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HomeMy WebLinkAboutDepartment Report 03-27-23 3 of 19 CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER DEPARTMENT REPORT MONDAY, MARCH 27, 2023 (V) Icon on Main Variances. The applicant seeks the following development standards variance approvals: 4. Docket No. PZ-2023-00035 V UDO Section 1.07 Transportation Plan Compliance: • Off Street Trail location, City and Bicycle and Pedestrian Plan Trail Width – 6’ in lieu of 16’. • Urban Commercial Sidewalk width – 10’ in lieu of 12’ • Main Street R/W Width – 40’ in lieu of 60’ 5. Docket No. PZ-2023-00036 V UDO Section 2.36 Maximum 80% lot coverage allowed, 86% requested. The site is located at 1017 W. Main Street (aka ERS Old Meridian & Main project). The site is zoned C2/Mixed Use District. Filed Brad Schrage of Edward Rose Properties, Inc. General Info: • The Petitioner proposes to build a mixed-use development located on approximately 5.6 acres at the southeast quadrant of Main St. and Old Meridian St. • This is a project partnered with the CRC (Carmel Redevelopment Commission). • This redevelopment project will be comprised of a public plaza, 266 apartments, 22 condominiums, and approximately 10,000 square feet of commercial space in a 5-story tall structure surrounding an attached 582-space parking garage. • Plan Commission Hearing Officer approval for Docket No. PZ-2022-00181 DP/ADLS - ERS Old Meridian and Main - Mix Use was granted on 10/06/2022 with the condition of addressing remaining comments. • Surrounding the site are The Signature mixed use development to the north, The Olivia mixed use development to the west, Rosewalk on Main apartments to the east, and Carmel Middle School to the south. • BZA variances are requested from the requirement to comply with the (Comprehensive Plan’s) Transportation Plan and from the maximum lot coverage requirement for the C2 zoning district. • The Petitioner stated they will be able to meet the bicycle parking requirements. • Please see the Petitioner’s info packet for more detail on the variance requests. Variances Requested: Transportation Plan Compliance: • Compliance with the Transportation Plan is required, or payment for what it would cost to install those improvements in the street right of way is required into the Non-Reverting Thoroughfare Fund – the following deviations from that plan are listed below: ➢ Off Street Trail location, City and Bicycle and Pedestrian Plan Trail Width – 6’ and 10’ proposed in lieu of 16’. This is a variance of 10’ and 6’, or percent changes of 62% and 37%. ➢ Urban Commercial Sidewalk width – 10’ proposed in lieu of 12’. This is a variance of 2’ or a 16% change. ➢ Main Street right of way width – 40’ proposed in lieu of 60’. This is a variance of 20’ or a 33% change. • The Active Transportation Coordinator relayed a concern that he thinks that 6’ is too narrow to meet the intent of a trail/multi-use path. He might be more comfortable with the variance request if the Petitioner was to install a 10 or 12-ft wide path, instead of a 6-ft wide sidewalk. Lot Coverage: • A maximum of 80% lot coverage is allowed, and 86% requested. This a variance of 6%. • The Petitioner continues to work with the Carmel Engineering Dept. to address any remaining review comments that were part of the DP/ADLS application review. Remaining Review Comments: • Consider widening the proposed 6-ft sidewalk to be more of a 10-12-ft wide multiuse path. 4 of 19 Final Comments: • The project complements the surrounding developments. • The Planning Dept. is supportive of this urban, walkable development. • The reduced street width allows for a scale that is comfortable for pedestrians & bicyclists, too. • The Engineering Dept. has no comment on the 6% requested increase in allowed lot cover. • Active transportation elements and connectivity are provided with sidewalks, paths, and trails. • The Petitioner should consider widening the proposed 6-ft sidewalk to become a 10-12-ft wide multi-use path. • The Planning Dept. generally supports the two variance requests, but the Petitioner should consider widening the proposed 6-ft sidewalk to be more of a 10-12-ft wide multiuse path. 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 two variance requests, with the condition of widening the proposed 6-ft sidewalk to be more of a 10-12-ft wide multiuse path, and with adoption of the Findings of Fact submitted by the Petitioner.