HomeMy WebLinkAboutDepartment Report 05-16-23
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CARMEL PLAN COMMISSION
DEPARTMENT REPORT
MAY 16, 2023
3. Docket No. PZ-2023-00086 PV: LOR Development Partial Plat Vacation.
4. Docket No. PZ-2023-00087 PP: Rangeline Subdivision Primary Plat.
5. Docket No. PZ-2023-00088 SW: UDO Sec. 6.15 – 10% Min. Open Space, 0% qualifying open space
requested.
6. Docket No. PZ-2023-00089 SW: UDO Sec. 6.15 – 10 ft. Wide Min. Perimeter Landscaping, 0 ft. requested.
The applicant seeks a partial plat vacation, a new primary plat, and two design standards waivers to remove the
LOR development from the original single-family subdivisions and plat it as its own urban, commercial
subdivision with 12 lots. The site is located at 175 South Rangeline Road and is zoned C-2/Mixed Use. Filed by
Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of the LOR Corporation.
Site Context:
This site is bordered by the Indiana Design Center to the west (zoned C2), Savvy Décor and a parking lot to the
north (zoned C2), Single Family residential uses to the east (zoned R1 & R2 and in the Old Town Overlay,
Character Subarea), and multifamily and single-family residential uses to the south (zoned B1 & R3 and partly
in the Old Town Overlay, Character Subarea). Please see the Petitioner’s Info Packet for additional
information.
Project Details:
• DP/ADLS approved April 6, 2023 for this site through the C-2 and CRC review process.
• Site plan consists of a 3-story tall mixed-use office/commercial building, 11 townhomes, and a 101-
space parking lot.
• A portion of the site is still a part of two older residential subdivision plats in Old Town; Lots 25-28 in
the Warren and Phelps Addition Plat, and Lots 7-8 in the Davis & Bales Addition Plat.
• Petitioner would like to vacate their part of the subdivision and make a new commercial subdivision
with 1 lot for the mixed-use building and parking lot and 11 lots for the townhomes.
• The Commercial subdivision will clean up the lot lines for this site and allow separate ownership for
each building/parcel.
• 2 waivers are requested.
Waivers:
• Commercial Subdivisions require 10% open space and a 10 ft. wide landscaping area along perimeter
streets.
• These standards are meant more for a suburban style commercial development on a greenfield site.
• This development is an urban infill development and does not have room for the required open space or
perimeter landscaping.
• There is landscaping on the site and along the perimeter, just not enough to meet the UDO standards.
• The amount of open space and perimeter landscaping required for a commercial subdivision would also
be out of character for an urban setting like Rangeline Rd.
• The Department is in support of these waivers.
• Please refer to the petitioner’s Findings of Facts included in their info packet.
DOCS Remaining Comments/Concerns:
1. Should there be an ingress/egress easement on Lot 1 to ensure the townhomes can access their garages?
Recommendation:
The Department of Community Services recommends the Plan Commission votes to suspend their rules of
procedure and Approve this item tonight.