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HomeMy WebLinkAboutDepartment Report 05-26-2013 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT TUESDAY, MAY 26, 2020 (UV, V) Extra Space Storage. The applicant seeks the following use variance and development standards variance approvals for an indoor self-storage facility: 3. Docket No. 20010016 UV UDO Section 3.66 Prohibited Uses in Overlay Zone. 4. Docket No. 20010017 V UDO Sections 3.75 & 3.79 Landscaping & Parking Standards (Bufferyards). 5. Docket No. PZ-2020-00018 V UDO Section 3.72.B Construction Materials, metal panel as primary material requested, brick/stone/concrete required. The 0.91-acre site is located at 155 W. Carmel Dr. and is zoned I1/Industrial and Rangeline Rd. Overlay. Filed by Jim Shinaver of Nelson & Frankenberger, LLC on behalf of Adams & French Property, LLC. General Info & Analysis: Under Docket No. 20010015 DP/ADLS, the Petitioner just received Plan Commission approval for the project, subject to BZA approval. The Petitioner now seeks use variance & development standards variance approvals related to a new proposed self-storage warehouse building. While the underlying I1/Industrial zoning permits the self-storage warehouse land use, the Rangeline Rd. Overlay prohibits that use. The Petitioner seeks Use Variance approval for the use. The Petitioner also seeks variance approval from the Landscaping & Parking Standards of the Rangeline Road Overlay zone, as it relates to the east bufferyard requirement. And, they also seek variance approval from the Construction Materials section of the Range Line Road Overlay zone in order to use metal panel materials on a portion of the building exterior, rather than the required brick/stone/concrete. Please see the Petitioner’s informational packet for more detail on the use variance request. The properties that surround the Real Estate to the north, east and west are zoned industrial, business, and commercial, and were developed after the existing self-storage facility began operating on the Real Estate. North of this site across Carmel Drive is the Kirby Office Park. East of this site is the General Shale Brick masonry supply yard. West of this site is the US Automatic Fire & Security building. All these sites are also zoned I1 and located in the Range Line Overlay District. To the south of the existing one-story tall storage buildings is the Fairgreen Trace residential subdivision, zoned R1/Residence. Analysis: The Petitioner desires to demolish the existing 1-story tall building and replace it with a new 3-story tall Extra Space Storage building that will continue to operate as a self-storage use consisting of approximately 59,500 square feet. The exterior building materials for the new 3-story building will include masonry, metal panels, and glass. The new 3-story building proposed by Adams & French will be more architecturally compatible, consistent, and complementary to other commercial buildings in the surrounding area. Self-Storage Warehouse Use - The Use of this building, Indoor Storage or Warehousing, is a prohibited use in the Rangeline Overlay District. The use does exist today in the form of one-story storage buildings set back from this parcel where the new development is proposed. Those are grandfathered and may remain. Any changes to those buildings will require a Use Variance in the future, as is requested for this parcel, which has a small storage building and office located on it, currently. The current Industrial (I-1) zoning classification of the Real Estate permits “Storage and/or Warehousing, Indoor”; however, “Storage and/or Warehousing, Indoor” is a prohibited use within the Range Line Overlay. The existing self-storage building was constructed in the mid- 1980’s and continues to operate as a pre-existing, legal non-conforming use. The proposed new building would be used for the same purpose as the existing building (“Storage and /or Warehousing, Indoor”) which includes a small office component for the business. However, for “Storage and/or Warehousing, Indoor” to be a permitted use on the Real Estate, Use Variance approval is required. The properties that surround the Real Estate are zoned industrial, business, and commercial and were developed after the original self-storage facility which was constructed in the mid-1980’s. Approval of the Use Variance request will allow construction of a new building 14 that will be more architecturally compatible, consistent, and complementary to other commercial buildings in the surrounding area. East Buffer- The Petitioner requests a variance from the landscaping requirements due to the small width of the site. Screening is required along the west property line adjacent to the parking spaces on the south side of the building. It would also be required along the east, but the Petitioner requests a variance from that requirement in order to have the proper drive aisle width. This Development Standards Variance request pertains to UDO Sections 3.75 and 3.79 regarding landscape and parking standards (bufferyards). Due to the unique existing site conditions, Adams & French is seeking this Development Standards Variance request pertaining to the landscape standards and parking bufferyard standards for the east perimeter of the Real Estate adjacent to the existing drive that serves the site. Adams & French proposes that the existing drive be allowed to remain in its current location along the east perimeter of the Real Estate where the UDO would today require a 5-ft wide landscape buffer area with plantings. Building Materials - The building design is a mix of modern and industrial. The front of the building looks very industrial, with two shades of brick and great detailing around the windows and at the floor levels. The windows will be faux/spandrel glass, due to the storage use behind them. This site is located within the Rangeline Road Overlay Zone, which has strict requirements for architectural design. Brick, stone or concrete is required on the front and sides, and the rear elevation may vary; however, must be coordinating and complementary to the rest of the building. The petitioner requests a variance for a different material – metal panel – to be a primary material. This Development Standards Variance request pertains to UDO Section 3.72 B to allow metal panels as the primary building material in lieu of brick, stone and/or concrete only as it relates to portions of the east and west elevations of the building. The applicant Petitioner worked closely with staff and made significant revisions and enhancements to the architectural building elevations as requested by Planning Staff. As noted above, the Plan Commission Commercial Committee approved the building materials design supported by DOCS Staff on May 7. Technical Review: The Petitioner appeared at the Feb. 19 Technical Advisory Committee (TAC) meeting. There are close to 28 members, representing city and county agencies, utility companies, etc. Items reviewed for this project ranged from utilities, drainage/engineering, signage, architecture, landscaping, lighting, life/safety issues, and more. Comprehensive Plan: The Comprehensive Plan is a guide for growth for the City. It is important to note that the Comp. Plan contains an Appropriate Adjacent Land Classifications Table, which shows the Best fit vs. Conditional Fit land uses. “B” stands for Best Fit and “C” stands for Conditional Fit, meaning it is appropriate when the more intense development is installed with sensitivity to the adjacent land classification. The surrounding adjacent land uses are all commercial or industrial type uses, so the project will be a Best Fit. By using landscaping, quality building materials, and good design/architecture, the proposed use will fit into the context of the area. Planning Staff’s Final Comments: The Petitioner addressed all planning/zoning review comments, and the Planning Dept. supports the use variance and development standards variance requests. Petitioner’s Findings of Fact: 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 Nos. 20010016 UV, 20010017 V, and PZ-2020-00018 V.