HomeMy WebLinkAboutPacket for HO 12-19-241
EXPLANATION OF PROJECT
The City of Carmel Redevelopment Commission is the owner of parcels of real estate
that are identified by the Auditor of Hamilton County, Indiana as Parcel Numbers 16-09-25-16-
01-003.000 and 16-09-25-16-01-001.000 (collectively, the “CRC Parcels”). Abdolaziz M. &
Masoomeh Ardalan, as Trustees of the Abdolaziz M. Ardalan Living Trust and the Masoomeh
Ardalan Living Trust (collectively referred to herein as “Ardalan”) are the owner of parcels of
real estate that are identified by the Auditor of Hamilton County, Indiana as Parcel Numbers 16-
09-25-16-01-003.001 and 16-09-25-16-01-002.000 (collectively, the “Ardalan Parcels”). The
CRC Parcels and the Ardalan Parcels are collectively referred to herein as the “Real Estate”.
The Real Estate is zoned C-2, is slightly less than 1 acre and is located south of and
adjacent to Main Street, north of and adjacent to 1st Street SW, west of and adjacent to 3rd
Avenue SW and east of and adjacent to 4th Avenue SW.
Ardalan has filed applications seeking Development Plan, Architectural Design, Lighting,
Landscaping and Signage approval (collectively, “DP/ADLS”), as well as certain development
standards variances that are described below (collectively, the “Variances”). The DP/ADLS and
Variances are collectively referred to herein as the “Applications”.
The Applications seek approval for a mixed-use building to be constructed on the Real
Estate that will consist of: (i) retail uses (a restaurant space, retail tenant spaces and an art
gallery) and five (5) enclosed private residential garages on the first floor; (ii) four (4) luxury
condominium residences on the second floor; (iii) the Ardalan’s personal residence on the third
floor; and, (iv) the Ardalan’s private roof-top terrace including a greenhouse.
The proposed mixed-use building is elegantly and exquisitely designed, as the
architecture is modeled and themed after an Italian Villa including details such as decorative
columns, cornices, and balustrades. The 3-story Building provides a continuation of activated
ground floor retail and restaurant spaces along Main Street. Further, the luxury condominium
residences are thoughtfully and purposely designed and include such features as: spacious out-
door balconies; multiple bedrooms and living spaces, with high-end interior finishes and soaring
12-foot ceilings.
In addition to the five (5) enclosed private residential garages on the first floor, other on-
site parking spaces are provided for on the Real Estate, and the City’s structured parking garage
is immediately adjacent to the Real Estate on 3rd Avenue SW.
2
Associated with the development of the Real Estate, Ardalan is also seeking approval of
the following Variances.
UDO Section 2.36 Maximum Lot Coverage: The UDO standard for C-2 allows a
maximum parcel coverage of 80%; the variance requests a maximum parcel coverage of
90%.
UDO Section 2.36 Maximum Building Height: The UDO standard for C-2 allows a
maximum building height of 35 feet for a principal building when adjacent to single-
family residences; the variance requests 65’.
UDO Section 1.07 Transportation Plan – Transportation Plan compliance is required;
requesting Thoroughfare Plan Map, Mobility & Pedestrian Plan Map, Street
Topographies and Streetscape Facilities modifications.
UDO Section 5.21 Minimum buffer yard width: Shall be equal to the building height of
the nearest building to each side or rear lot line, not to exceed 35’; 5’ width requested.
Also requesting planting standard to be per the submitted landscape plans
Statement of Support
We have collected items of concern from City o icials and the surrounding neighbors. On
Wednesday, December 11, I will be meeting with several interested neighbors to discuss any
additional concerns they may have, as well as review the project adjustments in detail that have
been made in response to concerns. Ownership has agreed to make the adjustments shown in the
plan on the next page.
Hi Neighbors!
Please forward this email to any interested neighbors … I may not have their email…
I am the architect for Soori’s project on the corner, and I think I have a few ideas on how to alleviate most concerns with
the project.
I am meeting with David G and Darin at our o%ice Wednesday morning at 9:00 if anyone else would like to attend to
discuss concerns.
I am in receipt of several emails from the city, and I think the following is a list of primary concerns I have gathered:
1. The dedicated alley curb cut to the west side of the site. Cut through tra ic, headlight glare and
general tra ic concerns seem to be the concern here.
a. Soori is ok with “dead ending” the alley and only entering the garages from the east. We can
screen the end of the alley with landscaping to reduce headlight concerns. I believe the city is
also studying stop sign options for the surrounding block.
2. Building Height – Listed at 65’ in the variance
a. I have included sections of the three bordering streets and the relative heights of the buildings
across each street. I think the 65’ has been somewhat misleading. The eave of the primary façade
is at roughly 35’ (depending on where you are on the sloping site). The third story is set back 20’
from the street façade and the eave is roughly at 48’. Currently only the stair towers and elevator
overrun extend to the 63’ height. You will see in the floor plan that each is at least 30’ from the
perimeter of the building on the east side and 47 feet on the west side.
3. Location of the potential restaurant space
a. We have swapped the spaces in the building to place Soori’s gallery on the west side. This will
eliminate the outdoor eating plaza on the corner. Our outdoor seating will be on the raised plinth
in front of the building on Main Street east of the building entrance closer to Savor, if indeed, we
actually have a restaurant. (No deal confirmed yet). I have made some notes on the attached
floor plan.
4. Concern with general drainage pattern
a. Our civil engineer, Aaron Hurt, will be available at the hearing to answer any specific questions, but
in general an underground detention storage system is included below the dedicated alley. This
will collect all runo%, filter it, and release it accordingly into the city storm system at a rate
acceptable to City engineering.
5. Future project concerns for the south half of the block
a. This is the toughest to address since the ground is not part of our project and is currently for
sale. A townhome plan has been floated as a possibility, but it is only a notion. One reason for
dedicating the alley is to provide future access to the rear of this property should garages be part of
the plan.
I appreciate all of you, and your interest in planning a thoughtful city. I look forward to discussing these proposals with you
and hopefully earning your support.
Dan Moriarity Principal
Studio M Architecture and Planning
275 Veterans Way, Suite 200 Carmel, IN 46032
T: 317.810.1502
M: 317.496.0486
UP
UP
PROPOSED BUILDING
F.F.E. = 831.00
1ST ST. SW
3R
D
A
V
E
.
S
W
W MAIN STREET
4T
H
A
V
E
.
S
W
8
A
B
34567 12
C
D
E
F
G
H
8 34567 12
A
B
C
D
E
F
G
H
DE
S
C
R
I
P
T
I
O
N
DA
T
E
NO
RE
V
I
S
I
O
N
R
E
C
O
R
D
DA
T
E
:
DW
G
S
C
A
L
E
:
DR
A
W
N
B
Y
:
CH
E
C
K
E
D
B
Y
:
AP
P
R
O
V
E
D
B
Y
:
PR
O
J
E
C
T
N
O
:
SHEET OF
DRAWING NO.:
34
4
-
5
8
3
DE
C
E
M
B
E
R
0
6
,
2
0
2
4
DR
A
F
T
33
ST
U
D
I
O
M
A
R
C
H
I
T
E
C
T
AR
D
A
L
A
N
P
L
A
Z
A
33
1
W
.
M
A
I
N
S
T
R
E
E
T
CA
R
M
E
L
,
I
N
D
I
A
N
A
4
6
0
3
2
Ci
v
i
l
&
E
n
v
i
r
o
n
m
e
n
t
a
l
Co
n
s
u
l
t
a
n
t
s
,
I
n
c
.
ww
w
.
c
e
c
i
n
c
.
c
o
m
53
0
E
.
O
h
i
o
S
t
r
e
e
t
Ph
:
3
1
7
.
6
5
5
.
7
7
7
7
In
d
i
a
n
a
p
o
l
i
s
,
I
N
4
6
2
0
4
Su
i
t
e
G
NORTH
DA
T
E
:
DW
G
S
C
A
L
E
:
DR
A
W
N
B
Y
:
CH
E
C
K
E
D
B
Y
:
AP
P
R
O
V
E
D
B
Y
:
PR
O
J
E
C
T
N
O
:
SHEET OF
DRAWING NO.:
1"
=
2
0
'
DR
A
F
T
DR
A
F
T
DR
A
F
T
C200
SI
T
E
L
A
Y
O
U
T
A
E
R
I
A
L
O
V
E
R
L
A
Y
PROPOSED BUILDING
F.F.E. = 831.00
A
MMM
G
G
G
A
A
BB
DD
DDDD
DD
DD
Y
Z
O
Z
Z
Y
Y
Z
V V
DD
C
A
A
T
D
J
T
CD
C
C
C
A
A
X
X
L
L
L
L
LL
L
L
L
L
L
L L
L
L
L
G
G
D
I
DD
N
S
S
I
I
L
X
K
L
D
DD
XX
P
C C C
A
L
Z
ZZY
L
N
N
G
G
3R
D
A
V
E
.
S
W
W MAIN STREET
XX
X
Y
Z
Z
Z
E
E
P
UTILITY NOTE:
SITE LEGEND:
A
B
C
D
E
F
G
+
I
J
K
L
M
N
O
P
4
R
S
T
U
V
:
X
Y
Z
AA
BB
SITE KEY NOTES:
CC
DD
8
A
B
34567 12
C
D
E
F
G
H
8 34567 12
A
B
C
D
E
F
G
H
DE
S
C
R
I
P
T
I
O
N
DA
T
E
NO
RE
V
I
S
I
O
N
R
E
C
O
R
D
DA
T
E
:
DW
G
S
C
A
L
E
:
DR
A
W
N
B
Y
:
CH
E
C
K
E
D
B
Y
:
AP
P
R
O
V
E
D
B
Y
:
PR
O
J
E
C
T
N
O
:
SHEET OF
DRAWING NO.:
34
4
-
5
8
3
DE
C
E
M
B
E
R
0
6
,
2
0
2
4
DR
A
F
T
33
ST
U
D
I
O
M
A
R
C
H
I
T
E
C
T
AR
D
A
L
A
N
P
L
A
Z
A
33
1
W
.
M
A
I
N
S
T
R
E
E
T
CA
R
M
E
L
,
I
N
D
I
A
N
A
4
6
0
3
2
Ci
v
i
l
&
E
n
v
i
r
o
n
m
e
n
t
a
l
Co
n
s
u
l
t
a
n
t
s
,
I
n
c
.
ww
w
.
c
e
c
i
n
c
.
c
o
m
53
0
E
.
O
h
i
o
S
t
r
e
e
t
Ph
:
3
1
7
.
6
5
5
.
7
7
7
7
In
d
i
a
n
a
p
o
l
i
s
,
I
N
4
6
2
0
4
Su
i
t
e
G
NORTH
DA
T
E
:
DW
G
S
C
A
L
E
:
DR
A
W
N
B
Y
:
CH
E
C
K
E
D
B
Y
:
AP
P
R
O
V
E
D
B
Y
:
PR
O
J
E
C
T
N
O
:
SHEET OF
DRAWING NO.:
1"
=
2
0
'
DR
A
F
T
DR
A
F
T
DR
A
F
T
C201
7
SI
T
E
L
A
Y
O
U
T
P
L
A
N
NOTES TO CONTRACTOR:
ANTICIPATED CONSTRUCTION DATE:
ZONING DATA: ADJACENT ZONING CLASSIFICATIONS:
SITE DATA:
LOT COVERAGE:
PARKING DATA:
BUILDING DATA:
12/06/2024
UP
UP
PROPOSED BUILDING
F.F.E. = 831.00
W MAIN STREET
4T
H
A
V
E
.
S
W
2
GS4
13
AB5
3
SM
5
AG
34
GJ
16
HF
3
FB
3
FB
6
GJ
7
AM3
3
UP3
25
BG
52
GJ
206
LB
3
HW
1
IV 2
HW
3
IR
1
AG
88
LB
9
TH
3
HW
8
GJ
3
GJ
8
R3
1
QB
534
SPO
32
TH
245 sf
TS2
13
FB
41
LB
2
TH
1
GP
39
LB
3
FB
2
TH
12
AS
2
TH
2
HW
12
GJ
1
GP
25
HF
8
A
B
34567 12
C
D
E
F
G
H
8 34567 12
A
B
C
D
E
F
G
H
DE
S
C
R
I
P
T
I
O
N
DA
T
E
NO
RE
V
I
S
I
O
N
R
E
C
O
R
D
DA
T
E
:
DW
G
S
C
A
L
E
:
DR
A
W
N
B
Y
:
CH
E
C
K
E
D
B
Y
:
AP
P
R
O
V
E
D
B
Y
:
PR
O
J
E
C
T
N
O
:
SHEET OF
DRAWING NO.:
34
4
-
5
8
3
DE
C
E
M
B
E
R
0
6
,
2
0
2
4
DR
A
F
T
33
ST
U
D
I
O
M
A
R
C
H
I
T
E
C
T
AR
D
A
L
A
N
P
L
A
Z
A
33
1
W
.
M
A
I
N
S
T
R
E
E
T
CA
R
M
E
L
,
I
N
D
I
A
N
A
4
6
0
3
2
Ci
v
i
l
&
E
n
v
i
r
o
n
m
e
n
t
a
l
Co
n
s
u
l
t
a
n
t
s
,
I
n
c
.
ww
w
.
c
e
c
i
n
c
.
c
o
m
53
0
E
.
O
h
i
o
S
t
r
e
e
t
Ph
:
3
1
7
.
6
5
5
.
7
7
7
7
In
d
i
a
n
a
p
o
l
i
s
,
I
N
4
6
2
0
4
Su
i
t
e
G
NORTH
DA
T
E
:
DW
G
S
C
A
L
E
:
DR
A
W
N
B
Y
:
CH
E
C
K
E
D
B
Y
:
AP
P
R
O
V
E
D
B
Y
:
PR
O
J
E
C
T
N
O
:
SHEET OF
DRAWING NO.:
1"
=
2
0
'
DR
A
F
T
DR
A
F
T
DR
A
F
T
C700
13
LA
N
D
S
C
A
P
E
P
L
A
N
GENERAL LANDSCAPE NOTES:
ADDITIONAL CITY OF CARMEL NOTES:
12/06/2024