HomeMy WebLinkAboutApplication Donahue-Wold, Alexia K •
From: Donahue-Wold, Alexia K
Sent: Tuesday, June 19, 2012 5:26 PM
To: Barnes, David R; Blanchard, Jim E; Boone, Rachel M.; Conn, Angelina V; Donahue-Wold,
Alexia K; Duncan, Gary R; Foley, Amanda J; Hancock, Ramona B; Hollibaugh, Mike P; John
Molitor; Keeling, Adrienne M; Littlejohn, David W; Lux, Pamela K; Maki, Sue; Martin, Candy;
Mindham, Daren; Mishler, Nicholas F; Redden, Nick; Stewart, Lisa M; Thomas, John G;
Tingley, Connie S
Cc: Jon Dobosiewicz (jon @nf-law.com)
Subject: Docket No. Assignment: (V) Gray Oaks Subdivision (12060005-9 V)
I have issued the necessary Docket Numbers for(V) Gray Oaks Subdivision. They are the following:
(V) Gray Oaks Subdivision.
The applicant seeks the following development standards variance approvals:
Docket No. 12060005 V ZO Chptr. 7.04.03.A reduced front yard setbacks
Docket No. 12060006 V ZO Chptr. 7.04.03.B reduced side yard setbacks
Docket No. 12060007 V ZO Chptr. 7.04.03.0 reduced aggregate side yard setbacks
Docket No. 12060008 V ZO Chptr. 7.04.03.E reduced lot widths
Docket No. 12060009 V ZO Chptr. 7.04.03.F Increase in maximum lot coverage
The site is located at 14336 and 14412 N Gray Road. The site is zoned R-1/Residential. The developer is asking for
several lot standard variances to create Gray Oaks Subdivision. Filed by Jon Dobosiewicz of Nelson & Frankenberger on
behalf of The Old Town Design Group, LLC.
Jon can be contacted at(317)844-0106 or at Jon @nf-law.com.
Filing Fees: Docket No. 12060005 V $1,177.00 Development Standards Variance fee
Docket No. 12060006 V $556.00 Development Standards Variance additional fee
Docket No. 12060007 V $556.00 Development Standards Variance additional fee
Docket No. 12060008 V $556.00 Development Standards Variance additional fee
Docket No. 12060009 V $556.00 Development Standards Variance additional fee
Total Fee: $3,401.00
Filing Dates& Deadlines. Petitioner, please note the following:
1. This item does not need to be on a meeting agenda of the Technical Advisory Committee.
2. Mailed and Published Public Notice needs to occur no later than June 28. Published notice is required within the
Indianapolis Star. Note:in addition to certified mailings to neighbors and public notice ad,the placement of a
public hearing sign on the property is also required by the BZA Rules of Procedure,Article VI,Section 6(see
application). Make sure the public notice meeting time to the newspaper and neighbors reads 6:00 PM and the
location reads City Hall Council Chambers. It is suggested to send the notice to the Indianapolis Star newspaper by
Noon, two days prior to the printing deadline (317-444-7163 or email: publicnotices@iindystar.com).
3. The Filing Fee and Nine (9) Informational Packets must be delivered to BZA Secretary Connie Tingley no later than
NOON. Friday,July 13, 2012. Failure to submit Informational Packets by this time will result in the automatic tabling
of the petition.
4. The Proof of Public Notice (newspaper affidavit,green cards, etc.)will need to be received by this Department no
later than noon,Wednesday,July 18,2012. Failure to submit Proof of Notice by this time will result in the tabling of
the petition.
5. This Item will appear on the Monday,July 23,2012 agenda of the Board of Zoning Appeals Meeting under Public
Hearings.
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6. The petitioner will need to provide a fully filled-out Findings-of-Fact sheet for each petition the night of the meeting
for the Board's use (Sheet 10). On Ballot sheets, only fill out docket number, petitioner, and date(Sheet 9). Ballot
sheets must be collated.
7. Either the Petitioner or someone representing the Petitioner must be present at the meetings for the item to be
heard. If no one appears, it will be tabled.
8. Please refer to your instruction sheet for more details.
Planning Department's Preliminary Review Comments; petitioner please respond to the following:
1. Please provide filled out and notarized Placement of Public Notice Sign affidavit once the sign is in place.
2. Provide the filled out Petitioner's Affidavit of Notice of Public Hearing form.
3. Provide the filled out Notice of the Public Hearing before the BZA form.
4. Please provide proof of notice from the Indy Star,once you receive it.
5. Please provide green signed return receipts from the certified mailings once you receive them.
6. Please make checks payable to the City of Carmel.
7. Please provide written commitments that all garages will be side loaded, and any encroachment into the
aggregate side yard will only be for additional garage space.
8. Please provide architectural standards that you will commit to which should require a porch with a minimum
depth and square footage.
9. Please provide sample architectural building elevations of the proposed houses, if possible.
10. With the reduced front yards, staff requests that you increase the tree lawns along the street to 6 or 7 feet in
width,which will also improve the long term health of those trees.
11. The department requests that the north/south street on the west portion of the property extends to the boundary
line of the parcel to the north.
Thank you,
Alexia Donahue Wold
Planning Administrator
City of Carmel, DOCS
One Civic Square
Carmel, IN 46032
317.571.2417
awold@carmel.in.gov
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CITY OF CARMEL—BOARD OF ZONING APPEALS .., = toe
APPLICATION FOR DEVELOPMENT STANDARDS VARIANCE 4.,
er-'FEE: Single Family(Primary Residence)$297 for the first variance,plus$91.50 for each additional se tiogo t s
ordinance being varied. All Other$1,177 for the first variance,plus$556 for each additional sectio■of'the
ordinance being varied. OR,see Hearing Officer Fees.
DOCKET NO. DATE RECEIVED:
1) Applicant: The Old Town Design Group,LLC
Address: See Exhibit"B" Phone: See Exhibit"B"
2) Project Name: Gray Oaks
Engineer/Architect: See Exhibit"B"
Attorney: James E. Shinaver Phone: (317) 844-0106
Email: Jims(a,nf-law.com
Contact Person: Jon C.Dobosiewicz Phone: (317)844-0106
Email: jon(nf-law.com
3) Applicant's Status: (Check the appropriate response)
(a)The applicant's name is on the deed to the property
(b)The applicant is the contract purchaser of the property
X (c)Other The applicant is the owner of a portion of the real estate and a portion is owned by JLD
Properties,LLC
4) If Item 3)(c)is checked,please complete the following:
Owner of the property involved(part):JLD Properties,LLC
Phone:(317)867-4444
Landowner address: 12550 N Shelbourne Road,Carmel, IN 46032
5) Record of Ownership:
Deed Book No./Instrument No.:
6) Common address of the property involved: 14336 and 14412 North Gray Road,Carmel, Indiana 46033
Legal description: See"Exhibit A"
Tax Map Parcel No.: 17-10-20-00-00-009.000, 17-10-20-00-00-014.000& 17-10-20-00-00-015.000
7) State explanation of requested Development Standards Variance:(State what you want to do and cite the
section number(s)of the Carmel/Clay Zoning Ordinance that applies and/or creates the need for this request).
See Exhibit"C".
8) State reasons supporting the Development Standards Variance: (Additionally,complete the attached question
sheet entitled"Findings of Fact-Development Standards Variance").
See Exhibit"C".
9) Present zoning of the property(give exact classification): R-1 (Residential)
10) Size of lot/parcel in question: 23.822+/-acres
DSV Applications-Gray Oaks 060912
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11) Present use of the property: Single Family Residential and Agriculture
12) Describe the proposed use of the property: Single Family Residential Subdivision
13) Is the property: Owner occupied X
Renter occupied
Other:
14) Are there any restrictions, laws,covenants,variances, special uses,or appeals filed in connection with this
property that would relate or affect its use for the specific purpose of this application? If yes,give date and
docket number,decision rendered and pertinent explanation.
The applicant will also be seeking Primary Plat approval from the Carmel Plan Commission.
15) Has work for which this application is being filed already started? If answer is yes,give details: No
Building Permit Number: N/A
Builder: N/A
16) If proposed appeal is granted,when will the work commence?
Immediately upon obtaining all required approvals.
17) If the proposed variance is granted,who will operate and/or use the proposed improvement for which this
application has been filed?
The Applicant, its successors and assigns
NOTE: LEGAL NOTICE shall be published in the Indianapolis Star a MANDATORY twenty-five(25)days prior to the public hearing date.The
certified"Proof of Publication"affidavit for the newspaper must be available for inspection the night of the hearing.
LEGAL NOTICE to all adjoining and abutting property owners is also MANDATORY,two methods of notice are recommended:
1)CERTIFIED MAIL- RETURN RECEIPT REQUESTED sent to adjoining property owners.(The white receipt should be stamped by
the Post Office at least twenty-five(25)days prior to the public hearing date.)
2) HAND DELIVERED to adjoining and abutting property owners (A receipt signed by the adjoining and abutting property owner
acknowledging the twenty-five(25)day notice should be kept for verification that the notice was completed)
REALIZE THE BURDEN OF PROOF FOR ALL NOTICES IS THE RESPONSIBILITY OF THE APPLICANT.AGAIN,THIS TASK MUST BE
COMPLETED AT LEAST TWENTY-FIVE(25)DAYS PRIOR TO PUBLIC HEARING DATE.
The applicant understands that docket numbers will not be assigned until all supporting information has been submitted to the Department of
Community Services.
The applicant understands that docket numbers will not be assigned until all supporting information has been
submitted to the Department of Community Services.
Applicant Signature: : WAS. Date: Q:17//,),.
Th O d Town D-sign It LLC
J tin Moffett, membe
The applicant certifies by singing this application that he/she has been advised that all representations of the Department
of Community Services are advisory only and that the applicant should rely on appropriate subdivision and zoning
ordinance and/or the legal advice of his/her attorney.
DSV Applications-Gray Oaks 060912
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EXHIBIT "A"
(LEGAL DESCRIPTION)
PART OF SECTION 20, TOWNSHIP 18 NORTH, RANGE 4 EAST IN HAMILTON COUNTY,
INDIANA, more particularly described as follows:
Commencing at the Northeast corner of Section 20, Township 18 North, Range 4 East; Thence
South 0 degree 15 minutes 46 seconds East, along the East line of said Section, a distance of 679.02
feet to the PLACE OF BEGINNING; Thence continuing SouthO 0 degree 15 minutes 46 seconds
East, along the East line of said Section, a distance of 947.36 feet; Thence North 89 degrees 21
minutes 16 seconds West, a distance of 1326.25 feet to a point along the West line of the East Half
of Section 20; Thence North 00 degree 10 minutes 41 seconds West, along the West line of the East
Half of Section 20, a distance of 618.37 feet; Thence South 89 degrees 21 minutes 16 seconds East,
a distance of 662.66 feet to a point along the East line of the West Half of the Northeast Quarter of
said Section; Thence North 00 degree 13 minutes 14 seconds West, along the West Half of the
Northeast Quarter of said Section, a distance of 328.97 feet; Thence South 89 degrees 21 minutes
16 seconds East, a distance of 662.42 feet to the PLACE OF BEGINNING.
CONTAINING 23.822 ACRES [1,037,676 SQ.FT.], more or less.
DSV Applications-Gras Oaks 060912
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EXHIBIT "B"
(CONTACT LIST)
1. Applicant: The Old Town Design Group, LLC
Attn: Justin Moffett
1 132 S. Rangeline Road, Suite 200
Carmel, IN 46032
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Phone: (317)966-2023
Email: justinmoffett(a)aol.com
2. Owner: The Old Town Design Group, LLC
Attn: Jeff Langston
1132 S.Rangeline Road, Suite 200
Carmel, IN 46032
Phone: (317)626-8486
3. Owner: JLD Properties,LLC
12550 N. Shelbourne Road
Carmel, IN 46032
Phone: (317) 867-4444
4. Attorney/
Land Use Professional:
James E. Shinaver
Jon C. Dobosiewicz
Nelson &Frankenberger
3105 E. 98th Street, Suite 270
Indianapolis, IN 46280
Phone: (317) 844-0106
Fax: (317) 846-8782
Email: jims(nf-law.com
Email: .lon(c@,nf-law.com
5. Engineer: Crossroads Engineers, PC
Attn: Greg Ilko
3417 Sherman Dr.
Beach Grove, IN 46107
Phone: (317)780-1555
Fax: (317)780-6525
Email: gilko cr crossroadengineers.com
DSV Applicalions-Gray Oaks 060912
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EXHIBIT "C"
EXPLANATION OF REQUESTED DEVELOPMENT STANDARDS VARIANCES
and
FINDINGS OF FACT
Requested Variances:
A. Section 7.04.03.A-Minimum Front Yard-35'
- \2o(oO 5 V
B. Section 7.04.03.A-Minimum Side Yard- 10' - 120(i2 COOL 'J
C. Section 7.04.03.A-Minimum Aggregate of Side Yard -20' _ \Z- 0 CO 0U°-
D. Section 7.04.03.A-Minimum Lot Width- 100' = 12.-0(.00-0°2
E. Section 7.04.03.A-Maximum Lot Coverage-35% = ZU to Ot vr1 \I
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.
(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.
DSV Applications-Gray Oaks 060912
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(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.
FINDINGS OF FACT
1. 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.
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:
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.
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:
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.
DSV Applications-Gray Oaks 060912
OWNER'S CONSENT
The undersigned, being the owner of the real estate illustrated in what is attached hereto
and incorporated herein by reference as Exhibit "A" (the "Real Estate") hereby authorizes The
Old Town Design Group, LLC (the "Applicant") along with its employees, engineers, land
planners, attorneys, attorney's employees and agents, as follows:
1. To file with the Plan Commission of the City of Carmel (the "Plan Commission")
an Board of Zoning Appeals of the City of Cannel (the "Board of Zoning
Appeals") with respect to the Real Estate, applications to obtain (i) Primary Plat
approval, (ii) Secondary Plat approval, (iii) Development Standards Variance
approval, and (iv) any other approvals that may be required or deemed necessary
by the Applicant to develop the Real Estate to allow a residential subdivision
(collectively the"Approvals");
2. To pursue the Approvals before the Plan Commission, any committees of the Plan
Commission and the Cannel Board of Zoning Appeals.
"Owner,,
O ¢i
JLD Properties,LLC 111
JUL 172012tl
Jeff ►Mello '��`
�� X 74 e4
Ma,aging/Member .. .
Date 71/‘ l/Z M.�
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NELSON & FRANKENBERGER
A PROFESSIONAL CORPORATION
ATTORNEYS AT LAW
JAMES J.NELSON 3105 EAST 98TH STREET, SUITE 170 JANE B.MERRILL,
CHARLES D.FRANKENBERGER INDIANAPOLIS, INDIANA 46280 Of Counsel
JAMES E. ER PHONE: 317-844-0106
LAWRENCE E J.J.KEMPER
JOHN B.FLATT FACSIMILE: 317-846-8782 JON C.DOBOSIEWICZ,
FREDRIC LAWRENCE Land Use Professional
JAMES A.NICKLOY pQ
kt
June 8, 2012 np _ N 'o
, J
E EI \
Angie Conn en JUW- 8 2012 -: = *,i
City of Carmel c` _L Op
One Civic Square /
tb
Carmel, IN 46032
Re: Variance Applications for Gray Oaks
Dear Angie:
Enclosed you will find an Application for variances for Gray Oaks. Our anticipated
schedule would be for a Public Hearing in front of the Board on July 25, 2012.
Should you have any questions please do not hesitate to call.
Very truly yours,
NELSON & FRANKENBERGER, P.C.
Jon C. Dobosiewicz
Land Use Professional
Enclosures
Variance Application Submittal-Ltr to AConn 060812
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LOT COVERAGE CONCEPT 1 PLOT PLAN
SUMMARY
ZONING DISTRICT: R—I GRAY OAKS SUBDMSION
LOT AREA: 10,800 SFT.
BLDG AREA: ±J.400 CITY OF CARMEL
DRIVEWAY AREA *1,375 SFT.
SIDEIVAIX AREA: MO SFr HAMILTON COUNTY, INDIANA
TOTAL COVERAGE AREA: *4,855 SFT.
MAX TOTAL COVERAGE X 45%
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MAX TOTAL COVERAGE x 45X
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