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HomeMy WebLinkAboutPacket Re: Application for Special Use Variance by Susan K. and Kurt J. Pieples For property located at 1325 E. 111 Street, Indianapolis, IN 46280 We are requesting a Special Use variance to use our recently purchased home at the above address, for the purpose of containing Broad Horizons Montessori School, LLC. According to the City of Carmel Clay Township Zoning Ordinance: "Kindergarten, Preschool, Schools of General Elementary or Secondary Education are permitted as a Special Use in a Residential -1 zone." "Special Uses shall generally be considered favorably by the Board, except in cases where the Board finds the proposed Special Use obviously inappropriate as a result of special and unique conditions determined as a result of the review procedure established herein." Section 21.04 Basis of Board Approval or Rejection. 21.04.01 Special Use Decisions. The Board, in approving or rejecting a Special Use application, shall base its decision upon the following factors as they relate to the above items (Section 21.03) concerning the proposed Special Use: 1. The particular suitability of the premises in question for the proposed Special Use. The property at 1325 E. 111 street is an ideal location for this program for many reasons. The other homes are significantly distanced from our home, on large lots. There is a huge backyard which is fenced in allowing for outdoor play in a safe environment. There are gardens and shrubs around the perimeter which provide beauty and privacy for our neighbors, as well as opportunities for natural science lessons and lessons in care of the environment. Neither the interior nor the exterior of the house requires alteration of any kind in order to permit our school to operate. The floor plan is in fact, ideal for a moderate classroom, gross motor area, and several private lesson rooms. "The State legislature has designed an educational system that generally waives all procedural prerequisites to nonaccredited, private schooling. There are no curricular standards, teacher credentialing requirements, standardized testing of students, certification or licensure requirements of any kind for any nonpublic, nonaccredited school. Again, this includes, but is not limited to, `home schools.' Our plans have been reviewed and approved by the Technical Advisory Committee. 2. The economic factors related to the proposed Special Use, such as cost/benefit to the community and its anticipated effect on surrounding property values. This program will benefit our community in four primary ways: It will bring state, national and international attention to Carmel as the home of a unique educational program serving the families of children with autism. It will save the tax payers future costs for long term care of adults with autism. It is attracting families to our area because of the possibility of providing education and care to their children with autism. We employ several part-time teachers and therapists which helps the local economy. Ours is the only program of its kind in the state of Indiana. We have already received several international inquiries about our program as well as calls from people who are willing to relocate from other states in order to get help for their children. The increase in the diagnosis of Autism has reached epidemic proportions. School districts are under funded, and ill- suited to educate many children on the autism spectrum due to their diverse and intense needs in sensory integration, social skill training, and unique learning styles. Local school districts have already contacted us for guidance in directing their programs and assistance in serving their students. This unique program will benefit the community not only in national and international attention as a positive solution to the problem of educating children with autism, but will also save the community many thousands of dollars in long term care of these children as they age and leave the schools. We believe that our program will make it possible for children who were otherwise destined to be institutionalized, to learn communication and social skills sufficient to hold jobs and be active participants in the community as adults. As for its effect on surrounding property values, it is our utmost desire that the property remain as residential in nature and appearance as possible. We are committed to improving the property while maintaining a "home environment inside and out." The previous owner had dog kennels that have been replaced with a playhouse, small climber, picnic table, basketball hoop and slides. The overgrown gardens have been cut back and we have begun planting bulbs for spring flowers. The overgrown tree limbs and debris in the front yard have also been cleared. One of the greatest reasons for our success to date has been the "home" appearance of our school. Children with issues around transitioning are very comfortable entering our building because of its familiarity. Further, we hope some day we will be able to resell the property as a home, so it is to our advantage to see that its value is maintained. There are no signs, nor do we have any intention of putting up signs, because that would clash with the HOMEY neighborhood setting. Our business has grown exclusively through word of mouth, and we have a very good reputation among the professional and educational communities locally. 3. The social /neighborhood factors related to the proposed Special Use, such as compatibility with existing uses and those permitted under current zoning in the vicinity of the premises under consideration and how the proposed Special Use will effect neighborhood integrity. The only change we plan to make to the property other than planting flowers and clearing out some run -away vines is to increase parking. We would like this to be accomplished by widening the current drive in a small area (31 X 36 feet) so as to look as much like a private home as possible. This would enable the teachers to park without blocking drop off access for parents. There is also a need to have further tree trimming done by a professional in order to maintain the integrity of the trees and the roof of the house. In essence, we want to look like a home inside and out. My husband and I have a history in this community of service through Boy Scouts and Girl Scouts, church and Carmel Clay Schools. We have been good neighbors in our other home and we plan to continue the same practice at this property. Internally, we have replaced water pipes that were deteriorating, repaired damaged chimneys, cleaned water damage /mold to the basement walls, and added sealer to the walls to prevent further mold. An electrostatic air filter has been installed in the furnace. We plan to continue to have the gutters and soffit and fascia repaired so that the house maintains its value and appearance. We have installed a security system. The safety of our children is a number one priority. We have a low student /teacher ratio for this reason. Children are supervised when outside as well as inside. I carry additional liability insurance to be on the safe side, but prevention of accidents is a primary concern for everyone working here. If granted the special use variance, our plans are to continue housing a small classroom 8 children/ 2 teachers for developmentally challenged children. The staff is all trained in special education, and are CPR and First Aid certified. Additionally, we have a vigorous continuing education program in autism spectrum disorders, dyslexia and ADD, so that we are up on the latest treatments and protocols that work for our children. Visitors are always welcome. Some private therapy /tutoring will also take place during the school day (9am -4pm), and occasional classes for parents, and Girl Scout troop meetings will take place from time to time in the evenings (4pm -9pm). It is not our intention to create any disruption, to the peaceful neighborhood where the property exists. It is this peaceful quality that brought us here, and we wish to be of service to our neighbors and add value to the neighborhood in any way we can. Broad Horizons began as a private tutoring business in the clients' homes. The work I did in their home environment was very successful in helping children with severe developmental delays to achieve appropriate skill development on all levels. Many of these children were successfully transitioned into public schools. Yet, some who tried transitioning did not continue to make progress and/or lost skills because public schools cannot maintain one to one teaching, the individualized programming and/or the social skills training that they received when working with me. Because I felt that the gains could be maintained in a smaller specialized environment, I began a small class in our home at 13784 Hickory Ridge Court, utilizing my Montessori training in September 2002. From September 2002 through August 2003, I taught five children for 3 hours a day in our home. Using a home as a natural environment was critical to helping these children transition daily, because they tend to be on hyper arousal to new situations. A home is a familiar and comfortable place for most children. For children with autism spectrum disorders, home is often the only place they feel safe. They were happy to arrive, and able to get to work without having to deal with unfamiliar sounds, smells, people, objects, etc. As more inquiries for placement came in, I realized that there is a growing need for early intervention and individualized programming for children with autism. At the same time, more children are being identified with autism spectrum disorders and other developmental disorders There were no complaints from neighbors, nor any disruption to the neighborhood, during the year that the children came to our home for school. Two of our neighbors who were moving during this period, due to job transfers, sold their homes without delay or detriment. And several of the neighbors became regular visitors to talk to the children when they were outdoors playing. We have no reason to expect otherwise at this location. Sincerely, Kurt and Susan Pieples Re: Application for Special Use Variance by Susan K. and Kurt J. Pieples For property located at 1325 E. 111 Street, Indianapolis, IN 46280 We wish to make a commitment to the City of Carmel to participate in the addition of the 10 foot wide bike path on their right -of -way on the above property. We also commit to the replanting of any trees lost due to the parking lot project and to meeting all requirements of the buffer yard including the final approval of the planting plan by the Urban Forester, prior to planting. We have received permission from Cinergy -PSI to improve the driveway which is located on their right -of -way. Sincerely, Kurt and Susan Pieples