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HomeMy WebLinkAboutDepartment Report 10-06-201 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, October 6, 2020 Department Report 1. Docket No. PZ-2020-00006 OA: Clay Terrace PUD Amendment The applicant seeks PUD Amendment approval to modify the existing Clay Terrace PUD in order to foster redevelopment of a portion of the site. The site is located generally at the SW corner of 146th Street and US 31. It is zoned Clay Terrace PUD Z-386-02. Filed by Steven Hardin of Faegre Drinker Biddle & Reath LLP. *Updates to the Dept. Report are in blue. Project Overview: Clay Terrace is a regional shopping center that has been in existence for nearly 20 years. It is on the north border of Carmel and Westfield at 146th Street and US 31. To the west are single-family residential homes in the Rolling Meadows (R-1/Residential) and Stonehenge (R-2/Residential) subdivisions. To the south are additional single-family homes in the Walter’s Plaza (R-2/Residential) and Walter’s Rolling Acres (MC/Meridian Corridor) subdivisions. To the immediate east is US 31 and across US 31 is the Lowe’s retail development. It is zoned PUD. North of 146th Street is the Greyhound Plaza shopping development in Westfield. Please see the Petitioner’s Information packet for more details. Comprehensive Plan Analysis: The Clay Terrace PUD area is called out as a Regional Vitality Node in the Comprehensive Plan (Comp. Plan). The current zoning classification is PUD and has been in effect for nearly 20 years. It is reached by most people by car; but is also well designed in that pedestrians are a priority and feel safe walking outside from shop to shop. Retail, service, hotel, entertainment, and restaurant are called out in the Comp. Plan as primary uses for Regional Vitality Nodes. Residential is stated to be appropriate if master planned into the development. The owner has recognized the need to expand into these other uses to ensure the viability of this center, and want to do so in a logical, planned way. Residential density would be limited to 16 units per acre under the Comp. Plan. Multi-family has always been an allowed use in the PUD, it just has not been built yet. Staff is in full support of incorporating multi-family into the development. Regarding height, the Comp. Plan states three story max or up to eight stories if in the US 31 overlay. This PUD is no longer in the US 31 Overlay, but that overlay area typically extended west and east to the next road, such as Illinois Street or Pennsylvania Street. In this case, it would have extended to about where Clay Terrace Boulevard is located. Thus, the proposal for up to 100’ height next to US 31 and east of Clay Terrace Blvd. is on par with Comp. Plan recommendations. Additional Analysis: PUD New Uses proposed to be allowed: • Attached housing (such as townhomes) • General office now includes co-working spaces • Health and Fitness Facility • Restaurant may include a drive through pick up window • Outdoor sales no longer restricted to temporary • Farmer’s Market • Outdoor entertainment • Recreational Facility, Commercial Indoor • Food Truck • Daycare and Before and After School childcare • Day pet care (not overnight like a kennel) • Craft distillery/winery/brewery • Kiosks and other similar structures – either permanent or temporary PUD Excluded Primary Uses (meaning not allowed) being changed: • Miniature golf that is now specified as outdoor and permanent – is not allowed • Movie theatre outdoor that is now specified as permanent – is not allowed • Roadside sales stand is now removed from the excluded list, to allow things such as Food Trucks and Kiosks that may be located throughout the property. • Stand-alone restaurants with walk up and/or drive thru ordering and pick up windows • has been modified to only prohibit drive thru ordering (in order to allow for a pre-placed online order pick up) 2 Site Plan/Concept Plan: Changes are proposed to Clay Terrace Boulevard. Instead of two travel lanes in each direction, and a center median/turn lane, there would be one lane for each travel direction between the two existing round-a-bouts. No changes are proposed to the number of lanes or flow of the entrances at the north and south ends of the site. The purpose of the reduction is to slow traffic and to reduce the space between buildings, creating a more intimate experience for patrons. Parallel parking would be installed along the northbound lane and the pull in parking would remain adjacent to the southbound lane. The Comp. Plan classifies Clay Terrace Blvd. as an Arterial Street, which is specified in the Thoroughfare Plan as having 100’ of Right-of-way (ROW). The current ROW of Clay Terrace Blvd. is about 125’, so a reduction would be in line with the Thoroughfare Plan. Parking: Parking requirements for a site with so many different uses will require finesse. Surface parking and a parking structure are proposed in the concept plan. The PUD has been modified to now list standards for parking for Residential, Office, Hotel, and all other commercial uses. But it still calls for the shared parking study to be completed and that will also determine the final number of required spaces. The Department would like to examine this further. Please see page 10 of the PUD language (Section 8.A.1.) Engineering: Due to the location of utilities (such as water, stormwater, and sewer lines) under the northbound traffic lanes, the buildings cannot be placed over those. The plan is to leave those lines where they are, and have that be the new sidewalk, outdoor seating area and bike lane area. Active Transportation: Pedestrian connectivity and accessibility are still major priorities for Clay Terrace. Large, enhanced sidewalks are proposed as part of this new plan for redevelopment. A dedicated bicycle lane is proposed as part of the new streetscape improvements. Short term and long-term bicycle parking are now included in the PUD language. Architectural Design: Character or Precedent imagery has been proposed to show the style of architecture proposed for the new buildings. In the future, the Petitioner also plans to remodel the existing buildings and give them a more modern style to connect them visually to the new buildings that will be constructed. New maximum building heights are proposed, going from 65’ to 100’ adjacent to US 31. Buildings more than 300’ away from the western property line are proposed to go from 55’ to 70’. Buildings closer than 300’ to the western property line and 100’ of the south property line are proposed to remain at 45’ tall now. For reference, 300’ is located at about the front (NE corner) of Dick’s sporting goods. The Dick’s building as well as the other two-story buildings are about 40’ tall to the top of the parapet. Lighting: Lighting standards remain the same to keep the requirements of 0.3 footcandles adjacent to commercial areas and 0.1 footcandles adjacent to single family residential areas. Landscaping: Street trees, general landscaping, and buffers are still included in this PUD update. The Petitioner is working with the Urban Forester on these details, especially regarding tree preservation. Signage: Clay Terrace is proposing new signage for future development. The current proposal includes large amounts of signage that are taller and larger than what is typically permitted within the City of Carmel. Staff is working towards reducing the amount, height, and size of the proposed signage. There are also on-going discussions with the petitioner to clean up and streamline the PUD language regarding signage. 3 September 15, 2020 Public Hearing Recap: The Petitioner gave an overview of the project, talking about changes in retail and office and what is the best plan to reposition the center for future success. The width of Clay Terrace Blvd. will be adjusted to create the a more intimate feel. A current business owner in Clay Terrace expressed concern about parking and a nearby resident spoke on behalf of neighbors and listed their top priorities for the Petitioner and PC to consider. Those were: building heights, noise, light trespass, and traffic. The neighbors were thankful the Petitioner has involved them in the process from the beginning. Plan Commission members thought this is a great project, but also brought up concerns for the Petitioner to work on. Those are: third entrance into the site, parking (uses and their needs, number of spaces proposed in garage, number of spaces removed/replaced, etc.), net change in retail, pedestrian movement through the site, building heights, great parking garage design is essential, kiosk regulation, better bike parking locations, and amenity area details. It was sent to the Commercial Committee on October 6 and will return to the full PC for a final recommendation onto City Council. Updates since Plan Commission: Concept Plan: • The Concept Plan provides greater visual detail on the event space area in how it will be designed and broken up into zones. • The proposed office building has been moved further east so that there is only a driveway around the building, in order to increase the available area for parking on the west side of the building. • Building A1 (the existing Sola Salon and bank) has been modified to remove the existing drive thru area for the bank to create additional parking opportunity. PUD text: • Made changes to clarify walk up or drive thru pick up window and where it can be located on site. • Clarified outdoor entertainment to be seasonal outdoor entertainment. • Gave a general location for Food Trucks – near the Event Space. • Removed Flea Market as an Excluded Primary Use, as that is something that could be considered appropriate seasonal outdoor entertainment (as the format is very similar to a Farmers Market), take the form of a sidewalk sale, or the kiosk concept. • Accessory Uses have been listed out instead of referring to a section of the UDO. • Height restrictions have been returned to 45’ for within 300’ of the West property line, where previously it was increased to 55’. • Height restrictions for the South property line have been changed to keep 45’ limit within 100’, and beyond that can be 70’ tall. Staff has some reservations regarding 100’ and would like to look at increasing this to follow the current driveway (about 120’). • Minimum building setback from US 31 ROW has been reduced from 30’ to 15’ – Petitioner, please provide more info on this change. • There is a clause in the Landscaping section on page 6 of the PUD document that allows the Plan Commission to approve something different than what the PUD requires. Staff is not supportive of this clause, as the PUD is already a departure from the UDO. Please remove this clause. • Added parking requirements for residential, office, hotel, and all other commercial uses. However, these requirements are still in addition to the shared parking study to be completed. Staff would like to examine this further. • Long Term bicycle parking spaces have increased from 30 to 50 spaces. • Signage requests have been reduced, but still require further refinement. • A bicycle lane requirement has been added. • ADLS requirements have been adjusted to no longer require an ADLS Amendment for every sign permit, which was requested by Staff. DOCS Remaining Comments/Concerns: The Department continues to work through updates and changes to the PUD document with the Petitioner. Reviews in Project Dox are ongoing as well. Recommendation: The Department of Community Services recommends the Commercial Committee continues this item to their next meeting on Thursday, November 5, 2020 for further review and discussion.