Loading...
HomeMy WebLinkAboutDepartment Report HO 05-26-201 CARMEL BOARD OF ZONING APPEALS | HEARING OFFICER DEPARTMENT REPORT TUESDAY, MAY 26, 2020 (SU) Temporary Carmel Public Library. The applicant seeks the following special use approval for a temporary use in the former Marsh grocery store space in Merchants’ Square, for 3 years: 1. Docket No. PZ-2020-00058 SU UDO Section 2.31 - Institutional Special Use requested. The site is zoned B8/Business. The site is located 2140 E. 116th St. Filed by Michael (Misha) Rabinowitch of Wooden McLaughlin LLP, on behalf of New City Development Partners. General Info – The Petitioner seeks Special Use approval to temporarily house the Carmel Public Library for three years while the main library branch location at 4th Ave SE & Main St. undergoes renovation and expansion. The main branch renovation project is anticipated to be complete in February 2023. The tenant space is the former Marsh grocery store space, which was vacated in 2017. This tenant space is located within Merchants’ Square shopping center, and it is approximately 81,000 square feet in area. The leasable area of the site is around 5 acres in size. Per the Unified Development Ordinance (UDO), Special Use proposals shall generally be considered favorably by the BZA Board. Please see the petitioner’s informational packet for more details. Technical Review – The petitioner contacted the Technical Advisory Committee members regarding this petition. The Petitioner continues to follow up with each TAC Member to address any outstanding review comments; however, there do not appear to be any concerns with the proposal. Architecture/Design- The existing building exterior will not be modified. Site Plan, Landscaping, Lighting, Signage & Active Transportation – The existing site plan provides ample vehicle parking. The existing landscaping also provides buffers. Lighting for the site will be existing parking lot lighting and exterior building exterior lighting. Bicycle parking racks will be provided. The City’s bike parking standards require an inverted-U or A-frame rack design, and the Petitioner needs to verify that they will comply. Signage will comply with the Sign Ordinance regulations, and sign permits will be applied for at a later date. Within the Zoning Ordinance Sign Standards, this development is considered a Multi-Tenant Ground Floor Building, and this tenant is allowed two wall signs because they face AAA Way and Keystone Way E. However, the tenant can only be allowed to have a west facing wall sign if the landowner approves it, and if the tenant amends the current sign package with an ADLS Amendment petition/application. A sign may be installed where the old Marsh sign is located. The Planning Dept. is okay with the sign covering the white brick. Alternatively, a sign may be installed above the bay of windows located central to the south facing building façade. Spandrel Panel dimensions need to be identified to determine sign size. 300 sq. ft. is the maximum size a wall sign may be. Lastly, any signage will need to follow the Merchants’ Square sign package with regards to mounting, illumination, and design (no banners). The sign package stipulates that signage should only be on the beige fascia band. Again, the Petitioner will work with the Planning Dept. to secure sign approvals. UDO Section 9.09 – Special Use Process - Per the Unified Development Ordinance, Special Uses shall generally be considered favorably by the Board of Zoning Appeals, except in cases where the Board of Zoning 2 Appeals finds the proposed Special Use obviously inappropriate as a result of special and unique conditions determined as a result of the review procedure established herein. Criteria, Basis of BZA review: 1. Topography; 2. Zoning on site; 3. Surrounding zoning and land Use; 4. Streets, curbs and gutters and sidewalks; 5. Access to public streets; 6. Driveway and curb cut locations in relation to other sites; 7. General vehicular and pedestrian traffic; 8. Parking location and arrangement; 9. Number of parking spaces needed for the particular Special Use; 10. Internal site circulation; 11. Building height, bulk and setback; 12. Front, side and rear yards; 13. Site coverage by building(s), parking area(s) and other structures; 14. Trash and material storage; 15. Alleys, service areas and loading bays; 16. Special and general easements for public or private Use; 17. Landscaping and Bufferyards; 18. Necessary fencing; 19. Necessary exterior lighting; 20. On-site and off-site, surface and subsurface storm and water drainage; 21. On-site and off-site utilities; 22. Dedication of streets and rights-of-way; 23. Proposed signage (subject to regulations established by the Sign Ordinance); and 24. Protective restrictions and/or covenants. 25. Need for lifeguards and other supervisory personnel, in respect to a private recreational development or facility (does not apply). Basis of BZA Approval or Rejection: a. The particular physical suitability of the premises in question for the proposed Special Use. b. The economic factors related to the proposed Special Use, such as cost/benefit to the community and its anticipated effect on surrounding property values. c. The social/neighborhood factors related to the proposed Special Use, such as compatibility with existing uses and those permitted under current zoning in the vicinity of the premises under consideration and how the proposed Special Use will affect neighborhood integrity. d. The adequacy and availability of water, sewage and storm drainage facilities and police and fire protection. e. The effects of the proposed Special Use on vehicular and pedestrian traffic in and around the premises upon which the Special Use is proposed. The Petitioner addressed all planning/zoning review comments, and the Planning Dept. supports this variance request. However, the Petitioner needs to verify the design of the bicycle parking racks. Petitioner’s Findings of Facts: Please refer to the petitioner’s Findings of Facts included in their info packet. Recommendation: After all comments and concerns are addressed, the Dept. of Community Services (DOCS) recommends positive consideration of Docket No. PZ-2020-00058 SU with the condition of finalizing the bike rack design to meet the City’s standards. (Should the Hearing Officer deem it appropriate, a time limit of 3 years can be added as a condition of approval.)