HomeMy WebLinkAboutPacket for PC 05-16-23
LOR Rangeline Mixed-Use Development
Plat Vacation, Primary Plat and Subdivision Waivers
Docket Numbers:
PZ-2023-00086 PV
PZ-2023-00087 PP
PZ-2023-00088 SW
PZ-2023-00089 SW
CITY OF CARMEL, INDIANA
May 16, 2023
Plan Commission
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. Plat Vacation Exhibit
Legal description of Plat Vacation area
4. Recorded Plat, Warren and Phelps Subdivision
5. Recorded Plat – Davis and bales Subdivision
6. List of owners within both Subdivisions
7. Rangeline Subdivision – Primary Plat
8. Findings of Fact for Primary Plat
Findings of Fact for Subdivision Waivers
9. Color Concept Site Plan – for reference
Engineered Landscaping Plan – for reference
TAB 1
LOR - Explanation 051623
EXPLANATION OF REQUEST
The applicants, the Carmel Redevelopment Commission (“CRC”) and LOR Corporation
(“LOR”) have jointly filed a request (i) to vacate certain lots within part of the Warren and Phelps
and Davis and Bales subdivision plats and (ii) 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 site is outlined in yellow on the aerial map included behind Tab 2.
The Real Estate is the subject of an approved redevelopment effort 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 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 prior rezone approvals the entire Real Estate is currently zoned C-2 Mixed Use District
(collectively, the “Rezones”). The Rezones have allowed for the advancement of redeveloping the
Real Estate. For each of the two (2) rezone approvals, the Plan Commission and Common Council
paid reasonable regard to the Carmel Clay Comprehensive Plan; the current conditions and the
character of current structures and uses in the district; the most desirable use for which the land is
each district is adapted; the conservation of property values throughout the City of Carmel and Clay
Township; and, responsible development and growth.
Plat Vacations – Reasons prompting the request, description of property in the plat(s)
to be vacated, and name and address of every owner of land in the plat(s):
The plat vacation request pertains to six (6) parcels that are currently owned by the CRC and
consist of approximately one and one-half (1.5) 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. These
parcels are identified under Tab 3 with the Lots in the Warren and Phelps subdivision shaded in red
and Davis and Bales subdivision Lots shaded in blue.
The circumstances prompting this plat vacation request relate to the fact that the portions of
the plats for which the vacation request applies (see attached under Tab 3) no longer serve their
original purpose, as circumstances have changed due to the rezoning of the Real Estate to C-2
Mixed Use District, which necessitates the plat vacation request in order to advance the approved
Development Plan for the Real Estate. As a result, the conditions in the platted area have changed
so as to defeat the original purpose of the two subject plats; it is in the public interest to vacate part
of the plats that contain the Real Estate to advance the redevelopment of the Real Estate pursuant to
its C-2 Mixed Use District zoning classification; and, the value of that part of the land in the plats
not owned by the applicants will not be diminished by the vacation of a portion of those plats, as the
decision by the Common Council to rezone the Real Estate contemplated a Mixed-Use development
on the Real Estate and the approved Development Plan for the Real Estate complies with the
Carmel Unified Development Ordinance.
LOR - Explanation 051623
Included with this plat vacation request is a legal description of the Real Estate to be vacated
from portions of the Warren and Phelps and Davis and Bales subdivision plats (see page 2 of Tab
3), as well as a list from the Hamilton County, Indiana’s Auditor’s Office (see Tab 6) listing the
names and addresses of the other owners in the Warren and Phelps subdivision plat and the Davis
and Bales subdivision plat. A copy of the Warren and Phelps subdivision plat and the Davis and
Bales subdivision plat are also provided under Tab 4 and Tab 5 respectively.
Further, in the event there are any recorded Covenants pertaining the Real Estate, the CRC
and LOR also request those Covenants be vacated.
Primary Plat:
The primary plat request (See Tab 7) seeks to plat commercial and townhome lots on the
Real Estate. Associated with the plat application request, the applicants are also seeking
approval of the plat waivers described below with Findings of Fact provided under Tab 8:
Section 6.15 Minimum Required Open Space: 10% required and no Open Space provided
per approved Development Plan.
Section 6.15 Minimum Perimeter Landscaping: 10’ common area green strip required along
all streets and no common area green strip is requested per the approved Development Plan.
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.
We look forward to presenting this request to you at the May 16, 2023, Plan Commission
meeting.
Respectfully submitted,
________________
TAB 2
Site Location Map / Aerial Photograph
NORTH
SITE
South Rangeline Road1stAvenue SE1st Street SE
Supply Street
TAB 3
RANGELINE ROAD1ST AVE. SE1ST ST. SE
SUPPLY ST.
12' ALLEY
10' ALLEY10' ALLEYDAVIS
&
B
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S
A
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N
D.R. 21
,
P
G
.
4
1
6
LOT 7LOT 8
LOT 27
WARRE
N
A
N
D
P
H
E
L
P
S
A
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D.R. H,
P
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.
2
5
8
LOT 28
LOT 26
LOT 25
12' ALLEY
P.O.B.
DATE:DWG SCALE:
DRAWN BY:CHECKED BY:APPROVED BY:
PROJECT NO:
FIGURE NO.:
VACATION EXHIBIT
325-7481"=50''APRIL 5, 2023
NRB TJT ABS 1 OF 1
LOR COMMERCIAL DEVELOPMENT
CARMEL BLOCK REDEVELOPMENT
S. RANGELINE ROAD
CARMEL, INDIANA530 E. Ohio Street, Suite G - Indianapolis, IN 46204
317-655-7777 · 877-746-0749
www.cecinc.com
NORTH
LEGEND
SUBDIVISION VACATION DESCRIPTION
Lots 25, 26, 27 and 28 in Warren And Phelps Addition recorded in Deed Record H,
page 258 in the Office of the Recorder of Hamilton County, Indiana and Lots 7 and 8 in
Davis & Bales Addition as recorded in Deed Record 21, page 416 in said recorder's
office, to include all adjacent alleys being more particularly described as follows:
BEGINNING at the northwest corner of said Lot 25; thence North 89 degrees 37
minutes 08 seconds East (Indiana State Plane East Zone Grid Bearings) along the
south line of 1st Street Southeast a distance of 307.00 feet to the northeast corner of
said Lot 7; thence South 00 degrees 10 minutes 35 seconds East along the west line of
1st Avenue Southeast a distance of 144.00 feet to the south line of a 12 feet wide alley;
thence South 89 degrees 37 minutes 08 seconds West along said south line a distance
of 132.43 feet to the northwest corner of the land conveyed to LOR Corporation
recorded as Instrument Number 2022039884 in said recorder's office; thence South 00
degrees 00 minutes 14 seconds East along the west line of said said LOR Corporation
land and the west line of the land conveyed to LOR Corporation recorded as Instrument
Number 2022040126 in said recorder's office a distance of 132.00 feet to the north line
of Supply Street; thence South 89 degrees 37 minutes 08 seconds West along said
north line a distance of 175.00 feet to the southwest corner of said Lot 28; thence North
00 degrees 00 minutes 14 seconds West along the east line of Rangeline Road a
distance of 276.00 feet to the Point of Beginning, containing 1.546 acres of land, more
or less.
325‐748 SUBDIVISION VACATION DESCRIPTION
Lots 25, 26, 27 and 28 in Warren and Phelps Addition recorded in Deed Record H, page 258 in the Office
of the Recorder of Hamilton County, Indiana and Lots 7 and 8 in Davis & Bales Addition as recorded in
Deed Record 21, page 416 in said recorder's office, to include all adjacent alleys being more particularly
described as follows:
BEGINNING at the northwest corner of said Lot 25; thence North 89 degrees 37 minutes 08 seconds East
(Indiana State Plane East Zone Grid Bearings) along the south line of 1st Street Southeast a distance of
307.00 feet to the northeast corner of said Lot 7; thence South 00 degrees 10 minutes 35 seconds East
along the west line of 1st Avenue Southeast a distance of 144.00 feet to the south line of a 12 feet wide
alley; thence South 89 degrees 37 minutes 08 seconds West along said south line a distance of 132.43 feet
to the northwest corner of the land conveyed to LOR Corporation recorded as Instrument Number
2022039884 in said recorder's office; thence South 00 degrees 00 minutes 14 seconds East along the west
line of said LOR Corporation land and the west line of the land conveyed to LOR Corporation recorded as
Instrument Number 2022040126 in said recorder's office a distance of 132.00 feet to the north line of
Supply Street; thence South 89 degrees 37 minutes 08 seconds West along said north line a distance of
175.00 feet to the southwest corner of said Lot 28; thence North 00 degrees 00 minutes 14 seconds West
along the east line of Rangeline Road a distance of 276.00 feet to the Point of Beginning, containing 1.546
acres of land, more or less.
TAB 4
TAB 5
TAB 6
HAMILTON COUNTY NOTIFICATION LIST
PLEASE NOTIFY THE FOLLOWING PERSONS
16-09-25-16-02-005.000
500 Properties LLC
559 Industrial Dr
Carmel IN 46032
Neighbor
16-09-25-16-02-006.000
BobbyJohn LLC
9589 Valparaiso Ct
Indianapolis IN 46268
Neighbor
16-09-25-16-02-007.000
Barrelproof Partners LLC
15758 Hawks Way
Carmel IN 46033
Neighbor
16-09-25-16-02-022.000
City of Carmel Redevelopment Commission
30 W Main St Ste 220
Carmel IN 46032
Neighbor
16-09-25-16-02-026.000
Leechco Properties LLC
30 1st St Sw
Carmel IN 46032
Neighbor
16-09-25-16-02-027.000
Barrelproof Partners LLC
15758 Hawks Way
Carmel IN 46033
Neighbor
16-09-25-16-03-002.000
Scherrer Bros Real Estate Holdings LLC
1425 E 86th St Ste 200
Indianapolis IN 46240
Neighbor
16-09-25-16-03-003.000
MDDL Property Group LLC
Neighbor
Page 1 of 6
PREPARED BY THE HAMILTON COUNTY AUDITORS OFFICE, DIVISION OF TAX MAPPING
123 N Desplaines St Apt 1609
Chicago IL 60661
16-09-25-16-03-005.000
City of Carmel Redevelopment Commission
30 W Main St Ste 220
Carmel IN 46032
Neighbor
16-09-25-16-03-005.800
Indiana Design Center LLC
770 3RD AVE SW
Carmel IN 46032
Neighbor
16-09-25-16-03-005.801
City of Carmel Redevelopment Commission
30 Main St W Ste 220
Carmel IN 46032
Neighbor
16-09-25-16-03-005.802
City of Carmel Redevelopment Commission
30 W Main St Ste 220
Carmel IN 46032
Neighbor
16-09-25-16-03-006.000
City of Carmel Redevelopment Commission
30 W Main St Ste 220
Carmel IN 46032
Neighbor
16-09-25-16-03-007.000
City of Carmel Redevelopment Commission
30 W Main St Ste 220
Carmel IN 46032
Neighbor
16-09-25-16-03-007.001
Indiana Design Center LLC
770 3rd Ave SW
Carmel IN 46032
Neighbor
16-09-25-16-03-007.800
Indiana Design Center LLC
770 3RD AVE SW
Neighbor
Page 2 of 6
PREPARED BY THE HAMILTON COUNTY AUDITORS OFFICE, DIVISION OF TAX MAPPING
Carmel IN 46032
16-09-25-16-03-007.801
City of Carmel Redevelopment Commission
30 Main St W Ste 220
Carmel IN 46032
Neighbor
16-09-25-16-03-008.000
Indiana Design Center LLC
770 3rd Ave SW
Carmel IN 46032
Neighbor
16-09-25-16-03-008.001
City of Carmel Redevelopment Commission
30 W Main St Ste 220
Carmel IN 46032
Neighbor
16-09-25-16-03-018.000
Indiana Design Center LLC
770 3rd Ave SW
Carmel IN 46032
Neighbor
16-09-25-16-03-018.001
City of Carmel Redevelopment Commission
30 W Main St Ste 220
Carmel IN 46032
Neighbor
16-09-25-16-03-018.002
City of Carmel Redevelopment Commission
30 W Main St Ste 220
Carmel IN 46032
Neighbor
16-09-25-16-03-018.800
City of Carmel Redevelopment Commission
30 W Main St Ste 220
Carmel IN 46032
Neighbor
16-10-30-03-01-005.000
Old Town Shops Property Association II Inc
PO Box 5704
Neighbor
Page 3 of 6
PREPARED BY THE HAMILTON COUNTY AUDITORS OFFICE, DIVISION OF TAX MAPPING
Carol Stream IL 60194 5704
16-10-30-03-01-005.001
Hamilton County Indiana
33 N 9th St Ste L21
Noblesville IN 46060
Neighbor
16-10-30-03-01-005.002
Carmel OTS LLC
PO Box 574
Carmel IN 46082
Neighbor
16-10-30-03-01-005.003
City of Carmel Redevelopment Commission
30 W Main St Ste 220
Carmel IN 46032
Neighbor
16-10-30-03-01-005.004
31 E Main Street LLC
5418 Caymon Dr
Carmel IN 46033
Neighbor
16-10-30-03-01-005.005
Ardalan, Masoomeh Trustee Masoomeh Ardalan Lvg Trust
9737 Decatur Dr
Indianapolis IN 46256
Neighbor
16-10-30-03-01-007.000
City of Carmel Redevelopment Commission
30 Main St W Ste 220
Carmel IN 46032
Neighbor
16-10-30-03-01-008.000
City of Carmel Redevelopment Commission
30 Main St W Ste 220
Carmel IN 46032
Neighbor
16-10-30-03-01-009.000
City of Carmel Redevelopment Commission
1 Civic Sq
Carmel IN 46032
Neighbor
Page 4 of 6
PREPARED BY THE HAMILTON COUNTY AUDITORS OFFICE, DIVISION OF TAX MAPPING
16-10-30-03-01-010.000
City of Carmel Redevelopment Commission
1 Civic Center
Carmel IN 46032
Neighbor
16-10-30-03-01-026.000
City of Carmel Redevelopment Commission
1 Civic Center
Carmel IN 46032
Neighbor
16-10-30-03-01-027.000
City of Carmel Redevelopment Commission
1 Civic Center
Carmel IN 46032
Neighbor
16-10-30-03-01-028.000
City of Carmel Redevelopment Commission
1 Civic Center
Carmel IN 46032
Neighbor
16-10-30-03-01-029.000
City of Carmel Redevelopment Commission
1 Civic Center
Carmel IN 46032
Neighbor
16-10-30-03-01-030.000
Savvy Real Estate LLC
41 S Rangeline Rd
Carmel IN 46032
Neighbor
16-10-30-03-01-031.000
Norman L & Associates LLC
11096 Malaysia Cir
Boynton Beach FL 33437
Neighbor
16-10-30-03-02-001.000
Paul D Moffett Inc
8386 N Illinois St
Indianapolis IN 46260
Neighbor
Page 5 of 6
PREPARED BY THE HAMILTON COUNTY AUDITORS OFFICE, DIVISION OF TAX MAPPING
16-10-30-03-02-002.000
Museum of Miniature Houses and Other Collections Inc
111 E Main St
Carmel IN 46032
Neighbor
16-10-30-03-02-003.000
Paul D Moffett Inc
8386 N Illinois St
Indianapolis IN 46260
Neighbor
16-10-30-03-02-004.000
114 E 1st Street LLC
311 5TH ST NE
Carmel IN 46032
Neighbor
16-10-30-03-02-005.000
Bluebird Park Properties LLC
3573 Larkspur Ln
Carmel IN 46032
Neighbor
16-10-30-03-02-006.000
Campbell, Robert G
111 1st St SE
Carmel IN 46032
Neighbor
16-10-30-03-02-007.000
Lawrence, Tina M
121 1st St SE
Carmel IN 46032
Neighbor
Page 6 of 6
PREPARED BY THE HAMILTON COUNTY AUDITORS OFFICE, DIVISION OF TAX MAPPING
1ST ST SE1ST ST SW
W MAIN ST
1ST AVE SEE MAIN ST
S RANGELINE RD1ST AVE NES U P P LY S TN RANGELINE RD1ST ST SE
S RANGELINE RDE MAIN ST
1ST AVE SE1ST AVE SES RANGELINE RDSUPPLY ST
008
001
011
024
009.001
003
026
027
025
029
024
002
025
023
028
030
031
028
021
010
018
009
016
019
012
015
008
011
001
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006 007
005
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001
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010
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008
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015
024
026
011
017
016
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016
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014013
027
033
022023
014
003
018.001
007
017
015
005
026
006
006
003.701 005.003
024.001
022
017
005.800
031
024.001
018021022
019
001019
020
007.001
024
007
005
025 026
002005003.001
001
023
005.802
016.001
020
021
003.601
018.002
018
003
011
015.001
005.001
027
003.301
005
005.002005.004
015
024.002
007.801
018.800
019
003.401 005.005003.101
006
003.501
003.201
004
014
013
008.001
007.800
024.901
024.904
024.902
024.903
023.001
005.801
Adjoiner Notification Map
Legend ±Subject Parcel(s)
Notification Parcel(s)
Buffer
Parcel Boundary
001 Parcel Number
TAB 7
POINT OF BEGINNING
LOT 1
1.560± ACRES
LOT 2
RANGELINE ROAD1ST AVE. SE1ST ST. SE
SUPPLY ST.
LOT 3
LOT 4
LOT 5
LOT 6
LOT 7
LOT 8
LOT 9
LOT 10
LOT 11
LOT 12
SITE
LEGEND
DATE:DWG SCALE:DRAWN BY:CHECKED BY:APPROVED BY:PROJECT NO:SHEET OF
DRAWING NO.:PRIMARY PLATRANGELINE SUBDIVISIONA SUBDIVISION IN CARMEL, INDIANA325-7481"=30'APRIL 6, 2023NRBTJTDRAFT1 2
PLAT530 E. Ohio Street · Suite G - Indianapolis, IN 46204317-655-7777 · 877-746-0749 www.cecinc.comLOR COMMERCIAL DEVELOPMENTCARMEL BLOCK REDEVELOPMENTS. RANGELINE ROADCARMEL, INDIANANORTH
8 34567 12
A
B
C
D
E
F
G
H
A
B
C
D
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F
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H
8 34567 12
RANGELINE SUBDIVISION
A RE-PLAT OF LOTS 25, 26, 27 AND 28 IN WARREN AND PHELPS ADDITIONS RECORDED IN DEED RECORD H, PAGE 258 IN THE OFFICE
OF THE RECORDER OF HAMILTON COUNTY, INDIANA, AND LOTS 7 AND 8 IN DAVIS & BALES ADDITION RECORDED IN DEED RECORD
21, PAGE 416 IN SAID RECORDER'S OFFICE AND THE LAND CONVEYED TO LOR CORPORATION AS INSTRUMENT NUMBERS
A2022056625, A2022039884, AND A2022040126 IN SAID RECORDER'S OFFICE, SITUATED IN THE SOUTHWEST QUARTER OF SECTION 30,
TOWNSHIP 18 NORTH, RANGE 4 EAST OF THE SECOND PRINCIPAL MERIDIAN, CLAY TOWNSHIP, HAMILTON COUNTY, INDIANA.
DOCKET NUMBER PZ-2023-00087 PP
VICINITY MAP
PURPOSE
The purpose of this plat is to subdivide the 1.948± acres of land
conveyed to City of Carmel Redevelopment Commission in
Instrument Numbers 2020-80630, 2022-60962, and 2022-60963
as recorded in the Office of the Reocorder of Hamilton County,
Indiana in to 12 Lots as depicted hereon.
ZONING
C-2 Mixed Use District
OWNER:
City of Carmel Redevelopment Commission
580 Veterans Way, Suite 100
Carmel, Indiana 46032
(317) 571-4210
SURVEYOR:
Civil & Environmental Consultants, Inc.
530 E Ohio Street, Suite G
Indianapolis, Indiana 46204
(317) 655-7777
8 34567 12
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B
C
D
E
F
G
H
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B
C
D
E
F
G
H
8 34567 12
SUBDIVISION PERIMETER DESCRIPTION
The land conveyed to City of Carmel Redevelopment Commission in Instrument Numbers 2020-80630,
2022-60962 and 2022-60963 as recorded in the Office of the Recorder of Hamilton County, Indiana, situated in
the Southwest Quarter of Section 30, Township 18 North, Range 4 East of the Second Principal Meridian, in the
City of Carmel, Clay Township of Hamilton County, Indiana, being more particularly described as follows,
BEGINNING at the intersection of the south line of 1st Street Southeast and the east line of Rangeline Road;
thence North 89 degrees 37 minutes 08 seconds East (Indiana State Plane East Zone Grid Bearings) along said
south line a distance of 307.00 feet to the west line of 1st Avenue Southeast; thence South 00 degrees 10 minutes
35 seconds East along said west line a distance of 276.00 feet to the north line of Supply Street; thence South 89
degrees 37 minutes 08 seconds West along said north line a distance of 307.83 feet to said east line of Rangeline
Road; thence North 00 degrees 00 minutes 14 seconds West along said east line a distance of 276.00 feet to the
Point of Beginning, containing 1.948 acres of land, more or less.
LAND SURVEYORS CERTIFICATE
I, Tyler J. Thompson, hereby certify that I am a registered professional land surveyor in the State of Indiana; that this plat
correctly represents an ALTA/NSPS Land Title Survey prepared by Civil & Environmental Consultants, Inc. dated October
8, 2022 as Project No. 325-748. That all monuments shown thereon actually exist, or will exist as indicated and that their
location, size, type and material are accurately shown; and that the computed error of closure of the boundary survey is
not more than one foot in ten thousand feet; and that this plat complies with provisions of the Subdivision Ordinance.
I affirm, under the penalties for perjury, that I have taken reasonable care to redact each social security number in this
document, unless required by law. Tyler J. Thompson.
Witness my hand and seal this this day of , 2023
Tyler J. Thompson
Registered Land Surveyor No. LS21400006
Civil & Environmental Consultants, Inc.
Project No. 325-748
530 E. Ohio St., Suite G, Indianapolis, IN 46204
tthompson@cecinc.com
prepared by: Tyler J. Thompson
CERTIFICATION
The undersigned, being an authorized representative for the owners of the real
estate shown and described herein, do hereby certify that we have laid off, platted and subdivided and do hereby lay off,
plat and subdivide said real estate in accordance with the within plat.
This subdivision shall be known and designated as Rangeline Subdivision Clay Township, Hamilton County, Indiana.
In testimony whereof, witness the signature this day of , 2023
Owner - City of Carmel Redevelopment Commission
Owner Representative Signature:
Title:
Printed Name:
State of Indiana )
) SS:
County of Hamilton )
Before me, the undersigned, a Notary Public in and for said County and State, personally appeared
, a duly authorized representative of
and acknowledged the execution of this Instrument as his/her
voluntary act and deed and affixed his/her signature thereof.
Witness my hand and Notarial Seal this day of , 2023
Notary Public
Printed Name
My Commission Expires:
County of Residence:
CERTIFICATE OF PLAN COMMISSION
Under authority provided by Indiana Code 36-7-4-710, and ordinances adopted by the Common Council of the
City of Carmel, Indiana, this plat was given approval by the City of Carmel as follows:
Granted Administrative approval by the Department of Community Services pursuant to Artical XI of the
Carmel/Clay Plan Commission's Rules of Procedure on
Michael P. Hollibaugh, Director
Department of Community Services
Carmel, Indiana
BOARD OF PUBLIC WORKS AND SAFETY
This Plat was approved by the Board of Public Works and Safety of the City of Carmel, Indiana
at a meeting held on the day of , 2023.
James Brainard, Mayor Lori Watson, Member
Mary Ann Burke, Member Sue Wolfgang, Clerk Treasurer
DATE:DWG SCALE:DRAWN BY:CHECKED BY:APPROVED BY:PROJECT NO:SHEET OF
DRAWING NO.:PRIMARY PLATRANGELINE SUBDIVISIONA SUBDIVISION IN CARMEL, INDIANA325-748APRIL 6, 2023NRBTJTDRAFT2 2
PLAT530 E. Ohio Street · Suite G - Indianapolis, IN 46204317-655-7777 · 877-746-0749 www.cecinc.comLOR COMMERCIAL DEVELOPMENTCARMEL BLOCK REDEVELOPMENTS. RANGELINE ROADCARMEL, INDIANARANGELINE SUBDIVISION
A RE-PLAT OF LOTS 25, 26, 27 AND 28 IN WARREN AND PHELPS ADDITIONS RECORDED IN DEED RECORD H, PAGE 258 IN THE OFFICE
OF THE RECORDER OF HAMILTON COUNTY, INDIANA, AND LOTS 7 AND 8 IN DAVIS & BALES ADDITION RECORDED IN DEED RECORD
21, PAGE 416 IN SAID RECORDER'S OFFICE AND THE LAND CONVEYED TO LOR CORPORATION AS INSTRUMENT NUMBERS
A2022056625, A2022039884, AND A2022040126 IN SAID RECORDER'S OFFICE, SITUATED IN THE SOUTHWEST QUARTER OF SECTION 30,
TOWNSHIP 18 NORTH, RANGE 4 EAST OF THE SECOND PRINCIPAL MERIDIAN, CLAY TOWNSHIP, HAMILTON COUNTY, INDIANA.
DOCKET NUMBER PZ-2023-00087 PP
TAB 8
FINDINGS OF FACT FORM
FOR PRIMARY PLAT CONSIDERATION
Carmel Plan Commission
Carmel, Indiana
DOCKET NO. PZ-2023-00087 SUBDIVISION NAME: Rangeline Subdivision
PETITIONER: LOR Corporation
_____ Based upon all the evidence presented by the petitioner and upon the representations and
certifications of the staff of the Department of Community Services, I determine that the plat complies
with standards of the Carmel Unified Development Ordinance.
_____ I hereby approve of the primary plat as submitted with the following specific conditions as agreed
to by the petitioner.
Condition 1. _________________________________________________________________________
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Condition 2. _________________________________________________________________________
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Condition 3. _________________________________________________________________________
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_____ I hereby disapprove of the primary plat as submitted for the following reasons:
1. __________________________________________________________________________________
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2. __________________________________________________________________________________
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3. __________________________________________________________________________________
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DATED THIS __________ DAY OF ______________________________, 20 _______.
_________________________________________
Commission Member
Page 1 of 1
DESIGN STANDARDS WAIVER
FINDINGS OF FACT
CARMEL PLAN COMMISSION
Carmel, Indiana
Docket No.: PZ-2023-00088 SW
Petitioner: LOR Corporation
UDO Section varied: Design Standard Waiver for Sec. 6.15 Minimum Required Open Space: 10% required
and no Open Space provided per approved Development Plan.
The granting of the Design Standard Waiver will not be detrimental to public safety, health, or welfare, or
otherwise be injurious to other property.
The requested plat waiver is necessary in order to advance the approved planned redevelopment of the
Real Estate and the waiver 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 relief is 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.
The conditions upon which the request for a Design Standard Waiver is based are unique to the property for which
the Design Standard Waiver is sought and are not applicable generally to other property.
The lot coverage standard does not accommodate uses and site designs that are permitted and expected
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 illustrated on the approved
Development Plan.
Because of unique circumstances, a particular hardship or practical difficulty would result if the strict letter of
these regulations is carried out. Financial hardship, inconvenience or difficulty shall not constitute grounds for a
Design Standard Waiver.
Because the unique circumstances of the redevelopment to occur on the site, a particular practical
difficulty would result if the strict letter of these regulations is carried out. The 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 and the proposed development was part of this
vision for this site and the waiver relief is necessary to accommodate the desired uses and site design
expected for redevelopment of the site as evidenced by the approved Development Plan.
The Design Standard Waiver shall not in any manner subvert the provisions of Article 5: Development Standards,
the Carmel Clay Comprehensive Plan, particularly the Bike and Pedestrian Plan.
The waiver 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. The application of the
Bike and Pedestrian Plan are in no way impacted by the requested waiver. .Additionally, variances have
been granted for lot coverage under the terms of the C-2 District of the UDO.
Page 1 of 2
DESIGN STANDARDS WAIVER
FINDINGS OF FACT
CARMEL PLAN COMMISSION
Carmel, Indiana
Docket No.: PZ-2023-00089 SW
Petitioner: LOR Corporation
UDO Section varied: Design Standard Waiver for Sec. 6.15 Minimum Perimeter Landscaping: 10’
landscaped common area required along all streets and no landscaped common area is
requested per the approved Development Plan.
The granting of the Design Standard Waiver will not be detrimental to public safety, health, or welfare,
or otherwise be injurious to other property.
The requested plat waiver is 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 as the waiver only request the relief necessary to accommodate a proposed streetscape
plan with a “Downtown” style of development as recommended in the Comprehensive Plan
and which previously received Development Plan and Variance approval. Further, direction
has been provided by Carmel Engineering and DOCS to provide improvements which
compliment the existing surrounding transportation network to the benefit of the general public.
As a result, approval of the design standard waiver should not be detrimental to the public
safety, health, or welfare, or otherwise be injurious to other property.
The conditions upon which the request for a Design Standard Waiver is based are unique to the property
for which the Design Standard Waiver is sought and are not applicable generally to other property.
The conditions upon which the wavier requests from the Design Standards is sought are not
applicable generally to other property. The proposed waiver is 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 Carmel
DOCS to provide improvements which compliment the existing surrounding transportation
network to the which establishes unique conditions for this site to interface with that are not
applicable generally to other property. The perimeter landscape standard does not
accommodate uses and site designs that are permitted and expected in the C-2 zoning
classification and within the Arts and Design District.
Because of unique circumstances, a particular hardship or practical difficulty would result if the strict
letter of these regulations is carried out. Financial hardship, inconvenience or difficulty shall not
constitute grounds for a Design Standard Waiver.
The 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 which has received Development Plan and Variance approvals. Strictly
adhering to the UDO, perimeter landscape design standards included in the Commercial
Subdivision Regulation of the UDO, would prohibit development consistent with the approved
Page 2 of 2
Development Plan. Due to the foregoing, absent approval of the requested design standard
waiver, the Applicant will be substantially impacted on how it is able to subdivide the real
estate and provide individually for sale Lots as proposed and evidenced on the approved
Development Plan.
The Design Standard Waiver shall not in any manner subvert the provisions of Article 5: Development
Standards, the Carmel Clay Comprehensive Plan, particularly the Bike and Pedestrian Plan.
The waiver 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. The subdivision design, as proposed, supports those goals and objectives and are
consistent with the approved Development Plan for the Real Estate. Additionally, variances
have been granted for perimeter landscaping under the terms of the C-2 District of the UDO to
achieve the recommended “Downtown” style of site design. The recommendations of the Bike
and Pedestrian Plan Component of the Comprehensive Plan are not impacted.
TAB 9
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