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HomeMy WebLinkAboutDept Report 08-05-08 CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEEE DEPARTMENT REPORT AUGUST 5, 2008 6. Docket No. 08040008 ADLS Amend: CircleK/Shell The applicant secksapprovaf for a building addition/remodel and-new canopy_ The site is located at] 230 S Rangclme Rd. It is zoned B-3/Business within the Carmel Dr - Ra,ngeline Rd Overlay. Filed by Don Fisher of Insight Engineering, Inc. There are NO proposed changes from the last iI~fo packet submil/af /n April. The applicant seeks committee approval for an extensive remodel/renovation of an existing gas station. The majority of the work proposed would be to the convenience store structure, and thecanopy (excluding the canopy supports). The gas tanks, which are located in the northeast corner of the site, ru'e relatively new and are not being removed, which limits how much work may be done on .the site. Work proposed to the sile includes removing the car wash, adding landscaping, improving sidewalks, as well as some landscaping and harclscape work on the northeast corner 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. Pending discussion by the Special Studies Committee, the petitioner's 7 variance requests were tabled to the August 25, 2008 BZA meeting: III Build-to J ine greater than 10' III I-Ieighl under 26' III One occupiable floor III Floor Area Ratio minimum 0.5 · Frontage minimum 70% · Parking located in front of building o Landscaping & screening Adjacent uses include a Mike's Carwash to lhe south, restaurant and office uses to the east, a fast-food restaurant to the north, and a grocery store and vacant retail building to the northeast. 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 requirements. However, the gas station 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 Rangcline Road; and requires a multistory building with a minimum Fioor Area Ratio (the space of the building footprint divided by the space of the entire site) of at least 50%. Typically, gas stations place lhe 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 cOlTidor. Some cunent examples are the Nightingale Home Healthcare Building and the Fineberg Building, which is immediately to the east of the Circle KfShelL The proposed building renovations would meet the design character of the Overlay. The Department has worked wilh lhe petitioner over the course of several months, in an attempt to bring about a building and site design tbat could accommodate the existing use while conforming, at leasl in some respects, to the Overlay. At the Mav 8, 2008 committee meeting, the committee basically stated that the petitioner should redesign the site to bring the building up to the street and follow the overlay requirements. It was also requested that the amount of colors of yellow Ired be reduced and to make the comer more friendly for pedestrians and hicyclists. The question was also asked: when were the gas tanks put in? Outstanding Department comments/concerns: I. 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 bei'ng approved with the condition that the petitioner obtains the proper permits from BPW for work within the road right of way. 3. The architecture of the building still needs a little tweaking, and the petitioner should work \vith the Special Studies Committee and the Planning/Zoning Staff to finalize the building elevations. 4. O'uL<;tanding 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. Explaii1lshow 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 briefly discuss this item, and continue it to the September 2 committee meeting.