HomeMy WebLinkAboutDept Report 04-22-13 CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
APRIL 22, 2013
2-3. (V) Bibeau Residence, 411 W Main St.
The applicant seeks the following development standards variance approvals for a new home:
Docket No. 13040007 V ZO CH: 8.04.03.A 35 ft Min font yard setback, 15 ft and 25 ft requested
(corner lot)
Docket No. 13040008 V ZO CH: 8.04.03.F 35% Max lot coverage, 50% requested
The site is located at 411 W Main Street and is zoned R-2/Residence. Filed by Justin Moffett with The Old
Town Design Group. '1"-r6:""4' p
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ii, ...r i i 1;,tt, E '�° `* e b ,,l The Petitioner is requesting 2 variances to
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%-; , i,,; . . 2., e- Urd ,,` tr build a new home and attached garage along
A `rif'A,b I'' '' 3Y� j�yIo� 4� f? u` { Main Street at the corner of 4`h Ave. SW.
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t ^� 'f " ' `� �'°` �"`"` One is for reduced front yard setback along
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z r r `I'i' -F c,t 4 4„4,rr' , both street fronta es and one is for an
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' � �� -I, �f � � ,-� 6 �� � ,� � ,--�•f increase in the permitted lot coverage. To
_ - ; IN STREE14 tf,> '-'-{4,, x .--- ;, " — the east,west,and south of the lot are single
` ;0. "` - ./ f '. '�_ r, family homes. North are existing 3 story
+ ,,,, 3 ,� ` J /i ' to, " ,,,0 , live/work townhomes. Please refer to the
(.—.1' r -� '* y � .t=A °;tt ` ' ! , '" r' petitioner's information acket for more•r` e �s v n 1` t ioti li 44 ,,'''s �^ 844 , �� details.
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`,"—�'3 ...�"Q t.at, ',Dar.41"" S -V i A .41 f ^Y' - it i, I, Analysis:
r• �� ,Ki , 'u l` 4 v g ,G k, This roe is located along Main Street
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„ 1; fay. "t > l 1 1 ! , and is just outside of the Old Town Overlay
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34 7 r tf r ,, mot ,,_ ' -e. _,- _ Zone. Old Town is a more dense and urban
„, t� i,r '- , ,,d ,' fi. , 'ir area with many other commercial and mixed
' a r 4, . t .4•41t; , �,�� ' ? ,1,,, t'; use buildings having no front yard setbacks.
This parcel is remaining a single family use,
but the owner would like it to have a more urban character with only a 15 foot setback off of Main Street and a 25 foot
setback off of 4`h Ave SW. Across the street are 3 story live/work townhomes which are pulled up to the sidewalk and do
not have any setback from the right-of-way. Due to the location of this site and its proximity to the center of Old Town,a
reduced front yard setback would not be out of character. The architectural style of the building will be complimentary to
other styles in Old Town and will create a nice streetscape as people walk or drive by.
The design of this home puts the lot coverage at about 43.5%,mostly due to the addition of a swimming pool in the
backyard which will be screened from view. While the lot coverage is increasing,the front yard setback is decreasing
thereby allowing the new home to still meet the setbacks for the side and rear yards which directly abut the neighboring
properties. A greater lot coverage is typical of more dense areas. In fact, some lots in old town have 100% lot coverage.
This house will provide a good transition from the more dense commercial part of Old Town to the less dense residential
' areas to the West of Old Town. These variances should not have a negative effect on surrounding properties or the
community. The Department is in support of these variance requests.
Staff's Outstanding Comments for the Petitioner:
- The Department would like the petitioner to submit an elevation for the east facade of the home since this facade
will also have a reduced front yard setback. This facade should also be aesthetically pleasing and complimentary
to the Old Town area and the streetscape.
Petitioner's Findings of Fact,Front Yard Setbacks:
1. The approval of this variance will not be injurious to the public health, safety, morals, and general
welfare of the community because: the approval of a reduced front yard setback will bring the southwest
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corner of Main Street and 4th Avenue SW into conformance with the structures on the other three corners
which all maintain setbacks of less than 15 feet.
2. The use and value of the area adjacent to the property included in the variances will not be affected in a
substantially adverse manner because: the new structure proposed for this location will be of substantially
Beater architectural and economic value than the previous structure on the property.
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 appropriate aesthetic treatment for this intersection on a
prominent roundabout dictates a smaller front yard with the structure placed closer to the right-of-way.
Maintaining a 3.5 foot front yard setback will create a single property that is incongruent with the other three
intersections.
Petitioner's 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 property adjoins the Old Town Overlay with intense multi-family
uses on two of the three adjacent corners. A majority of the requested increase in coverage is created by the
addition of a swimming pool and patio.
2. The use and value of the area adjacent to the property included in the variances will not be affected in a
substantially adverse manner because: a single family residence is proposed for this property which will
have a much greater architectural and economic value to the Arts& Design District and Main Street than the
former structure that was in poor condition.
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 owner would not be able to develop the property as
desired and in a manner consistent with the adjacent uses in the Arts District/Main Street area.
Recommendation:
The Dept. of Community Services recommends positive consideration of Docket Nos. 13040007-08 V.
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