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HomeMy WebLinkAboutDepartment Report 04-10-23 6 Carmel Plan Commission COMMERCIAL COMMITTEE Monday, April 10, 2023 Department Report 3. Docket No. PZ-2023-00060 ADLS Amend: L’Etoile Amendment The applicant seeks site plan and design approval to reduce the height from 6 stories to 4 stories for a new mixed-use building with 4,000 sq. ft. of retail on the ground floor, 45 apartments above, and parking in the back. The site is located at 833 W. Main Street. It is zoned UC/Urban Core. Filed by Dan Moriarity with Studio M on behalf of the owner, Aziz Mamaev. Project Overview: The proposed mixed-use building will offer retail spaces on the first floor, with residential above. Parking is included on the rear portion of the site. To the west is a Senior Living facility, zoned UR/Urban Residential. To the east is the Big O Tires building zoned UC/Urban Core. To the south is the Guilford Trails Townhome subdivision, zoned UR/Urban Residential. To the north across Main Street is the Shell gas station and convenience store, as well as other shops. It is zoned UC/Urban Core. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: UC/Urban Core: • Permitted uses – Multiple Family Dwellings – Upper Floors, General Retail and Service uses – ground floor • Maximum Front Yard – 2’ required and proposed • Minimum Side Yard – 4’ required • Maximum Bldg. Rear Yard – 20’ allowed • Maximum lot coverage – 100% allowed, 95% proposed • Minimum living area per dwelling – average of 500 sq. ft. required; 889 sq. ft. minimum proposed • Maximum bldg. height – 5 stories + up to 3 additional if partially or fully within 800’ of a Major Intersection, 2 additional stories are allowed. • Minimum bldg. height – 4 stories required and proposed • Street trees proposed • Architectural requirements – o Primary facades, ground floor façade has at least 60% clear glazing, upper floor facades have at least two windows o High quality building materials are proposed • Landscaping plan approved by Urban Forester UDO Standards NOT MET, therefore variance must be requested or adjustments made: • Article 5.06.D.3 – Wide Lot width – at least 2 principal buildings required covering 85% of the frontage, only 1 principal building. Variance already approved in 2020. • Article 5.06.E. – Stepback – cannot have more than 3 stories in the same vertical plane. Variance already approved in 2020 • Article 2.38 – 40’ Minimum Side Setback for surface parking, 4’ proposed • Article 2.38 – 40’ Minimum Rear Setback for surface parking. 3’ proposed • Article 2.38 – There is a maximum rear setback of 20 ft., 43’ proposed • Article 5.29 – Bike parking – Short term – 9 spaces required, 8 proposed. • Article 5.29 – Short term bike parking is required to be within 50 ft. of the main entrance, about 60’ proposed • Article 5.32 – Parking – 1.2 vehicle spaces per dwelling unit (45 units) and 1 space per 350 sq. ft. of retail – 66 required, 38 proposed. • Article 5.12 – Minimum floor area – No project shall have more floor area than the parking it can provide. Site Plan, Parking and Engineering: • The site is square in shape, with access only from Main Street. • The building and parking will take up to 95% of the lot’s area. 100% lot coverage is allowed in the UC district. • Site flow will direct vehicles to enter and exit on the far west end of the site. • The west entrance serves some covered parking under the building and some surface parking in the rear. • 38 parking spaces are proposed and 66 are required. Staff is not comfortable with the reduced parking. Petitioner please work with neighboring properties on a shared parking agreement. 7 • 20’ of right-of-way will be dedicated to bring this portion of Main Street up to the required 60’ half right-of-way required by the Thoroughfare Plan. • Stormwater for the site will be handled by underground detention chambers. A bioswale area is proposed along the street for added water filtration. The Engineering Dept. is working with the Petitioner to finalize these plans. • The front patio will have pavers in the seating area sections and concrete for the sidewalks. • Bike parking spaces are also proposed within the front patio area. • Trash will be handled on the interior of the building. Active Transportation: • A 10’ wide asphalt path is proposed along Main Street, which will connect to the sidewalks on the neighboring parcels. \ • Bicycle parking is proposed with 4 racks (8 spaces) for short term spaces in the front of the building. However, 9 bike parking spaces are required and they need to be within 50 ft. of the front entrance. 16 long-term bike parking spaces are proposed within the garage in building. Architectural Design: • The 4-story building is proposed to be brick and glass, with some metal panels on the front and rear façades. • The brick work will be very detailed throughout the entire building. • There is a cantilevered metal canopy over the first-floor retail spaces, where the signage is to be located. Lighting: • The lighting plan shows light levels at 0.2 foot-candles at the southern property line and as high as 2.8 on the western property line. • Petitioner, please reduce this to 0.1 foot-candles to reduce light pollution onto the residential properties to the south and west. We do not want it to negatively affect nearby neighbors, as we have experienced in some other projects recently. Landscaping: • Street trees will be provided along Main Street, along with bushes, grasses, and other shrubs to enhance the patio seating area and front entrance to the building. • The remaining yards – about 5’ on the west, east, and south – will have shrubs planted. The Urban Forester has signed off on the Landscape Plan. Signage: • Signage is proposed on the metal canopies on the front of the building; however, we have not received additional details on the signage. • A Sign package will be required for this ADLS Amend, including sign locations, types, spandrel dimensions, and lighting and mounting specs. • Petitioner, please provide safety and directional information on signage for the parking garage, i.e. enter/exit, height restrictions, etc. DOCS Remaining Comments/Concerns: 1. Adjust plans where necessary and/or submit variance applications for items not able to meet 2. The parking is quite low for this site. Petitioner, parking off-site is allowed if there is an agreement in place and both sites together have the required amount of parking. Have you contacted surrounding sites to share parking? 3. Add one more short-term bike parking space and move them closer to the main entrance of the building. 4. Update Lighting plan. 5. Provided details on the sign package for the building as well as the parking garage signage. 6. Address outstanding TAC review comments through Project Dox Recommendation: After all comments and concerns are addressed, the Department of Community Services recommends the Commercial Committee votes to Continue this item to the May Committee meeting.