HomeMy WebLinkAboutPacket for HO 08-28-23
518 Almond Creek Drive
(Lot 330 Jackson’s Grant on Williams Creek)
DEVELOPMENT STANDARDS VARIANCE REQUEST
CITY OF CARMEL, INDIANA
Docket #: PZ-2023-00176 V
August 28, 2023
Carmel Board of Zoning Appeals Hearing Officer
Applicant: Paul and Amanda Hanna
Attorneys: Nelson & Frankenberger, LLC
James E. Shinaver, Attorney
Jon C. Dobosiewicz, Land Use Professional
TABLE OF CONTENTS
1. Explanation of Request
2. Site Location Maps
3. Site Plan
4. Home Elevation and Floor Plans
5. Findings of Fact and Ballot Sheet for Lot Coverage Variance
TAB 1
EXPLANATION
The applicant, Paul and Amanda Hanna (collectively, “Hanna”), are the owners of a parcel
of real estate that is commonly known as 518 Almond Creek Drive, Carmel, IN (Jackson’s Grant on
Williams Creek Subdivision, Lot 330) and per the Office of the Auditor of Hamilton County,
Indiana, has a Tax Parcel Identification Number of 17-09-34-00-17-013.000 (collectively, the “Real
Estate”). Behind Tab 2 is a site location exhibit showing the location of the subject Real Estate.
The Real Estate is zoned per the Silvera PUD, Ordinance No. Z-553-11, including any
applicable amendments thereto, the Estates/Northvale planning area and Hanna is seeking to build a
custom home on the Real Estate. Old Town Design Group will be the builder of the home.
Enclosed is a site plan for the custom home (see Tab 3), as well as the proposed home elevations
and floor plans (see Tab 4).
Associated with the construction of the custom home on the Real Estate, Hanna is seeking
approval of the following development standards variance request from the Board of Zoning
Appeals Hearing Officer:
Silvera PUD, Section 6.1, Exhibit “L” Maximum Parcel Coverage – Maximum 35% lot
coverage allowed; requesting 50% lot coverage.
The application of the Silvera PUD Lot Coverage standard results in practical difficulties in
the use of the site because the proposed custom residential home has been designed to
accommodate a carriage style garage located on the norther portion of the Real Estate which
necessitates additional driveway construction from the street back to the location of the
carriage style garage. Further, in order to accommodate a desired driveway extension along
the front of the house which will permit a connection to a sidewalk to the front door and
additional parking, additional driveway construction is also necessary. Additionally, due the
desire to construct a pool on the Real Estate, as other pools have been installed for homes in
Jackson’s Grant, additional parcel coverage is necessary for the pool and pool deck area.
Reducing the parcel coverage would necessitate a substantial re-design of the home
footprint, potential removal of the desired carriage style garage and potential removal of the
desired pool on the Real Estate. Development of the site will comply with all other required
standards and requirements related to drainage and the variance only requests the relief
necessary to accommodate development on the Real Estate for a custom residential home.
Due to the foregoing, absent approval of the requested variance pertaining to the maximum
allowable percentage of lot coverage, the Applicant will be substantially impacted on how it
is able to accommodate the necessary design for the home, garage, driveway and pool.
Included behind Tab 5 are the Findings of Fact and Ballot Sheets for the parcel coverage
variance request described above.
We look forward to presenting this request to you the BZA Hearing Officer at your August
28, 2023 meeting.
Respectfully submitted,
TAB 2
Hamilton County, Indiana
Rivers & Streams
Minor Roads
Major Roads
Interstates & US Highways
Subdivisions
Parcels
August 14, 2023 0 0.1 0.20.05 mi
0 0.15 0.30.07 km
1:6,000
Author: Hamilton County
Hamilton County compiled this map. Although strict accuracy standards have been employed, Hamilton County does not warrant or guarantee the accuracy of the information contained herein and disclaims any and all liability resulting from any error or omission.
Hamilton County, Indiana
Rivers & Streams
Minor Roads
Major Roads
Subdivisions
Parcels
August 14, 2023 0 0.03 0.050.01 mi
0 0.04 0.090.02 km
1:1,680
Author: Hamilton County
Hamilton County compiled this map. Although strict accuracy standards have been employed, Hamilton County does not warrant or guarantee the accuracy of the information contained herein and disclaims any and all liability resulting from any error or omission.
TAB 3
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SITE PLANR.L.S. # LS20500017DATE:FOR: OLD TOWN DESIGN GROUPBY: HRH CONSULTING803 S. OHIO STREETSHERIDAN, INDIANA 46069Ph: 317-800-8632JOB NO: 17-165 (330)SHEET 1 OF 2LOT 330 JACKSON'S GRANT ONWILLIAMS CREEK, SEC 7CARMEL, INDIANA518 ALMOND CREEK DRIVELEGEND
R.L.S. # LS20500017DATE:FOR: OLD TOWN DESIGN GROUPBY: HRH CONSTULING803 S. OHIO STREETSHERIDAN, INDIANA 46069Ph: 317-800-8632JOB NO: 17-165 (330)SHEET 2 OF 2NOTE:Erosion and sediment plan, for this lot, shall, at a minimum, includes the following measures and at all times follow theguidelines for Individual residential lots and the previously approved SWPPP for CARMEL:1) Install and maintain a stable construction site access at the location of the proposed drive.2) Install and maintain an appropriate perimeter erosion and sediment control measures prior to land disturbance, ie siltfence.3) Minimize sediment discharge and tracking from the lot.4) Clean-up sediment that is either tracked or washed onto roads. Bulk clearing of sediment shall not include flushingthe area with water. Cleared sediment must be redistributed or disposed of in a manner that is in compliance with allapplicable statutes and rules.5) Adjacent lots disturbed by an individual lot operator must be repaired and stabilized with temporary or permanentsurface stabilization.6) Self-monitoring program plan and procedures per the previous approved SWPPP shall be followed all individual lotconstruction.7) Additional erosion/sediment control measures may be required upon inspection by local planning authority.8) I hereby certify that this individual lot plan is consistent with the storm water management permit, as approved byCARMEL, for JACKSON'S GRANT.SITE PLANLOT 330 JACKSON'S GRANT ON WILLIAMS CREEK, SEC 7CARMEL, INDIANA
TAB 4
2023 The OLD TOWN DESIGN GROUP, LLCOLDON3/16" SCALE ON 24x36 SHEETFRONT ELEVATION3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEETLEFT ELEVATION3/32" SCALE ON 11x17 SHEETBRICK SILL AT PARTIALBRICK VENEER DETAILACTUAL GRADE AND STEPS MAYVARY FROM THESE ELEVATIONS;FINAL GRADE & NUMBER OF STEPSWILL BE DETERMINED IN FIELDACTUAL GRADE AND STEPS MAYVARY FROM THESE ELEVATIONS;FINAL GRADE & NUMBER OF STEPSWILL BE DETERMINED IN FIELD
2023 The OLD TOWN DESIGN GROUP, LLCOLDON3/16" SCALE ON 24x36 SHEETRIGHT ELEVATION3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEETREAR ELEVATION3/32" SCALE ON 11x17 SHEETBRICK SILL AT PARTIALBRICK VENEER DETAILACTUAL GRADE AND STEPS MAYVARY FROM THESE ELEVATIONS;FINAL GRADE & NUMBER OF STEPSWILL BE DETERMINED IN FIELDACTUAL GRADE AND STEPS MAYVARY FROM THESE ELEVATIONS;FINAL GRADE & NUMBER OF STEPSWILL BE DETERMINED IN FIELD
2023 The OLD TOWN DESIGN GROUP, LLCOLDONLIVING9'-8" CLG.CARPETOPENAREA9'-8" CLG.LVPBARAREA9'-8" CLG.LVPGAMEFITNESS9'-8" CLG.RUBBERMECH./ STORAGE9'-8" CLG.CONCRETEUNFINISHEDBEDROOM #79'-8" CLG.CARPETW.I.C.8'-8" CLG.CARPETBATH8'-8" CLG.LVPHALL8'-8" CLG.LVPMECH./ STORAGE9'-8" CLG.CONCRETEUNFINISHEDCELLAR9'-8" CLG.LVPWINEUP SAUNA9'-8" CLG.OPT.HEAT MATSBASEMENT PLAN3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEET10' TALL FOUNDATION WALLS05 / 27 / 2023
05 / 27 / 2023
2023 The OLD TOWN DESIGN GROUP, LLCOLDONROOM12'-1 1/8" CLG.HARDWOODGREATKITCHEN10'-1 1/8" CLG.HARDWOODDINING10'-1 1/8" CLG.HARDWOODBEDROOM #210'-1 1/8" CLG.HARDWOODOFFICE10'-1 1/8" CLG.HARDWOODW.I.C.10'-1 1/8" CLG.CARPETBATH10'-1 1/8" CLG.TILE W/PRIMARYBEDROOMCATHEDRAL CLG.CARPETPRIMARYPORCH10'-1 1/8" CLG.T&G STAINFOYEROPEN TO ABOVEHARDWOODHALL10'-1 1/8" CLG.HARDWOODSLOPE UP SLOPE UP
HEAT MATSUP DN
BATH #210'-1 1/8" CLG.TILE W/HEAT MATSW.I.C.10'-1 1/8" CLG.CARPETSCULLERY10'-1 1/8" CLG.HARDWOODCRAFT10'-1 1/8" CLG.TILELAUNDRY/MUDROOM10'-1 1/8" CLG.HARDWOODPDR.10'-1 1/8" CLG.HARDWOODLIVINGCATHEDRAL CLG.T&G STAINEDOUTDOORBROOM FINISHED CONC.2-CAR GARAGEFLAT CLG.2-CAR GARAGECATHEDRAL CLG.EPOXYEPOXYFUTURE POOLCONCRETESLOPE UPSLOPE UPHALL10'1-1/8" CLG.HARDWOOD3/16" SCALE ON 11x17 SHEET3/32" SCALE ON 24x36 SHEETFIRST FLOOR PLANSLOPE UP05 / 27 / 2023
05 / 27 / 2023
2023 The OLD TOWN DESIGN GROUP, LLCOLDONBEDROOM #39'-1 1/8" CLG.CARPETFOYEROPEN TO BELOWBATH #39'-1 1/8" CLG.LVPBATH #59'-1 1/8" CLG.LVPW.I.C.9'-1 1/8" CLG.CARPETHVACLNDRY. #29'-1 1/8" CLG.LVPKID'S LOUNGE9'-1 1/8" CLG.CARPETBEDROOM #49'-1 1/8" CLG.CARPETW.I.C.9'-1 1/8" CLG.CARPETBATH #49'-1 1/8" CLG.LVPBEDROOM #59'-1 1/8" CLG.CARPETBEDROOM #69'-1 1/8" CLG.CARPETW.I.C.9'-1 1/8" CLG.CARPETW.I.C.9'-1 1/8" CLG.CARPETHALL11'-1 1/8" CLG.CARPETHALL11'-1 1/8" CLG.CARPETDN
UP
3/32" SCALE ON 11x17 SHEET3/16" SCALE ON 24x36 SHEETSECOND FLOOR PLANWINDOW DETAILKID'S LOFT/ HALL05 / 27 / 2023
05 / 27 / 2023
2023 The OLD TOWN DESIGN GROUP, LLCOLDON3/32" SCALE ON 11x17 SHEETROOF PLAN05 / 27 / 2023
05 / 27 / 2023
TAB 5
Page 1 of 2
CARMEL ADVISORY BOARD OF ZONING APPEALS HEARING OFFICER
CARMEL, INDIANA
Docket No.: PZ-2023-00176 V
Petitioner: Paul and Amanda Hanna
Request: Silvera PUD, Section 6.1, Exhibit “L” Maximum Parcel Coverage – Maximum 35% lot
coverage allowed; requesting 50% lot coverage
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of the requested variances will not be injurious to the public health, safety, morals
and general welfare of the community because:
The approval of the requested variance will not be injurious to the public health, safety, morals
and general welfare of the community because the proposed custom residential home has been
designed to be consistent and compatible to the other custom homes that are built and will be
built in this section of the Jackson’s Grant community and development of the site will comply
with all other required standards and requirements related to drainage and the variance only
requests the relief necessary to accommodate development on the Real Estate for the
construction of a custom residential home. The proposed custom home is well-designed,
aesthetically and architecturally appealing and should not result in any negative impacts to the
public health, safety, morals and general welfare of the community.
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:
The use and value of the area adjacent to the real estate that is the subject of the requested
variance will not be affected in a substantially adverse manner because the proposed use is a
permitted use on the Real Estate and the site will comply with all other required standards and
requirements related to drainage and the variance only requests the relief necessary to
accommodate the construction of a custom home on the Real Estate. The proposed custom
home is well-designed, aesthetically and architecturally appealing; and, as a result, the
requested variance should not have a substantially adverse impact on the use and value of the
area adjacent to the subject Real Estate.
3. The strict application of the terms of the Zoning Ordinance to the property will result in
practical difficulties in the use of the property because:
Strict application of the Zoning Ordinance results in practical difficulties in the use of the
Applicant’s site because the proposed custom residential home has been designed to
accommodate a carriage style garage located on the norther portion of the Real Estate which
necessitates additional driveway construction from the street back to the location of the carriage
style garage. Further, in order to accommodate a desired driveway extension along the front of
the house which will permit a connection to a sidewalk to the front door and additional parking,
additional driveway construction is also necessary. Additionally, due the desire to construct a
pool on the Real Estate, as other pools have been installed for homes in Jackson’s Grant,
Page 2 of 2
additional parcel coverage is necessary for the pool and pool deck area. Reducing the parcel
coverage would necessitate a substantial re-design of the home footprint, potential removal of
the desired carriage style garage and potential removal of the desired pool on the Real Estate.
Development of the site will comply with all other required standards and requirements related
to drainage and the variance only requests the relief necessary to accommodate development on
the Real Estate for a custom residential home. Due to the foregoing, absent approval of the
requested variance pertaining to the maximum allowable percentage of lot coverage, the
Applicant will be substantially impacted on how it is able to accommodate the necessary design
for the home, garage, driveway and pool.
DECISION
IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals Hearing Officer that
Development Standards Variance Docket No. PZ-2023-00176 V is granted, subject to any conditions
stated in the minutes of this meeting, which are incorporated herein by reference and made a part
hereof.
Adopted this 28th day of August, 2023.
_________________________________________
BOARD OF ZONING APPEALS HEARING OFFICER
_________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
CARMEL/CLAY BOARD OF ZONING APPEALS
HEARING OFFICER BALLOT SHEET for FINDINGS OF FACT – VARIANCE
Docket No.: PZ-2023-00176 V
Petitioner: Paul and Amanda Hanna 518 Almond Creek Drive (Lot 330 Jackson’s Grant)
Request: Silvera PUD, Section 6.1, Exhibit “L” Maximum Parcel Coverage – Maximum
35% lot coverage allowed; requesting 50% lot coverage.
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DATED THIS 28th DAY OF Augusty, 2023.
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BZA Hearing Officer, Board Member