HomeMy WebLinkAboutPacket 09-24-07
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/' RECEIVED
JJ, SfP i 4 2001
-.~\ DOCS
UPTOWN PARTNERS, LLC^'\.,
USE VARIANCE AND DEVELOPMENTAL STANDARDS
V ARIANCESFOR SINGLE FAMILY, DETACHED
RESIDENTIAL COMMUNITY
Docket Nos. 07070044UV through 07070052V
City of Carmel
BZA Hearing 6:00 pm - September 24, 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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T ABLE OF CONTENTS
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1. Explanation
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2. Aerial photograph of real estate depicting general surrounding area and closer
aerial photograph ofreal estate and immediately surrounding area with site plan
superimposed onto aerial photograph
3. Proposed colored site plan
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4. Proposed black and white site plan, preliminary plat, street detail plan and lighting
plan
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5. Proposed building elevations
6. Proposed Perimeter Landscape Plan - Please note, this plan was from the original
layout for 33 lots. Two (2) lots have been removed in the enclosed, revised plans.
This Perimeter Landscape Plan is designed to show bufferyard plantings
7. Photographs of a similar type of community in another city
8. Proposed Findings of Fact for Use Variance and Development Standards Variance
Requests
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EXPLANATION OF USE VARIANCE AND DEVELOPMENT STANDARDS
VARIANCE REQUESTS
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 aeriaCphotograph 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. These aerial photographs show that the parcel is surrounded
by essentially residential uses - an apartment complex to the west, single-fanlily detached
residential to the north and east and a condominium community to the south.
This request appeared before the Board of Zoning Appeals on August 2ih, but a
final decision was not rendered. Instead, the matter was continued until the September
24th meeting so that Uptown could consider additional revisions to the proposal.
As we explained at the August 2ih hearing, Uptown 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 tor 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 plice 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. As we explained at the
August 2ih BZA meeting, the B-7 zoning does not permit the type of single-family
detached residential development that the Petitioner seeks, but instead permits other less
desirable business and multi-family uses uses such as office, retail,
condominiums/townhomes/apartments, etc.
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 residentiaJ development, Uptown desires a Use Variance to permit it to
develop a single family, detached residential community targeted to empty nesters who
are seeking single-family detached ranch style homes.
In order to adequately develop the site tor 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 tollowing
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.
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g. Docket No. 07070051V - 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.
As a result of the August 2ih meeting, Uptown has made the following revisions
to the original proposal:
1. Two (2) lots from the original proposal have been eliminated on the
revised plans~
2. Additional internal green space/common area has been created~ and,
3. Additional buffering has been provided along the southern property
line in an effort to maintain more ofthe existing tree cover.
Uptown met with the Urban Forester, Scott Brewer, on site to review and inspect
the existing conditions and proposed landscape plan. This meeting was beneficial and
Uptown will report to the BZA Mr. Brewer's comments to the revised landscape plan.
Included behind Tab 3 of this Brochure is a revised colored site plan that depicts
the contemplated layout for this community and behind Tab 4 of this Brochure are the
revised development plans, primary plat layout, street detail and lighting plan. The site
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plan anticipates in excess of 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. Included behind Tab 6 of this Brochure is
the original perimeter landscaping plan depicting perimeter and interior plantings. Please
note, the landscape plan behind Tab 6 does not show the reduction of the 2 lots and the
additional buffer than was created along the southern propert~ line. This landscape plan
will be revised to reflect those changes for the September 24t BZA meeting. Further, it
should be noted that each home site will also have building base landscaping to provide
more landscaping in and around the community.
Finally, Included behind Tab 7 of Brochure are photographs of similar type of
community that was developed in another city. These photographs are intended to
provide an idea of how this project may appear upon completion. However, Uptown's
proposed elevations have more architectural variety and color variety than the homes
shown on the photographs behind Tab 7. Behind Tab 8 are the proposed Findings of Fact
for the individual variances Uptown is seeking.
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 tbe Plan Commission and its Committees, Uptown is confident that it and the
Plan Commission will insure that tIus 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
September 24tb hearing.
7(OVS}f SrrlJ(lP/Err COP1)fqPS
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SCALE: 1" =1000'
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500 1000
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2000
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
Revised September 14. 2007
I!rn WElliE ENGINEERS INC.
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FAX 117.....5.0546
'roLl. BI!B IllO...S2.64OI
1050S NOIOHCOlLBClB AVBNUB
INDUNAPOUS. INDIANA. o4QtO
www.wBIBB.NBT
AU.uf IL WI!IBI.l, P.Il" LS. -1'1UI5IDENJ'
avn. DICIlNBElUI LAND SUllVEYOlUl LANDSCAPE AR.ClIlTBCTS
D\1t:: DEal/!IEIl 1. 2006
7(oVSJl srr~P/r COTTJIqPS
PREPARED FOR:
Uptown Pa.rtners. Lli:.
135 8th st. N. W.
CarmeL. IN 46032
TELEPHONE: 317-966-2023
FAX: 317-580-9596
CONTACT PERSON: Justin Moffett
August 16, 1007
Revised September 14, 2007
[g] WEIHE ENGINEERS INC.
1050S N01l]lJCt't t JJOB AVENUB
INDIANAPOlJS.INDIANA 4QtO
www.WJlIHB.NBJ'
317.846.6611
PAX 317.&U0S46
TOlLFJUm 100.452.6401
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PREPARED FOR:
uptown Partners. Lll:.
135 8th St. N. W.
Carmel, IN 46032
TELEPHONE: 317-966-2023
FAX: 317-580-9596
CONTACT PERSON: Justin Mo/Jett
August 16, 2007
Revised September 14, 2007
[!ill WEIHE ENGINEERS INC.
10S05 NOltIB COURHlAVENUB
\ND1ANAI'OUS,INDIANA .ccao
WWW.WIlIBRNBJ'
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PAX 117'.I-41QS4'
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Primary Plat
KOUSA STREET!COTTAGES
531 Guilford Rd
CarnlellN, 46032
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SUM~ Con"," Onjioonce. I
a,CKUl1 Thr: rmol!a6M I)I~foQt (5'),aidonalir.. iI 0I!; IRJW:...;"u-,..",th.... the .,..tire .i:.orisdiic:::tkrrd ~M o-~ thf, C-Jnl(T];"w".;-.ot: bt m~c.vlery. 1Kli~ Il,~ ~rog ~~~i.::J Of\ bQtl1
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on.c lrtJo'llgl buikloWl9'~ pl.;m. ~
lEXISTING ZONING - 87 I .
ITOTAl. ACREAGE 608 Ac.I
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DRAINAGE AND Ulll.IlY EASEMENT
VARII>BLE WIDlli EASEMENT
SANITARY SEWER EASEMENT
SANITARY SEWER PIPE
EASEMENT
ASPHALT
INGRESS/EGRESS EASEMENT
I PARKING SUl\~MARY
INTERNAL STREET - S SPACES
SCALE: ," - :lO'
P'-"""',,, ._'~'~-'"~"'l
o 15 30 SO
TOTAL:
PARKING
SPACES
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Narm SCAu:
* PRO.mCT LOCATiON
~ ~T~~'!~";"a~
~ ~'\I.~~:lol.I'O{["'~o;o>\.\.llr.U~
PERMANENT BENCHMARK
Top NrNl ne;,: fll,1t Qfl fire .hydrant in the northeast quoon:Jf1t
of ClJiliord Ave,.mE crrd Eme,~$Oor'l Rood (hy::Jrcmt is locO'te-C'i
: 175' NDrth of Nartt. pr"Mh~"}' i.n~ ~'hi::1 .30' :::Gst of fh~
cen;erf,r')e of GlJrllQrd A\le.
EJ.EVAnON - f3.3€,]7 (NOID 1925)
Note: nit: abo..~ B~nch a.kdo: l'I'C~ estoD1isheo' tm;r, (he
iOI/C'oI.'liQ ber1cn mark in /Jay, 20C2'
U.S,c. ,&' G,5_ Sltmdorc Bronze Di'3l< st~mpe-d "x ~Z 1934"
~e( in top oi SW corner of LLlnc-r~te ~ClJm.Ju!jon 0-:
5t:mop'.';ore tClwe, 8-]67.8 Ic.Coted' 1.95' .I",rth of the
inte-~ectio,'l D~ S.R. 2J-<\ ,JlJd th~ MOfion R.tt one! 1 j' ~c:'~t
of -:-h-: -=",Sl roil.
ELEVATiON - 82~t2J (NGVe ';29)
TEMPORARY BENCHMARK
TBM ,/r
Mag ~oj'l S€t in NOonh :Sjd~ of L'EiJity ;;<QJ-e j.:"30Q-l,P..'3 QrlprmC
](} [ost oj ;>~i'':;'(JJ ce-n,erline G"ujUord I,vrc, & 25D' S~!_;tr,
of No",M Droperty ;/m: l;.IF 5ite.
ELCVA,nON ~ 842.Se (NG",'D rJ29}
LOCATJDl'l MAP NOT 10 s::o.u:
* PRO.fEeT LOCATION
SOJL "-5DD'
* I'IWJECT LOCATIO1\'
LAND DESCRIPTION
Pmi of 111-e eo!lt half of jhe ~"1.kllYe:it l:j(J(]ner (11 S~dion 2~, TOl'lm:;hip 13 No-rth..
Rc::lng-e:- 3 [(Js~, being mon, ~:lllrEicuIClrll,' dese~ibed (IS fdJIJl'rs;
~giMi!"lg :Jt the soutJI....est ~rn!!:- or s.oid lor-oct lJ!ld r,mning east 30 rocis: th(\rice
nDrth 5:'3~ 5/5 feet tnerlce l'Iest 3D rod~: tnr:rtc€ sau~h 534 5/5 feet to jil~ rJI(J~ Df
beginning., c-ol1t\lifiing 6.05~ O'(~8, mort! or less
PREPARED BY"
WEIHE ENGINEERS, ING.
10505 N COLLEGE AVE.
INDIANAPOLIS, IN 46280
TELEPHO.II.'E, (317) 846-6611
IDATE: JULY 20, 2007
IREVISED' AUGUST 7. 2007
IREVISED.' :SEPTEMBER 13. 2007
PREPARED- FOR.-
Uptown Pait...wrs. LLC.
135 8th St. MfV.
Ca.nnel. IN 46032
TELEPHONg: 317-956-2023
FAX: 317-580-9596
CONTACT PERSON: Justin Moffett
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KOUSA STREET COTTAGES
531 Guilford Rd
Carmel IN, 46032
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WALL I~NTERN FOR FRONT
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Concept Similar to Kou~a Street Cottages
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CARMEUCLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
Petitioner:
07070044UV - Use Variance
Uptown Partners, LLC
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:
The subiect site is currently zoned 87 and does not permit sinqle-family, detached residential development. In fact. the
current B7 standards would permit. without any rezones or variances. hiqher-intensity commerciallretail uses or multi-
family uses, which would be in contrast to the existinq sil1Qle-family detached residential development that is currently
east of and adiacent to and north of and adjacent to the subiect site. Enforcement of the current zoninQ classification of
B7 results in an unnecessary hardship because the Petitioner would be prevented from developinq a sinQle-family,
detached residential community that would not have the neqative impact to the surroundinq homes that would result with
the various 87 permitted uses that could be developed on the subiect site. As a result of the foreqoinq, the Qrant of this
variance would not be contrarv to the public interest, but instead would actually promote the public interest.
2. The grant of this variance will not be injurious to the public health, safety, morals and general welfare of the community
because:
In addition the same rationale set forth in Response Numbered One (1) above, the qrantina of the requested Use
Variance will allow for a sinqle-family, detached residentia I use that should be much less objectionable to the
surroundinq neiqhbors and more conQruent and compatible with surroundinQ uses than the more intense
commerciallretail and multi-family uses that are permitted under the current 87 zonina. As a result of the foreqoinq. the
!:Irant of the requested Use Variance will not be injurious to the public health. safety. morals and Qeneral welfare of the
community and instead, the Qrantinq of the requested Use Variance should promote in a positive manner the public
health, safety, morals and qeneral welfare of the community.
3. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner
because:
In addition to the same rationale set forth in Response Numbered One (1) and Two (2) above. the quality 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 adjacent to the subject property and should
not substantiallv affect in any adverse manner the surroundinq 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 substantiallv adverse
manner. The proposed sinqle-family, detached residential community is more preferable to the potential types of uses
that couid be developed pursuant to the existinq B7 zoninQ.
4. The need for the variance arises from a natural condition peculiar to the subject property because:
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 zoninQ of 87
simplv does not permit the more preferable and beneficial use that a sinole-familv. detached residential community
offers to the surroundinq neiqhbors and uses.
5. The granting of this variance does not substantially interfere with the Carmel/Clay Comprehensive Plan because:
In addition to the same rationale set forth in Responses Numbered One (1), Two (2), Three (3) and Four (4) above. the
proposed sinqle-familv, detached residential community is a relatively small infill development, it is consistent with
surroundinq uses, it is compatible with the principles and quidelines contained in the Comprehensive Plan applicable to
the particular area of the City of Carmel and does not substantially interfere with the Comprehensive Plan. In fact. the
Petitioner believes that if the site were developed accordin!:l to its current B7 zoninQ, such development would actually
have a siqnificant and adverse impact on the surroundinq neiqhbars and uses and would substantially interfere with the
Qeneral principles and auidelines of the Comprehensive Plan that encouraqe responsible development.
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DECISION
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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.
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Adopted this 27111 day of AUQust, 2007.
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
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Condition of the Board are listed on the back.
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CARM ELlCLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
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Docket No. Docket No. 07070045V - Variance Regarding Minimum Front Yard from 40 feet to 15 feet
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Petitioner: Uptown Partners, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
I.
The approval of this variance will not be injurious to tbe public health, safety, morals and general
welfare ofthe community because:
The subject site is currentlv zoned B7 and does not permit sinQle-familv, detached residential development. In fact,
the current B7 standards would permit. without any rezones or variances, hiQher-intensitv commercial/retail uses or
multi-familv uses. which would be in contrast to the existinQ sinQle-familv detached residential development that is
currently 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 contemplatesinQle-family. detached residential development which is more
consistent. compatible and beneficial to the surroundinq neiQhbors and uses. Consequently, the QrantinQ of the
requested developmental standards variance permits the Petitioner to develop a more preferable use on the subject
parcel than what is currently permit1ed pursuant to the B7 zoninQ. As a result of the foreqoinq, the approval of this
variance will not be iniurious to the public health. safety. morals and general 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 quality 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 surroundinq uses or values. However. if the subject site were
developed pursuant to the existinQ 87 zoning, which permits more intense commercial/retail and multi-family uses,
the use and value of the area adjacent to the subiect property would most likelv 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. Furthennore. absent the Qranting of the
requested 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 Zeninq 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 simplv does not permit the more preferable and beneficial use that a sinqle-family. detached residential
community offers to the surroundinQ neiqhbors and uses. Further, the development standards contained within the
87 zoninQ were not desiQned for sinQle-familv, detached residential uses, but instead were desiqned 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 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 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/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No. Docket No. 07070046V - Variance Rej!ardine- Minimum Side Yard from 10 feet to 3 feet
Petitioner: Uotown Partners, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS V ARTANCE
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 sinQle-family, detached residential development In fact,
the current 87 standards would permit, without any rezones or variances, hiqher-intensity commerciallretail uses or
multi-family uses, which would be in contrast to the existinq sinQle-family detached residential development that is
currently east of and adjacent to and north of and adjacent to the subject site. In fact. the development standards
applicable to the site do not even contemplate sinQle-family, detached residential development which is more
consistent, compatible and beneficial to the surroundinq neiqhbors and uses. Consequently, the arantinq 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 zonina. As a result of the foreQoinQ, the approval of this
variance will not be iniuriousto the public health. safety. morals and general welfare ofthe 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 wil1 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 sinQle-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
substantiallv affect in any adverse manner the surroundinq uses or values. However, if the subiect site were
developed pursuant to the existina 87 zeninq. which permits more intense commercial/retail and multi-familv uses,
the use and value of the area adiacent to the subject property would most likelv 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 87zoninq. Furthermore. absent the qrantinq of the
requested variance, the Petitioner will not be able to develop the sinqle-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 afthe 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 Zoninq 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 conditionpe'culiar 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 surroundinqneiqhbors and uses. Further, the development standards contained within the
87 zoninq were not desiQned for sinqle-family. detached residential uses, but instead were desiQned 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-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. 07070046V is granted, granted subject to any conditions stated in the minutes of this
Board which are incorporated herein by reference .md made a part hereof.
Adopted this 2ih day of _August, 2007.
BZA President, CanneIlClay Board of Zoning Appeals
BZA Member,
(name)
SECRETARY, Cannel/Clay Board of Zoning Appeals
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CARMELlCLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
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Docket No. Docket No. 07070047V - Variance Rel.!:ardiOl! Minimum A2gregate Side Yard from 25 feet to 10 feet
Petitioner: Uptown Partners, LLC
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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 subject site is currently zoned 87 and does not permit sinqle-family. detached residential development. In fact,
the current 87 standards would permit. without any rezones or variances. hiqher-intensity commerciallretail uses or
multi-family uses. which would be in contrast to the existinQ sinQle"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 sinQle-family, detached residential development which is more
consistent, compatible and beneficial to the surroundinq neiqhbors and uses. Consequently, the qrantino of the
requested developmental stan-dards variance permits the Petitioner to develop a more preferable use on the subiect
parcel than what is currently permitted pursuant to the 87 zoninq. Asa 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 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 surroundinQ 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 single-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 qrantinQ of the
requested 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 tenl1S of the Zoning Ordinance to the property win result m 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 ZoninQ Ordinance to the property will result in practical difficulties in the use of the properly
because the need for this variance arises from a natural condition peculiar to the site because the current zoninq of
B7 simply does not permit the more preferable and beneficial use that a sinqle-familv. detached residential
community offers to the surroundinq nei!:lhbors and uses. Further. the development standards contained within the
B7 zonin!:l were not desiqned for sinQle-family. detached residential uses. but instead were desiqned 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 sinqle-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. 07070047V is granted, granted subject to any conditions stated in the minutes of tllls
Board which are incorporated herein by reference and made a part hereof.
Adopted this 27th day of August, 2007.
BZA President, Camlel/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
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Docket No. Docket No. 07070048V - Variance RCl!ardin{! Minimum Rear Yard from 30 feet to 18 feet
Petitioner: Uptown Partners. LLC
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FINDINGS OF FACT - DEVELOPMENT ST ANDARDS 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 sinqle-family, detached residential development. In fact.
the current 87 standards would permit. without any rezones or variances, hi!:lher-intensity commercial/retail uses or
multi-family uses, which would be in contrast to the existinq sinqle-family detached residential development that is
currently east of and adjacent to and north of and adiacent to the subiect site. In fact. the development standards
applicable to the site do not even contemplate sinQle-family. detached residential development which is more
consistent. compatible and beneficial to the surroundinQ neiQhbors and uses. Consequently. the qrantinq of the
requested 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 zoninq. As a result of the foreQoinQ, the approval of this
variance will not be iniurious to the public health, safety, morals and qeneral welfare of the community and instead,
the arantinq 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 Quality 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 subiect property and should not
substantially affect in any adverse manner the surroundinq uses or values, However, if the subiect site were
developed pursuant to the existing 87 zoninq, which permits more intense commercial/retail and multi-family uses,
the use and value of the area adiacent to the subiect property would most likelv 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 QrantinQ of the
requested variance, the Petitioner will not be able to develop the sinQle-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 ofthe 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 Zoninq 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 surroundinq neiqhbors and uses. Further, the development standards contained within the
87 zoninQ were not desiQned for sinqle-family, detached residential uses, but instead were desiqned 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 sinqle-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. 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 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. 07070049V - Variance Regarding Minimum Lot Width from 100 feet to 40 feet
Petitioner: Uptown 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 currentlv zoned 87 and does not permit sinGle-familv, detached residential development In fact,
the current 87 standards would permit, without any rezones or variances. hiqher-intensity commerciallretail uses or
multi-family uses, which would be in contrast to the existing sinGle-family detached residential development that is
currentlv east of and adjacent to and north of and adiacent to the subiect site. In fact, the development standards
applicable to the site do not even contemplate sinQle-familv. detached residential development which is more
consistent. compatible and beneficial to the surroundinQ neiqhbors and uses. Consequently, the qrantinQ 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 zoninq. As a result of the foregoinQ, 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 quality 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 subiect property and should not
substantiallv affect in any adverse manner the surroundinQ uses or values. However, if the subject site were
developed pursuant to the existioQ 87 zoninQ, which permits more intense commercial/retail and multi-familv uses,
the use and value of the area adiacent to the subiect property would most likely be affected in a substantiallv
adverse manner. The proposed sinqle-familv, 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 GrantinQ of the
requested variance. the Petitioner will not be able to develop the sinQle-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 Zooin!:! 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 single-family, detached residential
community offers to the surroundinQ neiGhbors and uses. Further. the development standards contained within the
87 zoninq were not desiqned for sinqle-family, detached residential uses, but instead were desiQned 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 sinQle-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. 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 2il1 day of August, 2007.
. BZA President, Cannel/Clay Board of Zoning Appeals
BZA Member,
(name)
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SECRET AR Y, Carmel/Clay Board of Zoning Appeals
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CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
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Docket No. Docket No. 07070050V - Variance Re2:arding Minimum Lot Size from 5000 sQuare feet to 3350 SQuare
fect
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Petitioner: Uptown Partners, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1.
The approval ofthis variance will notbe 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 sinQle-family. detached residential development. In fact,
the current B7 standards would permit. without any rezones or variances, hiqher-intensity commercial/retail uses or
multi-family uses, which would be in contrast to the existino single-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 sinqle-family, detached residential development which is more
consistent. compatible and beneficial to the surroundinQ neiqhbors and uses. Consequently, the Qrantinq of the
requested 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 zoninQ. As a result of the fore~oinQ, 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 aHhe 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 sinqle-family, 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 surroundinq uses or values. However, if the subject site were
developed pursuant to the existinq 87 zonina, 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 manneL The proposed sinqfe-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 Qrantinq of the
requested variance. the Petitioner will nolbe 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 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
communit\' offers to the surroundlnq neiqhbors and uses. Further, the development standards contained within the
87 zoninQ were not desiQned for sinqle-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 sinqle-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. 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 27th day of August, 2007.
BZA President, Cannel/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. 07070051V - Maximum Lot Coverage from 40% to 50%
Petitioner: Uptown 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 currently zoned 87 and does not permit sinQle-family, detached residential development. In fact,
the current 87 standards would permit, without any rezones or variances. hiGher-intensity commercial/retail uses or
multi-family uses, which would be in contrast to the existinG sinqle-family detached residential development that is
currently east of and adiacent to and north of and adjacent to the subiect site. lil fact. the development standards
applicable to the site do not even contemplate sinQle-familv. detached residential development which is more
consistent, compatible and beneficial to the surroundinq neiGhbors and uses. Consequently, the qrantinG of the
requested 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 zoninq. As a result of the foreqoinQ, the approval of this
variance will not be iniurious 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 general 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 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 surroundinq uses or values. However. if the subiect site were
developed pursuant to the existing 87 zoninq, 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 sinqle-family. detached residential community is more preferable to the potential
types of uses that could be developed pursuant to the existinG B7 zoninq. Furthermore, absent the Qrantinq of the
reGuested 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 ofthe 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 Zoninq 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 10 the site because the current zoninG of
B7 simplv does not permit the more preferable and beneficial use that a sinqle-familv. detached residential
community offers to the surroundinQ neiQhbors and uses. Further, the development standards contained within the
87 zoninQ were not desiqned for sinGle-family. detached residential uses, but instead were desiGned 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 single-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 tbat 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, Cannel/Clay Board of Zoning Appeals
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CARMEL/CLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
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Docket No. Docket No. 07070052V ~ Buffervard Areas to be landscaped from 30 feet to 10 feet
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Petitioner: Uptown Partners, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS V ARTANCE
1.
The approval ofthis variance will not be injurious to the public health, safety, morals and general
welfare of the commullity 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, hiQher-intensity commercial/retail uses or
multi-familv uses. which would be in contrast to the existinQ sinqle-famiJy detached residential development that is
currentlv east of and adjacentto and north of and adiacent to the subject site. In fact. the development standards
applicable to the site do not even contemplate sinqle-family, detached residential development which is more
consistent, compatible and beneficial to the surroundinq neiQhbors and uses. Consequentlv. the qrantinq 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 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 quality and anticipated market
value of the homes \0 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 surroundinQ uses or values. However. if the subject site were
developed pursuant to the existinq B7 zonin!:!, which permits more intense commercial/retail and multi-familv 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 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 QrantinQ of the
requested variance, the Petitioner will not be able to develop the sin!:!le-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 Zoninq 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 zonln!:! of
87 simply does not permit the more preferable and beneficial use. that a sin!:!le-family, detached residential
community offers to the'surroundinq neiqhbors and uses. Further, the development standards contained within the
87 zoninq were not desiqned for sinqle-familv. detached residential uses, but instead were desiqned for more
intense commercial/retail and multi-family uses. Absent the requested dl'lvelopmental 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. 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