HomeMy WebLinkAboutPacket 17100016 SU
Indiana Montessori Academy, LLC
Docket Number 17100016 SU
SPECIAL USE
CITY OF CARMEL, INDIANA
November 27, 2017
Board of Zoning Appeals
Applicant: Indiana Montessori Academy, LLC
Attorneys – Nelson & Frankenberger, LLC
Attn: Fredric Lawrence, Attorney
317.844.0106
TABLE OF CONTENTS
1.Explanation of Request
2.Site Location Map / Aerial Photograph
3.Overall Landscape and Site Plan
4.Building Renderings
5.Architectural Elevations
6.Traffic Pattern and Stacking Exhibit
7.Lighting Plan and photometric information
8.Trash Receptacle and Fencing
9.Sign Design
10.Engineered Site Plan
11.Photos of Existing Use
12.Variance Ballot Sheet and Finding of Fact
TAB 1
TAB 2
th
146Street
SITE
Heather Knoll Parkway
NORTH
Indiana Montessori Academy
Site Location Map / Aerial Photograph
TAB 3
TAB 4
TAB 5
South Elevation
I d
M r
A d
IMA
Signage Elevation 1/2" = 1'-0"
West Elevation
Indiana Montessori Academy Elevations
3/32 = 1'-0"10.12.17
North Elevation
East Elevation
Indiana Montessori Academy Elevations
3/32 = 1'-0"10.12.17
GRAY ASPHALT DIMENSIONAL SHINGLEGRAY ASPHALT DIMENSIONAL SHINGLE
GRAY STANDING SEAM METAL ROOF
CORRUGATED METAL
SIDING
"
MODULAR BRICK
WOOD LOOK FIBER CEMENTWOOD LOOK FIBER CEMENT
MODULAR BRICKMODULAR BRICKMODULAR BRICKMODULAR BRICKMODULAR BRICK
South Elevation / Front Facade
1/4" = 1'-0"
GRAY ASPHALT DIMENSIONAL SHINGLEGRAY ASPHALT DIMENSIONAL SHINGLE
GRAY STANDING SEAM METAL ROOF
GRAY STANDING SEAM METAL ROOF
CORRUGATED METAL SIDING
MODULAR BRICKWOOD LOOK FIBER CEMENT
MODULAR BRICKMODULAR BRICK
WOOD LOOK FIBER CEMENTCORRUGATED METAL SIDINGWOOD LOOK FIBER CEMENT
WOOD LOOK FIBER CEMENT
MODULAR BRICK
MODULAR BRICK
MODULAR BRICK
West ElevationNorth Elevation
1/8" = 1'-0"1/8" = 1'-0"
GRAY ASPHALT DIMENSIONAL SHINGLE
CORRUGATED METAL SIDING
I d
M r
A d
IMA
BLUE LETTERS ON WHITE
BACKGROUND
MODULAR BRICK
TO MATCH BUILDING
SQUARE FOOTAGE OF TEXT PER SIDE SF X SF
MODULAR BRICKMODULAR BRICK
DOUBLE SIDED
WOOD LOOK FIBER CEMENT
MODULAR BRICK
East ElevationMonument Sign Elevation
1/8" = 1'-0"1/2" = 1'-0"
MECH
TODDLER
PRIMARY
ELEMENTARY
LOBBY
WORKWORK
OFFICE
CONF
VESTIBULE
PRIMARY
Floor Plan
1/4" = 1'-0"
Corrugated Metal Panel
Brick: Cloud Ceramics Crimson Ironspot
Wood look Fiber Cement Siding: Summer Wheat
Stained Wood Dumpster Enclosure
Indiana Montessori Materials
NTS10.12.17
TAB 6
BUILDING DATA:
PARKING DATA:
REQUIRED PARKING:
PROPOSED PARKING:
REQUIRED BICYCLE PARKING:
PROPOSED BICYCLE PARKING:
TYPICAL SCHOOL DAY TRAFFIC:
BEFORE SCHOOL: (7:30 AM - 8:20 AM)
SCHOOL ARRIVAL: (8:20 AM - 8:30 AM)
EARLY DISMISSAL: (11:50 AM - 12:00 PM)
LATE DISMISSAL: (3:00 PM - 3:15 PM)
AFTER SCHOOL: (3:15 PM - 4:30)
PROPOSED VEHICLE QUEUE:
INDIANA MONTESSORI ACADEMY
INDIANA MONTESSORI SCHOOL
2925 W. 146TH STREET
NORTH CARMEL, IN
530 E. Ohio Street, Suite G - Indianapolis, IN 46204
PEAK TRAFFIC EXHIBIT
www.cecinc.com
DRAWN BY:CHECKED BY:APPROVED BY:EXHIBIT:
JMPDRAFTDRAFT
DATE:DWG SCALE:PROJECT NO:
NOV. 20171"= 40'172-313
TRAFFIC
TAB 7
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.10.20.40.70.50.20.10.10.00.00.00.00.00.00.00.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.20.10.00.00.00.00.0
0.00.00.00.10.20.61.93.32.30.90.30.10.10.00.00.00.00.00.00.10.30.60.20.10.10.00.00.00.00.00.00.00.00.00.00.10.61.10.50.10.00.00.00.00.0
0.00.00.10.20.52.04.42.64.03.00.70.20.10.10.00.00.10.30.20.00.72.11.00.20.10.10.00.00.00.00.00.00.00.00.10.51.83.70.50.00.00.00.00.00.0
C @ 8'
B @ 15'
0.00.10.10.20.72.54.86.65.43.71.00.30.10.10.10.10.43.00.63.94.40.80.40.30.10.00.00.00.00.00.00.00.10.42.13.40.30.00.00.00.00.00.0
D @ 10'
0.00.10.10.30.72.46.34.85.83.81.00.30.20.10.10.44.37.92.22.01.31.80.50.10.00.00.00.00.00.00.00.21.11.40.20.10.00.00.00.00.0
D @ 7'
0.00.00.10.30.92.82.73.13.03.01.30.40.20.10.20.82.91.84.62.30.40.10.00.00.00.00.00.00.10.40.70.30.10.00.00.00.00.0
D @ 10'
0.00.00.10.31.01.82.33.32.92.01.40.60.20.10.10.23.41.40.30.10.00.00.00.00.10.31.01.70.60.10.00.00.00.00.0
0.00.00.10.30.72.93.53.53.03.91.40.40.30.30.43.72.50.30.10.00.00.00.10.21.02.13.60.50.10.00.00.00.00.0
C @ 8'
0.00.10.10.20.62.16.55.26.54.21.20.40.30.61.38.71.80.30.10.10.10.20.61.94.63.20.40.10.00.00.00.00.0
D @ 7'
C @ 8'
D @ 10'
0.00.10.10.20.62.35.16.6 B @ 15'5.74.61.30.40.30.62.25.90.00.31.61.40.40.31.00.91.02.94.21.30.20.00.00.00.00.00.0
0.00.00.10.10.41.33.32.23.42.70.80.40.40.71.53.14.00.50.01.31.22.42.71.61.32.62.62.22.40.90.30.10.00.00.00.00.00.0
C @ 8'C @ 8'
D @ 10'
0.00.00.00.10.20.41.42.82.31.20.70.50.71.01.52.22.41.00.518.57.85.51.91.22.43.11.71.52.92.81.30.60.20.10.00.00.00.00.00.00.0
C @ 3.5'
E @ 8'
C @ 3.5'
0.00.00.00.00.10.20.30.61.22.01.82.01.51.01.91.81.20.82.67.85.23.43.72.20.60.20.20.20.30.30.30.20.20.10.10.00.00.00.00.00.00.00.0
C @ 3.5'
C @ 3.5'
D @ 7'
0.00.00.00.00.10.10.20.92.45.45.24.41.81.11.21.10.91.31.51.214.613.116.018.91.40.40.10.00.00.00.00.10.00.00.00.00.00.00.00.00.00.00.00.00.0
C @ 3.5'
0.00.00.00.00.00.10.31.73.35.66.93.72.71.41.11.01.41.91.70.80.71.34.61.30.30.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
E @ 8'
B @ 15'
0.00.00.00.00.00.10.21.62.95.37.43.83.22.12.01.61.71.91.70.70.20.10.30.30.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.10.10.62.25.14.85.24.42.92.82.53.11.20.70.40.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.10.20.71.41.52.03.86.84.66.42.90.80.30.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.10.20.40.51.13.25.16.55.03.10.90.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
B @ 15'
0.00.00.00.00.00.00.00.00.10.10.20.62.24.15.13.92.20.60.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.10.10.20.71.93.22.00.70.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.10.20.40.50.40.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
Schedule
SymbolLabelQuantityManufacturerCatalog NumberDescriptionLumens Per LampWattage
0Cree IncXSPWAx3MC-UCree XSPW Series Wallpack Luminaire,403142.96
Type III Medium, 5700K, C Input Power
A
Designator
4Cree IncOSQ-A-xx-4ME-B-57K-ULCree OSQ Series Area Luminaire, Type IV1164986
Medium Distribution, B Input Power
B
Designator, 5700K
10Cree IncPWY-EDG-3M-**-02-E-UL-525-Cree Edge Pathway Luminaire, Type III11234
57K (525mA)Medium, 18 LEDs, 120-277V, 525mA,
C
5700K = 42" bollard
Designer
Plan View
7Cree IncXSPWAx3MG-UCree XSPW Series Wallpack Luminaire,267325.28
Scale - 1" = 16ft
Date
Type III Medium, 5700K, G Input Power
D
11/16/2017
Designator
Scale
2Cree IncPWY-EDG-5M-xx-02-E-UL-350Cree Edge Pathway Luminaire, Type V174721.5
Not to Scale
Medium, 18 LEDs, 120-277V, 350mA,
E
Drawing No.
5700K - 8' bollard
Summary
1 of 1
XSP Series
XSPW LED Wall Mount Luminaire
Product Description
The XSPW LED wall mount luminaire has a slim, low profile design intended for outdoor wall
mounted applications. The rugged lightweight aluminum housing and mounting box are designed
for installation over standard single gang J-Boxes and mud ring single gang J-Boxes. The luminaire
allows for through-wired or conduit entry from the top, bottom, sides and rear. The housing design is
intended specifically for LED technology including a weathertight LED driver compartment and thermal
®
management. Optic design features industry-leading NanoOptic Precision Delivery Grid system in
multiple distributions.
Applications: General area and security lighting
Performance Summary
®
NanoOptic Precision Delivery Grid optic
Assembled in the U.S.A. of U.S. and imported parts
CRI: Minimum 70 CRI
CCT : 4000K (+/- 300K), 5700K (+/- 500K)
®
Limited Warranty: 10 years on luminaire/10 years on Colorfast DeltaGuard finish
See http://lighting.cree.com/warranty for warranty terms
Accessories
Field-Installed
Beauty Plate
WM-PLT12** - 12" (305mm) Square
WM-PLT14** - 14" (356mm) Square
- Covers holes left by incumbent wall packs
** Must specify color
Weight
9.5 lbs. (4.3kg)
Ordering Information
Example: XSPW-A-0-2-F-C-U-Z
XSPWA0
Input Power Color
ProductVersionMountingOpticModulesVoltageOptions
DesignatorOptions
XSPWA02FCUSK Multi-Level
WallType II Medium4000K42WUniversalSilver- Refer to ML spec sheet for details
120-277V- Available with Input Power Designator C only
3MGT
- Available with U and 6 voltages only
Type III Medium5700K25W 1 Black
120V P Photocell
W
- Not available with K option
2 White
- Available with 1 or 2 voltages only
208-277V
Z
6*Bronze
347V
* Available in Canada only. 347V utilizes magnetic step-down transformer. For input power for 347V, refer to the Electrical Data table
Rev. Date: VersionA V8 09/06/2017
US: lighting.cree.comCanada: www.cree.com/canada
T (800) 236-6800 F (262) 504-5415 T (800) 473-1234 F (800) 890-7507
OSQ Series
OSQ LED Area/Flood Luminaire Medium
Product Description DA Mount
The OSQ Area/Flood luminaire blends extreme optical control, advanced thermal management
and modern, clean aesthetics. Built to last, the housing is rugged cast aluminum with an integral,
weathertight LED driver compartment. Versatile mounting configurations offer simple installation.
Its slim, low-profile design minimizes wind load requirements and blends seamlessly into the
site providing even, quality illumination. The B Input power designator is a suitable upgrade for
HID applications up to 250 Watt, and the 'K Input power designator is a suitable upgrade for HID
applications up to 400 Watt.
Applications: Parking lots, walkways, campuses, car dealerships, office complexes, and
internal roadways
Performance Summary
®
NanoOptic Precision Delivery Grid optic
Assembled in the U.S.A. of U.S. and imported parts
Initial Delivered Lumens: Up to 17,291
Efficacy: Up to 136 LPW
CRI: Minimum 70 CRI (4000K & 5700K; 3000K asymmetric optics); 80 CRI (3000K symmetric optics)
CCT: 3000K (+/- 300K), 4000K (+/- 300K), 5700K (+/- 500K)
®
Limited Warranty: 10 years on luminaire/10 years on Colorfast DeltaGuard finish
See http://lighting.cree.com/warranty for warranty terms
Weight
Accessories
26.5 lbs. (12kg)
Field-Installed
Backlight ShieldHand-Held Remote
OSQ-BLSMF XA-SENSREM
Front facing optics- For successful implementation of the programmable multi-level option,
OSQ-BLSMR a minimum of one hand-held remote is required
Rotated optics
Ordering Information
Fully assembled luminaire is composed of two components that must be ordered separately:
Example: Mount: OSQ-AASV + Luminaire: OSQ-A-NM-2ME-B-40K-UL-SV
Mount (Luminaire must be ordered separately)*
OSQ-
OSQ-AA Adjustable Arm Color Options:SV Silver BZ Bronze
OSQ-DA Direct Arm BK Black WH White
* Reference EPA and pole configuration suitability data beginning on page 7
Luminaire (Mount must be ordered separately)
OSQANM
Input
Color
ProductVersionMountingOpticPower CCTVoltageOptions
Options
Designator
Asymmetric
OSQANMB30KULBKDIM 0-10V DimmingPML2 Programmable Multi-Level, 10-30'
No Mount 2ME*86W3000KUniversalBlack- Control by others Mounting Height
4ME*
Type II 120-277V- Refer to Dimming spec sheet for - Refer to PML spec sheet for details
Type IV K40KBZ
Mediumdetails- Available with UL voltage only
Medium130W4000K UH Bronze
- Can't exceed wattage of specified input - Intended for downlight applications
3ME*Universal
57KSV
power designator
Type III 347-480V
5700KSilver
Medium F FuseQ9 Field Adjustable Output
WH
- When code dictates fusing, use time - Refer to Field Adjustable Output
White
Symmetric
delay fusespec sheet for details
5ME25D®
- Available for U.S. applications only
R NEMA Photocell Receptacle
Type V
ML Multi-Level- Intended for downlight applications
MediumFlood
- Refer to ML spec sheet for details
5SH40D
- Available with UL voltage only- 3-pin receptacle per ANSI C136.10
Type V
- Intended for downlight applications - Photocell and shorting cap by
ShortFlood
others
WSN60DPML Programmable Multi-Level, 20-40'
RL Rotate Left
Wide Mounting Height
- LED and optic are rotated to the left
- Refer to PML spec sheet for details
SignFlood
RR Rotate Right
- Available with UL voltage only
15D
- LED and optic are rotated to the
- Intended for downlight applications
right
Flood
* Available with Backlight Shield when ordered with field-installed accessory (see table above)
Rev. Date: V12 09/06/2017
US: lighting.cree.comCanada: www.cree.com/canada
T (800) 236-6800 F (262) 504-5415 T (800) 473-1234 F (800) 890-7507
Cree Edge Series
LED Pathway Luminaire
Product Description
Durable die-cast aluminum luminaire housing mounts directly to 4" (102mm) diameter pole (included)
without visible mounting hardware for clean appearance. Pole mounts to rugged die cast aluminum
internal flange secured by three 3/8" - 16x6" anchor bolts with 1-1/4" hook (provided). Note: T45 Torx
3/8" socket required for head installation. Top mounted LEDs for superior optical performance and light
control.
Applications: Landscape, walk-ways and general site lighting
Performance Summary
®
Patented NanoOptic Product Technology
Made in the U.S.A. of U.S. and imported parts
CRI: Minimum 70 CRI
CCT: 4000K (+/- 300K), 5700K (+/- 500K) standard
®
Limited Warranty: 10 years on luminaire/10 years on Colorfast DeltaGuard finish
See http://lighting.cree.com/warranty for warranty terms
Accessories
Field-Installed
Upgrade Kit
- Used for replacement of existing bollards with a bolt hole circle of 5.75" (146mm)
XA-XBP8RSV XA-XBP8RWH
XA-XBP8RBK XA-XBP8RBZ
ModelDim. "A"Weight*
Landscape (P0)13" (330mm)12.7 lbs. (5.8kg)
Landscape (P1)18" (457mm)13.3 lbs. (6.0kg)
Pathway (P3)36" (914mm)17.9 lbs. (8.1kg)
Pathway (P4)42" (1068mm)18.6 lbs. (8.4kg)
Pedestrian (P8)96" (2438mm)28.4 lbs (12.9kg)
* Add 4.5 lbs. (2.0kg) for 347-480V
Ordering Information
Example: PWY-EDG-2M-P0-02-E-UL-SV-350
PWY-EDG02E
LED
Color Drive
ProductOpticMountingCount SeriesVoltageOptions
OptionsCurrent
(x9)
PWY-EDG2MP002EULBK350F Fuse
Type II 13" (330mm) landscapeUniversalBlack350mA- When code dictates fusing, use time delay fuse
Medium120-277V- Refer to ML spec sheet for availability with ML options
P1BZ525
3M 18" (457mm) landscape UH*Bronze525mA HL Hi/Low (Dual Circuit Input)
Type III Universal- Available with P1, - Available with UL voltage and 525mA driver current only
P3SV
Medium347-480V P3, P4, and P8 - Refer to HL spec sheet for details
36" (914mm) pathwaySilver
- Available with mounts only- Sensor not included
5M
P4WH
P3, P4, and P8
Type V TL Two-Level (175/525 w/integrated sensor control)
42" (1067mm) pathwayWhite
mounts only
Medium- Available with 12 or 27 voltages only
P8
12- Refer to TL spec sheet for details
5S
96" (2438mm) pedestrian
120V
Type V Short TL2 Two-Level (0/350 w/integrated sensor control)
27- Available with 12 or 27 voltages only
277V- Refer to TL spec sheet for details
TL3 Two-Level (0/525 w/integrated sensor control)
- Available with 12 or 27 voltages only
- Refer to TL spec sheet for details
WB Welded Base Plate
- Standard on P8 mount option, available with P3 and
P4 mount
- Includes welded base cover
40K 4000K Color Temperature
- Minimum 70 CRI
- Color temperature per luminaire
* 347-480V utilizes magnetic step-down transformer. For input power for 347-480V, refer to the Electrical Data table
Rev. Date: V5 08/11/2016
US: lighting.cree.com/lightingCanada: www.cree.com/canada
T (800) 236-6800 F (262) 504-5415 T (800) 473-1234 F (800) 890-7507
TAB 8
ANTICIPATED PATTERN OF SCREEN WALL AT DUMPSTER
ENCLOSURE
IMAGE OF PROPOSED TRASH RECEPTACLE ENCLOSURE
TAB 9
"
Signage Plan 1/2" = 1'-0"
PER CARMEL ZONING ORDINANCE SIGN ORDINANCE
SIGNAGE CHART A THE PROPOSED SIGN IS LOCATED BETWEEN
FEET FROM THE RIGHT OF WAY THE FRONTAGE IS
APPROX FEET ALLOWING FOR A MAXIMUM SIGNAGE AREA
OF SQ FT WITH A MAXIMUM HEIGHT OF FEET
I d
M r
A d
IMA
BLUE LETTERS
ON WHITE
BACKGROUND
MODULAR BRICK
TO MATCH
BUILDING
SQUARE FOOTAGE OF TEXT PER SIDE SF X SF
DOUBLE SIDED
Signage Elevation 1/2" = 1'-0"
TAB 10
87654321
HH
EE
EEEE
FF
FF
DD
DD
FF
FF
GG
GENERAL LAYOUT NOTES:
DD
DD
FF
FF
EE
EE
FF
ADDITIONAL CITY OF CARMEL NOTES:
EE
O
O
B
Q
F
D
D
HH
Q
P
BB
R
Q
A
AA
GG
DD
A
PROPOSED SITE LEGEND:
W
X
T
X
I
I
W
C
A
A
W
CC
I
GG
KEYNOTES
SITE DATA:
R
PROPERTY DATA:A
REQUIRED PARKING DATA:
S
B
SETBACKS
T
C
U
D
BB
V
PROPOSED PARKING DATA:E
ZONING DATA:
W
F
GX
ADJACENT ZONING CLASSIFICATIONS:
HY
APPROVAL PENDING
REQUIRED BICYCLE PARKING DATA:
IZ
NOT FOR CONSTRUCTION
AA
J
PROPOSED BICYCLE PARKING DATA:
BB
BUILDING DATA:K
LOT COVERAGE DATA:CC
L
NOTE:
DD
M
EE
N
DRAWING NO.:
A FF A
NORTH
O
GG
P
C200
HH
Q
SHEET
04 OF 20
87654321
87654321
HH
O
O
B
Q
F
D
GG
D
HH
GENERAL LAYOUT NOTES:
Q
P
BB
R
Q
A
AA
GG
A
W
X
F T F
X
I
IW
C
A
A
W
I
GG
U
AA
ADDITIONAL CITY OF CARMEL NOTES:
EE
JHH
AA
AA
HHC
W
K
K
N
L
Z
H
G
I
A
HH
W
M
L
AA
IGG
Y
J
M
AA
N
AA
D A D
A
PROPOSED SITE LEGEND:
AA
E
AA
T
S
W
V
CC
SITE DATA:KEYNOTES
PROPERTY DATA:
R
A
REQUIRED PARKING DATA:
S
B
SETBACKS
T
C
U
D
BB
PROPOSED PARKING DATA:EV
ZONING DATA:
FW
X
G
ADJACENT ZONING CLASSIFICATIONS:
Y
H
APPROVAL PENDING
REQUIRED BICYCLE PARKING DATA:
Z
I
NOT FOR CONSTRUCTION
AA
J
PROPOSED BICYCLE PARKING DATA:
BB
BUILDING DATA:
K
LOT COVERAGE DATA:
CC
L
NOTE:
DD
M
EE
N
DRAWING NO.:
AA
FF
NORTH
O
GG
P C201
HH
SHEET
Q 04 OF 20
87654321
TAB 11
TAB 12
CARMEL/CLAY BOARD OF ZONING APPEALS
BALLOT SHEET for FINDINGS OF FACT – Special Use
Docket No.: 17100016 SU – operation of school
Petitioner: Indiana Montessori Academy, LLC
1.
_____________________________________________________________________________________
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DATED THIS 27 DAY OF NOVEMBER, 2017.
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Board Member
CARMEL ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.: 17100016 SU
Indiana Montessori Academy, LLC – operation of school
Petitioner:Indiana Montessori Academy, LLC
FINDINGS OF FACT – SPECIAL USE
1.The premises in question is particularly physically suitable for the proposed Special Use
because: The subject site is approximately 2.62 acres in size and in 1991 the Real Estate was the
subject of an approved Use Variance Request pursuant to Docket No. UV 14-91 (the “Prior
1991 Use Variance Approval”) which permitted a landscape design and build business to
operate on the Real Estate. Since approval of the Prior 1991 Use Variance Approval, a
landscaping business has continued to operate, and currently operates, on the Real Estate. At
various times since the Prior 1991 Use Variance Approval, the landscape business has: (i)
employed anywhere between 10 employees to over 25 employees; (ii) with hours of operation
between Monday through Friday from 7am to 5pm: (iii) with 5 to 10 company trucks on site
with trailers and equipment; and, (iv) with other truck deliveries by vendors during business
hours.
The applicant, Indiana Montessori Academy (“IMA”) is a Montessori kindergarten/elementary
school that currently operates in the City of Carmel and IMA is the contract purchaser of the
Real Estate and desires to build a new facility on the Real Estate that will be approximately
6,800 square feet in size. The proposed building will be of a residential scale with a residential
architectural design. The proposed building will accommodate up to 100 students with 10
teachers, operating only Monday through Friday between 7:30 am to 5:30 pm.
Considering that a non-residential use has operated on the Real Estate for almost 25 years, that
the Real Estate is properly served by water, sewer and all necessary utilities and has existing and
adequate ingress and egress to the site, the subject premises is particularly suitable for the
proposed Special Use.
2.The Special Use will not injuriously or adversely affect economic factors, such as cost/benefit to
the community and its anticipated effect on surrounding property values because: In addition to
the information provided in paragraph #1 above, proposed Special Use would be replacing an
existing non-residential use that has operated on the Real Estate for almost 25 years. Further, the
applicant’s proposed use and site plan is designed to be complimentary to the surrounding
residential uses in terms of the proposed building’s size, placement, hours of operation, and
residential architectural building design.
3.The Special Use will be consistent with social/neighborhood factors, such as compatibility with
existing uses and those permitted under current zoning in the vicinity of the premises under
consideration and how the proposed Special Use will affect neighborhood integrity because: In
addition to the information provided in paragraphs #1 and #2 above, the proposed Special Use
would be replacing an existing non-residential use that has operated on the Real Estate for
almost 25 years. Further, the applicant’s proposed use and development is designed to be
complimentary to the surrounding residential uses in terms of the proposed building’s size,
placement, hours of operation, and residential architectural building design. Further, if
approved, the Real Estate will be redeveloped in a manner that will consist of preserving some
of the existing landscaping on the site, with additional new landscape plantings that are
proposed. The combination of the existing landscaping that will be preserved and new
landscape plantings to be installed will provide an adequate and appropriate buffer and transition
between the Real Estate and the surrounding residential uses.
4. The Special Use will not injuriously or adversely affect the adequacy and availability of water,
sewage and storm drainage facilities and police and fire protection because: The Real Estate is
currently served by adequate water, sewage and storm drainage facilities, along with police and
fire protection. The proposed scale of the site development and building design will not have an
injurious or adverse impact on the water, sewage and storm drainage facilities, nor on the police
and fire protection services that all currently serve the site.
5. The Special Use will not adversely affect vehicular and pedestrian traffic in and around the
premises upon which the Special Use is proposed because: In addition to the information
provided in paragraph #1 and #2 above, the Real Estate is currently served by two (2) driveway
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cuts adjacent to 146 Street. The site plan associated with the proposed Special Use request will
utilizing the existing driveway locations along the adjacent roadway which will eventually
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become the new 146 Street frontage road. The site has been designed so that access will be in
a circular pattern, entering at the east driveway and existing at the west driveway, providing a
uniform, safe and efficient manner for vehicular access for drop off and pick up of children. As
a result of the foregoing, vehicular and pedestrian traffic in and around the site will not be
adversely affected.
DECISIO N
Yes ____No: The Board has reviewed the requirements of Zoning Ordinance Chapter
5.02 as they relate to this Special Use, and does not find that those criteria prevent the granting of
the Special Use.
It is therefore the decision of the Carmel Board of Zoning Appeals that Special
Use Docket No. 17100016 SU is granted, subject to any conditions stated in the minutes of this
Board, which are incorporated herein by reference and made a part hereof.
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Adopted this 27 day of November, 2017.
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Hearing Officer, Carmel Board of Zoning Appeals
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SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).