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HomeMy WebLinkAboutMinutes BZA 06-27-11 Hearing Officer iG,„,,,„/„. N C ity f Carme r A iN MINUTES Carmel Board of Zoning Appeals Hearing Officer June 27, 2011 Meeting 5 :30 pm Caucus Rooms, Carmel City Hall Present: Ephraim Wilfong, Hearing Officer Connie Tingley, Recording Secretary Staff Members: Rachel Boone, Planning Administrator Angie Conn, Planning Administrator Legal Counsel: John Molitor Public Hearing 1 -3. (V) Riley Specialists (Fidelity Plaza, tower 3) Signage The applicant seeks the following development standards variance approvals: Docket No. 11050008 V Ch.25.07.02 -10 B Number of signs (4 proposed, 3 allowed) Docket No. 11050009 V Ch.25.07.02 -10 B Two signs facing north ROW (2 proposed, 1 allowed) Docket No. 11050010 V Ch.25.07.02 -10 C Total square footage (400 proposed, 300 allowed) The site is located at 11590 N. Meridian St. and is zoned S -2 B -6 within the US 31 Overlay Zone. Filed by Mary Solada of Bingham McHale LLP on behalf of University Pediatrics Associates. Present for the Petitioner: Mary Solada, Attorney_ with Bineham IcHa1e LLP These 47,000 square feet offices opened in March Pediatric specialists seeing 150 -160 outpatients per week Six -story building approximately 160 feet from 116` Street Building has unique configuration; not squared to the streets Fourth wall sign will face north toward IU North Hospital Sign located above canopy of Firth Third Bank Sign approximately 79 square feet; 400 square feet total on building ADLS review scheduled for July 5`" Rendering of sign, site plan and aerial included in packet Practical difficulties caused by unique shape of building Identification needed for out -of -town families to find the site www.carmel.in.gov Page 1 of 6 (317) 571 -2417 Carmel Board of Zoning Appeals Hearing Officer Meeting June 27, 2011 Public Hearing closed Department Report: Rachel Boone Three signs allowed because of the three street frontages Not an uncommon request in the corridor Square footage is under allowed amount Sign meets ADLS requirements for color, lighting, etc. July 5 Special Studies meeting is for placement of sign on building Department recommended positive consideration of all variances. Discussion: Proposed sign is approximately same size as Fifth Third Bank sign Fifth Third Bank sign is 98.85 square feet Sign permit approval will check height and placement of sign Action: Mr. Wilfong APPROVED Docket Nos. 11050008 V through 11050010 V, Riley Specialists (Fidelity Plaza, tower 3) Signage for number of signs (4 proposed, 3 allowed); two signs facing north right -of -way (2 proposed, 1 allowed); and total square footage (400 proposed, 300 allowed). 4. (V) 431 First Ave NW (King Residence) Garage Height The applicant seeks the following development standards variance approval: Docket No. 11060003 V Ordinance Chptr 25.01.01.B max. height for an accessory structure The site is located at 431 First Ave NW. It is zoned R- 2/Residence within the Character Subarea of the Old Town Overlay. Filed by Jeff King, owner. Present for the Petitioner: Jeff King, owner Removed old garage .New .carriage house building .complements .remodeled .main house From researching Zoning Ordinance Chapter 8 found 35 feet maximum height allowed However., five feet over height permitted in Chapter 25 for accessory structures Prefers not to remove roof Has renovated other homes in the area Public Input: Justin Moffett, The Old Town Design Group Also building homes in the neighborhood Impressed with Mr. King's projects Carriage house nice fit with the neighborhood Jeff Watkins, 234 W. Main Street Also owns 131 Third Street NW Page 2 of 6 Carmel Board of Zoning Appeals Hearing Officer Meeting June 27, 2011 Appreciates what Mr. King is doing in the neighborhood Public Hearing closed Department Report: Angie Conn Ordinance defines building height as measured half way up between the ridge and eaves An accessory structure could be taller than 18 feet Variance for about 5 feet Department recommended positive consideration of the variance. Action: Mr. Wilfong APPROVED Docket No. 11060003 V, 431 First Avenue NW (King Residence) Garage Height for maximum height for an accessory structure. 5. (V) Applegate Addition lot widths The applicant seeks the following development standards variance approval to have lot widths of 45 -ft on 3 potential residential lots: Docket No. 11060005 V Ordinance Chapter 23D.03.C.3.c.ii.a minimum lot width of 50 feet The site is located at 130 2nd St NW. It is zoned R -4 /Residence within the Character Subarea of the Old Town Overlay. Filed by Justin Moffett of The Old Town Design Group. P resent for Petitioner: Justin Moffett, The Old Town Design Group Developing several properties in Old Town Carmel area Trying to build homes that fit objectives of the Old Town Overlay o Cottage and craftsman styles o Traditional neighborhood look Previous request for 12 -unit building on this parcel did not work Looked at four :scenarios to subdivide the property o Two plans had three lots o One with four lots o Proposed plan of 45 -.'lot widths o Three scenarios allowed platting of 3 lots without any waivers or variances o Property zoned for multi- family use allowing double units Variance will allow front elevations toward Monon Trail and Second Avenue NW o All frontages facing Second Avenue NW could be done without variances Intend to use platted alley behind property for access to rear -load garages Worked out deed overlap with property owners to the north Several property owners concerned with existing fence o Fence will be replaced along north property line o Not forward of the front -face of the new units Will help move some barns belonging to north property owners Still need approval through the Plan Commission to plat subdivision Would go through SDR (Site Design Review) process before homes constructed Page 3 of 6 Carmel Board of Zoning Appeals Hearing Officer Meeting June 27, 2011 Architecture, tree preservation and landscape details all need approval Proposed $400,000 $500,000 price point of the three homes All three lots reserved with contracts Should be redeveloped within the next 18 months Public Input: Hilda Hadley, 140 First Avenue NW Very interested in historical preservation of Downtown Carmel Concerned about construction traffic; very disturbing from previous Downtown Carmel projects Parking along First Avenue and Second Street has been rough with so many construction workers o Police did help Questions alleyway is wide enough Spreading himself thin for all his construction projects Problem for neighbor on oxygen if electricity is cut Would trees be removed and/or replaced Dixie Packard, 4787 Oxford Place Alley on the east end of parcel/back end for garages not an alley according to her research o It is not owned or platted by anyone o Considered a Gap o Little un -owned Gaps are everywhere and not platted They have owned vacant lot and double on First Avenue NW for over 30 years o Mowed consistently up to Mr. Applegate's fence o He kept the fence row clean o Never any conversation about him owning beyond the fence line How will the drain easement affect their property Property is not platted; it is Meets and Bounds Linus Rude, 131 Second Avenue NW Parking issues on Second Avenue NW have been atrocious for past two years due to Sophia Square construction o Trash, nails, screws, ;etc o Street lights have not worked for two years o Has called construction company, Street Dept. and Duke Energy o Notices were finally put on vehicles o Construction workers were to park near old Street Dept. along the Monon o Main concern is emergency vehicle access o "No Parking" posted in front of Applegate property, but there are five and six cars parked there o Public does not seem to be aware of free parking under Sophia Square Hopes "No Parking" zone is maintained along Second Avenue past Second Street Appreciates what Justin is doing Will increase his property value Page 4 of 6 Carmel Board of Zoning Appeals Hearing Officer Meeting June 27, 2011 Jeff King, 431 First Avenue NW Favors the less density Will keep character of Old Town Seems like construction traffic, debris and Old Town parking should be controlled by City Jeff Watkins, 234 W. Main Street Owns house at 131 Third Street NW, north of Applegate property Known Justin for several years Been waiting for an improvement to the Applegate property o Overgrown, mice, not kept up They want similar style custom homes built next to their homes Justin cares for the neighborhood Justin addressed all their minor concerns without any problems Their lot is similar and they support these custom homes Rebuttal: Justin Moffett Quite a few comments related to construction noise, traffic, parking, etc. o City has issues to address along Second Avenue specifically o Construction parking, downtown employee parking o Parking during his construction will be along proposed future alley o Employed a full -time clean -up person to maintain all their sites Will have engineer address alley situation to clear whether it has been deeded o It showed up on the survey; whether or not that is accurate o 165 feet lot depth which exceeds significantly what they need in depth o 135 -ft. Lot depth at Blackwell park o If they do not have plotted alleyway excess, we would move access drive onto the 165 feet of lot depth o He will be in agreement with neighbors before proceeding with alley o Minimum 20 -ft. depth driveway behind each home for off street parking Require all buyers start construction within 24 months of lot purchase o Will start as soon as existing homes sell Working with City Forester regarding trees o Many internal .trees .on.the site are not of good quality o One large silver maple. along Second Avenue NW will be maintained as long as it is healthy o Few large evergreens along alley area will probably stay o Most of their custom home buyers install more landscaping than exists o Landscaping reviewed by Staff Will sheet -drain to the street/curb o Will not be installing any new drainage systems o Considered a minor subdivision o County regulated drain has a 75 -ft easement over the property owned by Ms. Hedges and Ms. Packard overlapping part of his property It was an open ditch, but is now an enclosed pipe County Drainage Board is fine with reducing to 15 -ft; going off this parcel Page 5 of 6 Carmel Board of Zoning Appeals Hearing Officer Meeting June 27, 2011 Public Hearing closed Department Report: Angie Conn Everything has been covered Planning and Zoning Dept. will bring up the parking and traffic issues to the Street and Engineering Depts. Variance request is for 5 feet for each lot Department recommended positive consideration of the variance. Discussion: Fence along north property will be replaced with new attractive privacy fence o Will work with neighbors on style City will need to be more on top of parking issues Street and Engineering Depts. will need to check no parking areas for signage Platting will be heard at the August 16 Plan Commission meeting Action: Mr. Wilfong APPROVED Docket No. 11060005 V Applegate Addition minimum lot width less than 50 feet. Adjournment The Hearing Officer adjourned the meeti ng at 6:15 PM. Approved this 2 day of 072/y 20 Hearin fficer Ephraim Wil' 'ty_ .Secretary Con e Tg1ey 1 File: 20110627 hearing officer.doc Page 6 of 6