The URL can be used to link to this page

Home My WebLink AboutDept Report CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT Nov. 28, 2005 8-12h. West Carmel Marketplace - Home Depot The applicant seeks the following development standards variances: Docket No. 05100019 V ZO Chapter 25.07.02-09(b) number of signs Docket No. 05100020 V ZO Chapter 25.07.02-09(b) sign age oriented west Docket No. 05100021 V ZO Chapter 25.07-02-09(c) sign square footage Docket No. 05100022 V ZO Chapter 23C.10.02(2) foundation plantings Docket No. 05100023 V ZO Chapter 23C.09.D fa~ade projections/recessions The site is southeast of 99th St. & Michigan Rd. and is zoned B-3/Business within the US 421 Overlay. Filed by Mary Solada of Bingham McHale for Home Depot. General Info: Three variances apply toward signage. Home Depot is only allowed 1 sign, and they are proposing 4. The total number of signage square footage exceeds the allowable square footage. Signage is required to front on Commerce Drive, but they are proposing to have it face toward Michigan Rd. The north side of the building will eventually be connected to another building. A variance is being requested to have a reduction in building foundation plantings. Eight foot fa9ade projections or recessions are required every 60 feet, and the petitioner would like a variance from that requirement. Analysis: The building architecture is more ornate than a standard Home Depot building. Signage is needed for different service areas, such as the nursery or the tool rental center. Orienting the signage west will be better for the neighborhood to the east of the site, and it will be better for the business because more vehicular traffic is on Michigan Rd, rather than Commerce Dr. The Department strongly recommends the petitioner provide the 8-ft fal;ade projections/recessions on the east, west, and south elevations to meet the requirements of the ordinance for building bump outs. All other tenants have met the requirement, and with a store of this magnitude, it will be crucial for them to break up the exterior elevations with some recessions. The foundation planting requirements should also be met to the best of the petitioner's ability; if this cannot be achieved, additional plantings will be required on other parts of the site. The Urban Forester will work with the petitioner on this issue. Findings of Fact: signage 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The signage will guide patrons of the site to the various departments within the huge building. Four signs oriented west are better for the residents east of the site and better for the business to have signage facing Michigan Rd. 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 signage will guide patrons of the site to the various departments within the huge building. Four signs oriented west are better for the residents east of the site and better for the business to have signage facing Michigan Rd. 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 will have only one sign facing toward a residential area (east). This may affect the quality of life for those residents in a negative manner. Reduction in the number of signs might also cause confusion and loss of time for patrons trying to find the correct department within the huge building. Findings of Fact: foundation plantings 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The base plantings will be partially met; however, the number of planting required will be met on the site, just in a different location, rather than at the base of the buildings. 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 base plantings will be partially met; however, the number of planting required will be met on the site, just in a different location, rather than at the base of the buildings. 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 may not be able to be developed, possibly causing a hardship to the developer and future tenants. Findings of Fact: fa~ade projections/recessions 1.) The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: The building has large wall expanses that should be broken up by 8-ft deep favade projections/recessions as required by the US 421 Overlay to maintain quality and design in the corridor. 2.) The use and value of the area adjacent to the property included in the variance will be affected in a substantially adverse manner because: The building has large wall expanses that should be broken up by 8-ft deep fayade projections/recessions as required by the US 421 Overlay to maintain quality and design in the corridor. 3.) The strict application of the terms of the Zoning Ordinance to the property will not result in practical difficulties in the use of the property because: The US 421 Overly requires 8- ft favade projections/recessions every 60 feet for a building with walls wider than 90-ft. This applies to all buildings in the corridor with. walls wider than 90-ft. Recommendation: The department recommends positive consideration of Docket Nos. 05100019 V - 05100022 v. The department recommends negative consideration of Docket No. 05100023 V (fal;ade).