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HomeMy WebLinkAboutPacket for PC 01-18-22 MEMORANDUM TO: Carmel Plan Commission FROM: Michael Hollibaugh Department of Community Services SUBJECT: Docket no. PZ-2021-00160 CA Commitment Amendment for C2 Rezone Z-611-16 DATE: January 6, 2022 Please find information on the following item, a proposal to amend the Commitments from ordinance Z- 611-16, approved by Carmel City Council in March 2016. Commitment Amendment to West Main Street C-2 Rezone The City is seeking to terminate the Commitments which accompany the C-2 Rezone ordinance Z-611-16, for the one block area in the Carmel Arts & Design District, bound by: West Main Street - 4th Avenue SW - 1st Street SW - 3rd Avenue SW Comprising four (4) lots in the R-2/Residence District within the Old Town District Overlay Zone: 331 & 311W Main Street, 320 1st Street SW and 20 3rd Avenue SW; and including two (2) lots already C-2 Mixed Use District: 321 W. Main Street and ‘0’ 3rd Avenue SW. The lots are delineated on the aerial below. PARCEL LOCATION MAP W. Main Street Monon Blvd. 331 321 311 320 20 0 4th Ave. SW 3rd Ave. SW 1st Street SW Summary of Petition: This proposal is to terminate the Commitments associated with C-2 rezone ordinance Z-611-16. The City is asking the Plan Commission to act on this in order to complete the C-2 for all of the real estate, to better position this West Main Street block in the Arts and Design District for redevelopment as residential mixed-use project. The Department is bringing you this request primarily due to three (3) main factors that have changed this area’s context since the adoption of Z-611-16 which reduce the Commitment’s importance versus their effect to delay of the C-2 rezone approved in 2016. 1. Since the adoption of Z-611-16, the C-2 District, Section 2.35 of our Unified Development Ordinance, was amended to include transitional height provisions and landscape buffering - concerns covered by the covenants - intended to respect adjacent single-family residential uses. Those amendments provide: a. appropriate transitions of building height (35’ max when adjacent to single-family res.) b. adequate building setbacks and landscape buffering (bufferyard req’d equal to height of nearest building, width not to exceed 35’) 2. Since adoption of Z-611-16 in 2016, the successful Monon & Main redevelopment was completed for the block adjacent/east including an attractive 14,000 sq. ft. restaurant building (Anthony’s and 3UP), a 4-story 35,000 sq. ft. commercial mixed-use building, seven townhouses, a 200-space public parking garage and public plaza. 3. Also completed since 2016 is the City’s investment in Monon Boulevard and the significant progress of Midtown project. The City believes the significant public and private investment in the downtown area is an indication of the likely success a fully completed C-2 rezone will have on the subject property. It is the City’s belief the above factors offer a clear indication of the scale and quality of redevelopment anticipated on the subject property, thus offering a higher level of predictability for the future than what existed in 2016 at the time of the rezone. The ability to terminate these commitments is the Plan Commission’s discretion, as granted by the City Council at the time Z-611-16 was adopted. These COMMITMENTS may be modified or terminated by a decision of the Carmel Plan Commission made at a public hearing after proper notice has been given. The Department believes the termination of the commitments is in the best interest of the community, to better position the property for development that is consistent with the City’s plan for the area, allowing for coordinated redevelopment of the block, and to facilitate a mixed-use development over time. ZONING MAP PUD R-1 Residential C2 Mixed Use OLD TOWN OVERLAY ZONE BOUNDARY MAP SITE SITE CONCEPT PLAN FOR AREA From 2012 Midtown Plan Meyers - 331 W. Main Street Statement of COMMITMENTS: 1. The design and construction of new buildings on parcels with frontage on Main Street shall be per the Old Town Overlay Zone District Guidelines in 23D.03.03.B, Main Street District Sub-Area. 2. Landscaping: All surface or structured parking located along 4th Avenue SW shall be screened so that headlights are not visible from across the street. Screening may include any combination of plantings, walls or other opaque materials. The minimum planting area shall be at least six (6) feet in width and include four (4) shade trees and (20) twenty shrubs per 100 linear feet. 3. Dumpster Location: Commercial trash storage and removal shall be internal to the site and not visible from a public street. Removal shall not occur from a public street. 4. Phasing: Development proposed on a parcel adjacent to one or more existing homes in the same block shall be part of an overall master development plan for the entire block. Ardalan - 321 W. Main Street & ‘0’ W. 3rd Ave. SW Statement of COMMITMENTS: 1. Maximum Building Height: Main Street: 45’ 2. The design and construction of new buildings on parcels with frontage on Main Street shall be per the Old Town Overlay Zone District Guidelines in 23D.03.03.B, Main Street District Sub-Area. 3. The design and construction of a new Principal Building on the Real Estate shall allow access from Tax Parcel 16-09-25-16-01-003.001 (via Third Avenue SW) only, and further commits to full closure and removal of the Main Street driveway at 321 W Main Street (Tax Parcel 16-09-25-16-01-002.000). 4. Dumpster Location: Commercial trash storage and removal shall be internal to the site and not visible from a public street. Removal shall not occur from a public street. 5. Phasing: Development proposed on a parcel adjacent to one or more existing homes in the same block shall be part of an overall master development plan for the entire block. Petit - 311 W. Main Street Statement of COMMITMENTS: 1. Maximum Building Height: 45’ 2. The design and construction of new buildings on parcels with frontage on Main Street shall be per the Old Town Overlay Zone District Guidelines in 23D.03.03.B, Main Street District Sub-Area. 3. Dumpster Location: Commercial trash storage and removal shall be internal to the site and not visible from a public street. Removal shall not occur from a public street. 4. Phasing: Development proposed on a parcel adjacent to one or more existing homes in the same block shall be part of an overall master development plan for the entire block. Shrewsbury - 320 1st Street SW Statement of COMMITMENTS: 1. Permitted Uses: Residential Uses and Parking 2. Landscaping: a. All surface or structured parking located along 1st Street SW or 4th Avenue SW shall be screened so that headlights are not visible from across the street. Screening may include any combination of plantings, walls or other opaque materials. The minimum planting area shall be at least six (6) feet in width and include four (4) shade trees and (20) twenty shrubs per 100 linear feet. b. Foundation plantings shall be required along any occupiable building facade within twenty (20) feet of 1st Street SW. Planting beds shall be at least five (5) feet in width, with exceptions for pedestrian access to building entrances. The primary landscaping materials used shall be shrubs, ornamental grasses and ground cover. Plantings shall cover 75% of the planting area. 3. Dumpster Location: Commercial trash storage and removal shall be internal to the site and not visible from a public street. Removal shall not occur from a public street. 4. Phasing: Development proposed on a parcel adjacent to one or more existing homes in the same block shall be part of an overall master development plan for the entire block. Birden - 20 3rd Avenue SW Statement of COMMITMENTS: 1. Permitted Uses: Residential Uses and Parking 2. Landscaping: a. All surface or structured parking located along 1st Street SW shall be screened so that headlights are not visible from across the street. Screening may include any combination of plantings, walls or other opaque materials. The minimum planting area shall be at least six (6) feet in width and include four (4) shade trees and (20) twenty shrubs per 100 linear feet. b. Foundation plantings shall be required along any occupiable building facade within twenty (20) feet of 1st Street SW. Planting beds shall be at least five (5) feet in width, with exceptions for pedestrian access to building entrances. The primary landscaping materials used shall be shrubs, ornamental grasses and ground cover. Plantings shall cover 75% of the planting area. 3. Dumpster Location: Commercial trash storage and removal shall be internal to the site and not visible from a public street. Removal shall not occur from a public street. 4. Phasing: Development proposed on a parcel adjacent to one or more existing homes in the same block shall be part of an overall master development plan for the entire block. These COMMITMENTS shall be binding on the owners, subsequent owners of the Real Estate and other persons acquiring an interest therein. These COMMITMENTS may be modified or terminated by a decision of the Carmel Plan Commission made at a public hearing after proper notice has been given. COMMITMENTS contained in this instrument shall be effective upon the adoption of Ordinance Z-611-16 by the Carmel Common Council changing the zoning classification of the Real Estate from the R-2/Residence District zoning classification to the C-2/Old Town District zoning classification. These COMMITMENTS may be enforced by the Carmel Department of Community Services or the Carmel Plan Commission.