Packet for HO 11-28-22McKenney Detached Garage
4814 Briarwood Trail
Docket Number PZ-2022-00231V
PARCEL # 17-10-28-00-00-016.00
Project Introduction:
The request is to build a 26 ft x 26 ft 2 car garage, 676 sq. ft. max detached
garage which will consist of car/boat space, workshop and storage. The detached
garage will be adjacent to the home located at 4814 Briarwood Trail. and sit off the
back of my current driveway.
Description of requested Variance:
I am requesting a variance on the max ground floor area of an accessory
building per UDO Section 5.02.B.3. The UDO states: "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." I am
requesting an increase to 88% of the Ground Floor Area on the ground floor area.
Statement of Support for the Variance:
To conform to the current allowed UDO standard, a 509 sq. ft max Ground
Floor Area structure would be the largest allowed. This would lack sufficient area
to fulfill both desired uses of the structure:
1. Store a automobiles or Boat
2. Workshop with enough space to safely work and move around the
desired work tables and equipment.
3. Storage for family and sports items
The increase to 88% of the Ground Floor Area of the Principal Building would allow
for adequate space to fulfill all desired uses with a 676 sq. ft max Detached Garage
size.
McKenney Detached Garage
11/18/22, 7:46 AM Google Earth
https://earth.google.com/web/@39.98407105,-86.08845386,245.26610667a,69.66357189d,35y,-19.25942458h,48.48655408t,-0r 1/1
Camera: 291 m 39°59'02"N 86°05'18"W 245 m7 m
Hamilton County, Indiana
Address Points
Parcels
November 18, 2022 0 0.01 0.030.01 mi
0 0.03 0.050.01 km
1:960
Author: Hamilton County
Hamilton County compiled this map. Although strict accuracy standards have been employed, Hamilton County does not warrant or guarantee the accuracy of the information contained herein and disclaims any and all liability resulting from any error or omission.
Detached 2 car garage approx. 26 x26
Exterior of garage to match house
SITE PLAN NOTES: PROJECT DESCRIPTION: GARAGE ADDITION
1. ZONING S1
2. PROPERTY AREA = 35,284 SF LEGEND:
3. HOUSE = 2,598 SF
4. DECK AREA = 450 SF PROPERTY LINE
5. GARAGE ADDITION = 665 SF CONTOUR LINE
6. DRIVEWAY = 2,844 SF SILT FENCE
7. DRIVEWAY EXPAND = 274 SF
8. PATIO & AND WALKS = 720 SF => DRAINAGE FLOW DIRECTION
9. IMPERVIOUS SURFACE = 7,551 SF
10. DISTURBED AREA = 1,500 SF \ 39
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PLOT PLAN
4814 BRIARWOOD TRAIL
CARMEL, IN 46033
DATE: 22-AUG-2022
PAGE 1 OF 1
Drafter: Hank & Ford LLCPhone: +1 317 760 6909 / Email: hankandford@gmail.comA030ELEVATIONS / SCALE: 14" = 1'Plan Notes:Material Notes:12FIBERGLASS SHINGLES (ROOF)FIBER CEMENT SIDING3BRICK4DOWNSPOUTALL RAILS ARE TO BE CONSTRUCTED ATHEIGHT OF 34" IN COMPLIANCE WITH CODER311.7.8.1.General Notes:5GUTTERSOUTH ELEVATIONWEST ELEVATIONNORTH ELEVATIONEAST ELEVATIONProperty Address: 4814 Briarwood Trail, Carmel, Indiana 46033Date: August 1st, 2022112222333555555344444413'-63
8"
17'-11
2"TYP03A060TYP02A060TYP05A0601281280'-0"0'-0"0'-0"0'-0"2'-6"
2'-6"
2'-6"
FROSTDEPTH36" MINIMUM32"FROST
DEPTH
36" MINIMUM
32"B.O. TRUSSDrafter: Hank & Ford LLCPhone: +1 317 760 6909 / Email: hankandford@gmail.comA060OVERALL SECTION & DETAILS / SCALE: VARYProperty Address: 4814 Briarwood Trail, Carmel, Indiana 46033Date: August 1st, 202202A060WALL BASE DETAIL - SIDING FINISHScale: 1" = 1'-0"03A060WALL BASE DETAIL - BRICK FINISHScale: 1" = 1'-0"04A060WINDOW HEADER DETAILScale: 1" = 1'-0"05A060ROOF FINISH DETAILScale: 1" = 1'-0"02A060WALL BASE DETAIL - SIDING FINISHScale: 1/4" = 1'-0"02S01004A06010'-0"
Drafter: Hank & Ford LLCProperty Address: 4814 Briarwood Trail, Carmel, Indiana 46033Date: August 1st, 2022Phone: +1 317 760 6909 / Email: hankandford@gmail.comA020FLOOR PLAN / SCALE: 14" = 1'A.ALL WORK SHALL BE PERFORMED IN STRICTCOMPLIANCE WITH ALL APPLICABLE CODES, LAWS ANDORDINANCES.B. ALL INTERIOR DIMENSIONS ARE MARKED FROMFACE OF STUD, OR COLUMN CENTERLINE FOR NEWWALLS. ALL EXTERIOR DIMENSIONS ARE MARKED FROMTHE FACE OF THE FINISH. ANY DIMENSIONS NOT SHOWNOR DEEMED QUESTIONABLE ARE TO BE VERIFIED BYARCHITECT. DO NOT SCALE DRAWINGS.C. ALL EXTERIOR DIMENSIONS ARE MARKED FROMFACE OF WALL, OR COLUMN CENTERLINE FOR NEWWALLS. ANY DIMENSIONS NOT SHOWN OR DEEMEDQUESTIONABLE ARE TO BE VERIFIED BY ARCHITECT. DONOT SCALE DRAWINGS.D. CONTACT RESPECTIVE UTILITY COMPANY FOREXACT LOCATION OF SERVICES PRIOR TO START OFCONSTRUCTION. PROTECT ANY EXISTING SERVICEDURING CONSTRUCTION.E. REFERENCE MEP DRAWINGS FOR ALLMECHANICAL, PLUMBING AND ELECTRICALREQUIREMENTS.F. SEE WALL TYPE LEGEND FOR WALLCONSTRUCTION.G. DOOR AND FRAME NUMBERS CORRESPOND TOROOM NUMBERS. WHERE MORE THAN ONE DOOROCCURS IN A ROOM, A SUFFIX HAS BEEN ADDED (I.E.1000A). REFERENCE DOOR SCHEDULE.H. CAULK ALL JUNCTURES BETWEEN DIFFERENTMATERIALS - TYPICAL. (I.E. STOREFRONT AND GYPSUMWALLBOARD).I. EACH CONTRACTOR SHALL PROVIDE ALLBARRICADES, ETC. AS REQUIRED BY LAW, CODE ORORDINANCE AND AS OTHERWISE REQUIRED.J. REMOVE ALL TRASH AND DEBRIS FROM THE JOBSITE DAILY.NEW INSTALLED DOOR AND FRAME. REFERENCEDOOR & WINDOW SCHEDULE SHEET A080 FORDETAILS.NEW INSTALLED WINDOW AND FRAME. REFERENCEDOOR & WINDOW SCHEDULE SHEET A080.OWNER FURNISHED, CONTRACTOR INSTALLEDDUPLEX POWER OUTLET..Plan Notes:* ALL WALL TYPES SHALL BE W1 UNLESS NOTEDOTHERWISE.* FOR WALL HEIGHTS, REFERENCE REFLECTEDCEILING PLANS.* WINDOWS MARKED WITH LETTER (E) ARE EGRESSWINDOWS SIZED 3' x 5'.Wall Type Legend:Plan Notes:General Plan Notes:EXT1: EXTERIOR WALL, 3 12" WOOD STUDS(PLACED 16" APART, TYPICAL) WITHSOUND BATT INSULATION IN CORE, 12"PLYWOOD SHEETING BOARD, 1" AIR GAP,AND 3 12" BRICK LAYER ON EXTERIOR. 12"GYPSUM BOARD ON INTERIOR.(REFERENCE DETAIL ON SHEET A060)EXT2: EXTERIOR WALL, 3 12" WOOD STUDS(PLACED 16" APART, TYPICAL) WITHSOUND BATT INSULATION IN CORE,1"INSULATION PANEL BOARD, AND 12"CEMENT PANEL ON EXTERIOR. 12"GYPSUM BOARD ON INTERIOR.(REFERENCE DETAIL ON SHEET A060)12Additional Notes:325'-2"25'-3"3'-6"3'-0"12'-10"3'-2"1'-912"2'-0"3'-4"9'-0"2'-0"9'-0"3'-4"26'-312"
2'-0"9'-91
2"3'-0"11'-6"11'-612"3'-0"11'-612"26'-1"26'-8"26'-31
2"111001001A001BGARAGECAR0012223333333333EXT1EXT1EXT1
EXT2EXT2EXT2AB
C01A060
Drafter: Hank & Ford LLCS010STRUCTURAL PLAN / SCALE: VARYPhone: +1 317 760 6909 / Email: hankandford@gmail.com1'-912"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"1'-912"2 X 4 FRAMING WOODSTUDS PLACED 16" APARTROOF TRUSSES PACED 24"APART, SEE DETAIL ONSHEET S010 FORADDITIONAL DETAILS.2 X 4 FRAMING WOODSTUDS PLACED 16" APART02S010ROOF RAFTER DETAILScale: 1" = 1'-0"01S010STRUCTURE FLOOR & CEILING PLANScale: 1/4" = 1'-0"2"X6" UPPER CORD.2"X6" BOTTOM CORD.2"X6" UPPER CORD.2"X4" TRUSS WEB.2"X4" KING POST.25'-4"TOTAL SPAN LENGTHProperty Address: 4814 Briarwood Trail, Carmel, Indiana 46033Date: August 1st, 2022
11/17/22, 4:48 PM SilverCreek Residential Mail - Fwd: APPROVAL GRANTED - McKenney - 4814 Briarwood Trail HOA approval for Garage Build
https://mail.google.com/mail/u/2/?ik=9bb1ee62a1&view=pt&search=all&permthid=thread-f%3A1743869441308286668&simpl=msg-f%3A1743869441308286668 1/2
Jeff Rothbard <jeff@silvercreekresidential.net>
Fwd: APPROVAL GRANTED - McKenney - 4814 Briarwood Trail HOA approval for Garage Build
1 message
Justine McKenney <justine.mckenney@gmail.com>Tue, Sep 13, 2022 at 11:38 AM
To: Jeff Rothbard <jeff@silvercreekresidential.net>
---------- Forwarded message ---------
From: Knopp Tribe <knopptribe@yahoo.com>
Date: Mon, Sep 12, 2022 at 7:09 PM
Subject: APPROVAL GRANTED - McKenney - 4814 Briarwood Trail HOA approval for Garage Build
To: Justine McKenney <Justine.mckenney@gmail.com>
CC: Jill Downing <jillhdowning@gmail.com>, Joshua McKenney <jmckenney@firstmerchants.com>, Josh McKenney <Jmckenney79@gmail.com>, Mark Howard
<mark@healthinsurancemark.com>, Sandi Lyle <SJLEBL@aol.com>
Justine & Josh,
The Briarwood HOA Board happily approves your proposed property improvement provided it follows all of the building requirements of the City of Carmel.
The Briarwood HOA Board requests compliance with our covenants and restrictions to create an attract entryway presence down Briarwood Trail with the addition
of landscaping to detract from the look of the garage doors facing the main street.
The landscaping is entirely up to your choosing as your house has great curb appeal and warmth radiating out into the neighborhood!
Must be the family inside!
Have fun building and we hope the process goes smoothly!
Ann Knopp
Briarwood Homeowners Association Representative
On Sep 11, 2022, at 7:43 PM, Justine McKenney <Justine.mckenney@gmail.com> wrote:
Good evening Jill and Ann!
11/17/22, 4:48 PM SilverCreek Residential Mail - Fwd: APPROVAL GRANTED - McKenney - 4814 Briarwood Trail HOA approval for Garage Build
https://mail.google.com/mail/u/2/?ik=9bb1ee62a1&view=pt&search=all&permthid=thread-f%3A1743869441308286668&simpl=msg-f%3A1743869441308286668 2/2
Josh and I are in talks with a contractor to build a detached garage on our property. Please review the attached documents and advise how we go about getting
official approval from the HOA.
The one callout I'd offer is in the renderings for the front of the garage, where they depict brick, the intent is that it would match the stone on our house.
Thank you for your help!
Justine & Josh
2 attachments
4814 Briarwood Plot Plan 22-Aug-2022.pdf
69K
CONSTRUCTION DOCUMENTS.pdf
511K
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
CARMEL ADVISORY BOARD OF ZONING APPEALS
(Petitioner to fill out 1-3 + first two blanks)
Docket No.: ____PZ-2022-00231V_____________________________
Petitioner: _____Justine and Joshua McKenney__________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
The proposed garage structure will provide automobile/boat storage and family traditional activities
_____________________________________________________________________________
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:
The proposed structure will provide room to support their growing family and add value to the house
and the neighborhood.
_____________________________________________________________________________
3. The strict application of the terms of the Unified Development to the property will result in practical
difficulties in the use of the property because:
The Development Standards Section 5.02(B)(3) states that square footage of the ground floor of a
private garage and/or accessory building cannot exceed 75% of the ground floor area. The ground
floor is 1,703sf, 75% is 1,277sf. Current garage is 768sf, making the new structure only 509sf. This
size is not practical to serve the needs of the of the family, adequate storage and leave room to
move around inside garage.
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 __________________________________, 20 _______.
_____________________________________________ _______________
HEARING OFFICER, Carmel Board of Zoning Appeals
_____________________________________________ _______________
SECRETARY, Carmel Board of Zoning Appeals