HomeMy WebLinkAboutDept Report 12-17-07
CARMEL BOARD OF ZONING APPEALS
HEARING OFFICER: DEPARTMENT REPORT
December 17, 2007
Coombes Residence
The applicant seeks the following development standards variance approvals:
Docket No. 07110004 V Section 25.01.0 1.8.3.a.i. Accessory structure located in front of primary
structure
Docket No. 07110005 V Section 25.01.01.8.1 Height of accessory structure exceeds 18 feet.
The site is located at 1815 East I09th Street and is zoned S2/Residen6al.
Filed by Engineered Alternatives for Todd and Dawn Coombes, owners.
General Info: The petitioner is constructing a
new house with detached accessory structure
on the property, which measures 6.2 acres.
The accessory structure is proposed to be a
carriage house, with parking on the first floor
and a guest house on the second floor.
Because of the configuration, topobrraphy, and
heavily-wooded perimeter of the site, there
are limitations as to where structures can be
built. The petitioner is therefore requesting
that the accessory structure be permitted to be
constructed in front of the building line of the
primary structure, and that its height be
pennitted to exceed the 18 feet pcnnitted.
Analysis: This site is hilly, and heavily
wooded except in its center. This limits
where structures may be built without
removing too many trees. The proposed
accessory structure would be offset from the
primary dwelling, so while it would be in front of the building line, it would not appear to be in front of
the structure itself. Because of the wooded nature of the site, the buildings' placement would be visually
unobtrusive. Additionally, accessory buildings are limited to 18 feet in height because typical accessory
structures are single-story, perhaps with some attic storage space. The proposed structure would be more
like a carriage house, and would measure 31 feet tall, 35 feet including the cupola. Both the primary
dwelling and the carriage house would be set baek more than 250 feet from 109lh Street, and would not be
that visible from the street.
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Findings of Fact: Accessory structure located in front of primary structure, height in excess of 18'.
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1. The approval of this variance will not be injurious to the public health, safety, morals, and
general welfare of the community because: the structure would be screened by existing trees.
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2. The use and value of the area adjacent to the property included in the variance will be not
affected in a substantially adverse manner because: the structure would be screened by existing
trees.
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3. The strict application of the terms of the Zoning Ordinance to the property will result in a
hardship in the use of the property because: the topography and existing vegetation place some
development constraints on the site.
Recommendation:
The Dept. of Community Services recommends positive consideration of Docket Nos. 07110004 V and
07110005 V after all concerns have been addressed.