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HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS HEARING OFFICER DEPARTMENT REPORT April 26, 2010 2d. Retzlaff Garage The applicant seeks the following development standards variance approval: Docket No. 10030017 V Section 25.01.01.B.3.6 One -car garage built Less than 5' from property line. The site is located at 12737 Wembly Road on .76 acre, and is zoned R1 /Single- family residential. Filed by John B and Sharon M Retzlaff, owners. 1 I General Info: The petitioner is requesting to construct a single -car garage, measuring 12' x 38', on the northwest side of his property, within the required side yard �ti setback. Surrounding uses are residential. _c� Analysis: The site sits at the curve of the street, with a very wide front yard and a narrow back yard that is 44 4 entirely within an easement. The configuration of the site, and the size and location of the easement limit the +1r r` 'N. E 's°"P buildable area of the lot. The proposed garage would sit r approximately where a yard barn is currently located fi 1 t he barn would be removed. Materials on the garage o7 would match those on the house. The garage would be detached, and would encroach three feet into the required five -foot side yard setback, and would be located approximately fifteen feet from the garage on the property adjacent to the north. There is an existing tree line and landscaping on the property line which would also help buffer the proposed garage. Findings of Fact: Setback 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the proposed garage would be largely behind the house, and not visible from the street. It would also be screened by the house and existing landscaping. 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 proposed garage would be largely behind the house, and not visible from the street. It would also be screened by the house and existing landscaping. 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 size and configuration of the lot prevents additions to the property. Recommendation: The Dept. of Community Services recommends positive consideration of Docket No. 10030017 V after all concerns have been addressed.