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HomeMy WebLinkAboutMinutes SpecStdy 09-02-03 City of Carmel CARMEL/CLAY PLAN COMMISSION SPECIAL STUDIES COMMITTEE TUESDAY, SEPTEMBER 2, 2003 The regularly scheduled meeting of the Special Study Committee met at 7:00 PM on September 2, 2003 in the Caucus Rooms of City Hall, Carmel, Indiana. Members present: Jerry Chomanczuk; Leo Dierckman; Dan Dutcher; Ron Houck; Nick Kestner; Dianna Knoll; Wayne Wilson, thereby establishing a quorum. Jon Dobosiewicz attended the meeting on behalf of the Department of Community Services. The Special Studies Committee met to consider the following items: ADD-ON ITEM: Docket No. 94-03 DP/ADLS Three Meridian Plaza - First Indiana Bank (Amended Development Plan) The applicant seeks approval to construct a drive-thru banking facility. The site is located at 10333 North Meridian Street. The site is zoned B-5 Business and is within the US 31 Overlay Zone. Filed by Steven B. Granner of Bose McKinney & Evans for First Indiana Bank. Steve Granner, Land Use Consultant for Bose, McKinney & Evans appeared before the Committee representing the applicant. Lori North, architect of record, was also in attendance. At its meeting on August 19, 2003, the full Commission returned this item to the Committee with right of final approval. The issues were the traffic circulation of the site, the lighting, and the location of the ATM. Steve Granner said the ATM has been relocated from the building to the outside island and the outside lane is exclusively for the ATM only. The elevations were revised and distributed to the Committee. The Board of Zoning Appeals granted approval to enclose the bottom of the directional sign. The revised, overall site plan shows the location of the directional sign as being in the median for the access off Pennsylvania Street. Ron Houck asked about signage for the ATM—there is none shown. 1 S:\\PlanCommission\\Minutes\\SpecialStuidyCommitteeMinutes\\PCSS2003September ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 Lori North, Architect of Record, addressed the Committee saying the tubes for the drive-thru are shown on the north elevation. The tubes will go up through the ceiling to the teller’s station, and this will serve the middle drive-thru lane. The ATM lane will probably have a sign specifying “ATM Only,” and some sort of light designation. Jon Dobosiewiz reported that the petitioner would be allowed an open/closed sign, but nothing is shown. Jon requested cut sheets for the lighting and a revised elevation. Depending upon all other items being addressed, Jon suggested the Committee approve the Development Plan with ADLS final approval resting with the Department. Docket No. 94-03 DP Amend/ADLS, First Indiana Bank, Leo Dierckman moved for approval of Department will issue final approval of the open/close signs forthe with the caveat that the ATM and drive-thru lanes . This motion was seconded by Jerry Chomanczuk and APPROVED 7-0. Note: Ron Houck asked that the colors be consistent. 1.Docket No. 53-03 ADLS Amend; Tom Wood Ford Petitioner seeks amended Architectural Design, Lighting, Landscaping & Signage approval for one wall and three ground signs. The site is located at 3130 East 96th Street. The site is zoned B-3/Business. Filed by Tim Kinglespaugh of Sign Craft. TABLED 2. Docket No. 107-03 ADLS Amend; (03070002); Woodfield Subdivision - 2 Subdivision Sign Renovations The petitioner seeks Amended Architectural Design, Exterior Lighting, Landscaping & Signage approval for two subdivision signs. The sites are located at the corner of Gray Rd./Woodfield Dr. and Gray Rd./146th St. The site is zoned S-1/Residence. for the Woodfield HOA Filed by Cesare Turrin TABLED 3. Docket No. 141-02 ADLS Amend; Fountains Plaza – 500 East Carmel Drive Petitioner seeks amended Architectural Design, Lighting, Landscaping & Signage approval to install a new ground sign, landscaping islands and lighting standards. The site is located at 500 East Carmel Drive. The site is zoned B-8 Business. Filed by Brad Barns of Barns Investment Company. Brad Barnes of Barnes Investment Company appeared before the Committee representing the applicant. The existing pole sign is being replaced with a ground sign to match the existing brown brick on the building. The sign will have individual brass letters, non-illuminated. The planting islands will be moved to grade level. Also, the lighting standards will be replaced and up-graded, utilizing the same locations. The fixtures will be the same as those utilized in the Merchants Square. 2 S:\\PlanCommission\\Minutes\\SpecialStuidyCommitteeMinutes\\PCSS2003September ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 Jerry Chomanczuk suggested the monument sign be placed parallel to Carmel Drive for greater visibility. Dave Barnes responded that since the sign is recessed, it works better in a perpendicular direction and there is no plan to change that. Docket No. 141-02 ADLS Amend, Fountains Plaza, 500 East Ron Houck moved for approval of Carmel DriveAPPROVED , seconded by Leo Dierckman and 7-0. 4. Docket No. 108-03 ADLS Amend; (03070005); Wilson Office Complex, Bldg B – (Signage Only) The petitioner seeks Amended Architectural Design, Exterior Lighting, Landscaping & Signage approval for a building remodel. The site is located at 969 Keystone Way. The site is zoned B8/431 Overlay. Filed by Steve Wilson for W & W Properties, LLC. Steve Wilson appeared before the Committee on behalf of W&W Properties, LLC. The proposed sign is 20 feet square, located on the building. The signs are non-illuminated, burgundy letters, individual, standout acrylic (plastic) letters with a light background to match the buildings. The other two buildings were built for retail in the early 70’s. Most of the signs are above the door, but some are beside the door. The proposal is to make the signs consistent—wooden, same burgundy color. Steve Wilson agreed with the Committee that the signage should be uniform. As each tenant space is vacated, the sign will be changed to conform to the overall signage. The Committee commented they would rather have the signage consistent now. Jon Dobosiewicz said the Department is not able to locate permits for the existing signs; Mr. Wilson cannot produce permits either. Leo Dierckman suggested giving Mr. Wilson a timeline for the complex to conform, and this was discussed. Wilson Office Complex, Docket No. Ron Houck moved for approval of the proposed sign(s) for 108-03 ADLS Amend, subject to the remaining tenant signage being brought into total compliance 6 months from this dateAPPROVED within . The motion was seconded by Leo Dierckman and 7-0. 5. Docket No. 110-03 DP Amend/ADLS; (03070007); West Carmel Center, Block B, Lot 1 - Union Federal Bank of Indianapolis The applicant seeks Development Plan Amendment and Architectural Design, Lighting, Landscaping & Signage approval to construct a financial institution. The site is located on th the southeast corner of Commerce Drive and West 106 Street. The site is zoned B-5/Business and is subject to the US 421 Overlay requirements. Filed by E. Davis Coots of Coots, Henke & Wheeler, PC. 3 S:\\PlanCommission\\Minutes\\SpecialStuidyCommitteeMinutes\\PCSS2003September ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 Dave Coots, attorney with Coots, Henkey & Wheeler appeared before the Committee representing the applicant. Also in attendance: Mike Newbold and Sue McMillan with Union Federal Bank; Boyd Zoccola and Sandy Griffith, Hokanson Properties, Diana Brenner of Brenner Designs, architects; Nela Sapia with Mid-States Engineering; and Meg Storrow, Landscape Architect. Frank Swiss, owner of the entire parcel from which Union Federal is acquiring a portion, also attended the Committee meeting. Mr. Swiss obtained original Development Plan approval. The proposed landscape plan and the monument sign on the corner of this parcel have prompted questions. The corner sign currently exists in the form of a brick structure with an EFIS background. The sign permit is currently pending before the DOCS for the identification of the center, Carmel Center West. The sign contains no other tenant signage. The identification sign was approved as a part of the original development plan. The landscape plan was approved at the time of original development plan approval. Phase I building exists on this tract; the roof material is the same as that on the proposed bank building. The Development Plan is being amended to provide an entry to the proposed building off Commerce Drive and into the Union Federal site. The landscape installed is consistent with the approved plan for Phase I. Scott Brewer, City Urban Forester, has communicated with Meg Storrow regarding the landscape plan. There was an issue at public hearing in terms of locating the drive-thru to the south side of the th building to screen total visibility from 106 Street. The property is under the 421 Overlay and the th landscaping along 106 Street screens the drive-thru in its entirety. The drive-thru lane cannot be moved to the south due to the Ordinance requirement of a minimum of 5 spaces per teller per drive-thru for stacking space for cars. Also, the third building on the site to the east will provide some screening of the angle. Diana Brenner, architect, stated that a number of studies had been done and given the rectangular nature of the site, all of the stacking and the by-pass lane could not be fit on this particular site. The site is narrow going south, and the building cannot be turned due to the constraints of the Overlay. Most of the cars will be hidden from view due to the landscaping. Ron Houck questioned the minimum planting and diameter at breast height (“dbh.”) The rendering shows the landscaping at 2 years out with 2 ½ inch caliper on shade trees. Jon Dobosiewicz said he would check the “dbh;” the client will continue working with Scott Brewer. Diana Brenner, architect, explained the revisions. The color has been changed to cast stone; the sandstone has been eliminated. Split-face block, brick, EFIS and stone are now being used, however, there is much less EFIS and more brick now incorporated into the design; Ms. Brenner would like to stay with the porcelain stone because it looks more natural. The windows are now more traditional; detail has been added in the form of mullions to break up the spanse of the large windows. The building is more Georgian and Federal style. This is a proto-type building for Union Federal. There is red brick base wainscot; the sconces will be illuminated at the corners. Leo Dierckman was in favor of the split-face on the base; Jerry Chomanczuk also liked the combination of materials and colors and windows. This building is a welcome change of pace. 4 S:\\PlanCommission\\Minutes\\SpecialStuidyCommitteeMinutes\\PCSS2003September ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 The ATM is flush-mounted, and has no signage. Jon Dobosiewicz requested additional screening for the dumpster area. The petitioner offered to plant additional trees, pursuant to the landowner’s approval. Meg Storrow said there would be additional landscaping, species and sizes submitted. Nick Kestner referred to the renderings and was reluctant to approve this item because of the landscaping. Mr. Kestner said he has yet to see thorough screening on projects because of the time gap between planting of materials and mature growth. Meg Storrow responded that the rendering is fairly representative. However, Spruce is more dense than Pine and the completed project will be very similar to the rendering. Ms. Storrow said they would consider going to an 8 to 10-foot Pine in order to maximize the initial screening. Docket No. 110-03 DP Amend/ADLS, Union Wayne Wilson moved to recommend approval of Federal Bank of Indianapolis , to the full Commission with the caveat of additional landscaping. Approved The motion was seconded by Leo Dierckman and 7-0. 6. Docket No. 111-03 ADLS; (03070009); Meridian Technology Center, AmeriCenters - Carmel The applicant seeks Architectural Design, Lighting, Landscaping & Signage approval to construct an office building. The site is located at the southeast corner of College Avenue and Pennsylvania Street. The site is zoned B-2/Business. Filed by Blair D. Carmosino of Duke Construction LP. NOTE: Jerry Chomanczuk and Leo Dierckman recused themselves from all discussion and voting, and were not present at the time this item was heard. Blair Carmosino of Duke Construction appeared before the Committee representing the petitioner. Ken Davis with Blaine Group; Lori Norris, Landscape Architect; and Greg Snelling, CSO Architects were also present. Ken Davis displayed sample pre-cast materials as well as brick samples. The glass has a blue-tint character and blends well with the pre-cast material. The pre-cast material was selected because of less maintenance and a better, over-all look. The mechanical equipment will be hidden—nothing visible; this is articulated in the elevation information in the booklets. There is no final word yet from Scott Brewer regarding the landscape plan. As for signage, there is one ground sign on each frontage, ground-lit. The only sign on the building is the address. The light fixtures are the same as on the property to the south. Nick Kestner had an issue with the path. A five-foot concrete path is very seldom used because it is not wide enough. A 10-foot asphalt path would be used –asphalt is preferred by the runners and walkers. 5 S:\\PlanCommission\\Minutes\\SpecialStuidyCommitteeMinutes\\PCSS2003September ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 Blair Carmosino responded that the existing right-of-way on Pennsylvania is such that the walkway wants to be on the right-of-way or a foot within the right-of-way. A 10-foot path has been requested—right now, the petitioner is proposing a 5-foot asphalt path, to be situated within the existing right-of-way. It was determined that the Thoroughfare Plan requires an additional five feet of right-of-way to be dedicated in the future for Pennsylvania Street, when and if it is approved. When the improvements are made, the additional five feet would be added at that time. OR the petitioner would be happy to take the walk and locate it within the existing right-of-way so that all 10 feet could be located in the right-of-way. The petitioner has set this up for the eventual, long-term location of the path, and is constructing half of it within the right-of-way that is in place today. College Avenue already has all of the right-of-way per the Thoroughfare Plan. On College, the median was built and pushed the pavement section out to such a point that a typical section with curb/gutter/greenspace could not be fit. The petitioner is proposing that from the curb back to the right-of-way, essentially about 5-feet all along, the asphalt would occur from the top of the curb back to the right-of-way. Jon Dobosiewicz commented that the additional problem on College is that it flares to the left and the right-of-way is only 88 feet. This is a flaw in the City Thoroughfare Plan. When the Ordinance was changed to require a 10-foot asphalt path, the Thoroughfare Plan was not modified to reflect the necessity of the intersection for additional right-of-way to fit the path within the allowable right-of-way. As noted in the Department Report, the Staff is supporting the request for the 5-foot concrete walk. There are a couple of options along Pennsylvania. Blair is suggesting they keep the asphalt path within the existing right-of-way; this may be able to be accomplished, but then there would be the situation that the path would be against the backside of the curb and that is not good from an aesthetic standpoint. The Department is recommending that the petitioner dedicate the additional right-of-way and keep all 10 feet within the right-of-way, commensurate with the Thoroughfare Plan. The lever we do not have is that this property is zoned B-2 and not within the Overlay—we do not have Development Plan approval. Under Development Plan approval, the Department has the lever of requirements for right-of-way dedication. Here, the development standard is a 10-foot path. What Blair is saying is “If you want us to build a 10-foot path and squeeze it in against the street, then we will build 5 feet today and the balance at the time Pennsylvania roadway is improved. Nick Kestner said he was not as concerned along College as he was with Pennsylvania. Jon Dobosiewicz said the Department recommended 5-feet concrete on College. It is not preferable to have 5 feet concrete, then next to it, a variation where 5 feet of asphalt would subside and would be unrelated to the curb. The proposal for College is asphalt along College, but it is 5 feet, not 10. Jon Dobosiewicz asked the petitioner to grant the City a public pedestrian access easement and not grant the right-of-way along Pennsylvania; then build a 10-foot asphalt path. If the issue is the 6 S:\\PlanCommission\\Minutes\\SpecialStuidyCommitteeMinutes\\PCSS2003September ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 dedication of additional real estate, the path could be placed in the same location and just grant a public pedestrian easement for the 10-foot asphalt path along Pennsylvania. This would leave the petitioner with the same amount of real estate. Blair Carmosino responded that the only concern with the easement is the liability issue. There would be public improvement on private property—maybe the easement document would take care of that. What we have here is someone willing to build the 10-foot path, but all within the right-of-way. Ron Houck commented that if this is a legal issue, perhaps John Molitor could be instrumental in preparing language acceptable to all parties. The petitioner stated a willingness to construct an 8-foot, asphalt path on Pennsylvania Street—language to be crafted by John Molitor in an appropriate document. (No right-of-way is available on College Avenue.) Jon Dobosiewicz had further comments on behalf of the Department. The white background on the ground sign should be the same color as the limestone cap—off-white. Also, the dumpster enclosure doors are blue! The preference is for the color to match the building—not highlight the dumpster. Docket No. 111-03 ADLS, Meridian Technology Center Ron Houck moved for approval of , AmeriCenters, Carmelwith changes as noted: , 1) The dumpster door color is to match the building. 2) The background of ground sign is to match limestone in the building. 3) Complete resolution of the easement along Pennsylvania to accommodate a 10-foot asphalt path, language to APPROVED be framed by John Molitor. The motion was seconded by Dan Dutcher and 5 in favor, 0 opposed, 2 recused. (Jerry Chomanczuk and Leo Dierckman) 7. Docket No. 112-03 ADLS; (03070014); Merchants' Square - Chipotle Mexican Grill The applicant seeks approval to construct a restaurant. The site is located at 1422 Keystone Way. The site is zoned B-8/Business and is located within the SR 431 Overlay Zone. Filed by Jason Stults of Glavan-Feher Architects. Jason Stults of Glavan-Feher Architects appeared before the Committee representing the applicant. Revised, color elevations were distributed to the Committee members. Changes were made in materials to the walk-in cooler—now shown as a brick enclosure rather than galvanized metal as previously shown. The dumpster enclosure has also been revised to brick material. The mechanical equipment is screened from view. Mr. Stults distributed color renderings of existing Chipotle Restaurants and displayed color and fabric samples to be used for the patio umbrellas. Dianna Knoll was very much in favor of the chili pepper shown on some of the renderings. 7 S:\\PlanCommission\\Minutes\\SpecialStuidyCommitteeMinutes\\PCSS2003September ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 Ron Houck had comments regarding the lighting. The petitioner committed to use a sconce similar to one shown this evening and reverse it so the bulbs are not visible. Dan Dutcher was in favor of the glass block for accent at the front door/entry area but was not in favor of the “garage/service door” look. Nick Kestner said he had no problem with the rust metal appearance, however, the more aluminum, the cheaper the look. The window framing is galvanized aluminum and the committee would like LESS galvanized, maybe even bronze. Collectively, the Committee said “Absolutely Not” to the red color of “shark fin” shown—in fact, the shark fin draws attention to something that is non-existent. Jerry Chomanczuk commented that this is a very unique design, but when put in the proximity of the other buildings such as Carrabba’s, MCL Cafeteria, etc., it is out of place. Jon Dobosiewicz recommended elevating the façade wall. There is one small area of the mechanical equipment that is exposed (the exhaust fan.) The petitioner will increase the height of the façade wall to correct. The petitioner will revise the drawings, change some materials, and consult with Jon Dobosiewicz th of the Department. The petitioner will return to the Committee on October 7 with revisions in st preparation for return to full Commission on October 21 for final vote. 8. Docket No. 128-03 ADLS Amend; (03080027); CARMAX Auto Superstore The petitioner seeks Amended Architectural Design, Exterior Lighting, Landscaping & Signage approval for a wall surrounding portions of their auto sales facility. The site is located at 9750 Gray Road. The site is zoned B-3/Business. Filed by Earl Smith of Pieper O'Brien Her Architects. Ned Sparkman of RDI appeared before the Commission representing CarMax. The current request is for a reduction in the site wall around a portion of the perimeter to 6 feet. The materials of the wall will not change. The spacing of the pilaster and the landscaping are the same. The dumpster enclosure is to remain at 8 feet in height. The only request is to lower the height of the wall to 6 feet—everything else remains the same. This is a cost-saving measure only and is being done on all of the new stores. The initial request for 8 feet was standard and proto-typical height at that time. The landscape heavily screens the facility. Jon Dobosiewicz commented that lowering the wall would get away from the “fortress” look. Docket No. 128-03 ADLS Amend, Carmax Auto Jerry Chomanczuk moved to approve Superstore,APPROVED seconded by Dan Dutcher and 7-0. 8 S:\\PlanCommission\\Minutes\\SpecialStuidyCommitteeMinutes\\PCSS2003September ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 10. 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. Jon Dobosiewicz appeared before the Committee on behalf of the Department, applicant in the above matter. This document is a revision of the Ordinance put together by the Department and sent out with the Department report. This document revises the format into one that is usual and customary and standard. Jon further commented that if Statute is amended at the State level, it will allow Carmel to have the same legislation as other communities, and when Carmel annexes property zoned agriculturally, their taxes will not change until they decide to do that themselves. The other opportunity is for the person who owns 5 acres and perhaps a mission farm or horse farm—they would have the opportunity to rezone to this classification and perhaps incur a tax saving that would offset their annexation into the City. Jon explained that if someone were to rezone to this District, it would leave equity on the table, but likewise, there would be a tax saving. Llama farms would not qualify. Docket Nos. Leo Dierckman moved to make a positive recommendation to the full Commission of 162-02 OA, and 163-02 CPA, Agricultural DistrictZoning Amendment andComprehensive , Plan Amendment to the full Commission, seconded by Wayne Wilson and Approved 6 in favor, 1 opposed (Nick Kestner.) (TABLED INDEFINITLY) 10. 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. There being no further business to come before the Committee, the meeting was adjourned at 9:45 P.M. ______________________________ Dianna Knoll, Chairperson ______________________________ Ramona Hancock, Secretary 9 S:\\PlanCommission\\Minutes\\SpecialStuidyCommitteeMinutes\\PCSS2003September ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417