HomeMy WebLinkAboutPacket for BZA 11-28-22BOARD OF ZONING APPEALS
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DOCKET PZ-2022-00225 A:
APPEAL OF DIRECTOR'S ACCEPTANCE OF
BUCKINGHAM MULTI -FAMILY PROJECT APPLICATION
(Project Docketed as PZ-2022-00202:
Buckingham AT&T Carmel Midtown — Parcel A)
Hearing Date: November 28, 2022
Submitted by:
Petititioner, Charles R. Demler
Advisor, Wesley Bucher
Table of Contents
Tab
Findingsof Fact............................................................................................................. 1
Statementof Request..................................................................................................... 2
Statementof Support...................................................................................................... 3
LocationMap / Aerial Photo.......................................................................................... 4
Exhibits.......................................................................................................................... 5
A - Buckingham A 10 1 - lst Floor Plan
B -Buckingham A102 - 2nd Floor Plan
C - Buckingham A354 —Northwest Exterior View
D - Buckingham A302 — West / North Exterior Elevations
E — UDO Definition of Townhouse
FINDING$ OF FACT SHEET —ADMINISTRATIVE APPEAL
CARMEL BOARD OF ZONING APPEALS, CARMEL, INDIANA
(Petitioner, fi// out 9+• two b/anKs and 9-6)
Docket No.: PZ-2022-00225 A
Petitioner Charles R. Damlar
f. Tha Petitioner has properly followed the Appeals Procedures outlined in Vnifiad Development
Ordinance Section 9.0'1, et seq.
2. Nature of action appealed from:
Decision ar to ac SDP/ADCs A i f r Pro act Docketed as P - 22-
00202:Buckinaham AT8.T Carmel Midtown —Parcel A.
Agency: Daoartmant of Comm nits Services
Oates of Agency Decision: Batty an S 23 2 22 and October 5
3. Attached copy of Ordinance or materials which is subject of Appeal as Petitioner:
(a) Buckingham OP/ADCs Application for Buckingham AT&T Carmel Midtown —Parcel A
(b) UDO Articles 2.36 - C2 District Development Standards
(c) UDO Article 1'I -Definition of Principal Building
(tl) UDO Basic Provisions:
'1.04 E -Character
1 .04 G -Compatibility
'1.04 J -Compliance
(e) Comprehensive Plan -Objectives -Section '1.3.7
4. The written materials submittetl to the Board do support the Petitioner because:
5. Tha Acancv (DOCSI and Official ID'ractorl should NOT ba affirmed.
6. Tha work on the premises upon which appeal has bean Tled shall ba stayed because:
Tha ro ad o" t 's NO nca with the st ntlards d r visions of the UDO.
IT IS THEREFORE iha decision of the Carmel Board of Zoning APPeals [hat Administrative Appeal
Docket No. PZ-2022-00225 A is granted, subject to any conditions stated in the minutes of this Board,
which era incorporated herein by reference and made a part hereof.
Adopted this day of . 20
CHAIRPERSON, Carmel Board of Zoning Appeals
SECRETARY, Carmel Boartl of Zoning Appaals
Conditions of approve/ of the Boats, if any, era /istad on the LaMar of Grant
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�NDIAIAN
CITY OF CARMEL
PLANNING & ZONING APPLICATION
Name of Project: Buckingham AT&T Carmel Midtown - Parcel A
Project Address: 210 3RD AVE SW, CAR, 46032
City/State/Zip:
Name of Applicant: Rick Hahn / Buckingham Companies
Applicant Address: 941 N. Meridian Street City/State/Zip:Indianapolis, IN
Name of Contact Person: Drew Fishbaugh / Buckingham Company: Buckingham Companies
Address of Contact Person: 941 N. Meridian Street City/State/Zip:Indianapolis, IN, 46204
Email: drew.fishbaughabuckingham.com Phone:317.544.6732
ePlan Review Contact Person: Krissy Roberts / Studio M Phone: 317.750.9705
Email: kroberts(c),studiomarchitecture.net
Name of Landowner: PST Land Holdings LLC
Email: aseger@puredevelopment.com
Engineer Contact Person:
Email:
Attorney Contact Person:
Email:
Phone:
Phone:
Architect Contact Person: Nick Alexander / Studio M Phone: 317.810.1502
Email: nlexander@studiomarchitecture.net
Parcel ID: 16-09-25-04-05-001.000
Zoning Classification: C-2
Area (in acres) of Property: 4.32
Overlay Zone:
Legal Description: Apart of the southeast quarter of Section 25, Township 18 north, Range 3 East of the second
principal meridian, Clay Township, Hamilton County, Indiana, and Lots 29 and 30 of Johnson Addition, recorded in Plat
Book 2, Pages 26-28, in the office of the Recorder of Hamilton County, Indiana, being the properties of Pure
Development Capital Inc., Recorded as instrument numbers 2021033053 and 2021033582 and a portion of the property
of PST Land Holdings, LLC ('PST Tract") recorded as instrument number 2019054932, all in said recorders office.
Present Use of Property: Industrial
Proposed Use of Property: Multifamily / Mixed Use / Garage
Petitioner's Exhibit (a)
Project Description: Buckingham AT&T Carmel Midtown
Construction: New
New Revised Sign: Yes
New Parking: Yes
New Landscaping: Yes
Number of Spaces Provided: 402
Type of Building: Multifamily / Mixed Use / Garage
Square Footage: 447.892.00
Exterior Material: Cast Stone / Brick / EIFS / Fiber
Cement Siding
Maximum Number of Tenants: 244
Water by: City of Carmel Utilities
Type of Fixture:
Number of Fixtures:
Yes or No
Parkin
Number of Spaces Required:
Desi n
Number of Buildings: 1.00
Height: 75.00 Number of Stories: 6.00
Exterior Colors: Neutral
Type of Land Uses: Mixed Use
Sewer by: City of Carmel Utilities
Lighting
Height of Fixture:
Additional Lighting:
*Plans to be submitted showing Foot-candle spreads at property lines, per the ordinance.
Landscaping
* To -scale engineered Landscape Plans to be attached/sztbmitted shoiving plant types, sizes, and locations.
Number of Signs:
Location(s):
Dimensions of each sign:
Square Footage of each sign:
Signs
Type of Signs:
Total Height of each sign:
Colors of each sign:
Signature: Krissy Roberts
By typing in my name, I smear that the foregoing statements, and answers herein contained and the information herewith submitted are in
all respects We and correct to the best of my knowledge and belief.
"Note that required fees are due after the application has received a docket number, and not at the time of application submittal.
® District
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Articla Z Zoning OiSaiotS Page 2�T
Petitioners Exbi bit (b)
Definition -Bicycle Parking, Short -Term
R�rle Paclkagg cbncr_T rm' Bicycle pariring spaces intended to be cased far periods of time that are two bolus m
less load nae targeted [o visitors, cvstonaers and other short tam users. Short-term bicycle parkiaag typically includes bike
rocks near building entrances.
BhasK: A unit or propa-ty bounded by one or more streets and by streets and/or railroad rights-o{_way, waterways or
other barriers.
Rlork Frontsac: Properly having frontage on one <1) side of a street and lying between [he two (2) nearest iadersecting
or intercepting sweets, orncarest intersec[ivg or interceptiaag street and reilrond Right -of --way. waterway or other barrier.
Rna.•d of s•-vvf..g�ineatc: The City o£Canuel Board o£Zoviug Appeals.
Rnna tYde w.vants nna.tecs: living tprarters, which may include Idtchen facilities• that rue either attached or
detached from the principal residence, used as a residence by persons employed to provide domestic services to the
occaapants of the principal residence.
Bm-row Pit: Aia area o£ land 8om wlai<h earth is rc[uoved £or use on another site and a permanent or [eniporary
irregular terrain is created.
B +R r or Scnee _ ud Naval: May include, but not be liknited to a n+ flue -foot (5') high solid evergreen
hedgr, stone, brick or wood fence; earth moamding or other saaftablenaa[erhal or any combination a rninirnauv offlve
(5) feet va height Ifs chafaa u.,t- farce (with or without screen slats) is used, a rnlnirnarm offive-foot (5') 6igb solid
evergreen hedge shall be provided on the residential or comanercial side of the farce.
Buff ryas: A landscaped area with setbackwid[hs extending along all perimeter property Hues. Both the amount o£
land and the type avd amotmt o£plant material specified for each lettered bu/feryard determination is specified mad is
designed [o ameliorate nuisances between adjacent zoning districts and to ensure a desired character along public streets
and roads.
Hnna-Ter r.f.+e- Aline appearing on the development play, stated as the setback dimension ixnan [he Right-o£--way
along which a Building fltcade maast be placed.
Rvnam,,: Any struc[aue used or iutmdcd for suppoatnag or sheltering any rase or occupmcy. See also Structure. See
also Section 1.09(E/: Building or Structure.
nnnal -g Arersso A Building subordwate to anothu' Stmchue or Use located ou the same Lot which is not used
£or �+e.. anent hivnnn occupancy. Au Accessory Building ...,.y also include electric distribuliou noel secondary power
Hues; gas. water and sewer Hues; their sul[Ports and poles, guy woes, smell h'masfonners, wire or cable and other
iuciden[al egiafpment and public telephone bovdas.
Rnndi �. so.-icmunra[: Any batildmg oz stnutune custon[nrily used iu connection with a fanu otltar than a dwelling.
Rnnafng Area- The maximvty horizontal projected men o£the Principal and Accessory Baaildiug, excluduag open steps
or terraces, rmenclosed porches not exceeding one story in height end architechunl appautaaances Projecting not more
than the aanonnts specffied herein.
Bnnd+ �. netachrd: A Building having no stntetmal connection with another Building.
Bnndfng,�'rnnt i.tne nr Tire line of the face of the Building nearest the Front Lot Line• not counting patios, retraces,
etc.
Bnitding Fmntaoe: See "Frontage, Badldiag."
Rnpd±ng Heioht Sec "Height, Baa(lding."
- A single level office or eonwaercfal Bufldmg, occupied by two (2) or more
baasiuesses.
- - An oJHce or commercial Building, occupied by two (2) or more businesses with
two (2) or more occupiable floors.
A Building with two or more floors where the gouud floor is
generally reserved £or rernil noel srnice asses sand rho upper stories me generally intended £or residential uses.
Hnndf �. Mvvmfval: A Building that 3s owned and/or operated by the City o{Cannel and/or Clay Township.
Building, Princinal: AHaailding im which is conducted the main or principal Use o£the Lot on which said Building
is simatcd. Where a substaiatiel pant of an Accessary Building is attached to the Principal Building in a substmatial
matmer, as by a roo£ saach Accessory Building shall be counted ns a part of the Principal Bulldiug.
Bnfading catbvcla i.Le: (Sometimes called a Building Luae.) The line nearest tine 8ont of and across a Lot establishing
the nainvnum open space to be provided between tine trout line o£ a Building or Stmetaue and due Frwrt Lot Line.
B +ndi g� cfnglr�T�; Av oli'ice or commercial building iu which all space is occupied by one (1) tenant.
Bm-nfng, Free: A rote of combasstion described by a material which bums ac[ive7y and easily supports combustion.
Pagn 1 t-4 tab of Cannel Uni(Ietl Developrt+ent Oainanu3 .� wnszo
Potitlonar's Exhibit (c)
Basic Provisions
t.ol nna
This ordinance sbnll be {oruaatly Lvown as the "Carmel Uiiifled Development Orclinwnce," and may t>e cited sad
refersetl to as "Zouivg Ordinance," "Subdivision Control Ordinance," or "Unified Development Ordinance."
L02 UniRad Development Ordinance
]Ire Ciry of Carmel's ZouiaR Ordinnnce antl Subdivision Control Ordinance have been combined into one ordinance
for dre paapose of waintaining consis[rncy„shortening the oveaalL length of Ute two (2) docauaeats, xud to improve
user -friendliness for dre ®d users. Article 1, 7, 8, 9, 1 O, and I1 we stewed by both the Zoadng Ordwwxce and
Subdivision Control Ordinance. FaYicles 2, 3, 4, and 5 ere exe/usivdy Zoning Ordixance components. Article 6 is
exclusively a Subdivision Control Ordwauce compoarnt.
t.03 Defined Worts
Words used in a special sense iu the Unified Development Ordiilatace are defined inArricle ll: Defintliorrr.
1.04 Purpose and Intent
Tlris Unified Development Ordivauce is intended to guide the growth and developmem of the Ciry in accordance with
the Cancel Comprehensive Plea, wed for the following pauposes:
A. R_s+„=ir R�nt+tc: To sectu-e adegttate light, au. couvcuieurx of access and safety fmm ffic, flood and other dangers,
which rosy inchtde providing adequate open spaces for lighq av�, a..d outdoor asses.
B: Omeml W Ifare: To promote the public health, safety, morals, comfort, coaveuieuce. and general welfare.
C. Dev lopment a.+d C owd.: To promote orderly, responsil le, and beneficial developmrn[ and growth of the areas
witt+:.+ [he planning jauisdiction iv nccordance with the Ciry's laud use policy.
D. SZuaL+ty Divisions of Lid: To establish: Ute propu� arrangement and ciesigtr of sheets and pedestrian fncilities:
adequate oven space: necessary provision for public utilities and other public facilities; non-monotonoaas devel-
opment; law inrpsct rlevelopmeur and other regaairemeu[s that will promote conditions favorable to the health,
conveuiencq and prosperity o£the citizens.
E. r'hnracter: To protect the chmacta- and stnbility of residartinl, institutional. coumaerciai, iudassuinl. laisiorical, and
nnnu'nl wens.
A C++'cut atinn and safety: To ..+:o:++ 6e or avoid congestion on public sheets. sirlewaiks, madti-use paths, and trails;
and to easmro safe, couveuirnt. avd efficient vehicnlw, bicycle. and pedestria,. circnlahou.
G. Con oatibii lw: To brhrg about compatibility between different l.�and uses wed to protect the scale and character of
existing development Iron the eucraachutcnt of iueourpatible uses or intensity.
H. Ltensirv: To regulate and lianit the use o£ inrUdings, structaues, and laud when deemed necessary for compatibility,
iufi�ashvchur capacity, rind compliatace with the Camtel CompreheasivePlay.
I. Rrbhc Sery e: To define the. powers and duties of adurhxisaaativc o13icials wui bodies, and to establish procedtucs
for [he iwpleaaentaSon and enforcement o£ the Unified Development Ordinance.
J. S'sulpliaaL'_e: To require ongoing comyliauce with the regulations wad punitive recaause for aoucompliauce regard-
ing the pmvisimas of the Unified Developnxeut CJr dinauce.
K. Fn eta! �Erity: To preserve and eahnnce [he secede beauty. ecsthetics, and environmental integrity of the
planning jurisdiction.
LOS Authority
This Unified Development Ordivauce is adopted by the City of Cnvxxel pausaaaut [o its wrthority under Ute laws o{ dae.
Stn[e of lndinua, ZC 36-]-4 of seq.
1.06 Jurisdiction
This City of Camxel Unified Development Ordinnuce applies to all incorporated Iwtd within the City of Cannel
per ZC 36-7-d-3o5 wtd aL muds within Clay Township per the joinder agreement Sled with tine Cotmty Recorder of
Hauail[ou Coamry.
Pa9s 1-2 city of Ce+rt+ei Vninatl oavalopmanr Ord�nan® ��evsur. e+na-u
Patitiorrar's Exhibit (d)
Objective 13.4. Support opportunities that allow more
residents to be located within a short walk or bike ride
to many daily needs. This can be done by allowing
more walkable and diverse housing options to be built
near existing amenity centers, and allowing small scale
amenities to develop near some residential areas.
Objective 13.5: Commercial uses will fit within the
character of their surroundings by their form, use,
and design, and are described in this plan's Typical
Corridors Development Pattern (page 37). Buildings
should be designed to be flexible to help ensure that a
use can change over the lifetime of the building while
protecting the established character in particularly
sensitive areas.
Objective 1.3.6: Promote housing options to support
aging in place.
Objective 1.3.7: Protect single-family neighborhoods
from dissimilar adjacent uses with respect to scale of
buildings, building materials, lighting, noise and other
incompatible impacts.
Objective 1.3.7 is a newly added objective.
Commercial uses can
coexist in sensitive
residential areas, provided
appropriate form and
character.
CARMELCOMPREHENSIVE PLAN (DRAFr7) Process I Polity Goals I Dev. Patterns I Street Typologies I Streetscape Facilities I Subarea Plans M
Petitioner's Exhibit (e)
I
Statement of Request
Petitioner respectfully requests that the Development Plan and ADLS Application dated
September 23, 2022 (the "Application"), submitted by Rick Hahn / Buckingham Companies,
accepted by the Director of the Department of Community Services, and docketed as PZ-2022-
00202, be rejected. Petitioner additionally requests that the Director's decision to approve the
Application be overturned by the BZA, as the development plan described in the Application is
non -conforming to the City of Carmel Unified Development Ordinance.
Statement of Support
The City of Carmel UDO, Article 2.36, C2 District Development Standards states that the
maximum building height for a principal building in a C2 District is 35 feet when adjacent to
single-family residences. (UDO Page 2-37) In its Development Plan and ADLS Application, the
developer proposes a Multifamily/Mixed Use/Garage development, consisting of one building, 75
feet in height, 6 stories tall on a parcel zoned C2. The development will contain 244 apartment
units. Single-family residences are immediately adjacent to the proposed development. The
Development Plan does not meet UDO C2 District Development Standards, as the proposed height
is more than double the maximum building height standard.
Additionally, the Basic Provisions of the UDO contain the following provisions supportive
to Petitioner's Appeal:
1.04 Purpose and Intent. This Unified Development Ordinance is intended to guide the
growth and development of the City in accordance with the Carmel Comprehensive Plan, and for
the following purposes:
E. Character. To protect the character and stability of residential, institutional,
commercial, industrial, historical, and natural areas.
G. Compatibility. To bring about compatibility between different land uses and to
protect the scale and character of existing development from the encroachment of
incompatible uses or intensity.
J. Compliance. To require ongoing compliance with the regulations and punitive
recourse for noncompliance regarding the provisions of the Unified Development
Ordinance.
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Definition -Use, Nonconforrrling Illegal
T .n�nra.y nar: See "Use. 'IYmporary."
i'heater_ ivdnor: A bnildirrg or pert of a building devoted [o showing motion pictures, ar For dratnanc, dance, musical,
or oth¢ live performances. Uses iuchrde but are not limited to a movie drea[¢ and a perfornairrg arts center.
Instnuuen[anon which cm nreasau'e <ardriwme vibmtious in twee directions,
that is, vibaatiou occaurvag :., a horizontal as well es a vertical pima.
Thoronelr£ary Plan: Apart of the Comprehensive Plan o£Carmel that sets Forth the locatioq alignment, A: v+ .. pious,
idcvtlfication and classification of existing and proposed streets, highways and nth¢ thoroughfares.
Topsoil: Srrr£ace Bolls and subsau-fiice soils which presrmtably are fertile sons and soil material, ordinary rich in organic
matt¢ or himaus debris. Topsoil is assually foamd in the uppermost soil lay¢, celled the "A Horizon_"
Tovrlat Hornao See "Home, Tourist"
TOS'SL': A groimd or roof-vroamted pole, spin, structure, or combination thereof taLLer than fifieem (l5) fe¢, ivcltuiiug
supporting lines, cables, wtres, brains, and masts, intended primarily £or the panposc o£ mmmting a meteorological
device or odr¢ sivrilar appazams ebwe grade. The term does not include:
1. A water rawer that is owned by my public utility or mauricipelly owned aatility; or
2. Auy vole, spire, stmctvrc, or combination th¢eoF on which m amateur radio station antcme is mounted; or
3. A Wireless Support Simetme.
Any ground -mounted pole, spire, stmetme, or covabinarioss thereof;
including supporting lines, cables, wires, braces, masts, imeuded primarily for the purpose of mounting a radio or
television trmsavissioa enreurw (othtt thin an awateaa radio s[ariou mtenna).ebove grormd.
Towuhonse: One or more Single -Family Dwellings with a +++:.+:n+nl Front and Reaz Yards, and no Side Yards, armged
side by side, separated by convnon walls between livtug areas, each having more thin one story.
-n�aeq Paronf- q tract o£ land described by metes and bounds. the description of which has been recorded to the office
o£the llamilton Coamty Recorder o£Deeds and which existed prior to the date of adopriov of [he Unified Development
Ordinance.
T7rnsit Hnt+: A trmsit stop at which two (2) or more types of public md/or private mass transit operatimrs utilize the
facility; or two (2) or more public md/or private mass transit routes use ds location for a transit stop; and the location
has a plrysical shelter for departing or arriving passengers.
-n- tnc Direction t �i�: Sce "Sign, Traffic Dirccnonal."
Tra Preaervatmn Plan: A graphic illustration labeling existing trees or stmds o£ trees while detailing how they will
ate protected and incorporated into [he overall Landscape Plm design. Bxisnng vege[atton proposed to be rewoved
and preserved shall be shown ov the 1Tee Preservation Plm. Tree preservation details showing how existing trees
to be preserved will be protected are required. (See City of Caruiel's Tm Preservation Detail —Available 8nm tine
Departrvent of Corvmunity Services)
Trnrir Stnn: A facility in[emded m provide services to the marking industry, including but not limited to the following
activities: dispensing of final, repair shops, automated washes, restaurants, and motels; all as part of the Facility.
�rnvvd: A space on private property that permits the tinning aroamd of my passenger vehicle without the neces-
sity of using my public Rightof--way to rum arovud.
Unwed Curter: See "Centey Unified.^
i iniaed neveliipment Drdivanrr•: The City of Carurel Unified Developme[ Ordinance which was created by merging
the City's Zoitirg Ordinmce and Subdivision Control Ordinance iu 201'].
Univrrslh: See "College or Univ¢sity"
UnnavM: A soft, oftrn manval sauSace that cannot witlastmd, without damage, iicqueut vehicular traffic, parking,
biking, walking and other uses. Soft saarfaces include, but are not livaited to nu-f grass, lamdscaping, dirt, gravel, madch,
and natural lmdscapes (e.g. prairie grasses). Sec the detlnition for •'Paved•' £or smYeces that do not qualify as unpaved.
rtroent Carw Center: See "Center, Urgent Care."
Ilse: The employment or occupation of a Baaiidivg, Stmertve or lmd £or a person's service, benefit or eujoymeat.
iisr_ wrre=_sorv: AUse subordinate to the main Use, located oa the same Lot or in the same Building as the main Use,
and incidental [o dre main Use.
Use_ Cnnrnr�.rivo; AUse o£a Baiildiug, land or premises which does conform to all o£[he applicable provisimrs of the
Unified Developmrnt Ordinmce.
t tsr_ Nnmm�rnrmmo t, x fro_^l; AUse of a Building, land or premises existing et [he time of the pnssage of the Unified
Dcvdopmmt Ordnravice which does not confomr m all of the applicable provisions of the Unified Development
Ordiamce nor those of my ordvaance superseded by the Uaaified Developrent Ordinance.
� ._....d.s ,,,min ivuav t t: ra.ar:uona Pvyet t �s