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While the Warsaw Board of Zoning Appeals denied a gravel driveway for one petitioner Monday night, it approved, with two restrictions, a pilates studio for another.
Austin Head filed for a variance from development standards to allow a gravel drive in a Residential-2 zoning district along West Creek Drive.
Assistant City Planner Leah Parker said, “We have a lot of these so we know that we don’t allow gravel, but paved and concrete. The surrounding properties are comprised of both concrete and gravel driveways, so that technically will not affect the aesthetics of the area. But the purpose of the ordinance is to encourage improvement and establish consistent development standards, so the Planning Department recommends that the petitioner comply with the ordinance unless he can demonstrate that strict application of its requirements would result in practical difficulties in the use of the property.”
Board President Tammy Dalton asked if any comments were received about the petition, and Parker said there were none.
Board member Max Maile asked if the existing gravel drives in the area were there before. Parker said they were grandfathered in.
Dalton said she drove out by there and “there’s a real big mix out there. I mean, there’s not that many homes, but there is a mix of what you see out there.”
Austin said they were looking to build a barndominium and “we just wanted to be like 80ish feet off the road, and the cost of concrete is through the roof and it’s a lot more affordable for us to do stone gravel.”
The driveway would be 16 to 20 feet wide, enough for two garage doors, and 80 feet long from the road to the porch.
According to Better Homes & Gardens’ website, “A barndominium is a spacious, open-plan home that looks like a barn. It combines ‘barn’ and ‘condominium’ in name and design. Beyond living areas, barndominiums often contain a large garage, workshop or utility space. They are commonly found in rural settings and have become popular in the 2020s as city-dwellers seek more space and more affordable housing options.”
Board member Duane Huffer asked if the request for a gravel driveway was “really an expense thing, isn’t it?” Austin said yes. Huffer pointed out there’s a specific provision of the ordinance “that says we’re not to consider that.”
Dalton reiterated she did drive out there and it was quite a mix of driveways out there so she understood.
Austin said the three neighbors he had to send the required mailing to didn’t care about the driveway being gravel.
Cara Head pointed out they own part of the other property as well. “We split the parcel. So the structure that’s already there already has a gravel driveway. I do understand that’s grandfathered in, however, it’s still part of our property, too, so it would just be kind of continuing from the gravel on that side of the property, the other side as well,” she said.
Board Vice President Rick Keeven said requests for gravel driveways come up with some regularity.
“We know it’s expensive, but then we get these talks about how we’re not supposed to grant variances unless there’s a need, a hardship, other than costs,” Keeven said, noting the board has had to tell other people what they didn’t want to hear either.
Huffer said the solution is the zoning ordinance needs to be changed or the board follows the ordinance.
Dalton said they’ve talked about changing the ordinance before, and that process takes time.
Maile said he felt really terrible because he understands the expense involved, but agreed with Huffer they have to follow the ordinance.
City Planner Justin Taylor said they could take a look at the gravel ordinance, but any changes would need to go before the Plan Commission and then they would have to make a recommendation to the Common Council. Taylor said the gravel ordinance was in part about safety.
Cara said without putting in a gravel driveway, they can’t build their barndominium as that’s where they’re at financially.
Keeven eventually made the motion to deny the petition, Maile seconded and the motion to deny passed 4-0. Board member Zach Tucker was absent.
In the other petition before the board, Dwight Carter requested a special exception to allow a pilates studio in a Residential-3 zoning district at 216 W. Fort Wayne St.
Parker said the city’s planning department defines a pilates studio as an indoor recreational facility.
“The Warsaw Municipal Code states that a special exception should be granted if and only if the request meets the requirements established for the type of special exception requested,” she said. “Our only concern relates to line item B, which states that off-street parking shall not be located in the required front or side yards. While the garage provides space for two vehicles and meets the minimum parking requirement of one parking space per two employees, the Planning Department is still concerned about having enough room for parking.”
She said neighboring property owners have expressed parking concerns to Carter, but no such concerns were submitted to the city.
Keeven asked if it was fair to say that the issue boils down to parking, and Parker said yes.
Carter said the business he plans to open is Fort Pilates.
“So, pilates can be done on a mat, like Yoga class, or it can be done on an apparatus called The Reformer, and that Reformer is what I will primarily have, and do have, in the facility right now,” he said. “I have four Reformers, but my expectation and my research and people who have shown interest lead me to believe I need to teach private lessons or very small duets or trios.”
He said the four Reformers are in two separate rooms, with one dedicated to a private room as a client may need or require. Generally, his classes will be limited to three people.
Parker said it appears there would be enough parking in the driveway for that.
Dalton said she drove by there Monday and there were a couple vehicles on the street across from the house. There were a couple spaces available there. Carter said those parking spaces along Fort Wayne street are public parking.
Keeven asked what would be the maximum number of people between clients and employees. Carter said with three clients and himself, there would be four people there. His home is within a block of 216 W. Fort Wayne St. and walks every day and generally doesn’t park over there, except maybe in bad weather.
Huffer asked if there was room in the backyard for parking. Carter said there was not. Keeven said the alley back there is very narrow.
There were no remonstrators against the petition.
The board approved the petition with the conditions that there be a maximum of three clients at a time and the indoor recreational facility be for a pilates studio only.
