HomeMy WebLinkAboutDept Report 07-28-14 N.
CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
JULY 28,2014
2-5. (V)Blackwell Park Phase H.
The applicant seeks the following development standards variances for a new subdivision:
WITHDRAWN ! : • • . ! ! ! _e .! -. ,, , . . ., , . , • • . . .
Docket No. 14040018 V ZO CH: 8.04.02: Min Lot Size 10,000 sq.ft,6,600 sq.ft. requested
Docket No. 14040019 V ZO CH: 8.04.03.A: 35 ft.Min Front Yd. Setback,20 ft. requested
Docket No. 14040020 V ZO CH: 8.04.03.E: Min Lot Width 80 ft.,55 ft. requested
Docket No. 14040021 V ZO CH: 8.04.03.F: 35%Max Lot Coverage,45% requested
The site is located at 510-531 Burnett Court in Carmel,just north of 5th Street NE and east of 2nd Ave NE. The property is
zoned R-2/Residential and is not located in an overlay zone. Filed by Andrew Greenwood of Old Town Development,
LLC.
General Info:
The petitioner is requesting that four variances,
comparable to development standards in the Old Town
Overlay, be granted for an area north of 5th Street NE
4, and east of 2nd Avenue NE to allow for a new
` _ -- '- — - subdivision. Surrounding uses are residential. Please
.•-� \. see the petitioner's information packet for more
- - details.
"".t.; !;,. S4. :41-,.1.4
a4 Analysis: The proposed subdivision lies just outside
a '``` the Old Town Overlay Zone, Character Sub-Area. If
■ the variances requested are granted,they would permit
,,F; the development of 23 single family lots,with smaller
lot sizes,reduced front yard setbacks, smaller lot
widths, and increased lot coverage. These reduced
dh development standards attempt to mimic the standards
i , in Old Town and are comparable to adjacent
properties that are within the Character Sub-Area.
I
The proposed single family houses would all be
; t t detached,and would be accessed by a new road,3rd
Avenue NE. 3rd Avenue NE does not exist north of 5th
Street NE,and would be platted along with the
=., 'j'-' -
_ -,4 proposed lots. The petitioner will not exceed the
' L �,- -�-_ maximum density allowed of 3.9 lots per acre as
Iv, i -1 r = _�_ r_ additional land has been added to the subdivision,
some of which will be common area.
The site currently is made up of a couple of wooded parcels and a small 6 lot subdivision that would be vacated to allow
the subdivision into 23 lots. The petitioner is strongly encouraged to work with the Urban Forester to preserve individual
large trees on future home sites. The proposed parcels would be platted at similar widths and depths as some existing,
adjacent parcels to the west in Old Town. The site plan is essentially a proposed continuation of the existing
neighborhood to the west.
Elevations were submitted as part of the packet, but are not required as part of this review. However,the Department
would strongly urge the petitioner to use the surrounding mix of one-story and two-story houses as a springboard for new
home designs for this proposal,but also incorporate some variety into the architectural styles of homes as well as use a
variety of materials. The majority of houses in this part of Old Town are built upon varying sized lots with houses set
fairly close to the sidewalk,and with rear load garages and some front load. The properties on the west portion of the
proposed subdivision will have rear load garages as they will have alley access. The lots on the east side of the
subdivision will not have alley access and so are proposed to have front load garages. The Department would suggest a
commitment from the petitioner that any front load garages be setback at least 15 feet behind the front of the
home,which is also an Old Town Overlay requirement.
4 6 scANNED
The granting of the requested variances should ensure that development of the site be context-sensitive;the design of the
houses should also continue, and enhance,the overall character of the neighborhood. Department would also suggest a
commitment from the petitioner to extend the new construction standards of the Old Town Overlay Zone
Character Sub-Area,23D.03.C, however,excluding the approval process in 23D.04.,to all parcels in this project.
Additional.Comments:
- Will this subdivision have any sustainable design features, such as bio-swales, rain gardens, or permeable
pavement?
- The Department would like the petitioner to consider implementing shared drive-ways into the layout of the
subdivision to help reduce impermeable surface and allow for more yard.space.
- How many lots could be developed if the Petitioner designed the lots to meet the minimum lot width of 80 feet?
Petitioner's Findinis 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: the variances would allow for construction of single family residential homes which would
be harmonious with the general welfare of the community and a suitable use of the property in accordance with the
zoning plan and city desires.
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 various older building,structures, deteriorating homes and vacant land
currently on the property shall be replaced and improved by the site construction to be completed and the building of
modern, high quality single family homes. These improvements to the property will substantially increase both the
use and value of the adjacent properties.
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 R-2 residential zoning is designed for lot sizes and the characteristics of a
suburban residential area. Therefore,without variances the property cannot be altered to conform to its location
within the gridded pattern urban area of Old Town Carmel and maintain the property's unique characteristics.
Recommendation: After all.comments:and concerns have been addressed The Dept,,of Community Services
recommends positive consideration of Docket Nos. 140040018-21 V with the commitment that the petitioner will
design the homes to the new construction standards of the Old Town Overlay Zone Character Sub-Area,ZO CH
23D.03.C,excluding the approval process in 23D.04,but including that the front face of attached garages be
setback at least 15 feet behind the frontline of the principal building.
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