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CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
TUESDAY, OCTOBER 3, 2006
Minutes
The Special Studies Committee of the Carmel Plan Commission met at 6:00 PM October 3, 2006 in
the Caucus Rooms of City Hall, Carmel, Indiana.
Members present: Leo Dierckman, Mark Rattermann, (late arrival) Steve Stromquist, Madeleine
Torres, and Susan Westermeier, thereby establishing a quorum.
Also in attendance: Matt Griffin and Christine Barton Holmes, Department of Community Services,
and John Molitor, Legal Counsel.
The Special Studies Committee considered the following items:
1. Docket No. 06080006 ADLS Amend: Opus Landmark Meridian Phase II
The applicant seeks approval for the construction of a 124,215- square foot, four -story
office building in an existing office park.
The site is located at 10333 North Meridian Street and is zoned B2.
Filed by Steve Foster of Opus North.
Jason Rusk appeared before the Committee representing the applicant.
During the engineering cycle for the Opus Landmark project, it was determined that the north
drive was approved as a right in/right out only drive. However, through the engineering with
Carmel, it was determined that for future access, it would be better to align the drive with future
development across the street. In order to do that, the petitioner has purchased some of the
property from the Hilton Garden Inn. One access has been eliminated and there is now a
combined drive.
In the process, the landscape plan has undergone some minor changes. At this time, the petitioner
is only requesting some minor changes in the landscape plan. The petitioner will be returning to
the Plan Commission to "swap out" the building pad.
Department Report, Matt Griffin: In order not to lose the amount of plantings originally
approved, the Dept. requested that the plantings be re- located within the project. Scott Brewer
has asked to see a plan showing the re- location of the plantings.
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The petitioner said he would submit a new plan to Scott Brewer showing the identical number of
plantings. Some of the mature trees along the tree line have also been incorporated into the
project —those are to be identified on the plan submitted to Scott Brewer.
Matt Griffin stated that if the trees are on the petitioner's site, they could be counted—otherwise
not. The petitioner will be returning to Committee next month with the second half—swapping
out a building site. This evening, the review is only the landscaping alteration.
Madeleine Torres made formal motion to approve Docket No. 06080006 ADLS Amend, Opus
Landmark Meridian Phase II, conditioned upon a commitment from the petitioner
regarding the number of plantings and species, and landscape plan approval by Scott Brewer,
seconded by Steve Stromquist, Approved 3 in favor, none opposed, one abstaining
(Westermeier.)
Note: Petitioner will return to November 2, 2006 Committee to "swap out" the building pads.
2. Docket No. 06050001 Z: Legacy /East Carmel PUD Rezone
The applicant seeks to rezone 509.234 acres from S -1 to Planned Unit Development for
the purpose of creating a primarily residential, mixed -use development.
The site is located north of 126 Street, south of 146 Street, and on either side of River
Road. Filed by Steve Pittman and Paul Rioux of Pittman Properties.
Charlie Frankenberger, attorney, Nelson Frankenberger appeared before the Committee
representing the applicant. Also in attendance: Steve Pittman, Neal Smith, and Nick Churchill,
Pittman Partners.
An overview of the project was given as well as what is expected to be accomplished at
subsequent meetings. 415 acres are west of River Road; 95 acres are east of River Road. The
petitioner has worked with Department and incorporated suggestions for purpose of flexibility
and predictability, now reflected in the revised PUD filed on September 22 nd
In summary, the allocation for the seven (7) east lots has been provided for a blend of uses
between use blocks. The petitioner prepared a concept plan allocating the real estate into use
blocks and showing the primary street network, pedestrian/bike trails and open space. A separate
use table was also prepared—modeled substantially after Carmel's use table and zoning ordinance
with a few exceptions.
After the PUD was filed, the petitioner again met with the Department and received additional
suggestions, primarily in two categories. One suggestion was to rename three of the residential
districts so that the names were more indicative of what would be built there. The three districts
have been renamed as follows: 1) the suburban residential district 2) the neighborhood residential
district and 3) the urban residential district. the village core, the commercial area, the office area,
and the corner retail area..
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Another suggestion was that for each of the 7 Districts, there will be separate architectural
standards, development standards, and character exhibits. In order to implement that suggestion,
the petitioner will be meeting with the Dept. to work through the standards.
The concept plan corresponds to the use tables and in order to help with the use tables, a use
summary has been prepared that lays it out more simply. The seven districts are designated as: 1)
Suburban Residential District 2) Neighborhood Residential District 3) Urban Residential District
4) The Village Core 5) The Commercial Area 6) The Office Area, and 7) The Corner Retail Area.
The Bicycle and Pedestrian plan was looked at as well as the multi purpose path that runs from
146 Street to the River and then to Fishers. The proposed path will tie in to the school along
River Road right -of -way. The primary sidewalk system will go through the common areas and
around the development for a nice circulation system. Cherry Tree Boulevard will stub into the
Legacy property and continue to River Road. The multi purpose path will tie into the existing
trail to the school.
The Open Space plan is basically passive and active. The open space has been re- defined per
definitions suggested by the Department. There are two types of open space: recreational —more
active in nature, and environmental open space—by definition can be more passive. The
environmental open space includes the tree preservation areas, the prairie, and the bio swales
areas. There will also be an amenity center that will be somewhere within the identified
boundaries. The open space areas will be designated as open space area one (1) and open space
area two (2).
The Environmental System Plan —there will be recreational open space with trails with as much
bio -swale activity as possible. There will be water features so that it will be visually attractive as
well as serving a purpose. The majority of the big woodland area will be preserved. In addition,
the steep slopes and vegetation will also be preserved.
The Street Plan —the main entry boulevard will meet up with the extension of the Cherry Creek
Boulevard through a round about. There are secondary access points along 146 Street with
tertiary connection points through proposed neighborhoods. There are a total of five (5) access
points on 146 Street and three (3) on River Road.
Leo Dierckman asked the petitioner to send the Committee members the new version with all
revisions prior to the next meeting—at least five days prior. There will be a special meeting
scheduled—as yet undetermined.
The Revised Use Table was submitted to Committee members.
Basically, there are three residential districts, three commercial districts, and one open space
district. The three residential districts range from very low intensity to higher intensity, suburban,
and urban. The Use Blocks are defined as commercial in the village core, (the center) retail in the
corner, and primary office. In the suburban residential district, permitted uses are detached
residential and attached residential as a special use. The retirement center (CCRC) is a permitted
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use in all of the use blocks. However, with respect to the village core area, the Dept. was
concerned that the CCRC might compromise the village core and did not want that to happen.
There is a provision in the PUD that prohibits the CCRC from encroaching more than 25% into
the village core area. The neighborhood residential, the TND product, permits detached
residential, attached residential —not including apartments, and CCRC. The urban residential
district includes all uses detached, attached, multi family, and CCRC, as permitted uses. Also,
village supporting commercial uses are permitted in the urban residential area as a special use;
village supporting commercial uses are defined in the PUD and allowed as a special use with BZA
approval. In the primary office area, the permitted uses are multi family, lofts, retail (accessory
retail only to the office uses) and CCRC. In the village core area, the permitted uses are
everything but the detached residential. In the corner retail area, the permitted uses are
everything but detached residential.
Docket No. 06050001 Z: Legacy /East Carmel PUD Rezone was continued to a special
meeting, date to be determined after polling the Committee.
3. Docket No. 06060023 DP /ADLS: Bill Estes Pre -Owned Facility
The applicant seeks to construct a new, 9,350- square foot, pre -owned vehicle sales
facility. Variances for signage, landscaping, and bufferyards will be filed.
The site is located at 4102 West 96 Street and 9884 Michigan Road, and is zoned B2.
Filed by Mary Solada of Bingham McHale LLP for Bill Estes Chevrolet.
Mary Solada, attorney with Bingham McHale appeared before the Committee representing the
applicant. Also in attendance: Bill Estes; Ashton Fritz, Schneider Engineering; Alan Tucker,
CSO Architects; Mike Moynahan.
The proposal is to raze the existing building, remove most of the curbing, and remove the
Midwest Scuba property. The new building will be for pre -owned vehicles only and a totally
different marketing concept. The building is two story, transitional design intended to bridge the
current Estes building across the street and the new building. The EFIS is intended to match; a
masonry /stone water table was added as well as a cornice to embellish a more traditional look.
The windows are dictated by a functional need —they allow for delivery of cars and also bring
daylight into the showroom floor and the second floor office space into the executive offices. The
petitioner is seeking a variance for the windows. The stairs are internal to the property.
In terms of facade projections, because of the canopy that wraps around, it creates interest. The
only part that does not have facade relief is the rear of the building that faces west, the Estes
property.
Regarding the landscaping, the drainage and utility easements are to the north and trees are not
allowed; however, the petitioner will install shrubs. The south bufferyard is determined by the
existing pavement line. The existing parking area along 96 Street is only five (5) feet from the
right -of -way —legal when it was built. The petitioner is moving as many plantings as possible to
the west and trying to "beef up" the west area. As you travel east, there is a lot more landscaping
at the west end of the site and that tends to be the main focus. The east facade needs visibility for
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drive -bys, since it is a display car lot, and shrubs will be kept low. The petitioner is not complying
with a 15 -foot setback area at the corner because there is already a five -foot curb that is pre-
existing and legally established. On the south, the petitioner is installing 72% of what is required
by the Ordinance for shade trees, 32% of ornamental, and 83% of required shrubs.
Leo Dierckman noted that the petitioner would be fulfilling his tree obligation by donating trees to
the Parks system.
Mary Solada said the petitioner meets the 30 -foot greenbelt, but the additional 6 -feet would
require tearing up the existing pavement.
Regarding signage: The petitioner is proposing the same square footage of signage allowed by
the Ordinance, but it must be broken up... "Bill Estes" on one line, "Pre- Owned" on another, and
this requires a variance. There is a free standing sign currently at this location, and it will be
taken down.
Lighting: There are existing poles and the petitioner is willing to work with the Dept. to direct
the lights downward or put shields on the lights. Because the cars are outside, there must be
some security lighting; however, the petitioner is sensitive to light spillage, although there are no
residential neighbors nearby.
There was discussion regarding the style of the building and comments made at the full
Commission meeting regarding the "Italianate" style of architecture. It is difficult for the
petitioner to settle on an appropriate design —there needs to be an "up or down" regarding the
architecture.
Susan Westermeier commented that when you look at the number of variances, it seems to be
excessive. Another concern mentioned was parking cars on the grass.
Bill Estes committed not to park cars on the grass and not to have balloons.
Department Comments, Christine Barton Holmes: The building is definitely not "Italianate." As
far as the design of the building, there are some details that could be done to make it more in
compliance with the 421 Overlay. The building does have some of the required elements of
design. The EFIS is a concern and the Dept. would rather see "Quick Brick."
Mr. Estes commented that the EFIS in his current building has held up very well over the past 16
years. It looks like an automobile dealership.
Alan Tucker said that when the brick starts going on, the cost goes up and the proportions will
change—it would not be as nice a building. Alan Tucker said the building is very modern and
very clean with stainless steel columns, very simple cornice, no detail. If you start putting
"gingerbread" on this, it will completely fall apart. The building is not Italianate but rather
transitional architecture.
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Leo Dierckman asked the petitioner to return to the November 2n Committee meeting to wrap up
any outstanding issues.
Docket No. 06060023 DP /ADLS: Bill Estes Pre -Owned Facility was continued to the
November 2, 2006 Committee meeting for further review.
4. Docket No. 06070008 DP /ADLS: Pennwood Professional Office Park.
The applicant seeks to construct two, 2 -story office buildings on a 4.11 -acre parcel.
The site is located at 11505 North Pennsylvania Street and is zoned B5.
Filed by E. Davis Coots of Coots, Henke, and Wheeler.
CONTINUED TO NOVEMBER 2, 2006
5. Docket No. 06080009 DP /ADLS: Portrait Artist Studio
The applicant seeks to convert a residential property into a commercial use.
The site is located at 420 N. Range Line Road and is zoned B5 within the Old Town
Overlay.
Filed by Marie Moorcroft (owner.)
Marie Moorcroft, owner of 420 North Range Line Road appeared before the Committee
representing the applicant. Ms. Moorcroft said she had spoken with Scott Brewer and he had
concerns about the tree on the property. Scott determined that the tree was dead and OK to
remove; however, Scott requested shade trees and suggested putting them close to the structure
between the Moorcroft property and the Dunlap to the south, somewhere within the parking lot
and wherever it is possible on the lot to accommodate some shade.
The petitioner is within the 70% allowable lot coverage but would still like to take part of the area
to the east of the gravel and make it curvature with some design to it and continue it to the south
line of the property for some type of garden area.
The garage is pretty "crummy" for the neighborhood; however, it is needed for lawn equipment
storage and outdoor props. Ms. Moorcroft would like to landscape the entire area behind the
garage and along the south side of the garage.
Signage: A picture of the sign that was utilized at 531 North Range Line Road was included in
the information package and Ms. Moorcroft would like to use this same sign again.
Department Comments, Matt Griffin: The Dept. should be furnished with a copy of the survey
once the parking lot layout is finalized. Technically, this proposal does meet the Ordinance.
There are a total of 9 parking spaces —the petitioner might consider angle parking —work with
the engineer. The Dept. is recommending return to the full Commission with a positive
recommendation.
Mark Rattermann made formal motion to forward Docket No. 06080009 DP /ADLS, Portrait
Artist Studio to the full Commission with a positive recommendation, seconded by Susan
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Westermeier, Approved 5 -0.
6. Docket No. 06080010 PP: Meridian Technology Center Strategic Marketing
Research
The applicant seeks to plat 2 lots on 4.5 acres.
The site is located at 117 Street and College Avenue and is zoned B2.
Filed by Mark Monroe of Wooden McLaughlin LLP for REI Real Estate Services,
LLC.
Docket No. 06080003 ADLS: Meridian Technology Center Strategic Marketing
Research
The applicant seeks construction approval for a proposed 11,921 square foot, two -story
office building and related parking.
The site is located at 117 Street and College Avenue and is zoned B2.
Filed by Mark Monroe of Wooden McLaughlin LLP for REI Real Estate Services.
LLC.
Mark Monroe, attorney with Wooden McLaughlin, One Indiana Square, Suite 1800,
Indianapolis appeared before the Committee representing the applicant. Also in attendance:
Jeremy Stevenson, REI Real Estate; Kevin Cooper and Kerry Osborne, Access Architecture;
Aston Fritz, project engineer, Schneider Engineering.
The site is located within the Meridian Technology Park from the east side of Pennsylvania Street
to College Avenue and the Conseco campus to 116 Street. REI owns approximately 5 acres at
the corner of 117 College; the one -acre site will be the site of Strategic Marketing
Research. The site plan shows a two story, 12,000 square -foot office building —the corporate
headquarter of Strategic Marketing Research that employs over 30 professionals in Carmel.
Strategic Marketing is looking for a permanent home and would eventually purchase the site and
the building from REI Real Estate. The site has adequate parking and landscaping. The
landscape plan includes 53 trees and 162 shrubs. As previously mentioned, the landscape plan has
been approved by Scott Brewer, the Urban Forester.
The color of the building has been changed to the tan that will match the siding on the second
floor. The trim color has also been changed and it will match the trim at the top of the building.
The foundation level of brick is the same color as it was before and some of the brick rows have
been extended to give a more visual attractive feature. The cast stone treatment has also been
included on the building.
The primary plat for Meridian Technology Center is the first subdivision plat within Technology
Park. The Technology Park has developed over the last 20 years without subdividing and this is
the first subdivision within the Park. Strategic Marketing Research will occupy Lot One,
approximately one acre in size; the remainder of the parcel will be vacant and designated Lot
Two, approximately 2.3 acres in size. The development of this site would come before the Plan
Commission for approval at a future date.
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The petitioner stated that he has not yet sat down with the Engineering Dept. regarding their
request for road improvements. Before committing to the full extent of those improvements, the
petitioner would like the opportunity to negotiate on what those road improvements will be.
Leo Dierckman asked that the petitioner be prepared to finalize the commitments regarding road
improvements prior to the Commission meeting on October 17 or the matter will be returned to
Committee.
Department Comments, Matt Griffin. The Department is in agreement with comments regarding
the road improvement —these should be finalized. Regarding the ADLS portion, at full
Commission, Jerry Chomanczuk had asked about "flipping" the site to bring the building to the
street at College and 117 and have the parking behind the building —could this be done?
The petitioner responded that flipping the building had been considered; however the Technology
Park is primarily a suburban office park with the landscaping and parking located in front of the
building. On Congressional Blvd., near the large parking lots, the buildings are behind the
parking —the same situation on the subject site. The petitioner was not aware of any other
building within the Park moving forward with the streetscape.
Mark Rattermann made formal motion to recommend approval of Docket No. 06080010 PP,
Meridian Technology Center Strategic Marketing Research, subject to Engineering
negotiations, and Docket No. 06080003 ADLS, Meridian Technology Center Strategic
Marketing Research, seconded by Steve Stromquist, Approved 5 -0.
7. Docket No. 06080014 DP /ADLS: Renaissance Hotel
The applicant seeks approval to construct a full servie hotel.
The site is located at 11911 N. Meridian St. and is zoned B -6 /Business within the US Hwy
31 Corridor Overlay.
Filed by Paul Reis of Bose McKinney and Evans LLP for W H Realty.
Paul Reis, attorney with Bose McKinney and Evans, 600 East 96 Street, Suite 500, appeared
before the Committee representing the applicant. Also in attendance: Terry Danmeyer.
Terry Dammeyer addressed the photometrics /lighting for the project. The original presentation
did have a few of the perimeter locations that were greater than point three. The petitioner is
working with the Dept. to find a happy medium.
Landscaping: All of the information was submitted to the Dept. and Scott Brewer. The species
has been changed as requested, the quantity has been added, an abandoned telephone line is being
taken down, and the trees have been lowered. The specific items discussed have been revised and
the drawings resubmitted.
Department Comments, Matt Griffin. It looks as if the petitioner complies, however, Scott
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Brewer will have to verify species.
Mr. Danmeyer went on to say that the building material and color samples tie into the elevations.
All of the metal has been up- graded, the stone facade at the restaurant entrance, the window
mullions, the darker spandrel color, the lighter mullion colors, the stone in the front, and the brick
that is now in richer colors. The front canopy and the restaurant canopy have been up -dated as
well as the metal, and windows have been added. The landscaping has been at leat doubled.
Leo Dierckman asked if the parapet wall could be closed so that the back cannot be seen.
Mr. Dammeyer responded that the decorative metals on the back make it impossible to see into the
back —you don't see steel, or anything of that nature. The elevator penthouse is in this area, and
it cannot be seen.
The rear elevation shows the 120 -foot hedge of arborvitaea very effective visual screen. The
existing landscaping is in the 90 -foot setback and additional landscaping has been added.
Matt Griffin said that the Department's comments have been addressed.
Mark Rattermann wanted to make absolutely certain that the Engineering Dept. is on board with
this project and that there is not a big taking when this is made into freeway status.
Mr. Dammeyer said he was aware of the proposed, freeway status -116 is a done deal, Old
Meridian is two different opinions, etc., etc. The petitioner has met at least three times in depth
with Engineering.
The parking is adequate, there is adequate green space, and it meets the requirements of the
Overlay.
Susan Westermeier made formal motion to forward Docket No. 06080014 DP /ADLS,
Renaissance Hotel to the full Commission with a positive recommendation, seconded by Mark
Rattermann, Approved 5 -0.
There was no further business to come before the Committee and the meeting adjourned at 8:10
PM.
Leo Dierckman, Chairperson
Ramona Hancock, Secretary
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