HomeMy WebLinkAboutMinutes SpecStdy 03-04-03
City of Carmel
CARMEL/CLAY PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
MARCH 4, 2003
Minutes
The regularly scheduled meeting of the Special Study Committee met at 7:00 PM in the Caucus Rooms of
City Hall, Carmel, Indiana, on March 4, 2003.
Committee Members present were: Jerry Chomanczuk; Leo Dierckman; Dan Dutcher; Ron Houck,
(substitute chair) Nick Kestner; Wayne Wilson.
Mike Hollibaugh, Director, and Laurence Lillig attended the meeting on behalf of the Department of
Community Services.
Note:
The Agenda was re-ordered to hear Item 10 as the second item of business.
1. Docket No. 156-02 ADLS Amend; Marsh Village Pantry #496
Petitioner seeks amended Architectural Design, Lighting, Landscaping & Signage approval to modify
building and canopy exteriors. The site is located at 9601 North College Avenue. The site is zoned B-3
Business.
Filed by David Olson of Village Pantry, LLC.
David Olson of Village Pantry, Danbridge Drive, Danville, Indiana appeared before the Committee
representing the applicant. At the February meeting, the petitioner was asked to bring photometrics
of the site to the committee for review. The petitioner has agreed to install shields on the canopy lights.
The shields will retro-fit the canopy lights and reduce the light spillage.
The signage on the building contains less than three square feet.
The dumpster area will be screened with landscaping. The remediation trailer is temporary. Mr. Olson
submitted the landscape plan this evening.
The petitioner has met with the adjoining neighborhood association and has addressed their concerns.
The color scheme has been changed from two colors to one, no stripes; the awnings will be teal and
non-illuminated. The canopy is still two colors, teal and burgundy—the “VP” and “Marathon” have
been removed.
Mrs. Janet Cox, 9540 Broadway, Indianapolis, adjacent neighbor, said that Marsh has been good to
work with the residents and everything they have asked, Marsh was willing to work with them. Mr.
Page 1
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
Olson has met with the area residents and addressed their concerns. The residents are happy the
petitioner is re-paving the parking lot.
Laurence Lillig reported for the Department. The lighting plan is still at unacceptable levels on the
south and west sides—need to see property line. Laurence requested a copy of the cutsheet for the
diffuser. No signage is allowed on the awnings. The brick façade is preferred to painted brick. The
petitioner will install deflectors and submit photometrics.
Nick Kestner objected to the band on the canopy.
Jerry Chomanczuk asked if there would be landscaping installed around the remediation trailer. The
petitioner responded in the negative.
Docket No. 156-02 ADLS Amend, Marsh Village Pantry
Leo Dierckman moved for approval of
#496
, subject to receipt of a modified lighting plan, submission of cut sheets, and final approval of the
landscape plan by Scott Brewer. The motion was seconded by Jerry Chomanczuk and APPROVED
4 in favor, 2 opposed (Kestner and Wilson)
10.Docket No. 36-03 ADLS Amend, Parkwood East – Katz, Sapper & Miller Sign
Petitioner seeks amended Architectural Design, Lighting, Landscaping & Signage approval for
th
wall sign locations. The site is located at 800 and 900 East 96 Street. The site is zoned PUD.
Filed by Steve Granner of Bose, McKinney & Evans for Katz, Sapper & Miller, LLP.
th
Steve Granner of Bose McKinney & Evans, 600 East 96 Street, Suite 500, Carmel, and Bill Lech,
partner in KSM, major tenants in Parkwood East appeared before the Committee. The petitioner is
thth
requesting approval for two wall sign locations, one at 800 East 96 Street and one at 900 East 96
Street.
Steve Granner clarified that the signage on building 8 will be on the north façade. The previously
approved location of both signs was on the band between the fourth and fifth floors. The Ordinance
permitted two signs per building, 90 square feet each. The petitioner is proposing to install the Katz,
Sapper & Miller sign, 84 square feet, on the top at the corner of building 8. The sign will be similar to
the Baker & Daniels sign and constructed by the same company. The lettering will be black during the
day, illuminated at night with white or off-white color.
The petitioner is also requesting approval for the sign location on Building 9 at the top of the fifth floor.
Laurence Lillig reported for the Department. The Department has no outstanding issues and
recommends approval after all concerns have been addressed.
Docket No. 36-03 ADLS Amend; Parkwood East, Katz,
Wayne Wilson moved for approval of
Sapper & Miller SignAPPROVED
, seconded by Leo Dierckman and 6-0.
2. Docket No. 185-02b ADLS;
West Carmel Center, Block D, Lot 3 - Applebee's Neighborhood Bar & Grill
Page 2
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
The applicant seeks ADLS approval to construct a restaurant.The site is generally located at
the northeast corner of Michigan Road and Commerce Drive. The site is zoned B-3 and is
located within the US 421Overlay Zone.
Filed by Troy Terew of Lewis Engineering for Apple Indiana I, LLC.
Troy Terew of Lewis Engineering appeared before the Committee representing Apple Indiana I, LLC.
The Department now has revised plans on file together with a photometric plan based on flat lens
fixtures. The revised drawings and renderings now reflect an all green awning. “Neighborhood Bar
& Grill” has been eliminated from the ground sign and the address has been added at the base. A
six-foot sidewalk connection has now been added to the plans showing the connection to the multi-use
path along US 421. The window mullions have been revised to reflect a ratio comporable to the front.
The petitioner has filed a zoning variance with the BZA to allow the sign area on the west wall to be
increased to 84 square feet. This request will be heard March 24, 2003 by the BZA.
Laurence Lillig confirmed that revised drawings with requested changes have been provided to the
Department. The Department’s remaining concern is the size of the sign on the west façade which
looks out of proportion with the design of the building and is over the size allowed by Ordinance.
The petitioner reiterated that they would be appearing before the Board of Zoning Appeals for the size
of the sign on the west façade.
Docket No. 185-02b ADLS, West Carmel Center, Block D, Lot
Dan Dutcher moved for approval of
3, Applebee’s Neighborhood Bar & Grill,
with revised plans as presented this evening. The motion
APPROVED
was seconded by Leo Dierckman and 6-0.
3. Docket No. 01-03 DP/ADLS; West Carmel Center, Block B –
The Goddard School
The applicant seeks approval to construct a day care / preschool. The site is located on the east
side of Commerce Drive just north of Carwinion Way. The site is zoned B-5 (Business) and is
subject to the Michigan Road Corridor Overlay Zone requirements by commitment.
Filed by James Peck of Civil Designs, LLP for The Goddard School.
4. Docket No. 04-03 CA; West Carmel Center, Block B –
The Goddard School (Commitment Amendment)
The applicant seeks Commitment Amendment approval to allow a day care / preschool use on
the subject real estate. The site is located on the east side of Commerce Drive just north of
Carwinion Way. The site is zoned B-5 (Business) and is subject to the Michigan Road Corridor
Overlay Zone requirements by commitment.
Filed by James Peck of Civil Designs, LLP for The Goddard School.
Note:
Items 3 and 4 were heard together and voted on separately.
Jim Peck of Civil Designs, Jim Stutzman, architect, with Broadripple Design, and Aaron Hurt, project
engineer with Civil Designs.
Page 3
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
th
The Goddard School site is located at 106 Street and Michigan Road. Block B2 consists of
approximately 2.2 acres and adjacent to the Panhandle Eastern Pipeline. Nothing will be built over the
pipeline, and the intent is to plant grass or sod and maintain it as a lawn area. The Goddard facility is
a little over 8,000 square feet with parking at the front, a dumpster, and a wooden fence around the
entire perimeter. There is a playground area with equipment and a sidewalk around the perimeter of
the building.
The multi-use path will be extended across the front of the facility. The petitioner will be appearing
before the Board of Zoning Appeals for a parking variance; 28 spaces are being provided. The DOCS
would rather see the building closer to the front of the site and two rows of parking. To the rear are
existing trees that will be preserved and the addition of supplemental plantings will provide an adequate
buffer from the adjacent residents.
The petitioner has worked with the HomeOwnersAssociation and they have no objection to the project
and in fact, have sent a letter in support. There were, however, two concerns expressed by the HOA.
One is the Panhandle Eastern Pipeline ground and its maintenance. Secondly, the break-away ballards
for fire access are being used by residents jumping the curb to get to the cul-de-sac. The petitioner will
work with the Hamilton County Highway Department and Panhandle Eastern to perhaps supplement
the area with small mounds and plantings to deter people from jumping the curb to get to the
cul-de-sac.
Jim Stutzman then addressed the Committee in regard to the architectural design. The building is 8,000
square feet and will house 135 students and staff combined, ranging in age from infants to 5 years of
age. The staff to student ratio is 15 to 120. Each classroom will exit to the exterior, thereby giving
every room two means of egress for fire safety. The building will be sprinklered. The exterior of the
building is fully brick veneer with a heavy band of brick as a wainscot, using a larger brick module and
then using a smaller modular brick of a lighter red color above the base band.
In accordance with the Carmel architectural requirements, the long elevation is broken up by an inset
and gives the dormer full-height and then returns to the building. The overall height of the building, not
including the cupola is under 35 feet, approximately 33 feet, 4 inches. The material of the shingles is
a dimension, laminated shingle that appears as slate, gray in color.
The building will not have any wall packs, but will have a slightly projected canopy with concealed
downlights. There will be no glare whatsoever, and there will be no wall packs on the building. The
petitioner will install an architectural light on each of the dormers that will light the brick on the face.
Laurence Lillig stated that this property is not subject to 421 Overlay by Ordinance; they are subject
by commitment to develop on 3 acres. The Commitment Amendment is required in order to allow the
Day Care use on this property.
Laurence Lillig asked about the variance necessity on this parcel and also, how tall is the fence? Mr.
Peck responded the variance is for the second wall sign, reduced parking, and the fence will be six fee
in height.
Page 4
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
Nick Kestner asked if the petitioner could run the multi-use path on the opposite side of the parking lot;
the petitioner responded in the affirmative.
The petitioner is willing to shift the play area in order to provide additional parking spaces to the total
number of 37, and will submit drawings to the DOCS. The petitioner is requesting a release from the
previous commitment on this property to allow for general and professional office use. The
development on less than a three-acre (3) parcel would not necessitate filing before the BZA.
Jim Peck said the pipeline easement issue was resolved and Sharon Prather of Panhandle Eastern signed
off on the plans.
Docket No. 01-03 DP/ADLS
Leo Dierckman moved to recommend approval to the Commission of,
West Carmel Center, Block B, The Goddard School,
with conditions as stated, i.e. reconfigure the
parking lot, provide a six foot fence, submit revised drawings and include adequate buffer, and submit
th
the revisions on a timely basis to the Commission members prior to the meeting on the 18. The
motion was seconded by Wayne Wilson and APPROVED 6-0.
Docket No. 04-03 CA, West
Leo Dierckman moved to recommend approval to the Commission of
Carmel Center, Block B The Goddard School (Commitment Amendment
), seconded by Wayne
Wilson and APPROVED 6-0.
5. Docket No. 02-03 DP/ADLS; West Carmel Center, Block B –
Unique - The Specialty Group
The applicant seeks approval to construct an office building. The site is located on the east side
of Commerce Drive just north of Carwinion Way. The site is zoned B-5 (Business) and is
subject to the Michigan Road Corridor Overlay Zone requirements by commitment.
Filed by Paul G. Reis of Drewry Simmons Pitts & Vornehm, LLP for Unique - The Specialty
Group, Inc.
6. Docket No. 03-03 CA; West Carmel Center, Block B -
Unique - The Specialty Group (Commitment Amendment)
The applicant seeks approval to reduce the required tract size for Development Plan
consideration. The site is located on the east side of Commerce Drive just north of Carwinion
Way. The site is zoned B-5 (Business) and is subject to the Michigan Road Corridor Overlay
Zone requirements by commitment.
Filed by Paul G. Reis of Drewry Simmons Pitts & Vornehm, LLP for Unique - The Specialty
Group, Inc.
Note:
Items 5 and 6 were heard together.
Paul Reis, attorney, 5013 Buckeye Court, Carmel appeared before the Committee representing the
applicant. The petitioner is proposing an owner-occupied office building on a tract of land that is
approximately 2.564 acres—part of Block B of West Carmel Center. There is also a future, Phase II
building.
Page 5
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
One of the issues brought up at the Plan Commission was the variety of plantings around the first
building. The building elevations looked as if the plantings were all the same species, however the
species around the buildings are not all the same. Mr. Remenschneider revised the landscape plan and
this has been filed with the Department.
Also, the light poles are now located on the site plan; they are 20 feet in height.
Another issue was the dumpster. The dumpster will be enclosed and bricked to match the building
materials.
West Carmel Center was agreed through commitment to be subject to the US 421 Overlay Zone and
all of the commitments remain in full force and effect except for when the 421 Overlay is applied.
Regarding the 421 Overlay Ordinance provision requiring that the development plan be for a tract of
three acres or more, the petitioner is requesting that this be amended to allow for the proposed
development plan. The mechanical equipment will be screened and landscaped.
Laurence Lillig reported that the Department concerns have now been addressed.
Nick Kestner asked if there were a sidewalk connection to the multi-use path.
Paul Reis said the petitioner is looking forward to expanding and intends to occupy this same site.
Whether or not there needs to be striping across the parking area could be determined at some future
date.
After further discussion, the petitioner agreed to provide a 4-foot, striped walkway leading to the
multi-use path and will submit revised drawings to the Department showing the walkway.
Paul Reis stated that the photometrics plan is on file with the Department in regard to lots 3 and 4. The
lighting provides for flat lens, carriage lights, no wall packs—decorative lighting at the entrance to the
building. The parking lot will have shoebox, down lighting.
Leo Dierckman moved to recommend approval to the Plan Commission of Docket No. 02-03
DP/ADLS, West Carmel Center Block B – Unique – The Specialty Group, and Docket No. 03-03 CA,
West Carmel Center, Block B – Unique – The Specialty Group (Commitment Amendment). The
motion was seconded by Jerry Chomanczuk and Approved 6-0.
7. Docket No. 10-03 DP/ADLS; Hazel Dell Corner, Lot 1 - The Overlook
The petitioner seeks Development Plan and Architectural Design, Exterior Lighting,
Landscaping & Signage approval to construct a multi-tenant commercial building. The site is
st
located at the northwest corner of Hazel Dell Parkway and East 131 Street. The site is zoned
B-3.
Filed by Charles D. Frankenberger of Nelson & Frankenberger for GB Hazel Dell Property,
LLC.
Charlie Frankenberger, 5212 Carrington Circle, Carmel, attorney with Nelson & Frankenberger
Page 6
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
appeared before the Committee representing the applicant. Also in attendance was Tom Crowley with
Gershman-Brown.
This Docket was heard in February by the full Plan Commission. The site plan has been revised to
reflect full compliance with comments from the Urban Forester. The site is wrapped by a multi-use
path on the south and the east. Per the suggestion of the Department, the applicant is substituting a
color-stamped concrete walk for pedestrians to match the crosswalks across Hazel Dell Parkway
installed by the City.
The base of the building is limestone; above the limestone is red brick veneer windows—the windows
will be accented with brick soldier horse and further accented with brick lentil and keystone. The doors
and windows will be accented with black, shed-style awnings. Above the windows are stucco panels.
The lighting will be up-scale--pole-mounted luminaries will be antique style as well as wall-mounted
luminaries. The building will be up-scale, understated, residential appearance with a sloped roof.
The signage has been revised for uniform coloring. The signage will be opaque with anodized,
aluminum lettering. There was discussion regarding the logo on the signage.
Tom Crowley, 5011 Deer Ridge Drive, addressed the Committee. The applicant is willing to return for
an amendment to the sign package as space is leased. At present, there are no national-type tenants.
In terms of distribution of proposed uses for this site, a restaurant is a viable use. Possible tenants thus
far: drycleaner, movie/video store, hair salon, coffee shop, ice cream shop, and dentist. The dumpster
will not be a large commercial type, but rather a small, residential use dumpster screened by
landscaping.
Jon Dobosiewicz reported that a restaurant is a viable tenant for this space.
Tom Crowley commented that a neighbor to the rear of the site has been very negative and difficult to
deal with as far as a restaurant use. There will be a small outdoor seating area with umbrella tables, and
the décor will be controlled by the owner.
Mr. Crowley also said they are willing to follow the requirements of the Urban Forester, but there are
a tremendous amount of trees and it would not hurt to move some of the landscaping around to screen
the patio area. The outdoor seating area will be delineated with wrought-iron fencing, and there will
be planters. The umbrellas will be black and will match the awnings. Note: The Committee stated that
any printing on the umbrellas will be defined as additional signage and require further approval.
Docket No. 10-03 DP/ADLS, Hazel Dell Corner,
Leo Dierckman moved to recommend approval of
Lot 1 – The Overlook
, as per presentation, with visual definition/delineation of the outdoor seating
area—umbrellas will be black to match the awnings, signage to be on a case-by-case basis; restaurant
is a viable use. The motion was seconded by Wayne Wilson and Approved 6-0.
8. Docket No. 34-03 ADLS Amend; Hurrle Orthopedic Physical Therapy
Petitioner seeks amended Architectural Design, Lighting, Landscaping & Signage approval for
a ground sign. The site is located at 3830 West 96th Street. The site is zoned B-1/Business.
Filed by Jim Leahy of Premier Sign Group for Steven Hurrle.
Page 7
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
nd
Jim Leahy of Premier Sign Group, 740 East 52 Street, Indianapolis, 46205 appeared before the
Committee representing the applicant, Steven Hurrle of Hurrle Orthopedic Physical Therapy Group.
This property was re-zoned from residential to B-1 and the signage proposed complies with all local
ordinances.
The Department requests the street address appear on the ground sign.
The Committee suggested raising the lettering on the sign and putting the street numbers below in the
illuminated area (the “H” logo.)
The petitioner agreed to raise the “Hurrle” lettering and put street numbers below in the illuminated
area.
Docket No. 34-03 ADLS Amend, Hurrle Orthopedic
Leo Dierckman moved for approval of
Physical Therapy GroupAPPROVED
, seconded by Jerry Chomanczuk and 6-0.
9. Docket No. 35-03 ADLS Amend; 5/3 Bank (99 East Carmel Drive)
Petitioner seeks amended Architectural Design, Lighting, Landscaping & Signage approval for
a wall sign. The site is located at 99 East Carmel Drive. The site is zoned B-8/Business.
Filed by Greg Cunningham of Premier Sign Group for 5/3 Bank.
nd
Greg Cunningham of Premier Sign Group, 740 East 52 Street, Indianapolis appeared before the
Committee representing the applicant, 5/3 Bank, located at 99 East Carmel Drive.
The petitioner is requesting approval to replace the existing wall sign on the north façade with a larger
sign, 79.88 square feet. The dimension of the new sign will be 41’ ¼” X 23’3” total height of the sign
is 41’ ¼”. There will also be a sign on the east façade of the building.
Jon Dobosiewicz reported for the Department. Both signs should be identical, otherwise, the
Department is recommending approval.
Docket No. 35-03 ADLS Amend, 5/3 Bank,
Leo Dierckman moved for approval of 99 East Carmel
Drive, conditioned upon both signs being identical. The motion was seconded by Dan Dutcher and
APPROVED
6-0.
10.Docket No. 36-03 ADLS Amend; Parkwood East - Katz, Sapper & Miller Sign
Heard second on the Agenda for this evening.
11. Docket No. 07-03 ADLS - Foster Addition. Lot 3 –
Windows & Siding of Indianapolis, Inc.
Page 8
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
Petitioner seeks Architectural Design, Exterior Lighting, Landscaping & Signage approval to
modify an existing site and construct an accessory building. The site is located at 431 South
Range Line Road. The site is zoned B-1/Business.
Filed by David Cremeans for A/C LLC.
Dave Barnes with Weihe Engineers appeared before the Committee representing A/C LLC, Dave
Cremeans of Windows & Siding of Indianapolis. There was an issue regarding deliveries onsite. Dave
Barnes said there are no additional deliveries other than those made to date at this site and trucks use
the alley for access.
The phone number on the sign was discussed. The phone number is probably 6 to 8 inches high; the
recommended size would be six inches in a 30 mph zone.
The Department has two remaining concerns: Additional information regarding truck access, and the
size and illumination of the phone number. Dave Barnes responded the signage will be a baffled light
fixture—a shield on the fixture is acceptable—no bare bulb.
Regarding storm water issues, the petitioner has received a letter from the Carmel Department of
Engineering and will continue to resolve this issue. The petitioner also states the existing sign is not in
the right-of-way but is up to the right-of-way line. The petitioner has applied for development standard
requirements and will be appearing before the BZA March 24, 2003.
Jerry Chomanczuk moved for approval conditioned upon the phone number being no larger than 7
inches high, and lighting approved by the Department, seconded by Wayne Wilson and APPROVED
6-0.
Docket No. 18-03 ADLS Amend; Off The Wall Sports
12.
Petitioner seeks amended Architectural Design, Lighting, Landscaping & Signage approval for
building remodel. The site is located at 1432 Chase Court. The site is zoned M-3
Manufacturing.
Filed by Dan J. Peeples of Off The Wall Sports.
Dan Peeples of Off The Wall Sports, Chase Court, Carmel appeared before the Committee
representing the applicant. The applicant is requesting permission to enclose an entry-way to the
building and recapture the space for other purposes. Basically, the corner would look the same as the
corner on the other building, utilizing split-face, scored block and painted. A sidewalk will be added
from the secondary entry to the outside.
Jon Dobosiewicz reported for the Department. The Department has no additional concerns and
recommends favorable consideration at this time.
Jerry Chomanczuk asked if any signage were being re-located and if enclosing the entry-way would
have any impact of fire exits or ingress/egress.
Mr. Peeples responded in the negative. Existing signage will continue to be utilized and there will be
no negative impact on exits.
Page 9
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417
Docket No. 18-03 ADLS Amend, Off The Wall Sports
Leo Dierckman moved for approval of ,
APPROVED
seconded by Jerry Chomanczuk and 6-0.
13. Docket No. 177-02 OA, 178-02 CPA
Amendment to the Carmel/Clay Zoning Ordinance & Comprehensive Plan -
Mineral Extraction District
The petitioner seeks to add a new zoning district to the Zoning Ordinance.
Filed by the Department of Community Services.
14. Docket No. 150-02b OA;
Amendments to the Carmel/Clay Zoning Ordinance – Patch #4
The petitioner seeks to add new provisions to and make several corrective amendments to the
Zoning Ordinance.
Filed by the Department of Community Services.
Remains Tabled.
15. Docket No. 162-02 OA; 163-02 CPA
Amendment to the Carmel/Clay Zoning Ordinance - Agricultural District
Amendment to the Carmel/Clay Comprehensive Plan - Agricultural District
The petitioner seeks to add a new zoning district to the Zoning Ordinance.
Filed by the Department of Community Services
Note: Items 13 and 15 will be reviewed in an Additional Meeting scheduled for March 25, 2003 at 7:00
PM in the Caucus Rooms of City Hall.
There being no further business to come before the Committee, the meeting was adjourned at 9:40 PM.
_______________________________
Ron Houck, Acting Chairperson
__________________________________
Ramona Hancock, Secretary
Page 10
ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417