HomeMy WebLinkAboutPacket 05-19-08
CITY OF CARMEL - CLAY TOWNSHIP
HAMILTON COUNTY, INDIANA
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CARMEL BOARD OF ZONING APPEALS
May 19,2008
INFORMATION BOOKLET
Docket No. 08030010V
Docket No. 08030011V
Docket No. 08030012V
Docket No. 08050001 V
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
Michae.J C. Cook, Esq.
Wooden & McLaughlin LLP
One Indiana Square
Indianapolis, Indiana 46204
TABLE OF CONTENTS
TAB
Findings of Fact .......... ......... .......................... ........... ......................... ......... .................. ................. 1
(Ballot Sheets)
Findings of Fact - Docket No. 0803001 OV ................................ ........... ................ .......................... 2
(Question Sheet)
Findings of Fact - Docket No. 08030011 V ............................. ...................................... ................. 3
(Question Sheet)
Findings of Fact - Docket No. 08030012V .................................................................................... 4
(Question Sheet)
Findings of Fact - Docket No. 08050001 V ....................................................................................5
(Question Sheet)
Statement of Variance ............ ............................ ...................................... ...................................... 6
Statenlcnt of Support............................................................ ............................................... ........... 7
Plans... .............. .. ........ .. .............. .... ... .. .. .... . .. ... .. .............................. .. .. .. ......... ......... ....... ..... .. .. ... .. .., 8
2l)OW~-1 (11276-000 I)
CARMELlCLA YADVISORY BOARD OF ZONING APPEALS
Cannel, Indiana
Docket No.:
Petitioner:
08030010V
OLD MERI DIAN & MAl N PROPERTIES, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS
DAY OF
,20 08
Board Member
Page 7 of 8 - z:\Shared\formsIEZA applicationsl Development Standards Variance Application rev. 01/11/2008
CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
08030011V
OLD MERIDIAN & MAIN PROPERTIES, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS
DAY OF
,20 08
Board Member
Page 7 of 8 - Z:\Shared\forms\BZ", application.' Development Standards Variance Application rev 01111/2008
CARMELlCLAY ADVISORY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
08030012V
OLD MERIDIAN & MAIN PROPERTIES, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
,20 08
DATED THIS
DAY OF
Board Member
Page 7 of 8 - !:\sharedltorms\BZA applications\ Development Standards Variance ,"pplicalion rev. 01/11/2008
CARMEL/CLAY ADVISORY BOARD OFZONING APPEALS
Carmel, Indiana
Docket No.:
Petitioner:
08050001 V
OLD MERIDIAN & MAIN PROPERTIES, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS
DAY OF
May
,20 08
Board Member
Page 7 of 8 ~ z:\sbmedlfo,ms\8ZA applications\ Development Standards Varia"ce Application rev, 01/1112008
CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
08030010 V
Petitioner:
OLD MERIDIAN & MAIN PROPERTIES, LLC
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 DEVELOPMENT STANDARDS HAVING MINIMUM IMPACT UPON HEALTH, SAFETY AND
GENERAL WELFARE.
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 RETAI.L 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.
3. The strict application ofthe terms of the Zoning Ordinance to the property will result in practical difficulties in the
use of the property because:
OF THE LIMITATIONS IMPOSED UPON REDEVELOPMENT BASED UPON THE SIZE, LOCATION AND DIMENSIONS OFTHE
SITE.
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. 08030010 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
,2008
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).
Page 8 of 8 - z:\sharedUorms\BZA applications' Development Standards Variance Application fi!'V, Oi/11t2008
CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
08030011 V
Petitioner:
OLD MERIDIAN & MAIN PROPERTIES, LLC
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.
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.
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:
IF STRICTLY APPLIED, DIFFICULTIES WILL RESULT IN REDEVELOPMENT OF THE PROPERTY BASED UPON THE
LOCATION, SIZE AND CONFIGURATION OF THE REAL ESTATE AND THE NEEDTO DEVELOP IN A WAY WHICH IS
GENERALLY CONSISTENT WITH THE SPIRIT AND INTENT OF THE OLD MERIDIAN DISTRICT ZONE REQU IREMENTS.
DECISION
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
,2008
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).
Page 8 of 8 - z:\share<fIIorms\BZJlapplicationSl Development Standards Variance Application rev. 01111/200e
CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
08030012 V
Petitioner:
OLD MERIDIAN & MAIN PROPERTIES, LLC
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 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.
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 AND 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,
3. The strict application ofthe terms of the Zoning Ordinance to the property will result in practical difficulties in the
use of the property because:
OF THE SIZE, CONFIGURATION, LOCATION AND DIMENSIONS OFTHE SITE,
DECISION
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
2008
,
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).
Page 8 of 8- z:lsharectlforms\SZA applicatlons\ Development Standards Variance Application rev" 0111 1/2008
CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
08050001 V
Petitioner:
OLD MERIDIAN & MAIN PROPERTIES, LLC
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.
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 OF THE OLD MERIDIAN DISTRICT ZONE REQUIREMENTS, NOR IN A MANNER WHICH WOULD
ADVERSELY AFFECT THE ADJACENT AREA IN ANY RESPECT.
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:
IF STRICTLY APPLIED, DIFFICUL TIESWILL RESULT IN REDEVELOPMENT OF THE PROPERTY BASED UPON THE SIZE
AND CONFIGURATION OFTHE REAL ESTATE AND THE NEED TO DEVELOP IN A WAY WHICH IS GENERALLY
CONSISTENT WITH THE SPIRIT AND INTENT OFTHE OLD MERIDIAN DISTRICT ZONE REQUIREMENTS
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. 08050001 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 th is
day of
May
,2008
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).
Page 8 of 8 - ;nShared\ronns,BZA appllcations\ Develcpment Stand:ards Variance fi"pplication rev. 01/11i2008
STATEMENT O}-' V ARlANCE
DOCKET NOS. 08030010V, 08030011 V, 08030012V, 08050001 V
Petitioners and Staff ofthe department of Community Services have agreed that four (4)
development standards variances are required to permit the redevelopment of the real estate
proposed by Petitioner, as follows:
1. 20g.05.04(a)(3) al10ws for retail use not to exceed 50% of any building. Stout
Building Two will include retail use that will occupy more than 50% of the
building space.
2. 20g.05.04(b)(2)(a) requires a minimum building height of28 feet and a
minimum of two occupiable floors. A portion of the proposed Stout Building
Two is twenty-five (25) feet in height and will have only one occupiable floor.
3. 20g.05.04(b)(2) requires a minimum 10 foot building set back. Both buildings
encroach upon the minimum building set back requirement fTom 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).
4. 20G.04.01(A) requires all buildings to be sited in a manner consistent with the
adopted il1ustrative plan. The proposed buildings wil1 not be sited in a manner
consistent with the adopted illustrative plan.
290623-1 (] In6-0001)
ST ATEMENT OF SUPPORT
DOCKET NOS. 08030010V. 08030011V. 08030012V. and 08050001V
The proposed development for which variances are sought will pennit the relocation of Stout
Shoes to new facilities and will replace the existing store where Stouts has been located since
1986, occupying a building which 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.
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 of the site, and estimated
redevelopment and related costs, only one occupiable floor is reasonably feasible for one of the
buildings, Stout Building Two.
The variance respecting height will permit reasonable architectural license and a variation in roof
height.
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 roadway improvements which
have occurred at the intersection of Main Street and Old Meridian Street.
290639-1 (11276-0001)
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WOODEN & McLAUGHLIN LLP
A1torneys Al Law
Judy fV Pearson
jpearson@woodmclaw,com
May 9, 2008
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RECENEO
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\A~' .- .J ,
DOCS
Christine Barton-Holmes
Planning AdmlI1istrator
Depmiment of Community Services
City of Camlel
One Civic Square
Camlel, Indiana 46032
Re: Stout Shoes Building
Docket Nos. 08030010V; 08030011V; 080300l2V, and 080S000lV
Location: 13100-13155 Old Meridian Street
Petitioner: Old Meridian & Main Street Properties, LLC
Dear Ms. Barton-Holmes:
Deli vered herewith are nine Infomlation Packets required for the May 19th Board of
Zoning Hearing for Docket Nos. 08030010V, 08030011 V, 08030012V, and 08050001 V.
Included in the Information Packet for each docket is the Findings of Fact Ballot Sheet, the
Findings of Fact Questions Sheet, the Statement of Variance, the Statement of Support, and
Plans. Also included is a check to cover Docket No. 08050001 V's filing fee.
Sincerely,
ztw~Il-P~~
Secretary to Michael C. Cook
Enclosures
290652.1 (72S5-0QOI)
2] I North Pennsylvania
One Indiana Square, Suite I !500, Indianapolis, IN 46204-4208
Phone:(317) 639.6]51 Fax:(317) 639-6444
www.woodmclaw_com