HomeMy WebLinkAboutDept Report 09-24-01
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City of Carmel
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September 19, 2001
Department Report
To: Board of Zoning Appeals Members
From: Department of Community Services
Re: Projects scheduled to be heard September 24,2001
H. Public Hearin2:
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. Shell Station (V-92-01; V-93-01; V-94-01)
Petitioner seeks the following Developmental Standards Variances:
V-92-0l ZO 25.7.02-7(b) 2 Special Use signs
V-93-01 ZO 25. 7.02-7(c)(i) 95-square-foot ground sign
V-94-01 ZO 25.7.02-7(d)(i) 9' 4" ground sign
The site is located at 3202 East 96th Street and is located partially within the SR
431/Keystone Avenue Overlay Zone.
V-92-01- Section 25. 7.02-7(b): Number & Type - Petition to allow two Special Use
Signs.
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 defined by the Sign Ordinance
(ZO Section 25.7;. Z-302), the appropriate number of signs for a Special Use
located on a parcel less than five acres in size is one (1), ten-square-foot
Identification Sign.
The appropriate number of signs for a single-tenant building, however, is
prescribed as one Identification Sign per frontage on a public street. The Shell
site has frontage on East 96th Street and North Keystone Avenue; therefore, if it
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East 96th Street Auto Park, Lots 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.
Filed by Lawrence E. Lawhead of Barnes & Thornburg for Tom Wood Nissan.
1. 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:
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Department Report
Board of Zoning Appeals
September 24,2001
Page 21 of21
The petitioner has provided sufficient evidence that the requirements of Section
21.3 will be met.
At the July 23. 2001. Public Hearing. the Board tabled this Item in order to allow
the Plan Commission Special Study Committee the opportunity to review the project.
The Special Study Committee tabled the Item at their August 7. 2001. meeting. The
Special Study Committee gave the plan a favorable recommendation (4-0) at their
September 4. 2001.. meeting. with the following concerns remaining to be addressed:
a An indication as to whether the Traffic Directional Sign located at the entrance will
be internally or externally illuminated. The exhibit received by the Department on
Friday, September 7, 2001, illustrates a Non-llluminated sign. The question of
whether this sign will be internally illuminated, externally illuminated, or non-
illuminated remains.
a The sign illustrated on the September 7, 2001, exhibit is too tall. Traffic
Directional Signs are limited to three (3) feet in height (3' 8.875" indicated).
a The Department needs to know what the height of the individual sign panel for the
"Service" text will be in order to determine whether the sign will be in excess of
three square feet in Sign Area
a Revised elevations of the building and dumpster enclosure specifying the gray,
painted split-face block need to be submitted.
a A revised, dimensioned sign detail for the Identification Sign on the east fac;ade
needs to be submitted.
a Cut-sheets for lighting fixtures with flat lenses need to be submitted.
a A Landscape Plan showing where the buffer plantings removed from Cannel
Creek are to be relocated needs to be submitted.
As of Tuesday. September 18. 2001. the Department has vet to receive the
exhibits listed above.
If the exhibits are received by Wednesday. September 18. 2001. and found to be
acceptable. the Department recommends favorable consideration of this petition.
If the exhibits are not received by Wednesday. September 19. 2001. or are not
found to be acceptable. the Department recommends that this Item be Tabled.
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