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HomeMy WebLinkAboutDept Reports April & May 2008CARMEL BOARD OF ZONING APPEALS DEPARTIYIENT REPORT May 19, 2008 3-9i. Circle K/Shell The applicant seeks the following development standards variance approvals Docket No. 08030019 V Section 23F.OS.O1B Build-to line greater than 10' Docket No. 08030020 V Section 23F.07.02 Height under 26' Docket No. 08030021 V Section 23F.07.01 One occupiable floor Docket No. 08030022 V Section 23F.08.01 Floor Area Ratio minimum 0.5 Docket No. 08030023 V Section 23F.06.02 Frontage minimum 70% Docket No. 08030024 V Section 23F.15.02 Parking located in front of building Docket No. 08030425 V Section 23F.11A3 Landscaping & screening The site is located at 1230 South Rangeline Road and is zoned B3/Business, within the Carmel Drive/Rangeline Road Overlay. Filed by Donald Fisher of Insight Engineering for Mac's Convenience Stores, LLC. General Info: The petitioner is requesting the grant of several variances to enable the extensive renovation of the building and canopy. As the site is located within the Carmel Drive/Rangeline Road Overlay, and as very little work is being done to the site itself, the variance requests would legally establish several site design elements that would not otherwise be permitted in the Overlay. Adjacent uses include a Mike's Carwash immediately to the south, restaurant and office uses to the east, afast-food restaurant to the north, and a grocery store and vacant retail building to the northeast. The use is permitted within the Overlay. Analysis: The majority of the work being 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 maybe done on the site itself. Work proposed to the site includes removing the car wash and adding landscaping and improving sidewalks through the site, as well as some landscaping and hardscape work on the northeast corner. The convenience store structure itself would be renovated and enlarged by approximately 49%, and the ceiling would be raised. Exterior materials proposed for the renovation include brick and cast stone, with entryways on both the east and north facades and large windows on the east and north facades. The site sits at one of the most heavily traveled intersections within the Carmel Drive/Rangeline Road Overlay. As such, every effort should be made to create a landmark site that follows as closely as possible the Overlay's architectural and site design requirements. Because the site is a gas station, and because the site itself is not proposed to be extensively reworked, there are a number of constraints on the site. The gas station precedes the Overlay's requirements by several years, and thus the majority of the variances requested would legally establish conditions that were permitted when the station was built, but which are no longer permitted in the Overlay. 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 New Urban-style development in the corridor, and several buildings have been constructed that conform to the intent of the Overlay, including the Nightingale Home Healthcaze Building and the Fineberg Building, which is immediately to the east of the Circle iC/Shell. While the site would not conform to the site requirements or intent of the Overlay, the proposed building renovations would meet the 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. The building's ceiling, which is currently quite low, would be removed and the height of the walls would be increased, thus increasing the overall height of the building as well as giving more interior space. A heavy cornice would be added to [he roofline, increasing the impression of height even more, and helping to fully screen mechanical structures on the roof. While the building would no[ have two occupiable floors, and would not fully meet the height requirements, it would represent an improvement and a design closer to the intent of the Overlay than the existing structure. The materials used in the reconstruction and addition would be similar to those on other buildings in the Overlay; brick, with cast stone trim. The rest of the variances requested relate to the building's placement on the site. As with the majority of gas stations, the convenience store is located at the very back of the site, with all pazking, pumps, etc in front. The convenience store is also quite small in relation to its lot. It thus does not meet the Floor Area Ratio requirements, or the minimum street frontage requirement of 70%. Additionally, there is no parking proposed [o the rear of the site; the rear would in fact have increased landscaping after the removal of the car wash. While the Depanment would prefer to see a building and site that more closely matches the requirements of the Overlay, the Department also recognizes the constraints placed on the site by the location and accessibility of the gas tanks. Update: This item was extensively discussed by the Special Studies Committee. Concerns raised at that hearing include primarily revisions to make the building meet the site requirements of [he Overlay; the reduction of colors on the building and canopy; and the overall building design. The Committee voted to table the request, pending further discussion and possible revision. Findings of Fact: One occupiable Boor & building height under 26'. 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the subject building is existing, and proposed to be extensively renovated; it is not new construction, and its overall appearance will meet the intent of the Overlay. 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 subject building is existing, and proposed to be extensively renovated; it is not new construction, and its overall appearance will meet the intent of the Overlay. 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 subject building is existing, and proposed to be extensively renovated; it is not new constmction, and its overall appearance will meet the intent of the Overlay. Findings of Fact: Build-to line greater than 10'/FAR minimum 50%/Frontage minimum 70%/Parking in front of 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: the subject building is existing, and proposed to be extensively renovated; it is not new construction, and its overall appearance will meet the intent of the Overlay. The site itself would not be significantly changed. 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 subject building is existing, and proposed to be extensively renovated; it is not new construction, and its overall appearance will meet the intent of the Overlay. The site itself would not be significantly changed. 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 subject building is existing, and proposed to be extensively renovated; it is not new construction, and its overall appearance will meet the intent of the Overlay. The site itself would not be significantly changed. Recommendation: The Dep[. of Community Services recommends discussion and tabling of Docket Nos. 08030019-08030025 V. CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT April 28, 2008 19-25h. Circle K/Shell The applicant seeks the following development standards variance approvals Docket No. 08030019 V Section 23F.OS.O1B Build-to line greater than 10' Docket No. 08030020 V Section 23F.07.02 Height under 26' Docket No. 08030021 V Section 23F.07.01 One occupiable floor Docket No. 08030022 V Section 23F.08.01 Floor Area Ratio minimum 0.5 Docket No. 08030023 V Section 23F.06.02 Frontage minimum 70% Docket No. 08030024 V Section 23F.15.02 Parking located in front of building Docket No. 08030025 V Section 23F.11.03 Landscaping & screening The site is located at 1230 S outh Rangeline Road and is zoned B3/Business, within the Carmel Drive/Rangeline Road Overlay. Filed by Donald Fisher of Insight Engineering for Mac's Convenience Stores, LLC. General Info: The petitioner is requesting the grant of several variances to enable the extensive renovation of the building and canopy. As the site is located within the Carmel Drive/Rangeline Road Overlay, and as very little work is being done to the site itself, the variance requests would legally establish several site design elements that would not otherwise be permitted in the Overlay. Adjacent uses include a Mike's Carwash immediately to the south, restaurant and office uses to the east, afast-food restaurant to the north, and a grocery store and vacant retail building to the northeast. The use is permitted within the Overlay. Analysis: The majority of the work being 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 ng the car wash and adding landscaping and improving sidewalks through the site, as well as some landscaping and hardscape work on the northeast corner. The convenience store structure itself would be renovated and enlarged by approximately 49%, and the ceiling would be raised. Exterior materials proposed for the renovation include brick and cast stone, with entryways on both the east and north facades and large windows on the east and north facades. The site sits at one of the most heavily traveled intersections within the Carmel Drive/Rangeline Road Overlay. As such, every effort should be made to create a landmark site that follows as closely as possible the Overlay's architectural and site design requirements. Because the site is a gas station, and because the site itself is not proposed to be extensively reworked, there are a number of constraints on the site. The gas station precedes the Overlay's requirements by several years, and thus the majority of the variances requested would legally establish conditions that were permitted when the station was built, but which are no longer permitted in the Overlay. 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 New Urban-style development in the corridor, and several buildings have been constructed that conform to the intent of the Overlay, including the Nightingale Home Healthcare Building and the Fineberg Building, which is immediately to the east of the Circle IUShell. While the site would not conform to the site requirements or intent of the Overlay, the proposed building renovations would meet the 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. The building's ceiling, which is currently quite low, would be removed and the height of the walls would be increased, thus increasing the overall height of the building as well as giving more interior space. A heavy cornice would be added to the roofline, increasing the impression of height even more, and helping to fully screen mechanical stmctures on the roof. While the building would not have two occupiable floors, and would not fully meet the height requirements, it would represent an improvement and a design closer to the intent of the Overlay than the existing structure. The materials used in the reconstruction and addition would be similar to those on other buildings in the Overlay; brick, with cast stone trim. The rest of the variances requested relate to the building's placement on the site. As with the majority of gas stations, the convenience store is located at the very back of the site, with all parking, pumps, etc in front. The convenience store is also quite small in relation to its lot It thus does not meet the Floor Area Ratio requirements, or the minimum street frontage requirement of 70%. Additionally, there is no parking proposed to the rear of the site; the rear would in fact have increased landscaping after the removal of the car wash. While the Department would prefer to see a building and site that more closely matches the requirements of the Overlay, the Department also recognizes the constraints placed on the site by the location and accessibility of the gas tanks. There are a few issues that remain regarding the design, which should be addressed before this project is reviewed by the Plan Commission, and the Department will continue to work with [he applicant regarding these issues. Findings of Fact: One occupiable floor & building height under 26'. 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the subject building is existing, and proposed to be extensively renovated; it is not new construction, and its overall appearance will meet the intent of the Overlay. 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 subject building is existing, and proposed to be extensively renovated; it is not new construction, and its overall appearance will meet the intent of the Overlay. 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 subject building is existing, and proposed to be extensively renovated; i[ is not new constnuction, and its overall appearance will meet the intent of the Overlay. Findings of Fact: Build-to line greater than 10'/FAR minimum 50%/Frontage minimum 70%/Parking in front of 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: the subject building is existing, and proposed to be extensively renovated; it is not new construction, and its overall appearance will meet the intent of the Overlay. The site itself would not be significantly changed. 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 subject building is existing, and proposed to be extensively renovated; it is not new construction, and its overall appearance will meet the intent of the Overlay. The site itself would not be significantly changed. 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 subject building is existing, and proposed to be extensively renovated; it is not new construction, and its overall appearance will meet the intent of the Overlay. The site itself would not be significantly changed. Recommendation: The Dept. of Community Services recommends discussion and tabling of Docket Nos. 08030019-08030025 V.