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HomeMy WebLinkAboutDepartment Report 11-07-246 Carmel Plan Commission COMMITTEE Thursday, November 7, 2024 Department Report 3. Docket No. PZ-2024-00140 OA: Gramercy PUD Ordinance Amendment. The applicant seeks approval to modify the existing PUD language to allow an urban residential development consisting of townhomes, multi-family, and neighborhood-oriented, mixed-use buildings. The 33-acre site is generally located at the southeast corner of City Center Drive and Kinzer Ave. (830 Golfview Drive) and is currently zoned PUD (Z-493-06 Gramercy). Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Buckingham Properties, LLC. *Updates to the report are in blue. Project Overview: The Petitioner proposes to amend the Gramercy PUD Ordinance to develop a new site layout within the center portion of the overall real estate. There will be 3 new townhome sections, 1 new multi-family section, 1 mixed- use building with integrated first floor parking, as well as multiple open space/parks. To the north are single family homes zoned R-2/Residential. To the west is both the Gramercy West single family and townhome development (Z-630-18) and 13 original Gramercy apartment buildings (on 17 acres). To the east are 36 acres of original Gramercy apartment buildings, that will not be impacted by this PUD Amendment proposal. Please see the Petitioner’s Information packet for more details. Analysis: Permitted Uses • All proposed residential and retail uses are permitted by the original Gramercy PUD. • The original Gramercy PUD called for three use areas of development and required a minimum percentage of each use area to be residential uses. • When Gramercy West was approved in 2018, these use areas were replaced with a specific site plan and a single developer. • The current Petitioner wishes to do something very similar: o Propose a new site plan for the center part (33 acres) of the Gramercy subdivision. o However, multiple developers will build out the different residential areas. • The limit on dwelling units will be what is shown on the new site plan. • Exhibit C, the Gramercy Development Master Plan refers to 6 new development areas, labeled A-F. o Townhomes are proposed in Areas A, E, and F  167 units over 12.86 acres = 12.9 u/a o Apartments and Condos are proposed in Areas B, C, and D  436 units over 18.93 acres = 23 u/a  This total number does include 64 existing multi-family units over 4 buildings o Retail is proposed in Area D  8,000 sq. ft.  70 integrated first floor parking spaces  64 surface parking spaces Site Plan, Parking, Active Transportation, Engineering • The new Development Master Plan follows the Gramercy West plan with new buildings facing their respective streets – either 126th Street or Kinzer Ave. • Garages for townhomes are accessed from the rear of the property via an alley. • The plan also allows for new multi-family buildings to blend in with 4 existing Gramercy apartment buildings. • Two new ponds will be created to handle drainage. • 5 new open recreation spaces will be built for a total of 6.44 acres of open space. 7 • One of those parks will be a dedicated open space of 1.38 acres adjacent to existing Gramercy apartment buildings on the west side of the overall property. • Parking will consist of on-street, angled, parking lots, garage buildings (for multi-family), and integrated first floor parking (for the mixed-use building). • The dedicated bike lane on the west side of Kinzer Ave. will not be impacted by the new proposed PUD. • Sidewalks and paths connect throughout the development to create a walkable neighborhood. ADLS components • Three building images have been proposed as new Character Imagery under Exhibit D. o One design shows a multi-family building (located in Area C), one shows a townhome building (could be located in Areas A, E, or F), and the third is the mixed-use building (located in Area D). The Petitioner will provide new townhome renderings that more closely match the level of design detail provided for the apartments and mixed-use building. o These renderings were shown as part of Gramercy TIF proposal, reviewed by Council and the Carmel Redevelopment Commission earlier this year. o If approved, the Petitioner will have to return for DP/ADLS approval of the building designs. o This site will be unique in that it will require both Plan Commission approval (because it is a PUD) and CRC approval (because of the TIF agreement) for the design of the buildings. • The original Gramercy PUD also has an Exhibit G, titled “Gramercy Design and Development Standards.” • The Petitioner proposes certain amendments to this exhibit, to replace old plans with the new proposed Development Master Plan and other exhibits, as well as remove some language that no longer applies. • Staff have worked with the Petitioner to make specific changes to exhibit G, rather than saying the entire document no longer applies. You will find all these changes in the red-line version of the proposed PUD amendment. • Building placement will be as is shown on the Development Master Plan, pulled up to the streets. • Landscaping and Lighting will have to comply with the existing standards of the original Gramercy PUD. • Signage is proposed to now conform to UDO standards. October 15, 2024 Public Hearing Recap: The Petitioner gave an overview of the project, highlighting changes to the PUD ordinance, including the new master plan layout and character images. Members of the public spoke and voiced concerns about the proposed intensity of the site, as well as concern over height for individual buildings for Carmel Marketplace’s redevelopment. The Petitioner responded to these items, reminding the public that they are only bringing forward the north half of the project right now. The Carmel Marketplace project will be developed later. Plan Commission members spoke of the multiple Council Land Use Committee meetings where the overall project was discussed, and how the Petitioner worked to compromise on items then. Others discussed the additional road improvements that will be made to Carmel Drive, complemented how the apartment and mixed-use building renderings were exceptional, but more work was needed for the townhome design, to look at additional access to Kinzer for the existing/unchanging east portion of Gramercy, and that landscaping requirements should be focused on at the next committee meeting. It was sent to the Plan Commission Committee on Thursday, November 7, 2024. DOCS Remaining Comments/Concerns: 1. Updated character renderings for potential townhome designs are still needed. Recommendation: The Department of Community Services recommends the Plan Commission sends this item back to the full Plan Commission meeting on Tuesday, November 19, 2024 with a positive recommendation.