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CITY OF CARMEL - CLAY TOWNSHIP
HAMILTON COUNTY, INDIANA
CARMEL BOARD OF ZONING APPEALS
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JUNE 23, 2008
INFORMATION BOOKLET
Docket No. 08030010V
Docket No. 08030011 V
Docket No. 08030012V
Docket No. 08050001 V
Docket No. 08050035V
STOUT SHOES BUILDING AND STOUT BUILDING TWO
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Development Standards Variance Request
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Location: 13100 - 13155 Old Meridian Street, Carmel, Indiana
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Petitioner: Old Meridian & Main Street Properties, LLC
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Michael C. Cook, Esq.
Wooden & McLaughlin LLP
One Indiana Square
Indianapolis, Indiana 46204
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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. 080300 12V .............................. ...................................................... 4
(Question Sheet)
Findings of Fact - Docket No. 08050001 V .................................................................................... 5
(Question Sheet)
Findings of Fact - Docket No. 08050035V ....................................................................................6
(Question Sheet)
Statelnent of Variance .................................................................................... ................................ 7
Statement of Support ...... ......... ................. ................................. ......... ............................................ 8
P I an s . .. .. .. .. .. . .. ... .. .. .. .. . .. .. .. .. .. . . .. . . . .. . .. . . .. . .. . .. .. .. . .. .. ... . . .. . . .. .. .. .. . .... .. .. .. . .. . .. . .. .. . .. . .. .. .. .. .. .. .. - .. .. . .. .. .. . .. .. ... 9
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CARMEUCLAY 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
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DAY OF
Board Member
Page 7 of 8 - z:\sharedl!or01sIBZA applicationSI Development StandarQS variance Aopllcation rev, 01!111200e
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
Carmel, Indiana
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Docket No.:
08030011 V
Petitioner:
OLD MERIDIAN & MAl N PROPERTIES, LLC
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FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet)
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,20 08
DATED THIS
DAY OF
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Board Member
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Page 7 of 8- z:\shared\Farms\BZA CIIJplicatiol1sI. Develo[lrll~nt Smndards Variance Application rev 01!1'U200-B
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CARMEUCLA Y 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.
DATED THIS
DAY OF
,20 08
Board Member
Page 7 of 8 - r\c::hared\fmm5'EZA appllca~ionsi Development St2nd2rds Variance Applf(;atior1 rev, D1/1 112008
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
Cannel, Indiana
Docket No..
08050001 V
Petitioner:
OLD MERIDIAN & MAIN PROPERTIES, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Baliot Sheetj
1
2.
3.
DATED THIS
,20 08
DAY OF
Board Member
Page. 7 of 8 ~ z:\shared\fmms\RZA applic::ations\ Development Standards Variance ApplicatiDn rev.01/11/200B
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CARMEL/CLA Y ADVISORY BOARD OF ZONING APPEALS
Carmel, Indiana
Docket No.:
08050035 V
Petitioner:
OLD MERIDIAN & MAIN PROPERTIES, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE iBaliot Sheetl
1.
2.
3.
DATED THIS
DAY OF
20 08
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Board Member
Page 7 of 8-z:\Shared\forms\BZA applications\ Development S-;:;:mdards Variance Applkation rev, 01,'11/'2008
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CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No_:
08030010 V
Petitioner:
OLD MERIDIAN & MAIN PROPERTIES, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
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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.
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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.
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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:
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OF THE LIMITATIONS IMPOSED UPON REDEVELOPMENT BASED UPON THE SIZE, LOCATION AND DIMENSIONS OF THE
SITE
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DECISION
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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
day of
April
,2008
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Adopted this
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CHAIRPERSON, Carmel/Clay Board of Zoning Appeals
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SECRETARY, Carmel/Clay Board of Zonin g Appeals
Conditions of the Board are listed on the back_ (Petitioner or his representative to sign)
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Page 8 of 8 _Z:\Shared\fOfms\8ZA 3DplicatlCn:s\ Development S-rn;ldmd'S 'lJarianc.e AppHc3tion rev, 01 J", 1.':2008
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
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Docket No.:
08030011 V
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Petitioner:
OLD MERIDIAN & MAIN PROPERTIES, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
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1.
The approvoJ 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.
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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:
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IF STRICTLY APPLIED, DIFFICULTIES WILL RESULT IN REDEVELOPMENT OF THE PROPERTY BASED UPON THE
LOCATION, SIZE AND CONFIGURATION OFTHE REAL ESTATE ANDTHE NEED TO DEVELOP IN A WAY WHICH IS
GENERALLY CONSISTENT WITH THE SPIRIT AND INTENT OF THE OLD MERIDIAN DISTRICT ZONE REQUIREMENTS.
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DECISION
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IT IS THEREFORE the decision of the CarmelfClay 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
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Adopted this
day of
April
,2008
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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).
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Page 8 of 8 _ z:\sh.ared\fOrms'\8ZA appl!catioils\ Developm~nt StanDard.S Variance Application nhf D~/11i2008
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
08030012 V
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Petitioner:
OLD MER1DIAN & MAIN PROPERTIES, LLC
FINDINGS OF FACT. DEVELOPMENT STANDARDS VARIANCE
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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.
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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.
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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:
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OF THE SIZE, CONFIGURATION, LOCATION AND DIMENSIONS OFTHE SITE.
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DECISION
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IT IS THEREFORE the decision of the CarmelfClay 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
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day of
April
,2008
Adopted this
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CHAI RPERSON, Carmel/Clay Board of Zoning Appeals
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SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
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Page S. of 8- z:~\shared\forms\6ZA :applications' Development Standards Variance Applic~3tion rev. C'i/i 1/2DO~
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CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
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Docket No.:
08050001 V
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Petitioner:
OLD MERIDIAN & MAIN PROPERTIES, LLC
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
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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.
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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 MER IDIAN DISTRICT ZONE REQUIREMENTS, NOR IN A MANNER WHICH WOULD
ADVERSELY AFFECT THE ADJACENT AREA IN ANY RESPECT
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3.
The strict application of the terms ofthe Zoning Ordinance to the property will result in practical difficulties in the
use of the property because:
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IF STRICTLY APPLIED, DIFFICULTIES WILL RESULT IN REDEVELOPMENT OF THE PROPERTY BASED UPON THE 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 REQUIREMENTS.
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DECISION
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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
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Adopted this
day of
,2008
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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).
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Page 8 of 8~ 2:\shaced\forms\SZ,A, applications', Developlllelltstandafds V~:Hiance Application rev. 0,111/2008
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CARMEUCLAY ADVISORY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
08050035 V
OLD MERIDIAN & MAIN PROPERTIES, LLC
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Petitioner:
FINDINGSOF FACT - DEVELOPMENT STANDARDS VARIANCE
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The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the
community because:
THE VARIANCES SOUGHT INVOLVE DEVELOPMENT STANDARDS HAVING MINIMUM IMPACT UPON HEALTH, SAFETY AND
GENER.AL WELFfI.RE, AND THE PROPOSED IMPROVEMENTS AS PROPOSED TO BE LOCATED WILL NOT INTERFERE VVTIH
SIGHT LINES FOR VEHICULAR TRAFFIC.
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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 VARIANCES SOUGHT REPRESENT MINOR DEVIATIONS FROM APPLICABLE DEVELOPMENT STANDARDS AND ARE
NEEDED, IN PART, TO PERMIT DEVELOPMENT OF THE REAL ESTATE IN A MANNER GENERALLY CONSISTENT WITH THE
INTENT AND PURPOSE OFTHE OLD MERIDIAN DISTRICT ZONE REQUIREMENTS, TAKING INTO ACCOUNT THE SIZE AND
DIMENSIONS OF THE SITE.
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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:
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IF STRICTLY APPLIED DIFFICULTIES WILL RESULT BASED UPON SIZE AND DIMENSIONS OF THE SITE AND THE NEED
TO DEVELOP IN A WAY WHICH IS GENERAllY CONSISTENT WITH THE INTENT AND PURPOSE OF THE OLD MERIDIAN
DISTRICT ZONE REQUIREMENTS
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DECISION
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IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance
Docket No. 0803001OV. 08030011V, 08030012'1, OB0500DW and DBOSOODSV is granted, subject to any conditions stated in the minutes of this
Board which are incorporated herein by reference and made a part hereof
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Adopted this
day of
,2008
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CHAIRPERSON, Carmel/Clay Board of Zoning .Appeals
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SECRETARY, Carmel/Clay Board of Zoning Appeals
Conditions of the Board are listed on the back. (Petitioner or his representative to sign).
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Pag e 8 of 8 _ z:\shared\torms\S2.t:., Bpplication~;'.. Devel{)pmen~ Stam:iarjs V.a riancE' ApplicatiDn rev au' 1/2008
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STATEMENT OF VARIANCE
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DOCKET NOS. 08030010V, 08030011V. 08030012V. 080S0001V and 08050035V
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petitioners and Staff of the department of Community Services have agreed that five (5)
development standards variances are required to permit the redevelopment of the real estate
proposed by Petitioner, as follows:
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1. 20g.05.04(a)(3) allows 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 ofthe proposed Stout Building
Two is twenty-five (25) feet in height and will have only one occupiable floor.
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3. 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 0-0 1-0 1-08" (existing 100 foot right of way, recommended
minimum 120 foot right of way).
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4. 20G.04.01(A) requires all buildings to be sited in a mamler consistent with the
adopted illustrative plan. The proposed buildings will not be sited in a manner
consistent with the adopted illustrative plan.
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5. 20G.04.01(A) requires all buildings to occupy a minimum of70% of the site's
road frontage. The proposed buildings will occupy less than 70% of the road
frontage.
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2!J3356-1 (I] 276-000 J)
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STATEMENT OF SUPPORT
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DOCKET NOS. 08030010 V, 08030011 V, 08030012 V. 08050001 V and 08050035 V
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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 which was formerly a Hardee's (Burger Chief) restaurant and which
will be demolished as a part ofredevelopment. 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.
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The existing building is old, antiquated, only marginally suited for retail uses, and is not a good
use of the Real Estate.
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Because oftbe 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.
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The variance respecting height will permit reasonable architectural license and a variation in roof
height.
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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.
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The variance respecting the deviation from the placement of buildings in accordance with the
adopted illustrative plan will allow for development of site in a manner generally consistent with
the intent and purpose of the Old Meridian District Zone and consistent with the current zoning
of the Real Estate.
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The proposed variance which will permit the buildings to occupy less than 70% of the site's road
frontage will allow an appropriate balance of improvements, green space, parking and curb cuts
in relation to the size, dimension and configuration of the site.
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2')3357-1 (II 27i,-OOO])
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