HomeMy WebLinkAboutPlat Waiver Description and Waiver RequestsEx. C - Plat Waiver Description and Waiver Requests 04.10.23
EXHIBIT “C”
PLAT EXPLANATION AND DESCRIPTION OF WAIVER REQUETS
A. Plat Explanation:
The applicants, the Carmel Redevelopment Commission (“CRC”) and LOR Corporation
(“LOR”) have jointly filed a request for plat approval in order to advance the development of a
boutique three-story mixed-use development in the heart of Midtown Carmel that will face toward
Rangeline Road, as well as eleven (11) townhomes that will face toward 1st Avenue SE with
garages oriented internally to the west.
The real estate that is the subject of the plat application consists of eight (8) parcels that are
currently owned by the CRC and consist 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
(“Real Estate”).
The Real Estate was the subject of a previously planned redevelopment effort in the Midtown
area of the City in coordination with the CRC. The four (4) parcels adjacent to Rangeline Road
were the subject of rezone approval to the C-2 Mixed Use District per Ordinance Z-617-16 by the
Common Council on May 16, 2016 and the four (4) parcels adjacent to 1st Avenue SE were the
subject of rezone approval also to the C-2 Mixed Use District per Ordinance Z-677-22 by the
Common Council on November 22, 2022. As a result of the two (2) prior rezone approvals, the
entire Real Estate is currently zoned C-2 Mixed Use District.
The primary plat request seeks to plat commercial and townhome lots on the Real Estate.
B. Plat Waiver Requests:
Associated with the plat application request, the applicants are also seeking approval of the plat
waivers described below:
1. Section 6.15 Minimum Required Open Space: 10% required within site; approximately 8%
is provided.
2. Section 6.15 Minimum Perimeter Landscaping: 10’ common area green strip required
along all streets; no common area green strip is provided along Rangeline and a reduced
common area green strip is proposed along 1st Street and Supply Street.
3. Section 6.15 Pedestrian Facility Requirement: The Transportation Plan sets forth the
required sidewalk/path widths; the proposal varies these requirements per the plans
submitted with the plat application.
4. Section 7.19.G Features that qualify as Open Space: This Section identifies certain features
that qualify as Open Space. Only Perimeter Landscaping as shown on the approved
Landscape Plan is proposed.
Ex. C - Plat Waiver Description and Waiver Requests 04.10.23
5. Section 7.23.F Landscaping Design (planting quantities and location): This Section
identifies planting quantities and locations. Perimeter Landscaping as shown on the
approved Landscape Plan is proposed.
The requested plat waivers are necessary in order to advance the planned redevelopment of the
Real Estate and the waivers only seek the relief necessary to achieve the proposed site layout in order
to accommodate the proposed buildings and parking areas as evidenced in the approved Development
Plan. Further, the granting of the Design Standards waivers will not be detrimental to the public
safety, health or welfare, or otherwise be injurious to the other property; the conditions upon which the
wavier requests from the Design Standards is sought are not applicable generally to other property;
because the unique circumstances of the redevelopment to occur on the site, a particular hardship or
practical difficulty would result if the strict letter of these regulations is carried out; and, the requested
waivers from the Design Standards shall not in any way subvert the provisions of Article 5:
Development Standards, the Carmel Clay Comprehensive Plan, particularly the Bike and Pedestrian
Plan.