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CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER
DEPARTMENT REPORT
APRIL 13, 2020
(V) Gagliano Residence, Lot Coverage.
The applicant seeks the following development standards variance approval for a new home:
2. Docket No. 20020001 V UDO Section 2.10 Maximum 35% lot coverage allowed, 55%
requested. The 0.3 acre site is located at 402 Emerson Rd. and is zoned R2/Residence. Filed by Steve
Moed of SLM Homes, LLC on behalf of David Gagliano, owner.
General Info & Analysis:
The Petitioner seeks variance approval tear down the existing house and build a new one-story house with
attached garage in its place. Please see the Petitioner’s informational packet for more detail on the
variance request.
The existing house is marked as a Contributing Building on the Carmel Historic Preservation Commission’s
historic architecture survey. It is subject to the City Council’s 60-day demolition delay ordinance, and the 60
days is up on March 21.
The new proposed house and attached garage will be will have exterior building materials of brick and stone.
It’s scale and massing will respect the surrounding homes located in the Johnson Addition neighborhood.
The maximum allowed lot cover percentage in the R2/Residence zoning district is 35%, and the Petitioner
proposes up to 55% (as a buffer for any last-minute changes to the house plans and site plan), but it will most
likely be closer to 45%.
The two houses to the north of this site received BZA variance approvals for 50% lot cover in 2013 and 2015.
The site sits on a curve, so the house will sit back 44.5 feet from the street/sidewalk, but still be mostly in line
with the adjacent homes to the southwest and to the east. The proposed house is also placed that way to avoid a
sanitary sewer line that cuts across the southwest corner of the parcel, which serves the house to the northwest.
The Petitioner continues to work with the Carmel Engineering Dept. to address all drainage, grading,
stormwater, and engineering requirements. The Petitioner also continues to work with the Carmel Utilities Dept.
regarding the sanitary sewer line from the adjacent northwest property. The Petitioner will pay the Stormwater
Fee in lieu of installing stormwater detention on site. There is also a concern from the Carmel Utilities Dept.:
they would like to have an easement created on the subject site, over the sanitary sewer line that cuts across the
southwest corner of the parcel. (Petitioner, please provide an update on that.)
The Petitioner addressed all planning/zoning review comments, and the Planning Dept. supports this
variance request with the condition listed below in the Recommendation.
Petitioner’s Findings of Fact:
Please refer to the petitioner’s Findings of Facts included in their info packet .
Recommendation:
The Dept. of Community Services recommends positive consideration of Docket No. 20020001 V, with the
condition of the Petitioner also working things out and coming to an agreement with the Carmel Engineering
Dept. and the Carmel Utilities Dept.