HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
NOVEMBER 25,2013
1-6. (V)Deer Run Subdivision
The applicant seeks the following development standards variances for an infill subdivision.
Docket No. 13100005 V ZO CH: 6.04.02 Min. lot area 12,000 sq ft,7,900 sq ft requested
Docket No. 13100006 V ZO CH: 6.04.03.A Min.front yard 35 ft,20 ft requested
Docket No. 13100007 V ZO CH: 6.04.03.0 Min aggregate side yard 25 ft,20 ft requested
Docket No. 13100008 V ZO CH: 6.04.03.E Min lot width 100 ft,70 ft requested
Docket No. 13100009 V ZO CH: 6.04.03.F Max lot coverage 35%, increased coverage requested
Docket No. 13100010 V ZO CH: 26.04.07 10 ft rear yard buffer,no buffer requested for lots 13-15
The site is located at 10425 Westfield Blvd. and is zoned S-2/Residential. Filed by Christine Crull Altman.
�_', ''; 'r''F/ i 1 .P r\ '` !A?�N't General Info:
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" q'. , ; _ " , *, "r'f r. The Petitioner requests 6 variances to reduce the min lot area,
...,-., _., 14100 jl 3 X _, .. front and side and setbacks, lot width; rear buffer yard(along
;4i 1- k •*„fin` r' only 3 lots); and increase the lot coverage for 19 lots in a new
' " �- -. '. subdivision called Deer Run. This property is located southeast
• j :f 4 .- : i ,--3-I I' of Westfield Blvd and 106th Street amongst existing residential
J �" } ,� I - K,- properties. The primary plat as well as 6 subdivision waivers
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_ ,�,.��_ are currently being reviewed by the Plan Commission. Please
L • - 1 i, ,,; ` '7 } '' -g, 'a refer to the petitioner's information packet for more details.
f 1 ':`,. t i'' 6 =,v , ., '.z , Analysis:
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_�`qjM1■ �` � � - i ',¢ � ;�Nii The proposed variances will allow for a unique character for
w� ; , �� , £1t this subdivision; similar to that of homes in Old Town. Some
."7-mr -"!_r..:;, ">-`, . - " - ii '! ,, specific design elements that are proposed which necessitate the
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.1, . , r : t ,. '` > - variances are reduced front yards and smaller lots to encourage
t i ' ' R' - r4 r:,w r t a stronger sense of community as well as side loaded garages.
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The density for this subdivision is within the permitted
'� i'' t +,,° s T` maximum of 2.4 units per acre and the required open space is
mki-,I ' ._ , ,' s I .,- ;'`�. .ice, ti- being provided per the subdivision control ordinance. Where
` � 7'4:--ti,,, ' I •- this new subdivision is adjacent to existing homeowners, either
. -_- r:d ..i i a bufferyard and tree preservation area or common area is
proposed to help buffer those homes from the new lots. These variances will allow this subdivision to provide more
housing opportunities for people who may desire moderately dense subdivision living. The Department is in support of
these variance requests.
Petitioner's Findings of Fact:
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 variances relate to design standards that are contained
within and are internal to the proposed subdivision and will have little, if any impact, on surrounding
properties. The proposed plan meets or exceeds open space standards, density standards of not more than 2.4
dwelling units per acre, complies with and is consistent with the Carmel Clay Comprehensive Plan. As a
result, the approval of the proposed variances allowing this unique subdivision will not be injurious to the
public health, safety,morals and general welfare of the community.
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 proposed variances relate to design standards that are contained
within and are internal to the proposed subdivision and will have little, if any, impact on surrounding
properties. The proposed plan meets or exceeds open space standards, density standards of not more than 2.4
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dwelling units per acre, complies with and is encouraged by the Carmel Clay Comprehensive Plan. Further,
adjoining properties not owned by the applicant directly affected by new lots will be separated with buffer
areas and tree preservation areas. The proposed subdivision will provide public connectivity thru the
subdivision to trail facilities on 106th Street and the enhanced streetscape along Westfield Blvd., will arguably
have a positive impact on surrounding properties. As a result, the use and value of the areas adjacent to the
property included in the variance will not be affected in a substantially adverse manner.
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: the strict application of the Zoning Ordinance would not
permit the construction of the home product or neighborhood previously described above without site
development changes that would significantly reduce the landscape preservation, landscape enhancements,
open space focal points, uniqueness of the neighborhood, and amenities proposed in the plan. The strict
application of terms of the Zoning Ordinance will result in practical difficulty because the Applicant will not
be able to provide the lot size, home product, or moderately dense neighborhood that is specifically
encouraged by the Comprehensive Plan, but is not yet reflected in the current text of the existing underlying
zoning district.
Recommendation: The Dept.of Community Services recommends favorable consideration of Docket Nos.
13100005-10 V.
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