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HomeMy WebLinkAboutDept Report BZA HO 11-22-241 of 2 CARMEL BOARD OF ZONING APPEALS HEARING OFFICER DEPARTMENT REPORT FRIDAY, NOVEMBER 22, 2024 (V) Civic Square Condominiums. The applicant seeks approval for the following development standards variance for a condo building: 5. Docket No. PZ-2024-00197 V UDO Section 2.34 Max. 80% lot cover allowed; 88% requested. 6. NOW WITHDRAWN - Docket No. PZ-2024-00201 V UDO Section 5.21.B Shade Trees in right of way required; No shade trees in Monon Green Blvd. ROW requested. 7. Docket No. PZ-2024-00202 V UDO Section 1.07 Transportation Plan Compliance, Reduction of street typologies and streetscape facilities for Veterans Way requested. The 0.49-acre site is located at 50 Red Truck Rd. (not in any subdivision) and is zoned C1/City Center. Filed by Shawn Jones of CEC, Inc. General Info: • The Petitioner seeks approval for a 4-story tall condominium building with 24 dwelling units that will wrap around the existing Civic Square parking garage’s west and north sides. • Related petition is Plan Commission Hearing Officer Docket No. PZ-2024-00196 DP/ADLS. • Variances are requested for lot cover and transportation plan compliance. • The site is located in the heart of the Carmel City Center development and is the last “piece of the puzzle”. • Surrounding this site are residential uses, parking garages, and office/commercial uses. • Please see the Petitioner’s info packet for more details on the variance requests. Variances Requested: Lot Coverage - • The UDO allows a maximum 80% lot coverage, and 88% is requested. This is an 8% increase. • This project is the last area to be built out in City Center, and it is only 0.49 acres in size. • The project will still provide some green space with building foundation plantings, a few street trees, some lawn strip areas, etc. • The Petitioner is working with the Carmel Engineering Dept. to provide stormwater quality and detention. Trees in ROW - • This variance is no longer needed; the Petitioner now complies with the UDO requirements. • As of November 12, the Petitioner added street trees to the revised Landscape Plan, for the right of way area of Monon Green Blvd. • Per the City Urban Forester, ginkgo trees are fine to plant within the Monon Green Blvd. right of way; however, they are not native. Instead, he recommends red oak, hackberry, or hybrid elm for native trees. Transportation Plan Compliance - • The UDO requires compliance with the Transportation Plan (which is found in the Comprehensive Plan). • The Transportation Plan contains standards for street right of way widths, as well as what should be located within that street right of way (ROW), such as street trees, planting strips, sidewalk or path, on-street parking, drive lanes, etc. (also known as Streetscape Facilities). • A Local Road typology is required for both Veterans Way and Monon Green Blvd. • A Local Road can be anywhere from a 46-ft wide to a 78-ft wide ROW. The existing street ROW width for Veterans Way is 55-ft. And, the existing right of way width for Monon Green Blvd. is 40-ft. • 6-ft wide sidewalks are proposed along both streets. • Monon Green Blvd. will have around a 7.5-ft wide green strip between the sidewalk and the street pavement. • Veterans Way will not have a green strip between the sidewalk and the street; on-street parking will be provided, instead, rather than in addition to. 2 of 2 • Again, this is the last site to be developed within the City Center development, and the amount of land to install a building plus landscaping plus all other required items is finite. The Petitioner is trying their best to accommodate all requirements. Remaining Review Comments: • A few review comments remain in ProjectDox, the city’s online electronic plan review software, that still need to be addressed by the Petitioner. • Should Monon Green Blvd. have on-street parking along the south side of the street, along this project’s north frontage? Final Comments: • The Petitioner is trying their best to provide all required aspects for this last ‘piece of the puzzle’. • The Petitioner should consider planting red oak, hackberry, or hybrid elm for native trees within the Monon Green Blvd. ROW, instead. • The Planning Dept. supports the variance requests, as long the remaining review comments are addressed. 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 the variance requests, with the condition of addressing the remaining review comments in ProjectDox, and with adoption of the Findings of Facts submitted by the Petitioner.