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HomeMy WebLinkAboutDept Report 06-03-08 '", s. CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEEE DEPARTMENT REPORT JUNE 3,2008 1. Docket No. 0804000S ADLS Amend: Circle KlShell The applicant seeks approval for a building addition/remodel and new canopy. The site is located at 1230 S Rangeline Rd. It is zoned B-3/Business within the Carmel Dr- Rangeline Rd Overlay. Filed by Don Fisher of Insight Engineering, Inc. The applicant seeks committee approval for all extensive remodel/renovation of an existing gas station. The majority of the work proposed would be to the convenience store structure, and the canopy (excluding the canopy supports). The gas tanks, which are located in the northeast corner of the site, are relatively new and are not being removed, which limits how much work may be done on the site. Work proposed to the site includes removing the car wash, adding landscaping, j ITlproving sidewalks, as well as some landscaping and hardscape work on the northeast comer of the site. The convenience store will be renovated and enlarged by 49%, and the ceiling will be raised. Exterior materials proposed for the renovation include brick and cast stone, with entryways on both the east and north facades. Please see the petitioner's informational brochure for further detail. The petitioner requested 7 variance approvals and was tabled to the June 23 BZA meeting, pending discussion by the Special Studies Committee, for: '" Build-to line greater than 10' o I-Ieight under 26' . One occupiable floor . Floor Area Ratio minimum 0.5 · Frontage minimum 70% .. P.u.king located in front of building . Landscaping & screening Adjacent uses include a Mike's Cat.wash to the south, restaurant and office uscs to the east, a fast-food restaurant to the n011h, and a grocery store and vacant retail building to the nOl1heast. The gas station use is permitted within the Overlay and underlying zoning. The site sits at one of the most heavily traveled intersections within the Carmel Drive -Rangeline Road Overlay. Every effort should be made to create a landmark site that follows as closely as possible the Overlay's architectural and site design requ irements. However, the gas stmion precedes creation of the Overlay by several years. Specifically, the Overlay requires buildings to be built up close to the right-of-way; requires parking to the side and rear of buildings; requires a minimum building frontage along Carmel Drive and Rangeline Road; and requires a multistory building with a minimum Floor Area Ratio (the space of the building footprint divided by the space of the entire site) of at least 50%. Typically, gas stations place the gas pumps in front and the convenience store at the back of the lot, however, there are examples of newer gas stations which reverse that format. These are most often seen in New Urban-style developments. The Overlay was established to encourage Historic or New Urban-style development in the corridor. Some current examples arc the Nightingale Home Healthcare Building and the Fineberg Building, which is immediately to the east of the Circle K/Shell. The proposed building renovations would meelthe design character of the Overlay. The Department has worked with the petitioner over the course of several months, in an attempt to bring about a building and site design that could accommodate the existing use while conforming, at least in some respects, to the Overlay. Of course, the City prefers the petitioner comply with the Carmel Drive - Rangeline Road , .. Overlay requirements, where a remodeled building would be two stories in height and moved up to the street corner and putting the gas pumps to the rear of the building and Lhe site. Mav 8 committee meeting comments: 1. Remove the yellow and red colors; there is too much on site. 2. Bring the site more in line with the overlay requirements. 3. Do more at the corner to make it more warm and friendly. 4. When were the gas tanks put in? Outstanding Department comments/concerns: 1. The City Forester is comfortable with this item being approved, with the condition that the landscape plan is revised per his comments. 2. The Engineering Dept is comfortable with this item being approved with the condition that the petitioner obtains Lhe proper permi ts from BPW for work within the road right of way. 3. The architecture ofthc building still needs a linle tweaking, and the petitioner should work with the Special Studies Committee and the Planning/Zoning Staff to finalize the building elevations. 4. Outstanding comments from DOCS: a. Please make sure the trash dumpster enclosure wall height is taller than the dumpster. b. Show/label both road rights of way as a 45-ft half, per the thoroughfare plan. c. Explain/show if rooftop mechanical equipment or screening can be seen from the street. d. Note: outdoor storage or displays must comply with the zoning ordinance. The Department of Community Services recommends the Committee discuss this item further, and continue it to the July 1 committee meeting.