Packet for PC HO 04-06-23
LOR Rangeline Mixed-Use Development
Development Plan /ADLS and Variances
Docket Nos. PZ-2022-00241 DP/ADLS
PZ-2023-00044 V
PZ-2023-00045 V
PZ-2023-00046 V
PZ-2023-00047 V
CITY OF CARMEL, INDIANA
April 6, 2023
Plan Commission Hearing Officer
Board of Zoning Appeals Hearing Officer
Applicant: LOR Corporation
Attorneys: Nelson & Frankenberger, LLC
Jim Shinaver, Attorney
Jon C. Dobosiewicz, Land Use Professional
317-844-0106
TABLE OF CONTENTS
1. Explanation of Requests
2. Site Location Exhibit
3. Color Concept Site Plan
4. Building Perspectives
5. Building Elevations
Floor Plans
6. Site Perspective – looking northeast from Supply Street
Enclosure Detail
7. Lighting Plan – Photometric and lighting cut sheets
8. Engineered Landscaping Plan
9. Building Signage Plan
10. Engineered Development Plans
11. Townhome building height cross section
12. Findings of Fact for DP/ADLS
Findings of Fact for Lot Coverage Variance
Findings of Fact for Building Height Variance
Findings of Fact for Transportation Plan and Street Tree Variances
TAB 1
LOR - Explanation 040623
EXPLANATION OF REQUEST
The applicant, LOR Corporation (“LOR”) has filed DP/ADLS and Variance applications in
order to permit the development of a boutique three-story mixed-use development in the heart of
midtown Carmel. Each floor will feature its own unique character, anchored by the local 1933 Lounge
by St. Elmo. Each floor will have outdoor patios looking out over Rangeline Road. The development
will also feature eleven (11) townhomes facing 1st Avenue SE with garages oriented internally (west).
The plan includes interior and exterior bike parking, an oversized breezeway for pedestrian
connectivity, and onsite parking.
The site which is the subject of the proposed request is outlined in yellow on the aerial map
included behind Tab 2 (the “Real Estate”). The subject Real Estate consists of approximately two (2)
acres located between Rangeline Road and 1st Avenue SE (west to east) and 1st Street SE to the north
and Supply Street to the south. The Real Estate is zoned C-2 Mixed Use District.
The applicant met with neighboring property owners on March 2nd and was asked to consider
the location of the dumpster enclosure. To this end LOR analyzed alternate locations for the dumpster
and it was determined that there was not a feasible alternative location. Therefore, LOR placed an
greater emphasis on the design of the enclosure along with providing significant landscaping which is
illustrated behind Tab 6 (and fully detailed on the Landscape Plans).
Associated with the development of the Real Estate, LOR is also seeking approval of the
following development standards variances requests. The Findings of Fact included herein behind Tab
12 explain in detail the nature of and rationale for each requested variance summarized above.
UDO Section 2.36 Maximum Lot Coverage: The UDO standard for C-2 allows a maximum
parcel coverage of 80%; the variance requests a maximum parcel coverage of 92%.
UDO Section 2.36 Maximum Building Height: The UDO standard for C-2 allows a maximum
building height of 35 feet for a principal building when adjacent to single-family residences;
the variance requests 49’5”.
UDO Section 1.07 Transportation Plan – Transportation Plan compliance is required;
requesting Thoroughfare Plan Map, Mobility & Pedestrian Plan Map, Street Topographies and
Streetscape Facilities modifications.
UDO Section 5.21 Street Trees – Street trees required and required within street rights of way;
requesting street trees to be located outside of rights of way.
We look forward to presenting this request to you at the April 6, 2023, Plan Commission
Hearing Officer and BZA Hearing Officer meetings.
Respectfully submitted,
________________
TAB 2
Site Location Map / Aerial Photograph
NORTH
SITE
South Rangeline Road1stAvenue SE1st Street SE
Supply Street
TAB 3
SUPPLY STREET 1st AVENUE SERANGELINE ROAD1st STREET SE
TAB 4
1March 22, 2023
CONCEPTUAL RENDERING - NORTH ELEVATION
TAB 5
1ST FLOOR
EL: 0' -0"
2ND FLOOR
EL: 22' -0"
3RD FLOOR
EL: 37' -4"
T/O LOW PARAPET
EL: 56' -0"
FGHJKL E D C B A
T/O HIGH PARAPET
EL: 61' -4"
1
A311
2
A311
3
A311
1
A312
2
A312
3
A312
1
A313
2
A313
1ST FLOOR SOFFIT
EL: 16' -8"
2ND FLOOR SOFFIT
EL: 34' -0"
3RD FLOOR SOFFIT
EL: 49' -4"
M1 M2M1W1
WINDOW ASSEMBLY
"DARK BRONZE"
P1
WINDOW ASSEMBLY
"DARK BRONZE"
M2
FOLDING DOOR &
GLAZING ASSEMBLY,
"DARK BRONZE"
PRE-FINISHED METAL JULIET
BALCONY &, GUARDRAIL,
"DARK BRONZE"
PRE-FINSHED METAL JULIET
BALCONY & GUARDRAIL,
"DARK BRONZE"
ALUMINUM STOREFRONT GLAZING
ASSEMBLY, "DARK BRONZE" -
RECESSED
ALUMINUM
STOREFRONT GLAZING
ASSEMBLY, "DARK
BRONZE" -RECESSED
M1 W1 M2R1R1
W1
ALUMINUM STOREFRONT GLAZING
ASSEMBLY, "DARK BRONZE" -
RECESSED
M1 M1
M1 M2M2
PRE-FINISHED METAL CANOPY,
"DARK BRONZE"M1
M1
M1
M1M2
M2
M2
WINDOW ASSEMBLY
"DARK BRONZE"
BREEZEWAY
OPEN-AIR
PATIO
OPEN-AIR
PATIO
OPEN-AIR
PATIO
OPEN-AIR
PATIO
L1L1
L1L1
L1L1L1L1L1L1
OPEN-AIR
PATIO
ALUMINUM STOREFRONT GLAZING
ASSEMBLY, "DARK BRONZE" -
RECESSED
W1
5
A202
1ST FLOOR
EL: 0' -0"
2ND FLOOR
EL: 22' -0"
3RD FLOOR
EL: 37' -4"
T/O LOW PARAPET
EL: 56' -0"
F G H J K LEDCBA
T/O HIGH PARAPET
EL: 61' -4"
1ST FLOOR SOFFIT
EL: 16' -8"
2ND FLOOR SOFFIT
EL: 34' -0"
3RD FLOOR SOFFIT
EL: 49' -4"
1
A314
2
A314
R1R1M1M2M1 M1
WINDOW ASSEMBLY
"DARK BRONZE"
P1
PRE-FINISHED METAL
CANOPY, "DARK BRONZE"
WINDOW ASSEMBLY
"DARK BRONZE"ALUMINUM STOREFRONT GLAZING
ASSEMBLY, "DARK BRONZE"
WINDOW ASSEMBLY
"DARK BRONZE"
WINDOW ASSEMBLY
"DARK BRONZE"
WINDOW ASSEMBLY
"DARK BRONZE"
WINDOW ASSEMBLY
"DARK BRONZE"
M2
M1
MASONRY INSET,
RECESSED 1", TYP.
8" BRICK ACCENT,
TYP.
M2 M1M1 M1 M1
M1
M2 M2
M2M2M1 M2
BREEZEWAY
L1L1 L1
L1
L1 L1 L1 L1 L1 L1
L1
5
A202
ELEVATION MATERIAL LEGEND
M1:CLAY MASONRY UNIT
MODULAR RUNNING BOND
BoD: Palmetto Brick
Whitestone
NOTE:FINAL MATERIAL SELECTIONS WILL
BE FINALIZED AND VERIFIED IN FIELD
AND ARE DEPENDENT ON AVAILABILITY
M2:CLAY MASONRY UNIT
MODULAR SOLDIER COURSING
BoD: Palmetto Brick
Whitestone
P1:ARCHITECTURAL METAL SPANDREL
Finish:"Dark Bronze"
R1:STANDING SEAM METAL ROOF
Finish:"Dark Bronze"
W1:WOOD SOLAR LOUVERS
Finish:Cedar
L1 DECORATIVE UP/DOWN LIGHTING
6" DIA. x 18" TALL
Sim. to 'Volume Lighting V9646-79'
Finish:"Antique Bronze"
ELEVATION NOTES:
Actual style OF glazing & entry systems may vary and will be coordinated with the commercial tenants' needs.ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% PROGRESS SET
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
A201EXTERIOR ELEVATIONSSCALE: 1/8" = 1'-0"
WEST ELEVATION1
SCALE: 1/8" = 1'-0"
EAST ELEVATION2
#DESCRIPTION DATE
1ST FLOOR
EL: 0' -0"
2ND FLOOR
EL: 22' -0"
3RD FLOOR
EL: 37' -4"
T/O LOW PARAPET
EL: 56' -0"
1 1.6 2.4 31.2 2.8
T/O HIGH PARAPET
EL: 61' -4"
2
1ST FLOOR SOFFIT
EL: 16' -8"
2ND FLOOR SOFFIT
EL: 34' -0"
3RD FLOOR SOFFIT
EL: 49' -4"
3
A313
ALUMINUM STOREFRONT GLAZING
ASSEMBLY "DARK BRONZE"M2 M1
ALUMINUM STOREFRONT GLAZING
ASSEMBLY "DARK BRONZE"
R1M2
M1
M2
M2
L1L1 L1 L1 L1
W1
8" BRICK ACCENT, TYP.
M1
1ST FLOOR
EL: 0' -0"
2ND FLOOR
EL: 22' -0"
3RD FLOOR
EL: 37' -4"
T/O LOW PARAPET
EL: 56' -0"
11.62.43 1.22.8
T/O HIGH PARAPET
EL: 61' -4"
2
1ST FLOOR SOFFIT
EL: 16' -8"
2ND FLOOR SOFFIT
EL: 34' -0"
3RD FLOOR SOFFIT
EL: 49' -4"
R1M2
M2
ALUMINUM STOREFRONT GLAZING
ASSEMBLY "DARK BRONZE" -
RECESSED
M2 M1
M2
8" BRICK ACCENT, TYP.
W1
ALUMINUM STOREFRONT GLAZING
ASSEMBLY "DARK BRONZE" -
RECESSED
M1
M1
M1
W1
L1L1L1L1 L1M1
U
M1
1ST FLOOR
EL: 0' -0"
2ND FLOOR
EL: 22' -0"
11.62.43 1.22.8 2
1ST FLOOR SOFFIT
EL: 16' -8"
ALUMINUM STOREFRONT GLAZING
ASSEMBLY "DARK BRONZE"M2 M1
ALUMINUM STOREFRONT GLAZING
ASSEMBLY "DARK BRONZE"
STUV
1ST FLOOR
EL: 0' -0"
2ND FLOOR
EL: 22' -0"
1 1.6 2.4 31.2 2.82
1ST FLOOR SOFFIT
EL: 16' -8"
ALUMINUM STOREFRONT GLAZING
ASSEMBLY "DARK BRONZE"M2M1
ELEVATION NOTES:
Actual style OF glazing & entry systems may vary and will be coordinated with the commercial tenants' needs.
ELEVATION MATERIAL LEGEND
M1:CLAY MASONRY UNIT
MODULAR RUNNING BOND
BoD: Palmetto Brick
Whitestone
NOTE:FINAL MATERIAL SELECTIONS WILL
BE FINALIZED AND VERIFIED IN FIELD
AND ARE DEPENDENT ON AVAILABILITY
M2:CLAY MASONRY UNIT
MODULAR SOLDIER COURSING
BoD: Palmetto Brick
Whitestone
P1:ARCHITECTURAL METAL SPANDREL
Finish:"Dark Bronze"
R1:STANDING SEAM METAL ROOF
Finish:"Dark Bronze"
W1:WOOD SOLAR LOUVERS
Finish:Cedar
L1 DECORATIVE UP/DOWN LIGHTING
6" DIA. x 18" TALL
Sim. to 'Volume Lighting V9646-79'
Finish:"Antique Bronze"
3RD FLOOR
EL: 37' -4"
3
A312
2ND FLOOR SOFFIT
EL: 34' -0"
4"4"8"1 1/2"1 1/2"8"4"4"REFER TO 06/A354 FOR DETAILED
SECTION
ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% PROGRESS SET
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
A202EXTERIOR ELEVATIONSSCALE: 1/8" = 1'-0"
SOUTH ELEVATION1SCALE: 1/8" = 1'-0"
NORTH ELEVATION2
SCALE: 1/8" = 1'-0"
BREEZEWAY ELEVATION - NORTH FACING3SCALE: 1/8" = 1'-0"
BREEZEWAY ELEVATION - SOUTH FACING4
SCALE: 1/2" = 1'-0"
ENLARGED ELEVATION DETAIL5
#DESCRIPTION DATE
1
1.6
2.4
3
1.2
2.8
F G H J K LEDCBA
2
LEASE
SPACE #1
101
LEASE
SPACE #2
102
STAIR #1
ST1-1
STAIR #2
ST2-1
BREEZEWAY
002
WEST
LOGGIA
001
1
A311
2
A311
3
A311
1
A312
2
A312
3
A312
1
A313
2
A313
1
A314
2
A314
3
A313
2' - 0"22' - 0"28' - 0"26' - 0"26' - 0"26' - 0"28' - 0"22' - 0"28' - 0"28' - 0"22' - 0"2' - 0"
3' - 4" 15' - 4" 3' - 4" 2' - 0" 2' - 8"20' - 8"2' - 8" 2' - 8"20' - 8"2' - 8" 2' - 0" 3' - 4" 15' - 3 15/16" 3' - 4 1/16" 2' - 0" 2' - 8"20' - 8"2' - 8" 2' - 8"20' - 8"2' - 8" 2' - 8"20' - 8"2' - 8" 2' - 8"20' - 8"2' - 8" 2' - 8"20' - 8"2' - 8" 2' - 0" 3' - 4" 15' - 4" 3' - 4"2' - 0"2' - 0"15' - 4"18' - 0"18' - 0"15' - 4"2' - 0"2' - 0"1
A451
1
A452 1' - 4"11' - 4"2' - 8"2' - 8"12' - 8"2' - 8"2' - 8"12' - 8"2' - 8"2' - 8"11' - 4"1' - 4"2' - 0"2' - 0"1' - 4"11' - 4"2' - 8"2' - 8"12' - 8"2' - 8"2' - 8"12' - 8"2' - 8"2' - 8"11' - 4"1' - 4"2' - 0"2' - 0"74' - 8"2' - 0"15' - 4" 3' - 4" 2' - 0"2' - 8" 2' - 8" 3' - 4" 12' - 0" 5' - 4" 2' - 8" 2' - 0" 3' - 4" 15' - 4" 3' - 4" 2' - 0" 2' - 8" 8' - 10" 3' - 10"8' - 0" 2' - 8" 2' - 8"20' - 8"2' - 8" 2' - 8" 17' - 4"3' - 4" 2' - 8" 2' - 8" 3' - 4" 4' - 8" 4' - 0" 5' - 4" 3' - 4" 2' - 8" 2' - 8"20' - 8"2' - 8" 2' - 0" 3' - 4" 15' - 4" 3' - 4" 2' - 0"
26' - 0"23' - 4"5' - 4"23' - 4"26' - 0"23' - 4"31' - 4"46' - 8"5' - 4"23' - 4"26' - 0"
260' - 0"2' - 8"2' - 8"12' - 8"2' - 8"2' - 8"12' - 8"2' - 8"14' - 0"1' - 4"2' - 0"2' - 8"2' - 8"12' - 8"2' - 8"2' - 8"12' - 8"1
A391 2
A391
3
A391
4
A391
3
A393
1
A393 5' - 4"10' - 2"2' - 8"2' - 8"11' - 4"3' - 4"2' - 0"23' - 4"1' - 2"1' - 6 15/16"3' - 4"10' - 0"3' - 4"
G8
G2
G6
G6
G2
G5
G3
G1
G5
G11G11G10
G8
DEMARC
D1-1
LOBBY
103
BIKES
BS1-1
METERS
M1-1
ELEC
E1-1
G3
G4
G14
G13
G6
G4
G9G9
G12
G7G7
20' - 8"2' - 8"EW1EW1EW1EW1EW1EW1EW1EW1
EW2
EW1
EW1
EW2
EW1
EW2
EW2EW2EW1EW1S6S6S6
EW1EW2EW2
EW2
EW2
EW2
EW1
EW1EW2EW2
EW1EW2EW1EW2EW1EW2
EW1
EW2
EW1
EW5EW5EW2
EW5
EW2
EW2
EW2
EW1
EW1EW1
EW1EW1
EW1102B
102A
102E 102F
102G102H 102I
102J102K102L102M102NE1-1D1-1102O102P
101A101B
101CW1-1
WATER
W1-1 S6S62' - 2"13' - 4"1
ID202 A2011
A2022
A2012A2021A20234
2
A101
4' - 0"
2
A393
4
A391
SIM
4' - 0"
2
A391
SIM4' - 0"1' - 0"
4' - 0"
1
A391
2
A391
2' - 0"3' - 4"15' - 4"3' - 4"2' - 0"2' - 8"20' - 8"2' - 8"2' - 8"20' - 8"2' - 8"2' - 8"20' - 8"2' - 8"2' - 8"20' - 8"2' - 8"26' - 0"2' - 0"3' - 4"15' - 4"3' - 4"2' - 0"2' - 8"20' - 8"1' - 0"
2' - 7 1/2"9' - 2 3/4"8' - 3 1/2"5' - 10"2' - 8"
Project Description
This project consists of a 55,946 SF core & shell office
building of Type IIB Construction located at S. Rangeline
Rd., Carmel, Indiana.
Gross Areas INTERIOR EXTERIOR
1st FLOOR =14,556 SF 3,945 SF
2nd FLOOR = 17,792 SF 925 SF
3rd FLOOR = 17,792 SF 925 SF
TOTAL = 50,140 SF 5,795 SF
Total Gross Area = 55,934 SF
Applicable Building Codes
2014 Indiana Building Code (Based on IBC 2012 with
State Amendments)
2014 Indiana Mechanical Code (Based on IMC 2012 with
State Amendements)
2014 Indiana Plumbing Code (Based in IPC 2006 with
State Amendments)
2014 Indiana Electrical Code (Based on NEC 2008)
2014 Indiana Fire Code (Based on IFC 2012 with State
Amendments)
2014 Indiana Fuel Gas Code ( Based on IFGC 2012)
Indiana Energy Conservation Code (Based on ASHRAE
90.1 2007 with State Amendments)
Indiana Accessibility Code (Chapter 11 of the Indiana
Building Code)
Accessibility -2010 ADA Standards for Accessible
Design
Occupancy
B -BUSINESS -100sf/Occupant
Building Occupant Load = 560
Fire Suppression
NFPA 13, per 903.3.1.1 throughout project
Construction Type
OFFICE -Type IIB -Sprinklered
Primary Structural Frame 0 HR
Bearing Walls
Exterior 0 HR
Interior 0 HR
Nonbearing Interior Walls 0 HR
Floor Construction 0 HR
Roof Construction 0 HR
PROJECT SUMMARY
3
A101
8"2' - 8"EW17 1/4"2 1/2"2' - 0"2 1/2"3' - 0"2 1/2"7 1/4"10 1/4"2 1/2"2' - 4"2 1/2"10 1/4"2 1/2"2' - 9 1/4"4 1/2"2' - 8 3/4"2 1/2"10 1/4"7 1/4"2 1/2"3' - 0"2 1/2"2' - 0"2 1/2"7 1/4"2 1/2"1' - 11 1/4"2 1/2"10 1/4"102C102D1ST FLOOR
EL: 0' -0"
1.6
1ST FLOOR SOFFIT
EL: 16' -8"ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% PROGRESS SET
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
A101OVERALL 1ST FLOORPLANSCALE: 1/8" = 1'-0"
OVERALL 1ST FLOOR PLAN1
SCALE: 1/2" = 1'-0"
STOREFRONT PLAN DETAIL2SCALE: 1/2" = 1'-0"
STOREFRONT VESTIBULE3
#DESCRIPTION DATE
1
1.6
2.4
3
1.2
2.8
F G H J K LEDCBA
2
LEASE
SPACE
200
CORRIDOR
201
STAIR #1
ST1-2
STAIR #2
ST2-2
1
A311
2
A311
3
A311
1
A312
2
A312
3
A312
1
A313
2
A313
1
A314
2
A314
3
A313
1
A1222
A122
2
A451
2
A452
2' - 0"22' - 0"28' - 0"26' - 0"26' - 0"26' - 0"28' - 0"22' - 0"28' - 0"28' - 0"22' - 0"2' - 0"
2' - 0" 3' - 4" 4' - 8"
0' - 8"
4' - 8"
0' - 8"
4' - 8" 3' - 4" 2' - 0" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 0" 3' - 4" 4' - 8"
0' - 8"
4' - 8"
0' - 8"
4' - 8" 3' - 4" 2' - 0" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 8"20' - 8"2' - 8" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 0" 3' - 4" 4' - 8"
0' - 8"
4' - 8"
0' - 8"
4' - 8" 3' - 4" 2' - 0"
26' - 0"23' - 4"5' - 4"23' - 4"26' - 0"23' - 4"5' - 4"20' - 8"5' - 4"20' - 8"5' - 4"20' - 8"5' - 4"23' - 4"5' - 4"20' - 8"
260' - 0"
1
ID201
ALIGN DRYWALL W/
WINDOW JAMB
W1 W1 W1 W1 W1 W1
W3 W3 W3
W1 W1 W1 W2 W2W4 W1 W1 W1 W2 W2W4 W1 W1 W1
W1W1W1W1W1W1W1W1W1W1W1W1
W3W3W3
W1W1W1W1W1W1 A2523
A2524
RR
RR1-2
RR
RR2-2
RR
RR3-2 HSKP
H1-2
RR
RR4-2
RR
RR5-25' - 4"11' - 4"5' - 4"5' - 4"2' - 0"5' - 4"5' - 4"5' - 4"2' - 0"5' - 4"5' - 4"4' - 8"2' - 0"4' - 8"5' - 4"74' - 8"W3 W3 W3 5' - 4"11' - 4"5' - 4"5' - 4"2' - 0"5' - 4"5' - 4"5' - 4"2' - 0"5' - 4"5' - 4"4' - 8"2' - 0"4' - 8"5' - 4"2' - 0"2' - 0"15' - 4"18' - 0"18' - 0"15' - 4"2' - 0"2' - 0"W3 W3 W3
W3
W3
W1
W1
W1
W1
W3
W3
W1
W1
W1
W1
200A 200B200C200D
200E
200F6' - 0"6' - 0"EW1
EW2
EW1
EW2
EW1
EW2
EW2EW2EW2EW1EW1EW2EW1EW1EW2EW2EW2EW2EW2EW1EW1EW2EW1EW1EW1EW1EW2EW1EW1EW2EW2EW1EW1EW2EW2
EW1
EW2
EW1
EW2
EW1EW2EW1EW1EW2EW6EW6EW2EW1EW1EW2EW6EW6EW2EW1EW1EW2EW2EW2EW6EW6EW2EW2EW2EW1EW1EW2EW1EW1EW2
S6S6
S6
S6S6 S6SOUTH
BALCONY
202
NORTH
BALCONY
203
EW6EW6S1S1EW1EW1S1 EW6EW6EW6EW6EW2EW2EW2A2021
A2012 A2022A2011
RR5-2
RR4-2
H1-2
RR3-2
RR2-2
RR1-2
3' - 4"15' - 4"3' - 4"2' - 0"2' - 8"5' - 4"2' - 4"5' - 4"2' - 4"5' - 4"2' - 8"2' - 8"5' - 4"2' - 4"5' - 4"2' - 4"5' - 4"2' - 8"2' - 0"3' - 4"4' - 8"8"4' - 8"8"4' - 8"3' - 4"2' - 0"2' - 8"5' - 4"2' - 4"5' - 4"2' - 4"5' - 4"2' - 8"2' - 8"3' - 0"2' - 8"9' - 4"2' - 8"3' - 0"2' - 8"2' - 8"5' - 4"2' - 4"5' - 4"2' - 4"5' - 4"2' - 8"2' - 8"3' - 0"2' - 8"9' - 4"2' - 8"3' - 0"2' - 8"2' - 8"5' - 4"2' - 4"5' - 4"2' - 4"5' - 4"2' - 8"2' - 0"3' - 4"15' - 4"3' - 4"
Project Description
This project consists of a 55,946 SF core & shell office
building of Type IIB Construction located at S. Rangeline
Rd., Carmel, Indiana.
Gross Areas INTERIOR EXTERIOR
1st FLOOR =14,556 SF 3,945 SF
2nd FLOOR = 17,792 SF 925 SF
3rd FLOOR = 17,792 SF 925 SF
TOTAL = 50,140 SF 5,795 SF
Total Gross Area = 55,934 SF
Applicable Building Codes
2014 Indiana Building Code (Based on IBC 2012 with
State Amendments)
2014 Indiana Mechanical Code (Based on IMC 2012 with
State Amendements)
2014 Indiana Plumbing Code (Based in IPC 2006 with
State Amendments)
2014 Indiana Electrical Code (Based on NEC 2008)
2014 Indiana Fire Code (Based on IFC 2012 with State
Amendments)
2014 Indiana Fuel Gas Code ( Based on IFGC 2012)
Indiana Energy Conservation Code (Based on ASHRAE
90.1 2007 with State Amendments)
Indiana Accessibility Code (Chapter 11 of the Indiana
Building Code)
Accessibility -2010 ADA Standards for Accessible
Design
Occupancy
B -BUSINESS -100sf/Occupant
Building Occupant Load = 560
Fire Suppression
NFPA 13, per 903.3.1.1 throughout project
Construction Type
OFFICE -Type IIB -Sprinklered
Primary Structural Frame 0 HR
Bearing Walls
Exterior 0 HR
Interior 0 HR
Nonbearing Interior Walls 0 HR
Floor Construction 0 HR
Roof Construction 0 HR
PROJECT SUMMARY ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% PROGRESS SET
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
A102OVERALL 2ND FLOORPLANSCALE: 1/8" = 1'-0"
OVERALL 2ND FLOOR PLAN1
#DESCRIPTION DATE
1
1.6
2.4
3
1.2
2.8
F G H J K LEDCBA
2
LEASE
SPACE
300
CORRIDOR
301
STAIR #1
ST1-3
STAIR #2
ST2-3
SOUTH
BALCONY
302
1
A311
2
A311
3
A311
1
A312
2
A312
3
A312
1
A313
2
A313
1
A314
2
A314
3
A313
3
A451
3
A452
RR
RR2-3
4
A122
2' - 0"22' - 0"28' - 0"26' - 0"26' - 0"26' - 0"28' - 0"22' - 0"28' - 0"28' - 0"22' - 0"2' - 0"
2' - 0" 3' - 4" 4' - 8"
0' - 8"
4' - 8"
0' - 8"
4' - 8" 3' - 4" 2' - 0" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 0" 3' - 4" 4' - 8"
0' - 8"
4' - 8"
0' - 8"
4' - 8" 3' - 4" 2' - 0" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 8"20' - 8"2' - 8" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 8" 5' - 4" 2' - 4" 5' - 4" 2' - 4" 5' - 4" 2' - 8" 2' - 0" 3' - 4" 4' - 8"
0' - 8"
4' - 8"0' - 8"4' - 8" 3' - 4" 2' - 0"
26' - 0"23' - 4"5' - 4"23' - 4"26' - 0"23' - 4"5' - 4"20' - 8"5' - 4"46' - 8"5' - 4"23' - 4"26' - 0"
260' - 0"
ALIGN DRYWALL W/
WINDOW JAMB
W1 W1 W1 W1 W1 W1
W3 W3 W3
W1 W1 W1 W1 W1 W1 W1 W1 W1 W1 W1 W1
W1 W1 W1 W1 W1 W1
W3 W3 W3
W1 W1 W1 W2 W2 W1 W1 W1 W2 W2 W1 W1 W1W4W4
A2523
A2524
RR
RR5-3
RR
RR4-3
HSKP
H1-3
RR
RR3-3
RR
RR1-3
W1
W1
W1
W1
W3
W3
W3 W3 W3 W3 W3 W3
W3
W3
W1
W1
W1
W16' - 0"6' - 0"5' - 4"11' - 4"5' - 4"5' - 4"2' - 0"5' - 4"5' - 4"5' - 4"2' - 0"5' - 4"5' - 4"4' - 8"2' - 0"4' - 8"5' - 4"2' - 0"2' - 0"15' - 4"18' - 0"18' - 0"15' - 4"2' - 0"2' - 0"5' - 4"11' - 4"5' - 4"5' - 4"2' - 0"5' - 4"5' - 4"5' - 4"2' - 0"5' - 4"5' - 4"4' - 8"2' - 0"4' - 8"5' - 4"74' - 8"300A 300B300C300D
300E
300F
RR3-3
H1-3
RR2-3 RR4-3
RR5-3RR1-3EW1EW1EW2EW1EW1EW2EW2EW2EW6EW6EW2EW2EW2EW1EW1EW2EW6EW6EW2EW1EW1EW2EW6EW6EW2EW1EW1EW1
EW2
EW1
EW2
EW1
EW2
EW2EW1EW1EW2EW2EW2EW1EW1EW2EW1EW1EW1EW1EW2EW1EW1EW2EW2EW2EW6EW6EW2EW2EW2EW1EW1EW2EW1EW1EW2EW2EW2EW1EW1EW2EW2
EW1
EW2
EW1
EW2
EW1
S6S6S6S63
A122
NORTH
BALCONY
303
S6S6
S6S6
S6S6
S6
S6 S6S6S6
A2012A2021 A2011
A2022
S1S1S13' - 4"15' - 4"3' - 4"2' - 0"2' - 8"5' - 4"2' - 4"5' - 4"2' - 4"5' - 4"2' - 8"2' - 8"3' - 0"2' - 8"9' - 4"2' - 8"3' - 0"2' - 8"2' - 8"5' - 4"2' - 4"5' - 4"2' - 4"5' - 4"2' - 8"2' - 8"3' - 0"2' - 8"9' - 4"2' - 8"3' - 0"2' - 8"2' - 8"5' - 4"2' - 4"5' - 4"2' - 4"5' - 4"4' - 8"3' - 4"4' - 8"8"4' - 8"8"4' - 8"3' - 4"2' - 0"2' - 8"5' - 4"2' - 4"5' - 4"2' - 4"5' - 4"5' - 4"5' - 4"2' - 4"5' - 4"2' - 4"5' - 4"2' - 8"2' - 0"3' - 4"15' - 4"3' - 4"
Project Description
This project consists of a 55,946 SF core & shell office
building of Type IIB Construction located at S. Rangeline
Rd., Carmel, Indiana.
Gross Areas INTERIOR EXTERIOR
1st FLOOR =14,556 SF 3,945 SF
2nd FLOOR = 17,792 SF 925 SF
3rd FLOOR = 17,792 SF 925 SF
TOTAL = 50,140 SF 5,795 SF
Total Gross Area = 55,934 SF
Applicable Building Codes
2014 Indiana Building Code (Based on IBC 2012 with
State Amendments)
2014 Indiana Mechanical Code (Based on IMC 2012 with
State Amendements)
2014 Indiana Plumbing Code (Based in IPC 2006 with
State Amendments)
2014 Indiana Electrical Code (Based on NEC 2008)
2014 Indiana Fire Code (Based on IFC 2012 with State
Amendments)
2014 Indiana Fuel Gas Code ( Based on IFGC 2012)
Indiana Energy Conservation Code (Based on ASHRAE
90.1 2007 with State Amendments)
Indiana Accessibility Code (Chapter 11 of the Indiana
Building Code)
Accessibility -2010 ADA Standards for Accessible
Design
Occupancy
B -BUSINESS -100sf/Occupant
Building Occupant Load = 560
Fire Suppression
NFPA 13, per 903.3.1.1 throughout project
Construction Type
OFFICE -Type IIB -Sprinklered
Primary Structural Frame 0 HR
Bearing Walls
Exterior 0 HR
Interior 0 HR
Nonbearing Interior Walls 0 HR
Floor Construction 0 HR
Roof Construction 0 HR
PROJECT SUMMARY ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% PROGRESS SET
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
A103OVERALL 3RD FLOORPLANSCALE: 1/8" = 1'-0"
OVERALL 3RD FLOOR PLAN1
#DESCRIPTION DATE
1
1.6
2.4
3
1.2
2.8
F G H J K LEDCBA
2
1
A311
2
A311
3
A311
1
A312
2
A312
3
A312
1
A313
2
A313
1
A314
2
A314
3
A313 1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"1/4" / 12"LOCATION OF ROOFTOP EQUIPMENT-
PROVIDE AREA W/ WALKIGN PADS
A2523
A2524
INSULATION CRICKET ,
TYP. SLOPE 1/4"/12"
MIN.SLOPED METAL ROOF
PARAPET, TYP.
R1
SLOPED ROOF INSULATION
IS IN ADDITION TO MIN 4"
PER A031
MASONRY PARAPET, TYP.
R1 R1
SLOPED METAL ROOF
PARAPET, TYP.
SLOPED ROOF INSULATION IS IN
ADDITION TO MIN. 4" PER A031
MASONRY PARAPET, TYP.
ST
U
V
A2021
A2022A2011
A2012
LOCATION OF ROOFTOP EQUIPMENT-
PROVIDE AREA W/ WALKIGN PADS
BUILDING NOTES
1 BRICK RECESS
2 METAL GUARDRAIL W/ WOVEN WIRE INFILL PANELS
3 SEMI-RECESSED FIRE EXTINGUISHER CABINET
4
5
ROOF DRAIN
6
MOP SINK
7
3/4" PLYWOOD MOUNTED TO WALL
8
WALL-MOUNTED BIKE RACK. MODEL: SARIS BIKE TRAC
#6106. PROVIDE BLOCKING
FIRE EXTINGUISHER
ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% PROGRESS SET
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
A104ROOF PLANSCALE: 1/8" = 1'-0"
OVERALL ROOF PLAN1
#DESCRIPTION DATE
TAB 6
4March 22, 2023
CONCEPTUAL RENDERING - SOUTH ELEVATION
MASONRY WALL, BRICK TO
MATCH BUILDING
REFER TO CIVIL
DWGS FOR GRADING 6' - 4" MIN.56' - 0"
4
A211
APPROX. 845.656' - 4" MIN.9' - 6 1/2"REFER TO CIVIL DWGS
FOR GRADING
MASONRY PIER WOOD PICKET GATE 10' - 0"10' - 0"10' - 0"10' - 0"WOOD PICKET GATE
APPROX. 845.65 6' - 4" MIN.17' - 4"10' - 0 1/2"9' - 6 1/2"MASONRY WALL, BRICK TO
MATCH BUILDING
MASONRY WALL, BRICK TO
MATCH BUILDING
REFER TO CIVIL
DWGS FOR GRADING
REFER TO CIVIL
DWGS FOR GRADING
17' - 4"
4
A211
4
A211
SIMAPPROX. 845.65
APPROX. 845.65
4"8"4' - 0"8"VARIESREFER TO CIVIL
CELL VENT @ 24" O.C. HORIZONTALLY
8"THRU-WALL FLASHING
MORTAR FILL
MASONRY ANCHOR TIE,
REFER TO BUILDING SPECS
SOLDIER COURSE
MASONRY VENEER, MATCH
BUILDING SPECS
SOLDIER COURSE
7 3/4"2 3/4"3 3/4"
1' - 2"
CELL VENT @ 24" O.C. HORIZONTALLY
NOM. 8" CMU, MORTAR FILL
8"PRE-FINISHED METAL COPING
W/ TREATED NAILER-REFER
TO BUILDING SPECS
4" CONCRETE DUMPSTER PAD
8"8"
1/2" EXPANSION JOINT ASPHALT PAVING, PER CIVIL DWGS
CONCRETE FOOTING 3' - 0"1' - 2"6' - 4"ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% PROGRESS SET
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
A211EXTERIOR ELEVATIONS#DESCRIPTION DATE
SCALE: 1/4" = 1'-0"
DUMPSTER ELEVATION - SOUTH1
SCALE: 1/4" = 1'-0"
DUMPSTER ELEVATION - NORTH2
SCALE: 1/4" = 1'-0"
DUMPSTER ELEVATION EAST & WEST3
SCALE: 1 1/2" = 1'-0"
DUMPSTER SECTION4
TAB 7
TOWNHOMES
7-UNITS
FFE = 841.25
TOWNHOMES
4-UNITS
FFE = 842.15
MULTI-USE BUILDING
3-STORY
FFE = 835.00
MULTI-USE BUILDING
3-STORY
FFE = 835.00
STAIR #1
ST1-1
STAIR #2
ST2-1
LEASE
SPACE #1
101
LEASE
SPACE #2
102
BREEZEWAY
003
WEST
LOGGIA
001
UP
JJJJ
J J J
J
T2
S1
S1
S1 S1S1S1
S2 S2
S2 S2
S3 S3 S3 S3 S3
P1A - 19
S3
S3
S3
S3
S3
S3
S3
S3
S3
S3
S3
S3 S3 S3 S3 S3
P1A - 13
CT3
1111
2
3
4
5
6
P1A-26,28 P1A-27,29 P1A-30,32
7 7 7
CT2
CT1
CT4
8
T1
2
3
1
P1A - 33 ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% Progress Set
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
ES101ELECTRICAL SITE PLAN3/32" = 1'-0"
ELECTRICAL SITE PLAN1
GENERAL NOTES
A REFER TO SHEET E-000 FOR GENERAL ELECTRICAL NOTES, SYMBOLS AND
ABBREVIATIONS.
B REFER TO SHEET E601 FOR LIGHT FIXTURE SCHEDULE.
C ALL CONDUIT TO BE 4-INCH SCH 80 PVC UNLESS NOTED OTHERWISE AND
BURIED A MINIMUM OF 24-INCHES DEEP. COORDINATE FINAL ROUTING
LOCATIONS WITH OTHER TRADES PRIOR TO WORK. REFER TO FEEDER
SCHEDULE ON SHEET E901 FOR CONDUIT SIZING.
D CONDUIT ROUTING IS DIAGRAMATIC AND MAY SHIFT TO AVOID CONFLICT WITH
STRUCTURES AND OTHER TRADES. COORDINATE WITH ALL TRADES ON-SITE
BEFORE PERFORMING WORK.
E ALL SITE LIGHTING CIRCUITS TO BE CONTROLLED BY DIGITAL CLOCK
LOCATED NEAR SOURCE PANEL.
SHEET KEYNOTES
1 PROVIDE JUNCTION BOX FOR FUTURE DECORATIVE LIGHTING. COORDINATE
EXACT LOCATION WITH OWNER PRIOR TO ROUGH-IN.
2 UTILITY TRANSFORMER PROVIDED BY UTILITY PROVIDER. TRANSFORMER IS
TO BE MOUNTED ON PIT PAD. PROVIDE CONCRETE PAD ACCORDING TO
UTILITY REQUIREMENTS.
3 SECONDARY CONDUIT AND FEEDERS TO BE FURNISHED AND INSTALLED BY
CONTRACTOR. REFER TO SHEET E901 FOR FEEDER INFORMATION.
4 INSTALL 1200A CT CABINET FOR MAIN GEAR PROVIDED BY CONTRACTOR.
PROVIDE SECONDARY CONDUIT AND FEEDERS FROM TRANSFORMER TO CT
CABINET ACCORDING TO RISER DIAGRAM. PROVIDE FEEDER CONDUCTORS
AND CONDUIT FROM CT CABINET TO RESTAURANT PANEL ACCORDING TO
RISER DIARAM. LEAVE 5-FEET OF CONDUCTOR FOR EACH PHASE COILED
INSIDE CT CABINET. SECONDARY CONDUCTORS FROM TO CT CABINET AND
FINAL TERMINATIONS BY CONTRACTOR.
5 INSTALL 400A CT CABINET FOR 1933 RESTAURANT PROVIDED BY
CONTRACTOR. PROVIDE SECONDARY CONDUIT AND FEEDERS FROM
TRANSFORMER TO CT CABINET ACCORDING TO RISER DIAGRAM. PROVIDE
FEEDER CONDUCTORS AND CONDUIT FROM CT CABINET TO RESTAURANT
PANEL ACCORDING TO RISER DIARAM. LEAVE 5-FEET OF CONDUCTOR FOR
EACH PHASE COILED INSIDE CT CABINET. SECONDARY CONDUCTORS FROM
TO CT CABINET AND FINAL TERMINATIONS BY CONTRACTOR.
6 INSTALL 3000A UTILITY TERMINATION CABINET FOR TENANT SPACE PROVIDED
BY CONTRACTOR. PROVIDE SECONDARY CONDUIT AND FEEDERS FROM
TRANSFORMER TO TERMINATION CABINET ACCORDING TO RISER DIAGRAM.
PROVIDE FEEDER CONDUCTORS AND CONDUIT FROM TERMINATION CABINE
TO RESTAURANT PANEL ACCORDING TO RISER DIARAM. LEAVE 5-FEET OF
CONDUCTOR FOR EACH PHASE COILED INSIDE TERMINATION CABINET.
SECONDARY CONDUCTORS FROM TO CT CABINET AND FINAL TERMINATIONS
BY CONTRACTOR.
7 PROVIDE 208V, 1-PH CIRCUIT FOR LEVEL 2 EV CHARGER. COORDINATE EXACT
LOCATION WITH OWNER PRIOR TO INSTALLATION.
8 PROVIDE SECONDARY CONDUIT AND FEEDERS FROM TRANSFORMER TO FIRE
PUMP DISCONNECT ACCORDING TO RISER DIAGRAM ON SHEET E901
#DESCRIPTION DATE
ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% Progress Set
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
ES102SITE PHOTOMET. PLAN1/8" = 1'-0"
SITE PHOTOMETRIC PLAN1
#DESCRIPTION DATE
TAB 8
TOWNHOMES7-UNITSFFE = 842.25TOWNHOMES4-UNITSFFE = 843.20MULTI-USE BUILDING3-STORYFFE = 835.00MULTI-USE BUILDING3-STORYFFE = 835.00104108112116120124128134138142146111NORTHDATE:DWG SCALE:DRAWN BY:CHECKED BY:APPROVED BY:PROJECT NO:SHEETOFDRAWING NO.:LANDSCAPE PLAN325-748 SGJBEBACH13C7008AB3456712CDEFGH83456712ABCDEFGH29P R E L I M I N A R YNOT FOR CONSTRUCTIONGENERAL LANDSCAPE NOTES:ADDITIONAL CITY OF CARMEL NOTES:03/22/2023
™ ™ ® PLANT SCHEDULE1REFERENCE NOTES SCHEDULEDATE:DWG SCALE:DRAWN BY:CHECKED BY:APPROVED BY:PROJECT NO:SHEETOFDRAWING NO.:LANDSCAPE DETAILS325-748 SGJBEBACH13C7018AB3456712CDEFGH83456712ABCDEFGH29P R E L I M I N A R YNOT FOR CONSTRUCTIONDETAIL 703 - TREE STAKING DETAILDETAIL 702- SHRUB/ SMALL TREE PLANTING DETAILDETAIL 704 - ORNAMENTAL GRASS/ PERENNIAL ANDGROUNDCOVER PLANTING DETAILDETAIL 705 - SPADE EDGING DETAILDETAIL 706 - STONE MULCH DETAIL03/22/2023
TAB 9
A B B B B B A
D
C
D
23' - 4"F G G G G G F
33' - 4"D D
STREET
ADDRESSING
NUMBER
C
AA
SIGNAGE LEGEND
SIGN TYPE:ILLUMINATION:MOUNTING:SPANDREL SIZE:SPANDREL AREA:SIGN SIZE:
A. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 15'-4"W X 6'-8"H 102sf 13'-0"W X 4'-8"H
B. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 20'-8"W X 6'-8"H 137sf 17'-6"W X 4'-8"H
C. CANOPY SIGN INTERNALLY ILLUMINATED MOUNTED TO CANOPY 24'-8"W X 2'-0"H 49sf 17'-3"W X 2'-0"H
D. BLADE SIGN INTERNALLY ILLUMINATED MOUNTED TO WALL AT CORNER 5'-0"W X 22'-4"H 66sf 4'-3"W X 15'-6"H
E. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 11'-4"W X 6'-8"H 75sf 9'-7"W X 4'-8"H
F. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 15'-4"W X 5'-8"H 87sf 13'-0"W X 3'-11"H
G. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 20'-8"W X 5'-8"H 117sf 17'-6"W X 3'-11"H
H. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 11'-4"W X 5'-8"H 64sf 9'-7"W X 3'-11"H
NOTE:
THIS DIAGRAM REPRESENTS PROPOSED LOCATIONS FOR SIGNAGE ONLY. HATCHED AREA INDICATES SPANDREL SIZE. SIGNAGE DESIGN & INSTALLATION LOCATIONS WILL BE
SUBMITTED FOR PERMIT IN ACCORDANCE WITH CITY STANDARDS AT A LATER DATE.ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% PROGRESS SET
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
A281SIGNAGE ELEVATIONSSCALE: 1/8" = 1'-0"
Signage - WEST ELEVATION1
SCALE: 1/8" = 1'-0"
Signage - EAST ELEVATION2
#DESCRIPTION DATE
D
E
16' - 0"23' - 4"H
DD
E
23' - 4"16' - 0"H
D
SIGNAGE LEGEND
SIGN TYPE:ILLUMINATION:MOUNTING:SPANDREL SIZE:SPANDREL AREA:SIGN SIZE:
A. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 15'-4"W X 6'-8"H 102sf 13'-0"W X 4'-8"H
B. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 20'-8"W X 6'-8"H 137sf 17'-6"W X 4'-8"H
C. CANOPY SIGN INTERNALLY ILLUMINATED MOUNTED TO CANOPY 24'-8"W X 2'-0"H 49sf 17'-3"W X 2'-0"H
D. BLADE SIGN INTERNALLY ILLUMINATED MOUNTED TO WALL AT CORNER 5'-0"W X 22'-4"H 66sf 4'-3"W X 15'-6"H
E. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 11'-4"W X 6'-8"H 75sf 9'-7"W X 4'-8"H
F. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 15'-4"W X 5'-8"H 87sf 13'-0"W X 3'-11"H
G. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 20'-8"W X 5'-8"H 117sf 17'-6"W X 3'-11"H
H. WALL-MOUNT SIGN REVERSE LIT MOUNTED TO WALL -FLUSH 11'-4"W X 5'-8"H 64sf 9'-7"W X 3'-11"H
NOTE:
THIS DIAGRAM REPRESENTS PROPOSED LOCATIONS FOR SIGNAGE ONLY. HATCHED AREA INDICATES SPANDREL SIZE. SIGNAGE DESIGN & INSTALLATION LOCATIONS WILL BE
SUBMITTED FOR PERMIT IN ACCORDANCE WITH CITY STANDARDS AT A LATER DATE.ARCHITECTCLIENTCONSULTANTPROJECTDRAWING TITLESEALSHEETPROJECT INFOREVISIONS19020
100% PROGRESS SET
N O T F O R C O N S T R U C T IO NOFFICE ON RANGELINEFEBRUARY 24, 2023
A282SIGNAGE ELEVATIONSSCALE: 1/8" = 1'-0"
Signage - SOUTH ELEVATION1SCALE: 1/8" = 1'-0"
Signage - NORTH ELEVATION2
#DESCRIPTION DATE
TAB 10
NORTHADDITIONAL CITY OF CARMEL NOTES:CONSULTANT TEAM:CIVIL ENGINEERCIVIL & ENVIRONMENTALCONSULTANTS, INC.530 E. OHIO ST., STE. GINDIANAPOLIS, IN 46204PH: (317) 655-7777CONTACT: NICK JUSTICEEMAIL: njustice@cecinc.comPROJECTLOCATIONGASTELEPHONESTREETSSTORM SEWERWATERUTILITIES:RANGELINE ROAD MIXED-USE175 S RANGELINE ROADCARMEL, INDIANA 46032CONSTRUCTION DOCUMENTSCYCLE #2MARCH 21, 2023LOCATION MAPARCHITECTSTUDIO M ARCHITECTURE2 W. MAIN STREETCARMEL, INDIANA 46032PH: (317) 810-1502CONTACT: ALEX MARSHEMAIL: amarsh@studiomarchitecture.comELECTRICSANITARY SEWERSITEOPERATING AUTHORITYCITY OF CARMEL1ST STREET SEDEVELOPERLOR COMMERCIAL DEVELOPMENT63650 RUCKER ROAD, SUITE 101INDIANAPOLIS, INDIANA 46220PH: (317) 205-1200CONTACT: ADAM HILLEMAIL: ahill@LorCorp.comSURVEYORCIVIL & ENVIRONMENTALCONSULTANTS, INC.530 E. OHIO ST., STE. GINDIANAPOLIS, IN 46204PH: (317) 655-7777CONTACT: ANTHONY SYERSEMAIL: asyers@cecinc.comFLOOD INFORMATION NOTE:1ST AVENUE SE
PARKING DATA:ZONING DATA: ADJACENT ZONING CLASSIFICATIONS:ZONING DATA: ZONING CLASSIFICATION:SITE DATA:SITE DATA:BUILDING DATA:LOT COVERAGE8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONS RANGELINE ROAD
VETERANS WAY
E MAIN STREETBENCHMARKS:UTILITY NOTE:DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:TITLE SHEET
325-748
SGJ
BEB
ACH1C000LEGAL DESCRIPTION (COMMITMENT NO. IN2210373)’ “”C2 DEVELOPMENT STANDARDS:::Sheet List TableSheet No.Sheet TitleDrawingNo.1TITLE SHEETC0002TOPOGRAPHIC SURVEYSV-13DEMOLITION PLANC1014LAYOUT PLANC2005GRADING PLANC3006DRAINAGE PLANC4007STORMWATER PROFILESC4018STORMWATER PROFILESC4029FLOOD ROUTING PLANC40310UTILITY PLANC50011SANITARY PROFILESC50112MAINTENANCE OF TRAFFIC PLANC60013LANDSCAPE PLANC70014LANDSCAPE DETAILSC70115SITE DETAILSC80016SITE DETAILSC80117SITE DETAILSC80218SITE DETAILSC80319SITE DETAILSC80420SITE DETAILSC80521SITE DETAILSC80622SITE DETAILSC80723SITE DETAILSC80824WATER NOTES AND SPECIFICATIONSC80925WATER NOTES AND SPECIFICATIONSC81026TEMPORARY STORMWATER POLLUTIONPREVENTION PLANC90027POST-CONSTRCTION STORMWATER POLLUTIONPREVENTION PLANC90128STORMWATER POLLUTION PREVENTION DETAILSC90229STORMWATER POLLUTION PREVENTION NOTESC90303/22/2023
RANGELINE ROAD
1ST AVE. SE 1ST ST. SESUPPLY ST.12' ALLEY10' ALLEY 10' ALLEY
BENCHMARKS:LEGEND:UTILITY NOTE:SITE8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:TOPOGRAPHIC SURVEY
325-748
1"=20'
OCTBOER 28, 2022 CJV
TJT
ABS11TOPO LOR COMMERCIAL DEVELOPMENT
CARMEL BLOCK REDEVELOPMENT
170 S. RANGELINE ROAD
CARMEL INDIANA NORTH530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.com VICINITY MAP
RANGELINE ROAD
1ST AVE. SE 1ST ST. SESUPPLY ST.LOT 7LOT 8LOT 27LOT 28LOT 26LOT 251515151518881821111122222221222223321588881215161617171717171717171717171712777444418255532481055151515151544154441441444410210444415333333341811111111011315DEMOLITION LEGEND:UTILITY NOTE:12345DEMOLITION ITEMS:67891011121314151617188AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONNORTHDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:DEMOLITION PLAN
325-748
SGJ
BEB
ACH3C101 GENERAL NOTES ADDITIONAL CITY OF CARMEL NOTES:03/22/2023
SITE LEGEND:PROPOSED SITE KEY NOTES:RANGELINE ROAD
1ST AVE. SE 1ST ST. SESUPPLY ST.UPSTAIR #1ST1-1STAIR #2ST2-1LEASESPACE #1101LEASESPACE #2102BREEZEWAY003WESTLOGGIA001TOWNHOMES7-UNITSFFE = 842.25TOWNHOMES4-UNITSFFE = 843.20MULTI-USE BUILDING3-STORYFFE = 835.00MULTI-USE BUILDING3-STORYFFE = 835.00104108112116120124128134138142146BBAAAAAABWGWFDHFDHFDFDFDGGGDHFECCECDJJIIIGIEIEIEIEIEIEIEIEIEIEIEEEECEIKKKKKKPPPPQPMHHGRPRSSSSENENRENNMMPPEEEEMMMMEPPOHLFFFDPPPPCCCCCHHHTCCUTHLHLHLHRRCRRCRCRCRCVVVWGBM8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONNORTHDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:LAYOUT PLAN
325-748
SGJ
BEB
ACH4C200 GENERAL NOTES:GENERAL SITE LAYOUT NOTES:ADDITIONAL CITY OF CARMEL NOTES:03/22/2023
GRADING LEGEND:RANGELINE ROAD
1ST AVE. SE 1ST ST. SESUPPLY ST.UPTOWNHOMES7-UNITSFFE = 842.25TOWNHOMES4-UNITSFFE = 843.20MULTI-USE BUILDING3-STORYFFE = 835.00MULTI-USE BUILDING3-STORYFFE = 835.001041081121161201241281341381421468AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONNORTHDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:GRADING PLAN
325-748
SGJ
BEB
ACH5C300 ADDITIONAL CITY OF CARMEL NOTES:GENERAL GRADING NOTES:”03/22/2023
DRAINAGE LEGEND:FLOOD INFORMATION NOTE:UTILITY NOTE:UPRANGELINE ROAD
1ST AVE. SE 1ST ST. SESUPPLY ST.MULTI-USE BUILDING3-STORYFFE = 835.00MFPG = 835.50MLAG = 835.50MULTI-USE BUILDING3-STORYFFE = 835.00MFPG = 835.50MLAG = 835.50TOWNHOMES7-UNITSFFE = 842.25MFPG = 838.77MLAG = 838.77TOWNHOMES4-UNITSFFE = 843.20MFPG = 841.65MLAG = 841.65DRAINAGE SUMMARYDRAINAGE KEYNOTES:8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONNORTHDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:DRAINAGE PLAN
325-748
NPJ
ACH
ACH6C400 ADDITIONAL CITY OF CARMEL NOTES:03/22/2023
STR 400 - STR 403 PROFILESTR 404 - STR 406 PROFILESTR 405 - STR 420 PROFILESTR 407 - STR 410 PROFILE8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:STORMWATER PROFILES
325-748
NPJ
ACH
ACH7C401 BENCHMARKS:03/22/2023
STR 406 - STR 418 PROFILESTR 412 - STR 414 PROFILESTR 415 - STR 416 PROFILESTR-401 TO STR-419 PROFILE8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:STORMWATER PROFILES
325-748
NPJ
ACH
ACH8C402 BENCHMARKS:03/22/2023
UPRANGELINE ROAD
1ST AVE. SE 1ST ST. SESUPPLY ST.MULTI-USE BUILDING3-STORYFFE = 835.00MFPG = 835.50MLAG = 835.50MULTI-USE BUILDING3-STORYFFE = 835.00MFPG = 835.50MLAG = 835.50TOWNHOMES7-UNITSFFE = 842.25MFPG = 838.77MLAG = 838.77TOWNHOMES4-UNITSFFE = 843.20MFPG = 841.65MLAG = 841.65DRAINAGE LEGEND:FLOOD INFORMATION NOTE:UTILITY NOTE:DRAINAGE SUMMARY8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:FLOOD ROUTING PLAN
325-748
NPJ
ACH
ACH9C403 NORTHADDITIONAL CITY OF CARMEL NOTES:03/22/2023
RANGELINE ROAD
1ST AVE. SE 1ST ST. SESUPPLY ST.UPTOWNHOMES7-UNITSFFE = 842.25TOWNHOMES4-UNITSFFE = 843.20MULTI-USE BUILDING3-STORYFFE = 835.00MULTI-USE BUILDING3-STORYFFE = 835.00104108112116120124128134138142146UTILITY LEGEND:UTILITY NOTE:UTILITY KEYNOTES:8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONNORTHDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:UTILITY PLAN
325-748
SGJ
BEB
ACH10C500 GENERAL UTILITY NOTES:ADDITIONAL CITY OF CARMEL NOTES:03/22/2023
SANITARY RUN | STR. E500 - STR. 504 PROFILESANITARY RUN | STR. 504 - STR. 506 PROFILE8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONNORTHDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:SANITARY PROFILES
325-748
SGJ
BEB
ACH11C50103/22/2023
UPTOWNHOMES7-UNITSFFE = 842.25TOWNHOMES4-UNITSFFE = 843.20MULTI-USE BUILDING3-STORYFFE = 835.00MULTI-USE BUILDING3-STORYFFE = 835.001041081121161201241281341381421461 st S T R E E T S. E.2 nd S T R E E T S. E.S O U T H R A N G E L I N E R O A D
1 st A V E N U E S. E.E A S T M A I N S T R E E TV E T E R A N S W A Y
3 rd S T R E E T S. E.SIDEWALK CLOSEDUSE OTHER SIDECONSTRUCTIONAHEADROADCONSTRUCTIONAHEADROADROADCLOSEDSIDEWALK CLOSEDUSE OTHER SIDEROADCLOSEDROADCLOSEDSIDEWALK CLOSED AHEAD WARNING SIGNTO BE PLACED 1 BLOCK FROM CLOSURE.SIDEWALK CLOSED AHEAD WARNING SIGNTO BE PLACED 1 BLOCK FROM CLOSURE.SIDEWALK CLOSED AHEAD WARNING SIGNTO BE PLACED 1 BLOCK FROM CLOSURE.SIDEWALK CLOSED AHEAD WARNING SIGNTO BE PLACED 1 BLOCK FROM CLOSURE.S O U T H R A N G E L I N E R O A D
1 st A V E N U E S. E.SIDEWALK CLOSEDAHEADCROSS HERESIDEWALK CLOSEDAHEADCROSS HERESIDEWALK CLOSEDAHEADCROSS HERESIDEWALK CLOSEDAHEADCROSS HEREE A S T E L M S T R E E TROADCLOSEDR11-2 [30" X 48"]SIDEWALK CLOSEDUSE OTHER SIDER9-10 [12" X 24"]NOTETHESE SIGNS ARE TYPICALLY MOUNTED ON A DETECTABLE BARRICADE TO ENCOURAGECOMPLIANCE AND TO COMMUNICATE TO PEDESTRIANS THAT THE SIDEWALK IS CLOSED.HOWEVER, PRINTED SIGNS ARE NOT USEFUL TO MANY PEDESTRIANS WITH VISUALDISABILITIES, THEREFORE A BARRIER OR BARRICADE DETECTABLE BY A PERSON WITH AVISUAL DISABILITY IS SUFFICIENT TO INDICATE THAT A SIDEWALK IS CLOSED. IF THEBARRIER IS CONTINUOUS WITH DETECTABLE CHANNELIZING DEVICES FOR AN ALTERNATEROUTE, ACCESSIBLE SIGNING MAY NOT BE NECESSARY. AN AUDIBLE INFORMATION DEVICEIS NEEDED WHEN THE DETECTABLE BARRICADE OR BARRIER FOR AN ALTERNATECHANNELIZED ROUTE IS NOT CONTINUOUS.NOTES:WARNING LIGHTS:XW20-2 [48" X 48"]SIDEWALK CLOSEDAHEADCROSS HERER9-11a [18" X 24"]NON-METALLICREFLECTORIZED DRUMWITH LIGHTNOTES:1.ALL SIGNS AND BARRICADES TO BE PLACED IN ACCORDANCE WITH THE LATEST EDITIONOF THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES.2.NO CONSTRUCTION SHALL COMMENCE PRIOR TO APPROVAL BY INDIANAPOLISDEPARTMENT OF PUBLIC WORKS.3.CONTRACTOR SHALL MAINTAIN ADA ACCESSIBLE PEDESTRIAN ROUTE AT ALL TIMES.4.CONTRACTOR SHALL PROVIDE ALL NECESSARY SIGNAGE FOR PEDESTRIAN TRAFFIC.ADDITIONAL SIGNAGE, BARRICADES AND TRAFFIC CONTROL DEVICES, OTHER THANSHOWN, COULD BE REQUIRED.5.PLAN SHOWN IS FOR GENERAL PURPOSES AND IS NOT A COMPLETE MAINTENANCE OFTRAFFIC PLAN.8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONNORTHDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:MAINTENANCE OF TRAFFIC PLAN
325-748
SGJ
BEB
ACH12C600 TRAFFIC LEGEND:STANDARD SIGNCONSTRUCTION DRUMS, CHANNELIZING DEVICESBARRICADE, CHANNELIZING DEVICES03/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDETAIL 207 - CONCRETE JOINT DETAILSDETAIL 209 - CURB JOINT DETAILDETAIL 206 - SIDEWALK ADJACENT TO CURBDETAIL 205 - STRAIGHT CONCRETE CURBDETAIL 203 - CONCRETE SIDEWALKDETAIL 202 - CURB AND GUTTER, CONC. TYPE IIDETAIL 201 - CURB ADJACENT TO EXISTING PAVEMENTDETAIL 208 - CONCRETE PAVEMENT SECTIONDETAIL 204 - PATH & STREET REPAIR DETAILDATE:
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DRAWN BY:
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APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:SITE DETAILS
325-748
SGJ
BEB
ACH15C80003/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:SITE DETAILS
325-748
SGJ
BEB
ACH16C801 DETAIL 210 - ONE-WAY DIRECTIONAL PERPENDICULAR CURB RAMP(INDOT STANDARD DRAWING E 604-SWCR-05)DETAIL 218B - CONCRETE DRIVE W/ COMBINEDDEPRESSED CURB AND GUTTERDETAIL 212 - CONCRETE WHEEL STOPDETAIL 213 - ADA ACCESSIBLE PARKING STALLSDETAIL 215 - SIGNAGE DETAILDETAIL 214 - PAINTED ADA ACCESSIBLESYMBOL DETAILNOT TO SCALEARMOR-TILE TACTILE SYSTEMDETAIL 211 - DETECTABLE WARNING STRIP DETAILDETAIL 216 - LIGHT DUTY ASPHALTPAVEMENT SECTION DETAIL 217 - HEAVY DUTY ASPHALTPAVEMENT SECTIONDETAIL 218A - COMMECIAL DRIVE W/ COMBINEDDEPRESSED CURB AND GUTTER03/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:SITE DETAILS
325-748
SGJ
BEB
ACH17C802 NOT TO SCALEDETAIL 219 - TYPICAL CIP CONCRETE STAIRDETAIL 221 - TYPICAL CIP CONCRETE RAMPNOT TO SCALEDETAIL 222 - CITY OF CARMEL RIGHT-OF-WAY PVMT. LOCAL STREETDETAIL 220 - TYPICAL CONCRETE RETAINING WALLDETAIL 223 - BICYCLE HOOP DETAIL03/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:SITE DETAILS
325-748
SGJ
BEB
ACH18C803 DETAIL 404 - MANHOLE SLOTTED GRATE & FRAMEDETAIL 403 - MANHOLE SOLID LID CASTINGDETAIL 402 - STANDARD MANHOLE 12" THRU 24"DETAIL 401 - TRENCH DETAIL FOR CITY STORM SEWERSDETAIL 406 - UNDERDRAINDETAIL 405- STORM SEWER DOGHOUSE MANHOLEDETAIL 224- TREE GRATE03/22/2023
PLAN VIEWELEVATION VIEW8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDETAIL 407 - AQUA-SWIRL XC-5 DETAILDETAIL 409 - OUTLET CONTROLSTRUCTURE DETAILDATE:
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PROJECT NO:SHEETOFDRAWING NO.:SITE DETAILS
325-748
SGJ
BEB
ACH19C80403/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:SITE DETAILS
325-748
SGJ
BEB
ACH20C80503/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:SITE DETAILS
325-748
SGJ
BEB
ACH21C80603/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:SITE DETAILS
325-748
SGJ
BEB
ACH22C80703/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:SITE DETAILS
325-748
SGJ
BEB
ACH22C80803/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:WATER NOTES AND SPECIFICATIONS
325-748
SGJ
BEB
ACH23C80903/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:WATER NOTES AND SPECIFICATIONS
325-748
SGJ
BEB
ACH24C81003/22/2023
RANGELINE ROAD
1ST AVE. SE 1ST ST. SESUPPLY ST.PROPOSED LEGEND:12345EROSION CONTROL ITEMS:678AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONNORTHDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:TEMPORARY STORMWATER
POLLUTION PREVENTION PLAN
325-748
SGJ
BEB
ACH25C900 GENERAL EROSION CONTROL NOTES:SOIL MAPSOIL LEGENDSOIL DESCRIPTION03/22/2023
PROPOSED LEGEND:12345EROSION CONTROL ITEMS:67RANGELINE ROAD
1ST AVE. SE 1ST ST. SESUPPLY ST.UPTOWNHOMES7-UNITSFFE = 842.25TOWNHOMES4-UNITSFFE = 843.20MULTI-USE BUILDING3-STORYFFE = 835.00MULTI-USE BUILDING3-STORYFFE = 835.001041081121161201241281341381421468AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONNORTHDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:POST -CONSTRUCTION STORMWATER
POLLUTION PREVENTION PLAN
325-748
SGJ
BEB
ACH26C901 GENERAL EROSION CONTROL NOTES:EROSION CONTROL RESPONSIBLE PERSON03/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:STORMWATER POLLUTION
PREVENTION DETAILS
325-748
SGJ
BEB
ACH27C902DETAIL 903 - CONCRETE WASHOUT BMPDETAIL 905 - EROSION CONTROL INLET PROTECTIONFOR CURB INLET AND CATCH BASINSDETAIL 906 - NON-PAVED AREA CATCHBASIN INLET PROTECTION DETAILDETAIL 901 - TEMPORARY CONSTRUCTION ENTRANCEDETAIL 904 - STRAW BALE FOR CONCRETEWASHOUTDETAIL 902 - SILT FENCE03/22/2023
8AB3456712CDEFGH83456712ABCDEFGHDESCRIPTIONDATENO
REVISION RECORD
DATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:325-748
MARCH 21, 2023
ACH29 LOR COMMERCIAL DEVELOPMENT
RANGELINE ROAD MIXED-USE
DEVELOPMENT
175 S RANGELINE ROAD
CARMEL, INDIANA 46032
530 E. Ohio Street · Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.comP R E L I M I N A R YNOT FOR CONSTRUCTIONDATE:
DWG SCALE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT NO:SHEETOFDRAWING NO.:STORMWATER POLLUTION
PREVENTION NOTES
325-748
SGJ
BEB
ACH28C903 (B6) RUNOFF CONTROL MEASURES ASSESSMENT OF STORMWATER POLLUTION PREVENTION PLAN CONSTRUCTION COMPONENT (SECTION B)(A1) INDEX OF THE LOCATION OF THE REQUIRED PLAN ELEMENTS IN THE CONSTRUCTION PLAN(A2) A VICINITY MAP DEPICTING THE PROJECTS SITE LOCATION(A3) NARRATIVE OF THE NATURE AND PURPOSE OF THE PROJECT(A6) 11X17-INCH PLAT SHOWING BUILDING LOT NUMBERS/BOUNDARIES AND ROAD LAYOUT/NAMES ASSESSMENT OF CONSTRUCTION PLAN ELEMENTS (SECTION A)(A5) LEGAL DESCRIPTION(A28) LOCATION OF ALL PROPOSED SITE IMPROVEMENTS, INCLUDING ROADS, UTILITIES, LOTDELINEATION AND IDENTIFICATION, PROPOSED STRUCTURES, AND COMMON AREAS(A14) IDENTIFICATION OF ANY OTHER STATE OR FEDERAL WATER QUALITY PERMITS ORAUTHORIZATIONS THAT ARE REQUIRED FOR CONSTRUCTION ACTIVITIES(A27) LOCATIONS OF SPECIFIC POINTS WHERE STORMWATER AND NON-STORMWATERDISCHARGES WILL LEAVE THE PROJECT SITE(A13) IDENTIFICATION AND LOCATION OF ALL KNOWN WETLANDS, LAKES, AND WATER COURSESON OR ADJACENT TO THE PROJECT SITE (CONSTRUCTION PLAN, EXISTING SITE LAYOUT)(A10) NAME(S) OF THE RECIEVING WATER(S)(A21) LOCATIONS WHERE STORMWATER MAY BE DIRECTLY DISCHARGED INTO GROUND WATER,SUCH AS ABANDONED WELLS, SINKHOLES, OR KARST FEATURES(A7) BOUNDARIS OF THE ONE HUNDRED (100) YEAR FLOODPLAINS, FLOODWAY FRINGES, ANDFLOODWAYS(A8) LAND USE OF ALL ADJACENT PROPERTIES(A23) TOTAL EXPECTED LAND DISTURBANCE EXPRESSED IN ACRES(A15) IDENTIFICATION AND DELINEATION OF EXISTING COVER, INCLUDING NATURAL BUFFERS(A12) SOIL MAP OF THE PREDOMINATE SOIL TYPES(A26) LOCATIONS, SIZE, AND DIMENTIONS OF ALL STORMWATER DRAINAGE SYSTEMS SUCH ASCULVERTS, STORMWATER SEWER, AND CONVEYANCE CHANNELS(A29) LOCATION OF ALL ON-SITE AND OFF-SITE SOIL STOCKPILES AND BORROW AREAS(A16) EXISTING SITE TOPOGRAPHY AT AN INTERVAL APPROPRIATE TO INDICATE DRAINAGEPATTERNS(B1) DESCRIPTION OF THE POTENTIAL POLLUTANT GENERATING SOURCES ANDPOLLUTANTS, INCLUDING ALL POTENTIAL NON-STORMWATER DISCHARGES(B12) STORMWATER QUALITY SEQUENCE(B2) STABLE CONSTRUCTION ENTRANCE LOCATIONS AND SPECIFICATIONS(B5) SEDIMENT CONTROL MEASURES FOR SHEET FLOW AREAS(B4) SEDIMENT CONTROL MEASURES FOR CONCENTRATED FLOW AREAS(B7) STORMWATER OUTLET PROTECTION LOCATION AND SPECIFICATIONS(B8) GRADE STABILIZATION STRUCTURE LOCATIONS AND SPECIFICATIONS(B3) SPECIFICATIONS FOR TEMPORARY AND PERMANENT STABILIZATION EROSION CONTROL MEASURES MAINTENANCE REQUIREMENTS(B11) MAINTENANCE GUIDELINES FOR EACH PROPOSED STORMWATER QUALITY SERVICE(B14) MATERIAL HANDLING AND SPILL PREVENTION AND SPILL RESPONSE PLAN MEETINGTHE REQUIREMENTS IN 327 IAC 2-6.1(B13) PROVISIONS FOR EROSION AND SEDIMENT CONTROL ON INDIVIDUAL RESIDENTIAL BUILDING LOTSREGULATED UNDER THE PROPOSED PROJECTASSESSMENT OF STORMWATER POLLUTION PREVENTION PLANCOMPONENT (SECTION C)(C1) DESCRIPTION OF POLLUTATNTS AND THEIR SOURCES ASSOCIATED WITH THEPROPOSED LAND USE(C4) SEQUENCE DESCRIBING STORMWATER MEASURE IMPLEMENTATION(C2) DESCRIPTION OF PROPOSED POST-CONSTRUCTION STORMWATER MEASURES(C3) PLAN DETAILS FOR EACH STORMWATER MEASURE(C5) MAINTENANCE GUIDELINES FOR POST-CONSTRUCTION STORMWATER MEASURES(A4) LATITUDE AND LONGITUDE TO THE NEAREST FIFTEEN (15) SECONDS(A9) IDENTIFICATION OF A U.S. EPA APPROVED OR ESTABLISHED TMDL (TOTAL MAXIMUM DAILYLOAD)(A11) IDENTIFICATION OF DISCHARGES TO A WATER ON THE CURRENT 303(d) LIST OF IMPAREDWATERS AND THE POLLUTANT(S) FOR WHICH IT IS IMPARED(A17) LOCATION(S) WHERE RUN-OFF ENTERS THE PROJECT SITE(A18) LOCATION(S) WHERE RUN-OFF DISCHARGES FROM THE PROJECT SITE PRIOR TO LANDDISTURBANCE(A19) LOCATION OF ALL EXISTING STRUCTURES ON THE PROJECT SITE(A20) EXISTING PERMANENT RETENTION OR DETENTION FACILITIES, INCLUDING MANMADEWETLANDS, DESIGNED FOR THE PURPOSE OF STORMWATER MANAGEMENT(A22) SIZE OF THE PROJECT AREA EXPRESSED IN ACRES(A24) PROPOSED FINAL TOPOGRAPHY(A25) LOCATIONS AND APPROXIMATE BOUNDARIES OF ALL DISTURBED AREAS(A30) CONSTRUCTION SUPPORT ACTIVITIES THAT ARE EXPECTED TO BE PART OF THE PROJECT(A31) LOCATION OF ANY IN-STREAM ACTIVITIES THAT ARE PLANNED FOR THE PROJECTINCLUDING, BUT NOT LIMITED TO, STREAM CROSSING AND PUMP AROUNDS(B9) DEWATERING APPLICATIONS AND MANAGEMENT METHODS(B10) MEASURES UTILIZED FOR WORK WITHIN WATERBODIES(C6) ENTITY THAT WILL BE RESPONSIBLE FOR OPERATION AND MAINTENANCE OF THEPOST-CONSTRUCTION STORMWATER MEASURES(B15) EROSION CONTROL SPECIFICATIONS FOR INDIVIDUAL LOTS03/22/2023
TAB 11
TAB 12
Page 1 of 1
FINDINGS OF FACT FORM
DEVELOPMENT PLAN CONSIDERATION
CARMEL ADVISORY PLAN COMMISSION
CARMEL, INDIANA
Docket No.: PZ-2022-00241 DP/ADLS
Project Name: LOR Rangeline Mixed-use Development
Petitioner: LOR Corporation
Based upon all the evidence presented by the Petitioner and upon the Department Report of the
Department of Community Services, dated April __ 2023, we determine that the Development Plan
complies with the Standards set forth in the Carmel Unified Development Ordinance.
___ We hereby approve the Development Plan as submitted with the following specific conditions
as agreed to by the petitioner.
Condition 1. ___________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
Condition 2. ___________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
___ We hereby disapprove of the Development Plan as submitted for the following reasons:
1. ____________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
2. ____________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
3. ____________________________________________________________________________________
______________________________________________________________________________________
______________________________________________________________________________________
Dated this 6th day of April, 2023.
_________________________________________
HEARING OFFICER, Carmel Advisory Plan Commission
Page 1 of 2
CARMEL ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.: PZ-2023-00044V
Petitioner: LOR Corporation
Request: UDO Section 2.36 Maximum Lot Coverage: The UDO standard for C-2 allows a
maximum parcel coverage of 80%; the variance requests a maximum parcel coverage of
92%.
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of the requested variances will not be injurious to the public health, safety, morals
and general welfare of the community because:
The approval of the requested variance will not be injurious to the public health, safety, morals
and general welfare of the community because the variance only requests the relief necessary to
accommodate the proposed development for the site with a “Downtown” style of development
as recommended in the Comprehensive Plan and which is consistent with other redevelopment
sites within close proximity of the subject property. As a result, approval of the requested
variance should not result in any negative impacts to the public health, safety, morals and
general welfare of the community.
2. The use and value of the area adjacent to the property included in the variance will not be
affected in a substantially adverse manner because:
The use and value of the area adjacent to the real estate that is the subject of the requested
variance will not be affected in a substantially adverse manner because the proposed use
(mixed-use commercial along Range Line Road and townhome buildings along 1st Avenue) is a
permitted use in the C-2 zoning classification and the variance only request the relief necessary
to accommodate the proposed site design, including parking and building footprints. As a
result, the requested variance will not have a substantially adverse impact on the use and value
of the area adjacent to the subject Real Estate.
3. The strict application of the terms of the Zoning Ordinance to the property will result in
practical difficulties in the use of the property because:
Strict application of the Zoning Ordinance results in practical difficulties in the use of the
Applicant’s real estate, as the real estate is the subject of planned redevelopment effort and the
proposed development was part of this vision for this site and the variance relief is necessary to
accommodate the desired uses and site design expected for redevelopment of the site. Due to
the foregoing, absent approval of the requested variances, the Applicant will be substantially
impacted on how it is able to utilize the real estate for development of the site that has been
coordinanted with the CRC.
Page 2 of 2
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards
Variance Docket No. PZ-2023-00044 V is granted, subject to any conditions stated in the minutes of
this meeting, which are incorporated herein by reference and made a part hereof.
Adopted this 6th day of April, 2023.
_________________________________________
BOARD HEARING OFFICER, Carmel Board of Zoning Appeals
_________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
Page 1 of 2
CARMEL ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.: PZ-2023-00045 V
Petitioner: LOR Corporation
Request: UDO Section 2.36 Maximum Building Height: The UDO standard for C-2 allows a
maximum building height of 35 feet for a principal building when adjacent to single-
family residences; the variance requests 49’5”.
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of the requested variances will not be injurious to the public health, safety, morals
and general welfare of the community because:
The approval of the requested variance will not be injurious to the public health, safety, morals
and general welfare of the community because the variance only requests the relief necessary to
accommodate the proposed construction of eleven (11) townhomes facing 1st Avenue SE. As a
result, approval of the variance should not result in any negative impacts to the public health,
safety, morals and general welfare of the community.
2. The use and value of the area adjacent to the property included in the variance will not be
affected in a substantially adverse manner because:
The use and value of the area adjacent to the real estate that is the subject of the requested
variance will not be affected in a substantially adverse manner because (i) the proposed use
(townhomes) is a permitted use in the C-2 zoning classification and (ii) as evidenced in the
building cross section provided behind TAB 11, the townhome building has been designed such
that the area of the building above the permitted building height is recessed behind the front
building façade the distance necessary to almost completely obscure it from view from the
perspective of someone standing on the east side of 1st Avenue SE. As a result, the requested
variance should not have a substantially adverse impact on the use and value of the area
adjacent to the subject Real Estate.
3. The strict application of the terms of the Zoning Ordinance to the property will result in
practical difficulties in the use of the property because:
Strict application of the Zoning Ordinance results in practical difficulties in the use of the
Applicant’s real estate, as the real estate is the subject of planned redevelopment effort in the
Downtown Area in coordination with the CRC including the desire to provide a residential use
as a transition across from single family residential uses along 1st Avenue SE where the C-2
zoning otherwise permits commercial structures. Townhomes provide the appropriate
transitional use. It is appropriate for the building to be compatible with the scale of buildings
along Range Line Road while also respecting the single-family residential uses along 1st
Avenue SE. To this end, the proposed building height of the townhome building, where it is
closest to 1st Avenue SE, meets the ordinance maximum height of 35’ as evidenced by the
building cross section provided behind TAB 11. Additionally, the townhome building has been
designed such that the area of the building above the permitted building height is recessed
Page 2 of 2
behind the front building façade the distance necessary to almost fully obscure it from view
from the perspective of someone standing on the east side of 1st Avenue SE (across the street).
The C2 section of the UDO does not address stair stepping of building heights as a way of
managing such transitions in the way other zoning districts provide. In the event the UDO did,
there may not be the need for the variance. Due to the foregoing, absent approval of the
requested variances, the Applicant will be substantially impacted on how it is able to utilize the
real estate and provide an appropriately designed transitional building design and residential
use.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards
Variance Docket No. PZ-2023-00045 V is granted, subject to any conditions stated in the minutes of
this meeting, which are incorporated herein by reference and made a part hereof.
Adopted this 6th day of April, 2023.
_________________________________________
BOARD HEARING OFFICER, Carmel Board of Zoning Appeals
_________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
Page 1 of 2
CARMEL ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.: PZ-2023-00046 V and PZ-2023-00047 V
Petitioner: LOR Corporation
Request: UDO Section 1.07 Transportation Plan – Transportation Plan compliance is required;
requesting Thoroughfare Plan Map, Mobility & Pedestrian Plan Map, Street
Topographies and Streetscape Facilities modifications.
UDO Section 5.21 Street Trees – Street trees required and required within street rights
of way; requesting street trees to be located outside of rights of way.
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of the requested variances will not be injurious to the public health, safety, morals
and general welfare of the community because:
The approval of the requested variances will not be injurious to the public health, safety, morals
and general welfare of the community because the variances only request the relief necessary to
accommodate a proposed transportation and streetscape plan with a “Downtown” style of
development as recommended in the Comprehensive Plan. Further, direction has been
provided by the City to provide improvements which compliments the existing surrounding
transportation network to the benefit of the general public. As a result, approval of the
variances should not result in any negative impacts to the public health, safety, morals and
general welfare of the community.
2. The use and value of the area adjacent to the property included in the variance will not be
affected in a substantially adverse manner because:
The use and value of the area adjacent to the real estate that is the subject of the requested
variances will not be affected in a substantially adverse manner because the proposed uses are
permitted uses in the C-2 zoning classification and the variances allow for transportation and
landscape improvements which compliment and are similar to the patterns of streetscape and
pedestrian facilities surrounding other similarly situated redevelopment sites throughout the
Downtown area and have been designed to provide transportation enhancements to the benefit
of the area adjacent to the property. As a result, the requested variances will not have a
substantially adverse impact on the use and value of the area adjacent to the subject Real
Estate.
3. The strict application of the terms of the Zoning Ordinance to the property will result in
practical difficulties in the use of the property because:
Strict application of the Zoning Ordinance would result in practical difficulties in the use of the
Applicant’s real estate, as the real estate is the subject of planned redevelopment effort in the
Downtown area. Strictly adhering to the UDO Transportation Plan, including streetscape
Page 2 of 2
standards, would prohibit the most beneficial right-of-way improvements which tie into the
existing surrounding transportation network. Therefore, the Transportation Plan and street tree
requirements need to be varied in order to permit a high-quality development with the best
transportation network for pedestrians, bicycles and vehicles as coordinated with the CRC.
Due to the foregoing, absent approval of the requested variances, the Applicant will be
substantially impacted on how it is able to utilize the real estate and provide an appropriately
designed streetscape.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards
Variance Docket No. PZ-2023-00046 V and PZ-2023-00047 V are granted, subject to any conditions
stated in the minutes of this meeting, which are incorporated herein by reference and made a part
hereof.
Adopted this 6th day of April, 2023.
_________________________________________
BOARD HEARING OFFICER, Carmel Board of Zoning Appeals
_________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).