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HomeMy WebLinkAboutDepartment Report 11-18-211 of 2 CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER MEETING DEPARTMENT REPORT THURSDAY, NOVEMBER 18, 2021 (V) Proscenium II Variances. The applicant seeks the following development standards variance approvals: 1. Docket No. PZ-2021-00198 V UDO Section 2.36 Maximum 80% lot coverage allowed, 90% requested. 2. Docket No. PZ-2021-00199 V UDO Section 2.36 Maximum 18-ft accessory building height allowed; 24-ft requested for parking garage. 3. Docket No. PZ-2021-00200 V UDO Section 5.21 Minimum 15-ft wide side/rear bufferyards required, 5-ft requested. The site is located at 1215 S. Rangeline Rd. (Carmel Centerpointe Subdivision Lot 1), the former Walgreens site. It is zoned C2/Mixed Use District. Filed by Tim Hill of Novo Development. General Info & Analysis: The subject 1.2-acre site used to be the location of a one-story tall Walgreens pharmacy store. Now, the Petitioner seeks approval for a mixed-use redevelopment of the site containing approximately 16,000 sq.ft. of retail uses on the first floor, which will be located below three levels of residential uses that include approximately 48 for-lease apartments and a fifth level of 7 for-sale condominiums. The structure will front on Rangeline Rd. and Executive Dr. and also wrap around a 116-160 space public parking deck structure, which will be located behind it. (Petitioner, please confirm the proposed number of total parking spaces.) BZA variances are requested for lot cover, parking structure height, and side/rear bufferyards. The surrounding land uses are a single-family home to the northeast, commercial uses to the north, east, and south, office uses to the west, and a mixed-use development (Proscenium I) to the southwest. Please see the Petitioner’s info packet for more detail on the variance requests. The Petitioner also seeks approvals from the Carmel Plan Commission Hearing Officer, as well as the Carmel Redevelopment Commission, for architecture, design, lighting, landscaping, and signage., with Docket No. PZ- 2021-00192 DP/ADLS. Lot Cover Variance: In the C2 zoning district, the maximum allowed lot cover percent is 80%. The Petitioner requests 90%. This is a variance of 10%. The increase in lot cover allows the mixed-use site to accommodate the parking it needs to support the land uses, as well as allow for a dog park area, and allow the buildings to be built closer to the street. Oftentimes, there are concerns about increased stormwater runoff with additional impervious coverage. That being said, the City Engineer will require a no net increase in release rates for the project, regarding stormwater, so increasing the lot coverage by 10% will most likely increase the release rates. This means that stormwater detention to offset that increase, will need to be provided. The Petitioner continues to work with the Carmel Engineering Dept. on this. Parking Structure Variance: In the C2 zoning district, the maximum allowed accessory structure height is 18-ft. The Petitioner proposes 24-ft for the parking structure. This is a variance of 6-ft or 33%. The additional height allows for the planned single level parking structure to accommodate future improvements, such as solar panels and covered parking. It will be built to be a two-level parking deck structure. 2 of 2 There are no minimum number of parking spaces required in the C2 zoning district. However, the Petitioner will provide enough parking spaces on site to provide adequate parking for the proposed residential and commercial land uses. Side/Rear Bufferyards Variance: In the C2 zoning district, certain buffeyard widths are required, as well as a certain number of plantings. The Petitioner requests a reduction in the north and east bufferyards. Specifically, they request a decrease in buffeyard width from 15-ft down to 5-ft, for approximately 15 lineal feet at the northeast corner of the subject site, which is adjacent to a single-family residential property. All other property line areas will be 0-ft wide bufferyards and/or are also adjacent to street right of ways or to commercial properties. The reduction of the bufferyard area allows for maximizing the site for the building area and the parking areas, while acknowledging the adjacent residential use. The Petitioner addressed all planning/zoning review comments. The Planning Dept. supports the variance requests. Findings of Fact: Please refer to the petitioner’s Findings of Facts included in their info packet. Recommendation: The Dept. of Community Services (DOCS) recommends positive consideration of Docket Nos. PZ-2021-00198 V, PZ-2021-00199 V, and PZ-2021-00200 V, and with adoption of the findings of fact submitted by the Petitioner.