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CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER
DEPARTMENT REPORT FOR JUNE 1, 2023
(V) The Concourse Variances.
The applicant seeks the following development standards variance approvals:
1. Docket No. PZ-2023-00093 V UDO Section 2.36 Lot Cover - Maximum 80% lot coverage
allowed, 86-92% requested.
2. Docket No. PZ-2023-00094 V UDO Section 1.07 Transportation Plan Compliance – 8’
sidewalks requested, 10-12’ required.
3. Docket No. PZ-2023-00095 V UDO Section 5.39 Ground Sign - 0-ft set back from street
right of way requested (min. 5-ft required) & no sign base landscaping requested (all permanent
ground signs require a landscaped green area at its base equal to the sign area required).
The site is located at 550 Monon Blvd. (and 511 3rd Ave SW). It is zoned C2/Mixed Use and not located in
any overlay zone. Filed by Troy Buchanan of Pedcor.
General Info & Analysis:
• The Petitioner proposes to construct a five-story tall mixed-use development including apartments,
office/commercial uses, and parking garage, with a solar component.
• The Carmel Clay Historical Society’s Monon Depot Museum building will be relocated to the southeast
corner of this site. This aspect of the project is considered a City Project.
• This site is bordered by a Midtown Carmel office building to the east (zoned Midtown Carmel PUD), the
City’s water tower and future Carmel IT Department’s Data Center project to the north (zoned C2), industrial
buildings to the west (zoned C2), and vacant land to the south (also zoned C2).
• Three BZA variances are requested: for lot coverage, compliance with the Transportation Plan, and a Ground
Sign location/landscaping.
• 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 86% is requested.
• This is a variance of 6%.
• At least 8% open space is provided with trees, plantings, and lawn area.
• Underground stormwater detention areas are proposed beneath the plaza area.
• The Carmel Engineering Dept. is reviewing the construction plans for this project.
• In general, the City is supportive of this variance, since the project will be making the overall stormwater
quality and stormwater detention in the immediate area better. (Prior, there were no stormwater quality or
stormwater detention measures on the site.)
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:
• 3rd Ave SW is classified as a Boulevard street type per the Comprehensive Plan’s Thoroughfare Plan Map.
• 10-12 foot wide urban sidewalks are required along this street type.
• The Petitioner proposes 8-ft wide sidewalks along 3rd Ave SW; this is a variance of 4 feet or 33% change.
• There is a city street improvement project for this stretch of 3rd Ave SW. It will include drive lanes, on-street
parking, and more. (Per the UDO, all City of Carmel and Clay Township governmental facilities and
buildings are exempt from the zoning requirements and procedures listed.)
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Ground Sign:
• The UDO (Unified Development Ordinance) requires ground signs to be located at least 5-ft away from any
street right of way. The Petitioner requests the Ground Sign to be located slightly into the street right of way
for 3rd Ave SW, approximately 5 feet into the street ROW. This will require BZA variance approval, as well
as Consent to Encroach approval from the BPW (Board of Public Works & Safety).
• This is a variance of 10-ft.
• The UDO also requires that the base of a ground sign be landscaped with the same square footage of
landscaped areas as what the sign area is. There is some sign base landscaping proposed for the ground sign,
but it does not go around the entire sign base. The ground sign will be placed in an area that is in line with
proposed columns for a porte cochere for the building. It will be located against a decorative paver area.
• The sign face will be around 21 sq. ft. in area and will be 5’11” tall. It will be tastefully done with cast stone.
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 review comments 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 variance requests,
and with the adoption of the Findings of Facts submitted by the Petitioner.