HomeMy WebLinkAboutPacket BZA 09-23-96 PROMISES
TO
KEEP
A LANGUAGE BASED PRESCHOOL
PROPOSED CHILDCARE/PRESCHOOL CENTER
2150 W. 96th St.
Indianapolis, IN. 46260
TABLE OF CONTENTS
1. Finding of Facts (special use ballot sheet)
2. Finding of Facts (variance ballot sheet)
3. Finding of Facts (special use question sheet)
4. Finding of Facts (variance question sheet)
5. Statement of Special Use
6. Statement of Support (special use)
7. Statement of Variance
8. Statement of Support (variance)
9. Location Maps (for both special use and variance)
10. Site Plan (for both special use and variance)
11. The Organization
12. Project Description
13. Project Description continued
(67
CARMEL/CLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No. :
Petitioner:
FINDINGS OF FACT - SPECIAL USE (Ballot Sheet)
1.
2.
3.
4.
5.
6.
DATED THIS DAY OF , 19
Board Member
Psq.7 at 8—So.aal Use Ap non—Revised 7r289s
CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
Petitioner: Mary Koger, Promises To Keep, Inc.
FINDINGS OF FACT - SPECIAL USE
1. The Special Use in Flood Plain District, Ordinance Z-160, Section 21.6 as amended (does) (does not apply
and all prerequisites have been met by Petitioner as verified by:
2. The Special Use will be consistent with the Character and Permitted Land Use of the zoning district and
Carmel/Clay Comprehensive Plan because:
the use is consistent with residential development and is similar in nature to
schools and churches commonly found in residential areas.
3. The Special Use is physically suitable for the land in question because:
the building as improved will be residential in appearance and is not in the
immediate proximity to other residences.
4. The Special Use will not injuriously or adversely affect the adjacent land or property values because:
the property is currently an eyesore, is located on a secondary arterial
thoroughfare and is not immediately adjacent to other residences.
5. The Special Use will not adversely affect vehicular or pedestrian traffic flow, nor the adequate availability of
water, sewage, or storm drainage facilities, or police or fire protection because:
the daycare facility will provide services to only 50 children and such use will
not substantially increase dependence on city services.
6. The Board has reviewed the requirements of Ordinance Z-160, Section 21.3 (1-25) as they relate to this Special
Use, and does not find that those criteria prevent the granting of the Special Use:
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Special Use Docket Number
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 , 199
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
SECRETARY, CarmeUClay Board of Zoning Appeals
Conditions of the Board are listed on the back.
s:Vorms\spuse.app (Petitioner or his representative to sign).
Pail.8 d 8-Special use Appiunon—Reposed 7l25a5
CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL,INDIANA
Docket No.: V—51
Petitioner: (YlarI.I e,r f ?rorntsec To k'ee d ,c,
FINDINGS OF FACT-DEVELOPMENTAL STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
(),.wtc 2Ipext� . Is ► n of avyQ, L i�� 10fy,uterl
( n n c1 itAlie i cu? 4i n>'euh a_od Is Jo-/ I i CCc kj
Qd a.c04- Q I.Pn ISS/CLUI . Thu_ built cQr?d b Il-SS �r Lt tt1�-�-e
tbCt `1,Q5l LTtc. (.1
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:
-1ha5 Iraped t,ULL) b t-e5idertkiQ_Q. In
a p pa ran ce an& Is riot )n iu a I-14 nt at.0 pvCL d t./ 4-0
OftuA e5 1CCh ncrs
3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in tt_
use of the property because:
_ I cdcC 1-14611-0/' c. , • •, J ti 1/ i less
-1.1)6-#1
DECISION
IT IS THEREFORE the decision of the CarmeUClay Board of Zoning Appeals that Developmental 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 , 199
CHAIRPERSON, CarmeUClay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or hi-
representative to sign).
s:\forms1clevstand.app
Page 8 of 8—Developmental Standards Vananae Application—Revised 7!25/95 _
HAMILTON COUNTY, INDIANA
APPLICATION FOR BOARD OF ZONING APPEALS ACTION
SPECIAL USE APPROVAL REQUEST
Fee $450.00
DOCKET NO. DATE RECEIVED:
1) Applicant: Mary Koger, Promises To Keep, Inc.
Address: 10089 Fox Trace, Zionsville, IN 46027
2) ProjectName: Promises To Keep Daycare Center Phone: 873-5777
Engineer/Architect: Stanley Oziacko Phone: 873-5679
Attorney: Brad A. Galbraith Phone: (317) 261-0900
3) Applicant's Status: (Check the appropriate response)
(a) The applicant's name is on the deed to the property
(b) The applicant is the contract purchaser of the property
X (c) Other: Applicant has entered into the attached purchase agreement and
has been granted a limited power of attorney to seek this
4) If Item 3) (c) is checked, please complete the following: special use approval.
Ownerofthepropertyinvolved: Darrell L. Maners and Barbara A. Maners
Owner'saddress: 2150 West 96th St. , Carmel, IN Phone:
5) Record of Ownership:
Deed Book Nollnstrument No. 9237499
Page: N/A Purchase Date: September 24, 1992
6) Common address ofthe propertyinvotved: 2150 West 96th Street, Carmel, IN
Legal description: See attached copy of warranty deed
TaxMapParcelNo.: 9237499
7) StateexplanationofrequestedSpeciai Promises To Keep, Inc. plans to remodel existing
home for use as a daycare/pre—school/speech therapy center.
8) State reasons supporting the Spedal Use: (Additionally,complete the attached question sheet entitled"Findings
of Fact-Spedal Use").
Property is currently an eyesore. Promises To Keep will improve property and
provide daycare services which are desperately needed in this area.
Page 1 d 8—Sos Use Appresnon—Reftlect 7f23195
-.
r
„-
1 0) Present use of the property: residence
11) Size of lot/parcel in question: 1.00 acres acres
12) Describe the proposed use ofthe property: Property will be used as a daycare/preschool/
speech therapy center for 50 children.
13) Is the property: Owner occupied X
Renter occupied
Other
14) Are there any restrictions, laws, covenants, variances, special uses, or appeals filed in connection with this
property that would relate or affect its use for the specific purpose of this application? If yes;give date and
docket number, decision rendered and pertinent explanation.
No.
15) Has work for which this application is being filed already started? If answer is yes, give details:-.
Building Permit Number. N/A
Builder.
16) If proposed special use is granted,when will the work commence? September 1, 1996
17) If the proposed special use is granted, who will operate and/or use the proposed improvement for which this
application has been filed?
Promises To Keep, Inc.
NOTE:
LEGAL NOTICE shall be published in the Noblesville Daily Ledger a MANDATORY twenty-five (25) days prior
to the public hearing date and should be published in the next available publication of the Carmel News-Tribune. The
certified "Proof of Publication" affidavit for both newspapers must be available for inspection the night of the hearing.
LEGAL NOTICE to all adjoining and abutting property owners is also MANDATORY, two methods of notice are
recommended:
1) CERTIFIED MAIL-RETURN RECEIPT REQUESTED sent to adjoining property owners. (The white receipt
should be stamped by the Post Office at least twenty-five (25) days prior to the public hearing date.)
2) HAND DELIVERED to adjoining and abutting property owners(A receipt signed by the adjoining and abutting
property oWner acknowledging the twenty-five (25)day notice should be kept for verification that the notice was
completed)
REALIZE THE BURDEN OF PROOF FOR ALL NOTICES IS THE RESPONSIBILITY OF THE APPLICANT. AGAIN,
THIS TASK MUSTBECOMPLETED AT LEAST TWENTY-FIVE (25) DAYS PRIOR TO"PUBLIC:HEARING DATE.-
Peg'1 at 8-SOS Us.Appeoeon-Awned-7r2Sf9S.
CITY OF CARMEL-CLAY TOWNSHIP
HAMILTON COUNTY, INDIANA
APPLICATION FOR BOARD OF ZONING APPEALS ACTION
DEVELOPMENTAL STANDARDS VARIANCE REQUEST
FEE: $450.00 for the first plus$50.00 for each additional section of the ordinance being vaned.
DOCKET NO. V- SI DATE RECEIVED:
1) Applicant /Vary A-Oq e . Y'rom/5e. 1 k'P p . 1 t��' .
Address: /OOf3qRX Tr ((=: r�svr �1e. , L- ,-1k(7
2) Project Name: P1O/Y/SeS 6Th KEEp ag(a te, Phone: 7 3-e-7 7-7
Engineer/Architect Stalllel/ ,[)Z 1QCkn Phone: 873 " 570 7
Attorney: Brad C/h Phone: 26
3) Applicants Status: (Check the appropriate response)
(a) The applicants name is on the deed to the property
(b) The applicant is the contract purchaser of the property
(c) Other: A ? ' .; a + 94 5 'n -r- yrs ' • • t •
Q 14LemEn-t Q/'li �� i l 1 Orifut 1 a irvIC C1 'J 52ek -1 s VdAte nC-
4) If Itbm 3) (c) is checked, please comOete the following: QPP(c'I
Owner of the property involved: (!h r I5it p)'L.Q r j c n k r)
Owners address: c?l sz 1.3. (36-91 St Cal I ie I , .k-i Phone:
5) Record of Ownership: (� n
Deed Book No./Instrument No. go?3 7'4'99
Page: /dA Purchase date: p-kn'1 L ( k/, Icn
6) Common address of the property involved: ,;?/5?) (3 Q(plA r/i e,i r in
Legal description: &L attCLCA-Cri Cep`1
Tax Map Parcel No.: 9 G 3 7gc(9 "f
7) State explanation of requested Developmental Standards Variance: (State what you want to do and cite the section
number(s) of the Carmel/Clay Zoning Ordinance which applies and/or creates the need for this request).
Pro rn 13-es1 o Keep , -,Ac. p l ares fb I-6C-LOCU-1 eiusfi rt� }DmQ,
t�r LL Q5 a, c ect,u. /ixt sch.BD 1 Ce-07 ,1
Page 1 at 8—Developmental Standards Variance Application—Revised 7/25/95
8) State reasons supporting the Developmental Standards Variance: (Additionally, complete the attached question
sheet entitled "Findings of Fact-Developmental Standards Variance").
)L-t 4 c't IaiC• t ! r td L • 1I'.4L # 1 ac, •
•
P /5 S Hu_pry fivz-f , o5 (_,A11 ���Qss Ll
6cte and pi,e)urcUC fie& serv1CQs ju ij e-Ke pe Cly Iliadic(rn_ flues Q.t_cc _.
9) Present zoning of the property (give exact classification): 5—/ IQ 51CU 2f_1C1.
10) Size of lot/parcel in question: / UGLL. i 2L u U 1�1��1` lit i u (LeIra ,)l') acres
U
11) Present use of the property: I5 i Guff((Q..
12) Describe the proposed use of the property: P(rp{1..0 (,U"Ll l k, US Lt CLS CL c'ilt.l CaA_c/
pr ! ger Cki Id.i a
13) Is the property: Owner occupied
Renter occupied
Other
14) Are there any restrictions, laws, covenants,variances, special uses, or appeals filed in connection with this property
that would relate or affect its use for the specific purpose of this application? If yes, give date and docket number,
decision rendered and pertinent explanation.
AiO
15) Has work for which this application is being filed already started? If answer is yes, give details:
Building Permit Number. AA
Builder.
16) If proposed appeal is granted,when will the work commence?
+?l e • f I
•
17) If the proposed variance is granted, who will operate and/or use the proposed improvement for which this
application has been filed?
i ee{>> 1C�
NOTE:
LEGAL NOTICE shall be published in the Noblesville Daily Ledger a MANDATORY twenty-five (25) days prior to
the public hearing date and should be published in the next available publication of the Carmel News Tribune. The certified
"Proof of Publication" affidavit for both newspapers must be available for inspection the night of the hearing.
LEGAL NOTICE to all adjoining and abutting property owners is also MANDATORY, two methods of notice are
recommended:
1) CERTIFIED MAIL - RETURN RECEIPT REQUESTED sent to adjoining property owners. (The white receipt
should be stamped by the Post Office at least twenty-five (25) days prior to the public hearing date.)
Page 2 of 8—Developmental Standards Vanance Appi,cabon—Revised 7/25/95
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I. THE ORGANIZATION
a. Background
The quality of preschool and daycare in Indiana has recently been under
increased scrutiny. Many parents who have been forced to accept over crowded
and under staffed facilities are re-examining their priorities and are no longer
willing to jepordize their children's future for the sake of a dual income. As the
mother of two young children, I found myself sharing in these parents delima. From
my ever increasing frustration at trying to find a suitable daycare/preschool came
the concept of, "Promises to Keep".
Through my experiences as a speech/language pathologist I know the period
of time from birth to age 5 is one of tremendous developmental growth, the
foundation of all future learning. As a mother, I require a clean, safe and nuturing
environment for my children. The combination of these two perspectives has lead
me to develop the following philosophy for "Promises to Keep".
b. Philosophy
To provide and maintain daycare in a nuturing atmosphere which will
encourage children to build self confidence, satisfy curiosity and develop positive
relationships with peers and adults.
Within this daycare setting, we will establish an age appropriate, language
based preschool with a multi-faceted cirriculum emphasizing language development,
cognition, social, fine and gross motor skills, science and nature, health and safety,
and creative play.
PROMISES TO KEEP
A LANGUAGE-BASED PRE-SCHOOL CENTER
TO BE LOCATED AT 2150 W. 96TH STREET, INDIANAPOLIS, INDIANA 46032
CLAY TOWNSHIP - HAMILTON COUNTY
PROJECT DESCRIPTION:
An existing residence at 2150 W. 96th Street shall be
remodeled and expanded to serve as a pre-school facility for a
maximum capacity of 50 children, infants through 5 years old. The
residence will be fully renovated to include spatial rearrangement,
new heating and air conditioning equipment, new plumbing fixtures
and electrical service and fixtures. Two additions will provide
needed floor area for children's activity areas.
SITE:
The one acre site has frontage on 96th Street in a
predominantly residential neighborhood, with a new residential
subdivision (Bramblewood) being developed adjacent to this
location. A single crushed stone driveway off 96th Street serves
as the entrance to the property. An existing garage/implement
building adjacent to the residence is scheduled for demolition by
the owner prior to the property sale. The area vacated by this
structure will be utilized for staff and visitor parking. The
driveway will be extended to provide a drop-off area for children
at the remodeled building entrance for maximum safety.
UTILITIES :
The residence is presently connected to a municipal water
supply but lacks a sanitary sewer connection. Sanitary sewers are
now available at the adjacent new subdivision, and this project
includes the installation of a sanitary sewer connection.
RESIDENCE:
The existing residence is of brick veneered, wood frame
construction with aluminum windows and asphalt shingled roof. The
house has a partial basement with one internal access stairway but
is single story above grade with a trussed rafter roof structure.
The house is now heated with electric baseboard heaters and air-
conditioned with an overhead ducted cooling system -- except for
two added rooms on the north side of the house which are not
heated. The home has one and one-half bathrooms and a fully
equipped kitchen. Laundry appliances are located in the basement.
The residence includes three bedrooms, living room, two added rooms
on the north side and a large family room which seems to have been
the original garage area. The home is provided with 200 amp
electric service. The family room contains a vented wood-burning
stove.
l
"PROMISES TO KEEP', PRE-SCHOOL/DAY-CARE CENTER
ANTICIPATED VEHICULAR TRAFFIC
BASED UPON A CAPACITY OF 48 CHILDREN AND 8 STAFF MEMBERS,OFF-
STREET PARKING SHALL BE MADE AVAILABLE FOR 48/6 = 8 VISITOR AUTOS
AND 8 STAFF VEHICLES. OPERATING HOURS OF THE DAY-CARE CENTER WILL
EXPERIENCE ARRIVAL OF CHILDREN BY PRIVATE AUTOMOBILES BETWEEN THE
HOURS OF 6: 45 - 8 : 45 A.M. AND DEPARTURES BETWEEN THE HOURS OF
3 :45 - 5 : 45 P.M. WITH SOME ALLOWANCE FOR MULTIPLE CHILD CARRYING
VEHICLES THE NUMBER OF DAILY VISITOR VEHICLES IS ESTIMATED AT 40
DURING EACH OF THE TWO-HOUR INTERVALS. WITH THIS RANGE OF ARRIVAL
-DEPARTURE TIMES THE PROVISION OF EIGHT (8) VISITOR PARKING
SPACES IS CONSIDERED TO BE ADEQUATE AND CONSISTENT WITH THE RATIO
OF 1 SPACE/6 CHILDREN. PARKING SPACES SHALL BE 9 FT. X 20 FT. IN
DIMENSION.
96TH ST. IMPROVEMENTS
THE INDIANAPOLIS DEPT. OF CAPITAL ASSET MANAGEMENT REPORTS NO
IMMEDIATE PLANS TO IMPROVE OR WIDEN W. 96TH ST. ,ALTHOUGH A 100
FT. RIGHT-OF-WAY IS MAINTAINED FOR SUCH FUTURE NEED.
THERE ARE NO EXISTING SIDEWALKS ALONG 96TH ST. EXCEPT FOR A
SMALL SECTION AT AN ADJACENT NEW SUBDIVISION. WITH THE FUTURE
NEED TO WIDEN 96TH ST. ,SUCH SIDEWALKS WOULD BE PREMATURE TO
INSTALL AND THEREFORE NOT PLANNED AT THIS TIME.