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HomeMy WebLinkAboutDept ReportCARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT January 26, 2009 2-3h. Firestone Michigan Road The applicant seeks the following development standards variance approvals: Docket No. 08120003 V Ch. 23C.09.D Reduction of required building offsets Docket No. 08120004 V Ch. 23C.10.02 Reduction of required base building landscaping The site is located at 11055 North Michigan Road and is zoned B2/Business, within the US 421 Michigan Road Overlay. Filed by Chris Kloiber of Amcon Design & Construction Co, LLC for Firestone. General Info: The petitioner is requesting two variances from the US 421 Overlay, to construct an auto repair facility. The facility would be located within the Weston Pointe retail area. Surrounding uses include retail and office, residential, and undeveloped land. The proposed use is permitted. Analysis: The proposed building is part of an overall site which has already installed its perimeter landscaping. The variance requests are largely a result of the proposed use of the building. Buildings in the Michigan Road Corridor Overlay that measure 90 feet or more in width are required to have offsets measuring at least eight feet, at sixty-foot intervals. The north and west facades of the proposed building measure-over 100 feet in width, however, including the required offsets would negatively impact the functionality of the site. Projecting offsets would decrease the amount of space needed to maneuver through the parking lot, while indented offsets would reduce the amount of workspace in the building. Several other buildings in the Corridor, including the building adjacent to the subject site in Weston Pointe, have received similar variances, depending on the scale and function of the building. With regards to the proposed reduction in base building landscaping, the building has garage door entrances on two sides, utilities on the rear side, and customer parking at the front facing Michigan Road. Some perimeter landscaping will be provided, particularly around the front of the building and to the rear where the building faces an access road, however, the building is essentially surrounded by pavement which limits how much can be planted onsite. There are five proposed parking islands and bumpouts, which would all be landscaped, and the existing 30- foot greenbelt is landscaped as well. The overall impact from the reduction in base building landscaping would likely be minimal. Findings of Fact: Reduced building offsets 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the visual impact would be minimized by the building's design, and similar variances have been granted in the area. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: the visual impact would be minimized by the building's design, and similar variances have been granted in the area. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: building offsets, whether recessed or projecting, could negatively impact the functionality of the building and site. Findings of Fact: Reduced base building landscaping 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: there is existing landscaping in the 30'-greenbelt, and parking islands on the site will be fully landscaped. 2. The use and value of the area adjacent to the property included in the variance will not be affected in a substantially adverse manner because: there is existing landscaping in the 30'-greenbelt, and parking islands on the site will be fully landscaped. 3. The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in the use of the property because: the proposed use of the building, and its design, preclude extensive base building landscaping. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 08120003-4V after all concerns have been addressed.