HomeMy WebLinkAboutDept Report 07-28-14 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
JULY 28, 2014
11-15. (V)Meridian& Main,Phase 1,Lot 1.
The applicant seeks the following development standards variance approvals for two commercial buildings:
Docket No. 14060019 V ZO CH 17.05.01(1): Loading Berth Requirement (none proposed)
Docket No. 14060020 V ZO CH Section 23B.08.01.C(2): Build-to-line of 20 ft. on Pennsylvania Way
(30 ft. proposed)
Docket No. 14060021 V ZO CH 17.04.02: Min.Front Yard setback of 60' on Main St(26 ft proposed)
Docket No. 14060022 V ZO CH 33.05.A(5): East/Side Bufferyard of 5 ft.required; 3.5 ft proposed
Docket No. 14070001 V ZO CH 23B.08.05.A: Min. bldg gross floor area. 15,000 sq. ft.; 12,000 sq.ft.
proposed
The site is located at 1435 Pennsylvania Way, at the northeast corner of Main St. and Pennsylvania Way. The site
is zoned B-6/Business and lies within the US 31 Overlay Zone. Filed by Jamie Browning of Browning
Investments, for Meridian 131, LLC.
�9,5¢�{�: /- i _� General Info:
f r
The petitioner seeks 5 variances for this
'; , • l - 4 L !I .!._._.'-_, parcel,to develop the site as a retail site
. The property is located at the northeast
corner of Main Street and Pennsylvania
, /
e d...\\. Way. South of the site are apartments and
I ff a hotel to the southwest. East of the site is
1. / �,« a church and north of the site is a medical
office buildin g Please see the
.11: petitioner's informational packet for
Y", k more detail on the site plan and
1 E. ' variance requests4.1 .x �# lr� r
`� •. i ;' I UM MI -• Analysis: The use for this site has already liv
'I been established, per a use variance in
"� 4't' — '� ` 2009 (Docket no 09050013 UV)to allow
T , `'. `--r. T s: .r 100%of the area of the buildings to be
° '� . MAIN STREET
used for retail. 3 other variances were
•
r r : r, ,, r - approved for this site in 2012 to allow less
?'< ,; � _ '{ - -` than 2 occupiable floors, a reduced
^' ' -"t ' - amount of parking spaces,and a 13,000
sq.ft building(15,000 sq.ft. required).
Now the petitioner is requesting 5 additional variances,and has submitted a Development Plan and architectural plans for
review by the Plan Commission,which were heard at the July 15th meeting and will be at the August 5`h committee
meeting. The new site plan is similar to what was proposed and agreed upon with the previous variances and orients one
of the buildings toward the roundabout to help create an attractive streetscape at this intersection. The petitioner is also
adding sidewalks along the perimeter streets of this parcel which will help create a more walkable environment.
The variances requested are minor in nature and will help with the efficient development of this site.
Loading berths are not anticipated to be needed,due to the proposed retail use of the site. Any loading and unloading
will be done interior to the site and should not have an effect on neighboring properties. The build-to-line is not able to
be met due to existing easements. However,the buildings are still located as close as possible to the street with the front
facades facing the street. Conversely,the underlying zoning requires a setback of 60 feet along Main Street. A 26 foot
setback is requested, which would be in line with other developments along Main Street and the goals of the City for Main
Street. This reduced setback will also allow for the proposed design of Building A to be located facing the roundabout.
Although the petitioner is requesting a reduction in the east bufferyard from 5 feet to 3.5 feet,the required number of
plantings will still be added and should provide an adequate buffer between parking lots. Finally,the petitioner is
requesting one of the buildings to only be 12,000 sq.ft,instead of 13,000 sq. ft,which was granted in the variance in 2012.
The Department is inclined to support this variance as the petitioner is proposing a site plan which was settled upon in
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conjunction with the previous variance approvals. The site plan locates one of the buildings at the corner of Main Street
and Pennsylvania Way, and the building will provide a massing that gives the illusion of a two story building.
Please seethe Petitioner's informational packet for more detail.
Petitioner's Findings of Fact:
Please refer to the petitioner's information packet for their Findings of Fact.
Recommendation:
The Dept. of Community Services recommends favorable consideration of Docket Nos. 14060019-22 V &
14070001.
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