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US 421-WCD PUD
Planned Unit Development (PUD) / Rezone
Docket No. PZ-2024-00222 PUD
PUD REZONE
CITY OF CARMEL, INDIANA
March 18, 2025
City of Carmel Plan Commission
Applicant: Edward Rose Properties, 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. Conceptual Site Plan and Public Streets Exhibit
4. Area Plan
5. Sub-Area Plan – Waterside Amenities and Rooftop Terrace
6. Character Imagery Exterior Spaces
7. Perspective Character Imagery 4-Story Multi-Family Building
8. Perspective Character Imagery 3-Story Multi-Family Building
9. US 421 – WCD PUD Ordinance
10. Public Comments to date (March 7, 2025)
TAB 1
Project Description - US 421 – WCD PUD
The Applicant, Edward Rose Properties, Inc., (“Edward Rose”) has filed a rezone request
pertaining to three (3) parcels of real estate that consist of approximately 22 acres that are located
west of and adjacent to Michigan Road, south of and adjacent to Outback Lane and north of and
adjacent to 99th Street, and are identified per the records of the Hamilton County, Indiana Auditor’s
Office as Tax Parcel Identification Numbers: 17-13-07-00-10-007.000; 17-13-07-00-08-002.001;
and, 17-13-07-00-10-003.000 (collectively, the “Real Estate”). Behind Tab 2 is a Site Location Map
identifying the location of the Real Estate.
By way of background, Edward Rose’s offices are located in Carmel and their Carmel
communities include Avant I & II and Alexandria (completed) which have been well-received by the
Carmel community and the Icon on Main community (currently under development).
The Real Estate is in close proximity to 96th Street and the I-465 Interchange and is
surrounded on all sides by various retail, commercial, and office uses. The site is the former (now
vacant) headquarters of Resort Condominiums International (RCI) and is currently zoned I-1
Industrial and is within the US 421- Michigan Road Overlay District. Edward Rose’s rezone
application seeks to rezone the Real Estate from its current zoning classification to the “US 421-
WCD Planned Unit Development District” (the “US 421-WCD PUD”) in order to permit a mixed-
use, high-end development that will consist of a Multi-family residential component and a
commercial/retail component.
The US 421-WCD PUD proposes two (2) use districts (See Tab 4). The Area A Use District,
located internal to the Real Estate and consisting of approximately 20 acres, will have I-1 Industrial
as its underlying base zoning classification and will include the Multi-family residential component
of the development. The Area B Use District, located directly west of and adjacent to Michigan Road
and consisting of approximately 2-acres, will have B-3 Business as its underlying base zoning
classification and will be subject to the US 421- Michigan Road Overlay District development
standards. The Area B Use District will permit various Retail/Service uses, as well as
Cultural/Entertainment uses. Behind Tab 3 is the Conceptual Site Plan and Public Streets Exhibit
which illustrates vehicular connectivity between Outback Lane and 99 th Street.
The Multi-family residential component in Area A is desirable given that it is not adjacent to
or nearby any existing residential uses and includes a combination of attractive attributes, including
but not limited to: thoughtful architectural design; a mixture of building types (3-story buildings and
4-story buildings with attached garages); walkable streetscapes and well-designed common areas and
open spaces; high-end interior and exterior finishes; market leading amenities; the availability (within
walking distance) of retail businesses and restaurants; and, an engaging site design including a
centralized water feature that will be pedestrian friendly. All of these attributes combined will
provide a strong sense of place and an outstanding living experience for residents and the general
public. Behind Tab 7 and Tab 8 respectively, are perspective character imagery of the proposed 4-
Story and 3-Story multi-family buildings including surrounding spaces.
Regarding amenities, Edward Rose has paid particular attention to the existing wooded area
on the northwest portion of the site that will be preserved and utilized as open space. Regarding open
space, the community will have approximately 5 acres of open space, which comprises of over 20%
of the Real Estate. The community includes a centrally located clubhouse which will include a pool,
sundeck, and cabanas, as well as a large roof top terrace. FlexHub private co-working office spaces
are also provided, including private conference rooms, and workstations. Additional amenities
include a performance gym and yoga facilities, an event suite, fire pits and fire tables with seating,
grilling areas with counters, indoor and outdoor game areas, a pet grooming spa and leash-free pet
parks, EV charging stations and other gathering spaces around the community. Behind Tab 5 and Tab
6 respectively, are character exhibits depicting the waterside amenities, rooftop terrace and potential
exterior space character imagery.
COMREHENSIVE PLAN STATEMENT
The Real Estate is within the US 421-Michigan Road Overlay District, which permits
residential uses (such as Multi-family residential) on up to 50% of a project’s gross floor area on
parcels where residential uses are not permitted pursuant to the base underlying zoning district. As a
result, a Multi-family residential component on a portion of the Real Estate is generally compatible
and consistent with the US 421-Michigan Road Overlay District. Further, considering there are no
other existing residential uses in close proximity to the Real Estate, Edward Rose believes that
providing more full-time residents in this area would provide an additional customer base of the local
restaurants and businesses along this segment of Michigan Road - including positive night-time
impacts during the work week and on the weekends.
The 2022 Comprehensive Plan Development Patterns Map designates the Real Estate as being
within a “Gateway” area. The purpose of “Gateway” areas, as set out in the Comprehensive Plan, is
to provide large lot mixed-use and commercial areas, including residential uses, along or near access
points into Carmel. The “Gateway” area encourages characteristics that include, but are not limited
to: parking lot placement that avoids placement between the fronts of buildings and road rights-of-
way to shield views of parking areas from adjacent public roadways; buildings that face/address a
frontage street; pedestrian-friendly sidewalks or paths designed to facilitate safe pedestrian
circulation; future outlot or infill development opportunities; open space areas including greenways,
courtyards and buffers; and, buildings up to 5-stories that include patios and lobby areas.
The US 421-WCD PUD (see full ordinance behind Tab 9) meets many of the objectives and
purposes of a “Gateway” area by providing a mixed-use development (including a residential
component and retail/commercial component) on a larger parcel that is at a “gateway” into Carmel
(the Michigan Road corridor in Carmel via 96th Street and the I-465 Interchange). Edward Rose’s
site design includes the positioning of parking areas so that they are shielded from view from the
adjacent public roadways, the buildings face/address internal street frontages, the inclusion of
outdoor patios on the residential buildings, including a roof top community terrace, an internal
pedestrian system that is designed to facilitate safe pedestrian circulation, the inclusion of a 2-acre
outlot to be developed for future retail/commercial uses, providing thoughtful open space and
common areas throughout the community (including a well-designed centralized water feature), tree
preservation on the northwestern portion of the site, as well as other high-quality amenity offerings to
its residents.
As the matter has been continued from the January Plan Commission meeting date we have
provided all public comments to date (March 7) behind Tab 10 and we look forward to presenting
this request to the Plan Commission on March 18, 2025.
Respectfully submitted,
TAB 2
Site Location Map / Aerial Photograph
NORTH
SITE
106th Street
Ma
y
f
l
o
w
e
r
P
a
r
k
D
r
i
v
e
96th Street
TAB 3
SITE PLAN | OVERALL
0 60 120 240 360
*Renderings are conceptual/illustrative and are subject to change.
R
E
T
A
I
L
W. 99TH
S
T
.
N
.
M
I
C
H
I
G
A
N
R
D
.
Notes:
Buildings 1,2,3 : 3 Stories
*Every home has a waterside balcony
or patio with a view.
Building 4 : 3 Stories
* Every home has a balcony or patio
with a woods/open space view.
Buildings A,B,C : 4 stories built to
streetscape
* Each building has an elevator and
attached garages.
Uses: High-end multifamily (360
units), Retail along Michigan Rd. (e.g.
restaurants with outdoor dining, coffee
shop, etc.)
BUILDING C
DOG PARK
DOG PARK
CLUBHOUSE
TRASH
MAINT.
BUILDING BBU
I
L
D
I
N
G
0
1
BU
I
L
D
I
N
G
0
2
BU
I
L
D
I
N
G
0
3
BU
I
L
D
I
N
G
0
4
OPEN
GATHERING
SPACE
B
U
I
L
D
I
N
G
A
OUTBACK L
N
.
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
SITE PLAN | PUBLIC STREETS
0 60 120 240 360
*Renderings are conceptual/illustrative and are subject to change.
R
E
T
A
I
L
W. 99TH
S
T
.
N
.
M
I
C
H
I
G
A
N
R
D
.
Public Street with Right of Way
Legend:
BUILDING C
DOG PARK
DOG PARK
CLUBHOUSE
BUILDING BBU
I
L
D
I
N
G
0
1
BU
I
L
D
I
N
G
0
2
BU
I
L
D
I
N
G
0
3
B
U
I
L
D
I
N
G
A
OUTBACK L
N
.
BU
I
L
D
I
N
G
0
4
TRASH
MAINT.
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
TAB 4
AREA A
AREA
B
TAB 5
0 10 20 40 60
SUB-AREA PLAN | WATERSIDE AMENITIES AT CLUBHOUSE
*Renderings are conceptual/illustrative and are subject to change.
ROOFTOP
TERRACE
POOL
FlexHub Co-Working Space
Rooftop Terrace
Fitness & Yoga
Pool with Sundeck & Cabanas
Fire Pits / Fire Tables with Seating
Grilling Areas with Counters
Outdoor Gathering Spaces
Indoor/Outdoor Games
Event Suite
Indoor Gathering Spaces
Indoor & Outdoor Waterside Amenities
at Clubhouse
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
TAB 6
CHARACTER IMAGES | EXTERIOR SPACES
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
TAB 7
PERSPECTIVE | WATERSIDE CLUBHOUSE & OUTDOOR AMENITY DECK / ROOFTOP TERRACE
*Renderings are conceptual/illustrative and are subject to change.
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
PERSPECTIVE | CLUBHOUSE ENTRANCE FRONTING STREET & ROOFTOP TERRACE
*Renderings are conceptual/illustrative and are subject to change.
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
TAB 8
*Renderings are conceptual/illustrative and are subject to change.
PERSPECTIVE | 3-STORY BUILDING WITH EVERY HOME HAVING WATERSIDE BALCONY / PATIO VIEW
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
TAB 9
Sponsors:________________
CARMEL, INDIANA
US 421-WCD
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-25
March 7, 2025
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TABLE OF CONTENTS
Page
Section 1. Applicability of Ordinance.............................................................................................. 4
Section 2. Definitions ....................................................................................................................... 4
Section 3. Underlying Zoning District, Permitted Uses .................................................................. 5
Section 4. Development Standards .................................................................................................. 6
Section 5. US 421 – Michigan Road Overlay District ................................................................. 10
Section 6. Right-of-way and Access Standards ............................................................................. 11
Section 7. Procedural Provisions ...............................................................................................11
Section 8. Controlling Developer’s Consent .............................................................................12
Section 9. Violations and Enforcement .....................................................................................12
Section 10. Exhibits .....................................................................................................................13
Exhibit A Legal Description
Exhibit B Concept Plan
Exhibit C Architectural Character Imagery – 3-story buildings
Exhibit D Architectural Character Imagery – 4-story buildings
Exhibit E Character Imagery – Amenities and Exterior Spaces
Exhibit F Architectural Standards
Exhibit G Modified Local Road Standard
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Sponsors: ________________
ORDINANCE Z-___-24
AN ORDINANCE OF THE COMMON COUNCIL OF THE
CITY OF CARMEL, INDIANA
ESTABLISHING
THE US 421-WCD PLANNED UNIT DEVELOPMENT DISTRICT
Synopsis:
Ordinance Establishes the US 421-WCD Planned Unit Development District Ordinance (the
“US 421-WCD PUD”). The Ordinance would rezone the real estate from I-1 Industrial to a
Planned Unit Development district allowing the development of a mixed-use development
including multi-family and commercial uses as depicted on the Concept Plan (attached as
Exhibit B).
WHEREAS, Articles 4.02 and 9.05 of the Carmel Unified Development Ordinance,
Ordinance Z-625-17, as amended (the “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. (the
“PUD Statute”); and
WHEREAS, Edward Rose Properties, Inc., (“Edward Rose”), submitted an application
to the Carmel Plan Commission (the “Plan Commission”) to adopt a PUD District Ordinance for
certain real estate in the City of Carmel, Hamilton County, Indiana, as legally described in
Exhibit A attached hereto (the “Real Estate”); and
WHEREAS, Edward Rose’s 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
Edward Rose’s application for a PUD District Ordinance, which application was docketed as PZ-
2024-00___ PUD, and
WHEREAS, the Plan Commission, at its hearing on __________, 2025, has given a
_______________ recommendation to this US 421-WCD PUD (the “US 421-WCD
Ordinance”), which establishes the US 421-WCD Planned Unit Development District (the “US
421-WCD 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 US 421-WCD Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or
parts thereof inconsistent with any provision of this US 421-WCD 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
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and superseded by this US 421-WCD Ordinance; and, (iv) this US 421-WCD Ordinance shall be
in full force and effect from and after its passage and signing.
Section 1. Applicability of Ordinance.
Section 1.1 The Zone Map is hereby changed to designate the Real Estate as a Planned
Unit Development District to be known as the US 421-WCD District.
Section 1.2 Development in the US 421-WCD District shall be governed entirely by
(i) the provisions of this US 421-WCD Ordinance and its exhibits, and (ii)
those provisions of the UDO specifically referenced in this US 421-WCD
Ordinance. Where this US 421-WCD Ordinance is silent, the applicable
standards of the UDO shall apply.
Section 2. Definitions and Rules of Construction .
Section 2.1 General Rules of Construction. The following general rules of
construction and definitions shall apply to the US 421-WCD Ordinance:
A. The singular number includes the plural and the plural the singular, unless
the context clearly indicates the contrary.
B. Words used in the present tense include the past and future tenses, and the
future the present.
C. The word “shall” indicates a mandatory requirement. The word “may”
indicates a permissive requirement.
Section 2.2 Definitions. The definitions (i) of the capitalized terms set forth below in
this Section 2.2, as they appear throughout this US 421-WCD Ordinance, shall have the
meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms
included in this US 421-WCD Ordinance and not defined below in this Section 2.2, shall
be the same as set forth in the UDO.
“ADLS”: The architecture, design, exterior lighting, landscaping and signage
associated with a Building.
“ADLS Approval”: Approval by the Plan Commission of architecture, design,
lighting and landscaping and signage pursuant to the procedures for ADLS review
of the UDO and the Development Requirements.
Area A: The area identified as “Area A” on page 2 of 2 of Exhibit B (Concept
Plan).
Area B: The area identified as “Area B” on page 2 of 2 of Exhibit B (Concept
Plan.
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Architectural Character Imagery: These comprise the images attached hereto as
Exhibit C (Architectural Character Imagery – 3-story buildings), and Exhibit D
(Architectural Character Imagery – 4-story buildings).
Architectural Standards: The Architectural Standards incorporated herein under
Exhibit F (Architectural Standards).
Concept Plan: The general plan for the development of the Real Estate, including
but not limited to Buildings, Lots, streets and green space areas attached hereto as
Exhibit B (Concept Plan).
Controlling Developer: Shall mean Edward Rose Properties, Inc. or the owner of
the Real Estate at the time of adoption of the US 421-WCD Ordinance, until such
time as Edward Rose or the owner transfers or assigns, in writing, its rights as
Controlling Developer.
Development Requirements: Written development standards and any written
requirements specified in this US 421-WCD Ordinance, which must be satisfied
in connection with the approval of a Development Plan and Building Permits.
Plan Commission: The City’s Plan Commission.
Real Estate: The Real Estate legally described in Exhibit A (Legal Description).
Underlying Zoning Districts: The zoning district(s) of the UDO specified in this
US 421-WCD Ordinance which include applicable Development Requirements
applicable to the development of the Real Estate as specified in this US 421-WCD
Ordinance.
Unified Development Ordinance (or “UDO”): The Unified Development
Ordinance, Ordinance Z-625-17, of the City of Carmel, Hamilton County,
Indiana, as amended.
Zone Map: The City’s official Zone Map corresponding to the UDO.
Section 3. Underlying Zoning District and Permitted Uses .
Section 3.1 Underlying Zoning Districts: The Conceptual Plan divides the District into
two (2) Areas: Area A and Area B. The Underlying Zoning District for each Area shall
be as set forth below:
A. Area A: I1 (Industrial) District.
B. Area B: B3 (Business) District Subject to the US 421- Michigan Road
Overlay District.
Section 3.2 Permitted Uses: The Conceptual Plan divides the District into two (2)
Areas: Area A (Residential), Area B (Commercial). The Permitted Uses within each Area
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shall be as set forth below:
A. Area A: All Uses permitted in the Underlying Zoning District and Multi-
family Residential Dwellings.
B. All Permitted Uses in the B3 Business District of the UDO.
Section 3.3 Special Uses: Special Uses shall be permitted as set forth in the Use Table
and shall be subject to review and subsequent approval pursuant to the requirements of
the UDO.
Section 3.4 Non-Conforming Uses: Non-Conforming Uses and exemptions shall be
subject to the requirements of the UDO.
Section 4. Development Standards.
Section 4.1 Bulk Requirements: The following standards shall apply.
A. Minimum Lot Area: 0 acres
B. Minimum Lot Width: Not applicable
C. Minimum Lot Frontage: Not Applicable
D. Public Utilities: required community water and sanitary sewer system
hookup
E. Minimum Front Yard: 5 feet as measured form a public street
F. Minimum Side Yard Setback: 5 feet
G. Minimum Rear Yard Setback: 5 feet
H. Maximum Lot Coverage: 90% (applies to the Real Estate)
I. Minimum Living Area per Dwelling: Not Applicable
J. Minimum Ground Floor Area: Not applicable
K. Maximum Building Height: Sixty (60) feet
Section 4.2 Accessory Building and Uses: Accessory Buildings and Uses shall be
permitted subject to the terms and restrictions of the UDO applicable to the Underlying
Zoning District as amended by this Section 4.
Section 4.3 Architecture, Amenities and Exterior Spaces:
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A. Architectural Character Imagery: The Applicable architectural Character
Imagery indicating conceptually the intended architecture and appearance
of Multi-family Dwellings are contained within the images attached hereto
as Exhibit C (Architectural Character Imagery – 3-story buildings), and
Exhibit D (Architectural Character Imagery – 4-story buildings).
B. Building Architecture:
1. Area A:
a. The architectural design of all buildings in Area A of this US
421-WCD PUD shall be generally consistent with the
illustrations included in Exhibit C (Architectural Character
Imagery – 3-story buildings), and Exhibit D (Architectural
Character Imagery – 4-story buildings), subject to ADLS
Approval.
b. Applicable architectural requirements and standards for all
buildings in Area A are contained in Exhibit F (Architectural
Standards) of this US 421-WCD Ordinance.
c. Buildings 1, 2, 3: 3 Stories, Every dwelling shall provide a
waterside balcony or patio.
d. Building 4: 3 Stories. Every dwelling shall provide a balcony
or patio with a woods/open space view.
e. Buildings A, B, C: 4 stories built to streetscape. All buildings
shall include an elevator and attached garages.
2. Area B: Buildings in Area B shall comply with the architectural
standards of the US 421 – Michigan Road Overlay District.
C. Amenities: The amenities identified below shall be provided in Area A:
1. Coworking space with private offices/workstations and private
meeting rooms,
2. Fitness area,
3. Pool, sundeck, and cabanas,
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4. fire pits or fire tables,
5. Grilling areas,
6. Event suite,
7. Roof terrace,
8. Gathering spaces,
9. Pet grooming spa, leash-free pet park, and
10. EV charging.
D. Exterior Spaces: Exterior Spaces shall be generally consistent with the
illustrations included in Exhibit E (Character Imagery – Amenities and
Exterior Spaces), subject to ADLS Approval.
Section 4.4 Density and Intensity Standards: The maximum number of Residential
Dwellings shall be three hundred and sixty (360).
Section 4.5 Fence and Wall: The Fence and Wall Standards of the UDO shall apply to
the Real Estate.
Section 4.6 Floodplain: The Floodplain Standards of the UDO shall apply to the Real
Estate.
Section 4.7 Grading and Drainage: The Grading and Drainage Standards of the UDO
shall apply to the Real Estate.
Section 4.8 Height: The Height standards of the UDO shall apply to Area B.
Section 4.9 Home Occupations, Private Swimming Pools and Residential Kennels:
Home Occupations, Private Swimming Pools and Residential Kennels shall be permitted
in Area A and shall be subject to the requirements of the UDO.
Section 4.10 Landscaping. Landscaping shall comply with Section 5.19 of the UDO
except as modified below:
A. Landscaped Areas.
1. Bufferyards:
a. Bufferyards shall not be required between (i) uses internal
to the Real Estate, (ii) between Area A and Area B, and (iii)
along 99th Street.
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b. All required Bufferyards shall be a minimum of ten (10)
feet in width.
c. Type B Bufferyard plantings shall be required along the
external perimeter of Area A.
d. A Type A Bufferyard plantings shall be required along the
external perimeter of Area B.
e. Bufferyard plantings and perimeter parking lots plantings
shall not be cumulative, the greater planting standard shall
apply.
f. A Tree Preservation area with a minimum area of one and
one half (1.5) acres shall be provided in the northwest
corner of the Real Estate as generally depicted on the
Concept Plan.
2. Native landscaping/vegetation shall be provided around the ponds
in select areas instead of turf grass. The native
landscaping/vegetation shall be submitted and approved as part of
a DP/ADLS application.
Section 4.11 Lot: The Lot standards of the UDO shall apply to the Real Estate.
Section 4.12 Outdoor Display and Storage: The Outdoor Display and Storage standards
of the UDO shall apply to the Real Estate.
A. Trash enclosures shall comply with Section 5.03.C.2 of the UDO.
Section 4.13 General Parking Standards: Parking shall comply with Section 5.28 and
Section 5.29 (bike Parking) of the UDO, except as modified below:
A. One and one-half (1.5) spaces per Dwelling shall be required.
B. Parking Spaces (i) within driveways, (ii) within garages, and (iii) on-street
parking shall count toward the number of required parking spaces.
C. Drive aisles shall be twenty-four (24) feet in width.
Section 4.14 Recreational Vehicle: The Recreational Vehicle standards of the UDO
shall apply to the Real Estate.
Section 4.15 Premises Identification: The Premises Identification standards of the UDO
shall apply to the Real Estate.
Section 4.16 Setback: The Setback standards of the UDO shall apply to the Real Estate.
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Section 4.17 Signage Requirements. All signage on the Real Estate shall comply with
the UDO.
Section 4.18 Temporary Uses and Structures: Temporary Uses and Structures shall be
permitted as set forth in the Use Table and shall be subject to the requirements of the
UDO.
Section 4.19 Telecommunication Facility: The Telecommunication Facility standards
of the UDO shall apply to the Real Estate.
Section 4.20 Use Specific Standards: The Use Specific Standards of the UDO shall
apply to the Real Estate.
Section 4.21 Utility Service: The Utility Service standards of the UDO shall apply to
the Real Estate.
Section 4.22 Vision Clearance: The Vision Clearance Standards of the UDO shall apply
to the Real Estate.
Section 4.23 Weed and Solid Waste: The Wedd and Solid Waste standards of the UDO
shall apply to the Real Estate.
Section 4.24 Wellhead Protection: The Wellhead Protection Standards of the UDO
shall apply to the Real Estate.
Section 4.25 Wireless Support Structure: The Wireless Support Structure standards of
the UDO shall apply to Area A.
Section 4.26 General Yard Standards: The General Yard Standards of the UDO shall
apply to the Real Estate.
Section 4.27 Lighting: Lighting in Area A and Area B shall comply with Section 3.92
(421-OL Lighting Standards) of the UDO.
Section 5. US 421 - Michigan Road Overlay District.
Section 5.1 Section 3.83 (US 421 – Michigan Road Overlay District) shall apply to
Area B of the Real Estate except as modified below:
A. The Minimum Tract size shall be as generally illustrated as Area B on
the Concept Plan.
B. Greenbelt Width: A landscape greenbelt area shall extend along the
right-of-way of U.S. Highway 421 with a minimum width of thirty
(30) feet from the property line. The Plan Commission may approve a
Development Plan including a reduced Greenbelt width.
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Section 6. Right-of-way and Access Standards.
Section 6.1 Right-of-way Standards.
A. Internal street widths and cross-sections shall be designed to meet
the City of Carmel Local Street Standards. The modified local road
specifications included in Exhibit G (Modified Local Road
Section) shall be permitted.
B. A street cross section that includes a boulevard as shown on the
concept plan for the street between Buildings B and C shall be
required.
C. Internal streets shall be located as illustrated on Page 2 of the
Concept Plan.
D. The configuration of vehicular access into the Real Estate shall be
provided as illustrated on the Concept Plan.
E. One (1) vehicular access shall be permitted from Michigan Road as
generally illustrated on the Concept Plan.
Section 6.1 Sidewalk and Path Standards.
A. Sidewalks and Paths shall be provided in the locations as generally
illustrated on Page 3 of Exhibit B (Sidewalk/Path Plan).
B. The final location of internal trails is subject to existing easements
and final engineering. If the internal paths are prevented from
being installed as generally shown, then an alternative path
location may be provided that still provide access within the
subject area of the Real Estate.
Section 6.3 Road Improvement Requirements. Development of the Real Estate meets
all applicable Thoroughfare Plan related improvement requirements as
identified in and required under the UDO by construction of the street
connections and layout as illustrated on Page 2 of the Concept Plan
(Public Streets).
Section 7. Procedural Provisions.
Section 7.1 Development Plan (DP), ADLS, and Plat (Primary and Secondary).
A. The Plan Commission may authorize DP, ADLS and Plat
approvals, subject to the procedures prescribed in the UDO.
B. The Real Estate shall be developed in substantial compliance with
the Concept Plan hereby incorporated and attached as Exhibit
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B subject to Development Plan approval by the Plan
Commission. Substantial compliance shall be regulated in the
same manner as the “substantially or materially altered”
provisions of the UDO.
C. Area B shall adhere to the following design standards in addition
to the Underlying Zoning standards as amended by this US 421-
WCD PUD Ordinance.
1. Add standards
Section 7.2 Modification of Development Requirements (Zoning Waiver). The Plan
Commission may, after a public hearing, grant an applicant a Zoning
Waiver subject to the requirements of the UDO. A wavier of the
provisions of this US 421-WCD Ordinance may be granted up to a
maximum of thirty-five (35) percent of the specified standard.
Section 7.3 Variance of Development Requirements. The BZA may authorize
Variances from the terms of the US 421-WCD Ordinance, subject to the
procedures prescribed in the UDO.
Section 8. Controlling Developer’s Consent.
Section 8.1 Without the written consent of the Controlling Developer, no other
developer, user, owner, or tenant may obtain any permits or approvals, whatsoever, with
respect to the Real Estate or any portion thereof and, as such, and by way of example but
not by limitation, none of the following may be obtained without the approval and
consent of the Controlling Developer:
A. Improvement Location Permits for any site improvements within the Real
Estate;
B. Sign permits for any signs within the Real Estate;
C. Improvement Location Permits for any Dwellings within the Real Estate;
D. Primary Plat or Secondary Plat approval for any part of the Real Estate;
and
E. Any text amendments, variances, modifications of Development
Requirements or other variations to the terms and conditions of this US
421-WCD Ordinance.
Section 9. Violations and Enforcement. All violations and enforcement of this US 421-
WCD Ordinance shall be subject to the requirements of the UDO.
Version 8 030725
13
Section 10. Exhibits. All of the Exhibits (A-E) on the following pages are attached to this US
421-WCD Ordinance, are incorporated by reference into this US 421-WCD
Ordinance and are part of this US 421-WCD Ordinance.
The remainder of this page is left blank intentionally.
Exhibit “A” Page 1 of 2
Exhibit “A”
(Legal Description)
Exhibit “A” Page 2 of 2
Exhibit “A”
(Legal Description – Location Map)
Exhibit “B”
Exhibit “B”
(Concept Plan)
Page 1 of 3
Exhibit “B”
Exhibit “B”
(Concept Plan – Area Map)
Page 2 of 3
Exhibit “B”
Exhibit “B”
(Concept Plan – Sidewalk/Path Plan)
Page 3 of 3
Insert sidewalk/path plan
Exhibit “C”
(Architectural Character Imagery – 3-story Buildings)
Exhibit “D”
(Architectural Character Imagery – 4-story Buildings)
Exhibit “E”
(Amenities and Exterior Spaces Concept Imagery)
Exhibit “F”
(Architectural Standards)
Add standards provided by Architect
Exhibit “G”
(Modified Local Road Standard)
Right of
Way (ft)
60
Num. of
Lanes
2
Lane
Width
(ft)
12
Median
Yes, 9 ft
Face to
Face
On-
Street
Parking
Yes, 8 ft
Tree
Lawn
No
Sidewalk
(ft)
5
Street
Trees in 6’
Green
Strip
Yes, in 6’
easement
on Lot
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.
US 421-WCD PUD 8 030725
TAB 10
January 14, 2025
City of Carmel Department of Community Services
Attention: Bric Butler
RE: Edward Rose Properties, Inc., US 421-WCD Planned Unit Development Ordinance request,
Docket Number PZ-2024-00222 PUD, January 21, 2025, Plan Commission matter
Dear Mr. Butler:
Please accept this letter as Alliance for Cooperative Energy Services Power Marketing LLC’s (ACES) support
for the Edward Rose Properties, Inc. proposal referenced above. We believe that the project, if
implemented as proposed to the community, would be beneficial to West Carmel.
ACES was somewhat hesitant to support the project initially, but after meeting with the Edward Rose team
and discussing our concerns, we now believe that the project would have a positive impact on our
company and future development in and near the Mayflower Park area and West Carmel. The Edward
Rose project, as presented, would bring additional retail options along the Michigan Road corridor and a
high-quality apartment project to West Carmel.
The Edward Rose team has engaged constructively with us to address our concerns about the impact of
the proposed project on our headquarters facility, which is adjacent to the proposed site. As an example,
we expressed our concern with a public roadway that would connect to Mayflower Park Drive in the
southwest corner of the project, subjecting our employees to possible safety issues when walking to the
headquarters from our remote parking lot that would result from increased traffic. The Edward Rose team
agreed to not make this road connection in light of our concern and agreed to help the Mayflower Park
Business Park Association develop a long-term plan to maintain the existing roads within the park.
Please share our letter of support with all Plan Commission and Council members. Thank you.
Sincerely,
Michael T. Steffes
President and CEO
CC: Alexia Lopez, City of Carmel Department of Community Services
Nathan Anderson, Edward Rose, Inc.
4518 W 99th St.
Carmel, IN 46032
(317) 960-5813
Page | 1
Carmel Plan Commission
Carmel City Hall
One Civic Square
Carmel, IN 46032
Garrett M. Clark
Artistic Composite Pallets
4518 West 99th Street
Carmel, IN 46032
January 21, 2025
Subject: Interest in Purchase of Land North of Artistic Composite Pallets
Reference: US 421-WCD PUD Ordinance/Rezone Request, Docket Number PZ-2024-00222 PUD
Dear Carmel Plan Commission Committee,
This letter expresses our interest in the purchase and beneficial use of the land located just North of our property at 4518 West 99th
Steet, Carmel, IN, 46032. As our company continues to grow, this land provides an opportunity to support our future expansion
plans and also provide job growth.
Currently, we employ 70 employees, including engineers, production technicians, administrative staff, and sales professionals. We
have plans to grow our workforce and production capacity in the coming years. Our growth will be propelled by our continued
investment in automated manufacturing equipment.
Our facility uses advanced plastic production equipment and robotic work cells. As we expand, we will invest in additional
automation equipment, requiring a skilled workforce of production associates, engineers, and technicians.
The land North of our property would help support our growth plan. We envision utilizing this land for a several purposes:
1. Expansion of our manufacturing facilities: To accommodate our growing production needs and accommodate new
equipment.
2. Research and Development (R&D): To provide a dedicated space for our engineering and technical teams to innovate and
develop new products and processes.
3. Product Testing: Recycled plastic testing and pallet load and dimensional testing.
We hope that our growth plans align with the city's goals of economic growth and job creation. By expanding our operations within
the city, we can contribute to the local economy by:
• Creating high-quality jobs: Providing employment opportunities for skilled workers in engineering, manufacturing, and
other related fields.
• Driving economic growth: Increasing our tax base and contributing to the overall economic vitality of the city.
• Promoting technological innovation: Fostering a culture of innovation and attracting other high-tech companies to the
area.
We would enjoy getting together with the Carmel Plan Commission Committee to explore the potential uses of this land and discuss
how our expansion plans can benefit the community. We believe that by working together we can provide benefits for both our
company and the city.
Thank you for your time and consideration. We look forward to discuss ing this opportunity further.
Sincerely,
Garrett M. Clark
Co-Founder and Director of Engineering
Artistic Composite Pallets
Cell: 317-918-5370 Email: gclark@artisticpallets.com