Loading...
HomeMy WebLinkAboutPacket for BZA 05-28-24BZA Docket PZ-2024-00059 V, PZ-2024-000563V, PZ-2024-00065 V, Z-2024-00066 V, and PZ-2024-00067 V 331 1st Street Southwest Project Introduction This request would allow for the redevelopment of the southeast corner of 1st Street SW and 4th Avenue SW. Upon completion, the property would contain three structures, an in-law quarters (rehabbing the existing home) a new detached garage and a new single-family home. Three variances of development standards were filed based on the original plan submitted in 2018 because of the location of the property on a street corner and the effort to reuse the existing home on the property while constructing a complimentary new home on site. These variances were granted by the Board of Zoning Appeals. To date the existing home has been remodeled and the accessory garage constructed. Updated plans have been developed and five (5) additional variances are needed to provide for the construction of the newly envisioned home. Statement of Variance Request Five variances are requested. 1) 3.64(C), 9, a - Roof Slope. 8/12 required, 4/12, one portion at 3/12 and flat roof over garage proposed. 2) 3.64(C), 7, g - Roof Materials. In addition to asphalt shingles, applicant also requests the use of metal seamed roof materials. 3) 3.64(C), 7, a - Elevation Building Materials: The overall design includes four (4) materials including limestone, stone and Board & Batt. The Dryvit component of the elevations is 57 percent, with 15 percent Board and Batt, 15 percent stone base and 12 percent limestone. However, it should be noted that the percentage of Dryvit oriented to 4th Avenue SW is 32 percent. 4) 3.64(C), 3, c, i - Lot Coverage. Proposed 53 percent lot coverage (45% permitted). 5) 3.64(C), 1, b - Building Mass. The width on the proposed home is 71’ (55’ permitted). Statements of Support 1) 3.64(C), 9, a - Roof Slope. 8/12 required, 4/12, one portion at 3/12 and flat roof over garage proposed. The lower roof pitch works better with the design of the home. The design provides for multiple ridge lines, at varying heights which provides for the same type of vertical emphasis as the ordinance slope required. This proposal also keeps the height within the maximum permitted. The flat roof over the garage provides for outdoor living space and the addition of a parapet wall will obscure the view of the flat roof. 2) 3.64(C), 7, g - Roof Materials. In addition to asphalt shingles, applicant also requests the use of metal seamed roof materials. The integration of the additional material is a positive aesthetic look for the home design and in keeping with the existing home on the north end of the lot. 3) 3.64(C), 7, a - Elevation Building Materials: The overall design includes four (4) materials including limestone, stone and Board & Batt. The Dryvit component of the elevations is 57 percent, with 15 percent Board and Batt, 15 percent stone base and 12 percent limestone. However, it should be noted that the percentage of Dryvit oriented to 4th Avenue SW is 32 percent. 4) 3.64(C), 3, c, i - Lot Coverage. Proposed 53 percent lot coverage (45% permitted). The increase in lot coverage will be mitigated by the use of open space and the outdoor deck/living space over the garage. 5) 3.64(C), 1, b - Building Mass. The width on the proposed home is 71’ (55’ permitted). Because of the shape of the lot, the lot depth from 4th Avenue SW is only 66 feet, while the lot width is 206.44 feet. Because of this the building cannot be oriented 90 degrees from proposed, to meet this requirement. The use of multiple elevation planes as well as vertical windows and materials break up the horizontal plane of the structure. This will look appropriate and in scale with the other residential development in the area. 6) The 7) An Location Map 331 1st Street SW 2024 SITE PLAN 2018 Elevations Page 1 of 12 FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE CARMEL ADVISORY BOARD OF ZONING APPEALS (Petitioner fills out 1-3, and first 2 blanks) Docket No.: ____PZ-2024-00059 V___Roof Slope__________________ Petitioner: ____Karl Meyer, by Russell L. Brown__________________ 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The requested variance of roof slope will permit the new home anticipated in the 2018 petition and the approvals granted. The designs have been revised and re-visioned. When constructed this project will complete the 2018 proposed use of a single family home with the original home utilized as an in-laws quarters and the accessory garage. The request does not violate the maximum height permitted and will be constructed to meet all building codes, therefore the grant of this variance will not be injurious to the public health, safety, morals and general welfare of the community. 1. 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 design will be in concert with the original home and existing garage. The design slopes provide for multiple peek lines as well as an outdoor space over the garage. The result will not be inconsistent with the redeveloped properties in the area and will have a positive effect on adjacent properties and property values. 2. The strict application of the terms of the Unified Development Ordinance to the property will result in practical difficulties in the use of the property because: The design is in concert with the existing house and garage to the north. The depth of the lot dictates the shape of the footprint of the home and causes a practical difficulty to create the same level of design quality as other homes in the neighborhood without the multiple roof pitches. DECISION It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. ___________________________ is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this _______________ day of __________________________________, 20 _______. _____________________________________________ _____________________________________________ CHAIRPERSON, Carmel Board of Zoning Appeals _____________________________________________ _____________________________________________ SECRETARY, Carmel Board of Zoning Appeals Conditions of approval of the Board, if any, are listed on the Letter of Grant. Page 2 of 12 FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE CARMEL ADVISORY BOARD OF ZONING APPEALS (Petitioner fills out 1-3, and first 2 blanks) Docket No.: ____PZ-2024-00063 V___Roof Materials_______________ Petitioner: ____Karl Meyer, by Russell L. Brown__________________ 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The requested variance of roof material will permit the new home anticipated in the 2018 petition and the approvals granted. The designs have been revised and re-visioned. When constructed this project will complete the 2018 proposed use of a single family home with the original home utilized as an in-laws quarters and the accessory garage. The request is not to have the entirety of the roof as seamed metal, but to add it as an element along with the traditional shingles. This use of materials match the other structures on the subject property, as well as new development nearby. The construction will meet all building codes, therefore the grant of this variance will not be injurious to the public health, safety, morals, and general welfare of the community. 3. 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 roof materials are a mix of asphalt shingles and seemed metal roof. The properties in the area will benefit from the investment in the neighborhood in a positive manner. The mix of materials are also compatible with the original home and existing garage. The result will not be inconsistent with the redeveloped properties in the area and will have a positive effect on adjacent properties and property values. 4. The strict application of the terms of the Unified Development Ordinance to the property will result in practical difficulties in the use of the property because: Without the variance, the home design would not be as cohesive with the materials approved for the roof of the existing house and garage in 2018. DECISION It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. ___________________________ is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this _______________ day of __________________________________, 20 _______. _____________________________________________ _____________________________________________ CHAIRPERSON, Carmel Board of Zoning Appeals _____________________________________________ _____________________________________________ SECRETARY, Carmel Board of Zoning Appeals Conditions of approval of the Board, if any, are listed on the Letter of Grant. Page 3 of 12 FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE CARMEL ADVISORY BOARD OF ZONING APPEALS (Petitioner fills out 1-3, and first 2 blanks) Docket No.: ____PZ-2024-00065 V___Building Materials_______________ Petitioner: ____Karl Meyer, by Russell L. Brown__________________ 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The requested variance of building materials will permit the new home anticipated in the 2018 petition and the approvals granted. The designs have been revised and re-visioned. When constructed this project will complete the 2018 proposed use of a single family home with the original home utilized as an in-laws quarters and the accessory garage. The request is to incorporate another building material into the overall palate of materials that work well and complement the overall design of the home. This use of materials will match the other structures on the subject property, as well as new development nearby. The construction will meet all building codes, therefore the grant of this variance will not be injurious to the public health, safety, morals, and general welfare of the community. 5. 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 building materials are a mix of Dryvit, limestone, stone base and Batt & Board. The properties in the area will benefit from the investment in the neighborhood in a positive manner. The mix of materials are also compatible with the original home and existing garage. Without the variance the resulting design will not be as cohesive with the existing structures on the subject property. 6. The strict application of the terms of the Unified Development Ordinance to the property will result in practical difficulties in the use of the property because: Without the variance, the home would not be as cohesive with the designs approved for the roof of the existing house and garage in 2018. DECISION It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. ___________________________ is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this _______________ day of __________________________________, 20 _______. _____________________________________________ _____________________________________________ CHAIRPERSON, Carmel Board of Zoning Appeals _____________________________________________ _____________________________________________ SECRETARY, Carmel Board of Zoning Appeals Conditions of approval of the Board, if any, are listed on the Letter of Grant. Page 4 of 12 FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE CARMEL ADVISORY BOARD OF ZONING APPEALS (Petitioner fills out 1-3, and first 2 blanks) Docket No.: ____PZ-2024-00066 V___Lot Coverage_______________ Petitioner: ____Karl Meyer, by Russell L. Brown__________________ 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The requested variance of lot coverage will permit the new home anticipated in the 2018 petition and the approvals granted. The designs have been revised and re-visioned. When constructed this project will complete the 2018 proposed use of a single family home with the original home utilized as an in-laws quarters and the accessory garage. The request is to permit an increase in lot coverage will still maintain the required setbacks. The construction will meet all building codes, therefore the grant of this variance will not be injurious to the public health, safety, morals, and general welfare of the community. 7. 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: Proposed 53 percent lot coverage (45% permitted). The increase in lot coverage will be mitigated by the use of open space and the outdoor deck/living space over the garage. The properties in the area will benefit from the investment in the neighborhood in a positive manner. The result will not be inconsistent with the redeveloped properties in the area and will have a positive effect on adjacent properties and property values. 8. The strict application of the terms of the Unified Development Ordinance to the property will result in practical difficulties in the use of the property because: Without the variance, the home would not be as consistent with the designs approved for the existing house and garage in 2018. The practical difficulty results from the historic nature of the lot size and the existing home being oriented to the north property line leaving the frontage along 1st Street SW undeveloped. In order to preserve the existing house and garage and work in concert with the new main home, the lot coverage has increased, however there is also a mitigation by the outdoor living space above the garage. DECISION It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. ___________________________ is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this _______________ day of __________________________________, 20 _______. _____________________________________________ _____________________________________________ CHAIRPERSON, Carmel Board of Zoning Appeals _____________________________________________ _____________________________________________ SECRETARY, Carmel Board of Zoning Appeals Conditions of approval of the Board, if any, are listed on the Letter of Grant. Page 5 of 12 FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE CARMEL ADVISORY BOARD OF ZONING APPEALS (Petitioner fills out 1-3, and first 2 blanks) Docket No.: ____PZ-2024-00067 V___Building Mass _______________ Petitioner: ____Karl Meyer, by Russell L. Brown__________________ 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The requested variance of lot coverage will permit the new home anticipated in the 2018 petition and the approvals granted. The designs have been revised and re-visioned. When constructed this project will complete the 2018 proposed use of a single family home with the original home utilized as an in-laws quarters and the accessory garage. The request is to permit an increase in massing, from 55 feet width permitted to 71 feet requested along the 1st St. SW frontage. The construction will meet all building codes, therefore the grant of this variance will not be injurious to the public health, safety, morals, and general welfare of the community. 9. 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 placement of the proposed home respects the required setbacks and will not adversely affect any properties in the area. The addition will add value to the area and enhance the neighborhood. 10. The strict application of the terms of the Unified Development Ordinance to the property will result in practical difficulties in the use of the property because: The increase in massing of the primary home along the 1st Street SW frontage is caused by the narrow depth of the lot in question. The practical difficulty is caused because the lot depth from 1st Street SW is only 66 feet, while the lot width is 206.44 feet. The building cannot be reoriented 90 degrees from proposed, to meet this requirement. The use of multiple elevation planes as well as vertical windows and materials break up the horizontal plane of the structure. DECISION It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. ___________________________ is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this _______________ day of __________________________________, 20 _______. _____________________________________________ _____________________________________________ CHAIRPERSON, Carmel Board of Zoning Appeals _____________________________________________ _____________________________________________ SECRETARY, Carmel Board of Zoning Appeals Conditions of approval of the Board, if any, are listed on the Letter of Grant.