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HomeMy WebLinkAboutDept Report 03-24-08 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT March 24, 2008 4-5h. Granite City Food & Brewery Materials The applicant seeks the following development standards variance approval: Docket No. 08010002 V Ordinance Z-359 Use ofstucco on building in PUD Docket No. 08020038 V Ordinance Z-359 Section 5.7 Number of Permissible signs The site is located at the corner of 96th 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. =-_.... yv 465 HWY General Info: The site is locatcd 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 ofthrec 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. The petitioner has also requested two signs on the east fa<;ade of the building. The signs faU within the pennissible sizc; two name signs and two logo signs would be installed, if approved. Analysis: The PUD Ordinance restricted building materials to provide tor 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 ofthe building would be clad in brick and Precast stone. The requested additional sign would complement the other proposed signs; two signs would have the restaurant's name, and two would have the logo, or initials. One of the name signs and one of the logo signs would both be on the east fa<;ade, however, they would be on different elements of the building. The name sign would be adjacent to the main entry, and the logo would be on a column to the left of the entry. Findings of Fact: Use of stucco in Parkwood \-Vest 1. The approval of this variance will 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 of the 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 will result in a hardship in the use of the property because: The stucco trim is part ofthc overall visual identity of the restaurant, and has been used on all of their other outlets. Findings of Fact: Section 5.7 Number of Permissible Signs 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare. of the community because: the signs still fall within the size limitations for the PUD, and would not be visually obtrusive. 2. The use and value of the area adjacent to th.e property included in the variance will be not affected in a substantially adverse manner because: the signs still fall within the size limitations for the PUD, and would not be visually obtrusive. 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 east fayade is the main entry, and has the highest visibility. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 08010002 V and 08020038 V after all concerns have been addressed.