HomeMy WebLinkAboutDept Report 03-28-11 CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
MARCH 28, 2011
6. (V) 945 E. 101st St. Pole Barn:
The applicant seeks the following development standards variance approval:
Docket No. 11030003 V Ordinance Chapter 25.01.01.A.4: accessory structure built without a
primary structure. The site is located at 945 E. 101st St. It is zoned R -1 /Residence. Filed by James (Jim)
Gravelie, owner.
nF r „,,,,,7.1 General Info Analysis:
The current existing barn (about 40 ft x 24 ft) on-this parcel is
E 101 St. „sue,
`V falling down and in disrepair; however, it is grandfathered, or
I k t legally non conforming. If it is torn down a new pole barn must
I� 5� 1 Y f' 'i 1. i 5 meet today ordinance regulations. The petitioner seeks variance
6 0' 4
a r�J Wy' 'F� y '�`'r3'� approval to build a new accessory structure (pole barn) without
h i 1 'rte *7 l c fi having a primary structure on that same parcel. The zoning
f
`I �^x.t� ordinance states: "No Accessory Building shall be constructed
upon a lot until the construction of the Principal Building has
1- f actually commenced; and no Accessory Building shall be used
l s e tc. ,t� ,,,Z. o unless the Principal Building on the Lot is also being occupied for
t 4 i 3 ni a (t rj�'� the intended purposes." Please see the petitioner's informational
r r J packet for more d
r 1 The proposed pole barn is 18 -ft tall and will have dimensions of
1 M 42 ft x 64 ft. However, the zoning ordinance states that "except
A"'t r. that a- detached garage, which is the only Accessory Building on
�F 5 the lot, may equal the maximum dimensions of twenty -four (24)
A.3/4 s r„ by thirty (30) feet. The petitioner will need to file for an
r i o additional variance for the larger pole barn size. (If the
g ,°,C t 3 petitioner would l he can table docket no 111030003 V to
l" r i at, 4 m the next BZA meeting and have both Dockets heard at the
si `t,�P same time.)
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'"w a t f� As a side note, the petitioner has just cleared most, if not a o
urn 7�" 1 6; t trees fr the s While a landowner can do this on a
'i`� a i'aF' A V t r residential property without any restrictions, the seeking of
1ry l SAT Y= va approval;for this pole barn on this parcel does permit the
A �j�"ek5
i o 4.; :a 4 4' ,4 4, Board to impose conditions, such as planting trees along the road
t rights of way. When viewing the site from I -465, one can see a
":;t t a vast difference from this parcel versus the adjacent lots that have a
Y41 tree buffer.. The aerial photo to the left shows the site with trees
1 -46 SWA 4 4. before, and photos on the next page (taken from 101' Street) show
current site conditions.
Findings of Fact:
1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare o.f
the community because: the new pole barn will meet the setbacks and height regulations of the ord It i s
replacing an existing pole barn that is not structurally sound.
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 new pole barn will meet the setbacks and height regulations of the
ordinance. It is replacing an existing pole barn that is not structurally sound.
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: a new pole barn could not be erected on this site without first building a house.
This is not feasible or practical for the new property owner, considering that a pole barn exists on the parcel now
without a house on it, too.
Recommendation:
After all concerns have been addressed, the Dept. of Community Services recommends positive consideration of Docket
No. 11030003 V; however, the petitioner will need to file for an additional variance for the pole barn size. (If the
petitioner would like, he can table this Docket No. 11030003 V to the next Regular BZA meeting and have both
Dockets heard at the same time.)
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