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U I026761LDOC
iNFORMATION BOOK
CARMEL-CLAY BOARD OF ZONING APPEALS
PETITIONER:
PROJECT NAME:
CASE NOS.
PROPERTY ADDRESS:
HEARING DATE:
JBC1, LLC
WOODHALL SUBDIVISION
07100024V,07100025V
APPROX. 2051 WEST 106TH STREET
NOVEMBER 26, 2007
Attorney for Petitioner:
Joseph D. Calderon
Bose McKinney & Evans LLP
301 Pennsylvania Parkway,
Suite 300
Indianapolis, IN 46280
(317) 684-5331
j calderon@boselaw.com
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INDEX TO EXHIBITS
Item No.
t.
2.
3.
4.
5.
6
7.
8.
9.
Description
Findings of Fact (Ballot Sheet)
Findings of Fact (Question Sheet)
Statement of Variance
Statement of Support
Location Map
Site Plan (Primary Pial)
Aerial Photo
Photos of Laurel Ridge
Rendering of Proposed Entryway
ID1676l.J.OOC
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Docket No..
Petitioner.
1 ,
2.
3
DATED THIS
1004753_1.IJOC
Page 7 of 8 -- z:\'shared\forms\t3Z..A applications'. Development Slandards Variance ^pplFcfJlIun rl!'-,' 1 :-U2!::l/:!QOfl
CARMELlCLAY ADVISORY BOARD OF ZONiNG APPEALS
Carmel, Indiana
07100025V
JBC1, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE {Ballot Sheet)
DAY OF ,20
Board Member
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Docket No.:
Petitioner:
1 .
2.
3.
DATED THIS
'OQ47E~.1DOC
Page 7 of 8 ~ z;'\~h~rcd\fonns\B.lA ;:~polic<Jljons\ DC'.IGloprm.-,nl StandClrd:. Varia1lce App-lic3tion rev_ 1 ~!29f/DD6
CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
Carmel, Indiana
07100024V
JBC1, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
DAY OF
.20
Board Member
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07100024V
Petitioner:
JBC1, 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
It does not increase the density of what the zoninq ordinance will allow absent the variance; will not
create any traffic safety hazard; and will not be visible to the public from 10611-, Street
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:
the development density will be compatible with that of adiacent property, and the proposed development
will be adequately screened from adiacent properties via common areas; includinq a preserved wooded
area. and adequate buffer yards.
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:
the preservation area, Common Area "C," reduced the available lot depth and area, thus makinq it
impractical to provide for the required setbacks, particularly in liqht of the type of housinq and subdivision
proposed.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. _is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by
reference and made a part hereof
Adopted this
day of _, 20_
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).
100d"/63_ I.DOC
Page 8 of 8"- z:\shamd\torms\8ZA applications\ DCl,lelopmcnl S1andQrds Varr;;n1CC ^Dp!lca~ior. ro') 1 ~1/9f;JaOfi
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No:
07100025V
Petitioner'
JBC1, 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:
It does not increase the density of what the zoninq ordinance will allow absent the variance; will not
create any traffic safety hazard; and will not be visible to the public from 106(1' Street.
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:
the development density will be compatible with that of adiacent property, and the proposed development
will be adequately screened from adjacent properties via common areas, includinq a preserved wooded
area, and adequate buffer yards.
3.
The stnct application of the terms of the Zoning Ordinance to the property will result in practical difficulties in
the use of the property because
the preservation area, Common Area "C," reduced the available lot depth and area, thus makinq it
impractical to provide for the required setbacks, particularly In liqht of the type of houslnq and subdivision
proposed.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. _is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by
reference and made a part hereof.
Adopted this
day of _,20_
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),
100r,7fi3_1.DOC
Page 8 of 8 z\5nared',form5\BZA applications\ Development Standards Variance Application rov, 12./29/2006
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STATEMENT OF VARIANCE
The Applicant seeks to develop 11.5S acres of currently undeveloped real estate, lor a
high-end, 9-10t subdivision, featuring low or no maintenance of the various lots by the
ultnnate lot owners. Substantial real estate is be1l1g devoted to common area, including
marc than 2 acres of preserved woodlands. The Applicant proposes a development
standard variance to provide for a 30- foot front sethack line (40 feet required pursuant to
Section 5.04.03A), and a 20-foot aggregate side yard setback (30 aggregate feet required
pursuant to Section 5.04.03(C)(I)).
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I027672_1.DOC
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ST A TEMENT OF SUPPORT
The Applicant's project will be an ultra high-end subdivision with features and
amenities to match. This project was actually initiated following the Applicant's
previous success with Laurel Ridge, located at l06lh and Ditch Road, Many potential
purchasers of lots in Laurel Ridge are "empty nesters" or "snow birds" and desired
smaller lots with no or low-maintenance options. Woodhall will be a 9 lot private
community desih'lled to meet that demand.
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The Subject Property is 11.58 acres and has 1,335 feet of depth, yet only 332 fect
of frontage on 106[11 Street. Additionally, there is an area of signitlcant trees located
along the cast property line (over 2 acres) that will be preserved. The excessive depth
compared to width of the property, coupled with the desire to preserve significant trees,
dictated the proposed layout of the subdivision, compressing buildable area, and thus
supports Applicant's request for relief from the S-l side yard and front yard
requirements.
Finally, the variances requested do not increase the density above what \vould
otherwise be expected in S-l, and in fact, the S-l minimum lot size and lot width
req uirements will be met.
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PROJECT
LOCATION
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LOCATION MAP
NO SCALE
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BURROWOOD FAl/1fLYFARM, INC.
- INSTil !)H(l990~;jbL
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PRIVATE STREET STATEMENT
JF. COHEri REALT'r' COHI-'. ANQ MY AND All SUCCE.SSORs /\IIID
ASSIGNS HEREBY WAI'V~ ALL RIGHTS TO PETITION ii-lE: HAMILTON
COUNTY"'IGHWA'r' OEPARTMENT, THE HAMilTON COUNlY BOARD OF
COMMISSIONERS, OR HAMilTON COUNTY, OR THE SUCCESSOR UNIT OF
GOVERNMENT TO BE RESf"ONSlElLE FOR THE ,'IAAINTI:NANCE OF THE
INGRESSIEGRESS EASEMeNT, OR TO HAVE THE EASI:;MENT CONSIDERED
A PUBLIC RO.AO NECESSITATING MAINTENANCE 8':' ANY UNIT Of GOVERNMENT_
WHERE INGRESSrEGRESS EASEMENTS ARE SHOWN ON THIS PLAT, THOSE
LOT OWNERS ABUTTING SlJr:H EASEMENTS SHALl.. OWN EaUALAND
U.....DNlDED INlffiEST IN SUCH EASEMENTS AS TENANTS IN COMMON, AND
IT SHALLsE THE 06LlCATION OF EACH OWNER IN COMMON WITH THE
OTHER lOT OWNERS ABUTIING SUCH A STRE.ET TO CONTRIBUTE AN
EQUAL SHARE OF THE COST OF THE MAINTENANCE OF SUCH STREE,TS
V'1Hf:REA MAJORllY OF lOT OWNERS SERVED BY A PRIVA.1E STREET
ElECI TO REPAIR THE PRIVATE STREET LOCATEt'lIN THE EASEMENT
ANP ONE OR MORE LOT OWNERS FAIL TO pt1,y THEIR ALLOCABLE SHAHE
OF SUCH REPAIR. THEN THE OWNERS PAYING SUC!1 COSy MAY FILEA
LIEN FOR THE R.EASONABlE VALUE OF THE lABQR PERFm~MF.:[] AND
MATl::RIAi.S FURNISHED AS PRESCRIBED 3YTHE LIEN LAWS OF THE STATE
OF tNOlANAAGAlNST ANY !:)UCH lOT AND THE OWNER "tHEREOF AND
RECOVER THE FULL ASSESSMENT OWED 'TOGE.lHER. WITH JNTEREST
FROM DUE DATE A,\lD REASONA8.LE ATTORNEY'S FEES. THE PRIV^TE
EASEMENT MAY CONTAIN UTlli'IIE.S TO SERVE SAlD LOTS. ALL PRIVATE
STREET EASEMENTS SHALL 8;;: A UTILITY EASEME~.
SITE CONSTRUCTION SEQUENCE
A 'NSTALL CONSTRUCTION Ei'lTRANCEALONG THE PROPOSr::O ENTRANCE
El. START MASS EARTH'NORK, LAKE CONSiRlJCTloN FOLLOWED BY
EROSION CONTROl.
C INSTALL AND COfolNECT ALL jNFRAST~IJCTURF.:.
n I\tAli\ITAIN EROSION CONTROl.
GENERAL NOTES
i. PU SANITARY SEWER SHAll8E 8"' PVC UNLEss NOTED OTHERWISE.
2. WATER MAIN TH.RU THE SUEJDI\ilS!ON TO BE 8'" Pvc.
J. PHNATE STREET TO BE 3~' IN wiDTH AND HA....E A 50' INGRESS
EGRESS EASEMENT.
4. ALL LaTS TO 1U' SID'EYARO SETBf>.CK AAO 20' REAR Y^RD SETBACK.
s.. S,O.S. T'iPEACCESS DEVICl:S SHAll EE IN3TALLED!~TTHE GATE
WI A BATTE;;RY BACKUP,
~. BLUE I'i.EFLECTOR3 TO BE' PlACE IN THE smEET PERPENDICULAR
TO FIRE HYDRANTS. iOALLOW FiRE DEPARTMENT TO MQI1E EASilY
LOCATE HYDRANTS DURjHG AN EMERGENCY.
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FLOODPLAIN NOTE
THIS PROJECT DOES NUT LIE WITHIN A SPECIAL FLOOD HAZARD ZONE
AS PLOITED BY SCALe: ON THE FEDERAlI:MERGENCY MAW,GEMENT
MENOr' NATIONAL FLOOD INSURANCE PROGFCAM (FIRM] FLOOD
Ii'lSURANCE RATE MAP NUMBl::.t{ 'BO~1C(l215F. DATED JANUARY 5. 2001
WATERSHED PlOTE
FITCH & JE~.sSOP SHED
SHED #.33
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EXISTING ZONING - SI
CURVE DATA
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NO SCAlE
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LAND DESCRIPTION
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E-XISTING SANITi\RY STRUCTURE
lOCATION WITHIN THE
WII\IDEMERE SU801VlSION
Perl of ttrl'! Ea.:!;t J lall of Ule NorUlI;l'<I~L QLJarter of the North~ Qllarte-r of S~Mi.:l(l 8, T.ownsl1ii" 17 North, Ran-ge 3
~".st Cla'j Township, II00rnilton County, Irldi.lrl<l. mere p.a.rtinJlarty descriood ~:s folk;JWS:
Commcnc~n(l I'll Uie I\'Qrthwest comer of tile Northwest QLJm1cr I1f .so'l~llJf1 '3, Towm!ll1i~ r7 Nor,h, Range 3 E.;;::;I,
Clay Townst1Jp, Hl1lmilton Col.mty, Indiaf1<i: thence N-orth aa jjj:jQ;e~ 52 mlnuh:l:! 28 se;;;onds East (<l'SSl"ifl'!OO
beartng) 1JJ01.-oS f~F!:ton .and aklng the Nortllllns 01 !laid NortliweSf Quartp.rfoll1€ POINl'OF BEGINNING
III Uoi'S descr;lllilln, s.;ld polnl tJ.einrr the Nor1tIe-ast OOnlttr of It;,, Northwosl Ouarter of ssld Nortlr....t'!sl Ol.Jeu1er,
lIler,ce SWtl1 00 dp.~rees 2fi minutes 45 secol"ld-s. E.:a:!:it 1335.17 feel Qi1flnd alDng ffle East line of 1h~
Nol1hwasl Quarter of said: NOr1h~t QLlarte-r to the SQuUtaasl WITI'Jr of the NOI'1t1west Quarter 1]1 said
~r~E:rU~~1 ~~~~~2~~=;ri>~~8~ ~~~:~'Q~~~~S tt~;ll:-~;~'~g~r~:;ells8d~~i~~J~~d~I~~~~~$S~~~1
a distanoo 01667.62 feet 11'1 A point on. the Nortl1line of lhe S(Juttl H;3j( fl! IDa Nmthw!'!st Quarter CJf the- said
Narlhwes.tQuartec ih~nce Nnl1t1 8B degr~~::> 52 mif1l..Ile~ 10 sea;:Hlds Ellsl (jn aM I'Ilnng the Neonh lill~ of ihe
SQuth Hal1 ofthB NOlthwestQLJar1e~Ofthe ~id Nor1hwest Quarter a dist"'r~re 0'00.01 feet tr.o tht;! Southwosl
comer o-f the East Half at the N~rth~~ Quarter of the NoriIlwEist Quartsr CJI saki Nm1hwM[ Ql1artef; thence
North OOd€grees. 2SminUIES ~ s.cconds '....esl 1:61:6' Dr. and C!.b:'dthe W"sllint:! ~f l'he E3s1 tlillf nflh-e
Nortl'1easl Quart-er 01 U'It;'I Nonhwcfll atJarter elf sold Nllrthwesl Quarter; thel'lCe Nortll 88 dC'grccs.52 minutes
28 seconds East a dist.aflre of 332.7'7 f-p.-p.t rln and along the North line. or s;;l:ic! N'Jrthwest QLfar1€r to tha
POINioF 8EGINNING, conlaining 11.5B acrcsmClf€ or ~e55 a.nd subj~t IQ all rights O!Wi.lys and
&as.omenl~ at mOOrd.
LEGEND
lJ(/5T1NG
-'ST- - STOR~tSEWER
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-011[- OVERHEAD lITll.ITIES
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UTlLlTY rOLES
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TREE LINE
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PROP05ED
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