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CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
TUESDAY, DECEMBER 12, 2023
(V) Monon Square Lot Cover Variance.
The applicant seeks the following development standards variance approval for a 25± acre mixed-use
development consisting of Monon Square North, South, and West:
5. Docket No. PZ-2023-00269 V UDO Section 2.36 Maximum 80% lot coverage allowed;
95% and 99% requested. The site is located at approximately 620 S. Rangeline Rd. and 611 3rd Ave SW.
It is zoned C1/City Center and C2/Mixed Use. Filed by Dan Moriarity of Studio M Architecture on behalf
of the Carmel Redevelopment Commission.
General Info:
• The Petitioner seeks lot coverage variance approval related to a proposed mixed-use redevelopment project
on approximately 25 acres.
• This private-public partnership project will be built in phases.
• Monon Square North will include apartments, condominiums, office/retail, and parking garage uses.
• Monon Sq. South and Monon Sq. West will also include residential, retail, office, and parking garage uses.
• Prior related Plan Commission applications were:
o Docket no. 07070024 Z – Old Town and Midtown C2 Rezone (Ordinance Z-510-07)
o Docket no. 15120002 Z - Midtown C2 Rezone (Ordinance Z-612-16)
o Docket no. PZ-2023-00127 DP/ADLS - Monon Square North
• 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 is a mix of land 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% and 99% is requested. This is
a variance request for an increase of 15% and 19%.
• Things that count towards lot coverage are building footprints, sidewalks, driveways, parking lots, etc.
• Most of the greenspace on the Monon Square North site will comprise of a plaza, courtyard areas, building
base landscaping/lawns, street tree lawn areas, and dog park.
• It is expected that Monon Square West and Monon Square South will have similar green space areas.
• The Monon Trail/Greenway runs north-south through the site.
• The project will have a new grid street network.
• Stormwater quality and stormwater detention measures will still be provided, as required by the Carmel
Engineering Dept. and the Stormwater Technical Standards Manual.
• The Carmel Engineering Dept. has provided an email of support.
• The Hamilton County Surveyor’s Office will also need to sign off on the final construction plans.
Review Comments:
• The Petitioner addressed all planning/zoning review comments.
Final Comments:
• The Carmel Redevelopment Commission (CRC) has approved the Monon Square North project.
• The CRC has not yet approved the Monon Square South or Monon Square West projects; the final project
details are still being worked through. Monon Square South might come through for approvals in 2024.
• The Monon Square South and the Monon Square West projects will also need review/approval from the Plan
Commission Hearing Officer, with DP and ADLS applications for the development plan, architectural
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design, landscaping, lighting, signage, etc. (The PC HO meeting will be a public hearing, where public notice
will be provided.)
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.