Oct 20, 2026 Carmel Plan Commission

[A.Call Meeting to Order]

[00:00:07]

>> GONING AND WELCOME TO THE OCTOBER 20TH, 2026 MEETING.

[B.Pledge of Allegiance]

[C.Roll Call ]

[D.Declaration of Quorum]

[E.Approval of Minutes ]

>> THANK YOU VERY MUCH. WE HAVE QUORUM.

UP NEXTEN OUR AGENDA IS APPROVAL OF OUR SEPTEMBER PLAN COMMISSION MINUTES. DO I HAVE A MOTION TO APPROVE? THANK YOU. AND A SECOND? THANK YOU, DEBBIE. SHE WAVED.

ALL THOSE IN FAVOUR OF APPROVING THE SEPTEMBER PLAN COMMISSION MINUTES PLEASE SAY AYE. ANY OPPOSED?

[F. Communications, Bills, Expenditures, & Legal Counsel Report ]

I'LL TURN IT OVER TO SERGEI. >> NOTHING TO REPORT.

[G.Reports, Announcements & Department Concerns ]

>> THANK YOU VERY MUCH. AND THEN UP NEXT IS REPORTS, ANNOUNCEMENTS AND DEPARTMENT CONCERNS.

AND ALEXIA. >> THANK YOU.

AT THE LAST COMMITTEE MEETING, THE P.E.D. WAS TABLED TO NOVEMBER 5TH. SO THAT WILL BE HEARD AT THE NOVEMBER 5TH MEETING. THE CATALYST HEALTH CARE REHAB FACILITY DPALS WAS APPROVED AND THE CLAY COUNTY WAS WITH DISCUSSED AND MOVED TO THE NOVEMBER 5TH MEETING AS WELL.

THAT'S ALL I HAVE. >> THANK YOU.

SITTING RIGHT BEHIND YOU, SHALL WE INTRODUCE OUR NEW LAND

PLANNER? >> SURE.

THIS IS ANDY. >> GO AHEAD.

STAND UP. WELCOME.

[APPLAUSE] >> HE STARTED LAST WEEK.

>> SO HE'LL BE HELPING OUT WITH PLAN COMMISSION PROJECTS MOVING FORWARD. YOU'LL SEE HIM UP HERE EVENTUALLY GIVING THE SAME TYPE OF REPORT.

[H.1. Docket No. PZ-2026-00187 PUD: Venture at Meridian Trails PUD Rezone ]

>> THANK YOU VERY MUCH. WELCOME.

SO NOW WE'RE GOING TO MOVE ON TO THE PUBLIC HEARING PORTION OF OUR MEETING AND OUR FIRST DOCKET IS DOCKET NUMBER PZ-2026-1877, P.U.D. REZONE. THE APPLICANT SEEKS TO REZONE THE SITE TO PUD TO ALLOW AN APARTMENT COMPLEX.

THE SITE IS LOCATED ALTERNATE 201 WEST 106 STREET.

ZONE B1 BUSINESS FILED ON BEHALF OF MILL STONE VENTURES LLC AND PITMAN PARTNERS INC. I'LL TURN IT OVER TO THE PETITIONER. JOHN.

>> THANK YOU, AND GOOD EVENING. I'M A LAND USE PROFESSIONAL WITH THE LAW FIRM OF NELSON AND FRANKENBERGER.

PRESENT TONIGHT WE WE REPRESENT MILL STONE VENTURES LLC AND PITMAN PARTNERS. ANDY WEATHERFORD, OWEN HARTMAN.

WITH MILL STONE HERE AS WELL AS STEVE PITTMAN WITH PITTMAN PARTNERS, AS WELL AS OTHER MEMBERS OF OUR DEVELOPMENT TEAM.

THE APPLICANT SEEKS TO REZONE THE REAL ESTATE FOR THE VENTURE AT MERIDIAN TRAILS IN ORDER TO DEVELOP A RESORT-STYLE LUXURY MULTI FAMILY COMMUNITY ON THE REAL ESTATE.

THE SUBJECT REAL ESTATE -- SORRY. THE SUBJECT REAL ESTATE'S IDENTIFIED ON THE AERIAL PHOTOGRAPH NOW ON DISPLAY.

IT'S INCLUDED BEHIND TAB 2 OF YOUR INFORMATIONAL BROCHURES.

IT'S A 6 ACRE PARCEL LOCATED AT THE SOUTHWEST INTERSECTION OF 106TH STREET AND ILLINOIS STREET WITH WITH AN ADDRESS OF 201 WEST 106TH STREET. THE ZONING CLASSIFICATION OF THE PROPERTY TODAY IS THE B1 BUSINESS DESIGNATION.

HOWEVER, THE ONLY PROPOSED USE ON THE REAL ESTATE IS PUD WILL BE THE MULTI FAMILY RESIDENTIAL USE.

THERE ARE PREVIOUS COMMITMENTS FROM THE TIME WHICH THE REZONE WAS REZONED TO B1 THAT WERE ALSO AMENDED IN 2024.

THESE PROTECTIONS HAVE BEEN PULLED FROM THE PRIOR COMMITMENTS AND CODIFIED WITHIN THE PUD ORDNANCE.

THEY'RE A DEVELOPER OF LUXURY MULTI FAMILY COMMUNITIES AND FEATURES OF THEIR COMMUNITIES INCLUDE ATTRACTIVE ARCHITECTURAL DESIGN AND STYLE, RESORT-STYLE POOLS, FITNESS CENTRES, HIGH END FINISHES, DOG SPAS, GOLF SIMULATORS, NO CARPET FLOORING, ACCOMMODATIONS FOR SOME UNDERBUILDING, ENCLOSED AND ON

[00:05:03]

THERE'S TWO CENTRALLY LOCATED FOUR STORY BUILDINGS IN A TOTAL OF 154 APARTMENTS. PARKING INCLUDES ACCESSORY GARAGE BUILDINGS SHOWN IN DARK GREY, AS WELL AS UNDER PARKING ON THE WEST AND SOUTH SIDES OF THE BUILDING RESPECTIVELY.PIT'S LIGHTER GREY. ACCESS TO THE REAL ESTATE WILL BE PROVIDED FROM TWO LOCATIONS. ONE DRIVEWAY CUT, WHICH IS EXISTING TODAY ON TO 106TH STREET AND THE OTHER FROM ILLINOIS STREET LOCATED HERE. REGARDING OPEN FACE AND BUFFERS, MILLSTONE HAS PAID PARTICULAR ATTENTION TO THE PRIOR COMMITMENTS, THE ORDNANCE INCORPORATES AN 8-FOOT WALL WITHIN WITH A 30-FOOT BUFFER AREA WHERE TREE PRESERVATION AS WELL AS ADDITIONAL PLANTINGS WILL BE INSTALLED.

BEHIND TAB # 5 AND 6 ARE AMONG OTHER EXHIBITS, CARE IMAGERY OF THE PROPOSED BUILDINGS, INCLUDING SURROUNDING SPACES.

THIS CHARACTER ILLUSTRATION IS THE BUILDING ENTRANCE OFF 106TH STREET. 106TH STREET IS IN THE FOREGROUND. THERE'S AN EXISTING RIDGE THAT CROSSES THE CREEK ON THE PROPERTY ON THE NORTH EDGE, THE DRIVEWAY THAT WILL COME UP TO THE BUILDING AND THEN THE BUILDING IN THE BACKGROUND. THIS THOUGHTFUL ARCHITECTURAL DESIGN, WHICH IS ILLUSTRATED IN THE PUD IN TERMS OF BOTH PERSPECTIVES AND ELEVATIONS REQUIRES GENERAL COMPLIANCE, INCLUDING IMAGERY THAT WILL BE PART OF AN EXHIBIT TO THE PUD AND ADLS APPROVAL IS ALSO REQUIRED.

THIS IS AN ADDITIONAL CHARACTER IMAGE OF THE BUILDING AND SITE PERMITS FROM THE ROUNDABOUT AT 106TH AND ILLINOIS STREET.

SO IF YOU'RE STANDING AT THE FAR NORTHEAST CORNER OF THAT ROUNDS ABOUT, THIS IS LOOKING SOUTH AND WEST.

THE PLANS TO INCORPORATE SIGNAGE AND A WATER FEATURE, WHICH IS SHOWN HERE IN THE FOREGROUND AT THE INTERSECTION.

SHOWN HERE IS ANOTHER BUILDING'S PERSPECTIVE, WHICH IS INTERIOR TO THE SITE AND SHOWS THE PROJECT POOL AND OUTDOOR AMENITIES IN THE FOREGROUNDS. THE POOL'S BEEN LOCATED INTENTIONALLY SO THAT IT IS SURROUNDED BY BUILDINGS ON THE WEST AND SOUTH SIDE, WHICH IS GOING TO ASSIST IN MITIGATING ANY NOISE WHICH WILLS CREATED IN THOSE OUTDOOR SPACES FROM ADD JOINING RESIDENTIAL TO OUR WEST AND SOUTH RESPECTIVELY.

FOR THE BENEFIT OF THE PUBLIC, VENTURE AT MERIDIAN TRAILS, REQUIRES THE APPLICANT TO RETURN ARE BACK TO THE PLANNING COMMISSION FOR DP AND ADLS APPROVAL DEVELOPMENT PLAN AND ARCHITECTURE DESIGN, LIGHTING AND LANDSCAPING AND SIGNAGE FOR THE ENTIRE PARCEL. THESE IMAGES, HOWEVER, BOTH THE CONCEPT PLAN AND THE CHARACTER IMAGES OF THE BUILDING ARE BOTH INCORPORATED IN THE PUD. SO WHAT WE'RE SHOWING YOU HERE, WE'RE COMING BACK WITH SUBSTANTIAL COMPLIANCE ON THE SITE PLAN AND THOSE BUILDING ELEVATIONS WILL BE MODELLED OFF OF WHAT IS SHOWN HERE. OF COURSE THE PLANNING COMMISSION HAS DISCRETION AT ADLS STAGE ON THAT.

SHOWN HERE AND P INCLUDED BEHIND TAB 7 OF THE INFORMATIONAL BROCHURES IS A SLIDE INCLUDING THE PRIOR SITE PLAN SHOWN HERE ON THE RIGHT AND THE PROPOSED SITE PLAN ON THE LEFT.

THIS IS ONE OF A FEW EXHIBITS BEHIND TAB 7, WHICH HELP ILLUSTRATE AND COMPARE THE PRIOR PLANS WITH THE PROPOSED PUD.

WHILE AT AGE 55 AND OVER , RESTRICTED MULTI FAMILY COMMUNITIET CAN BE DEVELOPED BY RIGHT ON THE REAL ESTATE TODAY, UNDER THE CURRENT APPROVAL THE APPLICANT'S REQUEST IS TO CONSTRUCT A NONAGE RESTRICTED MARKET RATE COMMUNITY.

THE RESULT OF AN APPROVAL OF THE ORDNANCE WOULD INCLUDE THE PROTECTIONS PROVIDED UNDER THAT 2018-2024 COMMITMENT AMENDMENT AND INCLUDE THE FOLLOWING CHANGES TO THE BUILT ENVIRONMENT. ONE, REDUCTION IN A NUMBER OF DWELLINGS FROM 169 TO 154. THAT'S A 15-DWELLING UNITS REDUCTION ARE. A REDUCTION IN BUILDING MASS.

AS YOU CAN SEE THE BUILDING HERE IS MORE MASS THAN AS PROPOSED.

IT'S ROUGHLY A 24% REDUCTION IN THE BUILDING MASS DOWN IF 258,000 SQUARE FEET TO APPROXIMATELY 196,000 SQUARE FEET. A REDUCTION IN THE BUILDING HEIGHT, AS YOU MAY RECALL THE PRIOR BUILDING HAD BOTH FOUR AND FIVE STORY COMPONENTS TO THIS BUILDING.

THE TWO BUILDINGS ARE ONLY FOUR STORIES EACH.

AT A HEIGHT OF APPROXIMATELY 49 FEET.

WHERE THE PRIOR TO BUILDINGS WERE WITH 52 FEET AND 64 FEET P ARIVELY. SO APPROXIMATELY A 3 TO 15-FOOT BUILDING HEIGHT REDUCTION IN OVERALL HEIGHT.

[00:10:03]

IN CONCLUSION, OUR TEAM HELD A NEIGHBOURHOOD MEETING LAST WEEK WHERE WE MADE A PRESENTATION TO A FEW NEIGHBOURS WHO ATTENDED AND ADDRESSED THEIR QUESTIONS. IN ADDITION, THE APPLICANTS MET WITH ERE OTHER SURROUNDING OWNERS TO PUT FORWARD THEIR REQUESTS. OUR UNDERSTANDING IS THE PLANNING COMMISSION RECEIVED FIVE LETTERS, THE LATEST OF RICH ARRIVED THIS AFTERNOON FROM A REPRESENTATIVE OF THE THREE LOT SUBDIVISION TO THE WEST OF OUR REAL ESTATE RE.

WE ASSURED THEIR ATTORNEY WE WOULD WITH REPORT TO THE PLAN COMMISSION THE INTENTION OF OUR CLIENT TO MEET WITH THE NEIGHBOURS TO REVIEW THE PUD WORDING TO CONFIRM THAT IT PRESERVES THE PROTECTIONS INCLUDED UNDER THE 2018 COMMITMENTSERING AS WELL AS THE 2024 -- COMMITMENTS, AS WELL AS THE 2024 COMMITMENT. TO THIS END, WE'RE MEETING NEXT MONDAY, OCTOBER 6TH. WE'VE REVIEWED THE DEPARTMENT REPORT AND WILL CONTINUE TO WORK WITH STAFF ON ADDRESSING THEIR OUTSTANDING COMMENTS THAT ARE LISTED AT THE ENDS OF THE REPORT. AT THE CONCLUSION OF THE OTT PUBLIC HEARING TONIGHT, WE'LL ENDEAVOR TO ADDRESS QUESTIONS FROM THE PLANNING COMMISSION THIS EVENING, AS WELL AS THOSE COMMENTS WE RECEIVED FROM THE PUBLIC TONIGHT THE.

IN ADVANCE OF YOUR NOVEMBER 5TH COMMITTEE MEETING FOR FURTHER CONSIDERATION. WITH THAT, I'LL CONCLUDE AND BE GLAD TO ADDRESS QUESTIONS THE PLANNING COMMISSION HAS NOW OR AT THE CONCLUSION OF YOUR PUBLIC HEARING, OF COURSE.

THANK YOU. >> THANK YOU VERY MUCH.

DOES ANYBODY HERE WANTET TO SPEAK IN FAVOUR OR OPPOSITION OF THIS PETITION? OKAY.

I SEE ONE, TWO, THREE, FOUR. WE'LL DO 3 MINUTES A PERSON, AND PLEASE COME ON UP HERE TO THE PODIUM.

I KNOW YOU ALL KNOW THE DRILL. BUT THE LIGHTS WILL BE GREEN, YELLOW AND RED. YELLOW YOU'RE STARTING TO RUN OUT OF TIME. RED IT'S TIME TO WRAP IT UP.

YOU CAN COME UP, WHOEVER WANTS TO GO FIRST.

PLEASE STATE YOUR NAME AND GENERALLY WHERE YOU LIVE.

AND IF THE NEXT PERSON WHO WOULD LIKE TO SPEAK CAN BE SORT OF WAITING IN THE WING SO TO SPEAK, THAT WOULD BE GREAT.

>> WELL, GOOD EVENING. I WROTE THE 'OH MAIL ABOUT PROPOSALS FOR NEW DEVELOPMENT IN C CARMEL. THIS VENTURE IS WEST OF MY HOME BY A FEW BLOCKS. STEVE PITTMAN DEVELOPED OUR WONDERFUL NAKED -- NEIGHBOURHOOD AND ALSO BRIDGES NORTH OF US.

STEVE CALLED ME A FEW WEEKS AGO TO TELL ME ABOUT THE VENTURE.

THIS WAS HIS THIRD PROPOSAL FOR HIS LOTS OTT 106TH AND ILLINOIS.

I'VE READ ABOUT THEM, WRITTEN ABOUT THEM, SPOKEN ABOUT THE FIRST TWO PROPOSALS. THE FIRST WAS A THREE STORY OFFICE BUILDING, AND THEN HE PROPOSED A PUD FOR PEOPLE IN 55 PLUS AGE RESTRICTED APARTMENTS AND COMMERCIAL AREAS.

HE I TOLD STEVE I'D BE HAPPY TO GO TO A MEETING FOR NEARBY NEIGHBOURS, WHICH APPARENTLY I DIDN'T HEAR ABOUT THAT.

I I LOOKED AT THE INFO PACKET AND THE LETTERS IN THE DOCKET AND READ THE DEPARTMENT REPORT. AND MY TAKE AWAY IS ALTHOUGH THIS LOOKS LIKE A REALLY QUALITY PROPOSAL, IT IT JUST DOESN'T FIT THERE. I'VE SEEN THE CONCEPTUAL DRAWINGS, AND I THINK I I NEED MORE INFORMATION.

AND THIS PROPOSAL MAY BE LESS DENSE AND NOT QUITE AS HIGH AS THE SECOND ONE WITH YOU, BUT I FEEL IT'S STILL TOO DENSE AND TOO HIGH TO BE AND LOOK COMPATIBLE WITH THE SINGLE FAMILY HOMES ON THE THREE SITES OF THE PROPOSAL.

AND ALTHOUGH I THINK IT'S GREAT THAT THERE'S AN 8-FOOT WALL, I'M NOT SURE HOW IT WILL PROTECT AGAINST A FOUR-STORY BUILDING.

I DON'T THINK THAT THIS IS A GOOD LOCATION FOR THIS PROJECT.

IT IS COMMON TO FEEL THAT IF A PROPOSAL IS TURNED DOWN THE NEXT PROPOSAL WILL BE WORSE AND SOMETIMES THAT MIGHT BE TRUE.

BUT YOU THE QUESTION IS, SHOULD THIS PROPOSAL BE APPROVED AS A PUD. I'M CONCERNED THAT A PROPOSAL OF THIS DEVELOPMENT COULD SET AN INCREASED PRECEDENT FOR MORE INTENSE DEVELOPMENTS IN WEST CARMEL THAT HAVE DRESSED GREEN SPACE, INCREASED HEIGHT AND USABLE OPEN SPACE AND TREES.

AFTER HEARING THE PRESENTATION TODAY AND DISCUSSION I'LL SEND AN E-MAIL ABOUT THIS, BUT AT THIS TIME, I THINK IT'S JUST TOO MANY APARTMENTS, AND TOO TALL NEAR SINGLE FAMILY HOMES.

[00:15:04]

>> THANK YOU, JILL. >> HELLO, EVERYONE.

MY NAME IS DEE FOX AND I'M A 30 YEAR RESIDENT OF WEST CARMEL.

THE PROPOSED LUXURY RESORT-STYLE MULTI FAMILY APARTMENT COMPLEX APPEARS TO BE A QUALITY DEVELOPMENT, AND IT IT HAS MANY NICE AMENITIES, BUT IT'S IN THE WRONG PLACE.

SIGNIFICANT PROBLEMS INCLUDE THE INAPPROPRIATE LOCATION, THE INXATENT WITH THE S2 ZONED SINGLE FAMILY SURROUNDINGS, THE SHOCKINGLY ABRUPT AND EXCESSIVE INCREASE ABOVE THE PERMITTED HEIGHT AND DENSITY, AND THE POSSIBILITY OF SETTING A PRECEDENT FOR SIGNIFICANTLY INTENSIFIED DEVELOPMENT IN ZONED LOW DENSITY SINGLE FAMILY WEST CARMEL.

IT ALSO DOES NOT FIT WITH CARMEL'S PLAN TO NEED AND WANT AFFORDABLE HOUSING ON ITS SCARCE REMAINING LAND.

THESE IMPORTANT ISSUES CAN'T BE SOLVED BY TWEAKING SMALL DETAILS, AND THERE ARE OPTION S OUT THERE FOR MORE APPROPRIATE DEVELOPMENT AT THIS SITE. WITH NO TIME FOR MANY DETAILS HERE, I WILL ALSO SEND A FOLLOW-UP E-MAIL BECAUSE I WOULD ALSO LIKE TO FIRST HEAR WHAT ELSE IS SAID TONIGHT.

THANK YOU. >> THANK YOU VERY MUCH.

>> GOOD EVENING, MEMBERS OF PLANNING ECONOMICS.

I'M PRESIDENT OF OUR SPRING MILL PLACE HOME OWNERS ASSOCIATION, WHICH IS THE NAKED NORTH OF THIS PROJECT.

THE LANGUAGE. CARMEL UNIFIED DEVELOPMENT ORDNANCE ADDRESSES PUD'S IN THE FOLLOWING WAY.

A PLANNED UNIT DEVELOPMENT IS A MEANS FOR DEVELOPMENT TO BE APPROVED WHICH ALLOW YOU THE APPLICANT TO OPPOSE A PROJECT THAT IS UNIQUE, THUS NEEDS ITS OWN REGULATORY ORDNANCE.

PUD'S TYPICALLY, FROM WHAT I'VE SEEN, HAVE HAD MIXED USES.

THUS NECESSITATING A PUD ORDNANCE.

THIS HAS NO MIXED USES. THE ONLY THING THAT APPEARS TO BE UNIQUE FOR THIS PROPOSAL IS PLACING OVERLY DENSE FOUR STORY APARTMENT BUILDINGS NEXT SINGLE FAMILY HOUSING.

THERE'S NICE AMENITIES BUT MANY COMPLEXES IN CARMEL HAVE THE SAME AMENITIES. AT THE END OF THE DAY IT'S SIMPLY APARTMENT BUILDINGS AND MULTI FAMILY USE.

A PETITIONER WITH WOULD LIKE TO BUILD 154 MARKET RATE RATHER THAN BEING A PUD, IT SHOULD SIMPLY BE REZONED TO MULTI FAMILY ZONING SUCH AS R5. THIS WOULD ALSO BE A MORE APPROPRIATE DENSITY GIVEN ITS ADD JAYSSY, INSTEAD OF THE PROJECT DENSITY OF 26 UNITS PER ACRE.

ACCORDING TO SECTION 905A3 OF THE UDO, WHICH IS REFERENCED IN THE DEPARTMENT REPORT, AS INSTRUCTIONS TO THE PLANNING COMMISSION, IN CONSIDERING THE PUD PROPOSAL, THERE ARE SEVERAL FACTORS TO CONSIDER. THIS PROVINCIALING FAILS MOST IF NOT ALL THE POINTS OF CONSIDERATION.

THEREFORE, SHOULD NOTTET BE APPROVED IN ITS CURRENT FORM.

THANK YOU. >> THANK YOU.

>> I'M ALISON BROWN. I LIVE AT 600 WEST 106TH STREET RIGHT DOWN THE STREET FROM THIS LOT.

I GO BY IT FREQUENTLY. I REMEMBER WHEN IT WAS THE HOME OF THE PITTMAN FAMILY. I KNEW DR. PITTMAN.

I PLAYED WITH STEVE PITTMAN WHEN WE WERE BOTH VERY YOUNG.

HE WAS YOUNGER THAN I. I THINK THIS IS THE WRONG PLACE.

THIS LOOKS LIKE A GREAT THING TO BE PUTTING ON THE BEACH IN MIAMI. BUT NOT IN CARMEL IN WEST CLAY.

THERE ARE TOO MANY APARTMENTS. THEY ARE GOING TO DESTROY A LOT OF GREEN SPACE. I'M SORRY THAT WHEN THE FAILED BUSINESS DEVELOPMENT OF THIS PROPERTY WAS EVIDENT BECAUSE OF THE PANDEMIC IT DID NOT HE REVERT BACK TO S2 WHERE WHERE THIS PROPERTY COULD BE MOST EXPEDITIOUSLY DEVELOPED WITH SINGLE FAMILY HOUSES THAT MATCH THE HOUSES IMMEDIATELY TO THE WEST AND TO THE NORTH OF IT. THANK YOU.

>> THANK YOU VERY MUCH. JOHN, WOULD YOU LIKE TO RESPOND?

>> WHY, REAL QUICKLY. THERE WERE A COUPLE COMMENTS ABOUT PROPOSED QUALITY OF THE DEVELOPMENT, WHICH WE AGREE WITH. MOST OF THE PETITIONERS AGREE THAT IT WAS A HIGH QUALITY USE, AND THE PROPOSAL ORIGINALLY

[00:20:03]

EXISTING DOESN'T REQUIRE MIXED USE.

IT ALLOWS FOR AND THE COUNCIL AND PLANNING COMMISSION HAVE SEEN ON NUMEROUS OCCASIONS SINGLE USE DEVELOPMENT ORDNANCES IN PLACE. DENSITY CONSIDERATIONS, AS WELL AS BUFFERS AND OTHER COMPONENTS THAT ARE INCLUDED IN THAT 2018 AND 2024 AMENDMENTS. THE PUD ALLOWS US TO FOLD IN ALL THOSE PROTECTIONS TO THE EXIEXIST ING ORDNANCE AND HAVE THEM PARKED IN ONE PLACE SO EVERYONE CAN CONSIDER THE PACKAGE. WITH THESE BUILDING PROPOSED DESIGNS. IF IT CHANGED FROM THAT, IT WITH WOULD HAVE TO COME BACK FOR ADDITIONAL CONSIDERATION BY THE PLANNING COMMISSION. SO THE DISCUSSION WITH REGARD TO IN THE WRONG PLACE, THE DENSITY, THOSE DECISIONS HAVE ALREADY BEEN MADE. WE'RE TAKING WHAT WE BELIEVE TO BE A PLAN THAT WAS GREAT, THAT BEING THE 2024 PLAN, AND WE'RE MODIFYING IT IN ALL THE RESPECTS I'VE DESCRIBED.

WE'RE THROTTLING BACK OR LESSENING THE IMPACT, IF YOU WILL, ON THE SURROUNDING NEIGHBOURS AND SURROUNDING DEVELOPMENTS. WITH THAT I'LL CONCLUDE ADDRESS

THE QUESTIONS OR COMMENTS. >> THANK YOU VERY MUCH.

I'LL TURN IT OVER TO THE DEPARTMENT STAFF'S REPORT.

>> THANK YOU VERY MUCH. AS STATED THIS IS A PUD PROPOSAL FOR REZONE. AND IT WOULD BE TO ALLOW 154 MARKET RATE APARTMENTS. ONE OF THE THINGS WE LOOK AT WITH ANY HE REZONE IS THE COMPREHENSIVE PLAN.

THIS AREA IS CLASSIFIED AS THE DOWNTOWN WEST OR THE MERIDIAN U.S. 31 AREA. THIS IS THE CORRIDOR WITH EXPANSIVE VISIBILITY FROM THE WEST.

AND URBAN CORE NEIGHBOURHOODS TO THE EAST.

CHARACTERISTICS OF THIS DEVELOPMENT PATTERN INCLUDE LOT SIZES, BUILDING COVERAGE BETWEEN 50% TO 90%.

THREE STORY MINIMUM AND SIX STORY MAXIMUM HEIGHT, PARKS, PLAZA, SQUARES, COURTYARDS AND ALLOWS COMMERCIAL, RETAIL, PARKS AND PLAZAS AS SOME OF THE USES. THE PROPOSED DEVELOPMENT WE BELIEVE MEETS MANY ASPECTS THROUGH YOU THE PROPOSED USE.

THE SET BACK AND BUFFER FROM THOSE ADJACENT NEIGHBOURHOODS.

NOW I'LL GO INTO A LITTLE BIT ABOUT THE CONCEPT PLAN THAT'S SHOWN WITH THE PUD. THIS WOULD BE HOW WE EXPECT IT TO DEVELOP WHEN THEY COME BACK. THEY'RE SHOWING TWO ACCESS POINTS. ONE FROM 106TH STREET AND A SECOND FROM ILLINOIS STREET. TWO BUILDINGS ARE PROPOSED WITH POOL COURTYARD IN THE MIDDLE. 1.7 PARKING SPACES PER DWELLING ARE PROPOSED IN THE PUD AND THEY'RE REQUIRING SHORT-TERM AND LONG-TERM BIKE PARKING. TE ENGINEERING DEPARTMENT HAS REQUESTED A WATER RESOURCES STUDY OF THE SILL REPORT FOR THE SITE TO LOCK AT HOW THEY'RE GOING TO BE DOING THE DRAINAGE.

WE'VE ASKED FOR CONNECTIONS TO THE PAST FROM THE PROJECT AND ALSO TO CONNECT THE INTRNL SIDEWALK SO THAT THERE'S FULL PEDESTRIAN CONNECTION AROUND ALL OF THOSE BUILDINGS.

THE ARCHITECTURAL STANDARDS IN THE PUD REQUIRE FOUR SIDED ARCHITECTURE AND A MINIMUM OF 3 BUILDING MATERIALS LISTED OF STONE, BRICK, ARCHITECTURAL PRECAST PANELS, OWNERMENTAL, METAL. THEY'RE LIMITING 10% OF THE FACADE AREA AND BASED ON THE IMAGES PRESENTED I THINK THE OVERALL DESIGN HAS A GOOD USE OF MATERIALS AND A LOT OF GOOD ARCHITECTURAL DETAILING. SO WE WILL EXPECT THAT SAME LEVEL OF ARCHITECTURE WHEN THEY COME BACK AS SHOWN IN THESE CHARACTER IMAGES. THEY'RE PRESERVING A LOT OF THE COMMITMENTS THAT WERE ALREADY APPROVED FOR THE PROJECT.

THERE WILL BE A 30-FOOT BUFFER YARD ALONG BOTH THE WEST AND SOUTH PROPERTY LINE WITH THE LEVEL D BUFFER YARD, INCLUDING THOSE EXISTING TREES AND PRESERVING THOSE TREES IN THAT

[00:25:02]

THEY'RE GOING TO KEEP THE MASONRY WALL THAT WAS ALREADY AGREED TO. THEY ARE PROPOSING, LIKE, A 10-FOOT SETBACK FOR THE PARKING, WHERE THE PARKING WOULD START ALONG ILLINOIS STREET. NORMALLY THIS WOULD BE ILLINOIS CLASSIFIED AS ARTERIAL AND TYPE C BUFFER YARD, WHICH IS ABOUT 15 FEET WIDE. WE'VE ASKED TO SEE IF THEY CAN ACCOMMODATE THAT TO GET MORE LANDSCAPING IN THERE.

WE ALSO ASKED TO SEE IF THEY COULD MAYBE PULL THE BUILDING A LITTLE CLOSER TO ILLINOIS FURTHER FROM THE NEIGHBOURS.

MAYBE INSTEAD OF TYPICAL DRIVE AND PARKING, MORE LIKE A STREET WITH PARALLEL PARKING OR SOMETHING.

WE'RE ASKING THEM TO LOOK AT THAT DESIGN.

THE SIGNAGE WILL COMPLY WITH THE EDO AND THE PUD.

AND THEN A COUPLE OTHER THINGS WE'RE ASKING THEM TO LOOK AT ARE ENHANCING THAT CORNER ELEVATION THAT YOU CAN SEE FROM THE ROUNDABOUT. IN ONE OF THE IMAGES IT LOOKS LIKE A TALLER LINE AND IT'S A LITTLE BEEFED UP.

WE WANTET TO SEE THAT IN THE OTHER REN READY -- OTHER RENDERING THEY SHOWED. COMING IN FROM 106TH, BUT ALSO CARRIED THROUGH ON THAT CORNER. THAT WE'LL SEE FROM THE ROUNDABOUT. SO WE'RE STILL WORKING WITH THE PETITIONER. REVIEWING THE PUD, AND WE WOULD RECOMMEND THAT THIS GO TO THE NEXT COMMITTEE MEETING, WHICH WILL BE THURSDAY, NOVEMBER 5TH. THANK YOU.

>> GREAT. THANK YOU.

THEN, JUST I HAD TO REFRESH MY MEMORY ON THIS.

BEFORE I OPEN UP YOU TO COMMENTS, SERGEI OR ALEXIA, SO THE LAST MULTI FAMILY WHICH WAS SENIOR LIVING THAT WAS APPROVED, THAT WAS DONE THROUGH COMMITMENTS, NOT A PUD.

THAT'S WHY THIS IS NOT AN AMENDMENT TO A PUD.

THIS IS A NEW PUD GOING THROUGH THE COMPLETE REZONE PROCESS.

>> YUP, THAT'S EXACTLY RIGHT. PUD IS A REZONE, SO IT IS -- IT DOES REQUIRE LEGISLATIVE ACTS. IS THAT'S WHAT THEY'RE DOING

RIGHT NOW. >> SO I HAD TO REFRESH MY MEMORY ON THAT ONE BECAUSE IT WAS A WHILE.

JUST IF EVERYBODY'S WONDERING, IT'S ALREADY BEEN APPROVED FOR MULTI FAMILY SENIOR LIVING APARTMENTS, AND WHY THIS IS A COMPLETE REZONE, NOT JUST AN AMENDMENT.

IT'S A DIFFERENT PROCESS. IT'S GOING THROUGH PLAN COMMISSION CITY COUNCIL THROUGH THE WHOLE PROCESS.

SO WITH THAT, I'LL OPEN TO QUESTIONS AND COMMENTS FROM MY FELLOW PLAN COMMISSIONERS. WHO WOULD LIKE TO GO FIRST? THERESA. OH, JEFF.

OKAY. JEFF, GO AHEAD.

>> OKAY. I GUESS MY -- I'M NOT AN ARCHITECT, BUT I LIKE THE WAY IT LOOKS IS ALL AN I WANTED TO CONVEY. I LIKE THE LOOK.

PROJECT. IT LOOKS BETTER THAN THE LAST ONE. I'D ASK ANYONE ELSE TO AGREE.

SO I I LIKE WHAT IT LOOKS LIKE. I LOVE THE RENDERINGS.

YOU I APPRECIATE THE INFORMATION ABOUT THE ELEVATION CHANGE, AS FAR AS TRYING TO BRING DOWN THE HEIGHT OF THE SITE.

I GUESS ONE THING I'D ASK, AND YOU CAN LET US KNOW AT COMMITTEE UNLESS YOU WANT TO TALK ABOUT IT NOW.

YOU CAN TALK ABOUT THE CHANGE IN ELEVATION, THE BUILDING HEIGHT.

THE FINISHED GRADE SITE. OF THE SITE, IS IT THE SAME SUCH THAT SAVINGS, BUILDING HEIGHT, IS THAT HOW MUCH LOWER IT IS EVERYWHERE? IS THERE A DELTA THERE THAT WE NEED TO LOOK AT? THAT'S ALL I'M WONDERING.

>> I'LL HAVE THE ANSWER FOR YOU AT COMMITTEE.

>> PERFECT. AGAIN, FROM A LOOKS STAND POINT, I'M NOT AN ARCHITECT, BUT I LIKE THE WAY THIS LOOKS COMPARED TO THE PAST PROJECT. THERE WAS ALREADY TOUCHED ON A LITTLE BIT, BUT I'M NOT LOOKING FOR ANSWERS TONIGHT.

IF YOU CAN INVESTIGATE, LET US KNOW.

IF YOU WANT TO SHOW THE RENDERINGS FROM THE SITE ENTRANCE AND JUST LOOKING FROM THE CORNER AT THE SITE, AGAIN, I THINK IT LOOKS GOOD. I GUESS MY QUESTION IS, CAN WE SAFELY GET PEDESTRIANS IN THERE? I KNOW THERE'S THAT CULVERT THAT'S BEEN THERE FOR YEARS. DRIVEWAY BACK THERE.

I SEE SIDEWALK OR TRAIL ALONG ILLINOIS.

AND I THINK YOU ENTER THE SITE THERE.

IS THERE ANYWAY TO GET INTO THE SITE AS A PEDESTRIAN FROM 106TH STREET OR IF YOU LIVE HERE, CAN YOU GET ET OUT AND USE THE EXISTING TRAIL NETWORK THAT'S NEAR THE SITE.

SO IF YOU CAN OR LET US KNOW THAT.

>> THERE IS AN EXISTING WATER COURSE THAT RUNS ALONG THE NORTH PERIMETER OF THEET SITE. SO IT'S GOING TO BE DIFFICULT OUTSIDE OF COMING BACK TO OUR ENTRANCES ON 106TH AND ILLINOIS STREET AS WELL. I MARKED IT ON THE PLAN.

IF YOU SEE THE LINE I DREW RIGHT HERE, FROM THIS POINT ALL THE WAY TO OUR SOUTH PROPERTY LINE, IF YOU DRIVE BY THE SITE YOU'LL SEE AN EXISTING WALL. IT'S THERE.

THAT WILL BE RETANED WITH THE EXCEPTION OF THE BREAK IN THAT WALL TO ACCESS THE DRIVEWAY INTO THE SITE RIGHT HERE ON THE SOUTH ENDS. THAT'S ONE OF THE REASON ARES FOR THE POSITIONING OF THE OF THE BUILDING AND THE SETBACK REDUCTION WE'RE ASKING FOR. TYPICALLY THE REQUIREMENT IS FOR A 15-FOOT LANDSCAPE YARD THERE ALONG THE EDGE OF THE PARKING.

[00:30:04]

SO THERE'S NO INHERENT NEED I GUESS TO ADD ADDITIONAL 5 FEET OF LANDSCAPING FOR THE BENEFIT OF THE EDGE OF THE PARKING LOT BECAUSE NO ONE DRIVING BY THE SITE OR WALKING ALONG THE PATH IS GOING TO BE ABLE TO SEE IT IT BECAUSE OF THE EXISTING WALL THAT'S IN THERE IN PLACE TODAY. SO IT'S NOT GOING TO ADJUST THE STREET SCAPE, IF YOU WILL, ALONG THAT EDGE.

BUT IF YOU'RE ASKING IF WE CAN -- THE ACCOMMODATION FOR PUBLIC ACCESS IN TERMS OF PEDESTRIANS IS GOING TO BE UP YOU THE SIDE OF THIS DRIVEWAY. AND THROUGH THIS SITE OVER TO ILLINOIS STREET. BECAUSE OF THE WALL AND BECAUSE OF THE GRADE AND TRANSITIONS AND THE EXISTING WATERWAY THAT RUNS ALONG THAT SOUTH PERIMETER. I THINK THAT'S GONNA -- AND BECAUSE THERE IS A SIGNIFICANT GRADE CHANGE, I THINK THERE'S PROBABLY ABOUT 15 TO 20 FEET OF FALL ON THIS SITE.

TO MEET ADA, I DON'T THINK WE'RE GOING TO BE ABLE TO GET THERE AT

THAT CORNER. >> OKAY.

AGAIN, I GET WHAT YOU'RE TALKING ABOUT AS FAR AS WHAT IS THERE ON ILLINOIS. CLEARLY YOU CAN ENTER AND EXIT THE SIDE AS A PEDESTRIAN THERE. WE WANTET TO ENCOURAGE FOLKS TO BE MOBILE AND YET MAYBE NOT IN THEIR CAR.

IF THERE'S A WAY TO I'D SAY SNEAK PEDESTRIANS IN OFF THE 106TH STREET ENTRANCE OR SOME OTHER WAY, AND MAYBE YOU DIDN'T DWELL ON IT TONIGHT OR IF YOU WANT TO TALK ABOUT IT MORE NEXT TIME OR BRING US A LITTLE INFORMATION.

THAT MIGHT BE HELPFUL. >> WE'LL GET THE GRADES AND THEN WE'LL ALSO HAVE AN ENGINEER LOOK AT IS IT POSSIBLE TO GET A PEDESTRIAN CONNECTION CLOSER TO THE ROUND ABOUT.

>> OKAY. >> DEBBIE.

>> SO WHERE YOU PUT YOUR SECOND HASH MARK, CLOSER TO THE ROUN ROUNDABOUT, I WALK THAT ALL THE TIME. AT WHAT POINT WHEN I'M AT THIS SOUTH END, IT'S FAIRLY LEVEL STREET LEVEL.

AT WHAT POINT DOES THE PROPERTY START RISING? AND THE SIDE BLOCK, OR THE PATH THAT'S THERE NOW STAY LEVEL? BECAUSE I THINK WHAT IS BEING ASKED WOULD BE AN UPHILL CLIMB.

>> YEAH. LET ME GET THE GRADES AND BRING TO COMMITTEE A CROSS SECTION THAT SHOWS THAT.

IF YOU'RE FAMILIAR WITH WHERE WHERE THAT WALL STARTS, THAT WALL STARTS ABOUT 150 FEET SOUTH OF THE CROSSWALK THAT'S ON THE SOUTH SIDE OFFAL ILLINOIS STREET AND 106.

SO IF THERE'S THE ABILITY -- IF WE HAVE THE ABILITY TO CONNECTED AT THE VERY EDGE OF THAT WALL, IF THERE'S A REASONABLE ENOUGH FWRAD THERE BETWEEN THE PARKING FIELD AND THE EXISTING WALK WITHIN THE RIGHT OF WAY. NONE OF THE WALK WITHIN THE RIGHT OF WAY CHANGES. WE'LL MAKE THAT CONNECTION.

AND I THINK WE COULD EVEN, IF THERE IS A GRADE ISSUE, WE COULD EVEN SWITCH IT BACK AND GO NORTH, BRING THE WALK OUT A LITTLE BIT, GO NORTH AND SWITCH IT BACK SOUTH IF WE NEED TO MEET A GRADE ISSUE FOR ADA ACCESSIBILITY.

>> YOU WANT TO STAY ON THAT TOP. >> QUESTION: >> I DO.

I WAS JUST GOING TO SAY, JOHN, I APPRECIATE JUST THE INVESTIGATION. IT'S NOT, YOU KNOW, A FIRM NEED, SO TO SPEAK. I I GUESS IF YOU CAN BRING US MORE INFORMATION ON WHAT IS FEASIBLE, I THINK, AGAIN, WE'RE SHYING AWAY IF AGE RESTRICTED, SO HOPEFULLY THAT MEANS A FEW YOUNGER FOLKS LIVE HERE. THEY WANT TO GET OUT AND GET MOBILE. HOW CAN WE HELP THEM GET THERE

IS ALL I'M WONDERING. >> ZIP LINE.

>> PREVIOUSLY -- YOU THINK I'M KIDDING.

[LAUGHTER] PREVIOUSLY ONE OF THE BIG DISCUSSIONS WAS THE LANDSCAPING ON THE WESTERN MOST SITE, WHICH IS ELEVATED. CAN YOU JUST -- I REALIZE WE'RE NOT AT THAT FINAL STAGE, BUT CAN YOU ADDRESS HOW THE LANDSCAPING IN THIS PROPOSAL DIFFERS FROM THE LANDSCAPING THAT YOU FINALLY ARRIVED AT TO GET ADJACENT NEIGHBOURS AGREEMENT?

>> WITH ONE WORD. UNCHANGED.

>> OKAY. AND I I DO APPRECIATE THERE'S MORE PARKING PER UNIT BECAUSE THAT WAS ALSO A DISCUSSION LAST TIME AROUND. JUST A GENERAL COMMENT, BECAUSE I KNOW THERE WERE STILL CONCERNS, MORE LANDSCAPING ON THE WEST OR MORE OF A BARRIER, AND STEVE, WITH YOU LIVING CLOSE BY AND KNOWING THOSE NEIGHBOURS, I WITH WOULD JUST WANT TO MAKE SURE THAT THAT'S REALLY TAKEN INTO CONSIDERATION.

THANKS. >> JESS ADAM.

>> I'LL BE QUICK. I GUESS I ECHO HE JEFF'S COMMENTS. MY BIGGEST CONCERN WITH WAS ACTUALLY RELATED TO THE HEIGHT COMMENT.

SINCE YOU DON'T HAVE THE PARKING DECK, THE STRUCTURE ANYMORE, THE HEIGHT ADJUSTMENT IS BECAUSE THE GRADE -- IN PART THE 64 FOOT BUILDING HEIGHT WAS THE NORTHEAST CORNER OF THAT

[00:35:01]

I THINK ABOUT 30 SPACES THAT ACCESSED RIGHT HERE AT THE FAR SOUTH END. BUT WE'LL PLACE THIS AT GRADE AND COMPARE THE TWO. AND PROVIDE THE PLANNING

COMMISSION THAT INFORMATION. >> THAT'S MY BIGGEST CONCERN AT THIS MOMENT. THANKS, JOHN.

>> YOU KNOW, I AGREE HE WITH WHAT JEFF SAID.

THIS LOOKS I THINK AET LOT BETTER THAN THE PRIOR PLAN THAT WAS APPROVED. SO YOU I LIKE HOW IT'S CONFIGURED. IT LOOKS REALLY MUCH BETTER THAN WHAT COULD BE BUILT THERE TODAY. I DO HAVE ONE OTHER COMMENT THOUGH. ON THAT WALL THAT GOES ALONG ILLINOIS, I KNOW IF THAT'S YOUR REASON ARING FOR NOT EXPANDING THE BUFFER, I STILL SUPPORT THE STAFF'S REQUEST FOR THAT 15-FOOT KIND OF LANDSCAPE BUFFER BECAUSE MAYBE WHILE NOBODY ON ILLINOIS IS GOING TO SEE IT, IT IS GOING TO MAKE THIS DEVELOPMENT FOR THE RESIDENT HES WHO LIVE THERE LOOK A LITTLE PRETTIER, A LITTLE BIT NICER, HAVE MORE GREEN SPACE. IT DOES FEEL LIKE THERE'S A LOT OF ASPHALT ON THIS SITE. SO TO THE EXTEND THERE'S A WAY TO ADD SOME MORE GREEN SPACE IN THERE TO MAKE THE OVERALL INTERDEVELOPMENT MORE ATTRACTIVE, I'D APPRECIATE THAT.

LOOKING AT THAT TO SEE IF THAT'S POSSIBLE.

AND THEN I JUST HAD A QUESTION BECAUSE I KNOW ALEXIA, THE FIRST COMMENTEN THE DEPARTMENT REPORT RECOMMENDATION WAS TO LIMIT THE USES IN B1 DISTRICT. WHICH WE COULD CERTAINLY DO THAT. WE COULD BRING THE LIST OF

USES -- >> WE'RE GOING TO MAKE IT EASY AND WE'RE GOING TO STRIKE EVERYTHING.

>> THAT'S WHAT I WAS GOING TO SUGGEST.

>> LIKE I SAID, IF COUNCIL WERE TO APPROVE THE ORDINANCE, ANYTHING OTHER THAN THIS PLAN DEVELOPED ON THIS SITE COMES BACK TO YOU FOR RECOMMENDATION. ULTIMATELY THE COUNCIL FOR A

FUTURE DECISION. >> THAT WAS GOING TO BE MY SUGGESTION. BECAUSE THE LIST OF B1 USES ARE PRETTY LONG. YOU KNOW, SHOOTING GALLERY, AUTOMOBILE SALES, GAS STATION. I MEAN, THINGS WE'RE NOT GOING TO SEE HERE. SO INSTEAD GOING THROUGH IT, LET'S JUST MAKE IT CLEAR THAT WHAT CAN BE BUILT AND EVERYTHING

ELSE IS NOT PERMITTED. >> CAN I ASK YOU YOU A QUESTION ABOUT THE LANDSCAPING THOUGH HE? IF WE WERE TO CALCULATE THAT AREA OF LANDSCAPING, AND IF IT WAS 5 ADDITIONAL FEET AND IT WAS OVER THAT STRETCH OF AREA AND WE CAME UP WITH A SQUARE FOOTAGE, IF WE COULD FIND OTHER AREAS ON THE SITE THAT MAY BE MORE BENEFICIAL IN TERMS OF ADDING ADDITIONAL TREES AND BENEFITS BREAKING UP THE PARKING LOT SOME MORE, IS THAT SOMETHING YOU YOU

WOULD BE OPEN TO? >> YES, ABSOLUTELY.

I KNOW, YOU KNOW, MY OVERGOAL IS AS MUCH GREEN SPACE AS POSSIBLE.

>> IF WE AGREE THAT IT DOESN'T BENEFIT TOO MUCH MORE AND IF IT WOULD PROVIDE GREATER BENEFIT IF WE COULD ESTABLISH IT IN A GREATER LOCATION, PERHAPS BREAKING UP SOME OF THE PARKING FIELD MORE, MAKING THIS DOUBLE THE SIZE, YOU KNOW, I'M JUST THROWING THAT OUTS AN IDEA BECAUSE I THINK WE'VE GOT AN EAST-WEST PINCH POINTET THAT WE'REWY WOULDING AGAINST BECAUSE OF THE CHANGE IN THE GRADE ON THE SITE.

AND THAT 5 FEET MIGHT NOT SOUND LIKE IT'S IMPORTANT.

BUT IF THE ENGINEER COMES BACK AND SAYS BOY, WE'RE REALLY FIGHTING, NO PUN INTENTIONALED -- AN UPHILL BATTLE, WE MIGHT BE ABLE TO DO THE SAME LANDSCAPING SOMEWHERE ELSE AND BENEFIT EVEN MORE PEOPLE.

>> I'D BE IN FAVOUR OF YOU THE IT.

IF YOU COULD FIND A GOOD PLACE FOR IT.

WHICH REMINDED ME, WAS THIS WITH WHERE YOU WERE GOING TO HAVE A DOG PARK? WHERE WHERE IS THAT GOING TO BE

ON THIS SITE? >> WE'LL IDENTIFY IT BEFORE

COMMITTEE. >> OKAY.

SO THOSE WERE MY QUESTIONS FOR THIS EVENING.

ANYBODY ELSE? YES, DEBBIE.

>> FOR PEOPLE WHO AREN'T FAMILIAR WITH THAT, THE NORTHERNMOST, 106TH STREET SITE, YOU'RE DRIVING -- YOU TRULY ARE DRIVING UPHILL. THE TAN AREA, THE DRIVE INTO IT.

>> YEAH. >> YOU'RE REALLY --

>> IT COMES UP AND SWEEPS AROUND.

>> YOU'RE REALLY GOING UPHILL. IF YOU'RE NOT FAMILIAR WITH IT OR IF YOU'RE WATCHING THIS, YOU KNOW, STREAMING OR ON VIDEO, I THINK IT'S IMPORTANT FOR PEOPLE TO REALIZE WHEN YOU LOOK AT SOMETHING WE'RE JUST LOOKING ATTET A FLAT PIECE OF PAPER, BUT WE'RE REALLY DEALING WITH TERRAIN AND SO TO YOUR COMMENT, CHRISTINE, THE TREES, AS MUCH GREENERY AS CAN BE IN THERE WOULD BE REALLY, REALLY DESI

DESIRABLE. >> SUE.

>> JUST A QUICK QUESTION, JOHN. THE NORTHEAST CORNER, CAN YOU TELL ME -- I KNOW IT LOOKED LIKE YOU HAD A WATER FEATURE THERE.

CAN YOU TELL ME MORE ABOUT THAT? IS THAT WHAT IT'S GOING TO LOOK

LIKE THERE WITH THE SIGN? >> THERE'S SOME EXISTING EASEMENTS THERE. OF SANITARY INTERCEPTORS EXISTING ALONG THAT PORTION OF THE SITE.

WE'RE IDENTIFYING ON THE SURVEY EXACTLY ARE WHERE THAT IS TO MAKE SURE THAT WE CAN SNEAK THAT AREA IN.

[00:40:06]

>> BECAUSE THAT PARTICULAR RENDITION SHOWS A LOT OF WHAT YOU'RE SAYING ON -- YOU KNOW, BECAUSE IT'S PEOPLE WANT TO GET OUT AND WALK THEIR DOGS AND THI

THINGS. >> OKAY, IF NOTHING FURTHER, CAN

I GET A MOTION. >> COMING BACK TO THE FULL

PLANNING COMMISSION. >> I'LL SECOND THAT.

>> ALL RIGHT. THANK YOU.

I HAVE A MOTION AND A SECOND. ALL THOSE IN FAVOUR, SENDING THIS TO COMMITTEE. RETURN ARING TO THE FULL PLANNING COMMISSION FOR FINAL VOTE, PLEASE SAY AYE.

ANY OPPOSED? HEARING NONE.

ALL RIGHT. WE'LL SEE YOU AT COMMITTEE.

[H.2. Docket No. PZ-2026-00190 DP/ADLS: LEVEL5 Bank ]

IT IS ZONED INDUSTRIAL AND IS WITHIN WITH THE U.S. 421 CORRIDOR OVERLAY ZONE AND IS FILED BY DREW ELLER WITH LEVEL 5. I'LL TURN IT OVER TO THE PETITIONER, WHOEVER WOULD LIKE TO PRESENT.

>> HELLO, I'M RICHARD WITH PICKERING ASSOCIATES, A CIVIL ENGINEER WORKING WITH LEVEL FIVE TO WORK ON THE PRELIMINARY DESIGN AT THIS SITE. AS MENTIONED, THE SITE IS CURRENTLY ZONED I1. WE'RE LOOKING TO SUBDIVIDE A LARGER PARCEL TO TWOP DEVELOP IT FOR A FINANCIAL INSTITUTION WITH DRIVE UP BANKING MACHINES. SO AS ALSO HAS BEEN MENTIONED, THE SITE IS ZONED I1. THIS IS THE LARGER PARCEL WE WERE LOOKING TO SUBDIVIDE. THE CURRENTLY UNUSED OR UNDEVELOPED PORTION OF OR FUTURE DEVELOPMENT.

NEIGHBOURING PARCELS ARE BOTH THERE.

AND THIS BEING NORTH MICHIGAN AVENUE.

SO THE PROPOSED SITE DESIGN, AS WE DESIGNED IT NOW PRELIMINARILY IS HERE WITH NORTH MICHIGAN ROAD.

WE'VE BEEN WORKING WITH BOTH THE ENGINEERING DEPARTMENT AND THE INDIANA D.O.T. AS TO THEIR FUTURE PLANS.

THEY HAVE REQUESTED THAT WE EXTEND THE MEDIAN HERE TO ALLOW US ACCESS FROM NORTH MICHIGAN. AS WELL AS SITE ACCESS TO THE ADJACENT PARCEL TO UTILIZE THE EXISTING DRIVEWAY ON NORTH MICHIGAN. WE'RE WITHIN THE ORDNANCE FOR MOST OF THOSE ITEMS, ESPECIALLY AS THEY PERTAIN TO THE OVERLAY DISTRICT. ARCHITECTURALLY WE DO HAVE SOME PRELIMINARY ELEVATIONS THAT WE'VE DEVELOPED.

HERE YOU CAN SEE SOME OF THE VIEWS OF THE BUILDING.

WE DO RECOGNIZE THAT THE PLANNING COMMISSION HAS HAD SOME COMMENTS, ESPECIALLY AS IT PERTAINS TO THE HEIGHT OF THE BUILDING. SO WE'RE STILL WORKING TO ADDRESS THESE COMMENTS. WHEN IT COMES TO THE HEIGHT AS WELL AS THE SIGNAGE THAT IS PROPOSED FOR THE SITE.

SO YOU CAN SEE SOME FURTHER EXAMPLES OF THE ARCHITECTURAL ITEMS. WITHIN OUR INFORMATION PACKET TOO YOU CAN SEE KIND OF A NARRATIVE DESCRIBING SOME OF THE DESIGN CHOICES, AS WELL AS THE SPECIFIC MATERIAL THAT IS WE ARE PROPOSING FOR THIS SITE. AND THEN WITH THAT WE'VE WORKED WITH THE LANDSCAPE PLAN. WE'VE SEEN COMMENTS BACK ON OTH AND WE'LL BE HE REVISING THOSE PLANS AS WELL.

WITH THAT I DON'T HAVE MUCH ELSE TO SAY.

INTERESTED IN SEEING WHAT YOU HAVE TO SAY.

>> THANK YOU VERY MUCH. ANYBODY WISH TO SPEAK IN FAVOUR O IN OPPOSITION TO THIS PETITION? SEEING NONE, I'LL TURN YOU THE IT OVER TO DEPARTMENT STAFF

COMMENTS. >> THANK YOU.

FOR THE RECORD, ALEXIA LOPEZ WITH DEPARTMENT COMMUNITY SERVICES. AS WAS STATED, THIS DEVELOPMENT IS PLANNING TO SUBDIVIDE THE LARGER PARCEL THERE.

AND THIS DEVELOPMENT PLAN WILL IMPACT THE WHOLE SITE AND THEY'RE SHOWING MORE SPECIFICALLY THE PLANS FOR JUST THERAPIES T OVERLAY REQUIRES A MINIMUM OF 3 ACRES FOR A DEVELOPMENT PLAN. BUT THE REST OF THE SITE THAT IS

[00:45:03]

ACCESS IS FROM MICHIGAN ROAD, AND THEY DO HAVE A CONNECTION PROVIDED TO THE PARCEL TO THE SOUTH.

SO THEY'LL HAVE CONNECTIVITY THERE.

DRAINAGE WILL BE PROVIDED UNDERGROUND.

THEY ARE PROPOSING A ONE STORY BUILDING CURRENTLY, BUT THE OVERLAY WOULD REQUIRE 1.5 STORY. AND A SLIGHTLY TALLER HEIGHT.

WE'VE MADE THAT COMMENT. IT SOUNDS LIKE THEY'RE WILLING TO WORK ON THAT. THEY HAVE A TOWER ELEMENT THAT THEY WERE ATTEMPTING TO USE AS THAT HEIGHT, BUT WE JUST WANT TO SEE THE WHOLE WALL, FACADE RAISED UP YOU AND MAYBE THAT TOWER ELEMENT CAN BE MORE INTEGRATED INTO THE BUILDING ITSELF AND THE ROOF LINE AND KIND OF CREATE THAT 1.5 STORY LOOK THAT THE OVERLAY REQUIRES. HOPEFULLY THEY'LL ALSO BE INCREASING THE SLOPE OF THE ROOF.

RIGHT NOW IT'S PRESIDENT HEY LOW.

AND THERE IS A MINIMUM 4 TO 12 ROOF SLOPE IN THAT JOVR LAY.

WE HAVE SEVERAL OTHER COMMENTS ON THE PLANS THAT WE'LL BE WORKING WITH THE PETITIONER ON. SUCH AS INCREASING THE PATH WIDTH ALONG MICHIGAN ROAD. I THINK CURRENTLY IT'S AN 8-FOOTPATH. ADDING BIKE PARKING AND MAKING SURE THERE IS A SIDEWALK CONNECTION FROM THAT PATH TO THE MAIN ENTRANCE OF THE BUILDING. LIGHTING AT THE PROPERTY LINES AND REDUCING THE AMOUNT OF SIGNAGE.

RIGHT NOW I THINK THEY'RE ALLOWED ONE SIGN AND THEY'VE SHOWN MAYBE THREE. WE'D NEED TO GET THAT DOWN TO THE ONE SIGN, OTHERWISE A VARIANCE WILL BE REQUIRED.

WE'LL GIVE THE PETITIONER TIME TO WORK THROUGH SOME OF THESE COMMENTS AND MAKE SOME RESCISSIONS BEFORE THE NEXT MEETING NOVEMBER 6TH. THANK YOU YOU.

>> THANK YOU VERY MUCH. PLAN COMMISSION MEMBERS, ANY COMMENTS? DEBBIE.

>> JUST SOME ORIENTATION COMMENTS.

WITH WOULD YOU JUST POINT OUT FOR PEOPLE WHO MAY BE WATCH ING

WHAT'S NEXT TO NORTH AND SOUTH. >> YES.

SO HERE'S AN OVERLAY OF OUR SITE PLAN WITH THE AERIAL IMAGERY.

SO THE LARGER PARCEL HERE I BELIEVE IS EXISTING FACILITY.

BEYOND THAT, THIS IS NORTH MICHIGAN AVENUE HERE.

AND THEN ACROSS FROM NORTH MICHIGAN AVENUE WE HAVE THE SHOPPING CENTRE HERE. SO THIS EXTENSION OF THE MEDIAN, THERE'S EXISTING CONCRETE MEDIAN HERE ALONG NORTH MICHIGAN AVENUE. THIS PROJECT WOULD SEEK TO, AS YOU COULD SEE HERE ON THE PLANS, EXTEND THAT WHILE STILL PROVIDING ACCESS ON THE NORTH TO THE EXISTING FACILITIES THERE.

>> OKAY. NAMING NAMES, WHAT'S ACROSS THE

STREET ON MICHIGAN ROAD? >> SO I'D HAVE TO GO BACK AND REVIEW WHAT THOSE ARE SPECIFICALLY.

>> IS IT ACROSS FROM TARGET? OKAY.

>> TARGET, CHEWY'S IS ACROSS THE STREET.

OLIVE GARDEN IS A LITTLE BIT FURTHER SOUTH.

OUTBACK AND THEN THE FIRST MERCHANT'S BANK AND OL' -- AND

OLIVE GARDEN SOUTH OF THAT. >> OKAY.

YEAH, SO THE POOL IS THE BUSINESS THAT'S THERE CURRENTLY.

AND THEY'LL BE SUBDIVIDING A PIECE OF THE PARCEL OFF FOR THE

BANK. >> CORRECT SO. THIS HERE IS THE LARGER POOL PARCEL AND THIS WOULD REPRESENT THE SUBDIVISION OF THAT POOL PARCEL. CURRENTLY AS YOU DRIVE ON NORTH MICHIGAN THIS IS THAT UNDEVELOPED PORTION.

SO THEN ELEVATION WISE, WE'RE LOOKING THIS WOULD BE THEN FACING NORTH MICHIGAN. ALONG THE PUBLIC ROAD THERE.

>> ADAM. >> NOT TRYING TO PRETEND TO BE AN ARCHITECT BY ANY MEANS, BUT IS THERE A CHANCE YOU'D CONSIDER GETTING RID OF THE SLOPED ROOF ALTOGETHER? AS I LOOK AT THE AWNING AND I LOOK AT SOME OF THE NEWER BUILDINGS ALONG MICHIGAN ROAD, IT JUST SEEMS LIKE THE SLOPED ROOF LOOK IS A LITTLE DATED. THAT'S MY OPINION.

>> I'M VIRGINIA BRADLEY. I'M AN ARCHITECT ON THE PROJECT.

I JUST WANTED TO ASK YOU TO REFRAIN.

WHEN YOU'RE ASKING ABOUT THE SLOPE, DID YOU MEAN SPECIFICALLY ON THE TOWER ELEMENT OR YOU MEAN THE BUILDING AS A WHOLE.

>> BUILDING AS A WHOLE. >> SO YOU'RE ASKING IF WE COULD SWITCH FROM A SLOPED ROOF TO, LIKE, BASICALLY MORE OF A PEAR PIT IDEA. SO WHEN WE FIRST MET WITH OUR CLIENTS SEVERAL MONTHS AGO, THEY HAD THIS REALLY POWERFUL FEELING ABOUT HOW THEY KIND OF WANTED TO SIT WITHIN THE ADJACENT ARCHITECTURE. AND SO WHEN WE WENT WITH THE

[00:50:02]

>> CAN YOU I JUST JUMP IN ON THE ARCHITECTURE QUESTION? BECAUSE I HAD THE SAME. AND ALEXIA, THIS MIGHT BE FOR YOU. I KNOW THE MICHIGAN ROAD OVERLAY IS REALLY SPECIFIC ABOUT THE STANDARDS.

THERE'S SUPPOSED TO BE FEDERAL, GEORGIAN, ITALIAN OR GREEK REV REVIVAL.

IS THAT BEING CONSIDERED FOR THIS BUILDING? SO FIT WITHIN ONE OF THOSE TYPES OF ARCHITECTURAL STYLES?

OR ... >> THAT'S A GOOD QUESTION.

I DON'T KNOW THAT THEY'VE CALLED OUT A SPECIFIC ARCHITECTURAL STYLE, BUT THEY HAVE PROVIDED SOME OF THE ELEMENTS THAT WE WOULD LOOK FOR. MAYBE THEY CAN GET MORE SPECIFIC ON WHICH ONE THEY'RE FOCUSSING ON , BUT THEY'RE INCLUDING THE VERTICALLY AND HORIZONTAL COLUMNS.

THAT'S SOMETHING WE'D LOOK AT WHEN THOSE CLASSICAL STYLES OF ARCHITECTURE, EXCEPT THE COLUMNS, THEY'RE INCORPORATING THOSE INTO THE DESIGN. AND THEN THE SLOPED ROOF IS A PERMITTED TYPE OF ROOF IN THE OVER LAY AS WELL THERE.

AND THEY HAVE THE MAJORITY BRICK AS THE MATERIAL.

>> GO AHEAD. >> I APPRECIATE YOUR RESPONSE.

I DON'T KNOW. I JUST GENERALLY LOOK AT WHAT'S NEWER ALONG THE CORRIDOR, AND I CAN TOTALLY UNDERSTAND TRYING TO ADHERE TO SOME OF THE OLDER ARCHITECTURE.

JUST MY PERSONAL PREFERENCE. BUT THANK YOU.

>> OF COURSE. >> I WOULD JUST KIND OF ECHO WHAT ADAM'S SAYING. I DON'T REMEMBER WHEN WE DID THE OVERLAY, BUT IT WAS SEVERAL YEARS AGO.

BUT THE WHOLE POINT WAS WHEN NEW THINGS COME IN AND THEY'RE BUILT ON MICHIGAN ROAD, TRY TO ELEVATE THE ARCHITECTURE OF IT.

BUT PERHAPS WITH HAD WHEN YOU'RE LOOKING AT THIS AND HOW YOU'RE TAKING THIS FROM ONE STORY TO ONE AND A HALF STORY, MAYBE GIVE A CHANCE TO REVISIT SOME OF THE ARCHITECTURAL STYLES AND SEE WHAT MIGHT WORK WOULD. I JUST WOULD ECHO WHAT ADAM IS SAYING. JESS?

>> I THINK PART OF IT -- I THINK WHEN YOU LOOK AT IT FROM THE SIDE, SIDE ELEVATION, I THINK JUST THE DIFFERENCE BETWEEN THE TOWER ELEMENT AND THE -- THAT'S WHERE IT GETS A LITTLE AWKWARD.

ALMOST LIKE A PERISCOPE COMING UP FROM THE SIDE.

I THINK IF THOSE WERE CLOSER TO THE SAME ELEVATION, I THINK THAT

COUL HELP FOR SURE. >> SURE.

>> I KNOW HOW INTENTIONALLY -- THE MORE SLOPED ROOF HAS A MORE APPROACHABLE FEEL FOR A BANK. THAT'S PART OF IT.

BUT I AGREE. I THINK IT JUST NEEDS TERRIBLE WORK IN TERMS OF HOW IT COMES OFF FROM THE SIDE ELEVATION.

>> SURE, YEAH. THANK YOU.

>> DEBBIE. >> WHEN YOU COME BACK, IT WOULD WOULD BE REALLY HELPFUL IF YOU HAD PICTURES OF ACTUAL BUILDINGS AND THINGS IN PLACE. I MEAN, REAL PHOTOGRAPHY, NOT JUST RENDERINGS. SO THAT WE CAN SEE -- BECAUSE THE BANK AS IT EXISTS NOW I THINK IS REALLY RELATIVELY ATTRACTIVE. YOU KNOW, I'VE GONE IN THERE.

IT'S NICE LOOKING. YOU CAN PAY YOUR PROPERTY TAXES THERE. SO IT WOULD BE HELPFUL TO SEE IN RELATIONSHIP TO ACTUAL PHOTOGRAPHY WITH WHERE YOU'RE TALKING ABOUT BUILDING ON, HOW THAT WOULD LOOK WITH THE EXISTING BUILDING AND WITH THE SURROUNDING BUILDINGS.

IT'S JUST MUCH MORE HELPFUL THAN JUST LOOKING AT RENDERINGS.

THANK YOU. >> ANY OTHER QUESTIONS, JEFF?

>> YOU SHOW PEDESTRIAN ABOUT SAYS TO THE SITE THROUGH A DIAGONAL SIDEWALK TO THE FRONT OF THE BUILDING.

I'M GLAD WE'RE CONNECTING TO THE PEDESTRIAN FACILITIES ALONG MICHIGAN ROAD. THERE'S DRIVEWAY ACCESS ON TO WHAT I'LL CALL IF PRIVATE DRIVE. IS THIS A PUBLIC ENTRANCE? IS THERE A PUBLIC WALK THERE? IS THERE SOMETHING HAPPENING THERE I GUESS IS REALLY MY QUES

QUESTION. >> SO WHAT WE HAD CONSIDERED HERE WAS THE PRIMARY PATHWAY EXISTS ALONG THIS NORTH MICHIGAN AVENUE WITH THE SIDEWALK. PROVIDING ACCESSAL PATHWAY FROM THERE TO THE FRONT OF THE BUILDING, THAT WOULD PROBABLY BE THE MOST COMMON PEDESTRIAN PATHWAY.

FROM THERE, WE COULD CONSIDER ADDING SOME SIDEWALKS AROUND THE ADJACENT PORTION OF THE BUILDING.

BUT AGAIN, ACCESS TO THE REAR OF THE SITE FOR PEDESTRIAN PURPOSES WOULD NOT BE REALLY SOMETHING THAT I FORESEE A LOT OF TRAFFIC FOR. I THINK THAT WITH THE BIKE PARKING THAT WE PROPOSED AT THE FRONT OF THE BUILDING, AS WELL

[00:55:01]

MOST ACCESS. >> I DON'T DISAGREE WITH YOU.

I GET WHAT YOU'RE SAYING THERE. I GUESS WHAT I'M THINKING OF IS YOU HAVE THIS ENTRY ROAD TO THE POOL FACILITIES THERE TODAY AND IF THIS REDEVELOPS IS THERE SOME COMMERCIAL USE ALONG MISH FWAN ROAD, MAYBE ANOTHER BANK, SOMETHING, SOMEWHAT SIMILAR.

HERE IS A COMMERCIAL DRIVEWAY, SOMETHING TO THE SOUTH.

SOMETHING TO THE REAR. IF THAT BECOMES A PUBLIC STREET SOMEBODY, HAVE WE LOST OUR OPPORTUNITY I GUESS IS WHAT

WE'RE WONDERING. >> TOTALLY UNDERSTAND THAT.

WE'D BE WILLING TO CONSIDER THAT.

DUE TO THE CONSTRAINED NATURE OF THE SITE, THAT WOULD LIKELY IMPACT THE EXISTING LANDSCAPE BUFFER.

>> GOT YOU. WHERE WHERE WE COULD ADD THAT FEATURE, FOR PEDESTRIAN ACCESS TO THE BACK PORTION OF THE SITE, SHOULD IT BE USED FOR FUTURE PURPOSES, YOU'D LIKELY THEN HAVE TO SACRIFICE. LT WE'D HAVE TO COME TO YOU FOR A VARIANCE FOR THAT PORTION OF THE LANDSCAPE BUFFER.

>> UNDERSTOOD. APPRECIATE THAT FEEDBACK.

JUST THINKING OUT LOUD OF WHAT YOU'RE PROPOSING AND WHAT MIGHT

GO ALONG WITH IT SOMEDAY. >> JEFF?

>> IS THIS DESIGN BASED OFF A PRIOR CONCEPT? IS THAT SOMETHING THAT COULD BE SHARED? GOING ALONG WITH HAVING REAL IMAGES, I THINK THAT WOULD HELP IF THIS IS AN EXISTING THOUGHT FROM SOMEWHERE ELSE.

>> THEY ARE AN EXIST PING INSTITUTION.

WE DO HAVE SOME NDA'S. THEY'RE NOT WILLING TO DISCLOSE EXACTLY WHO THEY ARE ARE AT THIS STAGE OF THE DEVELOPMENT BECAUSE WE'RE IN PRELIMINARY DESIGN. THAT SAID, WE COULD INCORPORATE SOME VERY BASIC RENDERINGS WITH TEMPLATE SIGNAGE AS THEY'RE

COMFORTABLE WITH. >> THANK YOU.

>> OKAY. IF THERE'S NO FURTHER QUESTIONS

OR COMMENTS, I'LL NEED A MOTION. >> I MOVE WE SEND THIS TO COMMITTEE FOR FURTHER REVIEW AND CONSIDERATION.

>> GIVING THEM FINAL VOTING AUTHORITY?

>> YES HE. >> YES.

>> I'LL SECOND THAT. >> OKAY.

ALL THOSE IN FAVOUR OF SENDING THIS THE COMMITTEE, GIVING THE COMMITTEE FINAL VOTING AUTHORITY, PLEASE SAY AYE.

ANY OPPOSED? SEEING NONE.

WE'LL SEE YOU AT COMMITTEE. THANK YOU VERY MUCH.

THAT'S THE LAST ITEM O

* This transcript was compiled from uncorrected Closed Captioning.