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CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
MONDAY, OCTOBER 28, 2024
(V) Waterman Deck Roof, Lot Cover Variance.
The applicant seeks the following variance approval to add a roof to an existing deck:
15. Docket No. PZ-2024-00181 V UDO Section 2.10 Maximum 35% lot cover allowed,
42% lot cover requested. The 0.17-acre site is located at 12635 Enclave Ct. (Enclave of Carmel
subdivision, Lot 33). It is zoned R2/Residence. Filed by Jeremy Place of West Design Build, on behalf of
Keith & Annette Waterman, owners.
General Info:
• The Petitioner seeks approval to add a roof over an existing wooden deck.
• A variance is requested for lot cover.
• The site is in Enclave of Carmel subdivision; HOA (Homeowner’s Association) approval was granted.
• Surrounding this site are single family residential homes.
• Please see the Petitioner’s info packet for more detail on the variance request.
Variance Requested:
Lot Coverage -
• The UDO allows a maximum 35% lot coverage, and 42% is requested. This is a 7% increase.
• Since a roof is being added to the existing wooden deck, it is now considered a structure that counts toward
lot coverage.
• The roof addition will look similar to others that have been done in the neighborhood, with a sloped roof.
• The overall neighborhood has a detention pond that handles stormwater runoff. The proposed improvement
to the site will add a very small increase of runoff to that pond. The Carmel Engineering Dept. does not have
a concern with this variance request.
• The Carmel Engineering Dept. will also require Consent to Encroach approval from the Carmel Board of
Public Works and Safety. The Consent to Encroach has been submitted and is pending review at the
November 6 BPW meeting. That Dept. is comfortable with providing interim approval, in the meantime.
Remaining Review Comments:
• The deck roof is considered a structure. Please note that a Replat Application will need to be filed and
approved, to remove the platted rear setback line that it will be encroaching into.
Final Comments:
• The Planning Dept. supports the variance request, since the deck exists today, and the Petitioner just wants to
add a roof over it.
• The subdivision has a platted rear building line for these lots. The added roof is a structure that needs to meet
that setback. The Petitioner will also need to file a Replat application to reduce or remove that rear platted
setback line. That is an administrative process.
• The roof structure will meet the rear setback requirement for the zoning district, however.
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 request, with
the conditions of Replat approval and BPW Consent to Encroach approval, and with adoption of the
Findings of Facts submitted by the Petitioner.