HomeMy WebLinkAboutPacket for BZA 01-24-2212/27/2021
Board of Zoning Appeals
City of Carmel
1 Civic Square, 3rd Floor
Carmel, IN 46032
RE: 10216 N Michigan Road Daycare Development
Dear Board,
Thank you for taking the time to review these zoning variances that we’re requesting as a part of the
new daycare development at 10216 N Michigan Road. This is a proposed new 10,700 SF daycare facility
within West Carmel Commons, just to the west and behind the Outback Steakhouse and First Merchants
Bank. The operator of the facility is Guidepost Montessori, a national daycare operator with over 90 schools
across the country, and we are a preferred developer with Guidepost. Personally, I am a Indiana native,
having grown up nearby in Fishers and am excited to be back in Indy with a project. We also have projects
under construction or under contract near Geist, in Westfield, and in Fishers.
Statement of Variance: As a part of the design of the project, we are requesting 3 variances for the
project, two of which deal with the functionality of the rear playground area of the project (reduced
plantings in buffer yards and rear building offset), and one related to the minimum building height.
Statement of Support: We believe approving these variances allows us to best provide a functioning
daycare environment for the outdoor greenspace by not cutting into the minimal greenspace we have on
the rear of the facade. Both the landscaping and offset variance are not visible to the street or public and is
necessary for an effective outdoor playground for the daycare on a tight rear site. We are proposing no rear
offset, whereas the requirement is an 8’ offset. The reduced plantings in the rear are to allow for us to place
a playground in the rear of the building (or the west side), as well as to the north. To the west of the
building is the rear detention pond and to the north is a series of industrial buildings.
The height variance is one that we are proposing a building that is 20' tall from the typical way in
which it is measured (to the top of the roof), but the UDO definition would require us to slope our roof very
high with no use for all that additional height, causing additional cost with no meaningful benefit as this is
not a building that is visible on any main thoroughfare. We are proposing a height per the UDO that is 16’-
4.25”, not 20’ mean height.
Sincerely,
Chris Horney
Murphy Development Group
Managing Director
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DESCRIPTIONDATENOREVISION RECORDDATE:DWG SCALE:DRAWN BY:CHECKED BY:APPROVED BY:PROJECT NO:SHEET OF
DRAWING NO.:313-863NOVEMBER 10, 2021DRAFTDRAFTGLOBAL POWER ANDCONSTRUCTION, INC.HIGHER GROUND EDUCATION CARMEL10216 N. MICHIGAN ROADCARMEL, INDIANA 46032REFERENCE 530 E. Ohio Street · Suite G - Indianapolis, IN 46204317-655-7777 · 877-746-0749 www.cecinc.comNORTH
ADDITIONAL CITY OF CARMEL NOTES:
GENERAL NOTES:
GENERAL SITE LAYOUT NOTES:JCB1" = 20'SITE LAYOUT PLANC200
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DWREF.SM.REFREF.WHADC21B800 SFCHILDRENSHOUSE (20)FUTURE TODDLER FUTURE TODDLER FUTURE TODDLER FUTURE TODDLER CLASSROOM (10 CLASSROOM (10 CLASSROOM (10 CLASSROOM (10 STUDENTS)STUDENTS)STUDENTS)STUDENTS)RTU PLATFORM RTU PLATFORM RTU PLATFORM RTU PLATFORM ABOVEABOVEABOVEABOVECHILD CHILD CHILD CHILD SINK, TYP.SINK, TYP.SINK, TYP.SINK, TYP.HALFHALFHALFHALF----SIZE SIZE SIZE SIZE FRIDGEFRIDGEFRIDGEFRIDGEFUTURE TODDLER FUTURE TODDLER FUTURE TODDLER FUTURE TODDLER CLASSROOM CLASSROOM CLASSROOM CLASSROOM (10 STUDENTS)(10 STUDENTS)(10 STUDENTS)(10 STUDENTS)WIRE WIRE WIRE WIRE SHELVESSHELVESSHELVESSHELVESFULL SIZE FULL SIZE FULL SIZE FULL SIZE FRIDGEFRIDGEFRIDGEFRIDGE21 SFELECT.49 SFTOILET47 SFTOILET1.11.918' - 0"18' - 0"18' - 0"18' - 0"6' - 0"6' - 0"6' - 0"6' - 0"4' - 8"4' - 8"4' - 8"4' - 8"3' - 4"3' - 4"3' - 4"3' - 4"22' - 0"22' - 0"22' - 0"22' - 0"6' - 0"6' - 0"6' - 0"6' - 0"8' - 0"8' - 0"8' - 0"8' - 0"6' - 0"6' - 0"6' - 0"6' - 0"6' - 0"6' - 0"6' - 0"6' - 0"5' - 4"5' - 4"5' - 4"5' - 4"3' - 4"3' - 4"3' - 4"3' - 4"5' - 4"5' - 4"5' - 4"5' - 4"6' - 0"6' - 0"6' - 0"6' - 0"5' - 4"5' - 4"5' - 4"5' - 4"3' - 4"3' - 4"3' - 4"3' - 4"1' - 4"1' - 4"1' - 4"1' - 4"3' - 4"3' - 4"3' - 4"3' - 4"5' - 4"5' - 4"5' - 4"5' - 4"6' - 0"6' - 0"6' - 0"6' - 0"7' - 4"7' - 4"7' - 4"7' - 4"3' - 4"3' - 4"3' - 4"3' - 4"8' - 2"8' - 2"8' - 2"8' - 2"6' - 0"6' - 0"6' - 0"6' - 0"18' - 6"18' - 6"18' - 6"18' - 6"6' - 0"6' - 0"6' - 0"6' - 0"5' - 4"5' - 4"5' - 4"5' - 4"3' - 4"3' - 4"3' - 4"3' - 4"5' - 4"5' - 4"5' - 4"5' - 4"3' - 4"3' - 4"3' - 4"3' - 4"5' - 4"5' - 4"5' - 4"5' - 4"6' - 0"6' - 0"6' - 0"6' - 0"22' - 4"22' - 4"22' - 4"22' - 4"10' - 8"10' - 8"10' - 8"10' - 8"3' - 4"3' - 4"3' - 4"3' - 4"15' - 6"15' - 6"15' - 6"15' - 6"9' - 0"9' - 0"9' - 0"9' - 0"14' - 10"14' - 10"14' - 10"14' - 10"6' - 0"6' - 0"6' - 0"6' - 0"8' - 8"8' - 8"8' - 8"8' - 8"17' - 4"17' - 4"17' - 4"17' - 4"3' - 4"3' - 4"3' - 4"3' - 4"5' - 0"5' - 0"5' - 0"5' - 0"6' - 0"6' - 0"6' - 0"6' - 0"3' - 0"3' - 0"3' - 0"3' - 0"5' - 4"5' - 4"5' - 4"5' - 4"9' - 4"9' - 4"9' - 4"9' - 4"5' - 4"5' - 4"5' - 4"5' - 4"9' - 4"9' - 4"9' - 4"9' - 4"9' - 0"9' - 0"9' - 0"9' - 0"11' - 0"11' - 0"11' - 0"11' - 0"9' - 0"9' - 0"9' - 0"9' - 0"9' - 4"9' - 4"9' - 4"9' - 4"5' - 6"5' - 6"5' - 6"5' - 6"9' - 0"9' - 0"9' - 0"9' - 0"5' - 6"5' - 6"5' - 6"5' - 6"6' - 4"6' - 4"6' - 4"6' - 4"9' - 0"9' - 0"9' - 0"9' - 0"19' - 4"19' - 4"19' - 4"19' - 4"820 SFCHILDRENSHOUSE (20)903 SFCHILDRENSHOUSE (20)801 SFCHILDRENSHOUSE (20)800 SFCHILDRENSHOUSE (20)771 SFGMA575 SFINFANT (8)575 SFTODDLER(10)575 SFYOUNGTODDLER(10)575 SFTODDLER(10)47 SFTOILET47 SFTOILET329 SFRECEPT. /WAITING120 SFVEST.111 SFOFFICE59 SFLAUN./JAN.46 SFTOILET46 SFTOILET10 SFIT68 SFSTORAGE182 SFSTAFFROOM157 SFKITCHEN123 SFSPRINKL./ELECT111 SFOFFICE/STAFFPREP54 SFTOILET54 SFTOILET47 SFTOILET49 SFTOILET15 SFCLO.54 SFTOILET68' - 0"68' - 0"68' - 0"68' - 0"157' - 0"157' - 0"157' - 0"157' - 0"34' - 8"34' - 8"34' - 8"34' - 8"20' - 0"20' - 0"20' - 0"20' - 0"47' - 8"47' - 8"47' - 8"47' - 8"20' - 0"20' - 0"20' - 0"20' - 0"34' - 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1 1/4"5' - 1 1/4"5' - 1 1/4"5' - 1 1/4"5' - 1 1/4"7' - 8 1/2"7' - 8 1/2"7' - 8 1/2"7' - 8 1/2"7' - 3 3/8"7' - 3 3/8"7' - 3 3/8"7' - 3 3/8"7' - 0"7' - 0"7' - 0"7' - 0"2' - 8"2' - 8"2' - 8"2' - 8"2' - 8"2' - 8"2' - 8"2' - 8"0"0"0"0"9' - 1 3/4"9' - 1 3/4"9' - 1 3/4"9' - 1 3/4"157' - 0"157' - 0"157' - 0"157' - 0"8' - 0"8' - 0"8' - 0"8' - 0"MGN CONSULTINGENGINEERS, INC.635 BUTTERFIELD ROADSUITE #310OAKBROOK TERRACE, IL 60181PHONE (630) 627-6078WWW.MGN.ENGINEERINGDESIGN FIRM #184001114-0002INFO@ALLENPEPA.COMTEL: (630) 578-1105215 FULTON ST., GENEVA, IL 60134PROJECT NO.DRAWN BYCHECKED BYSHEETSchematic Design:Design DevelopmentBidding:Permit:POST BID/PERMIT REVISIONS:ISSUE DATE:ALLEN+PEPA COPYRIGHTALLENPEPAA R C H I T E C T S11/2/2021 11:29:37 PMC:\Users\Amanda Kerner\Documents\21-014 Higher Ground Carmel_akernerK6S8R(Recovery).rvtFLOOR PLANHIGHER GROUND CARMELCARMEL, IN 46033SD 11/2/21 (NFC)A-121-021AKEPOF 3111/2/2111/2/2101 - CLASSROOM OCCUPANCYNAME NO.OCCUPANTLOADFACTORACTUALALLOWABLEOCCUPANTREQUIREDAREAAREA# STUDENTS(ENROLLMENT)TODDLER (10) 113 35 575 SF 10 16.4 350 SFTODDLER (10) 115 35 575 SF 10 16.4 350 SFYOUNG TODDLER (10) 117 35 575 SF 10 16.4 350 SFCHILDRENS HOUSE (20) 119 35 801 SF 20 22.9 700 SFCHILDRENS HOUSE (20) 122 35 800 SF 20 22.9 700 SFGMA 124 35 771 SF 0 22.0 0 SFINFANT (8) 126 55 575 SF 8 10.5 440 SFCHILDRENS HOUSE (20) 128 35 800 SF 20 22.9 700 SFCHILDRENS HOUSE (20) 130 35 820 SF 20 23.4 700 SFCHILDRENS HOUSE (20) 132 35 903 SF 20 25.8 700 SFTOTAL7,195 SF 138 199.6 4,990 SF3/16" = 1'-0"2FIRST FLOOR PLANNo. Date Description
01 FIRST FLOOR0"B/ FOOTING-3' -6"02 T/ PLATE10' -3"STONE 1 STONE 1 STONE 1 STONE 1 WAINSCOT & WAINSCOT & WAINSCOT & WAINSCOT & CORNERSCORNERSCORNERSCORNERSARCHITECTURAL ARCHITECTURAL ARCHITECTURAL ARCHITECTURAL SHINGLESSHINGLESSHINGLESSHINGLES21RIDGE & HIP RIDGE & HIP RIDGE & HIP RIDGE & HIP VENTING, TYP.VENTING, TYP.VENTING, TYP.VENTING, TYP.ICE & WATER ICE & WATER ICE & WATER ICE & WATER SHIELD, MIN. 24" SHIELD, MIN. 24" SHIELD, MIN. 24" SHIELD, MIN. 24" FROM INSIDE FACE FROM INSIDE FACE FROM INSIDE FACE FROM INSIDE FACE OF EXT. WALL, TYP.OF EXT. WALL, TYP.OF EXT. WALL, TYP.OF EXT. WALL, TYP.BRICK 1BRICK 1BRICK 1BRICK 1SMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL WINDOWS & DOORSWINDOWS & DOORSWINDOWS & DOORSWINDOWS & DOORSMECH PLATFORM MECH PLATFORM MECH PLATFORM MECH PLATFORM FOR RTUSFOR RTUSFOR RTUSFOR RTUSAPPROX. LOCATION APPROX. LOCATION APPROX. LOCATION APPROX. LOCATION OF RTUSOF RTUSOF RTUSOF RTUSALUM. COPINGALUM. COPINGALUM. COPINGALUM. COPING1.11.9STONE 1 @ STONE 1 @ STONE 1 @ STONE 1 @ ENTRY BUMPOUTENTRY BUMPOUTENTRY BUMPOUTENTRY BUMPOUTLIMESTONE LIMESTONE LIMESTONE LIMESTONE SILLSILLSILLSILLHARDIE BOARD HARDIE BOARD HARDIE BOARD HARDIE BOARD SIDINGSIDINGSIDINGSIDING17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"21' - 1 1/2"21' - 1 1/2"21' - 1 1/2"21' - 1 1/2"21' - 10 3/4"21' - 10 3/4"21' - 10 3/4"21' - 10 3/4"ROOF HATCHROOF HATCHROOF HATCHROOF HATCH7" 12"7" 12"STONE SILL, TYP.STONE SILL, TYP.STONE SILL, TYP.STONE SILL, TYP.13' - 10"1' - 6" TYP.1' - 6" TYP.1' - 6" TYP.1' - 6" TYP.5" 12"5" 12"16' - 4 1/4"16' - 4 1/4"16' - 4 1/4"16' - 4 1/4"17' - 6 3/8"17' - 6 3/8"17' - 6 3/8"17' - 6 3/8"7" 12"TUSCAN TUSCAN TUSCAN TUSCAN COLUMNSCOLUMNSCOLUMNSCOLUMNSSTONE STONE STONE STONE HEADERHEADERHEADERHEADER7' - 0"7' - 0"7' - 0"7' - 0"01 FIRST FLOOR0"B/ FOOTING-3' -6"02 T/ PLATE10' -3"BRICK 1BRICK 1BRICK 1BRICK 1STONE 1 STONE 1 STONE 1 STONE 1 WAINSCOT & WAINSCOT & WAINSCOT & WAINSCOT & CORNERSCORNERSCORNERSCORNERSCASEMENT VINYL CASEMENT VINYL CASEMENT VINYL CASEMENT VINYL WINDOWS, TYP.WINDOWS, TYP.WINDOWS, TYP.WINDOWS, TYP.ARCHITECTURAL ARCHITECTURAL ARCHITECTURAL ARCHITECTURAL SHINGLESSHINGLESSHINGLESSHINGLESADCLIMESTONE LIMESTONE LIMESTONE LIMESTONE SILLSILLSILLSILLSOLDIER COURSE SOLDIER COURSE SOLDIER COURSE SOLDIER COURSE (BRICK 1)(BRICK 1)(BRICK 1)(BRICK 1)MECH PLATFORM MECH PLATFORM MECH PLATFORM MECH PLATFORM FOR RTUSFOR RTUSFOR RTUSFOR RTUSAPPROX. LOCATION APPROX. LOCATION APPROX. LOCATION APPROX. LOCATION OF RTUSOF RTUSOF RTUSOF RTUSBSMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL WINDOWS & DOORSWINDOWS & DOORSWINDOWS & DOORSWINDOWS & DOORSALUM. ALUM. ALUM. ALUM. COPINGCOPINGCOPINGCOPINGJACK ARCH W/ STONE JACK ARCH W/ STONE JACK ARCH W/ STONE JACK ARCH W/ STONE AROUND OPENINGAROUND OPENINGAROUND OPENINGAROUND OPENING17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"7" 12"2' - 6"2' - 6"2' - 6"2' - 6"1' - 6" TYP.1' - 6" TYP.1' - 6" TYP.1' - 6" TYP.5" 12"7" 12"HARDIE BOARD HARDIE BOARD HARDIE BOARD HARDIE BOARD HORIZ. SIDINGHORIZ. SIDINGHORIZ. SIDINGHORIZ. SIDING01 FIRST FLOOR0"B/ FOOTING-3' -6"02 T/ PLATE10' -3"STONE 1 STONE 1 STONE 1 STONE 1 WAINSCOT WAINSCOT WAINSCOT WAINSCOT & CORNER& CORNER& CORNER& CORNERCASEMENT VINYL CASEMENT VINYL CASEMENT VINYL CASEMENT VINYL WINDOWS, TYP.WINDOWS, TYP.WINDOWS, TYP.WINDOWS, TYP.ARCHITECTURAL ARCHITECTURAL ARCHITECTURAL ARCHITECTURAL SHINGLESSHINGLESSHINGLESSHINGLESMECH PLATFORM MECH PLATFORM MECH PLATFORM MECH PLATFORM FOR RTUSFOR RTUSFOR RTUSFOR RTUS21LIMESTONE LIMESTONE LIMESTONE LIMESTONE SILLSILLSILLSILLSOLDIER SOLDIER SOLDIER SOLDIER COURSE COURSE COURSE COURSE (BRICK 1)(BRICK 1)(BRICK 1)(BRICK 1)APPROX. LOCATION APPROX. LOCATION APPROX. LOCATION APPROX. LOCATION OF RTUSOF RTUSOF RTUSOF RTUSSMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL WINDOWS & DOORSWINDOWS & DOORSWINDOWS & DOORSWINDOWS & DOORSALUM. ALUM. ALUM. ALUM. COPINGCOPINGCOPINGCOPING1.11.9TPO FLAT TPO FLAT TPO FLAT TPO FLAT ROOF AREAROOF AREAROOF AREAROOF AREATPO FLAT TPO FLAT TPO FLAT TPO FLAT ROOF AREAROOF AREAROOF AREAROOF AREABRICK 1BRICK 1BRICK 1BRICK 19' - 0"9' - 0"9' - 0"9' - 0"2' - 6"2' - 6"2' - 6"2' - 6"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"ROOF HATCHROOF HATCHROOF HATCHROOF HATCHROOF VENTSROOF VENTSROOF VENTSROOF VENTSSTONE SILL, TYP.STONE SILL, TYP.STONE SILL, TYP.STONE SILL, TYP.1' - 6" TYP.1' - 6" TYP.1' - 6" TYP.1' - 6" TYP.5" 12"5" 12"01 FIRST FLOOR0"B/ FOOTING-3' -6"02 T/ PLATE10' -3"BRICK 1BRICK 1BRICK 1BRICK 1STONE 1 WAINSCOT STONE 1 WAINSCOT STONE 1 WAINSCOT STONE 1 WAINSCOT & CORNERS& CORNERS& CORNERS& CORNERSCASEMENT VINYL CASEMENT VINYL CASEMENT VINYL CASEMENT VINYL WINDOWS, TYP.WINDOWS, TYP.WINDOWS, TYP.WINDOWS, TYP.ARCHITECTURAL ARCHITECTURAL ARCHITECTURAL ARCHITECTURAL SHINGLESSHINGLESSHINGLESSHINGLESADCMECH PLATFORM MECH PLATFORM MECH PLATFORM MECH PLATFORM FOR RTUSFOR RTUSFOR RTUSFOR RTUSSOLDIER COURSE SOLDIER COURSE SOLDIER COURSE SOLDIER COURSE (BRICK 1)(BRICK 1)(BRICK 1)(BRICK 1)APPROX. LOCATION APPROX. LOCATION APPROX. LOCATION APPROX. LOCATION OF RTUSOF RTUSOF RTUSOF RTUSBLIMESTONE LIMESTONE LIMESTONE LIMESTONE SILLSILLSILLSILLSMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ SMOOTH FLAT ARCH W/ KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL KEYSTONE ABOVE ALL WINDOWS & DOORSWINDOWS & DOORSWINDOWS & DOORSWINDOWS & DOORSCOPINGCOPINGCOPINGCOPING17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"21' - 1 1/2"21' - 1 1/2"21' - 1 1/2"21' - 1 1/2"HARDIE BOARD HARDIE BOARD HARDIE BOARD HARDIE BOARD HORIZ. SIDINGHORIZ. SIDINGHORIZ. SIDINGHORIZ. SIDING7" 12"5" 12"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"17' - 6 1/2"1' - 6" TYP.1' - 6" TYP.1' - 6" TYP.1' - 6" TYP.7" 12"HARDIE BOARD SIDING: HARDIE BOARD SIDING: HARDIE BOARD SIDING: HARDIE BOARD SIDING: LAP SIDING, TEXTUREDLAP SIDING, TEXTUREDLAP SIDING, TEXTUREDLAP SIDING, TEXTUREDSEE HARDIE BOARD SIDING PAINT FOR COLORSEE HARDIE BOARD SIDING PAINT FOR COLORSEE HARDIE BOARD SIDING PAINT FOR COLORSEE HARDIE BOARD SIDING PAINT FOR COLORARCHITECTURAL SHINGLES:ARCHITECTURAL SHINGLES:ARCHITECTURAL SHINGLES:ARCHITECTURAL SHINGLES:CERTAINTEED LANDMARK CERTAINTEED LANDMARK CERTAINTEED LANDMARK CERTAINTEED LANDMARK GEORGETOWN GRAYGEORGETOWN GRAYGEORGETOWN GRAYGEORGETOWN GRAYTRIM PAINT: TRIM PAINT: TRIM PAINT: TRIM PAINT: SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS EXTRA WHITE SW7006EXTRA WHITE SW7006EXTRA WHITE SW7006EXTRA WHITE SW7006STONE 1: STONE 1: STONE 1: STONE 1: LAFARGE FOX RIVER DECORATIVE STONELAFARGE FOX RIVER DECORATIVE STONELAFARGE FOX RIVER DECORATIVE STONELAFARGE FOX RIVER DECORATIVE STONECUSTOM COUNTRY BLEND STONECUSTOM COUNTRY BLEND STONECUSTOM COUNTRY BLEND STONECUSTOM COUNTRY BLEND STONEBRICK 1:BRICK 1:BRICK 1:BRICK 1:GLEN GERYGLEN GERYGLEN GERYGLEN GERYAUTUMN HAZEAUTUMN HAZEAUTUMN HAZEAUTUMN HAZEHARDIE BOARD SIDING PAINT: HARDIE BOARD SIDING PAINT: HARDIE BOARD SIDING PAINT: HARDIE BOARD SIDING PAINT: SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS SHERWIN WILLIAMS SAMOVAR SILVER SW6223SAMOVAR SILVER SW6223SAMOVAR SILVER SW6223SAMOVAR SILVER SW6223MGN CONSULTINGENGINEERS, INC.635 BUTTERFIELD ROADSUITE #310OAKBROOK TERRACE, IL 60181PHONE (630) 627-6078WWW.MGN.ENGINEERINGDESIGN FIRM #184001114-0002INFO@ALLENPEPA.COMTEL: (630) 578-1105215 FULTON ST., GENEVA, IL 60134PROJECT NO.DRAWN BYCHECKED BYSHEETSchematic Design:Design DevelopmentBidding:Permit:POST BID/PERMIT REVISIONS:ISSUE DATE:ALLEN+PEPA COPYRIGHTALLENPEPAA R C H I T E C T S11/2/2021 11:29:42 PMC:\Users\Amanda Kerner\Documents\21-014 Higher Ground Carmel_akernerK6S8R(Recovery).rvtEXTERIORELEVATIONSHIGHER GROUND CARMELCARMEL, IN 46033SD 11/2/21 (NFC)A2-121-021AKEPOF 3211/2/2111/2/211/8" = 1'-0"4EAST ELEVATION1/8" = 1'-0"3SOUTH ELEVATION1/8" = 1'-0"1WEST ELEVATION1/8" = 1'-0"2NORTH ELEVATIONELEVATION MATERIAL CALCULATIONSBRICK / STONEBRICK / STONEBRICK / STONEBRICK / STONE= 5,055 SF= 5,055 SF= 5,055 SF= 5,055 SFSIDINGSIDINGSIDINGSIDING====271 SF271 SF271 SF271 SFTOTALTOTALTOTALTOTAL= 5,326 SF= 5,326 SF= 5,326 SF= 5,326 SFPERCENTAGE OF SIDING = (271 SF / 5,055 SF) * 100 = 5.09% < 10% : OKAYPERCENTAGE OF SIDING = (271 SF / 5,055 SF) * 100 = 5.09% < 10% : OKAYPERCENTAGE OF SIDING = (271 SF / 5,055 SF) * 100 = 5.09% < 10% : OKAYPERCENTAGE OF SIDING = (271 SF / 5,055 SF) * 100 = 5.09% < 10% : OKAYNo. Date Description
12' - 0"12' - 0"12' - 0"12' - 0"16' - 0"16' - 0"16' - 0"16' - 0"2' - 0"2' - 0"2' - 0"2' - 0"12' - 0"12' - 0"12' - 0"12' - 0"2' - 0"2' - 0"2' - 0"2' - 0"EQEQEQEQEQEQEQEQAPRONAPRONAPRONAPRON3' - 0"3' - 0"3' - 0"3' - 0"4" CONC. SLAB ON 4" CONC. SLAB ON 4" CONC. SLAB ON 4" CONC. SLAB ON GRADE, BROOM FINISH, GRADE, BROOM FINISH, GRADE, BROOM FINISH, GRADE, BROOM FINISH, SLOPE 1/4" PER FTSLOPE 1/4" PER FTSLOPE 1/4" PER FTSLOPE 1/4" PER FT2' - 0"2' - 0"2' - 0"2' - 0"3' - 0"3' - 0"3' - 0"3' - 0"7' - 0"7' - 0"7' - 0"7' - 0"A2-23A2-22A2-24.A2-24CEDAR CEDAR CEDAR CEDAR SINGLE SINGLE SINGLE SINGLE DOORDOORDOORDOOR2' - 6"2' - 6"2' - 6"2' - 6"4' - 6"4' - 6"4' - 6"4' - 6"7' - 0"7' - 0"7' - 0"7' - 0"2' - 0"2' - 0"2' - 0"2' - 0"3' - 0"3' - 0"3' - 0"3' - 0"7' - 0"7' - 0"7' - 0"7' - 0"CEDAR DBL. CEDAR DBL. CEDAR DBL. CEDAR DBL. DOORDOORDOORDOOR2' - 0"2' - 0"2' - 0"2' - 0"12' - 0"12' - 0"12' - 0"12' - 0"2' - 0"2' - 0"2' - 0"2' - 0"2' - 6"2' - 6"2' - 6"2' - 6"....7' 7' 7' 7' ----0"0"0"0"01 FIRST FLOOR0"7' - 0"7' - 0"7' - 0"7' - 0"2' - 6"2' - 6"2' - 6"2' - 6"4' - 6"4' - 6"4' - 6"4' - 6"BRICK 1BRICK 1BRICK 1BRICK 1STONE 1 STONE 1 STONE 1 STONE 1 WAINSCOTWAINSCOTWAINSCOTWAINSCOTLIMESTONE LIMESTONE LIMESTONE LIMESTONE SILLSILLSILLSILLSTONE CAPSTONE CAPSTONE CAPSTONE CAP4' - 6"4' - 6"4' - 6"4' - 6"BRICK 1BRICK 1BRICK 1BRICK 1STONE 1 STONE 1 STONE 1 STONE 1 WAINSCOTWAINSCOTWAINSCOTWAINSCOTLIMESTONE LIMESTONE LIMESTONE LIMESTONE SILLSILLSILLSILLSTONE CAPSTONE CAPSTONE CAPSTONE CAPMGN CONSULTINGENGINEERS, INC.635 BUTTERFIELD ROADSUITE #310OAKBROOK TERRACE, IL 60181PHONE (630) 627-6078WWW.MGN.ENGINEERINGDESIGN FIRM #184001114-0002INFO@ALLENPEPA.COMTEL: (630) 578-1105215 FULTON ST., GENEVA, IL 60134PROJECT NO.DRAWN BYCHECKED BYSHEETSchematic Design:Design DevelopmentBidding:Permit:POST BID/PERMIT REVISIONS:ISSUE DATE:ALLEN+PEPA COPYRIGHTALLENPEPAA R C H I T E C T S11/2/2021 11:29:38 PMC:\Users\Amanda Kerner\Documents\21-014 Higher Ground Carmel_akernerK6S8R(Recovery).rvtRENDERING &TRASHENCLOSUREHIGHER GROUND CARMELCARMEL, IN 46033SD 11/2/21 (NFC)A2-221-021AKEPOF 3311/2/2111/2/211/4" = 1'-0"1DUMPSTER ENCL. PLAN1/4" = 1'-0"3DUMPSTER ELEV. - SIDE1/4" = 1'-0"2DUMPSTER ELEV. - FRONT1/4" = 1'-0"4DUMPSTER ELEV. - SIDE 21/4" = 1'-0"4.DUMPSTER ELEV. - BACKNo. Date Description
1" = 20' Scale:11/2/2021Date:03Revision #:01Phil RauschHigher Ground, Carmel, INLandscape Plan:Hanson LandscapeLandscape Design by:NORTHTREE PLANTINGTREE PLANTINGLegendQtyBotanical NameCommon NameSizeperennialsCA 4Calamagrostis acutiflora 'Karl Foerster'Karl Foerster Feather Reed Grass1 Gal.rd8Rosa 'Drift Red'Little Quickfire Hydrangea hl24Hydrangea paniculata 'Little Quickfire'RED DRIFT ROSE3 Gal.Sj20Spirea japonica 'Double Play Red'DOUBLE PLAY RED SPIREA3 gal.sp21Syringa patula 'Miss Kim'Miss Kim Lilac18"Evergreen ShrubBG15Buxus 'Green Velvet'Green Velvet Boxwood15"Deciduous TreeEvergreen Treeto10Thuja occidentalis 'Smaragd'EMERALD GREEN ARBORVITAE6'18"gt12Gleditsia triacanthos 'Skyline'Skyline Locust2.5"co5Celtis occidentalisCOMMON HACKBERRY2.5"9qm2Quercus macrocarpaBUR OAK2.5"cc2Cercis canadensisEastern Redbud2"ab6' m.s.Amelanchier 'Autumn Brilliance'Autumn Brilliance ServiceberryDeciduous ShrubHS8Hemerocallis 'Stella de 'Oro'Stella de Oro Daylily1 Gal.ra28Ribes alpinumALPINE CURRANT18"srSyringa reticulataJapanese Tree Lilac2"2VD21Viburnum dentatum 'Blue Muffin'Blue Muffin Viburnum24"JC17Juniperus chinensis 'Kallay's Compact'Kallay's Compact Pfitzer Juniper5 Gal.PC16Panicum virgatum 'Cheyenne Sky'Cheyenne Sky Switch Grass1 Gal.8upUlmus 'Pioneer''PIONEER ELM 2.5"lsLiquidambar styracifluaAMERICAN SWEET GUM42.5"Limelight Hydrangea ht32Hydrangea paniculata 'Limelight'18"4848SHRUB PLANTINGSHRUB PLANTINGFinish grade.4-CO5-GTote1.Spaingaie depending onplantpeieee plant lit.2.emoe plati plantingontaineeoe planting.eae toeep teootytem intat.PERENNIAL / grass PLANTINGote1.Spaingaie depending onplantpeieee plant lit.2.emoe plati plantingontaineeoe planting.eae toeep teootytem intat.PERENNIAL / grass PLANTINGPerennials1/3 Sand1/3 topsoil2" layer mushroom compostfinish gradeplanting mix:1/3 mushroom compost9-QM21-VD10-TO2-SRCCCC4+4-HS8+8-PC8-RD8+12-SJ3+5+3-SP5+5-JC7-JC2-AB8-HL4-BG2+2+2+2+8-HL3+3+3+2-BG2+2-CA13-RA15-RAturfturfturfturfturfturfturfturfturf2-CO4+4+4-HT2-UP10+10-HT2-UP6-COturfUP4-LSUPUP34 FT.54 FT.35 FT.30 FT.CHILDRENS 2-5 YRS PLAY AREATODDLER PLAY AREARemove trunk wrapif necessary.Remove all wire baskets,twine and burlap.Before tree is in the hole,remove bottom of basketcutting horizontally.After tree is in the hole,remove rest of basketcutting vertically.Backfill using existing soil.Water thoroughly toeliminate air pockets.Add 1-2 inches ofhardwood mulch.Keep mulch 3 inchesfrom trunk.Remove tags andlabels.Prune only dead orbroken branches ordouble leaders.Stake treeif necessary.Remove excess soilto locate and exposeroot flare.Root flare should be1-2 inches abovefinish grade.LEAVE SOIL UNDER ROOT BALLUNDISTURBED TO HELP SUPPORT ITAND REDUCE SETTLING.hole to be 1 1/2 - 2 TIMES BALL DIAMETERRemove any containeror twine and burlapBackfill using existing soil.Water thoroughly toeliminate air pockets.Add 1-2 inches ofhardwood mulch.Keep mulch 3 inchesfrom trunk.Remove tags andlabels.Prune only dead orbroken branches ordouble leaders.hole to be 1 1/2 - 2 TIMES BALL DIAMETERLEAVE SOIL UNDER ROOT BALLUNDISTURBED TO HELP SUPPORT ITAND REDUCE SETTLING.Finish grade.Remove excess soilto locate and exposeroot flare.Root flare should be1-2 inches abovefinish grade.10-SP
HIGHER GROUNDSITE LIGHTINGCARMEL, INDesignerD. MIROWDate11/03/2021ScaleScale as shownDrawing No.Summary0.10.10.10.20.20.20.20.30.30.30.30.40.40.40.50.40.40.40.40.30.30.30.30.30.20.20.10.10.10.10.20.20.30.30.40.40.40.50.50.50.50.60.70.70.70.60.60.60.60.50.50.40.40.30.20.20.10.10.10.20.30.40.50.50.70.80.70.60.50.40.30.20.20.10.20.30.50.60.81.11.21.00.90.70.60.40.30.20.10.10.30.40.60.80.70.50.30.20.10.10.30.50.80.80.50.30.20.10.10.30.50.90.50.30.20.10.10.30.51.40.90.50.30.20.10.10.30.52.21.40.80.50.30.20.10.52.21.40.90.50.30.20.10.10.52.11.40.90.50.30.20.10.10.51.61.20.80.50.30.20.10.10.50.81.91.61.41.20.90.70.50.30.20.10.10.40.60.81.01.41.31.61.41.11.00.90.70.60.40.30.20.40.50.60.81.11.11.00.91.00.90.70.70.60.60.40.30.30.40.50.50.60.80.80.80.80.80.70.60.70.60.50.50.50.40.30.30.40.40.40.50.50.50.50.50.60.60.50.40.40.40.40.30.30.20.20.20.20.30.30.30.30.30.40.40.40.30.30.30.30.20.10.10.10.10.20.20.20.20.20.20.20.20.20.20.10.10.10.10.10.10.10.10.10.10.20.20.10.10.10.10.10.10.10.10.10.10.10.10.80.80.90.91.01.00.90.91.00.90.70.90.91.11.21.21.31.31.31.31.21.51.31.11.01.21.31.61.91.51.61.61.71.71.71.81.82.31.91.61.41.20.91.11.41.61.92.02.62.12.12.12.12.32.32.42.42.92.22.21.91.61.20.81.31.82.22.52.73.32.72.72.62.62.72.83.13.23.93.42.92.52.01.40.91.42.22.83.34.04.93.73.53.02.82.83.13.84.36.04.73.93.12.20.81.42.23.14.45.57.24.94.13.22.82.73.14.15.16.15.34.73.10.81.42.23.14.55.64.94.13.22.82.83.13.84.46.14.83.93.10.91.42.22.83.44.15.03.83.63.12.82.72.83.13.24.03.52.92.60.91.31.82.22.52.83.32.82.82.62.52.42.42.42.42.92.32.21.91.11.41.61.92.12.72.12.12.02.01.91.91.81.82.31.21.31.61.91.51.61.51.51.51.40.90.91.11.31.11.11.11.10.70.80.70.00.0 0.0 0.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.60.60.67.3D @ 24'D @ 24'Plan ViewScale - 1" = 30ftScheduleSymbol Label Image Quantity Manufacturer Catalog Number Description LampNumberLampsFilenameLumensPerLampLumenMultiplierLight LossFactorWattage EfficiencyDistributionPlot NotesD2 LithoniaLightingDSX1 LED P6 40K T4MMVOLTDSX1 LED P6 40K T4M MVOLT LED 1 DSX1_LED_P6_40K_T4M_MVOLT.ies18634 1 0.95 326 100% TYPE IV,SHORT,BUGRATING:B3 - U0 -G4StatisticsDescription Symbol Avg Max Min Max/Min Avg/MinCalc Zone Entire Site 1.2 fc 7.3 fc 0.0 fc N/A N/ACalc Zone Parking Area 2.4 fc 7.3 fc 0.6 fc 12.2:1 4.0:1Luminaire LocationsNo. Label X YLocationMH Orientation Tilt1 D 105.25 308.00 24.00 0.00 0.002 D 110.25 212.25 24.00 0.00 0.00
Page 10 of 12 Filename: development standards variance application & instructions 2021 Revised 2/25/2021
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
CARMEL ADVISORY BOARD OF ZONING APPEALS
(Petitioner only fills out first 2 blanks)
Docket No.: ______________________________________________
Petitioner: ______________________________________________
1.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
2.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
3. _________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
PZ-2021-00208 V - UDO Section 5.19F
NVS Properties VIII LLC
Page 11 of 12 Filename: development standards variance application & instructions 2021 Revised 2/25/2021
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
CARMEL ADVISORY BOARD OF ZONING APPEALS
(Petitioner fills out 1-3 and first 2 blanks)
Docket No.: _______________________________________________
Petitioner: _______________________________________________
1.The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
3.The strict application of the terms of the Unified Development Ordinance to the property will result in practical
difficulties in the use of the property because:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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 _______.
_____________________________________________ _____________________________________________
CHAIRPERSON, 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.
PZ-2021-00208 V - UDO Section 5.19F
NVS Properties VIII LLC
We are set back off Michigan and are a nested site within the development, so the required plantings
would not be visible from any public right of way. We are adding a daycare to the public, and in order
to make it a functioning one that is code compliant and able to be licensed, we need to provide a
certain amount of usable outdoor space and these changes allow for that.
The west and north are both sides of the property that aren't visible from any public street, as the
west side of the property abuts the development's stormwater retention pond, and the north side is
abutting the rear of an industrial pool business storage building, and is not visible from their site.
Because of our use (a daycare), outdoor space and playground space is both required by the Health
Department and critical to an effectiive daycare. UDO Section 5.19.F requires a certain amount of
required plantings facade which we're unable to provide all of them and also provide the playground
spaces.
Page 10 of 12 Filename: development standards variance application & instructions 2021 Revised 2/25/2021
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
CARMEL ADVISORY BOARD OF ZONING APPEALS
(Petitioner only fills out first 2 blanks)
Docket No.: ______________________________________________
Petitioner: ______________________________________________
1.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
2.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
3. _________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
PZ-2021-00230 V - UDO Section 3.88C
NVS Properties VIII LLC
Page 11 of 12 Filename: development standards variance application & instructions 2021 Revised 2/25/2021
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
CARMEL ADVISORY BOARD OF ZONING APPEALS
(Petitioner fills out 1-3 and first 2 blanks)
Docket No.:
Petitioner:
PZ-2021-00230 V - UDO Section 3.88C
_______________________________________________
___________NVS Properties VIII LLC_______________
1.The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
3.The strict application of the terms of the Unified Development Ordinance to the property will result in practical
difficulties in the use of the property because:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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 _______.
_____________________________________________ _____________________________________________
CHAIRPERSON, 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.
We are set back off Michigan and are a nested site within the development, so the height is not as visible
from any public right of way. The added height does not provide any function to a 1 story daycare.
The west and north are both sides of the property that aren't visible from any public street, as the
west side of the property abuts the development's stormwater retention pond, and the north side is
abutting the rear of an industrial pool business storage building, and is not visible from their site.
UDO Section 3.88.C requires a minimum building height: 20’ (mean height) required, 16’ 4.25” requested.
The height would either require extremely tall parapets at the roof, or an unusually tall pitch to the roof to get to
the height required.
Page 10 of 12 Filename: development standards variance application & instructions 2021 Revised 2/25/2021
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
CARMEL ADVISORY BOARD OF ZONING APPEALS
(Petitioner only fills out first 2 blanks)
Docket No.: ______________________________________________
Petitioner: ______________________________________________
1.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
2.
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
3. _________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
PZ-2021-00231 V - UDO Section 3.88D
NVS Properties VIII LLC
Page 11 of 12 Filename: development standards variance application & instructions 2021 Revised 2/25/2021
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
CARMEL ADVISORY BOARD OF ZONING APPEALS
(Petitioner fills out 1-3 and first 2 blanks)
Docket No.: _______________________________________________
Petitioner: _______________________________________________
1.The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
3.The strict application of the terms of the Unified Development Ordinance to the property will result in practical
difficulties in the use of the property because:
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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 _______.
_____________________________________________ _____________________________________________
CHAIRPERSON, 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.
PZ-2021-00231 V - UDO Section 3.88D
NVS Properties VIII LLC
We are set back off Michigan and are a nested site within the development, so the rear offset would
not be visible from any public right of way. We are adding a daycare to the public, and in order to
make it a functioning one that is code compliant and able to be licensed, we need to provide a certain
amount of usable outdoor space and these changes allow for that.
The west and north are both sides of the property that aren't visible from any public street, as the
west side of the property abuts the development's stormwater retention pond, and the north side is
abutting the rear of an industrial pool business storage building, and is not visible from their site.
Because of our use (a daycare), outdoor space and playground space is both required by the Health
Department and critical to an effectiive daycare. UDO Section 3.88.D requires an offset to the rear
facade which we're unable to provide all of them and also provide the playground spaces..