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Jacksons Grant Village
Phase II PUD
Planned Unit Development (PUD) / Rezone
Docket No. PZ-2024-00221 PUD
PUD REZONE
CITY OF CARMEL, INDIANA
January 21, 2025
City of Carmel Plan Commission
Applicant: Homes by John McKenzie, Inc.
Attorneys: Nelson & Frankenberger, LLC
Jim Shinaver, Attorney
Jon C. Dobosiewicz, Land Use Professional
317-844-0106
TABLE OF CONTENTS
1. Explanation of Request
2. Site Location Map
3. Overall Jacksons Grant Village Concept Plan
4. Concept Plan Comparison
5. Concept Plan for Subject Real Estate
6. Townhome Architectural Character Imagery
7. Jacksons Grant Village – Phase II PUD Ordinance
TAB 1
Homes by John McKenzie, Inc. - Project Description
Jacksons Grant Village Phase II PUD
The Applicant, Homes by McKenzie, Inc., (“McKenzie”) has filed a rezone request pertaining
to a parcel of real estate that is approximately 1.6 acres, is located north of and adjacent to 116th Street
and west of Springmill Road and is identified per the records of the Hamilton County, Indiana
Auditor’s Office as Tax Parcel Identification Number 17-09-34-00-00-020.000 (collectively, the “Real
Estate”). Behind Tab 2 is a site location map. The Real Estate is surrounded to the west, north and
east by the Jacksons Grant Village Planned Unit Development District, Ordinance Number Z-653-20,
(the “Jacksons Grant Village PUD”), which was approved by the City Council in 2020. Further,
McKenzie is currently building and has built custom 2-story and 3-story townhomes within Jacksons
Grant Village.
McKenzie’s rezone application seeks to rezone the Real Estate from its S-1 Residential zoning
classification to the “Jackson’s Grant Village Phase II Planned Unit Development District” (the
“Jacksons Grant Village Phase II PUD”) in order for McKenzie develop eighteen (18) custom 2-story
and 3-story townhomes on the Real Estate with anticipated average sales prices of $1.2 to $1.3 million
and which include an average living area of 3,000 square feet. If the Jacksons Grant Village Phase II
PUD is approved authorizing the additional 18 custom townhomes on the Real Estate, the overall net
increase in the number of townhomes within the Jackson Grant Village area would be 12 townhomes.
Behind Tab 3 is the Overall Concept Plan for Jacksons Grant Village, behind Tab 4 is a
Concept Plan Comparison illustrating the subject Real Estate in the context of Jackson Grant Village
and behind Tab 5 is the individual Concept Plan for the subject Real Estate.
Further, it should be noted that this Jackson Grant Village Phase II PUD proposal includes the
same underlying townhome development and architectural standards as the Jacksons Grant Village
PUD and the proposed townhomes are the same design and character as the townhomes McKenzie is
currently building in Jacksons Grant Village surrounding the Real Estate. To this end, behind Tab 6 are
exhibits depicting the Architectural Imagery for the proposed townhomes and photos of other existing
townhomes in Jacksons Grant Village.
Finally, behind Tab 7 is the Jacksons Grant Village – Phase II PUD Ordinance.
We look forward to presenting this request to the Plan Commission on January 21, 2025.
Respectfully submitted,
TAB 2
TAB 3
TAB 4
Jackson's Grant VillageOctober 2024
Townhomes
Single Family
Neighborhood
Commercial
Community Building
APPROVED PLANPROPOSED PLAN
TAB 5
Jackson's Grant Village
October 2024
116th STREET
47 46 45
39
40
41
Cunningham Property
72
73
74
75
76
77
80
79
78
83
82
81
CUN
N
I
N
G
H
A
M
PRO
P
E
R
T
Y
EXISTING
JACKSON'S GRANT
VILLAGE
PROPERTY
TAB 6
TAB 7
Sponsors:________________
CARMEL, INDIANA
Jackson’s Grant Village (Phase II)
PLANNED UNIT DEVELOPMENT DISTRICT
AND
TEXT AMENDMENT TO THE JACKSON’S GRANT VILLAGE PUD
(ORDINANCE Z-653-20)
ORDINANCE Z-___-25
November 19, 2024
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TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance .............................................................................................. 4
Section 2. Definitions ....................................................................................................................... 4
Section 3. District Description ......................................................................................................... 5
Section 4. Conceptual Plan ............................................................................................................... 5
Section 5. Amenities ....................................................................................................................5
Section 6. Permitted Uses .............................................................................................................5
Section 7. Bulk and Density Standards .........................................................................................5
Section 8. Architectural and Design Standards ............................................................................... 5
Section 9. Signage ........................................................................................................................6
Section 10. Lighting .......................................................................................................................6
Section 11. Parking ........................................................................................................................6
Section 12. Landscaping ................................................................................................................6
Section 13. Open Space .................................................................................................................6
Section 14. Pedestrian and Bicycle Connectivity ..........................................................................7
Section 15. Infrastructure and Environmental Standards ..............................................................7
Section 16. Owners’ Association and Declaration of Covenants ..................................................7
Section 17. Development Plan and ADLS Approval .....................................................................7
Section 18. Violations and Enforcement .......................................................................................7
Section 19. Exhibits .......................................................................................................................7
Exhibit A Legal Description
Exhibit B Concept Plan
Exhibit C Character Exhibits – Townhomes
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Sponsors: ________________
ORDINANCE Z-___-25
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING THE JACKSON’S GRANT VILLAGE (PHASE II)
PLANNED UNIT DEVELOPMENT DISTRICT
AND
AMENDMENDING THE JACKSON’S GRANT VILLAGE PUD
(ORDINANCE Z-653-20)
Synopsis:
This ordinance (i) establishes the Jackson’s Grant Village (Phase II) Planned Unit Development
District Ordinance, Ordinance Number Z-4__-25 and (ii) amends the Jacksons’ Grant Village
PUD (Ordinance Z-653-20) collectively, which Ordinance shall be referred to as the “Jackson’s
Grant Village (Phase II) PUD”. The Jackson’s Grant Village (Phase II) PUD allows for the
development of 12 additional Townhomes and follows the architectural standards applicable to
Townhomes (Attached Residential) within the original Jackson’s Grant Village PUD Ordinance
Number Z-653-20.
WHEREAS, Articles 4.02 and 9.05 of the Carmel Unified Development Ordinance,
Ordinance Z-625-17, as amended (the “Unified Development Ordinance” or “UDO”), provides
for the establishment of a Planned Unit Development District in accordance with the
requirements of I.C. § 36-7-4-1500 et seq.; and
WHEREAS, the Carmel Common Council (the “Common Council”) adopted the
Jackson’s Grant Village Planned Unit Development Ordinance, Ordinance Number Z-653-20, on
August 17, 2020, which established the Jackson’s Grant Village PUD District, the (“Jackson’s
Grant Village PUD”); and
WHEREAS, Homes by McKenzie, Inc. (“McKenzie”) submitted an application to the
Carmel Plan Commission (the “Plan Commission”) to change the zoning for certain real estate in
the City of Carmel, Hamilton County, Indiana, as legally described in Exhibit A attached hereto
(the “Real Estate”) and amend the text of parts of the Jackson’s Grant Village PUD; and
WHEREAS, the application is consistent with the provisions of the UDO and PUD
Statute; and
WHEREAS, after proper notice, and pursuant to the provisions of the PUD Statute and
UDO, the Plan Commission conducted a public hearing on _______ __, 2025 concerning
McKenzie’s application for a PUD District Ordinance and text amendment, which application
was docketed as PZ-2024-00___ PUD, and
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WHEREAS, the Plan Commission, at its hearing on __________, 2025, has given a
_______________ recommendation to this Jackson’s Grant Village (Phase II) PUD (the
“Jackson’s Grant Village (Phase II) PUD Ordinance”), which establishes the Jackson’s Grant
Village (Phase II) Planned Unit Development District (the “Jackson’s Grant Village (Phase II)
District”).
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of
Carmel, Indiana (the “Council”), that: (i) pursuant to IC §36-7-4-1500 et seq., the Council adopts
this Jackson’s Grant Village (Phase II) Ordinance, as an amendment to the Zone Map; (ii) all
prior ordinances or parts thereof inconsistent with any provision of this Jackson’s Grant Village
(Phase II) Ordinance and its exhibits are hereby made inapplicable to the use and development of
the Real Estate; (iii) all prior commitments, and restrictions applicable to the Real Estate shall be
null and void and replaced and superseded by this Jackson’s Grant Village (Phase II) Ordinance;
and, (iv) this Jackson’s Grant Village (Phase II) Ordinance shall be in full force and effect from
and after its passage and signing.
Section 1. Applicability of Ordinance:
1.1 Development of the Real Estate shall be governed entirely by (i) the
provisions of this Jackson’s Grant Village (Phase II) PUD and its exhibits,
and (ii) those provisions of the Jackson’s Grant Village PUD, as amended
by this Jackson’s Grant Village (Phase II) PUD, and (iii) those provisions
of the UDO specifically referenced in this Jackson’s Grant Village (Phase
II) Ordinance.
1.2 The Jackson’s Grant Village PUD shall be amended as specifically
referenced in this Jackson’s Grant Village (Phase II) Ordinance.
Section 2. Definitions. The definitions (i) of the capitalized terms set forth below in this
Section 2, as they appear throughout this Jackson’s Grant Village (Phase II)
Ordinance, shall have the meanings set forth below and (ii) all other capitalized
terms included in this Jackson’s Grant Village (Phase II) Ordinance and shall be
the same as set forth in the Jackson’s Grant Village PUD unless otherwise
amended by this Jackson’s Grant Village (Phase II) Ordinance, and the UDO
unless amended by the Jackson’s Grant Village PUD.
2.1 Attached Residential: Townhomes shall be the only type of attached
residential Use (i) referenced in this Jackson’s Grant Village (Phase II)
Ordinance and (ii) permitted residential Use.
2.2 Concept Plan: The plan attached hereto and incorporated herein by
reference as Exhibit B.
2.3 Character Exhibits: These comprise the perspectives, attached hereto as
Exhibit C (Character Exhibits - Townhomes). The Character Exhibits
shall be the basis for the development of final building designs provided
all applicable Development Requirements are met, including ADLS
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Approval. All Structures shall be developed in substantial compliance
with the Character Exhibits, as determined by the Director, subject to
ADLS Approval by the Plan Commission.
2.4 Development Requirements: Written development standards and any
written requirements specified in this Jackson’s Grant Village (Phase II)
Ordinance, which must be satisfied in connection with the approval of a
Development Plan and Building Permits.
2.5 District: The Real Estate.
2.6 Real Estate: The Real Estate legally described in Exhibit A (Legal
Description).
Section 3: District Description.
3.1 The District will include Attached Residential (Townhome) housing
developed as an extension of the development of Townhomes within Area
B of the Jacksons Grant Village PUD.
Section 4: Conceptual Plan.
4.1 Real Estate shall be developed in substantial conformance with the
Conceptual Plan attached as Exhibit C subject to Development Plan
Approval by the Plan Commission.
Section 5: Amenities.
5.1 Amenities available for use by the owners of Townhomes on the Real
Estate shall be provided within Jackson’s Grant Village District in the
same manner as Amenities are available to Townhome owners located
within Area B of the Jackson’s Grant Village District.
Section 6: Permitted Uses.
6.1 Permitted uses on the Real Estate shall include Townhomes (Attached
Residential), Accessory Uses permitted in Area B of the Jackson’s Grant
Village PUD, and Open Space.
Section 7: Bulk and Density Standards:
7.1 Section 7.1 of the Jackson’s Grant PUD applicable to Attached Residential
Buildings shall apply to the Real Estate.
7.2 Maximum Residential Density.
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A. No more than eighteen (18) Townhome Dwellings (all or part of a
Dwelling) shall occupy the Real Estate.
B. The net increase to the maximum number of Townhomes
permitted under Section 7.2 of the JGV PUD, as amended by this
Ordinance, shall be increased by twelve (12).
Section 8. Architectural and Design Standards:
8.1 The architectural design standards applicable to attached Residential
Buildings within Exhibit E of the of the Jackson’s Grant Village PUD
shall apply to Townhomes constructed in the District.
Section 9. Signage:
9.1 Section 9 of the Jackson’s Grant Village PUD shall apply.
Section 10. Lighting:
10.1 Section 10 of the Jackson’s Grant Village PUD shall apply.
Section 11. Parking and Loading:
11.1 Section 11.1, 11.2 and 11.6 of the Jackson’s Grant Village PUD shall
apply.
Section 12. Landscaping:
12.1 Section 12.1 of the Jackson’s Grant Village PUD shall apply except as
modified below:
A. Perimeter landscaping shall be as provided in this Section 12.
12.2 Section 12.2 of the Jackson’s Grant Village PUD shall apply.
12.3 Perimeter Landscaping.
A. A minimum twenty (20) foot wide greenbelt shall be provided
including plantings, mounds and other improvements as required
under Section 12.4.B of the Jackson’s Grant Village PUD.
B. Section 12.4.B of the JGV PUD, as amended by this Ordinance,
shall require a twenty (20) foot greenbelt.
C. Section 12.5.B of the JGV PUD, as amended by this Ordinance,
shall no longer apply to development within the Jackson’s Grant
Village District.
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D. No perimeter landscaping shall be required along the perimeter of
the Real Estate.
12.4 Section 12.6.C of the Jackson’s Grant PUD shall apply to foundation
plantings. Foundation plantings and perimeter landscaping may occupy
the same area.
Section 13. Open Space:
13.1 Open Space shall be as generally illustrated on the Concept Plan.
13.2 Section 13.5 of the JGV PUD, as amended by this Ordinance, shall require
approximately 0.5 acres of Tree Preservation area.
Section 14. Pedestrian and Bicycle Connectivity:
14.1 Section 14 of the Jackson’s Grant Village PUD shall apply.
Section 15. Infrastructure and Environmental Standards:
15.1 Section 15 of the Jackson’s Grant Village PUD shall apply except as
modified below:
A. Required right-of-way dedication along 116th Street shall be a sixty
(60) feet half right-of-way.
Section 16. Owner’s Association and Declaration(s) of Covenants..
16.1 Section 16 of the Jackson’s Grant Village PUD shall apply.
Section 17. Development Plan and ADLS Approval.
17.1 Section 17 of the Jackson’s Grant Village PUD shall except as modified
below:
A. The Real Estate shall be developed in substantial conformance
with the Concept Plan.
B. ADLS Approval shall not be required for all Townhomes which
comply with the Townhome designs approved as part of Docket #
PZ-2023-00130 ADLS and PZ-2022-00045 DP/ADLS which
Townhome Designs were previously approved for construction
within the Jackson’s Grant Village District.
C. Section 17.2 of the Jackson’s Grand Village PUD shall not
apply.
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Section 18. Violations.
18.1 All violations and enforcement of this Jackson’s Grant Village (Phase II)
PUD shall be subject to the requirements of the UDO.
Section 19. Exhibits.
19.1 All of the Exhibits (A-C) on the following pages are attached to this
Jackson’s Grant Village (Phase II) PUD Ordinance, are incorporated by
reference into this Jackson’s Grant Village (Phase II) PUD and are part of
this Jackson’s Grant Village (Phase II) PUD.
The remainder of this page is left blank intentionally.
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Exhibit A
Real Estate
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Exhibit B
Concept Plan
(Page 1 of 1)
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Exhibit C
Character Imagery - Townhomes
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Section 20. Adoption. This shall be in full force and effect from and after its passage by the
Common Council and signing by the Mayor.
PASSED by the Common Council of the City of Carmel, Indiana, this ____ day of ________,
2025, by a vote of _____ ayes and _____ nays.
COMMON COUNCIL FOR THE CITY OF CARMEL
______________________________ ______________________________
Anthony Green, President Adam Aasen, Vice-President
______________________________ ______________________________
Jeff Worrell Teresa Ayers
______________________________ ______________________________
Shannon Minnaar Ryan Locke
______________________________ ______________________________
Matthew Snyder Rich Taylor
______________________________
Anita Joshi
ATTEST:
______________________________
Jacob Quinn, Clerk
Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _________________,
2025, at ______ __.M.
_________________________________
Jacob Quinn, Clerk
Approved by me, Mayor of the City of Carmel, Indiana this ____ day of _________________, 2025,
at ______ __.M.
_________________________________
Sue Finkam, Mayor
ATTEST:
_________________________________
Jacob Quinn, Clerk
This Instrument prepared by: James E. Shinaver, attorney at law, NELSON & FRANKENBERGER and Jon C.
Dobosiewicz, land use professional, NELSON & FRANKENBERGER. 550 Congressional Blvd, Carmel, IN 46032.
Jacksons Grant Village - Phase II - 2 111924