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HomeMy WebLinkAboutPacket Development Standards Variance for 130 2 Street NW, Carmel, IN Docket No. 11060005 V Ordinance Chapter 23D.03.C.3.c.ii.a minimum lot width of 50 feet City of Carmel BZA Hearing Officer 5:30 pm June 27, 2011 Applicant: The Old Town Design Group Justin Moffett, 317 966 -2023 or justinmoffettPaol.com ithinni num hi lit tl Id1'own IDesign croup June 17, 2011 Dear Carmel BZA Member, The following pages contain information regarding the Development Standards Variance request filed by The Old Town Design Group for the property at 130 2 Street NW. We are planning to demolish the abandoned home on that lot and subdivide it into three custom home lots. It is our goal to build homes that exemplify the character desired in Old Town Carmel and we think that the neighbors will be pleased with the new homes once completed. The zoning ordinance requires that lots be a minimum of 50' wide and we can accomplish this in several different lay -outs. However, we believe the streetscape will be more attractive if we face all three homes towards 2nd Street NW. This allows for one shared alley and will reduce the amount of pavement needed. Also, it will eliminate the need for additional curb cuts on the streets surrounding the property. In order for us to accomplish subdividing the property as suggested we are requesting a Development Standards Variance from the Carmel Board of Zoning Appeals granting us a minimum lot width of 45'. As you may know, several years ago a proposal was brought forward by another company that planned to put twelve condominium units on the property. Keep in mind that the property is zoned for multi family use. Twelve units might have been an extreme density for the site, but six or eight units easily could have been possible. We believe our plan of building three single family custom homes is an excellent compromise and hope you agree. We look forward to the BZA Hearing Officer meeting on June 27 and will gladly answer any questions you may have at that time. j u incerely, y i A.II stin W. Mof r The Old Town Design Group 1132 S. Rangeline Road Carmel, IN 46032 317- 966 -2023 n n� m'du IIII111 p Old Town Design Group DSV Supporting Information The next three pages show examples of how the subject property could be platted into three or more lots without the need for a development standards variance. However, in each of these scenarios a greater amount of impervious surface would be required and additional curb cuts would be needed on the surrounding streets. Also, the Monon Trail and 2n Ave NW are the primary traffic view and we believe that the dominant house elevation (front) should face the trail /street. In addition to having the ability to plat three or more lots without any variances, the platted lots could be used for duplex homes which would create the ability to have as many as six or eight units total on the property. We are committing to only platting three custom home lots and each of these lots shall be used exclusively for single family homes and not multi family units as the underlying zoning allows. Possible Platting Scenarios 1) Two lots facing 2 Ave NW and one lot facing 2n Street NW Two new curb cuts, three long driveways, two garage doors facing the street. 2) Three lots facing 2 Street NW Side elevation towards dominant street /Monon Trail, two new curb cuts, long driveways. 3) Four lots total with three lots facing 2n Street NW and one lot facing 2 Street NW Two new curb cuts, two garages facing streets. 4) Proposed Scenario for Applegate Addition No new curb cuts, shared alley, shorter driveways, garages on alley, and front elevations facing Monon Trail /2 Ave. CARMEL /CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No. 11060005 V Ordinance Chapter 23D.03.C.3.c.ii.a minimum lot width of 50 feet Petitioner: The Old Town Design Group, LLC FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The proposed primary plat for three lots will create lots of similar size to others in the area and the lot lay -out is more conducive to traffic flow than what could be developed without the variance. Aesthetics for the neighborhood will be improved by demolishing an abandoned older home and rebuilding three custom homes that comply with the Old Town Overlay Ordinance. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The three new custom homes will be of significantly higher value than the surrounding homes while having approximately the same density per acre. The underlying zoning would allow for multi family homes, but the proposed plat is for single family homes. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: Without a Development Standards Variance three lots could still be platted, but it would create more impervious surface, require additional curb cuts on the surrounding streets, and the aesthetic of the project would be less appealing from the dominant street /trail view. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. 11060005 V is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof Adopted this 27th day of June, 2011. CHAIRPERSON, Carmel /Clay Board of Zoning Appeals SECRETARY, Carmel /Clay Board of Zoning Appeals