Edward Rose seeks PUD rezone for 360-unit mixed-use development on North Michigan Road

Edward Rose Properties asked the Carmel Plan Commission on March 18 to rezone about 22 acres at 9998 North Michigan Road to a Planned Unit Development that would allow a mixed-use community with approximately 360 apartment units and a retail outlot.

The rezone request was read into the record as docket PZ-2024-00222; attorney John Doboshewitz, representing Nelson and Frankenberger, detailed a concept plan that shows seven residential buildings (three four-story buildings clustered centrally and four three-story buildings along the west perimeter), pedestrian connections, a central water feature, two dog parks and about five acres of open space. Doboshewitz said the project site is the former Resort Condominiums International headquarters and is currently zoned I-1 (industrial) within the US 421 Michigan Road overlay.

Why it matters: The plan would change the site from industrial to primarily multifamily residential and introduces a retail outlot fronting Michigan Road. Planning staff and commissioners said the proposal could bring evening activity and customers to surrounding businesses but would also reduce land zoned I-1 in Carmel.

Project details and developer presentation John Doboshewitz (Nelson and Frankenberger) said Edward Rose envisions “a mixed use high end development” with parking arranged to be shielded from Michigan Road, on-street parking in internal boulevards, and pedestrian-only links across a central water amenity. The concept on display in the packet and presentation shows circulation to existing public streets, multiple access points including Outback Lane and 90 Ninth Street, and a landscaped tree-preservation area in the northwest corner of the property.

Support from a neighboring business Mike Steffes, CEO of ACES, which owns property adjoining the site, spoke in favor. “We initially envisioned the property would be industrial or commercial ... after attending the neighborhood meeting we realized the Edward Rose project was superior to any industrial or commercial project we were aware of,” Steffes said, adding that Edward Rose’s outreach and responsiveness to neighbors influenced his support.

Staff analysis and outstanding issues Alexia Lopez of the Planning and Zoning Office summarized how the proposal relates to the comprehensive plan’s gateway designation and the Michigan Road overlay. Lopez noted the overlay allows multifamily up to 50% of the project’s gross floor area and that the comp plan’s gateway guidance favors buildings that front the street, parking placed to the rear, and pedestrian-friendly design. She said the department sees pros (additional housing, upgraded architecture, potential evening activity) and cons (loss of scarce I-1 industrial zoning; new residents living adjacent to existing industrial uses could complicate future industrial redevelopment).

Lopez listed outstanding items the petitioner has agreed to address before committee, including: - Providing conceptual standards or a layout for the retail outlot so it integrates with the residential site plan and promotes walkability rather than a typical strip-outlot; - Adding architectural standards to the PUD text; - Increasing the preserved tree area in the northwest corner beyond the 1.5 acres currently identified on the ordinance language; and - Considering a signalized pedestrian crossing across Michigan Road to improve safe access to businesses on the east side of the corridor.

Questions from council and commissioners Councilor Shannon Menard, participating virtually, asked about unit mix and whether remonstration could occur if the site remains or becomes residential. Doboshewitz responded that the bedroom distribution is expected to be “30 to 40%” one-bedroom units, “10 to 15%” three-bedroom units and the balance two-bedroom units, and that a wetlands exhibit could be provided at committee showing jurisdictional wetland boundaries. Several commissioners asked for more detail on lighting/photometrics, placement and screening of HVAC equipment, mailbox and trash collection locations, and how the retail parcel will be programmed.

Action and next steps A motion to send the PUD rezone to the Plan Commission committee for further review on April 1 passed unanimously (voice vote); the commission did not make a final recommendation this evening. Staff and the applicant will continue to refine the PUD text, architectural standards and landscape plans in advance of the committee meeting.

Looking ahead The commission’s committee meeting on April 1 was announced as the next public meeting where the public and commissioners can review refined plans and staff responses to outstanding comments.