Final Update: 57th and Central (Case #2014-DV3-045)

Posted 2:21 AM by

Members of the MKNA Land Use committee continued to meet with concerned residents to work on a compromise that they would be fair and reasonable in this case.  The final commitments were negotiated with the Petitioner and his attorney, and the final commitments (below) were reached.  Having satisfied the major concerns of the neighbors and MKNA, all parties agreed to support the variance petition with commitments.  At the zoning hearing on Tuesday, November 18th, the board of zoning appeals granted the variance, including the commitments.

We appreciate the Petitioner's willingness to work with us on this matter to seek a compromise.  Additionally, we thank the efforts of the neighbors and Land Use Committee members for all their time and effort to work on this case!

Statement of COMMITMENTS:

  1. There shall be a minimum front building setback of 108 feet for Lot 57 and 98 feet for Lot 56, measured from the curbline of Central Avenue.

  2. The minimum side yard building setbacks, measured from the property lines, shall be 5 feet for each side yard of Lot 57 and 7 feet (north line) and 3 feet (south line) for Lot 56.

  3. There shall be a minimum separation of the principal residential dwellings constructed on Lots 56 and 57 of 12 feet.

These COMMITMENTS shall be binding on the owner, subsequent owners, and other persons acquiring an interest in the real estate.  These COMMITMENTS may be modified or terminated by a decision of the Metropolitan Board of Zoning Appeals made at a public hearing after proper notice has been given
 

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Update: 57th and Central (Case #2014-DV3-045)

Posted 2:15 AM by

At the request of concerned neighbors, MKNA requested a 30 day continuance for the variance requests in case 2014-DV3-045 (see early posts regarding this case for complete details).  This 30 day delay will give neighbors more time to review the case and consider the impact of the requested variances. This case will be heard by the Board of Zoning Appeals on Tuesday, November 18, 2014 at 1pm.  Meetings are held in the City-County Building in the Public Assembly Room.  All interested parties are encouraged to attend and participate.
 

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Land Use Roundup

Posted 12:53 PM by

The Land Use Committee has been busy with several ongoing land use cases.  Thanks to all residents who have come out to share their opnions.  Below is a summary of the recent cases and their status:

 

4559 N. Central Ave. (Petition #2014-DV-046)


Liz and Eaton Investments, LLC filed for a variance of development standards to provide for two single family dwellings on two proposed 8,228 sq. ft. lots (minimum 15,000 sq. ft. lots permitted) with

    a) with the single-family dwelling on the northern lot having a 10.5 ft. front setback from 46th St. (minimum 30 ft. front setback required);

    b) with the detached garage on the northern lot having an approximately 20 ft. front setback from 46th St. and five-foot side setback for a 10 ft. aggregate side yard (minimum 30 ft. front setback required, minimum 7 ft. side setback and 19 ft. aggregate side setback required);

    c) with the single family dwelling on the southern lot having an 18 ft. aggregate side setback (19 ft. aggregate required);

    d) with the detached garage on the southern lot having a five-foot side setback (minimum 7 ft. req'd);

    e) with the southern lot having a lot width of 46 ft. (min. 80 ft. lot width required);

    f)  with both lots having an open space of 73% (minimum 75% open space required).


The land use committee voted to deny this petition based on the size of the proposed homes being inappropriate for the small lot size and the fact that one home is already constructed on the far south portion of the lot prior to any zoning notice or hearing for the second home.  The MKNA board of directors upheld the land use committee recommendation.  The petitioner filed an automatic continuance to move the hearing date to Nov. 6th and plans to present a revised plan in late Oct.  More public notices will be mailed and another MKNA land use committee meeting will be scheduled to obtain neighbor feedback prior to the next hearing.  Check the www.MKNA.org website to receive information on any future meetings concerning this petition.


5689 Broadway St. (Petition #2014-HOV-037)


Bob Abbott, representing Joshua and Rochelle Ryan, filed a variance of development standards to provide for a 572 sq. foot detached garage with a 3 foot south side setback, creating an open space of 65% (minimum 6 ft. side setback and 70% open space required).  This new 2 car garage replaces a 1 car garage built in a similar location.  The side yard setback is reduced in order to provide more maneuverability.  The contractor and petitioner will provide a written commitment that adequate drainage for this garage will be provided.  The land use committee and the MKNA board of directors recommended approval. 


4575 Guilford Ave. (Petition #2014-HOV-038)


William M. Evans filed a variance of development standards to provide for construction of a front porch with an approximate 20 ft. front setback from Guilford Ave. (minimum 25 ft. required). 


This petition was not reviewed by the land use committee because it did not receive notice from the Dept. of Planning with adequate advance notice prior to the hearing date.  After checking with adjacent neighbors who were supportive the petition was approved by the Hearing Officer with no input from MKNA.


512 E. 57th St. (Filed as 5713 and 5717 N. Central Ave. (Petition #2014-DV3-045)


John Countryman filed a variance of development standards on lot 56 for a 3 ft. south side setback and 8 ft. aggregate side setback (minimum 6 ft. side setback and 16 ft. aggregate side setback required) and lot 57 with a 3 ft. north side setback and 8 ft. aggregate side setback (minimum 6 ft. side yard setback and 16 ft. aggregate required) for construction of 2 new homes on Lots 56 and 57 respectively.


Many neighbors attended the land use meeting and spoke of concerns regarding this development and building two large homes on 40 ft. lots.  The land use committee referred to the Infill Building Guidelines published and adopted by the Dept. of Metropolitan Development that states that for new construction, setbacks should be maintained.  Given that this request reduces required setbacks by 50%, the land use committee and the MKNA board of directors recommended denying approval of this variance request.  This case is scheduled to be heard by the Board of Zoning Appeals on Oct. 21st at 1:00 pm in the Public Assembly Room of the City County Building, 100 East Washington St. 




 

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October Land Use Meeting - Oct 8th @ 6pm

Posted 2:12 AM by

The MKNA Land Use Committee will hold their October meeting on October 8th at 6pm.  The meeting will be held at Bethlehem Lutheran Church location at 52nd and Central Ave.  All neighbors are encouraged to attend and hear the following cases:

Case # 2014-DV-046 - 4559 N. Central Avenue

Litz and Eaton Investments, LLC filed for a Variance of Development Standards to provide for two single family dwellings on two proposed 8,228 sq. ft. lots (minimum 15,000 sq. ft. lots permitted).  The house on south lot is already constructed, single family dwelling and detached garage for north lot to be discussed.

Case # 2014-HOV-037 - 5689 Broadway St.

Bob Abbott, representing Joshua and Rochelle Ryan, requesting variance of development standards to provide for 572-square foot garage, with a 3 foot south side setback, creating an open space of 65% (minimum 6 foot side setback and 70% of open space required).

Case # 2014-HOV-038 - 4575 Guilford Ave.

William M. Evans is requesting variance of development standards to provide for construction of a front porch, with an approximately 20-foot front setback from Guilford Ave. (minimum 25-foot front setback required).

Case # 2014-DV3-045 512 E. 57th Street (Filed as 5713 and 5717 Central Ave.)

John Countryman is petitioning for a variance to construct two single-family dwellings with detached garages on lot 56 with 3 foot south side setback and 8 foot aggregate side setback (minimum 6 foot side setback and 16 foot aggregate side set back required), and lot 57 with 3 foot north side setback and 8 foot aggregate side setback (minimum 6 foot side setback and 16 foot aggregate side set back required).

ALL NEIGHBORS ARE WELCOME AND ENCOURAGED TO ATTEND!

 

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46th and Central Update

Posted 1:38 AM by

The MKNA Board, at it's September meeting, voted to deny approval of the Variance of Development Standards requested by Litz and Eaton Investments, LLC (details of the requested and Land Use committee's report posted previously to this blog).  MKNA has had discussions with the petitoner's representatives about any concessions they may be able to make, though nothing formal has been presented.  Information will be updated if anything changes.

 

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September 2014 Land Use Report

Posted 1:31 AM by

Land Use Committee Report

September 9th, 2014

Committee Members Present: Justin Kingen, David Gorden, Eileen Hack, Alicia Garceua, Mary Owens, Bill Blue, Adam Cobb, Ivan Barratt, Monica Frost.

Others Present: Caroline Farrar, Nick Colby, not sure if additional other members were present.

4559 N. Central Av (SE Corner of 46th & Central AV) Petition # 2014-DV1-046

The committee heard the case for splitting the lot into two lots for the construction of two homes; one on each lot. Petitioner is seeking 7 variances primarily consisting of setback issues and lot coverage. Full details are on file with the Land Use Committee.  The pubic attendants were mostly opposed to the petition. One of the very few supporters were the adjacent property owners to the East. Public opposition seemed to focus on off topic issues relating to design elements, dissatisfaction with the developer and dissatisfaction with timeline of building the first house preceding any variance requests for the 2 nd lot.

Following the public meeting the Land Use Committee privately discussed the issues at length.

The land use committee recommends denial of this petition primarily due to scale and density as well as the concern for setting a “dangerous precedent” in the neighborhood.

Respectfully submitted,

Ivan Barratt, Chair




 

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ZONING NOTICE: 46th Street & Central

Posted 3:18 AM by

ZONING NOTICE

4559 N. Central Avenue (SE Corner of 46th & Central Ave.)

Petition # 2014-DV1-046


 

Litz and Eaton Investments, LLC filed for a Variance of Development Standards to provide for two single family dwellings on two proposed 8,228 sq. ft. lots (minimum 15,000 sq. ft. lots permitted).  The details of the Variance Petition are contained on the reverse side of this notice. 


The MKNA Land Use Committee is hosting a public informational meeting to review this petition as follows:


                   When:    Tuesday, September 9 at 6:30 p.m.

         Where:   Northwood Christian Church ~ Fellowship Hall (Lower level)

                        4550 N. Central Ave.


 

The Land Use Committee will make a recommendation to support or oppose this request to the MKNA Board of Directors at its Sept. 11th board meeting.  Your input on this petition is strongly recommended. 

Click here for the zoning notice containing details of the variances requested.
 

  ALL NEIGHBORS ARE WELCOME AND ENCOURAGED TO ATTEND!




 

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ZONING NOTICE: Sullivan's Hardware

Posted 4:15 AM by

ZONING NOTICE

 

Sullivan Hardware & Garden, Inc.

4838 N. Pennsylvania St.

 

 

 

Sullivan Hardware & Garden, Inc. filed for a variance of development standards to request the following modifications to its operations:

 

  1. Reduction in the number of parking spaces on site to 14 spaces, instead of 19 spaces as permitted by 94-HOV-93 and 2009-DV-1040;

 

  1. Allowance for the seasonal outdoor storage of bagged goods, flowers, Christmas trees and related items to be located in the areas depicted on the site plan depicted on the reverse side of this notice, in addition to the storage contained within the greenhouse allowed by 2009-DV1-040;

 

  1. Allowance for an unscreened trash container greater than 6 cubic feet located in the southwest corner of the parking lot as depicted on the reverse;

 

  1. Waiver of the requirement that a sidewalk be installed along 49th St., which was a condition of 2009-DV1-040.  Petitioner proposes to maintain landscaping along the northern border of the site.

 

The MKNA Land Use Committee has scheduled a meeting to review this request and gather feedback from neighbors.  The meeting will be held on Thursday, May 1 at 6:00 pm at Hubbard & Cravens located at 4930 N. Pennsylvania St.

 

 

ALL ARE WELCOME!

 

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Land Use Meeting: Meridian Kessler Private Kitchen

Posted 8:45 AM by

A land use meeting / liquor license review has been scheduled for Tuesday, Sept. 24 at 6:30 pm in the Cafe Patachou Corporate Office located directly behind the Sinking Ship at 49th and College Ave.  

The committee will be reviewing a proposal from Cafe Patachou for a new venture being proposed at 4911 Pennsylvania St.

The specific uses described as "Private event space and culinary showroom" require a variance of use to be included in a C3 commercial district.  We will also be discussing an application for a 3-way liquor license for MKPK.   Martha Hoover, owner of Patachou, describes this new enterprise as follows:

 

MKPK (MERIDIAN KESSLER PRIVATE KITCHEN)

EVENT SPACE, PRIVATE KITCHEN, CULINARY SHOWROOM WITH SAME ATTENTION TO DETAIL, QUALITY AND HOSPITALITY THAT SETS STAFF AND PRODUCT OF PATACHOU APART

MKPK is located in the original space occupied by Cafe Patachou from 1989 until four years ago when the cafe relocated to "the corner". MKPK is a chef and kitchen inspired private event space and culinary showroom. MKPK offers flexible private entertaining space centered around an open kitchen visible from a relaxed yet refined dining space. Perfect for both personal or professional  entertaining needs including baby or wedding showers, rehearsal dinners, small upscale weddings, adult birthday or cocktail parties, corporate events ranging from holiday get togethers, board of director meetings or team building exercises , and small group fundraising events. MKPK's staff will customize  menus to meet the client's vision and budget. The event space will have at its core an exceptional food based experience with custom menus and an on-site chef cooking in real time. Itsthe perfect at-home experience without the imperfect pre or post party hassles. MKPK will accommodate 50 people for sit-down events, and up to 75 for stand-up events. A full bar is necessary for the economic operation of this concept. 

MKPK is not a restaurant with set open/close hours opened to the public. MKPK is not a bar. MKPK is a unique business that is only open for customer's private events whether they be personal life-cycle events or corporate business related events. 

 

Neighbors are encouraged to attend and hear the proposal and share their opinions!

 




 

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8/29/2013 Land Use Meeting Minutes

Posted 12:00 PM by

The land use committee convened at the Womack Memorial CME Church to discuss three cases filed during the month of August.  Present were David Gorden, Eileen Hack, Justin Kingen, Mary Owens and Robin Anderson.  Pending Cases are as follows:

 

1)  4257 Guilford Ave. filed by Dr. Jacqueline Carroll-McFarland on behalf of Liberation Ministries.  Rezoning of a residential property to SE (Special Exception) for church-related services.  8 neighbors living nearby attended and expressed their opposition to the rezoning primarily due to the lack of parking on Guilford St.  This is a narrow street with parking allowed on one side.  Recent services held at this property have caused problems for neighbors finding parking in front of their residences (most do not have driveways and many are elderly).  Church services have been held at this address during most of 2013 and neighbors have filed complaints with zoning enforcement.  Given that there is no off-street parking available for this use, the committee recommends denial of the petition. 

**NOTE: The Board of Zoning appeals DENIED this petition at their meeting on Tuesday, 9/17.

 

2)  5332-5334 N. Delaware St. – Variance of development standards filed by the property owner (Rardon) for a 3 ft. rear yard setback (minimum 5 feet) to construct a 42 ft. x 20 ft. 4 car garage.  (Justin Kingen recused himself for this discussion.)  Mr. Rardon has owned this property, a double residence, for several years and he and his wife live in one side of the double.  The existing driveways would remain and permeable pavement will replace the garage apron to help with drainage.  They also plan to use up to 5 rain barrels to capture rain from the larger roof area.  Most garages also are positioned within the rear setback in this area.  No neighbors are opposed and the committee recommends approval of the petition.

 

3)  4353 N. Washington Blvd. – Variance of development standards filed by Jeffrey and Andrea Pierson for a five-foot north side setback to allow for a second floor exterior entrance to a garage (seven feet required).  Mr. Pierson explained that the entrance contemplated would be difficult to see from Washington Blvd. and that there is not adequate space in the garage for internal stairs to access the second floor, in which a home office will be constructed.  Since the stairs will be constructed of wrought iron, would not be visible and the adjacent neighbor is not opposed, the committee recommends approval of the petition.




 

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526 East 52nd Street
Indianapolis, IN 46205
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E-mail: meridiankessler@aol.com

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