HomeMy WebLinkAboutDept Report 08-25-14 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
AUGUST 25,2014
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WITHDRAWN .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 Cannel Dr.—Range
Line Rd.Overlay. Filed by Paula Gartner of EMH&T,on behalf of Kroger Limited Partnership.
a _ General Info:
_._ The petitioner requests variance approval
__._.
iiu4,101 Executive Dr - for increased building footprint, reduction in
; '. - r y °:T ,. Lfr-, :c' ` parking spaces, reduction in tree
preservation, and increased number of signs
• for an addition to the existing Kroger
w I. ` `(c-= grocery store. The site is located at the
`+ corner of Range Line Road and Executive
"rl' 1
L—" Drive and is surrounded by commercial
LLI z � . developments. Please refer to the
, "" petitioner's information packet for more
I - details.
�,' ` Analysis:
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The existing Kroger grocery store was built
before the requirements of the Range Line
_ 1' _ E Carmel Dr
Road Overlay were in place and so the
1_ 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 can provide 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
east side of the building 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
Department is still unclear whether or not this standard is being met. One site plan shows 9 existing trees and 5
being removed which would require a variance. However other documentation states there are only 8 trees and
4 being removed; in which case the 50%requirement would be met. The petitioner should clarify how many
trees exist today in the north bufferyard that are six-inches (dbh) or larger and how many are being removed.
Kroger is also proposing to add additional trees elsewhere on site which will help offset any tree removal.
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Finally, the petitioner is requesting 2 additional signs on the building; one to face north toward Executive Drive
for a Kroger sign and one to face west toward Range Line Road for a new tenant sign. Currently there are 3
signs on the west façade 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 façade, it will be of a size and location
to balance out the existing Starbucks tenant signage. 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 favorable consideration of Docket Nos. 14070017-20 V,with
the Condition of permanently moving any donation/recycling bins to the east side of the building.
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