HomeMy WebLinkAboutDept ReportCARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
January 26, 2010
2d. Ditch Road Stables (Arena Height)
The applicant seeks the following development standards variance approval:
Docket No. 10010010V 25.01.01.B.1
The site is located at 13403 Ditch Road on approximately six acres and is zoned S1/Single Family.
Filed by Leslie Ahluwalia, owner.
General Info: The petitioner is requesting
approval for constructing a barn with riding
arena over the maximum permitted height
of 18 feet. The site is approximately six
acres and is surrounded by residential uses
and other horse and agriculture- related
uses.
Analysis: In 2008, the petitioner filed two
variances, one for boarding and riding
instruction and the other for constructing
an accessory structure larger than the
dwelling's footprint. Both requests were
approved in August of 2008, and the petitioner began site work for the riding arena and stables. During
the design process, it was discovered that the maximum accessory use structure height of 18 feet would be
inadequate for a riding arena and stables, so this variance was filed. Stables typically include hay lofts,
and 18' would not be enough to provide for structural support for a building of this size, or for rider and
horse comfort. The petitioner is proposing approximately 30' for the stables and arena, and 21' for the
barn offices and storage. There are structures of similar height and size in the area, and there is existing
landscaping to help buffer the building. The Department believes any impact on adjoining properties
would be at most minimal
Findings of Fact: Accessory structure height
4. The approval of this variance will not be injurious to the public health, safety, morals, and
general welfare of the community because: there are structures of similar height and size
nearby, and landscaping will also provide a buffer.
5. 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: there are structures of similar height and
size nearby, and landscaping will also provide a buffer.
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 stables and arena could not be built
with an adequate height to assure ease of use.
Recommendation:
The Dept. of Community Services recommends positive consideration of Docket No.
10010010V after all concerns have been addressed.