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HomeMy WebLinkAboutDept Report 01-28-14 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT JANUARY 28, 2014 16-34. (UV,V) KG Main LLC, Old Meridian and West Main. The petitioner seeks the following BZA use variance approval for a multifamily land use: Docket No. 13120026 UV ZO CH: 20G.05.01.A& Appendix A: Permitted Uses,Multi-Family Land Use requested. The petitioner also 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. 13120028 V ZO CH 20G.05.04.B(2)(A)-Min Front Setback 10 ft; 0 ft requested Docket No. 13120029 V ZO CH 20G.05.04.B(3)(B)—Max Bldg footprint 15,000 sqft; 43,000 sqft 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. 13120033 V ZO CH 20G.05.02.D(4)—At least One Entrance on the Front of the Bldg; Entrances Only on Side and Rear 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. 13120036 V ZO CH 20G.05.01.B—Developed Land to be Divided into Side by Side Attached Single Family Dwellings; Multi-Family Units requested Docket No. 13120037 V ZO CH 20G.05.01.F(1)(B)—45 ft Max Bldg Height; 89 ft requested Docket No. 13120038 V ZO CH 20G.05.01.F(4)—35 ft Max Bldg Width; 200 ft requested Docket No. 13120039 V ZO CH 20G.05.01.F(2)(A)—Min 4 ft Front Setback; 0 ft requested Docket No. 13120040 V ZO CH 20G.05.01(F)(3)(B)—No Parking or Driveways in the Side Yard Setbacks; Parking and Driveway requested in West Side Yard 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 Docket No. 13120042 V ZO CH 20G.05.01.H(2)(E)—Entrance to be Recessed from Front Wall of Bldg Façade; Multi-Family Bldg with Entrances in Rear of Bldg requested Docket No. 13120043 V ZO CH 20G.05.01.H.2.F—Finished First Floor Level Shall be 2-6 ft Above Sidewalk Level; Multi-Family Bldg with Parking on the Ground Level and Units Above requested. Docket No. 13120044 V ZO CH 33.05.E(2)(B)—Parking Lot Interior Plantings,Min. 1 Shade Tree and 5 Shrubs for every 10 Parking Spaces (115 Shrubs required); 59 Shrubs requested per Landscape Plan 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. 9 3.; . 4, 1.. it ,. g - � -, if.-:;- , " .+_ General Info: 1E . - .: ,,, - ��'' T !. The 18 Petitioner development requests standar ds 1 use variances variance to and --'� "- - { li, , " i f t i ' _il ' , f :.+ �� ,` +ry ,,' permit a 5 story apartment building with . E e' r . _ - 4 some retail on the 1 floor in the Old r ' # `' yy� ' ` �'� ']* F Meridian District. This property is located itgi `" /(// at the southwest corner of Old Meridian St. - i; 91F''' , iii , ,.ti I ,-"4, - Tr and Main St. Please refer to the 1 I t .- , - -`i petitioner's information packet for more _itz ll ���/ t * . ., e'` 'ter details. °` it/1i` t- ,. 7:0,-;,-AP: � c '-•! Analysis: ' 1 r ` ` ,' ` '; � ' . ;, This project is unique in that it straddles 2 . ;` " , 7.'i .:. , 401 `^ �-t" different zoning districts. It is within the r. '; Old Meridian Mixed Use District as well as x „' " -+ i : '4t , .! .-i' i _`, in the Old Meridian Single Family Attached sJ L *. , - h ,M, ""'1 , ., '- 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 so the petitioner is asking for a Use Variance to permit the Multi-Family Use on the 2 parcels that are zoned Old Meridian Single Family Attached. Use Variance—Multi-Family requested While the Department would still be in support of single-family attached housing along Main Street, multi-family housing would be a good fit also as it would meet several of the overall goals of the district. Some of these goals include: promote high quality, innovative site design; encourage efficient land usage; encourage capital investments for the development of properties; and foster a special sense of place with increased property values and neighborhood diversity. In addition,this development will not be solely apartments, but will be a mixed-use development, as retail is proposed at the corner of Old Meridian St. and Main St. The change in use should not have a negative effect on surrounding properties considering that across the street is proposed a 2 story office/mixed use complex and an entrance/parking lot for St. Vincent Hospital and south of the property is proposed apartments as well. The Use Variance would only be needed for two parcels because the other parcels in this project already permit multi-family housing. By extending the multi-family use onto these two parcels,the project will have a better coordinated and designed development. The Department is in support of this use variance request. Docket Nos. 13120036-40 V& 13120042-43 V Single Family Attached Development Standards These variances are 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 these variances 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. 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. The Department is in support of a height increase in general, but would like the petitioner to consider reducing it. Based on the elevations, it appears a portion of the need for the height increase is due to the extra roofline decorative elements. The Department would request these be removed and the roofline take on the look of a simple cornice line. It seems this could reduce the height to almost 60-65 feet, which would only be a 5-10 foot variance. Docket No. 13120028 V Min Front Setback 10 ft; 0 ft requested The Meridian District is meant to be a more urban, walkable area. Large setbacks are not as conducive in this type of setting. While 10 feet is required, a 0 foot setback will still be meeting the goals and intent of the Old Meridian District. Also,the petitioner is dedicating right-of-way which will allow for the improvement of the Main Street streetscape. Once 10 the street is improved,this development will create a nice edge to the street and interact well with it. The Department is in support of this variance. Docket No. 13120029 V: Max Bldg footprint 15,000 scat; 43,000 sqft requested The Department is in support of this variance. While the size of the building footprint is much larger than 15,000 sqft, it does provide some relief and breaks in the façade. There is a pedestrian breezeway on the east end of the building which helps break up the massing. Also,there is vehicular access through a porte-cochere in the middle of the building. 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 will also mostly likely improve as this project is reviewed by the Plan Commission. Docket No. 13120032 V&Docket No. 13120041 V: Fiber Cement Siding/Paneling requested. Allowing some fiber cement siding/paneling on this building could be supported. However,the petitioner is requesting more than 50%of the building materials be fiber cement paneling. The Department would like the amount of this material to be reduced,to at least under 50%. The Old Meridian District requires specific building materials to further the goal for this area of having high-quality, innovative design and a special sense of place. Adding a lot of fiber cement paneling would take away from these goals. This project is also under review by the Plan Commission and it might be better to table this variance as the architecture may change a bit. Docket No. 13120033 V: At least One Entrance on the Front of the Bldg; Entrances Only on Side and Rear requested The petitioner is meeting the intent of this requirement,because while it may not have entrances from the front of the multi-family uses, it does have entrances from the front of the retail. As long as the petitioner will have entrances from the front of the retail,the Department is in support of this variance. 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 shown 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. Docket No. 13120044 V: Parking Lot Interior Plantings The petitioner has submitted new plans to the Urban Forester and he is comfortable with the proposed landscaping. The Department is supportive 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. 13120026-44 V. 11