HomeMy WebLinkAboutDept Report 05-27-14 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
MAY 27, 2014
45-49.(V)Blackwell Park Phase II.
The applicant seeks the following development standards variances for a new subdivision:
Docket No. 14040017 V ZO CH: 8.01.02: Max Density 3.9 lots/acre,4.33 lots/acre requested
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.
— i General Info:
'paw i The petitioner is requesting that five variances,
1 comparable to development standards in the
`_. `•e , '.ort ' Old Town Overlay, be granted for an area
north of 5`h Street NE and east of 2nd Avenue
„so_
NE to allow for a new subdivision.
-_ I 4 Surrounding uses are residential. Please see
It , 4.7.* the petitioner's information packet for more
Allfr- details.
ili i J ` 4i, Analysis: The proposed subdivision lies just
f outside the Old Town Overlay Zone Character
,�'y� Sub-Area. If the variances requested are
granted,they would permit the development of aril
W s, 19 single family lots,with smaller lot sizes,
Wodlany
1 t w > .= 4 °"�"' ! reduced front yard setbacks, smaller lot widths,
- ILI i 1 and increase lot coverage. These reduced
wIf" - . ` development standards attempt to mimic the
fif< • ,, standards in Old Town and are comparable to
a a 1 ''tt adjacent properties that are within the_le
, , ;N',-` +. Character Sub-Area. The proposed single
family houses would all be detached,and
i ► would be accessed by a new road, 3`d Avenue
NE. 3`d Avenue NE does not exist north of 5th Street NE, and would be platted along with the proposed lots. The
petitioner is also requesting a variance to increase the density from 3.9 lots/acre to 4.33 lots/acre. This increase in density
would permit the addition of 2 lots in the subdivision,but is in keeping with the character of the area. Much of the
neighborhood to the west is zoned R-3,which permits 5 lots/acre.
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 19 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. 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 or side-load garages. 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.
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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.
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: 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. 140040017-21 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 front line of the principal building.
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