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HomeMy WebLinkAboutDept Report 05-19-08 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT May 19,2008 3-6h. Stout Shoes Buildings The applicant seeks the following development standards variance approvals: Docket No. 08030010 V Section 20G.05.04(A)(3) Retail uses in excess of 50% Docket No. 08030011 V Section 20G.05.04(B)(2)(a) Height under 28'/One occupiable floor Docket No. 08030012 V Section 20G.05.04(B)(2) Setback of less than 10'. Docket No. 08050001 V Section 20G.04.01(A) Site plan to match adopted plan The site is located at 13100-13155 Old Meridian Street and is zoned Old Meridian/Mixed Use within the Old Meridian District. Filed by Michael C. Cook of Wooden & McLaughlin LLP for Old Meridian & Main Street Properties, LLC. Gcncral Info: The applicant is seeking four variances, to vary from the requirements of the Old Meridian District, to be able to build two mixed-use buildings. Surrounding uses include commercial, special uses, and residential. Analysis: Two buildings are proposed on this 3.195- acre site. They would be set back less than the ten-foot minimum, LO allow for morc developable room on the site. The Old MeridianlM"ixed Use District requires buildings to be brought up to the front of their site, between ten and twenty feet of the right-of-way, to help foster an urban environment. While the proposed buildings would be closer than ten feet, Old Meridian Street has recently been extensively improved, and further improvements are unlikely. The setback reduction should not impede traffic lines of site or public safety. The Old Meridian District also requires a mix of uses, with no more than 50% retail, and two fully occupiable floors at no less than 28 feet in height, to foster a sense of urban identity and provide for a vibrant corridor that is occupied 24 hours a day. The petitioner has requested retail uses that would be in excess of the permitted 50%, and to have one building be one story; the other building would be two full stories. The variances would apply to Building Two. The Stout Shoes building would meet the height, occupancy, and usage requirements of the District. The fourth variance is requested because the Old Meridian District has an adopted site plan which guides development within the entire corridor, and the proposed project would deviate from that site plan. However, the original intention for this parcel was for one special use building, such as a religious use, to occupy the entire parcel and to bc offset from the intersection of Old Meridian Street and Main Street. The building at the site was intended to be a landmark building. That development did not occur, the site was rezoned to Mixed Use, and the proposed project's uses are pemlitted at this site, however, the site plan has not been updated to reflect the change in intended use. The petition as originally tiled indicated two, one-sLory buildings with 100% retail uses. The request has since been modified to show one, one-story building and one, two-story building, with a corresponding reduction in retail; the second floor would be used for offices. The Department is continuing to work with the petitioner to produce a project that more closely matches the requirements of the Old Meridian District, and can be considered a landmark within the District. While the proposed project is much closer to the overall intent of the District, the Department and petitioner have been somewhat constrained in their efforts by a shortened filing and hearing deadline due to the upcoming holiday. The Department would like to continue to work with the petitioner on the project, taking into account any comments provided by the Board of Zoning Appeals and the Special Studies Committee, to produce an improved project. The Department will be able to provide a full recommendation at the June 23 hearing. .~ - _"~....;.a;: Some items for the BZA and Committee to consider as they review the project are: 41) The site's intention to produce a landmark building on this prominent site; o The choice of exterior building materials and architectural details on the building; 41) The design effect of two new buildings with contrasting architecture and building finishes; o The percentage of retail relati ve to this site and the Corridor as a whole; o How this proposal complements the redevelopment of adjacent parcels, including the existing vet clinic; It Whether the overall quality of the proj ect reflects the scope of the variance requests. Recommendation: The Dept. of Community Services recommends discussion and tabling of Docket Nos. 08030010 V, 08030011 V, 08030012 V, and 08050001 V.