HomeMy WebLinkAboutDept Report 09-22-14 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
SEPTEMBER 22,2014
1-5. (V)Kroger Expansion
The applicant seeks the following development standards variance approvals for a building addition:
Docket No. 14070017 V ZO CH 23F.08.01 40,000 sq.ft.Max Building Footprint,78,406 sq.ft. requested
Docket No. 14070018 V ZO CH 27.08: Min 392 Parking Spaces,282 requested
Docket No. 14070019 V ZO CH 33.07.A: 50% Tree Preservation,44% requested
Docket No. 14070020 V ZO CH 25.07.02-03.b: Number of Signs
WITHDRAWN . ! ! ! -'
The site is located at 1217 Range Line Rd. The site is zoned B-8/Business and lies within the Carmel Dr.—Range
Line Rd. Overlay. Filed by Paula Gartner of EMH&T,on behalf of Kroger Limited Partnership.
__ —77 General Info:
_ + The petitioner requests variance approval
,; ASEI for increased building footprint,reduction in
,�,row'"~' parking spaces,reduction in tree
preservation, and increased number of signs
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for an addition to the existing Kroger
wi ' ' ` _. grocery store. The site is located at the
_ . corner of Range Line Road and Executive
• "t ! Drive and is surrounded by commercial
1. i _
developments. Please refer to the
' ; i '" petitioner's information packet for more
` details.
.` ��
f w Analysis:
•- pp i The existing Kroger grocery store was built
' j' �-•- before the requirements of the Range Line
mss-- ' E.Ca,,,,�,n� - Road Overlay were in place and so the
PI' L• " " existing building does not meet many of
those overlay requirements. Kroger is now
'` -" proposing an addition to the store and the
only overlay requirement they cannot meet for the addition is the maximum building footprint of 40,000 sq. ft.
as the existing store is already 64,810 sq. ft. and the addition is 13,956 sq. ft. This small addition should not
have a negative effect as the existing building already exceeds the requirement.
The petitioner is also requesting a variance for a reduced number of parking spaces. The site is already slightly
under the requirement with the existing store, and the location of the addition will remove additional spaces.
392 spaces are required per ordinance,and the petitioner is proposing 282 spaces. The existing parking lot is
not fully utilized as it is today and so the reduction in parking should not have a negative effect on surrounding
properties. However, the Department would like any and all donation/recycling bins to be relocated to the
south side of the building(as shown on their plans)which will not only free up some parking spaces in
front but will also improve site aesthetics by removing visual clutter.
In regards to tree preservation, the ordinance requires 50%of trees within a bufferyard to be preserved. The
petitioner is only able to preserve 4 of the 9 trees in the north bufferyard, but they are also adding 4 new trees
adjacent to the addition as well as a few additional trees elsewhere on site which will help offset the tree
removal.
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Finally, the petitioner is now requesting only 1 additional sign on the building; which will face west toward
Range Line Road for a new tenant sign. Currently there are 3 signs on the west facade and no signs facing
Executive Drive. The petitioner has worked with the Department to reduce the size of the signs to meet the
ordinance so they no longer need a variance for size. While the Department does not see a need for an
additional tenant sign on the west facade, it will be of a size and location to balance out the existing Starbucks
tenant signage.
Since the BZA meeting on August 256, the petitioner has agreed to install 4 trees on the north side of the
addition and they have added a few windows to help soften and break up that facade. They are also no longer
requesting the sign on the north facade which would have faced Executive Drive. The petitioner has done a
good job at addressing the comments brought up at the BZA meeting and the Department is in support of the
requested variances.
Petitioner's Findings of Fact:
Please refer to the petitioner's information packet for their Findings of Fact.
Recommendation:
The Dept. of Community Services recommends approval of Docket Nos. 14070017-20 V,with the Condition
of permanently moving any donation/recycling bins to the south side of the building.
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