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HomeMy WebLinkAboutDept Report 06-25-07 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT June 25, 2007 4-6. Steffen Pole Barn The applicant seeks the following development standards variance approval: Docket No. 07060007 V Section 25.01.01-b.l Building height Docket No. 07060008 V Section 25.01.01-b.3.a.iii Location in front yard Docket No. 07060009 V Section 25.01.01.b.8 Exceeds square footage of dwelling The site is located at 11739 Gray Road and is zoned S 1/Residential Filed by Joseph Steffen, owner. General Info: The petitioner is requesting to build a pole barn, measuring 45 by 70 feet and 20 feet in height, at the northwest comer of the subject site. The site is currently improved with a two- story house, which has approximately 2000 square feet. The site is adjacent to the Windpointe subdivision. The requested location of the pole barn would be in front of the existing house. The barn would be used to store antique vehicles, and would also house a basketball court. A permit was granted for a pole barn measuring 30 by 63 feet, at location "A", however, that permit was revoked due to the pole barn's proximity to adjacent houses. The requested location is at "B". Analysis: The requested barn would be approximately 1150 square feet larger than the existing house, and comparable in size to surrounding dwellings. At that size, it is no longer a subordinate accessory structure, as required by the ordinance. Accessory structures are required to be subordinate in size to the primary dwelling, both to ensure the residential appearance of the site, and to limit potential commercial uses, which would be inappropriate in a residential area. The requested height and size of the barn would not be compatible with the surrounding area, and are not residential in scale. If the pole barn were approved at the size requested, the petitioner would also need to file for a use vanance. The requested location, in front of the existing dwelling, represents an improvement over the previous location. While it is closer to the property to the north, the site is heavily wooded, which would screen the proposed barn somewhat. In addition, the portion of the dwelling adjacent to the north is the garage. Additional trees, preferably evergreens, should be planted to further screen the proposed barn, and if constructed, the barn should be finished in a dark color, such as green or brown, or white siding to match the existing house, to make it less visually obtrusive. In addition, regardless of the final location of the barn on the property, its size and materials should be more compatible overall with the scale of the neighborhood and existing house. Findings of Fact: Barn Size and Height 1. The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: the large size of the proposed pole barn is out of scale with surrounding dwellings, and is significantly larger than the dwelling on the subject site. 2. The use and value of the area adjacent to the property included in the variance will be affected in a substantially adverse manner because: the large size of the proposed pole barn is out of scale with surrounding dwellings, and is significantly larger than the dwelling on the subject site. 3. The strict application of the terms of the Zoning Ordinance to the property will not result in practical difficulties in the use of the property because: The barn may be constructed in a smaller size, in accordance with the Zoning Ordinance and with surrounding properties. Findings of Fact: Barn Location 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the site is heavily wooded, and the barn would be screened at this location. 2. 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 site is heavily wooded, and the bam would be screened at this location. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: The barn could be constructed closer to existing residences, creating a negative visual impact. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 07060008, and negative consideration of Docket No. 07060007 V and Docket No. 07060009 V after all questions/concerns are addressed.