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HomeMy WebLinkAboutMinutes PC 07-18-00CARMEL /CLAY PLAN COMMISSION JULY 18, 2000 The regularly scheduled meeting of the Carmel /Clay Plan Commission was called to order with the Pledge of Allegiance at 7:00 PM in the Council Chambers of City Hall, Carmel, Indiana. Members present were: Marilyn Anderson; Kent Broach; David Cremeans; Leo Dierckman; Madeline Fitzgerald; Wayne Haney; Ron Houck; Nick Kestner; Kevin Kirby; Norma Meighen; Bob Modisett; Jim O'Neal; Pat Rice; John R. Sharpe; and Paul Spranger. Steve Engelking, Director, Terry Jones and Mike Hollibaugh were present representing the Department of Community Services. The minutes of the June meeting were approved as submitted. G. Reports, Announcements & Department Concerns: Steve Engelking reported that the following items have been Tabled for this evening: lh. and 2h., Docket Nos. 83 -00 PP Amend and 84 -00 DP /ADLS, North American Park, Lot 3; 3i., Docket No. 57 -00 PP, Hazel Dell Pond at Waterstone Subdivision. Dave Cremeans reported that item 2i. under Old Business also remains Tabled (Docket No. 109 -99 DP /ADLS, Wingate Inn) Dave Cremeans referred to a handout titled "Does Your Zoning Ordinance Need an Update ?" and asked that Commission members review and submit comments. Dave Cremeans reviewed the Rules of Procedure for the benefit of the public. H. Public Hearings: 3h. Docket No. 100 -00 PP, Primary Plat application for Edgar & Mary E. Fleenor. The petitioner requests approval to plat 2 lots on 4.40 acres to be known as Sunset Heights Subdivision. The site is located on the southwest corner of Norriston Drive and Westfield Boulevard. The site is zoned S- 2/Residence and is being develoepd as a Minor Subdivision. The petitioner also seeks approval of the following Subdivision Waivers: 100 -OOa SW SCO 8.8 to forego the installation of curbs & gutters 100 -00b SW SCO 8.9.1 to forego the installation of sidewalks. Filed by David R. Barnes of Weihe Engineering for Edgar & Mary E. Fleenor s:\PlanCommission\Minutes\pc2000jul 1 Stan Neal of Weihe Engineers, 10505 North College Avenue, Indianapolis, appeared before the Commission representing the applicant. Also in attendance were Edgar and Mary E. Fleenor. The applicant is requesting approval to subdivide their existing tract located on the southwest corner of Norriston Drive and Westfield Boulevard. The tract is currently served by sanitary sewers and well. There is an existing home located on the parcel, lot one, lot two has an existing building that will, at some future date, be torn down so that the lot will be built upon. There are no existing sidewalks or gutters and curbs on this street. Members of the public were invited to speak in favor or opposition to the petition; no one appeared. The Department recommended that this item be considered for review at the Subdivision Committee. The public hearing was then closed. Pat Rice commented that the proposal looks to be an improvement for this particular parcel. Jim O'Neal requested that the Subdivision Committee keep sidewalks in mind in their review process. Docket No. 100 -00 PP, Sunset Heights Subdivision, was forwarded to the Subdivision Committee that will meet August 1st at 7:00 PM in the Township Government Center in the Conference Room. SPECIAL NOTE: The August Subdivision Committee meeting will take place at the John W. Hensel Government Center, 10701 North College Avenue, Indianapolis 46280 at 7:00 PM. 4h. Docket No. 102 -00 PP, Primary Plat application for DYC Realty. The petitioner requests approval to plat 4 lots on 38.23 acres to be known as East 96th Street Auto Park Subdivision. The site is located on the northeast corner of East 96th Street and Randall Drive. The site is zoned B -3 /Business. Filed by Charles D. Frankenberger of Nelson & Frankenberger for DYC Realty. Charles Frankenberger, 4983 St. Charles Place, Carmel, appeared before the Commission representing DYC Realty, Tom Wood, and Tom O'Brien. Jim Shinaver of Nelson and Frankenberger was also in attendance. Primary Plat approval is being requested to permit the division into three lots of certain real estate comprising approximately 39 acres. The subject real estate is rectangular in shape, and comprises the east parcel, the west parcel, and the floodway in between. The real estate is bordered on the south by 96th Street, and is east of Keystone, west of Gray Road. Other uses in the area include mining s:\PlanCommission\Minutes\pc2000jul 2 operations, Bottamiller Enterprises, Palmer Dodge, the HH Gregg headquarters, the Williamson Run Community, various office uses in the Precedent Office Park, and other car dealerships on the north and south sides of 96th Street, including Tom Wood, Dan Young, and World Wide Motors. The real estate is presently unimproved and zoned B- 3/Business District. Uses within this District are permitted, special uses requiring the approval of the Board of Zoning Appeals. Automobile sales and service are among permitted, special uses. On June 26, 2000, the applicant presented to the Board of Zoning Appeals the request to develop the eastern parcel of real estate for automobile sales and service. The request was unanimously approved; however, after reviewing the building elevations the BZA asked that further detail on the buildings be submitted to the Plan Commission. When the request for Special Use was presented to the BZA, a landscaping plan was presented. The division of the real estate is shown into the east parcel, east of Carmel Creek, the west parcel, west of Carmel Creek, and the floodway in between. The entire area will be platted, but the Special Uses were requested and approved only with respect to the east parcel. The east parcel consists of three lots with an access road between. Lot one is the proposed site of Tom Wood Lexus; lot two is the site for Tom O'Brien; and lot three, the back parcel, will remain titled in the name of DYC Realty. After obtaining the required approvals, Tom Wood and Tom O'Brien will commence construction of their car dealerships. DYC Realty does not have plans to immediately develop its real estate for automobile sales and service. However, the BZA approved the Special Use for automobile sales and service for the back parcel, lot three, subject to the condition that the petitioner return to the Plan Commission before commencing any construction for site and building approvals. The petitioner has worked closely with the Williamson Run community and has arrived at commitments, consensus and support. The commitments include the following: Uses in the western parcel would not include any retail and that permitted uses in the western parcel were certain office uses. Substantial landscaping has also been agreed upon. There are zoning commitments as well in respect to the eastern parcel, east of Carmel Creek, and involve substantial landscaping and the commitment that there will never be any parking, asphalt, or lighting within the greenway area. The commitments also place restrictions on lighting, noise, and hours of operation. Through the commitments and working together with the Williamson Run Association, consensus has been established. In fact, there was no remonstrance and a representative of Williamson Run did appear and speak in favor of the petitioner's request. s:\P1anCommission \Minutes \pc2000jul 3 Following review by the Board of Zoning Appeals, the BZA asked for more information on building materials and what the buildings would actually look like. At this time, the buildings were reviewed in greater detail. The Tom O'Brien building was displayed on the overhead and showed the south and north elevations as well as the east elevation. An artist's rendering of the Tom O "Brien building was also displayed. The front of the building will be glass and dryvit, concrete masonry and metal panels. Samples of the concrete block were shown. The pillars will be polished, stainless steel. The sides of the building will be concrete. The blocks are eight inches by 16 inches, with a split in the middle so that they have an 8X8 appearance. The metal panel is a light brown. The color of the concrete masonry will not be as show but will be a darker shade of brown. The Lexus Building front is glass and dryvit; the other sides will be painted, masonry concrete. The color of the dryvit was shown on a sample board. The access drive is to remain private. The Primary Plat for the real estate is platted into three lots. The Lexus lot is number one; The O'Brien lot is number two; the back lot, titled as DYC Realty, is lot number three. Block A, the western parcel, is being platted, but there is no special use request or approvals at this time. The plat provides for an 8 foot pedestrian path and accel /decel lanes. One item not shown on the plat is that the applicant is dedicating a sufficient amount of additional real estate for right -of -way so that the pedestrian path will be totally within the right -of -way. The plat also calls for the dedication of Randall Drive. However, the Department is requesting that the access road remain private. Members of the public were invited to speak in favor of the petition; the following appeared: Daniel Borva, 10545 Power Drive, Carmel, president of Williamson Run Homeowners Association, appeared before the Commission and reported that the Board and home owners of Williamson Run have been working with the developer since January, 2000 trying to make it a win -win situation not only for the homeowners but the developer as well. The homeowners concur with plans as submitted and request approval of the petition. Members of the public were invited to speak in opposition to the petition; no one appeared. The Department is recommending that this item be referred to the Subdivision Committee for further review and discussion. As a reminder, the Special Use is pending before the Board of Zoning Appeals at present as well as the sign package. s:\P1anCommission \Minutes \pc2000jul 4 Ron Houck asked the petitioner for further information regarding the lighting restriction commitments and the use of metal panels on the building. These items will be discussed at the Committee level. Madeline Fitzgerald asked that the Committee review the alignment of the drive with Palmer Dodge. Will the western parcel come before the Commission before development and will anything be done within the parcel that will be dedicated rather than having it turn into a "weed patch ?" Pat Rice asked for clarification on the type of material of the wrap- around and requested that this be explored at Committee. Docket No. 102 -00 PP, East 96th Street Auto Park Subdivision, was referred to the Subdivision Committee for review on August first at 7:00 PM at the John W. Hensel Government Center, 10701 North College Avenue, Indianapolis 46280. 5h. Docket No. 108 -00 PP, Primary Plat application for Pulte Homes. The petitioner requests approval to plat 150 lots on 119.6 acres to be known as Long Branch Estates. The site is located on the northwest corner of West 116th Street and Shelborne Road. The site is zoned S -1 /Residence and is being developed as a Qualifying Subdivision under Chapter 7 of the Subdivision Control Ordinance (ROSO). The petitioner also seeks approval of the following Subdivision Waivers: 108 -OOa SW SCO 6.3.3 to forego a stub street connection to adjoining property 108 -00b SW SCO 6.3.7 to plat a cul -de -sac greater than 600 feet in length 108 -OOc SW SCO 7.7(D)(7) to clear more than 50% of scrub woodlands on site 108 -OOd SW SCO 7.7(D)(8) to clear more than 15% of steep slopes on site Filed by Richard J. Kelly of Paul I. Cripe, Inc. for Pulte Homes. Tim Oachs, attorney with Ice Miller Donadio & Ryan, One American Square, Indianapolis, appeared before the Commission on behalf of Pulte Homes. The applicant is seeking permission to plat 150 lots on 119 acres on property located at the northwest corner of West 116th Street and Shelborne Road. The current zoning is S -1 /Residence and permitted base density is 1.3 units per acre or 155 lots. Under the Residential Open Space Ordinance, the applicant is proposing 36% or 43 acres of the site qualify as open space - -the minimum requirement is 33 %. Since the applicant exceeds the minimum requirement under the ROSO, the density is allowed to be increased to 164 lots. The applicant is proposing to develop 150 lots. The typical home to be constructed in Long Branch Estates will start at $250,000; it is anticipated that the median home price will be about $300,000. The applicant has appeared before the Technical Advisory Committee and other review agencies. The applicant has agreed with the County Highway Department to provide the necessary right -of -way to straighten Shelborne Road. s:\PlanCommission\Minutes\pc2000jul 5 The existing conservation areas were displayed on the overhead as being steep, slope areas where the natural grade of the ground is more than 10 %. One of the waivers is to disturb more than 10% of those areas. The large areas just south of the creek on the site and the area to the north along 121st Street will be left as much as possible in their natural grade. The reason for the waiver is that the steep slope areas can only be included for purposes of ROSO if they are left in the open space. If the areas are taken out of the open space, they do not qualify, even if they are not disturbed. Pulte Homes plans to build homes with walkout basements and would like to leave the grade as is for purposes of marketing the homes. The second waiver is to clear more than 50% of the scrub woodlands on site. When the site was designed, it became apparent that one of the more desirable features of the site was the large area of young woodland. Certain areas contained more mature trees and woodland area and every effort was made to preserve the area so that very little mature trees would be disturbed. The scrub areas to be removed are at the very corner where the detention pond is located and the area just south of the creek at the western boundary of the property. The third waiver is for the requirement of a stub street to the 40 acre parcel just east of the site. The 40 acre notch at the corner of 121st and Shelborne Road is viewed as two distinct parcels; the bottom half is heavily wooded and has a very nice home located on it with numerous accessory buildings. It is not anticipated that this site will be developed for anything in the foreseeable future other than its present use. The 20 acres to the north is distinctly different and located on two major roads, Shelborne and 121st Street. If the property were to be developed, it would have two access points; therefore, not stubbing into it would not be detrimental to its development. The final waiver is for the limitation of cul -de -sac length. The northern cul -de -sac is requested to be extended 150 feet longer than the 600 feet allowed in the ordinance. There is a significant grade change in the area, and the only way to reduce the cul -de -sac length would be to move the entrance on 121st Street to the east. In order to do that, it would cut into the area that is more naturally rolling The applicant has increased the buffer area along the perimeter of the site, along all perimeter boundaries, from 10 feet to 50 feet. Within the 50 foot area is a landscape buffer and mounding. The applicant is willing to dedicate right -of -way at the southeast corner of the site requested by the County Highway Department in order to straighten Shelborne Road. The lots have been increased to 90 to 100 feet in width. This was done to provide for side load garages and also take advantage of some of the rolling topography on site. The entry on 116th Street will be well landscaped and contain masonry pillars connected by a metal fence. There is a 10 foot wide path extending along 116th Street; an 8 foot path extends the length of 121St Street along the length of the project and also along Shelborne Road. s:\P1anCommission \Minutes \pc2000jul 6 Pulte Homes feels that the proposed development can be a well -done, beneficial Subdivision for the entire community. 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: Dr. Ron Filo (and wife), residents of the 40 acres abutting the northeast corner of the site, stated that they are very emotional about the prospect of the development but realize that development cannot be stopped. There are concerns, however, with the developer's track record and attitude in dealing with area neighbors. The previous attempt to develop this property fell short because of the problems with the flood plain and the FEMA regulations and the economics could not be made to work. Long Branch runs through Dr. Filo's property for one - quarter mile and is a wetland type of environment. Anything done to the west and south as it runs toward Michigan Road affects the Filos drastically. There is already flooding in the spring and with the winter snows when there is rapid downfall of rain. The ravines to the north are what keep the water in Long Branch; cleaning out part of it might actually improve drainage in the area. The main concern is that the drainage will be drastically affected and also the wetlands. Another concern is that altering the topography will not only affect the drainage but the character of the area. The third concern is the woods - -many trees are over 100 years old. Dr. Filo would like the area preserved in its natural character to the greatest extent. Henry Blackwell, 3835 West 116th Street, immediately opposite the proposed development, stated that he had not been contacted by the developer and only knew of the proposed development when a notice was received for tonight's public hearing. The area has been basically rural for a number of years but realistically, Mr. Blackwell knew it would not stay that way. Mr. Blackwell requests that the petitioner take another look at the trees- -what is being described as scrub woodlands are very nice trees and well worth preserving. There are a number of animals and birds residing in the woods and the area neighbors would like to see the woods preserved. Mr. Blackwell requested that a professional study be made of the woods. Mr. Blackwell also questioned the wisdom of not stubbing into Shelborne Road. Another major concern is that all of the traffic from this development is being poured primarily onto 116th Street. Unless there are large accel /decel lanes proposed, the entrance could be very hazardous. The location of the entry way is also an issue and should be looked at from a traffic hazard standpoint. Previously, another developer had considered this property for development and had planned tasteful fencing or a wall along 116th Street - -Mr. Blackwell suggested that the current Plan Commission consider extending a fence wall as opposed to mounding with landscaping on top. There are certainly concerns, but the hope is that Pulte will develop a first class subdivision. Mark Rattermann, 11257 St. Andrews Lane, requested that the public hearing remain open. Mr. Rattermann was basically not opposed to the development, but because of no prior knowledge of the plans, may have comments at a later date. s:\PlanCommission\Minutes\pc2000jul 7 Carl Terry, 4150 West 116th Street, immediately to the west of the proposed Long Branch Estates, stated that the Long Branch Creek runs through his property. Mr. Terry was concerned with stormwater and overflow from the retention ponds flooding his property. Adequate drainage of the proposed site; traffic safety; and wildlife in the area are major issues. Mr. Terry reiterated major concern with traffic, in view of the approximately 285 homes already scheduled for construction by Dura Builders. Larry Gollmer, 11615 Shelborne Road, (northeast corner of 116th and Shelborne) stated concern regarding no prior notice or meetings with the developer regarding the proposed development until he received notice of the public hearing held this evening. Mr. Gollmer's primary concern is one of traffic, and the timing of straightening of Shelborne Road. Traffic safety at the intersection of 116th and Shelborne Road is certainly a major issue, especially at the speed of the motorists and the slope of the roads which create a "bowl" effect. According to the County Highway, there was to be a drainage ditch installed; however, there is none at this location and drainage is also a major issue. Tom Conner, 12000 Shelborne Road, (opposite the Filos), expressed general concern with the S -1 zoning of the area and the density of the proposed development. Because of the Open Space Ordinance, instead of 119 homes on 119 acres, there are 150 homes proposed on 119 acres. The density of the Long Branch Estates development is pretty significant, even though it follows the "letter of the law." Everyone is concerned about traffic, everyone is concerned about safety, and everyone is concerned about the loss of the woods and the wildlife. The subdivision doesn't look too bad when compared with the development to the west and when compared with the Village of WestClay. Mr. Conner asked the Commission to continue to look at the density in this particular area. Michael Prince 3930 West 121st Street, stated that he had received a certified letter noticing the meeting this evening; however, there was no previous information or knowledge of the details or plans of the proposed development. Mr. Prince and his family moved to Carmel from California. Mr. Prince would like to see Pulte design homes that would preserve the rural character of the area and add to the quality of life and quality of the community. The proposed development will change the complexion of the area in terms of density, terrain, landscaping, and drainage, especially when considering the Shoopman ground to the west that is slated for development. Mr. Prince also stated concern with traffic on the narrow roads in the area and the speed of the cars. Tim Oachs, rebuttal. First and foremost, it was not the petitioner's intent to surprise anyone and he would be happy to meet with any of the surrounding neighbors to resolve the stated issues. Pulte Homes feels good about the proposed development and believes it to be well planned. In regard to the drainage, water cannot be discharged at a greater rate than is discharged at present. Also, because of the detention ponds, the petitioner controls the release rate of water even in storm events. The plans are to preserve the property in as natural a state as possible. One of the waivers for slope requirement is due in part because it will be s:\P1anCommission \Minutes \pc2000jul 8 included as a part of the lot under the open space requirement, not because it will be bulldozed. In regard to the traffic, the petitioner is working with the County Highway Department in meeting their requirements. There is a problem with Shelborne and 116th Street - -it will be straightened so that some of the hazards existing at present can be avoided. Currently, there are discussions with the Highway Department as to when, during construction of the development, Shelborne can be re- located in that area. In regard to a fence, the petitioner will be dedicating a 70 foot, one -half right -of -way on 116th Street plus the 50 foot buffer area. There will be a rather large green space that will include a mound and landscaping. From an aesthetic prospective, this is preferable as to one long, boring, monotonous fence. However, the petitioner will consider fencing. The base density is 1.3; this can be increased because of the Open Space bonus calculated under the Residential Open Space Ordinance. Steve Engelking reported that the Department is recommending that this item be referred to the Subdivision Committee for further review at the August first committee meeting. The Department further recommends keeping the public hearing open. THE PUBLIC HEARING IS TO REMAIN OPEN ON Docket No. 108 -00 PP, Long Branch Estates. Ron Houck recommended that a traffic impact study be conducted. Steve Engelking confirmed that a residential development of 100 lots or more would require a traffic impact study. Pat Rice noted that speed of the traffic is a significant problem in Clay Township. In conversations with the County Highway Engineer regarding lowering the speed limit in certain areas, the Engineer reported as follows. When a study is done, it is customary to average the speed vehicles are going and set the speed limit accordingly; this would mean raising the speed limit. Were the speed limit to be lowered, "It would be to cause motorists to break the law." The question is: "How can this be addressed in some meaningful way ?" Pursuant to instructions from Dave Cremeans, the above public comments regarding traffic at Shelborne, 116th, Towne and Ditch, will be sent to the County Commissioners. Marilyn Anderson asked if there were any identified wetlands on the property and if there is a copy of the tree evaluation report available (tree inventory) and if so, please present to the Committee for review. Madeline Fitzgerald asked that the Subdivision Committee also review the condition of the topography, in particular, study the bottom of the ravines, and look at this development from the aspect of emerging wetlands and siltification studies. Also, s:\P1anCommission \Minutes \pc2000jul 9 someone might want to walk the property if at all possible because of the mentioning of wildlife and protecting warblers. This is a very unique area and needs to be looked at further. There is also concern with the southern "arm" of the Long Branch Creek that is being incorporated into the development. Also, it is recommended that members of the Committee drive to the area of Shelborne and 121St Street and look at the intersection. Bob Modisett asked that the Department provide the Committee or the full Commission with an update on the "dogleg" section of Shelborne Road (although this is a County Highway issue) and whatever the plans are for the intersection of Shelborne and 116th Street. This area is a traffic hazard - -cars approach this intersection at a fast rate of speed and there are cars turning left; there should be roadway improvements in this area. Please explore what provisions the developer is making for improving the road. Director Steve Engelking commented that inasmuch as there is not adequate time for a traffic study to be done prior to the August first Subdivision Committee, the Depai anent is recommending that this item be forwarded to the Subdivision Committee scheduled for September 5th. The September Committee date will also allow time for research on the wetlands issue. Note: The area to be involved in the traffic study should include everything on Michigan Road, some points west of the development; several points north and south, as well as the intersection of Shelborne and 116th and Shelborne and 121St The traffic study will be reviewed by the Department's traffic, contract study group. Tim Oachs stated no objection to scheduling this matter for review at the September 5th Subdivision Committee. David Cremeans asked that the City Forester review the site and look at the actual dimensions of trees on the property and report to the Commission. Tim Oachs responded that the petitioner had been in touch with the City Urban Forester and had revised the plans on more than two occasions. The current plan has received a verbal acceptance from the Urban Forester. Docket No. 108 -00 PP, Long Branch Estates, was referred to the Subdivision Committee that will meet Tuesday, September 5, at 7:00 PM in the Caucus Rooms of Carmel City Hall. NOTE: Items 6h, 7h, and 8h were heard together. 6h. Docket No. 110 PP Amend, Primary Plat Amendment application for Kenneth B. & Donna E. Evans. The petitioner requests approval to amend the boundaries of Parkside Village Subdivision, Section 2, to exclude Block H. The site is located at 44 Wilson Drive East. The site is zoned R -4 /Residence. Filed by David Barnes of Weihe Engineering for Kenneth B. & Donna E. Evans 7h. Docket No. 111 -00 PP, Amend, Primary Plat Amendment application for Kenneth B & Donna E. Evans. The petitioner requests approval to amend the s:\P1anCommission \Minutes \pc2000jul 10 boundaries of Wilson's Village Subdivision, Section 2, to include Parkside Village, Section 2, Block H. The site is located at 44 Wilson Drive East. The site is zoned R -2 /Residence and R -4 /Residence. Filed by David Barnes of Weihe Engineering for Kenneth B. & Donna E. Evans 8h. Docket No. 112 -00 PV, Plat Vacation application for Kenneth B. & Donna E. Evans. The petitioner requests approval to vacate Parkside Village, Section 2, Block H in order to incorporate it into Wilson's Village, Section 2, Lot 115. The site is located at 44 Wilson Drive East. The site is zoned R -4 /Residence. Filed by David Barnes of Weihe Engineering for Kenneth B. & Donna E. Evans. Stan Neal of Weihe Engineers, 10505 North College, Indianapolis 46280 appeared before the Commission along with Kenneth and Donna Evans, requesting Primary Plat approval for the site located at 44 Wilson Village East Drive. Approval is being requested to amend the boundaries of Block H in Parkside Village, Section 2 to exclude Block H in order to incorporate it into Wilson's Village Subdivision, Section 2. The plat for Parkside Village, Section 2, Block would then need to be vacated. Mr. Evans intends to utilize Block H to construct an additional garage on the site located at 44 Wilson Drive East. None of the existing buildings on the lot in Wilson Terrace will be changed, the petitioner is merely adding a garage onto Block H. Members of public were invited to speak in favor of the petition; the following appeared: Steve Vorhies, 48 Wilson Drive, Carmel, appeared before the Commission and stated full support of the proposal. The area neighbors would like to see the lot incorporated so that the lots do not become landlocked. David King, Jr., PDK Construction, contractor for the construction of the garage, stated that the proposed garage will not be a commercial venture. Mr. Evans is nearing retirement and likes to renovate and refurbish classic cars and old vehicles. The proposed garage will accommodate 3 to 4 cars and will be used strictly for the storage and restoration of vintage vehicles. McNab? 38 Wilson Drive, wanted to know the types of cars to be refurbished, if they are large vehicles or regular passenger cars. Also, Ms. McNab questioned the construction of a garage as opposed to perhaps a barn. Ken Evans, 44 Wilson Drive Carmel, stated that his goal is to refurbish vintage cars, strictly as a hobby. Mr. Evans does have a 2 car, attached garage, but needs additional space for storage, workshop and hobby area. This is strictly a hobby and not a commercial venture. The proposed garage will not be readily visible from the street. Richard Nearing, 12748 in Parkside Village. Mr. Nearing was concerned with the actual placement of the garage. s:\PlanCommission\Minutes\pc2000jul 11 Members of the public were invited to speak in opposition to the petitions, no one appeared. Rebuttal: Stan Neal stated that the garage will be built on Block H, as close to the front as the easement will allow, in order to maintain as many of the existing pine trees as possible across the east side of Block H. Again, the intention is for No Commercial Use. Steve Engelking stated that the Depai linent is still looking at this project and recommends that this item be referred to the Subdivision Committee for further review. There may be certain aspects of this petition that would require Board of Zoning Appeals approval from a use perspective variance. The public hearing was then closed. Paul Spranger asked if the homeowner immediately adjacent to the north were agreeable to the fact that there would be vehicles moving between the two homes near their property line. Also, Mr. Spranger asked that the Subdivision look at the type of materials to be used in the siding on the garage. Ken Evans responded that that particular homeowner was not in attendance this evening, however, Mr. Evans has spoken with the immediate neighbors on either side and they are in favor of the petition. Ron Houck asked if landscaping to the rear of the lot will be disturbed by the construction of the garage. Will the building be constructed adequately inside the property line to accommodate landscaping? Please review at Subdivision. Docket Nos. 110 -00 PP Amend, 111 -00 PP Amend, and 112 -00 PV were forwarded to the Subdivision Committee for further review on August first at 7:00 PM in the John W. Hensel Government Center, 10701 North College Avenue, Indianapolis. 9h. Docket No. 116 -00 PP Amend, Primary Plat Amendment application for Cheryl Newman, Paul & Brenda Sharpe, and William Lee and Dortha Thomas. The petitioner requests approval to replat Little Farms Addition, Lot 41, into 4 lots on 1.019 acres. The site is located on the southwest corner of East 104th Street and Combs Street. The site is zoned R -1 /Residence. The petitioner also seeks approval of the following Subdivision Waivers: 116 -OOa SW SCO 6.3.6 to plat East 104th Street and Combs Street with 15 foot, one -half rights -of -way 116 -00b SW SCO 8.8 to forego the installation of curbs & gutters 116 -OOc SW SCO 8.9.1 to forego the installation of sidewalks Filed by David R. Barnes of Weihe Engineering for Cheryl Newman, Paul & Brenda Sharpe, and William Lee and Dortha Thomas. s:\PlanCommission \Minutes \pc2000jul 12 Stanley Neal of Weihe Engineers, 10505 North College Avenue, Indianapolis, 46280 appeared before the Commission representing the applicant. Lot 41 is requesting to be re- platted; the lot is located east of College, and west of Rangeline on Combs Street. Lot 41 in Little Farms Addition to the town of Home Place was origianlly subdivided by metes and bounds into a west half and an east half. At the time the east half was requested to be sub - divided into two tracts, a total replat of Lot 41 into 4 lots was requested. There are existing homes on the two western tracts, and on the eastern lot. The lot being created, for buildable purposes, will be the second lot from the east. The area is served by City sewers and wells. The County Commissioners are concerned with the width of right -of -way of 104th Street, plattd at 40 feet wide. After considerable discussion at the County Commissioners' meeting with Mr. Les Locke, the petitioner agreed to grant a 5 foot easement across the front of the lots as highway easements; this would satisfy the 25 foot one -half right -of- way requirement instead of a 20 foot one -half right -of -way. Members of the public were invited to speak in favor of or opposition to the petition; no one appeared and the public hearing was closed. Steve Engelking reported that the Department is recommending that this item be forwarded to the Subdivision Committee on August first for further review in light of the waivers being requested. Nick Kestner requested for more information from the petitioners, including the current one, if more information were submitted with the packets that would show surrounding and adjacent area to new proposals. (aerials or hand - drawn) Jim O'Neal requested that the Committee keep sidewalks as a priority. Dave Cremeans asked that Ron Houck's committee look at sidewalks in the Home Place area, since Mr. Houck is chairman of a Task Force that is studying the Home Place Area. (Maybe sidewalks will start with this project!) Docket No. 116 -00 PP Amend, Little Farms Addition, Lot 41, was referred to the August first Subdivision Committee meeting that will meet at 7:00 PM in the John W. Hensel Government Center, 10701 North College Avenue, Indianapolis 46280. I. Old Business: Note: Items li. and 4i. were heard together. Item 2i., Docket No. 109 -99 DP /ADLS, Wingate Inn, and item 3i., Docket No. 57 -00 PP, Hazel Dell Pond at Waterstone Subdivision, remain TABLED. s:\PlanCommission\Minutes\pc2000jul 13 Docket No. 97 -99 SP, Secondary Plat application for Glendale Partners. Petitioner seeks approval to plat one lot on 24.848 acres in order to construct three commercial buildings. The site is located at 10401 North Michigan Road at West Carmel Center, Block D. The site is zoned B -3 /Business and is located within the US 421 /Michigan Road Overlay Zone. Note: This item is paired with Item 4i. (Docket No. 73 -00 DP /ADLS) Filed by Kevin D. McKasson of Glendale Partners. 4i. Docket No. 73 -00 DP /ADLS, Development Plan and Architectural Design, Lighting & Signage applications for Glendale Partners. The petitioner seeks approval to construct three buildings on 24.848 acres for a Target department store. The site is located at 10401 North Michigan Road at West Carmel Center, Block D. The site is zoned B -3 /Business and is located within the US 421 Overlay Zone. Note: This item is paired with Item li. (Docket No. 97 -99 SP) Filed by Kevin D. McKasson of Glendale Partners Kevin D. McKasson of Glendale Partners appeared before the Commission. The Target store will be veneered with a "Qwik- Brick" masonry product, a color similar to the brick veneer that will be installed on the front of the building. Also, there will be architectural detail on the sides of the building accenting the side walls as shown on the elevation submitted, as well as brick columns that wrap the front corners of the building. The Special Study Committee did review the design package submitted. The petitioner has agreed that landscaping will be installed and maintained according to the plans approved by the Carmel Department of Community Services. The petitioner has also agreed NOT to have cart corrals on the premises; however, IF cart corrals are present, they will be constructed of a brick material identical to the front of the building and will be high enough to conceal the carts from view. The petitioner also commits to NO Outside Storage; however, if there is outside storage, it will be completely screened from view and subject to further approval by the Plan Commission. In other words, the petitioner will return to the Commission if outside storage is desired. Sign Brightness: This shall be adjusted to conform to the adjacent signage in the 421 Overlay Zone as requested by the Department of Community Services. The sign brightness will be assessed from the 421 right -of -way. Paul Spranger reported that the Special Study Committee did approve these items. The petitioner has agreed to incorporate keys in the corners of simulated limestone, and continue the limestone design around the sides of the building. For clarification, the sign brightness issue was left at the Department's discretion and if found to be in excess, the Department would ask the petitioner to reduce the brightness appropriately. The cart corrals are accurately represented. s:\P1anCommission \Minutes \pc2000jul 14 In response to questions from Marilyn Anderson, Kevin McKasson stated that the size of the sign was negotiated at the Board of Zoning Appeals by way of variance; the sizes of signs are accurately reflected in the information packets. The petitioner has made a commitment to the Ashbrooke Homeowners that they will make a formal request of the County to cul -de -sac the Carwinion Way connection to Commerce Drive. The petitioner has agreed to withstand the expense of the cul -de -sac and will be meeting with Les Locke of the Hamilton County Engineering Dept. Jim O'Neal was complimentary of the petitioner and his patience and perseverance in working with the Committee. Steve Engelking asked for clarification of the light intensity measurement. Kevin McKasson responded that the Department of Community Services will have the right to assess brightness of the sign lighting, and the petitioner will adjust accordingly. Steve Engelking commented that the cul -de -sac in Ashbrooke would require the re- platting of Ashbrooke. The through -road was used as a part of the traffic study for Ashbrooke and its approval process. Kevin McKasson responded that his commitment to the community was in advance of the re- platting and ADLS request. The petitioner is aware of the situation. Terry Jones stated that the entire development in this area was predicated largely on the connector and the north/south street that would operate as a frontage /collector for all of the eastern side of 421. There is a bigger picture than just being able to cul -de -sac the road and walk away - -the impacts are greater. The situation will have to be looked at very carefully. Ron Houck commented that in sensitivity to the Ashbrooke residents, the Plan Commission would not necessarily want to be in a position of shunting commercial traffic through a residential area. Also, in regard to the cart corrals, who determines if they are needed? Kevin McKasson responded that operationally, Target will determine if cart corrals are needed. Manpower will remove the carts from the parking lot; if they cannot remove the carts from the lot, Target will install brick cart corrals. Paul Spranger clarified the cart corral situation.discussed at Committee. The Special Study Committee recommended that the corrals be bricked with the same type of material as the facia of the building. The petitioner has agreed to comply with the Plan Commission's guidelines, and the solution to the cart corral is reasonable. Ron Houck suggested that some latitude be given to the Department regarding the cart corrals. s:\P1anCommission \Minutes \pc2000jul 15 Dave Cremeans had a very simple solution: If the carts are left in the parking lots, there will be no place for the cars. If there is no place to park cars, there will be no customers. If there are no customers, there are no carts in the parking lots. It is a self - policing kind of situation. Norma Meighen thought that the cart situation should be policed and something should be in writing as to a solution. Madeline Fitzgerald felt that this type of policing would put an undue burden on the Department of Community Services. Steve Engelking stated that if the petitioner wanted to install cart corrals, they would have to return for DP /ADLS review amendment under the terms of the 421 Overlay. Jim O'Neal moved for the approval of Docket No. 97 -99 SP, West Carmel Center, Block D. APPROVED 15 in favor, none opposed. Jim O'Neal moved for he approval of Docket No. 73 -00 DP /ADLS, Target, West Carmel Center, Block D. APPROVED 15 in favor, none opposed. 5i. Docket No. 79 -00 Z, Rezone petition for Essex Corporation. The petitioner seeks a favorable recommendation of a rezone from R -1 to B -6 on 5.00 acres in order to build a 72 room, 99,000 square foot retirement facility to be known as Carmel Oaks. The site is located at 1011 South Guilford Road. The site is zoned R- 1/Residence. Filed by James J. Nelson of Nelson & Frankenberger for the Essex Corporation. Jim Nelson, 3663 Brumley Way, Carmel, appeared before the Commission representing the applicant. As a follow -up to the May 16t public hearing, the Essex Corporation rezone request was reviewed by the Special Study Committee in July. The committee confirmed the commitments that had been presented and secondly, reviewed the revised site and building plans that were modified at the request of Richard Johnson, neighbor to the north. The orientation of the building is to the north rather than the south. The Essex Cororation has confirmed with Mr. Richard Johnson the availability of water service to his parcel through the Essex parcel, and ultimately from the City of Carmel. The petitioner has also provided the management of Lenox Trace with an agreement that they will install additional landscaping on their site immediately opposite the entrance into Carmel Oaks. At this time, the petitioner is seeking a favorable recommendation for its request for a rezone. s:\P1anCommission \Minutes \pc2000jul 16 Mr. Spranger's committee report concurred with Jim Nelson's characterization, and the item was voted 4 -0 in favor. Jim O'Neal moved for the approval of Docket No. 79 -00 Z, Rezone petition for Essex Corporation. APPROVED 15 in favor, none opposed. There being no further business to come before the Commission, the meeting was adjourned at 9:15 PM. David A. Cremeans, President Ramona Hancock, Secretary s:\PlanCommission\Minutes\pc2000jul 17