HomeMy WebLinkAboutPacket 17040007-11 VSHAMROCK
SELF-STORAGE
PRESENTED BY
STEVEN D. HARDIN, ESQ.
Request for BZA Approval
Board of Zoning Appeals | May 22, 2017
TABLE OF CONTENTS
SHAMROCK SELF-STORAGE
Developer
TABLE OF CONTENTS
Greg OÔHerren, Owner
George Geiger, Owner
Shamrock Builders, Inc.
Tab 1
9800 Westpoint Drive
Findings of Fact (Ballot & Question Sheets)
Suite 200
Indianapolis, IN 46256
Tab 2
Statement of Variance & Support
Attorney:
Steven D. Hardin, Esq.
Tab 3
Rex Ramage, Land Use Planner
Aerial Location Map
Faegre Baker Daniels, LLP
Tab 4
600 East 96th Street, Suite 600
Indianapolis, Indiana 46240
Existing Conditions
telephone. 317.569.9600
fax. 317.569.4800
Tab 5
Development Plan
Engineer:
Adam DeHart, PS
Tab 6
Keeler-Webb Associates
Architecture
486 Gradle Drive
Carmel, Indiana 46032
Tab 7
telephone. 317.574.0140
Explanation of Variance Requests
Architect:
Chuck Kotterman, AIA
Architura
55 Monument Circle
Suite 1212
Indianapolis, Indiana 46204
telephone. 317.348.1000
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
17040007 V (Parking Lot Connection)
Docket No.: ______________________________________________
Shamrock Builders, Inc. by Faegre Baker Daniels LLP
Petitioner: ______________________________________________
1.
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2.
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3. _________________________________________________________________________________________
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DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
Page 10 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
17040007 V (Parking Lot Connection)
Docket No.: _______________________________________________
Shamrock Builders, Inc. by Faegre Baker Daniels LLP
Petitioner: _______________________________________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
Adequate connectivity is provided to the undeveloped parcel to the south.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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:
Adequate connectivity is provided to the undeveloped parcel to the south.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
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 proposed redevelopment project would not be able to be constructed.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
DECISION
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 __________________________________, 20 _______.
_____________________________________________ _____________________________________________
CHAIRPERSON, Carmel Board of Zoning Appeals
_____________________________________________ _____________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on back;
Petitioner or representative to sign.
Page 11 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
17040008 V (Overhead Door)
Docket No.: ______________________________________________
Shamrock Builders, Inc. by Faegre Baker Daniels LLP
Petitioner: ______________________________________________
1.
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2.
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3. _________________________________________________________________________________________
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___________________________________________________________________________________________
DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
Page 10 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
17040008 V (Overhead Door)
Docket No.: _______________________________________________
Shamrock Builders, Inc. by Faegre Baker Daniels LLP
Petitioner: _______________________________________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
This unique, high-end design is the first of its kind in Carmel. The glass-like entry
_____________________________________________________________________________________
was thoughtfully designed to be recessed (approximately 16') from the front
_____________________________________________________________________________________
columns on the east facade.
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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:
This unique, high-end design is the first of its kind in Carmel. The glass-like entry
_____________________________________________________________________________________
was thoughtfully designed to be recessed (approximately 16') from the front
_____________________________________________________________________________________
columns on the east facade.
_____________________________________________________________________________________
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:
A key feature of the climate controlled primary building will be customers’ ability to
_____________________________________________________________________________________
conveniently drive inside the building and unload/store their possessions while being
_____________________________________________________________________________________
protected from the elements.
_____________________________________________________________________________________
DECISION
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 __________________________________, 20 _______.
_____________________________________________ _____________________________________________
CHAIRPERSON, Carmel Board of Zoning Appeals
_____________________________________________ _____________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on back;
Petitioner or representative to sign.
Page 11 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
17040011 V (Building Height)
Docket No.: ______________________________________________
Shamrock Builders, Inc. by Faegre Baker Daniels LLP
Petitioner: ______________________________________________
1.
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2.
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3. _________________________________________________________________________________________
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___________________________________________________________________________________________
DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
Page 10 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
17040011 V (Building Height)
Docket No.: _______________________________________________
Shamrock Builders, Inc. by Faegre Baker Daniels LLP
Petitioner: _______________________________________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
This $9 Million redevelopment project incorporates high quality architectural design
_____________________________________________________________________________________
appropriate for the corridor.
_____________________________________________________________________________________
_____________________________________________________________________________________
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:
This $9 Million redevelopment project incorporates high quality architectural design
_____________________________________________________________________________________
appropriate for the corridor.
_____________________________________________________________________________________
_____________________________________________________________________________________
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 proposed redevelopment project would not be able to be constructed.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
DECISION
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 __________________________________, 20 _______.
_____________________________________________ _____________________________________________
CHAIRPERSON, Carmel Board of Zoning Appeals
_____________________________________________ _____________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on back;
Petitioner or representative to sign.
Page 11 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
17040009 V (Facade Offsets)
Docket No.: ______________________________________________
Shamrock Builders, Inc. by Faegre Baker Daniels LLP
Petitioner: ______________________________________________
1.
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2.
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3. _________________________________________________________________________________________
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___________________________________________________________________________________________
DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
Page 10 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
17040009 V (Facade Offsets)
Docket No.: _______________________________________________
Shamrock Builders, Inc. by Faegre Baker Daniels LLP
Petitioner: _______________________________________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
Facade offsets shall be provided on perimeter facades with decorative columns as
_____________________________________________________________________________________
shown on the elevations.
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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:
Facade offsets shall be provided on perimeter facades with decorative columns as
_____________________________________________________________________________________
shown on the elevations.
_____________________________________________________________________________________
_____________________________________________________________________________________
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 proposed redevelopment project would not be able to be constructed.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
DECISION
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 __________________________________, 20 _______.
_____________________________________________ _____________________________________________
CHAIRPERSON, Carmel Board of Zoning Appeals
_____________________________________________ _____________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on back;
Petitioner or representative to sign.
Page 11 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE
Carmel, Indiana
17040010 V (Building Materials)
Docket No.: ______________________________________________
Shamrock Builders, Inc. by Faegre Baker Daniels LLP
Petitioner: ______________________________________________
1.
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2.
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___________________________________________________________________________________________
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3. _________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
___________________________________________________________________________________________
DATED THIS ________________ DAY OF ______________________________________, 20 ___________.
______________________________________________
Board Member
Page 10 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
CARMEL ADVISORY BOARD OF ZONING APPEALS
FINDINGS OF FACT SHEET - DEVELOPMENT STANDARDS VARIANCE
17040010 V (Building Materials)
Docket No.: _______________________________________________
Shamrock Builders, Inc. by Faegre Baker Daniels LLP
Petitioner: _______________________________________________
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of
the community because:
This $9 Million redevelopment project incorporates high quality architectural design
_____________________________________________________________________________________
appropriate for the corridor. The facades seeking relief are interior to the site screened
_____________________________________________________________________________________
from the public ROW.
_____________________________________________________________________________________
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:
This $9 Million redevelopment project incorporates high quality architectural design
_____________________________________________________________________________________
appropriate for the corridor. The facades seeking relief are interior to the site screened
_____________________________________________________________________________________
from the public ROW.
_____________________________________________________________________________________
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 proposed redevelopment project would not be able to be constructed.
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________
DECISION
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 __________________________________, 20 _______.
_____________________________________________ _____________________________________________
CHAIRPERSON, Carmel Board of Zoning Appeals
_____________________________________________ _____________________________________________
SECRETARY, Carmel Board of Zoning Appeals
Conditions of the Board are listed on back;
Petitioner or representative to sign.
Page 11 of 12 Filename: Development Standards Variance 2017 Revised 12/20/2016
STATEMENT OF VARIANCE & SUPPORT
SHAMROCK SELF-STORAGE
1
{ŷğƒƩƚĭƉ .ǒźƌķĻƩƭͲ LƓĭ͵ Λͻ{ŷğƒƩƚĭƉͼΜ is the contract purchaser of the 2.6 +/- acres located at 9850 North
Michigan Road (the Real Estate")(please see the Aerial Loca on Map at Tab 3) and respec ully requests
BZA approval of certain variances of development standards to allow for the economic redevelopment of
this site.
The property is zoned I-1 (Industrial) and is within the U.S. Highway 421 - Michigan Road Corridor Overlay
Zone. The property most recently was operated as a used car lot and a tree service business, and it now
hosts a number of vacant buildings, gravel surface areas and discarded materials (please see the exis ng
condi ons at Tab 4). The property is narrow and deep (approximately 200' x 600'), and the exis ng
improvements have an assessed value of $48,900. Shamrock proposes to invest approximately $9,000,000
to acquire, develop and construct a new 3-story, drive-thru, climate-controlled, upscale self-storage facility,
which will serve the needs of the local business community and nearby residents. The ŋ rst of its kind in
/ğƩƒĻƌ ğƓķ IğƒźƌƷƚƓ /ƚǒƓƷǤͲ ğ ƉĻǤ ŅĻğƷǒƩĻ ƚŅ ƷŷĻ ĭƌźƒğƷĻ ĭƚƓƷƩƚƌƌĻķ ƦƩźƒğƩǤ ĬǒźƌķźƓŭ Ǟźƌƌ ĬĻ ĭǒƭƷƚƒĻƩƭ
ability to conveniently drive inside the building and unload/store their possessions while being protected
from the elements.
The property is bound by a gas sta on and fast food restaurant to the north, Michigan Road to the east, an
undeveloped parcel and exis ng business to the south, and an undeveloped parcel to the west.
As part of the development process, Shamrock respec ully requests the following variances from Chapter
23C: U.S. Highway 421 - Michigan Road Corridor Overlay Zone of the Carmel Zoning Ordinance:
(1) Variance from Ch. 23C.11.C to allow relief from providing access to the parcel
immediately north of the Real Estate.
(2) Variance from Ch. 23C.14.02 to allow one (1) overhead door to face to the front of the
building and be visible from the public ROW.
(3) Variance from Ch. 23C.09.C to allow Building A to exceed the maximum building height and
Buildings B, C, D, E, and F to be below the minimum building height.
(4) Variance from Ch. 23C.09.D to allow relief from building facade o sets.
(5) Variance from Ch. 23C.09.D and Ch. 23C.09.K.03 to allow for relief from the building
materials and facade treatments on the non-perimeter building facades.
A detailed explana on of each of the above variances can be found at Tab 7. The proposed Development
Plan and Architecture may be found at Tabs 5 and 6, respec vely.
If approved, then Shamrock plans to begin construc on later this year.
Thank you for your considera on.
1
{ŷğƒƩƚĭƉ .ǒźƌķĻƩƭͲ ĭƚΏƚǞƓĻķ ĬǤ DƩĻŭ hIĻƩƩĻƓ ğƓķ DĻƚƩŭĻ DĻźŭĻƩͲ źƭ ĭĻƌĻĬƩğ ng its 50th anniversary in
2017 as a developer/builder of residen al, o ce and self-storage projects. Shamrock currently is building
/ğƩƒĻƌƭ ƓĻǞĻƭƷ ƭĻƌŅΏƭƷƚƩğŭĻ ƦƩƚƆĻĭƷͲ ƚƓ ĻƭƷ /ğƩƒĻƌ 5ƩźǝĻ ΛƆǒƭƷ ǞĻƭƷ ƚŅ /źƷǤ /ĻƓƷĻƩ 5ƩźǝĻΜͲ ğƓķ ƷŷğƷ ƦƩƚƆĻĭƷ
received DP/ADLS approval in 2016 and is expected to be completed later this year.
AERIAL LOCATION MAP
SHAMROCK SELF-STORAGE
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96th Street
Real Estate
EXISTING CONDITIONS
SHAMROCK SELF-STORAGE
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DEVELOPMENT PLAN
SHAMROCK SELF-STORAGE
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ARCHITECTURE
SHAMROCK SELF-STORAGE
View From Michigan Road
VARIANCE #1: PARKING LOT CONNECTION
SHAMROCK SELF-STORAGE
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24' LEFT HAND "AUTO GATE" -
SHEET C5.2
BUCKEYE FENCE,
PROVIDE MASONRY WALL,
MATCH BUILDING BRICK
Ch. 23C.11.C: "Parking lots shall be designed to provide coordinated access to parking areas on adjoining tracts or parcels within the Overlay Zone."
Request: To provide a stub for access to the south, but not to the north.
Explanation: This use requires an enclosed, secure facility for the safety of its users and on-site inventory. Shamrock has worked with staff to agree on the proposed plan.
VARIANCE #2: OVERHEAD DOOR
SHAMROCK SELF-STORAGE
Ch. 23C.14.02: "Loading berths and overhead doors shall
face to the rear of all buildings. Should a loading berth be
located adjacent to or visible from a public right-of-way, or
established on the side of a building through any
circumstance, it shall be screened per Commission
approval."
Request: To allow an overhead door to face to the front of
the building and be visible from the public ROW.
Explanation: This unique, high-end design is the first of its
kind in Carmel. Access to the facility is provided through an
overhead door, straight through the building with an exit on
the opposite end for the ease of vehicular circulation (please
see the floor plan and illustrative photos below). The entry
design was thoughtfully designed to be recessed
(approximately 16') from the front columns on the east
facade.
ASONRY SIGN 1.33'x12'x6'
R
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7
5
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.
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Illustrative photo of proposed overhead doorSite plan showing recessed doorSite plan showing recessed doorIllustrative photo of proposed interior loading area
VARIANCE #3: BUILDING HEIGHT
SHAMROCK SELF-STORAGE
Ch. 23C.09.C: "The maximum height shall be
46'
thirty feet (30’); however, an additional eight
feet (8’) shall be permitted to accommodate
mechanical penthouses or other
inner roof structures." (38' total maximum
building height)
Request: To allow Building A to exceed the
total maximum building height by eight (8)
feet with a total building height of forty-six
feet (46')
Explanation: The maximum building height
permitted for this use in the underlying zoning
district is sixty (60) feet. The first floor is also
eight (8) feet taller than normal to
accommodate vehicular entry for the "drive-
thru" concept.
Ch. 23C.09.C: "The minimum height for all
buildings shall be twenty (20) feet either at
14'
the roofline or at the top of the parapet wall."
Request: To allow Buildings B, C, D, E, and F
to be below the minimum building height by
six feet (6') with a total building height of
fourteen feet (14')
Explanation: These buildings at the rear of
the property are single-story.
VARIANCE #4: FACADE OFFSETS
SHAMROCK SELF-STORAGE
Ch. 23C.09.D: "Buildings with
continuous façades that are ninety
(90) feet or greater in width, shall be
designed with offsets (projecting or
recessed) not less than eight (8) feet
deep, and at intervals of not greater
than sixty (60) feet."
Request: To allow relief from the
design of offsets on the west (rear)
facade of Building A and the facades
of Buildings B, C, D, E, and F. Facade
offsets shall instead be provided with
Brown Brick
Cream Brick
decorative columns as shown on the
elevations.
Explanation: Shamrock has worked
with the staff to provide the decorative
columns to satisfy the aesthetic intent
of the standard.
41' +/-
4' +/-
VARIANCE #5: BUILDING MATERIALS
SHAMROCK SELF-STORAGE
Ch. 23C.09.D: "All façades of buildings
shall be of the same materials and
similarly
detailed."
and
Ch. 23C.09.K.3: "Warehouse facilities,
including self-storage and mini-
warehouse uses, shall have a high-
quality façade
treatment on all sides consistent with
the following..."
Request: To allow relief relief from
these requirements on the interior-
facing building facades to
accommodate the inward-facing entry
doors.