Loading...
HomeMy WebLinkAboutDept Report PC 03-18-251 CARMEL PLAN COMMISSION DEPARTMENT REPORT MARCH 18, 2025 1. Docket No. PZ-2024-00222 PUD: US 421-WCD PUD Rezone. The applicant seeks PUD rezone approval to allow a new 360-unit apartment community with commercial and retail uses along Michigan Road. The site is located at 9998 N Michigan Road and is zoned I-1/Industrial within the US 421 Corridor Overlay. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Edward Rose Properties, Inc. Project Overview: The applicant seeks approval to rezone approximately 22 acres of land to a PUD to facilitate a mixed-use development featuring multi-family residential and commercial components. The property is located west of Michigan Road, south of Retail Parkway extension, and north of 99th Street. The property is currently zoned I-1 Industrial and is within the US 421-Michigan Road Overlay District. To the west and south are I-1/Industrial zoned and used properties, to the north are B-2/Business zoned properties, and to the east is Michigan Road and then B-2 and B-3/Business properties. Please see the Petitioner’s Information Packet for more details. Rezoning Process: The rezone process involves the following: • The Plan Commission will hear the proposal brought forward by the Developer, so long as proper public notice has been given. • Once the public hearing has been held and subsequent committee meetings where the items are fully evaluated, the Plan Commission will then make a recommendation on the rezone to the City Council. • They can vote to send it to the City Council with a Favorable Recommendation, an Unfavorable Recommendation, or No Recommendation. • If this rezone is ultimately approved by the City Council, the developer would have to come back through the Plan Commission process for Development Plan and ADLS approval for the commercial areas, and Primary Plat approvals for the residential areas, to ensure compliance with the PUD. According to Section 9.05.A.3. of the UDO, in considering this PUD rezone proposal, both the Plan Commission and the Common Council shall pay reasonable regard to: • The extent to which the PUD Ordinance provides 1) a mixed use development or 2) addresses unusual site conditions or surroundings; • The Comprehensive Plan and any other adopted planning studies or reports; • The extent to which the proposal fulfills the general purposes of the Subdivision Control/Zoning Ordinances • Current conditions and the character of current structures and uses in each district and its surroundings; • The most desirable use for which the land in each district is adapted; • The conservation of property values throughout the City and the Township; and • Responsible development and growth. Comprehensive Plan Analysis: • The Comprehensive Plan (Comp Plan) provides a guide for development and a common vision for the City. • The Policy Goals and Objectives of the Comp Plan calls for a variety of things. Some goals include promoting a variety of housing types, a mixture of land uses, and opportunities that allow more residents to be located within a short walk or bike ride to many daily needs. This can be seen in this development. • It also guides development to ensure the economic opportunities and benefits are available to all through workforce and affordable housing. The apartments in this project will be market rate and not affordable. • Under Development Patterns in the Comp Plan, this area is classified as a Gateway which is intended to feature large lot mixed-use and commercial areas along or near access points into Carmel. • It includes characteristics such as max heights of 5 stories; building coverage between 30% to 60; avoiding 2 parking lot placement between front of building and the road; commercial, residential, retail, and light industrial/manufacturing uses. Additional Analysis: Change of Use: • The proposed PUD would change the use of the site from industrial to residential. • There are pros and cons to this change of use. • Pros: o Additional housing units will be provided. While the project would be market rate units, it would provide options for people that may not be able to afford to buy a single-family home. o The proposed site plan includes a well thought out layout with a boulevard and pedestrian friendly streets, open space and amenities, and tree preservation. We are not guaranteed this with an industrial use. o The architecture of the apartment buildings will enhance the aesthetics as compared to industrial style buildings. o Having additional residents living in this area will boost the businesses along Michigan Road. o Less heavy-duty vehicles that might come with Industrial businesses. • Cons: o Carmel will lose a potential industrial business site. The City already has very limited industrial zoned land. Only 1% of all land in Carmel is zoned I-1.(see map below with I-1 parcels circled.) o This could also lead to a loss of employment opportunities. o New residents in the apartments will be living next to existing industrially used parcels. o While the proposed project will bring additional housing needed to Carmel, it will not fall under the affordable category. o New apartments could limit future growth of Industrial uses as residents may remonstrate against new industrial businesses. Concept Plan: • The site plan consists of 7 multi-family buildings with 360 units and a retail outlot. • A new north/south boulevard street will be built to connect the Retail Parkway extension to 99th St. • Parking is accommodated through surface parking lots, perpendicular parking along private streets, 3 garages in Buildings A, B, and C, and parallel parking. • The PUD will require 1.5 parking spaces per dwelling. • A traffic letter was completed by a third-party consultant to review the number of vehicles that will be generated and the surrounding roadway system. • The traffic letter states that the proposed project would not negatively affect the surrounding street system and would generate less traffic during the AM and PM peak than the existing office building. • 5 acres of common area are shown and include a central pond, 2 dog parks, a pool, and tree preservation. • Stormwater drainage will be accommodated through the central pond with native landscaping around it. • Future development of the retail outlot in Area B will be required to follow B-3/Business district standards as well as the Michigan Road Overlay standards. • Attached are the lists of Permitted Uses in the I-1 zone and the B-3 zone. Active Transportation: • Sidewalks are shown throughout the development, and the developer has added additional connections per staff’s request and we continue to work with them on our comments. • They have agreed to provide a separate sidewalk and bike path exhibit so that it is clear where the pedestrian infrastructure is, and we look forward to reviewing that. • Petitioner, please investigate having a signalized pedestrian crosswalk across Michigan Road. • The PUD has been updated to provide short-term and long-term bike parking per the UDO. Architectural Design: • The PUD includes Architectural Character Imagery with modern style apartment buildings that appear to have quality building materials and well-designed architecture. • However, there are currently no architecture standards listed in the PUD, and staff has requested that some be added. The petitioner has agreed, and we will review those once submitted. • Maximum building height per the PUD is 60 ft. and the apartment buildings will be 3 and 4 stories. • The future retail outlot will follow the Michigan Road design standards. Landscaping: • About 5 acres of the development will be common area. • Required amenities are listed in the PUD and include a pool, fitness area, roof terrace, and pet park. • Native vegetation areas shall be provided along the perimeter of the pond. • A minimum of 1.5 acres of tree preservation will be provided in the northwest corner of the site. • 10 ft. bufferyards will be provided along the north and west perimeter. • Foundation and parking lot plantings will comply with the standards in the UDO. Signage: All signage will comply with the UDO. DOCS Remaining Comments/Concerns: The petitioner has made changes to PUD based on Dept. feedback. The Dept. continues to work with the Petitioner on remaining comments as this project moves onto Committee. Some of the outstanding comments include: 1. Add Architectural standards to the PUD. 2. Add a sidewalk and path exhibit that clearly shows where 5 ft. sidewalks or 10 ft. path will be required. 3. Increase the minimum tree preservation acreage if possible. 4. Provide a cross section for the main north/south boulevard street. 5. Provide a conceptual retail layout to show how it can integrate with the walkable design of the apartments or provide standards to require certain layout designs for the retail. Recommendation: The Dept. of Community Services recommends the Plan Commission sends this item to the Plan Commission Committee meeting on Tuesday, April 1, 2025 for further review and discussion. Article Page 2-42 City of Carmel Unified Development Ordinance 2 Intent The purpose of this district is to provide for a wide variety of industrial, commercial and office uses, but to restrict or prohibit those industries which have characteristics likely to produce serious adverse effects within or beyond the limits of the district. The inten-tion of this district is to preserve the land in the district for industrial, commercial, and office uses and to exclude residential use. However, no new such districts shall be created after August 18, 1982, in accordance with amending Ordinance No. Z-184. Special Exception/Special Use Industrial Permitted Use• sanitary landfill, junk yard, salvage yard* Institutional Special Use• commercial sewage or garbage Miscellaneous Special Use• artificial lake or pond (non-platted)• radio/television transmission antenna• wireless support structure Permitted Uses Agricultural Permitted Use• commercial greenhouse*• general agriculture (farm) Cultural/Entertainment Permitted Use• art and music center • art gallery• carnival, fair, or circus*• catering establishment• hotel• hotel (full service)• indoor theater• meeting or party hall• museum• outdoor theater*• restaurant, with walk-up/drive-thru• restaurant, without drive-thru food sales• stadium or coliseum*• tavern/night club Education Special Use• school, trade or business Industrial Permitted Use• artisan industrial• heavy industrial• light industrial• light manufacturing• printing/publishing establishment• storage and/or warehousing, indoor• storage and/or warehousing, outdoor• storage/distribution facility• storage or sale of petroleum products• wholesaling facility Institutional Permitted Use• public service facility Office Permitted Use• clinic or medical health center• general office• professional office• research laboratory/facility Recreation Permitted Use• commercial recreational facility, indoor• park, public Retail and Service Permitted Use• automobile/boat sales• automobile service station*• automobile/truck repair (indoor) • car wash• commercial kennel• dry cleaning (with on-site plant)• dry cleaning (without on-site plant)• equipment sales/repair (indoor)• financial institution • funeral home/mortuary/crematory• general retail• general service• lumber/building materials sales (enclosed)• manufactured housing sales• recreational vehicle/mobile home sales• self-service laundry• tattoo studio• veterinary hospital with commercial kennel• veterinary hospital without commercial kennel• wholesale sales Miscellaneous Permitted Use• commercial parking lot Temporary Permitted Use• construction facility• firework sales• food stand*• sales, outdoor• sales, seasonal outdoor• special event, outdoor Accessory Permitted Use• automated teller machine (atm) • display, outdoor• private parking area• sexually oriented business* 2.41 I1 District Intent, Permitted Uses and Special Uses District * See Use-Specific Standards in Article 5, 5.47 through 5.74 for additional standards that apply* See Use-Specific Standards in Article 5, 5.47 through 5.74 for additional standards that apply Last Updated: 01/01/25 Article Page 2-24 City of Carmel Unified Development Ordinance 2 Intent The purpose of this district is to provide for a wide variety of commercial and office uses in transitional locations throughout the community. The intent is to establish somewhat more stringent requirements in order to better regulate businesses locating in primarily newly developing areas. Permitted Uses Agricultural Permitted Use• general agriculture (farm)• plant nursery*Cultural/Entertainment Permitted Use• art and music center• art gallery• carnival, fair, or circus*• catering establishment• indoor theater• meeting or party hall• restaurant, without drive-thru food sales• restaurant, with walk-up/drive-thru• tavern/night clubEducation Permitted Use• day nursery/day care*• kindergarten/preschool*Industrial Permitted Use• printing/publishing establishment• storage or sale of petroleum productsInstitutional Permitted Use• hospital• post office• public service facilityOffice Permitted Use• clinic or medical health center• general office• research laboratory/facility• professional officeRecreation Permitted Use• commercial recreational facility, indoor• country club• golf course• park, public• private club or lodge• shooting galleryResidential Permitted Use• dwelling, multiple family• group home• nursing/retirement/convalescent facility• continuing care retirement community• short-term residential rentalRetail and Service Permitted Use• automobile service station*• automobile/boat sales• automobile/truck repair (indoor)• car wash• commercial kennel• dry cleaning (without on-site plant)• dry cleaning (with on-site plant)• equipment sales/repair (indoor)• financial institution• funeral home/mortuary/crematory• general retail• general service• lumber/building material sales (enclosed)• recreational vehicle/mobile home sales• roadside sales stand*• self-service laundry• tattoo studio• veterinary hospital with commercial kennel• veterinary hospital without commercial kennel• wholesale salesMiscellaneous Permitted Use• radio/television studio• radio/television transmission tower• motor bus or railroad passenger station• commercial parking lotTemporary Permitted Use• construction facility• firework sales• food stand*• sales, outdoor• sales, seasonal outdoor• special event, outdoorAccessory Permitted Use• automated teller machine (atm)• display, outdoor• home occupation• private parking area• residential kennel• storage and/or warehousing, indoor Special Exception/Special Use Cultural/Entertainment Special Use• hotel• hotel (full service) Education Special Use• college or university • school, trade or business Industrial Special Use• borrow pit/top soil removal and storage*• mineral/sand/gravel extraction operation* Institutional Special Use• church/temple/place of worship• library Recreational Special Use• commercial recreational facility, outdoor• private recreational facility* Residential Special Use• boarding or lodging house Miscellaneous Special Use• artificial lake or pond (non-platted)• cemetery*• radio/television transmission antenna 2.23 B3 District Intent, Permitted Uses and Special Uses District * See Use-Specific Standards in Article 5, 5.47 through 5.74 for additional standards that apply* See Use-Specific Standards in Article 5, 5.47 through 5.74 for additional standards that apply Last Updated: 01/01/25