Loading...
HomeMy WebLinkAboutPacket 04-28-14CARMEL BOARD OF ZONING APPEALS Carmel, Indiana April 28, 2014 Supplemental Information Submittal Development Standards Variances Docket Numbers 13120027 V — Building height in excess of 55 feet (Mixed Use Zone) 13120030 V — Conformance with architectural requirements in Multi - Family Zone 13120031 V — Intervals between Vertical Offsets in excess of 50 feet 13120032 V — Permit Fiber Cement Siding/Paneling as a building material ( Mixed Use Zone) 13120034 V — Deviation in road design from current Thoroughfare Plan 13120035 V — Sidewalk along West Main Street 13120037 V — Building height in excess of 45 feet (Single Family Attached Zone) 13120041 V — Permit Fiber Cement Siding/Paneling on Facade Facing a Street (Single Family Attached Zone) KEYSTONE Keystone Realty Group Redevelopment of Old Meridian Street and West Main Street Paul G. Reis, Esq. KRIEG JEVAULT,e KEYSTONE Keystone Realty Group Redevelopment of Old Meridian Street and West Main Street Development Standards Variances SUPPLEMENTAL INFORMATION SUBMITTAL TABLE OF CONTENTS 1. Findings of Fact Ballot Sheet — Maximum Building Height of 89 Feet (MU Zone) Proposed Findings of Fact Findings of Fact Ballot Sheet — Compliance with All Architectural Requirements in Multifamily Zone (OM-MF) Proposed Findings of Fact Findings of Fact Ballot Sheet — Vertical Offsets at Intervals of Greater Than 50 Feet Proposed Findings of Fact Findings of Fact Ballot Sheet — Permit Fiber Cement Siding/Paneling (MU Zone) Proposed Findings of Fact Findings of Fact Ballot Sheet — Deviation From Thoroughfare Plan Proposed Findings of Fact Findings of Fact Ballot Sheet — Sidewalk along West Main Street Proposed Findings of Fact Findings of Fact Ballot Sheet — Maximum Building Height of 89 Feet (SFA Zone) Proposed Findings of Fact Findings of Fact Ballot Sheet — Permit/Include Fiber Cement Siding/Paneling on Facade Facing a Street Proposed Findings of Fact in KRIEG' DEVAULT. KEYSTONE Keystone Realty Group Redevelopment of Old Meridian Street and West Main Street I1e.elopment Standards Variances Supplemental Information Submittal Page `? Summary of Plan Commission Action and Request for Approval of Tabled Development Standards Variances 3. Statements of Variances and Statements in Support of Variances 4. Site Plan 5. Approved Building Elevations KRIEG DE AULT,F CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13120027 V Petitioner: Keystone Realty Group LLC Variance: Maximum Building Height of 89 feet 1 2. 3. FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Baliot Sheet) DATED THIS DAY OF .2O14. Board Member CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13120027 V Petitioner: Keystone Realty Group LLC Variance: Maximum Building Height of 89 feet FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The proposed multifamily — retail development is permitted within the Old Meridian -Mixed Use zoning district and the grant of this height variance will allow for the development of this project which will benefit the area and the community at large. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The proposed development is designed to be compatible with existing and proposed development surrounding the site. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: The size of the parcel is insufficient to accommodate an economically viable multi - family - retail development in accordance with the applicable building height standards in the Old Meridian Mixed Use District. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 13120027 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of , 2014. CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13120030 V Petitioner: Keystone Realty Group LLC Variance: Compliance with all Architectural Requirements in Multifamily Zone (OM-MF) 1 2. 3. FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF , 2014. Board Member CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13120030 V Petitioner: Keystone Realty Group LLC Variance: Compliance with All Architectural Requirements in Multifamily Zone (OM -MF) FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The proposed multifamily — retail development is permitted within the Old Meridian -Mixed Use zoning district and the grant of the variances will allow for this development which will benefit the area and the community at large. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The proposed development is designed to be compatible with existing and proposed development surrounding the site. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: Compliance with all architectural requirements in the multifamily zone will have a significant detrimental impact on the permitted proposed mixed use on this parcel within the Old Meridian Mixed Use District. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 13120030 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of , 2014. CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13120031 V Petitioner: Keystone ReaUxGrnupLLC Variance: Vertical Offsets at Intervals of Greater Than 50 Feet 1 2. 3. FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF , 2014. Board Member CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13120031 V Petitioner: Keystone Realty Group LLC Variance: Vertical Offsets at Intervals of Greater Than 50 Feet FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The proposed multifamily — retail development is permitted within the Old Meridian -Mixed Use zoning district and the grant of this variance will enhance the development design and this development will benefit the area and the community at large. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The proposed development is designed to be compatible with existing and proposed development surrounding the site. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: Application of vertical aspects every 50 feet will compromise the unique proposed architecture for this mixed use development and frustrate the city's goal for innovative design. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 13120031 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of , 2014. CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13120032 V Petitioner: Keystone Realty Group LLC Variance: Permit/Include Fiber Cement Siding/Paneling 1. 2. 3. FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF '2O14. Board Member CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13120032 V Petitioner: Keystone Realty Group LLC Variance: Permit/Include Fiber Cement Siding /Paneling FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The proposed multifamily — retail development is permitted within the Old Meridian -Mixed Use zoning district and the grant of this variance will enhance the development which will benefit the area and the community at large. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The proposed development is designed to be compatible with existing and proposed development surrounding the site. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: The fiber cement siding and paneling is only a minor building material and prohibition inhibits the project creativity and diversity in building materials. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 13120032 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of , 2014. CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13120034 V Petitioner: Keystone Realty Group LLC Variance: Deviation from Thoroughfare PIan 1 2. 3. FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS DAY OF .2014. Board Member CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13120034 V Petitioner: Keystone Realty Group LLC Variance: Deviation from Thoroughfare Plan FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The proposed multifamily — retail development is permitted within the Old Meridian -Mixed Use zoning district and the grant of this variance will allow for the proposed development which will benefit the area and the community at large. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The proposed development is designed to be compatible with existing and proposed development surrounding the site. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: The proposed Urban Collector as laid out in the Thoroughfare Plan does not take property development patterns into account, and the combination of the Plan's proposed street alignment and required right of way would make development of the parcel very difficult and economically infeasible. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 13120034 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of , 2014. CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13120035 V Petitioner: Keystone Realty Group LLC Variance: Sidewalk along West Main Street 1. 2. 3. FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Baliot Sheet) DATED THIS DAY OF .2U14. Board Member CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13120035 V Petitioner: Keystone Realty Group LLC Variance: Sidewalk along West Main Street FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The proposed multifamily — retail development is permitted within the Old Meridian -Mixed Use zoning district and the requirement of this sidewalk is not necessary to meet the needs of the general public or the community at large. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The proposed development is designed to be compatible with existing and proposed development surrounding the site. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: The design for redevelopment of the adjacent section of West Main Street in accordance with the Thoroughfare Plan has not been finalized and will be completed by others at a future date, which construction will include a sidewalk. Construction of a sidewalk at this time does not make sense as the road redesign and reconstruction will require the removal of this sidewalk in the near future. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 13120035 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of , 2014. CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13120037 V Petitioner: Keystone Realty Group LLC Variance: Maximum Building Height of 89 feet 2. 3. FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Bailot Sheet) DATED THIS DAY OF .2014. Board Member CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13120037 V Petitioner: Keystone Realty Group LLC Variance: Maximum Building Height of 89 feet FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1 The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The increased building height allows for the completion of the multifamily development, permitted within the Old Meridian -Mixed Use zoning district, which will benefit the area and the community at large. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The proposed development is designed to be compatible with existing and proposed development surrounding the site. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: Without the increased height, the proposed mixed use, multifamily and retail, project cannot be developed due to the insufficient size of the combined parcels. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 13120037 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of , 2014. CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). CARMEL BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 13120041 V Petitioner: Keystone Realty Group LLC Variance: Permitllnclude Fiber Cement Siding/Paneling on Fa9ade Facing a Street 1. 2. 3. FINDINGS OF FACT - DEVELOPMENT STANDAROS VARIANCE (Baliot Sheet) DATED THIS DAY OF .2O14. Board Member CARMEL BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 13120041 V Petitioner: Keystone Realty Group LLC Variance: Permit/Include Fiber Cement Siding /Paneling on Facade Facing a Street FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1 The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: It adds an additional permitted building material to a unique building design without any impact to the public or the community. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The proposed development is designed to be compatible with existing and proposed development surrounding the site. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: A variety of building materials are necessary to obtain a unique building design required for this project to further development of this parcel. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. 13120041 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of , 2014. CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). KEYSTONE IL] Keystone Realty Group Redevelopment of Old Meridian Street and West Main Street Development Standards Variances SUMMARY OF PLAN COMMISSION ACTION AND RE9UEST FOR APPROVAL OF TABLED DEVELOPMENT STANDARDS VARIANCES On April 15, 2014, the Carmel Plan Commission, upon the unanimous positive recommendation of the Special Studies Committee, unanimously approved the Development Plan, Architectural Design, Exterior Lighting and Landscaping for the proposed mixed use multi- family/retail project to be developed and built by Keystone Realty Group at the southwest corner of Old Meridian Street and West Main Street. Those plans included the proposed height of the buildings, the architectural details of the buildings, the proposed use of fiber cement siding/paneling as a building material, the proposed site plan to accommodate the upgrade of West Main Street and the installation of the streetscape and sidewalk along West Main Street. At the January 28, 2014 meeting of the Carmel Board of Zoning Appeals the Board tabled eight development standards variances relating to the building height, building design, building materials, deviation from the current Thoroughfare Plan and the installation of the streetscape and sidewalk along West Main Street. The Board stated that it wished to table these variances pending a thorough review and approval of the project elements to be allowed under the requested variances by the Plan Commission, Keystone Realty Group, the Petitioner, respectfully requests that the Board of Zoning Appeals reconsider and approve the tabled variances consistent with and subject to the plans approved by the Carmel Plan Commission. Respectfully submitted, Paul G. Reis Attorney for Keystone Realty Group April 18, 2014 KRIEG! =EN/AULT KEYSTON EC Keystone Realty Group LLC West Main Street and Old Meridian Street Redevelopment Development Standards Variance Carmel Board of Zoning Appeals Docket No, 13120027 V BUILDING HEIGHT VARIANCE STATEMENT OF VARIANCE This variance will allow the Petitioner to increase the height of the mixed use multi-family/retail building from the maximum building height of 55 feet as provided for in the Old Meridian Mixed Use Zoning District to a proposed maximum building height of 89 feet. STATEMENT IN SUPPORT OF VARIANCE In order to maximize the development potential of the real estate and to make this redevelopment project economically feasible, the maximum height of this mixed use building needs to be increased from the permitted 55 feet to a proposed maximum height of 89 feet. The imposition of current height restriction will have a significant detrimental effect on the project and may in fact prevent development of the project. Consequently, the height limitation presents a practical difficulty in the proposed use of the real estate consistent with the permitted uses of the Mixed Use Zoning District. The grant of this variance will not adversely affect the use or property value of any adjacent property owner nor impact the general public or the community at large. EY`STONE [.�] Keystone Realty Group LLC West Main Street and Old Meridian Street Redevelopment Development Standards Variance Carmel Board of Zoning Appeals Docket No. 13120030 V VARIANCE FROM MULTI - FAMILY ZONE ARCHITECTURAL RE.QUIREMENTS STATEMENT OF VARIANCE The Old Meridian Overlay District Zoning Ordinance requires that multi - family uses permitted within the Mixed Use Zone must comply with all of the architectural requirements. This variance will allow the Petitioner to design the mixed use multi- familyfretail building that in some respects will vary from the architectural requirements required in the Multi - Family Zone of the Old Meridian Overlay District. STATEMENT IN SUPPORT OF VARIANCE This variance will allow the Petitioner to design a mixed use building that will accommodate both retail and multi- family uses that are both permitted in the Mixed Use Zone. Adhering to the strict architectural requirements set forth in the Multi - Family Zone of the Old Meridian Overlay Zoning District will have significant detrimental impact on the Petitioner to design a mixed use building to suit both retail and multi- family uses and therefore creates a practical difficulty in the Petitioner's use of the property. The grant of this variance will not adversely affect the use or property value of any adjacent property owner nor impact the general public or the community at large. KE gra E ._� Keystone Realty Group LLC West Main Street and Old Meridian Street Redevelopment Development Standards Variance Carmel Board of Zoning Appeals Docket No. 13120031 V BUILDING ELEVATION VERTICAL OFFSET VARIANCE STATEMENT OF VARIANCE This variance will allow the Petitioner to have vertical offsets at intervals greater than 50 feet on continuous facades of greater than 60 feet or greater. STATEMENT IN SUPPORT OF VARIANCE This architectural requirement is a part of the Multi - Family Zone development standards which are required of multi - family uses located in the Mixed Use Zone. However, the imposition of this architectural standard on mixed use buildings will frustrate the Petitioner's goal of designing a unique building that promotes (a) the redevelopment of the site and (b) the goals and objectives to redevelop the Old Meridian Street corridor; posing a significant practical difficulty in the redevelopment of the parcel and Petitioner's use of the property. The grant of this variance will not adversely affect the use or property value of any adjacent property owner nor impact the general public or the community at large. CE S I O NE Keystone Realty Group LLC West Main Street and Old Meridian Street Redevelopment Development Standards Variance Carmel Board of Zoning Appeals Docket No. 13120032 V VARIANCE TO PERMIT FIBER CEMENT SIDING /PANELING STATEMENT OF VARIANCE This variance will allow the Petitioner to include fiber cement siding/paneling to the building facades in addition to the permitted building materials of brick, wood, stone or precast concrete. STATEMENT IN SUPPORT OF VARIANCE This architectural requirement is a part of the Multi - Family Zone development standards which are required of multi- family uses located in the Mixed Use Zone. The fiber cement siding/paneling is only a minor building material component and prohibiting its use inhibits the Petitioner to design and construct a unique mixed use building. This requirement creates a practical difficulty in the Petitioner's use of the property as a mixed use multi - family development by limiting and building materials which unnecessarily increase the cost of construction. The grant of this variance will not adversely affect the use or property value of any adjacent property owner nor impact the general public or the community at large. KEYS-FON Keystone Realty Group LLC West Main Street and Old Meridian Street Redevelopment Development Standards Variance Carmel Board of Zoning Appeals Docket No. 13120034 V DEVIATION FROM THOROUGHFARE PLAN STATEMENT OF VARIANCE This variance will allow the Petitioner to deviate from the Thoroughfare Plan with regard to the width and design of the right-of-way in order to be able to develop the proposed mixed use project. STATEMENT T IN SUPPORT OF VARIANCE The current Thoroughfare Plan for the City of Carrnel currently requires a 70 foot half right of way and follows the current alignment of West Main Street with respect to the entrance into the roundabout at the intersection with Old Meridian Street. Based upon discussions with the City Engineer, it has been determined that a half right of way of 60 feet will be sufficient to provide for the redesign and reconstruction of West Main Street in the future. Additionally, the Engineering Department has determined that the alignment of West Main Street with respect to the roundabout will need to be altered to relocate the entrance into the roundabout to the north of the current route of West Main Street. These two deviations from the current Thoroughfare are absolutely critical to the project. Without both of these, the project cannot be developed. The grant of this variance will not adversely affect the use or property value of any adjacent property owner nor impact the general public or the community at large. imirkgro NE Keystone Realty Group LLC West Main Street and Old Meridian Street Redevelopment Development Standards Variance Carmel Board of Zoning Appeals Docket No. 13120035 V VARIANCE TO ELIMINATE OBLIGATION TO INSTALL A SIDEWALK STATEMENT OF VARIANCE The Old Meridian Overlay Zoning District requires that a sidewalk be built along West Main Street. This variance will recognize that the City of Carmel or the City of Carmel Redevelopment Commission will build this sidewalk as a part of the reconstruction of West Main Street in its implementation of the Thoroughfare Plan. STATEMENT IN SUPPORT OF VARIANCE This parcel is being redeveloped in accordance with a certain Project Agreement entered into by and between the City of Calurel Redevelopment Commission ("CRC") and the Petitioner. Under that agreement, the CRC is responsible for the streetscapes to constructed in connection with redevelopment project. Additionally, due to the fact that the City will be reconstructing West Main Street in the future, the installation of sidewalk at this time is not in public interest nor is it necessary for the safety of the general public or the tenants in the project. Until the reconstruction is completed, there is no street parking along West Main Street and all tenants and the general public will be parking in the rear of the building obviating the need for a sidewalk at this time. Due to proposed site plan and reduced setback along West Main Street, there is not sufficient space in which to install a sidewalk prior to the reconstruction of the street presenting a practical difficulty for the Petitioner. The grant of this variance will not adversely affect the use or property value of any adjacent property owner nor impact the general public or the community at large. I ONE Keystone Realty Group LLC West Main Street and Old Meridian Street Redevelopment Development Standards Variance Carmel Board of Zoning Appeals Docket No. 13120037 V BUILDING HEIGHT VARIANCE STATEMENT OF VARIANCE This variance will allow the maximum height of the building to be increased from the 45 foot maximum height permitted in the Single Family Attached Zone of the Old Meridian Overlay Zoning District to a maximum height of 89 feet. STATEMENT IN SUPPORT OF VARIANCE In order to maximize the development potential of the real estate and to make this redevelopment project economically feasible, the maximum height of this mixed use building needs to be increased from the permitted 45 feet to a proposed maximum height of 89 feet. Without this increased height the redevelopment of the parcel will have a significant detrimental effect on the project and may in fact prevent development of the project. Consequently, the height limitation presents a practical difficulty in the proposed use of the real estate. This variance is being submitted in concert with a similar variance application for the portion of the project located in the Mixed Use Zone. The grant of this variance will not adversely affect the use or property value of any adjacent property owner nor impact the general public or the community at large, Keystone Realty Group LLC West Main Street and Old Meridian Street Redevelopment Development Standards Variance Carmel Board of Zoning Appeals Docket No,. 13120041 V VARIANCE TO PERMIT FIBER CEMENT SIDING/PANELING STATEMENT OF VARIANCE This variance will allow the Petitioner to include fiber cement siding/paneling to the building facades in addition to the permitted building materials of brick, wood, stone or precast concrete. STATEMENT IN SUPPORT OF VARIANCE This architectural requirement is a part of the Single Family Attached Zone development standards. The fiber cement siding/paneling is only a minor building material component and prohibiting its use inhibits the Petitioner to design and construct a unique multi-family building. This requirement creates a practical difficulty in the Petitioner's use of the property as a mixed use multi-family development by limiting and building materials which unnecessarily increase the cost of construction. The grant of this variance will not adversely affect the use or property value of any adjacent property owner nor impact the general public or the community at large. G^+WT+tR g44i IN'-I"WW MD IIOZ Q 13u'aul00-L560'4L5 LTC mJ'008L'848-LT£-WK ;��E . u:0�E-95Z90 NI' �■ t E z z 06Z9b €'sll0dzuzpat.9v ssoz]v01s(ax I£88 -g .. O tLZ(�OSLIE X 456 91 1OdVW2NI VNdIONI 1�]H JVO plil R t!a IL o UJ35JQ aoluJIXI•Ei'UDEUIHD)1V iV1Sz0;VIRQVHSOSZZ p s1�oj11p v OSD �NI 00 l3��IiS NIVH iS3M w�' a� °N M 1NIOM1113 f1Iil$ , a o NtlJIN3WV ■:' ���`NI`dW JAI y e ss��B e ° C z z o 0 a v c\,: Q 4 Z Q•3: C WU � jp4 U ° .'s�4W QNgQ 0� ` Zzp�yQ aC���OFy,O �V mdZ IS QIq-Y=63VIUSU O~ Z�V Uw'OF Yw �v°i a < 3wtnZ`''=Vlw Zw o�� oo��s 3ia3en &p y f,/ NZ��W dWN4N qz- fvUp �yy0 1�IwW ZaO !7 EO OV.4W'W 0_6 JJw L.- zzzpG lWil Oz UZ � w�w 'l �+ �t �l ��o�z GU'm JzOQ ~O J���G WCO 4Z•Sz us, ®11 �OOQV U'U' 2� omQQ (7 JNy�Q2gaw~WWZ Y^ 'II ylt�,'1 Qz 1U6=lWiU'<� vW� 1�r-WZ1= � 6�Q=y. 6�•W�W�C� SZ_S 2Q ZOO SAWN V$= UK zu, O U ow ZZ VS5 UQVw O[=1K�66 N2�=UCp W rr etaq-Y t]004ZUC�C'1 1- 1_L'iy-w1V�� X�a Wei;y a� _-ifJ- Ydf O�Z W ",.\ q�3U?IA�zvE IA ^ N W m�Na� Wjwg cOj W NM C:ti:� ♦ z2lnow it ON t. r fnN °�., �\` 6 ywi� 53U USNWSE3� z ao<EwzFF q az r . y.. + 3 E! \ hO- •,, Up 4 , Z IKG y y y y y y N N 0 '-7\ �2� +� yb ( cncn "r r <<<q< Q < < C f+ i P �� •` a Eri :n a s a IL a a a 0. •ri O e N H a In In v�In v� rn In vl� O *y ♦���r �m �� Z tci us o °a ` $ N ^ a CL 1 I wsL ♦�,p\ AVM3Z3MIG a ? w CA° W z W ,..�q y = ° _ o Z Gj z aeR \ ..( F to Z t g< cf V y G a I. SI / \ \ w z a \ +`1 (Ab lit Wh�LL O 6� �rVi U alyA � F a �iT U iA Q U' O aaQ ?W J? U W 3 a\ y W y ?=m N Q'< awo 9��x6z_� C { { q¢ }m Ui m Sc f1 fn f1 'l ^ W _ Il E wr {I .49'54 L- y� w _ so yy - �o a F_¢ IF ° 2 _ - I Z a QZW��� c o >=�oZW °w Nom; z�Ww F n z tnI _ I q j U Oz4-r Q z m 7 N C y CI<z c K f ) S yr Z (J� y-oser N S I _ - N -O Z K 6 6 S z 2E W v�i S ai -9°V P+^;IzomY J� �v c j< cc I k o-� ._.7 `•� I VON am I I mm I t k 1 i -- W 00 _ ' I N ' � I ^ ,£944 a � I z=F al I I ..� o I , b ? ! —... ..... J I z Lj I F- ul< - a <= V I a m a ! 1 .84'441 I I I f� w, I I I� L'I I I i I w, ckf Ld �I I I z'I I Q I o i II ! I I I m I� I I I a �a F EI 11 V `JAAO'HAO'dS'OQZOJ'33'0£L00'£IOZ\S1N3An000 NQLLon&sNW\-11A€0\S0NIAAVbQ-0\0£400\£10Z\:d:3-1H 9NLMV80 X001Sri031-AS 031103 WV 0£:6-II/L/4 MV13 1103 8S'Z:I 3'lNOS 101d 4I/I/4 31V0 IMW i ■!<: ■ ■ - .■@:; Ira ■ O .ili■ 'i■rt •vit 1 ■a<a ■rt � ar .�!rk.��ic��_ o� _� I ■q� as 9ii'i .■ 1� �� ` ■a■ r - a: ■ar n■. � �rc I �I iali M '.t y YI AS jai' M1 ■ --ion PW I ME Ems 11 j Ion LM T F • - f I': tl� ■1.laT. 1 ' i ■ �" far` ■ la i■ :ar i iz i w■ •■ •■ �` la ■ a 31 1 own I �s V*all ■ I to pp INN I INN I rya■■ .*1 ii ■ O OW ■ i r r■ :r � �s WE "Es •■r ' I• -I��_ 1 tai■ ■ ■ ■r i@ I IOW � �•.� � .■■ ■i - *+ t 4 ■■ i■ IS -1 low A Timis In 11 11 ■ ii ■ ■ ■ a Imo■ I � ■ - � ■ ■ ■ ■@tea . � - _ � - I M + - a■ 'ma ■ i: ■Ya ■■PT � i IrIIE# ;. �- �■f -41 . ■■ ,mss •,� it x a1m _. -� ■ r I - 1 -Ems MINX a 3 i s ®c®c Jim! ;�`�C�� �tMi� ' i I■1 r■�9 sing o _ — — Sam '`� I! � i s � � i t mom ■i ■ - 'a� '.14 iii@ ■a■ a■ '� ■Raaa sl�� ���ice■. al� 1 tlr■ INN 4 ION ■ ■ ■ to 11�� ■ 6 1111 I -yam't•I� ,�i�a ■si•■: �� . f ICI Ems"I lot i 1 man is a ION C■ r ■ f ■f al 1110 ate■ O rc a■ ®r m■ I VIEW, 1 1oo ■Y .■; a ®■ ! �i dl= ray r v omit +sate 'tl X1',1