HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
JULY 23,2012
1-5. (V) Gray Oaks Subdivision.
The applicant seeks the following development standards variance approvals:
Docket No. 12060005 V ZO Ch.7.04.03.A reduced front yard setbacks
Docket No. 12060006 V ZO Ch.7.04.03.B reduced side yard setbacks
Docket No. 12060007 V ZO Ch.7.04.03.0 reduced aggregate side yard setbacks
Docket No. 12060008 V ZO Ch.7.04.03.E reduced lot widths
Docket No. 12060009 V ZO Ch.7.04.03.F increase in maximum lot coverage
The site is located at 14336 and 14412 N Gray Road. The site is zoned R-1/Residential.The developer is asking
for several lot standard variances to create Gray Oaks Subdivision. Filed by Jon Dobosiewicz of Nelson &
Frankenberger on behalf of The Old Town Design Group, LLC.
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`" a--" - .. ,�-,,;'�' ' j ".-' The Petitioner is requesting 5 variances to reduce the
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i" _" y x V t 't el 1- d �6 front&side yard setbacks,the lot width and to
7 � 5 "j * , � y increase the maximum lot coverage for 41 lots in a
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�.t+,, ,,�~ i `" �' "� � ''F s new subdivision called Gray Oaks. The primary plat
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. R 4 ;. --.,,',tri fi a ( for this subdivision is currently at the Plan•1j-
t�', i . ).r . 21 '7,0A-,.. `i+ -_) Commission Subdivision Committee for review.
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� '� 1c Analysis:
�� Ate` - The proposed variances will allow for a unique
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. 44, .z vvU . � ,�: character for this subdivision; similar to that of homes
4� r 1 r a � �, x ,; , in Old Town. Some specific design elements that are
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;g°?;�, ,,�" r z,? i {�4' 0. . " " proposed which necessitate the variances are side
$� r' 4'5�� "�45;\.g r j, . 4r , loaded garages larger porches� .� 4,�,.��,� , � �4 ;� i4.1.744,: '�, ar er front orches and a more
'I�,.�k Nsl ' }�'#, t; - ' ,_C , , - p.s`°z attractive streetscape. The density for this
nI ' ,1j�a_ ;, p:,: , subdivision is under the minimum permitted density.
t a� ` w The department is in support of these variances
14^7%,i ' r ...'f"' ": '"'f s-$ Q«" 4t"', ,,. conditioned upon three items which are listed below.
:;t' ,}, , ti r l i , 1 .h.,.i 4. . , Please see the petitioner's information packet for
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more details.
Findings of Fact
1. The approval of these variances will not be injurious to the public health,safety,morals, and general
welfare of the community because: they will allow for a subdivision with a unique character and higher quality
architectural standards. There is also a significant buffer proposed to help transition this neighborhood to the one
to the south.
2. The use and value of the area adjacent to the property included in the variances will not be affected in a
substantially adverse manner because: the new subdivision will have a unique character and high quality
architectural standards. The variances also help preserve existing landscaping on the southern property line which
will provide a significant buffer.
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: fewer lots could be developed and the quaint neighborhood feel
that is desired could not be accomplished.
Recommendation: After all comments and concerns have been addressed, the Dept. of Community Services
recommends positive consideration of Docket Nos. 12060005-9 V with the following 3 Conditions: 1.Garages will be
side loaded, and any encroachment into the aggregate side yard setback will only be for additional garage space. Some
garages may be front loaded provided they are set back a minimum of 15 feet behind the front line of the house. 2. All
homes will be constructed in accordance with the"Gray Oaks Architectural Design Standards" submitted as a part of this
petition and all homes will have a front porch with a minimum depth of seven feet and a minimum area of 75 square feet.
3. Six foot tree lawns will provided along all streets in the subdivision.
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