HomeMy WebLinkAboutPUD Ordinance redline_DRAFT 05-09-25
Sponsors:________________
CARMEL, INDIANA
US 421-WCD
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-___-25
March 7May 8, 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 ............................................................. 1011
Section 6. Right-of-way and Access Standards ............................................................................. 11
Section 7. Procedural Provisions ...........................................................................................1112
Section 8. Controlling Developer’s Consent .........................................................................1213
Section 9. Violations and Enforcement .................................................................................1213
Section 10. Exhibits .................................................................................................................1314
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 – Area A
Exhibit G Modified Local Road Standard
Exhibit H Additional Standards – Area B
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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 – Area A: The Architectural Standards incorporated
herein under Exhibit F (Architectural Standards – Area A).
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 . except the
following Uses which shall be prohibited: All Uses in the Agricultural
Uses category of the UDO Use Table, all Uses in the Industrial Uses
category of the UDO, Automobile Service Station including fueling/gas
station, Automobile/boat Sales, Automobile/truck Repair, Carwash,
Commercial Kennel, Equipment Sales/repair, Funeral Home,
Lumber/building Materials Sales, Recreational Vehicle/Mobile Home
Sales, and Veterinary Hospital with Commercial Kennel.
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
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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:
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 – Area A) 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,
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2. Fitness area,
3. Pool, sundeck, and cabanas,
4. fire pits or fire tables,
5. Grilling areas,
6. Event suite,
7. Roof terrace,
8. Gathering spaces, one of which shall be west of Building 4 as depicted
in the bottom image on Exhibit E.
9. Pet grooming spa, leash-free pet park, and
10. EV charging.
D. Exterior Spaces:
D.1. Exterior Spaces shall be generally consistent with the illustrations
included in Exhibit E (Character Imagery – Amenities and Exterior
Spaces), subject to ADLS Approval.
2. The Controlling Developer will explore incorporating the existing RCI
Globe feature within the site. In the event it is not incorporated, the
Controlling Developer will donate the RCI globe to the City. If the
City does not want the RCI globe, the Controlling Developer will
make the RCI Globe available to other civic organizations. If within
one hundred fifty (150) days after Edward Rose takes possession of
the Real Estate, the City or other civic organization has not removed
the RCI Globe from the Real Estate with a mutually acceptable
agreement, Edward Rose will have the option to dispose of the RCI
Globe.
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.
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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.
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 (1.5two (2.0) 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 (minimum of 40% of the pond perimeter) 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.
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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.
D. The standards of Section 5.29.A.2 pertaining to the number of Long Term
Bicycle Parking Spaces shall be the required number rather than
“Encouraged” as stated in this section of the UDO.
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.
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 WeddWeed and Solid Waste standards of the
UDO shall apply to the Real Estate.
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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.
Section 6. Right-of-way and Access Standards.
Section 6.1 Right-of-way and internal drive 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(see
Exhibit G) shall be required in the location illustrated on the
concept plan Concept Plan (north south public street) and for the
streetPrivate Street between Buildings B and C shall be required.
C. Internal streets and drives 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. and as permitted by
this Section 6.1.
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E. One (1) vehicular access shall be permitted from Michigan Road as
generally illustrated on the Concept Plan.
F. In addition to internal access, one (1) driveway cut shall be
permitted in Area B from 99th Steet.
G. The Private Drives as illustrated on Exhibit B – Page 2, shall be
24’ feet wide (2-way traffic), with sidewalks as shown on the
Sidewalk Plan, include landscaping and trees as required (i.e. trees
within landscape islands and trees along the perimeter of parking
including, but not limited to, trees in front of buildings #1-4), and
include parking as shown on the Concept Plan.
Section 6.12 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.
C. The Controlling Developer shall seek approval of a signalized
crosswalk at either 99th street and Michigan Road or Retail
Parkway and Michigan Road to provide access to the east side of
Michigan Road from the Real Estate. The scope of this
requirement is limited to the construction of the signalized
crosswalk at the intersection.
D. Colored areas on the Concept Plan (e.g. crosswalks) are intended
to represent colored concrete. They are labeled “colored concrete
(or similar material)” on the Concept Plan.
E. At locations where sidewalks turn at less than 90-degrees a
chamfer shall be provided.
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).
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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
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”
provisionsSubstantial or Material Alteration” definitions of the
UDO.
C. Area B shall adhere to the following design standards included in
Exhibit H (Additional Standards – Area B), 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
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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.
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”
Exhibit “B”
(Concept Plan – Area Map)
Page 2 of 3
Exhibit “B”
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 “D”
(Architectural Character Imagery – 4-story Buildings)
Exhibit “E”
(Amenities and Exterior Spaces Concept Imagery)
Exhibit “F”
(Area A - Architectural Standards)
Add standards provided by Architect
Part 1. Guidelines and Objectives:
A. The purpose of these architectural guidelines is to establish design parameters for the
development of Area A of the US 421 – WCD District.
B. These guidelines provide an architectural style with a design framework that will be used
as the criteria for the redevelopment of the Real Estate. The guidelines set standards for
design quality with the intent to achieve a modern aesthetic and an environment that
provides an excellent experience.
Part 2. Design Philosophy:
A. The design philosophy is intended to create a modern, unique, and aesthetically pleasing
environment that provides an outstanding experience with a combination of attributes
including modern architectural design, a water feature that the buildings and amenities
face offering waterside views/experiences, a boulevard streetscape that buildings are built
to, and pedestrian walks throughout the community tying together the various buildings,
amenities, and outdoor spaces together, etc.
B. The US 421 – WCD District is composed of two principal areas, the residential area
(Area A) and the commercial area (Area B). Each area will have its own attributes, and
each will contribute uniquely to the mixed-use development with complimentary
character in Building design, materials, landscaping and scale. Area A is defined by
three and four-story residential Buildings. Area B will have retail and other non-
residential uses.
Part 3. Architectural Style:
A. General:
1. The building design provides the building massing and materials provided below.
2. Façades will be formed in various proportions and will incorporate material changes
along the length and height of the buildings, combining rhythmic and harmonious
elements in a holistic composition.
3. Design elements of the elevations shall be organized such that openings line up
horizontally and vertically with other openings. Openings in a facade shall be
arranged in a balanced, relatively uniform fashion.
B. Building Massing:
1. 4 story buildings will have flat roofs with attached garages and an elevator
2. 3 story buildings will provide a design that creates a patio or balcony condition for
every unit on a lake facing or wooded facing facade.
3. The clubhouse will be integrated at the end of Building A to include strategically
located, enhanced features that provide a) a focal point at the vista created by the
intersection of the two boulevard streetscapes; and b) a focal point facing the lake
for the surrounding buildings and adjacent outdoor amenity areas.
4. A rooftop terrace shall be provided as part of the clubhouse. Two (2) stepbacks on
the north side of Building A along the water shall be required.
5. 4 story buildings shall have one façade facing a boulevard streetscape.
6. For all buildings that face a street, there must be at least one entrance on the front of
the building.
7. No facade will extend for a distance two (2) times its average height without a
vertical offset, material change, or color and texture change. In order to count
towards this requirement, a vertical offset shall be a minimum of two (2) feet in
depth.
8. All of these elements are strategically located to enhance the aesthetic appeal and
overall experience of those living and visiting the community.
C. Balconies:
1. Balconies shall be partially inset or fully inset on one side of the balcony or both
sides of the balcony for no less than 90% of applicable balconies. This requirement
shall not apply to the number of balconies on elevations including garage doors (i.e.
back side of Buildings A, B & C).
D. Materials and Exterior Building Finishes:
1. All buildings will be designed and constructed with complimentary building
materials and colors. All exterior sides of the buildings will be finished in
permitted materials. All facades of all buildings shall be of the same materials and
similarly detailed except for (i) the clubhouse at the north end of Building A and (ii)
the facades including garages. The selection of materials will be evaluated based
on their permanence, ability to withstand weather conditions and visual appearance.
2. Permitted Materials: Any number of materials may be used in Area A. The
following is a list of permitted materials for exterior façades.
a. Brick
b. Fiber Cement
c. Glass (clear, color, sand blast, etched, etc.)
d. Storefront (aluminum, wood, steel)
e. Structural steel
f. Wood and wood-like materials
g. Metal & metal panels and metal-like materials
h. Dimensional asphalt shingle roof
i. Porcelain and/or ceramic tile
j. Any materials not listed above may be approved as a part of an ADLS
application provided that the Plan Commission finds that the material is
of a quality that is equal or superior to the above listed materials.
3. Windows:
a. All facades shall have openings for windows.
b. All window design shall be compatible with the style, materials, color,
details and proportion of the building. The windows shall be consistent
with the architectural style of the structure.
4. Accessory buildings (e.g. maintenance building) will provide a complementary
design and colors to the primary buildings and may incorporate C.M.U. (concrete
masonry units).
E. Rooftop Equipment: All rooftop HVAC equipment shall be screened from street level
view.
F. Ground Level Equipment: Ground level HVAC equipment shall be screened from the
street using walls, fencing, landscaping, or other methods approved by the Plan
Commission
G. Street Lighting: All street lighting shall have a design and color that is
complementary with the architectural design of the buildings.
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
Exhibit “H”
(Additional Standards – Area B)
A. The proposed layout within Area B shall adhere to the following standards in addition to
the Underlying Zoning standards as amended by this US 421-WCD PUD Ordinance:
1. The layout for Area B shall integrate with the walkable design of the adjacent
apartments within Area A.
2. The layout for Area B shall provide a pedestrian walk and pedestrian
connectivity to the adjacent apartments within Area A.
3. The layout for Area B shall have a minimum of one building facade that
faces/abuts a street (i.e. Michigan Rd., 99th St., or drive between Area A and
Area B) or one building facade that faces/abuts the plaza if the plaza provides
a continuation of the boulevard street with no vehicular parking between such
facade and the street/drive or plaza.
4. No building which includes only one (1) tenant shall include a drive-thru.
Only a multi-tenant building may include a drive-thru. The drive-thru lane
shall not be adjacent to the plaza. A drive-thru shall only be permitted if the
drive-thru is approved by the Plan Commission as part of a Development Plan
application.
5. The layout for Area B shall include a pedestrian plaza area which shall be a
minimum of six-thousand five hundred (6,500) square feet in area. The
minimum square footage of the pedestrian plaza area includes any green space
around the plaza and outdoor seating adjacent to the plaza. If the plaza is not
located at the end of the boulevard street, a connecting walk shall be provided
from the plaza to the crosswalk that connects to the sidewalk along the
boulevard street. The sum of the width of the green landscaped area on one
side of the connecting walk plus the width of the green landscaped area on the
other side of the connecting walk shall be a minimum of twelve (12) feet. The
connecting walk may cross drive aisles within Area B with a crosswalk.
6. The plaza shall include seating, tables, landscaping and other pedestrian
amenities. The plaza shall include at least one active use such as table tennis,
corn hole, hook and ring game, etc.
7. At least one side of the plaza shall be enclosed with a building façade,
landscaping, or fencing to provide a sense of enclosure.
8. The final layout of Area B shall comply with this US 421-WCD PUD
Ordinance including the above standards (1-7).
9. The Controlling Developer shall seed Area B and maintain the grass upon
completion of construction activity of Area A and until the area within Area B
is developed..
1. The following three (3) pages include examples of a layout of Area B which
would comply with the PUD and are not intended to represent required
potential site plans. The final layout of Area B shall comply with the US 421-
WCD PUD standards including those standards in this Exhibit H.
RETAIL LOT LAYOUT EXAMPLE A
02
0 30 60 120 180 W. 99th
S
t
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4
2
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Retail Building
Plaza
01
02
01
03
Outdoor Dining03
03
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
02
0 30 60 120 180 W. 99th
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4
2
1
N
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M
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Parking
Retail Building
Plaza
01
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01
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Outdoor Dining03
RETAIL LOT LAYOUT EXAMPLE B
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
02
0 30 60 120 180 W. 99th
S
t
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4
2
1
N
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M
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01
Parking
Retail Building
Plaza
01
02
01
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Outdoor Dining03
RETAIL LOT LAYOUT EXAMPLE C
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
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 , Vice-President 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 03072517 050825