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Home My WebLink AboutCorrespondencePlan Review - Review Comments Report Project Name: PZ-2025-00073 to 75 V Cooke Residence Variances Workflow Started: 4/10/2025 4:17:09 PM Report Generated: 05/29/2025 02:29 PM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 1 1 Planning & Zoning Angie Conn 4/14/25 11:30 AM Comment Please respond in writing to the preliminary review comments listed at the bottom of the 04/10 docket no. assignment email, and please do that before noon on Friday, April 18. For your convenience, they are listed again, below: a) Please make checks payable to City of Carmel if you are paying via check. b) Provide a copy of the Official List of Adjacent Property Owners from the Hamilton County Auditors Office. (Make sure to check Carmel BZA on their form.) c) *The Current in Carmel only prints on Tuesdays, and their filing deadline is usually 14 days prior to their printing date. Please submit your Microsoft Word file of the legal ad to them before Noon, Fri., April 25 so that it prints on time. Their contact info is 317-489-4444 or legals@youarecurrent.com. (Please refer to the Handout for a template of wording to use for the legal ad and the mailings the Notice of Public Hearing.) d) The mailings/notices to the adjacent property owners should be done by first class mail with Certificate of Mailing (not Certified Mail). (Please provide us with the stamped receipts of the certificate of mailings for the file on or before Noon, Thursday, May 22.) e) Please provide the filled out & notarized Placement of Public Notice Sign Placement Affidavit form (found in Handout) once the sign is placed. f) Please provide the filled out & notarized Petitioners Affidavit of Notice of Public Hearing form (found in Handout). g) Please provide the filled out Notice of the Public Hearing form/template (found in Handout). h) Please provide proof of notice, such as Publishers Affidavit from the newspaper, once you receive them. i) Please make sure to list out the true practical difficulties and hardships associated with having to comply with the zoning ordinance. j) Please have your Findings of Fact written out for each separate variance (three (3) total), and please write them so that they address the specific topic of the variances requested, with more details as to why you need that specific variance approved, etc. k) Please provide a conceptual landscape plan, and please make sure that at least one medium or large native shade tree from the Recommended Species List is shown for the front yard. l) Additional review comments (if any) will be issued through ProjectDox, our online plan review software. Responded by: Jon Dobosiewicz - 5/13/25 10:27 AM submitted on May 13 via e-mail. ---------------------------------------------------------- Responded by: Jon Dobosiewicz - 5/12/25 3:57 PM will update with submittal on May 20+/- ---------------------------------------------------------- Reviewer Response: Angie Conn - 5/12/25 9:34 AM Thank you. This comment remains active. ---------------------------------------------------------- Responded by: Jon Dobosiewicz - 5/11/25 5:52 PM a. fee paid, b. thru h. will be provided under separate cover, i and J provided with application, k included with resubmittal. Resolved REVIEW COMMENTS Created in ProjectDox version 9.4.9.4 Plan Review - Review Comments Report Project Name: PZ-2025-00073 to 75 V Cooke Residence Variances Workflow Started: 4/10/2025 4:17:09 PM Report Generated: 05/29/2025 02:29 PM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 2 1 Planning & Zoning Angie Conn 4/14/25 11:31 AM Comment per the old town overlay character subarea regs, the driveway width needs to be reduced down to 12-ft wide when not within 30-ft of the garage. Responded by: Jon Dobosiewicz - 5/11/25 5:52 PM Revised driveway and new site plan provided with resubmittal. Resolved 3 1 Planning & Zoning Angie Conn 4/14/25 11:32 AM Comment Per the old town overlay character subarea regs, please add window muntins to all front facade windows and make them cohesive in design. Responded by: Jon Dobosiewicz - 5/11/25 5:54 PM Revised, See updated elevation provided with resubmittal. Resolved 4 1 Planning & Zoning Angie Conn 4/14/25 11:32 AM Comment Please upload a colors/materials palette (or upload photo examples). Reviewer Response: Angie Conn - 5/12/25 9:31 AM Yes, that is fine to do. ---------------------------------------------------------- Responded by: Jon Dobosiewicz - 5/11/25 5:54 PM Conceptual colors provided with perspective rendering. Can specific colors be provided with the SRD application? Resolved 5 1 Planning & Zoning Angie Conn 4/14/25 11:33 AM Comment Here is a weblink to the tree species recommendation list. please provide at least one medium to large native indiana shade tree in the front yard. https://www.carmel.in.gov/home/showpublisheddocument/ 21856/638472408508400000 Info Only 6 1 Planning & Zoning Angie Conn 4/14/25 11:37 AM Comment Please work with John Thomas and the Carmel Engineering Dept. for any grading/drainage plan reviews/approvals. jthomas@carmel.in.gov Reviewer Response: Angie Conn - 5/12/25 9:32 AM That is fine. ---------------------------------------------------------- Responded by: Jon Dobosiewicz - 5/11/25 5:55 PM This typically comes right before the permit is issued and Carmel would ask documentation about any onsite stormwater detention or proof of payment into the Carmel Stormwater Fund, which is approx. $6k. The SDR and building permit will address this item. Resolved Created in ProjectDox version 9.4.9.4 Plan Review - Review Comments Report Project Name: PZ-2025-00073 to 75 V Cooke Residence Variances Workflow Started: 4/10/2025 4:17:09 PM Report Generated: 05/29/2025 02:29 PM REF #CYCLE REVIEWED BY TYPE FILENAME DISCUSSION STATUS 7 1 Planning & Zoning Angie Conn 4/21/25 9:46 AM Comment Please see the 04/18/25 email I sent you regarding building height. We need some clarification from your team, first, if we are to deem the building height variance as not needed. Responded by: Jon Dobosiewicz - 5/13/25 10:29 AM No additional comment. Please let us know if there are additional questions. ---------------------------------------------------------- Responded by: Jon Dobosiewicz - 5/12/25 3:56 PM yes ---------------------------------------------------------- Reviewer Response: Angie Conn - 5/12/25 1:30 PM Thank you for this response. Are we to assume that the 20-ft measurement and the 19.6-ft measurement are up to the rook peaks? ---------------------------------------------------------- Responded by: Jon Dobosiewicz - 5/12/25 9:09 AM The tallest point of the proposed homes is 34' 4", 710 1st Ave is 20', 711 1st Avenue is 19.6 feet, both are 1- story homes. The subject is a 2-storoy home including a 1-story area on the north end. Resolved 8 1 Planning & Zoning Angie Conn 4/21/25 9:49 AM Comment A 3- to 5-ft side yard driveway setback is more of a request from the city and not an actual standard. (It is so drainage can properly be conveyed.) Info Only 9 Planning Coordinator Angie Conn 5/12/25 4:03 PM Comment I am sending this project/task back to you, so you can upload your BZA Info Packet before Noon this Friday May 16. Thank you. Info Only Created in ProjectDox version 9.4.9.4 Shestak, Joe From:Jim Shinaver <jims@nf-law.com> Sent:Tuesday, May 20, 2025 4:11 PM To:Conn, Angelina V; Butler, Bric; Shestak, Joe Cc:Jon Dobosiewicz Subject:RE: Cooke Variances: Proof of BZA Noticing Follow Up Flag:Follow up Flag Status:Completed Angie – Following back up with you regarding your question below on the Cooke variances. Yes, the Cooke’s want to ability to potentially split the 1 lot into 2 separate lots in the future. While the Cooke’s do not foresee this split happening during their lifetime, it may be a possibility for the future (their heirs may want to split the lot). If this split were to occur in the future, it would only necessitate removing the connection hallway and each “separate” house would be in the “spirit” of the “Old Town Character” design intent (narrower houses on narrower lots that extend backwards into the lot). The lot has 132’ of frontage. If the Cookes we to build a smaller house exactly in the middle of the lot, it may look a bit out of place. Instead, the Cookes want to continue the “flavor” of the area, as they we were very happy with your/Staff’s input on the home design and layout. If the lot were ultimately split in the future (by going through the required replat process), each home would have a complimentary design. The smaller house which is next to the two “character buildings” has the lower roof height to soften the look. The larger/taller 2-story home is closer to the taller new construction houses across the street. The Cookes have actually increased their investment with the current house design, as it would be less costly for them to build a smaller home in the middle of the lot. Instead, they are investing in separating electrical wiring and inputs for each home/wing, having two sewer connections for each home/wing, etc., so that each home can exist independently in the future if the lot were to be split. Please advise if this answers your question. Thanks. Jim Shinaver, Partner NELSON & FRANKENBERGER, LLC Please Note Our New Address: 11350 N. Meridian Street, Suite 320 Carmel, IN 46032 1 Phone (317) 844-0106; Cell (317) 345-3022; Fax (317) 846-8782 jims@nf-law.com NOTICE OF CONFIDENTIALITY This E-mail message and its a?achments (if any) are intended solely for the use of the addressee hereof. In addi?on, this message and the a?achments (if any) may contain informa?on that is conﬁden?al, privileged and exempt from disclosure under applicable law. If you are not the intended recipient of this message, you are prohibited from reading, disclosing, reproducing, distribu?ng, dissemina?ng or otherwise using this transmission. Delivery of this message to any person other than the intended recipient is not intended to waive any right or privilege. If you have received this message in error, please promptly no?fy the sender by reply E-mail and immediately delete this message from your system. From: Conn, Angelina V <aconn@carmel.in.gov> Sent: Tuesday, May 13, 2025 10:22 AM To: Jim Shinaver <jims@nf-law.com>; Butler, Bric <bbutler@carmel.in.gov>; Shestak, Joe <jshestak@carmel.in.gov> Cc: Jon Dobosiewicz <jond@nf-law.com> Subject: RE: Cooke Variances: Proof of BZA Noticing Thank you, Jim – I have a quick question for you relating to the project - in the prior 2021 BZA variance request, the petitioner let us know that they will build this house layout this way for potential in the future to split the one house into two houses…is that still the case, today? Angie Conn, AICP - Planning Administrator Carmel Planning/Zoning Division, DOCS rd 1 Civic Sq., 3 Flr., Carmel, IN 46202 O: 317.571.2417 W: carmeldocs.com From: Jim Shinaver <jims@nf-law.com> Sent: Tuesday, May 13, 2025 10:15 AM To: Butler, Bric <bbutler@carmel.in.gov>; Conn, Angelina V <aconn@carmel.in.gov>; Shestak, Joe <jshestak@carmel.in.gov> Cc: Jon Dobosiewicz <jond@nf-law.com> Subject: Cooke Variances: Proof of BZA Noticing All – Attached is the Proof of BZA Noticing for the Cooke Variances (Docket Nos. PZ-2025-00073 V; PZ- 2025-00074 V and PZ-2025-00075 V) which will be on the BZA Agenda for their 5/27/25 meeting. Also, please note, the Cookes mailed to the surrounding owners a separate letter with exhibits for the project which included the Cookes contact information in the event any of the surrounding owners had questions about the request. 2