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Jackson’s Grant Village PUD
Rezone/Amendment Request
Docket Number PZ-2023-00227
Rezone Request: 510 W. 116th Street, Carmel, Indiana 46032
PUD Amendment: Daycare in Neighborhood Commercial
Carmel Plan Commission
January 16, 2024
TABLE OF CONTENTS
Jackson's Grant Village PUD
Rezone/Amendment
Developer:
Air Alchemist, LLC
Del DeMao
Chief Deal Maker
DeMao Retail Consultants, LLC
Jennifer Hallgarth
Vice President
DeMao Retail Consultants, LLC
101 W. Ohio Street, Suite 200
Indianapolis, IN 46204
Attorney:
Taft Law
Ashley M. Ulbricht, Of Counsel
Josh Brown, Partner
Jeffrey A. Abrams, Partner
One Indiana Square, Suite 3500
Indianapolis, Indiana 46204
Telephone: (317) 713-9426
TABLE OF CONTENTS
Tab 1 .................................................................
Executive Summary
Tab 2 .................................................................
Aerial Location Maps
Tab 3 .................................................................
Jackson’s Grant Village PUD Conceptual Plan
Proposed Amended PUD Conceptual Plan
Tab 4 .................................................................
Development Plan Summary
Site Plan
Tab 5 .................................................................
Character Images
Tab 6 .................................................................
Drainage Report
Tab 7 .................................................................
Traffic Study Memorandum
Tab 8 .................................................................
Amended PUD Ordinance-Redline
Tab 9……………………………………………….
Master Developer Consent
TAB 1
Executive Summary
EXECUTIVE SUMMARY
Jackson's Grant Village PUD
Rezone/Amendment
Air Alchemist, LLC (“Air Alchemist”) is pleased to present its plan to include Carmel’s newest
child development facility into the existing Jackson’s Grant Village PUD! In order to introduce the child
development facility that will become known as “Jackson’s Day” into the Carmel community, Air
Alchemist is requesting a rezone approval to add the property located at 510 W. 116th Street, Carmel,
Indiana (the “Cunningham Parcel”) into the existing Jackson’s Grant Village PUD Z-653-20, which was
approved by the Common Council of the City of Carmel Indiana, on August 17, 2020. The Cunningham
Parcel includes approximately 1.8 acres of land that is currently zoned as S-2. The Cunningham Parcel
is in close proximity to the existing Jackson’s Grant neighborhood, and directly adjacent to and
surrounded by Jackson’s Grant Village (the Village). Inclusion of the Cunningham Parcel within the
Village PUD will ensure it becomes developed in a similar fashion (please see the aerial location maps
at Tab 2).
North and northwest of the Cunningham Property is the two hundred (280) acre, seven (7)
neighborhood development of Jackson’s Grant. This master planned community has been developed
by Republic Development with a variety of home types and prices. The larger lots in the North and
West part of Jackson’s Grant contain single family homes, while smaller lots and townhomes have been
built in the southeast as Jackson’s Grant transitions and approaches the intensity of the intersection of
116th Street and Spring Mill Road. The Southeast portion of Jackson’s Grant has developed as the
Hamlet neighborhood and consists of townhomes currently selling in the range of the $800,000’s
upwards to $1,500,000’s.
Jackson’s Grant Village, which is immediately adjacent and surrounding the Cunningham
Property, is also in the process of being developed by JG Village, LLC which is managed by an entity
of Republic Development, Republic Development, LLC, in a manner that will continue the quality and
character of the Jackson’s Grant neighborhood. The Village will utilize and incorporate the same lot
and development standards as the adjacent Jackson’s Grant Hamlet townhomes. In addition to
townhomes, a small neighborhood commercial node for up to 20,000 square feet of neighborhood
service and professional office uses was approved for the area where the Village transitions into the
intersection of 116th Street and Spring Mill Road (closest to the roundabout) (please see the approved
conceptual plan for the Village at Tab 3). The Village neighborhood commercial node contemplates
and allows only commercial uses that are compatible with neighborhood integration. One such use
that is expressly permitted with the Village neighborhood commercial node is a “day nursery” or “day
care” educational use.
EXECUTIVE SUMMARY (continued)
Jackson's Grant Village PUD
Rezone/Amendment
Air Alchemist envisions that the inclusion of the Cunningham Parcel within the Village will ensure
the continuance of the quality and character of both Jackson’s Grant and the Village by permitting
additional townhomes that incorporate the same lot and development standards. It also will improve
connectivity and parking between Use Block Area B and Area C of the Village, and will afford the
opportunity to create and incorporate a new integral neighborhood anchor commercial use: Jackson’s
Day! To accomplish these goals, this request has four components: (1) the rezone of the Cunningham
Parcel into the Village PUD; (2) the amendment of Use Block Area B and Area C to accommodate for
the addition of the Cunningham Parcel; (3) the amendment of Use Block Area C to create and define
distinct development standards between the new Sub-district C-1 and Sub-district C-2; and (4)
amendment of the Village PUD Bulk Density Standards to provide for the ability to construct a stand-
alone commercial day care facility utilizing the same design standards as the current approved Use
Block Area C.
A summary of the changes to the exiting Village PUD with the inclusion of the Cunningham
Parcel include twelve (12) additional townhomes, sixty (60) additional parking spaces, and the inclusion
of a day care facility (please see the Development Plan Summary and Site Plan at Tab 4). Most
importantly, with the increase in acreage, the additional townhomes proposed on the Cunningham
Parcel will not increase unit density, but decrease it by over 3%.
We look forward to discussing this proposal with you in December.
Thank you for your consideration.
TAB 2
Ariel Location Maps
ARIAL LOCATION MAP
"Cunningham Parcel"
Rezone/Jackson's Grant Village PUD
Rezone/Amendment
ARIAL LOCATION MAP
Jackson's Grant Village PUD
Rezone/Amendment
TAB 3
Approved Jackson’s Grant Village PUD Conceptual Plan
Proposed Amended Conceptual Plan
APPROVED CONCEPTUAL PLAN
Jackson's Grant Village PUD
PROPOSED CONCEPTUAL PLAN
Jackson's Grant Village PUD
Rezone/Amendment
TAB 4
Development Plan Summary
Site Plan
DEVELOPMENT PLAN SUMMARY
Jackson's Grant Village PUD
Rezone/Amendment
SITE PLAN
Rezone of Cunningham Property
Amendment of Jackson's Village PUD
TAB 5
Character Images
CHARACTER IMAGES
Rezone of Cunningham Property
Amendment of Jackson's Village PUD
TAB 6
Drainage Report
TAB 7
Traffic Study Memorandum
TAB 8
Amended PUD Ordinance-Redline
Master Developer Consent
TAB 9
Master Developer Consent
PZ-2023-00227 Jackson's Grant Village PUD Rezone/Amendment Request
Air Alchemist