HomeMy WebLinkAboutCC-03-06-06-01 Intergov. Transfer Property/CRC/City Center Dr/Rangeline
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DULV ENTERED FOR TAXATION j .. f} \ 0 ~..
Subject ~ !Inal ~cceptance fornnsfer, @ \ COUNCILOR(S): Richard L. Sharp
').d f M. M c B 2..trV n 200600013H5
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R.oIM.. ~ AudttorofHamlllllnCounly RESOLUTION CC-03-06-06-01 ~~~i~~~ ~O~~~~E/"DIANA
03-13-2006 At 01:1~ P~.
Parcel # MIse 21.00
A RESOLUTION OF THE COMMON COUNCIL OF THE CITY OF CARMEL. INDIANA,
REGARDING AN INTERGOVERNMENTAL TRANSFER OF REAL PROPERTY
WHEREAS, the City of Carmel Redevelopment Commission (the "CRC") is a governmental
entity created and authorized to administer certain redevelopment activities within the City of Carmel,
Indiana (the "City"); and
WHEREAS, the CRC owns real property located at the northwest comer of City Center Drive and
Rangeline Road in Carmel, Indiana (the "CRC Property"); and
WHEREAS, the City owns in fee two (2) tracts of real property of approximately ,250 acres and
.424 acres and located within the City's corporate boundaries and generally along City Center Drive,
which property was originally acquired by the City for right of way purposes. This real property is located
at the northwest comer of City Center Drive and Rangeline Road in. Carmel, Indiana, and is more
particularly described on Exhibit A, attached hereto and incorporated herein (the "City Property"); and
WHEREAS, the CRC Property and the City Property are within a CRC redevelopment area (the
"Redevelopment Area"); and
WHEREAS, the CRC is engaged in the redevelopment of the Redevelopment Area; and
WHEREAS, the City Property is included in the Redevelopment Area; and
WHEREAS, the City Property is no longer needed for right of way; and
WHEREAS, to facilitate the redevelopment of the Redevelopment Area, the City is interested in
conveying the City Property to the CRC; and
WHEREAS, the CRC is interested in acquiring the City Property from'the City; and
WHEREAS, Indiana Code Section 36-1-11-8 authorizes the transfer of real property between
governmental entities upon terms and conditions agreed upon by the entities, as evidenced by the adoption
of a substantially identical resolution by each entity.
/
NOW, THEREFORE, BE IT RESOLVED by the Common Council of the City of Carmel,
Indiana that:
Section I. The foregoing Recitals are incorporated herein by this reference.
Page One of Two Pages
The initial dratt of this document was prepared by Douglas C. Haney, Carmel City Attorney, on February 24, 2006. Any changes thereatter
made to this document are the sole responsibility of the document sponsor.
[Z\l.Fne 0 DfivelAesllll!9:llll\i:W1s12lXl6',cc.O:H16.oo-o1.DOC:Wf2OOfi 941 M~
COUNCILOR(S): Richard L. Sharp
Section 2. The City shall transfer all of its interest in the City Property to the CRC for the sum of
Ten Dollars ($10.00) and other good and valuable consideration, the receipt and sufficiency of which is
hereby acknowledged, upon this Resolution being adopted by the Common Council and a substantially
similar resolution being adopted by the CRC.
Section 3. The parties shall take all steps necessary to effect the transfer of the City Property from
the City to the CRC on or before March 31, 2006.
by the Common Council of the City of Carmel, Indiana, this & .rf..-- day of
2006, by a vote of ~ ayes and I nays.
PASSED
~aA~
I
Kevin Ki Y
~ 0\ P (Les. EtJ\
Ronald E. Carter
-4 ~CJ, (fL.~=;
Brian D. Mayo
o prO se.D
Fredrick 1. Glaser
t-\OT P(08S eN)
Mark Rattermann
ATT
Diana L. Cordray, IAMC, Clerk-
Approved by me, Mayor of the City of Carmel, Indiana, thi 'l-\{ day of ~OAJJ- .f!'
2006, at a, ~ 3\ O'clock, k. M. ~ .
es Brainard, Mayor
Presented by me to the Maxor of the City of Carmel, Indi
2006, at q: :?, \ O'clock, JL. M.
AT
reasurer
Resolution No. CC-03-06-06-01
Page Two of Two Pages
The initial draft of this document was prepared by Douglas C. Haney, Carmel City Attorney, on February 24, 2006. Any changes thereafter
made to this document are the sole responsibility of the document sponsor.
(Z:\l.aw'.E aass'My Oocumer.15'fleso'utiJr)5{;CCI2:Xl6ICRC property Tra~er.DOC2l24.>2006 4:56 PM]
Richard L. Sharp
1481 Stormy Ridge Ct.
Carmel. IN 46032
To: Diana Cordray
Cc: Jim Brainard, Kevin Kirby, Fred Glaser, Joe Griffiths, Mark Rattermann,
Ron Carter, Brian Mayo, Lesley Rogers Barrett
From: Rick Sharp
Date: February 28, 2006
Re: Rationale for agenda add on item
I am requesting that proposed Resolution CC-03-06-06-0 I be added to the council agenda for our meeting of
the61h
These items are very important to the business of the city. Holding these items until our next meeting will
create an unnecessary delay and a potential hardship. I know your office bas copies of these ordinances and I
appreciate your assistance.
By copy of this memo I am notifying the Mayor, members of the Council and the press.
Please feel free to call with any questions.
Message
Page 1 of1
Fine, Lois A
From: Perkins, Tom D
Sent: Friday, February 24, 2006 1 :33 PM
To: Fine, Lois A
Cc: Haney, Douglas C; Mielke, Sherry S; Cordray, Diana L; Olds. Les; Bass, Elaine A
Subject: Intergovernmental transfer resolution
Hello Lois.
As you know, a situation has developed concerning an Intergovernmental transfer of real property
from the City to the CRC. Under IC 36-1- I 1-8, such intergovernmental transfers are accompllshed by
having the two entities adopt substantially similar resolutions evidencing the transfer. That's why this
was properly drafted as a resolution.
Conducting this kind of transaction via a resolution is also consistent with the City's past practice.
Just last year there were two resolutions adopted by the Council to properly evidence
intergovernmental transfers of real property. Those were numbered CC-04-18-05-02 and CC-04-18-
05-03. There are several other examples where the City Council adopted a resolution to evidence
transfers to or from the City.
I know this came to your attention after the close of the 12:00 deadline today. but my understanding
is that time is of the essence. In working to get this resolution together. though. we need to get a
resolution number. even If it will be an addon. If you can get that to Sheny or Elaine (or me). that
would be great.
Thanks,
Tom Perkins
Assistant City Attorney
571-2406
2/27/2006
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February 8, 2006
JAMES BRAlNARD, MAYOR
Board of Public Works and Safety
One Civic Square
Carmel, IN 46032
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RE: Property Tr~nsfe;/City Center Driv~
Dear Board Members:
Mr. Les Olds, Director of the City of Carmel Redevelopment Commission (CRe), has requested that the
City convey a portion of the City's property between Rangeline Road and the Manon Trail, north of City
Center Drive to Pedcor.
Portions of the former Helen M, Mueller property were conveyed to the City of Camel, by and through it's
Board of Public Works and Safety on April 14, 1999 and recorded as Instrument # 9909923663 in the.
Office of the Recorder of Hamilton County, Indiana, The portion of the City property desired to be
conveyed to Pedcor is identified as Parcels 4B and lIB on the attached Exhibit "B" and are further
described on the attached Exhibit "A"/Parcel11B and Exhibit "A"/ParceI4B.
. Portions ofihefor'merH~len M. Mueller property were also conveyed to the CRC on April 14, 1999 and .. . .
recorded as Instrument # 9909923665 in the Office of the Recorder of Hamilton County; Indiana, The CRC
will convey a portion of the former Mueller property to Pedcor. The portion ofthe CRCproperty to be
conveyed to Pedcor is identified as Parcels 4A and llA on the attached Exhibit"B". .
. Together, the transferred City property (Parcels 4B and lIB) and the transferred CRC property (Parcels 4A
. arid 11 A) will comprise Parcels 4 and 11 of the Carmel City Center Master Plan to be developed by Pedcor,
. ',. - . ..' .
. . .
. . .
Tli~ City 'Of C.~rmel Legal DepartIDentwill draft an Ordinance for the City. Council to considerin ..
conve.~gthispr~~e,rty'>:A 1"'<> ... ,...:..,' .
The' Department ofEngineerlng recoriuTiends that the, Board vote favorably to present this request to the
City Council.' '. \
Sincerely,
ii1.7/Ji6.d
MiChaeJ T,McBride, P,E.
titY Engineer ;.
Enclosures ..
\\Apps2\user dal~\e~g\shared\DHi\I\BPW06\CITYCENTERDRIVERWV ACA TION ,doc
DEPARTMENT OF ENGINEERING
ONE CIVIC SQUARE, CARMEL, IN 46032 OffICE 317,571,2441 FAX 317.571.2439
EMAll. enoineerin{!@carmel.in.2ov
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EXHIBIT A
PAGE 1 OF4
A LAl\'D BOUNDARY DESCRIPTION OF
PARCEL 11 B CARMEL CITY CENTER
CITY OF CARMEL
HAMILTON COUNTY, INDIANA
JAN1JARY 12, +006. ....
AMENDED: FEBRUARY 6, 2006 .'
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A part of the Northeast Quarter of Section 36, Township 18 North, Range 3 East,
Hamilton County, Indiana, described as follows: Commencing at. the northeast comer of said
quarter section; thence South 89 degrees 12 minutes 13 seconds West 458.84 feet along the north
line of said quarter section; thence South 00 degrees 47 minutes 47 seconds East 54.85 feet to the .
existing northern right-of-way line of City Center Drive and the POINT OF BEGINNING of this
description: thence South 00 degrees 47 minutes 47 seconds East 50.01 feet; thence North 89
degrees 57 minutes 02 seconds West 248.47 feet; thence North 00 degrees 51 minutes 54 seconds;,."
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West 21.50 feet to the existing northern right-of-way line of said City Center Drive; thence along
said northern right-of:way line the following four (4) courses: 1) North 77 degrees 00 minutes 22
seconds East 99.73 feet; 2) Easterly 53.15 feet along an arc to the right and having a radius of
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.620.00 feet and subtended by a long chord having a bearing of North 79. degrees 27mirlUtes 43
seconds East and a length of 53.13 feet; 4) ~outh87 degrees 41 minutes 16 seconds East 95.39 .
fee.t; S)Sou,th 89degree~57,F.ll~t~s 0: s~~flnds~a~t~.~8 r,et;o th, pqINT?FB?G~(J~,'
. and containing 0.250 acres, more or less. The bearings in this description. are based upqn the .
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north line of said Northeast Quarter having a bearing of South 89 degrees 12,minutes 13 seconds
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A LAND BOUNDARY DESCRIPTION OF
PARCEL 11B CARMEL CITY CENTER
CITY OF CARMEL
HAMILTON COUNTY, INDIANA
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AMENDED: FEBRUARY 6, 2006 ,
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A LAND BOUNDARY DESCRIPTION OF
PARCEL 4 B CAR,\IEL CITY CENTER
CITY OF CARMEL
HAMILTON COUNTY, INDIANA
JANUARY 12,2006
AMENDED: FEBRUARY 6,2006
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A part of the Northeast Quarter otSecti~n36, Township !8Norih, Range 3 East,
Hamilton County, Indiana, described as follows: Commencing at the northeast comer of
said quarter seclio,,; thence South 89. degrees 12 minutes 13 seconds West 50.00-feet
along the north line of said quarter "section to the POINT OF BEGINNING of this
description: thence South 00 degrees 13 minutes 54 seconds East 87.47 feet; thence South
44 degrees 55 minutes 20 seconds West 33.02 feet; thence North 89 degrees 57 minules
01 seconds West 334.38 feet; thence Norlh 00 degrees 47 t:ninutes 47 seconds West 50.00
feet to the existing northern right-of.way line of City Center Drive; thence South 89
degrees 57 minutes 01 seconds East .341.77 feet along said nght-of~way line to the
existing western right-of.way line of ~Mge Line Road; thence. along said right-of~way
line the following t\VO (2) courses: 1) North 02 degrees 31 minutes 23 seconds West
13.19 feet; 2) North 08 desrees 08 mi"o,iItes 37 seconds East 48.03 feet to the north line of
said quarter section; thence North 89 (iegrees 12 minutes 13 se'conds East 10.04 feet to
the POINT OF BEGINNING and containing 0.424 acres, more or less. The bearings in
this description are based upon the north line of said Northeast Quarter having a bearing
of South 89 degree.s 12 minutes 13 sec'?nds West.
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A LAND BOUNDARY DESCRIPTION OF OJ
PARCEL 4B CARMEL CITY CENTER W~ "~_
CITY OF CARMEL ~
HAMILTON COUNTY, INDIANA
JANUARY 12, 2006
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WOOLPERT. INC.
714D Waldemor Drive
Indionopol1s. Indiana
46268-4192
~17_?99.7500
Co.'llRAC.T No.
64915
DRAWING fllE:
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DATE 2-6-06
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HURRELL APPRAISAL SERVICE, INC.
955() WHITLEY DRIVE, SUITE D. INDIANAPOLIS, INDIANA 46240-1352
(317) 574-9848' FAX (317) 574-0559
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February 10, 2005
Mr. Les S. aids, AlA
Director, Redevelopment
City of Carmel
One Civic Square
Carmel, IN 46032
RE: Parcel 4, Carmel City Center
NWC: City Center Dr. & S. Range Line Rd., Carmel, IN 46032
Dear Mr. aids:
At your request, I have inspected the above referenced real estate (land only) and have completed an analysis of
all factors that are considered pertinent to estinrating the market value of the fee sinrple interest in said
property. The subject property was inspected on February 3, 2005, which will serve as the effective valuation
date of the appraisal. Certain information considered relevant to the estinrated market value of the subject
property was analyzed and the conclusions are reported within the attached report.
It is my intention that the attached Complete, Self-Contained AppraisalReportwas prepared in conformity with
the reporting requirements set forth under Standards Rule 2-2 (a) of the Uniform Standards of Professional
Appmisal Pmctice (USP AP) as well as the Supplemental Standards of Professional Practice of the Appraisal
Institute. As such, this report presents discussions of the data, reasoning and analyses that are judged to be in the
depth and detail required by their significance to the appmisal.
Based upon information submitted, the property inspection and investigation, as well as an analysis of data
available and past experience in real estate valuation, it is my opinion that the market value of the subj ect
property is:
TWO HUNDRED SEVENTY-FIVE THOUSAND DOLLARS
($275,000.00)
The opinion of market value stated in this letter of transmittal is subject to the "Assumptions and Limiting
Conditions" and "Specific Contingencies" within the attached appraisal report. This appraisal report was
prepared for the use of our client, The City of Carmel, represented by Mr. Les S. aids, Director of the Carmel
Redevelopment Commission, for future city planning and redevelopment purposes. This appmisal may not be
used or relied upon by anyone other than the client, for any purpose whatsoever, without the written consent of
Burrell Appmisal Service, Inc. or the client. This letter must remain with the attached report, containing 39
pages and an ''Addenda, " in order for the opinion of value to be considered valid.
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TERZ()1...;L' ,
ReoJ~~~OLOGNAlNc.
M. Brad Beerbower, MAl
Raymond V. Bologna, eRE, MAl
Kevin). Hartman, MAl
Brenda D. Makarov, MAl "
Frederick C. Teno, CRjl; MAl, AICF
8606 Allisonville Road, Suite 205
Ir)dianapolis, IN 46250
Telephone: (317) 849-9925
Fax: (317) 849-9978
WW'N.terzo.com
February 8,2005
Mr. Les S. aids, AIA
Director of Redevelopment
Carmel Redevelopment Commission
One Civic Square
Carmel, Indiana 46032
RE: Complete Real Estate Appraisal, Self-Contained Report
Carmel City Center ,Land - Parcel 4
NWC City Center Drive & Rangeline Road
Carmel, Indiana
'Dear Mr. aIds:
, As you requested, we have performed the necessary research to provide you
with a complete, self-contained appraisal of the referenced property. The
purpose of this appraisal is to estimate the market value as of a current date of
the estate in fee simple to this property subject to the conditions and limitations
stated in Section 2 of this report. Specifically, the market value estimated is
also predicated on the following extraordinary assumptions and conditions.
1. The subject site is partof a larger parcel. It is assumed within this report
that the parcel will be split into two sites as described by legal descriptions
provided to the appraisers.
2. Access to the subject site is currently provided from one point along
Rangeline Road. In addition, the site includes a portion of the proposed
Veteran's Way right-of-way that will provide a second point of ingress
and egress to the site from City Center Drive. It is assumed that adequate
and safe ingress and egress will be available to the site.
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Mr. Les S. Olds, AlA
February 8, 2005
Page Two
3. The site includes a portion of the proposed Veteran's Way right-of-;yay
that will reportedly be 50 feet wide. It is assumed that approximately one-
half, or 25 feet, of this right-of-way will be taken off the west end of the
subject site. Subtracting this from the Parcel 4 Carmel City Center legal
description, included in the annex of this report, indicates a net area for
Parcel 4 of 39,930:t square feet. This net site area is used within this
report.
The attached report is a detailed presentation of our research which concludes
that the market value of the fee simple interest to the appraisal property as of
January 24, 2005 is:
FIVE HUNDRED SIXTY THOUSAND DOLLARS
($560,000).
This letter must remain attached to the report that follows in order for the value
opinion set forth to be considered valid.
Sincerely,
~
Kevin J. artman, MAl
Indiana Certified General Appraiser - #CG49400422
for Terzo & Bologna, Inc.
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9550 WHITLEY DRIVE, SUITE D. INDIANAPOLIS, INDIANA 46240-1352
(317) 574-9848. FAX (317) 574-0559
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February 10,2005
Mr. Les S. aids, AIA
Director, Redevelopment
. City of Cannel
One Civic Square
Cannel, IN 46032
RE: Parcel II, Cannel City Center
NWC: City Center Dr. & Veteran's Way, Cannel, IN 46032
Dear Mr. Olds:
At your request, I have inspected the above referenced real estate (land only) and have completed an analysis of
all factors that are considered pertinent to estimating the market value of the fee simple interest in said
property. The subject property was inspected on February 3,2005, which will serve as the effective valuation
date of the appraisal. Certain information considered relevant to the estimated market value of the subject
property was analyzed and the conclusions are reported within the attached report.
It is my intention that the attached Complete, Self-Contained Appraisal Report was prepared inconformity with
the reporting requirements set forth under Standards Rule 2-2 (a) of the Uniform Standards of Professional
Appraisal Practice (USPAP) as well as the Supplemental Standards of Professional Practice of the Appraisal
Institute. As such, this report presents discussions of the data, reasoning and analyses that are judged to be in the
depth and detail required by their significance to the appraisal.
Based upon information submitted, the property inspection and investigation, as well as an analysis of data
available and past experience in real estate valuation, it is my opinion that the market value of the subject
property is:
ONE HUNDRED NINETY THOUSAND DOLLARS
($190,000.00)
The opinion of market value stated in this letter of transmittal is subject to the "Assumptions and Limiting
Conditions" and "Specific Contingencies" within the attached appraisal report. This appraisal report was
prepared for the use of our client, The City of Carmel, represented by Mr. Les S. aids, Director ofthe Carmel
Redevelopment Commission, for future city planning and redevelopment purposes. This appraisal may not be
used or relied upon by anyone other than the client, for any purpose whatsoever, without the written consent of
Burrell Appraisal Service, Inc. or the client. This letter must remain with the attached report, containing 39
pages and an "Addenda," in order for the opinion of value to be considered valid.
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RuI~~~BOLOGNAiNc.
M. Brad Beerbower, MAl
Raymond V. Bologna, CRE, MAl
Kevin J. Hartman, MAl. .
Brenda D. Makarov, MAl
Frederick C. Terro, CRE, MAl, AICP
8606 Allisonville Road, Suite 205
Indianapolis, IN 46250
Telephone: (317) 849-9925
Fax: (317) 849-9978
www.terZO.com
February 8, 2005
Mr. Les S. aIds, AlA
Director of Redevelopment
Carmel Redevelopment Commission
One Civic Square
Carmel, Indiana 46032
RE: Complete Real Estate Appraisal, Self~Contained Report
Carmel City Center Land - Parcel 11
NWQ City Center Drive & RangeIine Road
Carmel, Indiana
Qear Mr. aIds:
As you requested, we have performed the necessary research to provide you
with a complete, self-contained appraisal of the referenced property. The
purpose of this appraisal is to estimate the market value as of a current date of
the estate in fee simple to this property subject to the conditions and limitations
stated in Section 2 of this report. Specifically, the market value estimated is
also predicated on the following extraordinary assumptions and conditions.
1. The subject site is part of a larger parceL It is assumed within this report
that the parcel will be split into two sites as described by legal descriptions
provided to the appraisers.
2. It is assumed within this report that one point of access to the subject site
will be provided from City Center Drive via the proposed Veteran's Way
or via an access easement agreement from Rangeline Road through the
site immediately east of the subject.
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Mr. Les S. Olds, AIA
February 8, 2005
Page Two
3. The site mcludes a portion of the proposed Veteran's Way right-of-way
that will provide a point of ingress and egress to the site from City Center
Drive. The Veteran's Way right-of-way will reportedly be 50 feet wIde
and it is assumed that approximately one-half, or 25 feet, of this right-of-
way will be taken off the east end of the subject site. Subtracting this from
the Parcel 11 Carmel City Center legal description, included in the annex
of this report, indicates a net area for Parcel 11 of 25,690.:1: square feet. This
net site area is used within this report.
The attached report is a detailed presentation of our research that concludes the
market value of the fee simple interest to the appraisal property as of January
24, 2005 is:
THREE HUNDRED TEN THOUSAND DOLLARS
($310,000).
This letter must remain attached to the report that follows in order for the value
opinion set forth to be considered valid.
Sincerely,
~:sP'\
Kevin J. Hartman, MAl
Indiana Certified General Appraiser - #CG49400422
for Terzo & Bologna, Inc.
~L'O~cF-
;e~~ric~erzo, CRE, AI, AICP
Indiana Certified General Appraiser - CG69100042
for Terzo & Bologna, Inc.
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BID NOTICE
NOTICE OF SALE OF AEAL ESTATE
FOR THE PRIVATE REDEVELOPMENT
. OF REDEVJ:LOPMENT PARCEl. NO.4
CARMEL CITY CENTER REDEVELOPMENT AREA
("
Notice is given hereby that The City of Carmel Redevelopment Commission ("CRC") will open and
consider written offers of purchase and proposals for redevelopment (the "Redevelopment Proposals") of
the parcel of real estate generally located at the northwest corner of Rangeline Road and 126'h Street,
which real estate is depicted as "Parcel No, 4" on the Location Map(the "Redevelopment Parcel").
CRC will open the Redevelopment Proposals at 7:00 p.m. local time on April 19, 2005, as part of a public
meeting to be held at the Carmel City Hall, One Civic Square, Carmel, Indiana 46032 (the "Public
Opening"). Redevelopment Proposals shall be submitted to the Department of Community Services at
the Carmel City Hali, One Civic Square, Carmel, Indiana 46032 (the "CRC Offices"). The deadline for
submission of Redevelopment Proposals is 5:00 p.m. local time on April 19, 2005 (the "Receipt
Deadline"). At least five days before the Public Opening, interested parties will be able to obtain from the
CRC Offices information concerning the room in which the Public Opening will occur.
The offer by CRC of the Redevelopment Parcel for sale and redevelopment is made on the conditions set
forth below (the "Conditions for Redevelopment").
Development
Guidelines:
Preferential
Features:
The redevelopment of the Redevelopment Parcel, including, without limitation,
the construction of the project proposed by the successful bidder in its
. Redeveiopment Proposal (the "Projecr'), shall be completed in compliance with
the Development Guidelines and the Zoning Ordinance.
. CRC will give preference to Redevelopment Proposais proposing a Project that
includes one of the following (in order of preference):
(a) an integrated redevelopment of the Redevelopment Proposal, the real
estate designated as "Parcel 11" on the Location Map, and the real estate
designated as "Mohawk Plaza" on the Location Map (an "Integrated Project");
(b) a coordinated development 'wltti 'the' mixe(j:use project planned for .the
real estate designated as "Parcel 5" on the Location Map; and
Financing
Contingency:
(6) a coordinated development with the performing arts center to be
constructed on the real estate adjacent to a portion of Parcel 5 on the West.
CRC will give preference to Redevelopment Proposals that are not made subject
to the bidder being successful in obtaining financing.
CRC Work:
Parcel Condition:
CRC shall complete the streetscape work described in the Exhibits to the Bid
Package.
CRC shall complete the CRC Work in compliance with a schedule jointly
established by CRC and the successful bidder that coordinates work performed
by CRC with work performed by the successful bidder.
Except for the CRC Work, the Redevelopment Parcel is being offered on an "as-
is" basis.
CRC Work Schedule:
Minimum Offering
Price:
$417,500.00
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Acquisition Date:
Completion Date:
CRC Deferral Option:
Proposal
Requirements:
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The sale and purchase of the Redevelopment Parcel must be closed by May 31,
2005,
Construction of the Project must be compieted by November 30, 2006, subject to
the CRC Deferral Option,
CRC shall have the option to defer construction of the Project for up to three
years from the Acquisition Date (the "Deferral Period"), If CRC exercises its
Deferral Option, then: (a) at any time during the Deferral Period, CRC may elect
to repurchase the Redevelopment Parcel from the successful bidder (the
"Repurchase Option") for a repurchase price equal to: (i) the purchase price paid
by the successful bidder; plus (Ii) an amount equal to interest on such purchase
price from the Acquisition Date through the day that CRC closes the repurchase
of the Redevelopment Parcel at the rate of interest announced by Fifth third
Bank from time to time as its prime lending rate (the "Prime Rate"); and (b) if
CRC does not elect to repurchase the Redevelopment Parcel during the Deferral
Period, then at the end of the Deferral Period, CRC shall pay to the successful
bidder interest on such purchase price from the Acquisition Date through the last
day of the Deferral Period at the Prime Rate,
Each Redevelopment Proposal must: (a) be submitted on the prescribed form
included in the Bid Package; (b) include all of the information requested in the
Bid Package; (c) if submitted by a trust (as defined in IND. CODE 30-4-1-1 (a)),
identify: (i) each beneficiary of the trust; and (ii) each settlor empowered to
revoke or modify the trust; (d) be received in its entirety in the CRC Offices by
the Receipt Deadline; and (e) include a cashier's check or certified check payable
to the order of CRC in an amount equal to 5% of the purchase price for the
Redevelopment Parcel set forth in the Redevelopment Proposal.
CRC has caused to be prepared the exhibits listed below (the "Exhibits"), and CRC will make all of the
Exhibits available at the CRC Offices for examination and use by all interested persons, This Notice,
together with the Exhibits, constitute the "Bid Package",
Exhibit A
Exhibit B
Exhibit C
Instructions to Bidders
Form Redevelopment Proposal
Development Guidelines
Exhibit 0
CRC Work
Exhibit E
Exhibit F
Exhibit G
Exhibit H
Exhibit I
Location Map (includes Parcel 11, Mohawk Piaza, and Parcel 5)
Zoning Ordinance
Outline of Project Agreement
Executive Summary to Phase One Environmental Site Assessment
AL T A Survey of the Redevelopment Parcel
Requests for information concerning the Bid Package should be directed to: Karl p, Haas, Wallack,
Somers & Haas, PC, One Indiana Square, Suite 1500, Indianapolis, Indiana 46204; telephone: 317-231-
9000; and e-mail: kph@wshlaw.com.
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Requests for access to inspect the Redevelopment Parcel should be directed to: Les aids, AlA,
Executive Director, Carmel Redevelopment Commission, Carmel City Hall, One Civic Square, Carmel,
Indiana 46032; telephone: (317) 571-2492; and e-mail: 10Ids@cLcarme1.in.us.
CRC reserves the right to: (a) consider or reject without consideration any Redevelopment Proposals that
do not satisfy the Proposal Requirements; (b) reject any or all Redevelopment Proposals; and (c) make
an award to the highest and best bidder, as described more particularly in the Bid Package, even if the
Redevelopment Proposal submitted by the highest and best bidder does not satisfy all of the Conditions
for Redevelopment. In determining the highest and best bidder, CRC shall take into consideration the
following:
(a) The purchase price for the. Redevelopment Parcel, as proposed in each
Redevelopment Proposal.
(b) The cost to CRC of satisfying its obligations with respect to the redevelopment of
the Redevelopment Parcel, as described in each Redevelopment Proposal.
(c) The cost, size, character, and quality of the improvements to be constructed by a
bidder as part of the redevelopment of the Redevelopment Parcel, including, without
limitation, the degree of compliance with the Development Guidelines, the Zoning
Ordinance, and the other Conditions for Redevelopment.
(d) The schedule for completion of the Project.
(e) The general business reputation of the bidder.
(f) The experience of the bidder with respect to the deveiopment and construction of
projects similar to the Project (the "Similar Projects").
(g) The record of the bidder with respect to the completion of Similar Projects on
schedule, within budget, and in compiiance with plans, permits, and laws.
(h) The current ability of the bidder to complete the Project on schedule, within
budget, and in compliance with plans, permits, and iaws.
(i) The financial resources of the bidder and its prinCipals, including, without
limitation, the financial resources available to complete the Project.
(j)---TAe-financial-resou rces-of-the-b id der's-eqt1ity-i nvestors-ana-construCtib-n-le naer,--
including, without limitation, the financial resources committed and available to fund
completion of the Project.
(k) The square footages of the components of the Project, the rental amounts for
space in the Project, the parking spaces to be provided for the Project, and any amenities
to be provided.
(I) The development and site plans for the Project and other improvements; and the
compatibility of such plans with neighboring buildings and the nearby neighborhoods.
(m) Extent to which the Project, as proposed in each Redevelopment Proposal,
includes the Preferential Features (in order of preference).
(n) If a Redevelopment Proposal proposes an Integrated Project, whether the bidder
holds fee title to Mohawk Plaza or the rights to acquire fee title to Mohawk Plaza.
(0) Whether the Redevelopment Proposal includes a Financing Contingency.
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(p) Satisfaction by the bidder of the Proposal Requirements; compliance of the
bidder with the Conditions for Redevelopment, including, without limitation, the
Development Guidelines and the Zoning Ordinance; and satisfaction by the bidder of any
additional requirements of the Bid Package. .
(q) Any other factors that CRC determines to be important in carrying out and
serving: (i) the Conditions for Redevelopment, including, without limitation, implementing
the Development Guidelines and complying with the Zoning Ordinance; (ii) the legal
purposes of CRC; and (iii). the interests of The City of Carmei, Indiana, and its residents,
from the standpoint of both human and economic welfare.
A successful bidder will be required to execute a binding Project Agreement with CRC, committing the
bidder to: (i) satisfying the Conditions for Redevelopment, including, without limitation, implementing the
Development Guidelines and complying with the Zoning Ordinance; and (iI) fulfilling the commitments
made by the bidder in its Redevelopment Proposal. The Project Agreement shall include the terms and
conditions outlined in the Exhibits to the Bid Package.
Dated: March 21, 2005
The City of Carmel Redevelopment Commission
NOTICE OF SALE OF REAL ESTATE
FOR THE PRIVATE REDEVELOPMENT
OF REDEVELOPMENT PARCEL NO.11
CARMEL CITY CENTER REDEVELOPMENT AREA
Notice is given hereby that The City of Carmel Redevelopment Commission ("CRC") will open and
consider written offers of purchase and proposals for redevelopment (the "Redevelopment Proposals") of
the parcel of real estate generally located at the northwest corner of Rangeline Road and 1261h Street,
which reai estate is depicted as "Parcel No. 11" on the Location Map(the "Redeveiopment Parcel").
CRC will open the Redevelopment Proposals at 7:00 p.m. iocal time on April 19, 2005, as part of a public
meeting to be held at the Carmel City Hall, One Civic Square, Carmel, Indiana 46032 (the "Public
Opening"). Redeveiopment Proposals shall be submitted to the Department of Community Services at
the Carmel City Hall, One Civic Square, Carmel, Indiana 46032 (the "CRC Offices"). The deadline for
submissi.on .of Redevelopment Prop.osais is 5:00 p.m. local time on April 19, 2005 (the "Receipt
Deadline"). At least five days before the Public Opening, interested parties will be able to obtain from the
CRC Offices information concerning the room in which the Public Opening will occur.
The .offer by CRC of the Redevelopment Parcel for sale and redevelopment is made on the conditions set
forth below (the "C.onditions for Redevelopment").
Development
Guidelines:
Preferential
Features:
The redevelopment of the Redevelopment Parcel, including, with.out limitation,
the construction of the project proposed by the successful bidder in its
Redevelopment Proposal (the "Project"), shall be completed in compliance with
the Development Guidelines and the Zoning Ordinance.
CRC will give preference to Redevelopment Proposals proposing a Project that
includes one of the following (in .order of preference):
(a) an integrated redevelopment of the Redevelopment Proposal, the real
estate designated as "Parcel 4" on the Location Map, and the real estate
designated as "Mohawk Plaza" on the Location Map (an "Integrated Project");
(b) a coordinated development with the mixed-use project planned for the
real estate designated as "Parcel 5" .on the Location Map; and
Financing
Contingency:
(c) a coordinated development with the performing arts center to be
constructed .on the real estate adjacent to a portion of Parcel 5 on the West.
CRC will give preference to Redevelopment Proposals that are not made subject
to the bidder being successful in obtaining financing.
CRC Work:
Parcel Condition:
CRC shall complete the streetscape work described in the Exhibits to the Bid
Package.
CRC shali complete the CRC Work in compliance with a schedule jointly
established by CRC and the successful bidder that coordinates work performed
by CRC with work performed by the successful bidder.
Except for tlie CRC Work, the Redevelopment Parcel is being offered on an "as-
iS~' basis.
CRC Work Schedule:
Minimum Offering
Price:
$250,000.00
Acquisition Date:
Completion Date:
CRC Deferral Option:
Proposal
Requirements:
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The saie and purchase of the Redevelopment Parcel must be closed by May 31,
2005.
Construction of the Project must be completed by November 30, 2006, subject to
the CRC Deferral Option.
CRC shall have the option to defer construction of the Project for up to three
years from the Acquisition Date (the "Deferral Period"). If CRC exercises its
Deferral Option, then: (a) at any time during the Deferral Period, CRC may elect
to repurchase the Redevelopment Parcel from the successful bidder (the
"Repurchase Option") for a repurchase price equal to: (i) the purchase price paid
by the successful bidder; plus (ii) an amount equal to interest on such. purchase
price from the Acquisition Date through the day that CRC closes the repurchase
of the Redevelopment Parcel at the rate of interest announced by Fifth Third
Bank from time to time as its prime iending rate (the "Prime Rate"); and (b) if
CRC does not elect to repurchase the Redevelopment Parcel during the Deferral
Period, then at the end of the Deferral Period, CRC shall pay to the successful
bidder interest on such purchase price from the Acquisition Date through the last
day of the Deferral Period at the Prime Rate.
Each Redevelopment Proposal must: (a) be submitted on the prescribed form
included In the Bid Package; (b) include all of the information requested in the
Bid Package; (c) if submitted by a trust (a.s defined in IND. CODE 30-4-1-1 (a)),
identify: (i) each beneficiary of the trust; and (iI) each settlor empowered to
revoke or modify the trust; (d) be received in its entirety in the CRC Offices by
the Receipt Deadline; and (e) include a cashier's check or certified check payable
to the order of CRC in an amount equal to 5% of the purchase price for- the
Redevelopment Parcel setforth in the Redevelopment Proposal.
CRC has caused to be prepared the exhibits listed beiow (the "Exhibits"), and CRC will make all of the
Exhibits available at the CRC Offices for examination and use by all interested persons. This Notice,
together with the Exhibits, constitute the "Bid Package".
Exhibit A
Exhibit B
Exhibit C
Exhibit D
Exhibit E
Exhibit F
Exhibit G
Exhibit H
Exhibit I
Instructions to Bidders
Form Redevelopment Proposal
Development Guidelines
CRC Work
Location Map (includes Parcel 4, McihawkPlaza, and Parcel 5)
Zoning Ordinance
Outline of Project Agreement
Executive Summary to Phase One Environmental Site Assessment
AL T A Survey of the Redevelopment Parcel
Requests for information concerning the Bid Package should be directed to: Kari P. Haas, Wallack,
Somers & Haas, PC, One Indiana Square, Suite 1500, indianapolis, Indiana 46204; telephone: 317-231-
9000; and e-mail: kph@wshlaw.com.
Requests for access to inspect the Redeveiopment Parcel should be directed to: Les aids, AlA,
Executive Director, Carmel Redevelopment Commission, Carmel City Hall, One Civic Square, Carmel,
Indiana 46032; telephone: (317) 571-2492; and e-mail: lolds@ci.carmel.in.us.
CRC reserves the right to: (a) consider or reject without consideration any Redevelopment Proposals that
do not satisfy the Proposal Requirements; (b) reject any or all Redevelopment Proposals; and (c) make
an award to the highest and best bidder, as described more particularly in the Bid Package, even if the
Redevelopment Proposal submitted by the highest and best bidder does not satisfy all of the Conditions
for Redevelopment. In determining the highest and best bidder, CRC shall take into consideration the
following:
(a) The purchase price for the Redevelopment Parcel, as proposed in each
Redevelopment Proposal.
(b) The cost to CRC of satisfying its obligations with respect to the redevelopment of
the Redevelopment Parcel, as described in each Redevelopment Proposal.
(c) The cost, size, character, and quality of the. improvements to be constructed by a
bidder .as part of the redevelopment of the Redevelopment Parcel, including, without
limitation, the degree of compliance with the Development Guidelines, the Zoning
Ordinance, and the other Conditions for Redevelopment.
(d) The schedule for completion of the Project.
(e) The general business reputation of the bidder.
(I) The experience of the bidder with respect to the development and construction of
projects similar to the Project (the 'Similar Projects').
(g) The record of the bidder with respect to the completion of Similar Projects on
schedule, within budget, and in compliance with plans, permits, and laws.
(h) The current ability of the bidder to complete the Project on schedule, within
budget, and in compliance with plans, permits, and laws.
(i) The financial resources of the bidder and its principals, Including, without
limitation, the financial resources available to complete the Project.
Ul The financial resources of the bidder's equity investors and construction lender,
including, without limitation, the financiai resources committed and available to fund
completion of the Project.
(k) The square footages of the components of the Project, the rental amounts for
space in the Project, the parking spaces to be provided for the Project, and any amenities
to be provided.
(I) The development and site plans for the Project and other improvements; and the
compatibility of such plans with neighboring buildings and the nearby neighborhoods.
(m) Extent to which the Project, as proposed in each Redevelopment Proposal,
includes the Preferential Features (in order of preference).
(n) If a Redevelopment Proposal proposes an Integrated Project, whether the bidder
holds fee title to Mohawk Plaza or the rights to acquire fee tilie to Mohawk Plaza.
(0) Whether the Redevelopment Proposal includes a Financing Contingency.
(p) Satisfaction by the bidder of the Proposal Requirements; compliance of the,
bidder with the Conditions for Redevelopment, inciuding, without limitation, the
Deveiopment Guidelines and the Zoning Ordinance; and satisfaction by the bidder of any
additional requirements of the Bid Package.
(q) Any other factors that CRC determines to be important in ,carrying out and
serving: .(i) the Conditions for Redevelopment, inciuding, without limitation, implementing
the Development Guidelines and complying with the Zoning Ordinance; (ii) the legal
purposes of CRC; and (Iii) the interests of The City of Carmel, Indiana, and its residents,
from the standpoint of both human and economic welfare.
A successful bidder will be required to execute a binding Project Agreement with CRC, committing the
bidder to: (i) satisfying the Conditions for Redevelopment, including, without limitation, implementing the
Development Guidelines and complying with the Zoning Ordinance; and (ii) fulfilling the commitments
made by the bidder in its Redevelopment Proposal. The Project Agreement shall include the terms and
conditions outlined in the Exhibits to the Bid Package.
Dated: March 21, 2005
The City of Carmel Redevelopment Commission
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.' . CRC Minutes 4/19/05
CARMEL REDEVELOPMENT COMMISSION Meeting, Tuesday, April 19, 2005
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The meeting was call~dto order by President Ron Carter at 7:10 p.m.
Commission members Bob Battreall, Rick Sharp and William H~er were present,
constituting a quorum. Also present were Mayor Brainard, Karl Haas, Les Olds, Dan
Moriarity, Brandon Bogan, Karl Meyer, Steve Brown, Lynn Wall, Dan Newberry and
several other people representing bidders. Phyllis Morrissey and Sherry Mielke as .
support staff.
Approval of Minutes
Mr..Hammer moved for approval of the minutes from the March 15, 2005, meeting.
Following a second by Mr. Sharp, the motion was approved with three in favor. Mr.
Battreall abstained.
Bid Openine:s'
(Parcel #4 and Parcel #11 . '.
Pedcor submitted a combined bid for the two parcels for $775,000.00. City Center
Opportunities, LLC submitted a bid for Parcel #11 for $275,000 and for Parcel #4 for
. $425,000. The bids will be evaluated and a recommendation will bemade at the riext
eRC meeting. .
Parcel #5. Site Preparation
Base bids for the entire project were received from Crider & Crider for $650,000,
Dawson, Inc. for $538,800, Milestone Contractors for $542,800 and Gradex, Inc. for
$634,900. The bids will be evaluated and a recommendation will be made.
It was noted that the original budgeted price for this work was $450,000, but several
other items have been added since that time. Discussion followed. .
Resolutions
Resolution 3-2005, for intergovernmental transfer of property, 30 West Main Street
[Former site of the Arts Council building]. Mr. Sharp asked if there were any current
plans for this vacated site and was told not at this time.
Mr. Hammer moved for approval of Resolution 3-2005. Following a second by Mr.
Battreall, the motion was unanimously approved.
Resolution 4-2005, for intergovernmental transfer of property, 21 S. Range Line Road
[Site of the former Old Town city park].
Mr. Hammer moved for approval of Resolution 4-2005. Following a second by Mr.
Battreall, the motion was unanimously approved.
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CRC Minutes, June 21, 2005'
CARMEL REDEVELOPMENT COMMISSION Meeting, Tuesday, June21, 2005
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President Ron Carter called the meeting to order at 7:21 p.m. Commission members Jerry
Heniser, Bob Battreall, Rick Sharp and William Hammer were present, coristituting a
quorum. Also present were Les Olds, Karl Haas, Mayor Brainard, Mike Hollibaugh and
Bruce Donaldson. Phyllis Morrissey as support staff. .
[New commission member Jerry Heniser was sworn in preceding the meeting.]
Approval of Minutes
Following a motion by Mr. Hammer and a second by Mr. Sharp, the minutes from the
meeting of May 17, 2005, were approved with three in favor. Mr. Battreall and Mr.
Heniser abstained. .
Update from Mike HolIibaugti, Director, DOCS
Mr. Hollibaugh gave an update on the Urban Design Initiative, which the DOCS staff and
the Engineering staff have been working on. He distributed some conceptual plans for
Carmel's central core, noting the various modes of transportation for different areas. This
information will also be shared with the Plan Commission. This will also be'
supplemented by traffic studies and parking studies. The Range Line Road overlay has
been approved. Indianapolis Rapid Transit was discussed. Further discussion followed.
Mr. C~er expressed concern about lack of bicycle facilities in the new areas. He also
was concerned about "dead" facades, especially those fronting on Range Line Road. "We
need to be sure Pedcor is aware of that." The need for on-street parking was also
mentioned. Discussion followed about the development at Range Line and Main and
parking needs in that area. Mr. Olds noted the second phase will have Some on-street
parking and also a large surface parking lot behind the buildings. Further discussion.
Reorder of the Agenda
Mr. Sharp moved the agenda order be changed. Following a second by Mr. Battreall, the
motion was unanimously approved.
Award of Bids for Parcels 4 and 11
Mr. Haas reported the CRC received two conforming bids at the CRC April 19, 2005, for
Parcels 4 and 11. The bids were substantially the same except for the price. Pedcor's bid
of $775,000.00 was substantially higher [$75,000 higher than Mayer Najem] so Mr. Haas
recommended it be accepted. Discussion followed.
Mr. Battreall moved the CRC accept the bid of $775,000 from Pedcor for Parcels 4 and
11. Seconded by Mr. Sharp. Brief discussion followed. Call for the question; the motion
was unanimously approved.
,;
RESOLUTION NO.'il- JOOCf
A RESOLUTION OF THE CITY OF CARMEL
REDEVELOPMENT COMMISSION
REGARDING
AN INTERGOVERNMENTAL TRANSFER OF REAL PROPERTY
WHEREAS, the City of Carmel Redevelopment Commission (the "CRC") is a
governmental entity created and authorized to administer certain redevelopment activities within
the City of Carmel, Indiana (the "City"); and
WHEREAS, the CRC owns in fee real property located at the northwest comer of City
Center Drive and Rangeline Road in Carmel, Indiana (the "CRC Property"); and
WHEREAS, the City owns in fee two (2) tracts of real property of approximately .250
acres and .424 acres, located within the City's corporate boundaries and generally along City
Center Drive, which property was originally acquired by the City for right of way purposes. This
real property is more particularly described on Exhibit A, attached hereto and incorporated herein
(the "City Property"); and
WHEREAS, the CRC Property and the City Property are within a CRC redevelopment
area (the "Redevelopment Area"); and
WHEREAS, the CRC is engaged in the redevelopment ofthe Redevelopment Area; and
WHEREAS, the City Property is included in the Redevelopment Area; and
WHEREAS, the City Property is no longer needed for right of way; and
WHEREAS, to facilitate the redevelopment of the Redevelopment Area, the City is
interested in conveying the City Property to the CRC; and
WHEREAS, the CRC is interested in acquiring the City Property [Tom the City; and
WHEREAS, Indiana Code Section 36-1-11-8 authorizes the transfer of real property
between governmental entities upon terms and conditions agreed upon by the entities, as .
evidenced by the adoption of a substantially identical resolution by each entity.
NOW, THEREFORE, BE IT RESOLVED by the City of Carmel Redevelopment
Commission that:
I. The City shall transfer all of its interest in the City Property to the CRC for the
sum of Ten Dollars ($10.00) and other good and valuable consideration, the receipt and
74310vl
sufficiency of which is hereby acknowledged, upon this Resolution being adopted by the CRC
and a substantially similar resolution being adopted by the Common Council for the City of
Carmel, Indiana.
2. The parties shall take all steps necessary to effect the transfer of the City Property
from the City to the CRC on or before March 31,2006.
Adopted this ,J. I
day of FebrU'Qf.y ,2006.
CITY OF CARMEL REDEVELOPMENT
OMMISSION
Ro
William Ham e Vice President
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