HomeMy WebLinkAboutDepartment Report 02-27-233 of 11
CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER
DEPARTMENT REPORT
MONDAY, FEBRUARY 27, 2023
(V) 116th and Rangeline Variances.
The applicant seeks the following development standards variance approvals:
3. Docket No. PZ-2023-00016 V UDO Section 3.72.D Building Footprint: Minimum 0.5
Floor Area Ratio required; 0.19 to 0.28 requested.
4. Docket No. PZ-2023-00025 V UDO Section 5.10 (and City Code Chapter 10 Article 5 A(11)(a)
- Carmel Flood Hazard Areas Ordinance) 1:1 floodplain mitigation ratio required, 0.64:1
requested. The site is located at 1701 E. 116th St., at the southeast corner of 116th St. and Rangeline Rd.
The site is zoned B3/Business and Rangeline Road Overlay District. Filed by Warren Johnson, owner.
General Info & Analysis:
The Petitioner proposes a new building featuring a single-story bank and two-story office/retail. The two BZA
variances requested relate to the building footprint and to the floodplain mitigation ratio. Please see the
Petitioner’s info packet for more detail on the variance requests.
To the west across Westfield Blvd. is The Corner project, zoned C1 and currently under construction.
Immediately east is the Woodland Business Center, zoned both B5 and R1 and is also the only parcel
surrounding the subject parcel not part of the Rangeline Road Overlay District. North across 116th Street is the
Speedway gas station which is also zoned B3. Directly south is vacant land, zoned B3, also owned by the
Petitioner.
Plan Commission approval for Docket No. PZ-2022-00154 DP/ADLS was granted on January 17.
Building Footprint: The floor area ratio is the relationship between a building's total usable floor area and the
total area of the lot on which the building stands. The petitioner requests to allow the floor area ratio of the
proposed building to be 0.28, when the UDO requires a minimum floor area ratio of 0.5. Some constraints of
the site include floodplain area, as well as drainage culvert.
Floodplain Mitigation Ratio: A 1:1 floodplain mitigation ratio is required, and a 0.81:1 is now requested. This
relates to a small area of the site that has to be filled to accommodate some of the parking lot area.
The Carmel Engineering Dept. generally has no concerns with requested variances. The Petitioner is now
providing the asked for 0.81:1 ratio. And, the Petitioner needs to commit to removing the existing trash from the
floodplain on the subject property.
The Planning Dept. supports the variance requests.
The Petitioner addressed all planning/zoning review comments.
Findings of Fact:
Please refer to the Petitioner’s Findings of Facts included in their BZA Info Packet.
Recommendation:
The Dept. of Community Services (DOCS) recommends positive consideration of these variance requests, with
the condition of the Petitioner removing the existing trash from the floodplain on the subject property, and with
adoption of the Findings of Fact submitted by the Petitioner.