Plan Commission sends Jackson's Grant Village Section 3 plat to committee with final voting authority

The Carmel Plan Commission on Sept. 16 voted to send docket PZ-2025-00162 — a primary plat and development plan for Jackson's Grant Village Section 3 — to the Plan Commission committee for further review and gave that committee final voting authority.

The petition, presented by John McKenzie, the property owner and proposed developer, would add 12 new townhome units and rearrange nine previously approved townhome lots on a 1.32-acre parcel known as the Cunningham property at the northwest corner of 116th Street and Spring Mill Road. The site is within the Jackson's Grant Village Phase 2 Planned Unit Development (PUD Z-696-25).

Why it matters: The proposal alters an approved PUD, adds residential units and on-site parking, and requires multiple engineering and accessibility adjustments before final approval. Staff identified outstanding technical issues including alley width and cross-section, an accessible pedestrian connection to a new 10-foot path along 116th Street, landscaping details and a monetary commitment to construct a full lane in front of the site per the thoroughfare plan.

John McKenzie, owner and developer, told the commission he bought the Cunningham property and said the intent is "to continue the same development standards and architectural townhome units as currently constructed in the previous sections" of Jackson's Grant Village. The submission follows the PUD concept plan, McKenzie said.

Alexia Lopez, with the Department of Community Services, summarized staff review and outstanding comments. "The site plan does follow the concept plan that was in the approved PUD," Lopez said, and noted the plan includes 12 new townhomes plus a rearrangement of nine previously approved units. Lopez said staff requested an Americans with Disabilities Act (ADA)–compliant route from the proposed 10-foot asphalt path on 116th Street into the neighborhood because the current design shows two stair connections.

Lopez also summarized engineering comments: the developer proposes an inverted crown in the alleys but engineering prefers either an inverse slope or a transverse crown to improve maintenance; the engineering division has requested a monetary commitment to construct a full lane width in front of the development per the city's thoroughfare plan; and the urban forester is still reviewing the landscape plan.

Brian Robinson, with Steppleworth and Associates (the petitioner’s agent), told the commission there is "enough right away along 116th Street for that contribution" and that the team is "working with the petitioner ... and we're gonna provide that to you as soon as it's available." Robinson also said the development team is coordinating with address authorities to finalize street names and addressing.

Commission discussion focused on three technical areas: access and ADA compliance at the west connection to the 116th Street path, fire department requirements for 20-foot alleys at alleys F and G to allow apparatus outriggers, and sanitary-sewer elevations. The petitioner explained that bringing sanitary sewer lines into compliance required raising the development grade; the developer described filling the site about 3 feet to achieve necessary cover for the sewer. The petitioner said that, because of existing utilities and grade changes, a switchback ramp to create an ADA-compliant connection may be needed and that the team would continue to work with engineering and staff on a feasible solution.

Commissioner Jeff Hill and Commissioner Shannon Menard asked for a clearer visual of the proposed switchback and a cross section showing existing and proposed grades; several commissioners requested a rendering from 116th Street showing how the elevation change will look. Lopez and the petitioner agreed to provide additional exhibits when the item returns to committee.

After discussion, a motion to send the docket to the Sept. 30 Plan Commission committee meeting — with the committee granted final voting authority — passed on a voice vote. The commission’s chair called for those in favor to say "aye;" no opposition was recorded in the meeting audio and no roll-call tally was provided.

Votes at a glance: Send PZ-2025-00162 (Jackson's Grant Village Section 3 primary plat/development plan) to Plan Commission committee with committee final voting authority — approved by voice vote; no roll-call tally recorded.

What remains: staff recommended that outstanding engineering and landscape comments be resolved before final approval. Among the unresolved items staff flagged were alley cross-section details, the ADA route from the 116th Street path into the neighborhood, a monetary commitment to extend a full lane per the thoroughfare plan, and final urban-forester signoff on the landscape plan. The petitioner and agent committed to return to committee with cross sections, a diagram of any proposed switchback ramp, and updated right-of-way/platting information.