Fifty Six LLC, individually and, alternatively, in the Name of the State of Indiana ex rel. Fifty Six LLC v. Metropolitan Board of Zoning Appeals of Marion County and Fall Creek Owner LLC (mem. dec.)

MEMORANDUM DECISION
Pursuant to Ind. Appellate Rule 65(D), FILED
this Memorandum Decision shall not be
regarded as precedent or cited before any May 14 2020, 9:16 am

court except for the purpose of establishing CLERK
Indiana Supreme Court
the defense of res judicata, collateral Court of Appeals
and Tax Court
estoppel, or the law of the case.

ATTORNEY FOR APPELLANT ATTORNEYS FOR APPELLEE
Jacob R. Cox FALL CREEK OWNER, LLC
Cox Law Office Bryan H. Babb
Indianapolis, Indiana Alan S. Townsend
Sarah T. Parks
Bose McKinney & Evans LLP
Indianapolis, Indiana

IN THE
COURT OF APPEALS OF INDIANA

Fifty Six LLC, individually and, May 14, 2020
alternatively, in the Name of the Court of Appeals Case No.
State of Indiana ex rel. Fifty Six 19A-PL-1662
LLC, Appeal from the Marion Superior
Appellant-Petitioner, Court
The Honorable Michael D. Keele,
v. Special Judge
Trial Court Cause No.
Metropolitan Board of Zoning 49D07-1812-PL-049756
Appeals of Marion County and
Fall Creek Owner LLC,
Appellees-Respondents.

Mathias, Judge.

Court of Appeals of Indiana | Memorandum Decision 19A-PL-1662 | May 14, 2020 Page 1 of 11
[1] Fifty Six LLC (“Fifty Six”) appeals the Marion Superior Court’s order

dismissing its petition for judicial review of a decision of the Marion County

Metropolitan Board of Zoning Appeals (“the Board”) granting a zoning

variance requested by Fall Creek Owner LLC (“Fall Creek”).

[2] We affirm.

Facts and Procedural History
[3] Fifty Six and Fall Creek Owner LLC (“Fall Creek”) own adjoining parcels of

real estate. On November 20, 2018, the Board issued a decision granting Fall

Creek’s request for a zoning variance. Fifty Six objected to Fall Creek’s request

for a variance. On December 19, 2018, Fifty Six filed a petition for judicial

review of the Board’s decision.

[4] On December 20, 2018, Fifty Six requested that the Board compile the record of

proceedings. After Fifty Six was informed that the Board’s court reporter

needed additional time to compile the record, it filed a request for an extension

of time. The trial court granted the request and set a February 19, 2019 deadline

for filing the record.

[5] On February 13, 2019, Fifty Six received a mailed copy of the transcript of the

variance proceedings. The transcript was scanned and e-filed with the trial court

by February 19, 2019. On February 21, 2019, Board staff notified Fifty Six that

there were additional documents from the variance proceedings that it needed

to compile to complete the record of the proceedings. Fifty Six obtained and

Court of Appeals of Indiana | Memorandum Decision 19A-PL-1662 | May 14, 2020 Page 2 of 11
 filed the documents on February 28, 2019, designating the documents as a

supplement to the previously filed transcript.

[6] On March 13, 2019, the Board and Fall Creek filed a motion to dismiss Fifty

Six’s petition for judicial review, arguing that Fifty Six failed to timely file the

required copy of the Board record. Fifty Six responded on April 1, 2019, filing a

motion asking the trial court to remand to the Board with instructions to

complete an adequate record.

[7] The trial court held a hearing on these matters on April 12, 2019. And on May

2, 2019, the trial court entered an order granting the motion to dismiss and

denying the motion to remand. This order provides in relevant part:

4. Fifty Six failed to transmit the record, as that term is defined
by Ind. Code § 36-7- 4-1613(a), within the required time. Instead,
Fifty Six only transmitted a transcript of the hearing before the
[Board] within the required time.

5. The [Board]’s Findings of Facts expressly relied on other
materials including a site plan dated July 12, 2018, an email
dated July 24, 2018 from the Department of Public Works Traffic
Engineer, findings submitted by the traffic engineer, and findings
submitted by the appraiser. Also, both Fifty Six and Fall Creek
presented documents to the [Board] at the hearing on November
20, 2018. Each of these, at a minimum, should have been
transmitted, within the required time, as part of the record
pursuant to § 1613(a)(2).

6. Under Indiana law, “Failure to file the record within the time
permitted by this subsection, including any extension period
ordered by the court, is cause for dismissal of the petition.” Ind.
Code § 36-7-4-1613(b). The Indiana Court of Appeals has
clarified that the trial court does not have the discretion to accept
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 untimely filing of the zoning board record when an official
extension has not been granted. Howard v. Allen County Board of
Zoning Appeals, 991 N.E.2d 128, 131 (Ind. Ct. App. 2013).

7. On February 28, 2019, Fifty Six filed a “supplement” to the
record, but the deadline had already passed, and Indiana law
prohibits nunc pro tunc extensions. Howard, 991 N.E.2d at 131
quoting Ind. Fam. & Soc. Servs. Admin. v. Meyer, 927 N.E.2d 367,
370–71 (Ind. 2010). Further, this Court cannot weigh the equities
because the Indiana Supreme Court has imposed a “bright line
rule.” Teaching Our Prosperity Success, Inc. v. Ind. Dept. of Educ., 20
N.E.3d 149, 155 (Ind. 2014).

8. Because Fifty Six failed to transmit the statutorily-defined
record within the time allowed by the Court, the Petition must be
dismissed.

9. In its Motion to Remand, Fifty Six asks this Court, pursuant
to Ind. Code § 36-7-4-1612, to remand this matter to the [Board]
“with direction to prepare an adequate and complete record that
does not omit or exclude evidence. . . .” Motion to Remand, p. 3.
This is not an appropriate case for remand because the [Board]
did not fail to prepare or preserve an adequate record or
improperly exclude or omit evidence from the record. To the
contrary, the [Board] completed the record as certified by its
custodian of records. Therefore, any order to remand for the
[Board] to prepare an adequate and complete record is
unnecessary.

Appellant’s App. Vol. 2, pp. 10–11. Thereafter, Fifty Six filed a motion to

correct error, which the trial court denied on June 19, 2019. Fifty Six now

appeals the dismissal of its petition for judicial review.

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 Standard of Review
[8] Fifty Six argues that the trial court erred in granting Fall Creek’s motion to

dismiss Fifty Six’s petition for judicial review. The standard of appellate review

for motions to dismiss depends on whether the trial court resolved disputed

facts, and if so, whether there was an evidentiary hearing. Teaching Our Posterity

Success, 20 N.E.3d at 151. Where, as here, the trial court ruled on a paper

record, we review its ruling on a motion to dismiss for failure to timely file

necessary agency records de novo.1 Id.

Discussion and Decision
[9] The trial court granted Fall Creek’s motion to dismiss on grounds that Fifty Six

failed to timely file the administrative record. Indiana Code sections 36-7-4-

1600 through 1616 are designated as the “1600 series” governing judicial

review of zoning decisions.2 See Ind. Code § 36-7-4-1600 (“This series (sections

1600 through 1699 of this chapter) may be cited as follows: 1600 SERIES—

JUDICIAL REVIEW.”). At issue here are sections 1612 and 1613.

[10] Section 1613 provides:

(a) Within thirty (30) days after the filing of the petition, or
within further time allowed by the court, the petitioner shall

1
The timing of filing the agency record does not implicate jurisdiction. Howard, 991 N.E.2d at 131.
2
The 1600 series governs judicial review of “a board of zoning appeals, legislative body, plan commission,
preservation commission, or zoning administrator,” but not a legislative act. Ind. Code § 36-7-4-1601.

Court of Appeals of Indiana | Memorandum Decision 19A-PL-1662 | May 14, 2020 Page 5 of 11
 transmit to the court the original or a certified copy of the board
record for judicial review of the zoning decision, consisting of:

(1) any board documents expressing the decision;

(2) other documents identified by the board as having been
considered by the board before its decision and used as a
basis for its decision; and

(3) any other material described in this chapter or other law
as the board record for the type of zoning decision at issue,
subject to this section.

(b) An extension of time in which to file the record shall be
granted by the court for good cause shown. Inability to obtain
the record from the responsible board within the time
permitted by this section is good cause. Failure to file the
record within the time permitted by this subsection, including
any extension period ordered by the court, is cause for
dismissal of the petition for review by the court, on its own
motion, or on petition of any party of record to the proceeding.

(c) Upon a written request by the petitioner, the board making
the zoning decision being reviewed shall prepare the board
record for the petitioner. If part of the record has been preserved
without a transcript, the board shall, if practicable, prepare a
transcript for inclusion in the record transmitted to the court,
except for parts that the parties to the judicial review proceeding
stipulate to omit in accordance with subsection (e).

***

(e) By stipulation of all parties to the review proceedings, the
record may be shortened, summarized, or organized.

***

(g) Additions to the record concerning evidence received under
section 1612 of this chapter must be made as ordered by the

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 court. The court may require or permit subsequent corrections or
additions to the record.

Ind. Code § 36-7-4-1613 (emphasis added).

[11] Section 1612 provides in relevant part:

(b) The court may remand a matter to the board before final
disposition of a petition for review with directions that the
board conduct further factfinding or that the board prepare an
adequate record, if:

(1) the board failed to prepare or preserve an adequate
record;

(2) the board improperly excluded or omitted evidence from
the record; or

(3) a relevant law changed after the zoning decision and the
court determines that the new provision of law may control
the outcome.

Ind. Code § 36-7-4-1612 (emphasis added).

[12] Here, when the Board’s reporter indicated that he needed more time to compile

the record, Fifty Six requested an extension of time. The trial court, as it was

required to do, granted this request, see I.C. § 36-7-4-1613(b), and extended the

filing deadline to February 19, 2019.

[13] On February 13, 2019, Fifty Six received a mailed copy of the transcript of the

variance proceedings. This copy of the transcript was not certified by the Board

and was signed only by the court reporter. This copy of the transcript also did

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 not contain any of the exhibits presented at the hearing. Despite this, Fifty Six

did not contact the Board and inquire as to when the rest of the record would be

completed or request an additional extension of time, to which it would have

been entitled. Instead, Fifty Six scanned and e-filed the uncertified transcript

with the trial court.

[14] Fifty Six argues that filing the incomplete record before the February 19

deadline was sufficient and that any deficiencies in the record could be

remedied by the remand procedure contained in Section 1612(b). We disagree.

[15] Section 1613(a) requires a petitioner to file, within thirty days or by the

modified deadline where an extension is granted by the trial court, “the original

or a certified copy of the board record.” This “board record” is defined to

include “any board documents expressing the decision,” “other documents

identified by the board as having been considered by the board before its

decision and used as a basis for its decision,” and “any other material described

in this chapter or other law as the board record for the type of zoning decision

at issue, subject to this section.” Id.

[16] Here, Fifty Six’s filing of a bare transcript, without certification, and containing

none of the material considered by the board, does not meet the requirements of

Section 1613(a). As noted by the trial court, the Board’s decision explicitly

relied on certain materials, including a site plan, an email from a traffic

engineer, and findings submitted by the traffic engineer and an appraiser. And

both parties submitted documentary evidence to the Board at the hearing. These

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 materials were part of the Board record, as the term is defined by statute, that

Fifty Six was required to submit to the trial court within the statutory deadline

or any extension of this deadline granted by the trial court. See I.C. § 36-7-4-

1613(a). By submitting only the uncertified transcript by the February 19

deadline, Fifty Six did not submit the “board record” as required by Section

1613(a).

[17] We observed in Howard, 991 N.E.2d at 131, that Section 1613 “‘does not excuse

untimely filing or allow nunc pro tunc extensions.’” (quoting Meyer, 927 N.E.2d

at 370–71). Instead, an extension must be granted by the trial court for a

petitioner to transmit the board record more than thirty days after the petition

for judicial review is filed. Id. (citing Lebamoff Enterprises, Inc. v. Ind. Alcohol &

Tobacco Comm’n, 987 N.E.2d 525, 528 (Ind. Ct. App. 2013)). And such an

extension may be granted only if it is requested during the initial thirty days

following the filing of the petition for review or within any previously granted

extension. Id. (citing Wayne Cty. Prop. Tax Assessment Bd. of Appeals v. United

Ancient Order of Druids-Grove No. 29, 847 N.E.2d 924, 927 (Ind. 2006)).3

Although Fifty Six did request and receive one extension of time, it did not file

3
We have noted before that “the judicial review provisions applicable to zoning decisions ‘are interpreted in
the same manner as the relevant provisions of the AOPA [Administrative Orders and Procedures Act] and
rely on case law established under the AOPA.” Allen Cty. Plan Comm’n v. Olde Canal Place Ass’n, 61 N.E.3d
1266, 1270 n.6 (Ind. Ct. App. 2016) (quoting Dunmoyer v. Wells Cty., Ind. Area Plan Comm'n, 32 N.E.3d 785,
786 n.9 (Ind. Ct. App. 2015)).

Court of Appeals of Indiana | Memorandum Decision 19A-PL-1662 | May 14, 2020 Page 9 of 11
 the certified board record within this extended period of time or request

additional time to file a copy of the certified board record.

[18] Fifty Six contends that any failings in the materials it submitted to the trial

court could have been remedied by the remand procedure set forth in Section

1612(b). This subsection provides that a trial court may remand a matter to the

Board before the final disposition of a petition for judicial review “with

directions that the board . . . prepare an adequate record, if . . . the board failed

to prepare or preserve an adequate record[.]” Here, however, the Board did not

fail to prepare an adequate record. As noted by the trial court in its findings of

fact and conclusions of law, the Board did ultimately prepare and certify its

record. When Fifty Six received the uncertified copy of the transcript on

February 13, it should have recognized that this was not the entire board record

and proactively inquired as to whether the Board needed more time to prepare

the certified record. Fifty Six did not seek an additional extension of time in

which to file the certified, completed record. Having failed to seek an additional

extension of time, Fifty Six’s failure could not have been remedied by the trial

court remanding the matter to the Board.

[19] We have repeatedly explained that our supreme court has adopted a bright line

approach to the filing of an agency record, i.e., “‘a petitioner for review cannot

receive consideration of its petition where the statutorily-defined agency record

has not been filed.’” Carmel Bd. of Zoning Appeals v. Bidgood, 120 N.E.3d 1045,

1050 (Ind. Ct. App. 2019) (quoting Teaching Our Posterity Success, 20 N.E.3d at

155). We do not read Section 1612 as a means of side-stepping this bright line

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 rule. Rather, it provides for remand to the board only where the board has

failed to preserve or prepare the record, which did not occur here.

[20] For all of these reasons, we affirm the judgment of the trial court.

[21] Affirmed.

Kirsch, J., and Bailey, J., concur.

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