Committee advances Edward Rose 360-unit PUD for Michigan Road to full commission with added conditions

The Carmel Plan Commission Committee as a Whole on May 6 voted to forward to the full Plan Commission a proposed Planned Unit Development (PUD) by Edward Rose that would rezone a site at 9998 North Michigan Road to allow a 360-unit apartment community with commercial and retail uses along Michigan Road.

John Davoshevis, of Nelson Frankenberger, representing the applicant Edward Rose, detailed a red-lined ordinance and site revisions the team prepared after working with staff. He said the updates add architectural standards, require long‑term bicycle parking, expand a preserved wooded area from 1.5 to 2 acres and add specific expectations for a retail plaza adjoining the commercial frontage.

"We added additional uses that are restricted or prohibited that are permitted today under the underlying zoning," Davoshevis said as he explained changes intended to steer retail uses toward a pedestrian-friendly, destination-style layout rather than a strip center. He also said the applicant agreed to consider incorporating an existing globe artwork into the site plan, or to make it available to the city or the public if it cannot be incorporated.

Alexia Lopez of the Department of Community Services told the committee the applicant "has added those architectural standards, they've finalized that boulevard cross section for the streets that go through," and that staff recommended forwarding the PUD to the full commission conditioned on the addition of three outstanding items in the department report.

Key changes the applicant agreed to include in the PUD text or exhibits: - Expand the protected wooded area from about 1.5 acres to 2 acres. - Increase the retail plaza size from 2,000 square feet to 6,500 square feet and require plaza amenities (seating, tables, landscape features) and a building façade on at least one side of the plaza. - Require long-term bicycle parking as a PUD standard rather than a mere recommendation in the Unified Development Ordinance (UDO). - Add written architectural standards for multifamily buildings and include three example retail layout exhibits in the ordinance as guidance for future retail tenants. - Require that a drive-through in the retail area be allowed only with planning commission authorization at the time of Development Plan/ADLS review and specify limits on adjacency to the plaza. - Commit to pursue, in partnership with the city, state approval for a pedestrian crossing of Michigan Road where practical (applicant indicated coordination with the Indiana Department of Transportation).

Staff and developer also discussed pedestrian and site connectivity, public amenities such as rooftop gathering spaces and dog‑park areas, and a boulevard cross-section vetted with Carmel Fire Department and engineering.

Committee action: A committee member moved to send the PUD back to the Plan Commission with a favorable recommendation provided the applicant incorporates the three outstanding items noted in the department report and the additional commitments discussed (retail concept exhibits, plaza and color-concrete crosswalk language, and addressing the globe artwork). The committee added that the applicant would revisit possible units for persons with disabilities and include a plan to maintain the commercial parcel until retail development occurs. The motion was seconded and carried by voice vote.

Next steps: The PUD will return to the full Plan Commission for a noticed public hearing and, if the ordinance is approved, the applicant will return later with formal Development Plan/ADLS applications that must conform to the added architectural standards and exhibits now included in the draft PUD.

Speakers who addressed this item included John Davoshevis (Nelson Frankenberger, representing Edward Rose), Alexia Lopez (Department of Community Services), and multiple committee members who asked questions on design, traffic, ADA access and potential retail tenants. The committee recorded a motion and voice vote forwarding the PUD to the full Plan Commission for further consideration.