Loading...
HomeMy WebLinkAboutDepartment Report 05-28-24 13 of 14 CARMEL BOARD OF ZONING APPEALS REGULAR MEETING DEPARTMENT REPORT TUESDAY, MAY 28, 2024 (V) Meyer Variances - Additional. The applicant seeks the following additional development standards variance approvals: 2. Docket No. PZ-2024-00059 V UDO Section 3.64(C)(9) Minimum 8:12 roof pitch required; 4:12, 3:12, and 0.25:12 roof pitches requested. 3. Docket No. PZ-2024-00063 V UDO Section 3.64(C)(7) Roofs shall be asphalt, wood, or slate shingles; Metal seamed roof materials requested. 4. Docket No. PZ-2024-00065 V UDO Section 3.64(C)(7) Building shall be clad in wood, brick, stone, or lap, shake, or shingle style cement board; Limestone, board & batten, and Dryvit requested. 5. Docket No. PZ-2024-00066 V UDO Section 3.64(C)(3) Maximum 45% lot cover allowed, 53% requested. 6. Docket No. PZ-2024-00067 V UDO Section 3.64(C)(1) Maximum 55-ft house width required; 71-ft requested. The site is located at 331 1st Street SW, aka 331 1st St SW. It is zoned R2/Residence and Old Town Overlay District, Character Subarea. Filed by Elizabeth Bentz Williams of Clark Quinn Law on behalf of Karl & Barbara Meyer, owners. General Info: • The Petitioner seeks approval to modify prior approvals for a 2nd residential dwelling structure on the lot. • Changes include roof slope changes, roof material changes, exterior building material changes, lot cover changes, and house width changes (for which they are seeking BZA variance approvals). • Prior petitions were submitted and approved for the site in 2018. This included BZA variance approvals for Accessory Dwelling setback and footprint (square footage). • The Accessory Dwelling will become the existing structure that sits on the north half of the site, and the proposed new residential dwelling will sit on the south half of the site. • The site is located in the Old Town Overlay District, Character Subarea. • Surrounding this site are single family dwellings. • Please see the Petitioner’s info packet for more detail on the variance requests. Variances Requested: Roof Pitch - • The UDO (Unified Development Ordinance) requires a minimum 8:12 roof pitch in the Old Town Overlay Character Subarea. (To be more specific, the roof of the principal building and accessory buildings shall be gabled, multi-gabled, or hipped with a minimum 8 to 12 (8:12) pitch.) • 4:12, 3:12, and 0.25:12 roof pitches are requested by the Petitioner. • A roof's slope, also known as its pitch, is the ratio of its vertical rise to its horizontal run, expressed as inches per foot. For example, a roof that rises 4 inches for every 12 in. of horizontal run has a slope of 4/12, or 4:12. • The variety of roof slopes on the dwelling will create visual interest. Roof Material - • The allowed roof materials in the Character Subarea are asphalt, wood, or slate shingles. • Metal roof materials are requested, as well as a rubber membrane roofing material with composite wood decking over it for the flat roof areas. • The proposed roof materials will be a mix of asphalt shingles, standing seam metal roof accent areas, and flat roof areas (for upper floor patio/deck areas). • The metal roof material will be a dark bronze color. • The Planning Dept. has no concerns with the proposed blend of roof materials. 14 of 14 Exterior Siding Materials - • Per the UDO regulations for the Old Town Overlay District Character Subarea, buildings shall be clad in wood, brick, stone, or lap, shake, or shingle style cement board. • Limestone, vertical board & batten, and Dryvit are requested. • Dryvit is a company that manufactures stucco systems and other construction materials, including a synthetic stucco product that can be applied as a final coat to another stucco system. Dryvit is also known as EIFS, or Exterior Insulation and Finish Systems. • Field stone will also be used along the bottom portions of the house exterior. • The Dryvit color will be a white / off white color. • The vertical board and batten will be a white color. • The limestone will be a natural limestone color. • The field stone will be natural colors of brown and tan hues. Lot Cover - • Per the UDO, the maximum allowed lot coverage for a single family residential use in the Old Town Character Subarea is 45%, and 53% is requested. This is a variance of 8%. • The Petitioner will be required to provide on-site stormwater detention or pay into the Stormwater Fund/Fee. • The Carmel Engineering Dept. will review the plans from a grading/drainage standpoint. • The Planning Dept. has no concerns with this variance, since the Petitioner will address any comments or concerns from the Carmel Engineering Dept. Building Width - • Per the UDO regulations for the Old Town Overlay District Character Subarea, buildings shall generally be longer than they are wide, with the narrow dimension facing the street. Building widths shall not exceed 45 feet except where the lot is greater than 80 feet in width, in which case the building may be up to 55-ft wide. • The lot dimensions are 66-ft wide by 197 feet deep. It is a Corner Lot with two street frontages. • A maximum 55-ft house width is required; 71-ft is requested. This is a variance of 16-ft or a 29% change. • The residential building width measured west to east is proposed to be 46’9”, and the building width measured north/south is proposed to be around 71-ft wide. (The 71-ft wide side of the house will face west towards 4th Ave SW.) • The Planning Dept. has no concerns with this variance. The proposed overall site plan does a good job of spacing out the structures along the length of the lot, so it does not appear too crowded in any area. Review Comments: • The Petitioner will address the remaining review comments in ProjectDox. Final Comments: • A 5-ft wide sidewalk is required along 1st St SW, and the Petitioner has opted to install it, rather than pay into the Thoroughfare Fund. • The site will be heavily landscaped. • The Planning Dept. supports the variance requests, with the condition of the Petitioner addressing all remaining review comments in ProjectDox. • The design of the proposed new house will complement the design/colors/materials of the existing house (soon to become accessory dwelling). Findings of Fact: • Please refer to the Petitioner’s Findings of Facts included in their BZA Info Packet. Recommendation: • The Dept. of Community Services (DOCS) recommends positive consideration of the variance requests with the condition of the Petitioner addressing all remaining review comments in ProjectDox (our online electronic plan review software), and with adoption of the Findings of Fact submitted by the Petitioner.