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CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER
DEPARTMENT REPORT
FRIDAY, MAY 28, 2021
(V) Magnolia Variance.
The applicant seeks the following development standards variances:
1. Docket No. PZ-2021-00089 V UDO Section 1.07.E Transportation Plan Compliance - 56-ft wide
street Right of Way required, 30-ft requested.
The site is located at approximately 731 South Rangeline Rd. and 726 Pawnee Rd . It is zoned C2/Mixed
Use District and is not located within any overlay zone. Filed by Rebecca McGuckin of Old Town
Companies.
General Info & Analysis:
The Petitioner proposes to construct a new residential development consisting of six condominium buildings for
30 total units. Each building will have five units with garage parking located at the ground level and three floors
of living above. This site is bordered by Carmel City Center to the west (zoned C-1), Carmel United Methodist
Church to the north (partially zoned B-3 and R-2), residential homes in the Newark subdivision zoned R-2 to
the east and southeast, as well as Ace Hardware to the immediate south (zoned C-2). Please see the
Petitioner’s Info Packet for additional information.
At the April 15, 2021 Plan Commission Hearing Officer meeting, Docket No. PZ-2020-00074 DP/ADLS:
Magnolia was approved subject to finalizing outstanding review comments and receiving any necessary site
variances. This was for the project’s Development Plan and ADLS (architecture, design, lighting, landscaping,
and signage) applications.
Variance for Minimum Street Width:
The Transportation Plan requires a minimum of 56 f eet width for a local street. This allows for street trees and
sidewalks on both sides of the street as well as two lanes for travel (10.5’ wide minimum). When this project
was initially designed, the Petitioner planned for large alleyways and dead -end private streets. Throughout the
review process, it was determined that a public street was necessary, and the best location would be through the
center of the site. However, only 30’ of right-of -way was available due to the building design and site size. In
working with the Petitioner, a sidewalk was added to the north side of the street f or continuous pedestrian
connectivity through the site. There will also be landscaping adjacent to the buildings on the north side of the
street. The south side of the street will have multiple cuts for driveway space into the garages of the buildings.
The travel lane width will be 11 feet wide.
The Petitioner addressed all the planning/zoning review comments, and the Planning Dept. supports the
variance request.
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 No. PZ-2021-00089 V.