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HomeMy WebLinkAboutCorrespondence ~ '" t.,oJ ~ ~J; RECDvro ~~ - c:( J - !J Jl ~. P. ~ . ~ ~ -~: ';, A~;~'~8 ti ~J-~~A)I~ ~~~.~.~~..~._.. ~~ ~f- ~ /f..f .~l.W..}.Y )i-~~~/~I/hyJ~dP~hJ ~~. VLgPAU~hUIU~'~ . .~ ~ j.& ~ p ,db:..L ~~ Ch-- JI~ ~:i, ~Vj~, j~, o ~jf~ " ~'l.lU~ tL....J-,n l lJ<s<>g ;(y.!iJ -" ei'F.iLEMING & ASSOCIATES ----(S---- (-'j RECtNt.'O <-' P. O. BOX 3111 -;~) 1'\(\0 CARMEL, INDIANA 46082 ~.c~ /J.t\', ') r:-. _,\10 rJ&~ (3] 7) 575.0099 <'"' - -/ FAX (317)575.8701 ".-+- /I t> ( DOCS - R,,-: f~. I ~'I-<il~ ~ ",'J1.., -70 ; wkw-,...4 ~ ~. .. ~fi\'f'~~ . j, .. . .\ '-. I '. . /I~'--\l ~""- ~~.4 ~~4J ~-e~4:6 J !3./f":l ~ R.l. O\M- ~ ~ ~ .-C.u ~~ · · -k.~~~14~~~~..~ ~~lO' . ~ ~~!6 -tk 4 r~ \AK ~ ~dJ ~Q~J C-v-f'~~~ A,~. U:t ~/ J..N. ~ ~ ~ ~ fA. ~ h ~ ~ ~~, ~ · .. ~~~~ilt,~~ ~--' M-~ ~~.-i ~ .~~ ~ -:Is ~S~T~~~. ~ Wa-.vQ~ I ~~~-~~~~~~ ~. l.h~ ~~(d.j~~~~ ~ a. ~. OLv-.- ~ ~ ~.~ ~ ~ _.~~~-~~.~ ~a.- ~W~I LrI~ ~ -t4ct ~ ~(~ ~1~ <rt. ~~ITh~~~~~~ .. . ~.~"*:~~~ ~~.. l~~ , .. FLEMING & ASSOCIATES P. O. BOX 3111 CARMEL, INDIANA 46082 (3171 575-0099 FAX 1317) 575-8701 (J~ ~~~~r~~' ~-iP1d~ j~7) L:J, 1~63S+~ ('~/ ~ .. 1fL 0 :t :L.. t I I.j r ~ r. I- '. , ~ J ,,1 l:i I; ~ ('I & ~~ f~ I ~ ;\ ~ hI ~ i ;i 11 ~ I,.; 1~ i/, it I~, \~ r ,J if ~ 1\' f' ~ j l .'''''1; ; f~ '~:f ~. ~ -:: ~..... -- -.:: ..J ~ -:...;:r- 0;;..' ..,. Vi .. ~'1 -,. (", ,.; C,. "'l: Z, >'.[ H "." l.; ..., ,,',. ;..;; '~~ .. ~: n: ;' 00 ~ Q t, y. I'~ ~ !Q' j' ;,J' < M N, ~, ~" .;:t .:-~J c; U ,.,!' ;~:! !b '\J + ('.j 1"') o -.j) '.:1" 4 RECEIVED AU[: 25 2008 . .' . .:a. DOCS ~ We , the undersIgned, oppose the granting of a Specral use~. D. eve! op mentR. t~dards Variance for the property at 13403 Ditch Road owned by the. ... " er,jD,\l:s~.Y ,~\ :,7 We ask the Zoning Board to deny the variance and therefore, that the property remain strictly residential, consistent with properties in the area. 1fi~#14/Z&J~L!;!r:./( . Printed name In Ie ko.. r2 I ~. f Jf. rA. ,'Vl ~ Printed name /VI. 0. V'-{~ --y; ct- ~ s fc Printed name 8,/l(/I::;,!bV tshs rmte name -.J O~11... ~aj I'"A h f::'I.J..'':- ~7 d/",.y w~; f Holt Printed name 8 i/l ~ L I RI f) II /JIJ 'lJlcLt11 ( Printed name Printed name Printed name Si ature ~ ;6(jJ/ ~~imtJrid; !fIn SIgnature 9:~ ?5YJke.~ Signa e Signature Signature --. //&1' /V'/.j;::1h Address J~/'7 w, )3(, ~ Address 1.3l.fS.;C) ();-t--JA Pol Address /IS-O W /3/ 6JSIY-ccr Address 1].j?'f(,J<.:5}lcrpCY;.) pr. Address I :3S0~ ]) llah If c/o Address Address Address Christine Barton-Holmes, LEED AP Planning Administrator Department of Community Services City of Carmel One Civic Square Carmel, Indiana 46032 In regards to #08060007SU, #08060019V 13403 Ditch Rd. Dear Ms Barton-Holmes and Board Members, My name is Leslie Ahluwalia DVM. My husband and I are contracted to purchase the property 13403 Ditch Rd. contingent on approval of a special use variance. It has come to my attention that there are some issues the owner of a neighboring property would like to be addressed. In response to the letter from Mr. and Mrs. Wilhelm I would like to address each item of contern. I hope this would alleviate their concerns and any concerns the board might have. 1. Too many horses and not enough pasture. If a horse were to acquire its sole source of food from grazing then the suggested land use is one horse per 1 acre. Our know ledge base has increased to be able to feed our horses with hay and grain as ~heir majority.source of food (which is now the standard of care at boarding barns). . Pasturing horses as a sole source of food is no longer the standard for performance horses. These horses get exercise daiLy and require a larger number of calories and nutrients than grass can provide. At maximum capacity horses boarded will be on pasture in a rotation schedule and with low numbers at one time to keep the pasture.land in good condition. With the approval of an indoor riding arena this will also allow for turn out in bad weather in the arena. Local examples of boarding barn with similar number of horses/acre as I am proposing- A. Lucky Farms on 99th and Towne Rd in' CarmellN has40+ horses on less then 10 acres. B. Reinhart Farm located on Ditch Rdjust North of 141s1 also has 40+ horses on less then 10acres. I would encourage' concerned neighbors or board members to visit these facilities and see there is no issue of manure or flies; The pastures are wonderful green spaces. The requested dimensions of house, stable and arena are significantly less than the allotted 35% land coverage by Carmel. 2. Manure odors, need for multiple dumpsters/insects/visually unpleasing. Horse manure will be collected by a local waste management company. The dumpster will be in a size according to necessity. See pictures of dumpsters at Reinhart Farm and Westwind Farm (in Westfield IN, 40+ stalls). Each facility has 1 dumpster with once a week pick up. It is in my best interest as owner of a boarding stable to have the mantlre dumpster located in such an area that is discrete and visually shielded. My potential clients have no desire to see a manure dumpster. Estimation of the need for multiple dumpsters is incorrect because the size stated above is a very small dumpster. . Horse manure will not be spread on the pasture therefore there will not be the attraction for flies. When designing the stable I will look at all state of the art options including automatic fly spray systems. These are not utilized in the Midwest often because of the lack of need. I will be living with my family on the property also. It is in my best interest make all attempts to have the property appealing to myself, potential clients, and neighbors. 3. Lighting arenalbarnlparking lot Lighting in the stable and arena will be placed for tasks and general illumination. The lights will be on as necessary during business hours. The facility will not be open 24hrs. I expect not have any significant light escaping from the stable or arena. This would disturb my home as well as neighbors homes'. Parking area will have some lights for safety purposes and if closing the stable Spm I expect lights maybe on until 8:30pm or so to allow people to pack up and leave. Carmel has light regulations that must be followed. , 4. A veterinary practice or hospital use. 2003-2006 I was the Indiana Horse Racing Commission Veterinarian for our 2 racetracks (Hoosier Park and Indiana Downs). Currently, I am working with small animals. The special use variance applied for IS only requesting a boarding facility. It is my hope that the state of the art boarding facility will have an atmosphere of elegant equestrian activities. This in turn would have a positive impact on property values in the immediate area. As a veterinarian I am at the forefront of being able to maintain the health and well being of the horse while keeping the facility and land at its best. It is also in my best interest to maintain property at or above health standards and regulations as I will be living there with my family. The boarding stable will also be creating j0bs and contribute to economy in Carmel. Leslie Ahluwalia DVM 3015 Bridlewood Ln. Carmel, IN 46033 (317)569-9101 (317)507-5768 cell July 24, 2008 To Whom It May Concern: As a representative of the homeowners in the Estates of Clay West upon being given notice of an application for a Special Use and Development Standards Variance on the property known as 13403 Ditch Road, Carmel, IN the Estates of Clay West Homeowners I Association would like to express our opposition to the proposal to establish a riding stable/indoor arena as a business on this property. We are not opposed to a single owner having and maintaining a few horses in a way that maintains the area as a residential one. We are seriously opposed to a large facility that operates as a business and would increase traffic on Ditch Road. We were informed that a facility of as many as 20 stables is proposed and this would surely not be in keeping with the surrounding residential community. We feel a business ofthis nature would detract from our property of25 residential individual estate home sites. Board of Directors: Pat Bruen, Doug Cole and Joetta Bojrab Estates of Clay West Homeowners Association William J. and Linda A. Wilhelm 13505 Pitch Road Carmel, IN 46032 (317) 844-3353 (317) 523-9087 (Cellular) July 22, 2008 Ms. Christine Barton-Holmes CarmelJ Clay Advisory Board of Zoning Appeals 1 Civic Square, Third Floor Carmel, IN 46032 Re: Docket No. 08060007 SU & 08060019V (13403 Ditch Road) Dear Ms. B~tQn-Holm~~ <mg l3oa,rd Members: We are neighbors of the petitioners, Karen and Kevin Hammeran, as our property lies immediately to the North of theirs. We have some concerns regarcling the Special Use and Development Standards Variance Application which we will cover in this"letter and we will also be in attendance at the July 28 hearing. First we totally respect the rights of a land owner to do what he or she wants to do with their land including having horses. Many of the present neighbors have horses that they ride and pasture. Based all our count none of the surroundillg owners have more than 5 horses on their property and presently none have more than 3. All properties are 5 acres or more so 3 to 5 ho.rses seeIllS :J:'e~ona,ble. This general area around our respective properties is residential and we believe it should remain residential. When we purchased the property from the original owner we understood that all of the tracts" were only offered and sold for smgle family residential purposes with outbuildings consistent with single family residences. We understand from information provided by Karen Hammeran that a riding arena measuring 144' by 80' and a nearby stable measuring 36' by 120' are being contemplated. We do not know the capacity of a 36 by 120 foot stable but we have been informed by the Hammeran's that 20 horses on the property are planned, which we assume includes those connected with the boarding -and horseffianship training business that is .contemplated. In our view, that is too many horses in a residential setting. And after considering the area taken up with the home, pool, driveways, parking lot and the two new buildings mentioned above, there is not much acreage remaining. We believe pasturing could be a challenge with large numbers of horses but also manure management can become difficult. Our master bedroom is approximately 80 feet from what could be pasture or the parking lot with manure dumpster so we are vitally concerned about the odors and insects that could be present when 20 horses are on the adjacent property. From talking with one of our neighbors who maintains 3 horses on their property, her horses fill one 5' x 6' x 4' dumpster per week even in pleasant weather where they are pastured approximately half the time. At this rate, 20 horses could require 3, possible 4: sizable dumpsters for manure and bedding management. We do not know the lighting plans for the arena, stables and parking lot, but clearly, in our view, a commercial style lighting configuration would be inconsistent with the residential setting of the area. We also understand one of the potential property owners is a veterinarian. Would the zoning variance sought permit a future veterinarian practice or hospital? We do not know but if it would, we again would question how this would be consistent with the residential area we all enjoy. In summary, we urge the board to deny the variance request and let the property remain residential. We view horses, stables and indoor riding arenas to be very fitting for this area and the Hammeran's property. However, we believe such equine activities should be recreational and not business and the number of horses on property of the size of the Hammeran's should be limited to a reasonable number 1 horse per acre. Thank you for permitting us to express our views. Sincerely, (~)\ 5v"' / /"" ),- ?~ __..'"'< ^~_'..::- _._"_J _~ '~J. ')A,.,'~ "- "'" ...": 'J 1 C' --- \.. Xentol1 C. 'Waul, OEM Surveyor of .Hamilton COliTlty 'Phone (317) 776.81,95 'Far (3l7) 776'9,5-.1.8 Suile 188 (Jm: :Hamil/on County Squari~ JYobies~'ille., IndimUl 46060-2230 . July 16,2008 Kevin & Karen Hammeran 13403 Ditch Road Cannel, IN 46032 VIA E-MAIL: khammeran(wao1.com RE: Use Variance - Horse Stables/Riding Area Dear Mr. or Mrs. Hammeran: We have reviewed the use variance request submitted to the Hamilton County Surveyor's Office on July 2, 2008, for this project and have the following comments: 1, The proposed project falls in the incorporated area and MS4 jurisdiction of the City of Carmel. 2. The proposed project DOES NOT fall in a Carmel Wellhead Protection Zone. 3. The proposed project falls in the Stultz and Almond Regulated Drain Watershed. The Stultz and Almond Regulated Drain runs through this parcel. 4. Hamilton County Surveyor's Office has no objections to the use variance but does have the following concerns with the end results of the variance: . A. Based on the provided infomlation, this project will add over Y. acre of impervious area to the parcel, thus increasing the storm water runoff from this site. When doing the actual design work for the building, please explore methods of reducing the runoff from the new impervious area. B. Do to increased regulations'tmder Phase II of the lJnited State Clean Water Act and increased concerns, of stream impairment from e-coli and other sources, this site will need to be mindful ofthe issues. The horse pasture area has significant topography that allows the stonn water runotT and any .; contaminants that are picked up, to discharge directly to the open stream (Stultz and Almond Reguldted Drain). The City of Carmel is the responsible entity for Water Quality within their corporate limits, but Hamilton County Smveyor's Office and Drainage Board will have an interest, since we are responsible for the regulated drain. 5. Any piped storm water discharges to the Stultz and Almond Regulated Drain will require an outlet pennit from our dffke. Also, any new encroachments being place within the Regulated Drain Easement (75' fTom top of bank), will require approval of the Hamilton County Drainage Board, via a Non-enforcement of Drainage Easement of Individual Tracts through our office. 6. Please note that further comments may be necessary at a later date. Should you have any questions, I can be reached at 317-776-8495. Sincerely, "~ Greg Hayes, AC, CFM Plan Reviewer CC: Christine Barton-Holmes - Camlel DOCS Dick Hill- Carolel Engineering Amanda Foley - Carmel Engineering Greg Ilko - Crossroad Engineers Dave Lucas - HCHD Trudy Weddington - CaOllel Building and Code Services City of Carmel , ! \ ' '\ / ""(!V9!&.~1.\-/' July 9, 2008 Mr. & Mrs. Hammeran 13403 Ditch RtI Carmel, IN 46032 RE: Ditch Rd Horse Stables Dear Mr. & Mrs. I-lammeran: The following letter represents comments for this project specifically addressing the area of alternative transportation. I have reviewed the drawings submitted. for the July 16, 2008 Technical Advisory ConmnUee and offer the following comments: ALTERi'\TA nVE TRANSPORTA nON REVrEW COMl\1ENTS 1) The Carmel Clay Alternative Transportation Plan requires the construction of 10' asphalt path along Ditch Rd. This path anti should include ~DA compliant ramps at all crosswalks. Please revise the plans to reflect these changes. We request that all responses to our comments be provided ill writing. Failure to provide written responses may result in delay of the review process. It is critical that this office be made aware of aU modifiqation made on the plans being re-submitted, particularly if any such changes are considered "new" or fall outside of oLlr previoLls reviews. Please provide revised plans indicating all revisions. Please notify us of any change~ and specifically state any changes, including changes resulting ti-omPlan COImnission, Special Studies or other conmlittee meetings. The Department of Community Services reserves the right to provide additional conm1ents based oh subsequent reVIews. If you have questions, please contact me at 571-2417_ Sincerely, ~~~ Alternative Transportatio)]. Coordinator Department of Community Services cc: Angie Conn, Department of Community Servic,es Engineering Department Review Project File Page 1 ONE CI'i'IC SQUARE CARc"'vfEL, INDL'\NA 4()032 317 /571-2417