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HomeMy WebLinkAboutPacket for BZA 09-27-21(V) Thrift Home Variances 141 1" Ave NW Docket No. PZ-2021-00154 V to 00159 V City of Carmel Board of Zoning Appeals Meeting Monday, September 27, 2021 — 6:00 pm Applicant: The Old Town Design Group, LLC John Hefton, 317-750-8265 'ohnaa oldtowndesi 3i> ,,r-ou .coin Development Standards Variance requests have been filed by The Old Town Design Group, LLC on behalf of our clients, Paul and Angie Thrift, for the property located at 1411s` Ave NW, Carmel, IN. It is zoned R4/Residence and within the Old Town Overlay Character Subarea. The Thrifts will be building a custom two-story single-family home. First, the final design plans for our client resulted in a lot coverage of 53% where the zoning ordinance only allows for a maximum of 45%. Second, we are proposing that the front face of the garage be zero feet further from the lot line than the primary front line of the principal building, where the zoning ordinance states the front face of the garage must be at least 15' further from the lot line than the primary front line of the principal building. Third, we are requesting a variance for the garage doors to face the street, which is a secondary "front yard" or side street since this is a corner lot, however the zoning ordinance states that 3 car garages shall only be permitted where the overhead doors are oriented away from a front yard or facing an alley. Next, we are seeking a variance for the driveway width as the zoning ordinance requires a maximum of 18 feet, and the Thrift's home design has a front driveway width of about 22 feet. The final design plans for our client also resulted in window wells that project into the side yard 42" where the zoning ordinance states they cannot project more than 24". Finally, we are requesting a variance for the building height of 31'-9 3/8" and the zoning ordinance states buildings shall not exceed the height of the tallest dimension of the nearest Character Buildings by more than 7'; we are estimating the tallest dimension of two nearest Character Buildings to be about 23' tall, therefore requesting a variance for the additional 1' and 9 3/8" in building height. We look forward to discussing these variance requests. Statement of Variance The Old Town Design Group, LLC is proposing the approval of development standards variances for the property located at 141 Pt Ave NW, Carmel, IN 46032 in order to build a new 2-story custom home for the Thirfts. The site is zoned R-4/Residence and is within the Old Town Overlay Character Subarea. The application is identified with Docket Numbers: PZ-2021-00154 V to 00159V. The Old Town Design Group, LLC has filed a request for approval of the Development Standards Variances regarding: Docket No. PZ-2021-00154 V UDO Section 3.64.C.3: Lot Coverage - Maximum lot coverage allowed 45%. The variance we are seeking is to increase the lot coverage to 53%. Docket No. PZ-2021-00155 V UDO Section 3.64.C.4: Garage Setback -The front face of the garage must be at least 15-ft further from the front lot line than the primary front line of the principal building; 0 feet requested. Docket No. PZ-2021-00156 V UDO Section 3.64.C.4: Garage Door Orientation — 3 car garages shall only be permitted where the overhead doors are oriented away from a front yard or facing an alley; facing the street requested. Docket No. PZ-2021-00157 V UDO Section 3.64.C.6: Driveway Width An the front yard driveway widths cannot exceed 18 ft; less than 22 ft requested. Docket No. PZ-2021-00158 V UDO Section 5.78.J: Window Wells —Window wells cannot project more than 24" into a required yard; 42" requested. Docket No. PZ-2021-00159 V UDO Section 3.64.C.11: Building Height — Maximum 30' building height allowed; 31' 9 3/8" requested. The Old Town Design Group, LLC looks forward to presenting and discussing this request for this project. September 17, 2021 Dear Carmel Board of Zoning Appeals: We have filed Development Standards Variance requests on behalf of our clients, Paul and Angie Thrift, for the property at 1411t Ave NW, Carmel, IN in the Old Town Overlay Character Subarea. The final design plan for our client resulted in lot coverage of 53%. The Unified Development Ordinance (UDO section 3.64.C.3) requires the maximum lot coverage for Single Family Residential to be 45% of the area of the lot; the definitions in the ordinance were subsequently amended to include driveways, patios, and sidewalks as a part of lot coverage, however, the overlay percentage was not adjusted to accommodate for this issue. The proposed lot coverage of 53% is a variance of 8%. The Petitioner is working with Carmel Engineering Dept to address grading and draining comments and will be paying the $6,000 monetary commitment to the alley fund/stormwater fund. The final design plan for our client resulted in the front face of the garage 0 feet further from the front lot line than the primary front line of the principal building. The Unified Development Ordinance (UDO section 3.64.C.4) requires the front face of the garage to be at least 15 feet further from the front lot line than the primary front line of the principal building. The garage is about 3 feet further from the front lot line than the Great Room bump out of the principal building. The final design plan for our client resulted in needing a variance for Garage Door Orientation. The Unified Development Ordinance (UDO section 3.64.C.4) also requires the that 3 car garages shall only be permitted where the overhead doors are oriented away from a front yard or facing an alley. As this home is designed on a corner lot, the garages are oriented to the secondary "front yard" on 2"d St SW as the home faces First Ave NW. The final design plan for our client resulted in the front yard driveway with a width of less than 22 feet. The Unified Development Ordinance (UDO section 3.64.C.6) requires that front yard driveway widths not exceed 18 feet. The additional width in the driveway is needed to accommodate the three - car garage. Included in this Info Packet, we have included an updated Site Plan that shows the driveway depth and added banding to the main driveway; ribbon driveway will service the third car garage. The final design plan for our client also resulted in the window wells projecting into the yard 42 inches where the Unified Development Ordinance (LIDO section 5.78.J) requires that window wells project into a required yard a distance not to exceed 24 inches. The window wells project farther into the yard due to the narrow lot and the requirement of the Building Code egress. Finally, the final design plan for our client resulted in a building height of 31' 9 3/8". The Unified Development Ordinance (UDO section 3.64.C.11) states that the buildings shall not exceed the height of the tallest dimension of the nearest 2 Character Buildings by more than 7 feet. We are estimating the tallest dimension of the two nearest Character Buildings to be 23 feet. The proposed variance requested is less than 2 feet at 1 foot 9 3/8 inches. Included in this Info Packet, we have included an updated Elevation that shows the building height. We believe that the increase in lot coverage, the variances for the garage setback and orientation, and driveway width will allow our clients to build "age in place" home with adequate square footage and the desired living space. The window well projection and slight increase in building height of the proposed home has been designed to be consistent and size compatible with adjacent new construction. We believe the custom home will have elevations that are attractive and will be a good fit for the neighborhood, keeping in line with the quality of The Old Town Design Group, LLC's single-family homes. We look forward to the BZA meeting on Monday, September 27, 2021 and will gladly answer any questions you may have at that time. Sincerely, John Hefton The Old Town Design Group, LLC 1132 S. 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I I 1 I I gal > jam{ Tie N�'O L7 i�r. =_- - T oANAP� n �a M 51 14�i1��1 7M b z N Preliminary Plan for Thrift 141 First Avenue NW""""'"" Carmel, IN 46032 OLD TONJ DESIGN GROUP ���VV 4r hr�-tnJ�:414W ,,�, r {.a.. +..I.���a� ,a.,.•..,.y .' ws ' ° Th� pm �' T� yw y e! M OF Tdr `ids Lie [L ms dl Ippl .ran aati� ro p*n. thn r.,anamen CLIENM INITIALS DATE BAUTARKCHKLIST ODMPIEIP/3-31-71/ LB CON7K7CEK07 CDWI.B1&3.31-411 LB PGI 03MFLETEMIW BY PLAN M OOAMZMDATPIBY 114RCOMPEBMTEr BY PG20MIEFEMATE'BY eerSlp#19 j.1nJAY1 2I FlCRAM 9PP1 /YaDOI7MNMVi, 00 'W..v/: M—Nm: Fm m w 5-1a _7 —--�_......� -------- --- _u r — I r u ' Y �tttVt�C _ � L 1�"'� `� z� � lnM1P-K�m�— L � I a z -- 1"N.nn liitwewr fn w [n is z I z r - I II ----------------------------------- I 1 I - UNFINISHED ..--- -------------------- �--- =� STORAGE TIF y _ r m` i'. k� '-ram � t-_•r -1 .:_ �: ��-[LL i a ;' .gin =` t1• ti fin :e ;n _ ' :}ay. ;s" _..i » [i7 tr•. — , 'r----- 3;:i;r--- �c ;- IF a; `> led 1-�• � x ... _, h - ------ -- - -- _t ter- �- - - -:� M z - --- �G� �• , I R -^�z I � � .'iJK .� meµ: j------ ---- !qo a w= ea gee a R .X• o tt gy � p ,7•-e,n- 16^ir I n D E14 iminary Plan for Thrift °'""�idid"se" ©2a21 The OLD TOWN DESIGN GROUP. LLC �" '��°0�•�� "' plan is properly of the Did Town Design Gaup, ItD. OLD TOWN T—>���—. 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LLB. OLD TOWNh°°°� -p 141 First Avenue 1VW ��'""` �� r' "" ' TM T- e ° g "` "` "'1 Dinfd��ilr d Ine os bml nape bw 1.+{v'�ra 6e wAh Cannel,46032 DESIGN GROUP v, h rnm rd OF 1h6 Wm cq � olawts � dwd Dwn aa��Stlailis 'S INITIALS DATE z r' QIElf1 BAUFARKCHKLlYrCOMPIEfFM1.71/LB 00MMACTcmLLSLCOMnErErmt-2VLB PGICowWIXfFIamBY PLAN COKttMMI:TFlDAMBY B40.A1MPLHIP,4AT6fBY PG2OWLIMDAI:BY Revi Sirp96n.1j71 ]Ltl Le1lpF,[ Sm6YE D MIL IB "1wN NMGR PCp N. IB ee'-1 t _t AUi:i Flaw s'i tkH "WC on - - - sw 11'-3 ljr p'-q• 3'61, - I EMI {v y ��y a g w y aao. Aru .cf r.l VT /� 1 NI M L- --_j + — I----- ��, LJ --- >> ' c3m °�° > I. a > Z46m 1 -W S. I I I tz a R6Tni 1lT.L A.ilx F: C X [ i _ r_� � 5-7111' ef'-d 1p'•� � 3 I. . ♦ �L 't l •1. t� I.g -�S C 3a6e y ^O 16'- ,, ❑ ` aek�i •eu _ -- I >os. �> 1 r — °-4 ;zs h--I -ELLS- �Tm o -� C, y z — — — '-- — — — — — Z :e gt m t5-s T,/rt' I I ti N NNN NN _ SLAT sF ST WIN r-11 ur'- "J5 Preliminary Plan for Thrift �`�"�"°''�" ©2021 The OLD TOWN DESIGN GROUP. LLC O�^ �O _ T �°'�'��ao-� This plan is properly of the Old Toen B pn Gaup, LLC. r T� 'L\ N 7 �� ®�� My unwlhortzed use or reproduction of this plan, in xhde v 1 41 First Avenue N W '�''��"'"` " p.r' i, pr hib The Ta.n Old De3* Group' LL` Nl »s�rd,�R..N se dl Iepol mean, .,oloble to purr° the unauthodzed DESIGN GROUP 4re1�N:tile ux of ma pan or any deapn .l "" an,a n.d therein Carmel, IN 46032 eeil A" CLIENTS INMALS DATE ���r'-� a-'r`n f cam- J r mmm ==me mmmo BALLOT SHEET: FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE CARMEL ADVISORY BOARD OF ZONING APPEALS (Petitioner only fills out first 2 blanks) Docket No.: K - 2-02-1- 00154 V� `-Fo 0 0159 V Petitioner: f V1Q. (1 U TpU,,IYI 6 eswn Giniii . �.�.�. 2. 3. DATED THIS DAY OF 20 Board Member Page 10 of 12 Filename: development standards variance application & instructions 2021 Revised 2/25/2021 FINDINGS OF FACT SHEET DEVELOPMENT STANDARDS VARIANCE CARMEL ADVISORY BOARD OF ZONING APPEALS (Petitioner tills out 1-3 and first 2 blanks) Docket No.: -2-021-OoitW V -fb U069 Y Petitioner: Me W Town Des► gn am&p, Lit.. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: Q.godl t 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: Q t-aV Uld aEcW4 .are- oP4ieho i 1 I ar qv Atw kNte cas,6 Aal dd'a view chi c4ut-a d-e' ilnrxh<G btrta hUM4P- V61146 du - -� �rnbrnv�rne�ri��ro , ��bie c�- RhatreE v. 3. The strict application of the terms of the Unified Development Ordinance to the proper{y will result in practical difficulties in the use of the property because: T ( ease. wee A±i-a c kmtyt+ . DECISION It is therefore the decision of the Carmel Board of Zoning Appeals that Development Standards Variance Docket No. is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by reference and made a part hereof. Adopted this day of CHAIRPERSON, Carmel Board of Zoning Appeals SECRETARY, Carmel Board of Zoning Appeals 20 Conditions of approval of the Board, if any, are listed on the Letter of Grant. Page 11 of 12 Filename: development standards variance application & instructions 2021 Revised 2/25/2021 Findings of Fact Sheet Attachment 3. The strict application of the terms of the Unified Development Ordinance to the property will result in practical difficulties in the use of the property because: the lot coverage calculated for this project includes driveways, patios, and sidewalks, however the lot coverage percentage in the ordinance at the time it was written did not include these in the calculation. The overlay percentage was not adjusted to accommodate for this issue. The proposed lot coverage of 53% is a variance of 8%. Petitioner is working with Carmel Engineering Dept to address grading and draining comments and will be paying the $6,000 monetary commitment to the alley fund/stormwater fund. The lot for this single family newly architecturally designed home is a corner lot and is narrow. The final design plan for the home resulted in the front face of the garage about 3 feet further from the front lot line than the Great Room bump out of the principal building but 0 feet further from the front lot line than the primary front line of the principal building. Also, the 3-car garage is oriented to the secondary "front yard" on 2Id St SW as the home faces First Ave NW, where the zoning ordinance requires that overhead doors are oriented away from a front yard or facing an alley. The front yard driveway shows a width of less than 22 feet needed to accommodate the three- car garage. An updated Site Plan shows the driveway depth and added banding to the main driveway; ribbon driveway will service the third car garage. Example of this will be provided. The final design plan for our client also resulted in the window wells projecting into the yard 42 inches where ordinance requires window wells project into a required yard a distance not to exceed 24 inches. The window wells project farther into the yard due to the narrow lot and the requirement of the Building Code egress. Finally, the final design plan resulted in a building height of 31' 9 3/8". The ordinance states that the buildings shall not exceed the height of the tallest dimension of the nearest 2 Character Buildings by more than 7 feet. The proposed variance requested is less than 2 feet at 1 foot 9 3/8 inches. The tallest point is a peak in the left elevation now shown on the Left Elevation on the Plans. We believe that the increase in lot coverage, the variances for the garage setback and orientation, and driveway width will allow our clients to build "age in place" home with adequate square footage and the desired living space. The window well projection and slight increase in building height of the proposed home has been designed to be consistent and size compatible with adjacent new construction. We believe the custom home will have elevations that are attractive and will be a good fit for the neighborhood.