FOR THE RECORD
Noblesville Schools
AGENDA / REGULAR SCHOOL BOARD MEETING
EDUCATIONAL SERVICES CENTER BOARD ROOM
18025 River Road
Noblesville, Indiana
Tuesday, March 18, 2025
6:00 P.M.
FIRST PRELIMINARY DETERMINATION HEARING
III. RECOGNITIONS
* NHS Journalism
* NHS Band, Jazz, Orchestra
* NEMS / NWMS Band
* Hare Teacher Spotlight / Noblesville West Middle School
IV. REPORTS
* Building Spotlight / Noblesville West Middle School
Ryan Haughey, Principal
* Hamilton East Public Library Update
Melissa Loiselle, Director of HEPL
* Strategic Planning Presentation / Compassionate Care and Support
Julie Thacker, Ex. Dir. of Student Services
V. PUBLIC COMMENT – AGENDA TOPICS
The purpose of this comment period is to allow the public an opportunity to share input with the
Board about current agenda topics, pursuant to Policy H225, Public Comments and Concerns.
VI. CONSENT
By single motion, the board approves/adopts the following items or actions which reflect application
of Board Policy and Indiana Code. Any items marked “Consent” may be moved from the list at the
option of a board member or the superintendent and acted on separately.
* Claims
* Donations
* Minutes / February 2025
* Overnight and Out-of-State Trips
* Personnel
VII. ACTION
By individual motions, the board approves/adopts the following items or actions which reflect
application of Board Policy and Indiana Code.
* Bids / Campus Paving Repairs Summer 2025 Project
* Policy Adoption
VIII. POLICY CONSIDERATION / 1st READ
IX. PUBLIC COMMENT – NON-AGENDA TOPICS
The purpose of this comment period is to allow the public an opportunity to share input with the
Board about non-agenda topics, pursuant to Policy H225, Public Comments and Concerns.
X. COMMITTEE REPORTS
XI. ADJOURNMENT
The school board president asks for a motion to adjourn.
This is a meeting of the School Board in public for the purpose of conducting the Corporation’s
Firefighter Merit Commission
The City of Noblesville Firefighter Merit Commission Meeting scheduled for Wednesday, March 19, 2025 at 4:00 p.m. has been canceled.
Carmel Town Hall
A Town Hall meeting with Carmel At-Large City Councilors Jeff Worrell, Matt Snyder and Rich Taylor is scheduled for Thursday at 7 p.m. at Carmel Middle School, 300 S. Guilford Rd.
Carmel Plan Commission
DEPARTMENT REPORT
MARCH 18, 2025
1. Docket No. PZ-2024-00222 PUD: US 421-WCD PUD Rezone. The applicant seeks PUD rezone approval to allow a new 360-unit apartment community with commercial and retail uses along Michigan Road. The site is located at 9998 N Michigan Road and is zoned I-1/Industrial within the US 421 Corridor Overlay. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Edward Rose Properties, Inc.
Project Overview: The applicant seeks approval to rezone approximately 22 acres of land to a PUD to facilitate a mixed-use development featuring multi-family residential and commercial components. The property is located west of Michigan Road, south of Retail Parkway extension, and north of 99th Street. The property is currently zoned I-1 Industrial and is within the US 421-Michigan Road Overlay District. To the west and south are I-1/Industrial zoned and used properties, to the north are B-2/Business zoned properties, and to the east is Michigan Road and then B-2 and B-3/Business properties. Please see the Petitioner’s Information Packet for more details.
Rezoning Process: The rezone process involves the following:
• The Plan Commission will hear the proposal brought forward by the Developer, so long as proper public notice has been given.
• Once the public hearing has been held and subsequent committee meetings where the items are fully evaluated, the Plan Commission will then make a recommendation on the rezone to the City Council.
• They can vote to send it to the City Council with a Favorable Recommendation, an Unfavorable Recommendation, or No Recommendation.
• If this rezone is ultimately approved by the City Council, the developer would have to come back through the Plan Commission process for Development Plan and ADLS approval for the commercial areas, and Primary Plat approvals for the residential areas, to ensure compliance with the PUD.
According to Section 9.05.A.3. of the UDO, in considering this PUD rezone proposal, both the Plan Commission and the Common Council shall pay reasonable regard to:
• The extent to which the PUD Ordinance provides 1) a mixed use development or 2) addresses unusual site conditions or surroundings;
• The Comprehensive Plan and any other adopted planning studies or reports;
• The extent to which the proposal fulfills the general purposes of the Subdivision Control/Zoning Ordinances
• Current conditions and the character of current structures and uses in each district and its surroundings;
• The most desirable use for which the land in each district is adapted;
• The conservation of property values throughout the City and the Township; and
• Responsible development and growth.
Comprehensive Plan Analysis:
• The Comprehensive Plan (Comp Plan) provides a guide for development and a common vision for the City.
• The Policy Goals and Objectives of the Comp Plan calls for a variety of things. Some goals include promoting a variety of housing types, a mixture of land uses, and opportunities that allow more residents to be located within a short walk or bike ride to many daily needs. This can be seen in this development.
• It also guides development to ensure the economic opportunities and benefits are available to all through workforce and affordable housing. The apartments in this project will be market rate and not affordable.
• Under Development Patterns in the Comp Plan, this area is classified as a Gateway which is intended to feature large lot mixed-use and commercial areas along or near access points into Carmel.
• It includes characteristics such as max heights of 5 stories; building coverage between 30% to 60; avoiding parking lot placement between front of building and the road; commercial, residential, retail, and light industrial/manufacturing uses.
Additional Analysis:
Change of Use:
• The proposed PUD would change the use of the site from industrial to residential.
• There are pros and cons to this change of use.
• Pros: o Additional housing units will be provided. While the project would be market rate units, it would provide options for people that may not be able to afford to buy a single-family home.
o The proposed site plan includes a well thought out layout with a boulevard and pedestrian friendly streets, open space and amenities, and tree preservation. We are not guaranteed this with an industrial use.
o The architecture of the apartment buildings will enhance the aesthetics as compared to industrial style buildings.
o Having additional residents living in this area will boost the businesses along Michigan Road.
o Less heavy-duty vehicles that might come with Industrial businesses.
• Cons: o Carmel will lose a potential industrial business site. The City already has very limited industrial zoned land. Only 1% of all land in Carmel is zoned I-1.(see map below with I-1 parcels circled.)
o This could also lead to a loss of employment opportunities.
o New residents in the apartments will be living next to existing industrially used parcels.
o While the proposed project will bring additional housing needed to Carmel, it will not fall under the affordable category.
o New apartments could limit future growth of Industrial uses as residents may remonstrate against new industrial businesses.
Concept Plan:
• The site plan consists of 7 multi-family buildings with 360 units and a retail outlot.
• A new north/south boulevard street will be built to connect the Retail Parkway extension to 99th St.
• Parking is accommodated through surface parking lots, perpendicular parking along private streets, garages in Buildings A, B, and C, and parallel parking. • The PUD will require 1.5 parking spaces per dwelling.
• A traffic letter was completed by a third-party consultant to review the number of vehicles that will be generated and the surrounding roadway system.
• The traffic letter states that the proposed project would not negatively affect the surrounding street system and would generate less traffic during the AM and PM peak than the existing office building.
• 5 acres of common area are shown and include a central pond, 2 dog parks, a pool, and tree preservation.
• Stormwater drainage will be accommodated through the central pond with native landscaping around it.
• Future development of the retail outlot in Area B will be required to follow B-3/Business district standards as well as the Michigan Road Overlay standards.
• Attached are the lists of Permitted Uses in the I-1 zone and the B-3 zone.
Active Transportation:
• Sidewalks are shown throughout the development, and the developer has added additional connections per staff’s request and we continue to work with them on our comments.
• They have agreed to provide a separate sidewalk and bike path exhibit so that it is clear where the pedestrian infrastructure is, and we look forward to reviewing that.
• Petitioner, please investigate having a signalized pedestrian crosswalk across Michigan Road.
• The PUD has been updated to provide short-term and long-term bike parking per the UDO.
Architectural Design:
• The PUD includes Architectural Character Imagery with modern style apartment buildings that appear to have quality building materials and well-designed architecture.
• However, there are currently no architecture standards listed in the PUD, and staff has requested that some be added. The petitioner has agreed, and we will review those once submitted.
• Maximum building height per the PUD is 60 ft. and the apartment buildings will be 3 and 4 stories.
• The future retail outlot will follow the Michigan Road design standards.
Landscaping:
• About 5 acres of the development will be common area.
• Required amenities are listed in the PUD and include a pool, fitness area, roof terrace, and pet park.
• Native vegetation areas shall be provided along the perimeter of the pond.
• A minimum of 1.5 acres of tree preservation will be provided in the northwest corner of the site.
• 10 ft. bufferyards will be provided along the north and west perimeter.
• Foundation and parking lot plantings will comply with the standards in the UDO.
Signage: All signage will comply with the UDO.
DOCS Remaining Comments/Concerns: The petitioner has made changes to PUD based on Dept. feedback. The Dept. continues to work with the Petitioner on remaining comments as this project moves onto Committee. Some of the outstanding comments include:
1. Add Architectural standards to the PUD.
2. Add a sidewalk and path exhibit that clearly shows where 5 ft. sidewalks or 10 ft. path will be required.
3. Increase the minimum tree preservation acreage if possible.
4. Provide a cross section for the main north/south boulevard street.
5. Provide a conceptual retail layout to show how it can integrate with the walkable design of the apartments or provide standards to require certain layout designs for the retail.
Recommendation: The Dept. of Community Services recommends the Plan Commission sends this item to the Plan Commission Committee meeting on Tuesday, April 1, 2025 for further review and discussion.