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HomeMy WebLinkAboutPacket 05-19-08 CITY OF CARMEL - CLAY TOWNSHIP HAMILTON COUNTY, INDIANA ~ ~tCt.\\Sl ~~'( - 9 LfJ\J~ noes 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) -$- :II ~ ~ "'tJ ~ " . ~~ ~i~UJ !' ~i~i:ii:! ~I~ l~ijl ~idi~~;i <.h,~ II' U'jdil~ , ~I 'i I' r------------------------------------~~--------------------~-------~-----------------I J I 1 I : ~ : : II II : : II II : : II II : : II : L_ II II ---' II II ~_r..,.,..J~"'-, II " ct!l;v " ~ I,' II L~~~p~~~~ II II II II II II II II II (6.. : ,.-.,t l::__:_:_____~______~j '11"-;1' i w'~J' ""oJ" un ~~~bl'>1 )> ! ~ ~ ~ ~ ~~~.~ :.....J.. ~ ~ 9 !! i L . ~ NEW REf All/OFFICE DEVELOPMENT R ~ ~ I :it Ii STOUT SHOES BUILDING IJ$T ~ OLD1"EI':IVIAN CARMEl.. fI.lD1AHA CONSTRUCTION PLANNING AND MANAGEMENT, INC. ~ 4. i ~~~ ~ ~;r~ ..",'''''"......, I!ti~:i~ ~ e- ([j n -- '--' n II 2 II II II K fH rF-------J 11-==============41 ~ 8 ,----- g :j lb----'l1 IF-----~ 4 z: ---, F==========ji ,----- ~ 0 II g II II ~ II .." ~ U :z III --"--- I ~ -- -- -- -<- ===.d , il II I ~C"J~' r U n NEW RETAIL/OFFICE DEVELOPMENT c>~ "U !. 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Iw~q WOODEN & McLAUGHLIN LLP A1torneys Al Law Judy fV Pearson jpearson@woodmclaw,com May 9, 2008 ~ RECENEO cr' " Cl II, \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