HomeMy WebLinkAboutPacket 08-27-07
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UPTOWN PARTNERS, LLC
USE VARIANCE AND DEVELOPMENTAL STANDARDS
VARIANCES FOR SINGLE FAMILY, DETACHED
RESIDENTIAL COMMUNITY
Docket Nos. 07070044UV through 07070052V
City of Carmel
BZA Hearing 6:00 pm - August 27,2007
Applicant: Uptown Partners, LLC
c/o Justin Moffett 966-2023
Engineer: Weihe Engineers, Inc.
c/o Jim Shields 846-6611
Attorney: Nelson & Frankenberger
c/o James E. Shinaver 844-0106
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TABLE OF CONTENTS
1. Explanation
2. Aerial photograph of real estate depicting general surrounding area and closer
aerial photograph of real estate and immediately surrounding area with site plan
superimposed onto aerial photograph
3. Proposed colored site plan
4. Proposed black and white site plan, preliminary plat, street detail plan and lighting
plan
5. Proposed building elevations
6. Carmel Zoning Ordinance Use Chart depicting permitted B-7 types of uses
7. Proposed Findings of Fact for Use Variance and Development Standards Variance
Requests
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EXPLANATION OF USE VARIANCE AND DEVELOPMENT STANDARDS
VARIANCE REOUESTS
Uptown Partners, LLC ("Uptown") is the contract purchaser of a parcel of real
estate that is approximately 6.059 acres in size. The Real Estate is located east of and
. adjacent to Guilford Road and the common address is 531 South Guilford Road.
Included behind Tab 2 of this brochure is an aerial photograph that depicts the subject
site in the context of the overall area and a second aerial photograph that shows the real
estate in the context of the immediately adjacent parcels with the site plan superimposed
onto the aerial photograph.
West of and adjacent to the real estate is an existing apartment complex and south
of and adjacent to the real estate is an existing condominium development. To the east
and north of the real estate is a single family, detached residential subdivision. Currently,
a church exists on the subject site.
Uptown has filed a Use Variance Request and Developmental Standards Variance
Requests in order to develop a single-family, detached residential community. This
community has been designed for the empty nester demographic and. for buyers who
desire to "scale down" from their larger homes into a ranch style, main level master
bedroom residential product. The proposed homes are anticipated to have an
approximate base price range between $250,000 to $275,000. All homes will have
patios, as well as a potential option for screened in porches. The homes will also have
the potential option for basements and/or lofts to provide additional storage space.
Further, the homes will have 2 car garage capacity and the driveways are designed to
accommodate parking for 2 cars.
However, the parcel is currently zoned B-7 Business. Included behind Tab 6 of
this Brochure is a copy of the Carmel Zoning Ordinance Use Chart that highlights all the
permitted B-7 types of uses. The types of permitted B-7 uses that could be developed on
this parcel include, but are not limited to, multi-family dwellings (such as townhomes,
condominiums, and/or apartment complexes), clinics or medical health centers, general
offices, professional offices, pubic service facilities and water management use facilities,
general retail sales, general service uses, dry-cleaning businesses, financial institutions,
wholesale sales, and restaurants (without drive-thru food sales).
Based on the residential uses that surround this parcel and in consideration of
developing this parcel for an appropriate use that will not negatively impact the
surrounding residential development, Uptown desires a Use Variance to permit it to
develop a single family, detached residential community targeted to empty nesters.
In order to adequately develop the site for such a use, in addition to the Use
Variance Request, Uptown must seek variances from the required developmental
standards that apply to B-7 commercial/multi-family development. Stated differently, the
B-7 standards that govern the development of the site do not permit or even contemplate
single-family, detached residential development. Consequently, in order to develop the
site for the desired and preferred residential use, Uptown is requesting the following
Developmental Standards Variance Requests:
a. Docket No. 07070045V - Minimum Front Yard - A variance from the
required minimum front yard of 40 feet to 15 feet.
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b. Docket No. 07070046V - Minimum Side Yard - A variance from the
required minimum side yard of 10 feet to 3 feet.
c. Docket No. 07070047V - Minimum Aggregate Side Yard - A variance
from the required minimum aggregate side yard of 25 feet to 10 feet.
d. Docket No. 07070048V - Minimum Rear Yard - A variance from the
required minimum rear yard of 30 feet to 18 feet.
e. Docket No. 07070049V - Minimum Lot Width - A variance from the
required minimum lot width of 100 feet to 40 feet.
f. Docket No. 07070050V - Minimum Lot Size - A variance from the
required minimum lot size of 5000 square feet per multi-family
dwelling unit to 3350 square feet for a single-family, detached dwelling
unit.
g. Docket No. 07070051 V - Maximum Lot Coverage for Multi-Family
Dwellings - A variance from the required maximum lot coverage for
multi-family dwellings from 40% to 50%.
h. Docket No. 07070052V - Areas to be Landscaped - A variance from
the required 30 foot landscape buffer to a 10 foot landscape buffer.
Despite the number of variances that are set forth above, Uptown is only seeking
these development standards variances to develop a community that addresses the needs
of the empty nester demographic - a demographic that prefers smaller lots and ranch type
homes with main level master bedrooms. Again, the applicable development standards of
the B-7 zoning classification would prohibit this type of community absent these
variances. Uptown sincerely believes that its proposed development is more appropriate
and appealing than what the current B- 7 zoning would permit. Uptown also anticipates
that the adjacent owners would prefer a single-family, detached residential community
compared to the potential uses that are permitted under the current B-7 zoning - uses
such as restaurants, retail sales, etc.
Included behind Tab 3 of this Brochure is a colored site plan that depicts the
contemplated layout for this community and behind Tab 4 of this Brochure are the
development plans, primary plat layout, street detail and lighting plan. The site plan
anticipates approximately 21 % green space, including the pond area. Included behind
Tab 5 of this Brochure are the proposed building elevations for the types of homes to be
constructed in this community. In addition to the Board of Zoning Appeals review
process, this project is also required to appear before the Plan Commission for full review
of the site plan, landscaping, home elevation design and the other review elements that
the Plan Commission typically undertakes for this type of project. Considering the
comprehensive review of the Plan Commission and its Committees, Uptown is confident
that it and the Plan Commission will insure that this is a well-designed, quality project
that the surrounding owners and City will be proud of.
We look forward to presenting this matter to the Board of Appeals at its August
27th hearing.
GUILFORD SITE
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SCALE:
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500
1" =1000'
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1000
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2000
PREPARED FOR:
Uptown Partners, LLC.
135 8th St. N.W.
CaT"TTWl, IN 46032
TELEPHONE: 317-966-2023
FAX: 317-580-9596
CONTACT PERSON: Justin Moffett
August 16, 1007
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I!m WEIHE ENGINEERS INC.
10s0s NOImICOUJ!GB AVBNUB
INDIANAPOUS, INDIANA <t6UO
WWW.WIlIBIl.NBr
317.146.6l111
FAX317.u10546
'rol.LFJUlBlIOO.4S2.64Ol
I' AllANH. WIlIBB,.P.B. LS.-PJUlSJDENT
CIVIL ENOINEEU LAND SUJlVBYOU l..\ND8CAPB .ucHITBCI'S
DUE: DECDlIlElt 7. 2000
GUILFORD SITE
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PREPARED FOR:
Uptown Partners, LLC.
135 8th St. N. W.
Carmel, IN 46032
TELEPHONE: 317-966-2023
FAX: 317-580-9596
CONTACT PERSON: Justin Moffett
AUGUST 16, 2007
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l!m WElliE ENGINEERS INC.
317.146.41611
FAX317.1410S46
'roU.FIUlB lIOll.4S2.64OI
10s0s NOlmICOlUlGIl AVENUE
INIlIANAI'OUS. [NJ)IANA 46210
WWW.WBIII1I.NBr
AIl.AN H. WIlIBll" PJ!.. LS. .PlUlSIDIlNT
avn. IlNOINBB1t8 LAND SUllVEYOlUl LANDIlCAPE ARCHlTBC1'S
00\1E: DECllIIIOl 7. 1QCMl
GUILFORD SITE
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LOT 55 t
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/.OT 56
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PREPARED FOR:
Uptown Partners. LLC.
135 8th St. N.W.
Carmel, IN 46032
TELEPHONE: 317-966-2023
FAX: 317-580-9596
CONTACT PERSON: Justin Moffett
March 8. 2007
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[!;m WEIHE ENGINEERS INC.
- 10505 NOImICOLUlGIl AVBNUB
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Preliminar);' Plat
GUILFO~ SITE
531 Guilford Rd
46032
Carmel IN
Theilppiiccrit....hfollowlngchowelopmentstDMordl'<lCJl'iataGppl'Oi'UlIOftd~l_oppr1Mlb:: ,
Section 18.01 Pwnnlt!ed u..: Appicant..... 0 .. VOlioncI from YuttipIt FcmiIy 0weIinQ tp Sir9a fomly o-IIing (deIclc:Md).
Section 18.04JJZ IIirimurn frunt Yord; ~ -.la: \l:I dlonge the minirnwn fRlnt ,ord frarrl forty (40) f. to on.., (IS) f__
Section t8.M.OJ ~"""" SiGIt Yon!:: AfIpliccrnt ... tD c:honge U. nWWnum IiOe ~ hum t.\ (10) ,. to ttvM (3) f...
Seetion 18.D4.CK tinimum AQ9nlgcrte d Side Yn: ~ieant seeks to change the minimum CllJ~ d side yorU fTQnI tRmy-fwe (25) t~ to ten (10) feet.
SIdion taDU:6 ~ bar Yard: ~t .... to choltp Uw ~ mil' JQI"CI from thirty (3D) l.-t tD ~ (18) t.et
Section 18.04..06 Minimum lGl W"dth: Appkorrt ...... to chonge h rIIinimurn lot IIidth from one hIIndNcI (100) ,. to forty (CO) ,.
Section 18.04.07 IIInimum Lat Sim: ~icant -=ek:s to change the minimum lot size from "we thDuIond (SOOO) sqIlr:n feet per multipIe-fornly choeIling unit to thirty-ttlrec hIndred
and fifty (3350) IIQlIlft ..... "" linp-.fomily ctwIIinG rri.
s.d:ion 18JM..D8 Ucmmurn la.t ~ for ~ o..Iing&: At:Jpr1COftt .... to change the mca:imum tot. ~ far rnuItip6e fomily chdings from forty perant (~) to
"'(001).
Section 18.D6.D2 Areas to be lDndscaped; Applicant ~ to change the ~ thirty (30) fod: Ionctsc:ape buffer to 0 ten (10) foot klncIac:ape buffEr.
Section 28.02.02 B. On C'.arnw Lota tbat en Lob of AaaInS, the buIIcIcltMe: Lat W'1CSlh connot be rwduc:ed to
... Ulan ~ (28) fMl. tIlc.pt that tt-... be 0 Sidt Yord of at Most fW (5)
l_otan;-.chSideLot Ur., ~.....t:orwduC....)'lIrdt:ottu'M(3)'-l
26.04.02 ....,. J1qUiNd, perimeW ~ IhaIl be \oc:Gt.c ~ the iron\, .. oncI ria' krt linn of 0
Iot/~ ond ... extMd U. .,... 6engttI d h front. .... one! IWOI' lot .... Lot 33 will ... 0 10' lundKope bufMr ~ on tht kit.
SubdfrisionConlnllOrdinance.
8.&01 lhe n.tuIIatbl of "--foot (5") ~ tI 011 llUbdhlllons wntw. U. enu... jIl'WcIdIond CQCI of the CofYWnIabl IhoII be mondotcry, ... adewallcs being r.1rlaI<<t ~ botti
... of the .... in front of 1M PmcipaI Buicing in oc:ccrdonc6- with h cumnt dondc:rds of Uta al, of CormI:I, ~ -"s to twnoe IIidewob in h molt! entrone. sUwrt
ond fnlnt of buildiftp. ~ pan.
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IEXISTING ZONING - 87 I
ITOTAL ACREAGE: 6.08 Ac.1
WIDJQ
D.&U.E.
V.W.
S.E.
S.S.P.
ESMT
ASPH
I.E.
DRAINAGE AND UTILITY EASEMENT
VARIABLE WIDTH EASEMENT
SANITARY SEWER EASEMENT
SANITARY SEWER PIPE
EASEMENT
ASPHALT
INGRESS/EGRESS EASEMENT
SCALE: ,. - 30'
I PARKING SUMMARY
INTERNAL STREET - 11 SPACES
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TOTAL:
11 PARKING
SPACES
LOCATION MAP NOTTOSl'Al.E
* PROJECT LOCATION
SCALE: 1'-500'
* PROJECT LOCATION
LAND DESCRIPTION
,
Pert of the east holf o( the southwest quarter of Section 25, Township 18 North,
Range 3 East, being more particularly described as follows:
Beginning at the southw~st corner of soid tract and running east 30 rods; thence
north 534 5/6 feet; thehce west 30 rods; thence south 534 5/6 feet to the place of
beginning, containing 6.059 acres, more or less.
PREPARED BY:
WEIHE ENGINEERS, INC.
10505 N COLLEGE AVE.
INDIANAPOLIS, IN 46280
TELEPHONE: . (317) 846-6611
IDATE.' JULY .20, 2007
IREVISED: AUGUST 7, 2007
PREPARED FOR:
Uptown Partners, LLC.
135 8th St. N W.
Carmel, IN 46032
TELEPHONE: 317-966-2023
FAX: 317-580-9596
COlv'TACT PEir'sON. J~tin Moffett
US/B- REBAR wi CA~ MARKED
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NOT TO SCAlI:
* PROJECT LOCATION
PERMANENT BENCHMARK
Top NNW hex nut on fire hydront in the northeast quadrant
of Guilford Avenue and Emerson Rood (hydront is located
1175' North of North property line and 30' East of the
centerline of Guilford Ave.
ELEVAnON - 836.77 (NGVD 1929)
Note: The above Bench Mark was established from the
followng bench mork in May, 2002:
u.s.e, & C.S. Standard Bronze Disk stomped "X 42 1934"
set in top of SW corner of concrete foundation of
semaphore tower 8-167.8 located 195' north of the
intersection of S.R. 234 and the Manon RR and 11' eost
of the east roil.
[LEVATlON - 829,23 (NGVD 1929)
TEMPORARY BENCHMARK
TaM #1
Mog nO,i! set in North sid~ of utility pole #300-1?.3 opprox
"IT'S THE LAW" 30 East of pysicoJ centerlme Guilford Ave. &: 260 South
.< W:;FcKJN:; 04:'$ lEFOR~ YQU Of'; 1 of North property fine of site,
i-800-J8J-=544 I ELEVATION - 842.66 (NGVD 1929)
~.:. TOLL f1<!Z
PEE INlllol.N.>, STAT:: LA" I: 6-1-2(0
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Preliminary Development Plan
GUILFORD SITE
531 Guilford Rd
Carmel IN, 46032
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i :: '~\'-li II,o.no' I;f~:';"oo',~ ,~JD', ---1-1:: ,I, Ii 7,0' _ _"~ 0" I~!I . ;~~J:" I
I ~ l h - j I / ~~r --" ~~~ ::=~. ,~o ,1 , : · -,.... -~.. 'K :v....^,,::::.. i
I ~II ..' I ,/""^"" - ~- - - I: I,. JI1YA1II~ Ii ~ "I' . I
III, I I ~I ." \ ,- \,;""-'- · " r · ~ I WILSON'S VILLAGE I
J ,o' ,aD' ." NINTH SECTION
II I ," , . r~;"""" - I ~l PB.J. P112-113
::: I 26 i 1 Ii!' ;, ~c. L FENCE CORNER IS .,. LOT 57 I
- ~ r - I~ fAST OF UN[
I 7.~, j J . I i I IDR~' PlJoll I
.. 4 \ 27 \ ~D'J ,\1 ~i ]::~~,:::EISAPPROXONLWE I
7.10' J.o~ ' '" ,9_ '. 'I I ~~,' !f~ 11 69' ~II'
~ J' ~ , \ - '~'.!' ~ '" ~
i 28 \. ~-lD'i I.. ~;, 1 LOTS8 !I
f i / ~~{1,'1 J1;,,, SI I: I , .! ! / 171/5160" F i~, ; '~\~~/i i f l II~~~";"II :
II/; ~ 1.(
~ 1
,
I 14 . I' HEW II
, ~I 'lj1 I,. , ~" I t~ I " . \ ..~ J,.._,:~,::"""" I
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J f, . ~'I IT 1'1 i I - ~ ~ ::':::. R i
ii ! t!~! !I~! II! I~l ':!,;rl' 11\ !U1', _ 12., ~;" O;;""-EE:.....~I. '"~2 r T ~i~' :~-'-II::':;.""I' i ,
L : .1,..,., ~OAPJ;O~"'T..~~l T...;. ~ill, ~ull- '1,.0' r, 10' lL' ....,,' lliD' f- ',: I " 'a ~~az~ ~ \ t ~ r 11- ~Wo'~N3. ~";~~~'f,~"L_LAGO:.,,_ '_ "2TiD' I
' . . - BY OTH9!S) ..,,~, r rl -Q-EAST UNE JO:Eu ,QECORD L2" PAo' 3p' I
[ ,.f I ~o 70 1 - - - .f i
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" N, i ~I, : '. .," ". ;. ....---7// / "~VC~[.."^""':'I~O"1T!'-!\"OOL3,CR'C-'O"-;;;""",:/,~,C,;:~iC"' '..<< ,., ~ I ::\V ,\;.' ',.';" ;.:';'"",."0'''''00'"'20,,
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,':c",O' /, "?r 2"'>_ : i \ ~. t"~~-'Nr.o!~J!IA'O,~~'~\ ~ ;;;:'~ON ARtA/ BUFFER i ... ,c~>;C~"~ ,".: 5 Wo" ;;.- 1 ~O BUFFER/lANCSCA'E "'S"~~I'"" '" ",,,~~j,_~, _ _ __
'co';: :.". -..:;, ~,<:"",_, '", -'.=-'-T ,~"' '" ".... , _j .... ,,'
,"y -=:-=::" ,.:,:,;,;~!~,/-!.....~. :_-",: 'S:,,~':"C""_':";;;:":"\?0! /\'"" I,.., .' .
Legend
~=---= STORM SEWER (RCP)
1 SANITARY SEWER (PVC SOR-35)
/8" 0.1. C350 WATER MAIN
s::A1.E: 1- -= 3V'
f'~"~-~ 3
o 15 3C ,60
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!!EJDll1OIl _ CIIIISS SECIION 'A-A'
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B) ~~;~ur~CI;~" o~~~I:e D~O t~he~ ::r~~~ir~%e~~~!!~;C~~C~ ~~li~: ;~~~ r~~~I;~'7n :::':.
r"::n-:cc:ot::nc~ ~f :n: "cr~ or ::tr.:' r:m!!=i~$ cutlinee .:: :II;'; ce"::;.,
:)Workmensl'lia, n'lCtenoit o,:a qua:ity.::I ~e wor~ ccmoleleo:;noU CQnTorm \0
l!'le 2;::05 Slonoord Speeihcctions 0: tile lr.cio:'lo !)eoortm~t Of
Trcr.S::Otl~tian (hereinafter reltrreo :Co os ~t:3nccrd Specii!cClicnsl. "~ce:::
..nere oevio!Oens ll!'e a~owea nere.!). ,;r voricnces ore qronteo.
O)'Nhere the minimum standards ot any otner governmental ogency novinc;
concurrentjurisOiclione"ceectl'lesestonoQrds.ihehi9nerslQnoQross11011
opoly.
E)lf any pian or other note .cr soeciliccti:m on tile CpplQlled cOl'ls~nlction
documents exceeds the mlMlmum stonccrcs cf tnis pQlicy, lhe hIgher
stcn:!crdsshollooPly.
f) ~~~~;;;'c~~~t~~~';r~,:';,,:;~~ll ~:el~~~.s~i~~~r c~lci~~;;~~:n~h~s a~~~:u~;;~n9
petilionslo appropriate gaver,!inq caales forvononcn for alternatives ...h,cn
can tie supporled tIy OdYllMCes in technoloc;y and cre cpprovecl by other
ogeoeies w!lh ccnt\lrrent jurisCiction.
G)AII work sholl comply with the requirements of Seclion 105.03 ot the
StondordSpecificotions.
H) For the purposes oi this poJicy. where tl'le terrn Engineer is used in this
policy and the StOMore Specifications, i\ sholl mecn:
0) ~~~~e~';~~~~~~~~e S~~:~ ~~ ~'::m?:r:m:;t~~~9;;~ ~~~~r
mey De retained to represent the Cily 01 Carmel.
ii) The Homilton County Highway Enc~ineer. sloff 01 the Hom~ten County
Hi9hwoy Deportment. other personnel employed by Homillon .County, er
authorized oge-nt(s) ttJat may tie retained to represent HamIlton County
HiqhwC)', depending on Ihe location of Ine work
1)......lhorilycftlleEl'I9ineeroverthe...orkshellbeperSection 10:).01 o:lhe
Stondord Sp<<ificoliorlS
J) Prior to commencin9 lhe work, the Conl.l"Qctor periorming ,the work sholl
contact the Engineer to SChedule 0 pre-censtf':lcl,,:,n meetl.n,:! te review the
Enoineer's conslfuction rC<l1Jirements, stott notilocot,on re<!u<rements. reou"ed
insPections tor certain stages 01 the work and to revie.. the cutnerit,. of
Ihe Engineer os it relates to the wor\<. .'"
K}Under no circumstances. sholl work subj",: to the stondonjs estCtllished by
tIlis policy commCllce WIthout obtoin'ng approved construCloon (ltow,ngs by
tile City of Carmel Deportmenl of Engineering.
2)Foundotion
A) General
i) This ..on. sholf consist of Ihe ccnstruction/preporolion of.the. foundation
in accordance with Section 105.03 of ihe 510nclcrd 5peciiICotlons
B)E.covction ond Embankment
i) Prior 10 beginning excavation one embonkmenl op!!rnlions. 011 necessory
c1eoring.qrubbing, scalping and. topsoil slrippinq ondsubseque nt .
OOckfilling for removeo items l'I,thin the stope stoke lim.ts SI'IolI tie
performecl in occaraonce ..itl'l 5edion 201.03 and 201:04 of the !itcncord
Speeificctions. All topsoil. vegetclicn. roots. stum~s. fnoble and deleletious
moteriol 51'1011 be completely removed within Ihe limits of lhe slope
stokes.
ii)Excovctions
(1) After excavation operations. 011 spo"9Y and ~e.lding maleriol thol does
not readily compact Shall be removed from Wltl'lll'l tne slope stOke
limits and the resulting void sl\cB be ref,lled....tIl $\Oitoble mOlericl and
compacted in occordance with Section 203 01 the Slondoro
Specificotions.
(2) Arty pronounCed depressicns l'Iithin the slope stok.e limits r~lt;ng
after excovaticn operations $11011 be ref~1ed WIth sUItable meterlQ! ond
com~cted in accordance with Section 203 of the Slondord
Specifications
iii)Embonl<ments
(1) Em\lQnkments sholl be constructed in accordance ....th Section 203 of
the Stondcrd Specificotions.
(2) All spangy one yielding material that. does. not reodily compact snail
De remoYCd from ...ilhin the slope slo~e limIts prill!' to embankment
operations.
\31 AllY ptunuunc..a <jepreSsiOtlli within Ihe siope sio~e limits resulting
otler clearing. 9rubbirn;. scalping and toPSOil removal ~holl be. refmed
with Suitoble moteriol ond compocted in accordance w,th SectIOn 20.3
of the Standcro Specifications prior to embankment cperotions
(.) Prior to the constn..ction 01 any embonluTlenl. tile original ground
surloce within the limits 01 the slope stokes sholl be leveled ono Il'Ie
upper 6-inches shcll be compacted in accordance ...ith Section 203 01
the Standard 5pecilicotions
(5) EmbonkmCllts sholl be shaped 10 be ..ell drained and sholl be
protected to prevent erosion.
(6) Loo:!e depth of each embcnkment lift.. finel compacted ~epth,
comp.cction method and CompactIon requirements shon be In
accordance ..ilt! Section 203 o~ Ihe Standort! Specifications.
C)Seil Subgrodes
i) Suborades shoU be prepared only after the installation 01 on uti~lies ond
subsurface drains indicated on Ihe approved construction documents to
be locoled under the ;>evemen\ are completed. Trencn bocH~lin9 work 01
these ;nsioHclions snell be in accordance wilh the City 01 Carmel Trench
Bockfillingspecificotions
ii)The subgrcde shell be silooeo to the.required.grooe 0010 sections. iree
frorn all ruts. corruqotions. or other ,rregulcritles.
iii)The subgrode s!'loll be uniformll' prepored. compacled and approved in
occordcroce ...ith Sections 207.02, 207.03 and 207.0-4 of tile Standard
Specifjcctions.
iv)SubgroclesshallbeinSpect!dondopproYe(jbythe.Enqil'\eerbelcreony
09gfe9ote Dose 01" hOl mix asphalt pavements ore constructed. A croofroll
51'1011 be conducted in occordonce ..ith Section 20.3.25 of Ihe Stcnaoro
Specificotions. Unacceptable orea:s snoll be corrected to the sotisfoclion
of the Enqineer befcre any oggreqote bose or hot mi. osptloll povmg
operotions commence.
v}At the discretion of the Enl}ineel, SubgrQde that tlos sClislactorily passed
o proolroll. but remains uncover.ed fOl" c period o.f 14 colenoor aoys
prior to placing stone or IS. subject t~.o meosuroble roin,event pnor to
plaeirl9 stone. Shall be SUOlect to alkMloncl proof rolls pnor to pk::cement
of the AqgregOle Bose.
O)Existil'l9 Pcyement
i) Willing of exislir:g pavement sur/aces shell be in occoroonce with Section
306.02. 306.03. 306.05. 305.07 ond 305.08 01 the Stcnocrd
Specifications.
ii)locolizeC ..-reok orees of the existing pa'em~nt see:ion unco,,",:re-:l curinq
the m~(r19 process SI'Ioll be repaired in occerdonc~ witll SectIon 304.02,
304.03.304.05 or 305 oi the Slondord SpecificatIons
iii)Priol to opening milled areas to trolro~. the milled oreos snell be cleaned
of 011 mOlerio!. debris cnd aust resulhng from the operation.
.
I
! ~
1m
iv)l.lilled orea.s tnot remain cpen 10 trollic 101'lger th~n those times
stipulated," Section 306.05 of th~ Stondoro Speclflcotions s!'loll ce
subject to. liquidatea carnages outhne<! in Section 306.05 of tne .Sloncord
Soecificetions. The Contractor sno~1 tie responSIble tor payment 01 [nese
f:quidoteo domoges
.;.) ;';;"";:Ie 3c~es
;.1 Gec,ec:1
~s ~o,. ,-: ~';~.si~: ;' ~:~::t.: ;: ;c""::~:~': :~:r,):;:.':e .,:', ~ :'e~:re:: :~ii
:u:;::r:oe it, :::::oc:::=~:e'.;:~. ;;e:::ict. .IJ:::.':.;. ;.: ::-.e -::::,.,:::::r;; ~=e::,j;;::.=~::
~j ~~J~~~~~\:~~~~i;:.~~~r~:'s s::ail ce i,., a::==rccno.e ~ilh ~ec1'=" ~:)!.:2 ::.i th~
",) :~;. ~:~~i~~1 ;~~il :.~\.~:t~;~~c;~C~c~ciT.~~r~~~. ~~;re;C'.e .:lr=c~:er il'\ cc:::rCOl'ce
iv)The Aggre-gcte Sese mcteriol sncll be hOndleo 01'10 ~rCl'\se::rte:: :c. one on. the wor~
site in 0 mcnner 1hel ."l'lin~miZes se:jre:jc:,,Jn end mo;st1,lre ~:lSs.
,')I\9!1lelpte acses shoil be cons\rt;cted en oreeored loundolions o:,d to ~hicl<nesses
eQuol or 9reater than those in~icoted on the approved constructIon .:locuments.
3)Ter:1perolure one Seasonel Limitations
Ii The Aqgregale Bose snoll be placed in oc-::ordance4ilh the temperature limitations
of Section 301.04 01 ;he Standorc Specif,cotions.
ii) Fro~e" me:eriol ::noll ,..C( lle plcce~
iii),l,qgregote Bases must be Dleced and pess proof roll p~ior \~ Novem:)er 30 in oroer
to 0110.... paving in accordance ...ith Section 4C(iv} of 1tI,s collcy.
::)Preooration
i) llle prepared founootion snail be free fram obiectionoDle or foreign moleriols at the
time or placemeM.
0) The subgrode shell be sub j<<t to additional proof rolls ~n accordance ...ith Section
2OJ.26 of the Stcndord Specifieotions just prior to plaCIng the Aqgregote Bose on
Ihe subgrode in OCCOrdOnce wilh Section 2C(v) o.f this pOlicy. unacceptable areas.
shcll be corr<<ted to the satisfoction of the Eng..,.eer before ony Aqgreqote Bose IS
pieced.
D)Spreooir\9 ond fini,hing
i) The Aqgre90le ~os! shell be spread in accordonce with Section 301.05 ef the
Stonoord Speciflcol<Ons.
;i) lhe Aggregate Bose Shcll be comoocted in :lccordonce with Secticn 301.0601 the
!itondord Specificolions.
iii)SubSe<luent poving courses shell be ploced over the A9gregote Bose ...ithin 14
calendar days. A99reoote ~ose:!; ihot lay exposeo for a perloo 01 time 9reoter thon
14 calel'\dor doys or -expenence 0 measurable raIn ev~nt prior to the placement of
sutlsCQuent povin.g courses Sholl be subject 10 ~nspechon and acceptance Ol' ~he
Engineer. At the discreiion of the (r19ineer. odCltiono! DrOOl rctls may be reoulred.
4)Asphell Povemeni
A)Cenerol
i) This work sholl consist of plocing one or more courses of bo~, i~termedicte. Of
surface hot mix os.pilalt (HMA) mixturcs on a p'repored foundohon In occordonce with
Section 105.0301 the Standard Specilicaticns.
ii) HMo!. bo$!!. intermediate. or sudace mi"tures Sholl be constructed 011 prepared
foundctionsand to thicknesses equal or greoterthcn thoseindiC<l tedon tt\e
opproved construction documents
iij)Moteriols used in the production of tne HI.IA mixtures shell be in accordance .,;th
Section 0401.03 of the Stcnoord Specificotions.
iv)Equipment for HlAA operotions. includin9 but not Ilmited to ptoduc~ion. .
houling/tronsportotion. Ioydown. compaction ond mIscellaneous/anCIllary activity shan
be in occordcnce with Section 409 of the Standoro Specilicotions.
v)lnSlollotion of the full pavement section indicoled on the approved construction
docl,iments for the entire areu to be paved must be comoleled In the s.cme paving
season.
vi)Widenil1g operotions sholl comply ...ith the fOllo....'ng.
(I) The outside face af the e"covoled oreo shell be left as near.'>' ,,!rt~al os the
nature of the materiol w,lI permit and not wider loon the outSIde l,mits of tile
widening section.
(2) The existing povement adjacent to the widening area sholl be so...cut to 0 cleQn
edge.
(3) The sutlqrcde in the ...idel1ed area Sholl be compacted in occoroonce with lhis
policy.
(.) Widening mixtures stlon comply with lhe pavement s<<tion indicated on the
approved construction documentS.
(5) Compaction of the widening shall be in occardonce wah Seclion 304.05 of lhe
StornlCrdSpecificotions.
B) Preporotion
il The 1Iocreaote Bose ..hnll hO' .."hiA(".1 to oddil.IQnOI prO!)( rolls ;11 Q~~o":!<!w.:e ....ith
. Seclion' 263.26 of the Slonc:orU Specificotions just prior to plocing the H~ courses
in occordonce .nlh S<<tion 30(;;;) 01 this palicy. Unocceptoble areas stloll be
correcleo 10 the sotisfoction of the Engineer before cny pevinq operotions
commence.
ii) AU oi$plocement or rulling 01 tno Aggregote Bose shell be repaired prior to piecing
HMA mixtures.
iii)l.4~led ospholt sur/aces sholl be locked in accordance with Section .06 of Ute
Stol1Gord Sp<<ifications.
iv)Aspholt surfaces between courses sholl be tacked in cccoroonce with Section .06 of
the Standard Specifications.
v) ;;:m;:~~r=~~Ce~t~f s~~~~46~t~lrsil'l:~~~de:;d o~~:i~:t::s~ctures stlel! be IOck~
vijSurfQces on which 0 mixture is ploced sholl be fr~ from objecliOrloble or foreign
moteriols 01 the lime of p1ccemen\.
vii) TaCk Coct mat~iol snail be di:stributed ,~ith. eouipment meetil'\9 the requirements
ofSectiol'\ 409.03(0) of theStondortl SpecLf<cahons.
C) Weather and SeasOrIol limitations
i) HIM. courses stlall be placed w!'len the ambient temperature ond the temperotUle of
the surface on which it is to be ptoced is 45'F (TCl or above. The Engineer Sholl
delermine the cmbient temperature. There sholl be no provi$ion iar low temperoture
compeclion allowed by S<<lion "02,16 of the Stonoard Specifications.
ii)No mixture shall be ploced on 0 frozen subl}rode
iii)Undcr no circumstances shall HILA, mixtures be placed belween December 15 and
March 30
i~)lf 0 foundation that is to receive one or m.ore courses of base. intermediate. or
surface HlAA mixlures is placed ond determined to be on opprove!! fOunaolian by
t!'le City pra 10 Nove:mboer .30. p1acemenl of HILA, courses win be allowed up 10
December 1:), provided that the ambient ond founooti?n surface lemperotu~e
complies with the requirements 01 Section 4C(i) of ihIS.pOli~y cnd the pOVI.l1g
contractor pay fcr the services of c fu.lI time const~ctlOn ,nspector ond..no shall
octcscnauU'IO(ized ogentoi the Engrneer. The EngIneer sno!1 selecl the
construclioninspector.
v) If the ombient ond 10ur'lClotion suricce temperature complies ..ith the requirements 01
Seclion 4C(i) af this .policy between AprU 1 ond Apr" .~~, HILA. course ~1lo11 tle
ollowed to be ploceo on cn opproved foullClotion provloed toot t!'le pavmg controctor
pev fll!' the services of 0 full lime conStruclion inSpeCtol 0010 ...1'10 snoll, cet os o.n
outr.orizeO: coenl 01 the::noineec The Engineersnoll select lhecon slruction
inspector. -
vi)The Enqineer reserves tne ri9nt to suspend, aU paving ooerotions. ~r. in tile opinion of
the Engineer. thl:JtDrevoilin9weotherc~jllonsand/orthecondlbon of the Subgrode
ond/or the Aqqreqote Bose may result In sUDstondord HUA olocement. spreooinq ond
finisning
i; ~.:,;.
$n'~1i c~ ~ -::~e~ ."~~n c" :::::;::"c::
e~".::.:r.e~,; ,~, C;C(lr::~.~t ~l:~.
,..'.'; :::ur~~ :.,
e: ;~~ ;;~,,~::,.::
I
Preliminary Developm~nt Plan
GUILFORD ~ITE
531 Guilford Rd
Carmel IN, 46032
I r
!IQr v.-I!~
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""" ! Ct<.,"'~'ec.;.r..\t ~I . -::
. . ,~.: 1--1..
1':1~,,~.lj
} ~~~~;~t~71 ~re :;~:;~'ll;tO (l~r;~e:ti n~~~iif\:~;~::;i;!U~~:!e4ii~c~.~~;i~~S .:!e~~;;~~~'t~~(l:~ ~:::~';.~ec
~. :Ieecinc f.i~J~ mi~lU'~ Sl1aU oe 'efllc':!!.: i~ ,;irec:eo.
iii.'!'!1 .;:reo~ snowing an excess o~ c=iiciencl' 01 tljnaer snail be rem:!.ted on:: reD.c:e~.
iv'l:.!l hMA mixtures thet :lecome loose JI'\C :lrcken. 'I'Ii'ec ...ill1 air!. cr is in en: '/oIcy
eereClive ~1>O'I:le remove::: cno replOc~.
:::) ~oints
i) Joints snell conform 10 the reaull'ements oj Seclion .c.Ol.15 01 the $tonaora
SDecificOliens.
F)Camooction
j) Tne riM:' m.otLlre SlIcll oe cDmoacted ....;lh. ~",ill.ment in oc::er:!cn:e.ntil Seclicn
':O~.03(0) et the Stenacra SoecLr;c:tlon~ ,mrr.e::IOleIY Clle~ :~.e m,~lu'e r.:!s Deen sare::c
onafinistleC.
;i)Rollersshollnotcouseunlluec!ispJoc~nt.croci<ing.or!hOving
5)lnSpcclion!
A)A!I motericls furnisned ond eaCh port or detoil 01 the work will lle subrect to insoeclion per
Section 105.10 of the Stonderd Specilicotlons fcr the purpose of ascertaining tllot the ..ark
is it! substanticl conformance wilh tl'Iis policy ond tile opproved constlucliol'\ documents.
B) The Conlroctor stloU notify tile Engineer 0 minimum of .a-hours in advance oi commencing
ony work s",bj<<tto the StOl'll!ordsesloblished by this policy.
C) The Controclor $hell sct1edule prooflolls ....ith lhl! Engineer 0 minimum 01 4a-hours in
oovcnce of such prooirolls.
0) Sampling and testing 01 motericls. ~quipment or construction work mey be required ot the
exoel1se oi ttle Contractor ct the dlScrellol1 of tile ::ngineer for tile purpose of oscenclmng
tno\ the work is in substcntiol confom'lance with this policy and tn! approV'Cd construction
documents. Sampling and testing Sholl conform to the requirements of the sections of lhe
Standard Specifications opplicable to the ponian of the wor\! susp<<ted to be
non-compliant or os directed by the Engineer.
E)Where tl1e Er'lgineer determines tnel is necessary to confirm complionce ...itl1 stonaords 01
quality or thickness, pavements shcll be :;oree (md tested at tne expense of the Contractor.
The overooe thicknesses of all courses must equal or exceeo the minImum. prescllbea by
the o"pro-;ed construction documents. and no single core sholl ShOw 0 defICIency greolel
i~~;~O~:: :ltthi;C:p~:v~"J ~n~;uc~f:;~o~:~~~~~.tl'liCkf\eSS Irom lhe paveme;t section
F)SL.Il:h inspections siloll not be construed to. relieve the developers' engineers or c~ntroctors
in ony way from !heir cbliqotions ond responsibifllies under their centrocts.. Soec,ficolly.
inspectiOfltlylheEnqlneer,QrbyrCloinedengil1eersortestingogencieS,S!'IOII 010.\ require
Ihem to assume responsibilities for the approved construction documents. for any
misinterpretation of the approved construction documents by the conttcclors during
construction. or lor the means end methods of construction. nar fOt- safety on the job site.
G)Work identified to not meet the requirements of this policy or t!'le op'proved construction
oocuments. unccceptoble ...ork, whether the result of poor warkmonstl,p, ~se a.f delective
moteriols. domooe through corelessness. or 01'1)' olher couse found to exISt pnor to the
final occeptcnce' of the wOl1l.. sholl be removed immediot!1y ond reolcce<l in on occeotoble
manner ct the Contraclor'S expense.
H)H Il'Ie Controctor foils to eomply tarthw;t~ with any order mode under Ihe provision:;: of this
suhsection, the Engineer will hove outhori~y to couse unocceptobie wor1< to be remeoied or
removed and replaced; to couse unouthollled work to be remQlled: ond to deduct the costs
from cny monieS due or to become due,
I) Work done contrary to inslructiol'l$ provided by tile Engineer sholl be con:sidered
unccceptoble and subject to immediate rerT\OVlll ond replocement in accordance with the
instructionsptOYidedbytneEl'I9ineer.
5) Acceptance
A)Belore occeptcnce of any ph-ose of construction. t~e Er'lqineer st>oll determine i: the
improvements ore in substantial complionce wilh thIS policy (except for any vollonces
9ronted) and the opproved construction documents,
B) T!'Ie EngiflH'f mcy, at his sole discretion. accept work thot is not in conformance ...itl'l .this
paiicy provided thot \he wor1l is bonded for 0 periOd greater than lhree years. The Engmeer
shall establish the e"tended bonding requiremCflt
1lO1t:!'IP[~DCI:If"OiIIro1l<lulEJ4Kf:sCl'
SWUla." rs ~!I'{CI'DJlONS.
'.ouPIMHCrsIQIiECOllI'tmOtllJIEJI,I/,1NC~
TYPICAL SECITON - ALLEYS
(NO SCALE)
:10. ~GR(SS/lHGR!.SS ~ASE\l[NT
C(JlC.00W0CK""':... 71=1 11--" ,t'--III--\I It:::tlc::::. t=
_~"S/JBSI.IIFACZ ' ~~~)
lJRAPfJlo; 7Rf:NOI1f'/ '-1#(/'. RJaD
ACGRCG.ln; PAIlEMCNT 6"
PREf>oUl[O SU8GRAOt: Pl.N:/CONCFIaF:
t.IOn::I'IP[~lo~roatcullD01Sor
stC\OlI06.1/a'!ilNlIIo'lPSPl;CIFOl'OlS.
"'lI.PMlCISTOfI(tollPI.Emllll(llEl'MN:st.\!iCIll
TYPICAL SECTION
(NO SCALE)
S'_/SJ STONE iJASE
ASPHALTPATIi
PAVEMENT SECTION
(NO SCALE)
"I
-i Oao'AConetol'
~1Ct5v~o;nct
'" "'If"'I'''' e~..
2'
Nom: FACt!; UAY B~ Ei4TTEnCl !O ::-A::ll.nATE SlIl' mR~IH:;.
CUR[ AU. OPOSr!l SUiU.&cr5.
'OA/.l?<;,'.SUllCIWlEl!EFOIlEP~:;CCNCR..<iE.
IOCIo:I)f_
CfTY OF CARMEL STANDARDS
COMBINED CONCRETE CURS &: CUTTER (TYPE m)
10-12
~
PIPE UNOERDRAlN
(TyP,icollnstollatiOfls)
Kim; ~ SIoWJ. CONf'ORW TO RECUIRE\ltHfS Of srcnON 906.11
or ST/.HOARO SPEcrF1CAnOt/S.
lNSTAlWION RECUlREDt BOlli SlOES (F PA\'OAENT wtERC: REWIRED
S'l'TH(ENG1HEtIt
aTY OF CARMEl:. STANDARDS
SUBSURFACE ORAlN
10-9
STORU SF.'IfF.R!': UNDER PAVRllF.'NT 5mF.WAIK PAVED lRr:A!,; AND WITHIN
~
BEDDING AND HAUNCHDi"C
Beddine end haunchin,r: for all reinforced. concrete pipe Inste.Ulltian, shall
be la slone meeUna; the material raquirement.s of the lHDOT. The mat.e;riel
shall be apprtn"ed by the City of Cllrmel Department of ~eenne at time
of illsteJlaUoD.. Bedd.i.ng shall be: placed in the trench bottom .uell tlult
after the pipe i. lnalalled to irad. and. line. there remains _. 4-iD~
minimum depth or maleMal beloy the pipe b&lTC1 .!Ind II. minunuJX!. of
:;I-inches below the bell. Fer pipe sizes 66-m.ohes and arler. the
minimum depth ol !:Dalerial b.lo.... the pipe barrel shall be 6-iDches.
Beddin, shall be pllleed to be uniform as possible. hut sball be I~el,.
placed Ul:l.compacled material UDder the middle lhird of the pipe prlor to
placement of the pipe. If lb. underlyiD( soil. of the trenob bottoll1 ar.
soft or yie1dini, the soil shall be undercut to such I. depth that when
repaired with 12 sl.Qne It will produce . uniform and stable foundaUnn
lloDI the entire 11l.Il.lllh of Ow pipe. Heunchiq shall be compact.ed in
8-inch maximum litts to not leu than 90% Standard Proctor Density tor
the entire depth at the material placed. The backtill shall be brouQ:ht up
evenly on both .ide. of the pipe tor the 1ull length 01 the. pipe.
Haunch.lng shall extend to the spl'inIUne of the pipe. Wuumum trench
..idth sllall be the outside diameter of the pipe plus 18-ir,,:hn.
FINAl. BACKFIU.
Final be.ckf11l 10r all reinforced concrete pipe installations unde.r and within
5-1eet of p&vl!ment or sielew.tk or oUler paved are.s anel tor all
installations within City Mlhl-o(-..ay shell be B-Berro. 'or Structure
Backfill n:l.eeti~ the mate.rial req\lirement:!l of the INDOT. ~e melerial
!!hall be approved by the Cllr 01 Carmel DeparUnel:l.t of Enjtneel'ine at time
at installetlon. Final b.e.cktlll sball be compacted. tn 6-inch nununum lifts
to not iess th.e.n 95% Standard Proctor Density lor the entire depth of the
meterUl pl.aced. Tbe baeldlli (or the top 6-lncbes of the excavation below
the start of the aurefl:ate sub-base of th.e pavement shall he No. ~3 Stone
meetloa the metcrial requirernenu: 01 the INDOT and shall be compacled to
not less Ulan 95% Standard Procter Density. Final Backfill for an
reinforeed concrete pipe insteUetions greeter than 5-leet Irom pavement.
sidewalk, other peved l:lI"e.., at the limit at City .rill'ht-of-...ay shall be clean
till material 1rec at rocles larger than 6-inches In diamear. frozen lumps
at 5011. 'Wood Dr other ext.eneous meterial. compacted In 12-inch meXimum
titts to nol less thll.ll 90:::; Standard Proclor Density ror the entire depth of
tbe excave.lion. The tIDal 6-inche. of the excavalion shall constst of
lopsoil
~>I '-~~;:,~s..i~ I
I ,..,,,...., I
~------,
NOTES: ImEGRAI. cuna WID'. amC.'lriE f'A'iEl.IEIH !;I'~. BL SlJItA=t !;H.tPL
CUR!:.lUEXf1J<.iDSUllFACES.
(lALlPEtl SUBGtlAOE: effQilE: "L4.C!~IG CQNCRtTE.
~OTES; !'ACts IIAY eE BATTERED TO fACTI"ITATE SUP rmnm.u.
ClI"RE.llLEXPOSEOSl.lRFACES.
OAl,lPDi St!8ClU.!lE: 2EFOliE: PV.Cmc::mom..
ScIto: lH"~ ,'-IJ'
5caIo::1H"_i'-(f
CITY OF CARMEL STANDARDS
CONCREit ROll CURB &: GUrrER
c.~ OF CARMEL ST ANDAADS
COMBINED CONCRETE C1,JRB &; CurrER (TYFE U)
10-10
jo..;'~ I
[. ..1'ry_;;1 :,
::- _ll=cIIr.l '
.1'-<rrr-......"......
1
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-...,j. ;;.:.-rc .\__UA.....T...~
\_",-" SootI'l'Uo ' 1
TYPICAL ~~~ SECTION
* THE S;>,l,Cr rormo THE CUIilI 5H'1l. Sf. flU!o ll'ITIi ~I.JITABU:
""lL'lIAI. TO THEI\EOOIRUl ELEVAnON N<<l COl.lPACiEllN LAl'tRS
NCTTaEXCfrot:moO'lli.
~OI'iBAS<:tJtaFlALLCt.lR~.S!:OE'WAU<S.ANODR~..s
SHAI..!. BE COlo/P....."iUl IN ,",-"C0ElDN.'Cf: 'frITH SEmON 2G7.c2 or
THESl~SI'EcmC\TICNS.
PLAN VIEW
~~
tu.w.:...:=.t
i-. ~ ~/~i -';
,~,
Section "8-8"
( ~i
J "'I!.
I
("~JriN.r:JlI'~
m.~:'~.;:a:'~c~~~,.
Seciicn 'A-A
~~.:,;~:-?:).\
t<.l.li.........
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Section "C-C'
"':".~~"'."'- ---
CONCRETE SIDEWAI..K
NOT TO SC1I.!
lYPE!
aT"'f OF CARMEL Sf ANDARDS
CURB :w.IP FOR fiANDICAPPED eEo__
''''"'
10-16
CITY OF CARMEL STANDARDS
s.."'OEWALX OETAILS
'0-14
I
WATER AND SEWER UNDER PAVEYF.NT ~nF.WATK PAVED ARF.A~ hm 'II'l'mN
~
BEDDING, HAUNCHlNG. INlTW. BACKFILL. 1
Bedcling. Haunchinf: and, lJ::IjUal backfill ~qwrements and compaction .tor
.e.ter mallUl, water se~ce latel"flll.. samtary maiM and sanitary ,eTVlCle
laterab shall be in aClcord&Il.Cle with the :st.e.ndard practice at the uUllty
lhat hl!l$ jurtsdicUon DYer the installation.
~
I.) SIDEWAlK BUILT WITH ORIVEWAY SHALL BE
1IIINII.lUl.4 'fl.rICKNE$S or 6" OR TH:CKN~SS OF
ORNEWAY. WHICHEVER IS GREATER.
2.) TRANSVERSE JOINTS SHALl BE roOLEO OR SAWED
TO A DEPTH OF t/4 OF THE WALK THICKNESS.
J.) THE SPN;ING Of" THE TRANSVERSE JOINTS IN
SUW.o.uc NOT TO EXCEEO 1.25 nuES THE: WIDTH OF
THE SlOEWAlK.
FINAL BACKFILL "
Final backfill for 'Water rnalwr, water len'ice laterllls. sanitary mains and
sanitary ael"'rice lalerals under and within 5-feet ot pavement aT sidewalk
or other pa..ed anlllll and for all lwrlalla.tion:s within Cfly rigbt-01-..ay !!hall
be B-BorrO'l" lor Stn.lcture Bacld"ill meetina the malenal requirements' of
the ENDOT. The material shall be approved by the City of Carmel
Departmell~ 01 Enginco.rint at time 01 installation. Final backfill shall be
compacted in 6-jnClh maximum lifts' to nat less than 95% Slandard Proctor
Density for the entire depth 0' the materiel placed. The becldill tor the
top 6-inches of the excavation belo.. the start of the aggregate sub-base
of the tlavement ,hall be No. 53 Stone meeline the meterial requ1rement 01
the lNDOT Ilnd shell be compacted to not len than 95:t Standard Praetor
Density. If the standard prllctlce of the utility thal hilS" jurisdiction over
the inst.allaUon ha.s II more IItrin&enl becld"ill requirement. the more
stringent requirement shall ao.,.em.
1.5'-HIoIAfl151Jf1F...a:
1'-HUA. flI Bl"lOER
J'-HUA ~O BASE
T-i'5J STONe:
YINMfU (;OVF.R FOR PI'P'" CRO!'i!'iTNC!,; WlTHTN CTT'I' RI(,;HT_Or_w~y
Fa: installation 01 Slorm Wains. Waler lIains. Sanitary Weins, Water Servie.~
l...aterais. Sanitary Sel"'ri~ l...aterals under City strH.t:s:. regardless of
jurisdiction or tbe uUUty. the minimum Clover from the top of the installed
pllvement to the top' 01 the installed pipe shall be the pllvement secticn
t..hie.knen (ail bituminous and aggregate material abo"'e the subgrade) phn
I-a'. bUl under no eircuIIl.ll1ances shall the cover aianl Ilny part 01 the
pipe lrom the final pavement elevation to the top' of the pi;>e be ,ies:s lha.n
2.5-ieet. If the st.andard practl.ee of the utility, thet hal JUMsdiction _lOr
tl'l.. installation hall II more stnngent cover requIrement. the more strmgent
reqUirement Shall govern.
Cover- height:!: for ~etc.!orced concrelc pipe starm sewer t.l::at are Ius than
tho.." reqUired will be evalualed on a case hy c;ue COndItion and approveri
only ...-ilh written permission by the city engineer
LOCAL STREET
PAVEMENT SECTION
(NO SCALE)
NO'!!::"~_CrJ6lio.fSor
VN{)!'S<uRN.DCO,g:::l;?f
VAJ/aAJNC}ASDlf" Plpa.f.v[SAf-'.:L
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PROJECT NO.
W07-0l34
"
LUMINAJRE SCHEDULE
&)'n'lbd ut:.I QIy ClIIllIua.......
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WM33 100S CR5
. ACS
Wall Lantern for Front Porches and Garage Doors:
6"W , 15 3/4"H , 8 3/4"Exl.
Cost aluminum powder coot finish
Textured gloss panels
Uses 0 100 wott medium bose bulb (sold separately)
Heat resistent porceloin sockel
Will not rust
UL listed
WALL LANTERN FOR FRONT
PORCHES AND GARAGE DOORS
STREET LIGHT EXAMPLE
-.- -
6-S1DED l.ANT(RN ONE lOO-W....n ClEAR E-
W!CLEAR PANELS AND -U5 HIGH PRESSURE
TYPE v REFRACTOR. SOOluu., vERTICAl.
BASE-UP POSmoN.
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Prepared by:
LightSOURCE
8719 Castle Park Dr
lndi.anapolis, IN 46256-1272
http://'''"'V\''w.lightsourceinciiana.ccm
Ph.....:OHice (3~ 7) 598-6900, >.:.1110;
:P);.-Offl:::e: (3i 7) 59E-G9iO;
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APPENDLX A: SCHEDULE OF USES
I' = Pcnnittcd
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay' Zones
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Type of Use J, J, ~ I~ ~ ~ ~ c:l 0 0 ' cP c:l
C. Residential Uses ; E E
lsulgle family Dwelling I' I' I' P I' I' I' I' I' I' I' I' P
I' I' I' I' I' E E
Ifwo Family Dwelling P I'
SU I' P P P I' P E
Multiple' Fa'iiiily"oweUing SU p P
I' P I' P P P
~s.'i~ b:;iling E E E E E
Mobile Home COllrt SU
I' P P I'
Allacbe<! Dwelling A A A A A A A A A A A
A A A A A A A A
Home Occupation A A A A P A A A A
A A A A A A A A A A
Residential Kennel I' p P E
Bcd & Breakfast Inn p p E E
Model Home I' P P P P P I'
A A A A A A A A
Guest House
A A A A A A A A
Bona Fide Servants Quarters E E
Boarding or Lodging House SU SU SU SU SU SU
p p p SU P I' ,I' I' I' P P P
...>Il] NursSi{etircmentfConvalescent Facility SU SU
A A .. A A
Private Swimming Pool, etc. A A A A A A A
( Office ~ SU p p P P P I'
SU SU SU SU SU SU P P P P P I'
. Clinic or Medical Heallh Center p p p P
I' I' P I' P P P
Research LaboratorY', Faeilily p p p P I' P I' A P P P P P P P
SU I'
General Offices I' p I' SU I' P P I' P I' I' P
SU I' P P P P
Pr\"lre~5inn~' 0ffic~ l'
Hospice p P
Training Facility
Page 1 of 6
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API'ENDIX A: SCHEDULE OF USES
I' = Pennitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Oycrlay Zoncs
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l Institutiooal n,p,' I
;; CllurcWrempJelPlace of Worship SU SU SU SU SU SU SU SU SU SU SU SU P SU SU SU P I' P I' E
Hospital P I' P SU P ... P I' P
Library SU SU SU SU SU SU SU SU SU SU P
Penal or Correctionallnsritution SU SU SU E E E E E E E E E E E E E E
Post Office P P P P P P P P I'
Power Generating Plant SU E E E E E
Public Service Facility_", .,' p P I' P I' I' P P P I' I' I' P P I' P P I' P P I' I' I' I' I' I' I' I'
Commercial Sewage or Garbage Dis-posal Plant ".'\ SU SU E E E E E
....
Water Managem",,' & Use Facility SU SU SU SU SU SU SU SU I' SU SU
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( Educational Usu~
:: School. T tade or Business P I' SU SU P I' SU P P P P P P I'
College or University SU SU SU SU SU SU I' ~ I' P I' I'
- Day Nurserytday Care I' I' SU P SU SU p p p p
Kindefj:artenlPrescltool . SU SU SU SU SU SU SU P I' SU I' P P P
SU SU SU SU SU SU SU .~
School of General Elementary or Secondary Education SU p E
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APPENDIX A: SCHEDULE OF USES
P = Pcnnitted
A = Accessory
"Blank" = Prohibited
SU = Spcciul Use
SE = Speciul Exception
E = Excluded Use
I'rimary Zuning Districts Old Meridian Zones O..erlay Zones
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Type of Use J: ,;" ~ ~ ~ ~ ~ en 0: ro en ro 1m ro :E " ,', "7 ~ <I) <I) ~ ~ r~
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( Retal: & Semcc U~
. General Retail SalE" ~ SU p P P P SU P P P A P P P P P P P
Lumber/Building Maleriats Sales( enclosed) P P P P P E E E E
; GenerafSeri'ii:e - P P P P P P P P P P P P P
Automobile Sen'ice Station P P P P P P E
AutomohilelBom Sales P P P P P E E E E E E E E E E E E
AUlomobileITnlck Repair {indoor} P P P SU P E E E
Manufachlred Housing Sales P E E E E E E E E E E E E E E E
Car Wash P P P P P E
Commercial Kennel P P P P SU E E E
Dry Cleaning Establishment ('W1th on-site plant) P P P P P E E
D;'Oeiiimg ~ti;nmentlWithout o~~~t~PJtint) SU P P P IP P P P P E
Equipment Sale"'Rel'air (indoor) P P P P .. P SU E E
.;, Fi~Ci8I 1lrStihi'ti'on ... P P P P P P P P P P P P P P
Automaled Teller I\lachinc (ATM) A A A A A A A A P A A P P P
Food Stand P P P E E
Funeral Home/Mortuary/Crematory P P P SU P SU P P E E
Recrealional Vehicle/Mobile Home Sales I' I' P P E E E E E E E E E E E E E E
Roadside Sales Sland P P P SU SU E E E E
Self.Service Laundry P I' P P P E E
S-:xuany Oriented Business SU E E E E E E E E E E E E E E E
Veterinary Hospital with commercial kennel p l' l' SU P SU P E E
Veterinary Ho~ita,,,,,thout commercial J.:cnneJ p p p p p p SU p P E E
Wholesale Sales . SU p p P I' P SU I' P E
Page 3 of 6
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AJ'J'ENDIX A: SCHEDULE OF USES
I' = Pemlitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay Zones
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Type of Use J, J, c:: c:: c:: , cO en cO 'cO IcO ~ !~ Ie! .'J . riS e; rIl rIl "'tl 0 ("3
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'-- ~ulturall Entertamment Uses ~
-.
An Gallery '~ I' I' I' P P P I' P I'
, An & Music Cent"r .. I' I' I' P 'I' P P I' P I'
Cami~;)~:Fnirs. Circuses, etc. I' I' P . SU P E E
Hotel SU SU SU p P P I' P E
Hotel (Full Service) SU SU SU P P P P
[ndoor Theater p p P I' I' I' I' P P P E
Outdoor Theater SU p P E E
Catering Establishment I' P P .'I!" I' P
i R~Sta~L without drive-thru food sales I' I' I' 1', I' Jp I' P P I' I' I' I'
Restaurant. with walk-up/drivc-thnl food sales I' I' P SU I' P E E E E E E E E E E E
Meeting or Party Hall P p I' I' P I' I' P I'
Museum p P SU P
Stadium or Coliseum p p
Tavern/Night Gub I' P I' P I' P I' P P E
( Industrial Uses ~
" .
Borrow PitfTop Soil Removal & Storage SU SU SU SU SU SU SU SU SU SU SU SU E E
He3\)' lnduslrial p SU E E E E E E E E E E E E E E
Sanitary Landfill. Junk Yard. Slavage Yard W SU SU E E E E E E
Light Industrial SU p I' E E E E
Storage and/(lT Warehousulg. Indoor SU P P P P E E ,... E
L
Storage andior W Mehousing. Outdour SU P SU E E E E E E E E E E E E E E E
Storace or Sale of Pctroleltm Products SU p I' P E E E E E
Coke O,cns,'B{io,;,~ Yilld;,.,.'KilnsjO~)l:n HeHnhlRia<;.! SU
Furnace p E E E E E E E E E E
Light MNlufncruring p p P E E
\.1inernl/S:mdlUraH:J b.'"lnction Opcnlt!OO:c'l SU SU SU 51) SU SU SU SU SU SU SU SU SU E E E E
Printin~/Publishing Est3blishrncnt SU p P SU P P P E
Storage/Distribution Facility SU p P SU SU E E
\Vholesaling Facility p SU P E E E
Heavy Manufacturing E E E E E E E E E E E E E E E E E
- -
Page 4 of 6
Spring 2000 v1
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AI'I'ENDIX A: SCHEDULE OF USES
P = Pennitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay Zones
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Type of Use IrA IrA , ~ ~ ,.:,. ~ en M en en M - ~ ~ 'j " , IcS cS ~ en lZl n 0 I ['3
,y ..!. <: ::::l ::> :r:
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Corrunercial Greenhouse SU SU SU P P SU SU E E E
Raising./Breeding of Non-Fann or Exotic AniIn.,ls SU SU E E E E E
Feed Store SU P E E E E
Plant Nursery SU SU SU P P SU SU E E E
Grain Elevator SU P '" E E E E E E E E E E E E E E
Ge~eral Agriculrure (F w) L P P P P P P P P P P P P P P P P P P P
Horse Farm P
r Recreational ~
Commercial Recreational Facility, Indoor P P P P P P P P P P P P E E
Commercial Re(:[eational Facility, Outdoor SU SU SU SU P E E E E
Community Center P P
CQuntry Club SU SU SU SU SU SU p p SU E
Golf Course SU SU SU SU SU SU P SU P SU E
Health/fitness Facility P
Private Club or Lodge P P P SU P P P I' E
Private Recreational Facility SU SU SU SU SU SU P SU SU SU SU SU SU P E
Riding Stable SU SU _. E
Park. Public P P P P P P P P P P P p: P p P P I' I' P P P P P P P P P
Shooting Ga.Uery P P P P E E E E E E E E E
(" Miscellaneous :-
Artificial Lake or Pond (non-platted) SU SU SU SU SU SU SU SU SU SU SU SU SU SU SU SU SU
f'eml.:'!("ry 5U SU SU 5U 5U SU SU SU SU SU SU SU E
Historic Site P
Page 5 of 6
Spring 2006 v1
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AI'I'ENDIX A: SCHEDULE OF USES
P = Permitted
A = Accessory
"Blank" = Prohibited
SU = Special Use
SE = Special Exception
E = Excluded Use
Primary Zoning Districts Old Meridian Zones Overlay Zones
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c--: Temporary Uses ..::;::; .#"
It Construction facility ... P P P P P P I' P P P P P P P P P P P P P P I' P I' P P P P P P
Displ~r. Outdoor .. A A A A A A A A A E E
Model Home I' I' P I' P P P I' P E E E
Sales. Outdoor A A A A A A A A A E E
Sales, Seasonal Outdoor p p p p p p p P E E E
r Special Event, Outdoor' I' P P I' I' P P I' P I' I' P P P P P I' P P l' P l' P P l' P P P l' l'
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Antenna , SU SU SU SU SU SU SU l' SU
.- Collocatea'"A1ltCtlm l' P P P P P P P P I' P I' '1' ~p l' P I' l' P P P P P l' P l' P l'
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Radio andlor T elCYision Srudio l' P P SU P P
Radiorrelevision Transmission AntennaJ. SU SU SU SU SU SU SU SU SU SE
RarliolTelevisjoll Transmission Tower SU SU SU P l' SE SE E
Tower SU SU SU SU SU SU SU SU SU SU E
..d Wireless TelecommlWtCations Antenna I . III P P P P l' P P P P P P P P P
Wireless Telecommunications Service Tower l SE SE SE SE SE SE SE SE SE E
Motor Bus or Railroad Pas!ioengcr Station p P l' SU I' P
Private Airplane Landing/Servicc facility SU SU SU E E E E E
Private Helicopter Landmg/Service Facility SU SU SU P E
Commereial Parking Lot P P P SU P l' P
Private Parking Area A A A A A A A A A A A A A A A A A A A A A A A A A A
duck S:vp E E E
1 if visually integrated wllh or camouflaged on or within another structure (such as achimney stack, church spire, light swndard. monument, penthouse, power line support device. or water tower).
or ifcollocilted on an exjsting or previOusly approved tower; :' monopoie-l)'pe l,;onSlrut:iion onl};\ irm0unl~J un ill10ihcr strJct'J.fC; ..; ;f';isu;:!Hy integrated with or l;:1moutlaged on or within a
structure other than a tower (such as a chimney stack, church spire, light standard, monument, power line support, or water tower)
Appendix A, as adopted per Ordinance No. Z-415-03: as amended per Z-46 1-0./; 2-470-05; Z-488-06.
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Spring 2006 v1
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CARMEUCLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
D
Docket No.:
Petitioner:
07070044UV - Use Variance
Uptown Partners. LLC
o
FINDINGS OF FACT - USE VARIANCE
1. The grant of this variance will not be contrary to the public interest, due to the existence of special conditions(s) such
that enforcement of the zoning ordinance will result in unnecessary hardship because:
o
The subject site is currentlv zoned 87 and does not permit sinale-familv. detached residential development. In fact. the
current 87 standards would permit. without any rezones or variances. hiaher-intensitv commerciallretail uses or multi-
familv uses. which would be in contrast to the existina sinale-familv detached residential development that is currentlv
east of and adjacent to and north of and adiacent to the subject site. Enforcement of the current zonina classification of
87 results in an unnecessary hardship because the Petitioner would be prevented from developina a sinale-familv.
detached residential community that would not have the neaative impact to the surroundina homes that would result with
the various 87 permitted uses that could be developed on the subiect site. As a result of the foreaoina. the arant of this
variance would not be contrary to the public interest. but instead would actuallv promote the public interest.
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2. The grant of this variance will not be injurious to the public health, safety, morals and general welfare of the community
because:
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In addition the same rationale set forth in Response Numbered One (1) above. the arantina of the reauested Use
Variance will allow for a sinale-familv. detached residential use that should be much less objectionable to the
surroundina neiahbors and more conaruent and compatible with surroundina uses than the more intense
commercial/retail and multi-familv uses that are permitted under the current 87 zonina. As a result of the foreaoina. the
arant of the reauested Use Variance will not be injurious to the public health. safety. morals and aeneral welfare of the
community and instead. the arantina of the reauested Use Variance should promote in a positive manner the public
health. safety. morals and aeneral welfare of the community.
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3. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner
because:
D
In addition to the same rationale set forth in Response Numbered One (1) and Two (2) above. the aualitv and
anticipated market value of the homes to be constructed within the contemplated sinale-familv. detached residential
community should have a positive impact on the use and value of the area adjacent to the subiect property and should
not substantiallv affect in any adverse manner the surroundina uses or values. However. if the subiect site were
developed pursuant to the existina 87 zonina. which permits more intense commercial/retail and multi-familv uses. the
use and value of the area adjacent to the subject property would most likelv be affected in a substantiallv adverse
manner. The proposed sinale-familv. detached residential community is more preferable to the potential types of uses
that could be developed pursuant to the existina 87 zonina.
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4.
The need for the variance arises from a natural condition peculiar to the subject property because:
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In addition to the same rational set forth in Responses Numbered One (1). Two (2) and Three (3) above. the need for
this variance does arise from a natural condition peculiar to the subiect property because the current zonina of 87
simplv does not permit the more preferable and beneficial use that a sinale-familv. detached residential community
offers to the surroundina neiahbors and uses.
5. The granting of this variance does not substantially interfere with the Carmel/Clay Comprehensive Plan because:
o
In addition to the same rationale set forth in Responses Numbered One (1). Two (2). Three (3) and Four (4) above. the
proposed sinale-familv. detached residential community is a relativelv small infill development. it is consistent with
surroundina uses. it is compatible with the principles and auidelines contained in the Comprehensive Plan applicable to
the particular area of the City of Carmel and does not substantiallv interfere with the Comprehensive Plan. In fact. the
Petitioner believes that if the site were developed accordina to its current 87 zonina. such development would actuallv
have a sianificant and adverse impact on the surroundina neiahbors and uses and would substantiallv interfere with the
aeneral principles and auidelines of the Comprehensive Plan that encouraae responsible development.
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DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Use Variance Docket No.
07070044UV is granted, subject to any conditions in the minutes of this Board, which are incorporated herein by reference
and made a part hereof.
Adopted this 2ih day of AUQust. 2007.
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Condition of the Board are listed on the back.
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CARMEL/CLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. Docket No. 07070045V - Variance Re2ardin2 Minimum Front Yard from 40 feet to 15 feet
Petitioner: Uotown Partners. LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1.
The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
The subiect site is currentlv zoned 87 and does not permit sinale-familv. detached residential development. In fact.
the current 87 standards would permit. without any rezones or variances. hiaher-intensitv commercial/retail uses or
multi-familv uses. which would be in contrast to the existina sinale-familv detached residential development that is
currentlv east of and adiacent to and north of and adiacent to the subiect site. In fact. the development standards
applicable to the site do not even contemplate sinale-familv. detached residential development which is more
consistent. compatible and beneficial to the surroundina neiahbors and uses. ConseQuentlv. the arantina of the
requested developmental standards variance permits the Petitioner to develop a more preferable use on the subiect
parcel than what is currentlv permitted pursuant to the 87 zonina. As a result of the foreQoinQ. the approval of this
variance will not be iniurious to the public health. safety. morals and aeneral welfare of the community and instead.
the arantina of the variance will promote in a positive manner the public health. safety. morals and aeneral 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:
In addition to the same rationale set forth in Response Numbered One (1) above. the Qualitv and anticipated market
value of the homes to be constructed within the contemplated sinale-familv. detached residential community should
have a positive impact on the use and value of the area adiacent to the subiect property and should not
substantiallv affect in any adverse manner the surroundina uses or values. However. if the subiect site were
developed pursuant to the existina 87 zonina. which permits more intense commercial/retail and multi-familv uses.
the use and value of the area adiacent to the subiect property would most Iikelv be affected in a substantiallv
adverse manner. The proposed sinale-familv. detached residential community is more preferable to the potential
types of uses that could be developed pursuant to the existina 87 zonina. Furthermore. absent the arantina of the
requested variance. the Petitioner will not be able to develop the sinale-familv. detached residential community in
the contemplated manner.
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:
In addition to the same rational set forth in Responses Numbered One (1) and Two (2) above. the strict applicaton
of the terms of the Zonina Ordinance to the property will result in practical difficulties in the use of the property
because the need for this variance arises from a natural condition peculiar to the site because the current zonina of
87 simplv does not permit the more preferable and beneficial use that a sinale-familv. detached residential
community offers to the surroundina neiahbors and uses. Further. the development standards contained within the
87 zonina were not desianed for sinale-familv. detached residential uses. but instead were desianed for more
intense commercial/retail and multi-familv uses. Absent the requested developmental standards variance request.
the Petitioner will not be able to develop the sinQle-familv. detached residential community in the contemplated
manner.
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DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Variance
Docket No. 07070045V is granted, 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 27th day of August, 2007.
BZA President, Carmel/Clay Board of Zoning Appeals
BZA Member,
(name)
SECRETARY, Carmel/Clay Board of Zoning Appeals
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CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. Docket No. 07070046V - Variance Reeardine Minimum Side Yard from 10 feet to 3 feet
Petitioner: Uptown Partners. LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1.
The approval ofthis variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
The subiect site is currently zoned 87 and does not permit sinole-family. detached residential development. In fact.
the current 87 standards would permit. without any rezones or variances. hioher-intensity commercial/retail uses or
multi-family uses. which would be in contrast to the existino sinale-family detached residential development that is
currently east of and adiacent to and north of and adiacent to the subiect site. In fact. the development standards
applicable to the site do not even contemplate sinale-family. detached residential development which is more
consistent. compatible and beneficial to the surroundino neiohbors and uses. Conseauently. the arantina of the
reauested developmental standards variance permits the Petitioner to develop a more preferable use on the subiect
parcel than what is currently permitted pursuant to the 87 zonino. As a result of the foreooina. the approval of this
variance will not be iniurious to the public health. safety. morals and aeneral welfare of the community and instead.
the arantino of the variance will promote in a positive manner the public health. safety. morals and aeneral 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:
In addition to the same rationale set forth in Response Numbered One (1) above. the auality and anticipated market
value of the homes to be constructed within the contemplated sinole-family. detached residential community should
have a positive impact on the use and value of the area adjacent to the subject property and should not
substantially affect in any adverse manner the surroundina uses or values. However. if the subiect site were
developed pursuant to the existino 87 zonina. which permits more intense commercial/retail and multi-family uses.
the use and value of the area adiacent to the subject property would most likely be affected in a substantially
adverse manner. The proposed sinole-family. detached residential community is more preferable to the potential
types of uses that could be developed pursuant to the existino 87 zonino. Furthermore. absent the arantino of the
reauested variance. the Petitioner will not be able to develop the sinole-family. detached residential community in
the contemplated manner.
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:
In addition to the same rational set forth in Responses Numbered One (1) and Two (2) above. the strict applicaton
of the terms of the Zonino Ordinance to the property will result in practical difficulties in the use of the propertv
because the need for this variance arises from a natural condition peculiar to the site because the current zonino of
87 simply does not permit the more preferable and beneficial use that a sinole-family. detached residential
community offers to the surroundino neiohbors and uses. Further. the development standards contained within the
87 zonino were not desioned for sinole-family. detached residential uses. but instead were desioned for more
intense commercial/retail and multi-family uses. Absent the reauested developmental standards variance reauest.
the Petitioner will not be able to develop the sinale-family. detached residential community in the contemplated
manner.
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DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Variance
Docket No. 07070046V is granted, 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 27th day of August, 2007.
BZA President, Carmel/Clay Board of Zoning Appeals
BZA Member,
(name)
SECRETARY, Carmel/Clay Board of Zoning Appeals
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CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. Docket No. 07070047V - Variance Rel!ardinl! Minimum Al!l!rel!ate Side Yard from 25 feet to 10 feet
Petitioner: Uotown Partners. LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1.
The approval ofthis variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
The subiect site is currently zoned 87 and does not permit sinole-family. detached residential development. In fact.
the current 87 standards would permit. without any rezones or variances. hioher-intensity commercial/retail uses or
multi-family uses. which would be in contrast to the existino sinole-family detached residential development that is
currently east of and adiacent to and north of and adjacent to the subiect site. In fact. the development standards
applicable to the site do not even contemplate sinole-family. detached residential development which is more
consistent. compatible and beneficial to the surroundina neiohbors and uses. Conseauentlv. the QrantinQ of the
reauested developmental standards variance permits the Petitioner to develop a more preferable use on the subject
parcel than what is currently permitted pursuant to the 87 zoninQ. As a result of the foreQoinQ. the approval of this
variance will not be injurious to the public health. safety. morals and Qeneral welfare of the community and instead.
the QrantinQ of the variance will promote in a positive manner the public health. safety. morals and Qeneral 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:
In addition to the same rationale set forth in Response Numbered One (1) above. the aualitv and anticipated market
value of the homes to be constructed within the contemplated sinQle-family. detached residential community should
have a positive impact on the use and value of the area adiacent to the subject property and should not
substantially affect in any adverse manner the surroundina uses or values. However. if the subiect site were
developed pursuant to the existinQ 87 zoninQ. which permits more intense commercial/retail and multi-family uses.
the use and value of the area adiacent to the subject property would most likely be affected in a substantially
adverse manner. The proposed sinQle-family. detached residential community is more preferable to the potential
types of uses that could be developed pursuant to the existinQ 87 zoninQ. Furthermore. absent the Qrantina of the
reauested variance. the Petitioner will not be able to develop the sinQle-family. detached residential community in
the contemplated manner.
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:
In addition to the same rational set forth in Responses Numbered One (1) and Two (2) above. the strict applicaton
of the terms of the Zonina Ordinance to the property will result in practical difficulties in the use of the property
because the need for this variance arises from a natural condition peculiar to the site because the current zoninQ of
87 simply does not permit the more preferable and beneficial use that a sinQle-family. detached residential
community offers to the surroundina neiQhbors and uses. Further. the development standards contained within the
87 zonina were not desiQned for sinQIe-family. detached residential uses. but instead were desiQned for more
intense commercial/retail and multi-family uses. Absent the reauested developmental standards variance reauest.
the Petitioner will not be able to develop the sinale-family. detached residential community in the contemplated
manner.
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DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Variance
Docket No. 07070047V is granted, 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 2ih day of August, 2007.
BZA President, Carmel/Clay Board of Zoning Appeals
BZA Member,
(name)
SECRETARY, Carmel/Clay Board of Zoning Appeals
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CARMEL/CLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. Docket No. 07070048V - Variance Rel!ardiol! Minimum Rear Yard from 30 feet to 18 feet
Petitioner: VDtown Partners. LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1.
The approval ofthis variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
The subject site is currentlv zoned 87 and does not permit sinale-familv. detached residential development. In fact.
the current 87 standards would permit. without any rezones or variances. hiaher-intensity commercial/retail uses or
multi-familv uses. which would be in contrast to the existina sinale-familv detached residential development that is
currentlv east of and adiacent to and north of and adiacent to the subiect site. In fact. the development standards
applicable to the site do not even contemplate sinale-familv. detached residential development which is more
consistent. compatible and beneficial to the surroundina neiahbors and uses. Conseauentlv. the arantina of the
reauested developmental standards variance permits the Petitioner to develop a more preferable use on the subiect
parcel than what is currentlv permitted pursuant to the 87 zonina. As a result of the foreaoina. the approval of this
variance will not be injurious to the public health. safety. morals and aeneral welfare of the community and instead.
the arantina of the variance will promote in a positive manner the public health. safety. morals and aeneral 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:
In addition to the same rationale set forth in Response Numbered One (1) above. the auality and anticipated market
value of the homes to be constructed within the contemplated sinale-familv. detached residential community should
have a positive impact on the use and value of the area adiacent to the subiect property and should not
substantiallv affect in any adverse manner the surroundina uses or values. However. if the subject site were
developed pursuant to the existina 87 zonina. which permits more intense commercial/retail and multi-familv uses.
the use and value of the area adjacent to the subject property would most likelv be affected in a substantiallv
adverse manner. The proposed sinale-familv. detached residential community is more preferable to the potential
types of uses that could be developed pursuant to the existina 87 zonina. Furthermore. absent the arantina of the
reauested variance. the Petitioner will not be able to develop the sinale-familv. detached residential community in
the contemplated manner.
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:
In addition to the same rational set forth in Responses Numbered One (1) and Two (2) above. the strict applicaton
of the terms of the Zonina Ordinance to the property will result in practical difficulties in the use of the property
because the need for this variance arises from a natural condition peculiar to the site because the current zonina of
87 simplv does not permit the more preferable and beneficial use that a sinale-familv. detached residential
community offers to the surroundina neiahbors and uses. Further. the development standards contained within the
87 zonina were not desianed for sinale-familv. detached residential uses. but instead were desianed for more
intense commercial/retail and multi-familv uses. Absent the reauested developmental standards variance reauest.
the Petitioner will not be able to develop the sinale-familv. detached residential community in the contemplated
manner.
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DECISION
IT IS THEREFORE the decision of the Cannel/Clay Board of Zoning Appeals that Variance
Docket No. 07070048V is granted, 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 2ih day of August, 2007.
BZA President, Carmel/Clay Board of Zoning Appeals
BZA Member,
(name)
SECRETARY, Cannel/Clay Board of Zoning Appeals
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CARMEL/CLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. Docket No. 07070049V - Variance Rel!ardinl! Minimum Lot Width from 100 feet to 40 feet
Petitioner: VDtoW" Partners. LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1.
The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
The subject site is currently zoned 87 and does not permit sinole-family. detached residential development. In fact.
the current 87 standards would permit. without anv rezones or variances. hioher-intensity commercial/retail uses or
multi-familv uses. which would be in contrast to the existino sinole-family detached residential development that is
currently east of and adjacent to and north of and adiacent to the subject site. In fact. the development standards
applicable to the site do not even contemplate sinole-family. detached residential development which is more
consistent. compatible and beneficial to the surroundino neiohbors and uses. ConseQuently. the orantino of the
reQuested developmental standards variance permits the Petitioner to develop a more preferable use on the subject
parcel than what is currently permitted pursuant to the 87 zonino. As a result of the foreooino. the approval of this
variance will not be iniurious to the public health. safety. morals and oeneral welfare of the community and instead.
the orantino of the variance will promote in a positive manner the public health. safety. morals and oeneral 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:
In addition to the same rationale set forth in Response Numbered One (1) above. the Quality and anticipated market
value of the homes to be constructed within the contemplated sinole-family. detached residential community should
have a positive impact on the use and value of the area adjacent to the subject property and should not
substantially affect in any adverse manner the surroundino uses or values. However. if the subject site were
developed pursuant to the existino 87 zonino. which permits more intense commercial/retail and multi-family uses.
the use and value of the area adjacent to the subject property would most likely be affected in a substantially
adverse manner. The proposed sinole-family. detached residential community is more preferable to the potential
types of uses that could be developed pursuant to the existino 87 zonino. Furthermore. absent the Qrantino of the
reQuested variance. the Petitioner will not be able to develop the sinole-family. detached residential community in
the contemplated manner.
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:
In addition to the same rational set forth in Responses Numbered One (1) and Two (2) above. the strict applicaton
of the terms of the Zonino Ordinance to the property will result in practical difficulties in the use of the property
because the need for this variance arises from a natural condition peculiar to the site because the current zonino of
87 simply does not permit the more preferable and beneficial use that a sinole-family. detached residential
community offers to the surroundino neiohbors and uses. Further. the development standards contained within the
87 zonino were not desioned for sino Ie-family. detached residential uses. but instead were desioned for more
intense commercial/retail and multi-family uses. Absent the reQuested developmental standards variance reQuest.
the Petitioner will not be able to develop the sinole-family. detached residential community in the contemplated
manner.
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DECISION
IT IS THEREFORE the decision of the Cannel/Clay Board of Zoning Appeals that Variance
Docket No. 07070049V is granted, 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 27th day of August, 2007.
BZA President, Carmel/Clay Board of Zoning Appeals
BZA Member,
(name)
SECRETARY, Cannel/Clay Board of Zoning Appeals
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CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. Docket No. 07070050V - Variance Ree:ardine: Minimum Lot Size from 5000 SQuare feet to 3350 SQuare
feet
Petitioner: Uptown Partners. LLC
FINDINGS OF FACT - DEVELOPMENT ST ANDARDS VARIANCE
1.
The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
The subiect site is currentlv zoned 87 and does not permit sinale-familv. detached residential development. In fact.
the current 87 standards would permit. without any rezones or variances. hiaher-intensitv commercial/retail uses or
multi-familv uses. which would be in contrast to the existina sinale-familv detached residential development that is
currentlv east of and adiacent to and north of and adjacent to the subject site. In fact. the development standards
applicable to the site do not even contemplate sinale-familv. detached residential development which is more
consistent. compatible and beneficial to the surroundina neiahbors and uses. ConseQuentlv. the arantina of the
reQuested developmental standards variance permits the Petitioner to develop a more preferable use on the subiect
parcel than what is currentlv permitted pursuant to the 87 zoninQ. As a result of the foreaoina. the approval of this
variance will not be iniurious to the public health. safety. morals and aeneral welfare of the community and instead.
the arantina of the variance will promote in a positive manner the public health. safety. morals and aeneral 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:
In addition to the same rationale set forth in Response Numbered One (1) above. the Quality and anticipated market
value of the homes to be constructed within the contemplated sinale-familv. detached residential community should
have a positive impact on the use and value of the area adiacent to the subiect property and should not
substantiallv affect in any adverse manner the surroundina uses or values. However. if the subiect site were
developed pursuant to the existina 87 zonina. which permits more intense commercial/retail and multi-familv uses.
the use and value of the area adjacent to the subiect property would most likelv be affected in a substantiallv
adverse manner. The proposed sinale-familv. detached residential community is more preferable to the potential
types of uses that could be developed pursuant to the existina 87 zonina. Furthermore. absent the arantina of the
reQuested variance. the Petitioner will not be able to develop the sinale-familv. detached residential community in
the contemplated manner.
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:
In addition to the same rational set forth in Responses Numbered One (1) and Two (2) above. the strict applicaton
of the terms of the Zonina Ordinance to the property will result in practical difficulties in the use of the property
because the need for this variance arises from a natural condition peculiar to the site because the current zonina of
87 simplv does not permit the more preferable and beneficial use that a sinale-familv. detached residential
community offers to the surroundina neiahbors and uses. Further. the development standards contained within the
87 zonina were not desianed for sinale-familv. detached residential uses. but instead were desianed for more
intense commercial/retail and multi-familv uses. Absent the reQuested developmental standards variance reQuest.
the Petitioner will not be able to develop the sinale-familv. detached residential community in the contemplated
manner.
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DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Variance
Docket No. 07070050V is granted, 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 2ih day of August, 2007.
BZA President, Carmel/Clay Board of Zoning Appeals
BZA Member,
(name)
SECRETARY, Carmel/Clay Board of Zoning Appeals
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CARMEL/CLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. Docket No. 07070051 V - Maximum Lot Coveral!e from 40% to 50%
Petitioner: Uptown Partners. LLC
FINDINGS OF FACT - DEVELOPMENT ST ANDARDS VARIANCE
1.
The approval of this variance will not be injurious to the public health, safety, morals and general
welfare of the community because:
The subiect site is currentlv zoned 87 and does not permit sinole-familv. detached residential development. In fact.
the current 87 standards would permit. without any rezones or variances. hioher-intensitv commercial/retail uses or
multi-familv uses. which would be in contrast to the existino sinole-familv detached residential development that is
currentlv east of and adjacent to and north of and adjacent to the subiect site. In fact. the development standards
applicable to the site do not even contemplate sinole-familv. detached residential development which is more
consistent. compatible and beneficial to the surroundino neiohbors and uses. ConseQuentlv. the orantino of the
reauested developmental standards variance permits the Petitioner to develop a more preferable use on the subject
parcel than what is currentlv permitted pursuant to the 87 zonino. As a result of the foreooino. the approval of this
variance will not be iniurious to the public health. safety. morals and oeneral welfare of the community and instead.
the orantino of the variance will promote in a positive manner the public health. safety. morals and oeneral 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:
In addition to the same rationale set forth in Response Numbered One (1) above. the aualitv and anticipated market
value of the homes to be constructed within the contemplated sinQle-familv. detached residential community should
have a positive impact on the use and value of the area adjacent to the subiect property and should not
substantiallv affect in any adverse manner the surroundino uses or values. However. if the subiect site were
developed pursuant to the existino 87 zonina. which permits more intense commercial/retail and multi-familv uses.
the use and value of the area adiacent to the subject property would most Iikelv be affected in a substantiallv
adverse manner. The proposed sinole-familv. detached residential community is more preferable to the potential
types of uses that could be developed pursuant to the existino 87 zonino. Furthermore. absent the orantino of the
reQuested variance. the Petitioner will not be able to develop the sinole-familv. detached residential community in
the contemplated manner.
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:
In addition to the same rational set forth in Responses Numbered One (1) and Two (2) above. the strict applicaton
of the terms of the Zonina Ordinance to the property will result in practical difficulties in the use of the property
because the need for this variance arises from a natural condition peculiar to the site because the current zonino of
87 simplv does not permit the more preferable and beneficial use that a sinole-familv. detached residential
community offers to the surroundino neiahbors and uses. Further. the development standards contained within the
87 zonino were not desianed for sinole-familv. detached residential uses. but instead were desioned for more
intense commercial/retail and multi-familv uses. Absent the reQuested developmental standards variance reauest.
the Petitioner will not be able to develop the sinale-familv. detached residential community in the contemplated
manner.
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DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Variance
Docket No. 07070051 V is granted, 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 27th day of August, 2007.
BZA President, Carmel/Clay Board of Zoning Appeals
BZA Member,
(name)
SECRETARY, Carmel/Clay Board of Zoning Appeals
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CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. Docket No. 07070052V - Buffervard Areas to be landscaned from 30 feet to 10 feet
Petitioner: Untown Partners. LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1.
The approval of this variance will not be injurious to the public health, safety, morals and general
welfare ofthe community because:
The subiect site is currently zoned 87 and does not permit sinole-family. detached residential development. In fact.
the current 87 standards would permit. without any rezones or variances. hioher-intensitv commercial/retail uses or
multi-family uses. which would be in contrast to the existino sinole-family detached residential development that is
currently east of and adiacent to and north of and adiacent to the subiect site. In fact. the development standards
applicable to the site do not even contemplate sinole-family. detached residential development which is more
consistent. compatible and beneficial to the surroundino neiohbors and uses. Conseauently. the orantino of the
reauested developmental standards variance permits the Petitioner to develop a more preferable use on the subiect
parcel than what is currently permitted pursuant to the 87 zonino. As a result of the foreooino. the approval of this
variance will not be iniurious to the public health. safety. morals and aeneral welfare of the community and instead.
the orantino of the variance will promote in a positive manner the public health. safety. morals and oeneral 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:
In addition to the same rationale set forth in Response Numbered One (1) above. the aualitv and anticipated market
value of the homes to be constructed within the contemplated sino Ie-family. detached residential community should
have a positive impact on the use and value of the area adiacent to the subiect property and should not
substantially affect in any adverse manner the surroundino uses or values. However. if the subiect site were
developed pursuant to the existina 87 zonino. which permits more intense commercial/retail and multi-family uses.
the use and value of the area adiacent to the subiect property would most likely be affected in a substantially
adverse manner. The proposed sino Ie-family. detached residential community is more preferable to the potential
types of uses that could be developed pursuant to the existino 87 zonino. Furthermore. absent the orantino of the
reauested variance. the Petitioner will not be able to develop the sinole-family. detached residential community in
the contemplated manner.
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:
In addition to the same rational set forth in Responses Numbered One (1) and Two (2) above. the strict applicaton
of the terms of the Zonino Ordinance to the property will result in practical difficulties in the use of the property
because the need for this variance arises from a natural condition peculiar to the site because the current zonina of
87 simply does not permit the more preferable and beneficial use that a sino Ie-family. detached residential
community offers to the surroundina neiohbors and uses. Further. the development standards contained within the
87 zonino were not desioned for sinole-family. detached residential uses. but instead were desioned for more
intense commercial/retail and multi-family uses. Absent the reauested developmental standards variance reauest.
the Petitioner will not be able to develop the sino Ie-family. detached residential community in the contemplated
manner.
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DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Variance
Docket No. 07070052V is granted, 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 2ih day of August, 2007.
BZA President, Carmel/Clay Board of Zoning Appeals
BZA Member,
(name)
SECRETARY, Carmel/Clay Board of Zoning Appeals