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HomeMy WebLinkAboutPacket for HO 01-25-21 Lakeside Apartments – Phase II Development Standards Variance Docket No. PZ-2020-00226 V DEVELOPMENT STANDARDS VARIANCE APPLICATION CITY OF CARMEL, INDIANA January 25, 2021 Carmel Board of Zoning Appeals Applicant: JC Hart Company, Inc. Attorneys: Nelson & Frankenberger, LLC Jim Shinaver, Attorney Jon C. Dobosiewicz, Land Use Professional 317-844-0106 TABLE OF CONTENTS 1. Explanation of Request 2. Site Location Map / Aerial Photograph 3. Color Site Plan 4. Building Elevations 5. Floor Plans 6. Streetscape Gateway Building Details 7. Variance Ballot Sheet 8. Variance Findings of Fact Form TAB 1 EXPLANATION OF REQUEST The applicant, J.C. Hart Company, Inc. (“JC Hart”) is proposing the redevelopment of a portion of the real estate which is commonly known as 645 West Carmel Drive, located south of and adjacent to West Carmel Drive and identified by the Auditor’s Office of Hamilton County, Indiana as tax parcel identification number 16-09-36-00-02-005.000 (collectively, the “Real Estate”) for the construction of an apartment community. The Real Estate is outlined in yellow on the exhibit behind Tab 2. By way of general background, the Atapco Redevelopment PUD was enacted on November 4, 2013 as Ordinance No. Z-581-13 (“Atapco PUD”). In this regard, the Atapco PUD allows as a permitted use “multi- family/apartments”. To this end, JC Hart obtained ADLS/DP approval from the Plan Commission on December 1, 2020 (pursuant to Docket Number PZ-2020-00080) for this next phase of this master planned, mixed-use community which consists of removing the existing office building that is currently located on the Real Estate in order to construct a well-designed apartment community that will consist of three (3) buildings that will include a total of one hundred and ten (110) apartment units as illustrate on the site plan included behind Tab 3. In order for the next phase of this development to occur, JC Hart is filing a development standards variance request from the Board of Zoning Appeals pertaining to the following: Atapco PUD, Ex. F, Section E: Public Entrances will be provided on the street side of all Residential Buildings located within fifty (50) feet of the street right-of-way. JC Hart is proposing that some of the apartment units include private entrances on along the Carmel Drive street frontage as illustrated on the building elevations provide under Tab 4. In this regard, the building entrance design and positioning was vetted during the DP/ADLS review and approval process and the proposed private entrances to the apartment units adjacent to Carmel Drive were explained to the Plan Commission during their review and the design is supported by DOCS Staff. As such, the proposed building designs including public entrance locations for the proposed apartment buildings received DP/ADLS review from the Plan Commission and approved on December 1, 2020 by the Commercial Committee. The requested variance is limited in scope to public access into the buildings. Public access to the buildings, as proposed, provides appropriate access to parking and discourages vehicle / pedestrian conflicts along Carmel Drive where no on-street parking exists. Parking for the proposed buildings is to the side and rear of the buildings. However, because these buildings will front directly onto Carmel Drive, the building design includes four-sided details for enhancing the elevations to look more like fronts (see Streetscape and Gateway Building Details provided behind Tab 6). Staff worked diligently with the Petitioner to improve the original design and meet all other PUD requirements. The resulting plans provide enhancements to the façades, which include: creating symmetry, adding entrances, including a wall along Carmel Drive with large pedestrian gateways to create the look of a continuous façade meeting the intent of the subject public entrance ordinance standard. Included within this brochure are the plans that fully detail the Variances requested for the Lakeside Apartments: (i) Color site plan (Tab 3); (ii) Building elevations (Tab 4); Building floor plans (Tab 5); Streetscape and Gateway details (Tab 6); and a ballot sheet and Findings of Fact for the Development Standards Variance (Tab 7 and Tab 8, respectively). We look forward to presenting this request to the Hearing Officer on January 25, 2021. Respectfully submitted, ________________ _________________ TAB 2 SITE NORTH Lakeside II Apartments Site Location Map / Aerial Photograph Carmel Drive Guilford Road TAB 3 TAB 4 TAB 5 TAB 6 TAB 7 EXHIBIT “E” CARMEL/CLAY BOARD OF ZONING APPEALS BALLOT SHEET for FINDINGS OF FACT – Development Standards Variance Requests Docket No.: PZ-2020-00226 V Petitioner: J.C. Hart Company, Inc. – Lakeside Apartments Phase II 1. _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ 2. _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ 3. _____________________________________________________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ DATED THIS 25th DAY OF January, 2021. __________________________________________________ Board Member TAB 8 EXHIBIT “E” CARMEL ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: PZ-2020-00226 V Petitioner: J.C. Hart Company, Inc. – Lakeside Apartments Phase II FINDINGS OF FACT – DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The requested variance is limited in scope to public access to the proposed apartment building, which are a permitted use on the subject Real Estate. Public access to the buildings, as proposed, will result in no injury to the public health, safety, morals and general welfare of the community. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The requested variance is limited in scope to public access to the proposed buildings which are a permitted use on the subject Real Estate. As a result, the use and value of the area adjacent to the subject Real Estate shall not be affected in a substantially adverse manner based on the location of public access into the buildings. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: The requested variance is limited in scope to public access into the buildings and is necessary in order to develop a well- designed apartment community. Public access to the buildings, as proposed, provides appropriate access to parking and discourages vehicle / pedestrian conflicts along Carmel Drive where no on-street parking exists. Parking for the proposed buildings is to the side and rear of the buildings. The strict application of the Atapco PUD standard would prevent a building entrance layout that is appropriate due to the function of Carmel Drive which has no on street parking. However, because these buildings will front directly onto Carmel Drive, the building design includes four-sided details for enhancing the elevations to look more like fronts. Staff worked diligently with the Petitioner to improve the original design and meet all other PUD requirements. The resulting plans provide enhancements to the façades, which include: creating symmetry, adding entrances, including a wall along Carmel Drive with large pedestrian gateways to create the look of a continuous façade meeting the intent of the subject public entrance ordinance standard. As such, the proposed building designs including public entrance locations for the proposed apartment buildings received DP/ADLS review from the Plan Commission and approved on December 1, 2020 by the Commercial Committee. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. PZ-2020-00226 V is granted, subject to any conditions stated in the minutes of this meeting, which are incorporated herein by reference and made a part hereof. Adopted this 25th day of January, 2021. ____________________________________________________ HEARING OFFICER, Carmel Board of Zoning Appeals Member ________________________________________ SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign).