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CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
Feb. 27,2006
12h. Old Town Bed & Breakfast
The applicant seeks approval for a small bed & breakfast inn.
Docket No. 06010021 UV ZO Chapter 8.01 permitted uses
The site is located at 521 1 st Ave NW and is zoned R-2/Residence within the Old Town Overlay-
Character Subarea. Filed by Douglas Roby & Loretta Tuttle.
General Info:
The petitioners are seeking use variance approval for a
small 2 to 3-room bed & breakfast inn. An innkeeper will
live in one part of the home.
Analvsis:
The site is located in Old Town (1 block west of Range
Line Rd), where mixes of business with residential uses
is encouraged. The structure will be renovated and may
add value to the immediate area and to Old Town as a
whole. The Comprehensive Plan stresses adaptive reuse
of buildings in this area. The item has appeared before
the Technical Advisory Committee to address any issues.
Findin2s of Fact - Use variance
1. The grant of this variance will not be contrary
to the public interest, due to the existence of special
condition(s) such that enforcement of the zoning
ordinance will result in unnecessary hardship because:
Although the lot is zoned residential, it is located within the Old Town Overlay, which promotes
mixes of uses within the same street and block.
2. The grant of this variance will not be injurious to the public health, safety, morals and
general welfare of the community because:
The structure will be renovated and upgraded. This may add value to the adjacent properties. The
use produces very little disturbance to the residents nearby, and may be seen as a unique amenity
to the area and to the community.
3. The use or value of the area adjacent to the subject property will not be substantially
affected in any adverse manner because:
The structure will be renovated and upgraded. This may add value to the adjacent properties. The
property will still be zoned residential, but with a use variance to allow a very specific use; a 2-
room bed & breakfast inn, which may be seen as an amenity to the area and to the community.
4. The need for the variance arises from a natural condition peculiar to the subject property
because:
The site is within the Old Town Overlay, but is zoned Residential.
5. The granting of this variance does not substantially interfere with the CarmeVClay
Comprehensive Plan because:
The Comprehensive Plan recommends Old Town as having street oriented business uses. It also
stresses the adaptive reuse of buildings. The Old Town District's purpose is to have a walkable
downtown with mixes of uses side by side.
Recommendation: The department recommends positive consideration of Docket No. 06010021 UV.