Carmel board approves triplex special use, grants variances with conditions

The Board of Zoning Appeals approved a special-use permit and two variances on Aug. 25 to allow a three-unit multifamily building at 695 First Avenue Southeast.

John Dobashaywitz, a land-use professional with Nelson and Frankenberger representing petitioner SCI Carmel LLC, described the proposal as a single building with three dwellings above garage bays and said it meets the Unified Development Ordinance definition of a multifamily use that requires special-use approval. He said the project will convert a gravel-covered former utility accessory parcel into a structure with 70% lot coverage and landscaping along First Avenue and the south perimeter of the parking field.

Planning staff recommended approval with conditions, noting the site falls within the city’s downtown development pattern and that the project would add housing diversity. Staff and the petitioner said remaining engineering and planning review comments must be addressed before permits are finalized.

Neighbors spoke during the public hearing. Michelle Sig, owner of the dental practice across Walnut Street, said the lot felt dense for the neighborhood, raised visibility and pedestrian-safety concerns at the curve, and asked the board to consider prohibiting on-street parking on that block. Belinda Hahn, a resident of Carmel Town Condominium, said she was concerned about the potential for rental use and the effect of higher density on local crime perceptions and property values; she noted the community board has worked to limit rentals.

Petitioner Joe Leonard, the property owner, told the board the three-unit design fits the pattern of adjacent townhomes to the north and east and that the proposal includes more parking than the ordinance typically requires. The petitioner agreed to ask engineering staff to review whether on-street parking restrictions would be appropriate at the nearby curve.

Board members asked about unit sizes, parking, and landscaping. Dobashaywitz said each unit would be about 900 square feet (approximately 30 by 30 feet) and two-bedroom units; the site plan shows six parking spaces along the south perimeter, six spaces within three garages, and additional on-site spaces, and the petitioner indicated one accessible parking space will be designated even if code did not require it. The petitioner also explained a requested drive-aisle variance: the site plan proposes a 24-foot aisle (with an 18-foot clear area where a balcony projects into the drive area) rather than the UDO’s 25-foot standard; the petitioner’s maneuvering diagrams show expected vehicle movements and the petitioner and staff said the aisle would be adequate for anticipated traffic serving three units.

A board motion to approve the three dockets — the special-use permit for multifamily use and variances for lot coverage and drive-aisle width — included the conditions listed in the department report and the addition of an accessible parking stall. The board voted in favor and approved the items.

The petitioner must address remaining planning and engineering review comments before building permits are issued. The petitioner also indicated it will coordinate with the Board of Public Works regarding encroachment for six parking spaces shown adjacent to the Walnut Street right of way; the petitioner said the project has a backup plan to provide the required parking if encroachment consent is not granted.

The approval followed the Planning Department’s finding that the proposal is consistent with the downtown development pattern in the Comprehensive Plan and that the architecture and landscaping will help integrate the building into the neighborhood.

The board’s approval does not waive any further technical reviews or permit requirements; final construction approval will follow the completion of plan review and any required engineering adjustments.