HomeMy WebLinkAboutPacket for HO 06-23-25
Information Packet for BZA Hearing Officer
On
Monday, June 23rd, 2025
For
McKenzie Townhomes
1260 Fairfax Manor Dr.
Carmel, Indiana 46032
DOCKET NO.: PZ-2025-00115 V
Prepared For:
John McKenzie
4631 Lisborn Dr.
Carmel, Indiana 46033
Prepared By:
American Structurepoint, Inc.
9025 River Road, Suite 200
Indianapolis, Indiana 46240
(317) 547-5580
Table of Contents
PROJECT NARRATIVE
Project Overview
Statement of Variance Request
Statement of Support
APPENDICES
Appendix A Finding of Facts Form
Appendix B Project Location Map
Appendix B Engineered Site Plan
Appendix D Engineered Site Plan with Aerial
Appendix E Landscape Plan
Appendix F Owner Letter of Support
Project Narrative
For
McKenzie Townhomes
1260 Fairfax Manor Dr.
Carmel, Indiana 46032
Owner: John McKenzie
4631 Lisborn Dr.
Carmel, Indiana 46033
Petitioner: John McKenzie
4631 Lisborn Dr.
Carmel, Indiana 46033
Architect: StudioAXIS
618 East Market Street
Indianapolis, IN 46202
Engineer: American Structurepoint
9025 River Road, Suite 200
Indianapolis, IN 46240
Project Overview
John McKenzie is proposing the construction of three (3) residential townhome buildings at 1260
Fairfax Manor Dr., Carmel, IN 46032, on a 0.68-acre vacant commercial lot. Each building will
house four (4) units, totaling 12 residential units, with footprint areas between 1,019 and 1,051
square feet.
Statement of Variance Request
A Development Standards Variance is requested to adjust the maximum front setback from 20 feet
to 33.2 feet, per The District PUD (Z-587-14, Section 5.1(B)(ii)).
Statement of Support
The variance is requested because firstly shifting the buildings westward would reduce the space
in front of the building available for staircases, thereby failing to meet The District PUD (Z-587-
14, Section 7.3(D)) requirement that the finished first floor must be at least two (2) feet above
sidewalk level. Secondly, the 15-foot utility easement for the proposed sanitary main prevents
moving the buildings northwestward. Thirdly, any relocation would create difficulties in meeting
both the minimum cover requirements for sanitary laterals and the City of Carmel’s slope standards
for a residential private drive.
APPENDIX A
FINDINGS OF FACT FORM
Page 8 of 12 File: Hearing Officer Development Standards Variance Handout 2025 Revised: 12-16-2024
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
CARMEL ADVISORY BOARD OF ZONING APPEALS
(Petitioner to fill out 1-3 + first two blanks)
Docket No.: _______________________________________________
Petitioner: _______________________________________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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.
PZ-2025-00115 V
Gehan Mendis of American Structurepoint, Inc. on behalf of John McKenzie of McKenzie Homes
Approval of this variance preserves essential safety and access standards by maintaining a two-foot clearance above the sidewalk and
accommodating a 15-foot utility easement. It ensures compliance with infrastructure requirements while preserving appropriate
pedestrian access and building integrity. Thus, the project upholds public welfare and community values.
The variance only adjusts building setbacks without encroaching on adjacent properties or disrupting established public spaces.
It maintains required clearances and aligns with infrastructure standards to preserve the area's integrity. Thus, the local use and
Strict adherence to the Unified Development terms forces a building shift that compromises essential space for proper staircases and
sidewalk clearance. The property's mandated 15-foot utility easement further restricts available building area. This rigid application
creates impractical conditions for meeting sanitary cover and driveway slope standards, hindering effective property use.
property value remain intact and are not adversely affected.
APPENDIX B
PROJECT LOCATION MAP
FAIRFAX MANOR DR
PROJECT AREA
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APPENDIX C
ENGINEERED SITE PLAN
APPENDIX D
ENGINEERED SITE PLAN WITH AERIAL
APPENDIX E
LANDSCAPE PLAN
APPENDIX F
OWNER LETTER OF SUPPORT