Hearing officer approves variance for narrow Old Town lot at 120 Third St. NW after neighbors raise drainage and parking concerns

The Board of Zoning Appeals hearing officer on Sept. 29 approved variances for a proposed new house at 120 Third Street Northwest in Carmel’s Old Town overlay, allowing a reduced front garage setback and increased lot coverage for a small, 0.15‑acre parcel, subject to conditions addressing drainage and remaining plan‑review comments.

Greg Moncey of Moncey Homes told the board the project seeks a 10‑foot garage setback (UD O standard is 15 feet) and initially listed lot coverage at 61 percent (later corrected by the petitioner to about 60 percent, and then revised to roughly 54–55 percent based on city lot area reporting). Moncey said he is working with Carmel Engineering on drainage and grading and said he may pay the $6,000 thoroughfare/stormwater fee if on‑site detention is infeasible.

Neighbors raised two primary concerns. Wayne Overby, whose garage faces the site, said Third Street Northwest is very narrow and worried short driveways and on‑street parking could create congestion that interferes with backing maneuvers. Another neighbor, identified as Bridal Stanton, told the board the adjacent lot floods frequently and expressed concern about drainage impacts. Moncey responded that the proposed garage driveway can accommodate cars and that the team is in discussions with the drainage department about on‑site detention versus payment into the thoroughfare fund.

Planning staff said the lot is 0.15 acres (6,534 square feet) and noted that items counting toward lot coverage include building footprints, drives and sidewalks; planning recommended approval conditioned on providing on‑site stormwater detention or payment into the thoroughfare fund and on addressing unresolved engineering and planning review comments before permit issuance. The hearing officer approved the variances and conditioned final approval on satisfying those engineering and plan‑review conditions.

The hearing record includes neighbor letters and public comments about drainage, and the petitioner acknowledged several remaining plan‑review items in the online project‑review system.