HomeMy WebLinkAboutDept Report 07-28-14 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
JULY 28,2014
6-10. (V)Liberty Fund Headquarters.
The applicant seeks the following development standards variance approvals for a corporate headquarters building:
Docket No. 14060005 V ZO CH 23B.08.03.1: 38 ft.Min Bldg Height along Meridian St,30'4" proposed
Docket No. 14060006 V ZO CH 23B.08.03.2: 26 ft.Min Bldg Height along Pennsylvania St, 15'6"proposed
Docket No. 14060007 V ZO CH 23B.08.05.B.1: Distribution of first floor gross floor area(59% proposed,
max.40% required)
Docket No. 14060008 V ZO CH 27.08 and 23B.122.A.1: 245 Parking Spaces required (115 proposed)
Docket No. 14060009 V ZO CH 17.05.02.1 and 23B.16.02: Loading Berth(0 proposed, 1 required)
The site is located at the northeast corner of 111th/Meridian St., at approximately 11111 N. Meridian St. It is zoned B-
6/Business within the U.S. Highway 31 Overlay Zone. Filed by Joseph Scimia of Faegre Baker Daniels LLP,on
behalf of Liberty Fund, Inc.
General Info: The petitioner requests several variances for:
a reduced height, increased first floor area,reduced number
of parking spaces, and no loading berth,to allow a new
office building in the US 31 Corridor Overlay.
The site is about 9 acres, and is completely wooded. To the
north is a hotel,to the south is an office building,to the east
and west are undeveloped parcels. Please note that this
project will also need to go through Plan Commission DP/
ADLS reviews and approvals for the site plan,architecture,
landscaping, lighting and signage. Please see the
ce petitioner's informational packet for more details.
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Analysis: The purpose of the US 31 Corridor Overlay Zone
is to preserve the viability, character,and aesthetic qualities
of properties adjacent to this important business corridor by
t' t promoting coordinated development, high standards for
111Th - - _ buildings& landscaping, and innovative site designs. While
::W►_ the petitioner is requesting several variances from the
standards of the Overlay,the building and site design meet
the intent of the Overlay.
The reduced heights should not have a negative effect on the community or neighboring properties,as the design of the
building will be of a high quality and will only be about 8 feet shorter than required, at its tallest point. Due to the
reduced height and only 2 occupiable floors,the first floor represents a greater percentage of the gross floor area than
if there were three floors. However,the building and site design are such that a significant amount of trees are able to be
preserved,thereby reducing the impact on this heavily wooded lot. The parking variance is also needed to preserve a
greater amount of trees on the site. The Department would like to know what percentage of trees are being preserved
and would like this to be a condition of approval. Also, due to the proposed use of the building,the need for parking
spaces is not as great as a typical office building as there is a lot of common area space; including a dining room, kitchen,
exercise room,and library. Finally, loading berths are not anticipated to be needed, due to the proposed use of the site.
Any loading and unloading will be done interior to the site and should not have an effect on neighboring properties.
Petitioner's Findings of Fact:
Please refer to the petitioner's information packet for their Findings of Fact.
Recommendation: Only after all comments and concerns have been addressed does the Dept. of Community Services
recommend positive consideration of Docket Nos. 14060005-09 V,with the condition that tree preservation occurs
according to the proposed site plan.
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