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HomeMy WebLinkAboutPacket for PC 12-15-20_OLD City of Carmel ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 CARMEL PLAN COMMISSION - MEMORANDUM - Date: December 4, 2020 To: Plan Commission Members From: Mike Hollibaugh Re: Docket No. PZ-2020-00177 Below is explanation and supporting information for the proposed C2 Rezone of two lots located along Monon Boulevard in Midtown. Please call or email any questions; 317-571-2422 or mhollibaugh@carmel.in.gov. Docket No. PZ-2020-00177 Z: Midtown – Monon Boulevard C2 Rezone The City is seeking to rezone two parcels from the R-2/Residential District in the Old Town Overlay to the C-2/Mixed Use District. The properties are located at 220 2nd Street SW and 211 1st Street SW. Filed by Mike Hollibaugh, Department of Community Services. Enclosed is the proposed ordinance for a Rezone of two parcels including an aerial location map and zoning map of site showing the subject in context with nearby property. The current zoning for both parcels is R-2 Residential within the Old Town Overlay (Character Sub-area). The City is proposing to rezone these parcels to C-2 Mixed Use in order to align the zoning of the real estate with the current use and future use of both properties. These lots both front onto Monon Boulevard and are surrounded by a mixture of commercial and residential uses, as well as public use at Midtown Plaza. The surrounding zoning is a mix of R-2, C-2 and PUD (Midtown). 211 1st Street SW. The Historic Monon Depot and archive building are located on this lot. The Depot is listed on the National Register of Historic Places and operates as our local history museum. The City is aware of interest by the Carmel Historical Society to demolish the archive building located adjacent to the Depot and replace it with a multipurpose building that would include expanded area for display and storage of historic records, offices and meeting space. It is understood that the Historic Depot will remain in its current location. The Carmel Historic Preservation Commission has communicated their support for demolition of the archive building to DOCS, in anticipation of the planned Carmel Historical Society building. 220 2nd Street SW. The former Bubs Café property, now the recently opened GOAT establishment, is currently operating in a R-2 zoned area with an expired Use Variance from 2007 when the café was originally approved. The new property owner started renovations beginning in late winter 2020 and opened officially in August. Along with the café conversion, the barn was demolished and wood repurposed for use on the property and a walk-in cooler was added. The property has been fenced and landscaped; the lawn area converted to crushed granite with outdoor seating, tables and a fire ring. Site plans and renderings of the project are included with this report which illustrate both completed improvements and other proposed improvements which have not be approved. ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 This rezoning is based upon and consistent with previous planning and zoning actions made by the Plan Commission and the City Council which support the development of the Monon in this part of our city into a vibrant mixed use area comprised of three distinct districts: Arts and Design, Midtown and City Center. This rezone is also in line with previous planning efforts including the Speck Midtown plan (2012), the Monon Overlay (2007, Urban Section), and with applicable policies in the C3 Comprehensive Plan. The Department is aware of ongoing issues related to the current success of the GOAT, many of which are documented via security camera from neighboring property. Midtown Carmel, despite the pandemic, has become a very attractive and people-friendly place that had a very busy and highly successful summer and fall. The success of Midtown spilled over to the GOAT, and the owner has acknowledged the level of business and the size of the crowds were not fully expected and were challenging which resulted in negative issues affecting nearby residents and property owners. The DOCS staff in Building and Code Enforcement have been actively coordinating with other City and County officials to improve the situation which I think has made a difference. It’s generally been our position to work with an owner, so long as the owner is actively working to make improvements and is cooperating with the City to make things better, including support for this rezone. That said, the Department supports the placement of reasonable restrictions specific to the property that are intended to balance the needs of business and the needs of neighbors living and working nearby. These restrictions will be conditions that must be agreed upon if the zoning is to be approved. The standards for the C2 District are found in Article 2 of the Carmel Unified Development Ordinance. You may view the Unified Development Ordinance in its entirety online by clicking on Codes & Ordinances in the Department of Community Services’ website: www.carmeldocs.com. SITE AERIAL MAP SITE (2 parcels) ONE CIVIC SQUARE CARMEL, INDIANA 46032 317/571-2417 Zone District Comparison District max ht. min ht. front setback side yard lot coverage R2 35’ na 35’ 5’ 35% Old Town align with Overlay 35’ na adjacent buildings 5’ 45% PUD 5 stories 2 stories 0’ min/ 10’ max na 100% (Midtown) C2 0’ 0’ 0’ 80% 35’ adj to R2 Zoning Map Proposed C2 Rezone