Loading...
HomeMy WebLinkAboutMinutes PC 06-19-07C ity of arme D10 CARMEL PLAN COMMISSION June 19, 2007 Minutes The regularly scheduled meeting of the Carmel Plan Commission met at 6:00 PM in the Council Chambers of City Hall, Carmel, Indiana. The meeting opened with the Pledge of Allegiance. Members present: Leo Dierckman, Jay Dorman, Wayne Haney, Kevin Heber, Rick Ripma, Carol Schleif, Sally Shapiro, thereby constituting a quorum. DOCS Staff in attendance: Angelina Conn, Adrienne Keeling. John Molitor, legal counsel was also present. The minutes of the May 15, 2007 meeting were approved as submitted. Legal Report, John Molitor. There is a gray area with sharing emails with more than 3 Commission members. The Open Door Law will probably be amended and that will mean a change to the Rules of Procedure as well. At this time, it is recommended that no one Plan Commission member send an email to more than one person at a time until changes are made regarding rights and responsibilities. If there is an urgent situation, it would be addressed by the President prior to the next meeting. Department Report, Angie Conn: Regarding Item 2H, Pro -Med Lane Holiday Inn has had no new submissions, nothing new to report, and the Department is recommending this item be tabled to the next meeting, July 17, 2007. Rick Ripma made formal motion to TABLE Docket No. 07030035DP, Pro -Med Lane Holiday Inn to the July 17 meeting, seconded by Carol Schleif, Approved 7 -0. H. Public Hearings 1H. TABLED to JULY 17 Meeting: Docket No. 07030037 DP /ADLS: Midland Atlantic— Market Place at West Carmel use!esrrse!er�ser�trs:�ee!ze!ff r S:/P1anCommission /Minutes /2007/PCjune 19 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 2H. TABLED to July 17, 2007 Docket No. 07030035 DP: Pro -Med Lane Holiday Inn The applicant seeks site plan approval for a proposed full- service hotel. Elevations and an ADLS /DP Amend application will be submitted at a later date. The site is located at 136 Street and Pro -Med Lane, and is zoned B -6 /Business within the US 3I/Meridian Street Overlay. Filed by Stacey of DeBoy Land Development Services, Inc. for Justus Home Builders, Inc. Note: Items 3H and 4H were heard together. 3H. Docket No. 07040022 PP: Justus Business Park, lots 1 -2 The applicant seeks primary plat approval for 2 lots on 7.298 acres. The site is located at the southeast corner of 136 St. and Pro Med Ln. and is zoned B -6 /Business within the US 31 Overlay Filed by Paul Reis of Bose McKinney Evans for Justus Home Builders Paul Reis, Attorney, Bose McKinney Evans, 301 Pennsylvania Parkway, Suite 300, Indianapolis, 46280 appeared before the Commission representing the applicant. Also present: Chris Miller, Justus Homes, Inc., Rick Reynolds, EMH &T, Engineers. The subject site is located at the southeast corner of 136 Street and Pro Med Lane. The immediate area includes St. Vincent Carmel Hospital, and the Kensington condominium development to the east. In 2005, Justus Home Builders proposed a mixed -use development that included a two -story office building. The Plan Commission approved the development plan as well as the ADLS for the office building and forwarded the recommendation for the rezoning of the site to permit a mixed -use development. However, the rezoning Ordinance was rejected by the City Council and the zoning for the site remains B -6 US 31 Overlay. At this time, Justus is submitting a primary plat to sub divide the site and allow for commercial development consistent with the B -6 zoning and the US 31 Overlay Zone. The proposed development plan will cover the office building site The matter that was tabled this evening, the Pro Med Holiday Inn site, contains the development plan for the balance of the site as is required by the US 31 Overlay. Justus Home Builders is proposing to locate the office building to the east side of the parcel and provide for parking along Pro -Med Lane and the adjacent parcel as shown on the site plan within the information booklet. The movement of the office building causes the development plan to come before the Plan Commission and the required public hearing. In addition to the preservation of the 50 -foot tree preservation area, directly to the east between the condominium development and the office building, there is substantial preservation to the north and S:/P1anCommission /Minutes /2007/PCjune 19 2 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 south. There are also significant environmental featuresa retention area and a permeable pavement section at the entrance. The purpose is to decrease the amount of storm -water runoff than was previously collected and placed in the detention pond. The bicycle parking is located directly adjacent to the main entrance to the building and a sidewalk divides access from the bike parking area to the 10 -foot asphalt path being constructed adjacent to Smokey Row Road. As developments are constructed along Smokey Row Road, hopefully the asphalt path will continue to the east to connect with the Monon Trail. The floor area ratio of the building is on the site plan tiled with the Department -20 -the maximum allowable floor area ratio is 70% for the Overlay Zone. The landscape plan identifies all of the species per the office building site as well as the buffered areas and retention areas. Based on email correspondence with Scott Brewer, Urban Forester, all issues dealing with the landscape plan have been addressed as well as the tree preservation plan that is included in the information booklet. The tree preservation plan is required on this project because it is part of the zoning commitments that were made in 1990 regarding the rezoning of this site. The office building being presented is approximately the exact, same building that was previously approved by the Plan Commission. The building has been enlarged to 40,000 square feet, but it is still two stories; due to the topography of the land, there is a partial basement. The building elevations, materials, etc. can be discussed at the Committee level. The Justus Company intends to occupy this building as its headquarters. The revised lighting plan was submitted, although the incorrect plan was included in the information booklets. The correct plan is being distributed this evening. The petitioner has confirmed with the Engineering Department that all of the issues regarding their concerns and storm water drainage have been addressed at this time. The primary plat is included in the information booklet. There are two lots, 1 and 2, and will accommodate the development of two projects on the overall site. The approval of the primary plat basically allows the Justus Companies to sell off the portion of land that they do not intend to develop to another developer. As you know, there is a petition on file for the development of a Holiday Inn on the site. Members of the public were invited to speak in favor of the petition; the following appeared. Public Remonstrance, General/Unfavorable Virginia Kerr, 13595 Kensington Place, Carmel. Ms. Kerr is a former Plan Commission member who participated in crafting the Meridian Corridor Overlay. The neighbors are very happy to see the office building project as long as it meets the criteria of the US 3I/Meridian Overlay. FYI: Kensington Place is a Townhome development, not Condominium. The residents are concerned with subdividing 7 acres and spinning off approximately 2.65 acres —the Overlay requirements need to be a part of whatever development comes in. The residents request that any development be required to S:/P1anCommission /Minutes /2007/PCjune 19 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 meet the criteria of the Overlay. The residents also feel that it should be a complete office park and not a Holiday Inn on a portion of the site. Sharon Oldham, 13534 Kensington Place HOA president, looks forward to being good neighbors and is very happy about the office development. Ms. Oldham asked if a traffic study had been done in this area. Ms. Oldham said she had spoken with the Carmel Police Dept. and they were just trying to get an idea of traffic considerations and things that have gone in. In the past year, there have been 44 reported accidents at the location of Smokey Row /136 Street and US 31/Meridian Street. The residents are wondering if traffic has been addressed as a part of this development. John Kerr, 13595 Kensington Place, Managing Partner of Kensington Partners, expressed concern about the drainage easement from the parking lot on the north side of the site to a beehive behind Lot 17 at Kensington Place. It was Mr. Kerr's understanding that the drainage would flow south to a retention pond. If some of the detailed drawings still show the drainage as going to the beehive behind lot 17, it would be a major concern because of the runoff and would like to be apprised of the situation by Justus Homes. Rebuttal: Paul Reis apologized for terming Kensington as condominiums —they are townhomes. In checking with the engineer on the storm water drainage, the drainage plan has been submitted and there are no issues. However, the petitioner will look into the drainage situation and if there is a negative impact on lot 17, it will be addressed at this stage. Paul Reis stated that in 1990, when the entire tract of land was being rezoned, there was a lot of talk about traffic study and what was to be done at this intersection and Smokey Row Road. Since that time, the State came in and took a lot of additional right -of -way and also re- aligned the intersection with US 31. At the preset time, there is not enough right -of -way within the City of Carmel to address it without coordinating it with the State. The understanding is that this will be addressed when the up -grade is done to US 31 —the City and the Mayor are currently studying the situation. The development must comply with the US 31 development standards unless someone seeks a variance. Department Report, Angie Conn: The petitioner has addressed items 3 and 4 in the Dept. Report regarding the lighting plan and floor area ratio. The Engineering Dept. and Urban Forestry are still reviewing plans and have tentatively approved them. The Department does recommend that this item be sent to the June 28, 2007 Special Studies Committee. Commission Comments: Sally Shapiro: Suggested permeable pavers and the addition of hybrid car parking spaces —green spaces —blue for handicap, green for hybrid to promote being green. Rick Ripma: OK with the green spaces but suggested they be located as far away from the front door as possible so as not to take up spaces for other patrons. The sidewalk to Smokey Row Road goes to a tree area -is there anything else going there that would cause those trees to be torn out? Rick said he hated to see the trees torn down but also hated not to see a sidewalk connected. Is S:/P1anCommission /Minutes /2007/PCjune 19 4 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 there any way to do some type of material that would allow a walk around the trees so people could still walk/ride through the area without harming the trees. Paul Reis responded that the utilities were coming off of Pro Med Lane and not off Smokey Row. Paul Reis said he would make a note to check with David Littlejohn, Alternative Transportation, to see if he would have some suggestion; otherwise, it would have to come out at Pro Med Lane. Kevin Heber noted that on the south side, the trail would not connect to anything basically from the front entrance to the south edge—it just sort of dead -ends. Would there be a more creative way to remedy that? Paul Reis responded that they would look into that. Carol Schleif asked if was possible to use a light color roofing that would not create more heat in the building or utilize sky lights to get daylight into the building. Natural daylight decreases the cooling loads. Carol offered to email information to Mr. Reis. Paul Reis responded that the petitioner is using the same building that has already been designed. If additional information is needed, Mr. Reis said he would contact Carol Schleif. Wayne Haney commented that most of the mansards are basically just screen walls for mechanical equipment so that they would not add to the heat -load of the building. Leo Dierckman asked that Paul Reis talk with Mrs. Kerr regarding the path. Docket No. 07040022 PP, Justus Business Park, lots 1 -2; was forwarded to the Special Studies Committee for further review on June 28, 2007 at 6:00 PM in the Caucus Rooms of City Hall, Carmel. 4H. Docket No. 07040023 DP Amend /ADLS Amend: Justus Business Park, lot 2 Justus Office Building The applicant seeks site plan design approval for an office building. The site is located southeast of 136 St. and Pro Med Ln. and is zoned B -6 /Business within the US 31 Overlay. Filed by Paul Reis of Bose McKinney Evans for Justus Home Builders. See Item 3H. 5H. Docket No. 07030037 DP /ADLS: West Carmel Marketplace Burger King The applicant seeks site plan and design approval for a proposed restaurant building. The site is located at 9853 N Michigan Rd, and is zoned B -3 /Business within the US 421 Overlay. Filed by Richard Sampson of Burger King Corp. S:/P1anCommission /Minutes /2007/PCjune 19 5 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Mike Dauss, Dauss Architects, 227 Historic West 11 Street, Anderson, Indiana 46016 appeared before the Commission representing the applicant. Also in attendance: Dick Sampson of Burger King Corp. The applicant seeks site plan and design approval for a Burger King Restaurant building located at 9853 N. Michigan Road in the West Carmel Marketplace in front of the Home Depot. The property is located within the US 421 Overlay. The building is a typical Burger King proto -type, modified to meet the West Carmel Marketplace and the US 421 Overlay standards. The 2,570 square -foot restaurant provides for 53 seating capacity with drive -up window service, 8 -10 employees per shift. The site continues the overall development that was prior- approved with Duke Realty and is the last of the outlots on the parcel of land. Ingress /egress is off the access drive; the drive -thru is located behind the building. The dining room and the front door are oriented toward US 421. The Burger King development has agreed to cross access with the future development to allow traffic flow through both parking lots. As the site becomes further developed, it will help the over -all traffic flow. The drive -thru and the dumpster are located to the rear of the property. The petitioner has worked with Scott Brewer, Urban Forester regarding the landscape plan. The concept is to continue the over -all conceptual layout and development of the landscape along the corridor in front of the "B" shops. The petitioner has also incorporated Scott Brewer's request for more diversity in the tree species. The parking provides for 31 spaces; there are 10 drive -thru stacks and 4 bicycle spaces. There is a direct pedestrian connection into the 8 -foot bicycle path along 421. Site lighting will simply match the existing. The same materials are being used in the construction of the building— pre -cast stone at the base of the building, the same brick except a smaller standard, since the building is smaller than a Home Depot. Both doors into the facility will step out, away from the facade, and blue awnings over each window. Signage: There is one building sign, plus directional. The building sign will be Burger King's standard, trade -mark logo. Members of the public were invited to speak in favor of or opposition to the petition; no one appeared and the public hearing was closed. Department Report, Angie Conn. As of June 15 the City Forester has tentatively approved the landscape plan. The Engineering Dept. is still working on reviewing this project. The Department would still like to see the petitioner explore the option of using a moveable panel that would screen the gap formed by the roof access to a flatter design. The Department is recommending this item be forwarded to the June 28, 2007 Special Studies Committee Meeting at 6:00 PM. S:/P1anCommission /Minutes /2007/PCjune 19 6 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Commission Comments: Wayne Haney felt that the parking lot layout and the line -up for the drive thru window need to be re- studied. There are only 10 autos that can be lined up and upon entering the site, traffic must cross traffic and turn immediately to the left to get into line. If there are more than 10 cars, there will be a blockage. The site could be laid out much better and have a much longer area for stacking cars. Also, combining it with the neighbor, there will be two -way traffic in each one of these with cross traffic. It might be too complex. Wayne urged the petitioner to lay -out a site that would improve stacking ability and to eliminate the cross traffic. Jay Dorman said he did not like the site plan at all—it is dangerous —there are different ways to lay it out. Leo Dierckman commented that the blue canopies and the orange doors do not work for him and the Committee should re -study this. Rick Ripma asked about the trash dumpster. In Castleton, the actual unit that goes inside the dumpster to hide is taller than the brick. So, you see this ugly thing sticking up—how tall is the brick on the trash receptacle? Mike Dauss responded that the elevations proposed are above the normal six cubic -yard trash container and that is what is being proposed. Rick Ripma wanted to make certain that the petitioner is not allowed to install a trash receptacle that is taller than the enclosure. Angie Conn commented that if need be, the dumpster height and trash receptacle could be a condition of the approval. Sally Shapiro: Requested the inclusion of green parking spaces in the parking area. Also, is the brick real or a veneer? Mike Dauss responded that the brick is real, and a standard, modular unit brick. Home Depot has a Norman brick which is 16 long by 4 higha bigger unit —and on a building this size, proportionately, it just would not work. Docket No. 07030037 DP /ADLS, West Carmel Marketplace Burger King was forwarded to the Special Studies Committee for further review on Thursday, June 28, 2007 at 6:00 PM in the Caucus Rooms of City Hall. 6H. Docket No. 07040021 DP /ADLS: Irwin Union Bank, Carmel Science Tech Park, Block 11, Lot 3 The applicant seeks site plan and design approval for a bank building. The site is located at the 700 block of West Carmel Dr. and is zoned M- 3/Manufacturing. Filed by Jim Shinaver of Nelson Frankenberger for Irwin Union Realty Corp. S:/P1anCommission /Minutes /2007/PCjune 19 7 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Jim Shinaver, attorney, Nelson Frankenberger appeared before the Commission representing the applicant. Also present: Brandon Burke, Schneider Engineering The applicant is seeking Development Plan, site plan and design approval for the Irwin Union Bank building located in the 700 block of West Carmel Drive at the southeast intersection of Carmel Drive and City Center Drive. The parcel is within the Carmel Science and Technology Park and is zoned M- 3/Manufacturing. The building will consist of approximately 5,500 square feet and will have access at City Center Drive and Lakefront Court. The building materials consist of EIFS walls and metal wall panels with aluminum window frames and metal coping. A portion of the building is masonry brick veneer. The signage on the east and west elevations will be internally illuminated, remote channel letters. (A variance will be needed for two (2) wall signs.) The site lighting provides for 23 foot tall poles mounted on a two -foot base. The light fixtures are flat lensed with full cut -off classification. The landscape plan has been submitted to Scott Brewer, but not yet approved. Members of the public were invited to speak in favor or opposition to the petition; no one appeared and the public hearing was closed. Department Report, Angie Conn: The petitioner is to provide Engineering approval/up-dates to the Dept as well as landscape plan approval/up-dates. Currently, the landscape plan does not meet the Ordinance. Additional details are to be provided on the ATM enclosure and signage; the sign square footage is to be in concert with the Ordinance. The dumpster location should be looked at. The Department requested that the petitioner provide crosswalk striping west of the bike rack, north of the sidewalk. Sally Shapiro requested the incorporation of green parking spaces on the site. The petitioner stated a willingness to review and determine if this was workable. Jay Dorman expressed concern with the layout of the site in terms of stacking ability for the drive thru. Rick Ripma reiterated his position on green parking spaces. Also, the location of the trash dumpster is a concern —the petitioner should consider re- locating. Wayne Haney requested that the building contain more green components —white roof and skylights perhaps. Docket No. 07040021 DP /ADLS: Irwin Union Bank, Carmel Science Tech Park, Block 11, Lot 3 was referred to the Special Studies Committee for further review on June 28, 2007 at 6:00 PM in the Caucus Rooms of City Hall. S:/P1anCommission /Minutes /2007/PCjune 19 8 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 7H. Docket No. 07040024 DP: 1328 -1440 W. Main Street The applicant seeks development plan approval for five buildings. The site is located at the NE corner of US 31 (Meridian) and W. Main Street and is zoned Old Meridian Special Use (OMSU), S2, and is within the US 31 Overlay, pending a B -6 /Business Rezone. Filed by Jamie Browning of Browning Real Estate Partners. Jamie Browning, 1473 Crestwood Plain, Carmel, Vice President, Browning Real Estate Partners, appeared before the Commission representing the applicant. The property is owned by St. Christopher's Episcopal Church and currently listed "For Sale." The property has now been rezoned to B -6 Business. The Development Plan will establish the road system to 131 Street, the location of the detention and water quality basins, access drives, and the landscape plan. The entry road now aligns with Grand Boulevard as requested by the Department. A round -about is planned at 131 Street and Pennsylvania. The site plan has been submitted, however, at this time the plan is mostly conceptual as far as number of buildings and size. It is difficult to design a building when the user is unknown. The architectural issues would be addressed at the ADLS review phase of the project. The petitioner will be seeking ADLS approval on a lot -by -lot basis. Members of the public were invited to speak in favor of the petition; no one appeared. Members of the Public were invited to speak in opposition to the petition; the following appeared: Public Remonstrance/Unfavorable: Judy Stamper, 1307 Lynn Dr., Carmel, North Meridian Heights Residents for Conscious Development, was opposed to the zoning that would allow a 100 -foot building; also, a 25 foot buffer perimeter would destroy many mature trees and invade the privacy of the residents. Additional concerns: light, noise, water runoff, drainage, possible flooding, and eradication of one of the last, small, remaining areas of forest in a residential area that would displace wildlife into the streets. John Palmer, 1303 Lynn Drive whose west fence is adjacent to the proposed building. The parking lot and the lights would be too close and would affect the near -by homesa 25 foot buffer is not enough—if approved, a 50 -foot buffer should be required. Mr. Palmer felt that a 10 -foot tall, 10 story building would have an adverse, economic effect on his home if he ever tried to sell it. Mr. Palmer urged the Commission not to approve the plan. Dept Concerns: Engineering is concerned with the locations of the pond. The landscape plan does not meet the Ordinance requirements and the City Forester has not yet approved the plan. The Urban Forester is concerned about the existing conditions plan and suggested more environmental design features and tree preservation. As yet, revised plans have not been received. S:/P1anCommission /Minutes /2007/PCjune 19 9 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Commission Comments: Wayne Haney noted that removal of one of the buildings would improve the plan; Susan Westermeier commented that there is too much asphalt (parking) and not enough green space. Kevin Heber requested permeable pavers and incorporation of LEEDS components on this project. Carol Schleif was concerned about the shape of the ponds —they should be more natural in appearance. Dept. Report, Angie Conn: As filed, the site plan meets the intent but not the spirit of the Overlay. The proposed plan is not pedestrian friendly, there is a lot of parking, and not enough green space. The petitioner should consider grouping the buildings together, preserving the trees in the northeast corner, and bunching more of the parking together to allow more preservation. Perhaps locate fingers of the retention ponds between the buildings to allow for more green area, outside picnic, possibly an outside restaurant. Docket No. 07040024 DP: 1328 -1440 W. Main Street was referred to the Special Studies Committee for further review on June 28, 2007 at 6:00 PM in the Caucus Rooms of City Hall. 8H. Docket No. 07020020 OA: US 31 421 Overlay Architectural Design Amendment The applicant seeks to Amend the Zoning Ordinance, Chapter 23B: US Highway 31 Corridor Overlay Zone and Chapter 23C: US Highway 421– Michigan Road Corridor Overlay Zone, in order to amend the Architectural Design Requirements. Filed by the Carmel Department of Community Services. Adrienne Keeling, Department of Community Services for the City of Carmel appeared before the Commission representing the applicant. Pursuant to the Commission's request, the language regarding architectural design and building material requirements in these corridors is being strengthened. Members of the public were invited to speak in favor of or opposition to the petition; no one appeared and the public hearing was closed. Carol Schleif recommended utilizing a combination of brick and masonry fences, perhaps cedar fencing but not wood, especially as it weathers and deteriorates. Note: Currently there are no fence standards for perimeter fences between residential and commercial uses. Docket No. 07020020 OA: US 31 and 421 Overlay Architectural Design Amendment was S:/P1anCommission /Minutes /2007/PCjune 19 10 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 Referred to the Special Studies Committee for further review on June 28, 2007 in the Caucus Rooms of City Hall at 6:00 PM. 9H. Docket No. 07050023 OA: Monon Trail Overlay Zone The applicant seeks to adopt Chapter 23H.• Monon Trail Overlay Zone into the Carmel Zoning Ordinance. Filed by the Carmel Department of Community Services. Adrienne Keehng,Department of Community Services for the City of Carmel appeared before the Commission representing the applicant. The proposed amendment provides for a new chapter of the Zoning Ordinance to establish development standards along the Monon Greenway. The proposal is in response to many recent developments, either proposed or under construction. A number of concerns have been expressed from citizens, Council members and Plan Commission members regarding establishing standards along the Monon and the City is responding to those concerns. Note: This item is a text amendment onlya map amendment (rezoning) would be required to establish the exact boundaries of the Monon Trail Overlay Zone. Members of the public were invited to speak in favor of the petition; the following appeared: Public Remonstrance /General, Favorable: Judy Hagan, 10946 Spring Mill Lane, was in favor of the proposed Overlay Amendment and felt that some comprehensive plan needed to be in place. Some developments have previously encroached on the Monon Trail. The Parks Director will have the final sign -off for projects along the trail. Public Hearing Closed. Jay Dorman asked for positive and negative impacts on some parcels and maybe some examples of improvements along the Monon. Sally Shapiro recommended that examples be submitted from Parks Dept. Director Mark Westermeier. Docket No. 07050012 OA, Monon Trail Overlay Zone was referred to the Subdivision Committee for further review on August 7, 2007 at 6:00 PM in the Caucus Rooms of City Hall. Note: Written Public Input /Recommendations will be taken in the interim. I. Old Business 1I. Docket No. 07020014 Z: Westmont PUD The applicant seeks to rezone property from S1 /Residence to PUD /Planned Unit Development for the purpose of creating a single family detached residential S:/P1anCommission /Minutes /2007/PCjune 19 11 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417 subdivision. The site is located at 2000 West 136th St. Filed by Charlie Frankenberger of Nelson and Frankenberger for Platinum Properties LLC and Pittman Partners Inc. Charlie Frankenberger, attorney, Nelson Frankenberger appeared before the Commission on behalf of the applicant. Also present: Steve Pittman, Paul Rioux, Neal Smith, and Nick Churchill. This particular item was heard at Public Hearing on March 20, and reviewed by the Subdivision Committee on March 29 and May Is Westmont was heard at May 15 full Commission and returned to Subdivision Committee on June 05 for review of additional changes made to the site plan. Department Comments: At this time, the Engineering Department is comfortable with the plan, providing the petitioner return at Secondary Plat stage to adjust the landscape island at the southern- most intersection. The landscape issues have been resolved and the City Forester has now approved the landscape plan. Jay Dorman made formal motion to forward Docket No. 07020014 Z, Westmont PUD to City Council with a positive recommendation, with the following stipulations: 1) The developer will continue to work with Carmel Engineering at Secondary Plat approval for traffic calming devices for all aspects of this plat; 2) in the event the City is able to acquire easement and right -of -way on the north side of 136 Street before the planned improvement to 136 Street, the developer will install a path and device to get over the Creek to connect to neighboring Saddle Creek Development. The motion was seconded by Rick Ripma, Approved 7 -0. There was no further business to come before the Commission and the meeting adjourned at 8:25 PM. Leo Dierckman, President Ramona Hancock, Secretary S:/P1anCommission /Minutes /2007/PCjune 19 12 ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571 -2417