feet; "no parking" signage
would appear along the road so that parking would be allowed on only one side of the
street.
All lots have the same width at the building line. The Variance for a street with 40 feet of
right -of -way has been eliminated; all streets are 50 feet rights -of -way. The request for a
residential street with radius less than 150 feet occurs on a cul -de -sac to the north and
approved by the City Engineer as to layout. The petitioner is also asking to clear more
than 50% of the scrub woodlands to allow preservation of about 10% more of the mature
woodlands on site.
Ron Houck reported that there was representation at the Committee level by the City
Engineer's office and there was a misunderstanding as to the radius of the road. This
then led to some further discussion with the Engineer's office; the recommendation from
the Committee was for approval.
Laurence Lillig reported that the Department is recommending favorable consideration of
39 -00 SW. The redesign of the right -of -way widths, as stated, obviates the need for 40-
00 SW. The Department recommends favorable consideration of the petition for 41 -00
SW for 26 foot wide street widths as amended. The Department recommends favorable
consideration to plat a residential street with a radius of less than 150 feet. The
Department also recommends favorable consideration of 43 -00 SW to clear more than
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50% of the scrub woodlands. A letter from the Engineering Department states that they
are satisfied and have put their final concerns in writing regarding this subdivision.
Therefore, the Department is recommending favorable consideration of the primary plat.
Nick Kestner commented that one of the items discussed at committee was access from
the northern cul -de -sac to the inter -urban right -of -way; this does not show on the plans.
Ron Houck agreed and asked if the petitioner had submitted plan to the Department.
Gary Weaver stated that the final drawings will include the plans for the trail.
Nick Kestner moved for the approval of Docket No. 38 -00 PP, conditioned upon the
inclusion of the trail /path from the northern cul -de -sac over to the inter -urban on the final
drawings. APPROVED 14 in favor, none opposed.
All Subdivision Waivers, 39 -00 SW; 40 -00 SW; 41 -00 SW; 42 -00 SW; and 43 -00 SW
were approved 14 in favor, none opposed.
3i. Docket No. 61 -00 DP /ADLS, Development Plan and Architectural
Design, Lighting & Signage applications for REI Investments. The
petitioner requests approval for two hotels totaling 166,000 square feet on
8.070 acres to be known as Residence Inn and Spring Hill Suites. The
site is located northwest of the intersection of East Carmel Drive and
Keystone Way. The site is zoned B- 8/Business and is located within the
U.S. 31 Overlay Zone.
Filed by Elizabeth Hobbs of REI Investments, Inc.
Correction: The site is located northwest of the intersection of East 116th Street and
Pennsylvania Street.
NOTE: Due to a conflict of interest, Bob Modisett recused himself from discussion and
voting on Docket No. 61 -00 DP /ADLS, Residence Inn and Spring Hill Suites.
Paul Spranger, Chairman of the Special Study Committee, offered the following report.
The Committee accepted the Spring Hill Suites Hotel with very little problem. The
Committee did, however, have issues with the Residence Inn which was more residential
appearance in character and deemed not to be in character with the U.S. 31 Corridor. The
Committee recommended that the petitioner go back to the architectural firm and return
to the Committee with a revised plan. The revised plan received a favorable
recommendation from the committee with conditions. The pitch of the roof is now more
commercial in nature rather than residential and appears more in character with the
corridor.
Gene Valanzano, Land Use Consultant with Baker & Daniels, appeared before the
Commission. The changes on the Residence Inn are as follows: A change in the roof
line; a reduction in the amount of EFIS on the facade; the re- design of the gatehouse;
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building lighting -- ground mounted around the perimeter -- parking lot fixtures will be a
bronze, shoe -box style shown at Committee; and sign colors as itemized in booklets. A
ground sign is still being worked on with the Department as far as interpretation and
questions answered.
Laurence Lillig reported that the Department is supporting the petition and is willing to
work with the petitioner to address any problems that may arise from the re- design.
In response to questions from Jim O'Neal, Paul Spranger stated that the petitioner was
quite willing to work with the US 31 Task Force Committee and the proposed project
will fit in appropriately with the corridor. In terms of materials, the roof color on the
Residence Inn will be a very muted, bronze -like color.
John Sharpe asked if the traffic had been discussed at the Committee level. Paul
Spranger stated that the traffic had been discussed and the petitioner was very clear and
up -front about the road in front of Conseco and the traffic impact. There is no material
impact or at least less impact with the proposed development than with a commercial
office building on this site.
Kevin Kirby stated that the Council was OK with the vacation of the road after
explanations by the Mayor.
Leo Dierckman moved for the approval of Docket No. 61 -00 DP /ADLS, Residence Inn
and Spring Hill Suites. APPROVED 13 in favor, none opposed, Bob Modisett recused.
J. New Business:
lj. Docket No. 76 -00 ADLS Amend, Architectural Design, Lighting Signage
Amendment application for Marsh Supermarkets, Inc. The petitioner requests
approval to remodel the facade of the old Marsh Supermarket building located in
the Marsh Plaza for a banquet facility to be known as The Fountains. The site is
located at 502 East Carmel Drive. The site is zoned B- 8/Business.
Filed by Mark Pratt of AGD Architects for Marsh Supermarkets, Inc.
Mark Pratt of AGD Architects, 50 East 90 Street, Indianapolis, appeared before the
Commission representing Crystal Food Services, a division of Marsh Supermarkets. The
current proposal is for the renovation of an existing structure located at 502 East Carmel
Drive, former site of the Marsh Supermarket.
Crystal Food Services is considering the current location for a catering facility and will
be making some changes to the exterior facade. The exterior will be painted in a
combination of three colors, light, desert tan, soft white, and a dark green trim. Two sets
of fountains will be installed at either side of the main entrance to the building. No
changes or renovations are required to the existing parking regarding number of spaces,
drainage, or lighting.
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Laurence Lillig reported that the Department is recommending that this Docket be sent to
the Special Study Committee meeting on May 9, 2000 for further review.
Leo Dierckman asked that the petitioner submit color renderings.
Jim O'Neal asked if the Day Care facility still occupied a portion of the building; the
answer was affirmative.
Docket No. 76 -00 ADLS Amend. was sent to the Special Study Committee for further
review.
There being no further business to come before the Commission, the meeting was
adjourned at 9:20 PM.
David A. Cremeans, President
Ramona Hancock, Secretary
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