Loading...
HomeMy WebLinkAboutMinutes PC 11-28-95 CARMEL/CLAY PLAN COMMISSION CARMEUCLAY NOVEMBER 28, 1995 PLAN COMMISSION/BZA UNOFFICIAL MINUTES The meeting was called to order at approximately 7:00 PM by the President with the Pledge of Allegiance in Council Chambers, One Civic Square, Carmel, Indiana. Members present were as follows: Dave Cremeans; Jay Dorman; Judy Hagan; Ron Houck; Jeff Kennelly; Dick Klar; Alan Klineman; Barbara Myers; Jeanne Reid; Luci Snyder; Paul Spranger; and Tom Thompson. A quorum was declared. Members of the Department of Community Development present were Mike Hollibaugh; Terry Jones; and Mark Monroe. City Attorney Gordon Byers was also present. Dick Klar moved for approval of the minutes of the previous meeting; seconded by Tom Thompson, MOTION APPROVED. H. PUBLIC HEARING: lh. Commission to consider Docket No. 92-95 Z, a Rezone application for Leeper Electric Service, Inc. Petitioner seeks to rezone 4.066 acres of land from S-2/Residential to B- 2/Business. The site is located at the northeast corner of U.S. 31 and 131st Street. Filed by James Nelson of Nelson and Frankenberger. James Nelson, 3663 Brumley Way, Carmel, appeared before the Commission representing Robert Leeper. Mr. Leeper is seeking a rezone of the property and approval for the construction of a retail lighting business known as Indy Lighting, and other residential and commercial decorating businesses. The Plans for the use of the real estate as a decorating center require that it be rezoned from the current classification of S-2/Residential to the B- 2/Business classification. Mr. Nelson displayed an aerial photograph of the real estate; a conceptual site plan; and a architectural rendering of the style and design of the proposed building. Mr. Nelson stated that if the City Council approves the Rezone classification, the petitioner would return to the Plan Commission with detailed plans for ADLS and Development Plan review. The real estate is located north of and adjacent to 131st Street, (also north of Summer Trace retirement center); east of and adjacent to U.S. 31; west of and adjacent to the St. Christopher Episcopal Church. The property is currently owned by DePauw University and Earlham College. The 4.066 acre parcel was previously a part of a larger tract of land owned by the Hargitt family, consisting of 160 acres, and primarily located west of U.S. 31. The 4.066 acre parcel was separated from the larger tract in the early 1970's at the time the right-of-way was 1 f acquired for U.S. 31. The permitted uses in B-2 are consistent with retail uses; the B-2 classification with respect to purpose and permitted uses is consistent with the Recommended Land Use under the Comprehensive Plan as being regional/commercial office; and the B-2 classification is common to the area. It is the petitioner's belief that this request is appropriate with the area today and what is planned, and that the real estate is not appropriate for the manner in which it is zoned today, S-2/Residence District. The conceptual plan has been reviewed by the Technical Advisory Committee. There is a single point of ingress/egress to the 28,200 square foot building located midway between the east property line and the right-of-way of U.S. 31. The building is rectangular in shape and the front is oriented to U.S. 31. Parking has been placed on the east, north, and west sides of the building. The building has been set back 100 feet from the east property line which abuts the St. Christopher Episcopal Church. In the event Pennsylvania Street should ever extend northward, the placement of the building would accommodate the extension. The building is intended to be contemporary in style and design, and would be compatible with standards established by the Overlay Zone. If the parcel is rezoned, the petitioner will return to the Plan Commission with final, detailed plans. In reviewing the B-2 classification and the list of permitted uses, the petitioner has executed a set of commitments providing for the exclusion of certain uses deemed inappropriate by the petitioner; a copy of the permitted uses and commitments is attached hereto. Members of the public were invited to speak in favor of the proposed project; none appeared. Members of the public were invited to speak in opposition; the following appeared: Thomas Poyser, 4936 Regency Place, Carmel, appeared before the Commission as a member of St. Christopher's Episcopal Church and a member of the Vestry (elected ruling body) of the Church. Mr. Poyser represented the Church in requesting an expansion of the Church's facilities to include a columbarium which required a Special Use Permit and a Variance from the U.S. 31 Overlay requirements. The Church had anticipated a change in zoning in the surrounding area, but was confident that the Board of Zoning Appeals and Plan Commission would closely scrutinize the situation. The Church is primarily concerned about the aesthetics of a strip mall at the entrance/exit of the U.S. 31 corridor; it is also felt that there is very little control as to the types of businesses in the proposed design center. It is also believed that a change in the zoning would establish a precedent for the entire Meridian corridor area; the Church is opposed to the project. Anthony F. Andres, 817 Alwyne Road, Carmel, Rector of St. Christopher's Episcopal Church, appeared before the Commission in opposition to the proposed rezoning. Father Andres asked that the Commission keep alive the vision of stewardship of the Church which does not demean but rather elevates the property. It was Father Andres' position that the Overlay Zone 2 Requirements were established to provide positive vision for the City, and a change in the zoning would establish a precedent which would be carried far beyond the small parcel in question. The public hearing was then closed. Mr. Nelson felt that comments from the pubic were opinions regarding the appropriateness of the proposal. Mr. Nelson thought it was important to avoid characterizing the use of the real estate as a strip mall; the elevations shown presented a substantial structure, backed by a lot of thought and money. The intention is that the building would be a decorating center whose major tenant is Indy Lighting; and that there will be two other tenants, both of whom would be somewhat related to the commercial/residential decorating business such as carpet, wallpaper, etc. Jeanne Reid commented about existing retail space at 131st and Meridian Streets, presently vacant, which had also been a decorative center. Mrs. Reid was concerned about rezoning to retail when existing area which is already zoned retail goes unoccupied and becomes an eyesore to the community. Ron Houck asked about a listing of permitted uses for the area. Jim Nelson responded that the building at 131st and Meridian had some problems which were financial in nature; such is not the case with this petitioner. The parcels to the immediate south, between Leeper and 126th Street on both the east and west side of U.S. 31, are also zoned B-2. It is the petitioner's immediate intention that the building would be a home for Indy Lighting as well as other decorating businesses; should it not continue as such, the petitioner would like the flexibility to convert the building to a use that would be appropriate. Mr. Nelson undertook to furnish the Commission members with a list of permitted uses. Paul Spranger pointed out that there was a five acre minimum in the Overlay Zone and since the property is under the minimum acreage requirement, Mr. Spranger was puzzled as to why there was no request for a variance. Mr. Spranger stated that he had real questions with the small parcel and parking area, and the fact that trucks have no room to dock and unload to service the retail area. Jim Nelson explained that the 4.066 parcel was severed from the "mother" parcel for the construction of U.S. 31 in 1971. The 4.066 parcel was grandfathered at the time the U.S. 31 Overlay Zone was adopted in 1980 and therefore exempt from the five acre requirement. Docket No. 92-95 Z, Rezone application for Leeper Electric Service, Inc. was referred to Special Study Committee which will meet December 5th at 7:00 in the Caucus Rooms of City Hall. 3 • r 2h. Commission to consider Docket No. 93-95 PV, a Plat Vacation application for William Pace. Petitioner seeks approval to vacate a portion of the plat known as College Hills, (lots 17, 18, and 19) that is the site of the proposed IU Health Care Facility. The site is located on the east side of College Avenue, just south of the I-465 Overpass. The site is zoned B-3/Business. Filed by Wright and Associates. Ron Wright and Dave Schmitts of Wright and Associates appeared before the Commission on behalf of the petitioner. Kurt Cupler, practice manager for I.U. Health Care, and Jim Teske, Commercial Investment Realty, were also in attendance. The petitioner is requesting the vacation of certain covenants that were filed in 1928 as part of the College Hills Subdivision and attached to lots 17, 18 and 19. The original right-of-way for College Avenue and a right-of-way set aside for a railroad which did not eventuate, were vacated several years ago in favor of the current right-of-way for College Avenue; however, a setback line recorded with the plat was left in place. The petitioner is asking that the setback line be vacated. Mr. Wright stated that the character of the area has significantly changed with the interstate, a commercial park, and an office park. Carmel's Comprehensive Plan allows the entire area, including the subject property, to be zoned B-3/Business. Mr. Wright commented that it was in the best interests of the citizenry that these matters be vacated; however, it was felt that it was in the best interest of the public not to vacate the utility easement along the backside of the property, especially since it is planned to be utilized. The petitioner is requesting all other matters in the covenants be vacated. It is believed that there will be no negative impact on surrounding properties with the construction of a 20,000 square foot, two story building which will be a delivery system for primary medical care. Mr. Wright advised the Commission that the prior evening, the petitioner had received Board of Zoning Appeals unanimous approval for a special use permit. Members of the public were asked to speak in favor of the proposal; no one appeared. Members of the public were asked to speak in opposition to the proposed project; the following appeared: Charles Mathis, 9618 North Carrollton Avenue, stated that he was not completely against the proposal, but did have some reservations about the building and how it will affect surrounding property values; the aesthetics of the rear of the building, i.e. trash pickup; drainage of the lot; the fence which currently divides the property line; lighting to the rear of the building for security purposes; and a landscape buffer which was mentioned at the Board of Zoning Appeals meeting. The public hearing was then closed. Mr. Wright stated that currently, there are drainage problems in the area and the petitioner has talked with County Surveyor, Kent Ward, and the proposed plan takes the current situation 4 I into account and the drainage situation should be resolved by way of a dry detention basin. The petitioner has provided for a significant buffer to the east of pine and other trees, and considerable landscaping to the rear of the property as well as the front. Judy Hagan asked about the approval from the BZA and whether it was for site plan or use only. Mark Monroe of the Department responded that the project had been reviewed by the Technical Advisory Committee for site development as well as vacation of the plat. The Board of Zoning Appeals approved the use and landscaping, lighting, the building itself. It was Alan Klineman's understanding that the Board of Zoning Appeals had approved the Use only and not a site plan; Mr. Klineman strenuously objected to the orientation of the building, and felt that the building should be squared on the lot and a buffer provided to the rear. The parking requirements were reviewed and it was determined that the petitioner exceeds the requirement. Ron Wright stated that at the BZA meeting, the petitioner had gone into photometrics, drainage, landscaping, lighting, appearance of the building, all aspects of review, and it was his opinion that the petitioner had received approval of the site plan according to the process as it was perceived. Mrs. Reid also stated concern with the design, in that no detail was submitted, no drawing of the building. The petitioner submitted photographs of existing buildings in other areas such as shopping centers, but no detail for an independent building such as the one proposed. As a point of clarification, Gordon Byers stated that the Board of Zoning Appeals had a special use review, with 25 items of criteria. Specifically, the Board of Zoning Appeals approved the use and the plan with respect to the layout. The issue before the Commission is the removal of division of the real estate in the 1928 Plat and the restrictions. Gordon Byers commented that one finding of fact issue might be negative impairment to the balance of the plat. The sole, simple issue is whether or not the Commission should remove the plat restrictions. The current zone district is B-3. Dick Klar spoke for the Board of Zoning Appeals and said that there was no indication that the building was being approved at its meeting of the previous evening, and that the members assumed the project had to come before the Plan Commission for Developmental Standards review. Gordon Byers commented that the petitioner is desirous of cleaning up the use of the real estate and suggested that the Commission send the Docket to committee at this time. Mr. Byers suggested that if the Plan Commission so desired, new buildings proposed for 5 construction could be required for ADLS and Development Plan Review; this could be accomplished by a simple text amendment to the zone ordinance. At the request of the Plan Commission, the petitioner agreed to submit to ADLS review; Docket No. 93-95 PV, a Plat Vacation application for William Pace, was then referred to the Subdivision Committee which will meet December 5th at 7:00 PM. 3h. Commission to consider Docket No. 94-95 PP, a Primary Plat application for the Keen Subdivision. Petitioner seeks approval to plat 8 lots on 2.9 acres. The site is located east of Guilford Road and south of the Wilson Village Subdivision. The site is zoned R-2/ Residential. Filed by Mike Keen. Mike Keen, 5004 Wintergreen Lane, Carmel, and Stan Neal of Weihe Engineers, Indianapolis, appeared before the Commission seeking Primary Plat approval to plat 8 single family homes on 2.9 acres, located east of Guilford Road, south of the Wilson Village Subdivision. The site is currently zoned R-2/Residential which allows a minimum of 900 square foot, one story homes and 1100 square foot two story homes. The petitioner is providing City Utilities, sidewalks, and two, one and one-half inch caliper trees per lot. The proposed development has been reviewed by Technical Advisory Committee and the petitioner reports no unresolved matters. Members of the public were invited to speak in favor of the proposed project; none appeared. Members of the public were invited to speak in opposition to the proposed project; the following appeared: Edward Kniffin, 755 College Way, Carmel, stated that he did not have any particular objections at this time; however, Mr. Kniffin did express concern regarding ground drainage because the property is low. Mr. Kniffin stated that the spring and fall can be especially problem times for drainage in the area. Mr. Kniffin also expressed concern with the size of the proposed homes as they compare to existing home sizes in the area, and the economic effect on current property values. Warren Helm, 512 Oak Drive, abutting the east property line of the proposed development, expressed major concern regarding the drainage. Mr. Helm stated that the developer had taken out the trees on the property and had interfered with the normal drainage built in by nature. The developer had agreed to alleviate part of the drainage, but not all. Elizabeth Hurlbut, 845 College Way, Carmel, commented that the proposed development was a total surprise when notice was received. Mrs. Hurlbut also expressed concern with drainage and agreed that drainage is a huge problem. Mrs. Hurlbut also questioned the access road from Guilford. 6 D. Dwayne Repass, 11608 Lake Circle, Fishers, 46038 appeared before the Commission representing Indiana Ministries of the Church of God, 531 South Guilford. Mr. Repass stated that he had no advance notice of the proposed development, other than the meeting this evening. Mr. Repass wondered if the proposed development was in any way connected with a home presently under construction off the Guilford entrance, and asked the width of the proposed entrance. Concern was also voiced regarding the size of the dwellings in the proposed development and that the size was not in keeping with those homes currently in the area. Mr. Repass agreed with prior statements regarding drainage, and acknowledged that it is a problem in the area. The public hearing was then closed. Mr. Keen responded that he is presently remodeling an old house in Wilson Village, and that the house under construction is a "spec" home being built by him. It is Mr. Keen's intention to build homes that are from 1,500 to 2,000 square feet, and most homes will be larger than those presently in the area. Mr. Keen stated that proper notice had been given to property owners in the area, according to the law. Stan Neal responded that the street width is 26 feet, standard width for cul-de-sacs in Carmel, the right-of-way width is 50 feet. The storm drainage will operate through backyard swales into the dry detention area, and that no water from the proposed parcel will run to the south. The petitioner is proposing a dry detention area. The petitioner is guided by the requirements of the drainage rules; they cannot flood the system. Luci Snyder read a letter into the record from Harry and Jan Hope, residents of the Wilson Village Subdivision, which stated opposition to the project by reason of drainage; the fact that the Keen property has not been properly maintained for three years in respect to keeping the drains cleaned out; and concern regarding whether or not the planning, style and design of the homes will blend comfortably with the surrounding neighborhoods. Mr. Keen stated that he is trying to clean up the drainage problems; maintenance was not a priority with the previous owner of the property. Jeff Kennelly asked about the storm sewer in the area, whose responsibility it was to keep it clear, and written evidence in support of responsibility. Mark Monroe stated that the Department had visited the site. There is an established drainage easement along the property line; however, there have been some adjustments made to the elevation and structures have been built in the easement by various property owners. Mr. Monroe stated that it was difficult to have each property owner maintain the easement unless it is done for the entire subdivision. Jeanne Reid referred to John South's recommendation made at the Technical Advisory Committee meeting regarding adding sub-drainage to each and every lot; the petitioner 7 confirmed his willingness to comply--basements should not be a problem. Tom Thompson asked about the distance between the entry and the first house to the north of the new road; Stan Neal responded that the distance from the north property line to the south right-of-way line is 50 feet. Docket No. 94-95 PP, a Primary Plat application for the Keen Subdivision was referred to Subdivision Committee which will meet December 5 at 7:00 PM. 4h. Commission to consider Docket No. 95-95 PP, a Primary Plat application for Tudor Commons. Petitioner seeks approval to plat 24 lots on 12 acres. Petitioner also seeks approval of a variance of section 6.3.22 of the Subdivision Regulations to reduce the length of the decel lane. The site is located east of Rohrer Road and north of U.S. 31. Site is zoned R- 1/Residential. Filed by Craig Sharpe. Stan Neal of Weihe Engineers, Indianapolis, appeared before the Commission representing the applicant. Craig Sharpe was also present. Approval is being sought to plat 24 lots on 12 acres. The petitioner was granted approval from the Carmel/Clay Board of Zoning Appeals the previous evening for a variance from the requirements of the U.S. 31 Overlay Zone. The site will be served by Carmel sewers and Hamilton Western water. The existing pond on the property will be utilized for retention. The variance for the decel lane will reduce the amount of taper needed in order to maintain the side ditch drainage. There are sidewalks throughout the development. The pavement widths are 30 feet, 26 feet on the cul-de-sacs. Members of the public were invited to speak in favor or opposition to the proposed project; none appeared and the public hearing was closed. Jeanne Reid asked about the location of access to the Monon and how it will be maintained. Stan Neal responded that the access is adjacent to lot 6, by a grass walkway. Craig Sharpe, 5184 Carrington Circle stated that the common area will be utilized by all residents of the development; perhaps a small fishing dock could be installed at the corner of the pond for the benefit of those residents who are not directly on the pond. Docket No. 95-95 PP, a Primary Plat application for Tudor Commons was referred to Subdivision Committee which will meet December 5, 1995 at 7:00 PM. 8 _ I. OLD BUSINESS: li. Commission to consider Docket No. 83-95 O.A., Section 25.14, Premises Identification, a proposed amendment to the current Carmel/Clay Zoning Ordinance. Filed by Carmel City Council. Tom Thompson, chairman of the Special Study Committee, reported that his committee had reviewed the proposed Premises Identification Amendment and voted unanimously to recommend approval, subject to two issues: 1) where the ordinance should lie within the law; and 2) the Department of Community Development be requested to rework some of the wording in the Ordinance so that it specified clearly the intent of the Amendment. Gordon Byers commented that there is no real clear jurisdiction on the issue of identification. The attempt is to be aggressive in the area of land use and zoning, and to attempt to put premises identification on all structures for the ease and convenience of emergency personnel/vehicles. Mr. Byers wished to clarify that the law is not clear on the issue of whether or not the Plan Commission can accomplish this; however, in reading between the lines, the proposed amendment is a reasonable attempt at health, safety, and welfare, the end goal. Also, this amendment applies to existing structures, whereas most of the cases dealt with by the Plan Commission are futuristic. The Amendment, if approved, will go on to the City Council in December. Ron Houck moved for the approval of Docket No. 83-95 O.A., Section 25.14, Premises Identification, with the changes recommended by the Special Study Committee, seconded by Jeanne Reid, unanimously approved. Terry Jones did say that he had spoken with Chief Couts and he was desirous of incorporating the Amendment in the Fire Code so that it could be enforced. Terry Jones recommended that the City Council appointment to the Plan Commission and City Attorney indicate to the Council that the proposed amendment really needs to be incorporated in the Fire Code where it would be much more workable. 2i. Commission to consider Docket No. 89-95 ADLS, an Architectural Design, Lighting Landscaping, and Signage application for the Bennett Family Farm. The petitioner wishes to construct an entrance road into the proposed site of a church and commercial lots located in Boone County. The site is located west of Michigan Road, just west of the proposed Altum Garden's site. Site is zoned S-1/Residential. Filed by Schneider Engineering. Dave Sexton of Schneider Engineering appeared before the Commission on behalf of the Bennett Family Farm. The Bennetts sold a tract of ground, approximately 20 acres in size, to the Zionsville Lutheran Church which is currently under construction. The petitioner is seeking approval for the construction of an entrance road which would serve the immediate needs of the Church as well as an entrance to a commercial/industrial park at a future date, 9 J ' located mostly in Boone County except for 6 acres in Hamilton County in the Overlay Zone. Tom Thompson, Chairman of the Special Study Committee, reported on the committee's review: The proposed access is to a very substantial, new commercial district and the committee voted 5-0 to recommend approval . Dick Klar announced his intention to abstain from discussion and voting on Docket No. 89-95 ADLS. Ron Houck moved for the approval of Docket No. 89-95 ADLS, Bennett Family Farm, seconded by Tom Thompson. The vote was 11 in favor, none opposed, Dick Klar abstaining, MOTION APPROVED. J. NEW BUSINESS 1j. Commission to consider Docket No. 96-95 ADLS, an Architectural Design, Landscaping, Lighting and Signage application for the Wilson Office Plaza. Petitioner seeks approval to construct a 3,217 square foot office building. The site is located in the northwest corner of the Wilson Office Plaza (northwest corner of Keystone Avenue and Carmel Drive). The site is zoned B-8/Business. Filed by Steve Wilson. Steve Harlow, 4609 Somerset Way South, Carmel, appeared before the Commission on behalf of the petitioner. ADLS approval is being sought for a 3,217 square foot addition to the Wilson Office Plaza at the northwest corner of Keystone Avenue and Carmel Drive. The proposed building will be architecturally compatible with the existing office buildings. The building will be two stories; the second floor will be leased to an, as yet, unknown tenant, the first floor will be occupied by Steve Wilson. The petitioner was granted a variance which reduced the greenbelt buffer between Mohawk Hills Apartments and the north property line of the Wilson Office Plaza to 14 feet. The lighting plan provides for four ground lights which will illuminate the front of the building; three recessed lights above the front door; and two additional parking lights Mr. Harlow displayed the composition of the signage; the border will be bright silver, with a green background. Mark Monroe reported that the petitioner had appeared before the Technical Advisory Committee and all concerns have been addressed. Jeff Kennelly moved for the suspension of the rules in order to vote on Docket No. 96-95 ADLS, seconded by Dave Cremeans, MOTION APPROVED. Jeff Kennelly moved for the approval of Docket No. 96-95 ADLS, for the Wilson Office 10 Building, seconded by Jay Dorman. The vote was 12 in favor, none opposed, MOTION APPROVED. There being no further business to come before the Board, the meeting was adjourned at 9:40 PM. Ramona Hancock, Secretary Barbara Myers, President 11 J ■ _ ^ . „ ,„. 1 . 7 of Carmel Plan Commission November 13, 1995 Agenda A. Call Meeting to Order Subject: Regular Meeting B. Pledge of Allegiance 0 Date: November 28, 1995 C. Roll Call Time: 7:00 p.m. D. Declaration of Quorum Place: City Hall E. Approval of Minutes 1 Civic Square F. Communications, Bills, Expenditures, 2nd Floor and Legal Council Report Carmel, IN 46032 G. Reports, Announcements, and Department Concerns H. Public Hearing: lh. Commission to consider Docket No. 92-95 Z, a Rezone application for Leeper Electric Service, Inc. Petitioner seeks to rezone 4.066 acres of land from S-2/residential to B-2/business. The site is located at the northeast corner of U.S. 31 and 131st Street. Filed by James Nelson of Nelson and Frankenburger. 2h. Commission to consider Docket No. 93-95 PV, a Plat Vacation application for William Pace. Petitioner seeks approval to vacate a portion of the plat known as College Hills, (lots 17, 18 and 19) that is the site of the proposed IU Health Care Facility. The site is located on the east side of College Avenue, just south of the I-465 overpass. The site is zoned B-3/business. Filed by Wright and Associates. 3h. Commission to consider Docket No. 94-95 PP, a Primary Plat application for the Keen Subdivision. Petitioner seeks approval to plat 8 lots on 2.9 acres. The site is located east of Guilford Road and south of the Wilson Village Subdivision. Site is zoned R- 2/residential. Filed by Mike Keen. • ONE CIVIC SQUARE CAR`'EL. INDIANA 46032 317/571-24C0 Page 2 of 2 Plan Commission Agenda November 28, 1995 4h. Commission to consider Docket No. 95-95 PP, a Primary Plat application for Tudor Commons. Petitioner seeks approval to plat 24 lots on 12 acres. Petitioner also seeks approval of a variance of Section 6.3.22 of the Subdivision Regulations to reduce the length of the decel lane. (The petitioner will also be appearing before the Carmel/Clay Board of Zoning Appeals to seek a developmental standards variance of the U. S. 31 Overlay Zone requirements.).The site is located east of Rohrer Road and north of U.S. 31. Site is zoned R-1/residential. Filed by Craig Sharpe. I. Old Business: li. Commission to consider Docket No. 83-95 O.A., Section 25.14, Premises Identification, a proposed amendment to the current Carmel/Clay Zoning Ordinance. Filed by the Carmel City Council. 2j. Commission to consider Docket No. 89-95 ADLS, an Architectural Design, Lighting, Landscaping, and Signage application for the Bennett Family Farm. The petitioner wishes to construct an entrance road into the proposed site of a church and commercial lots • located in Boone County. The site is located west of Michigan Road, just west of the proposed Altum Garden's site. Site is zoned S-1/residential. Filed by Schneider Engineering J. New Business lj. Commission to consider Docket No. 96-95 ADLS, an Architectural Design, Landscaping, Lighting and Signage application for the Wilson Office Plaza. Petitioner seeks approval to construct a 3,217 square feet office building. The site is located in the northwest corner of the Wilson Office Plaza (northwest corner of Keystone Avenue and Carmel Drive). The site is zoned B-8/business. Filed by Steve Wilson.