HomeMy WebLinkAboutDept Report 02-24-14 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
FEBRUARY 24, 2014
4-8. (V) Tallyn's Ridge Subdivision
The applicant seeks the following development standards variances for a new subdivision.
Docket No. 14010004 V ZO CH: 5.01.02 Max Density 1 Lot/Acre, 1.51 Lots/Acre requested
Docket No. 14010005 V ZO CH: 5.04.02(D) Min Lot Area 15,000 sqft, 14,000 sqft requested
Docket No. 14010006 V ZO CH: 5.04.03(A) Min Front Yard 40 ft,30 ft requested
Docket No. 14010007 V ZO CH: 5.04.03(C)(1) Min Aggregate of Side Yard 30 ft, 25 ft requested
Docket No. 14010008 V ZO CH: 5.04.03(E)(1) Min Lot Width 120 ft, 100 ft requested
The site is located at 3225 West 146th Street and is zoned S-1/Residential. Filed by Steve Harden with
Faegre Baker Daniels, on behalf of Lombardo Homes of Indiana LLC.
General Info:
The Petitioner is requesting 5 variances to increase
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,,✓ e, , . a ° r / ,`, , �+ s ..' the density, reduce the lot area,reduce the front
t , , !a .. r. q 1 �. yard setback,reduce the side yard aggregate, and
ik .r t, 1 'I , ° �, '► '' reduce the lot widths. The site is located south and
��.�.�� ., t,,, e ';1_:%1 5'�� �,� ; 1 tti ���;� �'
.; . r ,P, , .� y I ,� ,e4 � a;, ) east of 146th Street and Shelborne Road. It is
t n`F . <,� , , �. I 1 i � ;, , i _ "'`� surrounded by single family residential and
n + ` h , -y ' 't 3.' ,- s ti��''5i { ;t _ i ,' undeveloped farm land. Please refer to the
_x 7 't1 1 j '..t ", Lf-.R1�' A (X i t V
• r P =,I)�t 4.°` �' c#d,:� ,„i. petitioner's information packet for more
!�� ", a , .,�r s 4 ',,,t. :, ; details.
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," * Analysis
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` ' — '" n `, + The proposed variances are minor and should not
""‘^Te--" - _ i w,_` have a negative effect on surrounding properties.
3d. - _V ,„•. ,ir- ,,� ,+,y.7 .,,{. : While the density is increasing from 1 lot per acre
a x. a ,.=t. ;;° r�, !',r+ s to 1.51 lots per acre, the subdivision will still be
i�, is : ''� y. 1'' required to meet the minimum open space
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Air.
„,, j' ...-p°^ ; standards. 146"' Street is planned for
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improvements and so the increase in density
should not have a negative effect on traffic. The intent of the S-1 residential district is to provide for the development of
innovative residential environments in keeping with the rural character of the distract. It is also a goal to allow a high
degree of flexibility in the design of single-family subdivisions. The granting of these variances will help meet these
goals by considering the context of the surrounding area and providing some flexibility for better design. This used to be
accommodated with the Residential Open Space Ordinance(ROSO)which allowed for decreased lot standards when
more open space was provided. However, now that is no longer in place and instead,subdivisions must request variances.
The proposed vanances relate to design standards that are contained within and are internal to the proposed subdivision
and will have little, if any impact, on surrounding properties.
The Department is in support of these variance requests.
Additional Comments:
-Will there by architectural standards in place which will help create well-designed homes?
-During the Primary Plat phase,the Department would like to see 6 to 7 foot tree lawns along the road which will help
mitigate the reduced front yard setback and improve the long term health of the street trees.
Petitioner's Findings of Fact
1. The approval of these variances will not be injurious to the public health, safety, morals, and general
welfare of the community because: Tallyn's Ridge is a proposed 28-lot residential neighborhood with large
lots and attractive home plans. The neighborhood will front on the proposed expanded and busy 146th Street
and will have a proposed density (1.51 lots per acre) lower than the nearby existing subdivisions (Heather
Knoll (2.0), Trails at Hayden Run (1.6), Lincolnshire (1.5), Saddlecreek (1.8)). Tallyn's Ridge incorporates
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120' wide lots on its west boundary to accommodate future transitions to the west. The home prices in
Tallyn's Ridge are expected to be in the$400,000-$600,000 range.
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: Tallyn's Ridge is a proposed 28-lot residential neighborhood with
large lots and attractive home plans. The neighborhood will front on the proposed expanded and busy 146`x'
Street and will have a proposed density (1.51 lots per acre) lower than the nearby existing subdivisions
(Heather Knoll (2.0), Trails at Hayden Run (1.6), Lincolnshire (1 5), Saddlecreek (1.8)). Tallyn's Ridge
incorporates 120' wide lots on its west boundary to accommodate future transitions to the west. The home
prices in Tallyn's Ridge are expected to be in the$400,000-$600,000 range.
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 Tallyn's Ridge cannot be developed as proposed without
the requested variances.
Recommendation: The Dept. of Community Services recommends approval of Docket Nos. 14010004-08 V.
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