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HomeMy WebLinkAboutPacket for HO 05-28-20 CITY OF CARMEL BOARD OF ZONING APPEALS Firehouse Square Onyx and East Information Packet Docket Number: PZ-2020-00043 V Hearing Date: May 28, 2020 Prepared by Woolpert, Inc. 333 N Alabama Street, Suite 200 Indianapolis, IN 46204 317.299.7500 Woolpert.com Woolpert, Inc. 333 N Alabama Street, Suite 200 Indianapolis, IN 46204 317.299.7500 May 15, 2020 Carmel Board of Zoning Appeals Members/Hearing Officer RE: Docket Number: PZ-2020-00043 V Onyx and East has been working with the City of Carmel on the redevelopment of the site just north of the Carmel Fire Station on Civic Square. The proposed project consists of a Condominium Building with 12 units and 11 additional buildings with a total of 45 Townhome units. The project is along both the east and west sides of the new Veterans Way extension, and also fronts the Monon Trail to the west. Monon Green Blvd borders the development along the north. The site is zoned C-1. The townhome units are being platted into individual lots. The design team has worked with the Carmel Redevelopment Commission and Planning staff on the design of project to meet the zoning requirements. However, due to the design approach and density of this development the proposed lots are below the minimum residential lot size per the C-1 zoning. Therefore, on behalf of Onyx and East we are requesting a variance from this requirement. This variance request has been discussed with and is supported by Planning staff. We look forward to presenting this request to you at the upcoming meeting as we work towards approval of this project. Sincerely, Woolpert, Inc. Jon Sheidler FIREHOUSE SQUARE Site Location Map 333 North Alabama Street Suite 200 Indianapolis, IN 46204 317.299.7500 FAX: 317.291.5805 Civic Square EXECUTIVE DR.3RD AVE. SWS RANGELINE RDFIREHOUSE SQUARE PROJECT AREA VETERANS WAY Woolpert, Inc. 333 N. Alabama Street, Suite 200 Indianapolis, IN 46204 317.299.7500 Request for Development Standards Variances STATEMENT OF VARIANCE REQUEST AND SUPPORT Project: Firehouse Square – Veterans Way, Carmel, Indiana UDO Section 2.34 – Minimum Lot Size (Residential) On behalf of Onyx and East, we are requesting a variance to the development standards to allow residential townhome lots to be platted with a minimum lot size of 1,000 square feet for the proposed Firehouse Square development. Section 2.34 of the current Unified Development Ordinance states that the minimum residential lot size permitted in the C-1 Zoning District is 4,000 square feet. It is our understanding that a Zoning Ordinance Amendment was approved by City Council in 2001 reducing the applicable minimum lot size to 2,000 square feet, and that the current UDO will be updated accordingly. The proposed Firehouse Square project is a unique development consisting of primarily 3-4 story townhome units that are 20’+ wide consisting of between 2,000 and 3,000 square feet of living space, depending on the specific floor plan of each unit, with at least 2 bedrooms. The proposed townhome units are attached and vary from 2 to 7 units per building. Proposed lots for each unit consist of the unit itself from wall to wall, a driveway at the rear, and small yard in the front with end units having a small side yard. The lot sizes as proposed vary from 1,060 to 2,133 square feet depending on the depth of the lot and side yard space, with an average lot size of approximately 1,500 square feet. In order to meet the required 2,000 square foot minimum, wider unit footprints would be required for each unit, or deeper lots with additional yard would need to be provided. Given the 3-4 story format, a wider footprint would result in too much square footage per unit, and the deeper lots would detract from the more dense and urban style desired for this development.