HomeMy WebLinkAboutMinutes Sub 02-04-03
City of Carmel
CARMEL/CLAY PLAN COMMISSION
SUBDIVISION COMMITTEE
MINUTES
February 4, 2003
The regularly scheduled meeting of the Subdivision Committee met at 7:00 PM on February 4, 2003 in the
Caucus Rooms of City Hall, Carmel, Indiana.
Members present were: Marilyn Anderson; Dave Cremeans, chairperson; Wayne Haney; Pat Rice; Pam
Williams.
Jon Dobosiewicz attended the meeting on behalf of the Department of Community Services.
Docket No. 164-02 Z; Riverview Medical Park (PUD
1. )
The applicant seeks to rezone a 11.09 acres form S-1 Residential to a Planned Unit Development
(PUD) District. The site is zoned S-1 (Residential).
Filed by Charles D. Frankenberger of Nelson and Frankenberger for Plum Creek Partners, LLC.
Charlie Frankenberger, attorney, 5212 Carrington Circle, Carmel appeared before the Committee
representing Plum Creek Partners. Brian Chandler was in attendance for Plum Creek Partners. John
Anderson, Chief Financial Officer for Riverview Hospital, was also present.
The applicant is seeking a change in zoning classification for the 11 acres located at the southeast corner
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of Hazel Dell Parkway and 146 Street. The rezone will permit development for a low-intensity
development of the real estate for Riverview Medical Care Center, (low-intensity) offices, and a single
bank branch. With the exception of the now-abandoned house in the northwest corner of the site, the
property is vacant and bordered on the east and west by residential communities, immediately to the south
is a church.
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The intersection of 146 Street and Hazel Dell Parkway is a signalized, prominent intersection of the two,
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high-capacity, cross-county corridors, namely Hazel Dell Parkway to the west and 146 Street to the
north. Moving east to west, the site is divided into parcel 1, 2, and 3. Riverview Hospital intends to
occupy at least parcel 1; Riverview has an option pertaining to parcel 2 as well. Currently, the plans for
occupying parcel 1 are much further along than plans for parcels 2 and 3. Consequently, the applicant is
requesting ADLS/DP approval for parcel 1 and will later return for DP/ADLS approval for parcels 2 and
3.
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This item was initially presented to the Carmel Plan Commission in December, 2002. Since that time,
there has been one change in circumstance, i.e. the approval by Noblesville of Noble West, immediately
across the street. Noble West consists of 680 acres; single-family residential with varying degrees of
density, 40 acres of medical complex, and 40 acres of retail located on the northwest part.
The proposal for Riverview Medical Park PUD differs from Noble West in many respects, some of the
more significant of which are as follows. The Riverview Medical Park is not 681 acres—it is only 11
acres. The buildings in Riverview Medical Park consist of one occupiable floor and a basement to be used
for storage only. The buildings will be under-stated residential-style buildings with pitched roofs.
The PUD Ordinance as written does not permit retail. Depending upon the thoughts and comments from
the Committee, this could be altered, but only at the Committee’s suggestions and on their terms and
conditions. Otherwise, there is no retail as written.
As stated at Plan Commission, the applicant believes this proposal stands strongly and independently on
its own merit. The soft, under-stated, heavily landscaped, buffered proposal is considerate of residential
development and provides much needed buffering and transition.
Jon Dobosiewicz reminded the Committee that there were a lot of comments at public hearing from
individuals who were concerned about commercial development in this area. As indicated in the
Department Report, there is language in the Ordinance that explains some of the things about this
particular development. If this is considered an appropriate location for neighborhood serving
commercial uses, we don’t know if ability for retail on the site should be restricted. If the Plan
Commission determines this to be an appropriate location for commercial activity, then it would not seem
appropriate to limit and exclude retail from permitted uses, unless there were characteristics associated
with the retail uses that the Commission felt to be detrimental, based on location and site.
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The Noblesville City Council has taken action to rezone the area on the north side of 146 Street; there is
250,000 square feet of retail proposed and to the south of this site is the Church. The property is zoned
S-1 residential and would permit subdivision of the property into approximately 21 lots. If this were to
occur, the subdivision would be surrounded on one side by the Church parking lot and on the other side
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by 146 Street and retail uses on the north side of 146 Street. As currently zoned, and in view of
comments from the public, is a 21-lot subdivision an appropriate use at this location?
Some unidentified members of the public spoke at the Committee meeting.
Wayne Haney commented that if the Noblesville development does go in, the likelihood of a subdivision
being developed on the southeast corner is minimal. Mr. Haney was not in favor of convenience
center/retail on this particular corner. A medical facility is a low traffic generator and would serve as a
buffer. Mr. Haney was not in favor of opening the zoning to any high-intensity retail development.
Charlie Frankenberger opined that traffic accompanying the proposed medical facility would be less
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significant than traffic for a residential development. The existing infrastructure, 146 Street, and Hazel
Dell Parkway, are more than sufficient to accommodate trips generated from the proposed development.
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Jon Dobosiewicz additionally commented that neighborhood serving commercial use (under the
Comprehensive Plan) is not incompatible with this location. Further, under the Ordinance and within S-1,
the medical office is a permitted, special use. The petitioner could go before the BZA and request
approval. Medical office use, church, daycare, these are all compatible uses contained within the
Ordinance.
Marilyn Anderson commented that it was hard to go against the homeowners’ expectations. In looking
at the site and the surrounding area, Ms. Anderson decided to give herself more time to make a decision
until they were further into the process.
Jon Dobosiewicz said that the Ordinance in place for neighborhood commercial does not exclude retail.
S-1 zoning under the Ordinance permits special uses including: a cemetery; clinical or medical health
center; church, temple or place of worship; college or university; commercial greenhouse; country club;
day nursery; golf course; hospital; commercial kennel; kindergarten; plant nursery; private airplane or
helicopter landing service facility; riding stable; and elementary through high school. These uses are
compatible with surrounding residential areas.
The applicant confirmed that they had voluntarily excised retail from their request. The applicant would
return to the Plan Commission for ADLS/DP for buildings and site permitted under the PUD Ordinance
that restricts the type of buildings and requires landscaping & restricts the type of signage.
Wayne Haney said there is some protection for the homeowners with the Church and a low-impact
medical facility, but if development were anything more than that, he would be opposed.
Marilyn Anderson pointed out that Parcel #3 adds General Office, Financial Institutions, Banks, and
Credit Unions as permitted uses.
Charlie Frankenberger responded the applicant was considering a single bank branch on parcel #3. It
would not be a large building and there would be significant buffer and landscaping. This is a use that
would be in demand in that area. The building would be residential in appearance, one occupiable floor,
sloped roof, building materials as set forth in the PUD Ordinance, etc. Parcel #1 would be the Riverview
Medical Center; parcel #2 is limited to Medical Office and Riverview has an option on that parcel for
expansion.
The petitioner will return to the March Committee meeting with revised landscape plan and lighting plan
to address comments of the committee. A black-line PUD draft will be circulated in order for members to
review and study prior to the March committee meeting.
Docket No. 164-02 Z, Riverview Medical Park (PUD)March
will return to the Committeemeeting.
Docket No. 165-02 PV; Carmel High School Campus (Plat Vacation)
2.
The applicant seeks to vacate a portion Carmelwood Subdivision in order to modify the Carmel
High School Campus. The site is zoned R-2 (Residential).
Filed by Allen J. Cradler, AIA of Fanning/Howey Associates for Carmel Clay Schools.
Note: Tape did not record discussion on this item.
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recommend approval of Docket No. 165-02 PV, Carmel High School Plat
Marilyn moved to
Vacation
to the full Commission, seconded by Wayne Haney. APPROVED 5-0.
3. Docket No. 182-02 PP; Village of Mount Carmel, Section 10 (Primary Plat)
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The applicant is proposing a 5-lot subdivision. The site is located at the southwest corner of 146 Street
and Village Drive. The site is zoned S-2/Residence. The petitioner also seeks approval of the
following Subdivision Waivers:
182-02a SWSCO 6.3.4
continuation of platted street
Filed by Chuck Wright of the Elliot Wright Group, LLC.
Note: Tape did not record discussion on this item.
recommend approval of Docket No. 182-02 PP, Village of Mount Carmel, Section
Pat Rice moved to
10 Primary Plat and the Subdivision Waiver
to the full Plan Commission, seconded by Marilyn
Anderson. APPROVED 5-0.
4. Docket No. 183-02 PP; Wexley Chase (Primary Plat)
The applicant seeks approval of a Primary Plat for a 40-lot residential subdivision on 29.974±
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acres. The site is located on the north side of West 126 Street, ½ mile west of Towne Road. The
site is zoned S-1/Residence - Estate. The petitioner also seeks approval of the following
Subdivision Waivers for one street:
183-02a SWSCO 6.3.6
reduced pavement width
183-02b SWSCO 6.3.6
reduced right-of-way width
183-02c SWSCO 6.3.7
exceed maximum cul-de-sac length of 600’
183-02d SWSCO 6.3.15
reduce street centerline curvature
183-02e SWSCO 8.9.1
elimination of sidewalk (part)
Filed by David Warshauer for GWZ-2 Development, LLC.
David Warshauer appeared before the Committee representing the applicant, GWZ-2 Development. A
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40-lot residential subdivision is proposed for the north side of West 126 Street, ½ mile west of Towne
Road. The property is zoned S-1/Residence.
The subdivision has been designed so that each lot backs on to the open space, and the landscape plan has
been reviewed by Scott Brewer, Urban Forester. There are no plans for streetlights within the subdivision,
although there are requirements in the covenants for dusk-to-dawn carriage lights for individual homes.
The only common lighting will be at the entrance that will light the landscaping.
The covenants and restrictions have been revised to address questions brought up at public hearing. The
“common facilities” refers to lighting at the entryway. All homeowners may use the paths and common
areas. The five subdivision waivers relate to the street called Tokeny Circle. There are connector streets
coming in from Hayden Run and Aberdeen Bend. Four of the waivers relate to replacing a “big round
thing of pavement” found in a standard cul-de-sac with a landscaped island.
An asphalt path will be included around the entire southern boundary of the property.
The petitioner is willing to provide a crosswalk at the termination of the proposed pathway into the eastern
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edge of the development. Mr. Warshauer said they were working with the School to improve 126 Street;
there will be acceleration and deceleration lanes on both sides with a dedicated left-turn lane. A crosswalk
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will be provided across 126 Street to connect to the path on School property.
Marilyn Anderson commented on the path. There are concerns regarding open space because of the back
yards that abut open space. Marilyn was concerned with area being counted as open space when it is not
available to the community.
Mr. Warshauer said they really didn’t want to put the path on the back of the two lots in question. No
credit is given for common area or the strips allowing the two lots.
Jon Dobosiewicz said one of the requirements of open space is to provide a buffer between existing
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subdivisions. The community is getting the benefit of the buffer/transition between 126 Street and the
lots.
Marilyn Anderson asked for a more definitive landscape plan, clearly labeled as to species. White Pines
do not do well in the clay soil an alternate species should definitely be considered. The petitioner
concurred.
recommend approval of Docket No. 183-02 PP, Wexley Chase Primary
Marilyn Anderson moved to
Plat and all Subdivision Waivers
to the full Commission, seconded by Pat Rice. Approved 5-0.
5. Docket No. 39-02 OA, 40-02 OA
Amendments to the Carmel/Clay Zoning Ordinance –
Use Table Adoption & Definitions Amendment (Text Amendments)
The petitioner seeks to make amendments to the structure of the Ordinance relating to uses, add
definitions and group all definitions into Chapter three of the Ordinance.
Filed by the Department of Community Services.
TABLED
to February 25, 2003.
There being no further business to come before the Committee, the meeting was adjourned.
________________________________
Dave Cremeans, Chairperson
________________________________
RamonaHancock, Secretary
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