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HomeMy WebLinkAboutDept Report 01-28-08 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT January 28, 2008 1-7h. Mike's Express Carwash Michigan Road The applicant seeks the following development standards variance approvals: Docket No. 07110006 V Section 23C.08.02.A Reduction of required front yard greenbelt Docket No. 07110007 V Section 23C.l1.A Reduction of required number of parking spaces Docket No. 07110008 V Section 23C.I0.02.2 Reduction in perimeter landscaping Docket No. 07110009 V Section 23C.11.G Car stacking visible from Michigan Road Docket No. 07110010 V Section 25.07.02-09 Increase in permitted wall sign size Docket No. 07110011 V Section 25.07.05 Two drive-through menu boards requested Docket No. 07110012 V Section 23C.09.D Partial relief from building fa~ade break requirements The site is located at 10580 North Michigan Road and is zoned Il/lndustrial within the US 421 Overlay. Filed by Jim Shinaver of Nelson & Frankenberger for Mike's Express Car Wash General Info: The petitioner is requesting to construct a car wash, with an automatic bay and vacuum machines, on an undeveloped 1.07-acrc parcel on the west side of Michigan Road. The site is within the US 421 Overlay. The use is permitted in this zoning district. Analysis: The request has been reviewed by the Plan Commission and the Special Studies committee. Several site changes have come about as a result of discussions during that process. The building has been centered on the site, which places the drive aisles and ingress/egress points at more efficient and sater locations. No sclf- service wash will be offered; it will be automatic ~ only. Because of the size of the site, and the nature of the requested use, several variances arc requested. A reduction in parking spaces is requested, as the majority of customers will be driving through the carwash and exiting. The only people likely to park on-site are employees (typically three per shift), and people utilizing the vacuums, which will have their own parking stalls. Although this is considered a retail use, it docs not have the same parking needs as a typical retail use. The stacking spaces will be visible from Michigan Road, although it will be mitigated somewhat by extensive landscaping. Because of the size of the site and the building, it would be almost impossible to place the building in such a way that stacking was fully screened, while still preserving safe and efficient ingress and egress. While the total area available for landscaping would be reduced, the amount of landscaping would not be. The reduction in perimeter landscaping stems from large openings in the building; because of the nature ofthe building, it would be impractical to fully landscape the perimeter. The Michigan Road Overlay requires a thirty-foot setback and greenbelt; the petitioner is requesting that the driveway leading into the carwash be permitted to encroach twenty feet into that greenbelt. The remaining I O-foot greenbelt would be extensively landscaped to help screen the stacking spaces from Michigan Road. The petitioner is not requesting a variance for a reduction in plantings. Buildings within the Michigan Road Overlay that are at least ninety feet long are required to have fayade breaks of at least eight feet, every sixty feet. The carwash building would be over 120 feet in length, but would be relatively narrow, at less than forty feet A fayade break on a building with these dimensions would not achieve the aesthetic effect intended by the overlay, and could also affect the building's functi anality. The petitioner is requesting a number of signs. They have asked for two menu board signs, rather than the permitted one Sig11, and for larger wall signs than the Overlay permits. The menu boards would be visible from the stacking spaces, with one facing southwest and the other facing southeast, immediately prior to entering the washing area. Both would be 15.82 square feet, and would have a multicolored, backlit panel set into brick, on a precast stone base. The size is within the permissible range for the Overlay, and due to the landscaping and configuration of the site, would not be clearly visible from Michigan Road. Several restaurants in the Overlay have more than one menu board, although typically the boards are located immediately adjacent to each other, while the two proposed here would be separated by several feet. The overall visual impact would not be significant, however. The petitioner is also requesting wall signs larger than are permitted in the Overlay. The sign over the "tunnel", or carwash entrance, which would face Michigan Road, would be ] 00 square feet. Based on the building's frontage and distance from the right-of-way of Michigan Road, they would be permitted to have a sign up to 40 square feet in size. The Department would prefer a sign that isin keeping with the requirements of the Sign Ordinance. While the stacking spaces and menu boards will not be highly visible from Michigan Road, due to the landscaping, the overall building and site's use will be visible, indicaling that a sign that meets the requirements of the Ordinance is necessary. Findings of Fact: Reduced greenbelts and perimeter landscaping 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: extensive landscaping and screening will still be provided. 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: extensive landscaping and screening will still be provided. 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: the size and shape of the lot, combined with the nature of the proposed use, would make it difficult to develop the site and still maintain safe, efficient circulation. Findings of Fact: Reduced parking spaces and stacking visible from Michigan Road 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the site does not have the same parking needs as most retail uses, and the stacking and provided parking will be screened by landscaping. 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: the site does not have the same parking needs as most retail uses, and the stacking and provided parking will be screened by landscaping. 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: the size and shape of the lot, combined with the nature of the proposed use, would make it difficult to develop the site and still maintain safe, efficient circulation. Findings of Fact: Partial relief from fa~ade break requirement 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the narrow portion of the fayade will face Michigan Road, and the dimensions of the building are such that a fayade break could negatively impact the building's functionality and appearance. 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: the narrow portion of the fayade will face Michigan Road, and the dimensions of the building are such that a fayade break could negatively impact the building's functionality and appearance. 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: the dimensions of the building are such that a fa<;ade break could negatively impact the building's functionality and appearance. Findings of Fact: Two menu boards requested 1. The approval of tlis variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the menu boards will not be clearly visible from Michigan Road, due to the proposed landscaping and their placement. 2. The use and value of the area. adjacent to the property included in the variance wHl be not affected in a substantially adverse manner because: the menu boards will not be clearly visible from Michigan Road, due to the proposed landscaping and their placement. 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: having one menu sign could be detrimental to the efficiency of the planned circulation. Findings of Fact: Increase in permitted wall sign size 1. The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: the sign would be larger by sixty square feet than what would be pem1itted by ordinance. 2. The use and value of the area adjacent to the property included in the variance will be affected in a substantially adverse manner because: the sign would be larger by sixty square teet than what would be permitted by ordinance. 3. The strict application of the terms of the Zoning Ordinance to the property will not result in a hardship in the use of the property because: visibility could be accomplished with a compliant sign. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 07110006- 07110009 V and 07110011-07110012 V after all concerns have been addressed. The Department recommends negative consideration of Docket No. 07110010 V.