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HomeMy WebLinkAboutFindings of FactCARMEUCLAY BOARD OFZONING APPEALS CARMEL. INDIANA Docket No.: 04020020 UV Petitioner: Main & Guilford Plaza, LLC FINDINGS OF FACT-USE VARIANCE The grant of this variance will not be contrary to the public interest, due to the existence of special condition(s) such that enforcement of the zoning ordinance will result in unnecessary hardship because: the parcel exists in the Old Meridian District, created In 2001, envisioned to be a growth area for Carmel with coordinated quality development with innovative design to promote a sense of place. The proposed uses will comply with this district. The grant of this variance will not be injurious to the public health, safety, morels and general welfare of the community because: it is a redevelopment of a "brownfield", and the proposed uses will be complementary to nearby land uses. The proposed development will also follow the purpose and intent of the Old Meridian District. The use or value of the area adjacent to the subject property will not be substantially affected in any adverse manner because: the proposed uses will be conducted indoors and are compatible with the adjacent residential uses, and will improve neighboring properties values by eliminating a blighted structure. 4. The need for the variance arises from a natural condition peculiar to the subject property because: the property, as a "brownfield" and improved with a service station building, is stigmatized and requires additional fiaxlblltty in uses in order to be successfully redevelopad. The Old Meridian designation was created after the use and development of the subject property was established. The granting of this variance does not substantially interfere with the Carmel/Clay Comprehensive Plan because: the uses proposed will be compatible with these contemplated in the comprehensive plan and the Old Meridian District. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Use 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. Conditions of the Board are listed on the ~¢1~ ~ ~ ~ INDY 1312328vl CARMEL/CLAY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 04020020 UV Petitioner: Main & Guilford Plaza, LLC FINDINGS OF FACT - USE VARIANCE (Ballot Sheet) DATED THIS Docket No.: Petitioner: CARMEL/CLAY BOARD OF ZONING APPEALS Carmel, Indiana 04020020 UV Main & Guilford Plaza, LLC FINDINGS OFFACT-USEVARIANCE(BalIotSheet) DATED THIS ~*/ DAY OF Board Docket No.: Petitioner: CARMEL/CLAY BOARD OF ZONING APPEALS Carmel, Indiana 04020020 UV Main & Guilford Plaza, LLC FINDINGS OF FACT - USE VARIANCE (Ballot Sheet) DATEDTHIS DAY OF · 20 Board Member CARMEL/CLAY BOARD OF ZONING APPEALS Carmel, Indiana Docket No.: 04020020 UV Petitioner: Main & Guilford Plaza, LLC FINDINGS OF FACT - USE VARIANCE (Ballot Sheet) DATEDTHIS 0~"3'~ DAYOF Board~M~mber \ \ CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 04~20021 V (front setback) Petitioner: Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The site will meet all parking, access and drainage requirements, and the variances requested will not adversely impact traffic patterns or any other safety standard. In the Old Meridian District, buildings are preferred to be closer to the street $o that parking lots can be hidden behind them. 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 redevelopment of a blighted property for uses compatible with adjacent uses will enhance property values. The layout of the site will add character to the Old Meridian District in a manner that is set forth in the Zoning Ordinance, which will enhance property values. 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 strict application of the Zoning Ordinance does not contemplate the impact of proposed rights-of- way and on-site drainage on a small parcel being redeveloped for multiple tenants and uses. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development 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. · 200 ~-~. Adopted this _~/dayof ~ -/ CHAIRPERSON, Carmel/Clay Boa~'d 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). INDY 1312328vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020021V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS ~DAY OF ~, 20~_~.' Board~-t~' 1NDYI353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020021V Main & Cmilford Plaza. LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. -- 3. D^TED / Board Member -- 1NDY 1353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020021V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED THIS ~.~ DAY OF ~',. Board M~mber INDYI353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020021V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. 2. 3. DATED TI~ j-~ INDY1353519vl CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 04020022 V (building footprint) Petitioner: Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The site will meet all parking, access and drainage requirements, and the variances requested will not adversely impact traffic patterns or any other safety standard. Even though the building footprint Is only 7,080 s.f., which is a minor deviation, the building will have a second level, thus providing the square footage contemplated by the Ordinance. 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 redevelopment of a blighted property for uses compatible with adjacent uses will enhance property values. The building size Is proportionate to the parcel size, which will enhance property values, 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 strict application of the Zoning Ordinance does not contemplate the impact of proposed rights-of- way and on-site drainage on a small parcel being redeveloped for multiple tenants and uses. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development Standards Variance Docket No. is granted, subject to any conditions stated in the minutes of this Board, which are incorporated herein by refe.[enc, e and made a part hereof. Adopted this 3/day of ~ ,200~-~. CHAIRPEI~SON, Carmel/Clay Board o}'Zoning Appeals SECRETARY, Carmel/Clay Board of Zoning Appeals Conditions of the Board are listed on the back. (Petitioner or his representative to sign). INDY 1312328vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020022V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. 2. 3. DATED THIS INDY1353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020022V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) -- 2. -- 3. DATED THIS '~(-~ __ DAY OF ~ ,20 t~)~. Board Member _ INDYI353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020022V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) DATED TI-IIS~A DAY OF Board iV~ember INDY1353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020022V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. INDY1353519vl CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 04020023 V (landscaping) Petitioner: Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The site will meet all parking, access and drainage requirements, and the variances requested will not adversely impact traffic patterns or any other safety standard. The reduction In certain landscaping requirements will be consistent with creating a pedestrian friendly building located close to the street as contemplated in the Old Meridian District. 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 redevelopment of a blighted property for uses compatible with adjacent uses will enhance proparty values. The proposed landscaping will be approved by the City's Urban Forreeter, which will create a streetscapa that enhances property values. 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 strict application of the Zoning Ordinance does not contemplate the impact of proposed rights-of- way and on-site drainage on a small parcel being redeveloped for multiple tenants and uses, and the building location, pulled up to the street, with a sidewalk Immediately adjacent thereto, necessitates relief from certain landscaping requirements. DECISION IT IS THEREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development 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. A opte th,s Z'/ dayof SECRETARY, Carmel/Clay Board of Zoning Appeals [~"'~ ~ Conditions of the Board are listed on the back. (Petitioner or his representative to sign). INDY 1312328vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020023V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. 2. 3. DATED THIS INDY 1353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020023V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. -- 3. / Board Member INDY 1353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020023V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE {Ballot Sheet) 1. 2. 3. DATED THIS ~DAY OF ~')~;k xx~ INDYI353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020023V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. 2. 3. DATED THIS~t~x DAY OF /x f ,2 . INDYI353519vl CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS CARMEL, INDIANA Docket No.: 04020025 V (Multi-level ground floor building) Petitioner: Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE The approval of this variance will not be injurious to the public health, safety, morals and general welfare of the community because: The Old Meridian District promotes mixed usa development. The consideration as a multi-tenant ground floor building will allow the types of signage that is necessary for a mixed use building: one sign per tenant and identification signs that show the complex's name. The use and value of the ama adjacent to the property included in the variance will not be affected in a substantially adverse manner because: The redevelopment of a blighted property for usas compatible with adjacent uses will enhance prope~'y values. The signs will identify each tenant, which will help Insure stability of the proposed project, and none of the signs will be Internally lit, so as to impact adjoining properties. 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 strict application of the Zoning Ordinance does not contemplate the impact of a multi-tenant, multi- floor building with mixed uses, which would cause the filing of many future variances. DECISION IT IS TH EREFORE the decision of the Carmel/Clay Board of Zoning Appeals that Development 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 ~t day of ~ CHAIRF~ERSON, Carmel/Clay Board ~ Zoning Appeals SECRETARY, Carmel/Clay Board of Zoning Appeals ,2004~. ' Conditions of the Board are listed on the back. (Petitioner or his representative to sign). INDY 1312328vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020025V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet} 1. -- 2. -- 3. DATED THIS ~ DAY OF ~ ,20oZ Board Member INDY1353519vl Docket No.: Petitioner: CARMEI. JCLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020025V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. 2. DATED THIS INDY 1353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020025V Main & Guilford Plaza. LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE {Ballot Sheet} 1. 2. 3. DATED THIS~I:I~DAY OF ~~.~, 20 ~ Board i~lember INDY1353519vl Docket No.: Petitioner: CARMEL/CLAY ADVISORY BOARD OF ZONING APPEALS Carmel, Indiana 04020025V Main & Guilford Plaza, LLC FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE (Ballot Sheet) 1. 2. 3. DATED THI ~'Y~ DAY OF ( INDYI353519vl