HomeMy WebLinkAboutDept Report 7-23-01
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City of Carmel
DEPARTMENT of CGMMUNI1Y SERVICES
Division of Planning & Zoning
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July IS, 2001
Department Report
To: Board of Zoning Appeals Members
From: Department of Community Services
Re: Projects scheduled to be heard July 23, 2001
H. Public Rearin!!:
Ih-9h. These Items Currently Tabled:
Lakes at Hazel Dell, Section 1 (UV-133-00; UV-134-00; UV-135-00; UV-136-00; V-
153-00; V-154-00; V-155-00; V-156-00; V-157-00)
10-12h. Donatos Pizza (V-66-01; V-67-01; V-6S-01)
Petitioner seeks Developmental Standards Variances of the following Sections of the
Sign Ordinance:
25.7.01-2: Traffic Directional Sign 5-square-foot directional sign
25. 7.02-8(b): Number & Type 2 Identification Signs
25. 7.02-8(b): Number & Type 2 wall signs on the east fayade
The site is located at 1422 Keystone Way East. The site is zoned B-S/Business and is
located partially within the SR 431/Keystone Avenue Overlay Zone.
V-66-01 - Section 25.7.01-2: Traffic Directional Sign - Petition to allow a five-square-
foot Traffic Directional Sign.
In deciding whether or not the applicant has presented sufficient proof to permit the
granting of a variance of development standards, the Board shall determine in writing
that:
1. The approval will not be injurious to the public health, safety, morals and
general welfare of the community;
Insofar as the general welfare of the community is defmed by the Sign Ordinance (ZO
Section 25.7; Z-302), the appropriate size for a traffic directional sign is four square feet.
Injury to the general welfare would be sustained through the granting of a larger sign area
without practical difficulty being demonstrated. Furthermore, injury would be done
Page 1
Department Report - Board of Zoning Appeals
July 23,2001
Page 7 of IS
16h. East 96th Street Auto Park, lot 1,3 - Tom Wood Volkswagen (SU-75-01)
Petitioner seeks Special Use Amendment approval in order to establish an automobile
dealership. The site is located at 4610 East 96th Street. The site is zoned B-3/Business.
I. The Special Use in Flood Plain District, Ordinance Z-160, Section 21.6 as
amended does not apply and all prerequisites have been met by Petitioner.
2. The Special Use will be consistent with the Character and Permitted Land
Use of the zoning district and Carmel/Clay Comprehensive Plan:
The remainder of Lots 1 and 3 have previously been approved (Docket Nos. SU-53-00 &
SU-55-00) for use as automobile dealerships. The Comprehensive Plan Land Use Map
identifies this segment of the East 96th Street corridor as a High Intensity Regional
Commercial Employment Area. Substantial buffering was provided during the initial
Special Use consideration of this site and the Primary Platting (Docket No. 102-00 PP)
of the property.
3. The Special Use is physically suitable for the land in question:
The property is relatively level, without impediments to development. The floodplain has
been redrawn, making the property more suitable. The property has direct access to East
96th Street, a Primary Arterial.
4. The Special Use will not injuriously or adversely affect the adjacent land or
property values:
The subject property has been zoned B-3/Business for more than twenty years. Property
values in the area should be protected by virtue of adequate landscape screening and
buffering.
5. The Special Use will not adversely affect vehicular or pedestrian traffic flow,
nor the adequate availability of water, sewage, or storm drainage facilities, or
police or fire protection:
Vehicular traffic flow for multiple automobile dealerships on the subject property was
addressed at the time of the Primary Plat petition and the original Special Use petitions.
Pedestrian traffic should not be adversely affected by the proposed development. The
adequate availability of water, sewage and storm drainage should not be adversely
affected by this project. Police and fire protection should be adequate.
6. The Board has reviewed the requirements of Ordinance Z-160, Section 21.3
(1-25) as they relate to this Special Use, and does not find that those criteria
prevent the granting of the Special Use:
The petitioner has provided sufficient evidence that the requirements of Section 21.3 will
be met.
Page 7
Department Report - Board of Zoning Appeals
July 23. 2001
Page 8 of 18
There are a few issues that remain outstanding on this proiect:
First. the Lighting Plan needs some minor revisions to address light intensity at
the lot lines.
Second. the Department is recommending fixtures for the light standards that
would produce less glare. The Department is concerned that the proposed fixtures might
cast expose too much of the bulb. resulting in an unacceptable lighting situation for the
residential neighbors.
Third. the Landscape Plan needs to be reviewed by the Urban Forester. A portion
of the Landscape Plan approved at the time of the Primary Plat has been sacrificed in the
proposed plan without consideration for alternative planting.
Fourth. the Department is recommending the realignment of the north. access
drive to align with the north drive for the Tom O'Brien dealership on Lot 2.
The Department recommends favorable consideration of this petition conditioned
upon the satisfactory resolution of outstanding T AC concerns.
Page 8