HomeMy WebLinkAboutPacket for HO 11-27-23
211 1st Avenue NW
(Lot 4 Henry Roberts Addition)
DEVELOPMENT STANDARDS VARIANCE REQUESTS
CITY OF CARMEL, INDIANA
Docket No PZ-2023-00248 V and PZ-2023-0261 V
November 27, 2023
Carmel Board of Zoning Appeals Hearing Officer
Applicant: Bob and Tina Youkilis
Attorneys: Nelson & Frankenberger, LLC
James E. Shinaver, Attorney
Jon C. Dobosiewicz, Land Use Professional
TABLE OF CONTENTS
1. Explanation of Request
2. Site Location Maps
3. Site Plan
4. Home Elevation and Floor Plans
5. Findings of Fact and Ballot Sheet for Roof Pitch Variance
6. Findings of Fact and Ballot Sheet for Lot Coverage Variance
TAB 1
EXPLANATION
The applicant, Robert A. and Tina M. Youkilis (collectively, “Youkilis”), own a parcel of
real estate identified by the Hamilton County, Indiana Auditor’s Office as Tax Parcel
Identification Number 16-09-25-12-02-033.000, which parcel has a common address of 211 1st
Avenue NW, Carmel, IN 46032 and is also identified as Lot 4 in Henry Roberts Addition
(collectively, the “Real Estate”). The Real Estate is east of and adjacent to 1 st Avenue NW and
north of and adjacent to 2nd Street NW and is zoned R4/Residential and is within the Old Town
Overlay - Character Sub-Area. Behind Tab 2 is a site location exhibit showing the location of
the Real Estate
Youkilis plans to demolish the existing structure on the Real Estate in order to construct a
new custom home. Old Town Design Group is the architect and builder for the new custom
home and behind Tab 3 is the site plan and behind Tab 4 are the proposed home elevations.
By way of background, the proposed “design theme’ for the home is intended to pay
homage to a Carmel native and architect Avriel Shull. Ms. Shull’s architectural style mainly falls
into the realm of Midcentury Modern and like many homes of this period, it blends Prairie,
Craftsman, and Mission architectural styles. Midcentury Modern incorporates design details such
as shallow roof pitches, clerestory windows, and stained wood exterior cladding which can be
found in this style of architecture. Ms. Shull’s homes can be found in urban and suburban
settings throughout Carmel, Indianapolis, and other parts of the Midwest and her work can be
seen by viewing her collection of sketches and blueprints at the Indiana Historical Society, which
can provide an understanding of the importance of Avriel Shull’s architecture and her connection
to Carmel.
Associated with Youkilis building a new custom home the Real Estate, they are seeking
the following development standards variances:
a. UDO Section 3.64 (C) (9) (a) – Roof Pitch: Shall have a minimum pitch of 8:12;
a request to allow the roof slope of the main roof to be 6:12, with a portion at 4:12
to accommodate the clerestory windows.
Due to the architectural design theme for the home, which includes shallow roof
pitches and clerestory windows, the variance for the roof pitch is being requested
to achieve the intended architectural design theme. The practical difficulty relates
to the development standards which requires a 8:12 roof pitch and if this standard
were to be complied with, the design theme for the home would be compromised.
b. UDO Section 3.64 (C) (3) (c) (i) – Maximum Parcel Coverage: 45% permitted;
requesting 48%.
The subject Real Estate is a narrow lot of a smaller size and the Applicant is
installing a new sidewalk along 2nd Street NW where a sidewalk does not exist
today and will dedicate to the City of Carmel as Right of Way the real estate that
contains the new sidewalk along 2nd Street NW. By dedicating land to the City as
“right of way” for a public sidewalk, the subject real estate became smaller in size
thereby increasing the parcel coverage calculation. Prior to any ROW dedication,
the parcel coverage for the new home would have complied with the 45%
requirements, as pre-sidewalk dedication the parcel coverage was 44.7%.
However, if the Applicant dedicates ROW to the City with a new sidewalk, the
parcel coverage increases to 48% and requires a variance, even though the
footprint of the home remains the same. Thus, as strictly applied to the proposed
custom residential home, the maximum allowable parcel coverage standard
presents practical difficulties in dedicating ROW to the City with a sidewalk to be
installed by the Applicant and designing a custom residential home on the Real
Estate that meets the demands and desires of the Applicant.
Included behind Tab 5 and Tab 6, respectively, are the Findings of Fact and Ballot Sheets
for the roof pitch variance and parcel coverage variance.
We look forward to presenting this request to you the BZA Hearing Officer at your
November 27, 2023 meeting.
Respectfully submitted,
TAB 2
TAB 3
824.1824.0825.1825.0824.9823.1823.0823.61ST AVE NW49' R/W825.9 825.7825.5 825.7825.6
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2
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.
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4827.42ND STREET NW (SUGAR ST. - PLAT)30' R/W (PLAT)GGGGGGGGGGGGWWWWG GEEEEEEEE
EEEEEGGGGGGGS 01°16'26" E 64.87'(M) 66'(P)
$//(Y 11
R: 3/$7 N 89°03'05" E 154.48' (M) 155'(P)S 0°10'08" E 65.43' (M) 66'(P)S 89°15'30" W 154.32' (M) 155'(P)N 0°18'28" W 64.87'(M) 66'(P)SITE PLANR.L.S. # LS20500017DATE:FOR: OLD TOWN DESIGN GROUPBY: JD HALL LAND SURVEYING, IVOSB803 S. OHIO STREETSHERIDAN, INDIANA 46069Ph: 317-800-8632E: alandsurveyor@yahoo.comJOB NO: 23-022 SHEET 1 OF 2LEGENDSSSSOHUOHULOT 4 IN HENRY ROBERT HEIRS ADDITION TOCARMEL, INDIANA211 1ST AVE NW
TAB 4
2023 The OLD TOWN DESIGN GROUP, LLCOLDON3/16" SCALE ON 24x36 SHEETFRONT ELEVATION3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEETLEFT ELEVATION3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEETRIGHT ELEVATION3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEETREAR ELEVATION3/32" SCALE ON 11x17 SHEETBRICK SILL AT PARTIALBRICK VENEER DETAIL
TAB 5
CARMEL ADVISORY BOARD OF ZONING APPEALS
HEARING OFFICER CARMEL, INDIANA
Docket No.: Docket No. PZ-2023-00248 V
Applicant: Robert A. and Tina M. Youkilis (collectively, “Youkilis”)
Property: 211 1st Avenue NW, Carmel, IN 46032
Variance: UDO Section 3.64 (C) (9) (a) – Roof Pitch: Shall have a minimum pitch of 8:12; a request to
allow the roof slope of the main roof to be 6:12, with a portion at 4:12 to accommodate the
clerestory windows.
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
The requested variance is necessary in order to construct a new custom residential home on the Real
Estate and approval of the variance will not be injurious to the public health, safety, morals and general
welfare of the community.
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 construction of the new custom residential home on the Real Estate will be consistent and
compatible with the other existing homes that surround and are in the vicinity of the Real Estate and
should have a positive impact on the use and value of the homes and area surrounding the Real Estate.
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:
By way of background, the proposed “design theme’ for the custom residential home is intended to pay
homage to a Carmel native and architect Avriel Shull. Ms. Shull’s architectural style mainly falls into
the realm of Midcentury Modern and like many homes of this period, it blends Prairie, Craftsman, and
Mission architectural styles. Midcentury Modern incorporates design details such as shallow roof
pitches, clerestory windows, and stained wood exterior cladding which can be found in this style of
architecture. Ms. Shull’s homes can be found in urban and suburban settings throughout Carmel,
Indianapolis, and other parts of the Midwest and her work can be seen by viewing her collection of
sketches and blueprints at the Indiana Historical Society, which can provide an understanding of the
importance of Avriel Shull’s architecture and her connection to Carmel.
Due to the architectural design theme for the home, which includes shallow roof pitches and clerestory
windows, the variance for the roof pitch is being requested to achieve the intended architectural design
theme. The practical difficulty relates to the development standards which requires a 8:12 roof pitch and
if this standard were to be complied with, the design theme for the home would be compromised.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals Hearing Officer that Development
Standards Variance Docket No. Docket No. PZ-2023-00248 V is granted, subject to any conditions stated in the
minutes of this meeting, which are incorporated herein by reference and made a part hereof.
Adopted this 27nd day of November, 2023
____________________________________________________
CHAIRPERSON, Carmel Board of Zoning Appeals Hearing Officer
________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
TAB 6
CARMEL ADVISORY BOARD OF ZONING APPEALS
HEARING OFFICER CARMEL, INDIANA
Docket No.: Docket No. PZ-2023-00261 V
Applicant: Robert A. and Tina M. Youkilis (collectively, “Youkilis”)
Property: 211 1st Avenue NW, Carmel, IN 46032
Variances: UDO Section 3.64 (C) (3) (c) (i) – Maximum Parcel Coverage: 45% permitted; requesting 48%.
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
The requested variances are necessary in order to construct a custom residential home on the Real Estate
and approval of the variances will not be injurious to the public health, safety, morals and general
welfare of the community.
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 construction of the custom residential home on the Real Estate will be consistent and compatible
with the other existing homes that surround and are in the vicinity of the Real Estate and the new custom
home should have a positive impact on the use and value of the homes and area surrounding the Real
Estate.
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 subject Real Estate is a narrow lot of a smaller size and the Applicant is installing a new sidewalk
along 2nd Street NW where a sidewalk does not exist today and will dedicate to the City of Carmel as
Right of Way the real estate that contains the new sidewalk along 2nd Street NW. By dedicating land to
the City as “right of way” for a public sidewalk, the subject real estate became smaller in size thereby
increasing the parcel coverage calculation. Prior to any ROW dedication, the parcel coverage for the
new home would have complied with the 45% requirements, as pre-sidewalk dedication the parcel
coverage was 44.7%. However, if the Applicant dedicates ROW to the City with a new sidewalk, the
parcel coverage increases to 48% and requires a variance, even though the footprint of the home remains
the same. Thus, as strictly applied to the proposed custom residential home, the maximum allowable
parcel coverage standard presents practical difficulties in dedicating ROW to the City with a sidewalk to
be installed by the Applicant and designing a custom residential home on the Real Estate that meets the
demands and desires of the Applicant.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals Hearing Officer that Development
Standards Variance Docket Nos. Docket No. PZ-2023-00261 V is granted, subject to any conditions stated in
the minutes of this meeting, which are incorporated herein by reference and made a part hereof.
Adopted this 27th day of November, 2023
____________________________________________________
CHAIRPERSON, Carmel Board of Zoning Appeals Hearing Officer Member
________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).