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CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS
Cannel, indiana
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FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE lBaIot SheeD
1.
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DATEP THIS
DAY OF
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Page 7 of 8 -z.~..1lIIBZA ,..AIc8IIol.... De.eIopl._ ___ v___ ApplIcaIIon _. 1212111aQ08
1.
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I Docket No.:
1 Petitioner:
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1 RNDINGS OF FACf - DEVELOPMENT STANDARDS VARIANCE
I The approval of this variance Will not be Injurious to the public health, safety, morals and general welfare of the
community because:
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CARMElICLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
070_'3oooL) V
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I 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:
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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:
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I DECISION
I
IT IS ~HEREFORE the. decision of the CarmellClay Board of Zoning Appeals that Development Standards Variance
Dock 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.
,
I Adopted this day of . 20
~PEASON. CarmeVClay Board of Zoning Appeals
!
~ARY. CarmeUClay Board of Zoning Appeals '\ \(LU-L~jl "
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I Conditions of the Board are Ilsted on the back. (Petitioner or his representative to",';\i ' ). "'?~v'
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Page 8 of 8-~ ~I8\D...ekljl.._dSlandlllds V8Itln>>AppIc8IIon _. 1212912llO6
CITY OF CARMEL ZONING ORDINANCE
25.00
25.01
25.02
25.03
25.04
25.05
25.06
25.07
25.08
25.09
25.10
25.11
25.12
25.13
25.14
25.15
25.16
25.17
25.18
25.19
25.20
25.21
25.22
25.23
25.24
25.25
CARMEL CITY CODE
CHAPTER 10: ZONING & SUBDIVISIONS
ARTICLE 1: ZONING CODE
CARMEL ZONING ORDINANCE
CHAPTER 25: ADDITIONAL USE REGULATIONS
Additional Use Regulations.
Accessory Buildings & Uses.
Fences.
Mobile Home Courts.
Recreational Vehicles.
Weeds & Solid Wastes.
Grading.
Signs.
Construction Facilities. Temporary.
Drainage.
Required Community Facilities.
Principal DwelJing Structure - Minimum Width.
Satellite Receiving Antennas.
Towers.
Premises Identification.
Sexually Oriented Businesses.
Model Homes.
Private Recreational Development or Facility.
Home Occupation.
Automobile Filling and Automobile Service Stations.
Outdoor Storage.
Outdoor Display.
Sales. Outdoor. Temporary Use.
Special Event, Outdoor. Temporary Use.
Sales. Seasonal Outdoor. Temporary Use.
Sale of Fireworks, Temporary Use.
25.00 Additional Use Re2ulations.
25.01 Accessorv Buildin2s and Uses. I
25.01.0 I: Residential Districts.
A. Accessory Buildings and Uses Generally. Accessory Buildings and Uses customarily
and purely incidental to the uses allowed in a given district are permitted provided that:
I. Accessory Buildings and Uses shall not alter or change the character of the
premises;
I Section 25.0/ amended per Ordinance No. 2-369-02, far-au; 2-486-06 fl.
Chapter 25: Additional Use Regulations
25-1
as amended per Z-307; Z-318; Z-320; Z-365-01; Z-366-01; Z-369-02; Z-416-03; Z-461-04; Z-486-06
Spring 2006 vI
CITY OF CARMEL ZONING ORDINANCE
2. Accessory Buildings and Uses shall be on the same lot as the Principal Building
to which they are accessory;
3. Accessory Buildings shall not be attached to the Principal Building, with the
exception of an allowable uniform and continuous roof supported by customary
supports or joists, and no other connection or attachment between the structures
exists;
4. Timing:
a. No Accessory Building shall be constructed upon a lot until the
construction of the Principal Building has actually commenced; and,
b. No Accessory Building shall be used unless the Principal Building on
the Lot is also being occupied for the intended purposes.
c. However, nothing shall prevent the use of a Temporary Construction
Facility for the storage of tools, material and equipment by a contractor
during building construction;
B. Height and Area Requirements.
1. Maximum Height. Eighteen (18) feet.
2. Minimum Lot Area. Per underlying zoning district.
3. Minimum Lot Standards.
a. Minimum Front Yard.
i. Except as otherwise provided for Corner and Through Lots,
when detached from the Principal Building, Accessory
Buildings shall be set back a minimum of the greater of the
following:
(a) twenty-five (25) feet behind the Front Line of
Building;
(b) twenty-five (25) feet behind the Building Setback
Line.
ii. On Corner Lots no residential Accessory Building may be
erected:
(a) forward of any Front Line of Building of the
Principal Building, or
(b) in any required Minimum Front Yard.
iii. On Through Lots no Accessory Building may be erected:
(a) forward of the Front Line of Building of the front
fa9ade of the Principal Building, or
(b) in the required Minimum Front Yard located to the
rear of the Principal Building.
b. Minimum Side and Rear Yards.
i. When more than ten (10) feet from a Principal Building,
Accessory Buildings shall be set back a minimum of the
greater ofthe following:
(a) Five (5) feet, or
Chapter 25: Additional Use Regulations
25-2
as amended per 2-307; 2-318; 2-320; 2-365-01; 2-366-01; 2-369-02; 2-416-03; 2-461-04; 2-486-06
Spring 2006 vI
CITY OF CARMEL ZONING ORDINANCE
(b) Easement plus three (3) feet, but not within any
Easement or required landscaped or greenbelt area.
ii. When closer than ten (10) feet to a Principal Building,
Accessory Buildings shall be considered as part of the
Principal Building and shall be provided with the Side and
Rear Yards required for the Principal Building.
7. Maximum Lot Coverage. The combined square footage of all Dwellings, Private
Garages and Accessory Buildings on a given Lot shall not exceed thirty-five
percent (35%).
8. Maximum Gross Floor Area. The combined square footage of a Private Garage
and/or Accessory Building shall not exceed the living area of the Principal
Building.
9. Lighting. No lighting shall cause Illumination at or beyond any Lot Line in
excess of 0.1 Footcandle ofIight.
C. Accessorv Uses.
1. Exce~tions. Accessory Uses such as public utility installations, private walks,
driveways, retaining walls, mail boxes, nameplates, lamp posts, birdbaths and
structures of a like nature are permitted in any required Front, Side or Rear
Yard.
2. Multi-family Districts.
a. Trash Receptacles. Trash receptacles must be enclosed on all four (4)
sides and be screened with landscaping to a minimum height of
dumpster and/or compactor plus two (2) feet.
3. Private radio and television reception and transmitting towers and antennas.
a. Permitted subject to applicable local, state and federal regulations.
b. No structure shall be located or permitted within ten (10) feet of a
power transmission line.
4. Guest House.
a. One (1) Guest House with cooking facilities may be permitted as an
Accessory Building on Lots containing not less than one (1) acre.
5. Servants Quarters.
a. Quarters for bona fide servants employed by the occupants of the
Dwelling are permitted.
6. Tennis courts.
a. Shall be located only within a Side or Rear Yard.
b. Fencing. Open wire mesh fences surrounding tennis courts may be
erected to a height of sixteen (16) feet if such fences only enclose a
regulation court area and standard apron areas.
7. Private Garage. Where a Private Garage is entered from an Alley, it must be set
back a minimum of three (3) feet from the alley easement or right-of-way line.
Chapter 25: Additional Use Regulations
25-3
as amended per 2-307; 2-318; 2-320; 2-365-01; 2-366-01; 2-369-02; 2-416-03; 2-461-04; 2-486-06
Spring 2006 v I
Statement of Support
Docket # 07030004
Variance Conflict: Front Yard Setback for Garage
Currently our garage doesn't have the space we need and is very old and is showing signs
of deterioration. Our home is 170 years old and I'm not sure how old the external garage
IS.
This house faces 106th St. and is on a comer lot giving us 2 front yards. The side street is
Combs St. as seen in plat. This garage is completely built inside of the allowable 30 foot
front yardage requirement(side road Combs St.). If! build onto it in any way it's a
violation. I want to start my addition 21' 8" away from the right away which is less than
a 9' variance. This would be far enough out to keep most of the existing structure and
give a noticeable set back from the road while not overcoming the back yard to a point
that disrupts the esthetics of the land.
This home has an impressive history and was in the Carmel History Home tour 2 years
ago and I don't want to do anything that will harm its heritage or esthetics. Because of
this I'd like to 'preserve the existing structure and add to in itin such a way that will give
new life to the garage yet blend nicely into the style of the house.
Adding another external structure would be unorthodox to the area and may disrupt the
flow oftheland. By adding on to the exiting garage in the wayI've illustrated, it will
increase the stability ofthe existing structure, add square footage, and be as unnoticeable
as possible. The multi-level design is because the garage is built on aside of a hill. I
currently have the driveway permit.
Thanks,
Jim McDaniel
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Trustee's Quitclaim Deed as <:onveyed to Palmer W. and Martha J. Inniger per Instrument No. 2001-81784.
Lots Numbered four (4) and five (5) in Little Farms Addition to the Town of Home Place and addition in Hamilton County. Cndiana, as per plat
thereof. recorded in Deed Record 109, page SO in the Office of the Recorder of Hamilton County, Indiana.
Subject to and in favor of the rigtJts..of.way for East 106. Street being adjacent to the north and Combs Street being adjacent to the west as
shown hereon. .
Subject to all other easement, rights.of.way, etcetera
This survey was performed under the direction of the undersigned and to the best of this surveyor's knowledge and belief was executed
according to the survey requirements as contained in the Indiana Administrative Code (lAC). Title 865. Rule 12 therein.
Dated this ))- day of October , 2004.
-?7/~():AJ~,
Mark Joseph Duffy, g. LS di #29800004
GENERAL NOTES:
I.) The described real estate does not lie within a Special Flood Hazard Zone as plotted by scale on the Flood Emergency Management
Agency, National Flood Insurance Program. FIRM Flood Insurance Rate Map Community.Panel Number Ig051C0209F, dated February 19,
2003.
2.) Per information supplied by the Surveyor's Office. Hamilton County. Indiana no legal (regulated) drains directly affect the surveyed real
estate. Although an assessment may be in effect for the Home Place Legal Drain.
3.) This survey was performed without the benefit of a current land title insurance commitment that may have disclosed information that affects
the surveyed tract.
4.) Possession lines referenced at monumented comers only. Possession lines may vary between said COI!'ers. Such as meandering fence and
tree or shrub lines.
5.) As used in this survey. certify means to state or declare a professional opinion of conditions regarding those facts or findings, that are the
subject of the certification and does not constitute a warranty or guarantee. either expressed or implied.
6.) No warranty. either express or implied. is made as to the accuracy or completeness of information provided by governmental authorities and
/ or third parties, or as to it's fitness for any particular purpose or use. including but not limited to information presented on underground
utilities, flood. hazard zones, floodway zones. Wetlands, recording information, zoning, and regulated drains. in no event will Weihe Engineers,.
Inc.. it's employees,. agents,. and /.or assigns be liable for any damages arising out of the furnishing and / or use of such information.
SURVEYOR'S REPORT
Client: Century 21 Scheetz
Job Number: W04-0142
Type ofSurvcy: Retracemenl "Staked" Survey
Class of Survey: Class C Survey (865 lAC 1-12-1)
Field Work Completed: October 7, 2004
Location of Survey: Lots 4 & 5 in Little Farms Addition to Home Place
Common Address: 1201 East 106m Street. Carmel. Indiana
CREATION OF SURVEY
The perimeter of the surveyed tract was reestablished based upon prior points set in circa 1996 for the south adjoining property. The overall
addition was surveyed in circa 1996 per WEI Job 96-1145 dated 1 ()..1 0-1996. A closed traverse was made of the Northwest Quarter of Section
12. TI7N~R3E in Clay Township of Hamilton County. Indiana. The seerion corner monument and comers were found in the field or
reestablished per information and knowledge of Weihe Engineers Surveyors in this area. The reestablishment of the lot lines within said
addition was based upon a split of said quarter section to determine the south line of the north half of said quarter which is the south line of
little Farms Addition per (D.R. 109. pg. SO). Proration of the pial in relation to measured dimensions of said half quarter section is as shown
hereon.. East and West dimension varied slightly as shown.
In accordance with Title 865. Article I, Chapter 12 of the Indiana Administrative Code (lAC). the following observations and opinions are
submitted regarding the uncertainty in the position of the lines and comers established and/or reestablished on this survey as a result of:
1) Availability and condi~on of reference monuments;
2) Clarity and/or ambiguity of the record description(s)used and/or the adjoiner's descriptions~
3) Occupation 0< possession lines.
4) Measurements (Theoretical Uncertainty)
Note: There may be unwritten rights associated with these uncertainties.
I.) Attention is called to the fact that in many locations,. the original section corners have not been perpetuated or have been lost. In these
instances,. the only evidence available to indicate the true positions of original corners is existing topographical features and current
monuments. Lacking the aforementioned evidence. a surveyor may resort to proportional measurement to reestablish section corners. Section
comers Ihat are not original are usually classified as Title Comers. Since undiscovered information may affect the true position of a title corner.
the uncertainty in a title comer is unknown.
2.) Record descriptions for the adjoining real estate were obtained from the Hamilton County Recorders Office and mathematicaUy retraced ;n
an effort to disclose possible gaps and/or overlaps between the lines oCthe surveyed real estate and those of the adjoiner's. Other than the East-
West dimensional shortage in reference to the plat and measured distances as shown hereon there is no uncertainty in the lines of the surveyed
real estate due to discrepancies in the record descriptions of the surveyed real estate with those of the adjoiner's.
3.) At the time the survey was completed, there ~ no physical evidence of possession along the perimeter of the surveyed tract such as fence
lines.
4.) The Theoretical Uncertainty of the corners of the subject tract, esrablished this survey. is within the specifications for a Class C Survey (+/-
0.50 foot) as defined in 865 lAC 1-12~8, effective January 19,2001. (fheoretical Uncertainty of a measurement is the radius of a circle which
circumscribes an area containing the probable true location of a specified point as determined by the precision of the instruments and
procedures employed in the performance of a survey).
As a result of the above observations, it is my opinion that the uncertainties in the locations of the lines and comers established on this
survey are as follows;
I) Due to Variances in reference monwnents: Concerning Record I Title Comers. See above
2) Due to Discrepanc:ieS in the record descriptions: None
3) Due to Inconsistencies in lines of occupation; Concerning physjcal evidence. None
4) Due to Measurements (Theoretical Uncertainty) See above
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112.2'(P)
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N89'59'20~E - 1318.70' (M) / East 1320' (P)
N89'59'20"E .. 2670.93'
South L;ne N/2 NW/4 Sec. 12-T17N-R3E
S89'55'21"W - 2672,88'
South L;ne NW/4 Sec. 12-T17N-R3E
SITE DETAIL
I Q6th Street
LEGEND
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~ IPF' - 1" Diameter Iron Pipe Found d-t.. -:spj L, WL/)U Cn~ I
(M) - Calculoted Measure "'7 (J
(p) - os per Plot Dimension
R/W - Right-ot-way
R/R - Railroad ,
STC - Secondary Overhead Electric, Telephone &: Cable T.V.
T - Overheod Telephone
IPS - 5/8" Dio. Rebor with Cop marked '"wEIHE ENG LS 0012" Set
PWP - Utility Pole
24.5'
Note: AJI North/South property lines are porallel with
tt)e Eost line of the Northwest Quarter section.
All East/West property lines are parollel with the
North line of the Northwest Quarter section.
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SE Cor NW/4
Sec. 12-T17N-R3E
'Position of corner colc.
I from adjoining surveys.