HomeMy WebLinkAboutDept Report 01-28-14 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
JANUARY 28, 2014
1-4. (V) Saddlebrook at Shelborne Phases III & IV.
The applicant seeks the following development standards variances for a new subdivision:
Docket No. 13120004 V ZO CH: 5.01.02 Max Density 1 lot/acre, 1.2 lots/acre requested
Docket No. 13120005 V ZO CH: 5.04.03 (A)Min Front Yard 40 ft,30 ft requested
Docket No. 13120006 V ZO CH: 5.04.03.E.1 Min Lot Width 120 ft, 100 ft requested
Docket No. 13120007 V ZO CH: 2.09 Compliance with the Transportation Plan,Reduced R.O.W. and
different street cross section requested.
The site is located at 12121 Shelborne Road, and is zoned S-1/Residence. Filed by Steve Hardin with Faegre
Baker Daniels, on behalf of Leeds I LLC.
J I i 1 t, ,.`.,! 1 :o / ( General Info:
T ' - ``°"' �� ,.mil. f is ,.'/ The Petitioner is requesting 4 variances to
V ,,,- ,'4#k& `4- --- / `. //+ ° increase the density, reduce the front yard
`'6".Ii_' 1.'.,,.:;'' '�5^41 . rt - ' .,a setback, reduce the lot widths, and reduce the
y `X�'1 ,t ` irj $♦ . ,.4-.z,,,r" - 3 , -I 8• right-of-way along the main interior street. The
rte ;0. #. 1f' , y I 1' site is at the northeast corner of 121St Street and
. �-, N . ii ' � ' _4; -- 3;,j{ Shelborne Road. It is surrounded by single
®'i` .� i,{ , � ,# .: • . ; �` ,, y ; family residential with a large school campus
AVE L �If;. a_„ ,E 1 ; '` ..":1*.r a bordering the north property line. Please refer
'.tt • t' ;--- ' r �` -�: �• ,;' to the petitioner's information packet for•
-. .' ' -, ` �-• _ . s �— more details.
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E'--- _ G f., ' ,',-._,;` of. f.,,'"' ' cgs A ;.
_,4. ; *4P(- i / � '.:w,`. t ,� Analysis
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4- ,^ `' ( /••••• 4� „ t_r I Lot Standards: The proposed variances are
,, ; '4' _ t, :;„i Zi,bi minor and should not have a negative effect on
surrounding properties. In fact, this subdivision
will be complementary to the subdivision to south, Saddlebrook at Shelborne Phases I& II. Saddlebrook at Shelborne
Phases I& II were developed under the ROSO regulations which allowed for reduced front yard setbacks, reduced lot
widths, and increased density. This project will connect to Phases I& II and will create another access point for those
residents while maintaining the same neighborhood character. While the density is increasing from 1 lot per acre to 1.2
lots per acre,the subdivision is still meeting the minimum required open space. There are also proposed architectural
guidelines which will help create a well-designed subdivision.
Reduced Right-of-Way
The Department has worked with the developer as well as with the Engineering Department and has come to an agreed
upon cross-section for the main road in this subdivision. The Transportation Plan calls for a wider right-of-way with a
boulevard down the middle as this road was intended to be a Residential Parkway as an extension of 121” Street. The
road will still connect from east to west through this parcel which is a part of the Transportation Plan. The road will also
still accommodate pedestrians and bicycles with a 5 foot sidewalk on one side and an 8 foot sidewalk on the other side.
This right-of-way width and cross section should be sufficient as it is similar to the existing 121' Street right-of-way to
the west. However,it appears the path does not connect all the way to Shelborne Road along the south side of
Forrest Hills Way. The path needs to connect there if the new cross section that is proposed is to be approved.
The Department is in support of these variance requests.
Petitioner's Findings of Fact: 13120004-06 V
1. The approval of these variances will not be injurious to the public health, safety, morals, and general
welfare of the community because: the development standards for the new neighborhood will be consistent
with the adjacent and existing Saddlebrook at Shelborne subdivision.
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2. The use and value of the area adjacent to the property included in the variances will not be affected in a
substantially adverse manner because: the development standards for the new neighborhood will be
consistent with the adjacent and existing Saddlebrook at Shelborne subdivision.
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: strict application of the terms of the Zoning Ordinance
would not permit development of the project with standards consistent with the adjacent and existing
Saddlebrook at Shelborne subdivision.
Petitioner's Findings of Fact: 13120007 V
1. The approval of these variances will not be injurious to the public health, safety, morals, and general
welfare of the community because: the proposed street improvements are designed to provide adequate and
safe transportation.
2. The use and value of the area adjacent to the property included in the variances will not be affected in a
substantially adverse manner because: a connection east to west is still being provided and pedestrian and
bicycle traffic will be accommodated.
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 site's narrow nature creates the practical difficulties.
Recommendation: The Dept. of Community Services recommends approval of Docket No. 13120004-07 V.
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