HomeMy WebLinkAboutDept Report 04-28-14 CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
APRIL 28, 2014
5. (V) The Seasons of Carmel, Curbing
The applicant seeks the following development standards variance approval for a new apartment complex:
Docket No. 14020001 V ZO CH: 27.03.02 Perimeter of Parking Lots & Islands to be Curbed,
portions w/no curbing requested
The site is located at 9801 Westfield Blvd. The site is zoned PUD (Aramore PUD Z-569-12). Filed by
Nick Churchill with Pittman Partners.
` - -.., 7:1:7-7---, 7-:F, �` L: L General Info:
r't,'' 1 -k 1 ' ,, , =,,: r •to;" The Petitioner requests approval to
7 , a IT ,; ; 4-� -1 �-0 ti g, eliminate some curbing around eral el- Nk ' t r' u,yts� F {�" C -c u.s'
'1 4'4 i � t . : .; A lid ��;, perimeter of the parking areas in this future•' }',, i_ , A l,` ,= :, 4 l 1 , .ft t�° t t . ,I apartment complex. The site is located
, , r '" , -� # V I , ` x i along Westfield Boulevard,just north of
t <.. •• '� s1.�, o ry y,; yr W� , ,,.;r-, 4":4 , , ; �4; `°,' , 98`'street and will be developed as•'t;'°l 6 , ' ;' y ..�.h +Y* residential apartments. Surrounding the site•
r, FE * Y a±« w' F � g are residential properties and land that was•=Vk ,i 11)4'1'. _1 '1''1 V,r,, 4 i. t, �- ... ,. ", previously used as a golf course to the west.
�"' '' ' 1:71::� ';'. _ xr '' x 1 —._. Y", Please refer to the petitioner's
;,. u t
r.{ m ,t,.t+ ti r- y j 1�w4�`4,4 t information packet for more details.
�7�Y�..i F2i ' 1 2'1 �J l{}i. it : -Y i '`"s4, '- S f l Yy '�
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1 rt� �� 'k ..4 T yr 'Y''''
u„” , `�+ "' .:r l: ,. Analysis:
w�1c' _L.--' - Y ,-' Oy- z o L-1 711 ::,P.,,i ,4',,,-,g t C, Around portions of the perimeter of this
�,_ �. ,�;,i ; ,� }} r ��,� � � ,,�_;_r"'=, :a �. r��r ,�.._ site, the petitioner is installing vegetated
_43} '; ft.. t ? , q,ik' t-.? ,t,f'i'lf1 �1 swales as a BMP(best management
L ,`�1 IL
1 C . , 04 !'`r i ` ` 'y II:.h tr;,;'" }r,q; iYfl, 4 LI practice) for a water quality benefit. In
t ?., .1 F,,r€`/ 1 ',r t;' `01?' Inc, ' " il, ,: �r; tt' 1..jf, ` i'r ` 3�'':, order to facilitate proper sheet flow of water
1.. a i , ': - , } - 7 t .4.-� ., , ' �, f 4,; into the vegetated swales,the petitioner is
r y T '°° " '�" `� � ' requesting a variance to eliminate some
i pi is :z•iF ' .r k.. ' T . cam ,.,tip ,
curbing between the parking area and the
swales.
The Ordinance requires the perimeter of all parking lots and any islands to be curbed per the City standards; however it
does allow for a waiver if the proposed on-site storm water quality BMPs require the curbing not to be installed. In the
petitioner's information packet,the areas marked in red are the areas where the curbing would need to be removed for the
water quality BMPs. The Department is supportive of the curbing bemg removed from the areas marked in red, as it
would facilitate proper sheet flow to the water quality BMPs. The Department is in support of this variance.
The areas marked in blue on the petitioner's information packet do not appear to be necessitated due to a BMP The
Department is concerned about these areas not having curbing because they are around driveway areas which will be
frequently used as they lead to the parking garages under the building. Allowing no curbing in these areas would lead to
maintenance issues as people accidentally drive over the grassy areas next to the driveway which would kill the grass and
start to break up the edges of the asphalt. Without a defined curb, the grass and pavement are likely to bleed into each
other. This would have a negative affect on the aesthetics and quality of the site. The Department is not in support of
the variance to remove the curbing in the areas marked in blue.
Petitioner's Findings of Fact:
Please refer to the petitioner's information packet for their Findings of Fact.
Recommendation: After all comments and concerns have been addressed,the Dept. of Community Services
recommends approval of Docket No. 14020001 V only for the areas marked in red on the petitioner's information
packet.
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