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Home My WebLink AboutPacket for BZA 03-23-20 Extra Space Storage Use Variance & Development Standards Variances Docket Nos. 20010016 UV, 20010017 V & PZ-2020-00018 V USE VARIANCE & DEVELOPMENT STANDARDS VARIANCE APPLICATIONS CITY OF CARMEL, INDIANA March 23, 2020 Carmel Board of Zoning Appeals Applicant: Adams & French Property, LLC Attorneys: Nelson & Frankenberger, LLC Jim Shinaver, Attorney Jon C. Dobosiewicz, Land Use Professional 317-844-0106 TABLE OF CONTENTS 1. Explanation of Request 2. Site Location Map / Aerial Photograph 3. Color Site Plan 4. Building Perspectives 5. Building Elevations Signage Details 6. Engineered Site Development Plan Landscape Plan 7. Use Variance Decision Sheet Use Variance Findings of Fact Form 8. Variance Ballot Sheet Variance Findings of Fact Form TAB 1 TAB 2 Extra Space Storage Site Location Map / Aerial Photograph Rangeline RoadNORTHSITECarmel Drive TAB 3 TAB 4 EXTRA SPACE STORAGE | PERSPECTIVE VIEW 103/05/202005 EXTRA SPACE STORAGE | PERSPECTIVE VIEW 203/05/202006 TAB 5 EXTRA SPACE STORAGE | EXTERIOR ELEVATIONS03/05/2020 3/64" = 1'-0"043/64" = 1'-0"1WEST ELEVATION1ST FLOOR0'-0"2ND FLOOR13'-4"3RD FLOOR24'-0"ROOF34'-8"T/ PARAPET40'-0"3/64" = 1'-0"4EAST ELEVATION3/64" = 1'-0"2NORTH ELEVATION3/64" = 1'-0"3SOUTH ELEVATION1ST FLOOR0'-0"2ND FLOOR13'-4"3RD FLOOR24'-0"ROOF34'-8"T/ PARAPET40'-0"T/ ELEVATOR45'-4"1ST FLOOR0'-0"T/ CANOPY14'-4"1ST FLOOR0'-0"METAL COPINGINSULATED METAL PANELBURNISHED BLOCKBURNISHED BLOCKBRICK SOLDIER COURSE DETAILBURNISHED BLOCKROLL UP DOORBRICK SOLDIER COURSE DETAILSTOREFRONT GLAZINGSTEPPED BRICK DETAILMETAL CANOPYBURNISHED BLOCKMETAL COPINGINSULATED METAL PANELFACE BRICK ABURNISHED BLOCKSTOREFRONT GLAZINGBURNISHED BLOCKSTOREFRONT GLAZINGMETAL CANOPYSLIDING ENTRANCE DOORSROLL UP LOADING DOORBURNISHED BLOCK BREAKROOM ELEV. STAIR RENTABLE SPACE ADMINISTRATIVE MEP CIRCULATION LOADING ZONE OFFICE LOADING BAY332' - 8"41' - 7"79' - 3"60' - 6"151' - 4"62' - 8" DUMPSTER SPRINKLER ELEV. STAIR STORAGE JAN. WC WC ELEC. EXTRA SPACE STORAGE | SD FIRST FLOOR PLAN 03/05/2020 3/64" = 1'-0"01 TAB 6 WEST CA R M E L D R I V E S00°05'46"E(M) S00°45'10"W(D) 411.64'N00°05'46"W(M) N00°45'10"E(D) 398.63'S89°17'51"W(M) N89°51'24"W(D) 226.23' N00°50'56"W(M) N89°26'06"E(M) S89°42'58"E(D) 189.95'S00°50'56"E(M)S00°00'00"E (D)181.33'(M) 182.73'(D)N89°48'49"E(M) S89°20'15"E(D) 190.00'N89°25'05"E(M) S89°43'58"E(D) 241.02' S89°17'51"W(M) N89°51'24"W(D) 299.23' DELTA=10°06'20" R=561.07' T=49.61' L=98.96' CH BRG=N83°08'42"W(M) CH LEN=98.83' PROPOSED BUILDING 20,121SF± PER FLOOR F.F.E. = 829.85 S2 S1 S3 S2 A1 B1 H1 P1 P1 H3 B2 H5H4 P2 P1 P1 H3 H3 P3 P3 P1 P3 H7 C200SITE PLANW190582-C200 siteSITE PLAN GENERAL NOTES 1.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING, OR VERIFYING THAT ALL PERMITS AND APPROVALS ARE OBTAINED FROM THE RESPECTIVE CITY, COUNTY, AND STATE AGENCIES PRIOR TO STARTING CONSTRUCTION. 2.ALL QUANTITIES GIVEN ON THESE PRINTS, VERBALLY OR IN THE SCOPE OF WORK SECTION ARE ESTIMATES AND SHALL BE CONFIRMED BY THE BIDDING CONTRACTORS. 3.OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION (OSHA) STANDARDS FOR EXCAVATIONS; FINAL RULE 29 CFR PART 1926, SUBPART "P" APPLIES TO ALL EXCAVATIONS EXCEEDING FIVE (5) FEET IN DEPTH. IN ADDITION, EXCAVATION EXCEEDING TWENTY (20) FEET IN DEPTH REQUIRE THE DESIGN OF A TRENCH SAFETY SYSTEM BY A REGISTERED PROFESSIONAL ENGINEER. 4.IT SHALL BE THE RESPONSIBILITY OF THE DEVELOPER AND CONTRACTOR TO MAINTAIN QUALITY CONTROL THROUGHOUT THIS PROJECT. 5.TEMPORARY TRAFFIC CONTROL DURING CONSTRUCTION TO CONFORM TO APPLICABLE LOCAL STANDARDS. 6.BEARINGS, DIMENSIONS, AND EASEMENTS ARE SHOWN FOR REFERENCE ONLY. SEE RECORD SURVEYS AND PLATS FOR EXACT INFORMATION. 7.THE ENGINEER AND/OR OWNER DISCLAIM ANY ROLE IN THE CONSTRUCTION MEANS AND METHODS ASSOCIATED WITH THE PROJECT. 8.ALL DIMENSIONS ARE BASED ON FACE OF CURB OR BACK OF ROLL CURB OR FACE OF BUILDING. 9.SEE ARCHITECTURAL PLANS FOR DETAILS OF BUILDING, BUILDING DIMENSIONS AND SIGNAGE SPECIFICATIONS. DO NOT STAKE BUILDING FROM THESE PLANS. 10.COORDINATE CONSTRUCTION ACTIVITIES WITH ADJOINING WORK IF APPLICABLE. VERIFY EXTENT OF ADJOINING WORK AND COORDINATE AS REQUIRED. 11.FIELD VERIFY EXISTING CURBS AND TAPER PROPOSED VERTICAL CURBS TO MATCH WITHIN A MIN. OF THREE (3) FEET. 12.± DIMENSIONS INDICATE FIELD DIMENSION ADJUSTMENT AREA BASED ON ACTUAL FIELD LAYOUT COORDINATES. 13.THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD PRIOR TO START OF CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL FIELD DIMENSIONS. IF ANY DISCREPANCIES ARE FOUND IN THESE PLANS FROM ACTUAL FIELD CONDITIONS, THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY. 14.PROVIDE SMOOTH TRANSITION FROM NEWLY PAVED AREAS TO EXISTING AREAS AS NECESSARY. ALL AREAS WHERE PROPOSED PAVEMENT MEETS EXISTING PAVEMENT, THE EXISTING EDGE OF PAVEMENT SHALL BE FREE OF ALL LOOSE DEBRIS. THE EDGE OF EXISTING ASPHALT PAVEMENT SHALL BE PROPERLY SEALED WITH A TACK COAT MATERIAL IN ALL AREAS WHERE NEW ASPHALT PAVEMENT IS INDICATED TO JOIN EXISTING. 15.RESURFACE OR RECONSTRUCT AT LEAST TO ORIGINAL CONDITIONS ALL AREAS WHERE THE EXISTING PAVEMENT OR LAWNS ARE DAMAGED DURING CONSTRUCTION FROM TRAFFIC BY CONTRACTORS, SUBCONTRACTORS, OR SUPPLIERS AFTER CONSTRUCTION WORK IS COMPLETE. 16.THE CONTRACTOR SHALL PROTECT AND NOT DESTROY THE PROPERTY CORNER MONUMENTS DURING CONSTRUCTION. 17.REFER TO ARCHITECTURAL PLANS FOR BUILDING ACCESSORY DETAILS. 18.REFER TO SHEET C201 FOR SITE PLAN DETAILS UNLESS OTHERWISE NOTED. SITE DATA SITE AREA = 4.37± AC BUILDING AREA = 20,121± SF PER FLOOR PERCENT IMPERVIOUS = 87% ZONING = I-1 FRONT YARD BSL REQUIRED = 0' FT MIN. 10' MAX. REAR YARD BSL REQUIRED = 0' FT SIDE YARD BSL REQUIRED = 0' FT PARKING REQUIRED: PARKING REQUIREMENT: 1 PER EMPLOYEE PARKING DIMENSIONS = 9' x 18' BIKE PARKING REQUIRED = 4 SPACES PARKING PROVIDED: 9 - STANDARD SPACES 1 - ADA SPACES 10 - TOTAL SPACES SITE PLAN NOTES PAVEMENT STANDARD DUTY ASPHALT PAVING STANDARD DUTY CONCRETE MATCH EXISTING PAVEMENT HARDSCAPE INTEGRAL WALK AND CURB CONCRETE PARKING BARRIER CONCRETE SIDEWALK ACCESSIBLE RAMP PAVEMENT FLUSH WITH SIDEWALK RETAINING WALL BUILDING ACCESSORIES DUMPSTER ENCLOSURE (INSIDE THE BUILDING) CANOPY (CANTILEVERED OVER THE DRIVE) ACCESSORIES CONNECT EXISTING FENCE TO BUILDING SIGNAGE & MARKINGS ACCESSIBLE PARKING SPACE & SIGN ON BUILDING 4" PAINTED WHITE SOLID LINES (TYP) 4" PAINTED WHITE SOLID LINE ISLAND H1 H2 H3 H4 H5 B1 B2 A1 S1 S2 S3 P1 P2 P3 ELECTRICAL RISER GUY ANCHOR ELECTRIC JUNCTION BOX ORNAMENTAL LIGHT GENERATOR STREET LIGHT ELECTRIC MANHOLE ELECTRIC OUTLET UTILITY POLE UTILITY POLE W/ TRANSFORMER TRANSFORMER COMMUNICATIONS JUNCTION BOX COMMUNICATIONS MANHOLE COMMUNICATIONS PEDESTAL RIGHT OF WAY LINE FENCE GUARD RAIL BUILDING SETBACK LINE BOUNDARY LINE CISTERN DRINKING FOUNTAIN FIRE DEPT HOOKUP FIRE HYDRANT POST INDICATOR VALVE CHILLED WATER MANHOLE WATER MANHOLE SPRINKLER CONTROL BOX SPRINKLER CONTROL VALVE SPRINKLER SPIGOT WELL HEAD WATER METER WATER VALVE GAS METER GAS VALVE ELECTRIC METER LIQUID PROPANE GAS TANK MONITORING WELL TRAFFIC SIGNAL POLE TRAFFIC SIGNAL BOLLARD FLAG POLE PARKING METER POST SIGN PARKING WHEEL STOP DOWN SPOUT ACCESSIBLE SPACE GATE POST COMMUNICATIONS RISER STORM CLEANOUT BEEHIVE INLET CURB INLET FLOOR DRAIN ROUND INLET SQUARE INLET STORM MANHOLE SANITARY SEWER CLEANOUT LIFT STATION SANITARY SEWER MANHOLE SANITARY STUB MARKER SEPTIC TANK PARKING LOT LIGHT (1 HEAD) PARKING LOT LIGHT (3 HEAD) PARKING LOT LIGHT (4 HEAD) PARKING LOT LIGHT (2 HEAD)STANDARD DUTY ASPHALT CONCRETE PAVEMENT DISTRIBUTION BOX ROW RIGHT OF WAY BSL BUILDING SETBACK LINE ESMT EASEMENT D.&U.E.DRAINAGE AND UTILITY EASEMENT FFE FINISH FLOOR ELEVATION 12 PARKING COUNT EXISTING ASPHALT PAVEMENT SITE PLAN LEGEND UTILITIES ABBREVIATIONS OTHER LINE TYPES SECTION LINE REVISIONS AND ISSUESPart of Section 36, Township 18 North, Range 3 East, Hamilton County, IndianaW19.0582PREPARED FOR:147 & 155 WEST CARMEL DRIVE, CARMEL, INDIANAPROJECT NO. SHEET NO.CHECKED BY:DRAWN BY:SSRDESIGNED BY:DWG NAME:PROJECT NO.:W19.0582DATEBY01.13.2020SSRDATE:SSRKnow what's below. before you dig.Call R APPROVAL PENDINGNOT FOR CONSTRUCTIONCARMEL SELF STORAGEISSUED FOR CITY REVIEW01.13.2020BJSW S N E ENGINEERS317 | 846 - 6611800 | 452 - 6408317 | 843 - 0546 faxWEIHELand Surveying | Civil EngineeringLandscape ArchitectureALLAN H. WEIHE, P.E., L.S. - FOUNDER10505 N. College AvenueIndianapolis, Indiana 46280weihe.netBuild with confidence.SMSTEVEN SCOTT RUCKER, PE No. 11300279 01/13/2020 H7 DECIDUOUS SHRUBS EVERGREEN SHRUBS PLANT SCHEDULE PLAN KEY BOTANICAL NAME COMMON NAME SIZE QUANTITY ROOT CONDITION B & B BARE CONT ON CENTER SPACING SPECIAL INSTRUCTIONS PfG SxG SPIRAEA X 'GOLD MOUND' POTENTILLA FRUTICOSA 'GOLDFINGER'GOLDFINGER POTENTILLA GOLD MOUND SPIREA #2 #3 X X SEE PLAN SEE PLAN MIN 18" MIN 18" BkG IgC ILEX GLABRA 'CHAMZIN' BUXUS X KOREANA 'GREEN GEM'GREEN GEM BOXWOOD NORDIC HOLLY 18" 18" X X SEE PLAN SEE PLAN MIN 18" MIN 18" 6 3 5 7 MATURE SIZE 3'T x 3'W 30"T x 36"W 2'T x 2'W 4'T x 4'W E OHUOHUOHUOHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU G W W W G G W WEST CA R M E L D R I V E C C C CGGG PROPOSED BUILDING 20,121SF± PER FLOOR F.F.E. = 829.85CEEEEEW LANDSCAPE PLAN NOTES SEED / SOD (ALTERNATE) - FOR SEED, REFER TO PERMANENT SEEDING CHART ON SHEET L201 LANDSCAPE DETAIL SHEET. SOD SHALL BE CERTIFIED GRADE CULTIVATED GRASS SOD: OF "ADVENTURE BLEND" TURF TYPE TALL FESCUE (BY GENERAL CONTRACTOR). LANDSCAPE BED EDGE (TYP.) MULCH W190582-L100GENERAL NOTES 1.IN CASE OF DISCREPANCIES BETWEEN THE PLAN AND THE PLANT LIST, THE PLAN SHALL DICTATE. IF IN QUESTION, CONTACT THE LANDSCAPE DESIGNER. 2.ANY EXISTING TREE(S) THAT MAY REQUIRE REMOVAL BUT ARE NOT SHOWN ON THE PLAN AS BEING REMOVED SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT. TREE(S) MAY BE RELOCATED (OR REPLACED) TO AN APPROVED ALTERNATE LOCATION ONSITE FOLLOWING LANDSCAPE ARCHITECT APPROVAL. 3.ALL SHRUBS PLANTING AREAS TO BE COVERED WITH 3" THICK LAYER OF SHREDDED HARDWOOD BARK MULCH. ALL GROUND COVER BEDS SHALL BE COVERED WITH 1" SHREDDED HARDWOOD BARK MULCH. BARK MULCH SHALL BE APPROVED BY LANDSCAPE DESIGNER AND SHALL BE UNIFORM IN TEXTURE AND COLOR AND SHALL BE OBTAINED FROM SAWMILL OR LUMBERING OPERATIONS. NO UTILITY MULCH OR PROCESSED TREE TRIMMINGS WILL BE ALLOWED. 4.AN APPROVED PRE-EMERGENT HERBICIDE SHALL BE APPLIED IN ALL PLANTING AND GROUND COVER BEDS AT RATES SPECIFIED BY MANUFACTURER FOR EACH VARIETY OF PLANT. 5.FINAL PLACEMENT OF PLANT MATERIALS, ETC. SHALL BE APPROVED BY LANDSCAPE DESIGNER BEFORE PLANTING OPERATIONS ARE TO PROCEED. ALL TREE LOCATIONS SHALL BE MARKED WITH A WOODED STAKE INDICATING VARIETY AND SIZE OF TREE. ALL GROUND COVER AND MULCH BED LINES SHALL BE MARKED BY A HIGHLY VISIBLE PAINT LINE WITH OCCASIONAL WOOD STAKES FOR REFERENCE. ALL STAKES SHALL BE REMOVED FOLLOWING PLANTINGS OPERATIONS. LANDSCAPE DESIGNER RESERVES THE RIGHT TO ADJUST PLANT LOCATIONS ON SITE. 6.NO SUBSTITUTIONS OF PLANT MATERIAL WILL BE ALLOWED. IF PLANTS ARE SHOWN TO BE UNAVAILABLE, THE CONTRACTOR SHALL NOTIFY LANDSCAPE DESIGNER PRIOR TO BID DATE IN WRITING. ALL PLANTS SHALL BE INSPECTED AND TAGGED WITH PROJECT IDENTIFICATION AT NURSERY OR CONTRACTORS OPERATION PRIOR TO MOVING TO JOB SITE. PLANTS MAY ALSO BE INSPECTED AND APPROVED OR REJECTED ON THE JOB SITE. 7.ALL PLANTS ARE TO MEET OR EXCEED AMERICAN STANDARDS FOR NURSERY STOCK, LATEST EDITION, AS SET FORTH BY AMERICAN ASSOCIATION OF NURSERYMEN. 8.PLANTS AND ALL OTHER MATERIALS TO BE STORED ON SITE WILL BE PLACED WHERE THEY WILL NOT CONFLICT WITH CONSTRUCTION OPERATIONS AND AS DIRECTED BY OWNER. 9.ALL NEW LANDSCAPE PLANTINGS SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR FOLLOWING FINAL INSPECTION BY LANDSCAPE DESIGNER. AT THE END OF THIS PERIOD, PLANT MATERIAL TERMED DEAD OR UNSATISFACTORY BY LANDSCAPE DESIGNER SHALL BE REPLACED AT NO ADDITIONAL CHARGE BY THE LANDSCAPE CONTRACTOR. 10.THE LANDSCAPE CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS AND FEES THAT MAY BE REQUIRED FOR HIS PORTION OF WORK. 11.PEAT MOSS TO BE USED ON PROJECT SHALL BE A DOMESTIC OR IMPORTED MATERIAL, CHOCOLATE BROWN IN COLOR AND COMPOSED OF PARTIALLY DECOMPOSED VEGETABLE MATERIAL. PEAT MOSS TO ALSO BE MILDLY ACIDIC IN CHARACTER AND SHALL MEET APPROVAL OF LANDSCAPE DESIGNER. 12.LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE DESIGNER IN WRITING PRIOR TO BID DATE OF ANY PLANTS THAT HE FEELS MAY NOT SURVIVE IN LOCATIONS NOTED. 13.ALL LANDSCAPING PLANTINGS TO BE MAINTAINED FOR 1 YEAR FOLLOWING TURNOVER. MAINTENANCE TO INCLUDE WATERING, WEEDING, CULTIVATION, MULCHING, MOWING AND ALL OTHER NECESSARY OPERATIONS REQUIRED FOR PROPER ESTABLISHMENT OF PLANTINGS. NOTE: AT END OF MAINTENANCE PERIOD, CONTRACTOR TO REMOVE GUYING AND STAKING FROM TREES. 14.CONTRACTOR TO SUBMIT UNIT PRICES ON EVERY TYPE OF WORK AS REQUESTED BY LANDSCAPE DESIGNER. 15.BACKFILL FOR TREE AND SHRUB PLANTING SHALL BE 75% APPROVED TOPSOIL AND 25% APPROVED PEAT MOSS. TOP LAYER OF BACKFILL SHALL BE 100% EXISTING TOPSOIL. A 5-10-5 ANALYSIS SLOW RELEASE FERTILIZER SHALL BE INCORPORATED INTO BACKFILL AT APPROVED RATES. 16.PROVIDE MINIMUM 4" PLANTING SOIL IN ALL GROUND COVER AND FLOWER AREAS WITH MIXTURE COMPRISING OF ONE PART COMMERCIAL GRADE 'POTTING SOIL,' 5 PARTS TOPSOIL AND 4 PARTS PEAT MOSS. A FULL 4" LAYER OF APPROVED SHREDDED FIBROUS PEAT MOSS MAY BE USED IN LIEU OF PLANTING MIX. 17.PLANTS SHALL BEAR A TAG SHOWING GENUS, SPECIES AND VARIETY. REMOVE AT TIME OF FINAL ACCEPTANCE. 18.PLANTS SHALL BE CERTIFIED BY THE STATE OF INDIANA DEPARTMENT OF NATURAL RESOURCES AND FREE FROM DISEASE OR HAZARDOUS INSECTS. 19.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL EXISTING UTILITIES PERTAINING TO THEIR PHASE OF WORK. UTILITIES ARE SHOWN TO BE APPROXIMATE. CALL UTILITY LOCATE PRIOR TO ANY PLACEMENT OF PLANT MATERIAL OR OTHER LANDSCAPE MATERIAL. 20.CONTRACTOR TO REVIEW THE SWPPP SERIES PLANS FOR STABILIZATION (SEEDING/SOD/MULCH) REQUIREMENTS. L100LANDSCAPE PLANREQUIREMENT:PROVIDED: LANDSCAPE ORDINANCE REQUIREMENTS RANGE LINE ROAD OVERLAY - SECTION 3.79 RL-OL PARKING STANDARDS - D. PARKING AREAS SHALL BE LOCATED AT THE REAR OR SIDE OF BUILDINGS, AND SCREENED CONSISTENT WITH THE STANDARDS OF BUFFERYARD TYPE "A" AS DESCRIBED IN ARTICLE 5, SECTION 5.21: BUFFERYARD STANDARDS BUFFERYARD TYPE "A" = - MIN. FRONT AND SIDE YARD = 5' - MIN. REAR YARD = 10' - MIN. SHADE OR EVERGREEN TREES PER 100' = 4 RANGE LINE ROAD OVERLAY - SECTION 3.75 RL-OL LANDSCAPING STANDARDS - A. PROTECTION OF EXISTING TREES AND VEGETATION - 1. SITES WITHIN THE RL-OL DISTRICT WITH EXISTING TREES OR STANDS SHALL PROTECT AND INCORPORATE THEM INTO THE OVERALL SITE DESIGN. THE LANDSCAPE PLAN SHALL PRESERVE NOT LESS THAN 50% OF ALL TREES THAT ARE: A. 6" DBH OR LARGER AND B. LOCATED WITHIN THE BUFFERYARD OR GREENBELT NA REQUIRED: NA PER PLAN AS SPACE ALLOWS. NA REVISIONS AND ISSUESPart of Section 36, Township 18 North, Range 3 East, Hamilton County, IndianaW19.0582PREPARED FOR:147 & 155 WEST CARMEL DRIVE, CARMEL, INDIANAPROJECT NO. SHEET NO.CHECKED BY:DRAWN BY:SSRDESIGNED BY:DWG NAME:PROJECT NO.:W19.0582DATEBY01.13.2020SSRDATE:SSRKnow what's below. before you dig.Call R APPROVAL PENDINGNOT FOR CONSTRUCTIONCARMEL SELF STORAGEISSUED FOR CITY REVIEW01.13.2020BJSW S N E ENGINEERS317 | 846 - 6611800 | 452 - 6408317 | 843 - 0546 faxWEIHELand Surveying | Civil EngineeringLandscape ArchitectureALLAN H. WEIHE, P.E., L.S. - FOUNDER10505 N. College AvenueIndianapolis, Indiana 46280weihe.netBuild with confidence.SM TAB 7 Page 11 of 12 Filename: use variance application & instructions 2020 Rev. 1/2/2020 FINDINGS OF FACT - USE VARIANCE CARMEL BOARD OF ZONING APPEALS (Petitioner to fill out first 1-5 + first 2 blanks) Docket No.: ____________________________________________________ Petitioner: ____________________________________________________ 1. The grant of this variance will not be contrary to the public interest, due to the existence of special condition(s) such that enforcement of the Unified Development Ordinance will result in unnecessary hardship because: _______________________________________________________________________________________ _______________________________________________________________________________________ 2. The grant of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: _______________________________________________________________________________________ _______________________________________________________________________________________ 3. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner because: _______________________________________________________________________________________ _______________________________________________________________________________________ 4. The need for the variance arises from a natural condition peculiar to the subject property because: _______________________________________________________________________________________ _______________________________________________________________________________________ 5. The granting of this variance does not substantially interfere with the Carmel Comprehensive Plan because: _______________________________________________________________________________________ _______________________________________________________________________________________ DECISION IT IS THEREFORE the decision of the Carmel Board of Zoning Appeals that Use 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 approval of the Board, if any, are listed on the Letter of Grant. 20010016 UV Adams & French Property, LLC See Attaced CARMEL ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT SHEET - USE VARIANCE Docket Number: _________________________ Petitioner: Adams & French Property, LLC Requested Variance: Use Variance from UDO, Section 3.66 Range Line Road Overlay (RL-OL), Storage and/or Warehousing, Indoor FINDINGS OF FACT 1. The grant of this variance will not be contrary to the public interest, due to the existence of special conditions such that the enforcement of the Unified Development Ordinance will result in unnecessary hardship because: The Applicant desires to demolish an old and outdated building that has been utilized for indoor self storage since approximately the mid-1980’s. While the current Industrial (I-1) zoning classification of the subject site permits indoor storage, the site is located in the Range Line Overlay which prohibits Storage and/or Warehousing, Indoor. However, today the use continues to operate under its pre-existing, legal non-conforming status. While the existing building does not meet the architectural standards of the Range Line Road Overlay the new building will replace the existing building and include an architectural design which meets the architectural requirements of the Range Line Road Overlay. Further, the new building would be used for same purpose as the existing building (Storage and /or Warehousing, Indoor) which includes a small office component for the business. The special conditions that pose an unnecessary hardship relate to the fact that the existing building has operated as a self storage use for over 35 years; and, while the applicant desires to build a new building it requires Use Variance approval by the Board of Zoning Appeals. The properties that surround the subject site are zoned industrial, business and commercial and were developed after the original self storage facility which was constructed in the mid- 1980’s. Granting of the Use Variance request will allow construction of a new building that (i) will meet the architectural standards of the Range Line Road Overlay and (ii) be more architecturally compatible, consistent and complimentary to other commercial buildings in the surrounding area. 2. The grant of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: In addition to the reasons set forth in Paragraph #1 above, the approval of the requested Use Variance will not be injurious to the public health, safety, morals and general welfare of the community because the requested Use Variance would allow the same use, indoor self storage, that has already existed on the subject site since the mid-1980’s. Granting the Use Variance request will allow the applicant to build a new building that will be more compatible, consistent and complimentary to the other commercial buildings that exist in the surrounding area. Further, unlike the existing building, the new building will meet the architectural standards of the Range Line Road Overlay. 3. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner because: In addition to the reasons set forth in Paragraph #1 and #2 above, the use and value of the area adjacent to the real estate that is the subject of the requested Use Variance will not be affected in a substantially adverse manner because the self storage use, the use that has existing on the subject site since the mid-1980’s, will continue to exist. Granting the Use Variance request will allow the applicant to build a new building that will meet the architectural standards of the Range Line Road Overlay be more compatible, consistent and complimentary to the other commercial and industrial buildings in the surrounding area. 4. The need for the variance arises from a natural condition peculiar to the subject property because: While the current Industrial (I-1) zoning classification of the subject site permits indoor storage and subject site and building have been used for self storage since the mid-1980’s, the site is located in the Range Line Overlay that was adopted in the mid-2000’s. The use exists due to its pre-existing, legal non-conforming status. As a result, in order for the Applicant to be permitted to construct a new building that will (i) meet the architectural standards of the Range Line Road Overlay and (ii) be more compatible, consistent and complimentary to the other commercial buildings in the surrounding area, it requires Use Variance approval. 5. The granting of this variance does not substantially interfere with the Carmel Comprehensive Plan because: The area that surrounds the subject site includes other industrial and commercial uses. The new building to be constructed will meet the architectural standards of the Range Line Road Overlay and will be a desirable upgrade to the building that currently exists on the subject site. Approval of the Use Variance will allow an enhancement that will be compatible, consistent and complimentary with other commercial buildings in the surrounding area. TAB 8 Page 10 of 12 Filename: development standards variance application & instructions 2020 Revised 1/2/2020 BALLOT SHEET: FINDINGS OF FACT, DEVELOPMENT STANDARDS VARIANCE CARMEL ADVISORY BOARD OF ZONING APPEALS (Petitioner only fills out first 2 blanks) Docket No.: ______________________________________________ Petitioner: ______________________________________________ 1. ___________________________________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ 2. ___________________________________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ 3. _________________________________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ ___________________________________________________________________________________________ DATED THIS ________________ DAY OF ______________________________________, 20 ___________. ______________________________________________ Board Member 20010017 V & PZ-2020-00018 V Adams & French Property, LLC CARMEL ADVISORY BOARD OF ZONING APPEALS FINDINGS OF FACT SHEET - DEVELOPMENT ST ANDARDS VARIANCE Requested Variances: Docket Number 20010017 V: Variances from Unified Development Ordinance (“UDO”), Range Line Overlay District, Section 3.75 (landscape standards) and Section 3.79 (parking bufferyard standards). Docket Number PZ-2020-00018V: Variance from UDO, Range Line Overlay District, Section 3.72 B (primary building materials). FINDINGS OF FACT The approval of the requested Variances will not be injurious to the public health, safety, morals and general welfare of the community because: 1. The approval of the requested Variances will not be injurious to the public health, safety, morals and general welfare of the community as granting the requested Variances will allow the Applicant to redevelop the Real Estate and build a new building that will be more compatible, consistent and complimentary to the other commercial buildings that exist in the surrounding area. 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 use and value of the area adjacent to the Real Estate will not be affected in a substantially adverse manner because approval of the Variances would permit the existing drive aisle to remain in its current existing location and allow for redevelopment of the Real Estate, including construction of a new building that will be more compatible, consistent and complimentary to the other commercial buildings that exist in the surrounding area. As a result, the granting of the Variances will not have a substantially adverse impact on the area adjacent to the site as the site conditions exists today. 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: Regarding the variances pertaining to Section 3.75 (landscape standards) and Section 3.79 (parking bufferyard standards), there are unique site conditions that result in practical difficulties complying with UDO, Range Line Road Overlay Standards in combination with other Standards required in the Overlay District pertaining to building and site layout requirements making the requested variances necessary to redevelop the site. Further, regarding the variance request from UDO, Range Line Overlay District, Section 3.72 B (primary building materials), this request pertains to allowing metal panels as the primary building material in lieu of brick, stone and/or concrete, but only as it relates to the east and west elevations of the building. The granting of this variance will result in allowing redevelopment of the Real Estate and construction of a new building that is more compatible, consistent and complimentary to the other commercial buildings that exist in the surrounding area. Absent approval of the requested Variances, the Applicant will be unable to redevelop the Real Estate and construct a new building on the site.