HomeMy WebLinkAboutMinutes SpecStdy 11-01-05
City of Carmel
CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
TUESDAY, NOVEMBER 1, 2005
The Special Studies Committee of the Carmel Plan Commission met on November 1, 2005 at 6:00 PM
in the Caucus Rooms of City Hall, Carmel, Indiana.
Members present: Jerry Chomanczuk, Wayne Haney, Mark Rattermann, Steve Stromquist, and
Madeleine Torres, thereby establishing a quorum.
Matt Griffin, Planning Administrator attended the Committee meeting on behalf of the Department of
Community Services. John Molitor, Legal Counsel was also present.
The Special Studies Committee considered the following items:
Docket No. 05080008 ADLS Amend: KinderCare Learning Center Signage
1.
The applicant seeks approval for a new ground sign.
The site is located at 10616 Lakeshore Dr. and is zoned S-2.
Filed by Bill Hutchison for Hutchison Signs and Electric Co.
TABLED TO DECEMBER
Docket No. 05100024 ADLS Amend: Burger King Outdoor Seating
2.
The applicant seeks approval to remove existing playground and landscaping and install
outdoor seating and new landscaping.
The site is located at 613 E. Carmel Drive and is zoned B8.
Filed by Bill Beckett of WT Corporation for Burger King.
Bill Beckett, WT Development, appeared before the Committee representing the applicant.
Richard Mense, project manager for Facility Solutions was also present.
The ADLS Amendment for Burger King will allow the removal of the existing playground
structure/equipment and replace with outdoor seating and the installation of new landscaping.
The brick piers and wrought-iron fencing will also be replaced.
The petitioner has submitted plans of the facility. The front yard will be opened up—grass will be
added as well as new landscaping and perennials. A concrete patio will be added with brick
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accents. The outdoor seating will consist of concrete tables. Mr. Beckett stated that the color of
the patio seating would be tan or brown to accent the exterior paint that was approved last month.
This particular site contains 17 trees that are a combination of deciduous and evergreens. Mr.
Beckett compared other businesses in the immediate area with the Burger King and felt that the
recommendation of the Urban Forester for more trees was not warranted.
Department Comments, Matt Griffin. The existing ADLS approvals for this site consist of one
that is ten years old, and one that is 20 years old. Obviously, there were different buffer yard
standards and landscape requirements in place at those times. At this point, it is not only the
Department’s but Scott Brewer’s feeling as well that if new landscaping is to be installed, there is
a good opportunity now to bring this closer in line with the current buffer yard standards. That is
not completely possible with the lot configuration, but there is room for additional plantings. The
Department would prefer a revised landscape plan that takes into consideration Scott Brewer’s
comments that are closer to the current buffer yard standards. The Department could review this
and the Committee could vote on this next month.
Colors were discussed for the concrete seating. The three colors approved last month for the
façade and the tables should complement and work with the building façade selections.
Mr. Beckett reported that he had very specific instructions from the Corporate Office to get the
proposed plan approved. Corporate would like to include the work in the 2005 budget.
No trees are being removed as a part of this plan. The overgrown arborvitae will be removed.
Scott Brewer is asking for four (4) Honey Locust trees in the seating area and the petitioner was
opposed to that, saying that the leaves and pollen would get into the ventilation system for the
restaurant and it would be a pain.
Matt Griffin responded that trees also would provide shade for the outdoor seating area and make
the area more inviting. With the removal of the arborvitae, the area becomes a lot more open and
the tables are highly visible.
NOTE:
Any umbrellas proposed for the tables would have to have approval from this Committee
as far as color, materials, and signage or writing on them.
Madeleine Torres commented that the proposal may not be to current standards, but it is an
improvement over the existing play structure—this is a 20-year old building!
Docket No. 05100024 ADLS Amend, Burger
Mark Rattermann made formal motion to approve
King Outdoor SeatingAPPROVED
, seconded by Steve Stromquist, 5-0.
Docket No. 05100018 ADLS Amend: Spring Mill Medical Signage
3.
The applicant seeks approval for a new directory sign and 2 new directional traffic signs.
The site is located at Southwest corner of 103rd and Illinois and is zoned B-3.
Filed by Paul Reis for Drewry Simmons Vornehm for Spring Mill Medical, LLC
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Paul Reis, attorney, Drewry Simmons Vornehm, 8888 Keystone Crossing, Suite 1200 appeared
before the Committee representing the applicant.
The petitioner is seeking approval for a new directory sign on the Spring Mill Medical Building
that houses the IU medical group. Approval is also being requested for two new directional signs
that would facilitate better travel within the site and assist patients, visitors, and vendors to find
the appropriate office.
The proposed monument sign is one-sided and is to be installed at the north entrance to the
building. The sign will be parallel to the right-of-way of Illinois Street. The face of the sign is
opaque with the exception of the copy. The height of the sign is 3.25 feet and the sign area is 13
square feet—both within the Ordinance.
The additional two signs are on the canopy and further supplements the information shown on the
directory sign. The signs also show where deliveries are to be made to the rear of the building.
Under the Ordinance, these signs are traffic directional signs and are not to exceed three square
feet and only three feet above the ground. The signs are approximately 13 square feet in sign
area. If the Committee is comfortable approving these signs, it would be conditioned upon the
petitioner going to the Board of Zoning Appeals for a variance to allow the two signs on the
canopy.
Department Comments, Matt Griffin. The proposed ground sign (Directory Sign) currently meets
the sign ordinance as far as size. Wherever the sign is located, it must be at least five feet away
from the right-of-way. Also, the two directory signs will need to have a Variance from the BZA
for the size and location. The Department is recommending approval after all concerns have been
addressed.
Mark Rattermann expressed confusion by the two signs. The sign that reads “north entrance #3”
direction and the west entrance arrow almost look like two entrances at the same location. Mark
suggested that the sign be moved to the inside of the canopy on the back wall or some other
location to say “west entrance around the corner,” or some such thing.
Paul Reis said he would talk with his client and recommend re-locating the sign either to the back
side of the canopy or the grassy knoll area would be even better and more clear.
Matt Griffin commented that whether or not the sign would be permitted depends on the size—if
it is on the ground, three feet up, or put it where they think it is most visible and ask for a variance
for that location.
Paul Reis asked that both signs as presented be approved with the request and then Paul Reis and
his client would work with David Littlejohn at DOCS on the signs.
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Docket No. 05100018 ADLS Amend, Spring Mill
Mark Rattermann moved for approval of
Medical Signage
, with the recommendation that the sign on the west entrance be moved to the
APPROVED
ground beyond the canopy, seconded by Steve Stromquist, 5-0.
4. Docket No.05080023 ADLS Amend: Two Parkwood - Firestone Signage
The applicant seeks approval for a new wall sign.
The site is located at 310 E 96th St. is zoned B-6.
Filed by Steve Granner for Bose Mckinney & Evans LLP.
CONTINUED TO DECEMBER
5, Docket No. 04090045 ADLS: O’Malia Fireplace.
The applicant seeks approval of a building and parking lot expansion. The site is located
at 220 South Range Line Road. The site is zoned B-1/Business.
Filed by Paul Reis of Drewry Simmons Vornehm, LLP for Helen J. O’Malia Trust.
CONTINUED TO FEBRUARY
Update:
Paul Reis advised the Committee that the O’Malia’s will be sitting down with
the Redevelopment Commission and Pedcor in order to determine whether or not they can
reach an agreement for access from the north side. If this can be accomplished, a curb cut
would not be necessary onto Range Line Road and the site plan could be changed. Most
likely, the petitioner will go back to the Plan Commission with a revised site plan.
If, however, the O’Malia’s do not reach an agreement with Pedcor and the
Redevelopment Commission, they will have to have a curb cut on Range Line Road and
the site plan already presented could be brought back before the Committee or the full
Commission to re-introduce it. As of now, nothing is going on—no meetings have been
scheduled. This will come to a head because the parking lot will be torn out soon—
something will happen.
6. Docket No. 05060013 ADLS Amend: Carmel Office Park – Building 4
The applicant seeks to construct a 10,105 square foot office/warehouse building and
associated parking.
The site is located at 389 Gradle Drive and is zoned I1 (Industrial).
Filed by Mark Settlemyre of Foresight Engineering.
CONTINUED TO DECEMBER
7.Docket No. 05050003 Z: Fortune Rezone – CONTINUED TO JAN 3, 2006
The applicant seeks to rezone 43.6 acres from S1 to PUD for the purpose of developing a
site with single family homes, townhomes, and limited commercial uses. The site is located
st
at 2555 W 131 Street and is zoned S1.
Filed by Charlie Frankenberger
Docket No. 05080042 DP/ADLS Amend: Covenant Commercial Buildings
8.
The applicant seeks site plan and building approval for 2 buildings.
The site
is located at 611 & 621 N Range Line Rd and is zoned B-5/Business within the Old
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Town Overlay- Character Sub-area.
Filed by Adam DeHart of Keeler-Webb Assoc. for Eric Snedecker.
Adam DeHart, Keeler-Webb Assoc., 418 Gradle Drive, Carmel appeared before the Committee
representing the applicant. Eric Snedeker was also in attendance.
The petitioner is proposing to install windows where the overhead doors were located; blue awnings will be
above those windows. A brick wainscot around the building will also be installed. The brick is red.
No new outdoor lighting has been proposed—there are some existing incandescent bulbs at the entry doors
and those will be maintained. No parking lot lighting or down-lighting will be added. The use for this
facility will be normal business hours—daylight operation only.
As far as signage is concerned, there is an existing sign for the proposed tenant on the north building. The
sign is detailed on the landscape plan—essentially it will be centered on the lots and appropriately off-set
from the right-of-way.
Department Report, Matt Griffin. There are some concerns, one being the landscape plan showing the
required and recommended changes as per the Urban Forester. The Department of Engineering has
requested a site plan that reflects their comments and concerns (made after the TAC meeting.) Usually, the
Department receives approved plans from Engineering and the Urban Forester before moving an item on to
the Plan Commission for approval. Lastly, the signage as shown no longer complies with the Old Town
Sign Overlay. The sign must be suspended, 12 square feet, one post cantilevered off of it.
Point of Note: Matt Griffin referred to a letter from the City Engineer to the petitioner that the petitioner
call out the 45 feet of right-of-way, and confirm that it has been dedicated or will be dedicated.
Jerry Chomanczuk said he did not feel comfortable approving this item without the Engineering Dept.
having full say and approval. Another concern, minor in nature, is the blue awnings—fabric would be
acceptable, but not vinyl.
The petitioner demonstrated the vinyl covering over the fabric awning—Jerry Chomanczuk was agreeable.
Docket No. 05080042 DP/ADLS Amend (ADLS portion only)
Mark Rattermann moved for approval of
Covenant Commercial Buildings
, subject to approval of the Engineering Department and approval from
APPROVED
the Urban Forester, seconded by Steve Stromquist, 4 in favor, one opposed (Torres.)
Following a short recess, the meeting continued with the business at hand.
Docket Nos. 05080009 SP & 05080010 DP: Carmel Science & Tech Park, blk 7
9.
The applicant seeks approval for a development plan and 5 new lots.
The site is located southeast of Carmel Dr & Adams St and is zoned M-3/Manufacturing.
Filed by Mike DeBoy of DeBoy land Development Services, Inc.
Kevin Roberts, Mike DeBoy Land Development Services, Inc. appeared before the Committee
representing the applicant. The petitioner is seeking to subdivide the subject property in as many
as 5 parcels, total. One concern raised in an earlier meeting was the connection to Carmel Drive.
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This situation has been discussed with Gary Duncan of the Carmel Engineering Dept. and there
would be certain conditions to allowing the connection to Carmel Drive. However, in subsequent
conversations with the developer, it was decided that the connection to Carmel Drive is not
necessary. Restricting the access to Carmel Drive was a prime topic, and the petitioner wanted to
right in/right out access only
keep the local street as it is with to City Center Drive.
Department Report, Matt Griffin. The petitioner has been good to work with and has told
Engineering that they are OK with making the required and recommended alterations to their
plan. However, Engineering has yet to receive a revised set of drawings. The petitioner has even
gone the extra mile to remove the Carmel Drive access. The only outstanding issue is the final
construction drawings.
With the Committee’s approval this evening, the access points will be off the local street.
Docket No. 05080010 DP, Carmel Science &
Mark Rattermann made formal motion to forward
Technology Park, Block 7
to the full Plan Commission with a recommendation for approval,
subject to Engineering approval, seconded by Madeleine Torres, Approved 5-0.
10. Docket No. 05080039 DP/ADLS : West Carmel Marketplace - Home Depot
The applicant seeks site plan and building approval.
The site is southeast of 99th St. & Michigan Rd. and is zoned B-3/Business within the US
421 Overlay. Filed by Mary Solada of Bingham McHale for Home Depot.
Ann Marie Varga, Bingham, McHale appeared before the Committee representing the applicant.
Jim Peck, Engineer with Civil Designs, and Jeff Nance, Architect.
This particular Home Depot is the only brick Home Depot in the State of Indiana. The building is
red/orange brick with stone and EFIS accents. The garden center is bricked off with gated
windows for ventilation. The loading docks are screened with solid wall and extensive landscape
has been used throughout. A variance has been requested for landscaping at the rear where the
loading docks are (foundation landscaping.)
The lighting will match the balance of the Marketplace Center.
Signage: Variances have been filed for the signage. The Home Depot sign has been reduced as
much as possible by removing “The.” There will be signs for the location of the nursery, tool
rental, contractor storage, etc. In order to have those directional signs on the building, it will
require a variance for both the number and area. There will be a sign for the front of the building
that is technically off Commerce Drive, not on the actual front.
In addition, there is a Variance on file for the projections. There are some requirements in the
421 Overlay for how much and how often a building must project from a flat building plane.
Home Depot has submitted a list of commitments they are willing to make for the neighbors who
surround the site. There has been a lot of discussion since the last Commission meeting between
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the neighbors, Home Depot, and the petitioner’s attorney; the discussion centered on noise issues.
Ann Marie Varga went over the list of commitments tendered by Home Depot. Idling of trucks
will be prohibited between the hours of 7:00 PM and 7:00 AM. Outdoor loading and off-loading
will not occur after 9:00 PM or before 7:00 AM. The only outdoor loading/unloading that occurs
at Home Depot is in the lumber area and in the garden center, and Home Depot is willing to
restrict those hours. The balance of the loading/unloading is all interior from the dock. The
outdoor speaker will be limited to 7:00 AM to 7:00 PM and limited to the garden center only.
Some up-grades have been proposed to the landscaping that are above and beyond what has been
submitted. Home Depot is willing to do a mound with a solid board-on-board fence on top of the
mound on the east and south sides in order to provide an additional level of noise buffering to the
neighborhood.
Jeff Nance addressed the Committee regarding the projections. The projections are basically
pilasters along the front of the buildings. The pilasters extend 8 feet from the face of the building,
give it articulation and break the scale down somewhat. The vestibule/lumber canopy extends up
to 50 feet from the building and helps break up some of the mass of the building. Some detailing
has been included along the front and side of the garden center that protrude away from the main
wall to give it some articulation. That particular requirement along the rear of the building may
be a little excessive due to the fact that that particular area is used for circulation of vehicles and
not serving a function of aesthetics. Some of the pilaster details have been added along the rear
of the building, but they only project out 8 inches from the building.
The materials are brick and pre-cast stone. Any doors will be painted to match the brick material.
There is very little EFIS on the building, approximately 17% of the building façade. Some of the
metal trim around the vestibule is anodized aluminum storefront. The windows in the garden
center wall are basically in-fill with the wire/metal mesh painted black with steel pickets every 6
inches on center.
The photo-metric plan has been up-dated to illustrate the extension of the photo-metrics well
beyond the property boundary on to the adjacent residential properties. Some of the neighbors
were concerned with light spillage.
Jim Peck, Home Depot, said a lot of the plan contains extensive landscaping between the
neighbors. Additional mounding with fencing will be installed and the fencing will be extended all
the way across the southern boundary to give a sight-line barrier for the residents. The petitioner
is waiting to hear comments from Scott Brewer, the Urban Forester.
Department Report, Matt Griffin. All structures within the 421 Overlay must comply with the
421 Overlay requirements. The Department would rather see a re-design that actually complies
with the Overlay. The lighting plan has been submitted and there is a slight error on it. The
lighting plan should be revised as well—there are higher than permitted light levels in the right-of-
way of Commerce Drive. Light levels need to be kept down to point three candle-lights. Scott
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Brewer has asked for certain revisions in the landscape plan and the petitioner has not yet
th
complied. The variances will be before the Board of Zoning Appeals on November 28.
Jerry Chomanczuk commented that at full Plan Commission, this item was left open for the
benefit of the public and anyone wishing to speak could do so at this time.
Karen Burcham, 10224 Bosloe Court, Spring Arbor Subdivision, distributed commitments that
were sent to her by Mary Solada and are significantly different from those tendered by Home
Depot. The biggest concern of the neighborhood is that Home Depot is not limiting the
loading/unloading and de-coupling overnight; trucks will be backing up and beeping, and there
will still be a lot of noise. Initially there were no deliveries after 7:00 PM and before 7:00 AM
and now there are deliveries between those hours. Also, the neighborhood is concerned about a
wooden fence as opposed to a masonry wall. The neighbors did not want a wooden fence that
would require maintenance in the future. Finally, the commitments submitted by Home Depot are
not specific and leave a lot of leeway. The neighbors are pleased with the Home Depot design but
would like to have a relationship that is comfortable enough to know that their property values
would not decrease and they can continue to enjoy their yards in the warm months.
Committee Comments/Questions:
Mark Rattermann asked if the neighbors had had a chance to review the commitments prior to the
meeting this evening.
Ms. Burcham responded that the commitments were sent to her today at 3:30 and she has not had
a chance to forward them to the neighbors.
Mark Rattermann also asked if the Home Depot is attached to another building?
Ann Marie Varga said the Home Depot store would be attached to the building to the north. The
building that will attach to Home Depot will be Block G.
Steve Stromquist commented on the way the process works. Trucks are brought in—in the
middle of the night—they drop off a full one and pick up the empty trailer that was dropped the
night before.
Jerry Chomanczuk said it was totally useless not to include work in the truck well—work inside
the building can be done 24 hours—the issue is the truck and the building. There must be some
kind of movement or delivery during that process. If the trucks have beepers when backing up,
that would account for most of the noise.
Also, outdoor speakers are a concern. The technology today does not require an outdoor speaker
system; most employees carry a pager or walkie-talkie.
Jim Peck responded that Home Depot would limit the use of the outdoor speakers from 7:00 AM
to 7:00 PM.
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Jerry Chomanczuk asked the petitioner to explore the outdoor speaker situation and be prepared
to explain the need.
Mark Rattermann commented about the board-on-board fence—if the fence were brick on top of
a berm, it would be very unstable.
Matt Griffin said the Department would review the proposed façade changes and make additional
comments as appropriate. The Department would still like to see a fully approved landscaping
plan from Scott Brewer. The petitioner is to make certain there are no light levels above point
three in the right-of-way.
Jerry Chomanczuk noted that the public hearing will remain open for public comment. The
petitioner has addressed most items to the best of their ability. The Committee would like to see
the outdoor speaker issue addressed.
Karen Beachum asked about a City Ordinance that would prohibit night deliveries.
Mark Rattermann said this would be very difficult; the only reason has been the beepers on trash
trucks. Overnight deliveries bring in a whole myriad of companies, for instance, car dealerships
get deliveries at night. There is no Ordinance against night deliveries; Mr. Rattermann said he
would not support one.
Docket No. 05080039 DP/ADLS, West Carmel Marketplace-Home DepotContinued
was to
December 6, 2005
the meeting of the Special Studies Committee.
11.Docket No. 05090001 OA: Parking Ordinance Amendment
The applicant seeks to amend the Zoning Ordinance, Chapter 27: Additional Parking &
Loading Regulations, in order to modify parking standards.
Filed by the Carmel Department of Community Services.
Matt Griffin of the Department of Community Services addressed the Committee. The new copy
for this proposed Ordinance Amendment was highlighted in yellow with red mark-through. The
yellow denotes the parts that have been added. Shared parking language has been moved.
Currently, we are allowing on-street spaces to be substituted—two on-street spaces per three of
off-site, on-site spaces.
There are increased parking requirements for a conference center and added requirements for
additional parking spaces in multi-tenant, attached dwelling units.
Karen Ryg, City Engineering was available to answer any questions the Committee had as far as
the Bicycle Language. The Committee had no issues with the Bicycle Language portion and felt
that it was not a problem.
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Docket No. 05090001 OA, Parking
Mark Rattermann made formal motion to forward
OrdinanceAmendment
to the Plan Commission with a recommendation for approval, seconded
by Steve Stromquist, Approved 5-0.
There was no further business to come before the Committee and the meeting was adjourned at
8:40 PM.
_______________________________
Jerry Chomanczuk, Chairperson
_____________________________
Ramona Hancock, Secretary
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