HomeMy WebLinkAboutPacket
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Carmel Board of Zoning Appeals
August 27, 2007
INFORMATION BOOKLET
Docket Nos.
07070032UV
07070033V
07070034V
07070035V
07070036V
OLD MERIDIAN PROFESSIONAL VILLAGE
Use and Development Standards Variance Requests
for
Development of Parcel North of Intersection of
Old Meridian Street & Pennsylvania Street
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ATTORNEYS AT LAW
rl AltaBC
Budding Business Communities for Success
ALTA Business Communities, LLC
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Building Business Communities for Success
ALT A Business Communities, LLC
Carmel Board of Zoning Appeals
Information Booklets
Approval of Use and Development Standards Variances
TABLE OF CONTENTS
1. Findings of Fact Ballot Sheet - Use Variance
2. Findings of Fact - Use Variance
3. Findings of Fact Ballot Sheets - Development Standards Variances
4. Findings of Fact - Development Standards Variances
5. Description of Requests and Statement in Support
6. Location Map
7. Building Elevations
a. Building Elevations: Building A - 19,000 Square Feet
b. Building Elevations: Building B - 5,000 Square Feet
c. Building Elevations: Building C - 4,500 Square Feet
d. Building Elevations: Building D - 3,000 Square Feet
8. Site Plan
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CARMEUCLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
07070032UV
Alta Business Communities. LLC
FINDINGS OF FACT - USE VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS
DAY OF
200
Board Mem ber
972628_1.DOC
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CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07070032UV
Petitioner:
Alta Business Communities, LLC
FINDINGS OF FACT. USE VARIANCE
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 zoning ordinance will result in unnecessary hardship because:
the development area of the southern portion of the site has been drastically reduced with construction of
the roundabout and the required access street from Old Meridian to Pennsylvania Street. This reduction
severelv limits the amount of parkina and the viable uses for that portion of the site.
2. The grant of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
a financial institution provides services vital to the redevelopment of the Old Meridian corridor and its
residents and businesses.
3. The use or value of the area adjacent to the subject property will not be substantially affected in any
adverse manner because:
a financial institution provides services that will enhance the use and value of the adiacent property.
4. The need for the variance arises from a natural condition peculiar to the subject property because:
of the reduced development area and available area for adiacent parkina as set forth in paraaraph 1 of
these findinas.
5. The granting of this variance does not substantially interfere with the Carmel/Clay Comprehensive Plan
because:
financial institutions are typically found in office and business zonina districts and promote the
redevelopment of the Old Meridian District as set forth in the Comprehensive Plan.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay 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
,2007.
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back.
972628_1.DOC
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CARMEL/CLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
07070033V
Alta Business Communities
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
DAY OF
2007.
Board Mem ber
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CARMEL/CLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
07070034V
Alta Business Communities
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
DAY OF
2007.
Board Mem ber
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CARMEUCLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
07070035V
Alta Business Communities
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
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CARMEL/CLAY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
07070036V
Alta Business Communities
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
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DATED THIS
DAY OF
2007.
Board Member
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CARMEUCLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07070033V
Drive- Throuah Facilities
Petitioner:
Alta Business Communities
FINDINGS OF FACT. DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
the location of the drive-throuah facilities to the side of the buildina will promote a safer. more efficient traffic flow
and safe pedestrian entrance to the buildina for customers of the financial institution/bank.
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 location of the drive-throuah facilities to the side of the buildina is a part of an overall development plan for the
site that will have a positive impact on the use and value of the adiacent area.
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:
locatina the drive-throuah facility on the rear of the buildina would cause pedestrians to cross the drive-throuah
traffic lanes to enter the bank creatina a potentially danaerous situation.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay 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
.2007.
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
972640.1
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CARMEL/CLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07070034V
Occupiable Floors
Petitioner:
Alta Business Communities
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
the lack of a second occupiable floor in certain of the proposed buildinas reflects more responsible development
on this narrow. small development site and decreases the need for additional parkina 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 overall heiaht of the buildinas with one occupiable floor will be 28 feet. in compliance with the minimum heiaht
reauirements. The architectural desian is consistent with Old Meridian District standards as well. Therefore.
there is no adverse effect on the adiacent area.
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 developable area of the site (narrow width and adiacent to two maior streets) does not allow for the
responsible development of buildinas with two occupiable floors and the resultina increased parkina reauirements.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay 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
.2007.
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
972640.1
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CARMEUCLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
07070035V
Front Yard Setback
Docket No.:
Petitioner:
Alta Business Communities
FINDINGS OF FACT. DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
the reduction of the front yard setback will still allow for the necessary public infrastructure and sidewalks and for
the required streetscape landscapina.
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 reduction in the front yard setback will have no effect on the overall streetscape for the Old Meridian District.
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 site is alreadv very narrow and the additional arant of rioht-of-wav further constricted the developable area
and reduced the amount of aross floor area that can be developed in accordance with the Old Meridian District
standards. The additional ten feet of front yard setback would further complicate development without
commensurate benefit.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay 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
.2007.
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
972640.1
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CARMEUCLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
07070036V
BuildinQ Footorint
Petitioner:
Alta Business Communities
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
1. The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
the smaller building footorints reflect better develooment of this smaller develooment site oromotinQ the Qeneral
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 smaller buildinQ footorints will orovide for more resoonsible develooment of the site enhancinQ the use and
value of the adiacent area.
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 site is located between Pennsvlvania and Old Meridian Streets and is not larQe enouQh to allow for all of the
buildinQs to meet the minimum buildinQ footorint requirement of 8.000 square feet.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay 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
.2007.
CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
972640.1
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BuDding Business Communities for Success
ALT A Business Communities, LLC
Cannel Board of Zoning Appeals
Information Booklets
Approval of Use and Development Standards Variances
Description of Requests and Statement in Support
Alta Business Communities, LLC ("Alta BC") is proposing the development of a new
commercial professional office building complex at the intersection of Old Meridian Street and
Pennsylvania Street. The site is bounded by both streets and is approximately 6.25 acres in size.
The site is located in the Old Meridian Office District zoning classification. This district
is intended to be developed with primarily office uses; however, the district does not allow for
banks or financial institutions as a permitted use. Alta BC is requesting a use variance to allow
for the possible development of a bank or financial institution on the site. This proposed use is
very supportive and complementary of the professional and general offices intended to be
located on the site as well as the business located and to be located in the Old Meridian District.
The location of a bank or financial institution will significantly enhance the quality of general
business development in the Old Meridian Office District and of the nearby residential
development by providing convenient financial services near to businesses and residences. The
developer's ability to provide and maintain a development with services attractive to business
tenants will also be improved with the allowance of a bank or financial institution as a permitted
use.
As stated above the site is located between two major streets and with the addition of the
roundabout at the intersection of Pennsylvania and Old Meridian Streets, the southern portion of
the site is not very . large. Alta BC is proposing to develop a bank or financial institution at the
southern portion of the site that would include a drive through facility. Due to the configuration
of the site, the drive through cannot be located on the rear or north side of the building without
creating a significant hazard to pedestrians entering the building. The primary parking area will
be located on the north or rear of the building. If the drive through is located in the rear, people
would have to cross the drive through lanes to enter the building.
The zoning ordinance requires that the buildings in the district have two occupiable
floors. Due to site constraints, the addition of two occupiable floors in all the buildings would
burden the development with additional parking requirements that would detract from the overall
quality of the development. Although some of the buildings will not have two occupiable floors,
the buildings will meet the minimum height requirement of twenty eight feet.
Old Meridian Street is being completely reconstructed to further the redevelopment of the
district. As a consequence, significant right of way was taken from the site which decreased the
depth of the site west to Pennsylvania Street. Additionally, the thoroughfare plan requires that
~MeKINNEY &: EVANSw>
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Carmel Board of Zoning Appeals
August 27,2007
Old Meridian Professional Village
Description of Variance Requests and Statement of Support
Page 2
Alta BC contribute another ten feet of right of way along Old Meridian Street. In order to
maintain the quality of the development and to promote the redevelopment standards set forth in
the zoning ordinance, Alta BC is requesting a variance to allow the front yard set back to be
reduced from twenty feet to ten feet. This will allow the buildings to be closer to both Old
Meridian and Pennsylvania Streets which will enhance the streetscape of the project along both
streets.
The size of the site and width of the site also impact the size of the buildings that can be
reasonably developed. Alta BC is proposing a development that recognizes the scale and size of
the site by proposing 3 types of buildings that are smaller that the required minimum footprint
size of 8,000 square feet. The height of the buildings will meet the minimum height requirement
of 28 feet and the streetscape along Old Meridian and Pennsylvania will not be compromised by
the smaller buildings.
Respectfully submitted,
Paul G. Reis
Bose McKinney & Evans LLP
Attorneys for Alta Business Communities, LLC
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OLD MERIDIAN PROFESSIONAL VILLAGE
CARMEL, INDIANA
July 25. 2007
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ROOF-TOP UNITS SCREENED ,0 67'-0"
BEHINDMANSARTRooF-WELL~ i 23'-0" 18'-4"
STANDING-SEAM METAL ROOF - ~ ~---------__ _ I-I
DARK BRONZE GUlTER . I ill
"CREAM-COLORED" EIFS -----.. . ' -,
FRIEZE/CORNICE DETAILING
ALUMINUM STOREFRONT WINDOWS,
DARK BRONZE ANODIZED MULLIONS
"',lITH GREY-TINTED GLASS
RED BRICK PIERS WI
RECESSED COURSES
STONE BASE WITH REVEALS
23' -0"
0)
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STANDING-SEAMMETALRooF~ ~ 23'-0"
TOP OF ROOF 6-, _ DARK BRONZE GUTTER _:, __ ~ _ _ _
28'-o"~ I ---- - i
"CREAM-COLORED" EIFS I I
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POTENTIAL SIGNAGE LOCATION, NUMBER,
LOCATION, AND SIZE (32 S.F, MAX.) TO COMPLY
WITH ORDINANCE REGULATIONS.
Roo~TOPUNITSSCREENED
BEHll';'D MANSART ROOF-WELL
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TOPOFRooF~
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CLERESTORY ALUMINUM WINDOWS -----.1/
DARK-BRONZE BRAKE-METAL -
ALUMINUM STOREFRONT WINDOWS,
_ DARK BRONZE ANODIZED MULLIONS
-________..__ WITH GREY -TINTED GLASS /
-------- CANOPY (BEYOND) -.-/
----
RED BRICK PIERS WI --------- I
RECESSED COURSES
STONE BASE WITH REVEALS ~ERESTORY ALUMINUM WINDOWS ----.I /
DARK-BRONZE BRAKE-METAL ~
FIRST FLOOR
0'-0"
FIRST FLOOR ~'\
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BJ-!UgJng__lyp~_~{;~:-=.450~t Sg, Ft .... South_Elevation
}luilding_ Typ.!:__~C' ...4500_Sg,_Ft~.. North Elevatiol1
POTENTIAL SIGNAGE LOCATION. NUMBER, ~
LOCATION, AND SIZE (32 S.F. MAX.) TO COMPLY \
W1TII ORDINANCE REGULATIONS.
ROOF-TOP UNITS SCREENED 0 CD 67'-0"
BEHINDMANSARTRooF-WELL~ : 15'-6" 33'-4"
STANOI:~~':O::~~:~. ~~- ~ II ! 111111 II
"CREAM-COLORED' EIFS -------... I I
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ALUMINUM STOREFRONT WINDOWS, ~ _
DARK BRONZE ANODIZED MULLIONS ~
WITH GREY -TINTED GLASS
RED BRICK PIERS WI
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STONE BASE WITH REVEALS ~________ _
15' -6"
0;-
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POTENTIAL SIGNAGE LOCATION. NUMBER,
LOCATION, AND SIZE (32 S.F. MAX.) TO COMPLY
W1TII ORDINANCE REGULA nONS.
ROOF-TOP UNITS SCREENED 0 CD
BEHINDMANSARTRooF-WELL______.. ~'k~15'-6~ +
STANDING-SEAM METAL ROOF I -------_ I
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"CREA.'v1-COLORED" EIFS ~ -
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ALUMINUM STOREFRONT WINDOWS,
DARK BRONZE ANODIZED MULLIONS
WlTII GREY -TINTED GLASS
RED BRICK PIERS W/-~
RECESSED COURSES ~
CLERESTORY ALUMINUM WINDOWS ----.I /
SUSPENDED METAL CANOPY ---./
FIRST FLOOR $
0'-0"
STONE BASE WITH REVEALS ___________
TOPOFRooF~
28'-0" .
.
OLD MERIDIAN PROFESSIONAL VILLAGE
CARMEL, INDIANA
June 22, 2007
CLERESTORY ALUMINUM WINDOWS /1
DARK-BRONZE BRAKE-METAL I
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0'.0" i.:~
Building Type 'C'...4500 SQ, Ft .... East Elevation
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"CREAM-COLORED" E1FS FRIEZE --
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LOCATION, AND SIZE (32 S.F. MAX.) TO COMPLY
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CD CD
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TOP OF ROOF ~ "CREAM.cOLORED" E1FS FRIEZE
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POTENTIAL SIGN AGE LOCATION. NUMBER,
LOCATION, AND SIZE (32 S.F. MAX.) TO COMPLY
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Building Type 'D'...3000 Sg. Ft .... East Elevation
ROOF-TOP UNlTS SCREENED
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CARMEL, INDIANA
July 25, 2007
CSO Architects
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PAfIKINQ DATA:
GROSS BUILDING ARFA:
roTAL PARKING SPACES REQUIRED:
TOTAL PARKING SPACES PRCMCED:
_DICAI' SPACES REQUIRED:
IW>lDICN' SPACES PRO\IIIlEll:
BICYCLE SPN::ES REQUIRED:
BICYCLE SPN::ES PRCMOED:
88,650 SF
148
J!l6
B
10
B
8
BUIl..DINQ COYBb\QE=
TOTAL BUILDlNG COVERAGE:
SRE AR~ NET OF R/W'
BUILDING COVERAGE:
50.580 SF
272.180 SF
18.SlC
LEQAL DE8CRIPT1ON=
A part of the North.at: Quarter of the Northeal'l
Quarter 01 SectIon Thlrty-flve (~) Township Bghteen
(1B) North. Rango Throe (3) fast. more portlClllorly
ducribed 01 fotlon. to-wit:
Beginning at the Northwoot comer 01 tho Northwost
Quarter of the Northeallt Quarter of Section 35.
~=h:r~8 a:":io:gan:: i.:~an:, ':a':d'1u::C-
Quarter SectIon 1019.90 feet to a paint in the
contor1ine 01 State Road 1310 thence North 35
deorees 33 minutes Eallt upon the centerline at aaid
road 01 now Iocat8d 1271.95 teet to a point In the
North One of aakI Quarter Quarter Section, thence
West upon and along the North line of said Quarter
Quarter Sec:lIon 739,60 loot to tho placo 01 beII'nnlng,
containing 8.66 acra more or I....
UT1UTY LEGEND
-IIR- PROPOSal WAltR UNE
PROPOSED SANlTAR'I SEWER
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SNELLING
ENGINEERING. LLC
13295 Illinois Street:
Suite 142
Clrmel, IN 46032
Ph: (31 n 663-3206
Fax: (317) 663-3208
www.sneliingeng.com
Reference I I , I OJ
North 0 40' 80' OLD MERIDIAN PROFESSIONAL VILLAGE ,~ Allase
[I ~ CARMEL, INDIANA
Building Business Communities for Success CSO Architects
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