HomeMy WebLinkAboutLetter #02 David Gagliano (plus additional correspondence)
Butler, Bric
From:david gagliano <dave.a.gagliano@gmail.com>
Sent:Wednesday, November 20, 2024 11:13 AM
To:Butler, Bric
Cc:Hollibaugh, Mike P; Conn, Angelina V; Keesling, Rachel M; Shestak, Joe; Glaspie, Larysa
E; david gagliano
Subject:311 West Main Street Variances (aka PZ-2024-00191DP/ADLZ and
PZ-2024-00192V-00195V) -- BZA / PC Input
Attachments:20241121 Ardalan Plaza Project - CRC ARC Packet.pdf
Follow Up Flag:Follow up
Flag Status:Flagged
Good morning,
I have been identified as an Adjoining Property owner for the proposed Ardalan Plaza Project proposed at 311 West Main
Street. I have spoken with members of the DOCS, CRC, City Councilors and neighbors including other Adjoining
Property owners. The below correspondence is my overall assessment of the proposal, both positive and constructive
for the Variance Package. I’m requesting that the project not be approved as requested until the issues below have
been fully addressed and modified. Most of the issues come down to respect for existing homeowners and the
neighborhood versus one individual's desires.
This project is portrayed as private owner requesting variances. The significance of these variance requests coupled
with the impact of substantial road closures during construction warrant full awareness, transparency and due
diligence. Regardless of current zoning rules, this project should be fully vetted with the entire BZA, City Council and
Plan Commission and also with Mayor Finkam. Ideally, this meeting should occur after all issues are fully vetted and on
an evening when more residents can participate.
First off – most of the proposed project should be viewed positively and has a lot to offer….
1. We will get eliminate the eye soars across from Savor and make Carmel’s entrance to the Arts & Design
District more beautiful
2. The project allows the City to have some consistency transitioning this project to the Lazarra project (i.e.,
Anthony’s / Savor building and townhomes)
3. The City will get more density and more businesses
4. The owner/occupied condominiums are wonderful and are much better than adding more unnecessary
apartments. The owners’s private residence will be beautiful.
But — the devil is in the details so to speak (see attached). After multiple discussions, I see three major issues with this
proposed project including……
1
Street Access / Right of Way — No right of way access between 3rd Ave SW and 4th Ave SW exists today. It
certainly is not necessary to provide a new one for 5 units and 3 car spaces. Access to private garages can be
addressed much like other nearby condo and townhome developments such as those south of Anthony’s (i.e.,
single entrance and exit point) including servicing all utilities beneath the driveway and/or along the back side of
the structure. That access today is available off of 3rd Ave SW. Allowing any westbound traffic is not
acceptable. Nearby homes will be unduly and negatively burdened including my residence (e.g., car lights will
go directly into my bedroom windows, shower and private patio; my home design and build could not have
foreseen this possibility as the existing properties had no westbound street access whatsoever). Under no
circumstances should traffic exiting parking garages on 3rd Ave SW be permitted to go westbound onto and
through this property to go onto 4th Ave SW (i.e., installing a 24/7 gate access would need to be mandatory). A
better option would be to widen 3rd Ave SW to allow two-way traffic to go north and south from both the parking
garage and new structure. Additionally, perhaps add a 3-4 way stop sign as the City did by Muldoons/Pint Room
at the intersection of Main St and 3rd Ave SW. Service vehicles can easily access this property and the future
townhomes to the south through the same entrance that is off of 3rd Ave SW (just like Savor’s and the parking
garage dumpsters are serviced today). Restrictive gate access would also provide privacy for Ardalan
residents. Last — any eastbound or westbound access to a new Right of Way is too close to the roundabout at
Main Street and 4th Avenue. Traffic speeds are already excessive as traffic battles to quickly go through this
busy roundabout (and will only get much worse after traffic is permitted to go southbound on 4th Ave
SW). Request — please confirm any access onto 4th Ave SW from the Ardalan Project will be eliminated from
these plans.
Building Height / Design — 65’ will be viewed as too high by homeowners nearby (overall
height/sunlight). Moving some of the rooftop structures toward the center of the building is helpful to those
walking by the property for sure. But — those structures will still be readily visible to properties in all directions
from their 2nd and 3rd floors. The views into neighbor's windows will be somewhat intrusive too from the higher
floors of the Ardalan’s residence. The other design issue is the noise that will occur with patio seating and open
windows from the proposed restaurant on 4th Ave SW. The proposed restaurant is directly across the street
from resident’s private homes / patios. If open air / outdoor seating is requested, could the restaurant move to
the other side of the building and “mirror” what Savor has today or the windows / patio be moved to Main Street
only? Residents also need to understand the proposed restaurant in more detail (i.e., cuisine; hours of
operation). Request — please provide more clarity around the restaurant itself, the ability to relocate it and
restrict noise levels on 4th Ave SW.
Future Project Plans for 3 Parcels South of Ardalan Project / Logistical Concern — The design and use of
these parcels needs to be fully disclosed by the CRC. While we have heard private townhomes could be
developed on these parcels, nothing is finalized. Residents need to understand the Big Picture. Another
parking garage (or apartment complex) is not needed as there is so much available parking within 2-3 blocks
and visitors need to pivot and get comfortable with utilizing parking garages versus expecting street parking
everywhere they go. Ample parking at The Railyard, Merchants/Buckingham complex, Sophia Square, and
Midtown exists that have capacity. I also feel strongly that these three parcels need to be acquired and that
property utilized by construction crews before approving the Ardalan build. Closing Main Street or 4th Ave SW
would be too restrictive. Personally, I believe street parking on the north side of 1st Street SW should be
eliminated between the Monon and 4th Ave SW so that traffic can flow in both east and west directions without
playing roulette to maneuver though this area. Request — please address these parcels before granting
Ardalan approvals.
Thanks again for your time and effort to review this request. Making these changes now will help garner more
support from adjoining neighbors for a mostly positive design to make the Ardalan Project even more special.
All the best,
Dave
David Gagliano
317-372-9277
2
3
ADLS
SUBMISSION
Not for Construction
Status
Project Information
Client Information
Architect / Interiors / Structural Design
Ardalan PlazaCARMEL, INDIANA
275 Veterans Way
Carmel, Indiana 46032
317.810.1502
24062
10.08.2024
EXTERIOR
ELEVATIONS
A301
+0'-0"
FIRST FLOOR
+17'-4"
SECOND FLOOR
+33'-4"
THIRD FLOOR
+50'-8"
ROOF DECK
+65'-0"
BUILDING HEIGHT
01 FRONT (NORTH) ELEVATION
Scale: 1/8" = 1'-0"
+0'-0"
FIRST FLOOR
+17'-4"
SECOND FLOOR
+33'-4"
THIRD FLOOR
+50'-8"
ROOF DECK
+65'-0"
BUILDING HEIGHT
02 RIGHT (WEST) ELEVATION
Scale: 1/8" = 1'-0"
CARMEL, INDIANA
46032
311 - 331 W. MAIN STREET
A
A
B
B
C
C
D
D
E
D
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F
F
G
G
H
H
I
I
J
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K
L
LK
ELEVATIONS
MATERIAL LEGEND
HERITAGE CAST STONE
COLOR: BUFF
A
DRYVIT EIFS TUSCAN GLAZE
COLOR #1: 811 MAPLE WALNUT
B
DRYVIT EIFS TUSCAN GLAZE
COLOR #2: 800 METROPOLITAN
C
DRYVIT EIFS TUSCAN GLAZE
COLOR #3: 806 HEATHER
D
ALUMINUM STOREFRONT
COLOR: BROWN
E
WOOD CLAD WINDOW
COLOR: BROWN
F
BEST BUY METALS
DECRA VILLA METAL ROOFING
COLOR: CAPRI CLAY
G
PAINTED WOOD
ROOF BRACKETS
COLOR MATCH TO LEGEND ITEM
'B' (MAPLE WALNUT)
H
SIGNAGE TO MATCH EXISTING
'SOORI GALLERY' SIGN
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ENTRY CHANDELIER FIXTUREJ
CAST STONE BALUSTRADE
COLOR: MATCH LEGEND ITEM
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COLOR: MATCH LEGEND ITEM
'D' (HEATHER)
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GOOSENECK LIGHT FIXTUREM
Abdulaziz &
Masoomeh Ardalan
+0'-0"
FIRST FLOOR
+17'-4"
SECOND FLOOR
+33'-4"
THIRD FLOOR
+50'-8"
ROOF DECK
+65'-0"
BUILDING HEIGHT
01 BACK (SOUTH) ELEVATION
Scale: 1/8" = 1'-0"
+0'-0"
FIRST FLOOR
+17'-4"
SECOND FLOOR
+33'-4"
THIRD FLOOR
+50'-8"
ROOF DECK
+65'-0"
BUILDING HEIGHT
02 LEFT (EAST) ELEVATION
Scale: 1/8" = 1'-0"
ADLS
SUBMISSION
Not for Construction
Status
Project Information
Client Information
Architect / Interiors / Structural Design
Ardalan PlazaCARMEL, INDIANA
275 Veterans Way
Carmel, Indiana 46032
317.810.1502
24062
10.08.2024
EXTERIOR
ELEVATIONS
A302
Abdulaziz &
Masoomeh Ardalan
CARMEL, INDIANA
46032
311 - 331 W. MAIN STREET
ELEVATIONS
MATERIAL LEGEND
HERITAGE CAST STONE
COLOR: BUFF
A
DRYVIT EIFS TUSCAN GLAZE
COLOR #1: 811 MAPLE WALNUT
B
DRYVIT EIFS TUSCAN GLAZE
COLOR #2: 800 METROPOLITAN
C
DRYVIT EIFS TUSCAN GLAZE
COLOR #3: 806 HEATHER
D
ALUMINUM STOREFRONT
COLOR: BROWN
E
WOOD CLAD WINDOW
COLOR: BROWN
F
BEST BUY METALS
DECRA VILLA METAL ROOFING
COLOR: CAPRI CLAY
G
PAINTED WOOD
ROOF BRACKETS
COLOR MATCH TO LEGEND ITEM
'B' (MAPLE WALNUT)
H
SIGNAGE TO MATCH EXISTING
'SOORI GALLERY' SIGN
I
ENTRY CHANDELIER FIXTUREJ
CAST STONE BALUSTRADE
COLOR: MATCH LEGEND ITEM
'A' (BUFF)
K
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COLOR: MATCH LEGEND ITEM
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GENERAL NOTES:
GENERAL SITE LAYOUT NOTES:
PROPOSED BUILDING
F.F.E. = 831.50
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F.F.E. = 831.50
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ADDITIONAL CITY OF CARMEL NOTES:
GENERAL GRADING NOTES:
”
Butler, Bric
From:Conn, Angelina V
Sent:Friday, October 25, 2024 12:09 PM
To:david gagliano
Cc:Keesling, Rachel M; Hollibaugh, Mike P; Butler, Bric; Shestak, Joe
Subject:RE: PZ-2024-00192V and 3 other Parcels at 311 West Main Street
Hello, Dave – Regarding your Ardalan Plaza project questions, I have provided answers in your email below in red
italic text, and they might be supplemented by Rachel or Mike, too. Have a nice weekend.
Sincerely,
Angie Conn, AICP - Planning Administrator
Carmel Planning/Zoning Division – DOCS
rd
1 Civic Sq., 3 Flr., Carmel, IN 46202
O: 317.571.2417 W: carmeldocs.com
From: Butler, Bric <bbutler@carmel.in.gov>
Sent: Friday, October 25, 2024 11:35 AM
To: david gagliano <dave.a.gagliano@gmail.com>
Cc: Conn, Angelina V <Aconn@carmel.in.gov>; Keesling, Rachel M <rkeesling@carmel.in.gov>; Hollibaugh, Mike P
<MHollibaugh@carmel.in.gov>
Subject: RE: PZ-2024-00192V and 3 other Parcels at 311 West Main Street
Hello Dave,
I am including Angie Conn and Rachel Keesling on this. I believe Angie is handling the variances and Rachel is
working overall on this project. Between the two of them they should hopefully be able to provide you with the
answers you are looking for.
Bric Butler
Meeting Coordinator
Department of Community
Services
City of Carmel, Indiana
Office: 317-571-2416
Email: bbutler@carmel.in.gov
1 Civic Square
Carmel, IN 46032
From: david gagliano <dave.a.gagliano@gmail.com>
Sent: Friday, October 25, 2024 11:00 AM
To: Butler, Bric <bbutler@carmel.in.gov>
Subject: Re: PZ-2024-00192V and 3 other Parcels at 311 West Main Street
Hi Bric,
Thanks again for sending this link. I have three questions that I’m hoping you or someone on the team
can answer…..
1
I know the request if for a 65 foot high structure. How high is the building along Main Street that
houses Anthony’s and Savor? I don’t see a need for anything higher than the building that runs to
the East to the Monon. The Monon and Main building is around 60’8” tall. Here is a direct
Laserfiche weblink to Docket No. 16110003 DP/ADLS: Monon and Main – Lazzara.
Residents will want to know what is planned along 1st Street SW (currently Shrewsbury
residence). What is the City planning? Those parcels of land are not owned by the City.
Residents will not support another parking garage along 4th Ave SW or 1st Avenue SW. I suspect
nice, high-end townhomes like those next to Anthony’s, while not loved versus single family
homes, at least seems more reasonable to achieve the density the City desires. A parking garage
is not being proposed. The townhome units will have their own attached garages, and also a few
on site surface parking spaces are being provided, as well as on street parking.
Is the City really considering adding a street leading from this project to 4th Avenue SW? There is
no street today so this one will a lot more unnecessary traffic through our neighborhood. The
existing parking garage exits to the north to Main Street to avoid the car lights. This is not a street;
it is a driveway where residents can access their garages to the townhome units. Also, a few on
site surface parking spaces can be accessed that way, too.
Please let me know any thoughts / comments you have.
Best,
Dave
David Gagliano
317-372-9277
On Oct 24, 2024, at 2:18 PM, Butler, Bric <bbutler@carmel.in.gov> wrote:
Hi David,
Here is a link to the case file regarding the project. Just an FYI if you try and look at this
immediately after I send it our system is having some IT issues and may not work like
normal, so you may want to check the link a bit later.
https://cocdocs.carmel.in.gov/WebLink/Browse.aspx?id=2393449&dbid=0&repo=CityofC
armel
Once you look throught it if you still have questions please let me know what they are and I
will get them to the approprite planner to answer.
Bric Butler
Meeting Coordinator
Department of Community Services
2
City of Carmel, Indiana
Office: 317-571-2416
Email: bbutler@carmel.in.gov
1 Civic Square
Carmel, IN 46032
-----Original Message-----
From: david gagliano <dave.a.gagliano@gmail.com>
Sent: Thursday, October 24, 2024 1:44 PM
To: Butler, Bric <bbutler@carmel.in.gov>
Subject: PZ-2024-00192V and 3 other Parcels at 311 West Main Street
Hi Bric,
Hope you are having a nice day. I received a Notice of Public Hearing for the parcels that
are being combined across from Savor Restaurant and around to 4th Ave SW. I’m an
Adjoining Property. Can you please send me a link to the petition so I can view the
buildings that are planned?
I’m very curious to know how tall this structure(s) are being proposed relative to the
Anthony’s Chop House building and townhomes that are connected to that building. Is
the height proposed the same height or is it taller than the Anthony’s building? That would
give me a better Fram of reference.
Thanks so much!
Dave
317-372-9277
3
Butler, Bric
From:Hollibaugh, Mike P
Sent:Tuesday, December 10, 2024 5:16 PM
To:david gagliano
Cc:Butler, Bric
Subject:RE: 311 W Main Street / Ardalan Plaza -- Update Requested
Follow Up Flag:Follow up
Flag Status:Flagged
Hi Dave, good evening. I appreciate your reply and concerns. These are being forwarded to the Plan Commission, to be
included in the Correspondence file for docket number PZ-2024-00205 CA, the commitment amendment petition.
There is a great deal of analysis occurring with this project by the City. Much of that effort is related to the concerns
you’ve shared regarding traffic in the area. I’m not certain what the timeline will be for some of that analysis is or what
the results will be. I also know we will be answering questions at Plan Commission related to the traffic concerns you’ve
strd
expressed, including ‘no parking’ on 1 Ave, and constructing 3 Ave as a two-way street.
That’s all I have for now,
Mike H
From: david gagliano <dave.a.gagliano@gmail.com>
Sent: Tuesday, December 10, 2024 8:16 AM
To: Hollibaugh, Mike P <MHollibaugh@carmel.in.gov>
Subject: Re: 311 W Main Street / Ardalan Plaza -- Update Requested
Good morning Mike…..
Thanks for the response. I’m all good with the project on the street / alley topic if Jeremy and Brad can do the following
(and I’m speaking from a Downtown Carmel resident perspective)……
1. Widen 3rd Ave SW to move in both directions.
2. Add Stop Sign at the intersection of Main Street and 3rd Ave (similar to what Carmel did by Pint Room
/ Muldoon’s intersection).
3. Permanently eliminate the street/alley out of this project or the project to the south onto 4rh Ave SW
(too dangerous and too close to roundabout). There are only 5 units planned for the Ardalan Project
and they should design it like the townhomes behind Anthony’s with a private gate. It would also give
Soori the ability to add another personal garage if the alley “dead ends”
4. Considder adding a stop sign at the intersection of 4th Ave and 1st Street SW / Emerson
Road. Another could be used at the intersection south of this one or south of the Merchant’s
Building. My understanding is historically it wasn’t implemented due to the need for fire trucks to get
through. I get the concern but with all of the added density that will result from the
Buckingham/Merchant’s Bank project and the land between the Monon and 3rd/4th Ave SW, these
emergency responders will have a very difficult time getting through.
1
Note: The proposed townhomes to the south could be designed to enter/exit from 3rd Ave SW like Ardalan or
add another exit on 1st Street SW. Or they could have another entrance in the center of the units from 1st
Street SW and go into their entrance with garages on the rear side (if they felt it was even necessary for 8-14
units). 1st Street SW would be a much safer street to enter/exit this units too.
Your thoughts? Again — I’m willing to personally meet with you, Jeremy, Brad or someone from the CRC too
to walk the area.
Dave
David Gagliano
317-372-9277
On Dec 9, 2024, at 4:49 PM, Hollibaugh, Mike P <MHollibaugh@carmel.in.gov> wrote:
Dave, good afternoon. Sorry I've not gotten back with you sooner. At this point, I don't have any solid
update. Know that both Jeremy and Brad are aware and are looking at the alley design and ideas for
stop signs/traffic control in the area. I hope to be able to have their recommendations in advance of the
Commitments hearing on 12/17, but definitely in time for a report on 12/19 (if it even happens).
As the Hearing Officer for this project, I try to step away from nearly all the detailed, day-to-day
review/refinement of CRC projects, leaving it up to Rachel, Henry and the engineering team to get each
project in tip-top shape.
I've shared your concerns (and emails) with the City's team who are giving them all a hard look.
Sincerely,
Mike H
-----Original Message-----
From: david gagliano <dave.a.gagliano@gmail.com>
Sent: Monday, December 9, 2024 8:46 AM
To: Hollibaugh, Mike P <MHollibaugh@carmel.in.gov>
Subject: Re: 311 W Main Street / Ardalan Plaza -- Update Requested
Good morning,
Just following up on this note from last week. Appreciate your help and answers again.
Dave
On Dec 6, 2024, at 9:18 AM, david gagliano <dave.a.gagliano@gmail.com> wrote:
Hi Mike,
Hope you are staying warm in our frozen temps. What is the latest update from your
conversations with Jermey and Brad concerning eliminating the alleyway on this project
(just putting up the brick wall on 4th Ave SW) and then installing a 4-Way Stop Sign on
2
Main and 3rd Ave SW?
I saw you were copied on an email from Dan at Studio M for a meeting next Wednesday
morning at 9AM. Are you able to attend?
Please give me a call to discuss. Thanks,
Dave
David Gagliano
317-372-9277
3
Butler, Bric
From:david gagliano <dave.a.gagliano@gmail.com>
Sent:Monday, December 16, 2024 6:49 AM
To:Butler, Bric
Cc:Hollibaugh, Mike P; Conn, Angelina V
Subject:Ardalan Plaza -- Docket No. PZ-2024-00205 CA: Ardalan Plaza – Commitment
Amendment and Docket No. PZ-2024-00191 DP/ADLS: Ardalan Plaza
Follow Up Flag:Follow up
Flag Status:Flagged
Good morning,
Would you please add this to the Ardalan PC and BZA Packages (both Committee and Hearing Officer)? I
wanted to highlight the harm of westbound headlights to my residence if any traffic would be allowed
to exit onto 4th Ave SW from the alley from this project. It clearly shows that harm will be done to my
home and other neighbors and that the Findings of Fact are incorrect. The first picture is from my
bedroom window as it exists today. The second picture is with my car leaving the garage that exists
today on 4th Ave SW where the alley would be located. The third picture shows the impact of the
headlights on my patio.
Prior Correspondence with the City
After Darin Bibeau and I met with Dan Moriarty based on your recommendation and
Dan’s discussions with the Petitioner (Soori), I believed we had come to acceptable
terms for the project for all parties (i.e.,Height; Alley Elimination; Restaurant Location;
Landscaping; Drainage). I received the Plan Commission Agenda for 12/17 and
noticed the package contained old renderings, I asked the DOCS team to resend the
PC package with the most recent renderings that you, Darin and 20 others were
sent. I had thought it was a simple ask since the project is now addressing several
neighbors’ key issues and we were ready to publicly endorse.
Imagine my response when I received this from Angie Conn….
The wall you mentioned to block future access will not be supported by the city. Mr. Kashman has
asked that it not be shown on the plan. While the City does not support closing the alley’s full
th
access, it is open to compromise with closure along 4 after the construction period. It is the city’s
th
belief that ultimately the value of having the alley connect with 4 Ave will be evident to all.
This project only has 5 condos including Soori’s personal residence. The south side of
the future project might have 8-10 townhomes. If the seven Anthony’s townhomes can
work just fine entering and exiting the development via a single access point (with
townhomes only on one side), how can a single access point via 3rd Ave SW that dead-
ends into a brick wall (like Anthony’s) or townhomes to the south not be adequate for
13-15 total units on two sides? It is about the same number of two car garages as what
Anthony’s would have if townhomes were on both sides of the entrance.
1
The existing Commitment for the property states that there will only be access from 3rd
Ave SW and that a wall or heavy landscaping would be installed to protect neighbors
from headlights. That was a commitment agreed to by the City and since neighboring
homes were built without knowledge of or risk of any traffic potential heading westbound
onto 4th Ave SW, people like me built homes accordingly. My bedroom windows and
patio face east for example. I will be unduly harmed if any traffic is permitted to go
west onto 4th Ave SW. Luckily for Darin, his garage faces east. The Baskett’s sit at an
outdoor patio table directly across from the where the proposed alley would go today.
Please help me understand what I am missing. I don’t understand how the City can try
to nullify what the Petitioner and Adjacent Property Owners have worked collaboratively
to resolve in order to move the project forward.
Thanks again for your time!
Kind Regards,
Dave
David Gagliano
317-372-9277
Nighttime View of Ardalan Project From Bedroom Window As 4th Ave SW Exists Today
(Note: That is my screen on the window)
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Nighttime View of Ardalan Project From Bedroom Window If Vehicles Can Exit West Onto 4th Ave
SW
(Note: The screen is barely visible now)
3
Nighttime View of Ardalan Project From Patio If Vehicles Can Exit West Onto 4th Ave SW
4
5