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HomeMy WebLinkAboutDepartment Report 04-06-23 1 of 2 CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER DEPARTMENT REPORT FOR APRIL 6, 2023 (V) LOR Rangeline Mixed-Use Development Variances. The applicant seeks the following development standards variance approvals: 1. Docket No. PZ-2023-00044 V UDO Section 2.36 Maximum 80% lot coverage allowed, 92% requested. 2. Docket No. PZ-2023-00045 V UDO Section 2.36 Maximum 35’ building height allowed when adjacent to single-family residences , 49’5” requested. 3. Docket No. PZ-2023-00046 V UDO Section 1.07 Transportation Plan Compliance required; Thoroughfare Plan Map, Mobility & Pedestrian Plan Map, Street Typologies, and Streetscape Facilities deviations requested 4. Docket No. PZ-2023-00047 V UDO Section 5.21 Street trees required and required within street right of ways, Street trees outside ROW requested. The site is located at 175 S. Rangeline Rd. It is zoned C2/Mixed Use and not located in any overlay zone. Filed by Jim Shinaver of Nelson & Frankenberger, LLC, on behalf of LOR Corp. General Info & Analysis: • The Petitioner proposes to construct a multi-building, mixed-use project with 11 townhomes, a 3-story tall mixed use office/commercial building, and a 104-space parking lot. • This site is bordered by the Indiana Design Center to the west (zoned C2), Savvy Décor and a parking lot to the north (zoned C2), Single Family residential uses to the east (zoned R1 & R2 and in the Old Town Overlay, Character Subarea), and multifamily and single family residential uses to the south (zoned B1 & R3 and partly in the Old Town Overlay, Character Subarea). • Four BZA variances requested: for lot coverage, building height (for the townhomes) when adjacent single family, compliance with the Transportation Plan, and street trees not in the street right of way. • Please see the Petitioner’s info packet for more detail on the variance requests. Variances Requested: Lot Cover: • A maximum of 80% lot coverage is allowed for this urban-scale project, and 92% is requested. • This is a variance of 12%. • 8% open space is provided with trees/plantings and grassy area. • Underground stormwater detention areas are proposed beneath the parking lot. • The Carmel Engineering Dept. is reviewing the construction plans for this project. • In general, that Dept. is supportive of this variance, since the project will be making the overall stormwater quality and stormwater detention in the area better. (Right now, there are no stormwater quality or stormwater detentions measures on this block.) Building Height (Townhomes): • The UDO measures building height from the ground, up to a point that was halfway up between the roof peak and roof eves for buildings with pitched roofs, so technically a building height on a building with a sloped roof (at the roof peak) can be taller than 35 feet. • The proposed height of the townhomes will be 49’5” to top of 4th floor flat roof rooftop element. A maximum of 35’ is allowed when adjacent to single family residences. • This is a variance of 14’5”, or a percent change of 41% increase. • The 4th floor flat roof rooftop element does not encompass the entire 4th floor area. It will be pushed to the west on the floor plans. There are also open-air patio areas that will be located on the eastern portion of the 4th floor roof plans. Transportation Plan Compliance: • For any new developments, the UDO section 1.07 requires compliance with the (Comprehensive Plan’s) Transportation Plan (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. 2 of 2 • On the Thoroughfare Plan Map, Rangeline Road is noted to be an Urban Arterial street, with a minimum 98-ft wide street right of way (or a 49-ft half), plus 8-ft wide parking lanes. Within that street ROW should also be street lanes/gutters, a 12-ft wide urban commercial sidewalk, and street trees. However, proposed for Rangeline Rd. is an existing 66-ft wide ROW (an existing 33-ft half ROW). It will have on street parking, street trees, and an 8-ft wide urban commercial sidewalk. • Local Streets are required to have 56-ft wide ROWS (or 28-ft half ROWs), and this would apply to Supply Stret 1st Ave SE, and 1st Street NE. Proposed for Supply Street is an existing 30-ft wide ROW. Proposed for 1st Ave SE is an existing 33-ft wide ROW. And, proposed for 1st Street NE is an existing 33-ft wide ROW. These streets will all have sidewalks. And street trees will be planted along Range Line and Supply Street, as well as in area outside of the street rights of way along 1St Ave SE and 1st Street SE. • On-street parking is currently allowed in limited areas along Range Line and is managed along 1st Ave. SE as part of the ‘resident sticker’ program. Street parking is not regulated currently on Supply Street and 1st Street SE. The ‘No Parking’ ordinance may need to be amended to allow Range Line street parking along the entire frontage as proposed. The City will monitor and manage street parking along the other street frontages as may be necessary. • The new Comprehensive Plan was adopted in December 2022 and became effective in January 2023. However, the project was filed when the prior Comp Plan was in effect. Street Trees: • For C1 & C2 zoning districts, the UDO states that shade trees shall be planted along all streets within the rights of ways, parallel to the street. Species, size, and installation shall be per the standards of the city of Carmel. • Trees will be planted around the perimeter of the site. Some will be planted within the street ROW and some will be planted on private property. For example, the trees proposed along 1st Ave SE will be planted on the townhome lots, not in the street right of way. • Ginkgo trees are proposed to be planted along Range Line Rd. • Honey Locust and Redbud trees are proposed to be planted along Supply Street. • Serviceberry and Redbud trees are proposed to be planted along 1st Ave SE. • And Honey Locust, Elm, and Ginkgo trees are proposed to be planted along 1st St SE. • Per the Urban Forestry Dept., Redbud & Serviceberry trees are considered ornamental sized trees and not shade trees. With the constraints of the walks/paths and buildings, ornamental trees along the east perimeter make sense. The redbuds along the south perimeter are more fill-in trees as they help block the utility boxes (along with the masonry enclosure). • Overall, the Urban Forester is supportive of the proposed Landscape Plan, including the proposed species of trees. Remaining Review Comments: • All review comments relating to the BZA variance have been addressed. Final Comments: • Redevelopment of urban infill sites is challenging in many ways There is a limited amount of land area, but so many things need to be considered and accommodated for to balance the outcome with the needs of the City, of the property owner and the neighbors. • The Petitioner continues to work with City staff to address outstanding Plan Commission issues via ProjectDox. • The Planning Dept. supports the variance requests. 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 four variance requests, and with adoption of the Findings of Fact submitted by the Petitioner.