HomeMy WebLinkAboutPacket 05-27-14 � Pr
I ce ( V 1 One American Square Suite 2900 Indianapolis,IN 46282-0200
Q P
LEGAL COUNSEL
CITY OF CARMEL
BOARD OF ZONING APPEALS
May 27, 2014
Docket Numbers 14020008V, 14020009V9 14020010V9
14030008V9 14030009V9 14040048V9 14040049V9
14040050V9 14040051V9 14040052V9 14040053V9
14040054V9 14040055V9 14040056V and 14040057V
ZELLER-CARMEL, L.L.C.
Jason McNiel, Esq.
ICE MILLER LLP
Attorney for Petitioner
3527267
�
I ce I V 1 r
One American Square Suite 2900 Indianapolis,IN 46282-0200
LEGAL COUNSEL
CITY OF CARMEL
BOARD OF ZONING APPEALS
May 27, 2014
Docket Numbers 14020008V, 14020009V9 14020010V9
14030008V9 14030009V9 14040048V9 14040049V9
14040050V9 14040051V9 14040052V9 14040053V9
14040054V9 14040055V9 14040056V and 14040057V
ZELLER-CARMEL, L.L.C.
TABLE OF CONTENTS
1. Detailed Description of Variances of Development Standards
2. Aerial Photograph
3. Site Plan depicting taking from INDOT
4. Findings of Fact
5. Ballot Sheet
I/3527267.1
DETAILED DESCRIPTION OF VARIANCES REQUESTED
FOR MERIDIAN MARK I AND MERIDIAN MARK II
Zeller Carmel, LLC, the Petitioner, is seeking variances of development standards to allow for
reductions in varying widths of landscaping along U.S. Highway 31, and a reduction in varying
widths of the bufferyard along 116th Street and Pennsylvania Street. These variances are needed
due to the inability to comply with the City of Carmel Zoning Ordinances regarding landscaping
and setback requirements along U.S. Highway 31 and the bufferyard along 116th Street and
Pennsylvania 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 and bufferyards were legally, pre-
existing non-conforming uses before the right-of-way takings along U.S. Highway 31 and 116th
Street, as a result of their being compliant prior to the adoption of the U.S. Highway 31 Corridor
Overlay Zone. Zeller-Carmel also seeks variances with respect to parking and bufferyards along
U.S. Highway 31 to allow for the replacement of certain parking lost due to the State's taking.
The variances being sought are as follows:
Along US Highway 31
1. allow for parking spaces to be located in the greenbelt along US 31 for Meridian Mark I
(otherwise not permitted) (Chapter 27.02.03)
2. allow for parking spaces to be located in the Greenbelt along US 31 for Meridian Mark II
(otherwise not permitted) (Chapter 27.02.03)
3. allow for a reduction in the Greenbelt along US. Highway 31 for Meridian Mark I and
Meridian Mark II varying from 6.2 feet to 23.4 feet (30 feet required) (Chapter
33.06(C)(1))
Alonji Pennsylvania Street
1. allow for parking spaces to be located in the perimeter bufferyard along Pennsylvania
Street for Meridian Mark I (otherwise not permitted) (Chapter 27.02.03)
2. allow for parking spaces to be located in the perimeter bufferyard along Pennsylvania
Streets for Meridian Mark II (otherwise not permitted) (Chapter 27.02.03)
3. allow for a reduction in the bufferyard along Pennsylvania Street for Meridian Mark I and
Meridian Mark II ranging from 2.1 feet to 20.5 feet (15 feet required) (Chapter
33.05(A)(5))
Northern Property Line of Meridian Mark I
1. allow for parking spaces to be located in the perimeter bufferyard along the northern
property line (otherwise not permitted) (Chapter 27.02.03)
2. allow for a reduction in the bufferyard along the northern property line for Meridian
Mark I of 0 feet (15 feet required) (Chapter 27.02.03)
Northern Property Line of Meridian Mark II
1. allow for parking spaces to be located in the perimeter bufferyard of the northern
property line (otherwise not permitted) (Chapter 27.02.03)
2. allow for a reduction in the bufferyard along the northern property line for Meridian
Mark II of 0 feet (15 feet required) (Chapter 27.02.03)
Southern Property Line of Meridian Mark II
1. allow for parking spaces to be located in the perimeter bufferyard of the southern
property line (otherwise not permitted) (Chapter 27.02.03)
2. allow for a reduction in the bufferyard along the southern property line for Meridian
Mark II of 0 feet (15 feet required) (Chapter 27.02.03)
Miscellaneous
1. allow for 710 parking spaces, which is a reduction of 24 spaces from that required by
ordinance for Meridian Mark I (Chapter 27.08)
2. allow for 520 parking spaces, which is a reduction of 312 spaces from that required by
the ordinance for Meridian Mark II, with adding 31 additional spaces will result in 551
parking spaces, which is a reduction of 281 spaces from that required; see Attached
parking Exhibits (Chapter 27.08)
1/3528223.1
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EXHIBIT "A"
PROJECT: 0710215
CODE: 5301 Sheet 1 of 3
PARCEL NO_: 77 -Fee Simple with Partial Limitation of Access
FORM: (WL-2)
Tax ID No.: 29-09-35-000-037.001-018
A part of the Southwest Quarter of Section 3 5,-Township 18 North, Range 3 East, Hamilton County,
Indiana, and being that part of the grantor's 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 southeast comer of
said quarter section; thence North 0 degrees 14 minutes 56 seconds East 728.38 feet along the east line of said
quarter section; thence North 74 degrees 44 minutes 40 seconds West 36.29 feet to the west boundary of
Pennsylvania Street; thence Soutli 0 degrees 14 minutes 44 seconds West 69.83 feet along said boundary to the
point of beginning of this description, designated as point "77030" on said plat; thence continuing South 0
degrees 14 minutes 44 seconds West 254.10 feet along said boundary; thence along said boundary Southerly
131.20 feet along an arc to the right having a radius of 11,414.16 feet and subtended by a long chord having a
bearing of South 0 degrees 34 minutes 30 seconds West and a length of 131.20 feet; thence South 0 degrees 54
minutes 15 seconds West 243.58 feet along said boundary to the north boundary of 116t' Street; thence South
88 degrees 52 minutes 52 seconds West 510.44 feet along said boundary to the east boundary of U.S. 31;thence
North 0 degrees 15 minutes 31 seconds East 4.65 feet along said boundary to the southeastern end of the
northeastern boundary of the intersection of said 116t' Street and said U.S. "31; thence North 58 degrees 38
minutes 3 5 seconds West 44.51 feet along said boundary to the east boundary of said U.S. 31;thence North 0
degrees 15 minutes 14 seconds East 819.72 feet along said boundary; thence South 89 degrees 45 minutes 17
seconds East 23.00 feet; thence South 0 degrees 15 minutes 14 seconds West 189.00 feet to point "77017 on
said plat;thence South 12 degrees 28 minutes 44 seconds West 61.39 feet to point"77018" on said plat; thence
South 0 degrees 15 minutes 14 seconds West 135.00 feet to point"77019"on said plat;thence South 26 degrees
18 minutes 41 seconds East 33.54 feet to point "77020"on said plat; thence South 0 degrees 15 minutes 14
seconds West 45.00 feet to point "77021" on said plat; thence South 9 degrees 42 minutes 58 seconds West
30.41 feet to point "77022" on said plat; thence South 0 degrees 15 minutes 14 seconds West 205.00 feet to
point"77023" on said plat;thence South 11 degrees 44 minutes 3 5 seconds East 46.48 feet to point "77055" on
said plat; thence South 40 degrees 45 minutes 24 seconds East 68.91 feet to point"77024" on said plat; thence
EXHIBIT "A"
PROJECT: 07102.15
CODE: 5301 Sheet 2 of 3 .
PARCEL NO.: 77-Fee Simple with Partial Limitation of Access
"FORM: (WL-2)
Tax ID No.: 29-09-35-000-037.001-018
South 64 degrees 28 minutes 46 seconds East 69.93 feet to point"77025" on said plat;thence North 88 degrees
41 minutes 24 seconds East 270.00 feet to point "77026" on said plat; thence North 74 degrees 39 minutes 14
seconds East 41.23 feet to point "77027' on said plat; thence North 55 degrees 18 minutes 10 seconds East
22.87 feet to point"77028"on said plat;thence North 35 degrees 17 minutes 19 seconds East 87.62 feet to point
4177060" on said plat; thence North 0 degrees 43 minutes 35-seconds East 126.63 feet to point"77058" on said
plat; thence North 10 degrees 20 minutes 21 seconds East 101.80 feet to point "77057" on said plat; thence
South 89 degrees 16 minutes 25 seconds East 5.00 feet to point"77056" on said plat;thence North 0 degrees 43
minutes 35 seconds East 250.00 feet to point "77029" on said plat; thence North 14 degrees 56 minutes 34
seconds East 36.11 feet to the point of beginning and containing 1.120 acres,more or less.
TOGETHER with the permanent extinguishment 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 116tb Street and as Project 0710215), to and from
the grantor's abutting lands,.along the 189.00-foot, the 61.39-foot, the 135.00-foot, the 33-54-foot, the 45.00-
foot,. the 30.41-foot, the 205.00-foot, the 46.48-foot, the 68.91-foot, the 69.93-foot,the 270.00-foot, the 4L23-
foot; and the 22.87-foot courses described'above. This restriction shall be a covenant running with the land and
shall be binding on all successors in title to the said abutting lands.
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This description was prepared for the
Indiana Department of Transportation, by Fred L, Benge, Indiana
Registered iad Surveyor,Llce e Number LS80040408, -- �.•, ,on the Z day of b G 2012 l enge ;
EXH I BIT "A"
PROJECT: 0710215
CODE: 5301 Sheet 3 of 3
PARCEL NO.: 77E-Fee Simple with Full Limitation of Access
FORM: (WL-2)
Tax ID No.: 29-09-35-000-037.002-018
A part of the Southwest Quarter of Section 35,Township 18 North,Range 3 East,Hamilton County, Indiana,
and being that part of the grantor's 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 southeast corner of said
quarter section;thence North 0 degrees 14 minutes 56 seconds East 728.38 feet along the east line of said
quarter section;thence North 74 degrees 44 minutes 40 seconds West 58.58 feet;thence Northwesterly 61.33
feet along an are to the right having a radius 117.00 feet and subtended by a long chord having a bearing of
North 59 degrees 43 minutes 50 seconds West and a length of 117.00 feet;thence North 44 degrees 44 minutes
32 seconds West 286.93 feet;thence South 45 degrees 16 minutes 25 seconds West 145.06 feet;thence North
89 degrees 45 minutes 16 seconds West 149.34 feet to the point of beginning of this description; thence
continuing North 89 degrees 45 minutes 16 seconds West 23.00 feet to the east boundary of U.S. 31;thence
North 0 degrees 15 minutes 14 seconds East 661.01 feet;thence South 20 degrees 43 minutes 11 seconds East
64.26 feet to point"77032" on said plat; thence South 0 degrees 15 minutes 14 seconds West 601.00 feet to the
point of-beginning and containing 0.333 acres,more or less.
TOGETHER with the permanent extinguishment 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 grantor's
remaining lands where they abut the above-described real estate. This restriction shall be a covenant running
with the land and shall be binding on all successors in title to the said abutting lands.
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This description was prepared for the
Indiana Department of Transportation,by Fred L. Benge, Indiana
Registered ,and Surveyor L' se Number LS80040408,
on the `tV` day of , 2012 Fre Be a
EXHIBIT "B"
RIGHT-OF-WAY PARCEL PLAT SHEET I OF I
PREPARED BY R.W. ARMSTRONG & ASSOCIATES, INC. 0 100 200
FOR THE INDIANA DEPARTMENT OF TRANSPORTATION �Ifl
SCALE: 1' -200'
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' OFFICE NETWORKS, INC.
BLANKET ESMT. So -
I 380+00 - a INSTR. #92D0372
Ilf ,r Parcel nE
r BLANKET EASEMENT FOR
! / Res, B UTILITIES, ACCESS AND
( (Parcel 11) PARKING &DRAINAGE
a 29-09-35-DOD PER INSTR./84-755, M.R.
Y l - -037.002-018 177 P. 187-211
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11)' ELECTRIC ESMT. PER .) INSTR.Q20030OD65547 '(/
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INSTR-#84-462. t..
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W7�FER LINE ESMT. ParCe� •
COORDINATE CHART (FEET) E R.14�=PG,728 -
POINT NORTHING FASTING STATION OFFSET SIDE LINE +" COMM. LN ESM TI_L77N'.
1998 27805.3627 42DS3.8333 367+46.67 0.00 'PR-K7 0+00. E.R. 379. \\277
--- CABLE LINE ESM4.^ 'I'g
2037 REFER L.D.A.S' E.R. I. PG. 635 `1
20.93.34955_21"42085.5075 438+96.59 D.OD 'PA-K1' .�,.xlll E R. 309. PG. 1�
4116 REFER 0 L.C.R.S - f r
27039 REFER TO
27040 • REFER TO L.C.R.S - Lti • Y
60121 REFER 0 L.C.R.S
77017 2B507.9387 42224.9469 374+50.00 168.00 Rt 'PR-K1' - 45.Or'
77016 2S447.S969 42211.8819 373+90.00 15b.00 Rt 'PR-K1• - _ S.W. COR.
77019 29312.9982 42211.DS33 972+55.01)155.00 At 'PA-K1' --' LINE"D3 11601 STREET SEC. 35-,8-3
77020 26282.9321 42225.950.9 372+25.00 170.00 At •78-K1'
77021 28237.9325 42225.7510 371+80•DO 170-00 Rt •PR•Ki' 8 8
77022 28207.2549 42220,6182 971+5D.DO 186.00 Rt 'PR-K1 +
In 0
++
77023 28002-9570 42218.7101 369-45,DO 165.00 Rt •PR-K1' N In
77024 27905.25"42274.1548 25+40.11D 128.00 Lt 03
77025 27875.1283 42337.2653 25+96.45 BS.81 Lt D3 NOTE;STATION AND OFFSETS
77026 27881.2990 42607.1948 26+86.74 59.21 Lt D3 CONTROL OVER BOTH NOfiTH&EAST -
COORDINATES AND SEARINS&
77027 27892.211)8 42648.2557 29+D7-61 '64.65 Lt D3 DISTANCE
77026 27905.2288 42655,7579 29.28.01) 76.00 Lt 03
'SEE LOCATION ADDITIONAL ROUTE
77D?B 28459.4288 427".4211) 16+25.20 59.02 LL 6.4.1) SURVEY FOR ADpIK1NµPANTS
77030 26458.3146 42753,7310 18+SD.13 48.88 Lt B-+-O
77032 28297.931D 42228•"81 362+40.00 168.00 Rt 'PR•K1-
77D40 2793D.D523 42683.3286 11+01.52 117.49 Lt S-4•D
77055 27857.4520 42229.1695 25+02.49 185.80 Lt 03
77056 28203,"98
427741.251011 76.2D 60.93 Lt 5-4.1) -
REVISED 10-01-12
77057 28203.5133 42736.2514 13+75.24 65.93 Lt S-4-D n
770561 28103.3623 42717.9800 12+75.1)0 83.70 Lt S•4-D A
77060 27876.7472 42716.3745 11+4B.SB 64.67 Lt 6.4.1) Gl%���1�C'�4=.y.
.g•�•V19 Q t vii
620187 zns6.is17 4zzo1.sl+a 24+49.21 D.DD 1)3 $SIRVFYOR'S STATEMENT 2 �Qg ti
i1)1H[BST w MY XNDR1EDBE AND RELIEF THIS PLAT.TOGETHER MTN THE'LOCATION Q, 1
620188 27847.1508 42794.8003 9D+4S.00 0.00 D3 CONTROL ROUTE"VEY'RECORDED AS INSTRUMENT 90.2ebO5y\I+IN 1HE OFFICE OF ���^� S
620181 27832.21&1 42801).3251 11)+1)4.27 D.DD 9.4.0 THE RECORDER OF HAMILTON COUNTY.INOIANI,(INCORPORATED AND MADE A PART HEREOF y IVt
BY REFERENCE)COMPRISE A ROUTE SURVEY EXECUTED IN ACCORDANCE-INDIANA ,t STATE Of
620192 28527.8378 42BD3,8107 17+DO.DO 0.00 • B-4-O ADNINIS7RATIW CODE BSS IAC I-12.("RULE 12•).
OWNER: ZELLER-CARMEL. L.L.C, NATGNEO �� �•.'iHP1AN?ijpQ';
AREA 6 THE DRAWN BY: DTRUEBLOOD DATE:1)6-29-12 "'�-•��" .`
LEASEHOLD: NEW CINGULAR WIRELESS PCS. LLC IAPPR0X1MAtE CHECKED BY:F B NGE DATE:10-p1-12y SU111A4A
-ARCEL: j7 TAKING
.ROAD: U.S. 31 DEED IN 42 17 35705 A •137-15-2DT1 1
COUNTY: HAMILTON JIB.
SECTION: 35 PROJECT:0710215 - {D
TOWNSHIP:16 NORTH DES No.:061)0432 ED L BENGE DATE
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
FINDINGS OF FACT- DEVELOPMENT STANDARDS VARIANCE
Docket No.: 14020008V 14020009V 14020010V 14030008V 14030009V 14040048V, 14040049V, 14040050V,
14040051V, 14040052V, 14040053V, 14040054V, 14040055V, 14040056V and 14040057V
Petitioner: ZELLER-CARMEL, L.L.C.
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
The requested variances allow for the continued operation of multi-tenant office buildings. The use of the subject real
estate will remain the same as it has existed for 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 existing multi-tenant office buildings,which have 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 adjacent 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 Mark is self contained with the exception of one area of parking by non-exclusive cross easement.
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. 31, 116th Street and Pennsylvania Street
by the Indiana Department of Transportation. Changes in the U.S. 31 Overlay zone and the right-of-way takings make it
impractical to meet the requirements where inadequate rooms exasts for the required landscapin8. The parking variance
was a legally existing non-conforming use prior to the right-of-way takings.
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 14
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 2013.docx rev.1/2/2013
CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
Docket No.: 14020008V, 14020009V, 14020010V, 14030008V, 14030009V, 14040048V, 14040049V, 14040050V, 14040051V,
14040052V, 14040053V, 14040054V, 14040055V, 14040056V and 14040057V
Petitioner: Zeller Carmel, LLC
1.
2.
3.
DATED THIS DAY OF 120
Board Member
Page 9 — filename:development standards variance 2013.docx rev.1/2/2013