HomeMy WebLinkAboutFindings of FactFINDINGS OF FACT - USE VARIANCE
CARMEL BOARD OF ZONING APPEALS
Docket No.: 19090019UV
Petitioner: Willow Haven Senior Homes LLC
1. The grant of this variance will not be contrary to the public interest, due to the existence of special condition(s)
such that enforcement of the Unified Development Ordinance will result in unnecessary hardship because:
the proposed Memory Care Home will be a residential home similar in appearance and purpose to the homes
in the surrounding area and because the Memory Care Home will complement the architectural styles of other
homes in the surrounding area.
2. The grant of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
given the aging of residents in the community, the community is in need of and will benefit from a residential
memory care facility designed to integrate into and be part of the community.
3. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse
manner because:
a. the Memory Care Home has been designed to appear similar to nearby single-family homes,
b. the Memory Care Home will be surrounded by landscaping and buffers, thereby blocking the view of the
Memory Care Home on all but the street side of the Property,
c. the Memory Care Home serves a similar purpose, namely residential housing, as surrounding properties
and will appear from the street side to be a single-family home,
d. there currently exists an older residential structure on the property, which will be replaced by a better and
more valuable residential structure, and
e. the Memory Care Home and surrounding gardens, landscaping and grounds have been designed to
minimize any drainage issues resulting from the improvements and variances.
4. The need for the variance arises from a natural condition peculiar to the subject property because:
the current zoning does not permit a memory care home for more than 10 persons and the Memory Care Home
requires 12 residents in order to be financially viable and sound. S1 is the zone for single homes built on 1 acre
of land. This lot is 1.28 acres. The number and availability of 1+ acre sites are relatively few in this area. This
particular location is well suited for this type of home because it is in an area of Carmel that is accessible within
a short drive to Carmel, Westfield and Zionsville residents. We would like to see Carmel families stay in
Carmel and invite the Zionsville and Westfield families to place the parents in the Care of a Carmel home.
5. The granting of this variance does not substantially interfere with the Carmel Comprehensive Plan because:
the Memory Care Home has been designed to appear similar to nearby single-family homes and will also serve
as a residential home. The Comprehensive plan of this particular area "Estate Residential" is directly on point
with our business model - "designed for residential housing opportunities for people who desire large residential
lots, enjoy secluded living, or prefer living integrally with nature and who require minimum city conveniences."
Precisely what we desire to provide our residents.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Use Variance Docket No.
19090019UV 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 _.
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CHAIRPERSON, Carmel Board of Zoning Appeals
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SECRETARY, Carmel Board of Zoning Appeals