HomeMy WebLinkAboutPacket 04-28-08
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ROSS PERKINS HOME ADDITION
WOODLAND GOLF CLUB SECOND SUBDIVISION
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Development Standards Variance
Docket No. 08030033V
City of Carmel
Board of Zoning Appeals 6:00 pm
April 28, 2008
Applicant: Ross Perkins - 848-2108
A ttomey: Nelson & Frankenberger
c/o James E. Shinaver 844-0106
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TABLE OF CONTENTS
1. Explanation
2. Aerial photograph
3. Proposed site plan
4. Proposed floorplans and proposed elevations
5. Photographs of real estate surrounding propelties
6. Findings of Fact
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EXPLANATION OF VARIANCE REQUEST
The Applicant, Ross Perkins, purchased Lot 48 in the Woodland Golf Club,
Second Subdivision, in June of2007. Mr. Perkins plan was to invest a significant amount
of money to remodel the existing home and add an addition in order to create a "dream
home" for he and his family. After engaging an architect, in August of 2007 Mr. Perkins
inquired as to whether the proposed addition required any variances. He was initially
advised that no variances were required. However, prior to commencing construction,
Mr. Perkins was then advised that a variance may be needed for a potential encroachment
Issue.
The property that is the subject of this request has a common address of the 201
Woodland Drive, Carmel, Indiana. Included behind Tab 2 of this brochure are aerial
photographs showing the location of this property in the context of the general vicinity
and in the context ofthe inuuediately surrounding parcels.
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Mr. Perkins' lot is a corner lot and has a fairly unique shape. Based on the
footprint of the existing home and its configuration on the lot, Mr. Perkins is limited in
the manner in which he can construct a home addition that will accommodate the
reasonable needs of he and his family. The existing home was constructed a number of
years ago and Mr. Perkins desires to update both the interior and exterior of the home.
The proposed addition is designed to provide for additional living space and a new garage
area. Mr. Perkins is prepared to invest a considerable amount of money that, upon
completion of the home improvements and new addition, will significantly enhance the
value of the home.
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Because the lot may be considered a corner lot, Mr. Perkins was advised that the
yard on the western portion of the lot, the area where the new addition will be located,
may be considered a front yard and not a side yard. Due to the nature and proposed use
ofthe new addition, its most logical location is within the western yard of the property.
The property is located in the Rl Zoning Classification and this classification has
a 35 toot front yard setback requirement. Because Mr. Perkins' proposed addition will
encroach into the 35 foot front yard setback, he requires a variance from the Board of
Zoning Appeals.
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Included within this brochure behind Tab 3 is a proposed site plan that shows
location of the current home and the proposed addition. Behind Tab 4 are the proposed
floor plans and elevations. . Also, included behind Tab 5 are various pictures of the
subject real estate.
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Significant tree cover does exist around various perimeters of Mr. Perkins' lot.
The existing tree cover should provide some screening to the home addition. Further, the
fact that Mr. Perkins' lot may be considered a corner lot requires the western yard of his
property to be considered as the front yard, which requires a 35 foot minimum front yard
setback. It seems reasonable that Mr. Perkins' western yard could also be considered a
side yard because the main road is to the north of the property. In most situations, the
elevation that faces the main road is considered to be the front yard area. In any event, if
Mr. Perkins' western yard were determined to be a side yard, the R-l Zoning would only
require a 10 foot set back in this western side yard.
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Due to the apparent classification of the Mr. Perkins' lot as a comer lot and his
western yard as a "fr0nt yard", due to the unique shape of the existing parcel, and due to
the existing building footprint, the lot presents a very unique hardship. Absent approval
of the variance request, Mr. Perkins will be denied an opportunity to provide a home
addition that is intended to enhance the value of the home and also meet the reasonable
needs of Mr. Perkins and his family.
We look forward to presenting this matter to the Board of Zoning Appeals at the
Apri128th Plan COlrunission meeting. Thank you.
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Il:UH:dy\Zot1jtlg &. R(:fII ESl:tle Maltl'rs'\Rl)S1 P.c:rkins . Woodland\EXPLANA, TIQN or v AFJANCE REQ.dox
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SURVEYOR LOCATION .REPORT
I hereby certify to the parties named above that the real estate described herein was inspected under my supervision on the date
indicated and that to the best of my knowledge, this report conforms with the requirements contained in Sections 27 through 29
of 865 lAC 1-1-12 for a SURVEYOR LOCATION REPORT. Unless otherwise noted there is no visible evidence of possession
lines found. Legend
U.S. Utility Strip
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Lot 48
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HAHN SURVEYING
GROUP, INC.
Surveyors & Engineers
2850 E. 96th S1., Indianapolis, IN 46240
PHONE: (3] 7) 846-0840 or (317) 846-4119
F L.6J(: (317) 846-4298 or (317) 582-0662
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CERTIFIED: May 22, 2007
Chad D. Hahn
Registered Land Surveyor,
Indiana #20300031
Job No.: 2007051306
Sheet 2 of 2
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CARMEL/CLA Y BOARD OF ZONING APPEALS
CARMEL, INDIAN A
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Docket No. Docket No. 08030033 V - Variance Re2;ardinl! Minimum Front Yard Set Back
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Petitioner: Ross Perkins and his heirs. assi2;ns and successors
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
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The approval of this variance will not be injurious to the public health, safety, morals and
general welfare of the community because:
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The proposed home additional is designed to enhance the value of the home and there
exists significant tree cover around the property that will provide some screening of the
home addition.
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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:
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As stated above. the home addition is designed to enhance the value of the home and
there exists significant tree cover around the nroperty that will provide some screening: of
the home addition.
2.
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:
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In addition to the same rational set forth in Responses Numbered One (1) and Two (2) above, the
subiect parcel is a unique shape that limits how an addition to the existinq home can be
constructed. Absent this variance. the Petitioner will be prevented from constructinq an addition
that will enhance the value of the home and will meet the reasonable needs of the homeowner.
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DECISION
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IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals
that Variance Docket No. OS030033V 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.
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Adopted this 2Sth day of April, 2008.
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BZA President, Carmel/Clay Board of Zoning Appeals
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BZA Member,
(name)
SECRETARY, CarmeIlClay Board of Zoning Appeals
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CARMELlCLA Y BOARD OF ZONING APPEALS
CARMEL, INDIANA
BALLOT SHEET
Docket No. Docket No. 08030033 V - Variance Rej!ardinl! Minimum Front Yard Set Back
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Petitioner: Ross Perkins and' his heirs. assij!ns and successors
FINDINGS OF FACT ~ DEVELOPMENT STANDARDS VARIANCE
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1.
The approval of this variance will not be injurious to the public health, safety, morals and
general welfare of the community because:
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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:
2.
The strict application of the tenus of the Zoning Ordinance to the property will result in
practical difficulties in the use of the property because:
DECISION
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IT IS THEREFORE the decision of the Cannel/Clay Board of Zoning Appeals
that Variance Docket No. 08030033V is granted, granted subject to any conditions stated
in the minutes of this Board which are incorporated herein by reference and made a pat1
hereof.
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Adopted this 28th day of _April, 2008.
BZA President, Cam1el/Clay Board of Zoning Appeals
BZA Member,
(name)
SECRETARY, Cannel/Clay Board of Zoning Appeals
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