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CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER
DEPARTMENT REPORT
THURSDAY, MAY 28, 2020
(V) Firehouse Square Townhomes Variance.
The applicant seeks the following development standards variance approval for 45 townhomes and 12
condominiums/flats:
1. Docket No. PZ-2020-00043 V UDO Section 2.34 1,000 sq. ft. minimum lot area requested.
The site is zoned C1/City Center District and is located at 910 Veterans Way, within Carmel City Center. Filed by
Jon Sheidler of Woolpert, on behalf of Onyx+East and the Carmel Redevelopment Commission.
General Info:
The Petitioner seeks Board of Zoning Appeals approval to reduce the minimum allowed residential lot size to 1,000
square feet, whereas a minimum of 2,000 square feet is required. This is a variance reduction of 1,000 square feet, or a
50% decrease. This is the only variance requested; the project will comply with all other zoning development standards.
The site is located adjacent to and just north of the Carmel Fire Station within Carmel City Center. Veterans Way runs
through the site, and the Monon Trail/Greenway is located west of the site. Please see the Petitioner’s info packet for
more detail on the variance request.
Analysis:
For some background history on the minimum lot size requirement, City Council Ordinance Z-360-01 was an ordinance
amendment proposed in 2001 to modify text within the C1 zoning district chapter of the zoning ordinance. One of the
several changes adopted as part of that ordinance amendment was to change the minimum lot size requirement to 2,000
square feet for residential uses.
The architecture and building materials for this development will be of high quality, and the landscaping will also be of
high standards. The development consists of primarily three to four story tall townhome units that are 20 -22 feet wide,
consisting of between 2,000 and 3,000 square feet of living space, depending on the floor plan. The proposed townhomes
vary from 2 to 7 dwelling units per building. The proposed lots for each townhome unit consists of the dwelling unit, a
driveway at the rear, and a small yard in the front, with the end units having a small side yard as well. The lot sizes
proposed vary from 1,060 to 2,133 square feet. Due to the design approach and density proposed for this development,
the proposed lots are less than the minimum allowed residential lot size.
If the Developer were required to meet the minimum 2,000 square foot minimum lot sizes, wider dwelling unit footprints
would be required for each unit and/or deeper lots with additional yard would need to be provided. This could potentially
negatively affect the urban style proposed for this development. And, it might not be the right product type for the market.
The Carmel Engineering Dept. is also reviewing the construction plans for this proposal. They look at the increased
density and increase in impervious surfaces, to make sure that the developer still complies with the City requirements for
drainage and engineering aspects of the project and that the development will not negatively affect the drainage in the
area.
Site layout and architectural aspects of the project are also being reviewed by the Plan Commission Hearing Officer, with
Primary Plat review and with ADLS review of the site plan, architecture, design, lighting, landscaping, and signage
(Docket Numbers PZ-2020-00022 ADLS and PZ-2020-00023 PP).
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 PZ-2020-00043 V.