HomeMy WebLinkAboutPacketGuilford Commons, LLC
The Cottages at Carmel
Development Standards Variances
Docket No. 09090003 V, Docket No. 09090005 V
Docket No. 09090006 V, Docket No. 09090007 V
Docket No. 09090008 V, and Docket No. 09090009 V
City of Carmel
Board of Zoning Appeals 6:00 pm October 26, 2009
Applicant: Guilford Commons, LLC
c/o Justin Moffett 966 -2023
Engineer: Welke Engineers
c/o Jim Shields 846 -6611
Attorney: Nelson Frankenberger
c/o James E. Shinaver 844 -0106
Table of Contents
1. Explanation of Request and List of Variances Requested
2. Area Map of Site
3. Color Site Plan
4. Site and Unit Landscape Plans
5. Primary Plat
6. Home Elevations
7. Findings of Fact and Ballot Sheet
Tab 1
Explanation of Request
Guilford Commons, LLC (hereafter "Developer") has filed a request for Development
Standards Variances for a parcel of real estate consisting of approximately 6 acres (hereafter
"Site The Site is located at 531 S. Guilford Road in Carmel, which is between Main Street and
City Center Drive. The Site is shown on the area map that is included within this brochure
under Tab #2. The Site is surrounded by single family homes to the north and east, apartments
to the west, and condominiums to the south.
The Developer was previously granted Development Standards Variances from the
Carmel/Clay Board of Zoning Appeals in September of 2007 and ADLS /DP approval by the
Carmel Plan Commission in December of 2007 to build The Cottages at Carmel (formerly
Guilford Patio Homes), a duplex and triplex patio home community of 40 total units. The Site is
zoned B-7 and ADLSIDP approval was a requirement prior to starting construction_ The project
received unanimous Plan Commission approval as it met all the requirements of the zoning
ordinance and the product was thought to meet a market need for housing.
The Dever has completed a majority of Site construction, the model home has been
completed, and madceting has begun for the sale of the homes. The homes were planned
originally to be sold as condominiums under the horizontal property regime (HPR) rules under
Indiana state law_ However, because of the national mortgage lerednrng crisis ft will be ddfmadt for
buyers to obtain mortgages on co>dorninium units and the Developer is seeldng primary plat
approval from the Plan Commission so that the previously approved homes can be sold as °true
townhomes" with a fee simple lot structure. This will allow lenders to finance buyers using
conventional loans. No substantive design details of the project have changed since the
Developer received initial approval of the Development Plan and the platting of the land into "fee
simple lots" will not result in an increase in density. This platting process simply allows the
Developer to subdivide the land underneath the units to be constructed. In order for the
Developer to complete the secondary platting process each of the requested Development
Standards Variances must be approved by the Board of Zoning Appeals.
Under Tab #3 is a color Site plan that reflects the previously approved development
plan. The Developer has all necessary approvals in place to build the entire project as shown.
However, the "practical difficulty" that has initiated the request for variances is found in the
limited ability of buyers to obtain mortgages on condominium units versus true townhomes that
sit on "fee simple lots Granting these variances does not, in any way, change the architecture,
development plan, or general characteristics of the approved development. The variances, if
granted, will simply allow the Developer to subdivide the land for sale undemeath the units to be
constructed and record a plat with the City of Carmel and Hamilton County.
Also included within this brochure are renderings of the landscaping plans (Tab #4),
primary plat (Tab #5), elevations of the homes that were previously approved and constructed
(Tab #6), and the Findings of Fact sheet (Tab #7).
26'".
We look forward to presenting this matter to the Board of Zoning Appeals on October
The Cottages at Carmel
The applicant seeks the following development standards variance approvals:
Section 18.04.03 Minimum Side Yard: Applicant seeks to change the minimum side yard from three (3)
feet to zero (0) feet.
Section 18.04.04 Minimum Aggregate of Side Yard: Applicant seeks to change the minimum aggregate
of side yard from ten (10) feet to zero (0) feet.
Section 18.04.05 Minimum Rear Yard: Applicant seeks to change the minimum rear yard from eighteen
(18) feet to five (5) feet.
Section 18.04.06 Minimum Lot Width: Applicant seeks to change the minimum lot width from forty (40)
feet to twenty -nine (29) feet.
Section 18.04.07 Minimum Lot Size: Applicant seeks to change the minimum lot size from thirty -three
hundred fifty (3350) square feet per single family dwelling unit to twenty -six hundred fifty square feet
(2550) per single- family dwelling unit (or as law defines a "true tow.nhome" (patio home).
Section 18.04.09 Maximum Lot Coverage for Multiple- family Dwellings: Applicant seeks to change the
maximum lot coverage for multiple family dwellings from fifty percent (50 to ninety (90
The site is located at 531 South Guilford Road, and is zoned B -7 Business