HomeMy WebLinkAboutProject Description 02-18-25
275 Veterans Way, Suite 200, Carmel, IN 46032 317.810.1502 www.studiomarchitecture.net
Explanation of Request
On behalf of Old Town Development and VB Carmel Real Estate, LLC, Studio M and Crossroads Engineering filed applications last
week for ADLS approval and UDO variances for a pair of projects within the previously approved North End Development. The
original project boundaries include the area north of Smoky Row Road, between the Monon Greenway and Meridian Street. The
property is zoned Urban Residential (UR). The two new projects include 170 units of targeted multifamily housing for over 55
individuals with associated parking and amenities for VB Carmel Real Estate, LLC and several three-story townhome buildings for Old
Town Development containing 72 units in 7 buildings. One development plan is being submitted for both individual parcels due to
the intricacy and complexities of tree preservation and grading, in order to create a more cohesive and thoughtful development. An
application for a primary plat will also be filed today by Crossroads.
A site plan of the two projects is included with this letter. The VB Carmel Real Estate portion is essentially surrounded by a
“common use” zone that houses the trail connecting to the Monon as well as extending south along the common drainage pond to
link back to the property to the south. As we have discussed, the complex arrangement of the new parcels within a previously
approved Development plan creates a unique set of variance challenges.
A number of waivers and variances have been granted for this property over the last six years including:
PREVIOUSLY APPROVED VARIANCES AND WAIVERS
Letter of Grant from November 24,2020
· Docket # PZ-2020-00166 V: Urban Residential Architectural Standards, Massing, Stepback (Bldgs B & C)
· Docket # PZ-2020-00167 V: Urban Residential Development Standards, Height (Bldg A)
· Docket # PZ-2020-00168 V: Urban Residential Architectural Standards, Massing, Wide Width Lots
Letter of Grant from December 18, 2019
· Docket No. 19110004 SW: UDO 6.12: 56 ft. Min Right-of-Way width for Townhome Subdivision, 20 ft. Min. Granted
· Docket No. 19110005 SW: UDO 6.09: 56 ft. Min Right-of-Way Width for Residential Subdivision, 20 ft. Min Granted
· Docket No. 19110006 SW: UDO 6.15: 52 ft. Min R.O.W Width for Commercial Subdivision, 25 ft. Min Granted and Sidewalk
only on one side
· Docket No. 19110007 SW: UDO 6.15: 30 ft. Min Perimeter Landscaping Along US 31, 15 ft. Min Granted
· Docket No. 19110008 SW: UDO 6.15 & 6.09: Perimeter Landscaping: 10 ft. for Commercial and 25 ft. For Residential
Subdivision Required, 0 ft. Granted along Smokey Row Rd.
· Docket No. 19110009 SW: UDO 7.10.F.2: 50 ft. Water Quality Preservation Easement Required Along Wetland, 10 ft.
Granted in some areas
· Docket No. 19110010 SW: UDO 7.10.F.3: 25 ft. Water Quality Preservation Easement Required Along Stream/Floodway
Fringe, 0 ft. Granted in some areas
After discussions with Planning Staff, we believe these additional variances will be needed to bring the proposed plan into
compliance with the UR zoning designation and the Monon Greenway overlay district:
VARIANCES AND WAIVERS REQUESTED
1. Section 2.18 – Building Setback – Need relief from maximum building setback of 50’. The current layout exceeds 50’ in
some spots.
2. Section 2.18 – Side yard setback – Need relief from minimum 6’ side yard setback for parking. Because of the
“common zone” for the trail, some sections of the parking lot our closer than 6’.
3. Section 3.50.D – Parking Setback – Monon Green Overlay – Relief needed from “Parking areas shall be set back not less
than twenty (20) feet behind the Front Line of Building and shall include landscaping as required in Section 3.55(B):
Building Requirements. Open spaces created by this setback shall become pocket parks, landscaped gathering spaces
or space for other greenway-related amenities.”
4. Section 3.54.A.2.a : The primary building footprint is larger than 15,000 sf.
5. Section 5.05.C.2: Relief from “Any ground floor façade shall not be used for more than 50 feet before changing
design.”
6. Section 5.05.D.3 : Lots wider than 200’ require 2 buildings. Single Building on lot greater than 200 ft wide
7. Section 5.05.E : Building does not step back after 3 stories.
275 Veterans Way, Suite 200, Carmel, IN 46032 317.810.1502 www.studiomarchitecture.net
8. Section 5.31.C.1 – Code requires 1.5 spaces per unit. The owner requests 1.25 per unit based on corporate experience with
this project type.
We believe the intent of the UR zoning designation is primarily aimed at a downtown urban setting where many of these
requirements make sense. The unique nature of this property challenges the applicability of these specific dimensions.
Thank you for your consideration.
Regards,
Dan Moriarity, AIA