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BZA INFO PACKET
Chen Pool Variance
DOCKET NUMBER: PZ-2025-00134 V
PARCEL NUMBER: 17-09-21-00-26-013.000
Address: 14211 Beaument Blvd
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Table of Contents
1. Short Memo/Letter Introducing the Project
2. Statement of Variance request
3. Statement of Support
4. Location Map
5. Site Plan
6. Plot Plan
7. Aerial Photos of Site
8. HOA’s Approval Document
9. No Objection from the Carmel Engineering Department
10. No Objection from the Hamilton County Surveyor’s Office
11. Findings of Fact Sheet
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1. Short Memo/Letter Introducing the Project
To Whom It May Concern:
We are submitting a variance request for a residential in-ground swimming pool project
at 14211 Beaument Blvd.
The proposed design includes a concrete patio surrounding the pool and related
equipment, all of which have been carefully placed outside of any drainage or utility
easements, in compliance with previous comments from the Hamilton County
Surveyor’s Office (County Drainage Board) and the Carmel Engineering Department
(Board of Public Works & Safety).
The design has also been shared with Ambleside Homeowners Association, the largest
adjoining property owner, who supports the project.
This letter accompanies our request to allow the concrete pool patio to extend up to the
easement lines, without encroaching into them.
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2. Statement of Variance Request
We are requesting a variance from UDO Section 5.02(C)(7) to allow a concrete pool
patio to extend up to the easement boundaries, rather than being set back 3 feet from
the easements. The pool equipment and plumbing valves are proposed to be placed at
the northwest corner of the patio, ensuring the project remains entirely outside the
easements.
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3. Statement of Support
The variance is needed due to unique physical limitations of our lot and practical
difficulty as mentioned below, in order to avoid unnecessary hardship and allow for a
safe and logical design.
We are requesting a variance to allow a concrete pool patio to extend up to the
easement lines, rather than being set back 3 feet from the easements. Pool equipment
and plumbing valves will be located at the northwest corner of the patio.
The proposed design respects easement boundaries while ensuring functional use,
safety, and visual harmony.
(1) There is no encroachment into any easement. Our design makes full but
respectful use of the buildable area, stopping at easement lines and avoiding
encroachment.
(2) Setting the patio back 3 feet would leave only 7 feet between the sunroom and
pool. This narrow gap would create unsafe excavation conditions and increase
pressure risks to the sunroom foundation, which includes a basement.
This configuration presents a clear practical difficulty in complying with the
setback without compromising safety and structural integrity, as it would force a
choice between ordinance enforcement and structural safety, creating an
unnecessary hardship based on the unique physical limitations of our lot.
(3) The north side easement runs directly along the house wall, leaving no room to
shift the patio inward. Shifting the patio inward would force the pool equipment
into an inefficient and obstructive position, potentially blocking a sunroom
window.
This situation reflects a site-specific practical difficulty, as the available space
outside the easement is not sufficient to accommodate both patio function and
mechanical needs without negative impact.
(4) The proposed equipment location at the northwest corner of the patio is ideal,
because the gas line for a possible future pool gas heater is on the north side of
the house. Running gas to other areas would require longer piping, raising both
cost and safety concerns. The south side yard has only 3 feet of clearance,
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which is not compliant for ventilation or maintenance access. The east side
would interfere with backyard use and block major windows.
These constraints collectively create practical difficulty in identifying any other
suitable location for the equipment, given the physical configuration and layout of
the lot. All of these conditions further reflect the unique physical limitations of the
property, which significantly restrict viable options for safe and reasonable
equipment placement.
The northwest corner of the patio, aligned with the north wall of the house, allows
for the most direct and secure routing of the gas line while minimizing disruption
to the surrounding area.
(5) We have been actively seeking feedback from various parties for over a month
since May 2025. In response to previous comments from the Hamilton County
Surveyor’s Office (County Drainage Board), we worked closely with the pool
builder to find an alternative location for the pool equipment that does not
encroach into the easement, and we revised the original design accordingly.
The equipment has been relocated, and the entire pool project is now fully
outside of the drainage easements. This revised design was developed
specifically in response to and directly reflects the feedback provided by the
County Surveyor’s Office.
Gary R. Duncan, Jr., PE, County Surveyor from the Hamilton County Surveyor’s
Office, reviewed this revised design with no objections. We also sent multiple
emails to Plan Reviewer Sam Clark seeking input on the updated design, and as
of this writing, we have not received any objections from him.
(6) Jarrod Huff from Carmel Engineering Department (Board of Public Works &
Safety) has reviewed this revised design and expressed no concerns, confirming
that with the equipment located outside of the easement, the project complies
with the city’s engineering standards.
(7) Ambleside Homeowners Association Inc., who are the key and largest adjoining
property holder, owning 2 out of the 4 adjoining parcels. They are supportive of
this pool project. Given their reputation for maintaining high standards and strong
expectations in the neighborhood, their support for the pool project carries
particular weight.
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In light of the unique physical constraints of our lot, the practical difficulties
outlined above, and our consistent effort to revise the design in direct response
to comments from relevant departments, we respectfully request approval of this
variance.
The proposed layout avoids any encroachment into the easements, and ensures a safe,
functional, and visually balanced design. The revised plan has received no objections
from the County Surveyor’s Office, the Carmel Engineering Department, or Ambleside
Homeowners Association, the largest and most prominent neighboring property holder.
Granting this variance would not only avoid unnecessary hardship caused by the unique
physical limitations of our lot and associated practical difficulty, but also allow for a well-
considered improvement that respects all surrounding interests.
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4. Location Map
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5. Site Plan
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6. Plot Plan
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7. Aerial Photos of Site
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8. HOA’s Approval Document
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9. No Objection from the Carmel Engineering Department
This revised design was reviewed by the Carmel Engineering Department. Jarrod Huff
confirmed that with the equipment relocated outside the easement, the department has
no questions or concerns about the project.
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10. No Objection from the Hamilton County Surveyor’s Office
This revised site plan was developed in direct response to the feedback from County
Surveyor’s Office. After reviewing the updated design, Gary R. Duncan, Jr., PE, County
Surveyor, expressed no objections. As of this writing, Plan Reviewer Sam Clark has not
raised any concerns despite multiple invitations to comment.
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11. Findings of Fact Sheet
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-2025-00134 V
Petitioner: Xiaowei Chen
1. The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
This proposed pool, pool patio and equipment placement fully respect easement boundaries and
does not encroach into any easement, thereby preserving all required utility and drainage access.
The design maintains safe clearances, adheres to professional standards, and enhances the
residential use of the property without creating traƯic, safety, or environmental concerns for the
broader community.
2. The use and value of the area adjacent to the property included in the variance will not be aƯected in
a substantially adverse manner because:
The variance request involves only the concrete pool patio extending up to (but not into) the
easement, with all improvements fully contained within the buildable area of the lot.
The adjacent parcels will maintain full utility and drainage access, and there is no change in land use
or density that would negatively aƯect neighboring properties.
The largest adjoining property holder, Ambleside Homeowners Association Inc., which owns two of
the four adjacent parcels, has expressed support for the project, indicating alignment with
neighborhood expectations and values.
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3. The strict application of the terms of the Unified Development to the property will result in practical
diƯiculties in the use of the property because:
Requiring a 3-foot setback from the easement line would leave only a narrow gap between the
sunroom and pool, creating unsafe excavation conditions and potentially compromising the
structural integrity of the sunroom foundation, which includes a basement.
The north side easement runs directly along the house wall, oƯering no alternative placement for the
patio or equipment without interfering with key functional elements like windows.
Physical constraints, including narrow side yards, existing gas line location, and the need to maintain
ventilation and access clearance, leave no reasonable alternative for equipment placement without
significantly increasing complexity and safety risks.
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.