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HomeMy WebLinkAboutPacket for HO 07-28-25 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 1 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 2 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. 3 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. 4 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, 5 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. 6 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. 7 4. Location Map 8 5. Site Plan 9 6. Plot Plan 10 7. Aerial Photos of Site 11 8. HOA’s Approval Document 12 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. 13 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. 14 15 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. 16 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.