HomeMy WebLinkAboutDepartment Report 06-01-23CARMEL PLAN COMMISSION HEARING OFFICER
Department Report for June 1, 2023 Meeting
1. Docket No. PZ-2023-00027 DP/ADLS: The Concourse Mixed-Use Development.
The applicant seeks site plan and design approval to construct five-story tall mixed-use development
including apartments, office/commercial uses, and parking garage, with a solar component. The site is
located at 511 3rd Ave SW, also along Monon Blvd. It is zoned C2/Mixed Use and not located in any
overlay zone. Filed by Jim Walls of Pedcor Design Group.
Site Context:
• This site is bordered by a Midtown Carmel office building to the east (zoned Midtown Carmel PUD), the
City’s water tower and future Carmel IT Department’s Data Center project to the north (zoned C2),
industrial buildings to the west (zoned C2), and vacant land to the south (also zoned C2).
• Please see the Petitioner’s Info Packet for additional information.
Project Details:
• Primary Building Uses: Proposed is a five story tall building with approximately 22,800 sq. ft. of
commercial space and 3,500 sq. ft. of leasing/amenity space on the 1st floor, below 4 floors of residential
containing 99 units total (with 20% of which will be at 50% AMI -Area Median Income- and the remainder
at market rate). The building will wrap a 230-space parking garage that will have 25% spaces reserved for
tenants, and the remaining 75% of spaces will be dedicated to public parking.
• Museum Building: The Carmel Clay Historical Society’s Monon Depot Museum building will be relocated to
the southeast corner of this site. This aspect of the project is considered a City Project. Petitioner, what is
the proposed timing of moving the building to the Concourse site, and what will the interim ‘building
pad area’ look like?
• BZA Variances needed: are for lot coverage, compliance with the Transportation Plan (urban sidewalk), and
for Ground Sign setback/landscaping.
• Pedestrian Access & Circulation: is provided for around the entire perimeter of the site. Sidewalks will be
along Monon Blvd. and 3rd Street SW. There is also a plaza area along the south side of the proposed
building that will be an east-west connector for bike/ped traffic. There will also be smaller east-west
connector for bike/ped traffic, along the north side of the building. Petitioner, there is concern about
businesses installing outdoor furniture/displays within the east/west pedestrian connectivity area along
the south side of the building; the sidewalks along the building need to remain accessible and clear of
obstructions. An additional pedestrian connection through that area should be considered; it will ensure that
east/west pedestrian/bike access can be maintained if/when the sidewalk along the tenant spaces is obstructed
by displays and/or furniture.
• Vehicle Access: There is an entry/exit to the parking garage, a porte cochere, and a loading/unloading area.
• On-Street Parking: exists along Monon Blvd., and 3 new on-street parking spaces will be along 3rd Ave SW.
• Parking: (Please note there are no vehicle parking requirements for the C2 district.) A 230-space parking
garage and 3 new on-street parking spaces are proposed. Free public parking garages are also located in the
immediate Midtown area.
• Short Term Bike Parking: 17 bicycle parking spaces are proposed.
• Long Term Bike Parking: is proposed in a designated bike storage room on the first floor of the building,
with 80 spaces. Unfortunately, there isn't enough space to provide floor-mounted racks in their bike storage
room, so there will be additional long term spaces added to the 2nd and 3rd floor areas of the parking garage
(not in a room) for another 16 bikes. (It should be noted that the City prefers bike parking on the ground floor
of parking garages, where it is convenient for bicyclists.)
• Rooftop & Ground Level Equipment: will be screened and/or camouflaged from view.
• Building Height: 72’ to top of parapet is proposed (maximum 75’ allowed).
• Building Materials: mostly EIFS, glass, brick, limestone, and pre-finished metal.
• Trash Enclosure: the trash dumpster area will be set into the building façade along the West Elevation, and a
decorative gate will screen it from view.
• Lighting Plan: was provided. Wall sconces, soffit lights, and wall paks are proposed on the building facades,
as well a lighted bollards, parking lot lights, and a few streetlights. Petitioner, please provide additional
details about the main entrance sign light (S2), and if there will also be a light shield.
• Landscaping: Street trees will be provided along the streets. Landscaping will also be provided along the
base of the building and in the plaza area. There will also be landscaping within the street right of way areas
for Monon Blvd. and 3rd Ave SW. The final Landscape Plan is close to being approved by the Forestry
Dept.
• Signage Plan: Wall signs, a ground sign, parapet sign, window signs, and a canopy sign are proposed. (A
commercial tenant signage package will be assembled by Pedcor at a later date.) The final Sign Plan is not
yet approved.
• Solar Component: The solar panels will be located on a roof structure over the car ramps above the garage.
No cars will be parked under the solar panels in a carport fashion.
DOCS Comments/Concerns:
• Provide/address bolded text comments above.
• Address ADA accessibility and connectivity comments/concerns.
• There is an expectation from the Planning Dept. that streetlights and street trees are installed along 3rd Ave
SW, to comply with Comprehensive Plan.
• Address remaining review comments in ProjectDox.
Recommendation:
• The Department of Community Services (DOCS) recommends the Plan Commission Hearing Officer
approves this item with the following conditions:
1. Petitioner works with DOCS and Engineering Staff to address/complete the ProjectDox review process,
which culminates in final sign off from all City Departments, and
2. Addressing bolded text comments above.
(If approved, the Development Plan application’s Findings of Fact should also be signed/adopted.)