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HomeMy WebLinkAboutDept Report 04-28-14 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT APRIL 28,2014 I. Old Business 1-8. (UV,V)KG Main LLC, Old Meridian and West Main. The petitioner seeks the following development standards variance approvals: Docket No. 13120027 V ZO CH: 20G.05.04.B(1)(B)—Max Bldg Height of 55 ft; 89 ft requested Docket No. 13120030 V ZO CH 20G.05.04.D(2)(D)—Multi Family Uses Must Conform to All Architectural Requirements Listed in the Multi-Family Zone(ZO CH 20G.05.02.D) Docket No. 13120031 V ZO CH 20G.05.02.D(2)- Vertical Offsets Required at Intervals of 50 ft for Bldgs with Continuous Facades of 60 ft or Greater Width; Intervals of greater than 50 ft and Architectural Detailing on Facades as per Submitted Elevations requested Docket No. 13120032 V ZO CH 20G.05.02.D(3)—All Sides of any Bldg Shall be Brick, and Trimmed in Brick,Wood, Stone or Precast Concrete; Fiber Cement Siding/Paneling requested. Docket No. 13120034 V ZO CH 2.09- Compliance with the Transportation Plan; Petitioner Wants to Deviate from the Proposed Street System Lay Out. Docket No. 13120035 V ZO CH 20G.04.03.A—Sidewalk along Main Street Required; Petitioner States that the City or the CRC will Install it. Docket No. 13120037 V ZO CH 20G.05.01.F(1)(B)—45 ft Max Bldg Height; 89 ft requested Docket No. 13120041 V ZO CH 20G.05.01.H(2)(A)—For any Bldg Facing A Street,Fiber Cement Siding/Paneling in Addition to Brick and Stone requested The site is zoned OM/SFA(Old Meridian District, Single Family Attached) &OM/MU(Old Meridian District,Mixed Use.) It is located at 12960 Old Meridian St., at Main St. Filed by Paul Reis of Krieg Devault, LLP on behalf of Keystone Realty Group, LLC. y _ _ General Info: - The Petitioner requests approval of the .ip • ' remaining 8 development standards 4, \ variances to permit a 5 story apartment building with some retail on the 1st floor in 1"°,411r 6 ` the Old Meridian District. This property is located at the southwest corner of Old Meridian St.and Main St. This project was heard at the BZA meeting in January of this year and some of the variances were : - approved,including the use variance to permit apartments. Several of the variances if were tabled as the project had not been , reviewed or approved by the Plan . Commission for the site design and Mom architecture yet. Since that time,the project has received approval from the Plan Commission and has made some minor changes to improve the overall design of the project. Please refer to the petitioner's information packet for more details. Analysis: This project is unique in that it straddles 2 different zoning districts. It is within the Old Meridian Mixed Use District as well as in the Old Meridian Single Family Attached District. That is one reason there are so many variances requested for this project. The Mixed-Use District permits apartments,however,the Single Family Attached District does not and 8 several of the development standards in the Single-Family Attached District address building design specifically for townhomes and not for apartments. Docket No. 13120027 V: Max Building Height 55ft,89 ft requested Increasing the building height for this project should not have a negative effect on the surrounding area as most of it is proposed to be or is currently development of a commercial nature. One of the main reasons for an increased building height is because there is a significant grade change from one end of the project to the other. The east end of the project measures to 89 feet tall from grade, while the west end measures to 77 feet tall. This measurement is to the highest point of the building which is increased due to designing the roof as key focal points at the ends of the building. The main cornice line of the building is below the 77 feet of the west end. The Department is in support of the increased height. Docket No. 13120037 V: 45 ft.Max Bldg Height; 89 ft. requested This variance is from the development standards for building single-family attached housing. Since the developer is proposing multi-family housing,these standards would not be able to be met because the physical form for multi-family housing is very different from single-family attached. The Department is in support of this variance as it would allow for the development of this mixed-use project with multi-family housing and should not have a negative effect on the surrounding area. Docket No. 13120030 & 13120031 V:Architectural Requirements,Vertical Offsets The petitioner has agreed to vertical offsets at least every 70 feet. The Department is comfortable with this as this will be an attractive building and it is meeting the intent of the Old Meridian District. The architecture has also improved as a part of the Plan Commission review and approval. Docket No. 13120032 V&Docket No. 13120041 V: Fiber Cement Siding/Paneling requested. Since this project was originally heard by the BZA, changes have been made to the architecture. More brick has been added in some areas and the Department is now in support of this variance. The Department would like the petitioner to calculate the percentage of Fiber Cement Siding/Paneling currently proposed. Docket No. 13120034 & 13120035 V:Deviation from the Transportation Plan and Sidewalks required The petitioner is requesting to dedicate less than the required 70 feet of right-of-way,not install sidewalks along Main Street,and it does not show a street connection north to south as shown on the Thoroughfare Plan. Instead,the Petitioner has agreed to dedicate 60 feet of right-of-way and is working with the City on an agreement about the required improvements to Main Street. The Department is comfortable with the reduced right-of-way as there will still be enough room to construct the new streetscape. The Department is also supportive of not requiring the sidewalks be built at this time because they would most likely have to be torn up in the future when Main Street is improved. With regard to the north/south street,the Department would like a connection to the property to the south. The property to the south is proposed to be developed as apartments as well and connectivity between the parking lots should be provided. This will help with traffic flow around this area and provide more coordinated development so that these individual projects will work together to further the establishment of an attractive and relatively dense mixed-use neighborhood; not just isolated, individual developments. The petitioner has agreed to connect to the property to the south and the Department is in support of this variance. Petitioner's Findings of Fact: Please see the petitioner's information packet for the Findings of Fact. Recommendation: After all questions and concerns have been addressed,the Dept. of Community Services recommends favorable consideration of Docket Nos. 13120027, 13120030-32, 13120034-35, 13120037,and 13120041 V. 9