Development News for Zionsville, Indiana

Variance for Increased Lot Coverage Denied Due to Drainage Concerns

The Board of Zoning Appeals (BZA) heard a request for a development standards variance to increase lot coverage to 42.6% for the construction of a 90-square-foot deck at 190 North Maple Street. This variance was sought because the lot coverage would exceed the village's RV district limit. The petitioner had previously received a variance in 2025 to increase lot coverage to 41.1% for an addition. Staff recommended denying the request, citing that the increased impervious surface exacerbates an existing drainage problem and that the need for additional outdoor space is a self-created condition, not an undue hardship. The petitioner stated the deck was already built and that the removed pavers were less pervious than the deck. Board members expressed concern that adding more impervious surface contradicted the previous decision to remove pavers for drainage reasons. A motion to deny the variance was approved unanimously by a vote of five to zero.

Special Exception and Variances Approved for Single-Family Residence in Ag District

The Board of Zoning Appeals (BZA) considered a special exception to allow single-family use in an agricultural (AG) zoning district and several related variances for a property at 7885 Royal Avenue. The property, which is split-zoned AG and R2, was previously granted a special exception and variances in 2024 for a single-family residence. The petitioner has since purchased an adjoining property, expanding the parcel. The proposed house is now one story, differing from the previous two-story concept. Six variances were requested: four setback encroachments, one for a private well on a parcel less than one acre, and one to reduce the minimum spacing between dwellings in the AG district. Staff recommended approval for the special exception and all six variances, noting that the variances are necessary due to the platting of the lots prior to current zoning ordinances, creating hardships. The special exception was conditionally approved by a vote of five to zero. The six variances (dockets 2026-08-DSV) were also approved unanimously after a motion to suspend rules due to a minor notice issue.

Variance to Encroach into Setback Denied

The Board of Zoning Appeals (BZA) considered a variance request to encroach three feet into a 50-foot build line, rear setback line, for a patio in the Holiday Farms PUD. The petitioner and the adjacent property owner, Mr. Culpepper, reached an agreement where the petitioner would plant pine trees along the back property line to enhance the buffer between the properties. Staff's initial position was not to support the request as it did not meet all three criteria for approval. Board members expressed concerns about the hardship requirement for the variance. Ultimately, the motion to deny the variance was approved by a vote of four to one, with one member voting nay.

Family to Build Home on Landlocked Parcel After Special Exception and Variance Approved

The Board of Zoning Appeals (BZA) considered a special exception for single-family residential use in an agricultural (AG) zoning district and a related variance to reduce road frontage from 45 feet to zero for a 7.42-acre parcel at 1586 East 400 South. The parcel is landlocked, with access via a private driveway easement owned by the parents on the adjacent north parcel. Staff recommended approval for both the special exception and the variance, noting that the landlocked nature of the parcel creates an unnecessary hardship and that the proposed single-family use is consistent with the character of the area. The variance was approved conditionally, requiring the petitioner to record the private driveway easement. The special exception was approved 5-0, and the variance was also approved 5-0.