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CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
MONDAY, FEBRUARY 26, 2024
(V) IMI Concrete Plant Height Variance.
The applicant seeks the following development standards variance approval:
4. Docket No. PZ-2024-00002 V UDO Section 2.42 Maximum 60’ building height allowed;
86.8’ silo height requested.
The site is located at 4708 W. 96th St. (not in any subdivision). It is zoned I1/Industrial. Filed by Michael
Kalberg of Crossroad Engineers on behalf of Meranda Herbert of Irving Materials, Inc.
General Info:
• The Petitioner seeks approval to construct a new concrete processing plant in place of the existing one.
• The site currently operates as a concrete production plant and will continue to do so in proposed conditions
with the retrofitted plant the current use remains the same the project will also meet all stormwater quality
and quantity requirements and all their required regulatory permits the plant itself is set back from 96th St.
• The site is zoned I1/Industrial which allows the use and there is no change in use the site is also surrounded
by industrial uses and zoning on all sides the site is consistent with the comprehensive plan where light
industrial is permitted as a general use and the requested increase in height is only 1% increase over the
maximum allowed height.
• The prior existing silo height was around 76-ft tall. The proposed silo height is around 87 feet tall.
• The new plant will be located around 600-ft away from 96th Street. (For reference, a football field is around
360 feet.)
• A variance is requested for exceeding the maximum allowed height.
• The site is not located in any subdivision; and, an HOA (Homeowners Association) does not exist.
• Surrounding this site are industrial land uses and zoning classifications.
• The ADLS Amendment application for this project was approved (with conditions) by the Plan Commission
Commercial Committee (Docket No. PZ-2024-00001ADLS Amend) at their February 6 meeting.
• Please see the Petitioner’s info packet for more detail on the variance request.
Variance Requested:
Height -
• The UDO allows for a maximum 60-ft height variance, and 86.8 feet is requested for the silo.
• This is a rebuild of a prior existing concrete processing plant.
• The Planning Dept. has no concerns with the proposed height.
Remaining Review Comments:
• Please provide copies of any access easements or agreements for this landlocked parcel's access to 96th Street.
Final Comments:
• The Planning Dept. supports the variance request, since the use remains the same, and this is just a rebuild of
a prior existing plant.
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.