May 05, 2026 Carmel Plan Commission

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CARMEL PLAN COMMISSION COMMITTEE MEETING OF THE WHOLE. THIS IS TUESDAY, MAY 5TH, 2026.

[1. Docket No. PZ-2025-00268 DP: US 421 – WCD Development Plan The applicant seeks development plan approval for a new apartment community with commercial and retail uses along Michigan Road. The site is located at 9998 N Michigan Road and is zoned US 421 – WCD PUD/Planned Unit Development (Ordinance Z-697-25). Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Edward Rose Properties, Inc. ]

THANK YOU. >> GOOD EVENING FOR THE RECORD J JON AND ON BEHALF OF EDWARD ROSE PROPERTIES AND SEVERAL INDIVIDUALS WITH EDWARD ROSE ARE HERE TO ADDRESS QUESTIONS IF THERE ARE ANY AFTER OUR BRIEF PRESENTATION WE DID REVIEW THE STAFF REPORT AND THIS THIS IS A COLOR VERSION OF THE SITE PLAN INCLUDED WITHIN YOUR BROCHURES.

THERE WERE A COUPLE OF OUTSTANDING ITEMS FROM THE STAFF REPORT THAT ARE INCLUDED THAT I WANT TO REVIEW WITH YOU THOSE ITEMS AND FIRST THE ATTACHED COLOR SITE CLAN WE IDENTIFIED A COUPLE OF ADDITIONAL LOCATIONS TO DISTRIBUTE BICYCLE PARKING ACROSS THE SITE.

HERE AT THE SOUTH END OF BUILDING FOUR AND HERE AT THE SOUTH END OF BUILDING 7 PREVIOUSLY BETWEEN THE TWO BUILDINGS HERE AND HERE SO WE'VE ADDED THOSE AND DISTRIBUTED THAT BIKE PARKING MORE LIBERALLY ACROSS THE SITE WITHIN 50 FEET OF THE ENTRANCE TO THOSE BUILDINGS. THERE WAS A QUESTION THAT CAME UP REGARDING SETBACKS AND SEIZEMENTS. EDWARD ROSE IS HAVING THE PROJECT PREPARE A REPLAT TO ADDRESS THAT THAT'S AN ITEM THAT IS REVIEWED AND ADDRESSED THROUGH PLANNING AND PUBLIC WORKS AND WE'LL FILE THAT IN THE COMING WEEKS. AND ANOTHER ITEM IT INDICATED ON BLUE TEXT ON THE REPORT WE CONTINUE TO HAVE A DIALOGUE WITH ENGINEERING ABOUT THEIR FINAL REMAINING PROJECT DOCKS COMMENTS AND WE'LL ADDRESS THOSE AS WELL AS A COUPLE OF OTHER COMMENTS THAT STAFF HAD. STAFF HAVE RECOMMENDED CONSIDERATION SUBTLE TO US CLOSING OUT THOSE ITEMS IT'S OUR UNDERSTANDING IT ISN'T NECESSARILY UNUSUAL FOR A DEVELOPMENT PLAN OF THIS SIZE TO HAVE ITEM THAT IS ARE OUTSTANDING BEYOND THE PLAN COMMISSION'S APPROVAL THINGS THAT ARE MORE OF A TECHNICAL NATURE AND STAFF HAS RECOMMENDED THAT THE PLAN COMMISSION CONSIDER APPROVAL OF THE ITEM THIS EVENING.

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

IT'S A FULL GABLE ROOF AND THERE ISN'T AN ABILITY TO LOCATE THOSE ON THE SIDE.

LOCATE THOSE ON THE ROOF RATHER. AND FOR THAT REASON WE THINK THE BEST POSITION IS ADJACENT TO WHERE ALL THE CARS ARE PARKED ALTHOUGH STILL SCREENED BECAUSE YOU'RE ENTERING FROM THAT SIDE SCREENED BY SHRUBS BUT WE DON'T WANT TO PUT IT ON THE BACKSIDE OF THE BUILDING BECAUSE THAT'S GOING TO DISRUPT FOLKS FROM ENJOYING THAT OUTDOOR LIVING SPACE AND THE ROOFS ARE GABLED ROOFS SO THOSE ARE THE THINGS THAT WE EXPLORED IN THE LAST COUPLE OF DAYS AND EDWARD ROSE WOULD ASK FOR YOUR CONSIDERATION OF ALLOWING THOSE TO REMAIN AS PLANNED ON THE PARKING LOT SIDE.

THAT'S THE CONCLUSION OF OUR PRESENTATION. WE'D BE GLAD TO ADDRESS

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THANK YOU. >> THANK YOU, JON, DEPARTMENT. >> THANK YOU.

ANGIE CHAN WITH THE CARMEL PLANNING ZONE DEPARTMENT, THE PETITIONER HAS ADDRESSED SOME OF OUR MAJOR CONCERNS MOSTLY ABOUTAL BICYCLE PARKING LOCATIONS AND ALSO THE AIR CONDITIONING UNITS. WE DO RECOMMEND THAT THEY VOTE TO APPROVE THE ITEMS WITH THE CONDITION OF THE PARCEL BEING REPLATTED AND THE BIKE RACK LOCATIONS DISTRIBUTED MORE EVENTUALLILY AND ALSO RESOLVING ALL OUTSTANDING COMMENTS AND PROJECT DOCKS.

THANK YOU. >> OKAY. THIS COMMITTEE HAVE ANYTHING

HERE TO WEIGH IN ON? >> I GOT A QUESTION, JON AND THIS HAS BEEN TALKED ABOUT AND I'LL ADMIT I WAS NOT HERE IN FEBRUARY WHEN YOU WERE WITH THE FULL PLANNING COMMISSION BEFORE WHEN I LOOK AT 99 STREET I SEE -- EXCUSE ME, WHEN I LOOK AT THE SKETCH WE'RE LOOKING ALT ON THE SCREEN NOW YOU CAN SEE THERE'S SIGNIFICANT TREES AND INVESTMENT IN TREES AND IT REALLY LOOKS NICE TO DEVELOP A STREET SCAPE THAT WILL BE ATTRACTIVE FOR THE DEVELOPMENT.

I GUESS A TWO FOLD QUESTION ALONG 99 STREET AND FRONTAGE ON THE RETAIL IS IT SAFE TO SAY THERE WOULD BE A LANDSCAPE PLAN THAT COMES LATER WHEN THAT ONE I GUESS MOVES FORWARD FOR DEVELOPMENT THAT WILL CONTINUE TO ADDRESS THE 99 STREETH AND/OR MICHIGAN ROAD.

>> ON THIS ENTIRE AREA IDENTIFIED AS RETAIL YOU'LL SEE THAT AGAIN AS A DP ADLS, THE

DEVELOPMENT PLAN AS WELL AS THE ADLS FOR THAT ENTIRE AREA. >> OKAY.

>> SO IT WILL BE LANDSCAPED IN ACCORDANCE WITH THE REQUIREMENTS OF THE DP AND YOU'LL SEE IT

AGAIN. >> SO LANDSCAPES TO BE GENERALLY CONSISTENT WITH WHAT ELSE -- I'M NOT TRYING TO PIN YOU DOWN BUT GENERALLY CONSISTENT SO YOU'LL HAVE SOMEWHAT NICE UNIFORM LOOK

OVER THE ENTIRE PROJECT IS THAT FAIR TO SAY. >> IT WILL BE.

BECAUSE THAT -- WE'LL CONSTRUCT THE SIDEWALK TODAY AND BEYOND THE SIDEWALK THERE WOULD BE THE STREET TREE ELEMENTS AND THEN THE PARKING SCREENING THAT YOU WOULD FIND ON THOSE RETAIL BUILDINGS UNLESS THERE WAS A BUILDING PULLED RIGHT UP RIGHT AWAY.

>> I GUESS WE'LL TAKE A SWING AT IT LATER IF WE NEED TO. YOU HAVE GOOD PERIMETER LANDSCAPING AROUND THE RESTAURANT THAT'S THERE AND I GUESS I'LL SAY TECHNICALLY THE PORTION OF RETAIL PARKWAY IS KIND OF AN ENTRY TO THIS PROJECT BUT IT'S TECHNICALLY OUTSIDE THE PROJECT LIMITS. IS THERE ANY CHANCE OF PETITIONER WOULD CONSIDER JUST A COUPLE MORE TREES TO MAYBE DRESS UP RETAIL PARK WAY WHERE THERE'S SOME LIMITED TREES TO MAKE IT SOMEWHAT CONSISTENT WITH THE REMAINDER OF THE PROJECT. I KNOW IT COMES AS I'LL SAY AN ADDITIONAL MINOR COST BUT WHETHER THAT COULD BE -- WHETHER IT'S TREES THAT CAN MOVE AROUND IS THAT SOMETHING JUST TO AGAIN MAKE IT CONSISTENT THROUGH THE WHOLE PROJECT AREA?

>> THE ANSWER IS YES. I'M LOOKING TO MY FRIEND. MIKE CAN COVER THIS AGAIN, BUT TO THE EXTENT -- WE CAN'T COMMITMENT FOR PLANNING TREES ON THE BANK SIDE I THINK TO THE NORTH AND -- NOT CAR DEALER, THAT'S OLIVE GARDEN TO THE SOUTH.

SO WE CAN AGREE TO PLANT STREET TREES IN THE RIGHT OF WAY AND IT LOOKS LIKE THERE'S PROBABLY ROOM FOR MAYBE 10 OR SO BUT WE'LL DRILL THAT DOWN AND PROVIDE A PLAN TO STAFF THAT SHOWS

ADDITIONAL STREET TREES. >> CERTAINLY RECOGNIZE IF THERE'S SPECIES OR PUSH BACK ON THOSE BEING IN THE RIGHT AWAY I'LL DEFER TO STAFF WHETHER IT'S COMMUNITY DEVELOPMENT OR ENGINEERING OR WHAT HAVE YOU. APPRECIATE THE CONSIDERATION. I THINK IT WILL HELP.

>> JUST REAL QUICK CAN YOU POINT TO WHERE YOU'RE WANTING. >> YEAH -- WHERE IT SAYS RETAIL PARKWAY HERE, I DON'T KNOW IF WE CAN ZOOM IN BUT THAT SEGMENT, THIS IS THE SOUTH SIDE OF RETAIL PARKWAY AND IT'S ADJACENT TO THE OLIVE GARDEN RESTAURANT IN THE NORTH SIDE HERE OFF PAGE IS MERCHANT'S BANK I THINK IS ON THE NORTH SIDE THERE AND IF THERE'S ROOM RIGHT HERE BETWEEN THE SIDEWALK AND THE STREET, IT MAY BE THAT IF THERE'S ONLY TWO OR THREE FEET IN THERE AND IT LOOKS PRETTY NARROW IT MAY BE THAT WE HAVE TO COME UP WITH A SOLUTION DEPENDING ON THE

SPECIES WE CAN PUT IN THERE. >> I GET THAT, JON. APPRECIATE THE CONSIDERATION AND I GUESS I'LL LET YOU WORK WITH STAFF ON THAT IF WE CAN AGAIN END UP WITH I'LL SAY TOO SIMILAR

COMPLIMENTARY REALLY DRESSED UP ENTRANCES INTO YOUR PROJECT. >> YEP.

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>> I'M GOING TO TAG ONTO THAT. AS A LOOK HERE AND IT MIGHT BE SOMETHING I'VE OVERLOOKED IN PREVIOUS PLAN DOCUMENTS BUT THE INDEGREES, EGRESS, IS IT THE STRICTLY MOST PORTION OF THE RETAIL DEDICATED AREA AND DO WE HAVE ANY CUTS OFF OF MICHIGAN ROAD PLANS.

>> THERE ARE POTENTIAL ACCESS COULD DID BSH SO THE ANSWER TO THE QUESTION ON MICHIGAN ROAD NO. THERE'S NO ACCESS ON MICHIGAN ROAD OTHER THAN THE DRIVEWAY HERE AND 199TH STREET. ACCESS WILL BE FROM THE INTERNAL DRIVE HERE AND I CAN'T REMEMBER DO WE KNOW WHETHER THERE WOULD BE AN ACCESS OFF OF 99 STREET. IT'S NOT DETERMINED YET WHETHER OR NOT IT WOULD BE PART OF 99 STREET. BUT I KNOW THAT WE COMMITTED

THAT IT WOULDN'T BE ON MICHIGAN ROAD. >> UPDATE ON THE GLOBE.

>> THE LAST DISCUSSION WAS A COUPLE OF WEEKS AGO WITH HENRY PESTETSKY, THE REDEVELOPMENT COMMISSION DIRECTOR AND THEY ARE JUST COORDINATING GETTING SOMEBODY ON SITE TO PICK IT UP.

YES. THEY ARE GOING TO TRY TO GET THEM TO TAKE BOTH.

OH, I'M SORRY. INCORPORATE. SORRY.

THEY ARE GOING TO INCORPORATE IT INTO THE SITE DESIGN ON SITE. SORRY.

>> JUST REAL QUICK QUESTION ON THE BIKE PARKING SO THE TWO NODES YOU IDENTIFIED IS THAT THE

NEW DISTRIBUTION PLAN OR IS THAT WHAT WAS PRIOR. >> THE TWO ADDITIONAL LOCATIONS.

THERE'S LOCATIONS HERE ADJACENT TO BUILDING 5 AND HERE, THESE ARE TWO I BELIEVE THAT WERE ADDED ON THE SOUTH END OF BUILDING 4 AND ON THE NORTH CORNER HERE ADJACENT TO BUILDING

7. >> THANK YOU. >> SO HOW MUCH -- HOW MANY BIKE PLACES ARE THERE? YOU ADDED TWO? YOU HAD SOME GOING IN THE

MAINTENANCE FACILITY. >> WELL THERE'S INTERNAL BICYCLE PARKING LIKE A GARAGE IF YOU WILL FOR PEOPLE'S BIKES. THAT'S ONE ELEMENT THAT'S INCORPORATED ON THE SITE.

AND THEN THIS IS JUST SHORT TERM PARKING LIKE FOR SOMEBODY WHO IS RIDING THEIR BIKE OVER.

THEY WANTED TO SEE A BETTER DISTRIBUTION CLOSER TO THE ACTUAL ENTRANCES TO BUILDINGS.

>> OKAY. AND THEN TO GO ONTO THAT AC SCREENING, WHAT IS THAT GOING TO LOOK LIKE? THAT'S GOING TO BE IN EVERY UNIT IN THE BACK.

SO IS THAT -- WOULD FENCE, TREES. >> SHRUBS SURROUND IT.

ARE THEY GROUPED IN 2S. >> SOME ARE 2S. SOME ARE THREES.

>> SOME ARE GROUPS IN TWOS AND THREES ACROSS THE BUILDING BUT IT'S ALL THROUGH LANDSCAPES.

>> OKAY. SO THERE'S GOING TO BE AT LEAST TWO FOR EVERY AC UNIT.

>> UNLESS THERE WAS AN UN ONE OFF CONDITION WHERE THERE WASN'T ROOM IN THE AREA FOR THE EXTRA AND THEN IT COULD BE SCOOTED AROUND. I DON'T WANT TO SAY THERE WOULD BE NO SITUATION WHERE THERE'S ONLY ONE BECAUSE IT ALL DEPENDS ON IF THERE'S ROOM.

>> OKAY. AND THE TREES THAT WE -- THAT JEFF MENTIONED, THE ADDITIONAL

TREES, WOULD THAT COME BACK ON ADLS AND BE SHOWN THERE. >> YES, WE CAN PROVIDE IT ON

ADLS. >> THAT WAY WE GET TO SEE IT. >> WE'LL COMMIT TO THAT WHEN WE COME BACK WITH ADLS AND WE CAN PROVIDE AN ADDITIONAL EXHIBIT CAN BLOW UP ON AN 8 AND A HALF

BY 11 WITH LANDSCAPES AND EXTRA UNITS. >> I ASSUME YOU'RE GOING TO HAVE A LOT MORE DESIGN WORK TO SHOW EACH BUILDING AND WHAT IT'S GOING TO LOOK LIKE AND WE'LL

KNOW MORE ABOUT AC AND BICYCLE; RIGHT? >> WELLEN , THE FOOTPRINTS ARE SET AND WHEN WE COME BACK IT'S GOING TO BE PREDOMINANTLY ON THE ADLS AND INCLUDING THE BUILDING DESIGN. BUT WE'LL PULL TOGETHER A SEPARATE LANDSCAPE THAT WILL SHOW THE THREE TREES AND HOW THE AC UNITS ARE SCREENED. WE'LL JUST DO A BLOW UP.

>> OKAY. THANK YOU. >> SO PARKING, THE 565, I UNDERSTAND THAT 513 ARE RE REQUIRED. WHERE DID YOU COME UP WITH 565 AND IS THAT FOR RETAIL? AND WILL THOSE SPOTS BE LIKE SIMILAR TO LIKE WHAT THE EVANT IS. THERE'S A LOT OF PARALLEL PARKING OVER THERE.

>> YEAH, THERE IS PARALLEL PARKING ALONG THE FACE OF THE TWO BUILDINGS HERE.

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WHATEVER RETAIL USES POPULATE THIS AREA. >> OKAY.

ANYBODY WANT TO MAKE A -- GHA GO RIGHT AHEAD. >> WITH COUNCIL'S NOT NOD, I APPROVE WE APPROVE DOCKET PZ-2025-0026 SUBJECT TO THE PETITION TO HAVE THE AREA REPLATTED, ADDRESS THE BIKE RACK LOCATIONS AND ALL OTHER REMAINING ISSUES IDENTIFIED IN PROJECT DOCKS TO THE CITY SATISFACTION AND THE PRESERVATION OF BOTH GLOBES.

>> I WILL SECOND THAT. >> ALL IN FAVOR SAY AYE. >> AYE.

>> OPPOSED. THE MOTION CARRIES. >> THANK YOU FOR YOUR TIME THIS

EVENING. >> I THINK WE'RE

* This transcript was compiled from uncorrected Closed Captioning.