HomeMy WebLinkAboutDept ReportCARMEL BOARD OF ZONING APPEALS
HEARING OFFICER DEPARTMENT REPORT
Apri13, 2009
Old Meridian Plaza
The applicant seeks the following development standards variance approval:
Docket No. 09030011 V Section 20G.05.04.B(1)(a) Building height/one occupiable floor
The site is located at 12863 Old Meridian Street and is zoned OM/Mixed Use Zone.
Filed by Jon Dobosiewicz of Nelson & Frankenberger for Keystone Group, LLC
General Info: This request, if approved, would permit
the construction of a one-story office building to the rear
of Old Meridian Plaza's Building One, which was
approved in 2008. This building would replace the one
and one-half story building, approved in August 2008,
and would house the Veterans of Foreign Wars instead
of the vet's office which was previously approved.
Surrounding uses are primarily office and commercial.
Analysis: The subject site is within the Old Meridian
District, and is zoned Old Meridian/Mixed Use. The
District has several requirements regarding building siting, scale, and design. The proposed
structure would be to the rear of another, taller building, which would help screen it from the
street, and would meet the building design requirements and intent of the District. Because the
building would be set at the back of the lot, it would not be able to meet required setbacks or
locate parking to the rear. Parking would be shared with the building to the front, in a central lot
with shared parking access easements, and would meet the needs of both buildings. Variances for
setback, street frontage, parking location, and building footprint were granted in 2008. The
current variance is being requested because the original building was one and one-half story tall,
while this building would be one story tall. The site remains essentially unchanged otherwise,
and the building is architecturally very similar to the one proposed last year. The site will also
undergo review by the Plan Commission through the ADLS Amend process. Sign variance
requests have also been filed, and will be considered at the upcoming full Board hearing on April
27.
Findings of Fact: Reduced height/setbacks
1. The approval of this variance will not be injurious to the public health, safety,
morals, and general welfare of the community because: Building Two would be
largely screened by Building One and landscaping, and would also meet the design intent
of the District.
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: Building Two would be
largely screened by Building One and landscaping, and would also meet the design intent
of the District.
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: Building Two could
not be built as proposed on the site, without the grant of variances and significant
reconfiguration of both buildings.
Recommendation:
The Dept. of Community Services recammends positive consideration of Docket No.
09030011 V after all concerns have been addressed.