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Home My WebLink AboutPacket for BZA 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: DWG SCALE: DRAWN BY: CHECKED BY: 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: DWG SCALE: DRAWN BY: CHECKED BY: APPROVED BY: 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).