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DEVELOPMENT STANDARDS
VARIANCE APPLICATION FOR
WEST CARMEL CENTER
BLOCK "A"
(Southeast Corner of l06th Street and
Michigan Road)
Prepared by:
American Consulting, Inc.
7260 Shadeland S tation Way
Indianapolis, IN 46256
(317) 547-5580
Applicant:
Glendale Partners
320N. Meridian Street, Suite 700
Indianapolis, IN 46204
Board of Zoning Appeals
Janua 2003
~
RECFIVED
...!AN 8 2003
DOCS
Table of Contents
U
....-
1
LETTER OF
INTRODUCTION
,--
2
PETITION AND
APPLICATION
r--
u
3
PUBLIC
NOTICING/LEGAL
DESCRIPTION
....--
4
. LANDSCAPING PLAN
-
5
FINDING TIlE FACTS
u
I
&AWRVe
READY INDEX'''' INDEXING SYSTEM
January 6, 2003
To: Members ofthe Carmel I Clay Township Board of Zoning Appeals
Re: Wendy's at West Carmel Center (Block A)
Docket No. V-207-02
On January 27th, 2003, Glendale Partners will present Applications for aDevelopmental
Standards Variances to the Board of Zoning Appeals for the following items:
Docket V -207 -02: Requesting that the foundation plantings along the rear of the building be
converted to trees (at ratio of 3 shrubs equals on tree) and move to t11e grass area between
Commerce Drive and the rear access drive.
The proposed commercial development is generally described in the enclosed petitions,
applications, plans and drawings, and is more completely described in the plans on file with the
Depa11ment of Conummity Services.
Thank you for your consideration of these matters. We look forward to presenting this project to
you on January 27,2003.
d:\documents\my documents\carmellblock a bzaletter.doc
CITY OF CARMEL AND CLAY TOWNSHIP
BOARD OF ZONING APPEALS
APPLICATION FOR A DEVELOPMENTAL STA~1JARDS VARIANCE -- INSTRUCTION SHEET
1. Allow plenty of time for the Department of Community Serv'ices (DOCS) staff review and Board of Zoning Appeals
(BZA) approval Process (approximately 45-60 days). Discuss proposed Use Variance with the DOCS staff (please call
for an appointment; 571-2417, Third Floor, Carmel City Hall, 1 Civic Square, Carmel).
2. INFORMATION NEEDED for formal DOCS staff andBZA review:
a. Need the original and one copy of the completed variance application (available froro the Office of
DOCS), with legal descriptian(s) anached.
b. Need two (2) copies of location map showing location of site in question, zoning, find existing land use
of all adjacent properties.
c. Need two (2)'copies'of all p~ans drawn to scale with all dimensions and depicting all existing and .
proposed structures, elevations, landscaping, drainage, lighting, signage, and any other supporting
documentation to fully understand the proposal. .
d. Need hvo (2) copies (one w.ith each application form) of adjacent property owners certified by the
Hamilton County Auditors Office.
3. The above referenced information must be submitted to the DOCS at least forty-five (45) days prior to hearing date.
Within ten (10) days, the application will be reviewed by staff and a letter outlining the deficiencies will be mailed to the
petitioner or a docket number will be assigned (a docket number. will Dot be assigned until all deficiencies are
addressed) .
4. After fmal review the petitioner will need to pay the required filling fee at which time the docket number will be
released.
5. At this time, the Notice of Public Hearing must be mailed to all adjacent property owners and published in the
NoblesvilleLed2'er a MANDATORY twenty-five (25) days prior to the public hearing date.
6. At. least ten (10) days prior to the hearing, the petitioner must submit their proof of publications, proof of adjacent
property owners notice, a completed Petitioner's Affidavit of Notice of Public Hearing, and the Board member's packets
to the DOCS (a minimum of seven packets are needed),
The following is the order and list of items that should be included in the each Board Member's packet:
l-Finding of Facts (ballot sheet)
2-Finding of Facts (question sheet)
3-Statement of Use Variance
4-Statement of Support
5-Location Map
6-Reductions of all plans (site, drainage, landscaping, signage, lighting,
etc. . .) and elevations
7. The property owner, property owner's Attorney, or someon~ with the property owner's Power of Attorney must be
present at Lie Carmel/Clay Board of.Zoning Appeals Public Hearing.
8. A presentation must be given at the public hearing. This should include some'type of display or exhibit, an overhead
transparency projector and.laser pointer will be available the night of the hearing.
9. Generally, variance applications are, acted upon by the Board ill one meeting. However, the Bo~rd at its discretion at
any time may table an item.
10. The Board of Zoning Appeals meets the fourth Mpnday of each month at 7:00 p.m~ in the City Council Chambers, 2nd
floor of City Hall, 1 Civic Square, Carmel, Indiana.
s: \forms\inslrdev .std
Revised 07/14/97
CITY OF CARMEL - CLAY TOWNSHIP
HAMILTON COUNTY, INDIANA
APPLICATION FOR BOARD OF ZONING APPEALS ACTION
DEVELOPMENTAL STANDARDS VARIANCE REQUEST
FEE: $630.00 for the first plus $70.00 for each additional section of the ordinance being varied.
DOCKET NO.
DATE RECEIVED:
1) Applicant: Kevin McKasson, Glendale Partners
Address: 320 N. Meridian Street, Ste 700, Indpls. IN 46204
2)
Project Name: West Carmel Center Block A
Phone: 294-9600
Engineer/Architect: Ampri '-an Conc;lllti ng, T nc:
Phone: 547-5580
Attorney:
Phone:
3) Applicant's Status: (Check the appropriate response)
XX
(a) The applicant's name is on the deed to the property
(b) The applicant is the contract purchaser of the property
(e) Other:
4) If Item 3) (c) is checked, please complete the following:
Owner of the property involved: Gl enda 1 e Partners of West Carmel Center Shoppes, llC
Owner's address: 320 N. Meridian Street, Suite 700
Phone: 294-9600
5) Record of Ownership:
Deed Book No./lnstrument No. Ins tr _ If 199909958215
Page:
Purchase date:
6)
Common address of the property involved:
4335 W. 106th Street
Legal description:
Tax Map Parcel No.:
7)
State explanation of requested Developmental Standards Variance: (State what you want to do and cite the section
oumber(s) of the Carmel/Clay Zoning Ordinance which applies and/or creates the need for this request).
Tne petltloner requests a variance to amend provisions which relates to the US 421
Michigan Road Overlay Zone, Section 23C.10.2 {2J, Foundation Plantinqs..The petitior
requests that the foundation p1antings along the .rear of the building b~ converted
to trees (~t a ratio of 3 scrubs ~quals onetree) and moved to the qrass area between
Commerce Drive and the rear access drive.
Paae 1 af B -- Developmental Standards Variance A"plication
S
~O~\~~C/;;>
8) State reasons supporting the Developmental Standards Variance: (Additionally, complete the attached question
"sheet ~ntitled "Fin.dings of Fact-Developmental Standards Variance"), . '
The slte was lnaavertantly constructed wlth no plantlng areas located aloog the rear
of the building. Given the screening benilfit associated with those foundation planti
can no longer be realized, it is proposed that alternate, more comprehenslve
screening be provided to mitigate absense of foundation plantings on the east side
of the ex~sting building.
9) Present zoning of the property (give exact classification): B-3
10)
Size of lot/parcel in question:
3.673
acres
1l) Present use of the property: Retai i!Conunerci a 1 Stri p Center
12) Describe the proposed use of the property: Commerci a 1
13) Is the property: Owner occupied
Renter occupied X
Other
14) Are there any restrictions, laws, covenants, variances, special uses, or appeals filed in connection with th is
property that would relate or affect its use for the specific purpose of this application? If yes, give date and docket
number, decision rendered and pertinent explanation.
SU-49-99 & V-50-99
15) Has work for which this application is being filed already started? If answer is yes, give details:
Building Permit Number: 1291.99 Issued 11/16{99 Note Constructi on is camp 1 ete
Builder: Sull i van Constructi on
16) If proposed appeal is granted, when will the work commence?
Sori nq 2003
17) If the proposed variance is granted, who will operate and/or use the proposed improvement for which this
application has been filed?
Glendale Partners
NOTE:
LEGAL NOTICE shall be published in the Noblesville Dailv Led~er a MANDATORY twenty-five (25) days prior to
the publle hearing date. The certified "Proof of Publication" affidavit for the newspaper must be available for inspection the
night of the hearing.
LEGAL NOTICE to all adjoining and abutting property owners is also MANDATORY, two methods of notice are
recommended:
1) CERTIFIED MAIL - RETURN RECEIPT REQUESTED sent to adjoining property owners. (The white receipt
should be stamped by the Post Office at least twenty-five (25) days prior to the public hearing date.)
P"oe 2 018 - Develoomental Standards Variance Application
** See attached sheets
2) HAND DELIVERED to adjoining and abutting property owners (A receipt signed by the adjoining and abutting
property owner acknowledging the twenty-five (25) day notice should be kept for verification that the notice was
completed)
REALIZE THE BURDEN OF PROOF FOR ALL NOTICES IS THE RESPONSIBILITY OF THE APPLICANT. AGAIN, THIS
TASK MUST BE COMPLETED AT LEAST TWENTY-FIVE (25) DAYS PRIOR TO PUBLIC HEARING DATE.
The applicant understands that docket numbers will not be assiqned until all supportinq information has been
submitted to the Department of Community Services.
The applicant certifies by signing this application that he/she has been advised that all representations of the
Department of Community Services are advisory only and that the applicant should rely on appropriate subdivision and
zoning ordinance and/or the legal advice of his/her attorney.
I,
. Auditor of Hamilton County, Indiana, certify that the attached
(Please Print) . . ..
affidavit is a true and complete listing of the adjOIning and adjacent property owners-of the property described herewith: ...
OWNER
ADDRESS
Auditor of Hamilton County, Indiaria--Signature
Date
Pope 3 of 8 u Developmental Standards Variance Applicotion
AFFIDAVIT
I, hereby swear that 1 am the owner/contract purchaser of property involved in this application and that the foregoing
signatures, statements and answers herein contained and the information herewith submitted are in all respects true and
correct to the bestof my knowledge and belief. I, the undersigned, authorize the applicant to act on my behalf with regard
to this application and subsequent hearings and testimony.
Signed #uim mWuJm
(Property Owner, Attorney, or Power of Attorney) Date
J) .
i'\eV ill
(Please Print)
(J7Ckc, 5 s (') n
,
STATE OF INDIANA
S8:
County of
rt\ (,,It \ t.;f-...-..-,
tCounty in which notarization takes place)
~n[( "",---
\ (Notary Public's county of residence)
Before me the undersigned, a Notary Public
for
County, State of Indiana, personally appeared
and acknowledge the execution of the foregoing instrument this
~.)
day Of~(,W((tXlJ
,200[;)
"OFFICIAL SEAV'
MICI-!AEL B JEIT
Notary Public, State of Indiana
MyCommis:iion ExpirGsApr 17, Z009
(SEAL)
~e1:ir e\~e,~9
I:':t:lon= d "r A. u np.\lpl.nnmpn!~t sr~nrl;:trrlc. \~::Jrt::1nrA .An-nlir.atlr,n
PETITIONER'S AFFIDAVIT OF NOTICE OF PUBLIC HEARING
CARMEL/CLAY BOARD OF ZONING APPEALS
I (WE) Ameri can Consul ti nq. I nc. (Mi chae 1 Jett) DO HEREBY CERTIFY THAT NOTICE OF
(petitioner's Name)
PUBLIC HEARING BEFORE THE CARMEL/CLAY BOARD OF ZONING APPEALS CONSIDERING Docket Number
~-~Dl-D~
, was registered and mailed at least twenty-five (25) days prior to the date of the public
hearing to the below listed adjacent property owners:
OWNER . .-
ADDRESS.
See attached Sheet
STATE OF INDIANA
ss:
County of
(County in which notarization takes place)
The undersigned, having been duly sworn u 0 0 t says that the above information is true and correct and he
is informed and believes,
for t\ C'-'\f\(\C.~0 -~
(Notary Public's county of residence)
\ D Q...-\-+
County, State of Indiana, personally appeared
and acknowledge the execution of the foregoing instrument this
( erty Owner, Attorney, or Power of Attorney)
f.o~ day of '~\X){'i
(SEAL)
.200~
\?(~~~~O\~ . ~\b
Notary Public--Signature
~~\~~(\C-,'- \\\. S~~ \tT~
Notary PUblic--Rlea:\ p~t\
My commission expires: A. \\.(" ,Dr.
Page G 01 a .. Developmental Standards Variance Application
'!!AMIl:. TON COUNTY AUDITOR
I, ROBIN MILLS, AUDITOR OF HAMILTON COUNTY, INDIANA,
CERTIFY MY OFFICE HAS SEARCHED OUR RECORDS AND BASED ON THAT SEARCH, IT APPEARS THAT THE PROPERTY OWNERS IN
EXHIBIT A ATTACHED HERETO ARE THE PROPERTY OWNERS THAT ARE TVVO PROPERTIES OR 660' FROM THE REAL ESTATE MARKED
AS SUBJECT PROPERTY.
THIS DOCUMENT DOES NOT CERTIFY THAT THE ATTACHED LIST OF PROPERTY OWNERS IS ACCURATE OR INCLUDES ALL PROPERTY
OWNERS ENTITLED TO NOTICE PURSUANT TO LOCAL ORDINANCE. ANY PERSON SEEKI NG A MORE ACCURATE SEARCH OF THE REAL
ESTATE RECORDS OF THE COUNTY SHOULD SEEK THE OPINION OF A TITLE INSURANCE COMPANY
ROBIN MillS, HAMILTON COUNTY AUDITOR
DA TED:
'~~~1V~
JZ.-Ob--OZr
Friday, December 06, 2002
Page 1 ot 1
, '" HAMIL TON COUNTY NOllFICA lION USf
PREPARED BY THE HAMILTON COUNTY AUDITORS OffiCE. DIVISION OF T AX MAPPING
USTED BROW ARE SUBJECT PROPERTIES ( SUBJECT MARKm IN VmOWJ
SUBJECT
17 13-07-00-12-002-000
.' :~
Glendale Partners Of West Carmel Shop pes LLC
320 Meridian St N Ste 700
Indianapolis
IN
46204
c.. HAMilTON COUNTY NOTIFICATION LIST
PREPARED BY THE HAMIlTON COUNTY AUDITORS OffiCl DIVISION OF TAX MAPPING
PLEASE NOTIfY THE FOLLOWING PERSONS
17 13-06-00-00-028-000
Glendale Partners Of Weston Shoppes LLC 422% Etal
930 66th St E
Indianapolis IN 46220
'17 13-06-00-00-028-001
Mundy Realty Inc
9800 Crosspoint BLVD
Indianapolis IN 46256
17 13-06-00-00-028-004
Donatos Pizza Realty Lie
:f. 1 Easton Oval Ste 200
COLUMBUS OH 43219
17 13 -06-00-00-029-000
;:. Pearson Realty Lie
,
10650 Michigan Rd N
Zionsville IN 46077
17 13-06-00-02-001-000
Weston Place Homeowners Assoc Ine
POBox 873
Carmel IN 46082
17 13-06-00-03-046-000
Weston Place Homeowners Assac Inc
POBox 873
Carmel IN 46082
17 13-06-00-03-047-000
Polly A Armer
1 0688 Morristown Cl
^~
CARMEL IN 46032
17 13-06-00-03-048-000
Townsend, Bradford 0 & Kimberly A
10680 Morristown CT
Carmel IN 46032
17 13-07-00-00-002-004
Frederick Carl Wurster Trustee
8463 Castlewood Dr
Indianapolis
IN
46250
17 13-07-00.00-014-000
421 Realty Company Inc 55% & Fred C Wurster Trstee 45%
50 Meridian St S #700
Indianapolis
IN
46204
17 13-07-00-00-014-000
421 Realty Company Inc 55% & Fred C Wurster Trstee 45%
50 Meridian 8t S #700
Indianapolis
IN
46204
17 13-07-00-00-016-001
Teeter, Jeffrey Jay & Jane Ellen Teeter
4281 106th St W
Carmel
IN
46032
17 13-07-00-01-001-000
Lexington Limited Liability Co
3925 River Crossing Pkwy Ste 200
Indianapolis IN 46240
17 13-07-00-01-013-000
Gerald S & Wanda K Montgomery Trustees
POBox615
Zionsville
IN
17 13-07-00-01-014-000
K & S Holdings LLC
2700 W MAIN 8T
GREENFIELD
IN
46140
17 13-07-00-06-008-000
Barry E & Diane N Turvy
3930 Carwinion Way
Carmel
IN
46032
17 13-07-00-12-001-000
Glendale Partners West Carmel Outlots LLC
300 Wilmont Rd
DEERFIELD
IL
60015
11 ~3-07-00-12-001-001
UKAN HLC I LLC
5511 82nd 51 E Ste C
INDIANAPOLIS
17 13-07-00-12-00'1-002
Trident Foods L TO
1328 Dublin Rd Ste 300
Columbus OH
IN
46250
43215
17 13-07-00-14-001-000
West 106th Properties LLC
9245 Meridian St N
INDIANAPOLIS IN
46260
17 13-07-00-14-002-000
421 Realty Company Inc 55% & Fred C Wurster Trstee 45%
50 Meridian St S #700
Indianapolis
IN
46204
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GLENDALE PTNRS OF W CARMEL BHOPPES
320MERWIAN ST N STE 700
INDIANAPOLIS IN 46204
JN20020896
PEARSON REALTY LLC
10650 MICHIGAN RD N
ZIONSVILLI:: IN 46077
IN20020896
BRADFORD D & KlMBERL V A TOW"NSEND
10680 MORRISTOWN CT
CARMEL IN 46032
1N20020896
JEFFREY JA Y & JANE ELLEN TEETER
4281106TH 81' W
CARMEL IN 46032
IN20020896
K & S HOLDINGS LLC
2700 W MAIN ST
GREENFIELD IN 46140
IN20020896
IJKAN HLC I LLC
5511 82NII ST E STE C
INDIANAPOLIS IN 46250
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MUNDY REAI~TV INC
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INDIANAPOLIS IN 46256
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WESTON PLACE HOMEOWNERS ASSOC INC
PO BOX873
CARMEL IN 46082
11'1'20020896
FREDERICK CARL WURSTER TRUSTEE
8463 CASTLE WOOD DR
Ii\'DIANAPOLIlS IN 46250
IN20020896
LEXINGTON LIMITED LIABILITY CO
3925 RIVER CROSSING PKWY BTE 200
INDIANAPOLIS IN 46240
IN20020896
BARRY E ,'Ii DIANE N TURVY
3930 CARWINION WAY
CARMEL IN 46032
IN20020896
TRIDENT FOODS LTD
1328 DUBLIN RD STF. 300
COLUMBUS OH 43215
IN20020896
DONATOS PIZZA REALTY LLC
I EASTON OVAL STE 2()0
COLUMBUS Oll 43219
IN20020896
POLLY A ARMER
10688 MORRISTOWN CT
CARMEL IN 46032
IN20020896
421 REALTV COMPANY INC 55%
FRED C WURSTER TRSTEE 45%
50 MERIDIAN ST S #700
INDIANAPOLIS IN 46204
IN20020896
GERALD S & WANDA K MONTGOMERY
PO BOX 615
ZIONSVILLE IN 46077
JN20020896
GLENDALE PTNRS W CARMEL OUTLOTS
300 WILMONT RD
DEERFIELD IL 60015
IN20020896
WEST 106'111 PROP.ERTIES LLC
9245MERlDIAN ST N
INDIANAPOLIS IN 46260
NOTICE OF PUBLIC HEARING BEFORE THE
CARMELlCLA Y BOARD OF ZONING APPEALS
Docket No. ~ QDl - D~
Notice is hereby given that the Carmel/Clay Board of Zoning Appeals meeting on the
27th day of
January
,200 3
at 7:00 pm in the City Hall Council Chambers, 1 Civic Square,
Carmel, Indiana 46032 will hold a Public Hearing upon a Developmental Standards Variance application
_to:.._amaend provisions whH;.hrelate~ to th~ US_~2J Michigan Road Overlay Zone,
(explain your request--see question numbered seven (7))
Section 23C.10.2 (2), Foundation Plantings. The petitioner requests that the foundation
plantings along the rear of the building be converted to trees (at a ratio of 3 swubs
equals one treeJ and moved to the grass area between Commerce Drive and the rear
access drive.
property being known as West Carmel Center 81oele: A 4335 W. l06th Street, Carmel, Indi ana
The application is identified as Docket No. ---.J'd.-UI- Od
The real estate affected by said application is described as follows:
(Insert Legal Description) (See attached J
All interested persons desiring to present their views on the above application, either in writing or verbally,
will be given an opportunity to be heard at the above-mentioned time and place.
'-
Page 5 01 B - Developmental Standards Varianca Application
IN1998.0475.D12.DOC Page 1 of 1
Lot 4, Block A, West Carmel Center
LAND DESCRIPTION
Lot 4 in Block A, West Cannel Center Replat as per plat thereof recorded as instrument
#200200009392 in Plat Cabinet 2, slide 746 in the office of the Recorder of Hamilton,
County, Indiana.
EXCEPT that portion of said Lot 4 in Block A, West Carmel Center Replat as per plat
thereofrecorded as instrument #200200009392 in Plat Cabinet 2, slide 746 in the office
of the Recorder of Harnilton, County, Indiana within the 0.071 acre tract ofland
described in the WARRANTY DEED recorded as instnnnent #200100008014 in said
Recorder's Office being bounded as follows:
BEGINNING at the point of beginning of the 0.071 acre tract ofland described in the
WARRANTY DEED ~ecorded as instrument #200100008014 in the office of the
Recorder of Hamilton, County, Indiana; thence South 45 degrees 40 minutes 18 seconds
East (the bearing system ofthe plat is assumed) 21.13 feet.alQngJ1)~._b9~nsl~l~Y_().f s?id Lot
4; thence South 00 degrees 26 minutes 24 seconds East 13.49 feet along the boundary of
said Lot 4 to the boundary of said 0.071 acre tract ofland; thence North 63 degrees 06
minutes 56 seconds West 38.00 feet along the boundary of said 0.071 acre tract of land;
thence South 89 degrees 05 minutes 48 seconds West 188.98 feet aiong the boundary of
said 0.071 acre tract of land to the boundary of said Lot 4; thence North 00 degrees 54
minutes 12 seconds West 10.77 feet along the boundary of said Lot 4; thence North 89
degrees 05 minutes 48 seconds East 207.84 feet along the boundary of said Lot 4 to the
POINT OF BEGINNING containing 0.059 acres, more or less.
LEAVING, after the above exception, 3.673 acres, more or less.
October 16, 2002; gJr
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REVISION S
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DATE: 1lJ1i!tll
ORA"NN By: CVffl
CHK"O BY~ BJ?
JOB NO. 11'12'00:2,08;6
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CARMEUCLAY BOARD OF ZONING APPEALS
CarmelJ Indiana
Docket No. :
Petitioner:
FINDINGS OF FACT - DEVELOPMENTAL STANDARDS VARIANCE (Ballot Sheet)
1.
2.
3.
DATED THIS
DAY OF
,20
Board Member
Page 7 of 8.. Developmenlal Standards VananGo Apolication
** See attached Sheet
CARMELfCLAY BOARD OF ZONING APPEALS
CARMEL, INDIANA
Docket No.:
Petitioner:
FINDINGS OF FACT - DEVELOPMENTAL 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:
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:
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:
DECISION
IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Developmental 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
,20
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).
S :\carmel cI ayland useregslchecklistldevstE nd app
Revised 10/17/2000
Page S of 8 n Oevelopmenlal Slandards Va nanee Applies tion
FINDING OF FACTS-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:
Landscaping in general is considered tohave a positive impact on the
community. The focus of this variance request is to eliminate the rear
foundation plantiogs on the east side of the existing building.
Alternate landscaping is proposed that will provide a superior
screening effort for the east building elevation. and therefore. provide
an increase in aesthetic benefit for the community. The alternate
landscaping provided bv obtaining the variance will improve the
morals and general welfare of the community. and will not negatively
impact public health or safety.
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 screening provided by the alternate plan is more comprehensive
than landscapiDl~ compliant with the ordinance. Though the alternate
plan is notin direct accordance with the 421 Overlay Zone Ordinance.
it fulfins the intent of the rel!ulations.
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 was inadvertently constructed with no planting beds 00 the
east buiIdinl! face. It will be impractical to remove the existing
pavement to install the curbing to create foundation-plantinl! beds.
Additionally. the survivability of the alternative landscaping will be
improved due to better access to sunli2ht. water, and soil.