HomeMy WebLinkAboutDepartment Report 11-27-2315 of 20
CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
MONDAY, NOVEMBER 27, 2023
(V) 111th and Penn, Lot Cover Variance.
The applicant seeks the following development standards variance approval for a mixed-use development:
20. Docket No. PZ-2023-00264 V UDO Section 2.36 Maximum 80% lot coverage allowed;
95% requested. The site is located at 110 E. 111th Street, at the northeast corner of 111th St. and
Pennsylvania St. It is zoned C2/Mixed Use. Filed by Troy Buchanan of Pedcor.
General Info:
• The Petitioner seeks lot coverage variance approval, related to a proposed mixed-use development on
approximately 38 acres that will include townhomes, apartments, office space, retail space, green spaces, and
two public parking garages.
• This public-private partnership project will be called Penn One Eleven.
• Prior Plan Commission rezone and commitment amendment applications were:
o Docket no. 17030026 Z -111th & Penn, C-2 Rezone ( City Council Ordinance Z-628-17).
o Docket no. PZ-2022-00194 CA - 111th and Penn C-2 Rezone Commitment Amendment.
• One variance is requested for lot coverage at this time; this was the only variance identified by the Petitioner.
• The site is not located in any residential subdivision.
• Surrounding this site are single family residences, as well as office, church, educational, and hotel uses.
• Please see the Petitioner’s info packet for more detail on the variance request.
Variance Requested:
Lot Coverage -
• The UDO allows for a maximum of 80% lot coverage in the C2 zone, and 95% is requested. This is a
variance request for an increase of 15%.
• Things that count towards lot coverage are building footprints, sidewalks, driveways, parking lots, etc.
• Most of the greenspace on the site will comprise of tree preservation and buffer areas, building base
landscaping/lawns, a public plaza area, and parking lot landscaping.
• Stormwater quality and stormwater detention measures will still be provided on the site, as required by the
Carmel Engineering Dept. and the Stormwater Technical Standards Manual.
• The Carmel Engineering Dept. will provide a support letter.
Review Comments:
• The Petitioner addressed all planning/zoning review comments.
Final Comments:
• The Carmel Redevelopment Commission (CRC) has not yet reviewed/approved the project, officially, but
will within the next month or two. In the meantime, they provided a variance support letter.
• The overall project will also need review/approval from the Plan Commission Hearing Officer, with DP and
ADLS applications for the development plan, architectural design, landscaping, lighting, signage, etc. (The
PC HO meeting will be a public hearing, where public notice will be provided.)
• Though not required, internal streets will be constructed and dedicated to the city as street right of way. They
will be built to city standards as identified in the Comprehensive Plan, which require slightly larger widths
than internal private drives. They will include sidewalks and/or paths as part of that infrastructure.
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 this variance request, and
with adoption of the Findings of Fact submitted by the Petitioner.