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HomeMy WebLinkAboutExplanation of Use Variance & DSV Requests 6..u 7 EXPLANATION OF USE VARIANCE AND DEVELOPMENT STANDARDS VARIANCE REQUESTS Uptown Partners, LLC "Uptown is the contract purchaser of a parcel of real estate that is approximately 6.059 acres in size. The Real Estate is located east of and adjacent to Guilford Road and the common address is 531 South Guilford Road. Included behind Tab 2 of this brochure is an aerial hoto a h that depicts the 4 to subject p p j site in the context of the overall area and a second aerial photograph that shows the real estate in the context of the immediately adjacent parcels with the site plan superimposed onto the aerial photograph. West of and adjacent to the real estate is an existing apartment complex and south of and adjacent to the real estate is an existing condominium development. To the east g p and north of the real estate is a single family, detached residential subdivision. Currently, a church exists on the subject site. Uptown has filed a Use Variance Request and Developmental Standards Variance Requests in order to develop a single family, detached residential community. This community has been designed for the empty nester demographic and for buyers who desire to "scale down" from their larger homes into a ranch style, main level master bedroom residential product. The proposed homes are anticipated to have an approximate base price range between $250,000 to $275,000. All homes will have patios, as well as a potential option for screened in porches. The homes will also have the potential option for basements and/or lofts to provide additional storage space. Further, the homes will have 2 car garage capacity and the driveways are designed to accommodate parking for 2 cars. However, the parcel is currently zoned B -7 Business. Included behind Tab 6 of this Brochure is a copy of the Carmel Zoning Ordinance Use Chart that highlights all the permitted B -7 types of uses. The types of permitted B -7 uses that could be developed on this parcel include, but are not limited to, multi family dwellings (such as townhomes, condominiums, and/or apartment complexes), clinics or medical health centers, general offices, professional offices, pubic service facilities and water management use facilities, general retail sales, general service uses, dry cleaning businesses, financial institutions, wholesale sales, and restaurants (without drive -thru food sales). Based on the residential uses that surround this parcel and in consideration of developing this parcel for an appropriate use that will not negatively impact the surrounding residential development, Uptown desires a Use Variance to permit it to develop a single family, detached residential community targeted to empty nesters. In order to adequately develop the site for such a use, in addition to the Use Variance Request, Uptown must seek variances from the required developmental standards that apply to B -7 commercial /multi family development. Stated differently, the B -7 standards that govern the development of the site do not permit or even contemplate single family, detached residential development. Consequently, in order to develop the site for the desired and preferred residential use, Uptown is requesting the following Developmental Standards Variance Requests: a. Docket No. 07070045V Minimum Front Yard A variance from the required minimum front yard of 40 feet to 15 feet. U, pocket No 07070046V Minimum Side Yard A variance from the required minimum side yard of 10 feet to 3 feet. /14' Docket No 07070047V Minimum Aggregate Side Yard A variance from the required minimum aggregate side yard of 25 feet to 10 feet. Docket No 07070048V- Minimum Rear Yard A variance from the required minimum rear yard of 30 feet to 18 feet. e. Docket No 07070049V Minimum Lot Width A variance from the required minimum lot width of 100 feet to 40 feet. �3. k f Docket No 07070050V Minimum Lot Size A variance from the required minimum lot size of 5000 square feet per multi family dwelling unit to 3350 square feet for a single family, detached dwelling r unit. g• Docket No 07070051 V Maximum Lot Coverage for Multi Family Dwellings A variance from the required maximum lot coverage for multi- family dwellings from 40% to 50 h. Docket No 07070052V Areas to be Landscaped A variance from the required 30 foot landscape buffer to a 10 foot landscape buffer. Despite the number of variances that are set forth above, Uptown is only seeking these development standards variances to develop a community that addresses the needs of the empty nester demographic a demographic that prefers smaller lots and ranch type homes with main level master bedrooms. Again, the applicable development standards of the B -7 zoning classification would prohibit this type of community absent these variances. Uptown sincerely believes that its proposed development is more appropriate and appealing than what the current B -7 zoning would permit. Uptown also anticipates that the adjacent owners would prefer a single family, detached residential community compared to the potential uses that are permitted under the current B -7 zoning uses such as restaurants, retail sales, etc. Included behind Tab 3 of this Brochure is a colored site plan that depicts the contemplated layout for this community and behind Tab 4 of this Brochure are the development plans, primary plat layout, street detail and lighting plan. The site plan anticipates approximately 21% green space, including the pond area. Included behind Tab 5 of this Brochure are the proposed building elevations for the types of homes to be constructed in this community. In addition to the Board of Zoning Appeals review process, this project is also required to appear before the Plan Commission for full review of the site plan, landscaping, home elevation design and the other review elements that the Plan Commission typically undertakes for this type of project. Considering the comprehensive review of the Plan Commission and its Committees, Uptown is confident that it and the Plan Commission will insure that this is a well designed, quality project that the surrounding owners and City will be proud of. We look forward to presenting this matter to the Board of Appeals at its August 27 hearing.