HomeMy WebLinkAboutPacket for HO 10-28-24 Miclot [New Build]
426 Emerson Rd
Carmel, IN 46032
Project Introduction:
Custom Living proposes to build a two-story, residential, owner-occupied home for Mike and
Therese Miclot in the Johnson Addition Neighborhood. The architecture and exterior finishes of
the home are designed to visually tie in with the surrounding neighborhood and the adjacent
downtown Carmel Arts & Design District.
Statement of Variance Request:
Custom Living is requesting two separate variances for a new 2-story residence. One, for a 41%
lot coverage, driven mainly by the driveway and walkways. Second, to allow the front set back
to conform to the original Johnson Addition Plat of 25’ which is less than the UDO required 35’.
Statement of Support
The proposed house will be set 25’ from the front property line. The front property line is set in
about 14’ from the curb on Emerson rd, resulting in the proposed house to be set back about 39’
from the curb. This proposed setback will line up more with the neighborhood and the original
planning of the other homes on the block. The current home sits at about 19’ from the front
property line, 33’ from the curb, so we will be bringing the house to conform more with the
neighborhood. The proposed house has been designed to bridge the gap between the old
Carmel charm, the Johnson Addition neighborhood, and the modern feel of the Downtown
Carmel Design District. Through the use of windows, porches and low landscape walls, we want
to blend the lines of transparency, approachability, and neighborhood friendliness.
The Driveway and patio spaces are the main reason we are requesting a permeability variance
of of 41%. The current permeability of the lot is at 42%. The structure itself conforms to the
standards of lot permeability, but the functional landscaping and exterior elements will being an
added elegance to the home as well as benefit of the surrounding neighborhood.
These improvements will positively affect the overall architectural aesthetic of Emerson Rd and
the Johnson Addition neighborhood.
Location Map :
Aerial Photo of Site:
NEWLY CONSTRUCTED BUILDS
TREES PLANNING TO SAVE
426 Emerson Rd.
Single Residential
PLOT PLAN
Lot Area: +/- 13,300 SF
Existing Structure: +/- 2,047 SF
Detached Garage: +/- 720 SF
Drive & Paths: +/- 2,824 SF
Total: +/- 5,591 SF
New Structure (1st Floor): 3,356 SF
Drive & Paths: +/- 2,122 SF
Total: +/- 5,478 SF
BASEMENT FLOOR PLAN
Finished Square footage: +/- 598 SF
Unfinished/ Future Basement: +/- 1,536 SF
CONCEPTUAL PLANS
FIRST FLOOR PLAN
Interior Living Area: +/- 2,238 SF
Garage Area: +/- 992 SF
Covered Exterior Areas: +/- 668 SF
CONCEPTUAL PLANS
SECOND FLOOR PLAN
Interior Living Area: +/- 846 SF
CONCEPTUAL PLANS
CONCEPTUAL ELEVATIONS
CONCEPTUAL RENDERINGS
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-2024-00172 V, PZ-2024-00178 V________________
Petitioner: __Robin Hines - Custom Living______________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
The lot coverage and set back build lines will get closer to conform with the development standards than they do
today. We are decreasing the overall impervious coverage which will positively effect the neighborhood. Our front
set back is moving away further away from the curb than the current house sits.
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 house is appropriately sized for the current lot and meet todays design needs. The proposed
structures will not impede the neighbors views of nature and neighborhood any more than the current structures.
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:
In order to build to the impervious lot coverage maximum and to the minimum front yard set back we would be
decreasing the size of the house significantly and locating the structure further back on the lot, resulting in not
much usable back yard space. We are requesting a 41% impervious lot coverage os the the homeowners can
have a valuable home on the lot inclusive of driveways, patios, and walkways.
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
Conditions of approval of the Board, if any, are listed on the Letter of Grant.
Page of File: Hearing Officer Development Standards Variance Handout 2024_REVISED Revised: 02-16-2024813