HomeMy WebLinkAboutDept Report 06-17-08
CARMEL PLAN COMMISSION
DEPARTMENT REPORT
June 17, 2008
tH. Docket No. 08060001 OA: Monon and MainPUD Amendment
The applicant seeks approval to amend Ordinance Z-462-04 Manon and Main PUD for the
purpose of allowing non-residential uses on upper floors in the Primary Area. The site is located
at the intersection of Main Street & 3rd Avenue NW and is zoned PUD. Filed by the Department
of Community Services, on behalf of the Carmel Plan Commission.
Please refer to tbe memo and information packet for more detail. The Manon & Main POD Ordinance
was adopted in 2004, which settbe framework for an attached residential townhome development,
including tbe option for ground floor retail storefronts along Main Street in an area referred to as the
Primary Area (pg. 19). More specifically, a list of Primary AreaperrniLted uses was included in the PUD
Ordinance (pg 17), which were limited to the first floor of any LivelWork Dwelling.
Now that Manon & Main is well under construction and with most of the Primary Area units complete,
there has been mucb interest in allowing Primary Area permitted uses to occur in garages and on upper
floors. In fact, four units have successfully petitioned the BZA for variances to allow expansion into
garages and/or upper noors. Three more petitions are pending. Currently, there are 23 potential live-work
units within the Primary Area of the Monon and Main PUD.
Given the fact that so many variances have been granted, the City feels it is appropriate to amend the
POD Ordinance to allow this practice to continue without petitioning the Board. Three section of the
PUD Ordinance are affected by this proposal, they are:
CI 2.13 (B), Page 5 Eliminates garage requirement for non residential unit" (garage remains
when used as residence)
o 3.5, Page 6 Fixes an incorrect reference (scriveners error)
o 15.26, Page 12 LivelWork Dwelling, eliminates first floor limitation
A cumulative deficit in the number of parking spaces in Carmel Old Town is a concern, as units intended
as live/work uses want to convert the 2-car garages and upper floors of the units to commercial uses. The
on-street parking may be used to fulfill parking requirements for this unit. This becomes a concern if all
or most of tbe townhouse units of Manon and Main along and adjacent to Main Street want to convert
their garages and upper fioors, as this seems to be the trend that is occurring. The units in the secondary
area remain residential. However, the city has already purchased several parking lots in the area; a
parking study was conducted this year, and there are plans developed to handle the additional needed
parking (per Les Olds, director of the Carmel Redevelopment Commission - CRC). The CRC is or will do
several things to alleviate the parking problem in Old Town: providing a new parking area just south of
Main Street where they demolished the First Indiana Bank building, redesigning the parking lot north of
the 911Communications Center, having both on-street and underground parking at the Indiana Design
Center, and providing on-street diagonal parking along I st Ave SW, (from I s[ to 2nd Streets). All of this
will be in addition to the proposed public ,arking garage that the CRC will construct within a
development at the northeast corner of 2n Ave NE and Main 81. that will serve many of the adjacent
businesses in Old Town and will help solve the shortage of parking spaces downtown. This parking
garage would have 100 parking spaces available to the public, while approximately t 56 parking spaces
would be reserved for tenant/residents within the CRC development at that comer. This CRC is trying to
set this project as a priority, in regards to timely approval and construction.
The Department of Community Services recommends the Commission vote to suspend its rules of
procedure and vote on this item, after all comment", and concerns are addressed. If not
comfortable voting this evening, this item can be sent to the July 1 Subdivision Committee meeting.
City of Carmel
CARMEL PLAN COMMISSION
-MEMORANDUM-
Date:
To:
From:
June 6, 2008
Plan Commission Members
Adrienne Keeling
Department of Community Services
Re:
June 17th Plan Commission meeting - Docket No. 08060001 OA
Enclosed is the information packet for the following item. If you have any questions, please give me a
call at 571-2417.
Docket No. 08060001 OA: Monon & Main pun Amendment
The applicant seeks approval to amend Ordinance 2-462-04 Manon & Main PUD Ordinance
for the purpose of allowing non-residential uses on upper floors in the Plimary Area. The
site is located at the intersection of Main Street & 3rd Avenue NW and is zoned PUD. Filed
by the Department of Conununity Services, on behalf of the Carmel Plan Commission.
The Monon & Main pun Ordinance was adopted in 2004, which set the framework for an
attached residential townhome development, including the option for ground floor retail
storefronts along Main Street in an area referred to as the Primary Area (pg. (9). More
specifically, a list of Primary Area permitted uses was included in the pun Ordinance (pg 17),
which were limited to the first floor of any Live/Work Dwelling.
Now that Manon & Main is well under construction and with most of the Primary Area units
complete, there has been much interest in allowing Primary Area permitted uses to occur in
garages and on upper floors. Tn fact, four units have successfully petitioned the BZA for
variances to allow expansion into garages and/or upper floors. Three more petitions are pending.
Given the fact that so many variances have been granted, the City feels it is appropriate to amend
the PUD Ordinance to allow this practice to continue without petitioning the Board. Three
section of the PUD Ordinance are affected by this proposal, they are:
. 2.13 (B), Page 5 Eliminates garage requirement for non residential units (garage
remains when used as residence)
Fixes an incorrect reference (scriveners error)
Live/Work Dwelling, eliminates first floor limitation
.
3.5, Page 6
15.26, Page 12
o
2008-0606: 08060001 OA: PC Memo
Page I
ONE CIVIC SQUARE
CARNIEL, INDIANA 46032
317/571-2417