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HomeMy WebLinkAboutPacket 05-27-14 IceMiller One American Square I Suite 2900 Indianapolis,IN 46282-0200 LEGAL COUNSEL CITY OF CARMEL BOARD OF ZONING APPEALS May 27, 2014 Docket Numbers 14040006V, 14040007V9 14040008V9 14040009V9 14040010V, 14040011V9 14040012V, 14040013V and 14040058V BASTIAN DEVELOPMENT, LLC Jason McNiel, Esq. ICE MILLER LLP Attorney for Petitioner One American Square Suite 2900: Indianapolis,IN 46282-0200 IceMiller q LEGAL COUNSEL CITY OF CARMEL BOARD OF ZONING APPEALS May 27, 2014 Docket Numbers 14040006V, 14040007V, 14040008V, 14040009V9 14040010V9 14040011V9 14040012V9 14040013V and 14040058V BASTIAN DEVELOPMENT, LLC TABLE OF CONTENTS 1. Detailed Description of Variances of Development Standards 2. Aerial Photograph 3. Site Plan depicting taking from fNDOT 4. Findings of Fact 5. Ballot Sheet .1/3596496.1 DETAILED DESCRIPTION OF VARIANCES REQUESTED FOR MERIDIAN PLAZA I Bastian Development, LLC, the Petitioner, is seeking various variances of development standards, these variances are needed due to the inability to comply with the City of Cannel Zoning Ordinances regarding landscaping and setback requirements along U.S. Highway 31 and the bufferyard along 106"' Street, which have occurred as a result of the expansion of U.S. Highway 31 North. The takings and expansion, and resulting inability to comply with such zoning ordinance requirements are described and depicted on Exhibit A and Exhibit B attached hereto and made a part hereof. The right-of-way takings make it impossible to meet the requirements of the U.S. Highway 31 Corridor Overlay Zone Landscape Requirements and Landscape Requirements for Perimeter Bufferyard. The variances regarding parking were legally, pre-existing non-conforming uses before the right-of-way takings along U.S. Highway 31 and 106th Street, as a result of their being compliant prior to the adoption of the U.S. Highway 31 Corridor Overlay Zone Chapter 23B. The variances being sought are as follows: Along US Highway 31 1. allow for parking spaces to be located in the Greenbelt along U.S. 31. (otherwise not permitted) (Chapter 27.02.03) 2. allow for a reduction in the Greenbelt along US. Highway 31 varying from 0 feet to 4.9 feet (30 feet required) (Chapter 33.06(C)(1)) 3. allow for a reduction of a portion of the build to line to 87.6 feet (90 feet required) (Chapter 23B.08(C)(1)) 4. allow for parking between US 31 and the build to line of the building(Chapter 23(B)(12)(A)) Along 106th Street 1. allow for parking spaces to be located in the perimeter bufferyard, along 106th (otherwise not permitted) (Chapter 27.02.03) 2. allow for a reduction in the bufferyard along 106th Street of 0 feet (15 feet required) (Chapter 33.05(A)(5)) Along East Property Line (Pennsylvania Street Side) 1. allow for a reduction in the perimeter bufferyard along the east property line ranging from 5.3 to 14 feet(15 feet required) (Chapter 33.05(A)(5)) Along South Property Line 1. allow for reduction in the bufferyard of 0 feet(15 feet required)(Chapter 27.02.03) Miscellaneous 1. allow for 243 parking spaces, a reduction of 30 spaces (Chapter 27.08) I/3597213.1 EXHIBIT "A" PROJECT: 0710215 CODE: 5303 PARCEL NO.: 22B Fee Simple with Partial Limitation of Access T x ID No.:.29-13-11-000-010.001-018 A part of the Northwest Quarter'of Section 11; Township 17 North,Range 3 East,Hamilton County, Indiana and being that part of the grantors'land lying within the right of way lines depicted on the attached Right of .Way Parcel Plat,marked Exhibit`B",described as follows: Commencing at the northeast corner of said quarter section;thence South 0 degrees 10 minutes 40 seconds West 647.71 feet(648.00 feet deduced from instrument 200600066335) along the east line of said quarter section;thence South 89 degrees 26 minutes 05 seconds West 418.57 feet to the point of beginning of this description: thence continuing South 89 degrees 26 minutes 05 seconds West 66.00 feet to the eastern boundary of U.S.31;thence along said boundary NortherLy 596.05 feet along an arc to the left having a radius of 22,986.41 feet anti subtended by a long chord having a bearing pf Forth 1 degree 15.minutes 39 seconds East and a length of 596.04 feet to the southern boundary of -the.intersection of said U.S. 31 and 106`h Street; thence North 81 degrees 15 minutes 09 seconds East 81.71 feet -along the boundary of said intersection to the south boundary of said 106th Street;thence North 89 degrees 24 minutes 10 seconds East 182.57 feet(183.81 feet deduced from Instrument 200600066335) along said boundary to the northeast corner of said grantors' land;thence South 0 degrees 10 minutes 40 seconds West 64.86 feet along the east line of said grantors' land;thence North 89 degrees 11 minutes 18 seconds West 102.48 feet to point"22062"on said plat;thence South 62 degrees 32 minutes 07 seconds West 111.82 feet to point"22063" on said plat; thence South 0 degrees 59 minutes 27 seconds West 494.67 feet to the point of beginning and ..coilpining 1.219 acres,more or less. TOGETHER with the permanent exdnguishmenf of all rights and easements of ingress and egress to,from,and across the Limited access facility (to be known as U.S. 31.and as Project 0710215),to and from the grantors' abutting lands,along the line described as follows:Beginning at the western end of the eastern 34.86 feet of the .66.00-foot course described above;thence North 4 degrees 20 minutes 50 seconds East 410.54 feet to point "22067"on said plat;thence North 0 degrees 51 minutes 40 seconds East 90.77 feet to point"22066"on said plat;thence North 62 degrees 23 minutes 29 seconds East 106.21 feet to point"22065" on said plat;.then ce EXHIBIT "A" PROJECT: 0710215 CODE: 5303 PARCEL NO.: 22B Fee Simple with Partial Limitation of Access Tax ID No.: 29-13-11-000-010.001-018 North 82 degrees 18 minutes 07 seconds East 16.12 feet to point"22064" on said plat;thence South 89 degrees 11 minutes 22 seconds East 102.55 feet and terminating on the east line of said grantors' land. This restriction shall be a covenant running with the land and shall be binding on all successors in title to the said abutting lands. ���,�a�eaosaeae�asrr•.,r . �v `eq�b f.y,��...�,•�6J� dam. w � STATE OF S U This description was prepared for the. - r Indiana Department of Transportation,by Fred L. Benge,Indiana Registered Land Survey:�.-: License Number LS 80040408, on the 151- day of._ i ., 2012 Fred L. Benge EXHIBIT"B" RIGHT-OF-WAY PARCEL PLAT SHEET 1.OF I PREPARED BY R.W. ARMSTRONG k ASSOCIATES.INC. 0 100 200 FOR THE INDIANA DEPARTMENT OF TRANSPORTATION SCALE: 1' =200 �It rE.cOR,rFRR.N_R.A sNEa n,t-v-x,a-3-E . L9C T STREET L-A6lps� �. at. 1 Pa916 4.Pa1•.• III I m EFL Z I � I II I "[sytumm it I &735 310+00 -,ER.4.PF,/00 , I' 10'POtE I1NE E9WT. WDflDIH4TE G'HMT(FEET) MR 55.PG441 116 C 45+00 POINF NOPTNINR EABTINO STATION DF E7 530E LINE 0p11 1 2=5 •REFER TO LD.A.S. ,29-13-111'-000-OIa001-018 ' 2501 22168.535, 1.A.,. 10100.00 0.00 '9- 1811�OT ld EIEa UNE FS1T. ,I•• 2712 22661.6111 12626.2005 51,90.40 0.00 •6-2-6' ` LR 2 PG.735_ '( 2716 21692-0326 12665,7821 /2100.00 0.00 'S•2-9' 3010 223864555 12150-5702 31+01.51 109-50 At .1. SEYVEa F9R. MW 27]D1.DMI 42A S0.5525 31+0,.44 109.50 R[ •6' . gc I ER 3.Pa955 I I� MIA 22186.9797 43302,4166 38154.43 0.00 - _'9' 2224416 20670.122]12152.s]27 295h11.55 174.00 At 'PA-KI' J' li• I 22055 II 2799.186 428.66/6 33641].00 11200 At td FLEGIC E 26 21]9:90 4201.6B8 700,75.00 'PP•K1' At 'PR-Kl' II INflTR96120713 I W 22067 21432.2266 12175.49x5=490.00,64.00 At 'PR-K1' ' II I ¢ 22062 22382.5206 42347.0943 29196.00 106.00 At '8• 305+OD 20•SEt1ER E-T. N 22063 2233D.9499 422LJ-8792 28+99.2T 156.58 At , '8' F.R.3,PG.912 04S11L/B810p30 22064 22387.5203 42347.0443 29+9B.1L1 101-00 Rt 22065 27385-3601 42331-06.51 29182,DO 109.00 At B• ,;u II I a 22080 22996,1985 12236.9416 2B187.38 161.29 At '8' 22067 2]216.3752 47235.5928 911190.00 10].00 Rt 'PA-K1' • dJ II I I z 72097 20977.3067 42164.1310 299425.00 172.D0 Rt 'PR•Kl' 11-OW-011900-016 I W 22M 21646.7432 42191.2611 305 Bs.w 171.00 At *PR-Kl' - J a 60107 `REFER TO LL.A.S. III I 72911 REFER TO L.0-B-S. J; 11 1 I z60o0s 20203.9987 41V72.4= 291«?.50 D.W Y K• - I II 5DL76• I 2442000 21683.3687 42D21.1812 306+04.35 0.00-, 'PR•K1' q1 I 280010 22565,5210 42061-8666 31625.1121 0.00 I I'PR-K1' 300+00 NNTR BATN9 AND OFFSE T 1 CO E O ow BO N NOM t 11 EAST N 2d ENII ST. BER=4 OISTA NtA]NS 0 ER 1 PC.935 I_I .SEE LfN;OR A CONTROL ROME R-A I I SURYEY FOR AtPP1KINAL PpNT6 I 11 Po 3 29-1]H 11-000-012.000-018 ge II I = P-44 A°_- =.I. I I r• ',5'EEE:II,E .I Redp Olnl _ Parcel 22 II I n4621'I I EP,dn=,t A9F I Pe, 'E.R,a M4 8,9-625 I s EEC.UIX 1 y F-d 5 A ESNI emml I=t.W-and �wmwiyl�yt-111 22187 2:Si-00 1 A F9odv.9 03rd S1�iEtZ '' PDryae6 tv 1LR.7� 261.k.L/5918 REVISED 6-15-12 jQ,��j,9TEgO i �e sSl�vEY4R STdTEA!k?? t N.L. Thee -m:. Q tip. -4 TO 11¢s OF MY KNUNIEDM ANO Ua 1N6 PLAT.TOG-ZTVV MTK IHE'LOCAlW COKTRa RR11E P °C SURVEY PELS80m AS 9ST6DLIENT Na 21zp kI14 W TIE tFFlCE W THE RECORDER d"NANLT CD;WY, vv d d with ItiP1e d ft-Nee = 09 1 T INDIANA,I9 MRPCRATED ANO YAOE A.PMT HEREOF BY REFERENCE)Co+ 'O A,ROUtE SORVI'EIEMFD IN° Uft aW Env,mb-.Report. ' X11 S��L}O N A=ORDANCZ 18TH INDIANA AOM9GTRATNE CWE 065 IAC 1-12 CRULE 12'} STATE OF + OWNER ARI-MPi ET Al. 71n APTR=,IS DRAWN DT:D.IRUbLODD DATE:03-OB-12. f 2l `�.....� J �TAKING CHECKED BY: F BENG DATE:Da-,-, - ''�.'v�.... 22 -Ahlh111H14jj11j11 3 ROAD: U.S.31 WARRANTY DEM INSTR P20"IEG.DATED: �4 COUNTY: HAMILTDN pY2 SECTION: 11 PROJECT:0710215 �.. � L F'TOWNSHIP.:17 NORTH DES. 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W P'+ w3 `=6B� 3x i 4=� 4d F8� g' $a �aq a�4i" Spa"g 81" §€ W € ggx < d m x u E "e d is o A W x =- lla� Pl �� F fag { R 1^ 18Fa ion ES- wa xgg@ as g # (z J w c 5 z 7 W a� $ ; p1a a�gg sg= 4g .ggga @l. ; zs == g$� z x i .gg hem ; d x F 1 ;, z U x 4 s= €"_" ➢ ¢jn in£ a8 E @@"£ 2 ^# �9a� s 'eI e g 3a.aa°ia4 d Sg g " a z g $` g$P- 'v• xag � •gE 3`sxs HIM w a lea s #1a� gg s15 HIM o��3�: Z E� F s 91s $F� fie. S g ga 3 4 g 8Egg33 d U 4R 9 `g M1 22 gg O O z cn g� 9 t a $ d I'M N z P7 Ex? s a 5= c :• �aa€ €adze€ _ e€E fa l� m 3Sas g @ <4 C � Naa -�1w ��� des Js �d ,z3s „R: md5 r$�s J k CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE Docket No.: 14040006V, 14040007V, 14040008V, 14040009V, 14040010V, 14040011V, 14040012V, 14040013V and 14040058V Petitioner: BASTIAN DEVELOPMENT, LLC 1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The request variances allow for the continued operation of a multi-tenant office building. The use of the subject real estate will remain the same as it has existed from many years, and therefore,the grant of the variances by their very nature will not effect nor 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 variances allow for the continued operation of an existing multi-tenant office building,which has existed for many years in this location,with no adverse impact on the adjoining areas. Continuing the same use will have no substantial adverse impact on the use or value of the areas adiacent as the same use will remain intact. Moreover, the surrounding areas are business offices in nature, and the reduction in landscaping and parking will have no impact on these adjacent office buildings, as the parking for Meridian Plaza is self contained 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 need for the variances arise solely from the takings of the right-of-ways along U.S. Highway 31 and 106th Street by the Indiana Department of Transportation. Changes in the U.S. Highway 31 Overlay Zone and the right-of-way takings make it impractical to meet the requirements,where inadequate setbacks exists for the required landscaping. The ap rking variance sought arises from the taking of areas that prior thereto conformed or were legally existing non-conforming uses. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. SEE ABOVE 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 20 CHAIRPERSON, Carmel/Clay Board of Zoning Appeals SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on back. Petitioner or representative to sign. Page 10— filename:development standards variance 2014 rev.1/2/2013 CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS BALLOT SHEET: FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE Carmel, Indiana Docket No.: 14040006V, 14040007V, 14040008V, 14040009V, 14040010V, 14040011V, 14040012V, 14040013V and 14040058V Petitioner: BASTIAN DEVELOPMENT, LLC 1. 2. 3. DATED THIS DAY OF 120 Board Member Page 9 — filename:development standards variance 2014 rev.1/2/2013