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HomeMy WebLinkAboutDept Report 12-17-242 CARMEL PLAN COMMISSION DEPARTMENT REPORT DECEMBER 17, 2024 2. Docket No. PZ-2024-00205 CA: Ardalan Plaza – Commitment Amendment. The applicant seeks approval to remove previous rezone and development commitments (in relation to Z-611-16) for a new mixed-use project. The approximately 1-acre site is located at 311 W. Main St. (not in any subdivision) and is zoned C2/Mixed Use. Filed by Jim Shinaver of Nelson & Frankenberger, LLC. Project Overview: • The Petitioner requests to remove commitments from C-2 Zoned parcels to build a new mixed-use building, which will include ground floor commercial, four 2nd floor condo units and a personal residence on the 3rd floor. • The north-half project site currently has four lots, with 3 single-family homes on it, which are vacant and will be demolished for this new development. • The south-half of the block has two single family residential homes (and 3 parcels) that are zoned R2/Residential and are within the Old Town Overlay Character Sub Area. These homes are not part of this project. • West across 4th Ave. SW are single family residential homes zoned R2/Residential. • East is the Monon and Main building and parking garage, zoned C2/Mixed Use. • North across Main Street is the Monon and Main townhomes project, zoned PUD (Z-462-04). • Please see the Petitioner’s Information packet for more details. Site History: • In 2015, the City proposed to rezone multiple parcels over 2 blocks in Old Town, between the Monon Blvd. and 4th Avenue SW, to C2/Mixed Use, to foster and promote redevelopment of those sites. o Petition filed under Plan Commission Docket No: 15030009 Z, o Approved by City Council; Ordinance Z-611-16 • The petition included a total of 12 lots; five lots in the ‘east block’ between Monon Blvd and 3rd Ave SW. • The east block between 3rd Ave. SW and the Monon Boulevard was fully rezoned to C2/Mixed Use to facilitate the Monon and Main project including Anthony’s Chop House, a mix-use office building, seven townhouses and a 3-level parking garage. • The north-half block under review in this petition was only partially rezoned. • The Petitioner’s two parcels were rezoned C2/Mixed use, subject to signing commitments. o The Petitioner agreed to the commitments, and the parcels were rezoned C2/Mixed Use. • The other 5 parcel owners did not want their properties rezoned, so they did not sign the commitments. o They remained R2/Residential and within the Old Town Overlay District, Character Sub-Area. • Two of the 4 lots, now part of this petition, were sold, with the City being the purchaser. o The City signed the commitments, and those parcels were also rezoned to C2/Mixed Use. • The Petitioner has now entered into an agreement with the City to purchase the two lots on Main Street adjacent to the property they already owned, in order to build Ardalan Plaza. Commitments: • There are three separate sets of commitments for each property: o 311 W. Main Street ▪ Maximum Building Height: 45’ ▪ The design and construction of new buildings on parcels with frontage on Main Street shall be per the Old Town Overlay Zone District Guidelines in 23D.03.03.B, Main Street District Sub-Area. ▪ Dumpster location: Commercial trash storage and removal shall be internal to the site and not visible from a public street. Removal shall not occur from a public street. ▪ Phasing: Development proposed on a parcel adjacent to one or more existing homes in the same block shall be part of an overall master development plan for the entire block. o 321 W. Main Street and 0 W. Main Street (Petitioner’s original parcels) ▪ Maximum Building Height: Main Street: 45’ ▪ The design and construction of new buildings on parcels with frontage on Main Street shall be per the Old Town Overlay Zone District Guidelines in 23D.03.03.B, Main Street District Sub-Area. 3 ▪ The design and construction of a new principle building on the real estate shall allow access from Tax parcel 16-09-25-16-01-003.001 (via 3rd Ave. SW) and further commits to full closure and removal of the Main Street driveway at 321 W. Main St. (Tax parcel 16-09-25-16-01-002.000). ▪ Dumpster location: Commercial trash storage and removal shall be internal to the site and not visible from a public street. Removal shall not occur from a public street. ▪ Phasing: Development proposed on a parcel adjacent to one or more existing homes in the same block shall be part of an overall master development plan for the entire block. o 331 W. Main Street ▪ The design and construction of new buildings on parcels with frontage on Main Street shall be per the Old Town Overlay Zone District Guidelines in 23D.03.03.B, Main Street District Sub-Area. ▪ Landscaping: All surface or structured parking located along 4th Ave. SW shall be screened so that headlights are not visible from across the street. Screening may include any combination of plantings, walls, or other opaque materials. The minimum planting area shall be at least six (6) feet in width and include four (4) shade trees and (20) shrubs per 100 lineal feet. ▪ Dumpster Location: Commercial trash storage and removal shall be internal to the site and not visible from a public street. Removal shall not occur from a public street. ▪ Phasing: Development proposed on a parcel adjacent to one or more existing homes in the same block shall be part of an overall master development plan for the entire block. Commitment Removal Analysis: • Maximum building height of 45’: o The Petitioner is proposing a 3-story building, at 50’8” o Height is measured at the midpoint of a sloped roof building o This height is in line with the character with other buildings in the area, which are also 3+ stories o Petitioner is going to request a variance from the maximum 35’ height limit of the C2/Mixed Use zone • Design according to the Old Town Overlay Zone: o Now that the site is zoned C2/Mixed Use, it is required to submit to the CRC Architectural Review Committee for design approval. o The Carmel Redevelopment Commission’s ARC has approved this building design. • Dumpster location: o Proposed site is within the confines of the site; there is no room for it to be within the proposed building. o It will be located at the SE corner of the site and contained within an enclosure, as is required for all commercial developments. o Trash removal will occur from an alley internal to the site. • Phasing: o The current project has assembled 4 of the 7 parcels of this block for a master development plan. o The proposed use for the south parcels, should it redevelop in the future, is townhomes. • Full closure of the Main Street curb cut / driveway along 321 W. Main Street: o This will be accomplished with the proposed plan. • Landscaping: o No parking is proposed along 4th Street SW with this project. ADLS Analysis: • While this is not a DP/ADLS petition, the Petitioner has provided a site plan, landscape plan, floor plans, exterior architectural renderings and elevations to illustrate their proposal for this site. • Commercial tenant spaces for an art gallery, business, and restaurant will be provided on the first floor. • The second floor will have four condominium units for sale. • The third floor will be the private residence of the Petitioner. • A 16’ wide alley is provided at the rear of the parcel to facilitate vehicular traffic. • 3 parking spaces and a dumpster pad/enclosure will be provided on the southeast corner of the parcel. • 5 two-car garages will be constructed on the first floor, providing 10 parking spaces residents of the building. • On-street public parking spaces will be provided on Main Street and 3rd Ave SW. • Sidewalks will be provided on all three public street frontages. • Short-term bicycle parking will be located along Main Street – 6 racks or 12 spaces provided. • A plaza will be provided on the north side of the building, along with private outdoor dining/seating areas. 4 • The building will be 3 stories tall - 50’6” tall to the midpoint of the sloped roof. • It will be constructed of stone, brick, and EIFS, to be modeled after an Italian Villa. • Landscaping and lighting will be provided, and a sign package still needs to be finalized. • The site is zoned C2/Mixed Use, which requires the Plan Commission Hearing Officer to review and vote upon DP/ADLS proposals. • The public hearings for the DP/ADLS application and for the Variance applications for this site are scheduled for Thursday, December 19, 2024, pending the outcome of this petition. DOCS Remaining Comments/Concerns: • The Department is supportive of this request, as the commitments were made at a time when a project was not in place for this site. Now that a project has been proposed and is of a quality that will enhance our Main Street Arts District, the commitments are no longer needed. Recommendation: • The Department of Community Services recommends the Plan Commission votes to suspend its Rules of Procedure and to vote favorably on this item tonight.