[00:00:07]
          >> GOOD EVENING AND WELCOME TO THE TUESDAY JUNE 2, WE LIVE? TUESDAY JUNE 2, 2026 CARMEL PLANNING COMMISSION MEETING AS A 
          [1. Docket No. PZ-2026-00049 DP Amend/ADLS: Stella House Books & Cafe Rebuild. ]
WHOLE WE HAVE TWO ITEMS ON THE DOCKET TONIGHT AND WE WAS DOCKET NUMBER PC 2026 -- 0049 DP AMEND ADOS, STELLA HOUSE BOOKS AND CAFÉ REBUILD ADVOCACY'S DEVELOPMENT PLAN AMENDMENT, AND DESIGN APPROVE THE DEMOLITION OF AN EXISTING BUILDING AND REBUILDING OF A NEW BOOKSTORE AND COFFEE SHOP. 
          THE SITE IS LOCATED AT 31 SOUTH RANGE LINE ROAD AND IS ON SEE-2 MISUSE FIVE BY SEAN CURRENT AND CURRENT ARCHITECTURE ON BEHALF 
          OF STELLA HOUSE BOOKS LLC SEAN. >> THANK YOU SEAN CURRENT CURRENT ARCHITECTURE ARE GOOD PICTURE FIVE SEND LUKEY STRIVE INDIANAPOLIS, WITH ME THIS EVENING ARE THE OWNERS OF STELLA HOUSE. WE MET WITH YOU A COUPLE WEEKS AGO AND WE HAVE A FEW UPDATES BASED ON YOUR COMMENTS AND ALSO BASED ON SOME OF THE STAFF COMMENTS JUST TO REITERATE WHAT WE WERE PROJECT IN GENERAL, 31 SOUTH RANGE LINE PROXIMALLY 6200 SQUARE FEET, TWO-STORY BOOKSTORE AND CAFÉ, THE BUILDING WILL BE DESIGNED OR IS BEING DESIGNED IN THE CONSTRUCTION DOCUMENTS ARE IN PROCESS FOR THE BUILDING WILL BE ESSENTIALLY FRONT OF THE BUILDING WILL BE ESSENTIALLY BE THE SAME DESIGN AS WHAT THE EXISTING HOUSES ON THE SITE AS PREVIOUSLY DISCUSSED THE OWNERS LOVE THE DESIGN OF THE HOUSE BASED ON PRACTICALITY OF TRYING TO CONVERT THAT INTO A COMMERCIAL USE. 
          WE HAVE OPTED TO MODIFY THAT TO GO WITH YOUR COMMERCIAL CONSTRUCTION WHILE STILL MAINTAINING THE LOOK OF THE HOUSE. AND THEN ADDING ONTO THE BACK WHICH IS PART OF DESIGN REVIEW C. 
          SOME OF THE THINGS THAT WE HAVE DONE BASED ON AGAIN YOUR COMMENTS AS WELL AS OTHER COMMENTS. 
          I WAS JUST KIND OF BREEZE THROUGH THESE. 
          RENDERINGS AGAIN, WE HAVE RELOCATED THE ENTRANCE THAT IS FACING RA RANGE LINE, IT IS FACG RANGE LINE IS NOT THE FRONT DOOR OF THE BUILDING. BECAUSE OF THE GRADE CHANGE BETWEEN RIDGELINE IN THE FRONT OF THE BUILDING THAT IS MORE OF AN ACCESSORY A LITTLE MORE THAN EXIT MORE THAN ANYTHING WE HAVE RELOCATED TO THE NORTH END OF THE WEST ELEVATION AND ALSO RELOCATED THE STAIRS OF THE PORCH TO THAT AND. 
          BECAUSE IT WILL FACILITATE ACCESS TO THE ADA RAMP. 
          I WILL SHOW YOU HERE IN A SECOND PERIOD TWO VIEWS HERE. 
          I CAN GENERALLY SPEAKING THE BUILDING DESIGNS A SAINT WE'VE INCORPORATED WINDOWS IN THE SOUTH ELEVATION I'LL SHOW YOU WHEN ONE SECOND. THE SITE PLAN, BASED ON KIND OF THE DISCUSSIONS WE HAVE CONVERTED THIS SITE LINE ON THE NORTH PROPERTY LINE IS NOW ESSENTIALLY BECAUSE OF THE GRADE CHANGE AGAIN IS A ACCESSIBLE RAMP THAT THEY FREEZE YOU FROM THE RANGE LINE ROAD SIDEWALK ELEVATION TO THE ELEVATION OF THE BUILDING TRAVERSING ALONG THE ALLEY BASICALLY HERE AND IT BRINGS YOU UP TO THAT GREAT ELEVATION HERE. 
          WE'RE WE WOULD STILL BE ACCESSED THROUGH THE PORTION HERE THE STEPS LEADING UP TO THE PORCH. AND THEN ACCESS HERE, AS WELL AS ACCESS FROM THE PARKING SPACES. AN ACCESSIBLE PARKING SPACE HERE ON THE BACKSIDE. SO NOW THE SITE IS ACCESSIBLE BOTH FROM VEHICLE OR ACCESS TO THE EAST AS WELL AS PEDESTRIAN ACCESS TO THE WEST. THE 2D ELEVATION MODIFICATIONS THAT WE MADE HERE, WE HAVE FLIPPED THE ELEVATION HERE TO MOVE THIS DOOR TO THE NORTH END OF THAT ELEVATION. 
          TO MAKE IT A LITTLE BIT MORE CLOSER PROXIMITY THE THAN TO THE SIDEWALK. AND THIS WINDOW WAS ON THE OPPOSITE SIDES WE FLIP THOSE. ON THE SOUTH ELEVATION WE HAVE REVISED THIS WEAVE OUT OF THE WINDOW HERE THAT MIRRORS THIS WINDOW THIS WINDOW IS IN THE STAIRWELL AND THEN THIS DORMER HAD ONE WINDOW ON IT WE HAVE BEEN LARGE THAT TO INTRODUCE THREE WINDOWS ALONG THAT. AND PROVIDE NATURAL LIGHT. 
          I DID WANT TO HIGHLIGHT THIS SECTION HERE AT THE BOTTOM WE DID NOT AT ANY WINDOWS ALONG THIS AREA THAT IS WHERE THE SERVICE AREA IS THE BACK OF THE HOUSE. 
          THAT IS WHERE THE TRASH TOTES WILL BE LOCATED. 
          THE WE LOCKED IN THE ALLEY UNTIL TRASH PICKUP AS WELL AS GAS METER, ELECTRICAL SERVICE AND THINGS LIKE THAT. 
          BEHIND THE PRIVACY FENCE THAT WILL SCREEN THAT OFF THE SELF ELEVATION. THAT IS WHY IS MARKED THAT WAY. 
          MIKE OVER ALL FLOORPLAN I DON'T AGREE SURE THE FOUR PARENT 
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ESSENTIALLY THE INTERIOR OF THE BUILDING WILL TAKE A LOOK ON THE HOUSE FROM THE INSIGHT IT WILL BE INDIVIDUAL ROOMS WITH DIFFERENT THEMES TO THEM BASED ON DIFFERENT BOOK GENRES. 
          AS OPPOSED TO YOU THINK OF A LARGE BOOKSTORE WHICH IS A BIG OPEN SPACE. SO, THIS IT GIVES MORE OF A COZY HOMEY FEEL TO IT AGAIN WITH THE PORCHES ON THE NORTH SIDE AND THE PORCH ON THE SPORTSLINE IN THE ALLEY. 
          THIS IS THE CAFÉ SPACE, THE KITCHEN FOR THE CAFÉ. 
          THE SECOND FLOOR SIMILAR WITH DIFFERENT ROOMS FOR DIFFERENT GENRES AND THEN THE LARGE SPACE WILL BE USED FOR CAFÉ SPACE AS WELL AS KIND OF MEET AND GREETS AND BOOK SIGNINGS AND THINGS LIKE THAT. OVERALL SITE PLAN THIS AGAIN SHOWS THE RAMP BRING YOU UP TO THE GRADE TO THE BUILDING ELEVATION THIS AREA HERE IS ALL KIND OF LANDSCAPE WALL OF SHOW U WITH THE LANDSCAPE PLAN. THE BLACK-AND-WHITE LANDSCAPE PLAN OF SKIP THAT OVER. SO LANDSCAPING ON THE ALLEYWAY SITE HERE WITH THE RAMP IS AND THEN LANDSCAPING IN FRONT OF THE BUILDING, AND THEN FLIP THROUGH THESE 3D VIEWS THESE 3D VIEWS ARE RELATIVE TO THE LANDSCAPING ONLY. 
          SPECIFICALLY THEY TRIED TO GET THE PORCHES AND BUT THE BUILDING DESIGN DOES NOT REFLECT THE ACTUAL BUILDING DESIGN. 
          WE HAD TROUBLE IMPORTING THE MODEL. 
          AS YOU CAN SEE THE RAMP THAT COMES FROM RANGE LIGHT AND BRINGS YOU UP TO A SET OF STEPS HERE, KIND OF CREATES THIS STONE WALL KIND OF AND CONTINUE THAT THEY HAVE AN ENGLISH COTTAGE KIND OF STONE KIND OF NATURAL FEEL. 
          A PLACE YOU CAN SIT AND HAVE A CUP OF COFFEE AND READ A BOOK. 
          ADDITIONAL VIEWS HERE SO THIS IS FROM RANGE LINE SO YOU CAN SEE THAT KIND OF CURVING STONE WALL. AND THEN, THIS IS THE PARKING TO THE EAST AND IT COMES UP TO GRADE, WE ARE WORKING WITH THE CIVIL ENGINEER ON EXACTING THAT TRANSITION BETWEEN THE ALLEY AND THE RAMP I AM NOT SURE IF THAT WILL BE REQUIRED OR IF THAT IS JUST THE TRANSITIONAL LANDSCAPING BETWEEN THOSE TWO GREAT CHANGES THERE. I DID WANT TO POINT OUT, THERE WAS A COMMENT ABOUT PARKING IN THE LAST MEETING. 
          AGAIN WE PROVIDE FULL PARKING SPACES IN THE BACK FOR THE REQUIRED FOR THE BILLING SIZING USE WITHIN THE ARTS AND DESIGN DISTRICT. THESE FOUR AREAS HERE THE CITIES PUBLIC PARKING LOT. FOR ABOUT PARKING AREAS WITHDRAWAL CLOSE PROXIMITY TO THE SITE THE X IS THE SITE IN THIS PARKING LOT HERE, AND THIS PARKING LOT HERE. 
          GOOGLE MAPS. THIS IS THE SITE HERE, THIS PARKING LOT HERE IS A PUBLIC LOT AND THIS PARKING LOT IS A PUBLIC LOT. THERE IS TO PARKING LOTS AND 74 PARKING SPACES BETWEEN THE TWO PICK WE FEEL THIS SHOULD NOT BE ANY CONCERN WITH PARKING. FOR VISITORS TO THE FACILITY. 
          AND THAT IS WHAT WE'VE GOT THIS EVENING AND I CAN ANSWER 
          QUESTIONS. >> THANK YOU SEAN STAFF? 
          >> THANK YOU DEPARTMENT OF COMMUNITY SERVICES. 
          SO WE JUST GOT THIS NEW DESIGN TODAY. 
          AND A QUICK REVIEW, I THINK IT IS A MAJOR IMPROVEMENT OVER THE PREVIOUS SITE DESIGN FOR ACCESSIBILITY. 
          THE DESIGN BY DAVID LITTLEJOHN THE ADA COORDINATOR AT THE CITY ENGINEERING DEPARTMENT. AND THEY STILL DIDN'T THINK IT MADE FEDERAL ACCESSIBILITY STANDARDS. 
          THE MAIN ENTRANCE OR THE FRONT ENTRANCE STILL DOES NOT ACCESSIBLE AND I THOUGHT THE REQUIREMENT WAS A 60% OF THE 
          [00:10:03]
PUBLIC ENTRANCES HAD TO BE ACCESSIBLE? THE THREE ENTRANCES, SO, I WAS THINKING MAYBE WE HAVE A MEETING WITH ENGINEERING DEPARTMENT AND THE ADA COORDINATOR TO TALK ABOUT THE NEW DESIGN. GET THEIR FEEDBACK MAY BE HASH OUT TO SEE IF THIS MEETS REQUIREMENTS OR NOT? BUT AGAIN I THINK IT IS A VAST IMPROVEMENT FROM WHERE WE WERE BEFORE. I DID CHECK AND THEY DO HAVE AGREEMENTS BEFORE THE PARKING LOT TO THE NORTH I KNOW WAS ASKED ABOUT BEFORE. AS SEAN NOTED THE PARKING LOT TO THE EAST IS AN OPEN PARKING LOT AVAILABLE FOR PUBLIC PARKING. 
          WE DO HAVE SOME ADDITIONAL OUTSTANDING COMMENTS AS WELL SO WE STILL NEED TO WORK OUT THE ON STREET PARKING ON RANGE LINE ROAD AND THE PETITIONER WOULD BE RESPONSIBLE FOR INSTALLING THIS. 
          AS WITH ANY WITH NEW DEVELOPMENT, NOTING THE DEVELOPMENT PLANT THEY'RE RESPONSIBLE FOR THE REQUIREMENTS FOR THE TRANSPORTATION PLAN. I BELIEVE THERE GOING TO TRY TO SAVE THE TREE THAT IS THERE THAT IS EXISTING WHICH IS IS ALSO REQUIRED THAT CAN BE WORKED IN WITH THE RIGHT OF WAY AND IN THE DESIGN OF RIGHT AWAY. AND YOU CAN SEE THAT TREE THAT WOULD HELP TO GO ALONG WITH THAT STREET TREAT REQUIREMENT. 
          A COUPLE QUESTIONS WERE LIKE THE IMPERVIOUS SURFACE PERCENTAGE. 
          IF THAT IS GONE NUMBERS AT THE SAME? THIS KIND OF WANT AN UPDATE ON THAT. 
          WITH THE NEW LAYOUT. WE WERE GOING TO HAVE THE RETAINING WALL. YOU SAY IT MAY NOT BE NEEDED OR 
          MAY BE NEEDED? >> THE HEIGHT AND THE EXTENT OF IT WERE BASED ON THIS BEING A RAMP, THE GR GRADE CHANGE IS GOG SOMEWHAT PARALLEL THE ALLEY GREAT CHANGE SO I THINK THE HEIGHT OF THAT MAY VARY OR MAY AREAS WHERE IT IS NOT REQUIRED. 
          >> OKAY MAYBE WE JUST FINALIZE THOSE DETAILS AND TRYING GET WHAT IS THAT POSER GOING TO BE? IT LOOKS LIKE A STONE IN THAT IMAGE, JUST KIND OF CALLING THAT OUT, SO WE CAN APPROVE IT AND THEN BASED ON THE IMAGES THAT I HAVE PRESENTED TODAY I'M WONDERING IF THERE COULD BE VEGETATION IF THERE IS A WALL BETWEEN THE WALL AND THE CURVE HELPS THE WALL ALONG THE ALLEY THERE. SO I THINK ORIGINALLY THIS DEPARTMENT REPORT I RECOMMENDED OF APPROVAL IF THOSE COMMENTS CAN BE ADJUSTED I'M NOT SURE WE ARE QUITE THERE YET? I WOULD JUST RECOMMEND THAT WE TABLE THIS TO THE NEXT COMMITTEE MEETING AND CONTINUE IT AFTER YOU GUYS HAVE HAD DISCUSSIONS SO WE HAVE TIME TO BE ABLE TO MEET ABOUT THE ACCESSIBILITY AND THE RIGHT OF WAY REQUIREMENTS. AND THAT IS ALL I HAVE THANK 
          YOU. >> THANK YOU, OPEN UP FOR THE 
          COMMITTEE COMMENTS OR QUESTIONS? >> SO IF I UNDERSTAND CORRECTLY YOU WANT TO GO BACK TO COMMITTEE SO WE ARE TALKING ANOTHER FOUR WEEKS? AS OPPOSED I AM ASKING NOT ADVOCATING NECESSARILY. POSSIBLE FOR IT TO COME BACK TO THE FULL PLAN COMMISSION IF THINGS GET WORKED OUT BETWEEN NOW AND THEN? AM ONLY THINKING ABOUT THE TIME ELEMENT THAT YOU GET SET I'M NOT ADVOCATING RIGHT NOW I AM JUST 
          CURIOUS? >> YES COMMITTEE HAS THE FINAL VOTING AUTHORITY I JUST ASSUME G GO TO NEXT COMMITTEE MEETING, BUT IF WE CAN GET EVERYTHING WORKED OUT, AND TIME FOR THE NEXT COMMISSION WHICH WOULD BE JUNE 16? 
          THEN I WOULD BE FINE WITH THAT. >> FROM MY PERSPECTIVE I WOULD REFER THE STAFF TO MAKE THAT FINALLY RECOMMENDATION AND WILL FIND WHEN THE AGENDA COMES ALONG IF YOU'RE READY TO COME BACK TO THE PLAN COMMISSION. IN WHICH CASE WHEN IT COMES TIME TO MAKE A MOTION, DO WE NEED TO D FOR ITS WITH FINAL VOTING AUTHORITY BACK TO THE FULL PLAN COMMISSION 
          >> YES, I WOULD DO THAT AND UP ARE NOT READY WE CAN TAKE IT TO 
          THE COMMITTEE. >> ALL RIGHT NOW MR. CHAIR MAY 
          ASK A DIFFERENT QUESTION? >> YES. 
          >> PARKING, I JUST WANT TO MAKE SURE THAT I HAVE GOT THIS CLEAR, BECAUSE THAT IS PROBABLY THERE IS THAT AND WHERE THE TRASH RECEPTACLES ARE GOING TO BE AND YOU CAN'T ADDRESS THAT AND I DON'T THINK THAT'S THAT ADDRESSES THE CONCERNS THAT WERE RAISED TO ME PRIOR. WITH THE PARKING, YOU SHOWED WHERE THE PUBLIC LOTS ARE CLOSE, AND I AGREE. 
          I JUST WANT TO MAKE SURE FOR THE RECORD, IT WOULD BE HELPFUL TO SATAN OF THOSE FOR DESIGNATED AREAS THAT YOU SHOWED HAVE ANY DESIGNATED PARKING FOR THOSE BUSINESSES ADJACENT TO IT. 
          [00:15:05]
          >> THE RETAIL CENTER ALONG MAIN STREET DOES NEVIN PARKING. 
          >> THE LOT TO THE NORTH HAVE RESERVED PARKING SPACES. 
          >> NOT NORTH, WEST THERE WOULD BE. 
          >> TOO THE WEST, THE WEST. >> SORRY FOR INTERRUPTING. 
          >> TOWN TAVERN, AND I BELIEVE IT IS DESIGNATED. 
          >> I DON'T THINK ALL OF IT IS IN THERE, I THINK IT'S ALL PUBLIC 
          PARKING. >> CAN YOU JUST.OUT WHERE THERE IS WHERE THERE ARE NO RESTRICTIONS AND WHERE THERE ARE DESIGNATED FOR CERTAIN BUSINESSES. 
          RESTRICTED PARKING SPACES. >> BOTH OF THESE LAWS SHOW UP ON THE CITY'S PUBLIC PARKING MAP. SO THEY SHOW UP ON THIS, THIS IS 
          ON THE CITY'S WEBSITE. >> WHAT I AM GETTING AT WHAT THE X NUMBER OF SP SPACES IT REPRESS HOW MANY DURING THE DAY NOT DESIGNATED FOR A PARTICULAR BUSINESS ADJACENT TO THOSE FOUR LOTS? THAT IS MY QUESTION? 
          >> NONE. >> MAYBE I MIGHT BE CONFUSED I FEEL LIKE I SEE SIGNS THAT SAY PARKING DESIGNATED FOR HOMETOWN SHOPS OR SOMETHING ALONG THOSE LINES? I WOULD NEED TO DOUBLE CHECK THAT. 
          >> THOSE I NOR DESIGNATED FOR THE OLD TOWN SHOPS WEST OF WHAT IS THAT FIRST? FIRSTLY? SO WEST THERE AND THAT IN THAT PARKING LOT. 
          THOSE ARE FOR THE OLD TOWN SHOPS. 
          >> WITH THE DESIGN CENTER ISN'T THAT OPEN PARKING? 
          >> YES THAT IS IDENTIFIED. I DID NOT COUNT THE ONES. 
          BECAUSE I COULD NOT SEE IT FROM THE STREET VIEW. 
          >> SO YOU HAVE WHAT IS DIRECTLY BEHIND IT? 
          >> DESIGN CENTER DIRECTLY BEHIND AND DIRECTLY ACROSS THE STREET. 
          THEN ACROSS MAIN STREET THERE IS A PARKING GARAGE. 
          >> SO THE THERE ARE REALLY FIVE? >> YES. 
          WITHIN A BLOCK. >> I JUST WANT TO, I JUST WANT ALL OF US TO BE ABLE TO ANSWER QUESTIONS AFTER THE MEETING AND WHEN SUMMARY COMES UP TO US WE DON'T HAVE ENOUGH PARKING, TO BE ABLE TO SAY YES WITH IN A WITHIN A TWO BLOCK WALKING AREA. 
          THERE ARE BEST GUESS NUMBER OF PARKING SPOTS PUBLIC PARKING 
          SPACES IS A PARKING GARAGE. >> THE EASIEST RESPONSE AS THEY 
          MEET THE REQUIREMENT OF PD. >> I WILL ACCEPT THAT. 
          ANY OTHER COMMENTS? I GUESS I'VE GOT A COUPLE BEFORE 
          YES GO AHEAD. >> SO FOR HISTORICAL PURPOSES ANY OF THAT BUILDING ABLE TO BE SALVAGED WITHIN THE NEW A BREAK OR ANYTHING MAYBE THAT WAS ASKED BEFORE I AM NOT SURE? 
          >> IT WAS NOT SPECIFICALLY ASKED, NO. 
          THERE MIGHT BE SOME PARTS AND PIECES YOU COULD SAVE NONE OF THEM WOULD BE USED IN THE FUNCTIONAL CONSTRUCTION OF THE BUILDING. BUT IT COULD BE POSSIBLY RETAINED AS AN ARTIFACT OF THE BUILDING, YES. 
          >> OKAY. >> CAN YOU EXPLAIN AGAIN THE ENTRANCE OFF OF RANGE LINE ROAD I BELIEVE YOU SAID IT IS EXIT ONLY? WHY COULD NOT BE AN ENTRANCE? 
          MARANDA CAN SPEAK TO THAT. >> HI AM MARANDA. 
          OUR INTENT FOR THAT ENTRANCE, WAS IT WAS NOT BE A TRUE ENTRANCE BUT IN EXIT, BASICALLY RELATED TO SECURITY PURPOSES WE MOVED IT IS YOU CAN SEE ON THE OTHER SIDE, SO DO YOU SEE THE FLOOR PLAN YES RIGHT HERE. SO, IT'S HERE, AND WE INTEND THIS TO BE MORE OF AN EMERGENCY EXIT AND NOT A DAILY USE EXIT. 
          MOSTLY BECAUSE AGAIN, SECURITY PURPOSES, AS PEOPLE ARE GOING OUT THEY WANT TO KEEP PEOPLE FROM TAKING THINGS AND NOT BEING ABLE TO BE SEEN FROM THE CASH REGISTER. 
          SO IT IS THERE FOR USE AND WE INTEND ENSURE TO USE IT WHEN WE HAVE EVENTS OR A PARADE ET CETERA. 
          BUT NOT FOR DAILY USE. AGAIN WE WANTED TO KEEP THE DOOR FOR THE LOOK OF THE BUILDING AS WELL. 
          [00:20:03]
YOU KNOW, TO MAINTAIN THAT FAÇADE. 
          DOES THAT ANSWER YOUR QUESTION? >> IT ANSWERS I DON'T KNOW IF IT'S GOING TO BE MEET THE CITY REQUIREMENTS? FOR ENTRANCES AND EXITS. PERSONALLY I THINK HER BE MORE WELCOMING AND I UNDERSTAND WHAT YOU'RE SAYING, MAYBE WANT TO REVIEW WHERE YOUR CASH REGISTER IS. 
          BECAUSE I THINK PEOPLE LIKE TO COMMEND AND THEY THERE IS A CLIMB AND THERE'S EXIT ONLY. CAN YOU KNOW, I MEAN, THIS IS MY 
          OPINION. >> OTHER COMMENTS? 
          >> I AM APPRECIATIVE OF THE CHANGES THAT HAVE BEEN MADE. 
          REALLY LIKE TO LOOK AT A LANDSAT THELANDSCAPE PLAN I APPE EFFORT THERE. I GUESS THE THOUGHT I HAVE GOT A GUESS ONE BIG PICTURE I MEAN FOR MY COMMISSIONERS, BUSINESS IN THIS AREA, AND I HOPE WE ARE SUCCESSFUL THERE IS CHALLENGES OR QUESTIONS, I THINK THE LOT TO THE NORTH I AM A LITTLE FEARFUL ON THE NEED TO POLICE THAT SO TO SPEAK AM CURIOUS TO WHAT THAT WOULD LOOK LIKE? WE'VE HEARD SOME SOME RESIDENTS OR NEARBY BUSINESS OWNERS THERE. AND WE CONTINUE TO TALK ABOUT JUST THE THE LOOK THAT THERE TODAY AND PERPETUATING THAT. 
          I GUESS THE DIFFERENCE COMPARED TO KNOCKING IT DOWN AND REDEVELOP BIG COMMERCIAL PROPERTIES WITH THE BIG GARAGE AND WHATNOT. I THINK IS A NEAT USE. 
          IT MAKES ME THINK OF I GET IT, WE'D LIKE TO TALK ABOUT PARKING AND ARCHITECTURE AND ENGINEERING AND ALL OF THOSE TYPES OF THINGS. WE ARE TASKED WITH THE USE IN THE RIGHT LOCATION AND THE RIGHT PROJECT THAT CAN KIND OF WORK THROUGH TO SOLVE SOME OF THESE PROBLEMS I GUESS. 
          SO I HOPE WE GET TO A POINT WHERE WE CAN MOVE FORWARD PROJECTS LIKE THIS IT IS KIND OF UNIQUE. 
          BUT KNOWING THAT WE NEED TO SOLVE A FEW CHALLENGES. 
          I GUESS TO THAT AND I WILL MAKE A MOTION THAT WE TABLE THIS MATTER BUT BRING IT B ABOUT TWOD COMMITTEE FOR POTENTIAL RESOLUTION AND WORK WITH STAFF AND HOPEFULLY WE CAN HAVE IT TO ACCESS THE FOUR. STILL OPEN TO DISCUSSION. 
          >> TOO THE FULL COMMISSION IN TWO WEEKS. 
          >> BEFORE SECONDED ANY OTHER QUESTIONS. 
          >> I ABSOLUTELY AGREE THIS IS A REALLY GREAT PROJECT, SOMETHING VERY UNIQUE, AND REALLY APPRECIATE THE FACT THAT YOU ARE GOING TO MAINTAIN THAT HISTORICAL LOOK OF THE BUILDING AND IT IS INTERESTING. I WAS TALKING WITH MY SON BEING HOME IN HIS 20S, AND TALKING ABOUT IT THERE WERE SUPER EXCITED ABOUT THIS. WHICH I THOUGHT WAS INTERESTING TO HEAR THAT YOUNG PEOPLE ARE REALLY EXCITED ABOUT THIS. 
          DOES, TWO WEEKS DOES NOT GIVE YOU ENOUGH TIME DO YOU THINK THAT YOU CAN MAKE MEANINGFUL MOVEMENT ON THE LIST THAT THE 
          STAFF HAS? >> I THINK SO, YES WE CAN WORK I THINK THE MAJORITY OF THE COMMENTS ARE SITE AND CIVIL RELATED THINGS THAT WE CAN WORK THROUGH. 
          >> OKAY, I JUST WANT TO MAKE SURE WE WERE NOT RUSHING YOU. 
          >> JOHN YOU A QUESTION? >> YES, I GUESS, JEFF I APPRECIATE THE ADJUSTMENTS TO THE FAÇADE SKEWS ME ON THE SELL SIDE. I DO HAVE QUESTIONS ABOUT THE SIDEWALK. SO, WHO WOULD BE RESPONSIBLE FOR THE IMPROVEMENTS IMMEDIATELY OUTSIDE OF THE PROPERTIES THAT CORRECT? IS THERE A PLAN FOR THAT TIRE STRETCH AROUND THE BLOCK TO IMPROVE THE SIDEWALK AND CONSIDER THE SOUTHERN PART OF THE SIDEWALK AS WELL IS PARKING IMPROVEMENTS TO KNOW? SET MAKING SENSE? 
          >> YES ARE YOU TALKING ABOUT THE RIGHT-OF-WAY SO TYPICALLY YES THEY WOULD BE RESPONSIBLE FOR ANY IMPROVEMENTS ALONG THE FRONTAGE. NOT SOUTH OF THEM. 
          AND TAKE TO WHAT IS EXISTING UNLESS ENGINEERING IN THE CITY WORKS OUT SOMETHING WHERE WE COULD DO IT ALTOGETHER. 
          >> I GUESS TO BE MORE A QUESTION ON THE SOUTH PORTION OF THE 
          SIDEWALK. >> I THINK SO YES WE CAN TALK WITH THEM TOO IN THE MEANTIME IN THE NEXT MEETING ABOUT THAT. 
          >> SEAN I GUESS BEFORE WE GET A SECOND ANOTHER QUESTION THE RENDERINGS THAT YOU SHOW, I WAS LOOKING AT THE THE FILE AND COC 
          [00:25:02]
DOCK AND THERE IS A DIFFERENT RENDERING THAT SHOWS ADDITIONAL WINDOWS ALONG THE SOUTH SIDE? AT THAT YOU SHOWED YOU EAR EARLIER -- I THINK YOU SHORTED EARLY I JUST WANT TO DOUBLE 
          CHECK THAT YOUR. >> HERE ARE THE THREE THAT ARE ADDED HERE. START TO SEE BECAUSE OF THE 
          ANGLE. >> IF I RECALL THE WINDOW WE SAW BEFORE DO NOT HAVE THE OR WHAT IS THE DECORATIVE TERM FOR THE UPPER PORTION OF THE BUILDING WHAT IS IT CALLED? 
          SHINGLES? >> THE SHAKES YES. 
          BEFORE IT WAS DECIDED. >> I THINK THE ELEVATION 
          REFLECTED SIDE. >> IT IS A NATIONAL CHANGE 
          APPRECIATE THAT. >> I FEEL LIKE I'M HANGING OUT HERE THERE'S NO SECOND TO THE MOTION. 
          [APPLAUSE] >> MOTION AND SECOND ALL THOSE IN FAVOR OF SENDING IT TO THE FULL PLANNING COMMISSION WITH. 
          >> SUBJECT TO STAFF BEING SATISFIED WITH OUTSTANDING CONCERNS AND IF NOT STEP WOULD RECOMMEND THAT THE FULL COMMISSION THAT WE DEFERRED BACK TO COMMITTEE. 
          SO I WILL THIRD THAT BECAUSE I WANT TO MAKE A COMMENT. 
          TERESA'S COMMENT, BEFORE YOU GET REAL FOR ALONG FROM A HISTORIC PRESERVATION STANDPOINT, BE LIKE A MEMORY PRESERVATION AS SUGGEST YOU TAKE A PICTURE OF IT AND SOMEHOW COME UP WITH THE HISTORY OF THE BUILDING AS IT IS, AND HAVE SOME SORT OF FRAMED ARTWORK SO WHEN PEOPLE COME IN THEY CAN SEE WHAT IT WAS AND HOW CLOSE IT IS TO NOW AND YOU WANT TO FRAME IT IN OLD BRICKS OR OLD SIDING I DON'T CARE A COULD DO THAT. JUST SOME WAY TO INCORPORATE SOMETHING LIKE THAT. I THINK THAT WOULD BE A NICE WAY TO PRESERVE THE HISTORY OF THE SPOT THANK YOU. 
          >> AS YOU GUYS KNOW, FULL INTENTION TO MAINTAIN THE BUILDING. WE FELL IN LOVE THAT I GREW UP IN CARMEL I'VE SEEN FOR YEARS. SO EVERYTHING THAT WE ARE DOING IS BECAUSE WE LOVE THIS HOME. AND WE HAVE TALKED ABOUT SALVAGING ALL OF IT AND PUTTING IT BACK ON THE FILE. 
          AND THE INTERIOR IS MUCH AS WE POSSIBLY CAN. 
          AND THAT IS WHY WE ARE COMMITTED TO SPENDING THE TIME AND THE RANGELAND THE WAY IS SET FOR 123 YEARS. 
          >> CAN WE HAVE A FIRST SECOND IN UNOFFICIAL THIRD ALL THOSE OF FAVOR SAY HI, OPPOSE, MOTION CARRIES. 
          [2. Plan Commission to ratify City Council amended version of Resolution CC-11-17-25-03  PC Docket No. PZ-2025-00125 CPA: US-31 Subarea Plan Comprehensive Plan Amendment ]
OKAY THAT TAKES IS ITEM NUMBER TWO PLAN COMMISSION TO RATIFY CITY COUNCIL AMENDED VERSION OF RESOLUTION CC-11-17-25-03 PC DOCKET NUMBER PC-2025-00125, CPA U.S.-31  SUBAREA PLAN COMPANY HAS A PLAN TO MEMO. THE APPLICANT SEEKS TO AMEND THE CARMEL COMPRESSOR PLAN TO INCORPORATE NEW U.S. DIRTY ONE QUARTER SUBAREA. FILED BY THE CARMEL DEPARTMENT OF COMMUNITY SERVICE ON BEHALF OF THE COMMON PLAN COMMISSION. 
          >> GOOD EVENING DEPARTMENT OF COMMUNITY SERVICES, BACK AGAIN WITH U.S. 31 SUBAREA PLAN. WE TALKED ABOUT AT THE LAST FOUR LANDING COMMISSION MEETING SOME OF THE CHANGES THAT THE CITY COUNCIL HAD MADE TO THE PLAN FOR THE SUBAREA PLAN. 
          AND I WILL NOT REHASH ALL OF THOSE THIS EVENING. 
          HOWEVER THEY WERE THERE WERE KIND OF TWO PHASES TO THE DISCUSSION AT CITY COUNCIL. FIRST WAS THE STRENGTHENING AND BOLSTERING OF THE RESIDENTIAL PRESERVATION AND NEXT TO THE BOUNDARY. THE FEW CHANGES TO THE BOUNDARY ITSELF, AND THEN THE NEXT PART OF THE DISCUSSION. 
          TOO MAKING SURE THE PLAN DOES HONOR AND SIGNAL THAT THE U.S. 
          31 CORE DOOR IS OPEN TO DEVELOPMENT AND REDEVELOPMENT AS NECESSARY. THE DISCUSSION AT THE FULL PLAN COMMISSION MEETING, WAS MOSTLY TO HAVE MORE INFORMATION ABOUT THE A GOT REQUEST TO TALK MORE ABOUT THE TRANSITION AREA. 
          AND HOW THAT WOULD HOW THOSE MORE DETAILED ABOUT THOSE 
          [00:30:02]
OVERLAY INTO THE SUBAREA PLAN BOUNDARIES. 
          SO I WILL START WITH THAT AND CERTAINLY WE CAN TALK ABOUT ANY OTHER QUESTIONS OR CONCERNS THAT YOU MAY HAVE. 
          SO, I HAVE GONE STRAIGHT TO THIS PAGE 23 OF THE SUBAREA PLAN. 
          WHERE THE NEW DESIGNATIONS WERE ADDED FOR CORE DOOR RESIDENTIAL IN THE TRANSITION AREA. SO THE TRANSITION AREA LANGUAGE FALLS ACROSS THE BOTTOM OF THE FIRST COLUMN AND PRETTY MUCH THE TOP HAVE OF THE SECOND COLUMN. SO THAT IS WHERE THE LANGUAGES. 
          LET ME GO TO THE MAP ITSELF, BECAUSE I THINK THAT WAS PERHAPS WHERE MORE OF THE QUESTIONS REMAINED. 
          THIS SUB AREA PLAN MAP. IT IS ORIENTED NORTH AS TO THE LEFT IS DRAWN TO SCALE HERE. SO IF I ZOOM IN, CLOSE BY TO THE THIS HATCHING FOR INSTANCE. IT REPRESENTS THE TRANSITION AREA. SO, THIS HATCHING IS DRAWN TO SCALE. IT IS MEASURED 300 FEET FROM THE RESIDENTIAL PROPERTY LINE. SO YOU CAN SEE IN THIS AREA, WHERE IT IS PROPERTY LINE TO PROPERTY LINE SO THIS GOES THIS TRANSITION AREA FALLS PRETTY FAR IN THIS PARTICULAR PROPERTY. 
          BUT YOU ALSO SEE OTHER AREAS WHERE IT DOESN'T LOOK QUITE AS WIDE AND THAT IS BECAUSE WITH BEING MEASURED AGAINST RESIDENTIAL PROPERTY LINES YOU ARE ALSO ACCOUNTING FOR A STREET SUCH AS ILLINOIS STREET THAT MIGHT BE BETWEEN THAT RESIDENTIAL PROPERTY LINE AND SO I JUST WANT TO POINT OUT IT LOOKS LIGHTER IN SOME AREAS THAN OTHERS. 
          PART OF THAT 300 FEET MIGHT INCLUDE A STREET. 
          ACTUAL DEVELOPMENT AREA ITSELF POTENTIAL DEVELOPMENT AREA MIGHT NOT BE AS EFFECTIVE AS QUICK AS MUCH. 
          THE NEXT PAGE IS PROBABLY I AM ZOOMED INTO FOUR I APOLOGIZE. 
          THERE IS A BETTER EXAMPLE ON THE FOLLOWING PAGE ON THE SELF AND. 
          ON THIS CORNER FOR INSTANCE. THERE APPEARS TO BE A WIDE RIGHT OF WAY, SO THAT 300 FEET DOES NOT FALL AS CLOSE TO THE OTHER SIDE OF THE STREET IN THE SUB AREA BOUNDARY. 
          OR ALONG FOR 65 FOR INSTANCE, THE RESIDENTIAL PROPERTY LINE OF COURSE IS ON THE NORTH SIDE OF 465 SO MEASURING 300 FEET FROM THAT, DOESN'T YOU KNOW IT ENCOMPASSES ALL OF 465 AND DOES NOT GO VERY FAR BEYOND THAT. SO ALL OF THAT TO SAY IT IS 300 FEET MEASURED TO SCALE, BUT IT LOOKS LIGHTER AND OUR AND CERTAIN AREAS DEPENDING ON WHERE YOU ARE LOOKING. 
          SO, I WON'T BELABOR THAT POINT ANYMORE. 
          AS YOU MOVE ALONG THE CORRIDOR YOU CAN SEE, YOU CAN SEE WHERE THAT HELP FAR INTO SUB AREA BOUNDARY THAT AFFECTS AND I ALSO WANT TO POINT OUT THE TRANSITION AREA AGAIN IS NOT A DEVELOPMENT FREE AREA. IT IS NOT A A BUFFER, IT IS NOT A IT DOESN'T PROHIBIT DEVELOPMENT BUT IT DOES SPECIFY IT CERTAIN THINGS THAT SHOULD BE CONSIDERED FOR THE TRANSITION. 
          THE MEDIA ZOOMED OUT TO THE PROPER SORRY, SO THE 
          [00:35:01]
CONSIDERATIONS ARE FILLED IN HEIGHT, LONG STRETCHES OF CAN TENUOUS FAÇADE, AND CONSIDERATIONS FOR WIDENING LANDSCAPE BUFFERS AND COMPATIBLE USES WIDER SETBACKS AND INCREASED LANDSCAPING. SO THAT IS MORE DETAIL ABOUT THE TRANSITION AREA ITSELF. AND THEN THE FINAL THING I WANT TO ADD IS ANDY DEVELOPMENT THAT ALREADY HAS A BEST OF RIGHT SORT OF SPEAK OR THE DEVELOPMENT THAT IS ALREADY ADOPTED. 
          CAN STILL DEVELOP UNDER THAT DEVELOPMENT AS IT WAS ADOPTED. 
          WHERE THIS TRANSITION AREA FOR EXAMPLE COULD COME INTO PLAY IS IF THERE IS A NEW DEVELOPMENT PROPOSED. 
          FOR A POD IS PROPOSED FOR AN AREA THAT CONTAINS THIS TRANSITION AREA THE PLANNING COMMISSION AND CITY COUNCIL CAN LOOK AT THESE TRANSITION AREA THIS GUIDANCE TO HELP SHAPE WITH THE NEW PUD LOOKS LIKE OR AN AMENDED PUD LOOKS LIKE. 
          AND THEN ON THE SIGNALING FORT R DEVELOPMENT AND REDEVELOPMENT SIDE OF THINGS ALSO ON THE MAP ARE SEVERAL PRIORITY DEVELOPMENT AREAS AND WHICH THE THERE IS LANGUAGE IN THE DOCUMENT TO ACKNOWLEDGE THESE AREAS AND SIGNAL WE UNDERSTAND THAT THESE TO BE FLEXIBILITY HERE TO BALANCE THE OPPORTUNITY FOR DEVELOPMENT IN THE AREAS ALONG WITH THE TRANSITION AREA GUIDANCE. I THINK THAT COVERS THE POINTS THAT I WANTED TO MENTION ABOUT THE TRANSITION AREA. 
          AND I AM HAPPY TO ANSWER ANY ADDITIONAL QUESTIONS THAT YOU MAY HAVE ABOUT ANY OTHER AMENDMENT THAT YOU HAVE TIME TO ABSORB. THANK YOU. 
          >> WE DON'T SETBACKS AFTER COMMENTS RIGHT? ANY COMMENTS OR QUESTIONS GOING CHRISTINE. 
          >> AND JUST TOUCH ON BOTH OF THEM THANK YOU. 
          ON THE 300-FOOT TRANSITION AREA, IT IS SO MUCH MORE CLEAR WHEN YOU SHOW THE BIG MAP AND YOU WALK THROUGH IT. 
          BUT IT WAS NOT SUPER CLEAR I JUST READ THE TEXT OF THE REVISED CONFIDENTIAL PLAN AND WONDERING IF WE SHOULD ADD LANGUAGE THAT CLEARLY STATES THAT 300-FOOT TRANSITION THE MEASUREMENT STARTS AT THE ADJACENT RESIDENTIAL PROPERTY LINE, BECAUSE AS YOU GO THROUGH IT AND LOOKING AT THAT, YOU KNOW I FIRST READ IT I WAS THINKING IT WAS GOING TO BE 300 FEET TOTAL. WHICH IN SOME PLACES IT IS NOT, IT COULD REALLY, REALLY STIFLE ANY REDEVELOPMENT ACTIVITY IF IT IS MOST OF THE PARCEL BUT IT LOOKS LIKE IT IS NOT GOING TO BE MOST OF THE PARCEL SO DO WE NEED TO ADD CLARITY ON THAT? AND I WILL DEFER THAT TO THE REST OF MY TEAM ON THAT ONE. 
          AND THEN WILL I WILL PAUSE THERE BEFORE AS MY SECTION ONE IS ABOUT THE PUD DOES THAT MAKE SENSE TO ADD THEIR FINE LANGUAGE WHERE WE START THE MEA MEASURE E 300 FEET IT'S REALLY CLEAR. 
          OTHERWISE WE CAN HAVE A LOT OF QUESTIONS DOWN THE ROAD FROM FUTURE ADDITION OR WHERE IS A 300 FEET? SO I THINK IT MIGHT BE WORTH JUST ADDING CLARITY IN THE TEXT SAYING THAT MEASUREMENT STARTS AT THE PROPERTY LINE OF THE ADJACENT RESIDENTIAL. THAT SOUNDS LIKE THAT WAS THE 
          INTENT. >> YES, THAT IS WHAT WE DISCUSSED AT THE COUNCIL LEVEL. DOES THAT MAKE SENSE? 
          >> I THINK IT MAKES SENSE. >> OKAY THE SECOND QUESTION WAS ON DPD LANGUAGE. THIS IS ANOTHER AREA WHEN I READ IT AM HAVNG A HARD TIME MAKING SENSE OF IT I THINKING THE INTENT IF YOU GO TO THE PARAGRAPH WHERE IT STARTS TALKS ABOUT THE EXISTING PUD. YEAH, SO THAT PARAGRAPH IS REVISED. SO, IF I AM READING THAT WHOLE PARAGRAPH THIS TWO QUESTIONS ON IT THE PART THAT IS MULTICOLORED THAT BASICALLY SAYS THE INTENT OF THE CITY IS TO PRESERVE THE 
          [00:40:03]
STRUCTURE, REGULATIONS, FRAMEWORK, OF THE ESTABLISH PD THAT HAVE BEEN APPROVED, AT THE DATE OF THE ADOPTION PLAN. 
          EXCEPT FOR THOSE DEEMED A PRIORITY DEVELOPMENT SO WHEN I READ THAT I INTERPRET THAT JUST LOOKING AT THE FACE THAT THAT MEANS THAT THIS IS A PRIORITY DEVELOPMENT THEN WE ARE NOT CONCERNED ABOUT THE PUD'S CAN BE FLEXIBLE BUT IF IT'S NOT A PRIORITY DEVELOPMENT WE ARE GOING TO HOLD YOU TO THE TEXT TO THE PUD. THAT'S HOW IT READS I DON'T KNOW IF THAT'S THE INTENTION WHERE IS THE REALITY IS THE PUD'S ARE ZONING RIGHT NOW. SO FOR ANYBODY TO CHANGE THAT ZONING THERE WOULD NEED TO GO THROUGH THE PROCESS WHETHER THREE ZONE OR PLANNING COMMITTEES IS THE COUNCIL, BUT IS THAT THE INTENT OF THAT TO SAY BASICALLY WE ARE VERY MUCH COMMITTED TO THESE PRIORITY SITES OF REDEVELOPMENT. 
          WE DON'T HAVE AN OPINION YET? I THINK THAT SAME MO IS A MORNIT THERE MIGHT BE DIFFERENT INTENT. IF THAT IS WHAT'S MEANT THAT'S 
          HOW I'M READING IT. >> THAT IS HOW I WOULD SAY THE INTENT OF THIS DISCUSSION WENT AT THE CITY COUNCIL LEVEL. 
          AS THE DISCUSSION EVOLVED OVER CITY COUNCIL. 
          THEY REALLY STARTED WITH ALL OF THE NEIGHBORHOOD PROTECTIONS AND THEN AS I MENTIONED, WE KIND OF STEPPED BACK TO TRY TO BRING THAT BALANCE BACK AND MAKE SURE IT DOES SIGNAL THE DEVELOPMENT IS REALLY THE GOAL OF THIS PLAN. HOWEVER WE NEED TO BE COGNIZANT OF THE RESIDENTIAL SO THAT PARTICULAR PARAGRAPH WAS AMENDED MORE TOWARDS THE AND AS A WAY TO SAY HEY, WE KNOW THAT THERE ARE AREAS THAT ALREADY HAVE THIS EXISTING PUD. 
          NEED TO BE REDEVELOPED AND WE DON'T WANT TO STIFLE THAT FLEXIBILITY. SO, YES THE WEIGHT YOU READ IT IN BELIEVE IS THE INTENSE, AND OUT OF COUNSELOR AIRS JUMP IN IF SHE REMEMBERS ANYTHING DIFFERENT. 
          BUT YOU ARE ALSO CORRECT ANY CHANGE ANY PROPOSED CHANGE WOULD NEED TO COME BACK THROUGH THE ENTIRE PROCESS IF THERE IS ALREADY AN EXISTING PD AND IT WANTS TO BE AMENDED, THAT IT DOES HAVE TO COME BACK HERE AND GO TO THE CITY COUNCIL FOR A REVISION. I WILL. 
          >> I WILL OPEN UP THAT FROM CONSULTATION, SINCE I AM ON THE PD LET ME ADD THIS TO THE NEXT PART OF THE CONVERSATION ON THE NEXT SESSIONS. ANY FUTURE AMENDMENTS TO EXISTING PUD'S RESIDENTIALLY ZONED AREAS THAT INCLUDES IT SHOULD BE ADHERED TO THE PD ORDINANCES I'M HAVING A HARD TIME CHECKING THAT. AN AMENDMENT WOULD BE TO CHANGE THE EXISTING PD BUT NOW THEY'RE SAYING HERE MUST ADHERE TO THE ORIGINAL PART OF THE PD. SO I GUESS I WANT TO HAVE A CONVERSATION IS WHAT IS THE INTENT OF ALL THIS AND MAKE SURE WE GET THIS CLEARLY DRAFTED. SO, I GUESS COUN COUNSELORS YOUE THERE IF YOU CAN KIND OF MAYBE SHARE WHAT CITY COUNCIL WAS 
          THINKING? >> I THINK GOING BACK TO LAND USE AND HAVING DISCUSSIONS WITH THE NEIGHBORS. 
          ON THE WEST ON ILLINOIS, BASICALLY THIS WORDING WAS TO PROTECT THOSE NEIGHBORS SPECIFICALLY. 
          SO I THINK THAT IS WHY WE CHANGED THAT ONBOARDING. 
          ZACHARY, AFTER HAVING THE TOWN HALL MEETING OR WENT TO THE RESIDENCE AND DISCUSSED WITH THEM COUNSELOR L LOGAN SNYDER AD GO SHE. THIS MAY BE SPLITTING HAIRS, BUT DEFERRING DEEMED IS A DESIGNATED? IS IT DESIRED? PLANNED? 
          DETERMINED? >> I AM STILL LOOKING FOR THE WORD DEEMED. ALMOST HALFWAY UP. 
          NOT PURPLE OR PINK. >> EXCEPT FOR THOSE DEEMED 
          [00:45:01]
PRIORITY DEVELOPMENT SITES ON PAGES 24-25. 
          >> SO WHAT IS DEEMED MEAN? DESIGNATED, MAP? 
          >> INTERPRETATION THAT'S WHY AM ASKING. 
          >> I THINK THE INTENT OF THAT WAS ONLY IF IT IS SHOWN ON THE MAP. AS A PRIORITY DEVELOPMENT SITE. 
          >> USING DESIGNATED. >> I AM OKAY WITH THE WORD DEEMED. BREAK IT UP INTO TWO PARTS THE FIRST IS THE FIRST SENTENCE, WHERE IT IS THE INTENT TO PRESERVED THE STRUCTURE OF EXISTING PD'S FOR PRIORITY SITES ONLY. IS HOW THAT READS. 
          I MEAN, IF THAT WAS THE INTENT OF WHAT THE CITY COUNCIL TRYING TO ACCOMPLISH THAT IS WHAT THAT SAYS. 
          THE SECOND SENTENCE THOUGH TALKING ABOUT ANY FUTURE AMENDMENTS HAVING TO COMPLY WITH THE EXISTING PD'S, THAT I FEEL LIKE REALLY NEEDS SOME REWORKING, BECAUSE OF THEY SAID THE WHOLE POINT OF THE AMENDMENT IS TO CHANGE THE EXISTING PD'S. 
          SO, THAT COULD PROBABLY USE SOME EDITS, BUT WE'VE GOT TO MY 
          FELLOW COMMISSIONERS. >> THERE IS A GREAT.GO AHEAD. 
          >> IS A ECHO SOME OF THE COLEMAN'S MADE BY MY COLLEAGUES AT THING I AM STRUGGLING WITH 300 FEET IS THE SUDBURY PLAN IS REALLY POLICY, SO OUR WE PLANNING TO COME BACK AND UPDATE THE LAW BY THE ZONING ORDINANCE AT SOME POINT IN THE FUTURE. 
          IS REALLY HAVING ANY BUFFER IN THIS PLAN CAN BE IGNORED. 
          WHERE IF IT IS IN THE ORDINANCE IT IS HARDER TO DO THAT. 
          IT THEN REQUIRES THEM COMING BACK AND FORTH FOR ZONING VARIANCES OR LIVING THE PUD. THAT IS A PART I AM STRUGGLING WITH HERE. RIGHT AGAIN I FULLY SUPPORT NOT INCOMPATIBLE USES TO BE LOCATED NEXT DOOR. 
          BUT I AM CONCERNED THAT WE ARE CREATING SOMETHING THAT IS ALMOST A FALLACY BECAUSE AGAIN AT ANY POINT THIS COULD BE IGNORED THERE IS NO POLICY OR PROCEDURE IN ORDER TO COME IN BEFORE YOU DEVELOP SOMETHING. SO I GUESS MY QUESTION IS ARE 
          COMING TO CHANGE NUMBERS. >> YES THAT IS THE INTENT FOR THIS YESTERDAY ONE CORE DOOR AS WELL AS THE HOMEPLACE OVERLAY TO COME BACK THROUGH WITH AMENDMENTS THAT REFLECT THESE DOCUMENTS. SO WE CAN TOUCH ON AND GET INTO THE DETAILS OF THOSE WOMEN GET THE DO ORGANS PICK WE DID NOT WANT TO DO THE SIMULTANEOUSLY UNTIL WE TALKED ABOUT DOING DO E UTO AMENDMENT SIMULTANEOUS ALONGSIDE WE DECIDED IT WOULD BE BETTER TO GET THE SUB AREA PLAN IN SHAPE AND THEN REACT TO. 
          >> GREAT THANK YOU. >> I THINK ANY FUTURE AMENDMENTS TO THE EXISTING PD'S, I THINK THE MAIN THE EMPHASIS ON THAT ON THOSE SENTENCES THOSE ADJACENT TO EXISTING GRIZZLY RESIDENTIALLY ZONED AREAS OR THOSE INCLUDED AS A RESIDENTIAL COMPONENT. I THINK THAT THEY WERE WHAT THEY WANTED TO ADHERE  THEIR COUNSEL WANTED TO ADHERE TO THE ADOPTED VERSION OF THOSE BUT, I CERTAINLY UNDERSTAND. 
          >> SO IS THE EDIT VERY SIMPLY TO STRIKE AT HEARING FUTURE MEMBERS TO EXISTING PD'S EXISTING RESIDENTIAL ZONED AREAS. 
          THAT INCLUDE COMPONENTS STRIKE SHOULD ADHERE TO PD ORDINANCES RICHER REGULATIONS BECAUSE THAT IS CONTRADICTORY. 
          NEEDS TO GET TO THE POINT OF THE END. 
          REPLACE THE RESIDENTIAL AREAS INCLUDING TRANSITION LANDSCAPING ET CETERA. ACCOMPLISHING THE INTENT OF WHAT THEY ARE TRYING TO DO WITHOUT HAVING THAT CONTRADICTION. 
          [00:50:02]
          A SUGGESTION. >> I AM GOING TO PONDER THAT FOR 
          A SECOND PERIOD. >> I DON'T MEAN TO PUT YOU ON 
          THE SPOT. >> I THINK I HAVE BEEN ANSWERING MY QUESTIONS AS I HAVE BEEN LISTENING HERE. 
          SAFE TO ASSUME THE THREE-STORY HEIGHT RESTRICTION DETAILS AND LONG STRETCHES OF CONTINUOUS FAÇADE IS SPELLED OUT WITH THE PUD OR YOU DO CORRECT? OR DO WE NEED TO HAVE A HEIGHT RESTRICTION WITHIN THE DOCUMENT? IS THE THREE-STORY BUILDING AT 15 FEET PER STORY OR THAT WILL BE SPELLED OUT IN THE PUD? 
          >> TYPICALLY THOSE KIND OF STANDARDS WITHIN PUD'S WHEN THEY ARE DRAFTING, AND THE INTENT WAS THE PUD'S REVISED BE DRAFTED WITH THE SUB AREA PLAN IN MIND. BUT TO JONATHAN'S POINT IF WE ARE IF THESE METRICS ARE ONLY LISTED IN A CONFERENCE IN PLAN DOCUMENT A CONFERENCE IN PLAN DOCUMENT IS ONLY MERELY A GUIDE THAT THE PLAN COMMISSION AND THE CITY COUNCIL NEEDS TO PAY REGARD TO. AND LESS THOSE SPECIFIC METRICS ARE REFLECTED IN THE YOU DO, OR IN A PUD, THEN THEY ARE NOT 
          REGULATORY. >> YOUR ANSWERING THE QUESTIONS. 
          MAKE SOME CLARIFICATION ON THAT. WAS THERE ANY OTHER QUESTIONS OR COMMENTS OR CONCERNS? I GUESS THAT IS A GREAT QUESTION HOW DO YOU WANT TO MODIFY THIS? HOW DO WE NEED TO TAKE COURSE ACTION ON THIS AS WE MOVE FORWARD? 
          >> IF THERE ARE SUGGESTIONS BEING MADE TO REVISE THE DOCUMENT, TECHNICALLY IT HAS TO GO BACK TO CITY COUNCIL WITH THIS APPROVAL THAT SOUNDS VERY ONEROUS AND NEGATIVE, BUT THAT IS HOW THE STATE STATUTE READS. IT IS APPROVED, DISAPPROVED OR NO ACTION. HOWEVER WHAT WE HAVE DONE THIS BEFORE, WE DON'T DO IT OFTN BUT WHEN IT IS HAPPEN, WE SEND IT BACK WITH A REPORT TO SAY THE PLAN COMMISSION DISAPPROVED THE CHANGES. HOWEVER, PLEASE CONSIDER THESE PARTICULAR MODIFICATIONS AND THEN I AND MY PRESENTATION CAN BE VERY CLEAR, THAT IT IS NOT MALICIOUS IT IS JUST WHAT WE HAVE TO CALL IT. SO I DON'T KNOW IF I HAVE THE EXACT LANGUAGE PROPOSAL WORKED OUT PARTICULARLY WITH THIS COMMUNITY. BUT I ASSUME THEY UNDERSTAND WHAT THE INTENT IS AND IF IT IS OKAY I CAN WORK WITH COMMISSIONERS COMMISSIONER, ZOCCOLA TO POLISH THAT A BIT. 
          >> IF YOU GUYS ARE ALSO GOAL COME TO BULL DOES IT MAKE SENSE 
          TO ALL WHAT I AM SAYING? >> YES. 
          >> AGREE WITH YOUR LOGIC THERE. >> I THINK IT MIGHT BE CONFUSING 
          SO. >> THE REASON WE AS FIST COME BACK TO COMMITTEE SO WE COULD BE GOOD STEWARDS OF THE FINAL DOCUMENT. SO MY QUESTION IS RATHER THAN SENDING IT BACK WITH A DENIAL, AND A FRIEND THE RECOMMENDATION, CAN WE TAKE NO ACTION ON IT WITH REQUESTS TO COUNSEL TO DO THAT AND BRING IT BACK TO US? SO THAT ON RECORD IT DOES NOT 
          LOOK LIKE WE REJECTED IT. >> I GUESS I WILL LOOK AT ALLIE, 
          NO ACTION. >> I AM READING THROUGH THIS 
          RIGHT NOW. >> WIRED THAT DOES NOT TRIP OFF OF THE TONGUE EASILY WHILE SHE IS RESEARCHING DO YOU HAVE LANGUAGE DO YOU HAVE AT LEAST DRAFTED IN YOUR MIND THE TWO RECOMMENDATIONS THAT YOU MADE. BECAUSE I THINK THERE IS A 
          [00:55:03]
CONSENSUS THAT WE ALL AGREE WITH YOU. 
          >> GIVE ME ONE MINUTE. >> MAYBE IT DOES NOT NEED TO BE SPELLED OUT RIGHT NOW FOR SENDING IT BACK TO OURSELVES. 
          >> DISAPPROVAL WITH COUNSEL WE CAN TAKE NO ACTION AND ASKED TO SPEAK AGAIN AT THE NEXT MEETING OR WE CAN IMPROVE AS PRESENTED 
          THOSE ARE THREE OPTIONS. >> I BELIEVE THOSE ARE THE THREM 
          HEARING. >> WE DON'T KNOW IF THE SECOND ONE IS AN ACTUAL OPTION YET THOUGH? I'M NOT TRYING TO PUT YOU ON THE SPOT. 
          >> JUST GIVE ME ONE SECOND,. >> HOW DO YOU HAVE ANY JEOPARDY MUSIC YOU CAN PUT ON. OKAY THANK YOU. 
          >> YES SO IT TRULY IS ACCEPTING THEM AS IT IS WRITTEN, REJECTED, AND SUGGEST THE LANGUAGE OR NO ACTION IN THAT CASE. 
          AFTER SO LONG COUNSELS COUNSEL'SAMENDMENTS WOULD TAKE . 
          >> SO WE HAVE TWO OPTIONS. >> PROCEDURAL QUESTIONS SO IF WE TOOK NO ACTION CAN TAKING NO ACTION MEAN TO DEFER TO THE NEXT MEETING? AND HAVING THE REVISED LANGUAGE THAT WE PREFER DRAFTED SO THAT THAN IF WE MAKE A HIS WHAT I AM TRYING TO AVOID. I'M TRYING TO REBOARD REJECTING YOU AND SAYING HERE GO FIXES BECAUSE IT SOUNDS LIKE THEY DID NOT DO A GOOD JOB. EVERYBODY WHO'S WORKED ON THIS IS DONE A WONDERFUL JOB I THINK THAT HAS TO BE CLEAR THAT THIS REPRESENTS AN AWFUL LOT OF WORK. I WOULD PREFER THAT WE HAD HERE THE RECOMMENDATIONS THAT WE WANT WHY WE WANT THEM, AND WE ARE SENDING IT BACK TO COUNSEL WITH THESE RECOMMENDATIONS FOR FINAL 
          WORDSMITHING. >> IS PRETTY MUCH REJECTION OF 
          THE AMENDMENT. >> YES, IS THERE A TIME IS THERE A SENSE OF URGENCY THAT IS MY QUESTION? 
          >> SO, THIS ACTION OR NO ACTION NEEDS TO BE TAKING PLACE WITHIN 60 DAYS. WHICH IS JUNE 19. 
          SO THAT FALLS AFTER THE JUNE 16TH PLAN COMMISSION MEETING. 
          SO, THERE IS TIME TO WORK OUT WHAT THE EXACT SUGGESTED REVISIONS ARE. HOWEVER IT WOULD STILL, IF THE PLAN COMMISSION SENDS BACK REVISIONS IT IS STILL 
          TECHNICALLY A DISAPPROVAL. >> I WILL ASK THIS QUESTION IF WE REJECTED TONIGHT, BEFORE IT GOES FROM THIS DECISION TONIGHT BACK TO THE COUNCIL CAN THE SUGGESTED WORDING THAT WE PREFER BE PREPARED TO SUBMIT ALONG WITH IT? 
          >> IF WE WERE TO REVISE THIS A SLIGHT REVISION THAT WE GOING TO THINK LIKE TO BE MORE CLEAR, BUT WE CAN ALL DISCUSS IS IT WORTH IT? SO, HERE WE GO. 
          ANY FUTURE AMENDMENTS TO THE DISTANT PD ADJACENT TO EXISTENT RESIDENCIES ON AREAS AND THOSE IMPROVEMENTS ESSENTIAL COMPONENTS. OR REJECTABLE EDO STANDARDS AND REQUIREMENTS SHOULD STRIVE TO COMPLY WITH STANDARDS RELATED TO THE PRESERVATION OF THE PLACE AND RESIDENTIAL AREAS INCLUDING TRANSITION LANDSCAPING SETBACK HEIGHT, NOISE AND OTHER REQUIREMENTS. I WE WORKED IT AND JUST DELETED A WORD AND ADHERE TO COMMITTEE ORDINANCES ORIGINAL REQUIREMENTS. SO IF I WAS WRITING IT THAT'S HOW I WOULD WRITE IT. A LITTLE BIT MORE CLEAR AND CATCHES THE INTENSE. BUT WE DON'T HAVE THAT CONTRARY THINK SAYING AMEND 0 NO YOU CANNOT AMEND. 
          SO THE QUESTION IS THAT CLARITY IS THAT WORD AND DEFINITELY BE IMPROVED, AND IN THE PAST WE HAVE SENT THOSE TYPE THINGS IN THE CONFERENCE PLAN. WE SENT EXACTLY THOSE EDITS BACK TO THE CITY COUNCIL. AND, NO DRAMA. 
          THEY ACCEPTED OUR EDITS AND THAT WAS IT. 
          SO, I THINK YOU BE MORE CLEAR, BUT IS THAT WORTH IT? ALTERNATE OVER TO THE CHAIR PEOPLE. 
          >> I THINK THE CITY COUNCIL IS ALWAYS UP FOR A FUN INTERESTING CHALLENGE. AND WE REALLY HAVE WORKED HARD 
          [01:00:03]
ON THIS. YOU GUYS ALL HAVE LAND-USE AS, ADRIAN, YOU HAVE A LOT OF WORK HAS BIS BEEN PUT INTO THE THIS.T 
          >> JUST BEHIND THE MIKE'S IS A LOT OF WORK IS BEEN PUT INTO THIS AND I AGREE WITH HIM ON THAT. 
          SO I GUESS I WOULD ASK FOR A MOTION TO REJECT. 
          >> WE HAVE GOT TO SESSIONS. SO I WILL MOVE THAT WE RECOMMEND THAT REWRITING OF THIS SECTION, AS STATED BY THE COMMISSION 
          CHAIR. >> DO WE NEED TO MOTION THAT? 
          >> WELL I THINK FOR THE RECORD WE NEED TO AGREE THAT THAT IS THE PREFERRED WORDING THAT WE WANT TO SUBMIT. 
          I CAN E-MAIL IT TO AD ADRIENNE E SURE THAT SHE LOOKS AT IT. 
          BUT DO WE IS IS THE ON THE ONE TO BE SENT BACK? I GUESS NOW THAT WE UNDERSTAND WHAT IT MEANS IF IT HAS TO BE CLARIFIED IN THE YOU DO, IT COULD BE CLARIFIED THERE. 
          DO WE ALSO WANT TO ADD? NOTES CAN BE SENT BACK TO WANT TO CLARIFY THE OTHER SPOT THIS IS 300 FEET IS GOING TO BE MEASURED FROM THE PROPERTY LINE AT THE ADJACENT OKAY? SO WE WILL SEND ABOUT FOR THOSE TWO RECOMMENDATIONS. 
          >> IT CAN BE ONE MOTION AS LONG AS THAT YOU HAVE REJECT THE AMENDMEMBERS BY COUNSEL AND WHAT LANGUAGE YOU'RE GOING TO BE 
          RECOMMENDING. >> THAT COMES BACK TO MY I THINK WE NEED TO AGREE ON WHAT WE WANT TO RECOMMEND. 
          >> CHRISTINE JUST PRETTY MUCH SAID THAT. 
          TWO WE ALL AGREE ON THAT THOSE TWO? 
          >> >> I AGREE REGISTER NOT A FORMAL 
          MOTION. >> MY QUESTION WOULD BE THIS, IF I MOVED TO REJECT THE PLAN AS SUBMITTED BY COUNSEL WITH THE RECOMMENDATIONS THAT THE TWO SECTIONS FOR THE MOMENT IN QUESTION BE REWRITTEN AS STATED BY THE COMMISSION CHAIR WOULD THAT BE A PROPER, WITH THAT GET IT? 
          >> YES THAT WOULD SATISFY THE REQUIREMENTS. 
          >> WE HAVE A MOTION, THEN I SO MOVE. 
          >> TOO HAVE A SECOND? >> THE FILL IN THE BANKS WOULD BE THE THINGS THAT CHRISTINE SAID. 
          >> I WILL HAND WRITE IT. >> OKAY. 
          WE HAVE A MOTION IN THE SECOND ALL THOSE IN FAVOR AND SENDING FOR SAY AYE, AND HE OPPOSED? MOTION CARRIES. 
          ALL RIGHT AND THAT WILL DO IT. OUR NEXT MEETING WHEN HIS NEXT FULL PLAN COMMISSION MEETING? IT IS JUNE 16, CITY HALL 6:00 O'CLOCK
* This transcript was compiled from uncorrected Closed Captioning.