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CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER
DEPARTMENT REPORT
MONDAY, AUGUST 22, 2022
(V) Thornberry Guest House Variances.
The applicant seeks the following development standards variance approvals:
17. Docket No. PZ-2022-00152 V UDO Section 5.02.B.3 The combined square footage of the
ground floor area of a private garage and/or accessory building shall not exceed 75% of the ground
floor area of the principal building, 153% requested.
18. Docket No. PZ-2022-00153 V UDO Section 2.04 Maximum 18-ft tall accessory building
height allowed, 22-ft requested.
The site is located at 4213 W. 131st Street (Lucky Forward Subdivision Lot 2) and is zoned S1/Residence.
Filed by Jennifer and Phil Thornberry.
General Info & Analysis:
The Petitioner seeks approval to construct a carriage house, which will attach to an existing three car garage.
The lot is 1.77 acres in size. BZA variances are being sought for the floor area of the accessory building as well
as for its height. Estate lot single family detached homes surround the site. Please see the Petitioner’s info
packet for more detail on the variance request.
The combined square footage of the ground floor area of a private garage and/or accessory building shall not
exceed 75% of the ground floor area of the principal building, 153% requested. This is a variance of 78%.
A maximum 18-ft tall accessory building height is allowed, and 22-ft is requested. This is a variance of 4 feet.
(Please note that the height of a building is measured from the ground, up to a point that is halfway up between
the Ridge and eaves; it is not measured up to the roof peak.)
The carriage house exterior will be comprised of masonry, horizontal siding, glass, and asphalt shingles for the
roof.
The Petitioner has clarified that this will not be an accessory dwelling but will indeed be a guest house.
The Petitioner addressed all but one planning/zoning review comment: Please provide the filled out &
notarized Petitioner’s Affidavit of Notice of Public Hearing form.
The Planning Dept. supports the variance request.
Covenants and Restrictions
There are private covenants and restrictions for this 2-lot subdivision. Please click here to view them for the
Lucky Forward subdivision. There is a private process for architectural review of the outbuilding.
Please also note the wording on the subdivision plat about the timing of sidewalk installation. That is to occur
whenever sidewalks (paths) are installed adjoining the property in the future.
Findings of Fact:
Please refer to the Petitioner’s Findings of Facts included in their BZA Info Packet.
Recommendation:
The Dept. of Community Services (DOCS) recommends positive consideration of Docket No. PZ-2022-00152
and PZ-2022-00153 V, and with adoption of the Findings of Fact submitted by the Petitioner.