Nov 04, 2025 Carmel Plan Commission

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>> GOOD EVENING AND WELCOME TO THE NOVEMBER 4, 2025 MEETING OF THE COMBINED RESIDENTIAL AND COMMERCIAL COMMITTEE MEETING OF THE CARMEL PLAN COMMISSION. THIS EVENING, WE HAVE SEVERAL ITEMS ON THE AGENDA, HOWEVER THE FIRST ITEM IS A PUBLIC HEARING. THIS IS THE DOCKET TRANSFERRED FROM OUR FULL PLAN COMMISSION MEETING TO THIS MEETING THIS EVENING, SO THIS DOCKET, WE ARE GOING TO FOLLOW OUR PLAN COMMISSION RULES AND PROCEDURES FOR THIS DOCKET.

FOR THOSE WHO MIGHT BE WATCHING FOR THE FIRST TIME, OUR RULES AND PROCEDURES ARE SUCH THAT THE PETITIONER WILL HAVE 15 MINUTES TO PRESENT THEIR POSITION. AFTER THAT, WE WILL OPEN UP TO COMMENT AND YOU MAKE COMMON IN FAVOR OR OPPOSITION OF THE DOCKET. THE PETITIONER WILL HAVE AN OPPORTUNITY FOR REBUTTAL. AFTER THAT, WE WILL TURN IT OVER TO STAFF COMMENTS. WE CLOSE THE PUBLIC HEARING AT THAT POINT, HOWEVER TONIGHT WE WILL NOT CLOSE THE PUBLIC HEARING. WE WILL LEAVE IT OPEN, SO WHEN THE DOCKET DOES MAKE ITS WAY BACK TO THE FULL PLAN COMMISSION, THE

[A.1. Docket No. PZ-2025-00205 OA: Fees Amendment, UDO Article 1]

>> GOOD EVENING. THANK YOU, PRESIDENT AND MEMBERS OF THE COMMISSION. MIKE HALL, DIRECTOR OF COMMUNITY SERVICES. FIRST OF ALL, I WOULD LIKE TO THANK THE COMMISSION FOR ACCOMMODATING PUBLIC HEARING THIS EVENING. IT IS A LITTLE FUNKY. I CAN'T REMEMBER THE LAST TIME WE DID SOMETHING LIKE THIS, AND I KNOW THAT -- I DIDN'T MAKE IT RIGHT ON THE NOTICE FOR THE LAST MEETING, SO HAVING IT TONIGHT IS HELPFUL. WE ARE NOT IN A HURRY AND IT'S NOT A RUSH. THE SOONER WE CAN GO TO AN AGREEMENT AND GET THIS OVER THE LINE, THE BETTER FOR DOCS. THIS PROPOSAL OR PROPOSED ORDINANCE AMENDMENT IS THAT THE FIRST COMPREHENSIVE AMENDMENT TO OUR SCHEDULE OF FEES SINCE 2003 , IT WAS IN 2003 WHERE WE ADOPTED THAT ADJUSTMENT, SO IT'S NOT THAT OUR FEES HAVE BEEN STATIC IN ORDINANCE WAS ADOPTED IN 2003.

WHAT THIS DOES IS BESIDES INCREASED FEES, IT IS MORE OF A BETTER REFLECTION OF HOW WE DO BUSINESS TODAY. THE CONSTRUCTION TODAY IS A LITTLE DIFFERENT THAN IT WAS IN 2003. A LITTLE COMPLICATED, RESIDENTIAL AND COMMERCIAL. OUR INSPECTION TEAM DOES MUCH MORE. THERE ARE 35 NEW FEES IN HERE THAT AREN'T PART OF THE CURRENT FEE STRUCTURE. THOSE ARE ALL THINGS THAT WE CAN TALK ABOUT THIS EVENING. ESSENTIALLY, THAT'S IT. I WASN'T PREPARED TO GO LINE BY LINE, BUT I'M HAPPY TO GO LINE BY LINE. THE PETITION AND DRAFT ORDINANCE HAS ALL BEEN ONLINE AND CIRCULATED AND CONSISTENT WITH THE PLANNING COMMISSION RULES, SO IT'S BEEN OUT THERE. I KNOW THIS IS A PUBLIC HEARING TONIGHT, SO I WILL BE HAPPY TO ANSWER ANYTHING THAT COMES UP IN THE PUBLIC HEARING AND WORK WITH THE COMMISSION ON Q&A, AS WELL.

>> THANK YOU VERY MUCH. THIS IS NOW THE TIME FOR ANYBODY WHO WOULD LIKE TO MAKE COMMENTS. IS THERE ANYBODY HERE WHO WOULD LIKE TO SPEAK IN FAVOR OR OPPOSITION TO THE PETITION? SEEING NO ONE. I WILL TURN IT OVER, I GUESS, DOES THE DEPARTMENT HAVE ANY FURTHER COMMENTS? NO? YES?

>> WE JUST RECOMMEND THAT AFTER YOU DISCUSS, YOU TURN IT TO THE COMMISSION WITH A FAVORABLE RECOMMENDATION.

>> THANK YOU. I WILL NOW OPEN IT UP TO MY FELLOW COMMISSIONERS

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TO. >> THEY WERE AMAZED AT HOW IN-DEPTH OUR FEES ARE. IT IS HELPFUL IF ENGINEERING. YOU CAN SEE WHAT IS IN THE WORKS, TOO. I WAS REALLY SURPRISED AND PLEASED, BECAUSE YOU NEVER KNOW WHAT YOU'RE GOING TO GET WITH

THE COUNCIL. >> WHAT?

>> I WILL SAY THAT THE OTHER PART OF IT, AS WELL, WAS REALIZING THE AMOUNT OF WORK THAT GOES INTO ENGINEERING DOCS, PERMITTING PROCESS WITH BUILDING INSPECTION AND HOW MUCH WORK GOES INTO IT. FOR LACK OF BETTER TERMS, I'M NOT SAYING THAT WE ARE CHEAP. WE ARE CERTAINLY NOT CHEAP, BUT WE HASN'T -- THE COSTS HAVE RISEN. THE COST OF BUILDING AND REBUILDING.

EVERYTHING THE WORK THAT THEY DO IS ALL OF THE CITY STAFF IS INCREDIBLY IMPORTANT TO THE ENVIRONMENT THAT WE LIVE IN AND THAT SHOULD BE REFLECTED WITHIN OUR FEE SCHEDULE, AS WELL.

>> THANK YOU SO MUCH. ANY OTHER COMMENTS OR QUESTIONS?

>> I DIDN'T HAVE ANY CONCERNS ABOUT THE INCREMENTAL INCREASES OF THE ONES THAT ALREADY EXISTED. THE NEW ONES I'M ASSUMING ARE CONSISTENT WITH WHAT OTHER MUNICIPALITIES HAVE

IN PLACE. >> NOPE. MAYBE IN SOME CASES, BUT THE COMPARISON DOCUMENT THAT I HAD SENT WITH THE PACKET ORIGINALLY, NOT ALL OF OUR FEES CORRELATE ACROSS THE BOARD. THE ONE NEW FEE, PLANNING COMMISSION APPLICATIONS, TEXT AMENDMENT, THERE ARE SOME COMMUNITIES THAT HAVE IT AND SOME DO NOT. WE FELT LIKE RATHER THAN APPLY THE PUD ORDINANCE FEE, LIKE IF THEY ARE BRINGING A FRESH, THIS WOULD BE AN EXISTING PUD, SO IT IS SLIGHTLY MORE ACCOMMODATING TO THE PETITIONERS WITH A LOWER FEE, WHICH NORMALLY DOES REQUIRE QUITE AS MUCH WORK.

>> IF YOU CAN GO TO THE VERY END, THE DEFINITION OF STRUCTURE CLASS ONE, I JUST WANT TO MAKE SURE I'M UNDERSTANDING HOW THIS COULD JUST BE ME, BUT AS I READ IT. IT SAYS, CLASS ONE STRUCTURE IS ANY BUILDING OR STRUCTURE OCCUPIED BY THE PUBLIC OR USED BY ONE OR MORE EMPLOYEES OF ANOTHER. THREE OR MORE RESIDENTIAL UNITS, ET CETERA OR USED BY ONE OR MORE EMPLOYEES OF

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DEFINITION. >> THAT IS A DEFINITION OUT OF THE STATE FOR COMMERCIAL BUILDING.

>> THAT IS EXACTLY -- OKAY. IF IT COMES OUT OF THE STATE

STATUTE THAT WE? >> IT'S THE ADMINISTERED OF

CODE. >> OKAY. SOME DRAFTING AND PROVING THAT IT WOULD BE WARRANTED, BUT IF THAT'S HOW IT'S DRAFTED, WE COULD USE THAT. THAT IS MY ONE QUESTION.

DOES ANYBODY ELSE HAVE ANY QUESTIONS?

>> I DON'T KNOW HOW TO ASK THIS, SO I WILL BLURT IT OUT.

WHAT IS SEXUALLY ORIENTED BUSINESS?

>> WE DO HAVE A DEFINITION FOR THAT IF YOU'D LIKE ME --.

>> I WILL READ IT MYSELF. >> IT IS WHAT YOU THINK IT IS.

IT'S NOT A PERMITTED USE IN ANY DISTRICTS AND ANY APPLIED IN THE CITY. YOU HAVE TO REZONE AND APPLY FOR A PERMIT.

>> I NOTICED THAT THE CHARGE WENT UP EXPONENTIALLY.

>> WE HAVE NOT HAD MUCH ACTIVITY IN THAT INSTEAD OF LOWERING THE PRICE, WE WILL RAISE THE PRICE, BECAUSE IT IS MORE VALUABLE.

>> WE ALWAYS NEED LEVITY IN THESE CONVERSATIONS, SO I APPRECIATE IT VERY MUCH. ANY OTHER QUESTIONS OR COMMENTS?

>> THE DEPARTMENT REPORT STAFF RECOMMENDATION IS TO SEND IT BACK TO THE FULL PLAN COMMISSION. WITH THAT SAID, DO I HAVE A MOTION? I HAVE A MOTION AND SECOND BACK TO THE FULL

PLANNING COMMISSION. YES? >> I KNOW BECAUSE THIS IS AN AUDIBLE SITUATION, WE TALKE INTERNALLY ABOUT KEEPING THE PUBLIC HEARING OPEN IN CASE -- IF SOMEBODY COULDN'T BE HERE JUST BECAUSE NORMALLY PUBLIC HEARINGS OCCUR ON THAT THIRD TUESDAY AND WE WOULDN'T OBJECT GIVING THE PUBLIC ONE MORE SHOT.

>> ABSOLUTELY. I PURPOSEFULLY DID ENCLOSE THE PUBLIC HEARING.

IT IS STILL OPEN AND IT WILL STAY OPEN UNTIL THE NEXT COMMISSION MEETING. POINT WELL TAKEN. I HAVE A MOTION AND SECOND TO SEND THIS TO THE FULL PLANNING COMMISSION. WITH A FAVORABLE RECOMMENDATION? WITH A FAVORABLE RECOMMENDATION FOR ALL IN FAVOR? ANY OPPOSED? HEARING NONE. THIS WILL GO BACK TO THE FULL PLANNING COMMISSION WITH FAVORABLE RECOMMENDATION AND THE PUBLIC HEARING WILL STILL BE OPEN, SO OPPORTUNITY TO COMMENT

[Additional Item]

ITEM ON THE AGENDA. >> THANK YOU, MADAM CHAIR. NEXT UP ON THE DOCKET, OLD BUSINESS. BZ 202510216 FACADE RESTORATION RENOVATION. THE APPLICANT SEEKS APPROVAL FOR TUCK POINTING, REPLACING BIT WINDOWS AND ZONE B2 BUSINESS DISTRICT LOCATED WITHIN THE OLDTOWN OVERLAY DISTRICT. MAINSTREET SUB AREA FILED BY JESSE OF FRUSTRATION AND ON BEHALF OF THE BUILDING

OWNER. >> HELLO. ADAM MCNEIL. I HAVE RACHEL HERE, AS WELL. SHE WILL HELP GO THROUGH SOME OF THIS. I PURCHASED THIS BACK IN AUGUST OR SEPTEMBER. JESS WAS HERE AND HE WAS THE BROKER ON IT AND HE WOULD HAVE BEEN REALLY FAMILIAR.

I LIVE JUST DOWN MAIN STREET BY THE HIGH SCHOOL, SO I'M GOING PAST THIS BUILDING 100 TIMES AND I DIDN'T REALLY LOOK AT IT CLOSELY, BUT AS WE DID AND THE OPPORTUNITY CAME TO PURCHASE, YOU REALLY LOOK AT THE STOREFRONTS, LIMESTONE AND EVERYTHING ALONG THERE HOW DETERIORATED THAT IS. THIS IS 1913 BUILDING, SO IT IS THREE SEPARATE PARCELS, BUT IT'S ALL ONE BUILDING SOMEHOW AND GOT SEPARATED OUT. THERE ARE THREE STOREFRONTS ON THE LOWER LEVEL, THEN TWO SEPARATE SUITES UP ABOVE. FIVE SUITES TOTAL. I HAVE A PHOTO FROM 1950 OF WHAT IT

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>> CAN YOU SHOW IT? IF YOU PUT IT UNDERNEATH THE CAMERA, IT

WILL SHOW ON THE SCREEN. >> RIGHT HERE? RIGHT HERE? SO, RIGHT NOW, WHAT THEY HAVE DONE AT SOME POINT WAS AT THE VERY TOP, THAT HAS BEEN REMOVED. SORRY. WHAT WE SEE IS MIXED AND MATCHED BREAK AT THE TOP AND WHATEVER THEY DID IS THE CHEAPEST THING POSSIBLE WHEN THEY TORE IT DOWN AND THEY JUST PUT BRICK AND PATCHED IT. YOU HAVE THE LOWER LEVEL WHERE YOU CAN SEE THEY HAVE THE WINDOWS THAT ARE ROUGHLY 12 FEET OR SO FROM THE FLOOR GROUND ALL THE WAY UP. THAT IS WHERE THE EXISTING I-BEAMS ARE. WHAT THEY HAVE DONE IS BOARDED UP ALL THREE OF THE STOREFRONTS WITH A DIFFERENT VARIATIN. THAT IS THE HODGEPODGE OF WHAT THEY HAVE DONE, BUT THEY DROP THE WINDOWS DOWN. THEY ARE ON THERE NOW THAT REALLY NEED REPLACED. THE PLAN IS TO REMOVE EVERYTHING OFF THE FENCE AND PUT BRAND-NEW WINDOWS AND STOREFRONTS, SO WE WOULD GO AND REMOVE ALL OF THE EXISTING LIMESTONE AND ALL OF THE STOREFRONTS WOULD COME OUT. THE NEW LIMESTONE AT THE BOTTOM, NEW DOORS, WINDOWS AND IT WOULD GO ALL THE WAY UP, SO IT WOULD BE FILLING UP THE EXISTING SPACE.

WHILE WE ARE DOING THAT, MY PLAN IS TO ALSO RENEW THE SECOND STORY WINDOWS, AS WELL. IT WILL BE NEW BLACK OR WHATEVER THE WINDOWS ARE THAT THE COMPANY WOULD GO WITH. THE BREAK HAS HAD A NUMBER OF THINGS THAT YOU CAN SEE HERE. THERE IS ALL OF THIS METAL AND STUFF STICKING OUT. MOST IS NOT IN GREAT SHAPE. YOU HAVE CRACKING, SO THE PLAN IS TO STRIP EVERYTHING DOWN AND RETOOK THE POINT AND PROPERTY. I WORKED WITH RACHEL ON, WE ARE GOING TO STAIN THE BRICK. I KNOW THAT WAS SOMETHING -- THAT WAS IMPORTANT TO NOT DO, SO WE HAVE BEEN WORKING WITH AND THAT IS WHY WE WENT WITH THE CONTRACTOR HERE THAT WE ARE USING ON THE PROJECT. THIS IS KIND OF THEIR SPECIALTY WITH BRICK RESTORATION. WE ENDED UP DECIDING TO GO WITH -- IT'S A DARKER STAIN, BUT WE WILL DO A VARIATION OF 1 TO 4 COATS, SO IT WILL GIVE AND CONTRAST FOR WHAT WE DID IS WE WANT THE LATER ROUTE ESSENTIALLY, SO THEY WILL BASICALLY GRIND OUT ALL OF THE EXISTING MORTAR, THEN THEY WILL GO BRICK BY BRICK. YOU KEEP THE INTEGRITY OF THE BRICK AND THEY WILL BRING IT BACK. CAN YOU SWITCH? WHEN YOU SWITCH DIRECTORY TROLL BACK TO RACHEL? OKAY, SO THIS IS AN EXAMPLE HERE. WE DID A COUPLE OF TEST SECTIONS ON THE BUILDING. YOU CAN SEE WHERE THEY HAVE GONE AND THEY DID A VARIATION OF THE BRICK. THE BRICK NATURALLY HAS DIFFERENT CONTRASTS WITH LIGHTER AND DARKER. IT WILL BASICALLY TRANSLATE OVER AND YOU WILL HAVE THE SAME CONTRAST AS WE REDO IT.

THE BIGGEST DIFFERENCE IS THAT WHERE THE BORDERLINES ARE, THAT WILL BE TAKING OUT ALL OF THE EXISTING MIDDLE METAL STICKING OUT AND ALL OF THE EXISTING SIGNAGE COMING DOWN AND IT WILL BE PUTTING IN AND GETTING BRAND-NEW SIGNAGE THAT WILL BE CONSISTENT WITH WHAT IS ALREADY DOWNTOWN. LET'S SEE. SO, YES. I LOVE THAT PROJECT AND IT TURNED OUT NICE. THEY DID A NICE JOB, ESPECIALLY ON THE BACK COURTYARD AREA. THIS IS THE BACK OF THE BUILDING NOW. ALL OF THE VINES ARE GOING TO BE COMING DOWN AND WE HAVE -- WHAT IS IT? HOME STORE IS GOING IN ON THE OTHER SIDE AND I KNOW THEY ARE REDOING THE FRONT OF THEIR BUILDING. I THINK WHEN IT'S ALL DONE ON ONE SIDE, IT WILL MAKE IT POP

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>> THANK YOU SO MUCH FOR YOUR SUMMARY. I WILL JUMP IN AND SAY THAT YOU MUST BE DOING SOMETHING RIGHT, BECAUSE I CAN'T MEMBER THE LAST TIME THAT I LOOKED AT HER NOTES FROM STAFF. YOU ARE

DOING SOMETHING VERY WELL. >> GOOD. THIS IS THE FIRST TIME

I HAVE DONE IT. >> YOU ARE STARTING OFF VERY WELL, SO I WILL OPEN UP FOR COMMENTS OR QUESTIONS. DO YOU HAVE ANY ADDITION TO KNOW COMMENTS OR QUESTIONS OR

CONCERNS? >> I WANT TO LET YOU KNOW THAT WE DID GO OUT MULTIPLE TIMES TO LOOK AT THE DIFFERENT WAYS THAT IT COULD BE APPLIED TO THE BRICK. IN YOUR PACKET, I DID WANT TO CALL ATTENTION. THE ORIGINAL IDEA WAS TO USE A DARK MORTAR, BUT I FELT LIKE IT MADE IT LOOK LIKE PAINT AND THAT IT WAS PAINTED ALL ONE COLOR AND IT DIDN'T HAVE THE VARIETY IT SHOULD HAVE FOR A BUILDING BUILT IN THE EARLY 1900S, THEN UP HERE THESE ARE OTHER EXAMPLES OF HOW IT COULD STILL LOOK REALLY GOOD IF YOU KEPT A COLOR THAT IS CLOSE TO THE ORIGINAL, SO THAT'S WHY WE ENDED UP ON THIS AND ALL OF THIS WAS DONE IN AN ALCOVE . WE WENT OUT AND TRIED IT MULTIPLE TIMES AND CAME UP WITH A MIXTURE OF CODES BETWEEN ONE AND THREE OR FOUR CODES THAT WILL BE SPORADICALLY PLACED ON THE BRICKS, SO THAT THEY STILL LOOK ORIGINAL, BUT HAVE A SHARPER LOOK.

>> YOU CAN SEE AT THE BOTTOM. I PROBABLY SHOULD HAVE BROUGHT MORE. THIS IS WHAT IT LOOKS LIKE. HOW BAD THAT LOOKS. JUST SLAPPING STUFF ON. THE LIMESTONE -- I DON'T EVEN KNOW -- IT IS LAYERED. I KNOW THAT CARMEL HAS HAD THE LOOK WHERE IT'S ALL SOLID LIMESTONE . THAT WILL BASICALLY GO BACK AND IT WILL BE

NEW. >> IT'S ON ALL OF THE NEWER BUILDINGS, SO ADDING IT LOOKS FINE. IT IS ONLY OF 18 OR 24 INCHES. IN THE SHORT TERM, WE WILL BOARD UP THE FRONTS AND I THINK IT CAN BE DONE FOUR WEEKS IS WHAT THEY SAID. WE HAVE TO HAVE THE LIMESTONE PLACED AND THEY CAN MEASURE AND GET THE GLASS ORDERED, SO I THINK THIS WILL ALL BE DONE AND HOPEFULLY IN FIVE OR SIX WEEKS. WE WILL SEE.

>> SO, IN CONCLUSION. WE ARE IN SUPPORT OF THIS AND EXCITED FOR THE INVESTMENT AND CARE BEING BROUGHT TO THIS BUILDING AND FROM THE BACK, IT WILL MAKE IT LOOK MUCH NICER. ALONG WITH THIS, THEY'RE GOING TO DO NEW SIGNAGE AND TALKED ABOUT THE NEW WINDOWS AND THE LIMESTONE WILL BE CLEANED THAT IS EXISTING, SO NONE OF THE BRICK OR LIMESTONE WILL BE PAINTED. WE ARE IN SUPPORT OF THIS AND RECOMMEND THAT YOU APPROVE IT TONIGHT.

>> WE HAVE THE AUTHORITY TO MAKE FINAL APPROVAL TONIGHT.

>> I WANT TO THANK YOU ARE MAKING THESE IMPROVEMENTS. THIS WILL MAKE IT LOOK REALLY NICE. TAKING THE TIME TO TEST

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IT WILL LOOK SO NICE. THE TWO BUILDINGS ON EACH SIDE WILL HAVE SOMETHING IN BETWEEN THAT IS A LITTLE DIFFERENT AND IT WILL LOOK REALLY GREAT AND I APPRECIATE YOU TAKING THE TIME TO TEST THAT. TO UPGRADE A KEY PART, SO THANK YOU SO MUCH. I

THINK IT'S GREAT. >> I WILL ECHO THOSE COMMENTS AND I THINK THIS IS FANTASTIC AND I APPRECIATE YOU MAKING THE INVESTMENT. IT WILL LOOK AWESOME WHEN IT'S DONE. MY QUESTION, I GUESS, AND MAYBE IT'S A STAFF QUESTION, BUT DOES THIS REQUIRE HISTORIC PRESERVATION OR COMMISSION BLESSINGS ATUL?

>> THEY ARE NOT CHANGING THE LOOK OF THE CHARACTER.

>> EXCELLENT. >> COOL.

>> I MOVE TO APPROVE DOCKET ITEM 00216. GO AHEAD.

>> I LIVE ON MAIN STREET, AS WELL, BUT A LITTLE FURTHER EAST.

I JUST WANT TO SAY THAT I WANT TO ECHO YOUR COMMENTS, AS WELL.

I SPENT TIME ON THAT ON THE STRETCH OF ROAD AND I CAN'T BELIEVE YOU ARE DOING THIS. I REALLY CAN'T. IT'S AN AMAZING PROJECT AND I'M HAPPY TO SEE THE REVITALIZATION OF IT.

>> I HAVE LIVED IN CARMEL FOR 10 YEARS NOW THEY HAVE NOT BOUGHT OR OWNED ANY INVESTMENT FOR THE STATE IN CARMEL. WE DEVELOPING AND DOING THIS NEW CONSTRUCTION OUT THERE, SO I'M EXCITED TO HAVE SOMETHING THREE BLOCKS AWAY.

>> AS A CITY COUNSELOR, AND DRINKING YOU -- THANKING YOU FOR

MAKING THE AREA BEAUTIFUL. >> COOL.

>> ANY OTHER COMMENTS? WE DO HAVE A MOTION.

>> I'LL SECOND. >> MOTION AND SECOND. ALL IN FAVOR? MOTION CARRIES. THANK YOU VERY MUCH.

>> THANK YOU. >> NEXT ON THE AGENDA IS

[B.1. Docket No. 2025-00126 CPA: Home Place Subarea Plan - Comprehensive Plan Amendment]

THE APPLICANT SEEKS TO AMEND THE COMPREHENSIVE PLAN TO INCORPORATE A NEW HOMEPLACE SUB AREA PLAN. BY THE DEPARTMENT OF COMMUNITY SERVICES ON BEHALF OF THE CARMEL PLAN COMMISSION.

WHENEVER YOU ARE READY. >> GOOD EVENING. WITH THE DEPARTMENT OF COMMUNITY SERVICES, LET ME GET DISCONNECTED HERE. OKAY. YOU ALL HAVE RECEIVED IN YOUR PACKETS -- WE HAVE SOME REVISIONS AND GOT THROUGH THE INITIAL DRAFT FROM JULY AND MADE IT ALL THE WAY THROUGH THE DOCUMENT AT THE COMMITTEE AND NOW WE HAVE THE REVISED VERSION. AS A REMINDER OR IN CASE YOU HAVE MULTIPLE COPIES LAYING AROUND THIS THING, IT SAYS OCTOBER 2025 AND ON THE COVER PAGE, AS WELL AS THE BOTTOM PAGE -- THE BOTTOM OF EACH PAGE OF THE DOCUMENT, OCTOBER 2025. YOU WILL ALSO NOTICE THE REVISIONS THAT WE HAVE MADE ARE INDICATED AS THE DIVISIONS INDICATED IN THIS PINK OR MAGENTA COLOR. IF THE COMMITTEE WOULD LIKE, I WILL JUST FOCUS ON THE PAGES THAT HAVE CHANGED, THEN WE CAN CONSIDER AFTER A CERTAIN AMOUNT OF TIME, HOPEFULLY GET THROUGH THIS AND CONSIDER A TIME LIMIT IF WE NEED TO.

>> WILL TRY FOR AN HOUR, BUT IF WE GET CLOSE, WE WILL GET GOING.

>> DANIELA WITH YARD AND COMPANY IN CASE WE HAVE ANY QUESTIONS OR FURTHER DISCUSSION. THE FIRST CHANGE IS ON PAGE THREE. WE

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ON PAGE FOUR, BOTH APPEAR ON THE SAME PAGE. THERE IS A HOMEPLACE LOCATOR MAP IN THE CONTEXT OF CARMEL, AS WELL AS THE BOUNDARY MAP. THOSE ARE THE ONLY CHANGES TO THOSE MAPS. I THINK THE HOMEPLACE LOCATOR MAP WAS MADE A LITTLE BIT LARGER FOR CLARITY.

MOVING ON TO SECTION 1, THERE WERE NO CHANGES UNTIL PAGE SEVEN ON THE PROJECTS IN THE WORKS PAGE. WE MADE A NOTE TO STRIKE ANY MENTION OF A CHARTER SCHOOL.

>> I WILL PAUSE RIGHT THERE. I APPRECIATE THAT, BUT I THINK WE HAVE A TYPO IN THE SENTENCE PRODUCES POTENTIAL OPTIONS INCLUDE AN EARLY LEARNING CENTER. MAYBE IT'S A POTENTIAL

OPTION INCLUDES AN EARLY --. >> THANK YOU. WE WILL MAKE NOTE OF THAT. I'M GOING ACOUSTIC ON THIS PAGE. THANK YOU. THE GROWTH STRATEGY SECTION. WE ARE CHANGING TITLES OF THE FOLLOWING PAGES, SO WE WILL GET INTO THE DETAILS OF THAT, BUT INSTEAD OF LAUNCHING A PLACE-BASED ORGANIZATION, WE RENAMED THAT, SUPPORT PLACE-BASED ORGANIZATIONS AND ADDED A SECTION CALLED COLLABORATE WITH INTENTIONALITY, THEN ON THE SET DIVISION SECTION, WE CLARIFIED THAT TO SAY, TO SET THE VISION FOR GATHERING PLACE. THERE'S A LOT OF DISCUSSION ABOUT HOW THE DOCUMENTS SEEM TO JUMP BACK AND FORTH BETWEEN THE ENTIRE BOUNDARY AS AN AREA VERSUS JUST 160 AND COLLEGE AREA.

>> I HAVE A QUESTION. YOU ARE DOING FINE. I JUST WANT TO GO BACK TO PROJECTS UNDER PLANNING SUMMARY, BECAUSE I HAVE A NOTE FROM THE MEETING. HE REQUESTED THAT IN PROJECTS IN THE WORKS, YOU ADD ROSIE'S AND THE HAND PROPERTIES. I JUST HAD THIS.

>> I NOTED DIFFERENT PROJECTS FROM THE DISCUSSION THAT WERE VERY SMALL, SO WE DECIDED NOT TO ADD VERY SMALL INDIVIDUAL

PROJECTS. >> HE'S NOT HERE, SO TO WEIGH IN. IT WAS IN MY NOTES. TO ME, IT'S NOT A DEALBREAKER. IT DOES SHOW SOME CURRENT PROJECTS.

>> ANY QUESTIONS ON THE TITLES OF THE GROWTH STRATEGY? DEFINE WHO WE ARE SECTION, CHANGE AROUND THE PHOTOGRAPHS AND SWITCH THOSE OUT TO BE MORE IDENTIFIED WITH HOMEPLACE AS A WHOLE. SOME BRANDING GRAPHICS ON THIS PAGE AND YOU WILL SEE SOME OF THAT LATER. THIS IS A BETTER PLACE TO PUT MORE CHARACTER IMAGES AND IMAGES THAT HAVE BEEN TAKEN IN HOMEPLACE. IN TERMS OF THE TEXT ITSELF, DEFINE WHO WE ARE AND WE PLACE IDENTITY PURPOSE TO THIS IS HOMEPLACE. WOULD IT BE HELPFUL TO READ THE

[00:35:06]

THOSE? >> I LOOK AT THE AFFORDABLE LIVING OPTIONS AND OPPORTUNITIES. I THOUGHT THAT WAS EXCELLENT AND BETTER ADDRESSED HOMEPLACE. THAT IS WHAT I WAS THINKING WE WERE TRYING TO DO. I THINK WE ARE

GOOD. >> OKAY.

>> IF WE HAVE THE DOCUMENT, WE ALSO HAVE TITLES TO THE IMAGES,

AS WELL. >> THIS IS A TANGENT. IT LOOKS AMAZING, THE SECOND ONE ON THE RIGHT, WHERE IS THAT PATH?

>> I'M NOT SURE IF THIS ONE IS IN HOMEPLACE.

>> IT LOOKS AMAZING. THAT'S A SIGN PENSION. THANK YOU.

>> IT COULD BE CENTRAL PARK THOUGH. I DON'T KNOW OFF THE

TOP OF MY HEAD. >> IT COULD BE CLOSER THAN

111TH. >> THAT IS WHAT WE WILL GO WITH.

>> IF IT'S NOT IN CENTRAL PARK, WE CAN FIND WHERE IT IS. IT'S VERY SIMILAR TO THAT. ON PAGE 10, THIS IS ONE WHERE THE TITLE CHANGED INSTEAD OF LAUNCH A PLACE-BASED ORGANIZATION. WE HAVE TWO SUPPORT PLACE-BASED ORGANIZATIONS EVEN THOUGH THE WORK ON THE PLAN HIGHLIGHTED THE LAUNCHING OF THE 106 AND COLLEGE INCORPORATED PLACE-BASED ORGANIZATION. WE FELT LIKE NOT ACKNOWLEDGING THE GREATER HOMEPLACE NEIGHBORHOOD ASSOCIATION OR ADVISORY BOARD WAS CREATING SOME CONFUSION AMONG DISCUSSIONS ABOUT WHO'S DOING WHAT AND WHETHER -- WHAT GROUPS ARE RELEVANT AND ACTIVE, SO WE FELT LIKE EVEN THOUGH THE 106 AND COLLEGE IS A NEW ADDITION, WE COULD STILL LIST THE GREATER HOMEPLACE NEIGHBORHOOD ASSOCIATION AND HOMEPLACE ADVISORY BOARD WITH BRIEF DESCRIPTIONS OF THOSE. IN THE 106 AND COLLEGE TEXT, WE CLARIFY THAT THEIR SERVICE AREA IS THE EXISTING HOMEPLACE BUSINESS DISTRICT, UPDATED SOME INFORMATION ABOUT THEIR INITIAL -- INITIAL BOARD HAS GROWN FROM NINE AND SPECIFYING THAT THEY WILL BE COLLABORATING WITH THE GREATER HOMEPLACE NEIGHBORHOOD ASSOCIATION. ANY QUESTIONS ON THAT PAGE? PAGE 11. PAGE 11 IS THE NEW ONE. COLLABORATE WITH INTENTIONALITY. AGAIN, WE HAVE A LOT OF DISCUSSION THROUGH REVIEW AND QUESTIONS ABOUT WHAT THE ROLE OF THE CITY VERSUS 106TH AND COLLEGE FIRST IS VERSUS ANYONE IN THE HOMEPLACE AND WE PULLED WITH THIS DIRECTLY. I KNOW WE ARE NOT TALKING ABOUT THE BIGGER DOCUMENT, BUT WE HOLD SOME OF THAT AND HOPEFULLY THIS LEADS TO CLARITY ABOUT THE ROLES OF 106TH AND COLLEGE VERSUS THE GREATER HOMEPLACE NEIGHBORHOOD ASSOCIATION VERSUS THE CITY AND TALKS ABOUT THE LEAD AND PARTNER ROLES OF EACH.

>> QUICK QUESTION. I'M GLAD YOU PULLED MORE FROM THE LARGE DOCUMENT AND I THINK IT HELPS CREATE A MORE FULL STORY. THIS COULD JUST BE ME. CAN WE PICK SOMETHING OTHER THAN SOFTWARE AND HARDWARE? I IMMEDIATELY GO TO I.T.. I WILL DEFER TO YARD AND COMPANY. FOR HARDWARE, SOMETHING ELSE, ENVIRONMENT,

[00:40:04]

AND I LOSE IT. CAN WE SWAP OUT SOFTWARE AND HARDWARE? IF IT'S JUST ME --. I THOUGHT IT WAS VERY CLINICAL. WE ARE TALKING ABOUT COLLABORATION AND IT WOULD SEEM THAT WE SHOULD USE A SOTER TERMS THAT ARE MORE THAN THE ACTUAL LABEL.

>> I DON'T HAVE A GOOD SUGGESTION FOR WHAT THOSE SHOULD BE, BUT MAYBE SOMETHING ELSE THAT HELPS CONTINUE TO TELL THE

STORY. >> WE CAN TAKE A LOOK AT THAT. I THINK IT'S PART OF MAYBE SOME OF THE YARD AND COMPANY. THE INTENT IS TO MAKE IT UNDERSTANDABLE THAT THERE ARE TWO DIFFERENT SIDES OF THINGS AND THAT MAYBE THOSE I.T. TERMS ARE UNDERSTANDABLE BY MOST, BUT WE CAN FIND SOMETHING ELSE THAT

IS MORE RELEVANT. >> GREAT. THANK YOU.

>> WOULD RELATIONSHIPS BE A WORD TO CONSIDER? COMMUNITY

RELATIONSHIPS. >> WE WILL THROW SOME IDEAS OUT.

I DON'T KNOW IF WE CAN THROW THE SPAGHETTI ON THE WALL

TONIGHT. >> I DON'T WANT TO START THAT.

I CONCUR THAT THE TERMINOLOGY NEEDS TO SOMEHOW TALK ABOUT CONNECTEDNESS, INTERCONNECTEDNES S, RELATIONSHIPS OR SOMETHING

OTHER THAN THE WORDS CHOSEN. >> I THINK THE HARDWARE IS MORE OF -- AS MENTIONED, MORE OF THE BUILT ENVIRONMENT, MORE STRUCTURAL , THEN SOFTWARE IS MORE KIND OF COMMUNITY THINGS.

WE CAN FIGURE THIS OUT. WE CAN THROW SOME IDEAS AT YOU AND GET THIS FIGURED OUT PRETTY QUICKLY.

>> GREAT. THANK YOU. >> PAGE 12, THIS IS WHERE SOME OF THOSE 106 COLLAGEN CORPORATE BRAND GRAPHICS AND UP FROM A PREVIOUS PAGE. NOTHING ELSE REALLY CHANGE EXCEPT THE TITLE TO SET THE VISION FOR OUR GATHERING PLACE. THERE WAS CONFUSION ABOUT, IS THIS THE BROADER HOMEPLACE? IS THIS FOCUSED JUST ON THE 106TH AND COLLEGE AREA? ON THE FOLLOWING PAGE 13, WE ADDED ON THE FAR RIGHT, THE BLUE BOX, THE FIRST 16 FEET GRANT PROGRAM OVERVIEW. THAT LANGUAGE WAS KIND OF PULLED FROM THE LARGER DOCUMENT. THE ONLY TEXT CHANGE WAS IN THE LAST PARAGRAPH TO FOCUS ON THE FIRST 16 FEET TO SOFTEN THAT TO SAY THAT THE IMPLEMENTATION OF A NEW GRANT PROGRAM IS RECOMMENDED, BECAUSE THE COMPREHENSIVE PLAN AS WE DISCUSSED MANY TIMES, IT DOES NOT IN FACT APPROVE OR FUND ANYTHING SPECIFICALLY. IT MAKES RECOMMENDATIONS FOR THE CITY COUNCIL AND FOR OTHER BODIES TO CONSIDER.

>> I THINK THE ONLY COMMENT I HAVE ON THAT PAGE IS IN THE BLUE TEXT BOX ON THE RIGHT-HAND SIDE. THE PROGRAM'S PURPOSE IS TO SUPPORT. IT SHOULD BE REPHRASED TO THE PROGRAM'S PURPOSE WOULD BE TO SUPPORT, SINCE IT'S A RECOMMENDATION. THAT'S THE ONLY

COMMENT I'VE GOT. >> THANK YOU.

>> UNDER PAGE 14, ACTIVATE THE BUSINESS DISTRICT. WE ADDED A GRAPHIC TO SHOW THE LOCATION OF THE POCKET PARK THAT IS MENTIONED ON THIS PAGE TO THE BOTTOM RIGHT CORNER, THEN WE MADE SOME CLARIFICATIONS IN THE FIRST PARAGRAPH TO DISTINGUISH THAT WHEN WE SAY BETWEEN THE CITY AND 106TH AND COLLEGE INCORPORATED, WE DON'T MEAN THE STREET, BUT WE MEAN THE ORGANIZATION AND WE ADDED PARKS AS AN ADDED POTENTIAL PARTNER IN

[00:45:02]

AGAIN, SOFTENING LANGUAGE FOR FINANCIAL TOOLS WITH A FULL RANGE OF FINANCIAL TOOLS THAT SHOULD BE CONSIDERED TO SUPPORT IMPROVEMENT EFFORTS AND THAT IS WHERE IT GOES ON TO TALK ABOUT EXPLORING DISTRICTS AND MENTIONING THAT THEY COULD HELP REINVEST GROWTH INTO PUBLIC BENEFIT. WE STRUCK LANGUAGE ABOUT SPECIFIC AMOUNTS FOR A BUSINESS DEVELOPMENT FUND AND THAT STRUCTURE. THAT FUNDING STRUCTURE.

>> DIDN'T WE TALK ABOUT TAKING TIF OUT OF THIS IN THIS PLACE? IT ISN'T THE ONLY THING. THERE MIGHT BE SOMETHING NEW. I THOUGHT THEY WERE LIMITING THAT. REMEMBER THAT? OKAY.

>> I THOUGHT WE WERE JUST --. I DON'T RECALL THAT. DO YOU?

>> WE HAD A CONVERSATION ABOUT WHY IT WAS MENTIONED, BUT I DON'T MEMBERS AND TO TAKE IT ALTOGETHER.

>> I DON'T MEMBER TAKING IT OUT. WHAT I RECALL IS WE SAID SUCH AS OR INCLUDING, SO THAT PEOPLE WOULD KNOW THAT THERE ARE OTHER OPTIONS. THAT IS NOT BEING PROPOSED AS THE OPTION.

>> DOESN'T LOOK LIKE THAT A LITTLE BIT HERE?

>> I THINK JUST ADDING THE WORD INCLUDING. THEY ADDED THE WORD

COULD. IT COULD HELP. >> THEY SOFTENED IT.

>> I DON'T HAVE AN ISSUE. >> MORE CONCERNS WITH THE PUBLIC HEARING ABOUT TIF AND HAVING IT IN THIS? TO ME, IT MUST SERVE A VERY IMPORTANT ROLE. I THOUGHT IT MIGHT BE BETTER TO ELIMINATE IT. THAT IS WHERE I REMEMBER THE DISCUSSION. AGAIN, I WOULD LIKE IT OUT. THAT'S NOT GOING TO CHANGE MY LIFE, SO I WILL GO

WITH THAT. >> ONCE IT GETS TO COUNSEL, IT MAY BE ANOTHER DISCUSSION POINT, AS WELL. I SAY WE LEAVE IT IN, THEN ONCE IT HEADS TO CITY COUNCIL, THEY CAN TALK ABOUT IT

THERE. >> ARE WE SETTLING WHEN CHANGING

SHOULD TO COULD? >> THEY ALREADY CHANGED IT. THEY ALREADY CHANGED IT TO COULD AND SOFTENED IT.

>> ON PAGE 16, COMMUNITYWIDE INITIATIVES. THIS IS WHERE THE PLAN TALKS ABOUT PREAPPROVED BUILDING PLANS, SO WE SWAPPED OUT IMAGES THAT WERE ON THERE AND REMOVED SPECIFIC REFERENCES TO SOUTH BEND. WE TRY TO BRING FORTH AN IMAGE OF SOMETHING THAT IS NOT A CARRIAGE HOUSE OR IS AN EXAMPLE OF PREAPPROVED PLAN THAT IS ELSEWHERE. THAT IS UNDER DESIGN HOMEPLACE BUILDING STANDARDS AND WE KIND OF CAREFULLY CRAFTED INFORMATION ABOUT THE REASON WHY IT'S IMPORTANT TO HAVE THESE PREAPPROVED BUILDING PLANS. I CAN READ THIS PARAGRAPH JUST TO

[00:50:06]

BUILDING PLANS CATALOG THAT CATERS TO VILLAGE SCALE RETAIL AND COMMERCIAL USES WHILE FEATURING A VARIETY OF HOME TYPES SHOULD BE SOURCED AND PROMOTED TO LOCAL BUILDERS. TO ALIGN WITH THE HOMEPLACE PRODUCE THAN ONES THAT DO NOT.

STANDARDS, WE ADDED MORE LABELS TO THE GRAPHICS TO MAKE IT CLEAR OF WHAT WE ARE LOOKING AT FOR BOTH THE PROPOSED NEIGHBORHOOD STREET TYPOLOGY, THEN WE ADDED CLARIFICATION TO THE LAST PARAGRAPH ON THE PAGE TO SAY THAT SHARED USE STREET SHARED WITH THE LIEN ARE CONTINGENT UPON POSTED SPEED LIMITS OF UP TO 15 TO 20 MILES PER HOUR AND LOW AVERAGE DAILY TRAFFIC COUNTS, BECAUSE THOSE ARE INTENDED TO BE VERY MINIMALLY

TRAVELED AND SLOWLY TRAVELED. >> FIRST, THANK YOU SO MUCH FOR TAKING THE REFERENCE TO SOUTH BEND. THAT BEAUTIFUL STREETSCAPE DESIGN. THAT LOOKS FANTASTIC. THAT LOOKS GREAT, SO THANK YOU.

MY ONLY QUESTION IS THAT THE REWORDING IS FANTASTIC. DO WE NEED TO ADD A CLAUSE IN THERE WHERE WE WILL HAVE THESE PRE-BUILDING PLANS, BUT ALSO TO LOCATIONS WITHIN HOMEPLACE.

IT'S NOT ALL OF HOMEPLACE THEY KNOW WE DON'T KNOW EXACTLY RIGHT NOW, BUT IT WOULDN'T BE PREAPPROVED BUILDING PLANS. WE TALKED ABOUT THIS BEFORE, BUT HOMEPLACE IS CURRENTLY DEFINED, BECAUSE IT IS SO BROAD. WE HAVE SUNRISE IN THERE, WHICH IS ALL CUSTOM-BUILT HOMES. WE HAVE OTHER NEIGHBORHOODS, SO JUST ADD A CLAUSE IN THERE ABOUT DEVELOPING THESE PREAPPROVED BUILDING PLANS AND WITHIN HOMEPLACE. I'M NOT SAYING THAT WE HAVE TO DECIDE TODAY WHERE, BUT KEEP IT UP AS PART OF THE

CONVERSATION, AS WELL. >> ARE YOU ENVISIONING MAYBE AN ASTERIX OF ELEMENT? SOMETHING THAT EXPLAINS?

>> PREAPPROVED, LET'S SEE HERE. BUILDING PLANS CATALOG AND.

>> I COULD SEE THAT YOU HAVE SUGGESTED LANGUAGE ALREADY.

>> JUST CLARIFICATION. THE BUILDING PLANS ARE INTENDED TO BE APPLIED ACROSS HOMEPLACE, SO ANY KIND OF VACANT LAND THAT EXISTS, THERE ARE SCATTERED SITES AROUND THE COMMUNITY WHERE THIS TYPE OF INFILL IN THAT TOP DRAWING WOULD BE APPROPRIATE.

IT'S HARD TO PITCH IN OR DESCRIBE FURTHER WHERE THIS WOULD BE APPLIED. I WILL SAY THAT PART OF THE PROCESS IS THAT IF SOMEONE HAS THE BUILDING PLAN THAT THEY GET, IT IS LIKE YOU ARE SKIPPING INTO STEP ONE. THERE IS STILL SITE APPROVAL AND PLANNING PROCESS THAT MAKES SURE THAT THE BUILDING SITE IS THE EXACT SITE BEING USED FOR. IT'S NOT ELIMINATING THAT DUE DILIGENCE REVIEW PROCESS. THAT MAKES SURE THAT ALL OF THE STANDARDS ARE BEING MET. IT INCENTIVIZES A TYPE OF DEVELOPMENT THAT HAS ALREADY BEEN TALKED ABOUT THROUGH THAT CREATION OF THE CATALOG. I THINK IT WOULD BE HARD TO DEFINE OR DESCRIBE THE STAGE WHERE THIS WOULD BE APPLIED.

>> I'M NOT ASKING FOR DEFINITION IN THIS DOCUMENT, BUT AT SOME POINT THERE HAS TO BE A SITE SELECTION PROCESS. THE BUILDING PLANS THEN BECOME ALL OF HOMEPLACE. WE HAVE A LOT OF DIFFERENT NEIGHBORHOODS WITH DIFFERENT CHARACTERS. IT IS AN OLD TOWN NEIGHBORHOOD THAT IF YOU PUT ONE OF THESE, IT MIGHT NOT WORK. THERE COULD BE A VACANT LOT IN THERE AND I'M ASSUMING OLDTOWN WOULD PROBABLY WANT TO BUILD THEIR HOUSE THERE, SO I DON'T HAVE TO DECIDE TODAY WHERE THIS WOULD GO, BUT THERE SHOULD BE A REFERENCE THAT IN ADDITION TO THE HOUSING CATALOG

[00:55:07]

WHILE ADOPTING BUILDING PLANS. >> WE ALLUDE TO IT A LITTLE BIT WHERE WE TALK ABOUT VARIETY OF HOME TYPES. AS THE CATALOG AND SET OF BUILDING PLANS GETS CREATED, THE DESIGN TEAM WERE TO LOOK AT A WHOLE AREA AND SIMILAR AS WE HAVE DEVELOPMENT PATTERN TYPES CITYWIDE IN THE COMPREHENSIVE PLAN, IT WOULD INCLUDE A WIDE VARIETY OF HOMES THAT AVOID WHAT YOU ARE DESCRIBING UP NOT HAVING ONE OPTION, LIKE YOU'RE SAYING DOESN'T FIT EVERYWHERE, SO THAT IS INHERENTLY PART OF THE PROCESS, BUT WE CAN EXPLORE MORE WAYS TO ALLUDE TO THE FACT THAT THE CATALOG SHOULD HAVE A WIDE BREADTH TO MATCH AND ACKNOWLEDGE THE VARIETY OF CHARACTER ACROSS HOMEPLACE.

>> GO AHEAD, JONATHAN. >> WE NEED TO BE CAREFUL ABOUT PUTTING TOO MUCH POLICY OR REGULATION IN THIS DOCUMENT.

THIS IS SUPPOSED TO BE THE GUIDING DOCUMENT OVERALL. I WILL RESPECTFULLY DISAGREE WITH MY COLLEAGUE, BUT THE INTENT BEHIND ANY TYPE OF PRE-BUILDING PLAN ISN'T THAT THESE ARE THE FOUR SITES WE WILL ALLOW THIS ON. IT IS CREATING OPPORTUNITIES FOR DEVELOPERS TO CREATE HOUSING OR PROPERTY OWNERS WHERE WE ARE ACCESSING DWELLING UNITS IN THE NEIGHBORHOOD. WE NEED TO BUT NOT LIMITING THOSE OPPORTUNITIES. I UNDERSTAND WANTING TO GO THROUGH A SITE SELECTION AND I DON'T THINK IT IS APPROPRIATE.

>> COMMENCING BEING SPECIFIC ABOUT SITE SELECTION HERE. IT COULD BE REFERENCED IN A CATALOG THAT THERE IS GOING TO BE A PROCESS ACROSS WHICH TYPES OF HOUSES ARE FOR WHICH SITES. I DON'T NEED IT TO FIND, BUT JUST SAYING THAT THERE'S GOING TO BE

A PROCESS. >> SORRY. I'M SPEAKING BEHIND THE MIC, BUT IT IS SIMPLE OF CALLING OUT THE ACTUAL PROCESS WILL HAPPEN. NOT GOING INTO DETAIL OF WHAT IT WILL INCLUDE,

BUT THERE WILL BE A PROCESS. >> AS THE LEGISLATOR SITTING ON THE DAIS, I WOULD AGREE WITH THAT. IT DOES GIVE US A LITTLE BIT OF DIRECTION, SO IT DOES HELP US. NOT THE LEGISLATIVE ACT, BUT GIVES US A LITTLE BIT OF DIRECTION, THE PROCESS

ITSELF. I DO AGREE WITH THAT. >> THAT IS HELPFUL. THANK YOU.

>> MOVING ON IF EVERYONE'S READY. DESIGN AND POLICY GUIDANCE SECTION. THE ONLY ADDITION HERE WAS IN THE PARAGRAPH ABOUT INSTALLING A PERMANENT VERSION OF A POCKET PARK AT 106TH AND COLLEGE WAS TO MENTION COORDINATION WITH CARMEL PARKS , THEN WE ADDED A DESCRIPTION OF ALL OF THE IMAGES AT THE BOTTOM OF THE PAGE. ON PAGE 19, ADDITIONAL POLICY GUIDANCE. WE SOFTENED UNDER SUPPORT 106 COLLEGE INCORPORATED AND SOFTENED THE SECOND BULLET POINT TO SAY, WHEN FINANCIALLY FEASIBLE, PROVIDE INITIAL AND ONGOING SUPPORT TO BE REVIEWED ANNUALLY DURING -- THROUGH THE CITY'S BUDGET PROCESS ON THE THIRD PARAGRAPH. WE CHANGED THE TITLE FROM ESTABLISHED TO EXPLORE NEW FUNDING SUPPORT PROGRAMS. ON THE SECOND COLUMN, HOMEPLACE BUILDING STANDARDS ON THE LAST PARAGRAPH BULLET POINT THERE, THE PLANS ARE INTENDED TO ALIGN WITH THE VARIETY OF BUILDING AND CHARACTER ACROSS THE HOMEPLACE COMMUNITY AND APPROPRIATE TO SITES ACROSS THE AREA, SO AYBE THAT HELPS WITH SOME PREVIOUS DISCUSSION ON THE PREVIOUS PAGE. BELOW THAT, THE

[01:00:10]

>> CAN THAT BE CHANGED TO COULD INSTEAD OF SHOULD? THAT GOES BACK TO MY WHOLE THING ON TIF. COULD BE CONSIDERED. I DON'T KNOW. I GUESS I'VE BEEN AROUND TOO LONG AND I HAVE SEEN FOR TOO MANY YEARS. I THINK THERE WOULD BE SOMETHING NEW COMING IN.

>> CHANGING IT TO COULD DOESN'T DETRACT FROM WHAT YOU ARE TRYING TO ACCOMPLISH THERE. I THINK YOU ARE POINT COUPLE WHEN PEOPLE TO THINK OF TIF, THEY THINK OF BIG. I THINK THAT'S THE

MISCONCEPTION. >> THAT IS THE CONCERN FROM SOME

PEOPLE. >> AT HIS.

>> WE ARE NOT BRINGING IN A BIG TIF.

>> TO YOUR POINT, THAT IS ONE OF THE BIGGEST ISSUES. I GOT A TEXT MESSAGE MAKING SURE THAT WE ARE FOCUSING ON THAT IT IS STILL HOMEPLACE IS HOMEPLACE. IT'S ON THE RECORD FOR SURE.

>> CAN I ASK? MADAM CHAIR, DO YOU FEEL THAT THIS PARAGRAPH UNDERGIRDING HOMEPLACE BUILDING STANDARDS WHERE THEY CHANGE THE PLACE THAT IT MEETS THE CRITERIA FOR THE PROCESS AND SITE PLANNING? DOES THAT MAKE YOU FEEL MORE COMFORTABLE? JOHN BACK TO WHERE THEY HAVE BUILDING CATALOG THAT WOULD WORK. THAT WOULD WORK. JUST HAVING SIMILAR LANGUAGE IN THAT SAME PARAGRAPH.

>> CAN WE JUMP BACK? SHOULD THAT BE ITALICIZING IN COORDINATION WITH CARMEL PARKS? IT KIND OF FEELS LIKE IT'S THROWN IN

THERE. >> COORDINATE WITH CARMEL PARKS.

IT FEELS LIKE IT SHOULD BE MORE IN THAT SENTENCE.

>> WHAT THAT'S SUPPOSED TO BE, BUT DOES THAT MAKE SENSE?

>> I'M TRYING TO BITE MY TONGUE, BUT I CAN'T. GO BACK TO MORE WHERE YOU HAVE THIS AND THIS IS AN ADJECTIVE. THIS

CATALOG OR SUCH A CATALOG WILL. >> IS THIS THE PAGE?

>> THIS WILL MAKE. IF YOU PULL THE SENTENCE OUT, WE DON'T KNOW WHAT THIS MEANS, SO SUCH A CATALOG WILL MAKE --.

>> OKAY. I'VE GOT IT. >> ANYONE ELSE? WE ARE

>> ON PAGE 20, THE SECOND BULLET POINT UNDER HOMEPLACE OVERLAY DISTRICT MODIFICATIONS, WE'VE ADDED IN AN EFFORT TO REMOVE THOSE CROSS-REFERENCES TO THE THIS IS HOME PLAN AND LARGER DOCUMENT, WE'VE ADDED CLARIFICATION TO SAY, MAKE TEXT AMENDMENTS TO THE HOMEPLACE BUSINESS DISTRICT SECTION TO ALIGN WITH THE VISION AND INTENT OF THIS HOMEPLACE OF AREA PLAN WHILE INCORPORATING REFERENCES TO THIS PLAN. ARTICULATE THIS ROLE WITHIN THE BUSINESS DISTRICT AND THE ROLE OF DESIGN STANDARDS TO ENHANCE THE USER EXPERIENCE IN THE DISTRICT. I

[01:05:03]

>> THIS IS WHERE WE GET INTO ALL OF THE VARIOUS MAPS. WE CAN TALK ABOUT THEM INDIVIDUALLY, BUT AS YOU RECALL, WE HAVE REMOVED ALL OF THE ILLUSTRATIVE IMAGES THAT WERE PREVIOUSLY INCLUDED AND WE ALSO REMOVED SPECIFIC BUSINESS NAMES THAT WERE PREVIOUSLY LISTED ON THE MAP AND I ADDED TEXT TO BETTER DESCRIBE THE MAPS. THE BUILDING FOOTPRINTS ON THE SAME. WE JUST REMOVED THE

SPECIFIC BUSINESS NAMES. >> THANK YOU FOR DOING THAT.

>> ON PAGE 25, IT IS THE FIRST OF THE CONCEPT PLANS , SO WE ADDED MORE SPECIFIC CONCEPTUAL LANGUAGE. SPECIFIC CONCEPTUAL LANGUAGE TO TRY TO BE CLEAR THAT THIS IS A POTENTIAL VISION FOR HOW STREET AND PROPERTY IMPROVEMENTS CAN BE MADE OVER TIME SURROUNDING THE 106TH AND COLLEGE AVENUE . WE SPECIFY THAT THERE ARE VACANT AND UNDERUTILIZED SITES THAT HAVE NEAR-TERM FEASIBILITY. THIS PLAN IS INTENDED TO BE A REFERENCE ANYTIME DECISIONS IN THE AREA ARE MADE FOR THIS TO BE BUILT AND PROPERTY OWNERS WILL NEED TO GO THROUGH THE EXISTING DEVELOPMENT APPROVAL PROCESS. CONCEPTS ON PRIVATELY HELD LAND WILL BE PROPERTY OWNER DRIVEN. INCLUDING STREET TREES WILL IN MOST CASES BE CITY IMPLEMENTED AND IN SOME CASES DEVELOPMENT PARTNERS WILL HAVE A REQUIRED ROLE TO INSTALL STREET FACILITIES BASED ON THEIR PLAN OR THEIR AFFAIR STANDARDS. THIS IS THE 2 TO 5 YEAR CONCEPT PLAN , THEN THE NEXT PAGE, 26, THE 5 TO 10 YEAR CONCEPT PLAN. AGAIN, WE KEPT THE BUSINESS NAMES OFF.

TRY TO BE MORE CLEAR ABOUT IT BEING CONCEPTUAL, THEN WE ADDED MORE DETAILED INFORMATION ABOUT THE FORMAT AND RESIDENTIAL CONCEPTS. THERE WERE QUESTIONS ABOUT WHAT RETAIL MIGHT MEAN, THEN ADDED A DESCRIPTION OF THE FOOD TRUCK PARK THAT WAS ASKED ABOUT THAT COULD GO IN CONJUNCTION POTENTIALLY WITH THE

106TH AND COLLEGE POCKET PARK. >> QUICK QUESTION. ACTUALLY, MY FELLOW COMMISSIONERS. I DON'T KNOW THAT I FEEL SUPER STRONGLY, BUT I KNOW YOU HAVE WALK-UP APARTMENTS. WHY NOT KEEP AT THE COTTAGE HOMES? IF YOU GO BY THAT LOCATION TODAY, IT SEEMS LIKE THERE WOULD BE HOUSES. DOES ANYONE HAVE A STRONGER FEELING ABOUT THAT? LIKE THE IDEA ABOUT NEXT HOUSING, BUT DOES ANYONE

[01:10:01]

>> STICKING WITH HOUSING RATHER THAN MORE APARTMENTS.

>> IT'S A CONCEPT PLAN. TO ME, THEY WERE SHOWING THE VARIETY THAT COULD BE IN GENERAL, BUT I UNDERSTAND.

>> I DON'T KNOW IF HOMEPLACE TODAY WOULD ENVISION THERE BEING APARTMENTS ON 106TH STREET. SEEMS LIKE IT'S ALL KIND OF SMALLER RETAIL COTTAGE HOMES, SO IF NO ONE ELSE FEELS STRONGLY

ABOUT IT. >> I WOULD LIKE TO ASK. WHEN WE ARE TALKING ABOUT APARTMENTS, THE WAY THE CONCEPT PLAN WAS DRAWN, THESE ARE ONCE TWO STORY WALK-UP'S.

>> THIS IS TO SKEWER THREE STORIES. HER DEPARTMENTS ARE THREE STORY WALK-UP APARTMENTS. IF YOU'RE TRYING TO KEEP THE

COTTAGE FEEL . >> ONE OF THEM SAID RESIDENTIAL

UNITS. >> MAYBE TAKE OUT THE APARTMENTS AND BE PUT IN COTTAGE HOMES INSTEAD. JUST TAKE OUT THE

APARTMENTS. >> WHAT DID YOU SAY?

>> IT WAS TWO OR THREE STORY RESIDENTIAL. YOU CAN JUST PUT IT UP THERE, TOO. STRIKE APARTMENTS. REPLACE THE TEXT WITH SOMETHING OTHER THAN APARTMENTS.

>> GREAT. WE CAN MAKE THE CHANGE IF YOU PREFER JUST TO ADD CONTEXT. A LOT OF THE DISCUSSIONS WE HAVE BEEN HAVING AS WE LOOK AT THE DEMOGRAPHICS OF HOMEPLACE, THERE IS INTEREST IN HAVING YOUNGER PEOPLE BE ATTRACTED AND WE THINK THE 106 TRAIL AND PROXIMITY REALLY HELPS THAT AND MAKES HOMEPLACE IN THE DISTRICT AS IT GROWS IT REALLY EXCITING PLACE IF YOU ARE COMING OUT OF COLLEGE. APARTMENTS LISTED TO KEEP THAT AUDIENCE IN MIND AS WE THINK ABOUT THE GROWTH OF HOMEPLACE. WE WANT TO BE -- THIS DISTRICT IS A GREAT SPOT, SO TRYING TO NOT DO THAT, BUT IF THERE'S A PREFERENCE TO MAKE IT MORE GENERALIZED, WE CAN DO THAT AND WE ARE JUST TRYING TO MAKE THAT BALANCE OF WHO THIS

IS ALL FOR. >> REMOVE APARTMENTS. AS FAR AS THE YOUNGER PEOPLE, WHAT I'M HEARING, I HAVE THAT YOUNGER -- MY KIDS ARE THE YOUNGER DEMOGRAPHIC AND WHAT THEY LIKE ABOUT HOMEPLACE IS THAT IT'S A PLACE RIGHT NOW BUT THEY HAVE A CHANCE OF BUYING A HOME. LET'S TAKE OUT APARTMENTS AND HAVE IT BE RESIDENTIAL HOMES OR SOMETHING LIKE THAT. I KNOW THIS IS JUST CONCEPT PLAN, SO WHO KNOWS WHAT'S GOING TO HAPPEN.

FOR NOW, LET'S KEEP WITH KEEPING IT COTTAGE HOMES.

RESIDENTIAL IN GENERAL. IT IS THE ONE PLACE WHERE THE DUPLEX AND TRIPLEX IS A GREAT. IT WOULD AGREE ON THAT, AS WELL. AS FAR AS THE AREA IS CONCERNED, THE APARTMENTS. IT IS THE ONE PLACE

WHERE YOU CAN ACTUALLY BREATHE >> WE DO HAVE SOME HOMEPLACE RESIDENTS HERE. I SEE THEY ARE NODDING TO TAKE REFERENCE ONTO APARTMENTS. IT'S TO THAT AND KEEP IT MORE GENERIC. MOVING ONTO THE NEXT PAGE IF WE ARE READY. IT'S THE APPENDIX. THERE IS BONUS MATERIAL AT THE END AS WE HAD WITH U.S. 31 PLAN. THERE ARE SOME CHANGES PROPOSED IN THE PLAN DOCUMENT THAT WOULD CORRELATE TO THE LARGER DOCUMENT AND THESE WOULD BE INCORPORATING THOSE. AT THE NEIGHBORHOOD STREET AND LANE STREET TYPOLOGIES INTO THE MENU OF STREET TYPOLOGIES AND THE LARGER FAIR PLAN DOCUMENT IN THE SAME FORMAT THAT THE REST OF THE

[01:15:01]

>> I JUST WANT TO SAY ALL OF THE HARD WORK THAT YOU PUT INTO THIS AND TAKING ALL OF OUR COMMENTS INTO CONSIDERATION AND WORKING SO DILIGENTLY TO GET THIS BACK TO US AND I JUST WANT TO SAY THANK YOU MORE THAN ANYTHING FOR ALL OF HARD WORK.

>> ANY ADDITIONAL COMMENTS OR INPUT?

>> I THINK WE ALL FEEL THAT WAY. IT'S A GROUP EFFORT ALL THE WAY AROUND AND WITH RESIDENTS AND THEIR INPUT. IT HELPS A LOT. WE HAVE PROPOSED CHANGES TO THE DOCUMENT TONIGHT, SUCH AS HARDWARE, SOFTWARE AND A FEW OTHER SEMANTICS, BUT ANYBODY FEEL THAT WE ARE AT THE POINT WHERE WE CAN MAKE OF MOTION?

>> THERE'S NOT THAT MANY CHANGES. I THINK WE CAN MAKE MOTION AND REVIEW THOSE FINAL CHANGES AT THE NEXT PLAN COMMISSION MEETING UNLESS EVERYBODY FEELS STRONGLY THAT THEY NEED TO COME BACK TO ONE MORE COMMITTEE MEETING? THERE'S NOT THAT MANY CHANGES TO BE MADE.

>> I AGREE. >> DOES ANYONE WANT TO MAKE A

MOTION? >> I MAKE A MOTION THAT WAS SENT BACK TO THE FULL PLAN COMMISSION WITH FAVORABLE RECOMMENDATION PENDING ALL CHANGES WE DISCUSSED THIS EVENINGTHAT WOULD BE MADE FOR FINAL VOTE OF THE FULL PLAN COMMISSION.

>> SECOND. >> MOVED AND SECONDED. MOVE THIS FORWARD TO FULL PLANNING COMMISSION. ALL IN FAVOR? NON-OPPOSED. IF YOU CAN GET IT DONE, BRING IT BACK.

>> THE DEADLINE IS FRIDAY AND WE WILL DO OUR BEST TO GET THAT. I DON'T THINK THERE ARE THAT MANY CHANGES THAT WE CAN HANDLE, SO WE WILL GET THAT AS WE CAN BY FRIDAY, BUT IF NOT WE WILL GET IT OUT TO YOU WITH THE DEPARTMENT REPORT, BUT I DON'T

THINK FRIDAY WILL BE A PROBLEM. >> THANK YOU VERY MUCH.

>> THANK YOU.

[B.2. Docket No. PZ-2025-00184 PUD: Illinois Street Townhomes PUD Rezone]

>> LAST ITEM THIS EVENING'S DOCKET NUMBER PTZ 2025-00184 PD ILLINOIS STREET TOWNHOME PUD REZONE. THE APPLICANT SEEKS PUD REZONE APPROVAL TO ALLOW A NEW TOWNHOME NEIGHBORHOOD WITH 28 TOWNHOMES. THIS IS LOCATED AT 220 WEST 106TH STREET AND IS OWNED MERIDIAN CORRIDOR FOLLOWED WITH THE NELSON AND FRANKENBERGER ON BEHALF OF HOMES OF INDIANA. IS THE PETITIONER

READY? >> I KNOW SOME PEOPLE LIKE HARDCOPIES, SO I HAVE HARD COPIES OF WHAT I'M GOING TO PRESENT AND MAKE SURE THAT THEY GET ALL THE WAY DOWN AND THERE SHOULD BE AN EXTRA, AS WELL.

>> WHILE THESE ARE MAKING THEIR WAY AROUND, WE HAVE APPROXIMATELY 4.5 ACRE SITE LOCATED NORTH OF 106TH STREET EAST OF ILLINOIS STREET SITUATED BETWEEN THE FARMERS INSURANCE BANK OR BUILDING, WHICH IS THIS BUILDING HERE CLASSIC SURGERY CENTER, WHICH MOST ARE FAMILIAR WITH, THEN THE BUILDING TO THE NORTH OF THE SITE. WE HAVE A PROPOSED TOWNHOME PROJECT WITH 28 UNITS AND IT IS SINGLE DRIVE WITH ADDITIONAL GUEST PARKING, AS YOU SEE. SOME OF US WERE AT PLANNING COMMISSION ABOUT 10

[01:20:04]

TO THE SOUTH, IT GETS INTO OUR ATTENTION BASIN WITH ADDITIONAL GRADING AND THINGS LIKE THAT. THE DESIGN IS VERY CHALLENGING, BECAUSE IT ADDS A LOT OF ADDITIONAL PAVEMENT AND SPACE AND DEFEATS THE PURPOSE OF TRYING TO PRESERVE AS MUCH AS POSSIBLE. ONE OF THE OTHER ITEMS IN YOUR STAFF REPORT OR IN THE STAFF REPORT DIVIDED BY ALEXA YOU AND ONE OF THE THINGS WE TALKED ABOUT , WE ORIGINALLY HAD PLANS ON ONE SIDE OF THE STREET AND WE DID NOT HAVE ANY STREET TREES OF ANY KIND. THIS IS THE SCENARIO IN WHICH THE PAVEMENT CROSS-SECTION IS ACTUALLY FOUR FEET MORE NARROW AND 20 FOOT WIDE BACK-TO-BACK STREET WITH CURVES. WHAT IT DOES IS ALLOW ADDITIONAL SPACE TO PROVIDE SOME TREE PLANTINGS. THIS EXHIBIT YOU ARE SEEING DOES NOT HAVE THE SIDEWALK ON ONE SIDE OF THE STREET AS THE ORIGINAL PROPOSAL DID. AS THIS COMMITTEE AND AS WE GO THROUGH THE WORKSHOPS, WE WANT TO PUT THINGS OUT ON PAPER AND LET YOU WILL REACT AND FIGURE OUT HOW WE ARE GOING TO PRIORITIZE GOING FORWARD. THIS DESIGN HAS TREES ON BOTH SIDES AND THEY WOULD NOT BE IN THE RIGHT OF WAY AND THEY DO NOT HAVE ENOUGH SPACE TO BE OUT IN FRONT OF THE UNITS PROVIDING THE VISUAL JUST LIKE YOU WOULD HAVE STREET TREES. I CAN'T HELP BUT NOTICE MY RED SHARPIE AT THE BOTTOM RIGHT-HAND CORNER. I COULDN'T HELP BUT NOTICE LISTENING TO THE PRESENTATION THAT THERE WAS AN OPTION IN THE CITY FOR SURETIES ROADWAY. GIVEN DESIGN THAT WERE WORKING WITH THE SIDEWALK ON EITHER SIDE AND LIMITED TRAFFIC ON THE INTERNAL STREET GO DEEPER POTENTIAL TO BRING THE CONCEPT TO LIFE, AS WELL. THIS IS SOMETHING THAT WE HAD DONE BEFORE AND EXECUTED THAT, SO THIS IS A TOWNHOME PROJECT WITH A THREE-STORY TOWNHOME FRONTLOADED ACCESS ON THE MAIN STREET TO NOT HANG OVER INTO THE STREET ITSELF, BUT YOU DO SEE THE TREES THAT WE ARE ABLE TO PROVIDE UP AND DOWN THE STREET, SO IT DOES EMULATE THE IDEA THAT WE WOULD HAVE STREET. WE COULD PROVIDE MORE GREENERY ENTRIES INTERNAL TO THE SITE INSTEAD OF WHAT WE ARE TRYING TO PRESERVE IN THE SOUTHERN AND EASTERN BORDERS. HOWEVER, THAT WORD REQUIRES SUPPORT FROM THE CITY TO DEVIATE FROM THE

[01:25:01]

FORWARD. >> THANK YOU VERY MUCH.

DEPARTMENT? >> THANK YOU. FOR THE RECORD, ALEXIA LOPEZ WITH DEPARTMENT OF COMMUNITY SERVICES. NO THERE WASN'T A LOT OF TURNAROUND TIME BETWEEN THE COMMISSION MEETING AND THIS COMMITTEE MEETING. I THINK THE PETITIONER IS STILL TRYING TO WORK THROUGH COMMENTS. WE STILL HAVE OUTSTANDING COMMENTS AND SOME TEXT CHANGES AND SOME OTHER THINGS WE WILL CONTINUE TO WORK THROUGH. THOSE ARE LISTED OR SOME OF THOSE ARE LISTED IN THE DEPARTMENT REPORT AND NOT ALL OF OUR COMMENTS ARE LISTED. SOME NEW ONES AND MAYBE COME UP SINCE THE PLAN COMMISSION MEETING INCLUDE ADDING REQUIREMENTS IN THE PUD FOR SOME EXTRA SOUNDPROOFING TO HELP PROTECT YOU RESIDENTS FROM THE U.S. 31. WE ALSO WOULD LIKE TO SEE ADDITIONAL STANDARDS FOR THE SIDE FACADES OF THE BUILDINGS THAT ARE MOST VISIBLE.

ESPECIALLY THE FACADES THAT WILL FACE ILLINOIS STREET AND THE ONES THAT WILL BE FACING THE COMMON AREAS THAT WILL BE MORE VISIBLE FOR THE RESIDENTS THERE. ALSO, I WAS KIND OF WONDERING IF WE CAN TALK ABOUT THE LOCATIONS AND A GENERAL IDEA OF WHERE THOSE WILL BE FRONT, BACK, SIDES , THEN I THINK WE STILL HAVE SEVERAL COMMENTS TO WORK THROUGH FROM THE DEPARTMENT REPORT. I DON'T KNOW IF YOU ARE STILL WORKING ON THOSE AND GOES THROUGH SOME OF THOSE, BUT IF YOU ARE PLANNING TO HAVE THAT FOR THE NEXT MEETING, I'M HAPPY TO GO THROUGH ANY OF THOSE THAT YOU WOULD LIKE. COMMENTING ON THAT WERE PRESENTED THIS EVENING, WE WOULD LIKE TO TALK ABOUT THE STREET TREES AND I DON'T LOVE THE OPTION PRESENTED WITH NO SIDEWALKS NOW. I REALLY THINK WE COULD HAVE BOTH MAYBE WE CAN GET MORE DIMENSIONS ON THE SITE FROM NORTH TO SOUTH. I THINK THAT THE PUD CURRENTLY STATES THE 20 FOOT YARD SETBACK AND I DON'T SEE ANY EXTRA WIDTH THAT WE GAINED IN THE FRONT YARD TO ALLOW THE STREET TREE. I WAS

[01:30:02]

>> WHILE YOU ARE WORKING ON IT, MY BEST FRIENDS OWNED A CONDO FOR ABOUT 10 YEARS THERE, SO I'M VERY FAMILIAR WITH THE AREA AND HOW THEY STREETSCAPE IT. IT'S VERY INTERESTING. VERY VERY IN ON THE FAR LEFT CORNER. THIS IS KIND OF WHAT WE WERE ENVISIONING. YOU GET THE SIDEWALK STILL, THEN A LITTLE BIT OF PROTECTION FROM PEDESTRIANS ON THE SIDEWALK TO THOSE DRIVING IN THE STREET, THEN YOU ALSO GET SOME ALONG THE WAY . WITH ALL OF THE FRONT GARAGE IS AND THEN BEING TOWNHOMES, THEIR CLOSE TOGETHER AND IT BECOMES PAVEMENT IN THE NEW HOMES FOR NEW RESIDENTS, FRONT YARDS. WE WOULD LIKE TO SEE A NICER STREETSCAPE, THERE, AS WELL. I'M HAPPY TO ANSWER ANY QUESTIONS AS WE GO THROUGH THIS AND THE PUD, THEN RECOMMEND THAT WE CONTINUE THIS AFTER YOUR DISCUSSION TO THE NEXT COMMITTEE MEETING TO GIVE THEM A CHANCE TO ADDRESS SOME OTHER COMMENTS.

THANK YOU. >> THANK YOU. COMMITTEE, DO YOU HAVE ANYTHING YOU'D LIKE TO ADD? I ALWAYS FEEL LIKE I'M THE FIRST ONE TO TALK. PROBABLY BECAUSE I'M PROBABLY NEVER THE

FIRST ONE TO TALK AT COUNSEL. >> IF WE CAN LOOK AT THE SITE PLAN WHERE YOU HAVE SHOWN ON A COPY OF THE EXHIBIT WITH THE 100 YEAR DRAINAGE AND THERE WE ARE IN THE YELLOW ONE. YOU SAID THAT THE YELLOW AREA THERE IS A SETBACK THAT YOU HAVE TO MAINTAIN AND YOU ARE -- YOU MAY GO TO THE BZA AND ASK FOR. THAT IS A PUBLIC WORKS RELATED ITEM AND I BELIEVE THAT IS A

SUBDIVISION CONTROL ITEM. >> THAT IS SOMETHING THAT THEY COULD JUST RIGHT. IT WOULD NORMALLY BE REQUIRED UNLESS THEY CHANGE IT. THAT IS SO THEY CAN CHANGE THE TEXT TO ADDRESS THAT.

>> I THINK IT'S A STANDARD AND IS IN THE CONSTRUCTION STANDARDS, SO IT WOULD REQUIRE BOARD A WORKS APPROVAL AND AUTHORIZATION. WE ALSO WANT TO SETTLE UP, BECAUSE THE CROSS-SECTION WE WANT TO SETTLE UP ON THAT AND PLANNING COMMISSIONS BUY-IN ON WHAT THEY WOULD LIKE TO SEE. WE WANT THAT DISCUSSION OUT TODAY AND IT WAS INTERESTING TO US AND BROUGHT THIS UP ON THE CROSS-SECTION. THAT WAS IN FRONT OF THE PLANNING COMMISSION. THIS WAS THE EXHIBIT ADRIAN HAD EARLIER.

THE PLANNING COMMISSION WITH LIMITED SITUATION LIKE THIS ON THE STREET. TREE LAWNS WERE OPTIONAL, SIDEWALK WAS OPTIONAL AND A SHARED REVIEW SITUATION. IS THAT A SITUATION? SAFETY IS NOT AN ISSUE, SO IT DOESN'T MATTER WHERE YOU ARE IN THE WORLD. IF YOU HAVE A LIMITED NUMBER, WE CAN TURNAROUND VEHICLES. IS THIS A CROSS-SECTION FOR A ROADWAY THAT THE PLANNING COMMISSION IS SUPPORTIVE OF AND I WANT TO THINK THAT ANSWER WAS GIVEN A HALF HOUR AGO AND WE VOTED

[01:35:01]

CROSS-SECTION OR THE ROADWAY. >> LET ME CLARIFY WHAT YOU ARE SAYING. WITH IMAGERY YOU JUST SHOWED US FROM THE SUBAREA PLAN, WHAT YOU ARE SAYING IS THAT --.

>> THAT'S ON ONE END OF THE SPECTRUM, WHICH IS SUPPORTABLE AND HEARING BY UNANIMOUS VOTE TO BE FORWARDED BACK. I DON'T THINK WE GO DOWN TO THIS NARROW OF A STREET RIGHT-OF-WAY, BUT WE ARE HOPING THAT THE PLANNING COMMISSION IS AMENDABLE TO SIDEWALKS ON ONE SIDE OF THE STREET AND A NARROW STREET LAWN IS SHOWN AND SETBACKS THAT KEEP VEHICLES OUT OF THE STREET RIGHT-OF-WAY THAT MAY COME UP CLOSE TO THE SIDEWALK AND IT WILL PROVIDE. AGAIN, I WAS A BIT SURPRISED BY THIS CROSS-SECTION AND ROADWAY. IT WILL TAKE SOME WORK ON OUR PART TO GET BY IN FROM THE CITY ENGINEERING ON THIS NARROW SECTION, BUT WE DON'T WANT TO GO TO THE CITY ENGINEER WITHOUT SUPPORT FOR THE PLANNING COMMISSION ON A CROSS-SECTION THAT YOU ARE

COMFORTABLE WITH. >> THANK YOU, JOHN. I APPRECIATE IT. THE IMAGERY THAT HAD THIS, I WANT TO PROVIDE A LITTLE BIT MORE DETAIL. THE AREA IN GREEN IS THE 100 YEAR FLOOD ZONE AND WE HAVE TO STAY OUT OF THAT. THE CONSTRUCTION STANDARDS IN PLACE WITH A REQUIREMENT THAT NOT ONLY MEET THE STATUTORY REQUIREMENT, BUT 25 FEET PAST THAT. OUR STRUCTURES AREN'T THAT CLOSE TO THE AREA. WE HAVE SOME STORMWATER INFRASTRUCTURE TO THE SOUTH AND IT PUSHES EVERYTHING TO THE NORTH. IF WE CAN GAIN BACK SOME OF THAT EVEN IF IT WAS FIVE OR 10 FEET, WE HAVE MUCH MORE ROOM TO PROVIDE PEDESTRIAN FACILITIES AND TREE LAWNS AND STREET TREES ALONG WITH THIS CUL-DE-SAC. THOSE ARE ALL THINGS THAT WE NEED TO CONTINUE TO WORK THROUGH AND WE WILL GO BACK AND DOWNLOAD AGAIN BEFORE WE COME BACK TO YOU IN DECEMBER. IF WE COULD LEAVE TONIGHT WITH SOME SEMBLANCE OF CONSENSUS, IF YOU WILL, ON A STREET CROSS-SECTION OF THE DIRECTION WE SHOULD BE MOVING WITH THE PLANNING COMMISSIONS PERSPECTIVE. AND, THE DWELLING DESIGN WOULD BE BENEFICIAL COMING BACK IN DECEMBER. OKAY, I'LL LET SOMEONE ELSE TAKE OVER NOW.

>> QUICK QUESTION ON THE DRAWINGS THAT WE HAVE RECEIVED TODAY. DO WE HAVE ONE THAT REFLECTS THE NEW BOUNDARY LINE FOR THE U.S. 31 IMPROVEMENTS? IS THAT WHAT I'M LOOKING AT HERE?

>> THEY TOOK ADDITIONAL RIGHT-OF-WAY THAT STARTS AT THAT CORNER AND WORKS ITS WAY GENERALLY NORTH. THERE WAS ADDITIONAL RIGHT-OF-WAY THAT WAS ACQUIRED BY THE STATE AND JUST OUTLINED IN RED, WE ARE THE NEW RIGHT-OF-WAY.

>> THANK YOU. THE THREE VERSIONS OF THE RENDERINGS, ARE THOSE ALL NEW? WITH THOSE PROVIDED THE LAST ONE? THREE DIFFERENT

[01:40:01]

>> OF THE TOWNHOMES. I DON'T THINK WE HAVE SEEN ANY NEW RENDERINGS OF THE TOWNHOMES. DEEMING THAT OR THE DESIGN OF

THE TOWNHOMES? >> THE DESIGN.

>> THIS IS WHAT WAS PRESENTED THE PLANNING COMMISSION.

>> OKAY. >> COMMENT WAS ABOUT THE NUMBER

OF WINDOWS ON THE SECOND STORY. >> GO AHEAD, JOHN.

>> DID YOU HAVE ANYTHING ELSE TO ADD?

>> I'M REALLY STRUGGLING WITH THIS ONE. I'M KIND OF REFLECTING ON WHAT COMMISSIONER SAID DURING THE LAST MEETING THAT I WASN'T ABLE TO ATTEND THE PROTECTION OF THE 31 CORRIDORS OF OUR COMMERCIAL CORRIDOR AND THE TYPE OF DEVELOPMENT THAT I PUT ALONG THE CORRIDOR OF PROTECTING IT. I GUESS RIGHT NOW I'M KIND OF LEADING TOWARDS A NO ON THIS IDEA AND CONCEPT. ANY FURTHER DISCUSSION?

>> I WILL ECHO ADAM'S COMMENTS. I'M STRUGGLING WITH THIS ONE,

AS WELL. >> SIMILAR USE AND I UNDERSTAND MIXED-USE DEVELOPMENT IS IMPORTANT AND WE DO VERY WELL HERE IN CARMEL. I DON'T SEE THE NEED TO HAVE HOUSING IN THIS PARTICULAR LOCATION. THE INTENTION THAT HAS BEEN GIVEN TO THE CARMEL CORRIDOR AND TRYING TO SET THAT UP FOR WHAT'S NEXT.

I'M ALSO STRUGGLING WITH THAT. IT'S REALLY LIKE WE ARE TRYING TO SQUEEZE MORE RESIDENTIAL INTO A VACANT PARCEL. AS FAR AS THE QUESTION ABOUT THE ROAD WITH WOOD, I DON'T HAVE CONCERNS, BUT I DO HAVE CONCERNS ABOUT ANY SIDEWALK IN THIS PARTICULAR CASE. WHAT I WOULD SAY IS FROM MY PERSPECTIVE, IT'S IMPORTANT THAT WE LOOK AT THIS AS A CASE-BY-CASE BASIS AND I WOULD NOT BE IN FAVOR OF APPROVING THE MORE NARROW WIDTH STREET IN RELOCATION. THEN, KIND OF THINKING ABOUT THIS FROM A FAMILY PERSPECTIVE, IF YOU HAVE YOUNG KIDS WERE YOUNG FAMILIES MOVING INTO THIS WITH YOUNG KIDS, WHERE ARE THEY GOING TO PLAY? THERE IS NO COMMON AREA THAT PROVIDES ANY TYPE OF OPPORTUNITY FOR CHILDREN. THAT CONCERNS ME, BECAUSE THEY ARE PLAYING ON THE STREET. THOSE ARE ALL PRELIMINARY CONCERNS AND THOUGHTS I HAVE HAD AS I WAS REVIEWING THIS.

>> TWO ITEMS. ONE THAT YOU BROUGHT UP WITH REGARD TO OPEN SPACE AREA AND NEARLY HALF THE SITE IS OPEN SPACE, SO ALL OF THIS AREA IN HERE IS AREA THAT SCOTT IS IN IT AND WOULD BE AVAILABLE TO THE RESIDENCE FOR THE COMMUNITY THEIR USE. AN AREA THAT DOESN'T EXIST IN ALL NEIGHBORHOODS, IT'S AN APPROPRIATE ELEMENT TO PROVIDE TO THE CIRCUMSTANCE. AT THE FIRST PLANNING COMMISSION MEETING WAS IN REGARDS TO THE USE AND LAND USE APOLOGY. WE LOOKED BACK AT THE EFFORTS THAT STAFF MADE IN UPDATING THE U.S. 31 OVERLY COMPREHENSIVE PLAN AND THERE IS EVEN IMAGERY OF ITEMS THAT ARE GOING TO BE OUR UNDERSTANDING WAS ENCOURAGED. ELEMENTS FOR INFILL, WHICH IS AN INFILL SITE. THAT IS FOR PURPOSE OF BEING ABLE TO PARK COMMERCIAL US ON THE SITE AND WE THOUGHT IT WAS A GOOD INFILL FOR RESIDENTIAL TO MIX THAT IN THE CORRIDOR WHERE THAT IS BEING ENCOURAGED BY THE PLANNING EFFORTS THAT HAVE BEEN RECOMMENDED TO THE COUNCIL FOR ADOPTION CONSIDERATION BY THE PLANNING COMMISSION. THAT DOESN'T MEAN FOLKS CAN'T AGREE. IT JUST MEANS THAT IS THE POLICY DIRECTION BEING DIRECTED TO THE PUBLIC THROUGH THE ADOPTION OF THAT PLAN.

>> SURE. I WOULD AGREE WITH YOU IF THIS WERE LOCATED IN AN AREA WHERE THOSE RESIDENTS HAVE PEDESTRIAN ACCESS TO SERVICES

[01:45:02]

>> WILL GET A BIGGER IMAGERY OF THIS AREA. THAT IS HALF-MILE DISTANCE. WE ARE LESS THAN HALF A MILE FROM OUR DISTRICT FROM THOSE OTHER COMMERCIAL AMENITIES IN THAT SPACE. WE ARE IMMEDIATELY ADJACENT THIS AREA TO THE SOUTH AND THIS IS THE CROSSWALK AT 106TH AND ATTACHED TO 106TH STREET PATH. IT INTERSECTS THAT. THIS ISN'T THERE TODAY AND IT WOULD BE CONSTRUCTED WITH THE DEVELOPMENT OF THIS PARCEL. WE HAVE IMMEDIATE ACCESS TO AMENITIES FROM BOTH A COMMERCIAL STANDPOINT AND RECREATIONAL STANDPOINT BEING CLOSE TO 106TH STREET AND OTHER ELEMENTS. IT IS THE THING THAT IS NOT AFFORDED TODAY IN THIS SEGMENT. WE'RE TRYING TO ADD THE ELEMENT THAT IS LACKING. AGAIN, OUR ASSESSMENT AND STAFF ASSESSMENT OF THE CONFERENCE OF PLAN WOULD BE A LINE THAT THESE ARE THE TYPES OF LOCATIONS WHERE AN ALTERNATE USE IS APPROPRIATE TO PROVIDE THE MIXED-USE THAT DOESN'T EXIST TODAY WITHIN THE CORRIDOR. FROM A VISUAL STANDPOINT, THIS ISN'T GOING TO BE THE BUILDING AT 103RD -- IT WON'T HAVE THE PRESENCE ALONG THE CORRIDOR THAT FORTE DOES WITH THE NEW HIGHWAY IMPROVEMENTS THAT ARE COMING AND THE EXISTING TREES ON THE SITE BETWEEN US AND 31. YOU ARE LIKELY NOT TO NOTICE IT. IF YOU DO, YOU ARE LOOKING IN THE WRONG SPOT. YOU SHOULDN'T BE PAYING ATTENTION TO THE LIGHTS AHEAD OF YOU.

>> I WILL INTERJECT. WHERE I'M AT IS A KIND OF WANT THAT PRESENCE ON 31. THAT IS WHERE COMMUTERS ARE PASSING THROUGH AND THEY SEE ALL OF THE ACTIVITY OF CARMEL . I DON'T KNOW. I'M ALSO THINKING ABOUT THE CALLOUT YOU MENTIONED. IT WOULD BE INTERESTED TO SEE WHAT YOU BRING BACK IN AN OVERVIEW OF HOW MANY OF THOSE LOTS ARE ACTUALLY RESIDENTIAL UNITS DIRECTLY JOINING U.S. 31. OR PLAN TO JOIN U.S. 31 AS RESIDENTIAL UNITS.

YOU SAID YOU WERE GOING TO BRING IN AERIAL CALLOUT OF ALL OF THE TOWNHOMES AND RESIDENTIAL UNITS IN THE QUARTER, THE U.S. 31 CORRIDOR. I'M CURIOUS TO SEE HOW MANY OF THOSE ARE ACTUALLY

ADJACENT TO U.S. 31. >> OKAY. WE CAN WORK WITH STAFF.

THERE IS HALF-DOZEN EXAMPLES. >> HAS JUST ABOUT EVERY DAY AND TO SOME OF YOUR CONCERNS, YOU DON'T KNOW IT'S IN THERE UNLESS YOU KNOW IT'S BACK IN THERE. WHEN YOU COME AROUND THE ROUNDABOUT AND YOU HAVE NORTH ON ILLINOIS, YOU ARE LOOKING AHEAD TO THE NEXT ROUNDABOUT AND YOU MY QUESTION IS FOR THE SOUTHERN END OF THE PROPOSED TOWNHOME, WHAT IS THE SLOPE FROM THE BACK OF THE TOWNHOME DOWN TO THE NEXT PROPERTY? IT SLOPES DOWN, MY

UNDERSTANDING. >> THERE IS A LARGE AREA INTERNAL TO THE SITE THAT IS RELATIVELY FLAT AND IT DROPS OFF AT THE SHARED PROPERTY LINE AND CLOSER TO WHAT RUNS TO THIS

SITE. >> ASKING THAT, WILL THERE BE ANY BUILDUP THAT WOULD ALLOW ANY KINDS OF PLAYGROUND OR AREA OR SOMETHING? IT WOULD HAVE TO BE ON THE SOUTHERN END.

>> RIGHT. GOING BACK TO THE TREE PRESERVATION, SO IF WE ARE GOING TO TOGGLE BETWEEN THE TWO FOR A MOMENT, THIS AREA IS WHERE THE DETENTION IS GOING TO GO AND WE ARE TRYING TO PRESERVE EVERYTHING IN HERE. BY THE TIME YOU PRESERVE ALL OF THIS, THIS IS WHERE THE EASEMENT AREA WOULD BE, SO WE ARE NOT BUILDING ANYTHING WITHIN THE EASEMENT AREA. TREE PRESERVATION NORTH OF THE CUL-DE-SAC IS HERE. THE AMENITY -- TWO THINGS. THE AMENITY FOR THIS LOCATION IS ITS PROXIMITY TO EVERYTHING. IT'S QUICK ACCESS TO EVERYTHING. THAT IS CERTAINLY THE TRAIL ALONG ILLINOIS STREET, THEN ALONG 106TH HELPS AND THAT WILL BE QUITE FRANKLY THE AMENITY AND THAT'S FOR THE PEOPLE WHO WANT TO GET OUT AND GO SOMEWHERE AND WALK OR BIKE. THE REASON WHY WE TRADITIONALLY DON'T PROGRAM AMENITIES FOR TOWNHOMES IS

[01:50:04]

YOU MIGHT SAY -- GO AHEAD. >> I DIDN'T MEAN TO SMACK THE

MIC. SORRY. >> I AGREE. I CAN REMEMBER THEM.

I'M IN FAVOR OF A WHITER STREET AS OPPOSED TO NARROW STREET, BECAUSE IF YOU HAVE VISITORS IN THERE, THEY ARE GOING TO CHEW UP THE CURB AFTER A WHILE. AND WITH TOO MANY NEIGHBORHOODS AND IT IS SO NARROW. IF YOU'RE GOING TO VISIT SOMEBODY WHO LIVES THERE, PARK ON THE STREET, CURB AND INTO THE GRASSY AREA. MY PREFERENCE WOULD BE WIDE RATHER THAN NARROWER. THE ARBORS REPORT AND MY PERSONAL KNOWLEDGE AND THE FACT THAT I WALKED THE TRAIL SOMETIMES ANYWAY, MOST OF THE TREES THAT EXIST ARE SCRUB TREES. THEY ARE NOT WORTH KEEPING. THERE IS A LOT OF JAPANESE HONEYSUCKLE IN THERE. I WOULD BE IN FAVOR OF GETTING RID OF THE JUNK. THERE IS ONE ON THE NORTH END OF THE PROPERTY AND THERE IS ONE SUGAR MAPLE THAT IS BEAUTIFUL AND IT WOULD PROBABLY HAVE TO COME DOWN. UNLESS YOU WANT TO DIG IT UP AND MOVE IT SOMEWHERE. THERE IS REALLY NOT MANY DECENT TREES IN THERE. MY PREFERENCE IS THAT IF YOU START OVER AND LANDSCAPE IT DUTIFULLY AS OPPOSED TO TRYING TO PRESERVE ANY JUNK THAT WAS THERE AND MY CONCERN REMAINS ON THE NORTH EDGE OF THE PROPERTY. I DROVE IN AND FORTE THAT DRIVE. THAT IS A FAIRLY BUSY DRIVE. IT IS NOT GOING TO BE AN ATTRACTIVE VIEW. I WOULD LIKE TO SEE SOMETHING.

I'M NOT NECESSARILY ADVOCATING, BUT A WALL, SO YOU ARE NOT LOOKING DIRECTLY AT THE STREET BEHIND THERE OR DENSE LANDSCAPING THAT WOULD WORK ALONG THERE AND SOMETHING THAT WOULD BREAK UP THAT VIEW. IF I'M GOING TO BUY IN THERE, I WOULD WANT SOUTHERN UNITS AND I'M NOT GOING TO BUY A NORTHERN UNIT, BECAUSE I'M GOING TO BE RIGHT UP AGAINST, LITERALLY, THE NOISE AND THE TRAFFIC COMING OUT.

>> BEFORE YOU ANSWER THAT, I WILL PILE ON. JUST KIDDING. I'M NOT GOING TO PILE ON. THERE ARE SOME THINGS I WANT TO PUSH BACK ON WITH MY COMMISSIONERS. MY JOB AND CHRISTINE'S ON THE HOUSING COMMISSION WITH ME, AS WELL. ONE OF THE THINGS WE'RE STRUGGLING WITH RIGHT NOW IS HAVING MORE HOMES IN CARMEL FOR PEOPLE TO LIVE IN. WHEN I LOOK AT A PROJECT LIKE THIS, I DON'T DISAGREE WITH THEM AS FAR AS IT BEING SANDWICHED IN BETWEEN. I AGREE WITH JONATHAN AND ADAM, BUT IT IS AN INFILL PROJECT. AND WHEN I THINK ABOUT OUR HOUSING CRISIS AND US NEEDING MORE HOUSING STOCK , THIS LENDS ITSELF TO ME SAYING, OKAY, YOU ARE NOT BUILDING TOWNHOUSES IN THE MIDDLE OF A RESIDENTIAL AREA THAT PEOPLE ARE GOING TO PUSH BACK ON. IF THEY'RE BUILT THERE, IT'S NOT GOING TO HAPPEN FROM THE TWO NEIGHBORS NORTH AND SOUTH W OR TO THE EAST, BECAUSE IT'S A HIGHWAY. THE NEIGHBORS TO THE WEST, THERE IS ONE LETTER OF SUPPORT THAT WAS IN THE DOCKET SAYING THAT THEY WOULD MUCH RATHER SEE HOUSING THEN ANOTHER COMMERCIAL PIECE OF PROPERTY., SO WHEN I LOOK AT THE PROP PROJECT, I LOOK AT IT FROM A PRAGMATIC STANDPOINT AND IF

[01:55:02]

IT'S GOING TO BE A HOSPITAL AND -- IS A BANK, WRITE? INSURANCE.

SORRY. I GO ALL THE TIME FOR MY NEEDS, SO I DRIVE PAST THIS ALL THE TIME. I DON'T HAVE HEARTBURN ABOUT SOMETHING BEING SANDWICHED IN BETWEEN TWO COMMERCIAL BUILDINGS WITH THE SUPPORT OF THE NEIGHBORS TO THE WEST. I DON'T HAVE AN ISSUE WITH THAT. WHAT I DO HAVE AN ISSUE WITH IS I AGREE. I THINK THAT NORTHERN SIDELINE NEEDS A BARRIER OR WHATEVER THAT MIGHT BE. BEAUTY WOULD BE NICE, I AGREE. BEAUTY WOULD BE NICE. I DO AGREE WITH JONATHAN AND MY OTHER FELLOW COMMISSIONERS ABOUT THE WIDTH OF THE ROAD. IF THERE ARE KIDS MOVING INTO THIS NEIGHBORHOOD. IF KIDS -- F FAMILIES ARE GOING TO MOVE IN HERE, I AGREE WITH JONATHAN. THERE NEEDS TO BE SOMETHING IN THIS SPOT SOMEWHERE WHERE THERE IS A SCRUB AND WHATEVER. JUST A LITTLE SITTING PLACE OR PICNIC AREA OR SOMEPLACE FOR THEM TO HAVE SOME RESPITE. THAT'S WHERE I AM. I PERSONALLY THINK THAT THIS IS NOT A BAD PROJECT AND I THINK IT'S -- THE PRICE POINTS ON THEM ARE REASONABLE. WE NEED TO DRILL DOWN ON ARCHITECTURE. I WILL TELL YOU JUST FROM COUNSEL'S PERSPECTIVE, I HAVE TALKED TO SEVERAL DIFFERENT COUNSELORS AND THE EXHIBIT YOU SEE IN FRONT OF YOU TODAY IS PRETTY MUCH THE MAJORITYOF WHAT THEY AGREED UPON. I'M NOT SPEAKING FOR THEM, BUT I'M TELLING YOU THAT IS WHAT THE UNANIMOUS DECISION. WE CONTROL DOWN ON THAT, AS WELL. I'M NOT SAYING WE WOULD ACCEPT THIS THE WAY IT IS, BUT I'M TELLING YOU THAT IS WHERE WE GOT IT.

>> BECAUSE OF WHERE IT'S GOING TO BE, I WOULD GO.

>> AND, TO SUPPORT. IT IS OVERWHELMING THAT STYLE OF ARCHITECTURE. LET'S BACK UP JUST FOR A SECOND. UNDERSTOOD ON THE NORTH LINE, WE ACTUALLY MET TODAY AND SHE IS THE CEO OF FORTE. LOOKING AT THE SITE, WE ADDRESS SOME TYPE OF SCREENING.

IS THAT TREES OR OFFENSE. WITH THESE BEING THREE-STORY UNITS, EVEN THOUGH OUR SITES IT'S PROBABLY ABOUT FIVE FEET LOWER THAN THE EDGE OF THE ROAD THAT IS THERE TODAY, A FENCE WOULD JUST BE A PHYSICAL BARRIER, BUT IT DOESN'T HAVE THE ABILITY TO GROW IN HEIGHT. WHAT WE WOULD CONTINUE TO DO IS WORK WITH THE FORTE TEAM AND FIGURE OUT A WAY THAT WE CAN SUPPLEMENT THE EXISTING LANDSCAPE, BECAUSE THEY HAVE PLANNED LANDSCAPING WHEN THEY DID THEIR DEVELOPMENT. MAYBE WHEN THEY DO, I MAKING THIS UP, BUT SEVEN TREES PER 100, FIVE OUT OF THE SEVEN WILL BE FOR EVERGREEN TREES AND THIS PROVIDES FOR MORE YEAR-ROUND SCREENING AND THEY WILL GROW, AS WELL. WE WILL MIX IN AND THEY WILL GROW TALLER WITH LEAVES QUICKER, SO WE ARE PROVIDING A MORE YEAR-ROUND SCREENING THAT COULD GROW OVER TIME. WE TOLD HER WE HAVE THE MEETING TODAY AND WE ARE GOING TO CONTINUE TO WORK ON THAT ISSUE, SO WE WILL COME BACK DEFINITELY IN DECEMBER WITH SOME MORE CONCRETE INFORMATION ON THAT, BUT I JUST WANT TO SHARE THAT WE MET WITH THEM. RELATED TO AND UNDERSTOOD ON THE STREET CROSS-SECTION AND DEFINITELY ONE SIDE HAVING A SIDEWALK, IS THERE ANY APPETITE OR SUPPORT FROM THIS COMMISSION THAT WOULD BE SUPPORTIVE OF PRODUCING THAT SETBACK FROM THE 100 YEAR FLOODPLAIN AREA, SO THAT WE COULD GAIN -- WE ARE PICKING UP MORE DISTANCE TO THE SOUTH AND SLIDE EVERYTHING SOUTH, SO THAT WE HAVE MORE ROOM TO PROVIDE A CROSS-SECTION

AND/OR SIDEWALKS OR TREES. >> IS THAT A DECISION WE COULD

MAKE IT? IT IS? >> I'M ASKING.

>> DOESN'T IT HAVE TO GO THROUGH ENGINEERING? WE REDUCE

[02:00:03]

THAT ADDITIONAL? >> I BELIEVE IT WOULD TAKE A DIFFERENT APPROVAL, HOWEVER THE REASON FOR THE QUESTION IS WE DON'T WANT TO TRY TO PURSUE APPROVAL OF SOMETHING IF THE COMMISSION IS NOT GOING TO BE SUPPORTIVE OF THAT. IF THE ULTIMATE GOAL IS TO COME BACK WITH THE MOST SIDEWALKS AND STREET TREES THAT YOU CAN PROVIDE ME. I CAN DO THIS. ARE WE GOING IN THE RIGHT DIRECTION? THIS WOULD REQUIRE REDUCTION OF THAT 25 FEET FROM 25 TO INSERT NUMBER. I DON'T WANT TO GO THROUGH THAT EXERCISE IF THAT'S NOT SUPPORTED OR IT'S NOT A

SUPPORTED STRATEGY. >> I DON'T WANT TO SEE YOU GO THROUGH THIS EXERCISE IS IF ENGINEERING CAN APPROVE IT.

THAT'S AN ENGINEERING THING. THE 25 FEET AND CAN USE IT FOR THE STREET. I'M ON BOARD WITH THAT, BUT.

>> I WOULD CONCUR. I WOULD BE OKAY WITH THAT.

>> WE WILL EXPLORE THAT AND REPORT BACK IN ADVANCE OF THE DECEMBER MEETING AND WILL HAVE CONVERSATIONS WITH ALEXIA AND HER TEAM AND WE WILL TALK WITH ENGINEERING. WE WILL FIGURE OUT THE PROCESS, CONFIRM OR DENY WHETHER WE CAN DO THAT. THEN, THE RESULT OF THAT IS GOING TO BE THE NEXT ITERATION OF THE SITE PLAN IN HOPES OF ACHIEVING THE DESIGN FEATURES AND CRITERIA THAT WE HAVE BEEN TALKING ABOUT.

>> OKAY, ON THAT NOTE. >> I HAVE ONE. I KNOW THAT WHEN YOU TALK ABOUT THE DESIGN OF THE TOWNHOMES THAT YOU WILL WORK WITH STAFF TO IMPROVE THAT. I KNOW THAT CITY COUNCIL LOOKED AT THE GENERAL THEME OF THE TOWNHOMES, HE'S NOT HERE, BUT WE ARE BOTH STRUGGLING WITH THAT DESIGN. AS I SAID, FOR THIS NEIGHBORHOOD TO WORK, IF IT GETS APPROVED, I WANT TO MAKE SURE THAT THESE TOWNHOMES ARE SELLABLE. PEOPLE BUY THEM AND THEY WANT TO INVEST HARD EARNED MONEY TO OWN AND LIVE THERE. I DON'T WANT THESE THOUGHT BY INVESTMENT COMPANIES. I WANT THIS TO BE A REALLY ATTRACTIVE BEAUTIFUL NEIGHBORHOOD THAT PEOPLE WILL SAY, YES, I WANT TO LIVE THERE. WE HAVE TO IMPROVE THE ARCHITECTURE AND I'M NOT AN ARCHITECTURE DESIGNER, SO I AM NOT GREAT AT TELLING YOU HOW TO DO THAT, BUT I ENCOURAGE YOU TO WORK WITH STAFF AND IMPROVE THE LOOK OF THESE TOWNHOMES.

>> DO WE HAVE SIGNAGE OR ANYTHING OUT FRONT DECIDED ON THAT? DON'T KNOW WHO SAID THIS, BUT WILL THEY BE FLYING UP ILLINOIS? IT IS COMING RIGHT OFF OF THE INTERSTATE. I AM CONCERNED ABOUT ONE ENTRANCE EXIT AND I'M CONCERNED --. THEY WILL HAVE TO APPROVE ALL OF THESE THINGS. IT'S JUST A LOT.

PUTTING THE CART IN FRONT OF THE HORSE, IN A WAY, BEFORE IT COMES

BACK AGAIN. >> THIS IS FOR CHRISTINE. WE PRETTY MUCH CHOSE THE LOOK FOR THE MOST PART AND WE HAD THREE

CHOICES. >> THAT'S WHAT I ASSUMED. IF YOU CHOSE THE STYLE, WHICH THE STYLE IS FINE, BUT AS FAR AS THE FACADE OR THE SIDES AND MATERIAL YOU ARE USING AND EVERYTHING YOU CAN DO. EVERYTHING YOU CAN DO TO IMPROVE THIS.

>> I DON'T KNOW THIS ANSWER, SO I WILL ASK ALEXIA. ARE THOSE UPLOADED TO PROJECT DOCS? I THINK EVERYTHING SHOULD BE IN

PROJECT DOCS. >> NOT RELATED TO THE ARCHITECTURE BESIDES MAYBE IMPROVING THE SITE FACADE.

THAT'S NEW. NOW THAT WE HAVE SOME THAT ARE FACING ILLINOIS, WE ADD COMMENTS RELATED TO THOSE TO IMPROVE THE SIDE FACADES.

THERE ARE JUST A COUPLE ABOUT IT.

>> REAL QUICK, WHEN WE FILED, WE FILED WITH SCOTT BEING 30 TO 36 INCHES WITH STANDING HIGH BELOW ET CETERA AND THIS REPRESENTS THE CHANGES THAT WE MADE SINCE FILING BY TAKING THE MASONRY TO THE FIRST FLOOR. ON THE SIDES, ACTUALLY HAD THIS DRAWN AND THESE ARE IMAGES OF THE PARTICULAR TOWNHOMES ABOVE, BUT FILING WAS JUST SCOTT, BUT SINCE FILING, ONE OF THE COMMENTS THAT

[02:05:01]

I'M HAPPY TO CONTINUE AND WE CAN SET UP A MEETING.

>> IF YOU CAN PROVIDE THOSE, THAT WILL BE GREAT, TOO. THE

FLOOR PLANS. THANK YOU. >> IF THERE AREN'T ANY MORE COMMITTEE COMMENTS, WE WILL MOVE THIS FORWARD TO THE NEXT COMMITTEE MEETING WHENEVER YOU ARE READY. IF NOT, THE NEXT ONE.

THE NEXT ONE IS DECEMBER 2ND. >> DECEMBER 2ND.

>> IF YOU PREPARED WITH SOME NEW AND WILL WELCOMING YOU.

>> THANK YOU SO MUCH. APPRECIATE YOUR TIME.

* This transcript was compiled from uncorrected Closed Captioning.