HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
MAY 28,2013.
13-14.(V)Holcomb Garage, 140 4th Street NW
The applicant seeks the following development standards variance approvals for a new detached garage.
Docket No. 13040019 V ZO Ch. 23D.03.C.3.d.i Detached garages must be 5 ft behind the Principal
Building
Docket No. 13040020 V ZO Ch. 25.01.01.B.5 Max ground floor area 720 sq ft,864 sq ft requested
The site is located at 140 4th Street NW and is zoned R-2/Residence within the Old Town Overlay&the Monon
Greenway Overlay. Filed by Toby Holcomb,owner.
I,1,�,t , ,, ' ',.. . :: k € „. 17,'� ,, General Info:
-:',?,.:It- s * w- _ x t{ The Petitioner requests Variance approval
,1. ,,, 1 to construct a new detached garage that is
r, �� , �=4a= III,,, � �° ,'.�,� �17a ,A"� ,� � / i ' larger than permitted and that is not behind
K4 I, t iY�'w awia, e 0 a , '.. q t•c ' „ v �r. � , z the primary residence. The site is located
''': t v ': "'u '°"..� .: „. „i"4 , 4 '''F r i 'lit er- ;,- '
x Mk directly adjacent to the Monon Greenway
sf t r s,4 " t' r"' R `.: ;j'' 't' 1'y1� "f',.--;.'d and is accessed off of 4th Street NW.
I)• teoi -1" : ! • ,� ' ' Surrounding the site are single family•I),f 7 t ,�� '�`r v "1,1,,',7 t a.#.err..,•f '4:f,,�" " }
' boy i r A"ir :' { , 4 to: €*� residential lots. Please see the petitioner's
-m0 , , , ,1,-.4.,,,:f41:, � � s � i '' ' ,),;-, information packet for more details.
,"4 ' ,, - 1-',41-" `� 3 l'''''')14.74:""444'' .
', 15 Analysis:
l '4.,',Y' '411 r , ,r '''` i �<<,; {��; ��� t The Old Town overlay requires a detached
1,':.,°'''.' ' = 4 ;_� ": h �, : garage to be placed at least 5 feet behind the�t , . v Principal Building. This is meant to protect
3 � 1 _ -, �^ �;,� the consistency and character of the
'. ', { �, . neighborhood. The petitioner wishes to
s 0 �1 ' :' ' '`'�� r l +",` rl remodel the existing house and change the
,, - , i,„'n , „ -, , , ;,, A A, ,,. , ~ z attached garage into living space and then
add a detached garage. Due to the unique
size and configuration of the lot,a detached garage is not able to be placed behind the home. However,the proposed
location of the garage should not have a negative effect on surrounding properties as it is placed to the rear of the site and
setback from the street. It will also be setback behind the front building line of the house. The design of the garage places
the smaller side of the garage toward the street and the garage doors toward the interior of the site. This layout will help
mitigate the impact of the garage and any negative effects it might have.
The proposed garage will be 864 square feet. The ordinance limits the size of detached garages to 720 square feet to help
protect the character of residential areas;however that size limitation causes a hardship for this petitioner as they would
like a 3 car garage to be able to store all their vehicles inside the garage. The garage will meet the side yard setbacks.
There has been no formal remonstrance submitted to the Department.
Petitioner's Findings of Fact:
1. The approval of this variance will not be injurious to the public health,safety,morals,and general welfare of
the community because: the additional improvements planned will add value to the surrounding homes. The
remodel planned to the existing home will change the architecture to a turn of the century design.
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:this will enhance the look of 4th Street NW and will add value to the
adjoining neighbors.
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 front of the house faces the side yard and will not allow for a detached garage to
be placed behind the house per the City Ordinance.
Recommendation: After all comments and concerns have been addressed,the Dept. of Community Services
recommends positive consideration of Docket Nos. 13040019-20 V.
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