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HomeMy WebLinkAboutDept ReportsCARMEL/CLAY BOARD OF ZONING APPEALS DEPARTMENT REPORT April 26, 2004 lh. Carmel Science & Technology Park, Lots llB& llC: Congressional Flex Space (V-132-03/#03120025) The applicant seeks the following development standards variance: V-132-03 #03120025 §20D.04.06 from landscaped yard The site is located at southwest 122no Street & Congressional Blvd. The site is zoned M-3/Manu£acturing. Filed by Mila Slepaya of Mid-States Engineering. General Information: The petitioner requests a variance to reduce the landscape setback line from 15 feet to 7 feet. That is an 8-ft difference. Background Information: The petitioner has filed a development plan with the Department. Following is an excerpt from the November 19, 2003 TAC meeting minutes: "DOBOSIEWICZ: Just a follow up on the comment letter concerning some changes that need to be made to the plan in terms of the half right-of-way along City Center Drive, adjustments to the improvements to the south as well as the provision of sidewalk and/or path along both of those roadways. It would be good if a copy of the plans for the City Center Drive as part of the development on approval process. Dedication of right-of-way per the Thoroughfare Plan would be required. It appears that the forty feet (40') half along Congressional is identified but there is a seventy feet (70') half and that parameter is going to require significant adjustments from the south to the site plan. In addition to that, we need verification on building height to calculate the building base landscape along the from. Sidewalks are allowed to cut into that perpendicular to the parking lot. Parallel sidewalk adjacent to the parking spaces would not be allowed to encroach into that required from base landscape area. The driveway to the south accessing the existing access road I would like to see that cleaned up so it is design like a normal driveway segment. Also like to see that northern edge of that existing drive curb better traffic control along your site making sure we do not have people dipping into that grass area off that drive. You might also look at the southwest comer of the site again to better define traffic control into the rear of the property. Request was made for rear and side elevations as well as a cut sheet for lighting fixtures with a 90-degree cut-off. Identify the property lines and there is an area defined for a dumpster that needs to be enclosed and we need the detail showing what it is going to look like. MCBRIDE: Just to interject, typically we do have and acquired right-of-way necessary for the roadway project. With a road project we only acquire what is necessary and consistent with the Thoroughfare Plan and Ordinance." Analysis: The site has a unique situation where the city has acquired right-of-way to complete the City Center Road project. The new fight of way is a 70-fi half, when it used to be a 52-fi half from the centcrline of 122na Street. The petitioner must seek a variance for reduced landscape yard setback. Findings of Fact: 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The reduced landscape yard setback will not be injurious to the community because this variance is in lieu of a roadway project which will benefit the community. 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: Thc usc and value of the area adjacent to thc property will not be affected in a substantially adverse manner by allowing the reduced landscape yard setback. Thc area is zoned M- 3/Manufacturing and many of thc uses in the area arc of a technological nature, which do not quite need thc caliber of landscaping as if adjacent to a residential area would. 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: The strict application of the Zoning Ordinance may result in practical difficulties in the use of the property due to the denial of the development plan for lack of meeting the 15-ft landscaped yard setback. Recommendation'. The department recommends positive consideration of Docket No. V-132-03. CARMEL/CLAY BOARD OF ZONING APPEALS DEPARTMENT REPORT February 23, 2004 6h. Carmel Science & Technology Park, Lots llB& llC: Congressional Flex Space (V-132-03/1103120025) The applicant seeks the following development standards variance: V-132-03 #03120025 §20D.04.06 front landscaped yard The site is located at southwest 122nd Street & Congressional Blvd. The site' is zoned M-3/Manufacturing. Filed by Mila Slepaya of Mid-States Engineering. General Information: The petitioner requests a variance to reduce the landscape setback line from 15 feet to 7 feet. That is an 8-ft difference. Background Information: The petitioner has filed a development plan with the Department. Following is an excerpt from the November 19, 2003 TAC meeting minutes: "DOBOSIEWICZ: Just a follow up on the comment letter concerning some changes that need to be made to the plan in terms of the half right-of-way along City Center Drive, adjustments to the improvements to the south as well as the provision of sidewalk and/or path along both of those roadways. It would be good if a copy of the plans for the City Center Drive as part of the development on approval process. Dedication of right-of-way per the Thoroughfare Plan would be required. It appears that the forty feet (40') half along Congressional is identified but there is a seventy feet (70') half and that parameter is going to require significant adjustments from the south to the site plan. In addition to that, we need verification on building height to calculate the building base landscape along the front. Si&walks are allowed to cut into that perpendicular to the parking lot. Parallel sidewalk adjacent to the parking spaces would not be allowed to encroach into that required front base landscape area. The driveway to the south accessing the existing access road I would like to see that cleaned up so it is design like a normal driveway segment. Also like to see that northern edge of that existing drive curb better traffic control along your site making sure we do not have people dipping into that grass area off that drive. You might also look at the southwest comer of the site again to better define traffic control into the rear of the property. Request was made for rear and side elevations as well as a cut sheet for lighting fixtures with a 90-degree cut-off. Identify the property lines and there is an area defined for a dumpster that needs to be enclosed and we need the detail showing what it is going to look like. MCBRIDE' Just to interject, typically we do have and acquired right-of-way necessary for the roadway project. With a road project we only acquire what is necessary and consistent with the Thoroughfare Plan and Ordinance." Analysis: The site has a unique situation where thc city has acquired right-of-way to complete the City Center Road project. Thc new fight of way is a 70-ft half, when it used to be a $2-ft half from thc ccntcrlin¢ of 122nd Street. Thc petitioner must scck a variance for reduced landscape yard setback. Findings of Fact: 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The reduced landscape yard setback will not be injurious to the community because this variance is in lieu of a roadway project which will benefit the community. 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: The use and value of the area adjacent to the property will not be affected in a substantially adverse manner by allowing the reduced landscape yard setback. The area is zoned M-3/Manufacturing and many of the uses in the area are of a technological nature, which do not quite need the caliber of landscaping as if adjacent to a residential area would. 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' The strict application of the Zoning Ordinance may result in practical difficulties in the usc of the property due to thc denial of the development plan for lack of meeting the 15-ft landscaped yard setback. Recommendation: The department recommends positive consideration of Docket No. V-132-03. CARMEL/CLAY BOARD OF ZONING APPEALS DEPARTMENT REPORT January 26, 2004 16j. Carmel Science & Technology Park, Lots liB & llC: Congressional Flex Space (V-132-03/#03120025) The applicant seeks the following development standards variance: V-132-03 #03120025 §20D.04.06 front landscaped yard The site is located at southwest 122nd Street & Congressional Blvd. The site is zoned M-3/Manufacturing. Filed by Mila Slepaya of Mid-States Engineering. General Information: The petitioner requests a variance to reduce the landscape setback line from 15 feet to 7 feet. That is an 8-ft difference. Background Information: The petitioner has filed a development plan with the Department. Following is an excerpt from the November 19, 2003 TAC meeting minutes: "DOBOSIEWICZ: Just a follow up on the comment letter concerning some changes that need to be made to the plan in terms of the half right-of-way along City Center Drive, adjustments to the improvements to the south as well as the provision of sidewalk and/or path along both of those roadways. It would be good if a copy of the plans for the City Center Drive as part of the development on approval process. Dedication of right-of-way per the Thoroughfare Plan would be required. It appears that the forty feet (40') half along Congressional is identified but there is a seventy feet (70') half and that parameter is going to require significant adjustments from the south to the site plan. In addition to that, we need verification on building height to calculate the building base landscape along the front. Sidewalks are allowed to cut into that perpendicular to the parking lot. Parallel sidewalk adjacent to the parking spaces would not be allowed to encroach into that required front base landscape area. -13- The driveway to the south accessing the existing access road I would like to see that cleaned up so it is design like a normal driveway segment. Also like to see that northern edge of that existing drive curb better traffic control along your site making sure we do not have people dipping into that grass area off that drive. You might also look at the southwest comer of the site again to better define traffic control into the rear of the property. Request was made for rear and side elevations as well as a cut sheet for lighting fixtures with a 90-degree cut-off. Identify the property lines and there is an area defined for a dumpster that needs to be enclosed and we need the detail showing what it is going to look like. MCBRIDE: Just to interject, typically we do have and acquired fight-of-way necessary for the roadway project. With a road project we only acquire what is necessary and consistent with the Thoroughfare Plan and Ordinance." Analysis: The site has a unique situation where the city has acquired fight-of-way to complete the City Center Road project. The new fight of way is a 70-ft half, when it used to be a 52-ft half from the centerline of 122nd Street. The petitioner must seek a variance for reduced landscape yard setback. Findings of Fact: 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The reduced landscape yard setback will not be injurious to the community because this variance is in lieu of a roadway project which will benefit the community. 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' The use and value of the area adjacent to the property will not be affected in a substantially adverse manner by allowing the reduced landscape yard setback. The area is zoned M-3/Manufacturing and many of the uses in the area are of a technological nature, which do not quite need the caliber of landscaping as if adjacent to a residential area would. 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: The strict application of the Zoning Ordinance may result in practical difficulties in the use of the property due to the denial of the development plan for lack of meeting the 15-ft landscaped yard setback. Recommendation: The department recommends positive consideration of Docket No. V-132-03. -14- e e CARMEL /CLAY PLAN COMMISSION BA H DEPARTMENT REPORT December 16, 2003 3h. Docket No. 163-03 DP #030100015) Carmel Science Technology Park, Lots 11B 11C: Congressional Flex Space- Development Plan The applicant seeks to construct two buildings. The site is located at southwest 122nd St Congressional Blvd. The site is zoned M- 3/Manufacturing. Filed by Mila Slepaya of Mid States Engineering. The applicant is requesting approval of a Development Plan for the construction of two office and warehouse buildings. Please see the informational packet prepared by the applicant for an overview of the site and proposed building elevations. While ADLS is not a separate requirement in the M3 zone the language in the ordinance essentially requires the same level of review for M3 zoned properties. As part of this project the petitioner will need to submit a request for a variance form the setback requirements along 122 Street (future City Center Drive). The Department along with the Department of Engineering is in favor of a reduced landscaping setback as opposed to reducing the necessary right -of -way dedication which would be made from the new centerline as proposed in the plan the City has for improvement to the roadway. The following items are those that may require additional attention: 1. Approval should be subject to the granting of the variance by the BZA. 2. Architecture: a. Greater architectural detail should be applied to the south elevation of the building located in the southeast comer of the site due to its high level of visibility along Congressional Boulevard to the south. 3. Signage: a. Please provide greater detail on the style of proposed wall signage for tenants (type of letter, color, etc.). 4. Lighting: Please provide a cut sheet of the proposed fixtures, both pole lights and ground mounted up- lights. Full cut -off lights should be used. The Department recommends that this item be forwarded to the Special Studies Committee on January 6 for further discussion. PCR- 2003 -1216