HomeMy WebLinkAboutPacket Docket No 14060018A / :,'°4 dy
Petitioner: Wendy Noble
Findings of Fact—Appeal <
I have requested permission to demolish a structure that has no historical significance and debatable
contributing characteristics,and to replace it with a single-family home with characteristics that reflect
the District's Overlay and a design that complements the new homes recently built in the neighborhood.
I am appealing the denial of this request.
The determination of"Significance" was made by referencing the 'Old Town' Carmel Survey, completed
in 2008. This simplistic survey contains inaccurate information,and was completed by an Intern. There
is no mention of this Survey in the Overlay. Additionally,the Survey was completed two years after I
obtained ownership. Significant work was completed during that time which greatly improved the"curb
appeal". I believe the condition of the home would not have received a positive rating had the survey
been done in 2006. Further, the structures identified on the 2002 map of Contributing Buildings,
display a wide spectrum of architectural designs, shapes, sizes, and attractiveness.
The existing structure has no material significance. No decorative features were identified in the Ball
State Survey. The loss of the structure would have no impact on the character of the District.
The property has no historical significance. There is no mention of this property in the Hamilton County
Interim Report published by the Historic Landmarks Foundation of Indiana, nor is it mentioned in any
other historic survey pertaining to the District. This past December,a member of the Carmel Historical
Preservation Commission,after examining the interior and exterior of the property, stated that he
would not consider the home to be of a contributing character; a demolition and complete remodel was
discussed.
The District has experienced significant and vast development since 2008. At least eight homes
identified as "Contributing buildings" have been demolished by Developers and replaced. At least two
other"Contributing" homes,while not demolished, have been renovated to the point where they look
nothing like the original structure. The City of Carmel specifically acknowledged the substantial
redevelop of Old Town in the Comprehensive Plan (page 90). For those reasons, I believe the relevance
of the previous surveys and definitions of contributing buildings is questionable.
The proposed new structure received little consideration. Although I was asked to make changes to the
design (extending the stone base along the side,changing the material on the roof gables, and adding
windows), no details were provided to explain the opinion that it would not enhance the overlay more
than the existing structure—only that it "would not clearly be of greater significance". I believe the
proposed design reflects the goals of the Overlay, contains features and materials that complement the
new homes recently built in the District, and enhances the District in multiple ways.
The Carmel Clay Comprehensive Plan states that the City is "encouraging reinvestment" in its
Downtown/Old Town sub area. I'd like an opportunity to make a reinvestment in the property that
would accommodate my family,within the parameters of the Overlay, as others have been allowed to
do.
As of 7/18/14
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CITY OF CARMEL
JAMES BRAINARD, MAYOR
June 17, 2014
Ms. Wendy Noble
320 1St Avenue NE
Carmel, IN 46032
Re: 3201St Avenue NE-proposed new home and house demolition
Dear Ms. Noble:
This letter is in response to your request dated 22 April 2014 for Site Plan and Design
Review approval for a new home at the above referenced address, requiring demolish of
the single-family dwelling that currently exists on the property. The conclusions in this
letter shall serve as an official Director's determination that may be appealed to the Carmel
Board of Zoning Appeals if filed within thirty(30)days of issuance of this letter, or the
determination is final.
The existing dwelling is designated as a Contributing Building as defined by the Carmel
Zoning Ordinance, Chapter 23D, and as identified on the Old Town Overlay Zone Map,
Figure 3.
The Zoning Ordinance for Old Town Carmel provides four(4) principle criteria to guide
decisions by the Director of the Department of Community Services when determining
whether demolition of a Contributing Building in Old Town will be allowed:
i. Structural conditions of the building that pose an imminent safety hazard.
ii. An advanced state of dilapidation or fire damage would make it unfeasible to repair
the building for any reasonable economic use.
iii. The architectural and historical significance of the structure individually, in relation to
the street, and as a part of the district as a whole.
iv. Replacement value, if it can be determined that the proposed new development which
it replaces is of greater significance to the enhancement of the overlay district than
retention of the existing structure.
Inspection of the premises by Carmel Building Commissioner Jim Blanchard, Department of
Community Services(DOCS) Planning staff, and me on 9 June 2014 revealed the home's
visible structure to be of generally sound condition, with some water infiltration, basement
moisture and moisture related problems including the appearance and odor of mold. The
visible foundation while in need of repair in places did not appear to be in such an
advanced deteriorated condition to be unrepairable; and including foundation moisture
problems to be repairable at a reasonable cost.
DEPARTMENT Of COMMLNITY SERVICES
ONE CIVIC SQUARE, CARMEL, IN 46032 PHONE 317 571.2417, FAx 317 571.2426
MICHAEL P HOLLIBAUGH, DIRECTOR
Ms. Wendy Noble page 2
Re: Proposed demolition -320 1st Avenue NE, Carmel, IN
Air quality in the basement was poor, with high moisture content and the noticeably strong
odor from mold. It was observed by the Building Commissioner that crawl space
ventilation has been blocked in areas which may affect air flow, thus contributing to
moisture and air quality issues in the basement. The presence of moisture and mold,
unless presented otherwise with evidence from you, can be mitigated and remediated;
including installing perimeter drainage; sealing the exterior foundation; improving
basement air flow and duct cleaning and possibly updated HVAC equipment.
The condition and layout of the home,while not modern in style or function, especially
when compared to the new construction which has been occurring in the Old Town area,
can be improved through home renovation, and possibly through room addition(s)or
expansions. As such,the condition and layout factors would not, by themselves,justify
demolition of the home.
In consideration of homes historic or architectural significance, the Department referred to
the 'Old Town'Carmel Survey by the Ball State University Center for Historic Preservation,
prepared for the Carmel Clay Historic Society in 2008. That survey concluded the subject
property to be in "excellent" condition; of generally unaltered vernacular architectural
style that "would contribute to a potential National Register Historic District". A copy of
the Ball State survey for this property is attached.
It is worth noting that the new house proposed by you to replace the existing Contributing
Building,while a more substantial structure of greater monetary value than the existing
home, would not clearly be of greater significance to the enhancement of the overlay
district—versus the negative impact on the district from loss of the existing structure .
It is with consideration of the ordinance criteria for demolition; inspection and observation
of the home, lot and surrounding real estate that your request to demolish the
Contributing Buildings at 320 1St Avenue NE is hereby denied.
If you wish to discuss any of the above, please contact me at 317 571 2422, or via email at
mhollibaughPcarmel.in.gov.
Yours truly,
Michael Holli ugh
Copy: Carmel-Clay Historical Society,attn. Katherine Dill
Indiana Landmarks, attn. Mark Dollase
Carmel City Attorney, Douglas Haney