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Department Report 09-05-231 Carmel Plan Commission RESIDENTIAL COMMITTEE Tuesday, September 5, 2023 Department Report 1. Docket No. PZ-2023-00136 DP/ADLS: The Edge at West Carmel 2. Docket No. PZ-2023-00157 V: UDO Section 2.24: Min. Lot Area 5,000 sq. ft. per multi-family dwelling unit, 2,899 sq. ft. requested. 3. Docket No. PZ-2023-00158 V: UDO Section 5.28: 510 parking spaces required, 394 requested. 4. Docket No. PZ-2023-00159 V: UDO Section 2.24: Max Lot Coverage 40%, 50% requested. 5. Docket No. PZ-2023-00160 V: UDO Section 3.88(C): 20’ Max height allowed adjacent to residential; 27’ and 38’ requested. 6. Docket No. PZ-2023-00161 V: UDO Section 3.88(D): Buildings facades 90’ or greater in width shall have offsets not less than 8’ deep, 1.5’ requested. 7. Docket No. PZ-2023-00162 V: UDO Section 3.96(B): Min. Rear Yard Setback 52.5’ adjacent to residential, 40’ requested. The applicant seeks site plan and design approval as well as variances for a new development with an apartment complex (238 units), and one future commercial out-lot. The site is located at 11335 N. Michigan Road. It is zoned B-3/Business and is located within the US 421 Overlay zone. Filed by Rick Lawrence with Nelson & Frankenberger, LLC, on behalf of REI Real Estate Services, LLC. *Updates to the Report are written in blue Project Overview: The Petitioner proposes to develop the former Altum’s Gardens site into a new mixed-use development with commercial and residential uses. To the north (on the western portion of the property) is the ARN Funeral and Cremation Services, zoned B-5/Business. North of ARN and north of the eastern portion of the property is the Woodhaven subdivision, zoned S-1/Residential. East is a large, 32-acre parcel zoned S-1/Residential. South is the Weston Pointe retail shops and outlots, zoned B-2/Business and within the US 421 Overlay Zone. Lastly, to the SE are the Townes at Weston Pointe, zoned R- 4/Residential. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: US 421 Overlay Zone: • Permitted uses*: Dwelling, Multiple- family, General Office, General Retail, General Service, among others • Minimum building height: 20’ required, 26.5’ proposed • Architectural design – base, middle, and top provided • Roof pitch – 5:12 proposed and allowed • Building entrances defined and articulated • Building materials – red brick proposed • 30’ greenbelt along US 421 required and provided • Minimum site acreage for DP: 3 acres required; 22.149 acres proposed • Access to adjacent tracts proposed via connection to the south and a stub to the east • Minimum gross floor area: 2,500 sq. ft. required; about 10,000 sq. ft. provided on smallest bldg. • Pool and Garage buildings, as well as trash enclosure are designed to match principal buildings B-3/Business: • Minimum Lot width: 100’ required, 650’ provided • Bicycle parking – short term: 0.1 spaces per bedroom = 33 spaces required (325 bedrooms), 56 spaces/28 racks provided throughout property *Permitted uses are subject to Plan Commission approval per commitments on the land signed in 1988. UDO Standards NOT MET, therefore variances have been requested: • Minimum Lot Area: 5,000 sq. ft. per multi-family dwelling unit allowed; 3,071 sq. ft. proposed (also can be seen as 146 dwelling units allowed, 238 proposed) • Vehicular parking: 510 spaces required; 401 spaces provided • Maximum Lot Coverage: 40% lot coverage allowed for multi-family, 50% requested. • Maximum building height: 20’ max height allowed adjacent to residential uses, 26’ 2” and 37’ 8” requested. • Building façade offsets: 8’ deep offsets required, 1.5’ deep requested • Minimum rear yard setback (east): 52.5’ required adjacent to residential, 40’ requested 2 Site Plan, Parking and Engineering: • The site is along Michigan Road, which is classified as a Principal Arterial by INDOT, and is 4 lanes plus a middle turn lane. • The main entrance aligns with Bennett Parkway across Michigan Road and a traffic light is planned at this intersection. • The site has been designed with a central street through the middle of the property, with one large commercial outlot to the north and an open space to the south on the direct Michigan Road frontage. • The proposed apartment buildings are divided into 6 buildings north of the proposed street and 5 buildings south of the proposed street. • 8 individual garage buildings will be provided throughout the site for additional garage options for residents. • Some of the buildings will have garages on the first floor of the building. • The UDO requires 510 parking spaces for the 238 units that are proposed. • The project will provide 401 spaces through surface parking, detached garages, tuck-under garages, and tandem spaces (behind the tuck-under garages). • A variance is requested for the shortage of 109 parking spaces. • The Petitioner is working with the Engineering Dept. on drainage for the site. • There is a large existing pond on the north portion of the site. The Petitioner would like to expand that pond to have one central detention facility for the entire development. • In general, residential next to residential is an appropriate use. • The mix of the proposed three- and two-story buildings provide a height transition to two- and one-story single- family homes. • The apartments provide an appropriate buffer to commercial uses and US 421 to the west. • The B-3 district and the US 421 Overlay do allow for multi-family; however, it is up to the Plan Commission to decide if these uses will be allowed on this land due to the 1988 commitments. Active Transportation: • Sidewalks will be provided on both sides of the streets with crosswalk striping to help delineate crossing points. • Short term bicycle parking racks are provided adjacent to every building and public area. • 28 racks are provided around the site, which allows for 56 bikes to be parked. • Long term bicycle parking is encouraged at a rate of 0.5 spaces for each bedroom, minus those units that have private garages. The floor plans for the buildings show indoor bike storage areas for the long-term bike parking. Architectural Design: • The buildings have been designed to be complimentary to the Federal architectural style. • The buildings are traditional in design, with a base, middle, and top as required by the US 421 Overlay. • Red brick is used as the main material with a cast stone base. Hardie lap siding is used as an accent material on no more than 10% of the buildings. • The residential apartment buildings are 2 and 3 stories tall, with the 2-story buildings located along the perimeter of the site adjacent to neighboring residential properties. • This provides an appropriate transition given the townhomes to the south are 2 stories, as well as the single-family homes to the north are 2 stories. • Petitioner has proposed to make Building 1 (northwest corner) a 2-story building instead of a 3-story. • The 421 Overlay states that adajent to residential uses, building height is limited to 20’, but may increase in height by one additional story for a façade step back with a depth of 25’, or the first structural bay, whichever is greater. • The proposed 2-story buildings are 26’ 2 3/8” to the midpoint of the roof, so a variance is needed. • The building designs accommodate some building HVAC equipment in the roof. Lighting: • The lighting plan needs more clarity on where the property line is so that lighting levels can be verified. • The UDO requires lighting levels of 0.1 foot-candles at the property lines adjacent to residential uses and 0.3 foot- candles adjacent to commercial.. 3 • Street light poles will be installed at 15’ and 12’ tall. The US 421 Overlay requires a maximum pole height of 24’. • Architectural lighting is be provided on the building facades to enhance the character and design of the buildings. Landscaping: • A 30’ greenbelt is shown along Michigan Rd. • Bufferyards are provided around the north, east, and west perimeter along with an 8 ft. tall cedar fence with masonry columns. • Existing evergreen trees along the north and east perimeter will be preserved. • The pond will be planted with a native seed mix around the perimeter and a pollinator seed mix will be planted in the open space to the south of the main entrance off of Michigan Rd. • A path will be built around the south side of the pond as an amenity for the development. • There is also a pool and dog park area provided as amenities. Signage: No information on signage has been presented at this time. An ADLS Amendment application will therefore be required when the signage details are ready. Variances: • 6 Variances are requested for this project and are being heard together with the DP/ADLS as a combined hearing. • Minimum Lot Area: The B-3 District requires a minimum lot area of 5,000 sq. ft. per multi-family dwelling. That allows 9 units per acre. The petitioner is proposing 2,900 sq. ft. per dwelling unit, which is about 15 units per acre. Based on the design of the site with open spaces, amenities, and bufferyards, and the proposed architecture and 2 story heights of the perimeter buildings, the department is in support of the variance. • Parking: The UDO requires 2 spaces per dwelling unit plus 1 space per 7 dwellings which is about 510 parking spaces for the 238 units that are proposed. 401 spaces are proposed through surface parking, detached garages, tuck-under garages, and tandem spaces (behind the tuck-under garages). The variance is for the shortage of 109 parking spaces, which is about a 26% reduction. Short-term and long-term bike parking are also provided. • Maximum Lot Coverage: The B-3 District only allows 40% lot coverage for multi-family developments, but it allows 80% for all other uses. The petitioner is requesting a 50% lot coverage for the multi-family area, and is still able to provide ample greenspace. • Building Height: The 421 Overlay states that adjacent to residential uses, building height is limited to 20’, but may increase in height by one additional story for a façade step back with a depth of 25’, or the first structural bay, whichever is greater. All of the proposed buildings adjacent to residential uses are 2-story buildings but are 26’ 2 3/8” to the midpoint of the roof, except for one building (Building 1.) Building 1 is 3 stories and is 37’8”, but it is mostly adjacent to commercial and is setback about 120 ft. from the nearest residential parcel. • Building Façade Offsets: Buildings with continuous facades that are 90’ or greater in width shall be designed with offsets not less than 8’ deep and at intervals of not greater than 60’ required. The buildings have offsets, but some are only 1.5’ deep. This should not have a negative effect on the development as there are many other architectural details like the entries and balconies that help break up the building façade. • Minimum Rear Yard Building Setback: 52.4’ required adjacent to residential, 40’ requested. This variance only applies to the 2 buildings along the east perimeter. The property to the east is a large 32 acre estate lot and there are not single-family homes near this property line. There will also be a bufferyard and 8 ft. tall fence along the property line. • The Department is in support of these variances. • Please refer to the petitioner’s Findings of Facts included in their info packet. Apartment Use: • The site is zoned B-3 and is within the Michigan Road Overlay, both of which permit Multi-family dwellings. • The Michigan Road Overlay prohibits Single-family dwellings. • There are currently no apartment complexes in Carmel’s jurisdiction along Michigan Rd, however there are some apartment complexes across Michigan Rd. in Zionsville. • According to the 2021 Census data that was available, there are about 42,773 total housing units in Carmel. • 72.1% (28,830 units) of occupied housing units are Owner occupied. 4 • 27.9% (11,164 units) of occupied housing units are Renter occupied. (This includes single-family and two- family rentals as well as apartments.) • The average household size of owner occupied units is 2.77. • The average household size of renter-occupied units is 1.84 August 15, 2023, Plan Commission meeting recap: Petitioner gave an overview of the project and the variances they are requesting. Several residents spoke opposed to the project and submitted letters. Their main concerns included the 3-story building height along the north property line, the density of the project, traffic, the number of variances, and tree preservation north of the south perimeter fence. The Plan commission expressed concerns regarding the number of variances, the increase in density, reduced parking, and reduced greenspace due to increased density. The Plan Commission requested additional information for the committee meeting, including clarification on the building offset variance, a design that flips the pollinator garden and the dog park, more trees on the inside of the fence, clarification on the bike parking calculations, amount of parking available per building, a pier on the pond, and if any units would be affordable units. DOCS Remaining Comments/Concerns: The Department is working through review comments with the Petitioner on Project Dox, our online review software. Some of these comments include: • Please ensure that the main east/west drive is a public right-of-way. • Please look at other areas on the site plan where parking could be added, perhaps some parallel parking. • Look at adding some landscaped areas between drive aisles to reduce the amount of concrete. • What sustainable site or building design aspects will be implemented with this development? • Label the property line on the Photometric Plan to confirm the lighting levels meet the UDO. Recommendation: The Department of Community Services recommends the Committee discusses this item and then continues it to the Residential Committee meeting on Tuesday, October 3, 2023 for further review and discussion.