HomeMy WebLinkAboutDepartment Report to Council 09-16-19DOCS Contact: Rachel Keesling, Planning Administrator rkeesling@carmel.in.gov 317-571-2417
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CITY OF CARMEL
DOCS DEPARTMENT REPORT TO THE COUNCIL
September 16, 2019
Take 5 Oil Change Rezone (Z-643-19)
• Plan Commission Docket No. 19050026 Z
• Rezone one parcel (0.66 acres) from S-1/Single Family Residential to B-3/Business
• Site is located at 9799 N. Michigan Road
• East of this site are residential properties zoned S-1, north and northeast are commercial properties zoned B-3
• To the south and west are all commercially zoned properties (I-1, B-6, and B-2)
Planning and Zoning Analysis
• Comprehensive Plan (Comp Plan):
o This area is classified as a Community Vitality Node (CVN) to establish areas for community-serving and
neighborhood-serving commercial development with an opportunity to integrate mixed uses.
o All parcels surrounding this site are in the same classification (CVN).
o The CVN classification is comprised of retail and service uses, near arterial streets.
o Development features should include bicycle and pedestrian connectivity, small setbacks, screened
landscaping areas and protection of pre-development environmental features.
• Additional analysis:
o This site is the last remaining residentially zoned property directly fronting onto US 421.
o DOCS Staff encouraged the Petitioner to seek rezone approval (rather than Use Variance) because a
commercial zoning classification will allow for the highest and best use of this property.
o All uses allowed in the B-3 & US 421 Overlay categories would be allowed if the rezone is approved.
o The proposed user for this site is Take 5 Oil Change. It is a facility where you wait in your car while the
oil is changed. The average oil change time is 9 minutes.
o The Petitioner worked with staff to meet all requirements of the B-3 zone and the US 421 Overlay zone
prior to going to their public hearing before the Plan Commission.
o The building is designed to meet the Federal Architectural style, it is 20’ tall on the east (next to
residential zoned property), and the west façade has a tower feature that reaches 26.6’
• Variances required:
o The following two items were heard and approved at the July 22 Board of Zoning Appeals meeting:
o Drive-thru vehicle stacking/outlet at rear of site required, Stacking/outlet in front yard requested
o Minimum 2,500 sq. ft. gross floor area for principal building required; 1,500 sq. ft. proposed
• Replat required:
o Lot 4 of the North Augusta subdivision platted in 1949
o Exempt from lot size requirements (minimum 3 acres for a Development Plan)
o Needed to remove the platted front yard setback line of 40’, request for 60’ – DOCS in support.
Negotiations with Petitioner during Plan Commission process
• The Petitioner was very receptive to building and site design suggestions to meet code requirements
• They will be dedicating 3’ in order to be compliant with the Thoroughfare Plan (56’ total ROW)
Concerns discussed at the Plan Commission meetings
• Neighbors’ concerns were the size of the lot, traffic flow, protecting well water quality, and property values
• Plan Commission (PC) members concerns were in regard to the oil change project, not the rezone request.
• Drainage in relation to the high water table and state requirements for the oil containment process were voiced.
DOCS Staff found that the proposed rezone meets the goals and intentions of the Comprehensive Plan for West Carmel.
This is the last residential parcel along US 421 and is in the existing commercial area. The proposed project follows the
strict architectural requirements of the US 421 Overlay Zone and preserves multiple mature trees on the site. DOCS Staff
recommended the PC give final voting authority to the Commercial Committee. The Commercial Committee voted
unanimously 4-0 to send the rezone to City Council with a Favorable Recommendation and also approved the DP/ADLS
request pending rezone approval.