HomeMy WebLinkAboutLetter #03 Alecia & Jeff LarkinApril 25, 2025
Carmel Advisory Board of Zoning Appeals
One Civic Square
Carmel, IN 46032
Re: BZA Info Packet-Docket No. PZ-2025-00068 V
We understand that the Smith’s at 863 Carey Road want to add a large garage. Their plan
shows a two-car garage addition, but in all actuality, it is an 856 square foot addition,
equivalent to the size of a 4-car garage. This garage addition, plus the added 7 ft by 7ft
(approximate) mud room, will encroach the current variance by 200 square feet. The
variance for our properties has been set since the establishment of the neighborhood in
the mid-1980’s. As members of this neighborhood for almost 30 years, we strongly disagree
with the requested change in setback from 20 feet to 15 feet. We stand not only for our
property but for all property owners who might be affected by variance changes in our
neighborhood.
Our concerns are as follows:
Drainage:
A 1056 square foot addition is proposed for the East side of the Smith’s house, which could
potentially affect the drainage on the West side of our home. Our basement has flooded
twice, and we added a backup sump pump and French drain to correct this concern. With
the proposed addition, the FFE (Finished Floor Elevation) of the garage will be 6 inches
higher than the midpoint between the property line and our home. We are concerned that
heavy rains could cause a backup in our French Drain and potential flooding of our
basement. Also to note, the flooding of our basement was on the West side of our home,
not the front of our home as suggested by the document submitted by Andy Cash.
We have been made aware that two houses directly across the street from us, and to the
North side of Linden Street have flooding issues in the back of their homes. We are aware
that they are in a different basin but we have been told that the flooding issues did not
occur until a regrading of the property to their West occurred. See attached picture of
flooding taken on April 5, 2025. We have been told that the sump pump runs continually on
the property directly across the street from us. These current flooding issues only add to
our angst of a large addition being added to the West of our home. See pictures of
neighbors flooding that is attached.
Landscaping:
We have three maple trees that are within proximity to the property line. We were advised
by Carmel’s Urban Planning Department that our tree roots could be affected by this
addition and cautioned that if stumps and roots were removed from the Smith’s property,
that ripping any roots from the 3 trees that they have already taken down, would be a major
concern and that sawing the roots would be the proper removal plan. The department also
added that a four-foot snow fence would be advised so that construction equipment would
not disturb our established landscaping. A Siltsoxx, was also recommended by this
department for sediment control as opposed to a silt fence as listed on the architectural
drawing.
We were told by the Smiths that they added a 7x7 foot mudroom to their original plan so
that they could avoid the expense and problem of having to move the gas and electric lines
and allow them to maintain the use of their chimney. Overall, the proposed garage and mud
room would require 200 square feet (5 feet times 40 feet) added into the variance between
our properties.
In conclusion, we are not opposed to a garage addition, but the size of the addition which
pushes over 200 square feet in the variance. We understand that the Smith’s prefer to avoid
the expense of moving utilities but feel that that is a concern that they need to review with
their architect. We are concerned about drainage issues due to the size of the proposed
garage, elevation of the garage addition and the potential effect it would have on drainage
into our property. From a risk mitigation perspective, our concern is the potential for
excessive water draining into our property, affecting the flow of our French drain. We all
know that water follows the path of least resistance. Lastly, a forty-foot blank wall from our
view would be uncharacteristic of our neighborhood standards.
We have been in our home for almost 30 years and have appreciated the beautiful
esthetics of living in the Cool Creek North neighborhood. We have wonderful neighbors,
and we all appreciate our community. Although our concerns may only affect our property
at this time, we want to respect the codes and covenants already set for our neighborhood.
We do not have a standing HOA to protect our concerns but we do know that the variances
set for our property are there for a purpose. Therefore, we disagree with the proposal of a
variance change to allow a 15-foot setback next to our property instead of the existing code
that requires a 20-foot setback.
We appreciate the opportunity to present our concerns to the Carmel Advisory Board of
Zoning Appeals.
Respectfully submitted,
Alecia and Jeff Larkin
1171 Hemlock Street
Carmel, IN 46033