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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER DEPARTMENT REPORT November 24, 2008 Id. Museum of Miniature Houses The applicant seeks the following development standards variance approvals: Docket No. 081001119 V Ch. 23 D.03.C.1.a.iii (b) Lot Coverage Docket No. 08100020 V Ch. 23 D.03.C.1.b. Setbacks Docket No. 08100021 V Ch. 23 D.03.C.1.d. Roof Slopes The site is located at 11 I E. Main St. It is zoned B-1. Light commercial and office uses. Filed by John Munson 0 f Richardson, Munson & Weir Architects. General Info: The Petitioner is requesting to remodel and expand the Museum of Miniature Houses. The site is within the Character Sub-Area of the Old Town Overlay. Analysis: The site is improved with a house that has been converted to a museum, and a paved parbng lot. There is very little pervious surface currently, and the proposed addition would increase total lot coverage to 87.3%, from an existing coverage of75.5%. Pemlissible lot coverage is 70% for non-residential uses. Surrounding commercial properties have similar lot coverage. Lot coverage will also need to be reviewed by the Department of Engineering prior to the grant of building permits. The proposed design of the building would echo the newly constructed mixed-use buildings immediately to the west, with a more commercial appearance than the converted houses to the north and east. The Character Sub-Area requires a minimum roof pitch of 8: 12, and a flat roof for the addition is proposed; the existing building, which was originally a bungalow-style dwelling, . has a pitched roof. TIle Sub-Area also requires that buildings match the dominant or average setback, with a three-foot allowance either way. The proposed addition would take the building to the property line; the majority of adjacent buildings have setbacks that are on average twenty feet or more, with the exception of the new commercial buildings to the west. The proposed addition, could create a nice transition between the commercial uses to the west and the more residential uses to the east, with regards to setback and building design. It should be noted that the new addition, while attractively designed, is missing architectural details for commercial buildings required by the adjacent Main Street District Sub-Area, primarily for storefront type windows on the cast and west facades. The Department would ask the petitioner to consider bringing the windows on Main Street down more to a pedestrian level, and provide a consistent window treatment on the east and west facades of the new addition. Findings of Fact: Lot Coverage 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the lot coverage would be comparable to adjoining properties. 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 lot coverage would be comparable to adjoining properties. 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 existing improvements, together with the size of the lot, would make any additions difficult without the grant of variances. -~.-...,,,,:: _.':' ''!''":'--?i--:'~s-~+'' ...,... ~ "~~'-"._'ffl._"<.p"".,,,_ - Findings of Fact: SetbackIRoof Slope 4. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the proposed design would act as a transition betwee:(l commercial buildings to the west and more residential buildings to the east. The setback and roof slope would be similar to the commercial buildings to the west, on a smaller scale. 5. The use and value of the area adjacent to the property included in the variance will not be affected in a substantiaUy adverse manner because: the proposed design would act as a transition between commercial buildings to the west and more residential buildings to the east. The setback and roof slope would be similar to the commercial buildings to the west, on a smaller scale. 6. 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 existing improvements, together with the size of the lot, would make any additions difficult without the grant of variances. Recommendation: The Oept. of Community Services recommends positive consideration of Docket Nos. 08100019-21 V after all concerns have been addressed.