HomeMy WebLinkAboutPacket for PC 05-20-25North End Phase 2 Waiver Requests
PC Information Packet
Docket #PZ-2025-00082-84 SW
For the May 20, 2025, City of Carmel PC Hearing
CrossRoad Engineers, PC
115 N 17th Avenue, Beech Grove, IN
Contact: Charlie Mattox
Phone: 317-780-1555 x131
cmattox@crossroadengineers.com
Project Summary:
The proposed project is located at 300 W Smoky Row Road, Carmel, IN just northeast of
North End Phase 1. The existing site is ±10.4 acres lot consisting of single-family homes,
access drives, and grass lawn. The property is currently zoned Urban Residential UR. This
portion of the project includes the construction of seven townhome style residential
structures (total of 72 units), an extension of North End Drive, and utility/stormwater
infrastructure. The townhomes will be served by water, sanitary, and electric public
utilities.
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Project Location Map
Parcels
Street Ownership
Carmel
Private
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Aerial Photography
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115 N 17TH AVENUE, BEECH GROVE, IN 46107 // 317.780.1555 // CROSSROADENGINEERS.COM PAGE 1 of 3
May 8, 2025
City of Carmel Plan Commission
City Hall, One Civic Square
Carmel, IN 46032
RE: PZ-2025-00082-84 SW North End Ph 2 Waiver Requests
Dear City of Carmel Plan Commission Members:
Please accept this letter as a formal request for three (3) design standards waivers associated
with the North End Phase 2 project Docket #PZ 2025-00014-15 ADLS and PZ-2025-00012 PP
located at 300 W. Smoky Row Road, Carmel, IN 46032.
Docket No: PZ-2025-00082 SW
Petitioner: CrossRoad Engineers, PC
Unified Development Ordinance Section Varied From: 7.13.D
Brief Description of Waiver: The ordinance does not allow for parking facilities to be located
within floodway or floodplain limits. We are requesting to construct the minimum amount of
parking necessary within the mapped floodplain to meet parking requirements.
1. The granting of the waiver will not be detrimental to public safety, health, welfare, or
otherwise be injurious to other property. The lot will be constructed at an elevation
such that the 100-year flood elevation is well below the final grade. The fill in the
floodplain will be mitigated onsite with equivalent cut such that there will be no change
to the base flood elevation in the final condition.
2. The conditions upon which the request is based are unique to the property and are not
generally applicable to other property. The site is located adjacent to Little Cool Creek,
and the mapped floodplain encroaches on to a portion of this property in the 100-year
flood scenario in its existing condition.
3. Because of unique circumstances, a particular hardship or practical difficulty would
result if the strict letter of these regulations is carried out. A significant portion of this
property would be undevelopable if the waiver were not to be granted. The final
grading of the site as proposed will enable its development, and the volume mitigation
will ensure that there is no net change to the flooding conditions.
4. The design waiver shall not in any manner subvert the provisions of Article 5:
Development Standards, the Carmel Clay Comprehensive Plan, particularly the Bike and
Pedestrian Plan. This waiver will not impact the proposed use of the property, and the
required bicycle parking spaces will be provided. A multi-use trail is also being provided
about the entire site as well as connecting directly to the Monon.
North End Ph 2 – Waiver Requests Findings of Fact // PAGE 2 of 3
Docket No: PZ-2025-00083 SW
Petitioner: CrossRoad Engineers, PC
Unified Development Ordinance Section Varied From: 7.25.E.2
Brief Description of Waiver: The ordinance does not allow for permanent dead-end streets or
hammer-head turnarounds. We are requesting the proposed parking lot and drive aisle be
approved as shown.
1. The granting of the waiver will not be detrimental to public safety, health, welfare, or
otherwise be injurious to other property. This portion of the property will function
similar to a standard parking lot, and the traffic will be largely limited to residents of
the adjacent townhome. It has also been designed to meet the requirements of the
Carmel Fire Department should it ever be needed for a fire truck to turn around. A
roundabout is also provided just west of the dead-end, so non-residents and
emergency vehicles will have an opportunity to turn around prior to reaching this area
of the property as well.
2. The conditions upon which the request is based are unique to the property and are not
generally applicable to other property. This site is landlocked by the creek to the south,
the Monon trail and drainage facilities to the east, and US31 to the north leaving limited
options for traffic circulation, especially in the southeast corner of the project.
3. Because of unique circumstances, a particular hardship or practical difficulty would
result if the strict letter of these regulations is carried out. Providing a roundabout or
cul-de-sac in the southeast corner will impact our ability to provide sufficient parking to
the site while also providing a functional turnaround for emergency vehicles. The
centrally located roundabout in conjunction with this turnaround will provide more
than enough maneuverability for residents as well as emergency vehicles.
4. The design waiver shall not in any manner subvert the provisions of Article 5:
Development Standards, the Carmel Clay Comprehensive Plan, particularly the Bike and
Pedestrian Plan. This waiver will not impact the proposed use of the property, and the
required bicycle parking spaces will be provided. A multi-use trail is also being provided
about the entire site as well as connecting directly to the Monon.
North End Ph 2 – Waiver Requests Findings of Fact // PAGE 3 of 3
Docket No: PZ-2025-00084 SW
Petitioner: CrossRoad Engineers, PC
Unified Development Ordinance Section Varied From: 7.10.F.3
Brief Description of Waiver: The ordinance requires that an easement be provided along the
creek boundary as well as the floodway limits plus an additional 25 feet of buffer measured
from the floodway limits. We are requesting that the easement width be reduced to 10’ in
width in specific areas along the creek (south boundary) and that no easement is required
along or adjacent to the floodway/floodplain associated with Little Cool Creek.
1. The granting of the waiver will not be detrimental to public safety, health, welfare, or
otherwise be injurious to other property. The creek along the south boundary is a
smaller unnamed tributary of Little Cool Creek. The 10’ width reduction will still reach
beyond its north bank, and we are not proposing reducing the creek bed width. Turf
grass will still be in place to the top of bank matching existing conditions, and adjacent
improvements will be sufficiently above its flood elevations. The area within the
floodplain associated with Little Cool Creek will also be constructed sufficiently above
the base flood elevation negating the need to provide an easement for floodplain
storage.
2. The conditions upon which the request is based are unique to the property and are not
generally applicable to other property. The site is located adjacent to Little Cool Creek,
and the mapped floodplain encroaches on to a portion of this property in the 100-year
flood scenario in its existing condition. The unnamed tributary also encumbers the
property along its south boundary.
3. Because of unique circumstances, a particular hardship or practical difficulty would
result if the strict letter of these regulations is carried out. A significant portion of the
site would remain undevelopable. The reduction in easement requirements will allow
for additional development without impacts to the floodplain or the function of the
unnamed tributary.
4. The design waiver shall not in any manner subvert the provisions of Article 5:
Development Standards, the Carmel Clay Comprehensive Plan, particularly the Bike and
Pedestrian Plan. This waiver will not impact the proposed use of the property, and the
required bicycle parking spaces will be provided. A multi-use trail is also being provided
about the entire site as well as connecting directly to the Monon.
Sincerely,
Charlie Mattox, P.E.
Project Engineer