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HomeMy WebLinkAboutDept Report PC HO 12-19-241 CARMEL PLAN COMMISSION HEARING OFFICER DEPARTMENT REPORT THURSDAY, DECEMBER 19, 2024 1. Docket No. PZ-2024-00191 DP/ADLS: Ardalan Plaza. The applicant seeks site plan and design approval for a mixed-use development with retail and residential components. The 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 seeks approval to tear down the existing structures and redevelop the site for a mixed-use building that will consist of: (i) retail uses (a restaurant space, retail tenant space, and an art gallery) and five enclosed private residential garages on the 1st floor; (ii) four luxury condominium residences on the 2nd floor; (iii) the Ardalans’ personal residence on the 3rd floor; and (iv) the Ardalans’ private roof-top terrace including a greenhouse. • 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. • Related BZA Hearing Officer petition is Docket Nos. PZ-2024-00192 to -00195 V - Ardalan Plaza Variances for lot cover, building height, transportation plan compliance, and bufferyard. • The site is located in the Arts and Design District, fronting on Main Street, adjacent to the roundabout at 4th and Main. • Surrounding this site are residential uses, office/commercial/restaurant uses, and a parking garage. • One and two-story tall single family detached homes are located south and west of the subject site. Three-story tall townhomes with live-work units are located north of the subject site. A mixed-use building with integrated parking garage is located east of the subject site. • 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; however, a concept design has been prepared for the property to illustrate how it could be redevelopment in the future. • 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 (ordinance Z-462-04). • The subject site is zoned C2/Mixed Use, which requires the Plan Commission Hearing Officer to review and vote upon DP/ADLS proposals per the UDO regulations (in the Unified Development Ordinance). • Please see the Petitioner’s Information Packet for more details. Rezone 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 coordinated 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 twelve (12) lots; five lots in the ‘east block’ between Monon Blvd and 3rd Ave SW, seven lots in the ‘west block’ between 3rd Ave SW and 4th 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 a restaurant, a mix-use office building, seven townhouses and a 3-level parking garage. • The west block under review in this petition was rezoned to C2/Mixed Use per Z-611-16, and subject to each lot owner agreeing to sign commitments. To date, only the four lots in the proposed Ardalan Plaza have executed/recorded the commitments to complete the rezone process. • The three lots adjacent south to Ardalan remain R-2 Residential, due to unsigned Z-611-16 commitments. • The Petitioner has 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 were adopted as part of the original C2 Rezone, Z-611-16. The related rezone and commitment amendment applications can be viewed under Docket Nos. 15030009 Z: West Main Street C-2 Rezone and PZ- 2024-00205 CA: Ardalan Plaza Commitment Amendment. 2 • The Department is supportive of the commitment amendment request being granted, 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. • The Commitment Amendment application will be heard at the Tuesday, December 17, 2024 regular Plan Commission meeting, where the Petitioner will request to remove commitments from these C2-zoned parcels to build a new mixed-use building. DP/ADLS ANALYSIS: • The Petitioner has provided plans and elevations to illustrate their proposal for this site. Again, please view the Info Packet for the highlights. Listed below is analysis of several aspects of the project: Site Plan • The mixed use building is on a parcel of land that will have three street frontages. • Commercial tenant spaces for an art gallery, business, and restaurant are planned first floor uses. The restaurant will be located in the easternmost tenant space on the first floor, furthest away from the single family detached homes that are located to the west and southwest of the site. • A 16’ wide alley will be constructed at the rear of the parcel (near the south property line) to facilitate vehicular traffic. • 3 surface 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 for 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. • Proposed lot coverage is 90%, and the C2 district only allows for a maximum 80%. An updated site plan will be presented at the hearing with a specific lot coverage calculation based on plan amendments. • The project will provide some green space with landscaped, planted areas and several street trees. • The Petitioner is working with the Carmel Engineering Dept. to provide stormwater quality and detention. Transportation Plan • The UDO requires compliance with the Transportation Plan (which is found in the Comprehensive Plan). • The Transportation Plan contains standards for street right of way widths, as well as what should be located within that street right of way (ROW), such as street trees, planting strips, sidewalk or path, on-street parking, drive lanes, etc. (also known as Streetscape Facilities). • The approximate existing street right of way widths for the site are the following: 50-ft for 4th Ave SW, 60-ft for Main Street, and 45-ft for 3rd Ave SW. • The proposed street rights of way are 54-ft for 4th Ave SW, 70-ft for Main Street, and 50-ft for 3rd Ave SW. • Per the Comp Plan, this segment of Main Street (and 3rd Ave SW) are labeled to be Local street types. This means they can have a range of 46-78 foot wide street right of way widths. It makes sense that 3rd Ave SW will have a 50 foot wide ROW width and that this stretch of Main Street will have a 70-ft wide ROW width. • Also, per the Comp Plan, 4th Ave SW is labeled to be a Boulevard street type. This street type is required to have a ROW width range of 68-100 feet. A 54-ft wide ROW is proposed for this section of 4th Ave SW. • On-street parking will be provided along Main Street and along 3rd Ave SW. • Sidewalks are proposed along all three street frontages. • Street trees in the ROW are proposed along Main St. and along 3rd Ave SW. (Trees proposed along 4th Ave SW will be on private property, outside of the ROW.) • Tree Lawn areas (grassy areas between the streets and the sidewalks) are not provided, however. • The City Engineer requested a few design changes, such as a wider sidewalk along the roundabout area and additional street rights of way. Alley • The Planning Dept. is supportive of the alley layout as proposed in the Info Packet (the one that connects all the way through from 3rd to 4th.). The City does not fully support the unconnected alley as shown on the revised site plan, but will allow it if there are no permanent structures to prevent a future extension. There does not want to be any misunderstanding, now or in the future, about the potential to open the alley all the way through, at a point in time when the City determines it is needed. 3 • No permanent structures such as a knee wall or large plantings should be placed in the area where the alley can ‘T’ into 4th Ave SW. A permanent structure at the end of the alley will not be allowed by the City. • Temporary alley access from 4th Ave will be permitted during the construction phase. Architecture/Design • 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. • The UDO’s definition of Building Height is: The vertical distance from the lot ground level to the highest point of the roof for a flat roof, to the deck line of a mansard roof and to the mean height between eaves and ridges for gable, hip and gambrel roofs. • Per the C2 zoning standards, the UDO requires a maximum 35’ tall building height when adjacent to single family residences, and 65’ is requested (up to the top of the roof stairwell access). However, the proposed official Building Height is calculated be 50’8”. • For comparison, the Anthony’s Chophouse / Monon and Main building to the east of this site is around 60’8” tall (or 4 stories tall). And, the Sophia Square building is around 60’ tall (or 4/5 stories tall). The Midtown West - Railyard building is around 65’4” feet tall (or 5-stories tall). • The building is designed with a 3rd floor step back, to minimize the visual impact of the 3rd floor residence. • The 3rd floor residence is also designed with a pitched roof to help minimize the visual impact of the overall building. • When looking at the Roof Terrace Plan (sheet A104), one can see that little of the roof area will have structures projecting up from it, and they are centered in the floor plan with a building step-back design. Lighting • The Petitioner proposes lighting that will complement the building architecture and also be mindful of the surrounding residences. • A few decorative chandeliers are also proposed for visual interest. Landscaping • Landscaped areas and lawn areas will be provided, along with several trees. • A 5-ft wide bufferyard will be provided along the south property line. • Street trees within the street right of ways are provided along the north and east frontages. For the west frontage, trees will be provided on-site, outside of the street right of way. Signage • A sign package still needs to be provided to Planning Staff for review and approval. • Soori Gallery would like to use the existing sign, along with a duplicate sign along the North or West facade. • Additional Tenants, when established, will submit signage for approval as follows: One sign for Retail Tenant #2 on North façade, One sign for Retail Tenant #3 on East façade (with possibility of additional sign on North façade as permitted by UDO standards). • Per the UDO, Multi-tenant Multi-Story Mixed Use buildings are allowed the following for signage: Per Building: 1 blade or wall sign per street frontage 1 wall or projecting sign per vehicular entrance to structured parking Per Tenant: 1 wall/projecting (20 sf max area)/canopy/awning sign per street frontage 1 secondary projection sign (5 sf max area) per facade (max. 2) for pedestrian identification along the sidewalk 1 wall sign at rear/public access entrance if building is set back less than 15 ft from the street right of way. Upper Level tenants: 1 Multi-tenant, multi-Level mixed Use wall sign per building facade at the ground floor public entrance (6 sf max sign area) 1 multi-tenant, multi-level mixed use ground sign per building at the rear public Access entrance to the building (12 sf max sign area) Remaining Review Comments: • Several review comments remain in ProjectDox, the city’s online electronic plan review software, that still need to be addressed by the Petitioner, including finalizing a sign package and addressing the trash dumpster access question. 4 • An additional variance might be needed for 1.) Shade trees required to be planted along all streets within the rights of ways (UDO section 5.21.B). • An additional variance might be needed for 2.) Roof Pitch shall be 3:12 or less and shall not be a substantially visible part of the building (UDO Section 3.63.E), if the Commitment Amendment is not approved and the Old Town Overlay District regulations are kept in place. Final Comments/Concerns: • The project will be a nice ‘bookend’ for the Carmel Arts & Design District. • The Petitioner is working to address all remaining City review comments, while also trying to address concerns of surrounding neighbors. • The building’s first floor plan was recently flipped, moving the restaurant space to the east and gallery space to the west. The paved plaza area adjacent to 4th Ave SW was also changed, and will now be a combination of greenspace and tree plantings, with minimal paving. • The Planning Dept. supports the project, as long as the remaining review comments are addressed and the alley design is finalized. • The Carmel Redevelopment Commission is also supportive of the project. • The Carmel Engineering Dept. has the following comment as of 12/10/2024: The Petitioner has been working with the Engineering Dept. to address our comments on the site layout. We still need to complete our detailed review and reserve the right to make additional comments regarding the following, but we are generally supportive of the most recent overall site layout uploaded to ProjectDox (Sheet C200 on 12/06/24) showing the through alley at the rear of the project, the expanded pedestrian facility on 4th, the pedestrian facility and on-street parking on 3rd, and the proposed street right of way dedications. Recommendation: • The Dept. of Community Services (DOCS) recommends positive consideration of the petition, with the condition of the Petitioner addressing the remaining review comments in ProjectDox (including finalizing a sign package and addressing the trash dumpster access question), and with adoption of the DP Findings of Facts submitted by the Petitioner.