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Minutes PC 09-21-10OF CAA i N !NOIANp City of Carmel CARMEL PLAN COMMISSION TUESDAY, SEPTEMBER 21, 2010 City Hall Council Chambers, 2nd Floor 1 Civic Square, Carmel, IN 46032 6:00 PM Members Present: Jay Dorman, Leo Dierckman, Brad Grabow, Judy Hagan, Nick Kestner, Steve Lawson, Kevin "Woody" Rider, Steve Stromquist, Ephraim Wilfong DOCS Staff in Attendance: Director Michael Hollibaugh, Angie Conn, Adrienne Keeling; also Legal Counsel John Molitor Also Present: Ramona Hancock, Plan Commission Secretary Steve Lawson was sworn in as a Hamilton County Appointment to the Plan Commission. The minutes of the August 17, 2010 meeting were approved as submitted. Legal Counsel Report, John Molitor: Regarding the one, pending lawsuit Johnson Garage —a Motion for Summary Judgment has been filed. The Plan Commission is still awaiting a response from the defendant in that action; there should be more to report next month. A court ruling will probably not occur for another 30 to 60 days. John Molitor explained the scope of the Plan Commission's responsibility as it relates to the Old Meridian Economic Development Area (with Meridian Main) PC 09 -21 -10 (1) State Law requires that the Redevelopment Commission reviewing these types of proposals also requires a review by the Plan Commission to determine whether or not the project is within conformity with the community's Comprehensive Plan. The extent of the Plan Commission's responsibility is to determine whether or not the proposal conforms to Carmel's Comprehensive Plan. It is not a matter of whether or not the Plan Commission deems the proposal good or bad; rather whether or not the proposal conforms to the Comprehensive Plan. Angie Conn, DOCS, stated that the Department believes the plan does conform to the Comprehensive Plan for the City. 1. PC 09 -21 -10 (1) Resolution Approving 2010 Amendment -Old Meridian Economic Development Area (with Meridian Main) Present for Petitioner: Bruce Donaldson, attorney, Barnes Thornburg, Indianapolis --counsel for the Redevelopment Commission; Mike Shaver, Wabash Scientific; Jamie Browning, Browning Investments. Overview: Resolution relates to an existing Economic Development Area created in 2002 S:1/ PlanCommission/M inutes /Pl anCommission2010'sept2 l ONF CIVIC SQUARE CARMEL, INDIANA 46032 317- 571 -2417 Current proposal is a supplement to the plan prepared by Mike Shaver of Wabash Scientific Original plan created to accommodate a project called "Meridian Main" that is being developed by Browning Investments The Resolution contains Findings that the proposal is consistent not only with the Development Plan for the City but also with the original plan previously approved by this Commission Commission Questions /Comments: Once the area qualifies for tax incentives, what happens to the review from the Plan Commission —is it turned over to the CRC for approval of further development, or does it return to the Commission Could the Economic Development funds for this project be increased to help install overpass, underpass, or roundabout as a development upgrade to US 31 for best possible access? The 4.9 million is one -half of the expected, generated tax revenue —what happens to the other half? Is US 31 included in the integrated TIF? Response, Leo Dierckman: This does not change zoning or anything else —the Plan Commission is merely validating that the proposal is in compliance with the Carmel Comprehensive Plan the Plan Commission retains all of its authority with respect to review of the development plans and ADLS petitions regarding these projects. This has to do only with the tax incentives that the Redevelopment Law does offer for these types of projects. Response, Michael Hollibaugh: This proposal would not accommodate additional spending outside the infrastructure and other aspects. If we wanted to ask for some consideration, it may be too late but the current proposal would not accommodate. As far as the State's design for US 31 and Main Street, right now the understanding is that US 31 will go under Main Street; the interchange will probably be the closest to what the City has proposed -31 will start to be depressed in this area, and there will be a roundabout interchange. Right now, the City is working with INDOT on pedestrian detailing to make sure that the design of the interchange isn't just for highway but to also accommodate refined plans the City has; also from the aesthetics aspect. The State is proposing the minimum; any additional such as a lighting package would probably be at the expense of the City; however, the City is still trying to determine what the extras are. In general, the State and the City are not yet on the same page. Bruce Donaldson: There is a process for expanding Economic Development Areas it is the same process as creating them; it would have to start with the Redevelopment Commission, proceed to Plan Commission, then City Council, then back to Redevelopment Commission for a public hearing. If there were areas in the vicinity, some opportunity to capture additional tax increments for that purpose —that is something that could be looked at, legally at least. This area was already generating tax increment and as part of the overall, consolidated, economic development plan that funds activities at City Center etc. There was a 50150 split negotiated with the developer —the City was already counting on the tax increment from this area for City Center related projects —this has already been taken into account and spoken for; no part of US 31 is included in that. S://PlanCommission/Minutes/PlanCommission20 I 0/sept2l 2 ONE, CIVIC SQUARE, CARMIa., INDIANA 46032 317 571 2417 Motion: Brad Grabow "To approve Resolution PC 09 -21 -10 (1) Old Meridian Economic Development Area." (Meridian Main) The motion was seconded by Jay Dorman, approved 9 -0 PC 09 -21 -10 (2) Resolution Approving 2010 Amendment, 126` Street Corridor Economic Development Area (withl 16th Street Centre) TABLED Department Announcements, Angie Conn: The public notice for both Parkwood Crossing West, Lake City Bank was published 20 days in advance of the meeting, not 25 days as required by the Rules of Procedure; public notice does meet the 10 -days State Statute. The Rules of Procedure must be suspended in order to hear these two public hearing items. Motion: Judy Hagan "To Suspend the Rules of Procedure regarding public notice on Parkwood Crossing West;" seconded by Jay Dorman, approved 9 -0. 1. Docket No. 10070009 OA: Parkwood Crossing West PUD Amend The applicant seeks to amend text within the Parkwood Crossing West Planned Unit Development Ordinance (Z- 359 -01) as it relates to Outlot 2, located at the northwest corner of 96` St. and Meridian St. Filed by Paul Reis of Krieg DeVault, LLP for Lake City Bank. 2. Docket No. 10070010 DP /ADLS: Parkwood Crossing West Lake City Bank Outlot 2) The applicant seeks site plan and design approval for a bank branch regional headquarters, M located at the northwest corner of 96` St. and Meridian St. The site is zoned PUD/Planned Unit Development. Filed by Paul Reis of Krieg DeVault, LLP for Lake City Bank. Note: Items 1 and 2 were heard together. Present for Petitioner: Paul Reis, attorney, Krieg DeVault, 12800 North Meridian Street, Carmel; Clint Pletcher, Senior Vice President of Lake City Bank; Ken Yetter, MSKTD, project architect; John Sheidler, Woolpert Engineering, project civil engineer. Overview: Lake City Bank headquartered in Warsaw, Indiana Proposal is for a regional banking facility— offices and neighborhood branch bank Proposed facility to be located at the northwest corner of 96` and Meridian Streets Current zoning is Planned Unit Development and permits a restaurant on the site Petitioner is seeking to amend the current PUD Ordinance Petitioner is seeking ADLS and Development Plan approval regarding the bank and Amendment to the PUD to allow for permitted use on an outlot to be used by a bank, and certain development standards consistent with the proposed building. The building design and site development are consistent with and comply with the PUD in all respects, with the exception of the size of the building The PUD also restricts the use of the site to restaurants only Currently, the PUD maximum for the building on the out -lot is 9,500 square feet S:// PlanCommission /Minutes.'PlanCommission2OI Wsept2l 3 ONE CIVIC SQL'ARF CARME'L. INDIANA 46032 317 571 -2417 The gross building area is 10,800 square feet; a single story building with an atrium of approximately 26 feet in height Drive -thru traffic for the bank will enter from the east; headlights will be away from Meridian Street traffic The rotunda will consist of glass and aluminum; an aluminum -clad canopy will be included Building includes certain LEED and re- building elements; site has storm -water design in accordance with re- building practices; bike racks; white roof; efficient plumbing fixtures throughout the building; building energy use design is being utilized; site lighting cut -off and building lighting automatic controls will be employed; recycling will be implemented; and low, organic compound materials are being used. A parapet wall runs from east to west and will totally screen the mechanical equipment Signage is on three sides of the building as permitted by the PUD: the North side, South side and East side. Each sign will have a maximum sign area not to exceed 5% of that particular fagade area Signage will have individual letters, translucent faces with bronze returns, internally illuminated Directional signage not yet finalized but can discuss with Committee —all signs are expected to be exempt signs and consistent with Parkwood Crossing, pursuant to the PUD Ordinance Access is right in/right out Current proposal will in no way impact the future improvement of US 31 or improvements along Meridian Street The petitioner will be submitting final plans to Engineering Dept within the next 7 -10 days Bank has only 3 drive -thru lanes Landscape plan was submitted and approved by Urban Forester Daren Mindham, final approval is pending based on outcome of path location/design No landscape or up- lighting included in the lighting plan Section 5.3 three changes are required: increase size of building from 9,500 square feet maximum to accommodate building proposed to be 10,800 square feet; increase maximum gross floor area for both sites from 18,000 square feet to 20,000; amend the use for the out -lot to allow it to be used as a bank or office. Parking requirements were only specific to a restaurant; therefore Section 5.5 will have parking requirements consistent with Carmel zoning ordinance for an office or financial institution No Public Remonstrance Department Report, Angie Conn: Department recommends forwarding to Oct 05 Special Studies Committee Both Dockets should return to full Plan Commission for final vote S: /PlanCommission/ Minutes /PlanCommission20I 0 /sept2 l 4 ONE CIVIC SQU.XIW CARMEL, INDIANA 46032 317 571 -241' Commission Members Comments /Questions: Any representations made to Granite City Restaurant regarding the bank plus or minus for Granite City? (Notice was given, no comments received from other property owners) Access to proposed site from back of Granite City looks challenging (Design is consistent with Parkwood Master Plan approved by Plan Commission) Sidewalks included in original PUD master plan? (Ordinance does not refer to internal connections will look at) Overkill on parking? Landbank? (Parking dictated by Ordinance, tied to size of building —could request a waiver if Commission requires it) Suggest pavers or striping to delineate cross walk from main path to front door Request Committee look at scaling back parking and alternatives if parking requirements were scaled down (Proposal is not only a bank but also regional office facility) Docket No. 10070009 OA, Parkwood Crossing West, PUD Amend, and Docket No. 10070010 DP /ADLS, Parkwood Crossing West, Lake City Bank (Outlot 2) were referred to Special Studies Committee on October 05, 2010 at 6:00 PM in the Caucus Rooms of City Hall. 3. Docket No. 10080017 OA: Old Town Overlay Demolition Sunset Amendment The applicant seeks to amend the Zoning Ordinance, Chapter 23D: Old Town District Overlay Zone in order to remove the sunset clause on the process for demolition approvals in the Overlay. Filed by the Carmel Department of Community Services. Present for Petitioner: Adrienne Keeling, Dept of Community Services Overview: Request removal of sunset clause for demolition approvals in the Old Town Overlay Sunset Clause expires at the end of 2010 Director approval requirement will remain in effect for the entire Old Town Overlay Zone Amendment deletes certain language in place prior to 2008 for the Range Line Road Sub -area No Public Remonstrance Department Report, Angie Conn: Recommend Suspension of the Rules of Procedure Recommend forwarding to City Council with a favorable recommendation Commission Comments /Questions: What has been the volume of demolition requests through DOCS? Mike Hollibaugh addressed the Commission and reported that there had been a number of demolitions, but no contributing buildings known. There have also been a number of site plan and site design reviews consistent with the Old Town Overlay, so it has not had the effect of stifling, especially in the current economic climate. There have been three this year, including the historic Poole house. S:// PlanCommission/ Minutes /PlanC ommission2010 /sept2 l ONE CIVIC SQUARE, CARMEL, INDIANA 46032 317 571 -2417 Motion: Jay Dorman "To suspend the Rules of Procedure," seconded by Judy Hagan, approved 9 -0 Motion: Jay Dorman "To forward Docket No. 10080017 OA, Old Town Overlay Demolition Sunset Amendment to the City Council with a favorable recommendation," seconded by Steve Stromquist; Approved 9 -0 H. Old Business 1. Plan Commission Resolution PC- 08- 17 -10: Resolution to implement increase in Parks and Recreation Impact Fee and ratify the scheduled fee increase for June 2011. Present for Petitioner: Adrienne Keeling, Department of Community Services Overview: Proposal will ratify the fee increase beginning June 2011 Increase from $1,261. to $1,387. per new dwelling Park Impact Fee Advisory Committee voted for the increase If approved this evening, Resolution would be forwarded to Council for ratification Park Impact Fee Advisory Committee Report, Steve Stromquist Increase request will return to Plan Commission annually from City Council Currently fee is $1261 during the first 1 to 12 months June 2011, the fee would increase to $1,387 per new dwelling unit The Committee met on 9/07/2010 and voted unanimously to approve the increase Committee Comments /Questions: The increase is for New Construction Only, not existing dwellings Motion: Steve Stromquist "To forward Resolution PC- 08 -17 -10 to the City Council with a favorable recommendation to implement an increase in Parks and Recreation Impact Fee and ratify the scheduled fee increase for June 2011" seconded by Brad Grabow, approved 9 -0. 2. Docket No. 10060012 DP /ADLS: 116th Street Centre PUD Apartment Homes The applicant seeks site plan and design approval for a 195 -unit apartment home community with clubhouse on 6.9 acres±. The site is located northeast corner of 116` St. College Ave, and is zoned PUD/Planned Unit Development. Filed by J.C. Hart Company, Inc. Present for Petitioner: Jesse Pohlman, Land Use Consultant, Baker Daniels; John Hart and Todd May, J.C. Hart Company; Randy Sherman, Architect, Weaver Sherman Design; Ed Fleming, Engineer. Overview: Petitioner appeared at Subdivision Committee on September 07, 2010 Info packets include details regarding the blade sign Signage is similar to the signage utilized in Legacy New Site Plan included in the info packets includes bike rack re- location S://PlanCommission/Minutes/PlanCommission201 0/sept2l ONE CIVIC SLU \RE \RMIT.. INDI 1N 1 46032 317 571 2417 New info includes revised elevations for the clubhouse The petitioner has agreed to the three conditions listed in the Dept Report Subdivision Committee Report, Brad Grabow: Discussion at committee centered on right -of -way access to the north future adaptability for future development of 117` Street —the northern boundary of this project Location of the bike racks was discussed public traffic using bike racks would be minimal —every apartment unit within this development has bicycle storage The petitioner has substantially re- designed the north elevation the rear of the clubhouse —to bring more natural light into the maintenance area of the building and improve aesthetics from the exterior The sign package is still not fully established, but there is more definition as to what those signs would look like The Committee voted a 5 -0 favorable recommendation Dept Report, Angie Conn: No longer have outstanding issues Findings of Fact Sheet addresses the three conditions Dept recommends approval of this Docket with conditions intact Motion: Jay Dorman "To approve Docket No. 10060012 DP /ADLS, 116` Street Centre PUD Apartment Homes, conditioned upon the following: the sign package as represented is equal to, if not better than, the sign package used at The Legacy, a sign package consistent throughout this project, and those conditions recited in the Findings of Fact;" seconded by Woody Rider, approved 9 -0. J. New Business Docket No. 10080020 SP: Heritage Square, lot 6A The applicant seeks replat approval to remove a 5 -ft wide sidewalk easement from the north property line. The site is located at 239 Legacy Ln. It is zoned R -4 /Residence. Filed by Kent Shipley for GLF Realty, Inc. Present for Petitioner: Kent Shipley, attorney representing GLF Realty, 8465 Keystone Crossing, Indianapolis, Indiana. Overview: Petitioner is seeking removal of the north side sidewalk easement Lot 6A is the last, undeveloped lot in Heritage Square Lot 6A has extreme size limitations Eliminating the sidewalk easement would allow greater flexibility for design of the property S: /PlanComm ission/ Minutes /PlanCommission2010 /sept2 l 7 ONE CIVIC SQUARE CARMEI., INDIANA 46032 317 571 -2417 Comments, Jay Dorman: Apparently the sidewalk easement has been problematic for the sale of this lot Prior approval was contingent upon installation of the sidewalk possibly regarding access to the Monon Dept Report, Angie Conn: Previously, Secondary Plats were reviewed and approved by the Plan Commission Currently, Secondary Plats are reviewed and approved administratively Dept is seeking a determination vote that the Dept can proceed with reviewing and approving the re- plat which would ultimately remove the 5 -foot sidewalk easement along the north side Currently there is a 4- minute walk from Lot 6A to access the Monon Commission Member Comments /Questions: This development was progressive in its day— before the Monon Greenway was installed Currently there is a north trailhead and a connection through the apartments This particular access is no longer needed The sidewalk for this development needs to be completed petitioner should make a commitment to that effect Is there any stub street that is affected? (No) Note: Mr. Shipley stated that the completion of the sidewalk to the front of the development was a condition of the Sale Agreement for Lot 6A. (the sidewalk would follow the curvature of the street) Motion: Jay Dorman "To approve Docket 10080020 SP, Heritage Square, Lot 6A, to remove the 5 -foot wide sidewalk easement from the north property line, contingent upon the sidewalk being completed in the front of Lot 6A so that it is consistent with the other sidewalks in the Heritage Square area," seconded by Judy Hagan, approved 9 -0. Mike Hollibaugh addressed the Commission regarding information on demolition requests in relation to the Old Town Overlay Demolition Sunset Amendment. There was a demolition request from the City to demo the Old Methodist Church K. Adjournment at 7:15 PM S:HPlanCommission/M inutes /PlanCommission2010 /sept2 l Leo Dierckman, President 6-1 1 A ONI CIVIC SQUARE, CARMEL, INDI \N 46032 317 571 -2417