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CARMEL BOARD OF ZONING ApPEALS
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Carmel, Indiana
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September 24, 2007
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Justus Home Builders, Inc.
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Owners of Lots 18, 19, 20 and 21
in Westwood Estates Subdivision
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Variance of Development Standards
Perimeter Buffering in County Regulated Drain Easement
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Docket No.
07080010 V
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ATTORNEYS AT LAW
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Justus Home Builders, Inc.
Westwood Estates Lot Owners
Variance of Development Standards
Perimeter Buffering in County Regulated Drain Easement
Docket No. 070080010 V
September 24, 2007
Table of Contents
1.
Findings of Fact (ballot sheet)
2.
Proposed Findings of Fact
3.
Statement of Variance
4.
Statement of Support
5.
Location Map
6.
Proposed Landscape Plan
7.
Cross section of Drainage Easement
8.
Current Landscaping in place
BOSE McKINNEY & EVANS LLP
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CARMEL/CLA Y BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.: 07080010 V
Petitioner: Justus Home Builders, Inc. and Owners of Lots 18-21 in Westwood Estates
FINDINGS OF FACT - DEVELOPMENT ST ANDARDS VARIANCE (Ballot Sheet)
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2.
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DATED THIS 24th DAY OF SEPTEMBER, 2007.
Board Member
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CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07080010
Petitioner:
Justus Home Builder's Inc. and Owners of Lots 18-21 in Westwood Estates
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 drain within the easement is a "cJosed" drain which utilizes a pipe and "beehive" facility to
carry water to the detention pond and the trees to be planted will not interfere with the
stormwater drainage of the effected lots or with the drain
2.
The use and value of the area adjacent to the property included in the variance will not be
affected in a su bstantially adverse manner because:
the variance will allow for the planting of trees to prOVide a landscape buffer which will enhance
the lots and the view from the properties to the south of the lots
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:
without this variance the landscape buffer to be installed in accordance with the approval of the
primary plat can not be planted
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development
Standards Variance Docket No. 07080010 is granted, SUbject to any conditions stated in the minutes of
this Board, which are incorporated herein by reference and made a part hereof.
Adopted this 24th day of September, 2007.
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
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Justus Home Builders, Inc.
Westwood Estates Lot Owners
STATEMENT OF V ARlANCE REQUEST
Docket No. 07080010V
In December of 2002, the Carmel Plan Commission approved the primary plat for
Westwood Estates, a subdivision located on 141st Street east of Towne Road. (Please see the
location map under TAB 5.) As a condition to the approval of the primary plat, the Plan
Commission required that Justus Home Builders, Inc. ("JustuS"), as developer, install a landscape
buffer along the south portion of Lots 17 through 21 of the subdivision, adjacent to the thirty (30)
foot drainage easement. Following the completion of construction of the homes on lots 18, 19,
20 and 21, it was apparent that the houses had been built up to the drainage easement boundary,
which precluded the installation of the landscape buffer. Certificates of occupancy were issued
for the homes and Justus sold the homes to innocent third parties. Negotiations with the City and
Hamilton County have continued since that time to try to address this situation.
Justus is currently working with the Hamilton County Drainage Board and the City of
Carmel to permit the planting of the landscape buffer within the regulated drain easement.
However, in order to legally plant the trees under the Carmel Zoning Ordinance, a development
standards variance must be granted from S26.04.04 to allow for the planting within the regulated
drain easement. The grant of the variance will allow Justus to fulfill the Plan Commission
condition following the receipt of final approvals from the Hamilton County Drainage Board and
the City.
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Justus Home Builders, Inc.
Westwood Estates Lot Owners
STATEMENT IN SUPPORT OF VARIANCE REQUEST
Docket No. 07080010V
Justus Home Builders, Inc., for itself and on behalf of the owners of Lots 18, 19, 20 and
21, is seeking a development standards variance that will allow it to plant the necessary trees to
comply with the condition of approval of the primary plat of Westwood Estates by the Carmel
Plan Commission. The lots involved do not have enough area to plant the required trees outside
of the county regulated drainage easement.
The drainage easement is a "closed drain" with "beehive" facilities that collect the
stormwater runoff and channel it into the pipe within the easement. The pipe carries the
stormwater to the detention pond. The stonnwater does not run in an open swale to the detention
pond. The planting of the trees will not interfere with the stonnwater runofl to the "beehives"
nor interfere with the stormwater drainage within the pipe. (Please see the cross section drawing
of the easement under TAB 7.)
Under TAB 6, is the proposed landscape plan which will meet the requirements of the
Plan Commission condition and create a landscape buffer tor the effected lots. This plan is
subject to the approval of Scott Brewer of the Department of Community Services and the
approvals of the Hamilton County Drainage Board and Carmel Board of Public Works.
This variance is absolutely necessary to provide landscaping to comply with the Plan
Commission's condition of approval and to provide the landscape butler that will enhance the
lots as well as the adjacent properties. In the event that it is not granted, no trees can be legally
planted and the trees currently planted will be subject to removal.
Respectfully submitted,
Paul G. Reis, Esq.
Bose McKinney & Evans LLP
Attorneys for Justus Home Builders, Inc.
990538_1
BOSE McKINNEY & EVANS LLP
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PASTURE
ANDREW W. &
RHONDA L. CROOK
INSTR.# 8711736
520LF CLASS '8' BUFFERY ARD REQ'D
(X) EXISTING TREE
(P) PROPOSED TREE
NOTE: INSTALLATION OF TREES SHALL NOT OBSTRUCT
DRAINAGE PATHS
TABLE OF PROPOSED TREES
TYPE QUANTllY
SHADE TREES 4
ORNAMENTAL TREES 7
EVERGREEN TREES 14
TITLE:
Westwood Estates
Proposed landscape Plan
for Lots 17-21
SCALE,
1"= 50'
Carmel, Indiana
Oat.,
7 -30-07
SHEET No. 2
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3D' PLATTED DRAINAGE EASEMENT
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EXISTING ~+
FENCE
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EXISTING
SWALE
NOTE: EXISTING AND PROPOSED TREES SHALL NOT
INTERFERE OR OBSTRUCT DRAINAGE PATHS
AND EXISTING SWALE
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Carmel, Indiana
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TITLE:
Cross Section A..A
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SCALE N.T.S.
Date: 7.30-07
SHEET No. 3
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INSTR,# 8711736
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SHADE TREES 9
ORNAMENTAL TREES 8
EVERGREEN TREES 9
TITLE:
SCALE:
1"= 50'
As-Built Landscape Plan
for Lots 17-21
Date:
7 -30-07
SHEET No. 1
1_______