HomeMy WebLinkAboutLetter of Determination for Demolition_11
CITY OF CARMEL
JAMES BRAINARD, MAYOR
September 23, 2011
Mr. Stephen Reeve
5659 E Co. Road 3503
Frankfort, IN 46041
Re: Proposed demolition 141 Third Street NW, Carmel, IN
Dear Mr. Reeve:
This letter is written in response to your request for demolition dated September 9, 2011,
to remove a Contributing Building as defined and identified in the Old Town Overlay Zone
Ordinance, adopted by the Carmel City Council in 2001.
The Director of the Department of Community Services takes seriously every request to
remove a Contributing Building in Old Town. As such, your request and key points of
explanation to support the demolition have been thoroughly considered, per the following
findings and explanation.
There are four main areas of criteria which the Zoning Ordinance has established when
considering the removal of a Contributing Building in Old Town:
i. Structural conditions of the building that pose an imminent safety hazard.
ii. An advanced state of dilapidation or fire damage would make it unfeasible to repair
the building for any reasonable economic use.
iii. The architectural and historical significance of the structure individually, in relation
to the street, and as a part of the district as a whole.
iv. Replacement value, if it can be determined that the proposed new development with
which it will be replaced is of greater significance to the enhancement of the overlay
district than retention of the existing structure.
When reviewing the material provided to support the demolition, supplemented by the site
visit with you on 9/7/11, it is clear that the existing building does not fit the first two criteria,
as it is neither an imminent safety hazard, nor is its condition so poor that it is beyond
reasonable repair.
The criteria iii, architectural significance, does require some explanation. The building,
constructed in 1950, is not recognized in the Hamilton County Interim Report by the
Historic Landmarks Foundation of Indiana. It is, however, recognized by a recent Ball State
historic preservation survey of Old Town as a contributing structure to a (potential) National
Register Historic District.
DEPARTMENT OF COMMUNITY SERVICES
ONE CIVIC SQUARE, CARMEL, IN 46032 PHONE: 317.571.2417, FAX 317.571.2426
MICHAEL P. HOLLIBAUGH, DIRECTOR
Mr. Stephen Reeve
Re: Proposed demolition 141 Third Street NW, Carmel. IN page 2
The home is small, approximately 625 square feet, plus an approximate 310 square feet of
one -car garage. The lot is small, limiting the ability to add onto the home in order to allow
enough living space to function in today's real estate market.
Further, the building's historic context has been altered somewhat with the odd garage
addition, and there exists a new home adjacent to the east, as well as a recent redevelopment
approved for the Applegate real estate located south of this building.
Our review finds criteria iii to be inconclusive, as the related facts neither solely support
demolition nor support preservation of this building.
In reviewing criteria number iv, Replacement, consideration of the location and visibility of
this lot are of significant value to the area, i.e., a corner parcel with adjacency to the Monon
Trail, in the SW quadrant of Old Town.
Any replacement structure must, without question, be built consistent with the design
requirements for new construction found in the overlay zone. Further, its exposure on two
sides to public right -of -way, plus the Monon exposure, would indicate that a high level of
attention to detailing of the north and west facades is important, especially when weighing a
demolition which relies upon Replacement as the prime consideration.
The house design submitted with this demolition request, would represent a substantial
investment which, when completed, will be of greater significance than the existing
structure. It appears from our review, however, that the house design as proposed would not
fully meet the ordinance requirements for building height in the Character sub -area, Section
C.3.k.iii; for garage setback found in C.3.d.i (b), and chimney brick exterior, Section
C.3.g.v.
In conclusion, the City does hereby find that the demolition of this Contributing
Building shall be allowed based upon criteria number iv., Replacement, except that the
demolition may only occur pursuant to the below conditions:
1. An amended site plan and house design plans shall be submitted and approved prior to
demolition. Such plans shall properly address the provisions for garage setback, building height,
and brick chimney, and otherwise shall comply with Z- 374 -02, as amended.
2. Any front porch will be a minimum depth of 6 -0 feet, an accepted minimum dimension for a
functional porch.
3. Any fireplace venting, if visible from the public right -of -way, will consist of a masonry chimney
rather than a shed chimney.
4. Additional windows will be provided where feasible in the southern facing fagade, in order to
allow for more natural light in the house, and to provide architectural relief from the unbroken
expanse of siding.
5. This determination shall take effect at 12:00 PM on Monday, September 27, 2011.
This Director's determination may be appealed to the Carmel Board of Zoning Appeals by
you or any other interested party pursuant to Chapter 30.0 of the Carmel Zoning Ordinance.
Mr. Stephen Reeve
Re: Proposed demolition 141 Third Street NW, Carmel. IN page 3
An appeal must occur within thirty (30) days of issuance of this letter, or the determination
is final.
If you wish to discuss any of the above, please contact me at 317 571 2422, or via email at
mhollibaugh&carmel. i n. -;ov
Yours truly,
Michael Holliba
Copy: adjoining property owners
Carmel Historical Society