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HomeMy WebLinkAboutDept Report 02-26-2410 of 11 CARMEL BOARD OF ZONING APPEALS REGULAR MEETING DEPARTMENT REPORT MONDAY, FEBRUARY 26, 2024 (V) Youkilis Residence Variances - Additional. The applicant seeks the following additional development standards variance approvals: 5. 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. 6. 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. 7. Docket No. PZ-2024-00014 V UDO Section 3.64(C)(6) Driveway Width – 18-ft maximum allowed, 34-ft 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 granted last year were for roof pitch and lot coverage: Docket Nos. PZ-2023-00248 V and PZ- 2023-00261 V. • As the design plans for the house progressed, the Petitioner found out that two Duke Energy utility poles would be installed (in the alley right of way area) just east of their lot, which would affect their prior- designed east facing garage and driveway orientation. The new amended proposed floor plan and site plan layout require variances for garage setback, garage door orientation, and driveway width. • The site is a corner lot with two street frontages, and an unimproved alley right of way exists to the east. • The site is located in Old Town Overlay District, Character Subarea. • Surrounding this site are single family homes to the north/south/west, and Advisa business office to the east. • The site is in the Henry Roberts Addition subdivision, but there is not a homeowner’s association. • The house architecture design and site plan are also going through administrative Site Plan & Design Review (SDR) as part of the building permit review process. • Per the Unified Development Ordinance (UDO), the Character Sub-Areas consist of the bulk of the residential areas in the Old Town Overlay District, both east and west of Range Line Road, and both residential and commercial properties facing Range Line Road in the north end of the District. There are many different styles of architecture in this area; however, the consistency and character of the neighborhood is worth protecting. The intent of these regulations is to preserve the character of the neighborhood by preserving certain buildings and siting characteristics. • Please see the Petitioner’s info packet for more detail on the variance requests. Variances Requested: Garage Setback - • The Unified Development Ordinance (UDO Section 3.64.C.4) requires that the front face of the garage must be at least 15-ft further back from the primary front line of the principal building. 0-ft further (or in line with the south house face) is requested. • Again, this is a corner lot that has two street frontages. The main front façade of the house faces west towards 1st Ave NW, and the secondary front facade of the home will face south towards 2nd Street NW. • The Petitioner explored amending the floor plan so that the driveway and the 3-car garage doors face east towards the alley, but the residents of this house might still end up having to ‘dodge’ the utility poles every time they would pull in and out of the driveway/alley area. 11 of 11 Garage Door Orientation - • The Unified Development Ordinance (UDO Section 3.64.C.4) states that 3 car garages shall only be permitted where the overhead doors are oriented away from a front yard or facing an alley. The Petitioner requests to face their garage doors to the south, facing 2nd Street NW. • The variance requests for the driveway and the garage will have a negative effect on the walkability and character of the neighborhood. Imposing garage doors and large parking areas do not create an inviting environment. • The Petitioner explored amending the floor plan so that the driveway and the 3-car garage doors face east towards the alley, but the residents of this house might still end up having to ‘dodge’ the utility poles every time they would pull in and out of the driveway/alley area. Driveway Width - • The Unified Development Ordinance (UDO Section 3.64.C.6) requires that driveway widths in the front yard cannot exceed 18-ft. The total driveway width is around 34 feet wide. • The proposed driveway depth, from the sidewalk to the garage door, is around 18.4 feet deep. That is good, so that parked vehicles on the driveway do not overhang into the sidewalk area and block pedestrian access along the sidewalk. • The variance requests for the driveway and the garage will have a negative effect on the walkability and character of the neighborhood. Imposing garage doors and large parking areas do not create an inviting environment. • The Petitioner explored amending the floor plan so that the driveway and the 3-car garage doors face east towards the alley, but the residents of this house might still end up having to ‘dodge’ the utility poles every time they would pull in and out of the driveway/alley area. Review Comments: • The Petitioner addressed all review comments relating to the variance requirements. Final Comments: • The Planning Dept. does not support the variance requests. There are too many cumulative variances requested - 5 total (this includes the 2 prior approved variances for lot cover and roof pitch). • The Planning Dept. does not support 5 variance requests for one site. The culmination of all of these variance requests makes the project unsupportable by Planning Staff. It can possibly be interpreted that too much is proposed for this site and that this proposal is not appropriate for the neighborhood. • These variance requests are similar to what was requested with the Thrift Residence Variances for 141 1st Ave NW, located just across the street to the south. Planning Staff also made a negative recommendation for those variance requests; however, the Board did approve those variance requests. • Planning Staff appreciates the Petitioner exploring trying to amend the floor plan and the garage door orientation one last time. Planning Staff also appreciates the Petitioner agreeing to add additional landscaping along the southern curved area of the proposed driveway (amended plan to be submitted soon). Findings of Fact: • If denied, the BZA attorney will write up the negative findings of fact. (Otherwise, if approved, please refer to the Petitioner’s Findings of Facts included in their BZA Info Packet.) Recommendation: • The Dept. of Community Services (DOCS) recommends negative consideration of these variance requests, and with adoption of the negative Findings of Fact (to be written up by the BZA attorney). (However, if approved, the BZA should adopt the Findings of Fact submitted by the Petitioner.)