The Kokomo City Board of Zoning Appeals on Wednesday approved a special exception and a set of variances that permit a 100-unit apartment complex—marketed as District Flats—on a vacant parcel near Webster Street and Zartman Road.

Torrey Tripp, Trip Engineering Consulting, representing District Flats LLC, told the board the project would include 100 units — 60 one-bedroom and 40 two-bedroom apartments — and that the developer is seeking a special exception for more than 50 units in the M-3 zoning district along with variances for maximum density, number of parking spaces and parking in the northern setback.

The project packet presented by Tripp described the buildings, a site layout and a proposed unit mix. "The requested special exception of the multifamily housing project will help with the city's housing demand," Tripp said when reading the petitioner’s findings of fact, adding the developer plans to meet all development standards except for the variances requested.

City staff also recommended approval. Staff findings read into the record stated the proposal "will not be injurious to the public health, safety, morals, and general welfare of the community" and that "the buildings meet the minimum requirements for front and side setback requirements of the zoning district," while noting the requested exceptions for density, parking count and parking setbacks.

The petition seeks 156 parking spaces for 100 units (1.56 spaces per unit). Tripp said the zoning ordinance requires two spaces per unit (which would total about 200 spaces), and the variance request would reduce that requirement in line with similar nearby developments and the city's proposed change to a 1.5-per-unit standard.

Jeremy Gilbert, who identified himself and gave a Kokomo address, answered detailed questions about site features and said air-conditioning equipment clusters would be placed and screened with landscaping. Gilbert also described amenity plans including a pool, clubhouse with a work-from-home lounge and a golf simulator, a state-of-the-art gym and a small fenced dog park.

Nearby property relationships and stormwater were discussed. Tripp said the northern parking encroaches into an easement that contains a sanitary sewer and a water main; he said the property owner has agreed to maintain and repair any parking area within the easement if city access or repairs are needed. On the project’s pond, Tripp described it as a stormwater retention area that will be dry most of the time and said landscaping and a buffer yard will be used along neighboring properties, including the adjacent Primrose buildings.

A resident asked whether sidewalks would be added on Webster Street; Tripp said a sidewalk is included in the site development plans. Board members also asked about sightlines, dumpster locations and distance to adjacent buildings; Tripp said required landscaping and setbacks would be provided and those details will be finalized in the site-plan review.

A motion to approve Case PO8SC25 (special exception) and Case P13B25 (density/parking/setback variances) was made and seconded; the board voted in favor. The record shows the board adopted the petitioner’s findings and the staff findings as part of the approval.

Tripp said the developer intends to break ground in July and estimated about 18 months for completion if schedules hold. The approvals grant relief only where variances were requested; the M-3 zoning designation remains in place and other development standards must still be met during the site-plan and permitting stages.

Next steps for the project include detailed site-plan review, permitting and building inspections required under the City of Kokomo and state building codes.