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HomeMy WebLinkAboutDepartment Report 01-27-25 17 of 18 CARMEL BOARD OF ZONING APPEALS REGULAR MEETING DEPARTMENT REPORT MONDAY, JANUARY 27, 2025 (V) Lady Residence Variances. The applicant seeks the following development standards variance approvals for a new 3-level single-family dwelling with an attached garage: 4. Docket No. PZ-2024-00233 V UDO Section 3.64(C)(11) Maximum 30-ft building height to the midpoint of the fascia and ridge allowed, 36-ft requested. 5. Docket No. PZ-2024-00234 V UDO Section 3.64(C)(9) Minimum 8:12 roof pitch required, 6:12 roof pitch and flat roof requested. 6. Docket No. PZ-2024-00235 V UDO Section 3.64(C)(7) Roofs shall be asphalt, wood, or slate shingles; Metal and a rubber membrane roof materials requested. 7. Docket No. PZ-2024-00236 V UDO Section 3.64(C)(3) Maximum 45% lot cover allowed, 54% requested. The site is located at 133 1st Street NE (or 133 1st St NE). It is zoned R3/Residence and Old Town Overlay District, Character Sub-Area. Filed by Andrew Wert of Church, Church, Hittle + Antrim on behalf of Michael Lady, owner. General Info: • The Petitioner seeks approval to demolish the existing house and construct a new house with attached garage. • Variances are requested for house height, roof pitch, roof material, and lot cover. • The site is not located in any subdivision; an HOA (Homeowner’s Association) does not exist. • The parcel has frontage on one street, only. • Surrounding this site are single family residential uses and office/commercial uses. • Please see the Petitioner’s info packet for more details on the variance requests. Variances Requested: House Height - • The UDO’s definition of Building Height is: The vertical distance from the lot ground level to the highest point of the roof for a flat roof, to the deck line of a mansard roof and to the mean height between eaves and ridges for gable, hip and gambrel roofs. • The UDO allows a maximum 30’ tall building for homes in the Old Town Overlay Character Subarea, and 36-ft is proposed. This is a variance of 6-ft or a 20% change. • There are several rooftop terrace areas proposed, which allow for a sort of step back from the street, regarding the house height and massing. • Also, things that may contribute to this house height are tall ceiling heights for each level, as well as the proposed 3rd floor area. Roof Pitch - • The UDO requires the following roof standards for new structures within the Old Town Overlay - Character Subarea: The roof of the principal building and accessory buildings shall be gabled, multi gabled, or hipped with a minimum 8:12 pitch. A roof over a porch or bay window may be flat or pitched. • The roof slope of the outdoor rooftop terrace area will be flat. • The roof slope of the house will be a 6:12 roof pitch, to go along with the proposed Craftsman-style architecture style that the Petitioner proposes. • These variations in roof design will add architectural interest to the house and to the block. Roof Material - • The UDO has the following standards for roof materials in the Old Town Overlay Character Subarea: roofs shall be asphalt, wood ,or slate shingles. 18 of 18 • A metal roof material is proposed for the sloped roof, and a rubber TPU material is proposed for the flat roof area of the rooftop terrace (with a patio deck material over it). • All other setbacks can be met. • The front façade of the house will utilize mostly light colored brick that is a white or off white color. Lot Coverage - • The UDO allows a maximum 45% lot coverage, and 54% is requested. This is a 9% increase. • Things that count toward lot coverage are building footprints, driveway, patio, on-site sidewalks, etc. • The house will have an attached 3-car garage that is accessed from the side. • That driveway will have a turnaround area. • Since the site will exceed the allowed maximum lot cover percentage, the Carmel Engineering Dept. requires on-site stormwater detention or payment into the Stormwater Fund/Fee. (Petitioner plans to pay into fund.) Remaining Review Comments: • All Planning/Zoning comments have been addressed. Final Comments: • The Planning Dept. supports the variance requests, as long as the Petitioner also addresses all comments and requirements of the Carmel Engineering Dept. • The house architecture and site plan will also be administratively reviewed and approved with the Site Plan & Design Review process that is required for residential Old Town Overlay properties (SDR). • The Owner/Petitioners have an approved budget for landscaping to be designed by a professional landscape architect. Petitioner and the architect will confirm that the appropriate guidelines concerning the native shade tree planted on site is met. 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 conditions of the Petitioner 1.) paying into the Stormwater Fund or providing on-site stormwater detention and 2.) providing a landscape plan with the residential building permit that includes at least one medium or large native shade tree from the Recommended Species List in the front yard, and with adoption of the Findings of Facts submitted by the Petitioner.