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HomeMy WebLinkAboutProject Description 10-25-24EXHIBIT “C” 235 1st Ave. NW Development Standards Variance Project Description The applicants, Jeff and Shari M. Worrell (collectively, the “Worrells”), own a parcel of real estate identified by the Hamilton County, Indiana Auditor’s Office as Tax Parcel Identification Number 16-09-25-12-02-036.000, which parcel has a common address of 235 1st Avenue NW, Carmel, IN 46032 and is also identified as Lot 6 in Henry Roberts Addition (collectively, the “Real Estate”). The Real Estate is located on the east side of 1st Avenue NW, between 2nd Street NW and 3rd Street NW and is zoned R4/Residential and is within the Old Town Overlay - Character Sub-Area. The Worrells plan to demolish the existing home in order to construct a new custom home on the Real Estate. Old Town Design Group is the architect and builder for the new custom home that is proposed. In order to construct the new custom home on the Real Estate, the Worrells are seeking the following development standards variance: 1. UDO Section 3.64 (C) (3) (c) (i) – Maximum Parcel Coverage: 45% permitted; requesting 49%. The subject Real Estate is a narrow lot of a smaller size adjacent to alleys on the south and east sides of the Real Estate. The design of the Worrell’s custom home is consistent and compatible with the character of other newly constructed and remodeled homes in the general vicinity. The UDO standard for maximum parcel coverage, as strictly applied to the proposed custom residential home, presents practical difficulties in designing a custom residential home that meets the needs and desires of the Worrells, and which is generally consistent with other newly constructed and remodeled homes in the general vicinity of the Real Estate. 2. UDO Section 3.64 (C) (1) (b) – Maximum Building Width: 45’ permitted; requesting 50.75’ The subject Real Estate is a narrow lot of a smaller size and is adjacent to alleys on the south and east sides of the Real Estate. The design of the Worrell’s custom home is generally consistent and compatible with other newly constructed and remodeled homes in the general vicinity of the Real Estate. The UDO standard for maximum building width, as strictly applied to the proposed custom residential home, presents practical difficulties in that the front porch would have to be narrower. While main portion of the home complies with the 45’ maximum building/home width standard and appropriately masses with the other homes in the area, the width of the front porch along the west and south elevation necessitates the need for the variance. The variance seeking a slight increase in the width of the front porch results in a front porch design that is more useable, inviting and aesthetically appealing. 3. UDO Section 3.64 (C) (11) (c) – Building Heights shall not exceed the height of the tallest dimension of the nearest two (2) Character Buildings in the same block, or across the street by seven (7) feet: Height Permitted based on nearby Character Building heights: 31’ would be permitted; requesting 35’ 2 ½”. The subject Real Estate has a drop in grade of approximately 3’ from east to west and the proposed finished floor height of the home is as low as possible while still maintaining proper grading and drainage for the lot. The design of the Worrell’s custom home is generally consistent and compatible with other homes in the general vicinity of the Real Estate and the proposed height of the home is not out of character for the other homes in the vicinity. The proposed home height does comply with UDO Section 3.64 (C) (11) (b), as the proposed building height is 24’ 7 ¾” as measured to the midpoint of the fascia and ridge and the maximum building height would allow for a 30’ building height. However, the UDO standard in Section 3.64 (C) (11) (c) requires that building heights shall not exceed the height of the tallest dimension of the nearest two (2) Character Buildings in the same block, or across the street by seven (7) feet. Based on the approximate heights of the nearby Character Building heights, a height of 31’ would be permitted for the Worrell’s home and they are seeking an increase of this height to 35’ 2 ½”. If the subject UDO height standards were strictly applied to the Worrell’s home, the practical difficulty that is presented is that they may have to lower the grading of the lot to accommodate a lower finished floor height and building height, which could cause negative drainage impacts on the Real Estate. Allowing the building height variance will accommodate proper site drainage and the proposed height will not be out of character or inconsistent with other homes in the general vicinity.