[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6249189,"mediaKeyId","3207533-9d821e881380f1c6ed5ba53da4c8ac07","parentId",3207533,"title","Committee advances Edward Rose 360-unit PUD for Michigan Road to full commission with added conditions","audioSeconds",2255,"startMs",1077000,"endMs",3332000,"viewUrl","/Search/View?dp=1&key=3207533-9d821e881380f1c6ed5ba53da4c8ac07&start=1077&end=3332","thumbnailUrl","https://assets.pipeline.soar.com/3207533-9d821e881380f1c6ed5ba53da4c8ac07/thumbnail_1077000.jpg","articleUrl","/articles/6249189/Carmel/Hamilton-County/Indiana/Committee-advances-Edward-Rose-360-unit-PUD-for-Michigan-Road-to-full-commission-with-added-conditions","mediaUrl","https://secure.pipeline.soar.com/6249189-d498d99b7b55cdcd7f5af2062d1e3a9f/orig.mp4?Expires=1775626165&Signature=UBUrAQb1TFSLWQ-5sMTIOWb~umyftao160-jiXi9X3olwSYcPmlIZiYpn4387xWaGHNtwSdUoLUFpzzC4AkP8V9uqsS4N07kR22kZ7M8ovQOZR3ZjWeOlBFQ4Qu7Ajt27cDtn7ycUngwcUbZTXwmgVGNG~x31Nyz3xM4iEZW1l7~F70mZiqubhZ~8y6aR4kiNVMdAv3SMqjUADUl39YtcIhYF2GK6TBfqAfBZOrzdIaVdkZ1Q3lI968kDYPk9Af7KqmIFo01P1GEVbwdEd6dk~wi-CUl3o1~blm9cD6-eGyzdx8kxeY37dNFGuDWolIfiseZ4DtfNkvwx6-8HAu0vA__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Carmel IN","date","2025-05-07T07:15:47.577Z","article","The Carmel Plan Commission Committee as a Whole on May 6 voted to forward to the full Plan Commission a proposed Planned Unit Development (PUD) by Edward Rose that would rezone a site at 9998 North Michigan Road to allow a 360-unit apartment community with commercial and retail uses along Michigan Road.

John Davoshevis, of Nelson Frankenberger, representing the applicant Edward Rose, detailed a red-lined ordinance and site revisions the team prepared after working with staff. He said the updates add architectural standards, require long‑term bicycle parking, expand a preserved wooded area from 1.5 to 2 acres and add specific expectations for a retail plaza adjoining the commercial frontage.

\"We added additional uses that are restricted or prohibited that are permitted today under the underlying zoning,\" Davoshevis said as he explained changes intended to steer retail uses toward a pedestrian-friendly, destination-style layout rather than a strip center. He also said the applicant agreed to consider incorporating an existing globe artwork into the site plan, or to make it available to the city or the public if it cannot be incorporated.

Alexia Lopez of the Department of Community Services told the committee the applicant \"has added those architectural standards, they've finalized that boulevard cross section for the streets that go through,\" and that staff recommended forwarding the PUD to the full commission conditioned on the addition of three outstanding items in the department report.

Key changes the applicant agreed to include in the PUD text or exhibits:
- Expand the protected wooded area from about 1.5 acres to 2 acres.
- Increase the retail plaza size from 2,000 square feet to 6,500 square feet and require plaza amenities (seating, tables, landscape features) and a building façade on at least one side of the plaza.
- Require long-term bicycle parking as a PUD standard rather than a mere recommendation in the Unified Development Ordinance (UDO).
- Add written architectural standards for multifamily buildings and include three example retail layout exhibits in the ordinance as guidance for future retail tenants.
- Require that a drive-through in the retail area be allowed only with planning commission authorization at the time of Development Plan/ADLS review and specify limits on adjacency to the plaza.
- Commit to pursue, in partnership with the city, state approval for a pedestrian crossing of Michigan Road where practical (applicant indicated coordination with the Indiana Department of Transportation).

Staff and developer also discussed pedestrian and site connectivity, public amenities such as rooftop gathering spaces and dog‑park areas, and a boulevard cross-section vetted with Carmel Fire Department and engineering.

Committee action: A committee member moved to send the PUD back to the Plan Commission with a favorable recommendation provided the applicant incorporates the three outstanding items noted in the department report and the additional commitments discussed (retail concept exhibits, plaza and color-concrete crosswalk language, and addressing the globe artwork). The committee added that the applicant would revisit possible units for persons with disabilities and include a plan to maintain the commercial parcel until retail development occurs. The motion was seconded and carried by voice vote.

Next steps: The PUD will return to the full Plan Commission for a noticed public hearing and, if the ordinance is approved, the applicant will return later with formal Development Plan/ADLS applications that must conform to the added architectural standards and exhibits now included in the draft PUD.

Speakers who addressed this item included John Davoshevis (Nelson Frankenberger, representing Edward Rose), Alexia Lopez (Department of Community Services), and multiple committee members who asked questions on design, traffic, ADA access and potential retail tenants. The committee recorded a motion and voice vote forwarding the PUD to the full Plan Commission for further consideration.","mediaType","Video","parentTitle","Combined Residential/Commercial Committee - May 6, 2025","oneSentenceSummary","The Carmel Plan Commission Committee as a Whole on May 6 voted to forward a proposed Planned Unit Development by Edward Rose to the full Plan Commission that would allow a 360-unit apartment community with commercial frontage on Michigan Road.","taxTitle","Carmel, Hamilton County, Indiana","taxId",3929,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6249192,"Plan commission committee approves Lifestyle Group exterior remodel on Rangeline Road",927,167000,1094000,"/Search/View?dp=1&key=3207533-9d821e881380f1c6ed5ba53da4c8ac07&start=167&end=1094","https://assets.pipeline.soar.com/3207533-9d821e881380f1c6ed5ba53da4c8ac07/thumbnail_167000.jpg","/articles/6249192/Carmel/Hamilton-County/Indiana/Plan-commission-committee-approves-Lifestyle-Group-exterior-remodel-on-Rangeline-Road","https://secure.pipeline.soar.com/6249192-fac3844b5eff38d37b0a9a6d8663a84b/orig.mp4?Expires=1775626165&Signature=acNxKuzTG1PwE5DW4FGDUJc2BszRwh0Ey0rp0BoJL8PB6xYAH7NbXS--VeYplll6hZPRijW6uZCo1yOlPD~OteFbs53pxitFYKg409zFGG-CgxVxtkkXw4r8XUY6kYELTMMnJLk2R3~DlhwHW7Lmv46bD-orDWsN5TQvRyqZM9WZ9ukpKmBFW2Z~6h32aia7ojLRawQpfeFPtKBdTFFHm2cCKI1~EX4OaSy3jTEXh3g8IXom20Bk~2H1Hig-voBVfEnME4qFkZ-QB987kQRId97KqBc0l3ymVV3PFaz4bAaKFf4mE5Ptx5aTaRNkS6dOfxgez1yBzsyliGFANg0wrw__&Key-Pair-Id=KUT5TJCACFTXG","The Carmel Plan Commission Committee as a Whole on May 6 approved an exterior-remodel plan for a Lifestyle Group showroom at the corner of Rangeline Road and Winona.

The approval will let the Lifestyle Group, led by owner Jeff Warren, add large storefront windows and a Rangeline-facing entrance, create a small patio and add two signs and bike racks. The changes are intended to increase the building’s visibility along the Rangeline Road overlay.

The project matters because the building — a former law firm turned engineering office — sits in the Rangeline Road Overlay District and the owner said he wants the exterior to match the district’s storefront character and attract more foot traffic. \"We want to make it a remodeling showroom... open up the views and make it kind of conform a little bit more with what's going on in the Rangeline Overlay District,\" said Jeff Warren, owner of the Lifestyle Group.

Carmel Planning and Zoning staff member Christina Jesse told the committee the proposed changes \"do comply with the overlay's architecture standards\" and recommended approval \"contingent upon finalizing any outstanding review comments in project docs.\" The department noted planned landscaping, a sidewalk connection from the Rangeline multiuse path to the new entrance, removal of existing shutters and upgraded signage as part of the work.

Project details presented to the committee included placement of a wall sign on an existing gable, a monument sign in the yard as a second sign allowed by zoning, two bike racks ordered by the applicant, and a patio area just off Rangeline. Warren said the applicant will keep existing mature trees and will install a direct sidewalk connection from the Rangeline multipath to the new front door.

Committee action: a committee member moved to approve the application \"pending any outstanding items to be addressed in project docs,\" the motion was seconded and carried by voice vote. The committee did not record a roll-call tally in the public discussion; the approval was conditioned on the applicant finalizing outstanding review comments with planning staff.

Under the committee’s action, the applicant will finalize project documentation with planning staff and proceed through required permitting and sign-permit review. Planning staff’s continued checklist items must be satisfied before permits are issued.

Speakers who addressed this project included Jeff Warren, owner, Lifestyle Group; Christina Jesse, Carmel Planning and Zoning (department representative); Aliza Shalott, sign permit specialist (Planning & Zoning); and a committee member identified as Counselor, who moved approval.

The committee’s approval advances the project toward permit review; the applicant must complete the outstanding project documents cited by planning staff before work may begin.","The committee approved an exterior remodel and storefront conversion for a former law office at the corner of Rangeline Road and Winona, allowing new storefront windows, a Rangeline-facing entrance and a small outdoor patio, subject to final project documents.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6249183,"Committee forwards North End Phase 2 site plan to plan commission with staff follow-up requested",2319,3425000,5744000,"/Search/View?dp=1&key=3207533-9d821e881380f1c6ed5ba53da4c8ac07&start=3425&end=5744","https://assets.pipeline.soar.com/3207533-9d821e881380f1c6ed5ba53da4c8ac07/thumbnail_3425000.jpg","/articles/6249183/Carmel/Hamilton-County/Indiana/Committee-forwards-North-End-Phase-2-site-plan-to-plan-commission-with-staff-follow-up-requested","https://secure.pipeline.soar.com/6249183-2352c5197ba0b129fcad295a0a250996/orig.mp4?Expires=1775626165&Signature=Q20GVuavuxLSZjWY8JnSgbvpm7LElIOQfc~rhZeQNJ4OH8GjoPyQOIn5M1aDJitxpBQB8554pill7HLKrdx6OhHAx43F77oY5EBOw09Dsl6ryTAyll2P9OtCxCLCHdTrSNF6A~U9HImeKKfLm0AamI8ONKEm~KEtu5uAjW~V6qE9po8EBOqNlq8qZrK3KXGw~X208DKCqKUdwAcSNcomRUkyhGhcID4xn4GtZ0gl7zbzty5Ggywj8qafZLiTMpsC-lad6kxgr-eI4fxgVTUFMjOY9M9CWm42houYKRApxQHSHzk-n5-BQ672CSGeWeiaoHGxAiWRXsjBEWipLoxoPg__&Key-Pair-Id=KUT5TJCACFTXG","The Carmel Plan Commission Committee as a Whole on May 6 forwarded the North End Phase 2 site-plan and design review to the full Plan Commission after staff and the applicant agreed to continue detailed design review prior to final action.

Justin Moffat, principal with Old Town Companies, presented Phase 2 of the North End, describing a development that includes an apartment building with 70 units for individuals 55 and older and seven townhome-style buildings containing 72 units. The site sits adjacent to the Monon Trail and is in the Monon Greenway overlay.

Moffat said the team added substantial landscape along U.S. 31, preserved limestone from a previous Monon bridge rebuild for use in a pocket park, and relocated a trail connection southward so the pedestrian experience would be less exposed to U.S. 31. \"We added a significant amount of landscape along the 31 corridor that was requested of us,\" Moffat said.

Alexia Lopez of the Department of Community Services said staff was still processing the project’s second-review submittal and that about 20 comments remained outstanding. \"Some of them are minor,\" Lopez said, \"we don't have any major... changes that would affect the project like moving a building over there or completely taking something out.\" She listed architecture details for townhome elevations and a 16-unit facade, consistency of light fixtures with Phase 1, water-quality measures (the project uses a regional off-site detention pond) and ensuring the trail/path remains a 10-foot multiuse path where shown.

Key site elements discussed with staff and the committee:
- A fire-department-required vehicular turnaround and parking area near the Monon Trail; the applicant said that function and emergency access make some parking and turnaround geometry unavoidable and that they will screen parking with mounding and plantings.
- A planned pocket park adjacent to the Monon Trail that will reuse limestone salvaged from a previous Monon bridge project and include interpretive signage.
- Stormwater management using a combination of an on-site Best Management Practice (BMP) near the Monon and an off-site regional detention pond at Keystone and Smoky; engineering staff requested clarification on water-quality measures and native planting around the pond.
- Architecture and material-detail questions on townhome facades and a large multifamily building, including treatments to break long facades, material transitions and consistency of lighting fixtures with Phase 1.

Director Mike Hollibaugh said staff and the applicant are largely aligned on the major items and that the remaining issues are detailed items that can be resolved in the weeks before the full Plan Commission meeting. \"All the really big items, it appears as though we're all in agreement,\" Hollibaugh said; he urged continued staff–applicant work to finalize remaining details so construction can proceed this season where feasible.

Committee action: Commissioner Shannon moved to forward the Phase 2 site plan to the full Plan Commission with a favorable recommendation, subject to continued staff–applicant discussion and resolution of outstanding detailed items before or at the Plan Commission meeting. The motion was seconded and carried by voice vote. Committee members noted that if unresolved items remain, the full Plan Commission may defer action to a future meeting without returning the file to committee.

Next steps: The applicant and planning staff will continue working through the outstanding architectural, landscape and engineering details; the file will appear on the full Plan Commission agenda (noted for May 20, 2025) with staff’s outstanding items summarized in the department report. If details cannot be resolved in time, the Plan Commission may defer final action.

Speakers for this topic included Justin Moffat (Old Town Companies), Alexia Lopez (Carmel Department of Community Services), Mike Hollibaugh (Director, Community Services), and committee members who asked procedural and design questions.","Old Town Companies and Avenue Development’s Phase 2 site plan for North End — including a 70‑unit 55+ building and 72 townhome units — was forwarded to the full Plan Commission with staff-identified architectural, landscape and engineering details to be resolved before final action.","actionData","errors"]

Article not found

Committee advances Edward Rose 360-unit PUD for Michigan Road to full commission with added conditions

Plan commission committee approves Lifestyle Group exterior remodel on Rangeline Road

Committee forwards North End Phase 2 site plan to plan commission with staff follow-up requested