Plan Commission (PC)

Zionsville Plan Commission September 15, 2014 Mr. Parks called to order the September 15, 2014, meeting of the Zionsville Plan Commission and started the meeting with the Pledge of Allegiance. All Pledge. Mr. Parks thanked those present and asked the Clerk to call the roll. Mr. DeLong proceeded with the roll call: DeLong Mr. Franz? Franz Present. DeLong Mr. Schiferl?? DeLong Mr. Mitchell? Mitchell Present. DeLong Mr. Parks? Parks Present. DeLong Mr. Rachles? DeLong Mr. Fedor? Fedor Present. Mr. Parks indicated that a quorum was present and drew attention to the August 18, 2014, Plan Commission minutes as they appeared in the Plan Commission’s packet, and asked for additions or corrections to those minutes. Hearing none, he called for a motion as to the minutes. Mitchell So moved. Fedor Second. Parks All those in favor say aye. Mr. Parks introduced the first agenda item: Petition 2014-14-DPA, a petition by the Zionsville Community Schools seeking development plan approval in order to construct a new 5,440 square foot Storage building, located in a special use zoning district for Zionsville Community Schools. Parks As we get ready to go, I’ll remind you of the way we operate. We allow the petitioner 15 minutes to present the petition. Any remonstrators will have a like amount of time and then after that the petitioner gets a rebuttal of five minutes Zionsville Plan Commission September 15, 2014 and the remonstrators likewise five minutes. The Commission members are allowed to ask questions at any time during the presentations, and the time taken for those questions will not be counted toward the time allotted and so, with that in mind, please as you come forward to speak, give us your name and address for the record, so that we have a permanent record as to who is making the statements. Thank you. Wright Thank you. My name is Ron Wright. I live at 12528 North Lakeview Drive, Mooresville, Indiana 46158. I am Director of Operations at Zionsville Schools, and I would like to start off this presentation just giving a little bit of information to the Council or the Commission, I should say. This facility that we’re looking at is a storage facility, and it is only a storage facility. It is not going to be used on a daily basis for working on equipment. It is not a maintenance building. It does not have any offices in it. It doesn’t even have bathrooms in it. It is strictly a storage facility. Along that line the purposes of it is greatly needed by the Zionsville Schools. We have quite a few things that are stored within our buildings that this building will help us out tremendously. We have items like paper, all of our maps and we have to keep every map of every building that we’ve ever built from the start, all the manuals that go through it, all the schematics that go with it, and that takes up a great deal also. This building is kind of divided into two sections, main sections or three if you really want to look at it, but it is really two main sections. One is a conditioned area. One is an unconditioned or just a warehouse. The conditioned area, the first part of the conditioned area is strictly for the maps and the manuals and as large as that room is it will be fairly full. The second part of that is a conditioned area that we will keep things like copy paper, inks, toners, things of that nature that we don’t want to freeze or be 100 degrees. The third part of that or the third section is the warehouse. The warehouse section is going to be there for many, many uses, primarily for school supplies and what I’m talking about that I’m talking about, paper towels. I’m talking about toilet paper. I could be talking about school desks that are extra that say one class does not need them this time or we had to order some or we’ve got repairs to be done to something and we put it there until we have a chance to do it. It could also be something where we store in the winter or in the summertime, our snowplows, just the blades themselves, not the trucks and that would be in the summertime. Page 2 of 21 Zionsville Plan Commission September 15, 2014 In the wintertime vice-versa. We might put some of our lawn equipment in there. Drain the fluids, set them up for winter. Park those in there. Get them out of the way, so we can use our maintenance building and our other areas that we use for that purpose for a better purpose. Talk about deliveries. It really is going to be very minimal. There is no way for me to stand up here and tell you it is going to be once a week or once a month or once every three months. It is going to be on a need basis. When the building is first opened there will be more deliveries than probably any other time and that’s just because we will have supplies brought in there. After that point deliveries should be few and far between and when I say that once again I don’t want to mislead you, but I don’t really know how often we’ll need to get supplies because of the amount we will be able to store there. It could be once every three or four weeks. It could be once every couple of months depending on supplies. Our gentlemen that will be in there most of the time will be our maintenance people. They do all the delivery of materials to our schools. They take desks. They take tables, chairs. Right now we have to take chairs and tables from elementary, two or three or four elementary schools to go to the high school if we have a function there that is fairly large. This will make it so much easier that we don’t have to do those things, and they can be stored there. The people that will be in there the most will be our maintenance guys as I said and they will be in there probably not a whole lot, only if they need to go pick up supplies. They’re not going to work on equipment there as I said earlier. They’re not going to have offices there. They are going to go there, pick up their supplies, and take them where they need to be. So right now I think our traffic will be less. I really believe our traffic will be less as far as our maintenance people go from the standpoint, right now we have an office in that building for our maintenance people, so they drive behind the building three, four, five, six, seven times a day. Once this building is built their office goes away because at the same time we’re hoping to revamp our maintenance building and their offices will be there, so they would have no reason to go behind that building, except to go to this facility that we’re proposing to get supplies, which will be minimal, and the other reason would be to go to work on something at that school. As far as the location, the location is centrally located. It really helps us out as far as where our schools are yet also is cost effective as far as that goes. It is probably for the facility that we have and we have the land there and the location. It sits off the road. It is almost an ideal situation as far as where we could place this building. If you have any other questions I’ll leave that up to our architects and our construction managers. Thank you. Cradler My name is Allan Cradler. I’m with Fanning Howey Associates of Indianapolis, Indiana, the architects for the building. In the overall site plan for the building this is the Pleasant View Elementary Campus. 975 is on the right side of the plan in the image. The rail trail is the diagonal along there. There are two existing elementary school buildings that are shown. Their parking areas and drives and then the 5,400 square foot storage building on the south side in an area. It is in the red there that is currently just an open grass area. If I zoom in a little further you can see a little better. It will utilize the existing south entrance drive of the school. That drive loops around back serving the main entrance to the elementary school. There will be new pavement and drive to reach the storage building right off of that existing road. The building is set back as far west as possible in that open grass area. Page 3 of 21 Zionsville Plan Commission September 15, 2014 It is approximately 445 feet off 975, about 211 feet from that property line where there’s a residence along 975 that sits behind that residential property. As we look a little closer at the site and building area, the new drive to access the overhead doors and egress areas is on the west side. The east side is no drives, no doors. We have foundation plantings along the east, north, and south. There’s some additional landscape screening along the west property or south property line and east property line. Those existing property lines have a pretty good tree line as is, so we’ve tried to pick and choose where areas were a little less dense and added some additional screening. There’s a detention area to take care of the storm water that wraps around, mainly on the east side of the building, but wraps around the south side. So all the storm water from this development kind of goes into that detention area and heads to the north into the existing storm system that is around the elementary school. As Ron described the building itself 136 x 40, it kind of has three areas, the warehouse, the paper storage and supply storage, and then the existing document plan room as we called it. All of the access doors, overhead doors, and egress doors are on the west side away from any other areas. Exterior elevations, in order to minimize construction costs the building is residential in scale and construction, wood walls with a brick veneer, and pre-engineered wood trusses. The brick veneer is a dark brick to match the existing school building that is the closest to it, so it is a dark brown. The shingles are residential style shingles with a hip roof, so very residential in feel. The height of the building to the gutters is 10 foot 4 with a roof slope, top of the peak of the roof is 18-1/2 feet. The other exterior color is a tan accent that is also seen on the existing elementary school. Again, exterior openings are limited to the west side. The east elevation is essentially the road or the street side elevation, so a very simple building for the storage needs of the school district. And I’ll leave and go back to the site plan. Are there any questions? Parks Any questions from the Commission at this time? Mitchell Could you give us a status update on the storm water drainage conversations with the Town? Cradler Storm water that’s ongoing. Revised plans went back to the various people on Friday with the response and again we sent some additional things this morning, so that is ongoing, but I think it appeared to be, we didn’t have any problems with the last set of comments, and we made revisions to the drawings, so that’s in their process to look at those again. Mitchell Thank you. Parks Any other questions from the Commission? Do we have any remonstrators and if we do, you can come on up to the microphone, state your name and address, and – Thompson My name’s Loretta Thompson. I live at 330 Rockwell Court. It is in Colony Woods subdivision. It is directly across the road from Pleasant View, the front of Pleasant View Elementary, so our backyard backs up to Pleasant View Road. As neighbors we have several concerns about this. #1 is traffic. Page 4 of 21 Zionsville Plan Commission September 15, 2014 If you know anything about that area you know the traffic is pretty dense very often, especially when school’s coming and going, but throughout the day and the weekends it is very heavily traveled as well. We also are very concerned with noise, not only the construction of this building, but also our understanding is that within that warehouse they’re going to be storing all of their snowplows, all of their heavy equipment. That heavy equipment and those snowplows are going to use Pleasant View Road. That is the only way they can get out unless they build another road, which I doubt that that’s going to happen. We do not want that in our neighborhood. We have too much traffic as it is. There are children everywhere and we feel that personally with Zionsville Community Schools amount of land that is available to you there are many other places you could put this that are not adjacent to a neighborhood. No neighborhood would want this. If it was only paper, if it was only ink, if it was only files and all of that, that is one thing, but it is not, and there is no way in the world he can tell and he was very honest about this, there’s no way in the world he can tell you how many vehicles are going to be up and down Pleasant View Road all the time. Most of them very slow moving because of what they are, but that therein that creates more traffic congestion, which is exactly what we do not want. There’s a good amount of the time now where people who live on Rockwell Court, which is where several of us here, we were the only ones actually who were notified of this, the rest of Colony Woods was not notified of this. Only those within 100 feet of the building, and we felt like that wasn’t right. Maybe it is legal, but we did not feel like it was right. At least half of Colony Woods, certainly the west half of it uses Pleasant View Road, but they weren’t notified. They don’t know about it. Let me tell you if they did all know about it, it’d be full here, but they don’t know. There were five homes that were sent this notice, five homes. That’s it. And I feel like we need to speak for all those people who were not informed. And I personally think there probably was a reason why they weren’t informed. You don’t want all these pews filled with dissension, with people who don’t want this there, but we don’t want this in our neighborhood. Again I ask you, I know Cobblestone neighborhood voted down what was proposed there, but it seemed to me like all of their residents were given a voice. Colony Woods was not allowed that. It was just simply our houses just right there on the street. Nobody else was asked, but everyone will be affected, everybody. So what I’m asking you, and I understand business and I understand school systems, I worked in the school system for 35 years, I understand it. But this is our neighborhood. We don’t want the congestion. We don’t want the noise. We don’t want the beep, beep, beep of all the trucks backing up all the time and taking all of this snow equipment and all the other lawn mowers and heaven knows what else you need for all the buildings. It is quite a bit of equipment and there’s several buildings constantly clogging Pleasant View Road. Because you’ll hear from a lot of other people in the surrounding area of Zionsville saying why in the world did they put this here. This is crazy but, you know, once it is done it is done. So again we don’t want to be unreasonable. We want to just be honest with you that is our home. That is our neighborhood. Our property is within 100 feet. That’s why we got the letter evidently. It is 100 feet of this proposed structure, so again I’m Loretta Thompson, and I thank you for your time. Do you have a question for me? Mitchell Yes, yes, yes I do. Is there a neighborhood association? Page 5 of 21 Zionsville Plan Commission September 15, 2014 Thompson Yes there is. Mitchell And have they talked about this at all? Thompson They have not. We were the only ones notified. Mitchell And how long ago were you notified? Thompson Was it two weeks ago, Kent? Come on up? Anyway. Thompson I’m Kent Thompson, 330 Rockwell Court. Loretta’s husband. We were notified by certified mail probably a week and a half ago. I got it in—I didn’t get it in—I had to go to the Post Office and get it. So I get this letter that’s telling me what’s going to happen, 100 feet from the property line. Does that seem quite fair? I’m sorry I could not believe, I know it is probably a court or whatever, a legality. But you can’t tell me there’s not another place in this area that you could build this facility? I’m on that porch of my house every evening and I can, I even offered one gentleman back here to come over we’ll count cars and then how many cars go back behind it. There’s a lot of traffic. We’ve got enough traffic. It is a mess. Try leaving at 7:30 in the morning. You’ve got to go the other way and then hoping to get out of Colony Woods that way. And the fact that only about five people were notified. What do you think we should be thinking about that in Colony Woods when only about five residents, the people right next door to us did not get one of these. The people across the street did not get one of these. It was very upsetting to get this. We have, you know, my wife handled this beautifully. We don’t need it there. Maybe we do need this. How about over by the middle school somewhere or go back out to Cobblestone and send out 10 of these to Cobblestone residents. Follow the legality however this was done. So I’ll turn this over to the next person. Thank you very much. I appreciate it. Auberry My name’s Terry Auberry, 320 Rockwell Court. I’m a neighbor of Kent and Ritzy and if you come out of the driveway from the school and go straight you’ll come into my backyard. And I also was concerned about only five of us getting notified about this and about two weeks prior to this. Could I ask somebody why it was only just five people in the whole neighborhood that got notified about, was that the legal parameters? Parks Terry, please speak into the microphone. Auberry I just want to know if that’s, it maybe the legal parameters, but do you think that was a fair way to approach it? Parks Terry, address your – Auberry My question is, okay, I understand it is legal okay or it would not have been handled that way, but I’m again disappointed and I’m sure I’m echoing the impression I’ve got is they didn’t want any resistance, so the fewer people that they notified, the less time we had to organize. I’ll also tell you that Kent got a hold of the President of our Association and he happens to be an administrator with the school system, so where do you think that puts him, okay? Page 6 of 21 Zionsville Plan Commission September 15, 2014 We’re not going to get any help there and I understand that. I mean he couldn’t really take up any battle for us, but that’s a fact of the matter. So again the traffic, it again I don’t care what you use it for. You use it for supplies and storing equipment, it is going to increase and it is going to increase with different types of vehicles and we do have like Ritzy says, a lot of children there and there are a lot of people in the neighborhood that use that entry and use Pleasant View, so I also know that there’s many other locations that the school has that this facility could be built. Thank you. Parks Thank you. Hoskins Good evening, my name’s James Hoskins. I live at 310 Rockwell Court in Colony Woods. I’m obviously one of the five that received the notification, and I won’t repeat everything you’ve already heard because I concur with my neighbors with the concerns that we all have about the building and the uses and both, not only the uses as they are proposed today, I also know that once that building’s there there’s nothing that says that that use could not change in the future. They could use it more for maintenance than storage and then you know it is already there. We wouldn’t have a meeting about that I would suppose, but also going back to the issue of only five being notified. There are only four main entries to Colony Woods subdivision. Two on the west side of the subdivision and one of them happens to come out almost across the street from this entryway where these deliveries will be taking place. So I think my neighbors would agree in fairness to the entire neighborhood that uses this as an ingress, egress, to the neighborhood it is largely used, especially even as a cut through. I know people cut through there as well, but coming out on Governor’s Lane with the additional traffic that this could cause some additional problems there as well. So for me and my family the concerns are the same I think as everyone who has preceded me. The noise, I don’t know about the light situation and because it is behind the house, that is probably not an issue as much as it was when I first saw the letter, but the noise and the traffic would certainly be and just general activity would be the biggest concerns for me. Thank you. Parks Thank you. Any questions by the Commission of the remonstrators? Rebuttal by the petitioner. Wright Thank you. Ron Wright once again Director of Operations of Zionsville Schools. I’d like to talk about a couple of the items. I do not know how many letters were sent out. I know we sent the letters to, we had one of the ladies in our office go to the courthouse and say where do we need to send letters, give us lists. She doesn’t even ask; they just give you a list, as you are well aware. So I just wanted to say that so they know that. As far as traffic, once again I want to emphasize that I think there will be less traffic once it is built than there is now because we will not have maintenance guys going in and out of the back of that building. They’re not going to go to that building very often. There’s no offices in it. There’s no restrooms in it, so there’s no reason for them to. I know one statement was made that we’re going to have heavy equipment going in and out like snowplows and things like, may be I didn’t make myself clear, we are going to store the blades to the snowplows in that building during the summertime in the good months, good weather months. Page 7 of 21 Zionsville Plan Commission September 15, 2014 Once they’re put onto the trucks they’ll stay on the trucks, and the trucks are parked over at the maintenance facility. So they won’t be going in and out. As far as lawn mowers, once again they’ll go in there and possibly, and that’s not even set for sure if they’ll go in there. Right now we have other places we store them anyway, but it would alleviate some other areas around, give us more room in our maintenance building to do other things, but they would only be stored there in the wintertime, and they would be taken out of there. Then they would be used because that would be a daily use. They get used five days a week, but they wouldn’t be coming in and out of that facility. That facility is once again a storage facility. Part of it is conditioned. Part of it is not, but there is no, right now no plan for anything, I heard one gentleman make a comment, but no plan right now and I don’t see any for the future of any but a storage building. That storage building will do so much good for our schools opening up classrooms that are being, right now at Pleasant View for example we’re doing a renovation project and that’s going to open up, once it is done and the storage facility is done we’re going to open up three classrooms and two offices that we do not have for that school to use and that’s just one elementary. We’re going to take from all the elementaries and all the schools and do a little bit along this line. But as far as that goes that’s the plan. There is no plan for anything else and as far as noise, during construction there will be a little bit of noise and once construction is over there will be less noise than what there is with my maintenance guys going in and out. Thank you. Mitchell I’ve got a quick question for you. On your site plan I see two parking places, is there any plans to park any vehicles on this site outside? Wright No. Mitchell So everything that is going to be on this site is going to be inside the building? Wright Correct. That is correct. The parking spaces are for them to pull up, go in and maybe review maps if they have to. Get supplies if they have to, whatever that is. That’s why there’s only two parking spaces. Thank you. Franz Excuse me, I’ve got a question, too. So there’s not going to be any power type vehicles, except for lawnmowers, is that a fair statement? Wright Well the only time you’re going to have power that you can have is the trucks would go in the start of winter – Franz From a storage standpoint. Wright Yeah, no storage wise, no and we’re not even sure the mowers will go in there because we have, that was just something that afterthought that I think, you know, if we find a place and we can store but, even then we store our vehicles with or our mowers with fluids out of them and everything else, so it is not even that they would be used there. Franz And maintenance for your vehicles and equipment, there’s no plan to have any maintenance performed at this location? Page 8 of 21 Zionsville Plan Commission September 15, 2014 Wright We’re renovating our maintenance building, coming up it’ll be finished in January also. That will expand it a little bit. That will make it even nicer for us there and as far as trucks and things, the work that they get done on our trucks, that’s our transportation building. We would not be doing that there either. There’s no really work that should be done there. Franz Okay, thank you. Wright Thank you. Mitchell One other quick question and just a point of clarification on mine, you said that putting it on this campus is because it is centrally located, is that why this campus was selected? Wright Well, you know, and I really can’t speak on that. I’ve only been at Zionsville since July, so I’m not really privy, I don’t know exactly why it was selected here. I know that it is here and to me, from my viewpoint and I’m only going to tell you my viewpoint, it is a great location as far as being able to get to our other buildings. Parks And I have a question also, does this mean, I’ve got a vested interest, does this mean that the storage that is currently at the Old Union building will be moving into this facility or will you continue to use that as well? Wright Well, you know, and I didn’t bring up all the things that, you know, carpeting, ceiling tiles, things like that and that’s what’s being stored at Old Union right now. A lot of those items will be moved into that facility as far as carpet, ceiling tiles. Those are things that are up there at this time. The blades to our snowplows are up there at that building right now. Parks Right. And you are saying that this facility will not have any outside storage? Wright None. Parks Okay, that – Wright Any other questions? Sorry. Drake Could you clarify whether you would be agreeable to commitments that there will be no outside storage at this facility, no plans to park anything outside of this facility, no maintenance, etc. sort of concepts that you’ve discussed as plans. Wright You know, legally, I don’t see any problem in that whatsoever. I don’t know what an attorney would say on that case. You know, there are no plans whatsoever, so yeah if you need to write a letter or whatever you’d like as far as that stating that there is no plans for parking vehicles there. There’s no plans for working on vehicles there. And if you say working on vehicles, we will be putting snowplows on and off, things like that, but not a maintenance facility is what that is. Yeah, that’s what I’m talking about. Any other questions, I’m sorry? Thank you. Page 9 of 21 Zionsville Plan Commission September 15, 2014 Cradler Allan Cradler, Fanning Howey, I just want to add one thing. We did have a, invited the same people that got the notices to the school on September 4 to hear about this prior to this meeting and everything. We had four of the people that were notified came, including the neighborhood association vice-president. Because of the, that it was mentioned that the President is employed at the school, he did not attend. The Vice President attended and got the information. How they disseminated that I don’t, I’m not sure, but there was an opportunity for people to come view everything beforehand. Mitchell Okay I just, so the vice-president of the neighborhood association had all the information September 4? Cradler Yeah. Mitchell Okay, thank you. Parks Okay, rebuttal from the remonstrators. Auberry Terry Auberry, 320 Rockwell Court, Zionsville. My concern is that, yes, there are no plans to do these things that we have concerns about, but we all know that things change. If the building’s there and there’s not a rock solid agreement or outline for what can and cannot be done it can be used for anything and that’s our concern. So another thing, too, I understand they need the facility. I’m not challenging that, but why does it have to be put in a place where it’s interfering with people’s neighborhoods? There is plenty of property that this school system owns. We all know that. Probably way more than they need, we all know that, too. That a facility, which they need, they say can be put up without ruffling the feathers of the people who live in this city and pay the taxes. I am a little tired of the school getting what they want whenever they want it, and I’m voicing that opinion. Because it is not necessary to build this facility where they’re proposing, and they’ve already been shot down two other places. Why is that? Well, pick a place that makes sense to everybody and not just them. Thank you. Mitchell I’ve got a quick question for you. A limitation on the use, say that they did build it there, you don’t want it to turn into what? Auberry I don’t want heavy equipment there. I don’t care, I don’t want their trucks going in there and putting their blades on if that’s what we’re talking about. I don’t want whatever they’re going to take storage on from supplies. I don’t want semis rolling in there and loading stuff. Mitchell It is not necessarily the use, you’re back to the traffic, the types of vehicles. Auberry Traffic, and again usage. They say they’re not going to do any maintenance in there or they say. The words are, ‘we don’t foresee.’ Mitchell But we also have the power of any approval to say, you can’t run with the land, they can’t do anything. You can’t use it for X if we approve this. Page 10 of 21 Zionsville Plan Commission September 15, 2014 Auberry Okay and that is important to me, but the other side of the coin is also there’s going to be more traffic. There’s no way that there’s going to be less traffic and less congestion on Pleasant View Road with a storage facility there. It is just not conceivable. Mitchell Okay, thank you. Thompson Kent Thompson again, 330 Rockwell Court. I’d like to make a comment as to why so few people were at that meeting. There was one other person from Colony Woods there along with me. When you sent it out to five people, this person I don’t think even got it, Michael or Mitch Walters. He gave me his e- mail address. So when you say nobody came or cares to that meeting from Colony Woods, when you only send it out to four or five people, what can you expect. I think there were two people from Colony Woods, the Administrator, and I think the two or possibly a third contractor was there and they had this up there on the wall and I asked, I didn’t even know this gentleman, lives on Governor’s Lane. So that’s my comment, kind of a rebuttal as to why nobody was there from Colony Woods. Mitchell I have a question, does Colony Woods have an e-mail network that people use and does it have a newsletter? I mean I live in Raintree, and if somebody burps in Raintree it seems like it goes out on e-mail, and everybody knows about and so I didn’t know if Colony Woods has the same type of notification e-mail system. Thompson No. Mitchell It doesn’t? Okay. Thompson No, we got a little pamphlet that’s got everybody’s name and has got an address on there. Mitchell Okay. Thompson And when I got this I called and I don’t even remember the gentleman’s name, the president of the Colony Woods and he’s an administrator and I went, well this isn’t going to do a lot of good – Mitchell I heard the vice-president got it on September 4 and when they get it on September 4, nobody in Colony Woods heard anything from the vice-president? Thompson No, absolutely not. I had to walk around and tell people and they went, “What?” Mitchell And I assume that gentleman is not here tonight or that lady is not here tonight, the vice-president of the Colony Woods Association? ? ____ Mitchell Ok, thank you. Page 11 of 21 Zionsville Plan Commission September 15, 2014 Thompson So I just wanted to kind of clear that up. We care. Not just the five people on that street, the whole Colony Woods, if the whole Colony Woods had been, gotten this information I have a feeling there’d be a lot of people here. Parks Thank you. We’ve run out of time. Thank you very much for all of your comments. At this point in time I’m going to close the public hearing relating to this Agenda item. I’ll make a couple of comments. First of all, Mr. Secretary has the petitioner met the legal notice requirements from the perspective of the receipt of the notices? DeLong Yes, there’s been no question as to that process. Parks And these notices are sent out based upon statutory requirements. Okay. Any other comments from the Members of the Commission? Franz I’ve got a question Mr. Secretary, obviously there’s limitations on what this building can do. I mean is there limitations from a standpoint of actually making a maintenance facility or I mean what, is just some general limitations that would be imposed upon this due to its location? DeLong Certainly, from the Plan Commission’s point of view, you have the ability to establish any number of limitations such as no outdoor storage, hours of operation, lighting, noise, the doors always must be shut, except of course when deliveries are occurring. From the physical limitations, I mean certainly it is designed for large over-the-road vehicles to visit the site. The site has the correct curb cuts and weight design of the asphalt so – Franz I mean, is there limitations in the ordinances against making this, I mean, can they just become the maintenance facility or is there limitations on that specifically in the current ordinances? DeLong Well, no, the SU-1 classification would look at the B-0 or B1 District for Development Standards, and those zoning districts are not designed for maintenance facilities. I mean those are office buffer service type retail uses assuming they’re not proposing office buffer, or retail type uses. B2/B3 would be those intensive and commercial uses that are designed for maintenance facilities, lets say vehicle maintenance facilities, truck maintenance facilities, and that is not something that is supported by the zoning. Franz So they could not make it a maintenance facility under the current ordinances, right? DeLong If they were proposing a truck maintenance facility, no. That’s not what’s supported. Franz Right, okay. Parks And another way to assure that is to put conditions on any kind of approval motion that we might have. Page 12 of 21 Zionsville Plan Commission September 15, 2014 DeLong Certainly these, any items such as related to operation or storage, maintenance or, you know, by activities can occur outdoors, the presence of heavy equipment coming in and out, and those are items that can be reduced to writing on your forms as provided by the Town and those would be a statement of commitments. Parks Thank you. Any other comments from the Commission? Mitchell I’ll make a comment that whenever a petitioner comes in here to do a development we hold them to a pretty high standard and I think we’ve been fairly consistent about that for the last several years and one of the things we always look from them is some type of discussion, negotiation, conversation with the local neighborhoods in the area beyond the statutory legal notification and I don’t in my opinion see why we should hold our school board to any less of such standard, so that’s my comment. Parks Okay. Any other comments? Is there a motion for action? Mitchell Can I make a recommendation to the school board that maybe they may pull this rather than getting a ruling from us they’ll pull it, do some more conversations with the local neighborhood associations and come back? Parks To do that we would have to continue the, that would be the action that we would be have to take. Franz Let me ask a question. Let’s say they put this, it goes to a vote tonight and the vote’s 3 to 1 or 2 to 2, they need four to pass it – Parks We have to have four. Franz Right, what happens if it is, I mean if they go 3 to 1 is this automatically continued? Drake They have to come back next month. Franz Okay. Parks The Chair would accept a motion for action. Mitchell Let me ask that same question again, not that I’ve thought about it, if we vote to deny it though, what if it is 3 to 1 to deny? Parks Still is no action. Mitchell No action, okay. Then I move that Docket 2014-14-DP, Development Plan approval associated with the 5,440 square foot building located at 4700 South County Road 975 East be denied. Parks Is there a second? Fedor Second. Page 13 of 21 Zionsville Plan Commission September 15, 2014 Parks There is a second. All those in favor signify by saying aye. Mitchell Aye. Fedor Aye. Parks Opposed? Parks No. Franz No. Parks So is there another motion for action? There not being, this item is automatically continued to the next meeting. Thank you. The next item on the Agenda is Docket #2014-15-DP, a petition for Development Plan approval for the construction of a 350 square foot addition to an existing 4,659 square foot building in the B1 business and MRO Michigan Road overlay zoning districts. The petitioner please. Patel Hi, my name’s Chris Patel. We’re looking at doing an addition to the existing property on 11622 North Michigan Road, which was the old Key Bank building. We’re looking at adding about 350 square feet. Unfortunately I don’t have a PowerPoint presentation, but I believe you have everything in your packet. Parks Yeah, we do. Patel To take a look at, but we’re looking at just simply adding a 350 square foot area under the existing drive through canopy. We’re not looking at adding additional employees or anything. We want to use that as a conference space for our financial planning clients. We don’t believe that traffic is going to be increased because we’re going to have those clients come regardless of whether we have the addition or not. This is just kind of a nice place that we think we can put a unique conference area for our clients to sit in. I don’t have any other really major comments. I have my architect here to assist in answering any technical issues. Parks Any questions? Any remonstrators? Yes sir. Blatner Hello, my name is Craig Blatner. I own Village Music at 11818 State Road 334 right next to the building that is in question and I just have one question, what’s it going to be? Patel We’re financial advisors. Blatner And it is going to be financial advisory? Okay. Patel Uh, you got to come up here. Blatner Oh, I’m sorry. My interest, I’m sorry I just was wanting to know what they’re going to be and I’m always happy to have a neighbor. I just wanted to know what the neighbor was going to be doing. Page 14 of 21 Zionsville Plan Commission September 15, 2014 Mitchell It is just they have to come up to the microphone to answer because we are recording this. Blatner I understand. Thank you very much. That’s all I wanted to ask. Parks All right. Patel We’re financial advisors. We’re currently located in Carmel and we wanted to be a part of Zionsville, so we decided to purchase the building and hope we’re welcomed with open arms. Mitchell Give him your card. May be he needs a – Patel I will. Parks Okay. Patel Thank you. Parks Any questions from the Commission itself? Staff Report. DeLong Thank you. Staff is recommending approval of the petition as filed. Certainly as outlined, this is an addition if you will, say that in quotations, the addition in the enclosure underneath existing canopy. The petitioner has worked with Staff certainly to review the project based upon your Michigan Road overlay. Again, Staff is recommending approval of the petition and certainly happy to answer any questions. Parks Okay. I notice on your Staff Report that you’re suggesting that they include new shrubs being a minimum of 18 inches. DeLong Right, that’s an ordinance requirement. Parks Okay. DeLong While it is listed as a condition, it is something that is mandated. Parks Okay, fine. Any questions from or comments by the Commission? I’ll entertain a motion. Mitchell In the interest of the game getting ready to start in a little bit, I move that Docket 2014-15-DP, development plan approval establishing a 350 square foot addition to an existing building at 11622 North Michigan Road be approved based on the finding and the Staff recommendation as presented. Parks Is there a second? Franz Second. Parks It has been moved and seconded. All those in favor signify by saying aye. Page 15 of 21 Zionsville Plan Commission September 15, 2014 All Aye. Parks Opposed nay. It passes unanimously and with the quorum it does pass. Patel Thank you. Parks The next item on the Agenda is Docket #2014-16-DP, petition for Development Plan approval to construct a 30,000 square foot maintenance and dispatching business building with associated improvements including almost 380,000 square feet of parking area in the I-2 industrial zoning district . Metzel Thank you. Good evening, my name is Andi Metzel. Parks Thank you. Go ahead. Metzel I’ll start over again. My name is Andi Metzel. I’m an attorney with law offices located at One American Square, Suite 2300, Indianapolis, Indiana 46282 here before you on behalf of Marten Transport, pretty excited about this process. Glad that we are finally before the Commission, wanting Marten to ultimately become a member of the Zionsville Community. A couple of things. I just want to let you know. I do have a supplemental handout. If it is appropriate I would love to provide you with a copy of it. I think it is some things that engineering folks may have had the opportunity to see that you have not at this point and I think it might just be a little bit more descriptive, especially with regard to the lighting plan. And while that’s being handed out I’ll let you know. So each of you should have a copy of the Plan Commission materials that we did provide. A copy of things just with regard to the supplement, we wanted to make sure that you understood that the dialogue with the engineering folks and with TAC have continued to occur. That we’re trying to make the fine tuning and the revisions to this plan that are not changing the actual appearance of the development plan that you see as far as the amount of parking or the building structure or façade or things of that nature. It is fine tuning with regard to drainage issues and I’ll go into each of those a little bit further and some other things that have come up just along the way. You may have had the opportunity to read in your materials, but in case you haven’t you know we’re talking about I-2 zoned property in the Ripberger Business Park. This property is currently undeveloped in its entirety. That’s one of the things that makes it attractive. Marten has been in business for well over 60 years, so they are nationwide. They are in Canada. They also do operations even in Mexico, so they employ currently 2,700 +/- employees around the country. This is not a spec business. I know sometimes that in a community that can be a big investment on bringing somebody new to find out what it is they’re going to do, but Marten Transport has a long history. It is a family- owned business and I will tell you that. At Tab 3 of your materials I put in some descriptive facts about Martin and its growth and its history and I put those in there on purpose for all of you just so you understand a little bit about the vision of this kind of company and how they become a member of the community and they really try to stay where they belong for a long, long time. They are currently on Georgetown Road and, quite frankly, they bought a site that was an existing site and it is just kind of a like a shoe that doesn’t fit. At some point you really need some place that is more accustomed so that you have safe and efficient Page 16 of 21 Zionsville Plan Commission September 15, 2014 operations. The operations that are proposed are 33,000 plus square foot industrial office building. It will have approximately 40 employees at any given time, but it is not just a trucking hub. I want to be very clear about that. This is a maintenance facility, so it is not going to see all the traffic that Marten Transport has coming through the nation on any given day. It is a maintenance facility so primarily used for dispatch purposes and for maintenance. At Tab 3, on the second page there are two images that I intentionally included there and trying to dispel some of the mystery about the design plan or what you have in front of you as a development plan. Recent two facilities were constructed. We have one in Tucker, Georgia, another one there in Desoto, Texas, and that gives you an idea of the kind of facilities that they are currently building and that’s the kind of facility that is planned in the Zionsville community. So one of the waivers that is requested is for the tilt-up concrete panels because that is not a façade material that is typically approved. It is consistent with what was done with FedEx. It has very much the same type of appearance. The elevations for this particular site are enclosed at Tab 8 of your materials. That gives you the visual, but the reason I gave you those other photos of the facilities is sometimes you see an elevation and it looks one way and then sometimes you see a building as it is constructed and it is a little different, but this is pretty much it. I mean this is what this building looks like and the concrete tilt-up panels, quite frankly, you can do some pretty amazing things with concrete these days and the way that you know the material is actually structured, so that it looks, feels, and acts very well for this type of user. With regard to the specifics that are contained within the development plan that I think are things that Staff are at least focused on and that we should talk about. I want to notice and working with neighbors seems to be a hot topic this evening, so I just want to stay along those lines and let you know we have really tried to be transparent and quite frankly, I didn’t have the benefit of being involved in this project at the very outset, but I’ve had the benefit of being very involved in this project for a little while now and so we’ve been doing a lot of outreach with neighbors and, one of the great things about a public hearing is that you know you have the public here, so at our Board of Zoning Appeals meeting I had one of the neighbors who was there for a completely unrelated petition come up to me after the hearing, and he said, hey, I think I know how to reach that guy you’ve been trying to call, Mr. Hoover, and so I gave him my business card and I said please, if you do know how to reach him and he’s interested in talking to me, I sure do want to talk with him because we’re trying to protect any of the residential properties that are located anywhere in the proximity. Mr. Hoover’s property is located immediately to the west. He is also located adjacent to the Ripberger property. I talked with him tonight for over 50 minutes before I got here. We have agreed that we will talk again on Friday and this is mostly about what happened before the Board of Zoning Appeals and the location of a fence and the kind of fencing material to be used to safeguard his property. So we are actively engaged in that process. I did personally speak with Bill Ripberger. We have really made an effort to try to reach out to folks and understand if they have any concerns or what those concerns might be. We reached out to Baptist Homes. I found out that they were represented by Mr. Tim Ochs at Ice Miller, so he and I had a nice conversation. They were actually here at the Board of Zoning Appeals hearing. We entered into a commitment to satisfy any concerns that they may have. One little point, where our trucks will have to take a bend in the road as Page 17 of 21 Zionsville Plan Commission September 15, 2014 they are getting ready to go in the ingress/egress point, they were concerned at that area lights may shine onto property that they might develop some day in the future. We’ve entered into a commitment with them to address their concerns, so we’ve really tried to make that effort to reach out to folks and be accommodating and be good neighbors. I’d forgot a really important thing which is to introduce who’s with me tonight, so if you have specific questions I have with me Wade Ruben. He’s the vice-president of Marten Transport’s regional operations. Wade is with me here. I will say this, that he’s also uniquely positioned because Mr. Ruben and his family live in Zionsville. So not only does he have a vested interest in Marten Transport, but he has a vested interest in Zionsville as well and wanting to make sure that Marten is a good neighbor. We have with me Janene Ervin who is with KDC Construction. Janene can definitely talk about any construction-related details. Matt Boone with Civil and Environmental Consultants is here and he can answer really specific questions about drainage and things like that because that is not in my pay grade, so additionally we have Fritz Kauffman from Cassidy Turley and he’s been involved in brokering the property. So I just wanted to let you know specific questions can be directed to those folks. So I mentioned the waiver with regard to the concrete panels. You know, clearly Staff will speak for themselves. The Board of Zoning Appeals request related to transitional yards and also to the use of LED lighting. That’s one of the reasons I gave you the supplemental materials is so that you could get a better image of that LED lighting that we’re asking for. That was approved by the Board of Zoning Appeals, but there were still, even after that approval have been subject to some comments from your engineers. If you look at, let me grab one of these for myself, at Tab 2 in the supplemental, the small packet of materials you have there in front of you, that has the photometrics of what the lighting plan would be. Yes sir with lighting plan. I think the one thing that you will find interesting is there’s something that looks a little bit like a runway strip here in the corner. What the Staff or not Staff excuse me, engineering concerns were is that we use pole lighting, even though LED lighting is very direction focused more than regular lighting, very directionally focused. It still is so close to the property line in those areas that they didn’t want us to use pole lighting because you will have some of that overflow halo effect and so they wanted us to avoid that at all costs and when I say at all costs it is actually a pretty expensive cost for Marten, but they are willing to accommodate that concern by putting in Ballard lighting and that is what you see if that little, what it looks like there is a runway effect. I anticipated that it would be possible that Ballard lighting could be used before we had even had the comments back from the engineering folks and so that is also included in your large materials at Tab 10B and those are going to give you an actual image of what that kind of lighting looks like. You’ve probably seen it. A lot of hospitals use those at entryways, so that it doesn’t create unnecessary lighting. A lot of industrial sites as well, but the plan is to put those following that ingress/egress path all the way from Bennett Parkway and put those in at that area, so that it would accommodate the concerns from engineering with regard to lighting. Sticking with lighting, with regard to the LED I just want to point to the fact that not only is that Ballard lighting an expensive option, but LED lighting in and of itself, you know we’re not trying to go on the cheap here with materials and with lighting and things like that, it is actually a much more expensive option hopefully that pays off in the long term Page 18 of 21 Zionsville Plan Commission September 15, 2014 and hopefully in the long run is also better for the environment, but that’s one of the things I just want you to know that it is an investment from Marten that they’re trying to do things and do it well. This is a facility that they plan to be in for a long, long time so. With regard to other things mentioned by Staff, utility access I know that I don’t believe there are any issues at this point with regard to utilities. I know some concern with regard to, gosh, some transitional power. We sure would like to have power while it is temporary and while we’re in the building process. It seems to be an issue, so you know unfortunately may have to bring generators out to the site, but we sure would love to have power while we’re in the construction process if that’s possible. I think that’s something we can work through. Streets and vehicular circulation, I think as I mentioned you know we have, this is an interesting piece of property. There are all the challenges you could ever want. We have some big topography drop-offs on the east side. We have wetlands. We have ponds. We have mature trees and we have basically one skinny area where you can put an ingress/egress point. That’s it, so that’s really where we’re going and it is not necessarily by design, what would be the cheapest and easiest, but that’s what we can use and so that all of the truck maneuvering and turn around and anything else that’s what’s going to be used in that large parking area on the property. And it is intended to be that big on purpose, so that we don’t have trucks that need to use other people’s property to accomplish what they need to have done and so that’s with regard to streets and vehicular circulation. With regard to drainage, I know that there have been some concessions made with regard to reflect concerns raised by engineering. Those were with regard to pipe sizes and slope. For the first time this evening I had the opportunity to speak and when I say speak I mean really brief conversation with Mr. Jeff Butz who is here in the audience and I certainly don’t want to speak for him and he may have comments for you with regard to drainage and concerns. The way that Staff has proposed its approval that we could tweak drainage and continue to handle those issues and that we would have to receive that approval prior to an improvement location permit being issued. It is something that is certainly acceptable to Marten Transport. We had not had the opportunity to hear any input from Mr. Butz previously, so we’d love to hear it and we definitely want to hear his concerns. I know he indicated to me that he had shared them with the drainage folks. I just haven’t heard them myself so. With regard to the streets and storm water, engineering asked us to make some changes with regard to erosion control and a depressed curb. All those things have happened, so you know we’ve tried really hard to be interactive and do the things that Zionsville wants us to do to make sure that we’re developing this in a responsible manner. I think I talked enough about our communications with our neighbors. I believe that the request speaks for itself, but I certainly would want to answer any questions you have or any of the folks that are here with me that would be qualified to do so. So I appreciate your time. Parks Any other comments from petitioners? Any remonstrators? Staff Report. DeLong Thank you. Staff is recommending approval of the petition. Certainly it has been noted that drainage conversation continues. Certainly the items that are needing to be addressed have been whittled down, but certainly there’s a few details. I know that information was provided to the Town’s Engineer. I believe Page 19 of 21 Zionsville Plan Commission September 15, 2014 that information was provided, if not Friday then today, and there just simply has not been ample time to generate a response to that, so certainly it is not atypical of the Commission to, if you choose to approve the petition, to approve it contingent upon final resolution of any outstanding drainage items. The two other items certainly note the petitioner has worked closely with Staff and certainly we’ve been very busy working through a lot of different details and certainly encourage any thoughts related to that remaining tree stand that’s along the Bennett Parkway or the Bennett Parkway frontage, but currently is proposed to remain just looking for establishment on the record what is thought by the tenant as to what would happen with that, but other than that Staff is recommending approval of the petition. Again, related to and supportive of the building waiver. That is a very typical waiver the Commission hears as noted. FedEx utilized tilt-up concrete. Lids around the corner also looks to utilize that type of material. So recommending approval of the waiver and certainly recommending approval of the petition. And I’d be happy to answer any questions. Parks Okay fine. Comments or questions from the Commission? Franz Yeah you’ve got the south elevations on here, I’m assuming the west and north are almost mirror images, is that a fair statement of the building. Parks Microphone please. Ervin I’m Janine Irvin. I’m a Project Manager with KDC Construction at 4400 West 109th Street in Overland Park, Kansas. The east/west elevations are the front and back and so the office portion would be facing the east side, so if you’re looking at the diagram there it is – Franz Okay. And the north elevation, is that going to have the garage bay openings also? Ervin Correct, the north/south elevations would have the garage doors. Franz Okay. All right. Mitchell What is the plans, if any, that’s going to happen with the, as you told it, tough topography area in the northeast corner of the site? Ervin The northeast corner is the front facing, the front of the site correct? Mitchell Correct. Ervin We have that creek that runs kind of along Bennett Parkway there and there’s a big drop-off there, so that would stay undeveloped. That’s all trees and the creek and you know, so that would remain in place and the facility is actually behind that and almost not visible from the road and that northeast corner. Mitchell Thank you. Page 20 of 21 Zionsville Plan Commission September 15, 2014 Parks Any other questions or comments? In this case I would recommend that we take these actions in two steps. The first I would entertain a motion relating to the waiver to allow the building materials as presented. Franz I move that the waiver of the building materials be approved based upon the findings in the Staff Report as presented. Fedor Second. Parks It has been moved and seconded that the waiver be approved as presented. All as presented. All those in favor signify by saying aye. All Aye. Parks Opposed nay? The ayes have it and with the quorum of four that passes. And now I would move onto the development plan approval itself and I would entertain a motion relating to it. Franz I move that Docket #2014-16-DP, development plan approval establishing a 33,916 square foot building and associated improvements at 10364 Bennett Parkway be approved based upon the findings in the Staff Report and the Staff recommendations as presented. Mitchell Second. Parks There is a second. I would suggest if I may an amendment that would include that this would be contingent upon final resolution of the drainage issue and also that we would have a commitment to the maintenance of the standing timber along Bennett Parkway. Is there any second to that amendment? Mitchell Second. Parks Does the – Franz I accept it. Parks And the second. Mitchell I accept the amendment. Parks So that will be added to the main motion itself. Therefore I would call for a vote. All those in favor signify by saying aye. All Aye. Parks Opposed nay. The ayes have it. The quorum of four has passed it and therefore it is approved. Are there other matters to be presented at this time? I will entertain a motion to adjourn by everybody getting up and leaving. Mitchell So moved, aye. Page 21 of 21