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comp. Plan Update Minutes 11/15/89 COMPREHENSIVE UPDATE PLAN MINUTES - NOVEMBER 15 , 1989 1 The Comprehensive Plan Update Meeting was called to order by Jeff Davis , President on November 15 , 1989 at 7 : 40 P .M. at the Carmel City Meeting Hall . The committee members present were : Bob Boone, Alan Potasnik, Jeff Davis, Will Wright, George Sweet , Ila Badger, Sue McMullen, Jim Dillon, and Greg Binder. The staff members present were : Wes Bucher, Rick Brandau, David Cunningham, Terry Jones and Dorthy Neisler. Ms . Joann Green explained what would be covered this evening and would review a consensus scenario that we have for Land Use for Clay Township, and what had been accomplished in the last months and what was accomplished Monday, November 13 , 1989 . Mr. Brian Piepolow, Sr. Planner with HNTB, stated that the main concern of focus tonight is what the official land use and circulation plan should look like in the 1989 Update . The 1985 Comprehensive Plan was displayed and the plan concept scenario that the committee put together on Monday evening ( 1989 Comprehensive Plan) was displayed. At the Monday night meeting we divided the community up (for the sake of sketch planning) into three general sections : Western Section from Springmill Road west to the County Line, Central Area from Springmill Road to Keystone Avenue and then the Eastern Area from Keystone Avenue on over to the White River. There were five or more issues for the committee to consider in each area: First of all, we visited with the committee on what items everybody agrees to . In the Western section everybody agreed to the land use overall should be the lowest density residential in the community and the land use should be predominantly residential . Another consensus opinion was that there should be a network of open spaces or green ways or buffers that are connected and that generally these should follow the natural drainage courses in the area . The five questions presented to the committee members were : 1 . How dense should residential development be in the area on average? 2 . Should residential densities indicated in the 1989 plan be lower than those allowed by zoning? 3 . Are neighborhoods serving commercial uses appropriate in this area and if so should they be clustered into nodes or centers of intersections or should they be in strip development, as indicated in the 1985 plan? COMPREHENSIVE UPDATE PLAN MINUTES - NOVEMBER 15 , 1989 2 4 . How should the development along 421 and Michigan Avenue Corridor influence the remainder of the study area? 5 . Should natural areas such as creeks, drainage courses and other significant areas be left in an undeveloped state and designated for park land open spaces or public uses? Mr. Piepolow discussed the feeling of consensus that he received from the committee members . In the central area there was a consensus that the transition zones or the gray areas designated has not served the community very well in the past 5 years and that wherever possible, this Steering Committee with the public should make distinct recommendations . The general feeling was there should be no gray areas on this plan, there should be specific land uses indicated. We should have a distinction in the 1985 plan between those . The central section should generally still serve as the focus for the commercial office and industrial development in the community. There were 5 specific issues the committee was asked to deal with; #1 . What should the predominant character of land use along Spring Mill Road be? ; #2 . What are the appropriate uses for the different transition areas? ; #3 . Should growth be limited or deferred due to transportation infrastructure limitations? ; #4 . Should additional open space and park land areas be indicated on the plan in the central area? ; #5 . What the appropriate land use mix or suggestions were for a number of different tracts, north and south of Meridian St . at 136th, along 116th St . between College Avenue and Range Line Road, in the Pennsylvania St . Corridor area, south of Meridian at Range Line, south of Keystone and 106th between Old Meridian, Main and Guilford, and Range Line Road north of Main Street . In the Western Area it was agreed that community services and utilities already existing are proposed support more dense development then the western section of the community. The 1989 Plan should better reflect environmental considerations such as flood plain, the White River has the potential to become an important recreational amenity for Carmel and the region and that a network of connected open spaces again, were important . The Committee was asked to deal with these issues; #1 . How can the White River Valley be better utilized for public benefit? ; #2 . Should the completion of the 96th Street bridge at the White River influence development in the are?; #3 . Should an increased amount of industrial uses be accommodated in this part of the community?; #4 . What should the overall housing density be in this area as compared to other areas of Carmel? ; #5 . Are civic nodes or clustering of uses such as churches, schools, libraries, health care a good idea for this area? ; #6 . Should neighborhoods serving retail uses be again either in nodes at intersections or in strip development along this section? COMPREHENSIVE UPDATE PLAN MINUTES - NOVEMBER 15 , 1989 3 Mr. Pieplow then discussed what HNTB felt and heard the consensus of the community based on the schemes and the committees presentations as of Monday night . The meeting broke for a short period of time for all committee members to preview the consensus for the 1989 comprehensive plan . Mr. Greg Binder stated that he has some concerns regarding the green ways . Mr. Davis stated that we had hoped to have an innovative developer come in and show us what could be done with these floodways . Mr. Wright stated that the drainage maintenance requires an easement on either side of the drainage creek in order to maintain the creek. Mr. Wright feels that the fewer rules we have the better in this situation, because of the ways that the rules can be misinterpreted. We should protect our natural green spaces and they should be used in some intelligent way and not destroyed because of some rules . Mr. Potasnik requested that Mr. Piepolow state again the most striking concerns from the three groups that were put together? Mr. Piepolow stated that in the West area was the character along Spring Mill Road, in the Center area was the question about the buffering in terms of transitioning from the commercial uses along Meridian back into the residential developments that exist, in the East area everyone showed some kind of improvement to Hazel Dell Road and Towne Road. Mr. George Sweet feels that we should charge the future with some expectations . A right of way and treatment study should be done . Do we dream enough? There was further discussion regarding the future plans of the 1989 Comprehensive Plan with reference to the study that the Steering Committee had done in the past and the plans they have come up with. Mr. Kevin Williams of Spring Mill Place, stated that they are aware of the attitude . How does committee feel about transition zones? Why can ' t they be chiselled in granite rather than leaving it flexible? Ms . Sue Dillon stated that she does agree with Mr. Sweet when he is talking about dreaming. We do need to incorporate boulevards, bike paths, parks in the Northwest corner, and greenways . Ms . Dillon does feel that zoning does give people security, the comprehensive plan does secure zoning. COMPREHENSIVE UPDATE PLAN MINUTES - NOVEMBER 15 , 1989 4 Mr. Glen Raeger, resident of Carmel, stated that he is very pleased with the comments and the discussion that has went on at the meeting. Mr. Raeger fully supports the thoughts about controlling the restrictions . Mr. Lee Webb, resident of Carmel, stated that there are certain areas that specially effect him. Mr. Webb feels that the areas that are shaded in as medium density around Shelborne and 106th Street should be left low density. The 600 ' or whatever corridor specified should be kept as a security. Also, feels that they should keep strip centers on major roads not in Clay West . Mr. Webb feels that the boulevards and road improvements should be put in. Ms . Sharon Clark, 11932 Pebblebrook Lane, stated that the flood plains are marked in green, how do you plan on developing this? Where do you envision parks? Mr. Davis stated that development cannot be developed in the flood plain . Development is only allowed in the flood plain as special uses per Rick Brandau . Ms . Lori Stork, resident of Carmel, stated that if you approve zoning for companies and there are no streets, the property value will go down. Ms . Stork' s concern is, before you pass the zoning, please consider the roads . Mr.John Molleter stated that the work on the maps and consultants have done a great job. People look at this as a zoning map, which he feels it is not intended. Mr. Molleter suggested putting striped lines in with different color line . Mr. Wes Bucher stated that he had met with HNTB and reviewed the diagrams and felt there were some problem areas . Mr. Bucher pointed these areas out on the plans shown . The committee adjourned to do some hands on workshop type work. The meeting adjourned at 10 : 00 P.M.