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HomeMy WebLinkAboutProject Description 06-13-251 | P a g e EXHIBIT “C” 695 1st Avenue SE, Carmel – Project Description Special Use and Development Standards Variances Requests The applicant, SCI Carmel, LLC, (“SCI”), is the owner of a parcel of real estate that is identified by the Hamilton County, Indiana Auditor’s Office as Tax Parcel Identification Number 16- 10-30-03-15-013.000, which has a common address of 695 1st Avenue SE, Carmel, IN 46032, and is located east of and adjacent to 1st Avenue SE and north of and adjacent to Walnut Street (collectively, the “Real Estate”). The Real Estate is zoned R4 - Residential and is not within any Overlay Districts. SCI desires to construct a uniquely designed, single tri-plex building on the Real Estate consisting of a maximum of three (3) units and is seeking the requests described below: 1. Special Use Request. a. UDO Section 2.13 Permitted R-4 Uses – Seeking Special Use approval for the single tri-plex building to be a Dwelling, Multi-Family, as defined by the UDO. Regarding the Special Use request, the Real Estate is particularly suitable for use as a small 1-building, multi-family home that will contain a maximum of three (3) units. The Real Estate is surrounded by a variety of uses and zoning classifications, including the following: (i) to the immediate west of the Real Estate on the west side of Walnut Street is Carmel Rangeline Realty’s office (zoned B-7 Business) and further to the west at the intersection of Walnut Street and Rangeline Road is a small office building (zoned B-1 Business); (ii) to the immediate south is the Carmel United Methodist Church and parking lot (zoned B-3 Business); (iii) to the immediate north is Carmeltown Condominiums (zoned R-4 Residential) and further to the north is the Carmel Village multi-family apartment community (zoned R-4 Residential). Based on the uses and zoning classifications that surround the Real Estate, permitting a small multi - family home with a maximum of three (3) units would not be inconsistent or incompatible with the uses and zoning classifications that surround the Real Estate. Due to the surrounding uses and zoning classifications, SCI does not anticipate its multi- family home having any negative or injurious impacts to the surrounding uses, values or other economic factors, as an existing multi-family development (Carmel Village) already exists in the immediate vicinity of the Real Estate. Additionally, SCI believes the request for a small multi-family building with a maximum of three (3) units should be generally consistent with the social/neighborhood factors (such as compatibility with existing uses and those permitted by the underlying zoning classifications) for the reasons stated above – the mix of uses and zoning classifications that currently surround the Real Estate. Further, if the Special Use request were approved, SCI does not anticipate that development of the small multi-family home will have an injurious or adverse effect on the adequacy and availability of water, sewer, storm drainage facilities and police or fire protection. The Special Use request will be reviewed by all TAC agencies and compliance with all standards related to water, sewer, storm drainage facilities, police and fire protection must be occur prior to any building permits being issued. 2 | P a g e Also, the Special Use request will not adversely affect vehicular and/or pedestrian traffic in and around the area surrounding the Real Estate. A sidewalk already exists 1st Avenue perimeter of the Real Estate and adequate resident parking spaces are provided on site. As set forth in the UDO, Section 9.09 (A), Special Use requests shall be considered favorably by the Board of Zoning Appeals, except in cases where the Board finds the proposed Special Use obviously inappropriate as a result of special or unique conditions as determined by the Board. SCI believes there is nothing inherently inappropriate regarding this Special Use request and does not believe any special or unique condition exists related to the Real Estate and its surroundings that would cause approval of this Special Use request to be inappropriate. 2. Development Standards Variance Requests. a. UDO Section 2.14 Maximum Lot Coverage: 35% permitted; requesting 75%. Regarding the Development Standards Variance request pertaining to Maximum Lot Coverage, SCI believes approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because of the varied and different uses and zoning classifications that surround the Real Estate, as the request for a single multi-family building with a maximum of three (3) units would not be inconsistent or incompatible with the surrounding area. For the same reasons, SCI also believes approval of these Variance will not have a substantially adverse impact on the use and value of properties in the area adjacent to the Real Estate. Further, strict application of the terms of the UDO as it relates to the requested Maximum Lot Coverage variance will present practical difficulties in the use of the property because the Real Estate is a long narrow parcel that presents challenges and difficulties in complying with the lot coverage standards of the UDO. In order to position the home, drive aisle and parking areas on the Real Estate, additional parcel coverage is required. Further, whether the Real Estate were redeveloped for this requested use (single multi-family building with 3 units and parking area) or another type of residential use, it seems highly likely a similar lot coverage variance would be necessary due to the configuration, smaller size and narrow shape of the Real Estate. Additionally, the proposed multi-family home is well-designed and architecturally appealing and SCI believes it will be an asset to this area and will be compatible with the surrounding uses and area.