Minutes PC 01-17-23 Keystone PUD from 2000.It had the approval from the City Council,but the Mayor did not sign off on it. It was noted he
vetoed it. Mike Hollibaugh: That's the correct PUD in Laserfiche.The Mayor cannot veto a Zoning Ordinance that the
Council approves. It was a controversial project at the time.
IAdam Campagna: Are there any concerns for the single point of entry from those traveling southbound on Lowes Way?
Rachel Keesling: The proposed street improvements will help with the traffic flow. Once you enter from the roundabout,
there are plenty of ways to navigate within this site.
A Motion made by Dierckman and seconded by Zoccola to send PZ-2022-00224 OA to the Feb. 7th Commercial
Committee with them having final recommendation to the City Council. Approved 7-0,absent Hill,Kirsh.
2. Docket No.PZ-2022-00237 DP/ADLS: Carmel Medical Office Building at The Bridges.
The applicant seeks site plan and design approval for a new,three-story medical office building on 9.23
acres. The site is located at the SW corner of Illinois Street and Pittman Way, south of the Market District grocery
and west of the KAR office building. The future address will be 11380 Illinois Street. It is zoned PUD(The
Bridges Z-550-11)and is not within any overlay district. Filed by Nathan Winslow of American Structurepoint on
behalf of the owner,Cornerstone Companies.
Petitioner: Nathan Winslow
• With me tonight are the project developers and architect
• Presented site plan, landscape plan, elevations, building signage, lighting plan and specs
• We are proposing a 17,000 sq. ft.,3-story building
• We will provide more parking than what is needed,but we intend to have some of the parking as shared parking
for future developments in this area
• We will have an internal north/south access drive to connect to 111' Street
• The existing detention pond will be reconstructed
• All dumpster,utilities,and HVAC units will be screened with the necessary landscaping and screening materials
• The building materials will consist of brick, limestone,metal paneling,and glass,with a Prairie-style architecture
• We are looking to have three tenants in this proposed office building and are working on signage with Staff
• We are working with Cannel Engineering on an appealing water feature and will have a maintenance plan
• We received comments about the exterior lighting,and making sure it matches the lighting of the Steadman
Apartments and that the lighting poles be reduced in height. The lights will have timers and will be set to be
turned off after hours.
Public Comments:
Ron Houck,Spring Mill Place: My concern about the night-time parking lighting was addressed by the Petitioner.I'm
concern of the internal building lighting after normal business hours. We see night-time lighting in the Zotec building.
Jill Meisenheimer,Williams Mill: Most of the nearby neighbors are pleased with this proposal. We have concerns about
the exterior lighting at night,height of the lighting poles,and the existing light pollution in this area. We have concerns of
the existing water features within the Bridges.Presented images of the dirty detention water within the Bridges. How will
the proposed water feature be maintained?I think their maintenance plan should be include in the PUD.
Don Worsham, Spring Mill Place: I'm an adjacent neighbor. I would like the undeveloped areas adjacent to 111th Street
to be addressed.Traffic to this area will become unmanageable. I've witnessed gridlock traffic in this area. What will
happen to this area when it is all built out.I don't want to see my quality of life decreasing once this is all developed.
Rebuttal to Public Comments: Nathan Winslow:
• Internal building lighting will remain one hour before opening and one hour after closing. Operating hours will be
from 7am to 6pm.
• We are seeking approval for the south portion,and we cannot address the existing development within the
Bridges. Those can be addressed to the existing property owners.
• The pond we are showing in our plans will not serve as detention. With the proper care,the water will not appear
to be brown and murky.
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Plan Commission Minutes 01-17-23
Jeff Shively,Cornerstone Companies:
• We will work with the City,Planning Staff,and Plan Commission on any future development of the vacant
properties.The uses and layouts are not defined yet.
Department Report: Rachel Keesling
• A few outstanding items were related to the long-term bicycle parking, showering, and changing facilities, and
dumpster enclosure design
• The total number of signs they are proposing will require a variance
• We will continue to work on the non-detention pond amenity with the Petitioner and Engineering Dept.
• The proposed building design does meet the requirements of the Prairie-style architecture
• Staff recommends this is sent to the Feb. 7 Commercial Committee with the Committee having final approval
Committee Comments:
Leo: We will want answers how you and the current property owners will manage the appearance of the water in the
existing detention ponds throughout the Bridges.
Sue: The Committee will need to examine how the view from the future Steadman Apartments will look like from the
upper floors to this medical office building and parking lot.What kind of screening can be used?Christine: Can you use
more screening between your proposed parking lot and the future site of the Steadman Apartments?Can someone have a
conversation with the property owner of the existing ponds within the Bridges?
Adam Aasen: I would like to see the footprint of both projects—Steadman Apartments and Medical Office-together.
How will the shared parking lot serve any future developments.Rachel Keesling:An aerial view of both sides is in the
Petitioner's info packet,under Appendix B. We can have them include some colored site plans.Any future developments
for buildings on the southside of this site will be placed adjacent to Illinois Street.There are height restrictions for any
buildings adjacent to 111' Street(2-story maximum).
Brad: If the water feature area is part of the landscape plan,does this bring an enforcement opportunity to the
Department? Rachel Keesling: Yes.They should be working with the Engineering Dept.,there's a regular maintenance
plan of those detention ponds.As part of their drainage plan,there are O&M regulations involved.
Brad: What does the original Bridges PUD state for the landscaping berm requirements along 111t'Street.Rachel
Keesling: The berm will remain as is,except the area cut out for the internal access road.I will double check with the
Urban Forester about his approvals.
A Motion made by Westermeier and seconded by Campagna to send PZ-2022-00237 DP/ADLS to the Feb.7th
Commercial Committee with the full Plan Commission having final approval. Approved 7-0,absent Hill,Kirsh.
Old Business
3. Docket No.PZ-2022-00154 DP/ADLS: 116th and Rangeline.
The applicant seeks site plan and design approval for a 2-story building on 0.89 acres. The site is located at 1701
E 116th St.The site is zoned B-3 and is in the Rangeline Road Overlay District. Filed by Warren Johnson,Owner.
Petitioner: Warren Johnson
• We have completely redesigned our entire project with Staff so our building is now off the ROW and the required
sidewalks can be present along our street frontage,presented the new site plan
• We are building two buildings with an atrium and open courtyard,presented updated landscape plan
• We will provide 47 parking spaces where 50 are required.A parking garage is being constructed across the street.
• Presented building elevation, we will be using 3 colors of brick,and brick will be used on all four sides.
• This is a totally self-funded project. We ask for approval at tonight's meeting so we can lock in our interest rate.
• We will continue to work with Staff on the landscaping, lighting,and signage
Department Report: Rachel Keesling
• We have been working with the Petitioner on the changes for better site flow,pedestrian connectivity,building
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Plan Commission Minutes 01-17-23