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HomeMy WebLinkAboutDept Report 11-25-02City of Carmel DEPARTMENT OF COMMUNITY SERVICES Division of Planning & Zoning Page 1 November 25, 2002 Department Report To: Board of Zoning Appeals Members From: Department of Community Services Re: Projects scheduled to be heard Monday, November 25, 2002 I. Reports, Announcements, Legal Counsel Report and Staff Concerns: J. Public Hearing: 5-7j. Foster Addition, Lot 2 - NatureWorks+ (V-182-02; V-183-02; V-184-02) Petitioner seeks the following Development Standards Variances: V-182-02 §26.04.05(c) five-foot (5’) north and south side bufferyards V-183-02 §26.04.05(c) reduced west front bufferyard V-184-02 §27.03.02 forego parking lot curbing The site is located at 421 South Range Line Road. The site is zoned B-1/Business. §27.03 Parking Facilities. 27.03.02 All parking lots shall be curbed. All parking lots shall be designed to provide adequate storm water drainage, including onsite detention capabilities. Traffic control in all parking lots shall be by means of curbed traffic islands. Design of the above requirements shall conform with the current standards of the City of Carmel. On Tuesday, November 12, 2002, the Plan Commission Special Study Committee approved Docket No. 125-02 ADLS with the following Conditions: 1. That the 45-foot half right-of way for South Range Line Road be dedicated; 2. That no heavy equipment be stored on site; 3. That the drainage issues be resolved. The Department recommends favorable consideration of Docket Nos. V-182-02; V-183- 02 and V-184-02 in accordance with the Plan Commission Special Study Committee’s approval of Docket No. 125-02 ADLS with the following Conditions: 1. That the right-of-way for South Range Line Road will be dedicated in accordance with the Thoroughfare Plan, and 2. That all Technical Advisory Committee issues will be resolved satisfactorily. Carmel/Clay Advisory Board of Zoning Appeals November 25, 2002 Page 2 of 5 Page 2 Items 5-5j. exhibit A Technical Advisory Committee September 18, 2002 Natureworks+ (Site Development Plan) The, applicant seeks approval of a Site Development Plan to renovate an existing site. The site is located at 421 South Range Line Road. The site is zoned B-1/Business. Filed by Randy Sorrell. Randy Sorrell owns and operates Natureworks. Natureworks is a residential landscape design and light construction company. There is a piece of property located on Range Line Road on which we have a contingency agreement. We want to renovate the building entirely and turn it into a professional office for our business. At the request of the TAC members, Randy presents the poster board for clearer details. The building is at 421 Range Line Road next to the trophy shop. As shown on the drawing, Range Line Road is on the left. We plan to asphalt or concrete a couple parking spaces as well as the drive back to the garage. Currently it is a cinder block building in poor condition. We will add vinyl siding to the building, new windows, and a new roof. The color of the siding will be taupe gray. A small sign will be placed in the front. The front porch that exists is rough. It is a deck that is falling apart so we plan on removing it. That area will be turned into a front porch with pavers. An old world soft look with wrap steps that continue around the entire front porch. There will be two or three steps that move into a sidewalk that encompass the two parking spaces. We will add a small subtle, water feature up front. Also, a Pergola over the front porch made from natural cedar that will remain unpainted. Presently in the rear there is a rough concrete slab patio that we will enlarge. That will become a deck and a Pergola overhead. You then step down to brick pavers and a sidewalk that will take you to the garage, this all becomes landscaping that continues to the back. We will add another large water feature of limestone 6 to 18" tall. We can work with the grade that exists. Trees, shrubs, and other landscaping will also be added. Currently there is an unused alleyway that has gone back naturally. Jon asks for the present location of the fence line to determine if the alley will be blocked. I want to make sure you are aware of the building and code requirements in converting the residence to a commercial structure and working with the state on state releases when required. You will want to meet with Jeff Kendall to go over those requirements. What is the proposal for the garage? Randy, everything on our property is not on someone else’s property. We have a foot or two between the garage and the trophy shop property. The garage will be exclusively for storage. We outsource most of our work. We do have a small in house crew. We will store some tools during construction. Gary Hoyt, is this a professional office? What types of vehicles will be parked at the location? What are your plans for storing chemicals? Randy, parking is for our client’s vehicles. We have seed in bulk (2 or 3 bags of 100 lb seed), a bottle of roundup, etc. No fertilizer or related products will be stored at the site. We will not have crews operating from here. A foreman, two times a week, will be in to swap out shovels, etc. This is a big business plan change for us. We will use this as a place to conduct business. To bring clients in to review progress of jobs. Also, we will bring in new clients to look at plans, pergolas, and patios, etc. A show house so to speak. Dick Hill, please provide our office with a set of plans. In converting this from a residential to a commercial, you will need a couple of Board of Public Works approvals. The DPW meets twice a month. 1. Convert the entrance from a residential to a commercial. 2. You will probably have some additional sewer and water connection fees. On the drawings you will be providing, we would appreciate it if you would show the existing curb cuts and how they align with any existing cuts across the street. 3. You Carmel/Clay Advisory Board of Zoning Appeals November 25, 2002 Page 3 of 5 Page 3 will need to get an approval for a commercial drive. It is up to the Utility Department, but you might owe some additional connection fees. Do you anticipate truck traffic using the driveway? Randy drives a half-ton Silverado and one landscape truck to be driven by our foreman. It is a one-ton dump truck. There will not be semis on the driveway. Jon would like to expand on the identity of the new asphalt drive in that location. The ordinance would require that the area be curved. You need to show where the storm water is going to go. If there are inlets, you will need to bring someone with civil engineering experience on board to work with our engineering department to determine how you will drain the site. Randy, we need to determine where water runoff from the driveway will go. Scott Brewer received a copy of the plans but would like a larger copy. I would ask that you change your choice from “Red Maple” to a larger shade tree. Red Maple is not good for the urban setting. Ash would be a good selection. Laurence, while we are talking about landscaping, are there any overhead lines? Dean believes the power lines are in the alleyway. The feed to the house is a concern to me. I have not received site plans for this project. Randy notes it is an overhead feed to the house. Gary Hoyt would like a set of plans. How do you propose to change the inside of the house? You will need to talk with Jeff Kendall about the exterior “construction design release” to the state. Typically on businesses I request a Knox box. Because I am familiar with this location, I don’t think it would be necessary at this time. Randy we are just going to paint and carpet. Randy receives a list of TAC members. It is requested that the plans be mailed to each member. John South will not need plans for this project. No Comments. Jon, we will need a drainage plan and identify the parking lot. The parking lot should be asphalt and curbed (when you meet with your civil engineer please discuss this). You should talk with the city engineering department about the driveway cut and that it needs the DPW approval. The ordinance buffer yard guidelines require a 5' setback on the north and south side of this property. A 25' setback is required on the east side of the property. You have that met on the north. It does appear, however, you will be encroaching by 2' on the south. It looks like there might be 3' as well. I encourage you to file for a variance, on that requirement. On the north side, I am not sure what is adjacent to you over the other property lines. The buffer yard requirement along Range Line Road is 15'. You only have a 4' setback at the parking spaces. Again, I will want to take a look at your landscaping plans. For the parking spaces you will be required to file a variance from that 15' setback. In addition there is a 45' half right-of-way (Thoroughfare Plan). We will be looking for you to conform to a setback. As a part of a request for a variance from the setback, we can get this pulled from the parking another foot or two over in favor of the relief from the 15' setback. In the future, we can make road improvements or sidewalks along that frontage. The proposed signage needs to be a minimum 7-8' setback. Regarding the two parking spaces in front, if they are a 9' in width, they need to be 20' in depth. Depending on the tight radius, you need to allow more room or pull to the south. This will go to the Plan Commission Oct 15th and it is not a public hearing item. It will likely then be sent to committee for hearing on Nov 12th then back to the Plan Commission for final approval at the Nov 19th meeting. It is advised between now and then you get Carmel/Clay Advisory Board of Zoning Appeals November 25, 2002 Page 4 of 5 Page 4 together with the civil engineer and the city engineer and get things ironed out before the Nov 12th date. Laurence is the city’s liaison to the BZA. Together you can file for those two buffer yard variances. Your civil engineer will confirm the drawing and will show that it meets the Thoroughfare Plan to determine setback into buffer yard. Also, photos to the Plan Commission will help give them an idea of “before and after” and what you are proposing. This would give them a better idea of colors and materials. You should begin immediately creating the outline. You will need relief from the south and north buffer yard and the front buffer yard. Laurence, assuming you curve the driveway and can meet the geometry at the street curb cut. One final comment; try to make the connection at the sidewalk. Jon: I would file for those as soon as possible. That would put you running concurrent and after the Plan Commission would approve the plans, you would then be in a position to file and be on the BZA agenda in November. This would put your approval from the BZA just a week after your approval from the Plan Commission. You do not want to file and then have it strung out to December or January. We can provide you with the documentation. Carmel/Clay Advisory Board of Zoning Appeals November 25, 2002 Page 5 of 5 Page 5 Items 10-12j. exhibit B Location Map