HomeMy WebLinkAboutDept Report 02-25-08
CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
February 25, 2008
2h. Granite City Food & Brewery Materials
The applicant seeks the following development standards variance approval:
Docket No. 08010002 V Ordinance Z-359 Use of stucco on building in PUD
The site is located at the comer of96lh Street and US 31/Meridian Street and is zoned PUD/Planned Unit
Development.
Filed by SJA Architects and Dunham Capitol Management for Granite City Food & Brewery and Duke
Construction LP.
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General Info: The site is located within the Planned Unit
District for Parkwood West. When the site was rezoned to the
PUD classification in 2000, it specified that all buildings have a
minimum of three of the following materials: stone, brick,
architectural Precast, architectural metal panels, glass, or
ornamental metals. The petitioner is proposing to use stucco as
an accent material, in accordance with their corporate design.
The stucco would be real stucco, not prefabricated panels, and
would be placed on upper areas of the building. The other
materials proposed on the building include cast stone and brick.
Analysis: The PUD Ordinance restricted building materials to provide for a high-quality and uniform
appearance throughout the development. Stucco is considered a durable material, similar to masonry,
especially when placed on upper areas of buildings and used as trim. While the material is not expressly
permitted in the Ordinance, its use would not detract from the intent, or the overall appearance of the site.
In addition, the majority of the building would be clad in brick and Precast stone.
Findings of Fact: Use of stucco in Parkwood West
1. The approval of this variance wiD not be injurious to the public health, safety, morals, and
general welfare of the community because: The use of stucco will meet the intent of the
Ordinance, and will not detract from the overall appearance ofthe project.
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 use of stucco will meet the intent of
the Ordinance, and will not detract from the overall appearance of the project.
3. The strict application of the terms of the Zoning Ordinance to the property wiD result in a
hardship in the use of the property because: The stucco trim is part of the overall visual identity
of the restaurant, and has been used on all of their other outlets.
Recommendation:
The Dept. of Community Services recommends positive consideration of Docket No. 08010002 V after
all concerns have been addressed.