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HomeMy WebLinkAboutDepartment Report 01-09-203 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT THURSDAY, JANUARY 9, 2019 (UV, V) North End Variances (aka Smokey Row Rd and Monon). The applicant seeks the following use variance and development standards variance approvals associated with a new mixed-use development which will include apartments, townhomes, condominiums, single- family homes, retail/office, and an urban farm: 7. Docket No. 19100014 UV UDO Section 2.17: Permitted Uses, Single family detached uses requested. 8. Docket No. 19100015 UV UDO Section 2.17: Permitted Uses, Farm use/ Roadside Sales use requested. 9. Docket No. 19100016 UV UDO Section 2.17: Permitted Uses, Restaurant requested. 10. Docket No. 19100017 UV UDO Section 2.17: Permitted Uses, Private Recreational Facility requested. 11. Docket No. 19100018V UDO Section 5.71.B: Floor & Square Feet Limitations, Office/Retail/Services uses requested on 3rd floor, not just on 1st and 2nd , for Phase 1A. 12. Docket No. 19100019 V UDO Section 2.18: Front Setbacks, Buildings. 10-20’ max. allowed, 50’ requested. 13. Docket No. 19100020 V UDO Section 2.18: Front Setbacks, Parking Areas. 50’ min. allowed, 0’ requested. 14. Docket No. 19100022 V UDO Section 2.18: Rear Setbacks, Single Family Dwellings. 20’ max. allowed, 25’ requested. The 27.84- acre site is located on the north side of Smokey Row Road, between the Monon Greenway and Meridian Street, near 416 W. Smokey Row Rd. It is zoned UR/Urban Residential & P1/Park. Filed by Rebecca McGuckin of Old Town Companies, LLC. General Info & Analysis: This petitioner seeks approval to create a new mixed use development with apartments, townhomes, condominiums, single-family homes, urban garden space, a farm to table restaurant, amenity space, and some office and retail. The Primary Plat is Plan Commission Docket No. 19080006 PP. An ADLS review for the buildings will be submitted later, in different phases. A Use Variance will be required for the Single -family detached homes, the Farm use, the Restaurant use, and the Private Recreational Facility Use, along with several other variances. Currently the site is zoned UR/Urban Residential with a small part also zoned P1/Park. Surrounding the property is US Highway 31 to the north and west, the Monon Greenway and single family dwellings to the east, and Smokey Row Rd. to the south. On the south side of Smokey Row Rd. are residential uses consisting of townhouses, 2 estate lots, and a senior living apartment community. Please see the Petitioner’s informational packet for more detail on the use variance and variance requests. As stated before, this site is zoned UR/Urban Residential, which supports urban dwellings within walking distance to commercial and activity nodes. While predominantly a residential district, complementary mixed- use is permitted on the ground floors. The primary plat consists of 73 lots consisting of 4 apartment buildings, 5 condo buildings, 46 townhomes, 10 single-family lots, 5 commercial/retail/office buildings, amenity buildings, and an urban farm. The drainage will be handled through a master planned system consisting of dry detention basins and some underground storage. Open space is scattered throughout the development in the form of open common areas, dry detention basins, and multi-use paths. The minimum parking requirements are met through on-street parking, private parking garages, and first floor parking garages for the apartments. Because this site is zoned Urban Residential, the need for parking will not be as high, as this district is meant to emphasize pedestrian and bicycle accessibility. Use Variance & Variance Requests: Single Family Detached use: One use variance request is to have 10 single family detached dwelling uses in the Single Family Residential portion (Phase 1, Lots 53-62) of the site. Currently, the Urban Residential zoning 4 district does not permit that use; however it does permit sillier uses such as single family attached dwellings and multiple family dwellings. The size of the lots proposed are around 5,500 sq. ft. in area, so they are smaller and more urban in scale. This land use can be seen as complementary to the surrounding uses. Farm/Roadside Sales use: Another use variance request is to have a free-standing Farm / Roadside Sales use in Phase 3, Lot 72 of the site, where there is proposed to be an urban farm. Currently, the Urban Residential zoning district does not permit that specific type of use. This land use can be seen as complementary to the surrounding uses. Restaurant use: Another use variance request is to have a stand-alone Restaurant use in Phase 1, on Lot 63 and Common Area N of the site, where there is proposed to be a farm to table type restaurant located in a historic home, as well as potential for restaurant use in the Amenity Center Clubhouse. Currently, the Urban Residential zoning district does not permit that specific use/scenario. (However, a restaurant use is permitted, if incorporated into a multistory building on located the ground floor.) This land use can be seen as complementary to the surrounding residential uses. Private Recreational Facility use: Another use variance request is to have a Private Recreational Facility use in Phase 1, Common Area N of the site, where there is proposed to be a neighborhood clubhouse/pool amenity center. Currently, the Urban Residential zoning district does not permit that specific use. That zoning district does, however, allow for a private swimming pool, fitness facility, public park, etc. This land use can be seen as complementary to the surrounding residential uses and will be a central amenity to all residents in North End. Floor & Square Feet Limitations variance - Office/Retail/Services uses are requested on 3rd floors of buildings within Phase 1, on Lot 63, Common Area N, and the buildings that surround Common Area A (Bldgs 1-5) , not just on 1st and 2nd floors. This allows for flexibility of a live-over-work build, or for a full commercial building. This land use on the upper floors can be seen as complementary to the surrounding residential uses. Buildings Front Setbacks variance: For buildings, a 10-20’ maximum front yard building setback is allowed, and 50’ is requested in certain areas to maintain space for paths and also maximize placing parking areas next to buildings. See the Info Packet for the delineated areas. Parking Lots Front Setbacks variance: The minimum allowed front yard setback for parking lots is 50’, and 0’ is requested. This was originally adopted to make sure that buildings are built up to the streets, and the parking lots would be located behind them. The Petition is trying to preserve as many trees and open space as possible, so a different layout is proposed that will honor the site, with working around the grade changes as well as several trees. See the Info Packet for the delineated areas. Single Family Dwellings Rear Setbacks: The maximum allowed rear yard building setback for a single family dwelling is 20, and 25’ requested (in Phase 1, Lots 53-62). The Petitioner’s goal is to maximize the amount of back yard area for a homeowner, and also maintain view sheds of the grade changes and the trees. The developer of this unique project is trying to incorporate a lot of mixed use design elements, as well as trying to follow the zoning ordinance requirements as close as possible without rezoning the site. They are also trying to respect the natural topography and open space of the site, as well as the site’s context. The Petitioner addressed all planning/zoning review comments, and the Planning Dept. supports the use variance and development standards variance requests. Petitioner’s Findings of Fact: Please refer to the petitioner’s Findings of Facts included in their info packet. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 19090019 UV- 19090022 V.