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HomeMy WebLinkAboutDept Report CARMEL BOMill OF ZONING APPEALS DEPARTMENT REPORT November 26, 2007 1J-14.h Thomas English W Carmel Dr Retail Development (Meijer Outlot) The applicant seeks the following development standards variance approval: Docket No. 07100026 V Section 20G.05.07 B (4) b Retail entrances on west facade Docket No. 07100027 V Section 20G.OS.07 B (4) d No. of parking spaces in front of building Docket No. 07100028 V Section 25.07.02-09 h Signage not facing cast and north RO\V Docket No. 07100029 V Section 25.07.02-09 b Number of tenant signs The site is located at the 1400 block ofW. Cannel Dr., NE corner of Pennsylvania S1. and W. Cannel Dr. and is zoned OM-M: Meijer zone. Filed by Paul Reis of Bose McKinney and Evans. 2 .~ I . :. ....,,~ -. lIIoo.\;;I~ __,I,' ....Ii.~;, ::.....,l-ii..:r,.",.~i~ .. -m ~.... ~.P.. . ~ !e" . ~= -= .... , ~IL -, ~~. lti"_-:, !. ~li" :-~ ;~ff"f. ... ;610 .... ,!-- :]A .,I'~ ... ~ 'il .... I'f'" .,.. ,: .""" -. ~.. -:- ~-:.:~;~~-!"(; ~-. . ~ ~QM/~I II'! ~ · . ~ ;.~~ ~. ,~~1:~'::1 . ,. ." .6"'_ . . I '" .. . . .1.... _... rrL-i... . . r General Info: The applicant is requesting variance approvals for a new retail development located within the Meijer zone of the Old Meridian District. The building will be oriented towards both Pennsylvania S1. and Cannel Dr., therefore requesting storefronts to be facing both streets. They are also requesting a variance for the number of parking spaces in front of the building and for additional tenant signage. Analysis: This new development will face both Pennsylvania S1. and Call11el Dr., but will be set back roughly 130 ft. from Pennsylvania S1. The Old Meridian District Meijer Zone states, "All primary retail entrances must be located immediately adjacent to such a street or drive." 130 ft. is not immediately adjacent, thus the need for the variance to have retail entrances on the west fayade. Having retail entrances on the west fayade makcs good use of the frontage/visibility from Pennsylvania St. and will make the building more dynamic and aesthetically pleasing. The Department is in support of this variance request. The second variance request relates to this statement from the Old Meridian District Meijer Zone: "Except for Convenience stores, no parking is allowed in the areas between a building front and an Open Drive or the street." This request is needed because the new development must maintain traffic flow through the site and have access to an open dIive or public street. These parking spaces are necessary for handicap/disabled parking to have immediate access to the entrances of the retail stores. It makes good use of the space available (planned) for a smooth entrance into the site off of Cannel Dr. There will be a corner tenant facing Cannel Dr. and the pri vate, open drive entrance into the site from the south. Because this is the main entrance to the site from Cannel Dr., the applicant is requesting that the corner tenant may have an additional sign to face the private drive. The Department does not have any issues with this request and is in support of the variance. The final variance request is for the number of signs per tenant. Because this isa four sided building, the applicant feels it is necessary to have tenant signage facing n01111 towards Meijer and the entrance from Pennsylvania 8t. This signage is 110t facing a public street and it ties into the third variance request for signage not facing a north right of way. The proposed signage will be limited to white, internally illuminated channel letters with white returns, 36" maximum letter height and no logos. The Department is in support of this variance request due to the specific restricted requirements of the sign criteria, as well as the issue of having a four sided accessible building. Note: ADLS Amendment approval is required after Variance approval. Findings of Fact: Retail entrances on west facade 1. The approval of this variance will not be injurious to the public health~ safety, morals, and general welfare of the community because: The allowance of the entrances will enhance the appearance of the building as seen from Pennsylvania St. without injury Of effect on the public health, safety, morals or general welfare of the community. 2. The use and value of the area adjacent to the property included in the variance ,,,ill be not affected in a substantially adverse manner because: The entrances enhance the building appearance as seen from Pennsylvania St. and will have no adverse impact on the surrounding properties r on the adjacent area. 3. The strict application of the terms of the Zoning Ordinance to the property will result in a hardship in the use of the property because: This building is being built on an outlot with exposure to both Pennsylvania St. and Cam1el Dr. but only one "drive:' Application of the Ordinance would limit the entrances only to the south t~lyade preventing a more eftlcient development fronting on both streets. Findings of Fact: Number of parking spaces in front of building 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The parking spaces are minimal in number and will be screened from Cannel Drive \vithout injury to the public health, safety, morals or general welfare of the community. 2. The use and value of the area adjacent to the property included in the variance will be not affected in a substantially adverse manner because: These spaces will have no impact or effect on the adjacent properties or area. 3. The strict application of the terms of the Zoning Ordinance to the property will result in a hardship in the use of the property because: This site is an outlot within the Meijer Zone, a unique part of the Old Meridian District and because of necessary location of the building, the existing "open drive" and parking requirements, these few (7) spaces will be located in front of but not adjacent to the retail entrances so the storefront remains adjacent to the "dlive." Findings of Fact: Signage not facing east right-of-way 1. The approval of this variance will not be injurious to the public health, safety~ 0101-a1s, and general welfue of the communit)' because: The additional sign will help to better identifY the "comer" tenant without injury to the public health, safety, morals or general welfare of the community. 2. The use and value of the area adjacent to the property included ill the variance will be not affected in a substantially adverse manner because; The additional sign will enhance the tenant's business and thereby enhance the value of building without any adverse etfect on the surrounding propeliies or adjacent area. 3. The strict application of the terms of the Zoning Ordinance to the property will result in a hardship in the use of the property hecause: A signitlcant number of people use the main n01ih- south entrance off Cannel Drive 10 and from the Meijer Store and this sign will help to identify the corner tenant to members afthe public using this "open drive." Findings of Fact: Signage not facing north right-of-way/number of signs per tenant 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The signage wil1 be designed to provide effective yet appropriate identification for the tenants in this retail building without injury to the public health, safety, lTlOrals or general Vv'elfare of the community. 2. The use and value of the area adjacent to the property included in the variance will be not affected in a substantially adverse manner because: This signage will be designed to be incidental without impact or effect to the adjacent area and properties. 3. The strict application of the turns of the Zoning Ordinance to the property will result in a hardship in the use of the property because: Trame utilizing the main east-west and north-south "open drive" will be unable to identify the tenants in the retail building. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 07J00026- 07100029 V.