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ROSIE’S GARDENS
Variance Petition
Carmel Board of Zoning Appeals
October 23, 2023
TABLE OF CONTENTS
ROSIE’S GARDENS VARIANCE PETITION
Petitioner:
Lawrence K. Hughes
10402 North Ruckle Street
Indianapolis, IN 46280
Civil Engineer:
Weihe Engineers
Eric Carter, RLA
10505 North College Avenue
Indianapolis, IN 46280
Landscape Architect:
Weihe Engineers
Bill Schmidt, PLA, ASLA, LEED AP
10505 North College Avenue
Indianapolis, IN 46280
Law Firm:
Church Church Hittle + Antrim
Kathleen Boaz, Attorney
Andrew Wert, Land Use Professional
2 North 9th Street
Noblesville, IN 46060
• Narrative Statement
• Vicinity Map
• Site Plan
• Landscape Plan
• Retail Building Elevations
• Storage Buildings & Sign
• Sign Exhibit
NARRATIVE STATEMENT
ROSIE’S GARDENS VARIANCE PETITION
Earlier this year, Rosie’s Gardens received approval to rezone approxi-
mately 16 acres to the B-3 commercial zoning designation. The intent behind
the rezone was to accommodate a business expansion. This expansion consists
of a replacement of the existing store with a new building, the construction of
two new storage buildings, and a new parking lot. Drainage improvements are
proposed, including a dry detention pond at the southeast corner of the proper-
ty. The Development Plan has been approved pending approval of the three
variance petitions before the Board of Zoning Appeals.
A Use Variance is being proposed for the outdoor merchandise display,
which falls under the definition of “Storage and/or Warehousing Outdoor”
which is a prohibited use in the B3 zoning district. Petitions are also filed for
development standards variances. A front setback reduction is being requested
for the expanded parking lot, which currently exists in the front yard. And a
variance is being sought for a second sign...a new monument sign that will co-
exist with an existing sign which is part of a stone wall along College Avenue.
Also in process is a vacation of a portion of the Northridge subdivision
plat (lots that are currently owned by the Hughes family) and a parcel consoli-
dation.
Extra effort has been made to put a fresh new look to a long-established
and respected business in this area.
VICINITY MAP
ROSIE’S GARDENS VARIANCE PETITION
SITE PLAN
ROSIE’S GARDENS VARIANCE PETITION
LANDSCAPE PLAN
ROSIE’S GARDENS VARIANCE PETITION
RETAIL BUILDING ELEVATIONS
ROSIE’S GARDENS VARIANCE PETITION
STORAGE BUILDINGS & SIGN
ROSIE’S GARDENS VARIANCE PETITION
SIGN EXHIBITS
ROSIE’S GARDENS VARIANCE PETITION
SIGN EXHIBITS
ROSIE’S GARDENS VARIANCE PETITION
SIGN EXHIBITS
ROSIE’S GARDENS VARIANCE PETITION
SIGN EXHIBITS
ROSIE’S GARDENS VARIANCE PETITION
FINDINGS-OF-FACT
ROSIE’S GARDENS VARIANCE PETITION
FINDINGS-OF-FACT
ROSIE’S GARDENS VARIANCE PETITION
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
CARMEL ADVISORY BOARD OF ZONING APPEALS
(Petitioner to fill out 1 - 3 , plus first two blanks)
Docket No.: _PZ-2023-00201 V_______________________________
Petitioner: _Lawrence K. Hughes_____________________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
_the proposed second sign identifies the business and public entrance, thereby increasing traffic
safety.________________________________________________________________________________
_____________________________________________________________________________________
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 variance proposal presents a new sign that is aesthetically pleas ing and complements the
neighborhood.________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
3. The strict application of the terms of the Unified Development to the property will result in practical difficulties
in the use of the property because:
_the existing sign is part of a stone wall that has been in existence for many years and is part of the unique
presentation of the business. The proposed second monument sign is more visible to the motoring public and marks
the public entrance.____________________________________________________________________________
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 _______.
_____________________________________________ _____________________________________________
HEARING OFFICER, 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.