Loading...
HomeMy WebLinkAboutDepartment Report 01-24-225 of 10 CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER MEETING DEPARTMENT REPORT MONDAY, JANUARY 24, 2022 (V) Guidepost Montessori Variances. The applicant seeks the following development standards variance approval: 3. Docket No. PZ-2021-00208 V UDO Section 5.19.F Reduced number of plantings requested in north & west bufferyards requested. 4. Docket No. PZ-2021-00230 V UDO Section 3.88.C Minimum building height: 20’ (mean height) required, 16’ 4.25” requested. 5. Docket No. PZ-2021-00231 V UDO Section 3.88.D Building Offsets: 8’ required, 0’ requested along rear façade. The site is located at 10216 N. Michigan Rd. (West Carmel Commons Subdivision, Lot 3). It is zoned B2/Business and US 421 Overlay Zone. Filed by Chris Horney of Murphy Real Estate Services. General Info & Analysis: The Petitioner proposes to construct a new daycare/childcare facility. The two parcels to the east and part of this commercial subdivision (Outback Steakhouse and First Merchants’ Bank) are zoned B-2/Business and are within the US-421 Overlay Zone. To the west is a detention facility and vacant land, platted as part of Park Northwestern commercial subdivision. To the south are I-1/Industrial zoned properties, with wooded land, parking lot, RCI office building, and an Olive Garden restaurant. The parcel to the north is zoned I-1/Industrial and is within the US 421 Overlay Zone (Terry Pool Co., Inc.). BZA variances are being sought for bufferyard plantings, building height, and building offsets. Please see the Petitioner’s info packet for more detail on the variance requests. Site Plan, Parking, and Engineering: This is the remaining parcel within the West Carmel Commons commercial subdivision, which was originally approved in 2012. At that time, Retail Parkway was extended west to the edge of the RCI property (parcel immediately south of the subject petition). The Thoroughfare Plan calls for Retail Parkway to continue to the west and then turn south to connect to Mayflower Park Drive. However, RCI currently owns the land where these improvements would be constructed. Until they make changes to their building or site, these improvements are not likely to be constructed. Therefore, the vehicular entrance for this rear parcel is on the bank’s property, with a dedicated easement to allow access. This was part of the original development plan. The Petitioner proposes to extend the south driveway to enter their parcel and create a loop of parking and site circulation. At the north end of the parking lot, there is another location to connect to the adjacent parking area. The Petitioner has now reestablished this vehicular connection. Architectural Design: The design of the building is complementary to the Georgian architectural style. Some of these features are formal stone quoins of the columns, enhancement of the window headers and window muntin (pane) patterning, cornice line and frieze board detail (adjacent to the roofline), and dormers in line with windows below. The building will be constructed of brick (red/brown color) with a decorative stone as the base in the “country blend” color. A limestone sill is proposed between the decorative base stone and the brick. Siding will be an accessory material used on the dormers and fronts of the gables in a silver color. The roof will have asphalt shingles on the main roof in a gray color. Building Height: The proposed height of the building is 16’ 4.25”. Because of the pitched roof, the height is measured at the mean of the eave and the ridges. The overall building height is 23’ to the top of the mechanical screen. 20’ is the minimum height requirement per the US 421 Overlay zone, so a variance will be required. However, the Planning Dept. is supportive of this variance request. 6 of 10 Building Offsets: 8’ building offsets (projections or recessions) are required at intervals of 60’ if wall is 90’ long or greater. This is provided for the front of the building facing east, so it meets the requirement. However, the back of the building facing west does not meet the offsets requirement, mostly because it would eat into the playground area, and it is the back of the building that faces a detention pond. The Planning Dept. is supportive of this variance request. Landscaping: The Petitioner has been working with the Urban Forester on the landscape plan. One request the Petitioner has made is to have fewer plantings along the rear (west) and side (north) of the parcel, for the north and west bufferyards, which is adjacent to a retention pond and wooded/vacant areas. The reason for the request is to allow the maximum area for playground area and equipment for the children to play. Variances requested for these shortages are for 13 shade trees and 18 shrubs, total, and the Planning Dept. is supportive of this variance request. The Urban Forester is ready to stamp the Landscape Plan approved, subject to variance approval for reductions requested. The Petitioner addressed planning/zoning review comments. The Planning Dept. supports the variance request. 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- 00208 V, PZ-2021-00230 V, and PZ-2021-00231 V, and with adoption of the findings of fact submitted by the Petitioner.