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HomeMy WebLinkAboutPacket 04-28-08 ,J I tj I J , 1 I LJ CITY OF CARMEL - CLAY TOWNSHIP HAMILTON COUNTY,_ INDIANA CARMEL BOARD OF ZONING APPEALS J J J u U U U U U U U [j U U U April 28, 2008 INFORMATION BOOKLET Docket No. 08030010V Docket No. 08030011 V Docket No. 08030012V STOUT SHOES BUILDING AND STOUT BUILDING TWO Development Standards Variance Request Location: 13100 -13155 Old Meridian Street, Carmel, Indiana Petitioner: Old Meridian & Main Street Properties, LLC Michael C. Cook, Esq. Wooden & McLaughlin LLP One Indiana Square Indianapolis, Indiana 46204 - /:. ,/v---- ":-, 'j/ i'" /.!' RECi;VED '\ " I liP" )'. \, DOCS"',/" ....." '''''/r '" ~.._~ IU I I ~j I J J J J TABLE OF CONTENTS TAB Findings of Fact ...... ............. ......... ....................... ....... .................. ................. ............. ...... ............. 1 (Ballot Sheets) J Findings of Fact - Docket No. 0803001OV..................................................................................... 2 (Question Sheet) J U U J U Findings of Fact - Docket No. 08030011 V.................................................................................... 3 (Question Sheet) Findings of Fact - Docket No. 08030012V .................................................................................... 4 (Question Sheet) Statenlent of Variance....... ........... ............ ......... .............. .................................. ................ ............. 5 Statenlent of Suppol1 ...................................................................................................................... 6 Plans........... .. .. . ......... .. .. .. . ............. .. .. .. .......... .. ... .. .. .. . .. .. .. . .... .. .. ..................... .. . .... .. ....... .. .. .. .... . . . . . .. .. 7 J U U u u o u 'U '0 J u - ] u U U [j I I U U I ) u J LJ Ii U u I I U U J J CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 08030010V Petitioner: OLD MERIDIAN & MAIN PROPERTIES, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. 2. 3. DATED THIS ,20 08 DAY OF Board Member Page 7 of 8 - z:\shared\formS\BZA applleal,ons\ Development Standa,ds Va,iance Application rev, 01/11/2008 :U I iU J , I LJ U u u U I -I U [J U u . \ J U U u u u J CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Ind iana Docket No.: 08030011 V Petitioner: OLD MERI DIAN & MAl N PROPERTIES, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1 . 2. 3. DATED THIS ,20 08 DAY OF Board Member Page 7 of 8 - Z:\Share-d\forms\BZA applications\' Development ShJlldmds V:<lIJance ,A,ppJic~tio~ rev, 01/11."2008 iU I IU I ,. fJ U u - ., u I 1 J u I : u u u J u : I U u :1 U J u , U CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Cannel, Indiana Docket No.: 08030012V Petitioner: OLD MERIDIAN & MAIN PROPERTIES, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1 . 2. 3. DATED THIS ,20 08 DAY OF Board Member Page 7 of 8 - z:\sharec1\forms\BZA apphG3tiolls~ Development Standards Variance Application re....01f11i200B u u CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA u Docket No.: 08030010 V Petitioner: OLD MERIDIAN & MAIN PROPERTIES, LLC u 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 ofthe community because: THE VARIANCE SOUGHT INVOLVES DEVELOPMENT STANDARDS HAVING MINIMUM IMPACT UPON HEALTH, SAFETY AND GENERAL WELFARE. u - U 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 PROPOSED RETAIL IS NOT A USE INCONSISTENT WITH EXISTING OR LIKELY USES OF ADJACENT REAL ESTATE. MOREOVER, THE PERCENTAGE OF RETAIL IS OTHERWISE CONSISTENT WITH WHAT WOULD BE PERMITTED BY ORDINANCE IF THE PROPOSED IMPROVEMENTS INCLUDED TWO OR MORE OCCUPIABLE FLOORS. J u 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: I i U OF THE LIMITATIONS IMPOSED UPON REDEVELOPMENT BASED UPON THE SIZE, LOCATION AND DIMENSIONS OF THE SITE. , I U , U u DECISION u IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. 08030010 V is granted, subjectto any conditions stated in the minutes of this Board which are incorporated herein by reference and made a part hereof day of April ,2008 Adopted this I I U CHAIRPERSON, Carmel/Clay Board of Zoning Appeals J SECRETARY, Carmel/Clay Board of Zoning Appeals I r U Conditions of the Board are listed on the back. (Petitioner or his representative to sign). , ' t; I u ! ( ,U I I Page 8 of 8 - z:\share-d\torms\BZA applica~tDllS" De'lelopment StandardS V:arianc~ Application rev, D1/11/2008 . ,'I IU ! I ; I U u' CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS CA RMEL, INDIANA Docket No.: 08030011 V J Petitioner: OLD MERIDIAN & MAIN PROPERTIES, LLC Jl 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 VARIANCE SOUGHT INVOLVES A DEVELOPMENT STANDARD HAVING NO IMPACT UPON HEALTH, SAFETY AND GENERAL WELFARE. LJ u 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 VARIANCE SOUGHT REPRESENTS A MINOR DEVIATION FROM APPLICABLE DEVELOPMENT STANDARDS AND WILL IF GRANTED NOT PERMIT DEVELOPMENT OF THE REAL ESTATE IN A MANNER MATERIALLY INCONSISTENT WITH THE INTENT AND PURPOSE OFTHE OLD MERIDIAN DISTRICT ZONE REQUIREMENTS, NOR IN A MANNER WHICH WOULD ADVERSELY AFFECT THE ADJACENT AREA IN ANY RESPECT. I U - I I U 3. Th e strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: I I u IF STRICTLY APPLIED, DIFFICULTIES WILL RESULT IN REDEVELOPMENT OF THE PROPERTY BASED UPON THE LOCATION, SIZE AND CONFIGURATION OFTHE REAL ESTATE AND THE NEEDTO DEVELOP IN A WAY WHICH IS GENERALLY CONSISTENT WITH THE SPIRIT AND INTENT OF THE OLD MERIDIAN DISTRICT ZONE REQUIREMENTS. I ) U I I I U d DECISION J IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. 08030011 V 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 April ,2008 u CHAIRPERSON, Carmel/Clay Board of Zoning Appeals i ' U SECRETARY, Carmel/Clay Board of Zoning Appeals u Conditions of the Board are listed on the back. (Petitioner or his representative to sign). u \ ) U Page 8 of 8 - ,'sna red\formsIBZ!'. applicationsl Development Standards VarianceA.pplication rev. 01111/2008 u J u CARMEUCLA Y ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA - U Docket No,: 08030012 V Petitioner: OLD MERIDIAN & MAIN PROPERTIES, LLC u FINDINGS OF FACT. DEVELOPMENT STANDARDS VARIANCE 1, The approval of this variance wHl not be injurious to the public health, safety, morals and general welfare of the community because: THE FUTURE NEED FOR ADDITIONAL RIGHT OF WAY IS EXTREMELY UNLIKELY BASED UPON ROADWAY IMPROVEMENTS RECENTLY COMPLETED, IN ANY EVENT, THE IMPROVEMENTS AS PROPOSED TO BE LOCATED WILL NOT INTERFERE WITH SIGHT LINES FOR VEHICULAR TRAFFIC. , I U I \ U 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 PROPOSED VARIANCES SOUGHT TAKE INTO ACCOUNT THE RECENTLY COMPLETED IMPROVEMENTS ON OLD MERIDIAN STREET AN D THE FACT THAT FURTHER ROADWAY IMPROVEMENTS INCREASING STREET WIDTH IN THE FUTURE ARE EXTREMELY UNLIKELY FURTHER, THE REAL ESTATE IS SO SITUATED THAT THE PROPOSED VARIANCE IN SETBACK REQUIREMENTS WOULD NOT IMPACT ANY ADJACENT PROPERTY, J J 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: u OFTHE SIZE, CONFIGURATION, LOCATION AND DIMENSIONS OFTHE SITE, i I U I I LJ J DECISION u IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. 08030012V 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 April 2008 , u CHAIRPERSON, Carmel/Clay Board of Zoning Appeals J SECRETARY, Carmel/Clay Board of Zoning Appeals J Conditions of the Board are listed on the back. (Petitioner or his. representative to sign). J , U Page 8 of 8 - z:\shared'lforms\8ZA .applici3tians\ De....elopment Standards VarJance Application rev. 01/1112008 J J , \ Li STATEMENT OF VARIANCE J DOCKET NOS. 08030010V, 08030011 V, 08030012V U Petitioners and Staff of the department of Community Services have agreed that three (3) development standards variances are required to pennit the redevelopment of the real estate U proposed by Petitioner, as follows: J 1. 20g.05.04(a)(3) allows for retail use not to exceed 50% of any building. The proposed buildings will include retail uses that will occupy more than 50% of the building space. u 2. 20g.05.04(b )(2)(a) requires a minimum building height of 28 feet and a minimum ofN'o occupiable floors. The proposed Stout Shoes building is 25.2 feet in height and a portion of the Stout building two is 25.4 feet in height. Botb buildings will have only one occupiable floor, and , i U : I U ., .J. 20g.05.04(b)(2) requires a minimum 10 foot building set back. Both buildings encroach upon the minimum building set back requirement from recommended street right of way width proposed under the "20 year thoroughfare plan, resolution no. Cc-l 0~01-0 1-08" (existing 100 foot right of way, recommended minimum 120 foot right of way) u , I U -... ~ I U ) J - .. I i u J , , " I LJ J 1 u 185i40-1 (ll176-0001) j I I U u STATEMENT OF SUPPORT u DOCKET NOS. 0803001 OV. 08030011 V. 08030012V u The proposed development for which variances are sought will permit the relocation of Stout Shoes to new facilities and will replace the existing store where Stouts has been located since 1986, occupying a building \\I"hich was formerly a Hardee's (Burger Chief) restaurant and which will be demolished as a part of redevelopment. In addition, redevelopment will result in the opening of a New Balance Shoe and apparel store in the same (North Building) where Stout Shoes will be relocated. u I I U u i 1 U U The existing building is old, antiquated, only marginally suited for retail uses, and is not a good use of the Real Estate. Because of the configuration, location, size and other characteristics ofthe site, and estimated redevelopment and related costs, only one occupiable floor is reasonably feasible. U I ' U The variance respecting height will permit reasonable architectural license and a valiation in roof height. u The proposed setback variance recognizes the unlikely event the roadway in this area will be widened at any future time, recognizing the recent changes and road"way improvements which have occurred at the intersection of Main Street and Old Meridian Street. '11 U ~ ~) I I U . I U , "' U u ,- . 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