[A. Call Meeting to Order] [B. Pledge of Allegiance] [00:00:08] >> THE NOVEMBER 18TH, 2025 MEETING OF THE CARMEL PLANNING COMMISSION. WILL YOU PLEASE RISE FOR THE PLEDGE OF ALLEGIANCE? [C. Roll Call] THANK YOU VERY MUCH. MR. SECRETARY, WILL YOU PLEASE CALL THE ROLE? >> PRESENT. >> JONATHAN BLAKE? >> PRESENT. >> ADAM CAMPAGNA? >> PRESENT. >> JEFF HILL? >> PRESENT. >> CHRISTINE ZOCCOLA? >> PRESENT. >> DEBBIE BUCKLER? MINNAAR? >> PRESENT. [D. Declaration of Quorum] >> MARK ADAIR ? AND SUE WESTERMEYER. [E. Approval of Minutes] >> PRESENT. >> THANK YOU. WE HAVE A QUORUM. NEXT UP ON OUR AGENDA'S APPROVAL OF THE OCTOBER PLANNING COMMISSION MEETING MINUTES. DO I HAVE A MOTION TO APPROVE? >> MOVED TO APPROVE. >> SECOND. [F. Communications, Bills, Expenditures, & Legal Counsel Report] >> ALL THOSE IN FAVOR OF APPROVING THE OCTOBER MINUTES, PLEASE SAY AYE. >> AYE. >> ANY OPPOSED? HEARING ON, THE MEETINGS ARE OPPOSED. EXPENDITURES AND LEGAL COUNSEL REPORT, AND I WILL TURN IT OVER TO OUR LEGAL COUNSEL. >> THE EXECUTIVE COMMITTEE MET TODAY AT 5:30 P.M.. THAT MEETING JUST CONCLUDED. EXECUTIVE COMMITTEE RECOMMENDED TWO CHANGES TO THE, THIS COMMISSION'S RULES OF PROCEDURE, AND I WOULD PREPARING THE FINAL DRAFT WITH THOSE CHANGES FOR THE NEXT FULL [G. Reports, Announcements & Department Concerns] PLANNING COMMISSION MEETING. SO WHAT HAPPENED. >> THANK YOU VERY MUCH. UP NEXT IS REPORTS, ANNOUNCEMENTS, AND DEPARTMENT CONCERNS. TURN IT OVER TO DEPARTMENT STAFF. THANK YOU. FIRST, THE OUTCOME OF PROJECTS FROM THE COMMITTEE MEETING. THE HOMEPLACE SUBAREA PLAN WAS DISCUSSED AND IS RETURNING TO THE PLANNING COMMISSION WITH A FAVORABLE RECOMMENDATION THIS EVENING . AT COMMITTEE, WE ALSO DISCUSSED THE ILLINOIS STREET TOWNHOMES PUD, AND THAT WAS CONTINUED TO THE DECEMBER 2ND COMMITTEE MEETING. AND THEN WE HAVE THE ORDINANCE AMENDMENT FOR UPDATING FEES . THAT WAS DISCUSSED AND HAD ITS PUBLIC HEARING AND IS RETURNING TO THE PLANNING COMMISSION THIS EVENING WITH A FAVORABLE RECOMMENDATION AS WELL. AND THEN ANOTHER ITEM UNDER THERE IS THE APPROVAL OF THE 2026 PLANNING COMMISSION AND COMMITTEE CALENDAR. WE SENT THAT OUT TO YOU TO REVIEW, YOU KNOW, LET ME KNOW IF YOU SAW ANY DATES THAT YOU THOUGHT NEEDED MAYBE ADJUSTMENT. WE DID HAVE A COUPLE DATES THAT WERE IRREGULAR THAT WE, WE HAD TO MOVE FOR, LIKE, SPRING BREAK, AND I THINK ELECTION DAY , FOR THE COMMITTEE MEETINGS. WE MOVE THOSE. ALL THE PLANNING COMMISSION MEETING DATES, IT LOOKS LIKE WERE ABLE TO STAY ON THEIR NORMAL SCHEDULE TUESDAY. SO LET ME KNOW IF YOU SEE ANY CONCERNS OR HAVE ANY QUESTIONS ABOUT THAT. THANK YOU. >> THANK YOU. AND THEN WITH REGARD TO THE CALENDAR FOR THOSE WHO MAYBE ARE JUST TUNING IN AND DIDN'T WATCH OUR EXECUTIVE COMMITTEE MEETINGS, THE PLANNING COMMISSION MEETINGS AND THE COMMITTEE MEETINGS WILL STAY AT 6:00 P.M. FOR THE YEAR 2026, AS WELL AS HERE LOCATED IN THE COUNCIL CHAMBERS, AS THEY ARE FOR 2026. SO DO WE , WE DO NEED TO TAKE A VOTE TO APPROVE THE CALENDAR. DID EVERYBODY HAVE A CHANCE TO LOOK AT IT? DOES ANYBODY HAVE ANY, ANY DATES, ANY QUESTIONS ON IT OR ANYTHING? OKAY. AND DO I HAVE A MOTION TO APPROVE THE 2026 PLANNING COMMISSION CALENDAR? THANK YOU. >> SECOND. >> IN A SECOND. THANK YOU VERY MUCH. ALL THOSE IN FAVOR OF APPROVING THE CALENDAR AS DISTRIBUTED WITH THE 6:00 P.M. TIME, PLEASE SAY AYE. >> AYE. >> ALL THOSE OPPOSED? HEARING [H.4. Docket No. PZ-2025-00205 OA: Fees Amendment, UDO Article 1] ON, THE CALENDAR'S APPROVED. UP NEXT, WE HAVE OUR PUBLIC HEARING SECTION OF THE MEETING. THE, THE FIRST ITEM ON OUR DOCKET IS THE GREENHOUSE COTTAGES. THAT HAS BEEN TABLED TO THE DECEMBER MEETING. SO WE'RE MOVING ON TO DOCKET NUMBER PC-2025-00198 -- AND ORDINANCE AMENDMENT, FEES AMENDMENT, UGO ARTICLE 1. THE APPLICANT SEEKS TO AMEND UGO ARTICLE 1.29 TO REVISE THE FILING FEES FILED BY THE DEPARTMENT OF COMMUNITY SERVICES ON BEHALF OF THE CARMEL PLAN COMMISSION, AND I WILL TURN THIS TO DIRECTOR MIKE HOLUB ALL. >> GOOD EVENING. THANK YOU, MADAM CHAIR, MEMBERS OF THE COMMISSION. MY KOBOLD, DIRECTOR THE PUBLIC HEARING, AND FOR THE NOVEMBER 4TH COMMITTEE MEETING, THE PROPOSAL THIS EVENING IS TO AMEND ARTICLE 1, SECTION 1.29 OF THE UGO. IT'S A COMPREHENSIVE UPDATE TO OUR FILING FEES. YOU KNOW, WHICH APPLICATIONS AND THE DEPARTMENT DO REQUIRE FEES THAT GO ALONG WITH THE REVIEW, AND THAT'S, THE PLANNING COMMISSION AND BZA AND ALL THE BUILDING PERMIT APPLICATIONS. THE, THIS [00:05:06] AMENDMENT WOULD INCREASE THE NUMBER OF THOSE FEES. IT ALSO ADDS A NUMBER OF NEW FEES OR NEW SERVICES. SOME OF THOSE FEES ARE, LIKE, NEW ACREAGE FEES THAT GO ON TOP OF A, A, AN APPLICATION FEE, SO THAT, YOU KNOW, LIKE A LARGER PROJECT WILL COST A LITTLE BIT MORE, AND THAT'S LARGELY BECAUSE THAT REQUIRES A LITTLE BIT MORE TIME, INTENSIVE REVIEW BY THE STAFF. THERE ARE NEW INSPECTION FEES. THERE ARE THINGS LIKE TRUE PRESERVATION INSPECTION, WHICH WE REALLY DIDN'T HAVE, AND WE'RE TRYING TO ADD MORE STRUCTURE TO THAT IMPLEMENTATION PROCESS, BECAUSE OVER THE YEARS, WE'VE LEARNED THAT IS, IF THERE IS AND EIGHT, A PLACE AND A SCHEDULE AND THAT OUR CUSTOMERS DON'T UNDERSTAND THAT, SOME THINGS HAPPEN UNINTENTIONALLY, EVEN THOUGH, SAY, THE COMMISSION WANTED TO HAVE A TRUE PRESERVATION PLAN, SOMETIMES IT'S BEEN MORE DIFFICULT. SO BY ADDING THAT INSPECTION IN PARTICULAR, AND THAT'S JUST ONE EXAMPLE OF, OF A NUMBER OF THE NEW SERVICES, 35 NEW FEES IN ALL WITH, WITH THIS PROPOSAL. YOU KNOW, THE INFLATION ADJUSTMENT, WHICH WAS ORIGINALLY ADOPTED IN 2003 , STAYS IN THIS. IT'S BEEN HELPFUL. BUT, YOU KNOW, IF YOU, IF YOU LOOK AT ALL THE CHANGES THAT HAVE OCCURRED AND HOW OUR DEVELOPMENT PROCESS HAS EVOLVED OVER TIME, THIS COMPREHENSIVE AMENDMENT REALLY MODERNIZES AND, AND ALIGNS HOW WE DO BUSINESS TODAY WITH OUR, WITH THE, THE FEE STRUCTURE. AND THIS IS A PUBLIC HEARING. I'LL BE HAPPY TO ANSWER ANY OF THE QUESTIONS FROM THE COMMISSION AFTER THE PUBLIC HAS AN OPPORTUNITY TO COMMENT. >> THANK YOU VERY MUCH. THIS IS A PUBLIC HEARING. IS THERE ANYBODY HERE WHO WOULD LIKE TO SPEAK ON THIS PETITION? ALL RIGHT, SEEING NONE, I, I WILL TURN BACK TO YOU FOR DEPARTMENT STAFF COMMENTS IF YOU HAVE ANY, ANYTHING ELSE TO ADD. NO? OKAY. FOLLOWING PROCEDURES FOR THE PUBLIC HEARING, ANYBODY ELSE HAVE ANY QUESTIONS APPEAR ON THE PLANNING COMMISSION ON THIS ONE? >> DEBBIE? >> MADAM CHAIR, SINCE WE DISCUSSED THIS AT THE LAST MEETING, AND WE HAD OUR QUESTIONS ANSWERED THEN, I WOULDN'T MOVE ADOPTION OF THIS AGENDA ITEM. DO I HAVE A SECOND -- >> SECOND. >> ALL THOSE IN FAVOR OF SETTING THIS WITH A FAVORABLE RECOMMENDATION, PLEASE SAY AYE. >> AYE. >> ENDING OPPOSED? HEARING ON, [I.1. Docket No. 2025-00126 CPA: Home Place Subarea Plan – Comprehensive Plan Amendment] IT IS, WE SEND IT OFF TO CITY COUNCIL WITH A FAVORABLE RECOMMENDATION. THANK YOU VERY MUCH. WORK WELL DONE. THE NEXT ITEM ON OUR AGENDA IS OLD BUSINESS. AND THIS IS DOCKET NUMBER 2025-00126. THIS IS THE BRANCH OF PLAN AMENDMENT FOR THE HOMEPLACE SUBAREA PLAN. THE APPLICANT SEEKS TO AMEND THE CARMEL CUMBRE HAS A PLAN TO INCORPORATE A NEW HOMEPLACE SUBAREA PLAN FILED BY THE DEPARTMENT OF COMMUNITY SERVICES ON BEHALF OF THE CARMEL PLAN COMMISSION, AND I'LL TURN IT OVER TO ADRIAN. >> GOOD EVENING. ADRIAN KEELING WITH THE DEPARTMENT OF COMMUNITY SERVICES. I WILL TRY TO MAKE THIS AS QUICK AS POSSIBLE THIS EVENING. SINCE THE COMMITTEE DID MAKE SOME CHANGES BEFORE SENDING THIS ITEM BACK TO THE FULL COMMISSION, I WILL GO OVER THOSE BRIEFLY. AND SEE IF WE HAVE ANY MORE COMMENTS OR DISCUSSION THAT NEED TO BE HELD. THE FIRST, THE FIRST OF THE CHANGES OCCURS ON PAGE SEVEN OF THE DOCUMENT. THERE WAS, TO MAKE THIS A LITTLE BIGGER, I THINK . >> THERE WAS A TYPO UNDER THE SECOND BULLET POINT, UNDER FORMER ORCHARD PARK SCHOOL. AND NOW IT READS A POTENTIAL OPTION INCLUDES AN EARLYCHILDHOOD LEARNING CENTER. AND BY THE WAY, ALL THE , ALL OF THE REVISIONS THAT WE ALREADY TALKED ABOUT AT COMMITTEE HAVE BEEN INCORPORATED UNDER THE DOCUMENT. ONLY THOSE CHANGES IN PURPLE HERE ON THIS DOCUMENT DATED NOVEMBER 2025 ARE THE, THE NEWEST ONES THAT WERE RECOMMENDED BY, BY THE COMMITTEE. NEXT IS ON PAGE 11. WE PREVIOUSLY HAD A, A, SOME [00:10:03] HARDWARE SOFTWARE ANALOGIES WHEN TALKING ABOUT THE COLLABORATION BETWEEN THE VARIOUS ORGANIZATIONS AND THE CITY, AND WE HAVE CHANGED OUT THOSE NAMES TO DISTRICT PLACE MAKING AND PHYSICAL ENVIRONMENT, AND THEN, OF COURSE, THOSE ARE BOTH ON THE TABLE, AND THEN, OF COURSE, MAKING THOSE CHANGES IN THE TEXT AS WELL. SO HOPEFULLY THAT HELPS WITH ANY POTENTIAL CONFUSION. ON PAGE 13, WE'VE JUST MADE ONE MINOR CHANGE IN THE BLUE BOX THAT DESCRIBED THE OVERVIEW OF THE FIRST 16 FEET GRANT. WE SOFTEN THAT TO SAY THE PROGRAM'S PURPOSE WOULD BE INSTEAD OF IS, I BELIEVE IS WHAT IT SAID PREVIOUSLY. ON PAGE 15, WE HAD A LOT OF DISCUSSION REGARDING HOW THE POTENTIAL HOMEPLACE BUILDING STANDARDS WOULD WORK, AND THER, THERE WAS DISCUSSION ABOUT ALLUDING TO THE FACT THAT THERE WOULD BE A PROCESS TO DETERMINE LOCATIONS OF THESE. SO WE'VE REWRITTEN THE SENTENCE TO SAY, AND ADDED A SENTENCE TO SAY THE PROCESS TO CREATE THE CATALOG SHOULD INCORPORATE A CHARACTER STUDY AND ANALYSIS OF THE VARIETY OF PROPERTY TYPES ACROSS HOMEPLACE, AND THEN THAT'S THE END OF THE SENTENCE, AND THEN TO BE CLEAR ON THE NEXT SENTENCE, IT SAYS SUCH A CATALOG WOULD SUPPORT THE CONSTRUCTION OF BUILDINGS THAT ALIGN WITH THE HOMEPLACE COMMUNITY CHARACTER. EASIER TO PRODUCE, EASIER TO PRODUCE THAN ONES THAT DO NOT. EXCUSE ME, ON PAGE 18, WE REORGANIZE THIS TOP BULLET POINT A LITTLE BIT TO READ AT THE END THIS DESIGN AND INSTALL WORK SHOULD BE DONE COLLABORATIVE, INVOLVING THE CITY OF CARMEL, 106 AND COLLEGE INCORPORATED CARMEL CLAY PARKS AND THE HOMEPLACE COMMUNITY MEMBERS. THIS IS, THIS BULLET POINT IS REFERENCING THE POCKET PARK, THE POTENTIAL POCKET PARK AT 160 IN COLLEGE. ON PAGE NIGHT TEEN, THE NEXT PAGE UNDER THE, THE TAX INCREMENT FINANCING DISTRICTS PARAGRAPH, AGAIN, WE SOFTEN THAT TO SAY THE, THE BUSINESS, I'LL READ IT. THE BUSINESS DISTRICT AT 106 AND COLLEGE AVENUE AND FORMER ORCHARD PARK SCHOOL PROPERTY COULD BE CONSIDERED AS POTENTIAL FUTURE DISTRICT OPPORTUNITIES TO SUPPORT FUTURE HOMEPLACE INVESTMENTS. WE SAW FROM THAT A LITTLE BIT, BECAUSE, OF COURSE, THIS PLAN DOESN'T, DOESN'T REQUIRE IT, AND THAT REQUIRED TAX INCREMENT FINANCING IS JUST A SUGGESTION, AND THOSE, THOSE WOULD TAKE A, A SEPARATE PROCESS TO BRING FORTH. ON PAGE 23, THE PROPOSED STREET TYPOLOGIES MAP, WE REALIZED THAT THE INTERNAL STREET HAD BEEN IN CENTRAL PARK HAD BEEN TAGGED AS A NEIGHBORHOOD STREET, SO WE, WE REMOVE THAT BECAUSE THAT IS PART OF THE PARK AND NOT NECESSARILY A STREET RIGHT-OF-WAY IN THE WAY THAT OTHER STREETS ARE IN THE CITY. ON THE FIVE TO 10 YEAR CONCEPT PLAN, IN THAT NORTH EAST QUADRANT OF 106 AND COLLEGE, WE CHANGED THAT LABEL THAT READ APARTMENT/CONDO TO SIMPLY READ RESIDENTIAL ON THAT, IN THAT AREA. AND THEN FINALLY, ON THE LARGER THOROUGHFARE PLAN MAP, AGAIN, WE NOTICED THE COMEDY CENTRAL PARK INTERNAL STREET HAD BEEN TAGGED AS A NEIGHBORHOOD [00:15:05] STREET, SO WE, WE REMOVED THAT IN BOTH PLACES. AND THAT CONCLUDES THE CHANGES THAT WE DISCUSSED, AND I'D BE HAPPY TO TAKE ANY OTHER DISCUSSION OR SUGGESTIONS . BUT WHEN YOU'RE FINISHED, WHEN WE'RE FINISHED DISCUSSING, WILL YOU RECOMMEND THAT THIS BE CERTIFIED TO THE CARMEL CITY COUNCIL WITH FAVORABLE RECOMMENDATION? >> THANK YOU VERY MUCH. PLANNING COMMISSIONERS, ANY QUESTIONS OR COMMENTS ON THE REVISED DRAFT? OKAY, DEBBIE FIRST, AND THEN COUNCILMEMBER MINNAAR. >> MINE IS A TECHNICAL ONE, AND I DON'T REMEMBER WHAT PAGE IT WAS, WHERE YOU HAVE THE INSTALL AND DESIGNER SOMETHING, BUT IF THE INSTALLATION? I JUST, GRAMMATICALLY, WAS JUST, CAUGHT MY EYE. >> YEAH, THE DESIGN, THIS DESIGN AND INSTALL WORK. IS THAT, THAT A PROPER TERM, OR WOULD IT BE THIS DESIGN AND INSTALLATION WORK. >> WE CAN, WE CAN CHANGE THAT TO INSTALLATION. >> IS A MINOR DETAIL, BUT. >> YEAH, YEAH. COUNCILMEMBER MINNAAR. >> SO MINE'S JUST A COMMENT. I WANTED TO EXPRESS SOME SENTIMENTS FROM COUNSELOR GREEN, AND HE EXPRESSES THANKS FOR, ESPECIALLY TO CHRISTINE, TO TAKE OUT THE APARTMENT TO RESIDENTIAL. HE WAS SO VERY HAPPY TO HEAR THAT. AND JUST SAYING, HE WANTED TO THANK EVERYBODY FOR THE HARD WORK THAT WAS PUT INTO THIS PROJECT, AND I PERSONALLY TOO WANT TO SAY THANK YOU. THIS WAS SUCH AN AMAZING EXPERIENCE GOING THROUGH A SUBAREA PLAN, SO THAT'S ALL I REALLY WANTED TO SAY. THANK YOU. >> WELL, THAT'S REALLY NICE. TELL COUNSELOR GREEN THANK YOU, AND THANK YOU TO YOU TOO. ANY OTHER CLOSING COMMENTS OR QUESTIONS ON THIS? I TOO WANT TO SAY THANK YOU SO MUCH TO THE STAFF, TO ADRIAN, MIKE, AND MIKE'S SAYING NOT ME, IT'S JUST ADRIAN. THANK YOU SO MUCH. THIS, YOU KNOW, THIS WAS, I KNOW THIS WAS, I DON'T WANT TO SAY MONTHS IN THE WORK. I THINK YEARS. YOU SPENT A LONG TIME ON THIS PROJECT, AND SO REALLY, YOU KNOW, WELL DONE. THANK YOU, AND THANK YOU TO EVERYBODY APPEAR FOR ALL, YOU KNOW, HELPING TO, YOU KNOW, SHAPELESS DOCUMENT. APPRECIATE IT. AND ALSO THINK IT OUR HOMEPLACE RESIDENTS WHO PARTICIPATED ALL ALONG AND HAVE, YOU KNOW, PROVIDED SO MUCH VALUABLE INPUT. THANK YOU SO MUCH. WITH ALL THAT SAID, DO I HAVE A MOTION? >> I'M LOOKING AT, SERGE, HOW YOU WANT THIS BOARD TO -- I MOVE THAT WE APPROVE THE SUBAREA PLAN AS REVISED, INCORPORATING THE, OR, DO I WANT TO APPROVE IT -- >> ACTUALLY, IT'S ALMOST THE SAME THING AS THE LAST ONE. SO YOU SEND IT TO COUNSEL -- UNFAVORABLE -- >> I MOVE WE SEND THIS DOCKET ITEM TO THE COUNCIL WITH FAVORABLE RECOMMENDATION INCORPORATING THE CHANGES SHOWN TO US TONIGHT. >> SECOND. >> IN FOR THE MOTION IN THE SECOND. ALL THOSE IN FAVOR, SENDING THIS ON TO CITY COUNCIL WITH A FAVORABLE RECOMMENDATION, PLEASE SAY AYE. >> AYE. >> ANY OPPOSED? HEARING NONE, IT GOES ON TO, WITH A FAVORABLE RECOMMENDATION FOR CERTIFICATION. THANK YOU SO MUCH. AND YES, COUNCILMEMBER MINNAAR? >> I JUST WANT TO PUT THIS ON THE RECORD AS WELL. THIS IS A RESOLUTION, SO IT WILL BE GOING TO CITY COUNCIL, MOST LIKELY TO COMMITTEE, AND WE CAN WORK ON IT TO THE PUBLIC, MAKE SURE YOU TELL YOUR FRIENDS IN HOMEPLACE THAT IT PROBABLY WILL BE SITTING IN LAND-USE FOR SOME TIME, SO JUST LET EVERYBODY KNOW. THERE'S NO TIMECLOCK. OKAY? OKAY, THANK YOU. OH YES, ADRIAN? >> AND I, I JUST WANT TO ADD, WE WILL BE KEEPING THE PROJECT WEBSITE, THIS IS HOMEPLACE.COM, UP-TO-DATE WITH MEETING DATES AND DRAFTS AS THIS, AS THIS KEEPS GOING THROUGH, SO WE'LL TRY TO COMMUNICATE MEETING DATES WHERE I THINK WE ARE SLATED, POTENTIALLY, TO HAVE THE INITIAL FIRST READING OF PUBLIC AT THE CITY COUNCIL ON DECEMBER 1ST, AND THEN IT WILL MOVE ON TO LAND-USE COMMITTEE FROM THERE. BUT THEY'VE GOT A LOT OF THINGS ON THEIR PLATE, SO WE'LL TRY TO COMMUNICATE WHICH ITEMS ARE GOING TO BE HEARD AT VARIOUS COMMITTEE MEETINGS. >> WONDERFUL. THANK YOU VERY MUCH. ANYTHING ELSE? HEARING NONE, THEN THAT IS * This transcript was compiled from uncorrected Closed Captioning.