HomeMy WebLinkAboutRemonstrance: Freihofer et al
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May 17, 2002
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To: Members of the Board of Zoning Appeals
Re: Martin Marietta Materials, Inc. Mining Special Use Permit
(UV-23-02; SU-24-02; SU-25-02; V-26-02; V-27-02)
We are a group of Kingswood homeowners opposed to the proposed Special
Use Permit requested by Martin Marietta Materials, Inc. ("MM") to conduct sand
and gravel mining in the land south of the Kingswood development to 106th
street, and from Carmelot Park east to Hazel Dell Parkway. We believe that
sand and gravel mining adjacent to Kingswood will have an immediate and
negative impact on property values, is a risk to public safety, and inconsistent
with the image the City of Carmel is attempting to develop and maintain. As a
result, we request the Board of Zoning Appeals deny Martin Marietta's mining
Special Use Permit.
This remonstrance is organized to address the following issues:
A. Impact on Property Values;
8. Impact on Public Safety;
C. Kingswood Homeowners Survey Results; and
D. Errors in the Department of Community Services Recommendations.
A. Negative Impact on Property Values
MM is requesting a Special Use Permit to conduct sand and gravel mining in the
lahd south of the Kingswood development to 106th street, and from Carmelot
Park east to Hazel Dell Parkway. This property is commonly known as the
"Mueller" property. The Mueller property is currently zoned S-1 residential.
Surface mining is a permitted use in a S-1 zone only with a Special Use Permit.
Additionally, the S-1 classification requires a 300-foot buffer between mining and
a residential area. The MM Special Use Permit requests authority to conduct
sand and gravel mining AND to reduce the required buffer with the Kingswood
property line to 150 feet. Additionally, MM indicates the mining may take 14
years or longer to complete.
,
MM must establish a number of Findings of Fact in order to de granted a Special
Use Permit. One of these Findings of Fact is that the special use will not have an
adverse impact to adjoining property values. To date, MM has failed to provide
any support to their contention that property values in Kingswood (and all of
southeast Carmel for that matter) will not be negatively \impacted. However,
conversations with local real estate professionals have indicated that mining will
have a detrimental impact on Kingswood property values. During the May 28,
Remonstrance Against Martin Marietta Special Use Permit For Sand and Gravel Mining
2002, Board of Zoning Appeal ("BZA") Meeting, we intend to provide input from
real estate professionals that confirm the negative impact on property values.
We relied upon the S-1 Residential classification of the Mueller property when we
purchased our homes in Kingswood. Many homeowners rely upon zoning for
assurance of the character of the area in which they are purchasing a home. To
change the classification to the detriment of the Kingswood development draws
into question the entire zoning process. If the BZA were to permit this Special
Use Permit, it would send a message to homeowners not to build a home near
open land. This is not good public policy.
6
B. Impact on Public Safety/Environmentallssues
Quarries are not safe. Every year dozens of children and adults die in quarries
across the US. It is inherently unsafe to permit creation of a quarry next to a
neighborhood and in such proximity to Carmelot Park. One has only to consider
the current dangerous conditions of the "finished" quarry at the corner of 116th
street and Hazel Dell Parkway, or Founders Park to understand the risk to the
public. Additionally, granting the Special Use Permit will result in a drastic
increase in the amount of truck traffic on area roads used by Carmel residents.
While we do not have a good understanding of the level of increased truck traffic
the quarry operation would produce, it must result in hundreds of round trips to
and from the quarry per week.
At the May 28th BZA Meeting, we intend to present additional information
regarding public safety and environmental concerns raised by the mining
operation. As Carmel homeowners, we cannot allow public safety issues to be
easily dismissed.
C. Survey of Kingswood Residents
Following the April 22, 2002, BZA Meeting, a group of Kingswood homeowners
conducted a survey to determine the homeowner's viewpoint of the MM mining
Special Use Permit. Attached as Exhibit A is a copy of the survey and letter to
Kingswood residents communicating the results. The survey was conducted on
a door-to-door basis and over 81 % (180 out of 221) of the homeowners gave
their input. We are attempting to obtain the input of the remaining homeowners
now, and we will update the survey for the May 28th meeting.
The neighborhood is not unanimous. However, 71 % of the participating
neighbors are against the Special Use Permit entirely and 18% want to delay
consideration of the mining Special Use Permit until the Clay Township mining
overlay ordinance is drafted. Only 7% of responding Kingswood residents are in
favor of MM's mining Special Use Permit.
Remonstrance Against Martin Marietta Special Use Permit For Sand and Gravel Mining
2
, .
Exhibit B contains a letter sent to the Kingswood Homeowners Board of Directors
("Board") communicating the results of the survey and requesting a special
meeting of the Board and homeowners to attempt to draw the majority viewpoint
and Board into alignment.
D. Department of Community Services Recommendations
At the April 22, 2002, BZA Meeting, the Department of Community Services
("Department") recommended favorable consideration of MM's mining Special
Use Permit. (Attached as Exhibit C is a copy of the Department's
recommendation.) As support for this recommendation, the Department had to
address 5 points. Notwithstanding our stated disagreement of the conclusions
reached in points #2 and #3 in the Department's recommendation as presented
in sections B and A of this letter, respectively, we also believe the Department's
conclusions to points # 1 and #4 are in error.
In addressing points #1 and #4, the Department indicates that the property is
"almost entirely located within Flood Zone A. This makes the property virtually
undevelopable for single-family residences. Hardship exists on the property to
support the petition in the form of its restricted potential for residential
development." This is not true.
Panel 229 of 290 of the Preliminary (Sep. 9, 1998) Flood Insurance Rate Map for
Hamilton County, Indiana, establishes that the vast majority of the Mueller
property north of 106th street is in Zone X (with no gray shading.) Per the map
legend, this indicates that the property is determined to be outside 500 year flood
levels, and thus has no flood related development restrictions.
Attached as Exhibit D is an excerpt from Panel 229 of the above mentioned map,
and legend. The Mueller property in question is marked with cross hatches. A
small percentage of the property is noted as Zone X with gray coloring, which is
within the 500 year flood level. However, this does not mean that the property
cannot be developed. It may be possible to raise the ground level sufficiently to
permit residential development. Several communities in Carmel have been
developed in similar condition. For example, we understand that the Woods at
Williams Creek (146th and Spring Mill), and the developments at 1315t and River
Road and 116th and Hazel Dell Parkway and east to River Road had similar
classifications. Additionally, a portion of the property subject to the gray shading
as Zone X is at the corner of Gray and 106th street where we believe
development would be restricted in any event.
Panel 14, of the May 19, 1981, Flood Insurance Rate Map of the City of Carmel
is consistent with the more recent 1998 map: the vast majority of the Mueller
property is not subject to special building restrictions due to flood classification.
Remonstrance Against Martin Marietta Special Use Permit For Sand and Gravel Mining
3
We believe that there were substantial errors in the basis for the Department's
support for MM's mining Special Use Permit. As a result, we believe the BZA
should not accept the Departments recommendation.
Conclusion:
The Mueller property is zoned S-1 residential. We believe that the BZA should
reject Martin Marietta's mining Special Use Permit since it would have a negative
impact on property values in Kingswood, be detrimental to public safety, and is
contrary to the friendly, family-oriented neighborhood environment the City of
Carmel is attempting to develop. This is especially true for MM's request to
reduce the safety buffer from 300 feet to 150 feet. We intend to provide
additional testimony at the May 28th BZA Meeting in opposition to MM's Special
Use Permit. For public policy, public health and environmental reasons, the BZA
should deny MM's Special Use Permit.
Sincerely,
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Kingswood Homeowners in Opposition to the Martin Marietta Special Use Permit
Enclosures:
Exhibit A
Exhibit B
Exhibit C
Survey Results and Neighborhood Letter
Letter to Kingswood Homeowner's Board of Directors
April 22, 2002 Department of Community Services
Recommendations
Excerpts to Panel 229 of 1998 Floor Rate Insurance Map
Exhibit D
Remonstrance Against Martin Marietta Special Use Permit For Sand and Gravel Mining
4
.''l.... .
Exhibit A
KINGSWOOD HOMEOWNERS OVERWHELMINGLY OPPOSE
MINING THE ADJACENT (MUELLER) PROPERTY
Dear Kingswood homeowner:
As you know, a group of concerned homeowners recently conducted a
survey to ascertain the opinion of all Kingswood homeowners regarding
Martin Marietta's ("MM") mining Special Use Permit petition that is before
the Board of Zoning Appeals. The MM petition seeks permission to mine
sand and gravel on the area south of Kingwood to 106th street and east of
Carmelot Park to Hazel Dell Parkway (this is known as the "Mueller"
property).
The Mueller property is currently zoned single family residential. Under
current zoning requirements, sand and gravel mining on this property
requires approval of a Special Use Permit. Additionally, such mining
activity may not occur within 300 feet of a residential area, yet the MM
petition request permission to mine to 150 feet of the boundary with
Kingswood. The following presents the results of the survey.
Survey Results - Raw Vote Totals
140
120
100
80
60
40
20
o
128
32
12
8
Oppose Petition Delay Petition (Delay Favor Petition (Favor Other
(Oppose Mining) Consideration until Mining)
Mining Ordinance
Completed)
Survey Results on a Percentage Basis
-2.8% of the "Other"
will support the Board's
decision
it. 0 th e r
4%
, .
. Concerns which were voiced in the survey included:
o Public safety, especially for children;
o Decreased real estate values;
o Noise, dust and debris for 14 years (or perhaps longer);
o Property damage;
o Adverse environmental impacts;
o Potential for future blasting on the Mueller property;
o Alternative uses of the property.
. Despite failing to determine the opinion of Kingswood homeowners, our
Board supported the petition to mine the Mueller property at the April 22,
2002 BZA meeting. Due largely to the vocal opposition of Kingswood
homeowners, the petition was tabled until the next meeting on May 28th.
. If permitted, MM has stated that they may pursue underground mining
and/or blasting beneath on this property in the future.
. "lease attend the next Board of Zoning Appeals meeting at Cannel
City Hall, Tuesday, May 28th, 2002 at 7:00 pm. WE NEED YOUR
SUPPORTII
If you are unable to attend: You can provide writtent comments to the
Zoning Dept. at City hall. If delivered before 12:00 on May 17th your written
comments will be distributed to all BZA members before the meeting.
Filing written statements before the meeting allows BZA members time to
familiarize themselves with the issues prior to the meeting.
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KINGSWOOD NEIGHBORHOOD OPINION SURVEY
It is time to express your opinion on Martin Marietta's request to mine sand and gravel South of Kingswood to 106th
street. This property, commonly known as the "Mueller property", is currently zoned single family residential.
On May 28th, 2002, Martin Marietta will request, for the third time, a special use permit to allow surface sand and gravel
mining on the Mueller property. Mining may take 14 years or longer to complete, and Martin Marietta's proposal includes
mining within 150' of the property line with Kingswood. The purpose of this survey is to determine the viewpoint of Kingswood
homeowners. Please indicate your preference below.
Oppose
Mining
Special Use
Comments:
Comments:
Comments:
Comments:
Support
Mining
Special Use
Delay Mining
Special Use
Request until
\
Ordinance is Completed
Signature
Address
Exhibit B
" .
To: Kingswood Homeowners' Association Board of Directors
Cc: Kingswood Homeowners
Mr. Tom Wedling, Campbell Kyle Proffitt (Attorney representing Kingswood)
Mr. James Brainard, Mayor, City of Carmel
Re: Request for Special Meeting Regarding Kingswood Homeowners' Position on
Mining the Mueller Property
From: Concerned Homeowners
Date: May 12, 2002
Dear Kingswood Board Members:
This letter is written on behalf of a group of concerned Kingswood homeowners that
began meeting following the Apri122, 2002, Board of Zoning Appeals ("BZA") hearing
regarding Martin Marietta's ("MM") petition for a Special Use Permit to mine the
MueJIer property immediately south of Kings wood and east ofCarmelot Park. At the
BZA meeting, we were stunned and deeply troubled to learn that the Kingswood Board
of Directors ("Board") had reversed their position and chosen to support the MM petition.
Neither this change of position nor any rationale had been or has been communicated to
the homeowners. At the time of the BZA meeting, we felt that the majority of
Kingswood homeowners did not support the mining of the Muller property and many of
us spoke in opposition to this effect. As stated below, we have since confirmed that the
majority of the neighborhood is opposed to MM's Special Use Permit request.
The BZA noted that the Board and the Kingswood homeowners appeared to be at odds
regarding MM's petition. One BZA Member suggested that a survey be conducted to
ascertain the position of all Kingswood homeowners on this issue. Following this advice,
a group of concerned homeowners conducted the survey, a copy of which is attached (see
Attachment I). The results were overwhelming. There are 221 homes in Kingswood.
We attempted to contact all Kingswood residents, and obtained a response from 180
homeowners. Of the 180homeowners surveyed, 71% ofthe homeowners were outright
opposed to the Special Use Permit and another 18% wanted consideration of the issue
tabled until the Clay Township had adopted a mining overlay ordinance. Only 7% of
Kingswood homeowners supported the Special Use Permit. The complete results are
shown in the table below.
Delay Consideration of
Special Use Permit Until Support Special
Oppose Special Mining Ordinance Is Mining Use
Use Penn it Completed Permit Other Abstain Total
128 32 12 6 2 180
71% 18% 7% 3% 1% 100%
I
Total Homeowners Surveyed: 180/221 81%
Based on the survey results that show 89% of the homeowners either opposed to the
Special Use Permit or wishing to delay consideration of the mining Special Use Permit
until the mining overlay ordinance is written, it is clear that the Board's position is in
direct conflict with the majority of Kings wood homeowners. As a result, in accordance
with Section 3.03 of the Code of By-Laws of Kings wood Howeowners Association Inc.,
we request that the Board call a Special Meeting of the Homeowners Association, at a
neutral meeting location, prior to May 28,2002. Further, we believe this meeting should
be limited to Kingswood homeowners and legal counsel representing the Homeowners
Association. The goal of the meeting is to ensure that the Board understands and
represents the position ofthe majority ofthe Kingswood homeowners. Prior to
adjourning the meeting, we expect the Board to clearly communicate the position it will
advocate at the BZA meeting on May 28, 2002. Please find the necessary signatures to
support the Section 3.03 Petition on the attached document (see Attachment II).
We acknowledge and appreciate the time, effort and hard work that the Board has
invested in this issue to date. PleaSe know that our goal is to have a unified Kingswood
position (Board and homeowners) at the BZA Meeting on May 28,2002. We look
forward to receiving notification from the Board regarding the Special Meeting in the
very near future.
Sincerely,
See Signatures Provided in Attachment II
I .
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I Signatures In Support of Section 3.03 Special Meeting Request
Name Address
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~armel Indiana Department ot CommunIty :ServIces
Exhibit C
fiiuiidin'g'B:'Co'Cie" fPla'nnTngI' )'C'odes'&,""'"
!Enforcement 1 Zoning {Ordinances
f'~';~';'~'F'~;';~t;'1 rC~'~;I;i'~t;] ',~:~~~d~ Public
Department Of Community Services Reports to the Board of Zoning Appeals
Members
April 17, 2002
Department Report
To: Board of Zoning Appeals Members
From: Department of Community Services
Re: Projects scheduled to be heard Monday, April 22, 2002
H. Public Hearing:
1h. This Item Currently Tabled at Petitioner's Request:
WTF - Sprint Spectrum (A-97-01)
Appellant (an Interested Party) wishes to appeal the decision of the Director regarding the collocation of
a WTF antenna on an existing private radio tower.
The site is located at 1388 Queen's Way. The site is zoned S-l/Residence - Very Low Density.
On August 23.2001, the Director issued a letter revoking the building permit (Permit No. 627.01B) for
the antenna on this site. The Department believes it would be premature to consider this petition until
matter of the platting of the Subject Property has been addressed.
The petitioner has requested that this Item be Tabled until such time as the matter of the platting of the
property has been addressed.
http://www.ci.carme1.in.us/services/DOCS/DOCSPAZReportstoBZA04-17-02.htm
4/25/02
Carmel Indiana Department of Community Services
Page () 01 ~
The site is located at 13719 Smokey Ridge Overlook. The site is zoned R -1 !Residence.
This Item will be heard on the Tuesday. May 28, 2002. agenda of the Board of Zoning Appeals under
Public Hearings.
8h. Irsay Helipad (SU-22-02)
Petitioner seeks Special Use approval in order to establish a Private Helicopter Landing Facility.
The site is located at 1711 West 116th Street. The site is zoned S-1 !Residence - Very Low Density.
The petitioner seeks approval of an existing helipad. The facility has come to the Department's attention
due to a number of complaints registered regarding the disturbance caused by the helicopter's passing to
and from the site.
There do not appear to be any outstanding site development questions. so the resolution of this petition
appears to rest on the Board's ability to address the concerns of those residents who have been and will
be affected by the operation of this facility.
9h. Martin Marietta Materials (UV -23-02)
Petitioner seeks approval of a Use Variance of Section 5.1: Permitted Uses in order to establish a Sand
and Gravel Processing Operation.
The site is located on the northeast comer of East 106th Street and Hazel Dell Parkway. The site is zoned
S-l!Residence - Low Density.
In deciding whether or not the applicant has presented sufficient proof to permit the granting of a
variance of use, the Board shall determine in writing that:
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 zoning ordinance will result in unnecessary
hardship; and
The property is currently almost entirely located within Flood Zone A. This makes the property virtually
undevelopable for single-family residences. Hardship exists on this property to support the petition in
the form of its restricted potential for residential development.
2. The grant of this variance will not be injurious to the public health, safety, morals and general
welfare of the community;
http://www.cLcarmeLin.us/services/DOCS/DOCSPAZReportstoBZA04-17-02.htm
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.carmel Indiana Department of Community Services
page I or ~
The Department is unaware of any aspect of this proposal that would be injurious to the public health,
safety, morals and general welfare 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;
The properties adjacent to this site are either in production for sand and gravel extraction; proposed for
sand and gravel extraction; owned by the City of Carmel; or otherwise undeveloped. The grant of this
Use Variance would result in the relocation of the legal, pre-existing, nonconforming sand and gravel
processing operation located on the west side of Hazel Dell Parkway adjacent to the Kingswood
Subdivision to this site, farther from the single-family residences. As such, the Department does not
believe that the value of the area adjacent to the subject property will be substantially adversely affected.
4. The need for the variance arises from a natural condition peculiar to the subject property;
The property is currently almost entirely located within Flood Zone A. This makes the property virtually
undevelopable for single-family residences. Hardship exists on this property to support the petition in
the form of its restricted potential for residential development.
5. The granting of this variance does not substantially interfere with the Carmel/Clay
Comprehensive Plan.
The approval would not interfere substantially with the Comprehensive Plan.
See the report on Docket Nos. SU-24-02: SU-25-02: V-26-02; and V-27-02 for the Department's
comments on this petition.
10-13h. Martin Marietta Materials (SU-24-02; SU-25-02; V-26-02; V-27-02)
Petitioner seeks Special Use approval of a Sand and Gravel Extraction Operation and an Artificial Lake.
Petitioner seeks the following Developmental Standards Variances:
V-26-02 ZO 5.2.2: Other Requirements 150-foot setback
V-27-02 ZO 5.2.2: Other Requirements 100-foot setback
The site is located on the northwest comer of East 106th Street and Hazel Dell Parkway. The site is
zoned S-I/Residence - Low Density.
The proposed sand and gravel extraction operation will be conducted in a manner similar to the
http://www.ci.carme1.in.us/services/DOCS/DOCSPAZReportstoBZA04-17-02.htm
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.Carmel Indiana Department of Community Services
rage 6 or 6
operation currently underway to the east of the Kingswood Subdivision - a floating dredge will remove
material that would then be transferred to the processing facility relocated on the east side of Hazel Dell
Road. There is no underground mining proposed with this petition.
The estimated life of the extraction operation is fourteen (14) years. The operation will proceed in seven
phases. the first three of which are located immediately south of the Kingswood Subdivision. An eight-
foot berm and additional landscape plantings are proposed to minimize the disturbance to the abutting
residents. In addition. a six-foot fence will be placed to address safety issues.
Truck access to the site will be from the existing entrance on Hazel Dell Parkway, and no access is
proposed from East 10~ Street.
Noise from the dredge itself is minimal. Trucks will utilize strobes during back-up rather than an audible
signal. Noise from the processing facility on the east side of Hazel Dell Parkway will be handled in a
manner identical to the way in which the existing processing facility is addressed. The additional
distance and existing vegetation on the east side of Hazel Dell Parkway should serve to make the
processing facility significantly less of a noise disturbance than it is today.
Representatives from the City's mining consulting firm. Spectra. will be in attendance to address
specific issues related to this petition.
The Department is recommending favorable consideration of these petitions with the following
Conditions:
1. That the Commitments proposed by the petitioner be executed and recorded.
2. That the petitioner submit specific Landscape Plans for the bufferyards adjacent to the Kingswood
Subdivision, and that approval of those plans be delegated to the Director.
3. That the cross sections be revised to address the comments of the Hamilton County Surveyor's Office
and Hamilton County Soil and Water Conservation District regarding the slope to the water's edge and
the provision of a safety ledge to a point five feet below the water's surface.
I. Old Business.
There is no Old Business to be heard on the April 22, 2002, agenda.
-end-
G
· E-Mail Director
1 Civic Square - Carmel, IN 46033 -317.511.2417
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http://www.cLcarme1.in.us/services/DOCS/DOCSPAZReportstoBZA04-17-02.htm
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Exhibit D
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..Rererenceu '" .... . .--. ---
ZONE
X
Town of Fishers
180423
ZONE X
39.56' 15.
MAP REPOSITORY
_I<> RepoaItDry UstJng on Mop Index
EFfEC11VE DATE Of COUNNWIDE
FLOOD INSURANCE RATE MAP
EFFEC11VE DATElSI Of REVISION(S) TO THIS PANEL
To del8rm1ne If _ fnsunnce Is _b1e In this oommunlty, 00'- YOU'
__ ~orcollthe _ Flood Insurance Progrom et(eool63H620.
.
APPROlCIMATE SCALE
600 0 600 FEET
- - - I
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...
I NATIONAL ROOD INSURANCE PROGRAMI
c
E
FIRM
ROOD INSURANCE RATE MAP
HAMILTON COUNTY,
INDIANA
AND INCORPORATED AREAS
(SEE MAP INDEX FOR PANELS NOT PRINTED)
HUMBER PANEL SUffIX
CMMEL. an OF ... o2a
RSHERI,.TOMI Of ... lI'Z2II
fIOIlBM.Ll.atY Of __ 022B
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MAP NUMBER
18057&0229 . F
. MAP REVISED:
.
860 OJ' 45"
39.58' 7.5"
SCOTTISH BEND
I
LARISSA PLAcE
City of Carmel
180081
I
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...
NORTHWOOD DR
.~
Identified
1983
LEGEND
SPECIAL FLOOD HAZARD AREAS INUNDATED
.BY 100-YEAR FLOOD
ZONE A
ZONE AE .
No base flood elevations determined.
BaSe flood elevations determined.
Flood depths of 1 to 3 feet (usually areaS of
ponding); base flood elevations determined.
Flood depths of 1 to 3 feet (usually sheet
flow on sloping terrain); average depths
determined. For areas of alluvial fan flooding,
velocities also determined.
ZONE Aft. To. be. proteCted from 10o-year flood by
Federal flood protection system under con-
struction; no base flood elevations deter-
mined.
ZO"E AH
ZONE AO
ZONE V
ZONE VI
Coastal flood with velocity hazard (Wave
action); no bClS4;! flood elevations determined.
Coastal flood with velocity hazard (wave
action)j base flood elevations determined.
FlOODWAY AREAS IN ZONE AE
.ZONE X
OTHER flOOD AREAS
OTHER AREAS
ZONE X
ZONE D
Areas of SOD-year f1C?Qdj areas of 10O--year
flood with average depths of less than 1 foot
or with drainage areas less than 1 square mile;
and areas protected by levees from 10()....year
flood.
Areas determined to be outside SOO--year
floodplain.
Areas In which flood hazards are undeter-
mined, but possible.
UNDEVELOPED COASTAL BARRIERS*
t,': ,1
Identified
1990 or Later
~
Otherwise
Protected Areas
Identified
1991 or later
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· Coastal barrier areas are nonnally located within or adjacent to Special Flood
Hazard Areas.
....r--513-
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(EL 987)
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floodplain Boundary
F100dway Boundary
Zone 0 Boundary
Boundary. Dividing SpecIal Flood f;iazard
Zones, and Boundary Dividing Areas 9f Dif-
ferent Coastal Base Flood Elevations :Wfthin
Special Flood Hazard Zones. !
Base Flood Elevation Unei Elevation in ;Feet*-
Cross SectIon line
Base Flood Elevation in Feet Where Unlfonn
WIthin Zone--
.. Sevation Reference Mark
River Mile
--Referenced to the National Geodetic Vertical Datum of 1929
Refer to . Repository listing on Map Index
MAP REPOSITORY
EFFECTIVE DATE OF COUNTYWIDE
FLOOD INSURANCE RATE MAP
EFFECTIVE DATE(S) OF REVISION(S) TO THIS PANEL
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To determine If flood insurance Is available in this community, contact your
insurance agent or call the National Rood Insurance Program at (800) ~O.
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