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HomeMy WebLinkAboutDepartment Report 10-23-2314 of 19 CARMEL BOARD OF ZONING APPEALS REGULAR MEETING DEPARTMENT REPORT MONDAY, OCTOBER 23, 2023 (UV, V) Rosie’s Gardens Expansion. The applicant seeks the following use variance and development standards variance approvals: 2. Docket No. PZ-2023-00198 UV UDO Section 3.01 Prohibited Uses – Storage and/or Warehousing Outdoor prohibited – existing and proposed/requested. 3. Docket No. PZ-2023-00200 V UDO Section 3.14.A.1 No parking allowed in the Front Yard, Parking exists currently. 4. Docket No. PZ-2023-00201 V UDO Section 5.39.H.2.a Number of signs – 1 sign per street frontage allowed, 2 requested along College Ave. The site is located at 10402 N. College Ave. It is zoned B3/Business and Homeplace Business Overlay District. Filed by Andrew Wert of Church Church Hittle & Antrum, on behalf of Lawrence Hughes, owner. General Info: • The existing Rosie’s Gardens was recently rezoned and approved for a garden center expansion. • Relevant Plan Commission docket nos. are Docket No. PZ-2022-00191 Z: Rosie’s Garden Rezone. Docket No. PZ-2023-00110 DP Amend/ADLS Amend: Rosie’s Gardens Business Expansion, and Docket No. PZ- 2023-00155 PV: Plat Vacation for a portion (18 lots) of Harry Bowser’s Northridge Addition. • New improvements to the site must comply with today’s zoning ordinance regulations, which triggers the need for use variance and development standards variances for Storage and/or Warehousing Outdoor land use, for Parking in the Front Yard, and for Total number of signs requested. (The first two items are existing conditions on the site. The signage request is a new request.) • This site is located on the west side of College Ave., south of the intersection of 106th Street and College Ave. and has been in business here since 1982. • North of this site are condominiums of Colonial Village (zoned B1/Business), a small multi-tenant building (zoned B-1/Business), and single-family residential homes (zoned R-3/Residential). East across College Ave. (N. of 104th St.) are various businesses zoned primarily B-5 and B1 (in the original Homeplace plat/subdivision). East across College Ave. (S. of 104th St.) are R3/Residential zoned properties in the College Meadows subdivision. South of the properties owned by Rosie’s are homes zoned R1/Residential in the Northridge subdivision. West of the property is a 10-acre ± wooded site, also owned by the Petitioner. • The recently approved site plan by the Plan Commission consists of a new building to replace the existing store, which includes a new greenhouse, a new office/storage building and a second storage building, a new parking lot with new site access location, new dumpster enclosure, and a dry detention pond. • Please see the Petitioner’s info packet for more detail on the use variance and variance requests. Use Variance & Variances Requested: Storage and/or Warehousing Outdoor Use - • Per the UDO, prohibited uses for this site include Storage and/or Warehousing (Outdoor). This land use exists today and is also proposed/requested as part of its expansion. • The Planning Dept. does not have any concerns with this use variance request. Parking in Front Yard - • Per the UDO, no parking is allowed in the Front Yard. Parking exists in the front yard, currently. With the Plan Commission approved expansion of this existing business/land use, the Petitioner needs to comply with the current UDO standards (or seek BZA variance approval) for the expansion portion. • The Planning Dept. does not have any concerns with this variance request. Total Number of Signs - • Two signs, total, are requested along College Ave. 15 of 19 • One wall sign currently faces College Ave. as part of a stone wall, along with two other small signs. The two smaller signs have since been removed from the College Ave. frontage. • An additional, new ground sign is proposed to be installed at the new vehicular entrance along College Ave. • Variance approval is requested, to allow more than one sign along College Ave. • The new ground sign will be 6-ft tall, around 27 sq. ft. in area, and will be located at least 5-ft from the street right of way. It will be illuminated externally. • The Planning Dept. does not have any concerns with this variance request. Review Comments: • All planning/zoning review comments related to the variance applications have been addressed. Final Comments: • The Planning Dept. is supportive of these use variance and variance requests. Findings of Fact: • Please refer to the Petitioner’s Findings of Facts included in their BZA Info Packet. Recommendation: • The Dept. of Community Services (DOCS) recommends positive consideration of the use variance and development standards variance requests, and adoption of the Findings of Facts submitted by the Petitioner.