HomeMy WebLinkAboutPacket 07-23-12Gray Oaks
Docket Nos. 12060005 V thru 12060009 V
VARIANCES
CITY OF CARMEL, INDIANA
July 23, 2012
Carmel Board of Zoning Appeals
Applicant: The Old Town Design Group, LLC
Attorneys Nelson Frankenberger, P.C.
Attn: James E. Shinaver, Attorney
844 -0106
Attn: Jon C. Dobosiewicz
Professional Land Planner
844 -0106
TABLE OF CONTENTS
Explanation of Requests
2. Aerial Photograph Location Exhibit
3. Color Site Plan Exhibit
4. Primary Plat
5. Engineered Landscape Plan
6. Open Space Schedule and Exhibit
7. Concept Lot Landscaping
8. Proposed Architectural Design Guidelines
9. Concept Home Elevations
10. Concept 1 Plot Plan
11. Concept 2 Plot Plan
12. Findings of Fact
Gray Oaks TOC BZA 070612
TAB 1
EXPLANATION
The applicant, The Old Town Design Group, LLC is desirous of developing a
residential neighborhood to be known as Gray Oaks. Gray Oaks will include 41 lots on
approximately 23 acres located on the west side of Gray Road approximately �I� mile south of
East 146 Street. The area of Gray Oaks is identified on the aerial photograph included under
Tab 2 of this submittal,
In order to allow this development, two approvals are necessary; namely, the approval
of a primary plat by the Plan Commission and the approval of variances pertaining to the
positioning of the homes on individual lots by the Board of Zoning Appeals. To this end the
Plan Commission will hold a public hearing regarding the Primary Plat on July 17, 2012 and
the variance requests will be heard by the Board of zoning Appeals on July 23, 2012.
By way of general background, The Old Town Design Group, LLC has built a strong
reputation for quality home construction within Old Town Carmel. The homes proposed for
construction at this location are similar in design character to the homes they have built in Old
Town and are fully detailed in the Architectural Guidelines provided under Tab 8 and the
Concept Home Elevations included under Tab 9 of this submittal. Project landscaping and
open space as illustrated under Tab 5 and Tab 6 respectively have been designed to preserve
significant existing tree plantings along the south perimeter of the site, buffer homes from
Gray Road and enhance the internal streetscape.
The Old Town Design Group's variance requests are comprehensively detailed by the
individual explanations of each variance request and the Findings of Fact provided under Tab
12 of this informational brochure, which are supported by the proposed architectural
standards, concept home examples, lot landscaping and plot plans. As demonstrated by the
renderings and exhibits the primary plat will, with the approval of the requested variances,
produce a desirable and upscale enclave of unique homes that will compliment the various
neighborhoods in the surrounding area.
We look forward to presenting this request to you on July 23, 2012.
Gray Oake BZA Explanation 071212
Respectfully submitted,
James E. Shinaver
Jon C. Dobosiewi z
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146Street
th
SITE
NORTH
NORTH
Gray Road Property
Site Location Map / Aerial Photograph
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GRAY OAKS, HAMILTON COUNTY, INDIANA
A PART OF THE EAST HALF OF SECTION
TWENTY (20), TOWNSHIP EIGHTEEN (18)
NORTH, RANGE FOUR (4) EAST, LOCATED
IN HAMILTON COUNTY, INDIANA
DOCKET NO. 12050015 PP
DOCKET NO. 12060005-9 V
SURVEYOR
CROSSROAD ENGINEERS, PC
3417 SHERMAN DR.
PROJECT
LOCATION
BEECH GROVE, IN 46107
PHONE: (317) 780-1555
FAX: (317) 780-6525
CONTACT: TRENT NEWPORT
OWNER/DEVELOPER
THE OLD TOWN DESIGN GROUP, LLC
1132 S. RANGELINE ROAD
CARMEL, IN 46033
PHONE: (317) 966-2023
CONTACT: JUSTIN MOFFETT
SECTION CORNERS
TBM#2
EXISTING LEGENDPROPOSED LEGEND
GENERAL NOTES
PAVEMENT DETAILS
SHEET 1 OF 2
GRAY OAKS, HAMILTON COUNTY, INDIANA
A PART OF THE EAST HALF OF SECTION
TWENTY (20), TOWNSHIP EIGHTEEN (18)
NORTH, RANGE FOUR (4) EAST, LOCATED
IN HAMILTON COUNTY, INDIANA
DEED OF DEDICATIONBOARD OF PUBLIC WORKSSURVEYOR'S CERTIFICATE
AND SAFETY CERTIFICATE
CURVE DATA TABLE
DELTA
ARCCHORDCHORD
CURVERADIUS
ANGLELENGTHDIRECTIONLENGTH
LINE TABLE
NUMBERDIRECTIONDISTANCE
BENCHMARK INFORMATION
FLOODPLAIN INFORMATION
SINGLE FAMILY
SINGLE FAMILYSINGLE FAMILY
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
PLAT DESCRIPTION
ZONED: R1
ZONED: R1ZONED: S1
CARMEL PLAN COMISSION CERTIFICATE
SINGLE FAMILY
SINGLE FAMILY
RESIDENTIAL
SINGLE FAMILY
RESIDENTIAL
ZONED: S1
RESIDENTIAL
ZONED: R1
ZONED: R1
SINGLE FAMILY
RESIDENTIAL
ZONED: R1
MORGANS CREEK CT
SINGLE FAMILY
RESIDENTIAL
ZONED: S1
LOCATION AND ZONING MAP
SHEET 2 OF 2
146th STREET
SOIL DESCRIPTIONSEROSION CONTROL LEGEND
SLOPE GRADIENT
Br
MmB2
MmB2
MmB2
MmA
MmC2
Br
EROSION CONTROL BLANKET
STAPLE PATTERN DETAIL
SOILS MAP
WELLSWOOD BEND
TBM#2
FILL SLOPE SECTION
HOLEY MOLEY SAYS
END SECTION
"DON'T DIG BLIND"
RIPRAP DETAILS
LOT TEMPLATE DETAIL
SILT FENCE DETAIL
PAVEMENT DETAILS
DETAIL "A"
DETAIL "B"
SECTION A-A
ATTACHING TWO SILT FENCES
1-800-382-5544
EROSION CONTROL BLANKET
TEMPORARY CONSTRUCTION
SLOPE INSTALLATION
ENTRANCE DETAIL
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CITY OF CARMEL SUBDIVISION CONTROL ORDINANCE
EXHIBIT A
OPEN SPACE SCHEDULE
SUBDIVISION NAME:
+6%=3%/7
1. SITE ACREAGE __________±
)<'09()7463437)(+6%=63%(6;
%G
2. ZONE DISTRICT __________
6
3. MINIMUM OPEN SPACE REQUIREMENT (SOSR) ______/________acres
WJX
SJ%G
4. OPEN SPACE PROVIDED (OSP) ______/________acres
SJ%G
WJX
5. PRIMARY CONSERVATION AREAS
Well-head Protection Area FEMA/IDNR 100 year Floodway
FEMA/IDNR 100-year Flood Fringe Wetlands (>1/4 ac.)
White River Corridor Scrub Woodland
Steep slopes (10%) Young Woodland
Mature Woodland Historic Structures/Sites
Special Opportunity Corridor (identify)
Other
6. NATURAL OPEN SPACE PROVIDED ______/________acres
WJX
7. AGRICULTURAL OPEN SPACE ______/________acres
2%
8. DESIGNED OPEN SPACE ______/________acres
WJX
Square Parks Green
<
Boulevard Greenbelt Paths
<
<
<
Trails Golf Courses Pond (see below)
<
Other ___________________________________________________________
9. CONSERVANCY LOTS ______no. lots ________acres
2%
PJX4SRH
_ _l.f.
10. PONDS total measured perimeter (in linear feet) ____
PJX4SRH
total measured accessible perimeter (not bounded) _____l.f. _______%
PJX
4SRH
PJX
4SRH
Chapter 7: Open Space Standards For Major Subdivisions
7-11
as amended per Z-346; Z-458-04; Z-475-05; Z-483-05; Z-516-08
Spring 2008 v1
NATURAL OPEN SPACE
AREA = 0.78 Ac.
OPEN SPACE SUMMARY
DESIGN OPEN SPACE
USEABLE AREA = 1.89 Ac.
DESIGN OPEN SPACE
NATURAL OPEN SPACE
(TREE PRESERVATION AREA)
AREA = 0.66 Ac.
DESIGN OPEN SPACE
DESIGN OPEN SPACE
AREA = 0.22 Ac.
AREA = 1.21 Ac.
DESIGN OPEN SPACE
DESIGN OPEN SPACE
USEABLE AREA = 0.26 Ac.
AREA = 0.09 Ac.
FLETCHER CIRCLE
DESIGN OPEN SPACE
NATURAL OPEN SPACEAREA = 0.35 Ac.
AREA = 0.32 Ac.
(TREE PRESERVATION AREA)
AREA = 0.29 Ac.
DESIGN OPEN SPACE
AREA = 0.17 Ac.
DESIGN OPEN SPACE
AREA = 0.03 Ac.
NATURAL OPEN SPACE
(TREE PRESERVATION AREA)
AREA = 0.59 Ac.
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GRAY OAKS ARCHITECTURAL DESIGN STANDARDS
STRUCTURE AND DESIGN STANDARDS AND PROVISIONS
Homes in the Gray Oaks Subdivision shall maintain a consistent architectural style, in both form
and trim, throughout. The trim shall be present on all sides of the building, as appropriate.
Appropriateness shall be defined as utilizing features and forms that are considered typical to the
chosen architectural style, and shall be determined by Developer or Committee review. All
building elements are subject to the most current edition of the Indiana Building Code.
A. SITE DESIGN
1. Buildings shall be designed and sited in such a way as to maximize solar gain and privacy.
2. Site design shall be context sensitive with regards to existing natural features.
B. BUILDING SCALE /MASSING
Building character, scale, and mass shall be similar to existing buildings. This may be accomplished
through siting, setback, buffering, driveway location, height, and other elements.
2. Dwellings shall not feature long, unbroken expanses of wall. This may be accomplished by including
the following features:
a. Variations in height and depth
b. Windows and door openings
c. Changes in roof line or height
d. Details and trim appropriate to the style and mass of the building
e. Use of different materials, textures, and material placement
f. Placement of landscaping materials and street furniture
g. Balconies, recessed entries, and covered porches
h. Bays and towers
3. All sides of the building shall have similar level of detail and material use.
C. WINDOWS
1. At least two windows shall be present on each facade, and each occupied level, as architecturally
appropriate. One window shall be permitted on half stories.
2. All windows, on all sides of the house, shall have trim as architecturally appropriate.
3. Windows shall be operable, to provide for cross ventilation.
4. Windows and trim must be framed in wood or vinyl -clad wood.
5. Vertical, rectangular double -hung or casement windows are required to be the dominant window
type. These may be used in multiple sets to create larger expanses of window area.
D. ENTRYWAYS
Entryways shall be clearly visible and shall be the dominant feature of the front facade, or the side
facade
2. Porches shall be a minimum of seven feet deep, and shall be provided where architecturally
appropriate.
3. Covered porches facing the street on the first floor of the structure are required and must be a
minimum of seven feet deep except directly in front of the door where they may be a minimum of five
feet deep. All front porches must be a minimum of seventy -five (75) square feet in size.
4. Uncovered decks are not allowed in the front yard.
5. Side lights or glass panes should be provided, to allow illumination and to allow residents to see
outside
6. Permitted materials include fiberglass, painted steel, and wood.
E. CHIMNEYS
1. Chimneys shall extend fully to the ground, and above the eaves, if external. Direct vent fireplace are
not required to have a chimney
2. Chimneys shall be made of masonry or stucco material or panels, or material with a similar, durable
appearance. Siding is not a permissible material.
3. "Shed- style" or bump -out chimneys shall not be permitted.
4. Chimneys must be capped.
F. GARAGES
1. Garages shall not be the dominant feature of the front facade.
2. If off -set or side loading, the facade facing the street shall have at least one window.
3. The garage, if front loading, shall comprise no more than 30% of the main front facade.
G. FOUNDATIONS
If building foundations are to be exposed, they shall be finished with stone, brick, brick -form poured
concrete, fieldstone, or split -face block, and shall remain unpainted.
2. Wall cavities of foundation walls constructed of brick veneer extending below grade shall be grouted
solid up to the flashing, with weep holes above. Weep holes shall be unobstructed by mulch or soil.
Such flashing shall be 8 -12" above grade.
3. Surface- applied waterproofing shall not be exposed unless it matches the concrete.
H. ROOFLINES
1. Roofs shall have minimum 12" overhangs, on all sides of the structure, if architecturally appropriate.
2. Dormers and gables should be used to help break long roof lines. If used, they shall have attic bands,
windows, and /or decorative attic vents.
3. Vents and stacks shall be painted to match the roof, or painted black, and shall not be visible from the
public right -of -way.
4. Roofs may be made of dimensional shingles, glazed clay, standing -seam metal, slate /faux slate, or
fire protected wood shingles.
5. Solar shingles and panels are strongly encouraged; if used, they shall be placed as unobtrusively as
possible while maximizing solar gain.
6. Gutters and downspouts or rain chains shall be provided.
7. The primary roof slope shall not be less than 7/12.
8. Maximum Building Height: Thirty (30) feet to the midpoint of the cornice and the ridgeline.
I. MATERIALS
If more than one material or color is used, the transition between materials and /or colors shall be
logical, i.e. to highlight an architectural feature. If a material such as brick or stone is used on the front
facade but not the side facades, a logical transition with trim, such as quoins, shall be provided. Vinyl
siding shall be prohibited.
2. If El FS or dryvit are used, they should be used only as trim materials, or placed above the first floor to
limit damage.
3. All sides of the Principal and Accessory Buildings must be clad in wood, brick, stone, or fiber cement
siding. Similar materials must be used on all sides of the building.
4. Garages and other Accessory Buildings shall use exterior materials similar to the Principal Building.
J. DETAILS TRIM
Architectural trim and details are encouraged on all dwellings. If such details are used, they shall be
used on all sides of the building, and shall be architecturally appropriate and balanced with regards to
placement and scale. Suitable elements include, but are not limited to:
Quoins
Pilasters
Eaves of at least 12" in depth
Corner boards, gable boards, and barge boards
Pediments
Lintels and sills
Soldier coursing
Balustrades
Friezes, cornices, dentils, modillions, etc
Brackets
Shutters. If shutters are used, they should be appropriately scaled to the windows, and be functional
or appear to be functional.
Buildings with clapboard or similar facades shall have all openings trimmed with wood trim at least 4"
nominal width, and corners trimmed with wood at least 6" nominal width.
K. LANDSCAPE LIGHTING
1. A paved walkway from the porch or front door to the front sidewalk is required.
2. The remaining Front Yard of all buildings will be maintained with a groomed landscape of low shrubs,
ground cover,
trees, flowers and /or grass.
3. Exterior lighting is restricted to lamps mounted on the building, seven -foot (7') maximum height pole
mounted decorative lights, and low- wattage landscape lighting.
4. Fences greater than thirty -six (36) inches tall are not allowed forward of the Front Line of the Principal
Building.
5. Dumpsters and trash receptacle must be screened from view.
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TAB 10
LOT COVERAGE
SUMMARY
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LOT COVERAGE
SUMMARY
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See Exhibit "A
See Exhibit "A
See Exhibit "A
Gray Oaks BZA FOF 071112
CARMEL ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.: 12060005 V thru 12060015 V
Petitioner: The Old Town Design Group, 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:
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:
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:
IT IS THEREFORE the decision of the Carmel 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 2012.
CHAIRPERSON, Carmel Board of Zoning Appeals
SECRETARY, Carmel Board of Zoning Appeals
DECISION
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
EXPLANATION OF REQUESTED DEVELOPMENT STANDARDS VARIANCES
and
FINDINGS OF FACT
Requested Variances:
A. Section 7.04.03.A
B. Section 7.04.03.A
C. Section 7.04.03.A
D. Section 7.04.03.A
E. Section 7.04.03.A
The applicant seeks approval to allow:
(i) A minimum 20' front yard setback to provide for a more attractive streetscape
and to provide greater project open space is requested. The Applicant plans
homes with larger front porches and a greater visual connection to the street that
can not be achieved by the standard 35' front yard setback. Likewise, locating
the homes closer to the interior streets allows for greater project open space and
landscape preservation while maintaining the required lot size. Required side
load garages will ensure adequate driveway area to accommodate parking of cars
and efficient access to the street.
Gray Oaks BZA FOF 071112
EXHIBIT "A"
Minimum Front Yard 35'
Minimum Side Yard 10'
Minimum Aggregate of Side Yard 20'
Minimum Lot Width 100'
Maximum Lot Coverage 35%
(ii) A minimum 5' side yard setback is requested to accommodate a required design
aspect of the homes proposed for development in the subdivision. As noted
above, the homes will require utilization of a side load garage. When the side
load design standard is used, a greater setback is necessary adjacent to one side
of the home to allow for a driveway accommodating maneuvering of cars into
and out of the garage. Providing a minimum side yard of 5' allows for the home
to be situated closer to the opposite side yard assisting with the achievement of
the side load design standard. The Applicant is requesting a 5' adjustment to
assist with this design aspect.
(iii) A minimum 10' aggregate of side yards is requested in a limited circumstance.
As noted above, the homes will require utilization of a side load garage. The
Applicant would like to account for the possibility of a home providing for an
additional garage bay to the rear of the side load garage that will face the street.
As illustrated, this additional garage bay design would lessen the side yard
setback on the garage side of the home to less than the standard 20'. In order to
account for this potential design option, the Applicant is requesting a 10'
aggregate side yard only in the circumstance where this design option is utilized.
iv) A minimum 90' lot width is requested in order to accommodate greater project
open space area and enhance the interior development streetscape as described in
(i) above. The Applicant is requesting a 10' adjustment to assist in achieving this
design goal.
FINDINGS OF FACT
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:
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:
Gray Oaks BZA FOF 071112
(v) A maximum lot coverage of 45% is requested to accommodate design aspects of
the proposed homes in the subdivision as well. As previously described, the
homes will require side load garages. When this design standard is employed, a
larger ranch home and drive way necessary to accommodate a side loaded garage
occupy more lot area than a typical two story home with a front facing garage.
As illustrated, a lager surface area is required for the driveway that would be
adjacent to and not exclusively in front of the home. Likewise with ranch homes,
additional square footage can only be accommodated by utilizing additional lot
area. The Applicant is requesting a 10% adjustment to account for these two
design aspects.
The approval of this variance will not be injurious to the public health, safety, morals
and general welfare of the community because:
The proposed variances relate to design standards that are internal to the proposed
subdivision and will have little, if any, impact on surrounding properties. The
proposed plan provides for significant open space and landscape preservation while
maintaining the ordinance required lot area requirements and falling well below the
ordinance permitted density of 2.9 units per acre, as the proposed subdivision has a
density of 1.7 homes per acre. As a result, the approval of the proposed variances
allowing this unique subdivision will not be injurious to the public health, safety,
morals and general welfare of the community.
The proposed variances relate to design standards that are internal to the proposed
subdivision and will have little, if any, impact on surrounding properties. The
proposed plan provides for significant open space and landscape preservation which
arguably will have a positive impact on surrounding properties. In addition, the
density of the neighborhood will be well below the ordinance permitted density of
2.9 units per acre, as the proposed subdivision has a density of 1.7 homes per acre.
As a result, the use and value of the area adjacent to the property included in the
variance will not be affected in a substantially adverse manner.
The strict application of the Zoning Ordinance would not permit the construction of the
home product previously described above without site development changes that would
significantly reduce or in some cased eliminate landscape preservation and other open space
focal points of the subdivision. The strict application of terms of the Zoning Ordinance
to the property will result in a practical difficulty because the Applicant will be
unable to provide a home product that is specifically encouraged by the
Comprehensive Plan, but not yet articulated within the text of the underlying zoning
district.
Docket No.: 12060005 V thru 12060015 V
Petitioner: The Old Town Design Group, LLC
FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS DAY OF 2012.
Gray Oaks BZA FOF 071112
CARMEL ADVISORY BOARD OF ZONING APPEALS
Carmel, Indiana
Board Member