HomeMy WebLinkAbout06.16.25 CC Meeting Paperless Packet1
City of Carmel
CARMEL COMMON COUNCIL
MEETING AGENDA
MONDAY, JUNE 16, 2025 – 6:00 P.M.
COUNCIL CHAMBERS/CITY HALL/ONE CIVIC SQUARE
1.CALL TO ORDER
2.AGENDA APPROVAL
3.INVOCATION
4.PLEDGE OF ALLEGIANCE
5.RECOGNITION OF CITY EMPLOYEES AND OUTSTANDING CITIZENS
6.RECOGNITION OF PERSONS WHO WISH TO ADDRESS THE COUNCIL
7.COUNCIL AND MAYORAL COMMENTS/OBSERVATIONS
8.CONSENT AGENDA
a.Approval of Minutes
1.June 2, 2025 Regular Meeting
b.Claims
1.Payroll – $4,132,303.53
2.General Claims – $2,847,789.66 and Purchase Card - $22,151.58
3.Retirement – $126,308.06
4.Wire Transfers – $2,222,331.95
9.ACTION ON MAYORAL VETOES
10.COMMITTEE REPORTS
a.Finance, Utilities and Rules Committee
b.Land Use and Special Studies Committee
c.All reports designated by the Chair to qualify for placement under this category.
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11.OTHER REPORTS – (at the first meeting of the month specified below):
a.Carmel Redevelopment Commission (Monthly)
b.Carmel Historic Preservation Commission (Quarterly – January, April, July, October)
c.Audit Committee (Bi-annual – May, October)
d.Redevelopment Authority (Bi-annual – April, October)
e.Economic Development Commission (Bi-annual – February, August)
f.Library Board (Annual – February)
g.Ethics Board (Annual – February)
h.Parks Department (Quarterly – February, May, August, November)
i.Climate Action Advisory Committee (Quarterly – March, June, September, December)
j.Finance Department Budget Update (Quarterly – April, July, October, January (for the 4th
quarter of the previous year))
k.All reports designated by the Chair to qualify for placement under this category.
12.OLD BUSINESS
a.Ninth Reading of Ordinance D-2762-25; An Ordinance of the Common Council of the City
of Carmel, Indiana, Amending Chapter 8, Article 5, Sections 8-37, 8-47, and 8-48 of the
Carmel City Code; Sponsor: Councilor Aasen. Remains in the Land Use and Special
Studies Committee.
Synopsis:
Ordinance establishing 15-minute parking space(s) at the beginning of each block along Main
Street from Knoll Ct to 1st Ave SE, regulating parking on Range Line from Main Street to 1st
Street, and removing inconsistencies and duplications of code.
b.Fifth Reading of Ordinance D-2769-25; An Ordinance of the Common Council of the City
of Carmel, Indiana, Amending Chapter 6, Article 4, Section 6-63 of the Carmel City Code;
Sponsor(s): Councilor(s) Taylor and Ayers. Returns from the Land Use and Special
Studies Committee.
Synopsis:
Ordinance amending the fine for failing to display a valid permit for motor vehicle parking on
a city sidewalk, multi-use path, or bicycle lane.
c.Fourth Reading of Ordinance D-2772-25; An Ordinance of the Common Council of the
City of Carmel, Indiana, Adopting a New Article 8 Under Chapter 2 of the Carmel City Code;
Sponsor(s): Councilor(s) Aasen, Ayers, Minnaar, Snyder and Worrell. Sent to the Finance,
Utilities and Rules Committee (Meeting date June 16, 2025).
Synopsis:
An ordinance adopting requirements for nonprofit organizations receiving public support
from the City.
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13.PUBLIC HEARINGS
a.First Reading of Ordinance Z-697-25; An Ordinance of the Common Council of the City of
Carmel, Indiana Establishing the US 421-WCD Planned Unit Development District; Sponsor:
Councilor Minnaar.
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 mixed-use development
including multi-family and commercial uses as depicted in the Concept Plan (attached as
Exhibit B).
14.NEW BUSINESS
a.Resolution CC-06-16-25-01; A Resolution of the Common Council of the City of Carmel,
Indiana, Approving Certain Matters in Connection with the Gramercy Economic
Development Area (Gramercy East – Phases 1-3); Sponsor: Councilor Aasen.
Synopsis:
This resolution approves (1) a resolution of the City of Carmel Redevelopment Commission
creating the new Gramercy East – Phase I Allocation Area, the Gramercy East – Phase 2
Allocation Area and the Gramercy East – Phase 3 Allocation Area, all within the Gramercy
Economic Development Area, including an economic development plan supplement, and (2) a
related City of Carmel Plan Commission resolution.
b.Resolution CC-06-16-25-02; A Resolution of the Common Council of the City of Carmel,
Indiana, Approving Certain Matters in Connection with the Gramercy Economic
Development Area (Gramercy East – Phase 4); Sponsor: Councilor Aasen.
Synopsis:
This resolution approves (1) a resolution of the City of Carmel Redevelopment Commission
creating the new Gramercy East – Phase 4 Allocation Area within the Gramercy Economic
Development Area, including an economic development plan supplement, and (2) a related
City of Carmel Plan Commission resolution.
c.Resolution CC-06-16-25-03; A Resolution of the Common Council of the City of Carmel,
Indiana, Approving Certain Matters in Connection with the Gramercy Economic
Development Area (Gramercy East – Phases 5-7); Sponsor: Councilor Aasen.
Synopsis:
This resolution approves (1) a resolution of the City of Carmel Redevelopment Commission
creating the new Gramercy East – Phase 5 Allocation Area, the Gramercy East – Phase 6
Allocation Area and the Gramercy East – Phase 7 Allocation Area, all within the Gramercy
Economic Development Area, including an economic development plan supplement, and (2) a
related City of Carmel Plan Commission resolution.
15.AGENDA ADD-ON ITEMS
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16.OTHER BUSINESS
a.Property Abatements/Compliance with Statement of Benefits –
Returns from the Finance, Utilities and Rules Committee
1.Alliance for Cooperative Energy Services Power Marketing, LLC (ACES)
2.Midcontinent Independent System Operator, Inc. (MISO)
3.Schlage Lock Company, LLC
4.ZP Investments, LLC and Zotec Partners, LLC
b.City Council Appointments
1.Christkindlmrkt Board (Term expires 6/30/27; two-year term); One Nomination.
17.ANNOUNCEMENTS
18.ADJOURNMENT
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City of Carmel 1
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CARMEL COMMON COUNCIL 3
MEETING MINUTES 4
MONDAY, JUNE 2, 2025 – 6:00 P.M. 5
COUNCIL CHAMBERS/CITY HALL/ONE CIVIC SQUARE 6
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MEETING CALLED TO ORDER 8
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Council President Adam Aasen; Council Members: Shannon Minnaar, Ryan Locke, Teresa Ayers, Matthew 10
Snyder, Rich Taylor, Jeff Worrell, Anita Joshi, Anthony Green and Deputy Clerk Jessica Komp were 11
present. 12
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Council President Aasen called the meeting to order at 6:00 p.m. 14
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AGENDA APPROVAL 16
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The agenda was approved 9-0. 18
19
INVOCATION 20
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Pastor Shaune Shelby with Ebenezer Baptist Church delivered the invocation. 22
23
RECOGNITION OF CITY EMPLOYEES AND OUTSTANDING CITIZENS 24
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Police Chief Drake Sterling introduced three new Carmel Police Officers to be sworn in. Juan Trejo comes to 26
Carmel PD with 8 years of experience, serving Jasper, Indiana; Houston, TX, and serving in the U.S. Army. 27
Alexander Lopez comes to Carmel from IMPD with 6 years of law enforcement experience, and he is also a 28
certified EMT. Brandon Pounds comes to Carmel from Zionsville PD, he has over six years of law 29
enforcement experience with Zionsville and Warren Township, and was a Division I, All-American athlete. 30
The new Carmel Police Officers were sworn in by Mayor Sue Finkam. 31
32
RECOGNITION OF PERSONS WHO WISH TO ADDRESS THE COUNCIL 33
34
Fran Gileno updated Council on the DORA sign that had been placed on her front sidewalk, which she had 35
asked to be removed at the May 19th Council meeting. The sign was removed, but now three more have been 36
placed in the area, including in front of a home on Shoshone Drive. These signs are slippery when wet. Ms. 37
Gileno does not understand why these Designated Outdoor Refreshment Area signs are being placed east of 38
Rangeline and into residential areas, as there are no businesses that serve alcohol from Ace Hardware down 39
to Kroger. She and other residents in this area would like these signs removed. 40
41
Gabe Paul, HOA President for The Westons subdivision, spoke to Council on behalf of his neighborhood. He 42
is in support of Ordinance D-2770-25, which will place a cap on the number of rentals in a subdivision, as 43
The Westons has seen a proliferation of homes purchased by investors. Many of these homes have become 44
rentals, and they are not being maintained. 45
46
Dave Drzewiecki, also a homeowner in The Westons, next spoke in favor of Ordinance D-2770-25. Mr. 47
Drzewiecki and his wife have lived in their neighborhood for 22 years. Last year the home across from theirs 48
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was purchased by investors and has been leased to very loud tenants that do not maintain the home. Multiple 49
loud vehicles come and go at all hours, often blocking the sidewalks, and waking neighbors. These tenants 50
have also let off commercial grade fireworks at midnight, and have not cleared their sidewalks after 51
snowfalls. The Drzewiecki’s would like Ordinance D-2770-25 to be passed, so that there will be a rental cap 52
and registration, to ensure our single-family residential neighborhoods maintain their value, and are 53
prevented from being overrun by rentals. 54
55
Dee Fox spoke next, representing Carmel Citizens for Responsible Zoning. Ms. Fox is also in favor of 56
Ordinance D-2770-25, although it still has some details to be worked out. She believes it will protect and 57
preserve single-family neighborhoods from becoming majority rental neighborhoods. She also feels it’s 58
important to protect and preserve affordable homeownership opportunities for seniors and first-time 59
homebuyers. Ms. Fox believes this proactive measure will protect homeownership as the real estate cycles 60
change, since what might not be a problem now, could be in the future. 61
62
Jill Meisenheimer spoke next. Ms. Meisenheimer writes the Carmel Citizens for Responsible Zoning 63
newsletter. She stated that she also supports Ordinance D-2770-25. She would like to know how people will 64
be notified that they need to register, who has access to the registration information, and how the fines for 65
not registering will be handled. Ms. Meisenheimer is concerned about areas without HOA’s like Home 66
Place. She encouraged the Council to take time to hear from people who have information that could benefit 67
this ordinance. 68
69
Jack Feldman spoke next. He addressed Ordinance D-2769-25, Chapter 6, Article 4, which was discussed at 70
the last Land Use and Special Studies Committee meeting. Mr. Feldman noticed that the one-way cycle 71
tracks on Monon Blvd. are completely exempted from this, meaning that cyclist do not have to obey the 72
laws, and any violations would be unenforceable. He also shared that he was hit by a car while riding his 73
bike on a multi-use path. He was told by a police officer at that time that he shouldn’t have been riding there, 74
because it’s a sidewalk. Mr. Feldman would like to see something done to indicate where bikes can be 75
ridden, such as signage, or a unified colored stripe across multi-use paths, and better design in the long-run 76
such as the continuation of asphalt across driveway crossings. He also shared that just west of Gray Road on 77
116th Street, the bike lane’s solid yellow line was not repainted after a repaving project was finished several 78
months ago. 79
80
Ed Shaughnessy of Cool Creek Estates spoke to Council next. Mr. Shaughnessy shared that he supports 81
Ordinance D-2770-25. He believes that a rental cap is needed. He thanked the Council for looking into this. 82
83
Jordan Kohl spoke in opposition to Ordinance D-2770-25. Mr. Kohl moved to Carmel with his family two 84
years ago. They have been renting while looking for the right home to purchase. Mr. Kohl believes that 85
renters also bring civic engagement and community investment. He believes that the rent increase his 86
landlord passed on to his family when property taxes increased on the townhome they rent, qualifies as him 87
making an investment in the community. There are not very many three bedroom rental opportunities, and 88
very few near his daughter’s school. Apartments are even more expensive. He believes this ordinance will do 89
a favor for developers and further increase the demand for apartments to be built. He stated that the wording 90
of the ordinance states its main goal is to assist with the elimination of blight, which he does not see much of 91
in Carmel. If there is blight, he believes we should work to correct those instances, instead of imposing an 92
arbitrary cap city-wide. He believes the cost associated with tracking this registry and its enforcement is a 93
waste of taxpayer money, as these issues should be handled by HOA’s. 94
95
Ron Carter, former City Councilor, spoke to Council in opposition to the proposed Autumn Greenway. Mr. 96
Carter believes there is a more cost-effective way to get bicyclists and pedestrians from the Monon Trail to 97
Old Meridian, without having to spend the better part of $8 million. By utilizing quiet residential streets, we 98
can continue what has been accomplished with our street bike routes. By adding another east-west connector 99
in the Midtown area, instead of forcing through a full direct path, we can accomplish our goal with only 100
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adding about 400 feet of asphalt. Mr. Carter stated that as an ex-board member and Executive Director of the101
Indiana Greenways Foundation, this is the only trails and greenways project in the entire state that he has 102
ever opposed. He urged the Council to consider this alternative, as he believes it is a far better solution. 103
104
COUNCIL AND MAYORAL COMMENTS/OBSERVATIONS 105
106
Shresta Vankayala, a 6th grade student at Creekside Middle School, gave the Mayor’s report to Council. On 107
May 20th, the Mayor hosted a group of business leaders for the very first Mayor’s CEO Roundtable. Chief 108
Thacker and Chief Sterling delivered a presentation on emergency preparedness and response tactics. Mayor 109
Finkam hopes to host more of these events in the future. On May 21st, we officially broke ground on Ardalan 110
Plaza. This addition to our downtown will bring new retail and cultural opportunities to our community. On 111
May 22nd, Team Bounceback held its first meeting. This group is exploring ways to bring back former 112
students who moved away and encourage current students to stay and build their futures here. Many 113
residents attended this year’s Memorial Day ceremony, which honored the brave men and women who 114
served our country. Last Friday, the Mayor had the opportunity to open the 2025 Metro Indy Skating 115
Competition here in Carmel. This brought 330 skaters from 58 clubs and 13 states to our city. This major 116
athletic attraction grows every year and continues to establish Carmel as a premier destination for figure 117
skating excellence. 118
119
Mayor Finkam then spoke to Council about one agenda item, Ordinance D-2770-25, the “Rental Cap” 120
ordinance. She thanked the Council’s attorney and City Legal for the revisions made to improve it, 121
particularly from an operational standpoint. Mayor Finkam stated that it will be her administration’s job to 122
operationalize this ordinance. and she appreciates the Council’s clear demonstration that there is not 123
expectation that we have this figured out today, with the inclusion of six months to get this underway. The 124
permit portion of this ordinance will present different challenges than the registration portion. When the 125
scope of implementation is better understood, the administration will be back in front of Council with an 126
appropriation request, as this ordinance was not on their radar when this year’s budget was planned. Mayor 127
Finkam stated that they would be able to better share information at that time, including their 128
recommendation of the statutorily allowed $5.00 registration fee. 129
130
Councilor Minnaar thanked the Street Department for all of their hard work during the cleanup of the 131
Tornado that happened in April, including the replacement of a Mohawk Crossing neighborhood monument 132
sign, which was accomplished within 24 hours. 133
134
CONSENT AGENDA 135
136
Councilor Minnaar moved to approve the consent agenda. Councilor Joshi seconded. There was no 137
discussion. Council President Aasen called for the vote. The consent agenda was approved 9-0. 138
139
a.Approval of Minutes140
141
1.May 19, 2025 Regular Meeting142
143
a.Claims144
145
2.Payroll – $4,228,673.21146
3.General Claims – $3,229,483.13147
148
149
ACTION ON MAYORAL VETOES 150
151
There were none. 152
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COMMITTEE REPORTS 153
154
Councilor Taylor reported that the Finance, Utilities and Rules Committee had met on Wednesday, May 28th, 155
and sent the rental cap ordinance back to Council with a positive recommendation. They also discussed the 156
Clay Terrace U.S. 31 Ramp Economic Development Area Ordinance, and the additional language that was 157
needed by the County. This also passed unanimously. The North End Phase II TIF bond ordinance had 158
previously been passed, so that is back on our agenda for a vote tonight. 159
160
Councilor Snyder reported that the Land Use and Special Studies Committee met on Wednesday May 21st. 161
Discussion continued on Ordinance D-2769-25, regarding the need for a valid permit to park a vehicle on a 162
multi-use path, sidewalk or bicycle lane. We will continue working on that as well as the UDO when we 163
meet this Wednesday, June 4th, at 5:30 p.m., at the Carmel Library. 164
165
OTHER REPORTS – (at the first meeting of the month specified below): 166
167
Henry Mestetsky, Director of Redevelopment, gave the monthly report to Council. The Wren and the 168
Windsor continue their buildout. Monon Square North is underway. 1st on Main continues buildout of its 169
condo units. Magnolia continues the buildout of its next set of condos. Civic Square Condos are underway, 170
which will wrap the Civic Square garage on the north and the west. Hamilton Crossing continues its 171
construction. Last week there was a Plan Commission Officer meeting, where a new 80-room hotel for 172
Republic was approved. This hotel will wrap a portion of the west and the south side of the parking garage, 173
and a beautiful façade treatment will wrap the rest. That will come before the Redevelopment Commission’s 174
Architecture Review Committee this month. 111 S. Rangeline is now fully open. Icon on Main continues its 175
construction, the apartments are now taking shape. Lots of progress is being made at the AT&T Site, both on 176
the Buckingham multi-family project and the headquarters project. The elevator shafts are now up at the 177
Ardalan Plaza site. The Economic Development Commission met earlier today and voted to approve the 178
North End Phase II project, which is the final step before Council can vote to approve this project. 179
180
Councilor Taylor asked if the hotel wrapping the Hamilton Crossing garage is replacing the apartments that 181
had originally been planned. Mr. Mestetsky replied that it is. Councilor Aasen asked if we could see visuals 182
of what the hotel will look like. Councilor Minnaar asked Director Mestetsky to clarify the funding of 183
Ardalan Plaza, and whether it would add to the city’s debt. He responded that the Redevelopment 184
Commission purchased two of the properties that went into his project, at about $1.2 Million total. The CRC 185
put that land into this project, except that the developer is building out a whole sidewalk around the site and 186
dedicating that back to the city, as well as building a public alley for everyone to use, and dedicating that 187
back to the city. So really, the CRC put in about $700,000.00, when we consider how much value we’re 188
getting back in land. This project is also going to generate about $100,000.00 per year in TIF, over 25 years. 189
With a net present value that’s about $2.5 Million that the city is getting back in its entirety. This was four 190
separate parcels, and no one did anything with these parcels for over 20 years. This type of project is possible 191
because the city and the Redevelopment Commission aggregated these parcels together over time. 192
193
Councilor Locke asked about the use of TIF dollars at Hamilton Crossing, and how this hotel benefits the 194
citizens of Carmel if it’s only used by Republic Airways. Director Mestetsky answered that this is a huge 195
training center for all of the Republic Airways pilots. To have landed these headquarters in Carmel is a huge 196
win for the city. Pilots from all over the country will come here for training, they will stay overnight in the 197
onsite hotel, and they will spend their dining and shopping dollars in Carmel. There will also be a public 198
plaza, akin to Midtown plaza, open to the public. 75% of the parking garage will be open to the public. 199
Director Mestetsky believes that from what the Council initially approved, we are getting as close as possible 200
to that. Future phases of this development will include office, retail, and multi-family. Councilor Locke then 201
stated that as this project progresses, he would like to see the public plazas be designed in a way as to be 202
fully functional for the city, and not just an insular amenity for Republic. His concern is that insular use does 203
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not justify the benefit of receiving TIF funding. Councilor Joshi asked what the original number of 204
apartments had been, and Director Mestetsky responded that there had not been a number proposed, it was 205
conceptual in design. The intent had always been that Republic would build the parking garage needed for 206
their headquarters, and then that garage would be wrapped in apartments. Early on, Republic said that they 207
couldn’t build the apartments right now, but they wanted to move forward with starting on the headquarters 208
and garage. Council was asked if they would approve the bond knowing that it might not be apartments, it 209
might just be a nice façade, or something else, wrapping the garage. Council approved. That is how we 210
moved from apartments to a hotel wrapping this garage. 211
212
Eric Mehl, Chair of the Climate Action Advisory Committee, next gave the quarterly report to Council. Mr. 213
Mehl is also the Administration and Planning Director for Carmel Clay Parks, and he is the Parks’ 214
representative to the internal staff Sustainability Committee. He is trying to bridge the gap between the 215
Climate and Sustainability Committees. Mr. Mehl stated that they are reassessing the six main goals of the 216
43 standards within the Climate Action Plan, based on our priorities and our budget. The Climate Committee 217
is getting feedback from the Sustainability Committee on how to better achieve those goals, and on what 218
timeline. What might any roadblocks be, and which goals might be more achievable, sooner? They are also 219
analyzing which items have the biggest return on investment. Councilor Taylor asked about drought-resistant 220
landscaping. Mr. Mehl replied that this is one of the six main goals of the committee. 221
222
OLD BUSINESS 223
224
Council President Aasen announced the eighth reading of Ordinance D-2762-25; An Ordinance of the 225
Common Council of the City of Carmel, Indiana, Amending Chapter 8, Article 5, Sections 8-37, 8-47, and 8-226
48 of the Carmel City Code; Sponsor: Councilor Aasen. This item remains in the Land Use and Special 227
Studies Committee. 228
229
Council President Aasen announced the sixth reading of Ordinance D-2767-25; An Ordinance of the 230
Common Council of the City of Carmel, Indiana, Amending Chapter 2, Article 4, Section 2-96 of the Carmel 231
City Code; Sponsor(s): Councilor(s) Taylor and Snyder. This returns from the Finance, Utilities and Rules 232
Committee. Councilor Taylor shared that this item returns with a positive recommendation. He shared that 233
there was a robust discussion on lift assist fees, and how those fee amounts compare with neighboring towns. 234
Councilor Minnaar moved to approve this ordinance. Councilor Taylor seconded. There was no discussion. 235
Council President Aasen called for the vote. Ordinance D-2767-25 approved, 9-0. 236
237
Council President Aasen announced the fourth reading of Ordinance D-2769-25; An Ordinance of the 238
Common Council of the City of Carmel, Indiana, Amending Chapter 6, Article 4, Section 6-63 of the Carmel 239
City Code; Sponsor(s): Taylor and Ayers. This remains in the Land Use and Special Studies Committee. 240
241
Council President Aasen announced the fourth reading of Ordinance D-2770-25; An Ordinance of the 242
Common Council of the City of Carmel, Indiana, Adopting a New Article 6 Under Chapter 4 of the Carmel 243
City Code; Sponsor(s): Councilor(s) Aasen, Taylor, Snyder and Ayers. This item returns from the Finance, 244
Utilities and Rules Committee with a positive recommendation. Councilor Taylor shared that this item was 245
discussed at great length. His position on this ordinance is to maintain a balance between single-family 246
rentals and single-family homes in platted neighborhoods. Councilor Joshi asked about lines 91-92 in the 247
ordinance, and whether the terms “siblings, nieces, and nephews” could be added to the definition of 248
immediate family members. Council Attorney Ted Nolting responded that it could, and that “sibling” should 249
have been included all along. Councilor Snyder then moved to amend the ordinance to include the terms 250
proposed by Councilor Joshi. Councilor Joshi seconded. There was no further discussion on this amendment. 251
Council President Aasen called for the vote. Motion to Amend Ordinance D-2770-25 approved, 9-0. 252
Councilor Worrell stated that after speaking with the Mayor, he is now comfortable voting in favor of this 253
ordinance, as he now understands what the administration’s role will be in this. Councilor Green asked about 254
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the 10% city-wide cap being removed, and how this would affect neighborhoods without HOA’s. Mr. 255
Nolting replied that subdivisions are being defined as platted neighborhoods, which may or may not have 256
HOA’s or covenants. Councilor Taylor moved to approve Ordinance D-2770-25, as amended. Councilor 257
Minnaar seconded the motion. Councilor Green then commented that this issue has been of concern for quite 258
a while, this is not just in response to recent actions by Fishers. Councilor Joshi commented that those 259
neighborhoods that already have more than 10% rentals will not be affected by this immediately, but it will 260
help in the long term. And although this may incentivize rentals in neighborhoods currently under the 10% 261
cap, the saving grace of this ordinance is the registry, which will help give our code enforcement department 262
the tools it needs. Councilor Worrell stated that we need to set a higher standard for landlords. This is not 263
about tenants, it’s about landlords actually taking care of their properties. We should enact standards such as 264
not allowing a large number of vehicles at a rental. Councilor Taylor stated that this ordinance protects 265
neighborhoods that don’t have an HOA, or have so many rentals, that they cannot update or change their 266
CCR’s. This will protect the largest investment that most people will make, which is the purchase of a home. 267
Councilor Snyder stated that as an owner of rental properties, himself, he fully supports this ordinance. 268
Councilor Ayers stated that it is difficult to find a home to purchase in Carmel, and this will help protect that 269
opportunity. Councilor Locke stated that ordinances do not forever fix an issue or end the discussion. We 270
still have the ability to listen to the community and adapt and change our ordinances to meet the 271
community’s needs. Councilor Minnaar stated that this ordinance is not about penalizing property owners or 272
excluding landlords. But cash offers from investors are often pricing homebuyers out of the Carmel market. 273
She commended Mr. Kohl for speaking up tonight and told him that he is exactly the future homebuyer that 274
she believes this ordinance will help. She believes this is a real issue to be addressed, which is why so many 275
HOA’s are trying to address it. As Dee Fox stated, CCR’s are very difficult and expensive to change. This is 276
why we should take this proactive measure right now. Council President Aasen thanked Councilor Taylor for 277
all of his hard work on this ordinance. He stated that this is not a perfect piece of legislation, but he will be 278
supporting it. He has the utmost faith in our city staff to implement these measures correctly. There was no 279
further discussion. Council President Aasen called for the vote. Motion to Approve Ordinance D-2770-25 280
As Amended approved, 9-0. 281
282
Council President Aasen announced the third reading of Ordinance D-2771-25; An Ordinance of the 283
Common Council of the City of Carmel, Indiana, Authorizing the Issuance of Economic Development Tax 284
Increment Revenue Bonds to Support the North End Phase II Project, and Authorizing and Approving Other 285
Actions in Respect Thereto; Sponsor: Councilor Aasen. This item returns from the Finance, Utilities and 286
Rules Committee. Council President Aasen explained that this was approved by the Finance Committee but 287
had to be held until this meeting to wait for the Economic Development Committee to have their vote. They 288
voted in approval, so now this returns from the Finance Committee. Councilor Worrell made a motion to 289
approve the ordinance. Councilor Taylor seconded. There was no further discussion. Council President 290
Aasen called for the vote. Ordinance D-2771-25 approved, 9-0. 291
292
Council President Aasen announced the third reading of Ordinance D-2772-25; An Ordinance of the 293
Common Council of the City of Carmel, Indiana, Adopting a New Article 8 Under Chapter 2 of the Carmel 294
City Code; Sponsor(s): Councilor(s) Aasen, Ayers, Minnaar, Snyder and Worrell. This item remains in the 295
Finance, Utilities and Rules Committee. 296
297
Council President Aasen announced the second reading of Ordinance D-2773-25; An Ordinance of the 298
Common Council of the City of Carmel, Indiana, Approving and Adopting a Revised Interlocal Agreement; 299
Sponsor: Councilor Aasen. This item returns from the Finance, Utilities and Rules Committee. Councilor 300
Taylor explained that this ordinance corrects a minor omission in the original Interlocal Agreement, to allow 301
excess TIF generated to pay for debt service. This was just a technical correction to an ordinance that we had 302
passed previously. Councilor Snyder moved to approve the ordinance. Councilor Joshi seconded. There was 303
no discussion. Council President Aasen called for the vote. Ordinance D-2773-25 approved, 9-0. 304
305
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PUBLIC HEARINGS 306
307
There were none. 308
309
NEW BUSINESS 310
311
There was none. 312
313
AGENDA ADD-ON ITEMS 314
315
There were none. 316
317
OTHER BUSINESS 318
319
Council President Aasen announced Property Abatements/Compliance with Statement of Benefits. This 320
includes abatements for four entities: 321
1. Alliance for Cooperative Energy Services Power Marketing, LLC 322
2. Midcontinent Independent System Operator, Inc. 323
3. Schlage Lock Company, LLC 324
4. ZP Investments, LLC and Zotec Partners, LLC. 325
326
This item was sent to the Finance, Utilities and Rules Committee for consideration. 327
328
ANNOUNCEMENTS 329
330
There were none. 331
332
ADJOURNMENT 333
334
Council President Aasen adjourned the meeting at 7:28 p.m. 335
336
Respectfully Submitted, 337
_______________________________ 338
Jacob Quinn, Clerk 339
340
341
342
Approved, 343
344
345
_______________________________ 346
Adam Aasen, Council President 347
ATTEST: 348
349
350
_______________________________ 351
Jacob Quinn, Clerk 352
SPONSOR: Councilor Aasen
This Ordinance was prepared by Benjamin J. Legge, City Attorney on January 15, 2025, at 11:30 a.m. It may have been subsequently
revised. However, no subsequent revision to this Ordinance has been reviewed by Mr. Legge for legal sufficiency or otherwise.
ORDINANCE NO. D-2762-25 1
2
AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA, 3
AMENDING CHAPTER 8, ARTICLE 5, SECTIONS 8-37, 8-47, AND 8-48 4
OF THE CARMEL CITY CODE. 5
6
Synopsis: Ordinance establishing 15-minute parking space(s) at the beginning of each block 7
along Main Street from Knoll Ct to 1st Ave SE, regulating parking on Range Line from Main Street to 8
1st Street, and removing inconsistencies and duplications of code. 9
10
WHEREAS, the City, pursuant to Indiana Code § 9-21-1-3, within the reasonable exercise of its police 11
power, may by ordinance regulate vehicular parking; 12
13
WHEREAS, the City has previously regulated vehicular parking within its corporate limits, such 14
regulation being codified, in part, under Carmel City Code §§ 8-37, 8-47, and 8-48; and 15
16
WHEREAS, the Common Council of the City now finds that it is in the interests of public safety and 17
welfare to amend the regulation of parking of motor vehicles on City streets. 18
19
NOW, THEREFORE, BE IT ORDAINED, by the Common Council of the City of Carmel, Indiana, 20
as follows: 21
22
Section 1. The foregoing Recitals are fully incorporated herein by this reference. 23
24
Section 2. The following subsections of Carmel City Code Section 8-37(a) are hereby amended and 25
added, and shall read as follows: 26
27
Ҥ 8-37 Fifteen-Minute Loading Zones. 28
29
(a) Fifteen-minute loading/unloading zones are established at the following locations: 30
. . . 31
(2) The first parking space on the south side of Main Street east of Veterans Way. 32
33
(3) Reserved for future use. 34
. . . 35
(5) Reserved for future use. 36
. . . 37
(13) The first two spaces on the north side of Main Street west of 1st Avenue NW. 38
. . . 39
(16) Reserved for future use.” 40
41
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44
[the remainder of this page is left intentionally blank] 45
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Ordinance D-2762-25 49
Page One of Four Pages 50
SPONSOR: Councilor Aasen
This Ordinance was prepared by Benjamin J. Legge, City Attorney on January 15, 2025, at 11:30 a.m. It may have been subsequently
revised. However, no subsequent revision to this Ordinance has been reviewed by Mr. Legge for legal sufficiency or otherwise.
Section 3. The following subsection of Carmel City Code Section 8-47 is hereby added and shall read 51
as follows: 52
53
Ҥ 8-47 No Parking Areas. 54
55
(a) No person shall park a vehicle at any time in the following locations: 56
. . . 57
(77) On either side of Range Line Road from Main Street to the East-West alley between Main 58
Street and 1st Street NW.” 59
60
Section 4. The following subsections of Carmel City Code Section 8-48 are hereby amended and shall 61
read as follows: 62
63
Ҥ 8-48 Limited Parking Areas. 64
(c) Three-hour parking zones between the hours of 6:00 a.m. and 5:00 p.m., Monday through Saturday 65
only, are established on the following City streets: 66
67
(1) The second space on the south side of Main Street west of 1st Ave SE. 68
. . . 69
(4) The first nine parking spaces on the north side of Main Street east of 3rd Ave NW. 70
(5) The first six parking spaces on the south side of Main Street west of the Monon Trail. 71
(6) The first seven parking spaces on the north side of Main Street east of the Monon Trail. 72
(7) The first six parking spaces on the south side of Main Street west of Veterans Way. 73
(8) The first four parking spaces on the south side of Main Street west of Range Line Road. 74
. . . 75
(44) Reserved for future use. 76
(45) Reserved for future use. 77
(46) Reserved for future use. 78
(47) Reserved for future use. 79
(48) The first 6 spaces on the north side of Main Street east of 1st Avenue NW. 80
(49) Reserved for future use. 81
(50) Reserved for future use. 82
. . . 83
(f) No vehicle shall be parked: 84
. . . 85
(3) On either side of Range Line Road from the East-West alley between Main Street and 1st 86
Street NW to Smoky Row for more than two hours between 6:00 a.m. EST and 5:00 p.m. EST, 87
Monday through Saturday only, excepting for any vehicle which properly displays a valid 88
Merchant Sticker issued pursuant to subsection (f)(3); 89
. . . 90
(o) A two-hour parking zone between the hours of 6:00 a.m. and 5:00 p.m., Monday through 91
Saturday only, is established on the north side of Main Street from a point 221 feet east of the 92
intersection of Main Street and Range Line Road to a point 1060 feet east of the intersection of Main 93
Street and Range Line Road.” 94
95
96
97
98
Ordinance D-2762-25 99
Page Two of Four Pages 100
SPONSOR: Councilor Aasen
This Ordinance was prepared by Benjamin J. Legge, City Attorney on January 15, 2025, at 11:30 a.m. It may have been subsequently
revised. However, no subsequent revision to this Ordinance has been reviewed by Mr. Legge for legal sufficiency or otherwise.
Section 5. All prior ordinances or parts thereof inconsistent with any provision of this Ordinance 101
are hereby repealed, to the extent of such inconsistency only, as of the effective date of this Ordinance, such 102
repeal to have prospective effect only. However, the repeal or amendment by this Ordinance of any other 103
ordinance does not affect any rights or liabilities accrued, penalties incurred or proceedings begun prior to the 104
effective date of this Ordinance. Those rights, liabilities and proceedings are continued and penalties shall be 105
imposed and enforced under such repealed or amended ordinance as if this Ordinance had not been adopted. 106
107
Section 6. If any portion of this Ordinance is for any reason declared to be invalid by a court of 108
competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance 109
so long as enforcement of same can be given the same effect. 110
111
Section 7. The remaining portions of Carmel City Code Sections 8-37, 8-47, and 8-48 are not 112
affected by this Ordinance upon its passage. 113
114
Section 8. This Ordinance shall be in full force and effect from and after the date of its passage 115
and signing by the Mayor and such publication as required by law. 116
117
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Ordinance D-2762-25 149
Page Three of Four Pages 150
151
SPONSOR: Councilor Aasen
This Ordinance was prepared by Benjamin J. Legge, City Attorney on January 15, 2025, at 11:30 a.m. It may have been subsequently
revised. However, no subsequent revision to this Ordinance has been reviewed by Mr. Legge for legal sufficiency or otherwise.
PASSED by the Common Council of the City of Carmel, Indiana, this ________day of 152
_______________________, 2025, by a vote of _____ ayes and _____ nays. 153
154
COMMON COUNCIL FOR THE CITY OF CARMEL 155
156
______________________________ ______________________________ 157
Adam Aasen, President Matthew Snyder, Vice-President 158
159
______________________________ ______________________________ 160
Rich Taylor Anthony Green 161
162
______________________________ ______________________________ 163
Jeff Worrell Teresa Ayers 164
165
______________________________ ______________________________ 166
Shannon Minnaar Ryan Locke 167
168
______________________________ 169
Anita Joshi 170
171
ATTEST: 172
173
174
______________________________ 175
Jacob Quinn, Clerk 176
177
Presented by me to the Mayor of the City of Carmel, Indiana this __________ day of 178
_________________________ 2025, at _________ __.M. 179
180
181
______________________________ 182
Jacob Quinn, Clerk 183
184
Approved by me, Mayor of the City of Carmel, Indiana, this __________ day of 185
________________________ 2025, at _________ __.M. 186
187
188
______________________________ 189
Sue Finkam, Mayor 190
191
ATTEST: 192
193
194
______________________________ 195
Jacob Quinn, Clerk 196
197
198
199
Ordinance D-2762-25 200
Page Four of Four Pages 201
SPONSOR(S): Councilor(s) Taylor and Ayers
This Ordinance was prepared by Benjamin J. Legge, City Attorney on April 9, 2025, at 11:00 a.m. It may have been subsequently
revised. However, no subsequent revision to this Ordinance has been reviewed by Mr. Legge for legal sufficiency or otherwise.
ORDINANCE NO. D-2769-25 1
2
AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA, 3
AMENDING CHAPTER 6, ARTICLE 4, SECTION 6-63 OF THE CARMEL CITY CODE 4
5
Synopsis: Ordinance amending the fine for failing to display a valid permit for motor vehicle parking 6
on a city sidewalk, multi-use path, or bicycle lane. 7
8
WHEREAS, the City of Carmel (the “City”) within the reasonable exercise of its police power, may 9
by ordinance regulate the operation of motorized vehicles on City sidewalks, multi-use paths, and bicycle 10
lanes; and 11
12
WHEREAS, the City has previously regulated the operation of motorized vehicles on City 13
sidewalks, multi-use paths, and bicycle lanes within its corporate limits, such regulations being codified, in 14
part, in City Code Section 6-63; and 15
16
WHEREAS, the Common Council of the City of Carmel, Indiana, now finds that it is in the interest 17
of public safety and welfare to amend the regulations related to the operation of motorized vehicles on City 18
sidewalks, multi-use paths, and bicycle. 19
20
NOW, THEREFORE, BE IT ORDAINED, by the Common Council of the City of Carmel, Indiana, 21
as follows: 22
23
Section 1. The foregoing Recitals are fully incorporated herein by this reference. 24
25
Section 2. The following subsection of Carmel City Code Section 6-63 is hereby amended and shall 26
read as follows: 27
28
Ҥ 6-63 Regulation of Vehicular Use on Sidewalks, Multi-Use Paths, Bicycle Lanes, and Roadways. 29
. . . 30
(k) Penalties. Any person who fails to display a valid permit under this section shall be subject to a fine of 31
$200 for the first offense, a fine of $250 for the second offense, and a fine of $2,500, plus costs, for all 32
subsequent offenses within the same calendar year. All other violations under violating this section 33
shall be subject to a fine of $10, for the first such offense, a fine of $25, for the second offense, and a 34
fine of $100, plus costs, for all subsequent offenses within the same calendar year. If a vehicle displays 35
an invalid permit, the fine amount will be increased by an additional $150. This does not limit the 36
authority of the court to impose additional penalties as permitted by law for moving violations, 37
including suspension of driving privileges and mandating the violator attend and complete a defensive 38
driving class. First and second offense violations of this section may be filed with the City Court' 39
Ordinance Violations Bureau.” 40
41
Section 3. All prior ordinances or parts thereof inconsistent with any provision of this Ordinance 42
are hereby repealed, to the extent of such inconsistency only, as of the effective date of this Ordinance, such 43
repeal to have prospective effect only. However, the repeal or amendment by this Ordinance of any other 44
ordinance does not affect any rights or liabilities accrued, penalties incurred or proceedings begun prior to the 45
effective date of this Ordinance. Those rights, liabilities and proceedings are continued and penalties shall be 46
imposed and enforced under such repealed or amended ordinance as if this Ordinance had not been adopted. 47
48
Ordinance D-2769-25 49
Page One of Three Pages 50
SPONSOR(S): Councilor(s) Taylor and Ayers
This Ordinance was prepared by Benjamin J. Legge, City Attorney on April 9, 2025, at 11:00 a.m. It may have been subsequently
revised. However, no subsequent revision to this Ordinance has been reviewed by Mr. Legge for legal sufficiency or otherwise.
Section 4. If any portion of this Ordinance is for any reason declared to be invalid by a court of 51
competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance 52
so long as enforcement of same can be given the same effect. 53
54
Section 5. The remaining portions of Carmel City Code Sections 8-47 and 8-48 are not affected by 55
this Ordinance upon its passage. 56
57
Section 6. This Ordinance shall be in full force and effect from and after the date of its passage 58
and signing by the Mayor and such publication as required by law. 59
60
61
62
63
64
65
66
67
68
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72
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Ordinance D-2769-25 99
Page Two of Three Pages 100
SPONSOR(S): Councilor(s) Taylor and Ayers
This Ordinance was prepared by Benjamin J. Legge, City Attorney on April 9, 2025, at 11:00 a.m. It may have been subsequently
revised. However, no subsequent revision to this Ordinance has been reviewed by Mr. Legge for legal sufficiency or otherwise.
PASSED by the Common Council of the City of Carmel, Indiana, this ________ day of 101
_______________________, 2025, by a vote of _____ ayes and _____ nays. 102
103
COMMON COUNCIL FOR THE CITY OF CARMEL 104
105
______________________________ ______________________________ 106
Adam Aasen, President Matthew Snyder, Vice-President 107
108
______________________________ ______________________________ 109
Rich Taylor Anthony Green 110
111
______________________________ ______________________________ 112
Jeff Worrell Teresa Ayers 113
114
______________________________ ______________________________ 115
Shannon Minnaar Ryan Locke 116
117
______________________________ 118
Anita Joshi 119
120
ATTEST: 121
122
123
______________________________ 124
Jacob Quinn, Clerk 125
126
Presented by me to the Mayor of the City of Carmel, Indiana this __________ day of 127
_________________________ 2025, at _________ __.M. 128
129
130
______________________________ 131
Jacob Quinn, Clerk 132
133
Approved by me, Mayor of the City of Carmel, Indiana, this __________ day of 134
________________________ 2025, at _________ __.M. 135
136
137
______________________________ 138
Sue Finkam, Mayor 139
140
ATTEST: 141
142
143
______________________________ 144
Jacob Quinn, Clerk 145
146
147
148
Ordinance D-2769-25 149
Page Three of Three Pages 150
Sponsors: Councilors Aasen, Ayers, Minnaar, Snyder, and Worrell 1
ORDINANCE NO. D-2772-25 2
AN ORDINANCE OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA 3
ADOPTING A NEW ARTICLE 8 UNDER CHAPTER 2 OF THE CARMEL CITY CODE 4
Synopsis: 5
An Ordinance adopting requirements for nonprofit organizations receiving public support from the City 6
7
WHEREAS, the City of Carmel has a vested interest in ensuring that affiliated nonprofit 8
corporations and community development corporations (“Affiliated Entities”) operate in transparency and 9
the best interest of the City of Carmel; and 10
11
WHEREAS, the City Council desires to amend the Carmel City Code to add requirements that 12
Affiliated Entities and other nonprofits must follow in order to remain eligible for public funds or City 13
assistance. 14
15
NOW, THEREFORE, BE IT ORDAINED BY THE COMMON COUNCIL OF THE CITY OF 16
CARMEL, INDIANA, as follows: 17
18
Section 1. The foregoing Recitals are fully incorporated herein by this reference. 19
Section 2. A new Article 8 is established under Chapter 2 of the Carmel City Code, to read as 20
follows: 21
CHAPTER 2 CITY ADMINISTRATION 22
23
ARTICLE 8: AFFILIATED ENTITIES 24
§2-403 DEFINITIONS. 25
For the purpose of this Article, the following definitions shall apply unless the context clearly indicates or 26
requires a different meaning. 27
AFFILIATED ENTITY means any one of the following: 28
(1) A non-profit organization established as a “supporting organization” to the City or its agencies 29
under Internal Revenue Code 509(a)(3). 30
(2) A non-profit organization where a majority of the members of the governing body are 31
appointed by City officials, agents or employees acting their official capacity. 32
(3) A non-profit organization utilized by the City to directly or indirectly support or accept 33
donations from sources other than direct tax or fee revenue to support events or programs of the City. 34
(4) A non-profit community development corporation that exists to support the City or its 35
agencies. 36
(5) Any other non-profit corporation that receives at least $25,000 a year in public support from 37
the City that has not specifically appropriated by the City Council through the annual budget or other 38
specific ordinance, or that has been awarded through a grant process defined and authorized by an 39
ordinance adopted by the City Council. 40
An Affiliated Entity shall not include any organization or entity created by state or federal statute. 41
IN-KIND SUPPORT means non-monetary support from the City of Carmel, including but not 42
limited to, the use of City resources or employees. 43
PUBLIC SUPPORT means public funds or in-kind support from the City or its agencies. 44
PUBLIC FUNDS has the meaning set forth in Ind. Code 5-13-4-20. 45
46
§ 2-404 REQUIREMENTS 47
48
(a) Beginning July 1, 2025, to be eligible to continue to receive public support, an Affiliated Entity must 49
comply with the following: 50
51
(1) At least one member of the Affiliated Entity’s governing body must be appointed by the City 52
Council; and 53
(2) The remaining members of the Affiliated Entity’s governing body must be approved by a vote of 54
the City Council. 55
56
(b) Beginning July 1, 2025, any member of the governing body of any non-profit organization that is 57
appointed by City officials, agents or employees must be approved by a vote of the City Council unless 58
otherwise required by law. 59
60
(c) All Affiliated Entities receiving public support shall be subject to an annual budget review process by 61
the City Council in the same manner as other City agencies. 62
63
(d) Any nonprofit organization receiving public support through a grant must follow a process established 64
by the City Council. 65
66
Section 3. All prior ordinances or parts thereof inconsistent with any provision of this 67
Ordinance are hereby repealed, to the extent of such inconsistency only, as of the effective date of this 68
Ordinance, such repeal to have prospective effect only. 69
Section 4. If any portion of this Ordinance is for any reason declared to be invalid by a court 70
of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this 71
Ordinance 72
Section 5. This Ordinance shall be in full force and effect from and after the date of its passage 73
and signing by the Mayor and such publication as required by law. 74
75
[Signature Page Follows] 76
77
PASSED by the Common Council of the City of Carmel, this ________ day of 78
__________________, 2025, by a vote of ______ ayes and _____ nays. 79
COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA 80
81
___________________________________ ____________________________________ 82
Adam Aasen, President Matthew Snyder, Vice-President 83
84
___________________________________ ____________________________________ 85
Teresa Ayers Anita Joshi 86
87
___________________________________ ____________________________________ 88
Ryan Locke Shannon Minnaar 89
90
___________________________________ ___________________________________ 91
Anthony Green Rich Taylor 92
93
___________________________________ 94
Jeff Worrell 95
96
97
ATTEST: 98
99
__________________________________ 100
Jacob Quinn, Clerk 101
102
Presented by me to the Mayor of the City of Carmel, Indiana this _______ day of 103
_________________________ 2025, at _______ __.M. 104
105
____________________________________ 106
Jacob Quinn, Clerk 107
108
Approved by me, Mayor of the City of Carmel, Indiana, this ________ day of 109
________________________ 2025, at _______ __.M. 110
111
_________________________________ 112
Sue Finkam, Mayor 113
114
ATTEST: 115
116
___________________________________ 117
Jacob Quinn, Clerk 118
119
120
Prepared by: Ted Nolting 121
Kroger Gardis & Regas LLP 122
111 Monument Circle, Suite 900 123
Indianapolis, IN 46204 124
125
Sponsor: Minnaar 1
2
3
4
5
6
7
8
9
10
11
CARMEL, INDIANA 12
13
14
15
16
17
US 421-WCD 18
PLANNED UNIT DEVELOPMENT DISTRICT 19
20
21
ORDINANCE Z-697-25 22
23
24
25
26
27
28
29
May 27, 2025 30
31
32
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TABLE OF CONTENTS 33
Page 34
35
Section 1. Applicability of Ordinance .............................................................................................. 4 36
37
Section 2. Definitions ....................................................................................................................... 4 38
39
Section 3. Underlying Zoning District, Permitted Uses .................................................................. 5 40
41
Section 4. Development Standards .................................................................................................. 6 42
43
Section 5. US 421 – Michigan Road Overlay District ................................................................. 11 44
45
Section 6. Right-of-way and Access Standards ............................................................................. 11 46
47
Section 7. Procedural Provisions ...............................................................................................12 48
49
Section 8. Controlling Developer’s Consent .............................................................................13 50
51
Section 9. Violations and Enforcement .....................................................................................14 52
53
Section 10. Exhibits .....................................................................................................................14 54
55
Exhibit A Legal Description 56
57
Exhibit B Concept Plan 58
59
Exhibit C Architectural Character Imagery – 3-story buildings 60
61
Exhibit D Architectural Character Imagery – 4-story buildings 62
63
Exhibit E Character Imagery – Amenities and Exterior Spaces 64
65
Exhibit F Architectural Standards – Area A 66
67
Exhibit G Modified Local Road Standard 68
69
Exhibit H Additional Standards – Area B 70
71
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Sponsor: Minnaar 75
76
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ORDINANCE Z-697-24 78
79
AN ORDINANCE OF THE COMMON COUNCIL OF THE 80
CITY OF CARMEL, INDIANA 81
ESTABLISHING 82
THE US 421-WCD PLANNED UNIT DEVELOPMENT DISTRICT 83
84
Synopsis: 85
Ordinance Establishes the US 421-WCD Planned Unit Development District Ordinance (the 86
“US 421-WCD PUD”). The Ordinance would rezone the real estate from I-1 Industrial to a 87
Planned Unit Development district allowing the development of a mixed-use development 88
including multi-family and commercial uses as depicted on the Concept Plan (attached as 89
Exhibit B). 90
91
WHEREAS, Articles 4.02 and 9.05 of the Carmel Unified Development Ordinance, 92
Ordinance Z-625-17, as amended (the “UDO”), provides for the establishment of a Planned Unit 93
Development District in accordance with the requirements of I.C. § 36-7-4-1500 et seq. (the 94
“PUD Statute”); and 95
96
WHEREAS, Edward Rose Properties, Inc., (“Edward Rose”), submitted an application 97
to the Carmel Plan Commission (the “Plan Commission”) to adopt a PUD District Ordinance for 98
certain real estate in the City of Carmel, Hamilton County, Indiana, as legally described in 99
Exhibit A attached hereto (the “Real Estate”); and 100
101
WHEREAS, Edward Rose’s application is consistent with the provisions of the UDO 102
and PUD Statute; and 103
104
WHEREAS, after proper notice, and pursuant to the provisions of the PUD Statute and 105
UDO, the Plan Commission conducted a public hearing on March 18, 2025 concerning Edward 106
Rose’s application for a PUD District Ordinance, which application was docketed as PZ-2024-107
00___ PUD, and 108
109
WHEREAS, the Plan Commission, at its hearing on May 20, 2025, has given a 110
Favorable Recommendation to this US 421-WCD PUD (the “US 421-WCD Ordinance”), which 111
establishes the US 421-WCD Planned Unit Development District (the “US 421-WCD District”). 112
113
NOW, THEREFORE, BE IT ORDAINED by the Common Council of the City of 114
Carmel, Indiana (the “Council”), that: (i) pursuant to IC §36-7-4-1500 et seq., the Council adopts 115
this US 421-WCD Ordinance, as an amendment to the Zone Map; (ii) all prior ordinances or 116
parts thereof inconsistent with any provision of this US 421-WCD Ordinance and its exhibits are 117
hereby made inapplicable to the use and development of the Real Estate; (iii) all prior 118
commitments and restrictions applicable to the Real Estate shall be null and void and replaced 119
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and superseded by this US 421-WCD Ordinance; and, (iv) this US 421-WCD Ordinance shall be 120
in full force and effect from and after its passage and signing. 121
122
Section 1. Applicability of Ordinance. 123
124
Section 1.1 The Zone Map is hereby changed to designate the Real Estate as a Planned 125
Unit Development District to be known as the US 421-WCD District. 126
127
Section 1.2 Development in the US 421-WCD District shall be governed entirely by 128
(i) the provisions of this US 421-WCD Ordinance and its exhibits, and (ii) 129
those provisions of the UDO specifically referenced in this US 421-WCD 130
Ordinance. Where this US 421-WCD Ordinance is silent, the applicable 131
standards of the UDO shall apply. 132
133
Section 2. Definitions and Rules of Construction. 134
135
Section 2.1 General Rules of Construction. The following general rules of 136
construction and definitions shall apply to the US 421-WCD Ordinance: 137
138
A. The singular number includes the plural and the plural the singular, unless 139
the context clearly indicates the contrary. 140
141
B. Words used in the present tense include the past and future tenses, and the 142
future the present. 143
144
C. The word “shall” indicates a mandatory requirement. The word “may” 145
indicates a permissive requirement. 146
147
Section 2.2 Definitions. The definitions (i) of the capitalized terms set forth below in 148
this Section 2.2, as they appear throughout this US 421-WCD Ordinance, shall have the 149
meanings set forth below in this Section 2.2 and (ii) of all other capitalized terms 150
included in this US 421-WCD Ordinance and not defined below in this Section 2.2, shall 151
be the same as set forth in the UDO. 152
153
“ADLS”: The architecture, design, exterior lighting, landscaping and signage 154
associated with a Building. 155
156
“ADLS Approval”: Approval by the Plan Commission of architecture, design, 157
lighting and landscaping and signage pursuant to the procedures for ADLS review 158
of the UDO and the Development Requirements. 159
160
Area A: The area identified as “Area A” on page 2 of 2 of Exhibit B (Concept 161
Plan). 162
163
Area B: The area identified as “Area B” on page 2 of 2 of Exhibit B (Concept 164
Plan). 165
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Architectural Character Imagery: These comprise the images attached hereto as 167
Exhibit C (Architectural Character Imagery – 3-story buildings), and Exhibit D 168
(Architectural Character Imagery – 4-story buildings). 169
170
Architectural Standards – Area A: The Architectural Standards incorporated 171
herein under Exhibit F (Architectural Standards – Area A). 172
173
Concept Plan: The general plan for the development of the Real Estate, including 174
but not limited to Buildings, Lots, streets and green space areas attached hereto as 175
Exhibit B (Concept Plan). 176
177
Controlling Developer: Shall mean Edward Rose Properties, Inc. or the owner of 178
the Real Estate at the time of adoption of the US 421-WCD Ordinance, until such 179
time as Edward Rose or the owner transfers or assigns, in writing, its rights as 180
Controlling Developer. 181
182
Development Requirements: Written development standards and any written 183
requirements specified in this US 421-WCD Ordinance, which must be satisfied 184
in connection with the approval of a Development Plan and Building Permits. 185
186
Plan Commission: The City’s Plan Commission. 187
188
Real Estate: The Real Estate legally described in Exhibit A (Legal Description). 189
190
Underlying Zoning Districts: The zoning district(s) of the UDO specified in this 191
US 421-WCD Ordinance which include applicable Development Requirements 192
applicable to the development of the Real Estate as specified in this US 421-WCD 193
Ordinance. 194
195
Unified Development Ordinance (or “UDO”): The Unified Development 196
Ordinance, Ordinance Z-625-17, of the City of Carmel, Hamilton County, 197
Indiana, as amended. 198
199
Zone Map: The City’s official Zone Map corresponding to the UDO. 200
201
Section 3. Underlying Zoning District and Permitted Uses. 202
203
Section 3.1 Underlying Zoning Districts: The Conceptual Plan divides the District into 204
two (2) Areas: Area A and Area B. The Underlying Zoning District for each Area shall 205
be as set forth below: 206
207
A. Area A: I1 (Industrial) District. 208
209
B. Area B: B3 (Business) District Subject to the US 421- Michigan Road 210
Overlay District. 211
212
Section 3.2 Permitted Uses: The Conceptual Plan divides the District into two (2) 213
Areas: Area A (Residential), Area B (Commercial). The Permitted Uses within each Area 214
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shall be as set forth below: 215
216
A. Area A: All Uses permitted in the Underlying Zoning District and Multi-217
family Residential Dwellings. 218
219
B. All Permitted Uses in the B3 Business District of the UDO except the 220
following Uses which shall be prohibited: All Uses in the Agricultural 221
Uses category of the UDO Use Table, all Uses in the Industrial Uses 222
category of the UDO, Automobile Service Station including fueling/gas 223
station, Automobile/boat Sales, Automobile/truck Repair, Carwash, 224
Commercial Kennel, Commercial Parking Lot, Equipment Sales/repair, 225
Funeral Home, Lumber/building Materials Sales, Motor bus or railroad 226
passenger station, Radio/Television studio, Radio/Television transmission 227
tower, Recreational Vehicle/Mobile Home Sales, Self-service Laundry, 228
Shooting Gallery, and Veterinary Hospital with Commercial Kennel. 229
230
Section 3.3 Special Uses: Special Uses shall be permitted as set forth in the Use Table 231
and shall be subject to review and subsequent approval pursuant to the requirements of 232
the UDO. 233
234
Section 3.4 Non-Conforming Uses: Non-Conforming Uses and exemptions shall be 235
subject to the requirements of the UDO. 236
237
Section 4. Development Standards. 238
239
Section 4.1 Bulk Requirements: The following standards shall apply. 240
241
A. Minimum Lot Area: 0 acres 242
243
B. Minimum Lot Width: Not applicable 244
245
C. Minimum Lot Frontage: Not Applicable 246
247
D. Public Utilities: required community water and sanitary sewer system 248
hookup 249
250
E. Minimum Front Yard: 5 feet as measured form a public street 251
252
F. Minimum Side Yard Setback: 5 feet 253
254
G. Minimum Rear Yard Setback: 5 feet 255
256
H. Maximum Lot Coverage: 90% (applies to the Real Estate) 257
258
I. Minimum Living Area per Dwelling: Not Applicable 259
260
J. Minimum Ground Floor Area: Not applicable 261
262
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K. Maximum Building Height: Sixty (60) feet 263
264
Section 4.2 Accessory Building and Uses: Accessory Buildings and Uses shall be 265
permitted subject to the terms and restrictions of the UDO applicable to the Underlying 266
Zoning District as amended by this Section 4. 267
268
Section 4.3 Architecture, Amenities and Exterior Spaces: 269
270
A. Architectural Character Imagery: The Applicable architectural Character 271
Imagery indicating conceptually the intended architecture and appearance 272
of Multi-family Dwellings are contained within the images attached hereto 273
as Exhibit C (Architectural Character Imagery – 3-story buildings), and 274
Exhibit D (Architectural Character Imagery – 4-story buildings). 275
276
B. Building Architecture: 277
278
1. Area A: 279
280
a. The architectural design of all buildings in Area A of this US 281
421-WCD PUD shall be generally consistent with the 282
illustrations included in Exhibit C (Architectural Character 283
Imagery – 3-story buildings), and Exhibit D (Architectural 284
Character Imagery – 4-story buildings), subject to ADLS 285
Approval. 286
287
b. Applicable architectural requirements and standards for all 288
buildings in Area A are contained in Exhibit F (Architectural 289
Standards – Area A) of this US 421-WCD Ordinance. 290
291
c. Buildings 1, 2, 3: 3 Stories, Every dwelling shall provide a 292
waterside balcony or patio. 293
294
d. Building 4: 3 Stories. Every dwelling shall provide a balcony 295
or patio with a woods/open space view. 296
297
e. Buildings A, B, C: 4 stories built to streetscape. All buildings 298
shall include an elevator and attached garages. 299
300
2. Area B: Buildings in Area B shall comply with the architectural 301
standards of the US 421 – Michigan Road Overlay District. 302
303
C. Amenities: The amenities identified below shall be provided in Area A: 304
305
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1. Coworking space with private offices/workstations and private 306
meeting rooms, 307
308
2. Fitness area, 309
310
3. Pool, sundeck, and cabanas, 311
312
4. fire pits or fire tables, 313
314
5. Grilling areas, 315
316
6. Event suite, 317
318
7. Roof terrace, 319
320
8. Gathering spaces, one of which shall be west of Building 4 as depicted 321
in the bottom image on Exhibit E. 322
323
9. Pet grooming spa, leash-free pet park, and 324
325
10. EV charging. 326
327
D. Exterior Spaces: 328
329
1. Exterior Spaces shall be generally consistent with the illustrations 330
included in Exhibit E (Character Imagery – Amenities and Exterior 331
Spaces), subject to ADLS Approval. 332
333
2. The Controlling Developer will explore incorporating the existing RCI 334
Globe feature within the site, during the DP/ADLS process. In the 335
event it is not incorporated, the Controlling Developer will donate the 336
RCI globe to the City. If the City does not want the RCI globe, the 337
Controlling Developer will make the RCI Globe available to other 338
civic organizations. If within one hundred fifty (150) days of 339
submitting a DP/ADLS application for Area A the City or other civic 340
organization has not removed the RCI Globe from the Real Estate with 341
a mutually acceptable agreement, Edward Rose will have the option to 342
dispose of the RCI Globe. Notwithstanding the above, the RCI Globe 343
shall not be removed from the Real Estate until such time as Edward 344
Rose takes possession of the Real Estate. 345
346
Section 4.4 Density and Intensity Standards: The maximum number of Residential 347
Dwellings shall be three hundred and sixty (360). 348
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349
Section 4.5 Fence and Wall: The Fence and Wall Standards of the UDO shall apply to 350
the Real Estate. 351
352
Section 4.6 Floodplain: The Floodplain Standards of the UDO shall apply to the Real 353
Estate. 354
355
Section 4.7 Grading and Drainage: The Grading and Drainage Standards of the UDO 356
shall apply to the Real Estate. 357
358
Section 4.8 Height: The Height standards of the UDO shall apply to Area B. 359
360
Section 4.9 Home Occupations, Private Swimming Pools and Residential Kennels: 361
Home Occupations, Private Swimming Pools and Residential Kennels shall be permitted 362
in Area A and shall be subject to the requirements of the UDO. 363
364
Section 4.10 Landscaping. Landscaping shall comply with Section 5.19 of the UDO 365
except as modified below: 366
367
A. Landscaped Areas. 368
369
1. Bufferyards: 370
371
a. Bufferyards shall not be required between (i) uses internal 372
to the Real Estate, (ii) between Area A and Area B, and (iii) 373
along 99th Street. 374
375
b. All required Bufferyards shall be a minimum of ten (10) 376
feet in width. 377
378
c. Type B Bufferyard plantings shall be required along the 379
external perimeter of Area A. 380
381
d. A Type A Bufferyard plantings shall be required along the 382
external perimeter of Area B. 383
384
e. Bufferyard plantings and perimeter parking lots plantings 385
shall not be cumulative, the greater planting standard shall 386
apply. 387
388
f. A Tree Preservation area with a minimum area of two (2.0) 389
acres shall be provided in the northwest corner of the Real 390
Estate as generally depicted on the Concept Plan. 391
392
2. Native landscaping/vegetation shall be provided around the ponds 393
in select areas (minimum of 40% of the pond perimeter) instead of 394
turf grass. The native landscaping/vegetation shall be submitted 395
and approved as part of a DP/ADLS application. 396
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397
Section 4.11 Lot: The Lot standards of the UDO shall apply to the Real Estate. 398
399
Section 4.12 Outdoor Display and Storage: The Outdoor Display and Storage standards 400
of the UDO shall apply to the Real Estate. 401
402
A. Trash enclosures shall comply with Section 5.03.C.2 of the UDO. 403
404
Section 4.13 General Parking Standards: Parking shall comply with Section 5.28 and 405
Section 5.29 (bike Parking) of the UDO, except as modified below: 406
407
A. One and one-half (1.5) spaces per Dwelling shall be required. 408
409
B. Parking Spaces (i) within driveways, (ii) within garages, and (iii) on-street 410
parking shall count toward the number of required parking spaces. 411
412
C. Drive aisles shall be twenty-four (24) feet in width. 413
414
D. The standards of Section 5.29.A.2 pertaining to the number of Long Term 415
Bicycle Parking Spaces shall be the required number rather than 416
“Encouraged” as stated in this section of the UDO. 417
418
Section 4.14 Recreational Vehicle: The Recreational Vehicle standards of the UDO 419
shall apply to the Real Estate. 420
421
Section 4.15 Premises Identification: The Premises Identification standards of the UDO 422
shall apply to the Real Estate. 423
424
Section 4.16 Setback: The Setback standards of the UDO shall apply to the Real Estate. 425
426
Section 4.17 Signage Requirements. All signage on the Real Estate shall comply with 427
the UDO. 428
429
Section 4.18 Temporary Uses and Structures: Temporary Uses and Structures shall be 430
permitted as set forth in the Use Table and shall be subject to the requirements of the 431
UDO. 432
433
Section 4.19 Telecommunication Facility: The Telecommunication Facility standards 434
of the UDO shall apply to the Real Estate. 435
436
Section 4.20 Use Specific Standards: The Use Specific Standards of the UDO shall 437
apply to the Real Estate. 438
439
Section 4.21 Utility Service: The Utility Service standards of the UDO shall apply to 440
the Real Estate. 441
442
Section 4.22 Vision Clearance: The Vision Clearance Standards of the UDO shall apply 443
to the Real Estate. 444
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445
Section 4.23 Weed and Solid Waste: The Weed and Solid Waste standards of the UDO 446
shall apply to the Real Estate. 447
448
Section 4.24 Wellhead Protection: The Wellhead Protection Standards of the UDO 449
shall apply to the Real Estate. 450
451
Section 4.25 Wireless Support Structure: The Wireless Support Structure standards of 452
the UDO shall apply to Area A. 453
454
Section 4.26 General Yard Standards: The General Yard Standards of the UDO shall 455
apply to the Real Estate. 456
457
Section 4.27 Lighting: Lighting in Area A and Area B shall comply with Section 3.92 458
(421-OL Lighting Standards) of the UDO. 459
460
Section 5. US 421 - Michigan Road Overlay District. 461
462
Section 5.1 Section 3.83 (US 421 – Michigan Road Overlay District) shall apply to 463
Area B of the Real Estate except as modified below: 464
465
A. The Minimum Tract size shall be as generally illustrated as Area B on 466
the Concept Plan. 467
468
B. Greenbelt Width: A landscape greenbelt area shall extend along the 469
right-of-way of U.S. Highway 421 with a minimum width of thirty 470
(30) feet from the property line. The Plan Commission may approve a 471
Development Plan including a reduced Greenbelt width. 472
473
Section 6. Right-of-way and Access Standards. 474
475
Section 6.1 Right-of-way and internal drive Standards. 476
477
A. Internal street widths and cross-sections shall be designed to meet 478
the City of Carmel Local Street Standards. The modified local road 479
specifications included in Exhibit G (Modified Local Road 480
Section) shall be permitted. 481
482
B. A street cross section that includes a boulevard (see Exhibit G) 483
shall be required in the location illustrated on the Concept Plan 484
(north south public street) and for the Private Street between 485
Buildings B and C. 486
487
C. Internal streets and drives shall be located as illustrated on Page 2 488
of the Concept Plan. 489
490
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D. The configuration of vehicular access into the Real Estate shall be 491
provided as illustrated on the Concept Plan and as permitted by 492
this Section 6.1. 493
494
E. One (1) vehicular access shall be permitted from Michigan Road as 495
generally illustrated on the Concept Plan. 496
497
F. In addition to internal access, one (1) driveway cut shall be 498
permitted in Area B from 99th Steet. 499
500
G. The Private Drives as illustrated on Exhibit B – Page 2, shall be 501
24’ feet wide (2-way traffic), with sidewalks as shown on the 502
Sidewalk Plan, include landscaping and trees as required (i.e. trees 503
within landscape islands and trees along the perimeter of parking 504
including, but not limited to, trees in front of buildings #1-4), and 505
include parking as shown on the Concept Plan. 506
507
Section 6.2 Sidewalk and Path Standards. 508
509
A. Sidewalks and Paths shall be provided in the locations as generally 510
illustrated on Page 3 of Exhibit B (Sidewalk/Path Plan). 511
512
B. The final location of internal trails is subject to existing easements 513
and final engineering. If the internal paths are prevented from 514
being installed as generally shown, then an alternative path 515
location may be provided that still provide access within the 516
subject area of the Real Estate. 517
518
C. The Controlling Developer shall seek approval of a signalized 519
crosswalk at either 99th street and Michigan Road or Retail 520
Parkway and Michigan Road to provide access to the east side of 521
Michigan Road from the Real Estate. The scope of this 522
requirement is limited to the construction of the signalized 523
crosswalk at the intersection. 524
525
D. Colored areas on the Concept Plan (e.g. crosswalks) represent 526
colored concrete. They are labeled “colored concrete (or similar 527
material)” on the Concept Plan. Colored concrete (or similar 528
material) shall be required in these areas. 529
530
E. At locations where sidewalks turn at less than 90-degrees a 531
chamfer shall be provided. 532
533
Section 6.3 Road Improvement Requirements. Development of the Real Estate meets 534
all applicable Thoroughfare Plan related improvement requirements as 535
identified in and required under the UDO by construction of the street 536
connections and layout as illustrated on Page 2 of the Concept Plan 537
(Public Streets). 538
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539
Section 7. Procedural Provisions. 540
541
Section 7.1 Development Plan (DP), ADLS, and Plat (Primary and Secondary). 542
543
A. The Plan Commission may authorize DP, ADLS and Plat 544
approvals, subject to the procedures prescribed in the UDO. 545
546
B. The Real Estate shall be developed in substantial compliance with 547
the Concept Plan hereby incorporated and attached as Exhibit 548
B subject to Development Plan approval by the Plan 549
Commission. Substantial compliance shall be regulated in the 550
same manner as the “Substantial or Material Alteration” 551
definitions of the UDO. 552
553
C. Area B shall adhere to the design standards included in Exhibit H 554
(Additional Standards – Area B), in addition to the Underlying 555
Zoning standards as amended by this US 421-WCD PUD 556
Ordinance. 557
558
Section 7.2 Modification of Development Requirements (Zoning Waiver). The Plan 559
Commission may, after a public hearing, grant an applicant a Zoning 560
Waiver subject to the requirements of the UDO. A wavier of the 561
provisions of this US 421-WCD Ordinance may be granted up to a 562
maximum of thirty-five (35) percent of the specified standard. 563
564
Section 7.3 Variance of Development Requirements. The BZA may authorize 565
Variances from the terms of the US 421-WCD Ordinance, subject to the 566
procedures prescribed in the UDO. 567
568
Section 8. Controlling Developer’s Consent. 569
570
Section 8.1 Without the written consent of the Controlling Developer, no other 571
developer, user, owner, or tenant may obtain any permits or approvals, whatsoever, with 572
respect to the Real Estate or any portion thereof and, as such, and by way of example but 573
not by limitation, none of the following may be obtained without the approval and 574
consent of the Controlling Developer: 575
576
A. Improvement Location Permits for any site improvements within the Real 577
Estate; 578
579
B. Sign permits for any signs within the Real Estate; 580
581
C. Improvement Location Permits for any Dwellings within the Real Estate; 582
583
D. Primary Plat or Secondary Plat approval for any part of the Real Estate; 584
and 585
586
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E. Any text amendments, variances, modifications of Development 587
Requirements or other variations to the terms and conditions of this US 588
421-WCD Ordinance. 589
590
Section 9. Violations and Enforcement. All violations and enforcement of this US 421-591
WCD Ordinance shall be subject to the requirements of the UDO. 592
593
Section 10. Exhibits. All of the Exhibits (A-E) on the following pages are attached to this US 594
421-WCD Ordinance, are incorporated by reference into this US 421-WCD 595
Ordinance and are part of this US 421-WCD Ordinance. 596
597
598
The remainder of this page is left blank intentionally. 599
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
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” 1
2
(Amenities and Exterior Spaces Concept Imagery) 3
4
5
6 7
8 9
Exhibit “F” 10
11
(Area A - Architectural Standards) 12
13
Part 1. Guidelines and Objectives: 14
15
A. The purpose of these architectural guidelines is to establish design parameters for the 16
development of Area A of the US 421 – WCD District. 17
18
B. These guidelines provide an architectural style with a design framework that will be used 19
as the criteria for the redevelopment of the Real Estate. The guidelines set standards for 20
design quality with the intent to achieve a modern aesthetic and an environment that 21
provides an excellent experience. 22
23
Part 2. Design Philosophy: 24
25
A. The design philosophy is intended to create a modern, unique, and aesthetically pleasing 26
environment that provides an outstanding experience with a combination of attributes 27
including modern architectural design, a water feature that the buildings and amenities 28
face offering waterside views/experiences, a boulevard streetscape that buildings are built 29
to, and pedestrian walks throughout the community tying together the various buildings, 30
amenities, and outdoor spaces together, etc. 31
32
B. The US 421 – WCD District is composed of two principal areas, the residential area 33
(Area A) and the commercial area (Area B). Each area will have its own attributes, and 34
each will contribute uniquely to the mixed-use development with complimentary 35
character in Building design, materials, landscaping and scale. Area A is defined by 36
three and four-story residential Buildings. Area B will have retail and other non-37
residential uses. 38
39
Part 3. Architectural Style: 40
41
A. General: 42
43
1. The building design provides the building massing and materials provided below. 44
45
2. Façades will be formed in various proportions and will incorporate material changes 46
along the length and height of the buildings, combining rhythmic and harmonious 47
elements in a holistic composition. 48
49
3. Design elements of the elevations shall be organized such that openings line up 50
horizontally and vertically with other openings. Openings in a facade shall be 51
arranged in a balanced, relatively uniform fashion. 52
53
B. Building Massing: 54
55
1. 4 story buildings will have flat roofs with attached garages and an elevator 56
57
2. 3 story buildings will provide a design that creates a patio or balcony condition for 58
every unit on a lake facing or wooded facing facade. 59
60
3. The clubhouse will be integrated at the end of Building A to include strategically 61
located, enhanced features that provide a) a focal point at the vista created by the 62
intersection of the two boulevard streetscapes; and b) a focal point facing the lake 63
for the surrounding buildings and adjacent outdoor amenity areas. 64
65
4. A rooftop terrace shall be provided as part of the clubhouse. Two (2) stepbacks on 66
the north side of Building A along the water shall be required. 67
68
5. 4 story buildings shall have one façade facing a boulevard streetscape. 69
70
6. For all buildings that face a street, there must be at least one entrance on the front of 71
the building. 72
73
7. No facade will extend for a distance two (2) times its average height without a 74
vertical offset, material change, or color and texture change. In order to count 75
towards this requirement, a vertical offset shall be a minimum of two (2) feet in 76
depth. 77
78
8. All of these elements are strategically located to enhance the aesthetic appeal and 79
overall experience of those living and visiting the community. 80
81
C. Balconies: 82
83
1. Balconies shall be partially inset or fully inset on one side of the balcony or both 84
sides of the balcony for no less than 90% of applicable balconies. This requirement 85
shall not apply to the number of balconies on elevations including garage doors (i.e. 86
back side of Buildings A, B & C). 87
88
D. Materials and Exterior Building Finishes: 89
90
1. All buildings will be designed and constructed with complimentary building 91
materials and colors. All exterior sides of the buildings will be finished in 92
permitted materials. All facades of all buildings shall be of the same materials and 93
similarly detailed except for (i) the clubhouse at the north end of Building A and (ii) 94
the facades including garages. The selection of materials will be evaluated based 95
on their permanence, ability to withstand weather conditions and visual appearance. 96
97
2. Permitted Materials: Any number of materials may be used in Area A. The 98
following is a list of permitted materials for exterior façades. 99
a. Brick 100
b. Fiber Cement 101
c. Glass (clear, color, sand blast, etched, etc.) 102
d. Storefront (aluminum, wood, steel) 103
e. Structural steel 104
f. Wood and wood-like materials 105
g. Metal & metal panels and metal-like materials 106
h. Dimensional asphalt shingle roof 107
i. Porcelain and/or ceramic tile 108
j. Any materials not listed above may be approved as a part of an ADLS 109
application provided that the Plan Commission finds that the material is 110
of a quality that is equal or superior to the above listed materials. 111
112
3. Windows: 113
114
a. All facades shall have openings for windows. 115
116
b. All window design shall be compatible with the style, materials, color, 117
details and proportion of the building. The windows shall be consistent 118
with the architectural style of the structure. 119
120
4. Accessory buildings (e.g. maintenance building) will provide a complementary 121
design and colors to the primary buildings and may incorporate C.M.U. (concrete 122
masonry units). 123
124
E. Rooftop Equipment: All rooftop HVAC equipment shall be screened from street level 125
view. 126
127
F. Ground Level Equipment: Ground level HVAC equipment shall be screened from the 128
street using walls, fencing, landscaping, or other methods approved by the Plan 129
Commission 130
131
G. Street Lighting: All street lighting shall have a design and color that is 132
complementary with the architectural design of the buildings. 133
134
135
136
137
Exhibit “G” 138
139
(Modified Local Road Standard) 140
141
142
143
144
145
146
147
Exhibit “H” 148
149
(Additional Standards – Area B) 150
151
A. The proposed layout within Area B shall adhere to the following standards in addition to 152
the Underlying Zoning standards as amended by this US 421-WCD PUD Ordinance: 153
154
1. The layout for Area B shall integrate with the walkable design of the adjacent 155
apartments within Area A. 156
157
2. The layout for Area B shall provide a pedestrian walk and pedestrian 158
connectivity to the adjacent apartments within Area A. 159
160
3. The layout for Area B shall have a minimum of one building facade that 161
faces/abuts a street (i.e. Michigan Rd., 99th St., or drive between Area A and 162
Area B) or one building facade that faces/abuts the plaza if the plaza provides 163
a continuation of the boulevard street with no vehicular parking between such 164
facade and the street/drive or plaza. 165
166
4. No building which includes only one (1) tenant shall include a drive-thru. 167
Only a multi-tenant building may include a drive-thru. The drive-thru lane 168
shall not be adjacent to the plaza. A drive-thru shall only be permitted if the 169
drive-thru is approved by the Plan Commission as part of a Development Plan 170
application. 171
172
5. The layout for Area B shall include a pedestrian plaza area which shall be a 173
minimum of six-thousand five hundred (6,500) square feet in area. The 174
minimum square footage of the pedestrian plaza area includes any green space 175
around the plaza and outdoor seating adjacent to the plaza. If the plaza is not 176
located at the end of the boulevard street, a connecting walk shall be provided 177
from the plaza to the crosswalk that connects to the sidewalk along the 178
boulevard street. The sum of the width of the green landscaped area on one 179
side of the connecting walk plus the width of the green landscaped area on the 180
other side of the connecting walk shall be a minimum of twelve (12) feet. The 181
connecting walk may cross drive aisles within Area B with a crosswalk. 182
183
6. The plaza shall include seating, tables, landscaping and other pedestrian 184
amenities. The plaza shall include at least one active use such as table tennis, 185
corn hole, hook and ring game, etc. 186
187
7. At least one side of the plaza shall be enclosed with a building façade, 188
landscaping, or fencing to provide a sense of enclosure. 189
190
8. The final layout of Area B shall comply with this US 421-WCD PUD 191
Ordinance including the above standards (1-7). 192
193
9. The Controlling Developer shall seed Area B and maintain the grass upon 194
completion of construction activity of Area A and until the area within Area B 195
is developed.. 196
197
10. The following three (3) pages include examples of a layout of Area B which 198
would comply with the PUD and are not intended to represent required 199
potential site plans. The final layout of Area B shall comply with the US 421-200
WCD PUD standards including those standards in this Exhibit H. 201
202
203
RETAIL LOT LAYOUT EXAMPLE A
02
0 30 60 120 180 W. 99th S
t
.
4
2
1
N
.
M
i
c
h
i
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a
n
R
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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 S
t
.
4
2
1
N
.
M
i
c
h
i
g
a
n
R
d
01
Parking
Retail Building
Plaza
01
02
01
03
Outdoor Dining03
RETAIL LOT LAYOUT EXAMPLE B
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
02
0 30 60 120 180 W. 99th S
t
.
4
2
1
N
.
M
i
c
h
i
g
a
n
R
d
01
Parking
Retail Building
Plaza
01
02
01
03
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 ________, 204
2025, by a vote of _____ ayes and _____ nays. 205
206
COMMON COUNCIL FOR THE CITY OF CARMEL 207
208
209
______________________________ ______________________________ 210
Anthony Green Adam Aasen, President 211
212
______________________________ ______________________________ 213
Jeff Worrell Teresa Ayers 214
215
______________________________ ______________________________ 216
Shannon Minnaar Ryan Locke 217
218
______________________________ ______________________________ 219
Matthew Snyder, Vice-President Rich Taylor 220
221
______________________________ 222
Anita Joshi 223
224
ATTEST: 225
226
227
______________________________ 228
Jacob Quinn, Clerk 229
230
Presented by me to the Mayor of the City of Carmel, Indiana this ____ day of _________________, 231
2025, at ______ __.M. 232
233
_________________________________ 234
Jacob Quinn, Clerk 235
236
Approved by me, Mayor of the City of Carmel, Indiana this ____ day of _________________, 2025, 237
at ______ __.M. 238
239
240
_________________________________ 241
Sue Finkam, Mayor 242
ATTEST: 243
244
245
_________________________________ 246
Jacob Quinn, Clerk 247
248
This Instrument prepared by: James E. Shinaver, attorney at law, NELSON & FRANKENBERGER and Jon C. 249
Dobosiewicz, land use professional, NELSON & FRANKENBERGER. 550 Congressional Blvd, Carmel, IN 46032. 250
US 421-WCD PUD 19 052725 251
252
US 421-WCD PUD
Planned Unit Development (PUD) / Rezone
Z-697-25
PUD REZONE
CITY OF CARMEL, INDIANA
June 16, 2025
Carmel City Council
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 (Exhibit B – Page 1 of PUD)
Area Plan (Exhibit B – Page 2 of PUD)
Pedestrian Plan
4. Street and Drive Plan
5. Gathering Area adjacent to woods
Waterside Amenities and Rooftop Terrace
6. Character Imagery Exterior Spaces
7. Street Perspective
Perspective Character Imagery 4-Story Multi-Family Building
Perspective Character Imagery 3-Story Multi-Family Building
8. Retail (Area B) Example Layouts
9. US 421 – WCD PUD Ordinance 19 052725 (Certified Ordinance)
10. Public Comments
TAB 1
Project Description - US 421 – WCD PUD
This Rezone request received a unanimous seven (7) to zero (0) Positive Recommendation
from the Plan Commission. Below is the project description, and modifications to the request as a
result of the Plan Commission review process are provided on the following pages.
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 page 2 of Tab 3). 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 8 are illustrations which provide potential layout examples
for Area B.
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 is 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 (see page 1 of Tab 5).
Regarding open space, the community will have approximately 5 acres of open space, which comprises
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 (see page 2 of Tab 5).
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 6 are character illustrations depicting potential exterior space character
imagery.
Modifications to the PUD proposal resulting from discussions with DOCS Staff and the Plan
Commission review process are outlined below:
1. Revisions to the Concept Plan:
A. Revised street and Drive Plan (See Tab 4) along with a boulevard cross section.
B. Revised Pedestrian Plan (see page 3 behind Tab 3).
C. Revised amenities including gathering area adjacent to woods (see Tab 5).
2. Retail (Area B) examples: Three examples were provided which represent possible layouts of
the retail area based on compliance with the PUD standards including Exhibit H (see updated
PUD Draft under Tab 9). Exhibit H includes additional standards for the development of Area
B as well as the three example layouts.
3. RCI Globe: Text was provided in Section 4.3 requiring the applicant to consider incorporating
the RCI Globe or making it available to the City or another civic group.
4. Updated Ordinance Draft (see behind Tab 9). Items to note include the following:
A. Restricting uses in the Retail Area.
B. Adding Amenity specificity.
C. Increasing the wooded area.
D. Adding Long Term Bicycle Parking as a requirement.
E. Refining street, drive and pedestrian facilities as listed above and including provisions for a
crosswalk on Michigan Road.
F. Addition of architectural standards.
G. Addition of standard to seed and maintain Area B until it is developed.
As the matter was reviewed over several months, we have provided all public comments
received by the Plan Commission (prior to the public hearing) behind Tab 10.
As noted, The Plan Commission unanimously voted to send this request to the City Council
with a Favorable Recommendation for approval and we look forward to presenting this request to the
City Council on June 16, 2025.
Respectfully submitted,
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.
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.)
Note: Intersection with colored pavement will be colored concrete (or similar
material).
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
RETAIL PAR
K
W
A
Y
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
AREA A AREA
B
SITE PLAN | SIDEWALKS
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
.
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
BU
I
L
D
I
N
G
0
4
TRASH
MAINT.
5'-0" Sidewalk
8'-0" Sidewalk
8'-0" Existing
Sidewalk 10'-0" Path
10'-0" Existing Path
Crosswalk with
Colored Concrete
(or similar material)
Gathering Area
RETAIL PAR
K
W
A
Y
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
TAB 4
SITE PLAN | STREETS & DRIVES
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 Private Street Private Drive
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
BU
I
L
D
I
N
G
0
4
TRASH
MAINT.
RETAIL PAR
K
W
A
Y
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
TAB 5
0 5 10 20 30
SUB-AREA PLAN | GATHERING AREA
*Renderings are conceptual/illustrative and are subject to change.
Grilling Areas with Counters
Outdoor Lounge Seating
Outdoor Dining Tables
Shade Elements
Gathering Area Amenities
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
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
*Renderings are conceptual/illustrative and are subject to change.
PERSPECTIVE | LOOKING DOWN BOULEVARD BETWEEN BUILDINGS B & C TOWARDS BUILDING A
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
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
*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 8
RETAIL LOT LAYOUT EXAMPLE A
02
0 30 60 120 180 W. 99th S
t
.
4
2
1
N
.
M
i
c
h
i
g
a
n
R
d
Retail Building
Plaza
01
02
01
03
Outdoor Dining03
03
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
02
0 30 60 120 180 W. 99th S
t
.
4
2
1
N
.
M
i
c
h
i
g
a
n
R
d
01
Parking
Retail Building
Plaza
01
02
01
03
Outdoor Dining03
RETAIL LOT LAYOUT EXAMPLE B
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
02
0 30 60 120 180 W. 99th S
t
.
4
2
1
N
.
M
i
c
h
i
g
a
n
R
d
01
Parking
Retail Building
Plaza
01
02
01
03
Outdoor Dining03
RETAIL LOT LAYOUT EXAMPLE C
WEST CARMEL DEVELOPMENT CONCEPTUAL DESIGN
TAB 9
Sponsor: Minnaar
CARMEL, INDIANA
US 421-WCD
PLANNED UNIT DEVELOPMENT DISTRICT
ORDINANCE Z-697-25
May 27, 2025
Version 19 052725
2
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 ................................................................. 11
Section 6. Right-of-way and Access Standards ............................................................................. 11
Section 7. Procedural Provisions ...............................................................................................12
Section 8. Controlling Developer’s Consent .............................................................................13
Section 9. Violations and Enforcement .....................................................................................14
Section 10. Exhibits .....................................................................................................................14
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
Version 19 052725
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Sponsor: Minnaar
ORDINANCE Z-697-24
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 March 18, 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 May 20, 2025, has given a
Favorable 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
Version 19 052725
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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).
Version 19 052725
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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
Version 19 052725
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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, Commercial Parking Lot, Equipment Sales/repair,
Funeral Home, Lumber/building Materials Sales, Motor bus or railroad
passenger station, Radio/Television studio, Radio/Television transmission
tower, Recreational Vehicle/Mobile Home Sales, Self-service Laundry,
Shooting Gallery, 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
Version 19 052725
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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:
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:
Version 19 052725
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1. Coworking space with private offices/workstations and private
meeting rooms,
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:
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, during the DP/ADLS process. 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 of
submitting a DP/ADLS application for Area A 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. Notwithstanding the above, the RCI Globe
shall not be removed from the Real Estate until such time as Edward
Rose takes possession of the Real Estate.
Section 4.4 Density and Intensity Standards: The maximum number of Residential
Dwellings shall be three hundred and sixty (360).
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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.
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 two (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.
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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.
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.
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Section 4.23 Weed and Solid Waste: The Weed 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.
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 (see Exhibit G)
shall be required in the location illustrated on the Concept Plan
(north south public street) and for the Private Street between
Buildings B and C.
C. Internal streets and drives shall be located as illustrated on Page 2
of the Concept Plan.
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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.
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 6.2 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) represent
colored concrete. They are labeled “colored concrete (or similar
material)” on the Concept Plan. Colored concrete (or similar
material) shall be required in these areas.
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).
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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
B subject to Development Plan approval by the Plan
Commission. Substantial compliance shall be regulated in the
same manner as the “Substantial or Material Alteration”
definitions of the UDO.
C. Area B shall adhere to the 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.
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”
(Concept Plan – Area Map)
Page 2 of 3
Exhibit “B”
Exhibit “B”
(Concept Plan – Sidewalk/Path Plan)
Page 3 of 3
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)
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)
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..
10. 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
1
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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 S
t
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4
2
1
N
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M
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a
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Parking
Retail Building
Plaza
01
02
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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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Parking
Retail Building
Plaza
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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 Adam Aasen, 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 19 052725
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 discussing this opportunity further.
Sincerely,
Garrett M. Clark
Co-Founder and Director of Engineering
Artistic Composite Pallets
Cell: 317-918-5370 Email: gclark@artisticpallets.com
Sponsor: Councilor Aasen 1
2
RESOLUTION CC-06-16-25-01 3
4
A RESOLUTION OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA, 5
APPROVING CERTAIN MATTERS IN CONNECTION WITH THE 6
GRAMERCY ECONOMIC DEVELOPMENT AREA 7
(GRAMERCY EAST – PHASES 1-3) 8
9
Synopsis: 10
This resolution approves (1) a resolution of the City of Carmel Redevelopment 11
Commission creating the new Gramercy East – Phase 1 Allocation Area, the Gramercy East – 12
Phase 2 Allocation Area and the Gramercy East – Phase 3 Allocation Area, all within the 13
Gramercy Economic Development Area, including an economic development plan supplement, 14
and (2) a related City of Carmel Plan Commission resolution. 15
16
WHEREAS, the City of Carmel Redevelopment Commission (the “Redevelopment 17
Commission”), as the governing body for the City of Carmel Redevelopment Department, 18
pursuant to Indiana Code 36-7-14, as amended (the “Act), adopted its Resolution No. 2025-02 on 19
March 19, 2025 (the “CRC Resolution”), which made certain amendments to the previously 20
declared Gramercy Economic Development Area (the “Area”) and the Economic Development 21
Plan (the “Plan”) for the Area (such Plan amendments, the “Plan Supplement”); and 22
23
WHEREAS, the City of Carmel Plan Commission, on May 20, 2025, approved and 24
adopted its Resolution No. PC-5-20-25-a (the “Plan Commission Order”) determining that the 25
CRC Resolution and Plan Supplement conform to the plan of development for the City of 26
Carmel, Indiana (the “City”), and approving the CRC Resolution and the Plan Supplement; and 27
28
WHEREAS, pursuant to Section 16(b) of the Act, the Redevelopment Commission has 29
submitted the CRC Resolution, the Plan Supplement and the Plan Commission Order to the 30
Common Council of the City (the “Council”). 31
32
NOW THEREFORE, BE IT RESOLVED by the Common Council of the City of 33
Carmel, Indiana, as follows: 34
35
1. Pursuant to Section 16(b) of the Act, the Council determines that the CRC 36
Resolution and the Plan Supplement conform to the plan of development for the City, and 37
approves the CRC Resolution, the Plan Supplement and the Plan Commission Order. 38
39
2. This Resolution shall be in full force and effect from and after its passage by the 40
Council and approval by the Mayor as required by law. 41
42
2
PASSED by the Common Council of the City of Carmel, Indiana, this ________ day of 43
___________________, 2025, by a vote of ______ ayes and ____ nays. 44
45
COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA 46
47
___________________________________ ____________________________________ 48
Adam Aasen, President Matthew Snyder, Vice President 49
50
___________________________________ ____________________________________ 51
Teresa Ayers Anthony Green 52
53
___________________________________ ____________________________________ 54
Anita Joshi Ryan Locke 55
56
___________________________________ ___________________________________ 57
Shannon Minnaar Rich Taylor 58
59
___________________________________ 60
Jeff Worrell 61
62
ATTEST: 63
64
__________________________________ 65
Jacob Quinn, Clerk 66
67
Presented by me to the Mayor of the City of Carmel, Indiana this _______ day of 68
__________________, 2025, at ________ __.M. 69
70
____________________________________ 71
Jacob Quinn, Clerk 72
73
Approved by me, Mayor of the City of Carmel, Indiana, this _______ day of 74
_________________, 2025, at ________ __.M. 75
76
____________________________________ 77
Sue Finkam, Mayor 78
79
80
ATTEST:
Jacob Quinn, Clerk
81
Prepared by: Bradley J. Bingham 82
Barnes & Thornburg LLP 83
11 South Meridian Street 84
Indianapolis, IN 46204 85
86
Sponsor: Councilor Aasen 1
2
RESOLUTION CC-06-16-25-02 3
4
A RESOLUTION OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA, 5
APPROVING CERTAIN MATTERS IN CONNECTION WITH THE 6
GRAMERCY ECONOMIC DEVELOPMENT AREA 7
(GRAMERCY EAST – PHASE 4) 8
9
Synopsis: 10
This resolution approves (1) a resolution of the City of Carmel Redevelopment 11
Commission creating the new Gramercy East – Phase 4 Allocation Area within the Gramercy 12
Economic Development Area, including an economic development plan supplement, and (2) a 13
related City of Carmel Plan Commission resolution. 14
15
WHEREAS, the City of Carmel Redevelopment Commission (the “Redevelopment 16
Commission”), as the governing body for the City of Carmel Redevelopment Department, 17
pursuant to Indiana Code 36-7-14, as amended (the “Act), adopted its Resolution No. 2025-03 on 18
March 19, 2025 (the “CRC Resolution”), which made certain amendments to the previously 19
declared Legacy Project Economic Development Area (the “Area”) and the Economic 20
Development Plan (the “Plan”) for the Area (such Plan amendments, the “Plan Supplement”); 21
and 22
23
WHEREAS, the City of Carmel Plan Commission, on May 20, 2025, approved and 24
adopted its Resolution No. PC-5-20-25-b (the “Plan Commission Order”) determining that the 25
CRC Resolution and Plan Supplement conform to the plan of development for the City of 26
Carmel, Indiana (the “City”), and approving the CRC Resolution and the Plan Supplement; and 27
28
WHEREAS, pursuant to Section 16(b) of the Act, the Redevelopment Commission has 29
submitted the CRC Resolution, the Plan Supplement and the Plan Commission Order to the 30
Common Council of the City (the “Council”). 31
32
NOW THEREFORE, BE IT RESOLVED by the Common Council of the City of 33
Carmel, Indiana, as follows: 34
35
1. Pursuant to Section 16(b) of the Act, the Council determines that the CRC 36
Resolution and the Plan Supplement conform to the plan of development for the City, and 37
approves the CRC Resolution, the Plan Supplement and the Plan Commission Order. 38
39
2. This Resolution shall be in full force and effect from and after its passage by the 40
Council and approval by the Mayor as required by law. 41
42
2
PASSED by the Common Council of the City of Carmel, Indiana, this _____ day of 43
___________________, 2025, by a vote of ______ ayes and ____ nays. 44
45
COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA 46
47
___________________________________ 48
Adam Aasen, President Matthew Snyder, Vice President 49
50
___________________________________ ____________________________________ 51
Teresa Ayers Anthony Green 52
53
___________________________________ ____________________________________ 54
Anita Joshi Ryan Locke 55
56
___________________________________ ___________________________________ 57
Shannon Minnaar Rich Taylor 58
59
___________________________________ 60
Jeff Worrell 61
62
ATTEST: 63
64
__________________________________ 65
Jacob Quinn, Clerk 66
67
Presented by me to the Mayor of the City of Carmel, Indiana this _______ day of 68
__________________, 2025, at ________ __.M. 69
70
____________________________________ 71
Jacob Quinn, Clerk 72
73
Approved by me, Mayor of the City of Carmel, Indiana, this _______ day of 74
_________________, 2025, at ________ __.M. 75
76
____________________________________ 77
Sue Finkam, Mayor 78
79
80
ATTEST:
Jacob Quinn, Clerk
81
Prepared by: Bradley J. Bingham 82
Barnes & Thornburg LLP 83
11 South Meridian Street 84
Indianapolis, IN 46204 85
86
RESOLUTION NO. 2025-03
RESOLUTION OF THE CITY OF CARMEL REDEVELOPMENT COMMISSION
AMENDING THE DECLARATORY RESOLUTION AND THE ECONOMIC
DEVELOPMENT PLAN FOR THE GRAMERCY
ECONOMIC DEVELOPMENT AREA
(Gramercy East – Phase 4)
WHEREAS, the City of Carmel Redevelopment Commission (the “Commission”)
pursuant to IC 36-7-14 (the “Act”) serves as the governing body of the City of Carmel
Redevelopment District (the “District”); and
WHEREAS, the Commission has previously adopted and confirmed resolutions
(collectively, the “Declaratory Resolution”) which established an economic development area
known as the “Gramercy Economic Development Area” (the “Area”), designated portions of the
Area as separate allocation area pursuant to Section 39 of the Act, and approved and amended a
development plan for the Area (the “Plan”) pursuant to the Act; and
WHEREAS, on March 19, 2025, the Commission adopted a resolution to amend the
Declaratory Resolution and the Plan in order to, among other things, adopt a supplement to the
Plan which was attached as Exhibit D thereto (the “2025 Plan Supplement”); and
WHEREAS, the Commission now desires to amend the Declaratory Resolution and Plan
in order to designate the territory identified on Exhibit A hereto as a separate allocation area within
the Area, pursuant to Section 39 of the Act, to be known as the “Gramercy East – Phase 4
Allocation Area” (such amendment, together with the 2025 Plan Supplement, collectively, the
“2025 Amendments”); and
WHEREAS, the 2025 Amendments and supporting data were reviewed and considered at
this meeting; and
WHEREAS, Section 39 of the Act permits the creation of “allocation areas” to provide for
the allocation and distribution of property taxes for the purposes and in the manner provided in
said section; and
WHEREAS, Sections 41 and 43 of the Act permit the creation of “economic development
areas” and provide that all of the rights, powers, privileges and immunities that may be exercised
by this Commission in a redevelopment area or urban renewal area may be exercised in an
economic development area, subject to the conditions set forth in the Act; and
WHEREAS, this Commission deems it advisable to apply the provisions of said Sections
15-17, 39, 41 and 43 of the Act to the 2025 Amendments; and
WHEREAS, the Commission now desires to approve the 2025 Amendments.
NOW, THEREFORE, BE IT RESOLVED by the City of City of Carmel Redevelopment
Commission, governing body of the City of Carmel Redevelopment District, as follows:
2
1. The Commission hereby finds that the 2025 Amendments promote significant
opportunities for the gainful employment of the citizens of the City of Carmel, Indiana (the “City”),
the attraction of major new business enterprises to the City, the retention and expansion of
significant business enterprises existing in the boundaries of the City, and meet other purposes of
Sections 2.5, 41 and 43 of the Act, including without limitation benefiting public health, safety
and welfare, increasing the economic well-being of the City and the State of Indiana (the “State”),
and serving to protect and increase property values in the City and the State.
2. The Commission hereby finds that the Plan, as amended by the 2025 Plan
Supplement, cannot be achieved by regulatory processes or by the ordinary operation of private
enterprise without resort to the powers allowed under Sections 2.5, 41 and 43 of the Act because
of the lack of local public improvements, the existence of improvements or conditions that lower
the value of the land below that of nearby land, multiple ownership of land and other similar
conditions.
3. The public health and welfare will be benefited by accomplishment of the 2025
Amendments.
4. It will be of public utility and benefit to amend the Declaratory Resolution and the
Plan for the Area as provided in the 2025 Amendments and to continue to develop the Area, as
amended the 2025 Amendments, under the Act.
5. The accomplishment of the Plan for the Area, as amended by the 2025
Amendments, will be a public utility and benefit as measured by the attraction or retention of
permanent jobs, an increase in the property tax base, improved diversity of the economic base and
other similar public benefits.
6. The Declaratory Resolution and the Plan, as amended by this Resolution and the
2025 Plan Supplement, conform to the comprehensive plan of development for the City.
7. The 2025 Amendments are reasonable and appropriate when considered in relation
to the Declaratory Resolution and Plan and the purposes of the Act.
8. The findings and determinations set forth in the Declaratory Resolution and the
Plan are hereby reaffirmed.
9. In support of the findings and determinations set forth in Sections 1 through 7
above, the Commission hereby adopts the specific findings set forth in the Plan, as amended by
the 2025 Plan Supplement.
10. The Commission does not at this time propose to acquire any specific parcel of land
or interests in land within the boundaries of the Area, as amended by the 2025 Amendments. If at
any time the Commission proposes to acquire specific parcels of land, the required procedures for
amending the Plan, as amended by the 2025 Plan Supplement, under the Act will be followed,
including notice by publication to affected property owners and a public hearing.
11. The Commission finds that no residents of the Area will be displaced by any project
resulting from the Plan, as amended by the 2025 Plan Supplement, and therefore finds that it does
3
not need to give consideration to transitional and permanent provision for adequate housing for
the residents.
12. The 2025 Amendments are hereby in all respects approved.
13. The area described in Exhibit A is hereby designated as a separate “allocation area”
pursuant to Section 39 of the Act to be known as the “Gramercy East – Phase 4 Allocation Area,”
for purposes of the allocation and distribution of property taxes for the purposes and in the manner
provided by said Section. Any taxes imposed under Ind. Code 6-1.1 on real property subsequently
levied by or for the benefit of any public body entitled to a distribution of property taxes on taxable
property in said allocation area shall be allocated and distributed as follows:
Except as otherwise provided in said Section 39, the proceeds of taxes attributable
to the lesser of the assessed value of the property for the assessment date with
respect to which the allocation and distribution is made, or the base assessed value,
shall be allocated to and when collected paid into the funds of the respective taxing
units. Except as otherwise provided in said Section 39, property tax proceeds in
excess of those described in the previous sentence shall be allocated to the
redevelopment district and when collected paid into an allocation fund for the
Gramercy East – Phase 4 Allocation Area hereby designated as the “Gramercy East
– Phase 4 Allocation Fund” and may be used by the redevelopment district to do
one or more of the things specified in Section 39(b)(4) of the Act, as the same may
be amended from time to time. Said allocation fund may not be used for operating
expenses of the Commission, except as otherwise permitted by the Act. Except as
otherwise provided in the Act, before June 15 of each year, the Commission shall
take the actions set forth in Section 39(b)(5) of the Act.
14. The foregoing allocation provision shall apply to the Gramercy East – Phase 4
Allocation Area. The Commission hereby finds that the adoption of this allocation provision will
result in new property taxes in each of the Gramercy East – Phase 4 Allocation Area that would
not have been generated but for the adoption of the allocation provisions, as specifically evidenced
by the findings set forth in the 2025 Plan Supplement. The base assessment date for the Gramercy
East – Phase 4 Allocation Area is January 1, 2025.
15. The provisions of this Resolution shall be subject in all respects to the Act and any
amendments thereto, and the allocation provision herein relating to the Gramercy East – Phase 4
Allocation Area shall expire on the date that is twenty-five (25) years after the date on which the
first obligation is incurred to pay principal and interest on bonds or lease rentals on leases payable
from tax increment revenues derived from the Gramercy East – Phase 4 Allocation Area. For the
avoidance of doubt, it is to be understood that the twenty-five (25) year expiration date shall be
applied independently and separately for each separate allocation area within the Area.
16. This Resolution, together with any supporting data, shall be submitted to the
Carmel Plan Commission (the “Plan Commission”) and the Common Council of the City (the
“Council”) as provided in the Act, and if approved by the Plan Commission and the Council, shall
be submitted to a public hearing and remonstrance as provided by the Act, after public notice as
DMS 46701555.1
A-1
EXHIBIT A
Gramercy East – Phase 4 Allocation Area
The Gramercy East – Phase 4 Allocation Area consists of the territory in the light green-
shaded area shown in the maps below. The parcel identification number or numbers for the
Gramercy East – Phase 4 Allocation Area shall be determined and provided to the Hamilton
County Auditor’s within thirty (30) days after the Commission takes final action on this resolution.
Sponsor: Councilor Aasen 1
2
RESOLUTION CC-06-16-25-03 3
4
A RESOLUTION OF THE COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA, 5
APPROVING CERTAIN MATTERS IN CONNECTION WITH THE 6
GRAMERCY ECONOMIC DEVELOPMENT AREA 7
(GRAMERCY EAST – PHASES 5-7) 8
9
Synopsis: 10
This resolution approves (1) a resolution of the City of Carmel Redevelopment 11
Commission creating the new Gramercy East – Phase 5 Allocation Area, the Gramercy East – 12
Phase 6 Allocation Area and the Gramercy East – Phase 7 Allocation Area all within the 13
Gramercy Economic Development Area, including an economic development plan supplement, 14
and (2) a related City of Carmel Plan Commission resolution. 15
16
WHEREAS, the City of Carmel Redevelopment Commission (the “Redevelopment 17
Commission”), as the governing body for the City of Carmel Redevelopment Department, 18
pursuant to Indiana Code 36-7-14, as amended (the “Act), adopted its Resolution No. 2025-04 on 19
March 19, 2025 (the “CRC Resolution”), which (i) made certain amendments to the previously 20
declared Gramercy Economic Development Area (the “Area”) and the Economic Development 21
Plan (the “Plan”) for the Area (such Plan amendments, the “Plan Supplement”), (ii) designated 22
an area adjacent to the existing Area as an economic development area (the “2025 Area”), and 23
(iii) consolidated the 2025 Area with the existing Area; and 24
25
WHEREAS, the City of Carmel Plan Commission, on May 20, 2025, approved and 26
adopted its Resolution No. PC-5-20-25-c (the “Plan Commission Order”) determining that the 27
CRC Resolution and Plan Supplement conform to the plan of development for the City of 28
Carmel, Indiana (the “City”), and approving the CRC Resolution and the Plan Supplement; and 29
30
WHEREAS, pursuant to Section 16(b) of the Act, the Redevelopment Commission has 31
submitted the CRC Resolution, the Plan Supplement and the Plan Commission Order to the 32
Common Council of the City (the “Council”). 33
34
NOW THEREFORE, BE IT RESOLVED by the Common Council of the City of 35
Carmel, Indiana, as follows: 36
37
1. Pursuant to Section 16(b) of the Act, the Council determines that the CRC 38
Resolution and the Plan Supplement conform to the plan of development for the City, and 39
approves the CRC Resolution, the Plan Supplement and the Plan Commission Order. 40
41
2. Pursuant to Section 41(c) of the Act, the Common Council hereby approves the 42
determination that the 2025 Area is an economic development area pursuant to the Act. 43
44
3. This Resolution shall be in full force and effect from and after its passage by the 45
Council and approval by the Mayor as required by law. 46
47
2
PASSED by the Common Council of the City of Carmel, Indiana, this _____ day of 48
___________________, 2025, by a vote of ______ ayes and ____ nays. 49
50
COMMON COUNCIL OF THE CITY OF CARMEL, INDIANA 51
52
___________________________________ 53
Adam Aasen, President Matthew Snyder, Vice President 54
55
___________________________________ ____________________________________ 56
Teresa Ayers Anthony Green 57
58
___________________________________ ____________________________________ 59
Anita Joshi Ryan Locke 60
61
___________________________________ ___________________________________ 62
Shannon Minnaar Rich Taylor 63
64
___________________________________ 65
Jeff Worrell 66
67
ATTEST: 68
69
__________________________________ 70
Jacob Quinn, Clerk 71
72
Presented by me to the Mayor of the City of Carmel, Indiana this _______ day of 73
__________________, 2025, at ________ __.M. 74
75
____________________________________ 76
Jacob Quinn, Clerk 77
78
Approved by me, Mayor of the City of Carmel, Indiana, this _______ day of 79
_________________, 2025, at ________ __.M. 80
81
____________________________________ 82
Sue Finkam, Mayor 83
84
85
ATTEST:
Jacob Quinn, Clerk
86
Prepared by: Bradley J. Bingham 87
Barnes & Thornburg LLP 88
11 South Meridian Street 89
Indianapolis, IN 46204 90
91
RESOLUTION NO. 2025-04
RESOLUTION OF THE CITY OF CARMEL REDEVELOPMENT COMMISSION
AMENDING THE DECLARATORY RESOLUTION AND THE ECONOMIC
DEVELOPMENT PLAN FOR THE GRAMERCY
ECONOMIC DEVELOPMENT AREA
(Gramercy East – Phases 5–7)
WHEREAS, the City of Carmel Redevelopment Commission (the “Commission”)
pursuant to IC 36-7-14 (the “Act”) serves as the governing body of the City of Carmel
Redevelopment District (the “District”); and
WHEREAS, the Commission has previously adopted and confirmed resolutions
(collectively, the “Declaratory Resolution”) which established an economic development area
known as the “Gramercy Economic Development Area” (the “Area”), designated portions thereof
as an allocation area pursuant to Section 39 of the Act, and approved and amended a development
plan for the Area (the “Plan”) pursuant to the Act; and
WHEREAS, on March 19, 2025, the Commission adopted a resolution to amend the
Declaratory Resolution and the Plan in order to, among other things, adopt a supplement to the
Plan which was attached as Exhibit D thereto (the “2025 Plan Supplement”); and
WHEREAS, the Commission now desires to simultaneously (i) designate the parcels
described on Exhibit A hereto (the “2025 Area”) as an economic development area under the Act,
(ii) adopt an economic development plan for the 2025 Area, and (iii) consolidate the 2025 Area
and the existing Area into a single economic development area (the “Consolidation”), at which
time the 2025 Area will thereafter constitute a portion of the Area; and
WHEREAS, the Commission now further desires to amend the Declaratory Resolution and
Plan in order to: (i) incorporate and effectuate the Consolidation; (ii) designate a portion of the
2025 Area identified on Exhibit B hereto as a separate allocation area within the Area, pursuant to
Section 39 of the Act, to be known as the “Gramercy East – Phase 5 Allocation Area;” (iii)
designate a portion of the 2025 Area identified on Exhibit C hereto as a separate allocation area
within the Area, pursuant to Section 39 of the Act, to be known as the “Gramercy East – Phase 6
Allocation Area;” and (iv) designate a portion of the 2025 Area identified on Exhibit D hereto as
a separate allocation area within the Area, pursuant to Section 39 of the Act, to be known as the
“Gramercy East – Phase 7 Allocation Area” (clauses (i) through and including (iv), together with
the 2025 Plan Supplement, collectively, the “2025 Amendments”); and
WHEREAS, the 2025 Amendments and supporting data were reviewed and considered at
this meeting; and
WHEREAS, Section 39 of the Act permits the creation of “allocation areas” to provide for
the allocation and distribution of property taxes for the purposes and in the manner provided in
said section; and
2
WHEREAS, Sections 41 and 43 of the Act permit the creation of “economic development
areas” and provide that all of the rights, powers, privileges and immunities that may be exercised
by this Commission in a redevelopment area or urban renewal area may be exercised in an
economic development area, subject to the conditions set forth in the Act; and
WHEREAS, this Commission deems it advisable to apply the provisions of said Sections
15-17, 39, 41 and 43 of the Act to the 2025 Amendments; and
WHEREAS, the Commission now desires to approve the 2025 Amendments.
NOW, THEREFORE, BE IT RESOLVED by the City of City of Carmel Redevelopment
Commission, governing body of the City of Carmel Redevelopment District, as follows:
1. The Commission hereby finds that the 2025 Amendments promote significant
opportunities for the gainful employment of the citizens of the City of Carmel, Indiana (the “City”),
the attraction of major new business enterprises to the City, the retention and expansion of
significant business enterprises existing in the boundaries of the City, and meet other purposes of
Sections 2.5, 41 and 43 of the Act, including without limitation benefiting public health, safety
and welfare, increasing the economic well-being of the City and the State of Indiana (the “State”),
and serving to protect and increase property values in the City and the State.
2. The existing Plan, as amended by the 2025 Plan Supplement, is hereby adopted as
the economic development plan for the 2025 Area. The Commission hereby finds that the Plan,
as amended by the 2025 Plan Supplement, cannot be achieved by regulatory processes or by the
ordinary operation of private enterprise without resort to the powers allowed under Sections 2.5,
41 and 43 of the Act because of the lack of local public improvements, the existence of
improvements or conditions that lower the value of the land below that of nearby land, multiple
ownership of land and other similar conditions.
3. The public health and welfare will be benefited by accomplishment of the 2025
Amendments.
4. It will be of public utility and benefit to amend the Declaratory Resolution and the
Plan for the Area as provided in the 2025 Amendments and to continue to develop the Area, as
amended the 2025 Amendments, under the Act.
5. The accomplishment of the Plan for the Area, as amended by the 2025
Amendments, will be a public utility and benefit as measured by the attraction or retention of
permanent jobs, an increase in the property tax base, improved diversity of the economic base and
other similar public benefits.
6. The Declaratory Resolution and the Plan, as amended by this Resolution and the
2025 Plan Supplement, conform to the comprehensive plan of development for the City.
7. The 2025 Amendments are reasonable and appropriate when considered in relation
to the Declaratory Resolution and Plan and the purposes of the Act.
3
8. The findings and determinations set forth in the Declaratory Resolution and the
Plan are hereby reaffirmed.
9. In support of the findings and determinations set forth in Sections 1 through 7
above, the Commission hereby adopts the specific findings set forth in the Plan, as amended by
the 2025 Plan Supplement.
10. The 2025 Area is hereby designated as an “economic development area” under
Section 41 of the Act, and consolidated with the Area into a single economic development area,
and thereby constitutes a portion of the Area.
11. The Plan, as amended by the 2025 Plan Supplement, is hereby designated as the
economic development plan for the Area, including the 2025 Area.
12. The Commission does not at this time propose to acquire any specific parcel of land
or interests in land within the boundaries of the Area, as amended by the 2025 Amendments. If at
any time the Commission proposes to acquire specific parcels of land, the required procedures for
amending the Plan, as amended by the 2025 Plan Supplement, under the Act will be followed,
including notice by publication to affected property owners and a public hearing.
13. The Commission finds that no residents of the Area will be displaced by any project
resulting from the Plan, as amended by the 2025 Plan Supplement, and therefore finds that it does
not need to give consideration to transitional and permanent provision for adequate housing for
the residents.
14. The 2025 Amendments are hereby in all respects approved.
15. The area described in Exhibit B is hereby designated as a separate “allocation area”
pursuant to Section 39 of the Act to be known as the “Gramercy East – Phase 5 Allocation Area,”
for purposes of the allocation and distribution of property taxes for the purposes and in the manner
provided by said Section. Any taxes imposed under Ind. Code 6-1.1 on real property subsequently
levied by or for the benefit of any public body entitled to a distribution of property taxes on taxable
property in said allocation area shall be allocated and distributed as follows:
Except as otherwise provided in said Section 39, the proceeds of taxes attributable
to the lesser of the assessed value of the property for the assessment date with
respect to which the allocation and distribution is made, or the base assessed value,
shall be allocated to and when collected paid into the funds of the respective taxing
units. Except as otherwise provided in said Section 39, property tax proceeds in
excess of those described in the previous sentence shall be allocated to the
redevelopment district and when collected paid into an allocation fund for the
Gramercy East – Phase 5 Allocation Area hereby designated as the “Gramercy East
– Phase 5 Allocation Fund” and may be used by the redevelopment district to do
one or more of the things specified in Section 39(b)(4) of the Act, as the same may
be amended from time to time. Said allocation fund may not be used for operating
expenses of the Commission, except as otherwise permitted by the Act. Except as
otherwise provided in the Act, before June 15 of each year, the Commission shall
take the actions set forth in Section 39(b)(5) of the Act.
4
16. The area described in Exhibit C is hereby designated as a separate “allocation area”
pursuant to Section 39 of the Act to be known as the “Gramercy East – Phase 6 Allocation Area,”
for purposes of the allocation and distribution of property taxes for the purposes and in the manner
provided by said Section. Any taxes imposed under Ind. Code 6-1.1 on real property subsequently
levied by or for the benefit of any public body entitled to a distribution of property taxes on taxable
property in said allocation area shall be allocated and distributed as follows:
Except as otherwise provided in said Section 39, the proceeds of taxes attributable
to the lesser of the assessed value of the property for the assessment date with
respect to which the allocation and distribution is made, or the base assessed value,
shall be allocated to and when collected paid into the funds of the respective taxing
units. Except as otherwise provided in said Section 39, property tax proceeds in
excess of those described in the previous sentence shall be allocated to the
redevelopment district and when collected paid into an allocation fund for the
Gramercy East – Phase 6 Allocation Area hereby designated as the “Gramercy East
– Phase 6 Allocation Fund” and may be used by the redevelopment district to do
one or more of the things specified in Section 39(b)(4) of the Act, as the same may
be amended from time to time. Said allocation fund may not be used for operating
expenses of the Commission, except as otherwise permitted by the Act. Except as
otherwise provided in the Act, before June 15 of each year, the Commission shall
take the actions set forth in Section 39(b)(5) of the Act.
17. The area described in Exhibit D is hereby designated as a separate “allocation area”
pursuant to Section 39 of the Act to be known as the “Gramercy East – Phase 7 Allocation Area,”
for purposes of the allocation and distribution of property taxes for the purposes and in the manner
provided by said Section. Any taxes imposed under Ind. Code 6-1.1 on real property subsequently
levied by or for the benefit of any public body entitled to a distribution of property taxes on taxable
property in said allocation area shall be allocated and distributed as follows:
Except as otherwise provided in said Section 39, the proceeds of taxes attributable
to the lesser of the assessed value of the property for the assessment date with
respect to which the allocation and distribution is made, or the base assessed value,
shall be allocated to and when collected paid into the funds of the respective taxing
units. Except as otherwise provided in said Section 39, property tax proceeds in
excess of those described in the previous sentence shall be allocated to the
redevelopment district and when collected paid into an allocation fund for the
Gramercy East – Phase 7 Allocation Area hereby designated as the “Gramercy East
– Phase 7 Allocation Fund” and may be used by the redevelopment district to do
one or more of the things specified in Section 39(b)(4) of the Act, as the same may
be amended from time to time. Said allocation fund may not be used for operating
expenses of the Commission, except as otherwise permitted by the Act. Except as
otherwise provided in the Act, before June 15 of each year, the Commission shall
take the actions set forth in Section 39(b)(5) of the Act.
18. The foregoing allocation provisions shall apply to the Gramercy East – Phase 5
Allocation Area, the Gramercy East – Phase 6 Allocation Area, and the Gramercy East – Phase 7
Allocation Area, respectively (collectively, the “New Gramercy Allocation Areas”). The
A-1
EXHIBIT A
Map and Description of Parcels in the 2025 Area
The 2025 Area consists of the red-shaded parcels depicted in the map set forth below,
together with any and all public ways, streams or rights-of-way that physically connect any of the
described areas to each other and to the existing Gramercy Economic Development Area. The
2025 Area shall be consolidated with, and form a part of, the Gramercy Economic Development
Area. All of the following parcels comprise the 2025 Area.
PARCEL ID NUMBERS:
16-10-31-00-00-023.002
16-10-31-00-00-023.102
16-10-31-00-00-023.000
B-1
EXHIBIT B
Gramercy East – Phase 5 Allocation Area
The Gramercy East – Phase 5 Allocation Area consists of the territory in the blue-shaded
area shown in the maps below. The parcel identification number or numbers for the Gramercy
East – Phase 5 Allocation Area shall be determined and provided to the Hamilton County Auditor’s
within thirty (30) days after the Commission takes final action on this resolution.
C-1
EXHIBIT C
Gramercy East – Phase 6 Allocation Area
The Gramercy East – Phase 6 Allocation Area consists of the territory in the orange-shaded
area shown in the maps below. The parcel identification number or numbers for the Gramercy
East – Phase 6 Allocation Area shall be determined and provided to the Hamilton County Auditor’s
within thirty (30) days after the Commission takes final action on this resolution.
DMS 46700986.1
D-1
EXHIBIT D
Gramercy East – Phase 7 Allocation Area
The Gramercy East – Phase 7 Allocation Area consists of the territory in the red-shaded
area shown in the maps below. The parcel identification number or numbers for the Gramercy
East – Phase 7 Allocation Area shall be determined and provided to the Hamilton County Auditor’s
within thirty (30) days after the Commission takes final action on this resolution.
25 26
New computer hardware, telecommunications equipment, information technology equipment, and
equipment used for research & development for engineering purposes.
635105,371,900
28547,292,900
58,079,000
350