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HomeMy WebLinkAboutPacket for BZA 02-26-24 211 1st Avenue NW (Lot 4 Henry Roberts Addition) DEVELOPMENT STANDARDS VARIANCE REQUESTS CITY OF CARMEL, INDIANA Docket Nos. PZ-2024-00012 to PZ-2024-00014 February 26, 2023 Carmel Board of Zoning Appeals Hearing 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 and Driveway Detail 4. Home Elevation and Floor Plans 5. Findings of Fact and Ballot Sheet for Garage Setback Variance 6. Findings of Fact and Ballot Sheet for Garage Door Orientation Variance 7. Findings of Fact and Ballot Sheet for Driveway Width Variance TAB 1 211 1st Ave. NW Development Standards Variances Project Description The applicant, Robert A. and Tina M. Youkilis (collectively, “Youkilis”), owns a parcel of real estate that is 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 1st 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 driveway details 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. In December 2023, Youkilis obtained two (2) development standards variances from the BZA Hearing Officer that pertained to parcel coverage and roof pitch. However, since the December 2023 BZA Hearing Officer approval, Youkilis learned that Duke Energy planned to slightly re-locate two (2) of their electric poles that were positioned on the back side of the alley on the eastern perimeter of the Real Estate and move them slightly west into the alley area. The Dule Energy poles have since been relocated and are now in an area that was to be part of the new driveway and garage area for the proposed custom home. As a result of Duke’s actions, Youkilis had to slightly re-design the driveway and garage positioning for the home. These modifications have now triggered three (3) additional variances that are required for construction of the home which variances are generally set forth below: Docket No. PZ-2024-00012 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-ft further requested. Docket No. PZ-2024-00013 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-2024-00014 V: UDO Section 3.64(C)(6) Driveway Width – 18-ft maximum allowed, 34-ft requested. Included behind Tab 5, 6 and 7, 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 at your February 26, 2024 meeting. Respectfully submitted, , TAB 2 TAB 3 826.1826.1825.8826.1 826.8826.68 2 7 . 1 827.28 2 7 . 1 8 2 7 . 2 827.38 2 7 . 4 2ND STREET NW (SUGAR ST. - PLAT)30' R/W (PLAT)$//(Y 11 R: 3/$7 S 0°10'08" E65.43' (M) 66'(P)S 89°15'30" W 154.32' (M) 155'(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 2LOT 4 IN HENRY ROBERT HEIRS ADDITION TOCARMEL, INDIANA211 1ST AVE NWDRIVE DETAIL TAB 4 2023 The OLD TOWN DESIGN GROUP, LLCOLDON3/16" SCALE ON 24x36 SHEETRIGHT ELEVATION3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEETLEFT ELEVATION3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEETREAR ELEVATION3/32" SCALE ON 11x17 SHEET 2023 The OLD TOWN DESIGN GROUP, LLCOLDON3/16" SCALE ON 24x36 SHEETFRONT ELEVATION3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEETREAR ELEVATION3/32" SCALE ON 11x17 SHEETBRICK SILL AT PARTIALBRICK VENEER DETAIL 2023 The OLD TOWN DESIGN GROUP, LLCOLDON3/16" SCALE ON 24x36 SHEETLEFT ELEVATION3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEETRIGHT ELEVATION3/32" SCALE ON 11x17 SHEETBRICK SILL AT PARTIALBRICK VENEER DETAIL 10'-1 1/8" FIRST FLOOR WALL HEIGHTFIRST FLOOR PLAN3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEET2023 The OLD TOWN DESIGN GROUP, LLCOLDONBEDROOM #210'-1 1/8" CLG.10' TO 12'STUDY/BATH #210'-1 1/8" CLG.TILEHALL10'-1 1/8" CLG.H.W.BEDROOMVAULTED CLG.10' TO 17'PRIMARYBATH10'-1 1/8" CLG.TILEPRIMARYW.I.C.10'-1 1/8" CLG.H.W.PRIMARYGARAGEEPOXY2-CARROOM10'-1 1/8" CLG.H.W.MUDLIVING12'-1 1/8" CLG.T&G ST. CEDAR CLG.OUTDOORROOMCATHEDRAL CLG.T&G SMOOTH ST. CEDAR CLGGREATAREAVAULTED CLG.13' TO 21'DININGFOYER13'-1 1/8" CLG.H.W.LAUN.10'-1 1/8" CLG.TILE12'-1 1/8 CLG.H.W.TRAY CLG.PANTRY10'-1 1/8" CLG.H.W.KITCHENVAULTED CLG.H.W.H.W.BROOM FINISH CONC.PORCHVAULTED CLG.T&G ST. CEDAR CLG.FRONTBROOM FINISH CONC.DNBROOMFINISHCONC.ELEVATORH.W.H.W.H.W.DNBATH10'-1 1/8" CLG.TILE TAB 5 CARMEL ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: PZ-2024-00012 Applicant: Robert A. and Tina M. Youkilis (collectively, “Youkilis”) Property: 211 1st Avenue NW, Carmel, IN 46032 Variances: Docket No. PZ-2024-00012 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-ft further requested. 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. In December 2023, Youkilis obtained two (2) development standards variances from the BZA Hearing Officer that pertained to parcel coverage and roof pitch. However, since the December 2023 BZA Hearing Officer approval, Youkilis learned that Duke Energy planned to slightly re-locate two (2) of their electric poles that were positioned on the back side of the alley on the eastern perimeter of the Real Estate and move them slightly west into the alley area. The Dule Energy poles have since been relocated and a re now in an area that was to be part of the new driveway and garage area for the proposed custom home. As a result of Duke’s actions, Youkilis had to slightly re-design the driveway and garage positioning for the home. If the applicable UDO provision were strictly applied to this property and situation, the Applicant would be prevented from re- designing the position of the garage to accommodate the re-located Duke poles. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals Hearing that Development Standards Variance Docket Nos. PZ-2024-00012 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 26h day of February, 2024 ____________________________________________________ CHAIRPERSON, Carmel Board of Zoning Appeals ________________________________________ SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). TAB 6 EXHIBIT “C-1” CARMEL ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: PZ-2024-00013 Applicant: Robert A. and Tina M. Youkilis (collectively, “Youkilis”) Property: 211 1st Avenue NW, Carmel, IN 46032 Variances: Docket No. PZ-2024-00013 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 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. In December 2023, Youkilis obtained two (2) development standards variances from the BZA Hearing Officer that pertained to parcel coverage and roof pitch. However, since the December 2023 BZA Hearing Officer approval, Youkilis learned that Duke Energy planned to slightly re-locate two (2) of their electric poles that were positioned on the back side of the alley on the eastern perimeter of the Real Estate and move them slightly west into the alley area. The Dule Energy poles have since been relocated and a re now in an area that was to be part of the new 3-car garage that was to face toward the east by the alley area. However, as a result of Duke’s actions, Youkilis had to re-design the positioning of the garage that now faces to the south toward 2nd Street NW. If the applicable UDO provision were strictly applied to this property and situation, the Applicant would be prevented from re-designing the position of the garage to accommodate the re- located Duke poles. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals Hearing that Development Standards Variance Docket Nos. PZ-2024-00013 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 26h day of February, 2024 ____________________________________________________ CHAIRPERSON, Carmel Board of Zoning Appeals ________________________________________ SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). TAB 7 EXHIBIT “C-1” CARMEL ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: PZ-2024-00014 Applicant: Robert A. and Tina M. Youkilis (collectively, “Youkilis”) Property: 211 1st Avenue NW, Carmel, IN 46032 Variances: UDO Section 3.64(C)(6) Driveway Width – 18-ft maximum allowed, 34-ft requested 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. In December 2023, Youkilis obtained two (2) development standards variances from the BZA Hearing Officer that pertained to parcel coverage and roof pitch. However, since the December 2023 BZA Hearing Officer approval, Youkilis learned that Duke Energy planned to slightly re-locate two (2) of their electric poles that were positioned on the back side of the alley on the eastern perimeter of the Real Estate and move them slightly west into the alley area. The Dule Energy poles have since been relocated and a re now in an area that was to be part of the new 3-car garage that was to face toward the east by the alley area. However, as a result of Duke’s actions, Youkilis had to re-design the positioning of the garage which now faces to the south toward 2nd Street NW. Further, in order to make the driveway an adequate width to accommodate the 3-car garage, the Applicant needed to add some additional width to the driveway. If the applicable UDO provision were strictly applied to this property and situation, the Applicant would be prevented from re-designing the position of the garage and the width of the driveway to accommodate the re-located Duke poles. DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals Hearing that Development Standards Variance Docket Nos. PZ-2024-00014 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 26h day of February, 2024 ____________________________________________________ CHAIRPERSON, Carmel Board of Zoning Appeals ________________________________________ SECRETARY, Carmel Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign).