Plan Commission (PC)

ZIONSVILLE PLAN COMMISSION MEETING RESULTS AUGUST 17, 2020 AT 7:00PM The August 17, 2020 Plan Commission meeting was held in person at: BOONE COUNTY 4-H FAIRGROUNDS Farm Bureau Community Building ADDRESS: 1300 E 100 S. LEBANON, IN 46052 Face Covering are required & Social Distancing were practiced Limited seating was available The following items were scheduled for consideration: I. Pledge of Allegiance II. Attendance III. Approval of the January 21, 2020 Meeting Memo, April 20, 2020 and June15, 2020 Plan Commission Meeting Minutes IV. Continuance Requests Petition Docket Project Address of Estimated Start Item to be Considered Number Name Project Time: Request by Staff to be continued to the September 21, 2020 Plan Commission Meeting Block P3 Overley 7 in Favor Overley 7:10pm 2020-25-DP Worman 0 Opposed Worman Park Petition for Development Plan approval to allow for the Park construction of a 47 +/- recreation park named Overley Worman Park V. Continued Business Petition Docket Project Address of Estimated Item to be Considered Number Name Project Start Time: Withdrawn by Petitioner 8175 & 7:15pm 2020-10-Z Windhaven 8775 W. Petition for Zone Map change to rezone 24.283+/- acres from Oak Street the Rural (R1) Residential Zoning District to the (PUD) Planned Unit Development Zoning District  VI. New Business Docket Project Address of Item to be Considered Number Name Project Continued to the September 21, 2020 Plan Commission Meeting 8901 and 7 in Favor Russell 8:15pm 2020-24-Z 9085 E. 0 Opposed Oaks Oak Street Petition for Zone Map Change to rezone 31.671 +/- acres from the Rural (R1) Residential Zoning District to a Rural (R2) Residential Zoning District Approved with Conditions Holliday 7 in Favor Farms 3900 S. 8:45pm 2020-26-PP 0 Opposed Section U.S. 421 Petition for Primary Plat with waivers approval to provide for 3 34 Lots in the (PUD) Planned Unit Development Approved with Conditions Holliday 7 in Favor 8:45pm Farms 3900 S. 0 Opposed 2020-27-DP Section U.S. 421 Petition for Development Plan approval to provide for the 3 development of a 29.252 acre site into 34 lots in the (PUD) Planned Unit Development Zoning District VII: Other Matters to be considered Address of Docket Number Name Item to be Considered Project None at this time Respectfully Submitted: Wayne DeLong, AICP, CPM Director of Planning and Economic Development August 19, 2020 Zionsville Plan Commission August 17, 2020 In attendance: David Franz, Josh Fedor, Jeff Papa, Larry Jones, Mary Grabianowski, George Lewis, Sharon Walker. Staff attending: Dan Taylor, Wayne DeLong, Roger Kilmer, and Janice Stevanovic. Franz I will call the meeting to order. All seven members of the Commission are present. I would note that minutes for January 21, April 20, and June 15 have not been prepared and presented to us. The minutes for July 20, 2020 are before us. Are the any questions? Is there a motion? Walker I move we approve the July minutes. Grabianowski I second. Franz It has been moved and seconded that the July minutes be approved. All those in favor say aye. All opposed? The motion passes 7-0. Franz We also have been made aware of a request for a continuance of the Overley Worman Park. Is there a motion? Papa I move that we continue the case. Lewis I second. Franz All those in favor say aye. All opposed say nay. The motion passed 7-0. Franz The first item of Old Business is Case number 2020-10-Z, Windhaven. Is the petitioner prepared to present? Isaacs Good evening. My name is John Issacs, for the developer. With me this evening is _____ from ___ in Avon. I thank you for the time this evening. I note the Commission has a big agenda on this evening. We hereby withdraw our request for a proposal that we did for you this evening. I apologize for this late notice. This was a decision made late this afternoon after review of remonstrance letters that we have received, the staff report that we received on Thursday of last week. I was under the impression after many discussions that we have had ____ last couple of years with the Town administration that proposed development was desirable for this location. To date, the petitioner has spent nearly $100,000 on the zoning process including creation of the site plan. You can imagine they were as frustrated as well with the result of the zoning process. None of the neighbors, fire marshal, Town engineer and planning staff gave us clear indication that that our proposal was not viable. This was not the process that the Town desires based on the staff report we received late this afternoon. We would appreciate feedback from the Commission as a lot of us do so, we can review our proposal and study the site to see if there is development that finally makes sense to everyone. If we could find a solution we wouldn’t have any problem with that timing. If and when we do buy it, we would and before we move forward. Thank you for your time this evening and I look forward to working with you on other projects in the future. Thank you. Page 1 of 15 Zionsville Plan Commission August 17, 2020 Franz Thank you. Is there a motion required or just consensus? Would anyone like to comment? Is that acceptable? Taylor Yes. Franz Okay. Jones I think the core concern that number units on the site. Will this work on this road. Last meeting we noted the density of the number of homes. I recall prior to the situation and I asked at that time, what was the appropriate use of this property and they said, you know, a residential subdivision. I think if it came in with density comparable to the adjacent properties. I think that’s the key thing is the density. So. Franz 5:19. Anybody else? If nothing else, let’s see. I don’t see Mr. Andreoli in the audience. Pardon me? Franz Adjourn it until 8:45 or 8 o’clock until Mr. Andreoli gets here. So, we are technically adjourned. Franz It is now 8:15 p.m., and the Commission will reconvene. The first item of new business is Case 2020-24-Z, Russell Oaks. Is the petitioner ready? Andreoli Thank you, Mr. President. I’ll try to speak up nice and loud so everybody can hear. For the record, my name is Mike Andreoli 1393 W. Oak Street here in Zionsville. I am here representing Kendalwood Realty, LLC represented here tonight by Jim Nikes. In addition, we have representatives from GNI and a representative from A&F. He will be in attendance at public meeting and certainly be in a position to answer any staff questions or questions you may have that we will pass on to him. We are seeing a rezoning of 31+ acres in the Russell Lake property. For many, many years has existed in that zoning ____ R2 ____ for many, many, many years. Predates a lot of the subdivisions in terms of the zoning classification, most of them two parts ______ new classification at that time. ______ east side ____ west side ______97 acres, 65+ acres are zoned R2. ______ zoning classification allows us to go ahead and plat for those respectively with those zoning classifications themselves. The reason that we are seeking R1 to an R2 classification is that it will lead to a better layout as the property lays out, a combination of different styles, combination of different price points which we can discuss a little later. So, that’s essentially why we are here. I can tell you that a number of different concepts, iterations, a lot of discussion with Mr. Guam of staff and we thank him for all the time and _____ specifically that _____ talk about in favor of _____. As we, as we sit here tonight, _____family residence, a combined number of units and I think I put this in a narrative selection, a supplemental narrative so you should have it, a single family ____currently set, we could have 140 homes. We are limiting our pocket to 150 homes even with this rezoning. That incremental change, I think, is a reasonable ____ staff report based upon the fact that we are going to have three different uses, price point is going to be substantial. _____ 5 at this rate. The estate lots were between 450 and Page 2 of 15 Zionsville Plan Commission August 17, 2020 750 and the lake lots are going to start at price points that are going to start at 500 up to wherever. ____. So, those are the price points that we have looked at. It is also significant _____ perhaps we can speak _____ staff report. But, one of the reasons why I _____ staff report ___zoning____. The R2 allows us to put ____ on that property. __________ substantial compliance _____ single family, different size, different sizes, different price points so _____We think that’s significant in terms of the fact that zoning sometimes offers us a tradeoff. ______ remonstrants ____ from various neighborhoods. While voices should be hear, I think the remonstrants are _____ and putting them into single family_____ This is already zoned R1 _______ that’s our goal. Andreoli 14:12 Further, the staff report suggested that _____the opportunity to ____ additional ___ on the designation of ____ because my suggestion ____ part of the zoning but ____ Plan Commission ____ for several reasons. The state went in about 2007 and purchased from the Dick family and of that ______ on the southside of 334 is all, all purchased from _____ remonstrant the Mid Family. ______all the way to _____ your primary arterial ______ feet on either side of the ____. So, a lot of that has already been ____ by the state of Indiana ______ comes on the very _____ So, that may be something to consider _____ neighbors ____ tradeoffs from that. ___ We can certainly dedicate it. It’s just a question of whether or not you want _____ and I suspect generally not but that’s what they have to do because _______ other than that, I think the staff report is pretty elaborate and informative. I would hope that you would believe that the packets that you received as part of our submission of the plans would be ____ simply gave to all the ____ suggesting that this has been a project that has _____and very well thought out. We hope you would agree with that. Rezoning is part of that ____ but we spent a lot of time on it _____ because we knew that a project with this sensitivity _____ you’re going to want ____ before you do that understand what the benefits of this approach of ours are. ______ will be development there but it probably won’t be this one. But, there will be development of that particular site. _____ I’ll stop right now. ____ at your pleasure. Franz Before we let you go, there’s one point of business we need to take care of. You made notice with first class mail, correct? Andreoli Yes, we need a waiver on that. Franz Need a waiver on that. So, motion to waive notice by certified mail. Jones So moved. Fedor Second. Franz All signify by saying aye? All Aye. Franz The waiver is approved 7-0. Page 3 of 15 Zionsville Plan Commission August 17, 2020 Andreoli As I mentioned to you, this essentially is the area of R1 _____ this is the R2 classification. So, the 31 acres is ___ west, the 65+ is to the east. Some of the remarks came in letters from properties over on ____ St. Drive, which is ____. On the other hand, we actually had the engineers draw up the aerial and do calculations with regard to how far we on to various locations on our proposed projects for various properties in ____. As you can see, there are about 415 feet from where we actually start our first lot. _____ area, about 415 feet. It obviously narrows _____ 415, first house on the corner by ____ That gives you an idea not only what the distances are but also give you a pretty good idea of what’s in between. ______ water, all of that is in between. None of it is going to be disturbed. _____ So, we think that’s significant. Take this area. It ___ even better idea now ____ you can see _____ but you can get a pretty good idea. Let’s get the existing screen on here ______ and what’s in between. _____ It is also reported that ____ can see the Oldfield subdivision, the houses on the last cul-de- sac and there’s a substantial buffer that exists on the north part of the Oldfield subdivision that was maintained ____ probably 25 feet at least plus there is a tree line of old trees. We are not going to disturb any of that. ___ come up with a development plan, we are probably going to do what we can to enhance that. ______ quite thankfully, there’s a street running across the back of the property. I can share with you ______appropriately. Our development will have to deal with it. It will be fine. We will be able to appropriately landscape it, the fact that _____. In addition to that, a little handout that I worked ______Oldfield, I went back and found ____ copy of the road layout with the view homes that are on it. As far as the R1 zoning classification, there are only about three or four homes in there that will be affected by our ____. Again, there’s a proper, there’s a white strip through there and then there’s a road between the houses. That’s really what I wanted you to note is that the houses are not right next to the _____. There’s a buffer, there’s a road and then the houses. ____ to suggest ____ concerns, not to suggest that they have no say, they certainly do, but I wanted to show that those houses were not literally up to the back of the subdivision. So, I’ll _____. Franz All right, thank you. At this point in time, I will open the public hearing. If you want to speak, state your name and address. I request that you form a line and keep an appropriate distance. Thank you. Esra Thank you. My name is Kent Esra and my wife, Liz and I, live at 654 Spring Mills Drive. We are, my house is the lowest point on Spring Mills Drive. I had the opportunity to meet with Mr. Andreoli before this meeting and certainly, you know, in some particular way. One concern we have about changing the zoning would be if change the zoning and this project doesn’t go through, then they can build a lot of houses there. So, that’s one concern we need to take into consideration. But, overall, we would be in favor of, you know, this development. Only thing is, is the drainage. So, our house sits at the—Archway Creek goes through our house, through our backyard and it floods a couple times a year. So, I know this is the Master Plan, just talking about rezoning, I just want to put that in your head, there’s a lot of drainage and a lot of flooding that goes on from the bridge across the street 34 and then to our house to the south. So, um, just keep that into consideration. Thank you. Franz Thank you. Page 4 of 15 Zionsville Plan Commission August 17, 2020 Armstrong My name is Aliana Armstrong and together with my husband, Josh Armstrong, we are the owners at 650 Spring Mills Drive and since we have these handy pictures here, our house is right here. So. ___________black and white one. That’s us right there. So, we aren’t talking about neighbors who aren’t relative to the project. That’s not us. So, I’d like to say _____ proposal in its present form, while the developer has expressed a commitment to substantial compliance with the Master Plan as submitted, that statement provides insufficient grounds for approval _____. The first commitment made and unenforceable. Second, the _____ Master Plan is internally inconsistent _____ seven principles referencing supporting text such as a desire not to build on _____ that is under 5%. Third, the Master Plan failed to make significant offside impact affecting neighbors and ____ community particularly with regard to drainage and traffic. Fourth, approval of the rezoning in the absence of a well-_____ Master Plan, would ____ economic burden to the developer with no corresponding obligation to meet or exceed best practice development standards. Your request to the Plan Commission ___________ until such time as the developer has revised the Master Plan consistent with sound _____ design____ and that any subsequent redesigning approval should be strictly ____ on ____ approval until ______ development plans. Thank you for the opportunity to address the Plan Commission. Franz Thank you. Anyone else? ? My name is Andrea ______________. At least a couple times a year particularly on the east and southeast side of our property. I share a 484-foot boundary with the proposed site based on my survey. Along really beautiful old woods. ____________were taken out______________ place as it appears to be. _________Change from R1 to R2 I understand that ___________bunch of houses. Thank you. ? My name is __________________ I just wanted to touch base. Traffic. ______kids. Just that time of day is difficult to get out of Thornhill. It is congested. Traffic is a concern. Utilities have been brought up and also just the extra utility usage in terms of sewage capacity, other things that might be taken into account ________ The quality of life, I think, for a lot of us. This is a neighborhood that ______________ This isn’t like ______________ Spring Hill. The quality of life ______what it brings to the development. ___________The biggest concern _______________ you guys suggested and it’s something that _________ and, then just the design and whether that requires _____________ and the traffic and the safety. ____________ being able to get into that _________I would like to just conclude that we did a petition, our neighbors got together. In less than a week, we got 106 signatures. I’m not sure if that _______. So, I’m trying to represent ______concern. Thank you for your time. Franz Thank you very much. Wood Good evening. My name is Mark Wood. My wife and I live at 665 East Castle Lake Drive. We’ve lived there for 32+ years. We’ve recently been notified _________ plus the zoning map change. As long-time residents, we realize the value of this tract ____________. We are in total disagreement with the ________zone map change. We believe the developers are asking for the rezone Page 5 of 15 Zionsville Plan Commission August 17, 2020 simply to squeeze more houses into an already congested corridor. The proposed density is not in line with the surrounding subdivisions of Russell Lake, _____ Oldfield. ________________ daily basis_______ huge safety concern. ______________Russell Lakes subdivision. ________ aesthetics, privacy and property values for those residents. The density will also adversely affect the Zionsville School system. Concerning the Russell Lakes edition _________ offset _____________ huge offsets ___________ sits exactly next to our property lines. ___________whatsoever. It doesn’t matter the price of the homes. The people ________________. Please think seriously about _________ surrounding community. ____________vote no to the zone map change. Horst My name is Monte Horst and I live at 660 Spring Mills Drive which is northeast of the shaded area on the plan right here. _______________ one of them is just the natural beauty and the wildlife that lives in this area. When we moved here, _____________ and still feel that we __________. We have fox, we have deer, we have owls, we have hawks that nest in our trees every season. We have all kinds of wildlife. So, that’s one thing. The other thing would be a couple years ago, _______ Pulte came through as you all know I’m sure and they were planning a development. And there were substantial issues with ______ water on this property that led that to abandon their project. So, I would ask, so what has changed there? What is going to be done there? What is going to help with, how are they going to avoid ____________________. Like we understand ________ all of us understand that something is going to go there at some point. This level of density is not the right fit. As an example, Spring Mills Drive, I would like to point out is roughly, is somewhere between a 1/4 and 1/3 of the size of this property. We have 24 homes. 24 homes in that neighborhood. So, thank you for your time and I would respectfully ask that you take a very long hard ____ at this rezoning and moving forward with this project. _______ Franz Thank you. Anybody else? Conrad 34:33. Hello, council. My name is David Conrad. I live at 8830 Foxland Drive. I also ___ masks. _____ I’m here to voice my support of less density. I think everyone of sound mind knows that this will be developed some time. We welcome a reasonable development. It is merely the density that ____ my opposition to ____ I built approximately seven years ago, nine years ago. I was shopping for a place to live with a small family. I am from ____ as is my spouse. We are _____ Carmel didn’t seem right to us with its commercial sprawl downtown and Whitestown seemed like ____Zionsville was the unique place and we love it for that and we still love it for that. But we would like to see it ______. We both ______ We think there is a positive _____ for us to expand as a community. ____ represent us collectively. I do not believe a community with this density is representative of Zionsville as a whole. I think it will detract overall from the community at large. Essentially, providing a standard that is very close to the Village ____ density end or we will end up with a precedence that will allow further ___ of this density close to the Village and then we will end up with _____ needs that will slowly but surely turn us into yet another Carmel which, to be honest, a lot of us live in Zionsville to not live in Carmel. And, that is not to detract from all of our friends who live in Carmel but Zionsville is a unique place ____ for that specific reason. That’s why I am asking that you will oppose this project in its current incarnation. If you will, I think it is Page 6 of 15 Zionsville Plan Commission August 17, 2020 perfectly reasonable that you ask for some sort of significant reduction in density going forward on this site. I encourage _______ Zionsville ______. Thank you for your time. Franz Thank you. Alstadt 37:38. Good evening everybody. My name is Brad Alstadt. I am a property owner of several properties on Lakeview Drive. I would avail myself to the ____. Unfortunately, they don’t take into consideration ____ and development. I’ve been a safety professional for 25 years and one of the items, it’s a beautiful design, it’s a beautiful allure of _____ Zionsville, but on any given Sunday, pre- COVID, we have the same resources used for _____ on a hill. Um, the police ____ as I understand it, is almost adjacent to the drive of the _____. And, right now, we can’t manage it _____ hill ____ resources. With that kind of density which is on a parity with _____, I don’t see how we can safely use _____. A stoplight will have to be put in place at a minimum. We have had, I did some research. A stoplight was put in just west of, I call it 334, on Oak Street, has already had several fender benders due to whether it’s conditioning on the ____ community, that there is a lake there, should probably adhere to the speed laws but we’re going to have to have another stoplight going down a hill on _____ my concern would be safety of my tenants that live in Lakeview and the older residents, it’s a very old community, 60-year-old homes, _____ great ideal, great project, _____ Franz 40:12. Thank you. Would anybody else like to speak? _________ work on _____ talking about. One of the things _____density. I guess _____ you brought up if you went just by what was allowed 140 homes without asking for any waivers. That’s just according to the ordinance _____. So, looking at this, they’re asking to intensify this. _____ consider landscaping, berm, adjacent properties, we’ll talk about the traffic next time with the traffic study. Those are the kind of bigger issues ______ comments, questions? I’ll let you guys _____. Walker Okay, I had written down my thoughts ____ one entrance. I can find ______ out there. You had the second _____ entrance off ____ and 106th Street. So, is there a place to do that? Andreoli Yes, Ms. Walker, we have talked with staff and investigated the potential for emergency entrance to the very east of our main entrance which seems to pass muster. We didn’t have any _____ with fire or police with regard with that. ______ rezoning _____ further _____ a point that was raised and discussed and well aware in terms of what we submitted. So, we are going to provide an emergency entrance as well. Hopefully, this will be located on Oak Street and coming in from a different way which we think is protection for them to be able to access without ____ Walker _____ red gate ______ That was the question I wanted to ask you anyway. Thank you. Jones Hey, Mike, I have a question. I’m just trying to get my head around. What is the _____ R1 and R2 zoning? Page 7 of 15 Zionsville Plan Commission August 17, 2020 Andreoli __________ single family ______ acre. The density for the R1 is, excuse me, the R1 is one home per acre. The R2 is _____. In other words, you can have more homes in the R2 than you can density-wise in the R1. _____ in the R2. You add the totals and ____ you get around 140 homes total as it currently exists. ____31 acres. 31 for the R1 and about 109-110 for the 0.6. Remember, ____ is R2. You get actually 65 acres of R2 which is the most heavily dense of the two categories. Jones And, this development has how many total homes on it? Andreoli I’m sorry? Jones You have how many total homes on this site? ______ Andreoli How many proposed units do we have? Jones Correct. Andreoli 150 for the entire site for the combine site. And, just to respond, when we say substantial compliance to the Master Plan, what we are talking about is once we get actual dimensions and _______ several different categories over a year now with this property. Those lot lines changed substantially so ______ lot line should have been here or it should have been there. But, we made substantial ______ to 150, nor more than that. _____ roads and everything else. We’re happy with the product, just _____ whether the Council and the Plan Commission happy with the product but in terms of the actual layout _____. We’re happy to ______________. We included that in a lot of the information _______ We’ve already talked with the state _____ extensively with regard to ______ there, with regard to shoring up the dam, making it better and making sure that overflow passage is a little bit better _____ All of those things, a lot of the information is included in that packet that we sent previously. We look forward to expanding on that either at this stage or the next stage with a lot of technical aspects ______. Thanks. Papa 46:34. I had several questions most of them already asked. But, one real quick. _____ point to the western edge. _____ You said that was a road there? That’s not a road on the property line, is it? Andreoli What’s this? Papa On the very western property line, that _____, that’s not a road, right? Or is it? No, no down on the bottom. _____ tree on it. Andreoli It’s not _____ down there. In fact, ____ trees in there that separates us from ____ on this side. Papa And, then you mentioned what you can do right now and you had 140, 131 R1 and 109 in R2? Andreoli Yes. Page 8 of 15 Zionsville Plan Commission August 17, 2020 Papa But, then, in your supplemental area, you talked about this being R2 by _____ so, that would 197, two-family units, so that would be— Andreoli Yes. You can put three homes per acre in the R2 _____ Papa If you ____ R1 you could be ____? Andreoli 48:08. No, I think hopefully, we’re going to have ____ On the R2 you’ve got 65 acres so as it sits right now, multiply that times three for a gross estimate, it doubles, not _____ to be frank _____ investigate and I’m sure there will be discussions that Mr. Laken had with Mr. ___ over a period of time with regard to the particular product they we might put in there. So, as it sits today we could put doubles over there, that is not ____ intention to do so. Papa ______ what you’re saying. Your math is correct. You’re saying basically 66 acres x3 is well, is ____ Is that 187, each one is ____? Andreoli Yeah, each one of those would be a family. I don’t care much for the density. It’s an old classification that the, that the ____ inherited, that classification, ____ from the county but anyway you interpret it, however you interpret it, that R2 is going to be loaded up with doubles. Papa Then, there was the question about schools. Do we have information about ____? Andreoli No, no. The only reason I didn’t bother is ______ going on. The second reason I didn’t bother with this is that we’re not taking property from agricultural and trying to _____ so, all of a sudden you’ve got homes on a piece of property they didn’t anticipate so the school should be _____ We’re just taking an R2 classification and making an R2 and only incrementally increasing what we could put ______ And, given the price points of these, I didn’t feel that I would bother ______ at this stage. If you would like for me to go ahead and get that information ____ before the next meeting, I will be happy to do so. I just thought that such particular _____ residential is residential as opposed to agricultural or ____ that didn’t have residential ____ that they ____ schools at this particular point. But, that was _____ and I will do whatever you suggest. Papa ___ brought up several times. I think ____ volume of students, not the funding. Because the funding is not the issue, _____. Andreoli But these price points _____ about 350 or under increase some potential problems in terms of whether the school is going to be impacted _____ price points. We’re happy to go ahead and get those to you and happy to weigh in on that. I suspect that what we’ll see is that it’s not going to be a problem given the price points ____ Given the fact that we’ve already got residential zoning there now. So. Papa My last question. _____ Mr. ____ raised the question about is this is approved would it specific to this project or would that just _____? Andreoli Is that a question for me? Page 9 of 15 Zionsville Plan Commission August 17, 2020 Papa If you decide to answer it. Andreoli Yes, if it’s approved it would be subject to substantial compliance with this Master Plan. _____ homes, substantial compliance, substantial compliance with districts in terms of _____. We feel very comfortable at this point that we vetted ____ such a long period of time, we _____ That’s one of the reasons _____ it took so long to get it done and still not ________ layout. So, we can substantially commit to that. Same ______ Papa ___________ your project didn’t happen, _______ Franz 52:58 Is there anything else? ? __________ lots in the yellow area you have _____ Andreoli Yeah, those _____ I suspect _____ even though we vetted it pretty well. _____ I suspect that when we actually start looking at _____ when we start laying it out. So, I committed to the maximum 150, ____ 150, maybe ____ looking at this and actually ____ potential builders with regard to the ____ and feel comfortable that we’ve got _____ may lose a lot or two. ____ ? ______ we’re only discussing R1 and R2 rezone. Are you willing to put those conditions across the existing R2 properties at this time? Andreoli No. Here’s where I’m concerned with that. You, you can do that. My concern is that I don’t want to get ____ on a technicality ____. You know, so, as I put in my narrative, we’re willing to commit to the language that we put in the narrative so long as we get _____ site plan, we’re good. But, under no circumstances, even if we can, we will not put anymore than 31 homes on AR1 regardless of _____. So, that gives you, that gives you and the neighbors and the community some solace that we can’t somewhere stick a bunch of additional R2 product into the R1 because _____ practical matter, this assures that we aren’t going to do that. And, it give us an out, if we come to the Plan Commission and someone, somebody wants us to give right of way, and fill this in, that’s what we need, that’s why we need to talk to the Plan Commission right away because that will make the project untenable. We can’t ______ 30 feet _____ calculations and everything else. In fact, when the state _____ this land, _____ they didn’t want it _____ with regard to the church across the street on both sides. So, _____ that was the ______ so there was no concern with members of Plan Commission or Town Council that somehow or another we’re _____ R2 zoning _____loading up with homes. _____ under any circumstances regardless of the zoning classification. We are willing to _____. Franz All right. Is there anything else at this time? ? I mean ____ zoning change but ______ also, the way the subdivision is laid out, ______ there’s a long drive that goes down and around to one part and anybody who is in the back half of that subdivision has to get out that one road and it doesn’t seem like there’s – Andreoli Well, you’ve got a _____ area on this side. Page 10 of 15 Zionsville Plan Commission August 17, 2020 ? Right, but all those lots on the back are all on that road _____ around the lake and ____ main road. So, to me, but I know _____ that that seems like there should be some provision for a second point out of it. I know there ____ Andreoli Unfortunately, with both ______ strip was put in there and we can’t access _____ I’m not sure if it’s private or ____ dedicated—I can’t remember ____ years but that road and for good reason, the people that live ______ traffic spilling out in the back of that area. So, these are the areas where potentially locate _____ didn’t seem to have any traffic issues with fire or any _____ or any _____ but we’re willing to develop that as we go through the platting _____again, we’ve not only got a bigger traffic study than was done in 2016 but we’ve got ____. But you’ve got both of those in your packet and hopefully we’ll have that _____ up to speed and answer all of your questions with regard to that. We’ll let them know ahead of time ______ to see if he can address that. Jones 58:59. Just to confirm. So, you don’t have a second emergency exit? Andreoli I’m sorry? Jones ____ through the ____ a secondary emergency exit? Andreoli Yes, yes. Jones ___your question. Talking with _____ earlier today, what ______ up through here and that got ______ Andreoli _____________they would be bringing ______ We viewed _____ rights and privileges ______ streets back there. Spent a lot of time _____ studies, soil studies and meet with the state ___________ We just decided that the best way to handle that is to decrease the capacity of the dam, stabilize all of that and then not drive anything over the dam itself. Heavy trucks or any ______ So, that’s how we laid this out to not go over the dam to _____ potential problems. _____ allowed _____ to keep the density at an appropriate level. ______ We believe that the density is important. _____ to do that ________heavy traffic ? __________ the way this is being discussed is we’re saying well, if we rezone this tomorrow from R1 to R2, the left third of the lot, there’s not really a substantial difference in the number of houses that could be built so I guess from the Town’s standpoint, why should we change the zoning? What does it allow you to do better on this property that you wouldn’t be able to do otherwise? Andreoli It allows us, I think, to have a better layout and use of the entire property. So, if we actually looked at how many houses we have over here that have _____, we talk about 42 or thereabouts, _____ 31 technically. So, unless, unless you have all of your zoning around there, _____ Plan Commission, _____ we don’t want to do any more than we have to. That was a much better approach to allow this particular development ____ in this fashion. ____answered your question. That was our analysis _____ touch partial lots, it’s not 31, it’s more like 42 now. We need that building classification to get this this layout itself. That’s the only Page 11 of 15 Zionsville Plan Commission August 17, 2020 reason. We can still _____ put 31 homes over here, the whole layout is going to be different and the whole aspect of it will be different. Franz Is there anything else? If not, ____ continue this until the September 21st meeting? Fedor So moved. Franz Is there a second? Walker Second. Franz All in favor, signify by aye? The motion passes 7-0. Next up Docket 2020-26-PP Holliday Farms, 3900 South ___________. Is the petitioner present? Sumlin Good evening, Plan Commission. My name is Phil Sumlin. I’m with Holiday Farms. With me this evening is Brad Henke and ______, both with the development team. First of all, we really appreciate your time tonight. I know it’s been a long night, so I will keep this brief. As you all know, _________ what has happened there has been absolutely extraordinary. We have in the matter of less than two years, sold over 180 lots. Section 1, do you guys have the ______ by chance? __________ Section 1 is essentially wrapped up in construction. We have over 30 homes under way. Additionally, _____ few short weeks _____ last week as well. ________It’s really looking beautiful. So. We’re really proud of that. Our builders have been working very diligently to get all of their Home-a- rama homes wrapped in Section 1. Those are averaging over 1.5 million ______ I think we’re about 7% complete with Section 2 already on the ___ side of things and are posed to break down on homes the first of the year. Lastly, the golf course obviously is under construction as well. We are completely _____ through the first nine holes. Our ____ team has been working round the clock ___________ round of golf next year. ___________ we are proposing 34 single- family detached lots on just over 29 acres. On your map, _____ those lots are ________ 5 and 6 there, _______. This section alone is anticipated to generate over 51 million dollars assessed value _____ which is incredible. The average lot size for this section will be just under 0.9 acre so very large estate _____ see in Sections 1 and 2. _____ previous ____ neighbors bordering south ______ We have reached out to their representatives. We’ve had conversations with their _____ If you recall during the zoning process, during the ____ process, we met with these folks many time and came to terms on certain ___________________ 5-acre lot on the south side, it’s actually _______. There’s a 100-foot ____ buffer. That lot ________to any of the homes in this entire subdivision. 100-foot buffer there, tree protected. Obviously, _______ anticipate _________kind of travel _____ on that lot, there’s a 50-foot buffer all the way to the point where the ____, 50-foot buffer to the east, ____ east side of lot K-13. _______ Very large buffers. We will protect all of the trees in this area ________ construction. ______Our goal is to start construction here come this fall on the ______ blocks. ______ protecting those trees as we committed to. _______ representatives, so if there is anything additional ______ started on construction __________quite incredible. ___________ Page 12 of 15 Zionsville Plan Commission August 17, 2020 Franz All right thank you. I will open up the public hearing. With no one coming forward, could we have the Staff Report? DeLong Thank you. Staff vetting this matter and talking about the development plan and the plat petitions that are in front of you this evening just to mix these both together to manage your time this evening, staff is supportive of the development plan and the plat as it has been filed. So, the development plan speaks to both waivers that are being requested as well as some open-ended items related to the development plan itself, staff as you know, ____ the review and comments on these and indicates that if we feel these items can be resolved prior to dirt disturbance and we believe that is the case with these as well. These are items that can remain open-ended and we can work through final items here in the coming weeks. Staff, again, is supportive of the petitions as they have both been filed and is supportive of the waivers as presented in the staff report and I am happy to answer any questions. Franz All right thank you. I will open the public hearing. With no one coming forward, are there any comments or questions by the Commission? Grabianowski _____ development plan that differs from what was approved in the _____? Does it meet all the requirements _____? Walker I was going to ask the same thing. Franz Any other questions? Jones 1:10:34 Yeah, I just got _______ Franz Anything else? All right. Then, I will entertain a motion ______ first? Walker I move that Docket 2020-26-PP, petition primary plat with waivers approval to provide for 34 lots __________ be approved based upon the finding of fact contained in the staff report. Franz Is there a second? Fedor Second. Franz Is there any discussion? Being none, signify by saying aye? All Aye. Franz The motion passes 7-0. I will entertain a motion on the development plan. Fedor I move that Docket 2020-27-DP, to provide for development of this phase of Holiday Farms, be approved. Franz Is there a second? Jones Second. Page 13 of 15 Zionsville Plan Commission August 17, 2020 Franz Any further discussion? Being none, signify by saying aye? All Aye. Franz The motion passes 7-0. Thank you very much. Walker _____ drive _____ absolutely amazed _________ Sumlin Wonderful isn’t it? Franz Thank you very much. Other matters to be considered. Wayne, _____ DeLong Yes, thank you. Very briefly, one of the things that we’ve discovered certainly over the last several years is certainly a different way, a unique way to explore managing the Town’s zoning ordinance. And, specifically, in the last two to three months, form-based code has come up several times with the Board of Zoning Appeals and certainly, you know, this meshes very well with staff’s interest in exploring another way to manage the Town’s zoning conversation and certainly having a tool in the toolbox. So, certainly, bring his opportunity to this body’s attention certainly we would be very interested in pursuing a form-based code and exploring that opportunity with a consultant to have that conversation. So, we are poised to do that. I wanted to bring that to this group’s attention and certainly seek your support of that, at least pursuing that idea and talking to some consultants and seeing what it’s all about. ? Is this something new ________? Franz No motion. No. ? _____ BZA_____ Jones Form-based zoning works well when you’re trying to convey depending on the _____ it goes hand in hand with ___________. Basically, it allows you to take more of the ________ of the proposal _______ present. In other words, _______ what’s going on versus the strict _______ setbacks____. It can be very beneficial especially with the kind of work in a city or town area __________ But, you’re still going to run into _______ versus a lot of times, I guess my point is, a lot of current kind of zoning and design standard where there is a set dimension, then you pretty much know pretty clearly whether you’re over or ______. ___ foam- based is a little more fluid. ___________The fluidity of it will then _________Remonstrants will still find something to remonstrate against __________something ____ ? So, if you take a look at some of the stuff that comes before us, obviously, the ___________ form-based, _____ is there more _____ Bob? Wayne? DeLong I would say it does give a bit more flexibility. I mean, certainly, this type of process, we would spend probably a year to 18 months having a community conversation. I think evidence, the first evidence of that style of conversation is with the gateway study that is starting here, has started, the first project meetings Page 14 of 15 Zionsville Plan Commission August 17, 2020 will happen very soon. So, this would be a community conversation on how to best manage the zoning of the community. ? Are there any other communities around here that are doing this? DeLong There is different UDOs, different form-based codes. The town of Fishers, city of Fishers now, adopted one, I would say, 10 or 15 years ago. I don’t want to say standard but it’s a much more modern way than your, then a Euclidean style of zoning which is what Zionsville utilizes currently. ? I guess I would be interested in seeing what this would _____. DeLong Well, we’re poised to at least look at this and start having a conversation to learn more. ? ___________ in Ag District and decided the _____ was too big. It was more than 100% of the primary use. But, it was because it was the second level of the barn and regular stairs. And, so we asked the question, ______ and _____ says, “No, because __________. So, then someone else said, “Well, if your concern is what public sees and neighbor sees, it is absolutely no difference from that point of view.” So, the purpose of the rule wasn’t _______ Franz All right. Anything else? If not, is there a motion to adjourn. Fedor So moved. Franz Second? Walker Second. Franz All in favor? All Aye. Page 15 of 15