HomeMy WebLinkAboutDepartment Report 11-27-238 of 20
CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
MONDAY, NOVEMBER 27, 2023
(V) Youkilis Residence Variances.
The applicant seeks the following development standards variance approvals:
10. Docket No. PZ-2023-00248 V UDO Section 3.64(C)(9)(a) Minimum 8:12 roof pitch
required; 4:12 and 6:12 requested.
11. Docket No. PZ-2023-00261 V UDO Section 3.64(C)(3) Maximum 45% Lot Coverage
allowed; 48% requested. The site is located at 211 1st Ave NW (Henry Roberts Addition, Lot 4). It is
zoned R4/Residence and Old Town Overlay District, Character Subarea. Filed by Jim Shinaver of Nelson &
Frankenberger, LLC on behalf of Robert and Tina Youkilis, owners.
General Info:
• The Petitioner seeks approval for a new house with attached garage.
• Variances area requested for roof pitch and lot coverage.
• The site is not located in any residential subdivision, so there is no HOA (Homeowners’ Association).
• Surrounding this site are single family residential homes to the north, south, and west, and Advisa office
building and parking lot to the east.
• Please see the Petitioner’s info packet for more detail on the variance requests.
Variances Requested:
Roof Pitch -
• The minimum allowed roof pitch is 8:12, and 4:12 and 6:12 are proposed.
• Roof pitch is a measure of a roof's steepness, angle, slant, or slope. It's expressed as a ratio of the roof's
vertical rise to its horizontal span, or “run”.
• The proposed house design takes elements of Midcentury Modern architecture, with shallow roof pitches,
large windows placed above eye level, etc., and it will add architectural diversity to the Old Town District.
• Varying roof planes and varying roof slopes will add architectural interest to the house design.
Lot Coverage -
• The UDO requires a maximum of 45% lot coverage, and 48% is requested. This is a variance of 3%.
• Since the petitioner will exceed the allowed maximum lot coverage, the Carmel Engineering Dept. also
requires on-site stormwater detention, or payment into the Stormwater Fund/Fee. (The Petitioner has opted to
pay into the Stormwater Fund/Fee during their building permit review.)
Remaining Review Comments:
• Please confirm that you are working with the Carmel Engineering Dept. for engineering approvals, and that
you will also pay into the stormwater fund/fee if you cannot provide on-site stormwater detention.
Final Comments:
• The Petitioner made an effort to revise the site plan so the driveway could come off the alley to the east, hence
reducing the amount of pervious surface on the site, but the layout before you this evening is their preference,
due to the office/business use located adjacent to the east.
• The Planning Dept. supports the variance requests, if the Petitioner completes the requirements of the Carmel
Engineering Dept.
• Since this lot is located in the Old Town Overlay District, administrative Site Plan & Design Review (SDR)
will occur with the review of the residential building permit.
• 5-ft wide sidewalks are required along the streets, as part of the requirement to comply with the
Transportation Plan, per UDO section 1.07. The site plan shows this.
9 of 20
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 these variance requests, with
the condition of providing on-site stormwater detention or payment into the Stormwater Fund/Fee, and with
adoption of the Findings of Fact submitted by the Petitioner.