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HomeMy WebLinkAboutDepartment Report 01-27-202 CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER DEPARTMENT REPORT JANUARY 27, 2019 (V) Copper Run Subdivision, Masonry Requirements. The applicant seeks the following development standards variance approval: 4. Docket No. 19120011 V Copperleaf PUD, Section 4.3, Exhibit C.12.C 5 homes with less than 50% masonry allowed, 10 requested. The site is located at approximately 13026 Copper Run Blvd. It is zoned PUD/Planned Unit Development Ordinance Z-631-18. Filed by Tim Ochs and Devin Brown of Ice Miller LLP, on behalf of Pulte Homes of Indiana. General Info The Petitioner seeks variance approval have an additional 5 homes within the 29-home subdivision have less than 50% masonry allowed, for a total of 10 homes. The Petitioner also proposes commitments. Please see the Petitioner’s informational packet for more detail on the variance request and proposed commitments. The Masonry Requirements in Subsection 12. C of Exhibit C of the PUD Ordinance reads: Homes with a historical architectural style that lends itself to the use of less masonry may have less than 50% masonry on the front façade; provided, however, that not more than 5 homes within the Copperleaf District may utilize this exception to allow a home with no brick and any home utilizing this exception for no brick shall be located at least two lots away from another home utilizing this exception for no brick. History & Analysis The rezone record for Docket No. 17110014 Z provides that the PUD's Architectural Standards were amended over the course of the Plan Commission process, as a result of the discussion of the architectural treatment of the houses. Much discussion occurred at the Feb. 6, 2018 Residential Committee meeting, primarily at the request of Commissioner Casati (with support of other members) out of a concern the draft ordinance would allow all homes, potentially, to be built with masonry wainscot only. He asked for a limit, to cap the number of homes which could be built with façade of less than 50% masonry. There was discussion to cap the number of ‘below 50% houses’ to a number, which was ultimately proposed and approved at 5. The minutes also support four-sided architecture, meaning consistent architectural design and detailing on all four sides of the homes. The minutes and discussion give context to the words in the PUD and the character exhibits. The Commission asked for attention to detail and a consistent treatment on all four sides of the houses, to support what was presented in the character exhibits - which only showed front facades with various percentages of masonry, and none of which showed a front façade design that was all siding. It can be interpreted from reading the Feb. 6, 2018 meeting minutes and redline PUD draft version that the ‘below 50% option’ was the intended "no brick option". Houses built without 50% masonry on the front would trigger use of the masonry wainscot to be used on all sides, including the front façade, in a historically appropriate manner (consistent with the character exhibits). The only time a wainscot would not be used on the front façade was when at least 50% (or more) of that facade was masonry. The no brick/masonry option did not mean siding only and 0% masonry. A façade finish without 50% masonry on the front façade (the no brick option) would always include a brick wainscot to balance out the overall design. The Petitioner addressed all planning/zoning review comments, and the Planning Dept. supports this variance request. Petitioner’s Findings of Fact: Please refer to the Petitioner’s Findings of Facts included in their info packet. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 19120011 V with the condition that a copy of the executed, recorded commitments is submitted to the Planning Dept. within 30 days.