HomeMy WebLinkAboutMinutes PC 03-18-03IUU P` F C
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CARMEL /CLAY PLAN COMMISSION
March 18, 2003
MINUTES
The Executive Committee of the Plan Commission met at 6:30 p.m. in the Caucus Rooms, 2" d Floor,
City Hall, to discuss general administrative matters. Immediately following the Executive
Committee, the Plan Commission met at 7:00 PM in the Council Chambers of City Hall, Carmel,
Indiana 46032.
Members present: Marilyn Anderson; Stephanie Blackman; Dave Cremeans; Leo Dierckman; Dan
Dutcher; Wayne Haney; Ron Houck; Nick Kestner; Dianna Knoll; Maureen Pearson; Pat Rice; and
Wayne Wilson.
The minutes of the February 2003 meeting were approved as submitted.
The Department of Community Services was represented by Mike Hollibaugh, Director, and Jon
Dobosiewicz. John Molitor, Legal Counsel, was also in attendance.
John Molitor reported on the results of the Executive Committee. A change is recommended in the
Plan Commission's Rules of Procedure —this will be discussed at the end of the meeting.
Jon Dobosiewicz announced that item lh, Old Meridian Professional Building, has been tabled until
the April 15, 2003 meeting. As noted on the Agenda, item 2h, Ballantrae Subdivision is TABLED
until April 15, 2003.
H. Public Hear*
th. Docket No. 05 -03 DP /ADLS; Old Meridian Professional Building
The applicant seeks approval to construct an office building. The site is located at
the southwest corner of Old Meridian Street and Pennsylvania Street. The site is
zoned B -6 /Business within the US 31 Overlay Zone.
Filed by James K. Wheeler of Coots, Henke Wheeler for John N. Kirk and
Lowell Thomas Kirk.
TABLED to April 15, 2003
2h. Docket No. 28 -03 PP; Ballantrae Subdivision (Tabled)
The site is located on the south side of 146 Street 1/4 mile west of Spring Mill
Road. The site is zoned S -1 /Residence Very Low Intensity.
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The petitioner also seeks approval of the following Subdivision Waivers
183 -02a SW
SCO 7.1
reduced open space
183 -02b SW
SCO 7.5.7
clearing of woodland areas
183 -02c SW
SCO 6.5.1
50' lot frontage at right -of -way
183 -02d SW
SCO 6.3.15.3
150' centerline radius for residential streets
Filed by Charles D. Frankenberger
of Nelson Frankenberger for The Anderson
Corporation.
TABLED to April 15, 2003
3h. Docket No. 29 -03 Z; Clarian North Hospital Campus PUD (Rezone)
The applicant seeks to rezone a 107.367 acre property from B -3, B -6, and S -2
subject to the US 31 Overlay Zone to a Planned Unit Development District. The
site is located at the northwest corner of US 31 and 116 Street.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
4h. Docket No. 30 -03 DP /ADLS; Clarian North Hospital
The applicant seeks Final Development Plan and Architectural Design, Lighting,
Landscaping Signage approval for a hospital and medical office building. The
68.164 acre site is located at the northwest corner of US 31 and 116 Street.
There is a proposal filed to rezone the site to a Planned Unit Development
District.
Filed by Joseph M. Scimia of Baker and Daniels for Clarian Health Partners, Inc.
Note: Items 3h and 4h were heard simultaneously.
Joe Scimia, Baker and Daniels, 600 East 96 Street, appeared before the Commission
representing the applicant. Also in attendance: Marvin Timber and Barry Evans of Clarian
Hospital; Boyd Zoccola, Vice President of Hokanson Companies, Project Manager; Steve
Fehribach of A &F Engineering; and Roger Kilmer, Land Consultant with Baker Daniels.
The current proposal is for a hospital facility and medical office building located at the northwest
corner of 116 Street and US 31. The applicant is also seeking a rezone of the 107.367 -acre site
to a Planned Unit Development District. Approval is also requested for a final Development
Plan for the site.
Numerous meetings have been held with the neighbors and the Department of Community
Services staff to try to minimize concerns of the adjacent property owners and work through
issues presented.
In 1997, the Comprehensive Plan was amended with a specific study that targeted this particular
parcel of ground. The current proposal is consistent with the Comprehensive Plan for a mixed
use development on this site. The uses would include offices, hotels, specialty retail, full table
service restaurants, and a planned, residential community. The development could create a
special destination environment and would include a new arterial roadway running north /south
across the site. The Thoroughfare Plan actually shows the extension of Illinois Street through
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this property from 106 Street to 126 Street. The proposed plan takes into consideration the
Comprehensive Plan and the Thoroughfare Plan.
The Clarian PUD provides for high intensity office along the US 31 frontage—highly
appropriate for the plan and consistent with the US 31 Overlay. The plan also provides
transition from east to west in form of scale, density, and strict controls on architectural
standards, building design and height limitation as development progresses from the high
intensity 31 corridor to the west to Springmill Road.
A PUD concept has been developed that consists of two areas. Area one consists of 55 to 60
acres located between the future extension of Illinois Street and US 31. Area two consists of
approximately 35 to 40 acres of real estate, located to the west of the future extension of Illinois
Street and to the east of Springmill Road. Area one consists of basically two sub -areas made
clear by the PUD Ordinance north of 116 Street and represents the focal point of the PUD. It is
intended to provide for the development of a major hospital facility, high intensity, hospital
related uses and the physical plant necessary to support a hospital development. Area 1 -B
consists of approximately 10 -12 acres and located north of the project and is also intended for
high intensity development either in support of the major hospital facility or possibly an area of
expansion of major hospital facility. Other uses allowed would be medical office building and
other hospital- related uses.
Transitioning to the west, 5 sub -areas are developed within the property located to the west of
Illinois Street and east of Springmill Road. Area 2a is a tentative area far to the north of the site,
adjacent to a residential development under construction known as Springlake Estates and backs
up to the Ritz Charles in the 31 corridor. The applicant is proposing a 100 -foot tree conservation
area created by the existing wooded area and maintaining 100 feet in its current, natural state.
The applicant is prepared to enter into a Deed Restriction or Conservation Easement with the
neighborhood to the north to ensure that the 100 -foot conservation area would remain
undisturbed except for the extension of Illinois Street.
Area 2b is roughly 2 -5 acres located to the south of the property and represents an area of
separation to the north property line of the overall PUD and Illinois Street. This area is intended
to be relatively low- intense uses providing transition for the residents of the area existing to the
north and the hospital campus. Permitted uses may consist of a childcare facility, a day nursery,
professional offices or medical offices. The development is restricted in terms of height (35 feet,
roughly 3 stories) and a maximum lot coverage of 75 Area 2b represents approximately 5 to
17 acres of real estate currently located along the PUD frontage on Springmill Road for a
minimum depth of 150 feet to exceed the Springmill Road right -of -way. This area is intended to
provide a transition between the potential residences /uses on the west that are not yet developed
and those high intensity uses recommended along US 31 corridor.
The transition area of 2c is accomplished by a combination of permitted use restrictions, height
regulations, architectural regulations, and site design restrictions. Permitted uses may consist of
multi family dwellings, assisted living facilities, medical offices, professional offices, or limited
general service establishments. There is talk in the Comprehensive Plan of buffering what may
occur to the west and this is not known at present. The applicant has attempted to extremely the
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height of the facility to 40 feet with a maximum lot coverage of 75% and to incorporate a
number of special design guidelines that would ensure a residential character development.
Of special interest is the requirement that every development in any part of area 2 or 1 will be
required to go through the Development Plan /ADLS process and any development in this area
will be reviewed.
Area 2d is located essentially within the PUD directly across from the hospital complex along
the proposed extension of Illinois Street. This area is in closer proximity to the hospital facility
and is higher intensity dwelling /office /retail and other uses. The height stair -steps from 40 feet,
50 feet, then to 90 feet as it progresses west to east. The hospital complex in the 31 corridor
goes up to 150 feet; from west to east it goes 35 feet, 50 feet, 90 feet, to 150 feet stair stepping
every 200 feet progressing from west to east, in the provided transition area.
Area 2e is the corner of Springmill Road and 116 Street, consists of 8 -9 acres and is intended to
be developed as part of the central, integrated center, with a combination of multiple use
building, individual use buildings provided a minimum ground floor area per building is
maintained. Again, there are height limitations that increase from west to east. The Department
did not want an "out -lot" type of development in this area and the requirement is a 3 -acre
minimum lot except for one, 1 -acre lot being possible, subject to specific design guidelines to
maintain the residential character of structures to be built in the area. There is also the
requirement of development plan and ADLS approval as well as all other developments.
Mr. Scimia said the applicant was unable to purchase a part of the real estate —the entire 100+
acres must be acquired. The applicant has no plans to develop the entire parcel at present, but
they are trying to put into place some infrastructure so that people can expect what could be built
there, knowing they would still have to go through the approval process. The plans at present
are for the hospital and medical office building. The landscape and site plans have been
submitted to the Department.
The hospital complex is limited to west of Illinois Street and east of US 31. The Clarian North
Hospital will focus on pediatrics and women's services; a medical office building connected to
the hospital via an atrium in the center; a utilities plant; a helipad; surface parking and retention
pond; and the development extension of Illinois Street.
The initial hospital building will be five stories plus a mechanical penthouse, structurally
designed to accommodate further expansion up to nine stories with a maximum height of 150
feet. The hospital court of the complex will have approximately 400,000 square feet, located
along the portion of the property that runs along US 31. Exterior building materials will consist
of Indiana limestone base vertical accent. There are two shades of red brick to be used, and two
types of windows.
The medical office building will be located to the rear half of the project. Illinois Street would
be the medical office building entrance. There is a below -grade truck dock that will not be
visible from US 31 and will be landscaped to further screen from view. The office building will
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be a minimum of 157,000 square feet; the exterior building materials will be consistent with
those used in the hospital.
The helipad will be located at the southeast corner of the hospital, near the emergency entrance
off of 116 Street. This will not be a trauma center and will be used for transporting patients to
Methodist Hospital downtown. The best estimates at this time are 4 to 5 flights per month from
the helipad. The hospital building itself will provide a buffer to the west. The surface parking
does exceed the Ordinance requirements; on -site retention ponds buffer the building and also
provide on -site water retention.
The signage plan primarily consists of wall signs on the north, east and south facade, individual
letters, internally illuminated with additional facade signage that includes the Clarian logo on the
east and west facade and resembles etched glass. The emergency entrance will be clearly
identified and there will also be a ground monument sign that picks up the colors and materials
of the main building that identifies parking areas, emergency entrance /exit, etc. Lighting will
consist of fixtures that are flat lens, down lighting, slim line in appearance and architecturally
significant.
The landscape plan is in keeping with the US 31 Overlay requirements and has been approved by
the City arborist. Approximately 20 trees per acre will be planted, in total more than 1,350 trees
on the site.
Regarding the development of Illinois Street, the Thoroughfare Plan does require an extension of
Illinois Street north. There is a concern at the extension of Illinois Street at Spring Lake Estates
to the north. The applicant is proposing to terminate Illinois Street until it is extended at a future
date. However, there is an issue with the current alignment to the north between the Ritz Charles
and the Spring Lake Subdivision. The actual location of the extension is to be dictated by the
City of Carmel and the Engineering Staff to ensure alignment farther north. The applicant will
continue to work with the City. Illinois Street will be developed with a 120 -foot right -of -way.
A traffic study is being finalized and will be furnished to the sub Committee. An additional
round about is being proposed at Illinois Street and 116 Street. Initially, the development
would include two left turn east bound lanes, two straight lanes and one right turn lane.
Opposite, there would be three lanes west bound. Illinois Street would basically be two lanes of
traffic. A secondary traffic development is being proposed —the big change is that rather than a
round about, there would be a signalized entrance. It is relatively easy to go from a round about
to a signalized intersection.
Remonstrance, Organized:
Bruce Werth, business address 599 Industrial Drive, Suite 317, Carmel representing Spring
Lake Estates Home Owners Association, stated opposition for the following reasons: The size
and nature of the product, financial loss of homes in Spring Lake, and noise associated with the
development. The homeowners are opposed to the commercial use that will be a 24 -hour
facility. Also, the buffer is felt to be extremely inadequate if the existing woods were cleared.
Mr. Werth requested the Public Hearing remain open and that Spring Lake Subdivision be
included and represented in any and all meetings pertaining to the proposed development.
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Remonstrance, Individual:
Tammy Reidy, 313 Mallard Court, Carmel, said there are unresolved issues between the
Subdivision and the proposed development. Ms. Reidy is opposed to the helipad. The buffer is
inadequate and Ms. Reidy's home is the closest in proximity and will be greatly affected by the
proposed development. Mrs. Reidy also requested that the public hearing remain open.
Mr. Mrs. David W. Shell, 12225 Teal Lane, Carmel 46032 via letter submitted this evening
by Mrs.Tammy Reidy. Mr. Mrs. Shell are opposed by reason of possible change in the Spring
Lake Estates common ground, the berm on the east end of the lake, the streets, or any of the
existing lots and against using eminent domain to obtain control of any part of the subdivision.
Any changes to the subdivision would affect their view of the lake and the value of their home.
Mr. and Mrs. Shell are also opposed to the destruction of the woods and the extension of Illinois
Street that would be close to the homes.
Don Bottamiller, business address of 9800 North Gray Road, Indianapolis 46280 developer of
Spring Lake Estates, said he was aware of constant rumors about Illinois Street and what would
happen to the property to the south, and he assured the purchasers in Spring Lake Estates that the
ground was Residential. There was an "uproar" from the residents when Thomson Consumer
Electronics was allowed a street cut off of Springmill Road. Mr. Bottamiller said he was assured
by the previous administration that it would not happen again —that commercial would not be
cut out of a residential area. The proposed plans are for lots adjoining Springmill Road and Mr.
Bottamiller suspects the developer will go for a variance for a street cut onto Springmill Road.
As to Illinois Street, Mr. Bottamiller said that at the time he and his brother sold 2 1 /2 acres to the
Ritz Charles to allow them to expand their facility, he was assured by the previous
administration that the parking lot would remain a parking lot and would never be anything other
than a parking lot. The current proposal is for a 120 -foot wide, 4 -lane road through what was to
be a parking lot. Mr. Bottamiller said he had had a meeting with Mayor Brainard approximately
two weeks ago, and that was the first time he had seen a proposal for the extension of Illinois
Street along the back of the subdivision. Mr. Bottamiller said he was asked by the current
Mayor to consider selling any of the lots to the City of Carmel. Mr. Bottamiller assumed it
would be cheaper for the City to acquire residential property rather than commercial property.
Mr. Bottamiller would also like to see the public hearing remain open.
Bob Breckinridge and wife, Sue, recently purchased in Spring Lake Subdivision and moved in
last December. Mr. Breckinridge said he had never received any notice of any of the meetings
relative to the current proposal. Mr. Breckinridge spoke to the extension of Illinois Street on the
east side of the lake in the subdivision and all rumors relating to that extension. Mr.Breckinridge
urged the Commission not to allow the proposal to change the Spring Lake Subdivision that was
Recently approved by the Commission. Rumors indicate that the Plan Commission will be asked
to allow lots on the east end of the cul -de -sacs on each side of the lakes to be abandoned and to
allow Illinois Street to be extended and encroach on those existing lots. Mr. Breckinridge was
opposed to altering the Spring Lake Subdivision in any way from the initial approval granted by
the Commission.
Joe Scimia commented that Clarian will continue to have dialogue with the surrounding
neighbors and homeowners association groups. The 20 -year Thoroughfare Plan adopted by the
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City Council in October 2001 clearly shows the extension of Illinois Street. This is a sensitive
issue with the Spring Lake Homeowners. As stated, Clarian is terminating Illinois Street just
south of the woods until final design of the actual location; however, there is no doubt that traffic
must continue to flow north /south and not just terminate into Springmill Road and US 31.
Clarian's proposal of the 10 -foot buffer /conservation area, funded by Clarian, is an appropriate
transition between residential and the proposed development. Several of the homeowners did
not want a Day Care at the facility; this would be a residential character facility and would back
up to the woods. This is felt to be an appropriate land use for this site and Clarian is not
prepared to dismiss this possibility.
Department Report, Jon Dobosiewicz. The Plan Commission undertook a study of uses along
the Meridian Corridor in 1997. This entire parcel, although outside the 600 foot designation for
the Overlay was identified as a parcel to be included in the corridor. Reference material is
available in the Department for public review and will also be available at the Committee
meeting. Between 1997 and 2001, there was much discussion regarding the final alignment—
evaluating and determining the appropriate alignment of Illinois Street and this was adopted by
Resolution of the City Council in late October or early November 2001. During the discussion
period, the Plan Commission spent considerable time and attention to addressing how Illinois
Street would interact with adjacent, existing residential and commercial areas. The Plan
Commission has dealt with this when Duke rezoned property adjacent to the corridor and
Meridian Corners Boulevard, in essence, Illinois Street, next to the Park West Subdivision along
131 street and adjacent to that area. This may give the public an idea of the type of treatment
that may be achieved in other locations along Illinois Street. The charge the City has today is to
determine "how to thread the needle" because the road wants to go somewhere between Spring
Lake Subdivision and the Ritz Charles parking lot. While that phase is only 20 feet in width and
the roadway is a minimum of most likely 120 feet of right -of -way; within that 120 foot area are
lawn areas, pathway improvements, and the roadway itself, considerably less than 120 feet.
These are discussions that have been ongoing even before 1997 and ultimately formalized in
2001 by the adoption of the current Thoroughfare Plan. Individuals interested in the area and
interested when they make a decision to invest in the area have all of this information available
to them in the Department.
Under the current US 31 guidelines for the Overlay, building setbacks along the property line are
required to be 45 feet; a landscape transition area is a required 25 -foot dimension. The
petitioner's proposal is for a 100 -foot transition/buffer area —there is a much larger woods there,
but there is an expectation under the current Comprehensive Plan that this area would be
developed in accordance with the 31 requirements. The applicant is requesting approval to
provide an area that is four times the area required under the current Ordinance.
Jon Dobosiewicz offered to bring the reference materials and have them available at the
Committee meeting.
Comments from Plan Commission Members:
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Leo Dierckman said the primary question is whether or not the ground should be rezoned for a
use that could go in another location. Mr. Dierckman was concerned with the number of full
time employees (600) and the helipad.
Ron Houck had questions related to traffic impact analysis and different scenarios. A copy of
the traffic study should be furnished to each Plan Commission member. Mr. Houck stated that
some concern should be given to whether or not this proposal is the best use for this property.
Ron Houck cautioned the Committee that will be reviewing the PUD to look closely at the
details.
Steve Fehribach of A F Engineering responded that one of the scenarios used in the traffic
analysis is a hospital facility; the highest and most intense use was used in the study.
Pat Rice was concerned with the "really red brick" and the green glass. The air conditioning
units and related noise are a concern as well as the helipad and accompanying noise. Ms. Rice
had the following comments for Mr. Bottamiller Administrations change, situations change,
decisions change, and ultimately, plans need to come before the Commission and City Council.
The Plan Commission is where the citizenry needs to be getting their information and it would
help in making re- location decisions and looking at potential plans for a certain area.
Dan Dutcher encouraged the Committee to look carefully at conserving the woods. Mr. Dutcher
pointed out a reference in the information materials to trails and asked the Committee to explore
this in greater detail.
Marilyn Anderson then closed the Public Hearing but explained that there would be an
opportunity for additional public input at the Committee level.
Docket Nos. 29 -03 Z and 30 -03 DP /ADLS, Clarian North Hospital PUD were referred to
Subdivision Committee for further review on March 25, 2003 at 6:00 PM in the Caucus Rooms
of City Hall.
5h. Docket No. 32 -03 Z; 11300 Block of North Michigan Road (B -2 Rezone)
The petitioner seeks to rezone a Parcel from S -1 Residential to B -2 /Business. The
14.826 acre site is located along the east side of Michigan Road 1 /2 mile north of
106 Street.
Filed by Steve Pittman of Pittman Partners.
6h. Docket No. 33 -03 Z; 11300 Block of North Michigan Road (R -4 Rezone)
The petitioner seeks to rezone a Parcel from S -1 Residential to R -4 /Residential.
The 20 acre site is located along the east side of Michigan Road 1 /2 mile north of
106 Street.
Filed by Steve Pittman of Pittman Partners.
Note: Items 5h and 6h were heard together.
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Steve Pittman, 11530 N. Michigan Road, Carmel, and Neal Smith of Pittman Partners appeared
before the Commission representing the applicant. John Levinson of Levi Investment Real
Estate; Gary Murray of Paul I. Cripe Engineering; and Craig Glazier of Contexts Land Planning
and Landscape Architecture were also in attendance.
The subject property is located along the east side of Michigan Road,' /2 mile north of 106
Street. The property is north of and adjacent to vacant property zoned B -2 and residential
property zoned S -1, developed into a residential property known as "The Westons." The
property is south of and adjacent to property zoned B -3 currently known as Altum Gardens and a
residential estate zoned S -1; and west of and adjacent to property zoned S -1, also part of the
development known as "The Westons."
Weston Point is owned by the Ford Pennington families and is the same site where a previous
rezone application occurred known as Town Centre West. Weston Point is irregular in shape.
The west property line consists of approximately 758 linear feet adjacent to US 421; the southern
property line consists of approximately 2,031 linear feet, the first 800 linear feet are included in
the property being requested for rezone to B -2. The remaining 1,231 linear feet is a part of the
property being requested for rezone to R -4.
The southern property line is adjacent to 467 linear feet of undeveloped property zoned B -2 and
the remaining 1,564 linear feet is adjacent to developed property known as The Westons, zoned
S -1. The residential portion of Weston Point is adjacent to an existing stub street called Monitor
Lane. The eastern property line consists of 665 linear feet, heavily wooded and adjacent to a few
houses in The Westons. The Westons Subdivision is along a portion of the southern border and
the entire eastern border and is a very nice, production neighborhood developed by the Estridge
Group in the mid 1990's. The homes on the southern border mostly represent the 400 series
homes; the eastern border represents 600 series homes. The Westons represents the last
neighborhood to be developed under the "Cluster" option.
The northern property line consists of 2,494 linear feet, approximately 1,200 of which are
adjacent to Altum Gardens or properties zoned B -3. The remaining 240 linear feet is adjacent to
property zoned S -1 and owned by the Fehsenfeld family.
The Michigan Road corridor is a very vibrant corridor, with significant road improvements in the
works. Seen in the distance are I -465; 96 Street; the Boone County /Hamilton County lines; and
the Marion County line. Moving north on the east side of US 421, there is a large parcel of land
controlled by Duke Realty zoned B -3 and adjacent to a residential neighborhood known as
Spring Arbor, the Super Target adjacent to Ahsbrooke Subdivision, Carmel Center West, the
Weston Shopes, and Marsh. On the west side of 421 can be seen Mayflower Park, Pearson Ford,
and vacant property on the southwest corner of 106 and 421. Farther north on the west side of
421, the REI/Browning Properties and the new multi family project, The Reserve at Williams
Run are visible.
The 421 Overlay generally requires architectural styles that are Italianette, Georgian, Federal,
and Greek Revival. The intention of the Overlay is to vary from the hodge- podge" that was
developed along US 421 prior to the implementation of the Overlay District. The intent is to
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help provide a special "sense of place" that will increase property values, protect real estate
investments, spur commercial activities, and attract new businesses.
On the east side of 421, the zoning classifications range from B -2, B -3, and B -5. The Duke
property is zoned B -3 and B -2, and has the depth of approximately 1,700 feet from Michigan
Road 421. At 106 Street, the zoning is B -3 and B -5; just north of 106 Street, the B -2 zoning
designation has a depth of 840 feet. The proposed depth of B -2 at Weston Point is
approximately 800 feet adjacent to property on the north zoned B -3.
The site has access to water and sewer, and drainage is either adequately in place or planned as a
part of this development. Weston Pointe is divided into three areas. The front area contemplates
14.826 acres zoned B -2. Architectural styles and requirements would meet the requirements of
the Michigan Road Overlay Zone. As yet, there are no specific users in mind, however, a
building has been designed by Scott Perkins that would accommodate office or medical use that
would meet the requirements of the Overlay Zone. This particular building is Georgian in style
and would incorporate well with the residential townhomes and formal round -about proposed on
the residential property. The B -2 zone portion of the property could accommodate up to 150,000
square feet of commercial use.
The proposed plan contemplates an entry on the south end of the property. A divided entry
boulevard with streetlights and street trees is anticipated. Right -of -way will be provided for the
neighbor to the south to tie into the entry boulevard. The traffic engineer for the site is
recommending a traffic light at the entry and this would accommodate and benefit most of the
properties across the street and to the south. The entry is proposed at this time and could move
to the north side of the property. The applicant will continue to work with Carmel and INDOT
to determine the best location for the entryway.
Farther to the east, the property transitions from commercial to residential. A formal design or
neo- traditional layout is being proposed that will provide significant open space utilizing natural
areas to the east, village greens, landscape courtyards, and perimeter greenbelt buffers. The
product proposed for construction could be a three -story townhome or a two -story townhome in
all areas except for the southern boundary and the eastern boundary. This product would be a
"For Sale" product with each unit owning the land beneath it. There would be a minimum of
150 feet of setback and tree preservation on the east end of the property. One option is to
provide a two -story product on the perimeter and three -story in the center, or two -story
throughout. The south property line will be buffered with a six -foot, shadowbox fence and
significant landscaping. The landscaping could be standard ball and burlap with variety or a
larger tree transplanted material. The south property has a connecting street or stub into the
proposed development. The neighbors' preference is that we do not connect into the property
and the applicant will be guided by Carmel or Hamilton County Highway preference. The north
property line is an area targeted for tree preservation and adjacent to open fields; the townhome
area would match -up with the neighborhood to the north that has significant wooded areas.
At this time, the applicant continues to have dialogue with Fred Fehsenfeld, property owner to
the north. The height of the buildings-2-stories to the north —may be limited due to sight lines.
Carmel has requested right -of -way be provided for future connection into the Fehsenfeld
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property if it were ever developed, and the applicant is willing to do that. No streetlights will be
provided in the R -4 area in order to respond to neighbors concerns regarding lighting. All
lighting will be limited to the front porch and the garage door area. The applicant has agreed to
use brick and hardy plank in construction materialsno vinyl will be used on any of the
buildings. In addition, variations will be used on the front of the homes.
The community concept provides for a maintenance free lifestyle with all grounds, homesites,
and common areas to be maintained by the Homeowners Association. The residential portion of
this development will adhere to the requirements of the Residential Open Space Ordinance
utilizing the R -4 zoning classification. This plan preserves and protects the natural features of
the site, provides a better living environment through an alternate and efficient utilization of
land, and provides for ingenuity and originality in site design and product offering. In addition,
the proposed covenants and restrictions create a unique community to an under served need in
this area. The applicant has worked closely with the adjacent neighborhood by inviting the
neighbors to meetings and also placing signs at the entryways as notice of the meetings.
Commitments have been drafted and are in recordable form should this project go forward. The
commitments are as follows: There will be no streetlights in the R -4 zoned portion of the
property, per the request of the homeowners in The Westons. The units will be "For Sale" and
will have their own deeded lot. The three -story product will not have any vinyl; the applicant
reserves the right to have brick and vinyl on the two -story product and the vinyl would match -up
with the quality and color of the existing vinyl on the rear of the homes in The Westons. The
southern property line will contain a building setback/greenbelt buffer of 30 feet. A 6 -foot
shadow -box fence will be provided on the property line where The Westons and Weston Point
are adjacent. The shadow -box fence will not be built in the area where Monitor Lane stubs into
Weston Point. The 30 -foot setback/greenbelt buffer will contain an acceptable landscape plan
that will include significant plantings of trees, both balled and burlap, and larger trees that would
be transplanted.
The east property line will have a minimum of 150 -foot setback from The Weston Park homes.
The site will consist of homes that are either all two stories or a combination of three -story
townhomes and two -story plans. The eastern portion of the site will remain wooded. In
addition, per the request of several homeowners in The Westons, there will be no walking paths
or other amenities placed in the wooded area.
The portion of the B -2 zoned property that is adjacent to The Westons will have a minimum
building setback of 100 feet. The Overlay Zone requires a setback two times the height of the
building. Monitor Lane will only connect into Weston Point if required by the City of Carmel
and the Hamilton County Highway Department. The developer is willing to provide pavers and
an emergency gate in lieu of a connecting street at the request of the homeowners of The
Westons. However, pedestrian access will be provided between the neighborhoods.
The R -4 property will conform to the requirements of the Residential Open Space Ordinance and
the B -2 property will conform with the 421 Michigan Road Overlay Zone and will not exceed
150,000 square feet of buildings.
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Members of the public were invited to speak in favor of the petitions; the following appeared:
Remonstrance: Favorable /Organized
Dan Patton, 10742 Putnam Place, Carmel, president of The Westons Homeowners Association,
stated the intent of the Association to work with the developer. The HOA has had several
meetings with Pittman Partners and has a copy of the commitments for a 2 -story product along
the perimeter, also lighting commitments, fencing and buffering abutting the adjacent, residential
property.
Remonstrance: Favorable /Individual
James Lipe, 3824 VanGuard Circle, Carmel said Mr. Pittman and the current proposal address
most all of his concerns. The one additional issue is the connection to Monitor Lane.
Remonstrance: Neither For Nor Against
Fred Fehsenfeld, 4415 West 116 Street, property owner to the north, was unsure if he was in
favor. Mr. Fehsenfeld is concerned with the height of the buildings, lighting, and fencing/
screening. Mr. Fehsenfeld is aware of Steve Pittman's reputation as a developer, has met with
Steve Pittman and is confidant they can work through whatever issues are outstanding. Mr.
Fehsenfeld would like for the public hearing to remain open and would like to see the project
approved in a surrounding neighbor, user friendly basis.
Greg Zubek, attorney with Whitham, Henbestreit Zubek, 151 North Delaware Street,
Indianapolis, appeared before the Commission representing Mr. Fehsenfeld's family members.
Mr. Zubek said he had reviewed the file last week while Fred Fehsenfeld was out of town. Mr.
Zubek was in agreement with leaving the public hearing open and asked that this be done.
Department Comments, Jon Dobisiewicz. Most issues regarding setbacks have already been
outlined in the Department Report. There will be changes in the development as it is more
clearly defined and it is wise to leave the public hearing open for additional public input. There
are some issues still in flux. Traffic reports should be submitted to all Plan Commission
members, a representative of The Westons HOA, and copies for the file for public review. One
of the issues is the location of a traffic signal and how it would interface with existing US 421.
Currently, there is a street on the west side of 421 identified as Bennett Parkway and as an
easement adjacent to the Lutheran Church along the corridor. That particular drive does not
align with this site; it does align with Altum Gardens. At this point, Altum has said they are not
interested in providing access to the property to the south and this street may be aligned. The
other alternative is to provide the street within the proposed development as close to the north
property line as possible. The signal would then be at the corner of two intersecting streets as
opposed to a signal in front of a shopping center. Where the signal is placed should have the
greatest amount of utility. The Department would like to see a roadway connect 116 Street to
US 421 at the signal and that is not readily identified in the plan submitted by the petitioner. In
essence, the Dept. would like to see a hierarchy of roadway systems and connectivity between
neighborhoods and not diminish the potential for traffic to have as many opportunities to
disperse as possible.
Note: The public hearing remains open on this item.
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Comments from Commission Members:
Wayne Haney asked if any of the three -story townhomes had enclosed parking. Mr. Pittman
responded whether there are two- stories or three stories, there will be enclosed parking.
Pat Rice was complimentary of Pittman Partners in working with the adjacent neighbors and
resolving issues before appearing at the Plan Commission.
Maureen Pearson asked for clarification on Altura's position. Jon Dobosiewicz said information
had been provided to him that Altum's was not interested in providing a location for a traffic
signal.
Steve Pittman provided a letter to the Department from Altum's stating that they are not
interested in participating in the location for a traffic signal or improvements to their entryway.
Docket Nos. 32 -03 Z and 33 -03 Z, 11300 Block of North Michigan Road, B -2 and R -4
Rezone, were forwarded to the Subdivision Committee for further review on Thursday, April 3,
2003 at 7:00 PM in the Caucus Rooms of City Hall.
The meeting then recessed for a short time. Leo Dierckman and Wayne Haney left during the
recess and did not return to the meeting.
li. Docket No. 01 -03 DP /ADLS; West Carmel Center, Block B
The Goddard School
The applicant seeks approval to construct a day care preschool. The site is
located on the east side of Commerce Drive just north of Carwinion Way. The
site is zoned B -5 (Business) and is subject to the Michigan Road Corridor
Overlay Zone by commitment.
Filed by James Peck of Civil Designs, LLP for The Goddard School.
2i. Docket No. 04 -03 CA; West Carmel Center, Block B
The Goddard School (Commitment Amendment)
The applicant seeks Commitment Amendment approval to allow a day care
preschool use on the subject real estate. The site is located on the east side of
Commerce Drive just north of Carwinion Way. The site is zoned B -5 (Business)
and is subject to the Michigan Road Corridor Overlay Zone requirements by
commitment.
Filed by James Peck of Civil Designs, LLP for The Goddard School.
Jim Peck of Civil Designs, 2415 Directors Row, Suite E, Indianapolis appeared before the
Commission representing the petitioner. Also in attendance: Doug McCloud of Aspen Gold,
developer, Columbus, Ohio, and Russ Wurster of 421 Realty Group, representing property
owner.
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The petitioner is going before the Board of Zoning Appeals for a variance from the parking
requirement of 32 spaces to 29 spaces. There was also a concern regarding access to the multi-
use path from the building. There was a possibility of mounding on the south side of the
property adjacent to Panhandle Eastern Pipeline, however, Panhandle Eastern will not allow that.
The wall pack lighting is not desirable and this type of lighting will not be used. There was also
concern expressed by the neighbors with the 4 -foot fence.
In working with the Committee, the playground area has been shifted and parking is provided
against the building. Adjusting the site plan allowed for a 1 -2 foot mound with plantings on top.
The wall packs on the building have been eliminated. The lighting is a shoebox type, down
lighting. The fence along the residential property line has been increased to 6 feet and some
native grasses and flowering plants have been added to make the area look natural.
Ron Houck reported for the Department. There were concessions in site design made by the
applicant and the Committee's concerns have now been addressed.
Jon Dobosiewicz reported for the Department. Approval is being recommend based upon the
revised design. Action on the DP /ADLS requires approval by written findings. The formal
commitment amendment has not yet been submitted, however, Development Plan approval
would require the petitioner to submit a written commitment in recordable format.
Ron Houck moved for approval of Docket No. 04 -03 CA, West Carmel Center, Block B -The
Goddard School (Commitment Amendment) seconded by Dan Dutcher, APPROVED 10 -0.
Ron Houck moved for approval of Docket No. 01 -03 DP /ADLS, West Carmel Center, Block
B -The Goddard School, conditioned upon the revised design to accommodate 37 parking
spaces, increasing the fence to 6 feet in height, and landscaping to create a prairie effect close to
the Panhandle Pipeline (prairie grasses, wildflowers, etc.) The motion was seconded by Dan
Dutcher and APPROVED 10 -0.
3i. Docket No. 02 -03 DP /ADLS; West Carmel Center, Block B
Unique The Specialty Group
The applicant seeks approval to construct an office building. The site is located
on the east side of Commerce Drive just north of Carwinion Way. The site is
zoned B -5 (Business) and is subject to the Michigan Road Corridor Overlay Zone
requirements by commitment.
Filed by Paul G. Reis of Drewry Simmons Pitts Vornehm, LLP for Unique
The Specialty Group, Inc.
4i. Docket No. 03 -03 CA; West Carmel Center, Block B
Unique The Specialty Group (Commitment Amendment)
The applicant seeks approval to reduce the required tract size for Development
Plan consideration. The site is located on the east side of Commerce Drive just
north of Carwinion Way. The site is zoned B -5 (Business) and is subject to the
Michigan Road Corridor Overlay Zone requirements by commitment.
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Filed by Paul G. Reis of Drewry Simmons Pitts Vornehm, LLP for Unique
The Specialty Group, Inc.
Paul Reis, attorney, 5013 Buckeye Court, Carmel appeared before the Commission representing
the applicant.
The applicant met with the Special Study Committee on March 4 th and discussed five major
areas of concern that were expressed by the Plan Commission. A revised landscape plan was
submitted to vary some of the species in foundation plantings. The light pole locations have
been clarified within the parking areas —the height of the poles is 20 feet. The parking and
design will be coordinated with Phase II of the development. The dumpster detail and the
location on site were submitted. There was a concern expressed with connecting this building
with the ten -foot path that runs along Commerce Drive. As a result of the discussion regarding
access to the multi -use path, the applicant has agreed to stripe a 4 -foot pedestrian lane on the
drive so that persons from the office will be able to transverse the site safely to Commerce Drive.
Other parcels within the 421 Overlay Zone can be accessed as well.
The Committee voted 6 -0 to recommend approval of the ADLS /DP application and the
amendment to the zoning commitments that affect the property. The amendment is to allow the
Development Plan to be approved for a tract of land that is less than three acres.
Ron Houck reported for the Committee. The outstanding item was the pedestrian access and this
was agreed upon. The vote was 6 -0 to recommend approval.
Jon Dobosiewicz reported for the Department. Approval is recommended for both the DP /ADLS
and the Commitment Amendment.
Ron Houck moved for approval of Docket No. 02 -03 DP /ADLS, West Carmel Center, Block
B- Unique -The Specialty Group, seconded by Dan Dutcher, APPROVED 10 -0.
Ron Houck moved for approval of Docket No. 03 -03 CA, West Carmel Center, Block B-
Unique -The Specialty Group, Commitment Amendment. Following a second by Dan
Dutcher, the motion was APPROVED 10 -0.
5i. Docket No. 10 -03 DP /ADLS; Hazel Dell Corner, Lot 1 The Overlook
The petitioner seeks Development Plan and Architectural Design, Exterior
Lighting, Landscaping Signage approval to construct a multi tenant
commercial building. The site is located at the northwest corner of Hazel Dell
Parkway and East 131 Street. The site is zoned B -Filed by Charles D.
Frankenberger of Nelson Frankenberger for GB Hazel Dell Property, LLC.
Charles Frankenberger, 5212 Carrington Circle, Carmel, attorney with Nelson Frankenberger,
appeared before the Commission representing the applicant. Also in attendance was Tom
Crowley with Gershman Brown.
The site is located at the northwest corner of Hazel Dell Parkway and East 131 Street,
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commonly known as Lot 1 in Hazel Dell commercial Park (The Overlook.) The applicant is
requesting approval to construct a multi- tenant commercial building.
The applicant appeared before the Special Study Committee for further review. The signage is
opaque, and back -lit; the outdoor seating area will be delineated by fencing, and umbrellas on
the outdoor tables will match the building awnings.
Jon Dobosiewicz reported the Department is recommending approval of this approval. Jon
asked for confirmation that the petitioner will be appearing before the Board of Zoning Appeals
requesting an encroachment into the 30 -foot buffer yard; the petitioner responded in the
affirmative.
Pat Rice reiterated that no advertising will appear on the umbrellas as discussed at committee.
Ron Houck moved for approval of Docket No. 10 -03 DP /ADLS, Hazel Dell Corner, Lot 1
The Overlook, subject to fencing the outdoor seating area, (aluminum painted black, wrought
iron in appearance) and black umbrellas on the outdoor tables to match the awnings—no
advertising on the umbrellas.) The motion was seconded by Wayne Wilson, and APPROVED
10 -0.
lj. Docket No. 19 -03 ADLS;
Clay Terrace All Buildings Except A -4, B -19, B -22, E -1
Docket No. 20 -03 ADLS, Clay Terrace Building A -4
Docket No. 21 -03 ADLS, Clay Terrace Building B -19
Docket No. 22 -03 ADLS, Clay Terrace Building B -22
Docket No. 23 -03 ADLS, Clay Terrace Building E -1
The applicant seeks approval of five ADLS applications for the overall site and
various buildings within the Clay Terrace development. The site is located at the
southwest corner of US Highway 31 and East 146 Street.
Filed by Mark Jang of Lauth Property Group.
Paul Reis, 5013 Buckeye Court, Carmel, attorney, appeared before the Commission representing
the applicant. Also present were Joe Downs of Lauth Property Group and Jeff Gunning of
RCTL Assoc., Architects.
The site is located at the southwest corner of US 31 East 146 Street and overall, consists of
approximately 56 acres. On January 21 the Plan Commission approved the Preliminary
Development for Clay Terrace setting forth the massing of the buildings, the location
specifications for the construction of Range Line Road from US 31 to 146 Street, the parking
lot and landscape areas, and engineering issues involving drainage and utilities.
Lauth Property Group has now prepared and filed an ADLS application for the coordinated
development of the buildings along Range Line Road as well as three stand -alone buildings
within the project. There is additional real estate to the south that has not yet been finalized and
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is not being presented at this time for approval.
Lauth worked closely with the Subdivision Committee in crafting the PUD Ordinance and the
signage requirements. At that time, conceptual models were developed to illustrate the sign
provisions. Lauth and its architect have created unique signage, artistic components and logos
for this development. The proposed development consists of multi tenant buildings. In
accordance with the Ordinance, Lauth has submitted tentative facade features that includes
palettes of building materials, lighting fixtures, signage types and designs, awnings and window
treatments which will be submitted for Plan Commission approval concurrently with the ADLS
packages for the buildings.
Jeff Gunning, 10334 White Rock Place, Dallas, TX gave an overview of the design components
and site development. The desire was to create a project that exhibited a "classic, Main Street
feeling" that would appeal to tenants and would be a comfortable environment for the Carmel
community to shop and spend time in. The thought was to characterize a typical, small Indiana
town in various architectural styles. The design approach represents different time periods that
might be found in a classic, small town street. Several time periods are categorized— different
buildings relate to different time periods found in typical, small town shopping streets. For
instance, there are old cast -iron buildings in the "Soho District" in New York's restaurant and
shopping district. Some buildings presented show brick and painted steel representing the cast
iron approach. At the turn of the century, more use of brick and limestone /cast stone is shown,
traditional cornices, large -scale window openings, awnings, and these buildings are represented.
Early in the 20 Century, buildings such as the Rockefeller Center in New York are a bit more
stream -lined but still employ cast stone and masonry materials, less emphasis on the cornices at
the top and more emphasis on generous window openings for display of merchandise, awnings,
etc. More into the 20 Century, buildings are represented by the use of steel and glass, mixed in
with buildings that are brick and cast stone. Finally, into the 21 Century, buildings utilize stone
or limestone appearing materials; also more glass and more sleek appearance. The mixing and
matching of these architectural approaches make the project feel authentic and reflect the
downtown, vibrant, main street environment.
The site plan is organized around a very simple retail strategy. The trend today with the life
style oriented project is to take what might have been done in a strip center format a few years
ago and try to face the stores into each other and create a real street environment. The project is
really organized around stores that face Range Line Road and stores that face some cross streets.
There are three anchor tenants and a series of one and two -level buildings that make up the rest
of the project.
The primary frontage is along Range Line Road, however, a portion of the view is from
Highway 31 and though that is technically the back of the retail buildings, those facades will be
animated with changes in materials, changes in plane, graphic design, landscape, etc. The back
of the buildings will have far more detail than is normally seen. The view along 146 Street was
also shown—primary frontage for some of the retail shops within Clay Terrace. The buildings
will have a lasting and timeless quality.
Jon Dobosiewicz reported for the Department. A copy of the letter sent to the petitioner was
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attached to the Department Report. The letter outlined the Department's comments regarding
the different building segments proposed. The "back of the buildings," specifically regarding
buildings B -19 and B -22, need to have additional efforts made so they avoid the "Box"
appearance. All four sides of the buildings need to be treated with some articulation and
definition in appearance that the Plan Commission has come to expect from other developments
within the corridor. The Department is recommending this item proceed to Committee on March
25, 2003.
Comments from Plan Commission Members:
Dianna Knoll asked if there were entrances from the rear of the buildings. Also, the Agenda for
the 25 will be long because of the items. Perhaps members could attend earlier in the evening.
Jeff Gunning responded that typically, there would not be entrances from the rear, only in an
isolated case.
Ron Houck suggested that a finite period of time be specified to deal with Clay Terrace, since
the mining Ordinance was also to be reviewed the evening of the 25 Mr. Houck requested that
the Committee members be furnished with a copy of the PUD Ordinance in order to determine
how the proposal fits in with the Ordinance.
Marilyn Anderson commented that retail stores would have deliveries at the rear of their store,
and the Committee should look at that aspect of the design, especially since this will be visible
from US 31.
Nick Kestner asked if the applicant could develop some sort of bicycle /pedestrian routing so that
the project would be more bicycle /pedestrian friendly.
After further discussion, it was determined that the Committee would review Clay Terrace at
6:00 PM, subject to a quorum, prior to the Mineral Extraction Ordinance.
Docket No. 19 -03 ADLS, Clay Terrace All Buildings Except A -4, B -19, B -22, E -1, was
referred to the Special Study Committee for further review at 6:00 PM on March 25, 2003 in the
Caucus Rooms of City Hall.
2j. Docket No. 37 -03 ADLS; Ritz Charles Accessory Building
The applicant seeks approval to construct an 8,000 square foot accessory
building. The site is located at 12156 North Meridian Street. The site is zoned B-
6 /Business and is within the US 31 Overlay Zone.
Filed by E. Davis Coots of Coots, Henke Wheeler for Ritz Charles.
Chuck Lazarra, 12935 Brighton Court, Carmel 46032 appeared before the Commission
representing the applicant.
Approval is being requested to construct an 8,000 square -foot Accessory Building located at
12156 North Meridian Street, within the US 31 Overlay Zone. Mr. Lazarra gave a brief history
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since his initial appearance before the Plan Commission almost 19 years ago for the construction
of the Ritz Charles. Even though the Ritz Charles met the parking requirement, it was not
adequate to handle the tremendous use the facility was experiencing. Consequently, two, 2'/2
acre parcels were purchased in 1989 along with the property directly to the south. In the late
1990's Mr. Lazarra expanded the facility. In 1995, the auxiliary building was added.
Ritz Charles has become an important part of the community mix. Currently, there are more
facilities that have been built that provide pressure for the Ritz Charles to compete. Banquet
facilities such as Oak Hill Mansion, The Fountains, The Bridgewater Club in Westfield, and
Sheraton, etc. have kept the Ritz Charles "on the cutting edge." In order for the Ritz Charles to
be competitive and to ensure its success for the next 20 years, the facility needs to be expanded
and additional services need to be offered.
After discussions with the Department, Mr. Lazarra is consolidating the parcel owned originally,
the two parcels that are the parking lot, and the 1.2 -acre parcel to the south into one entire parcel
rather than four. The plans are to build an accessory building that will be used as a meeting
house and accessory use. The Ritz Charles hosts wedding receptions, and 50% of its business is
seminars and business related functions. The Ritz Charles is losing business to bigger facilities,
often in Marion County, and it is important that the Ritz Charles be able to provide the necessary
facility in order to be competitive.
Mr. Lazarra displayed an architectural rendering of the proposed accessory building. The front
of the accessory building will have the pillars and look exactly like the portico on the Ritz
Charles. Currently, there are wedding ceremonies in the banquet rooms and then they are moved
to another room for the reception; this results in the loss of a banquet room for another function
the same day. This current proposal is important to the Ritz Charles and important to the
community to remain a viable part of the community and be competitive. There will be no
additional lighting or signage required—it is already in place. The really big question is the
extension of Illinois Street and how that will affect the Ritz Charles parking lot.
Department Report, Jon Dobosiewicz. This project will take place in two phases. If the Special
Study Committee can work with the petitioner and come up with a building design that is
amenable on both sides, the petitioner will file a formal Development Plan Amendment as well
as produce Engineer plans for landscaping, site drainage, and other necessary improvements.
This item would then return to the Plan Commission as a public hearing item.
Docket No. 37 -03 ADLS, Ritz Charles Accessory Building was referred to the Special Study
Committee for further review on April 03, 2003 at 7:00 PM in the Caucus Rooms of City Hall.
Legal Counsel Report, John Molitor reported that the proposed Amendment to the Rules of
Procedure, Article IX, Section 5, was reviewed by the Executive Committee earlier this evening.
The Amendment will be eligible for voting and adoption at the next regular meeting of the Plan
Commission.
There being no further business to come before the Commission, the meeting was adjourned at
10:55 PM.
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Ramona Hancock, Secretary
Marilyn Anderson, Vice President
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