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Carmel Plan Commission
RESIDENTIAL COMMITTEE
Tuesday,February 1",2022,Meeting Minutes
LOCATION: Caucus Rooms,City Hall
Members Present: Christine Zoccola,Carrie Holle,Josh Kirsh(acting Chair)
Members Absent: Sue Westermeier(Chair)
Staff Present: Alexia Lopez-Planning Administrator
Joe Shestak-Administrative Assistant
Sergey Grechukhin-Legal Counsel to Plan Commission
Meeting Time: 6:00 p.m.
1. Docket No.PZ-2020-00081 DP/ADLS: The Steadman Apartment Community at The Bridges.
2. Docket No.PZ-2021-00247 V: Bridges PUD Z-550-11 Sec. 13.9.D: Right-in/Right-out access only onto
111'h St.,Full Access onto 111th St.Requested
The applicant seeks site plan and design approval and one variance for a new apartment community consisting of
260 units in 5 buildings. The site is located at the northeast corner of Springmill Road and 111d'Street,on about
12.5 acres. It is zoned The Bridges PUD,Ordinance Z-550-11. Filed by Jim Shinaver and Jon Dobosiewicz of
Nelson&Frankenberger on behalf of Cityscape Residential,LLC.
Petitioner:Jon Dobosiewicz
• With me tonight are Jim Shinaver w/Nelson&Frankenberger,and Jim Thomas&Jessica Sewell w/Cityscape
• Updates include site plan,nighttime views,bike parking,and site lighting
• We have included a cross section of the site lines from Spring Mill Road(SMR)and 111th Street to this site.The
5-story buildings will setback 400'+from closest residence in Williams Mill subdivision.The 5-story buildings
will setback 300'+from the closest residence off of 111th Street
• Presented renderings and views of the buildings on the east side of SMR
• Presented an updated site plan, 5-story buildings are permitted per the PUD Ordinance
• The variance request is 10 years later after the PUD approval. We have been working Cannel Engineering on the
final roundabout design.
• Cityscape have committed to have their landscape plan and berm comply to the PUD Ordinance. We are working
with Darren Mindham,Urban Forester.
• Building#3 along the 111th frontage has been shortened by 20%.We have added 3,000 sq. ft. of green space. We
had to remove some parking spaces and garages.
• We will be revising our lighting plans and renderings.Lighting will only be down-lighting.
• We will work with David Littlejohn on the pedestrian connectivity throughout the site.We want to make sure to
address all safety and connectivity issues.
Department Report: Alexia Lopez
• Staff listed some outstanding comments in the Dept. Report
• Drainage will need to be worked out with the Engineering Dept.
• Engineering Dept. is still reviewing the roundabout design.They are supportive of the roundabout.
• Petitioner will need to revise the pedestrian connectivity plan
• Petitioner and Urban Forester are tweaking the landscape plan
• Staff is working with the Petitioner on the lighting plan
Residential Committee Meeting Minutes 2-1-22 1
• Staff likes the layout and transition of the buildings
• Staff recommends this is continued to the March 1 gt Residential Committee for further discussion
Committee Comments:
Christine: Can you show us the examples of the building materials?Jessica Sewell,Cityscape Residential:Presented
physical samples of the exterior building materials. This stone and hardy will be on the all the buildings.4-5 colors will
be used.
Christine: Was more greenspace added around the pool area?Jim Thomas,Cityscape Residential: The sidewalks might
have moved,but it's the same amount we presented in our first site plan. Christine: What's the size of the pool?Jessica
Sewell: Our pools are typically 1,500 sq. ft.
Christine: There's been discussions in breaking up the long building along SMR.Is there a possibility to separate these
three buildings? Jim Thomas: Originally,there was an off set to this building,and the pool was located on the outside of
the building,along SMR. The adjacent neighbors told us they didn't want the pool to be located along SMR,so we moved
it to be within this development. We are complying with every detail of the PUD. Christine: I like the new location of the
pool.We just had the concern of the long facade and what can you do to break it up?Carrie: I like how the building
renderings look.There's a lot of variation to it.Josh: I was the one who thought the building mass along SMR was very
large.Jon Dobosiewicz: There's a 30' horizontal offset between building#1,clubhouse,and building#2.
Carrie: From the sight line exhibits,you are showing if you are standing on 111"' Street and on SMR,you won't be able
to see the 5-story building.Jim Thomas: Correct.The berm is 6' in height and is close to the curb.Jon Dobosiewicz:
There's landscaping along the fronts of Spring Mill Place,and there's landscaping along SMR and 111tb Street.
Carrie: Is an access required along 111tt'Street?Alexia Lopez: It's allowed in PUD,but not required.Josh Kirsh: The
City Engineer could not be here tonight. He believes that there should be a roundabout there for safety purposes and wants
a connection.He believes that a right-in,right-out is not the safest option. It will not be like the Dorset Blvd.roundabout.
The City Engineer believes the movement will be heavier from the south going to the Market District to shop.The traffic
study supports that majority of people will be traveling north at this access point. Carrie: Is there an example of two
roundabouts this close to each other?Jon Dobosiewicz: A variance is being requested because the PUD doesn't allow it.
Illinois Street has changed in the last 10 years and the 111th Street overpass now exists. The Cannel Engineer provided us
specifications,and we will design it.
Josh: I love adding greenspace,but now just provided a place for dogs to poop.I would recommend having dog poop
bags,or change the natural of this space,adding more hardscape,a grill,etc.Jim Thomas: We will add poop bags around
this development. Christine: I like the added greenspace area.I would like to see some more benches.
Josh: We would like to see one 8-ft multi-use path on side of the road, instead of having 5-ft sidewalks on both sides of
the road.Can you add a gravel or mulch(natural)path for people to walk their dogs?
Josh: Can Staff resolve the outstanding items in-house, instead of coming back to next month's Committee?Alexia
Lopez: We just need them to submit their revised plans. We would like to see a better pedestrian circulation that creates
safer routes for people to walk through the site. We have safety concerns with the crosswalks behind the garages.Jon
Dobosiewicz: We will meet with David Littlejohn,Cannel Alternative Transportation Coordinator,and take in his
comments and changes.
A Motion made by Zoccola and seconded by Holle to send Docket Nos. PZ-2020-00081 DP/ADLS and PZ-2021-
00247 V back to the full Plan Commission with a favorable recommendation,conditioned upon the Petitioner
submits their revised lighting,landscaping,and pedestrian path plans to the approval of DOCS Staff.
Approved 3-0,absent Westermeier.
3. Docket No.PZ-2021-00204 PUD: Flora on Springmill PUD Rezone.
The applicant seeks PUD rezone approval to allow a new subdivision consisting of townhomes,duplex homes,
and single-family homes. The site is located at 9950 Spring Mill Rd.and is zoned S-2/Residence.Filed by Jim
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