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HomeMy WebLinkAboutPacketDocket Numbers 07060011V & 07060023V Providence at Old Meridian Shoppes: Phase 2 July 23, 2007 City of Carmel Board of Zoning Appeals Hearing Officer Applicant: Providence Commercial Partners LLC (Buckingham Companies) Contact: Matthew Griffin (317.974.1234 x 216 / mgriffin@buckingham-co.com) Legal: Nelson and Frankenberger Contact: Jim Shinaver (317.844.0106 / jims@nf-law.com) Docket Numbers 07060011V and 07060023V Applicant: Providence Commercial Partners, LLC (Buckingham Companies) BZA Hearing Officer: July 23, 2007 Table of Contents 1. Explanation 2. Aerial Photograph and Old Meridian Task Force Report Map 3. Providence at Old Meridian Shoppes Site Plan and Statement of Variances 4. Photographs of Providence at Old Meridian Shoppes Phase 1, Conceptual Elevation of Phase 2 5. Variance 07060011V Ballot Sheet and Findings of Facts 6. Variance 07060023V Ballot Sheet and Findings of Facts City of Carmel BZA Hearing Officer: July 23, 2007 Explanation of Requests The Providence at Old Meridian Shoppes are located at the northeast corner of Carmel Drive and Old Meridian Street (opposite of Meijer). See Exhibit 2a. The existing phase one construction is nearing completion, and we now are moving forward with the design and site planning for a third building (Phase 2). This third building will be very similar to the existing Phase 1 buildings in design, use, and overall function. Variances are being sought to allow Phase 2 to be developed in a similar manner as Phase 1, and to allow the most efficient use of the space on site. Both the Department of Community Services and Carmel Engineering support these requests. We are requesting two variances from ordinances found in the Old Meridian (OM) Zoning Chapter. They are as follows: 1. We request a variance to permit an additional full access curb cut on Old Meridian. As per the OM Zoning Chapter, curb cuts are only permitted as depicted on the Old Meridian Task Report Plan from 2000 (see Exhibit 2b). In that plan a full median was depicted in front of this site. Old Meridian’s reconstruction will be completed this year. The actual design and construction of this median was different than depicted in this 7 year old plan. The actual median terminates at a point that would allow another full access from our Phase 2 site on to Old Meridian. The location of this proposed access has been reviewed and is supported by staff and engineering. This new curb cut will allow better access and circulation for Phase 2. See Exhibit 3 for the location of this requested access, as well as a conceptual site plan. 2. The second variance is requested to allow the proposed Phase 2 building to exceed 150 feet of frontage on Old Meridian Street. We wish to construct a building similar to those seen in Phase 1 (See Exhibits 4a and 4b). Given the remainder of this site there is not room to accommodate 2 buildings with the same dimensions as those in Phase 1. However, there is ample room to do one building. Instead of providing excess parking along the street frontage, we would prefer to slightly expand our frontage on the street (by no more than 50 additional feet). By expanding the frontage of this building, we will minimize the distance between it and whatever occurs on the remaining corner parcel. This design will better meet the required foot print plan from the Task Force Report (seen on Exhibit 2B), and will foster the pedestrian oriented design that is stressed by the OM Zoning and by the Task Force Report. Carmel Drive Old Meridian Street Providence at Old Meridian Shoppes Phase 2 – Site Context Plan Docket Numbers 07060011 V & 07060023 V BZA Hearing Officer: July 23, 2007 Meijer Meridian Music Existing Providence at Old Meridian Shoppes (Phase 1) Providence at Old Meridian Shoppes (Proposed Phase 2) 1 2 1. Variance from 20G.04.02H: All curb cuts on Old Meridian are regulated by the Old Meridian Task Force Report (res. #CC-12-06-99-01). Now that Old Meridian’s design is finalized and construction is underway, the planned medians will be constructed differently than indicated by the Task Force Report. The actual median will permit a safe, feasible, and functional full access point (no closer than 241.29 feet from the centerline of the Carmel Dr. intersection). We are requesting this additional access to increase the functionality of the remaining undeveloped parcel (DP/ADLS for this parcel is to be filed on July 20th ) Conceptual Site Plan 2. Variance from 20G.05.03 B (4)(c): The building we desire to construct will have over 150 feet of frontage. We are requesting 200 feet maximum frontage length. Given the site shape (the remainder of the Providence project site), this is the most efficient use of the frontage to create 2 feasible buildings - meeting the required footprint plan of the Carmel Old Meridian Task Force Report. Providence at Old Meridian Shoppes Phase 2 Docket Numbers 07060011 V & 07060023 V BZA Hearing Officer: July 23, 2007 City of Carmel BZA Hearing Officer: July 23, 2007 Statement of Variances Variance Request 1: 20G.04.02H – (Docket Number 07060011V) From the City of Carmel Zoning Ordinance: 20G.04.02H: Street and Alley Standards: Street cuts along Old Meridian Street shall occur as shown on the Plan, Resolution No. CC-12-06-99-01. All curb cuts on Old Meridian are regulated by the Old Meridian Task Force Report (resolution number CC-12-06-99-01). Now that Old Meridian’s design is finalized and construction is underway, the planned medians will be constructed differently than indicated by the Task Force Report. The actual median will permit a safe, feasible, and functional full access point (no closer than 241.29 feet from the centerline of the Carmel Dr. intersection). We are requesting this additional access to increase the functionality of the remaining undeveloped parcel (DP/ADLS for this parcel is to be filed on July 20th). See the exhibit for access location and conceptual site plan as well as the area plan of the Old Meridian Task Force Report. Variance Request 2: 20G.05.03 B (4)(c) – (Docket Number 07060023V) From the City of Carmel Zoning Ordinance: 20G.05.03 B (4)(c): Maximum Frontage: Buildings which are intended for occupancy by more than one business may be up to one hundred fifty (150) feet in frontage… The building we desire to construct will have over 150 feet of frontage. We are requesting a 200 feet maximum frontage length for this building. Given the site shape (the remainder of the Providence at Old Meridian Shoppes project site); this is the most efficient use of the frontage to create 2 feasible buildings that can meet the required footprint plan of the Carmel Old Meridian Task Force Report. Allowing this building to be slightly longer will foster the pedestrian street frontage and screen parking. This is a request to alter the buildings shape (not to add different uses or square footage in excess of what is already permitted). This building will be designed similar to the existing Shoppes buildings (see the photo exhibit in this packet) in that it will make use of different materials and changes in the building wall to break up the façade along the street front. See the exhibit for building location and conceptual site plan. Providence at Old Meridian Shoppes Phase 2: Phase 1 Photos for Reference Docket Numbers 07060011 V & 07060023 V BZA Hearing Officer: July 23, 2007 Page 7 of 8 – z:\shared\forms\BZA applications\ Development Standards Variance Application rev. 12/29/2006 CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: ______________________________________________ Petitioner: ______________________________________________ FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. ______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ 2. _______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ 3. ______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ DATED THIS ________________ DAY OF ______________________________________, 20 ___________. __________________________________________________ Board Member Page 8 of 8 – z:\shared\forms\BZA applications\ Development Standards Variance Application rev. 12/29/2006 CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: _______________________________________________ Petitioner: _______________________________________________ FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. _______________________________ is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this _______________ day of __________________________________, 20 _______. _____________________________________________ _____________________________________________ CHAIRPERSON, Carmel/Clay Board of Zoning Appeals _____________________________________________ _____________________________________________ SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). Page 7 of 8 – z:\shared\forms\BZA applications\ Development Standards Variance Application rev. 12/29/2006 CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: ______________________________________________ Petitioner: ______________________________________________ FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. ______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ 2. _______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ 3. ______________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ _________________________________________________________________________________________________ DATED THIS ________________ DAY OF ______________________________________, 20 ___________. __________________________________________________ Board Member Page 8 of 8 – z:\shared\forms\BZA applications\ Development Standards Variance Application rev. 12/29/2006 CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: _______________________________________________ Petitioner: _______________________________________________ FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: __________________________________________________________________________________________ __________________________________________________________________________________________ __________________________________________________________________________________________ DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. _______________________________ is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this _______________ day of __________________________________, 20 _______. _____________________________________________ _____________________________________________ CHAIRPERSON, Carmel/Clay Board of Zoning Appeals _____________________________________________ _____________________________________________ SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign).