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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT November 27, 2006 9-10h. West Carmel Center Office Park, Ph II (West Carmel Center, Blk E) The applicant seeks the following development standards variance approvals: Docket No. 06100014 V Section 23C.09.D fa~ade offsets Docket No. 06100015 V Section 23C.I0 and 26.04.05 buffer yard requirements The site is located southeast of Commerce Dr. and Carwinion Way and is zoned B-5/Business. Filed by Mike Jett of American Consulting for West Carmel I, LLC. General Info: The petitioner seeks approval for a reduction in the landscape buffer yard requirements and in a reduction of the fayade bumps outs. The required building offsets/projections are 8 feet. Phase I of this project has already received approvals for the exact same variance requests at the July 25, 2005 BZA meeting. Analysis: The office complex is the second of the two phases required for this development. The existing drainage pond located in the rear of the site provides a water buffer to the residential neighbors to the north and east. To the west of the site are more retail/commercial uses. The Urban Forester has reviewed the site's landscape plan. The building fayade is composed of brick and masonry, which will add to the quality of the development. The 8-ft building bump outs have been reduced to approximately 4-ft. Findings of Fact: bufferyards 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the drainage pond provides a wide buffer with the adjacent residences. The site will still be landscaped with multiple shade trees and bushes. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: the drainage pond provides a wide buffer with the adjacent residences. The site will still be landscaped with multiple shade trees and bushes. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: the project may not be feasible to providing buffer yards that are too wide for the site, where buildings may have to be shifted in a way that will make the project infeasible. Findings of Fact: fa~ade offset 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: the building fa~ade projections/recessions will still be a part of the building footprint and fa~ade, but the width will be closer to 4- ft, rather than 8- ft. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: the building fayade projections/recessions will still be a part of the building footprint and fa~ade, but the width will be closer to 4-ft, rather than 8-ft. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: the buildings and their locations on the site may have to be modified, which may cause the project to become infeasible. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 06100014 V and 06100015 v.