Loading...
HomeMy WebLinkAboutDept ReportCARMEL /CLAY BOARD OF ZONING APPEALS DEPARTMENT REPORT August 25, 2003 3 -4h. First Indiana Bank, Drive Thru (V- 80 -03; V- 81 -03) Petitioner seeks Development Standards Variance approvals for the following: V -80 -03 03070011 25.1.2.B3(a) front yard setback V -81 -03 03070013 §27.7.01 -3 exempt sign(s) area The site is located at 10333 N Meridian St. The site is zoned B -5 /Business in the US 31 Overlay. Filed by Philip Nicely of Bose McKinney Evans LLP on behalf of First Indiana Bank. General Information: The site has three frontages: US 31, Pennsylvania Street, and 103 Street. The petitioner wants to build an unattached, drive -thru bank on the site. The bank will imitate the same materials as the principle building. The placement of the bank is before the front building line facing Pennsylvania Street, which is required to be behind the front building line or the building setback line, whichever is greater. The petitioner also wants to enclose the bottom of his exempt signs, which will portray a better look for the signs, even though the enclosed area is considered additional sign area. Background Information: This item was heard at the Plan Commission Special studies Committee on August 5, 2003. (Excerpt from the unofficial meeting minutes): Docket No. 94 -03 DP Amend /ADLS; (03060011); Three Meridian Plaza First Indiana Bank (Amended Development Plan) The applicant seeks approval to construct a drive -thru banking facility. The site is located at 10333 North Meridian Street. The site is zoned B -5 Business and is within the US 31 Overlay Zone. Filed by Steven B. Granner of Bose McKinney Evans for First Indiana Bank. Steve Granner of Bose McKinney Evans, and Bob Olson with CSO Architects appeared before the Committee representing First Indiana Bank. A major revision in this project is that the new point of access on Pennsylvania Street has been removed. According to Steve Granner, City Engineer Kate Weese had indicated that if a curb cut at this location 5 were pursued, the City would request full dedication of right -of -way for Pennsylvania Street expansion from the petitioner. The access issue is a dead one, since all access points have been consolidated into one. With the removal of!the second access point, an additional 23 parking spaces have been added to the plan. The parking is in compliance with the Ordinance. The parking data Table has been added to the plan. The required spaces are 384, the existing situation has 396 spaces; the net result will be 387 spaces, still in compliance with the Ordinance. Setbacks have been added on the plans; the canopy is now out of the Pennsylvania right -of -way. Three setback lines have been added and are 25 feet behind the established setback building line. The petitioner will be appearing before BZA for a variance for setback lines for the accessory building. The accessory building is the same color and materials as the existing office building. The lettering is green and the same as the other signs. The petitioner is requesting two directional signs and will be appearing before the BZA for a variance to cover the poles at the bottom of the sign. The location of the ground sign is on 103 Street. In response to comments from Ron Houck, the applicant agreed to use sconces on ether side of the door rather than wall packs. The petitioner will provide the Department with a cut sheet. The only lights on the building are under the canopy. Ron Houck moved for approval of Docket No. 94 -03 DP Amend/ADLS, Three Meridian Plaza, First Indiana Bank, conditioned upon replacement of the wall packs with sconces and also providing cut sheets to the Depaitinent. Ron Houck's motion was seconded by Wayne Wilson and APPROVED 5 -0. (Excerpt from the July 15, 2003 Plan Commission Meeting Minutes): 3h. Docket No. 94 -03 DP Amend/ADLS; (03060011); Three Meridian Plaza First Indiana Bank (Amended Development Plan) The applicant seeks approval to construct a drive -thru banking facility. The site is located at 10333 North Meridian Street. The site is zoned B -5 Business and is within the US 31 Overlay Zone. Filed by Steven B. Granner of Bose McKinney Evans for First Indiana Bank. Steve Granner, Zoning Consultant with Bose McKinney Evans, 600 East 96 Street, appeared before the Commission representing Phoenix Mutual Life Insurance Company, owner of Three Meridian Plaza and First Indiana Bank, a tenant in the Plaza. Also in attendance were Ken Tershe of First Indiana Bank and Kevin Zeller with CSO Architects. Steve Granner apologized for eliminating the overall site plan from the informational packets. First Indiana Bank has purchased Metro Bank and the petitioner previously appeared before the Special Study Committee to replace the previous sign. The plan shows the existing building; Meridian Street to the west, 103 Street to the south, Pennsylvania Street is to the east. Three frontages do create some constraints for this site. The proposed drive -thru bank is located near the northeast corner of the site. As a part of the proposed development, some on -site changes are being made. Along 103r Street, there are two existing curb cuts —one will be eliminated, thereby providing one access point on 103r Street and reconfiguring the parking and aisles within the area. The landscape area and landscaping within have also been increased. As a part of the drive -thru bank, there is a new, proposed point of access on Pennsylvania Street. The Technical Advisory Committee indicated that as Pennsylvania Street is up- graded, there would be a median at this location and the new point of access would be a right in/right out. The petitioner is requesting for both a Development Plan Amendment and the ADLS approval for this site. The proposed sign on the east /west facades will be the same green color as the signs on the main building. The color of the material used in the drive -thru bank will be exactly the same as the office 6 building, silver, metal. The parking has been reduced around the drive -thru and additional landscaping has been added. Two variances are required for this project. Accessory structures must be 25 feet behind the established building line, and in,order to comply, the structure would have to be immediately north of the building and would put it closer to US 31. The applicant feels it is better to have the structure closer to Pennsylvania and farther away from US 31, and a variance for setback has been filed. The second variance is to enclose the bottom portion of the sign with the same silver /metal skin. Regarding the right -of -way along Pennsylvania, the applicant has not yet met with the City Engineers, but that issue will be addressed prior to the Committee meeting in August. The lighting portion of the ADLS will also be dealt with at the Committee level. Members of the public in support of the petition were invited to comments at this time. No one appeared except the following for questions and/or comments: Jennifer Eberhardt, 10302 N. Delaware, questioned if there were to be an entrance from 103r Street to parking lot. Also, Pennsylvania Street up -grade happens, at what point will it happen and. This is a heavy traffic intersection, and it is possible it will be increased. Ms. Eberhardt is not opposed to the bank, but asks for increased signage and additional lighting for safety purposes. Department Report, Jon Dobosiewicz. The petitioner has addressed most all concerns. The new entrance on Pennsylvania will require BPW approval through the Engineering Dept. There will be a drive off of 103 currently that is a "U" shaped drive with two points of ingress /egress. This proposal reduces that to a single ingress along 103 Street. Regarding the lighting, there are wall pack fixtures shown in the packets and these are not appropriate for this site. The Committee should review. The Department is recommending this item for forwarding to the Special Study Committee for action on August 5"'. State Granner confirmed that there is a single access point to the site. The State's plans for the upgrade of US 31 include closing 103r as it comes closer to US 31. The intention is that when 103r is closed, and in conjunction with the upgrade of Pennsylvania Street, the segment of 103r between Pennsylvania to Meridian would likely be vacated and that area would be incorporated into either the office development to the north or the south (or both.) The timing of those road improvements is not known at this time. Jon Dobosiewicz reported that there is no specific timeline in place for the improvement of Pennsylvania between 103 and 106 Street. It is likely those improvements would be made either in conjunction with or prior to the improvements or closure of 103r onto Meridian Street. At that point, 103r would "T" into Meridian and the intersection would be reconfigured and the "round abeam" at that intersection would be eliminated. Ron Hock asked the net effect of parking loss /gain through reconfiguring and how that impacts the parking requirement for this structure originally. If there is a loss, what is the impact to the existing use of parking? Docket No. 94 -03 DP Amend/ADLS, (03060011), Three Meridian Plaza, First Indiana Bank (Amended Development Plan) was referred to the Special Study for further review at 7:00 PM August 5, 2003 in the Caucus Rooms of City Hall. Analysis: The ordinance states that the minimum front yard setback of an accessory building in a business zone is a minimum of the greater of the following: 25 feet behind the front line of Building or 25 feet behind the building setback line. (Sec 25.1.2.B3.a.i) In this case, we would use the front line of the building facing Pennsylvania Street. The drive -thru bank could meet these criteria, but the 7 petitioner was concerned about a bank drive -thru being seen from US 31, in the Corporate Corridor. Findings of Fact: Accessory Building 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The existence of a drive -thru bank on this site will not be injurious to the public health, safety, morals and general welfare of the community. 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: It is the Department's opinion that the use and value of the area adjacent to the property will not be affected in a substantially adverse manner by allowing the bank drive -thru and its location. 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 strict application of the Zoning Ordinance may result in practical difficulties in the placement of use of the accessory building, by shifting the location closer to US 31. Enclosed Sign Bases: 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: The existence of a directory sign with an enclosed base on this site will not be injurious to the public health, safety, morals and general welfare of the community. It will aid in boosting aesthetics on -site. 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: It is the Department's opinion that the use and value of the area adjacent to the property will not be affected in a substantially adverse manner by allowing the directory sign with an enclosed base. The proposed design will look better than a design showing 2 support poles. 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 strict application of the Zoning Ordinance may result in practical difficulties in the use of the signs. Recommendation: The staff recommends positive consideration of V- 80 -03. The staff recommends positive consideration of V- 81 -03. 8 DATE: August 20, 2003 TO: Philip Nicely FAX: 574 -3716 FROM: Connie City of Carmel Department of Community Services One Civic Square Carmel, IN 46032 317- 571 -2417 Fax: 317 -571 -2426 FACSIMILE TELECOPY COVER LETTER Attached hereto are 7 pages, including this cover letter, for facsimile transmission. Should you experience any problem in the receipt of these pages, please call 317/571 /2419 and ask for Connie. NOTES: Attached are the Agenda and Department Report for the August 25, 2003 BZA meeting. Please remember to bring the seven (7) additional fully filled -out Findings -of -Fact sheets and ballot sheets for each petition the night of the meeting for the Board's use. Please call if you have any questions. CONFIDENTIALITY NOTICE: The materials enclosed with this facsimile transmission are private and confidential and are the property of the sender. The information contained in the material is privileged and is intended only for the use of the individual(s) or entity(ies) named above. If you are not the intended recipient, be advised that any unauthorized disclosure, copying, distribution or the taking of any action in reliance on the contents of this telecopied information is strictly prohibited. If you have received this facsimile transmission in error, please immediately notify us by telephone to arrange for return of the forwarded documents to us. DATE: August 20, 2003 TO: Steve Granner FAX: 223 -0304 FROM: Connie City of Carmel Department of Community Services One Civic Square Carmel, IN 46032 317- 571 -2417 Fax: 317- 571 -2426 FACSIMILE TELECOPY COVER LETTER Attached hereto are 7 pages, including this cover letter, for facsimile transmission. Should you experience any problem in the receipt of these pages, please call 317/571/2419 and ask for Connie. NOTES: Attached are the Agenda and Department Report for the August 25, 2003 BZA meeting. Please remember to bring the seven (7) additional fully filled -out Findings -of -Fact sheets and ballot sheets for each petition the night of the meeting for the Board's use. Please call if you have any questions. CONFIDENTIALITY NOTICE: The materials enclosed with this facsimile transmission are private and confidential and are the property of the sender. The information contained in the material is privileged and is intended only for the use of the individual(s) or entity(ies) named above. If you are not the intended recipient, be advised that any unauthorized disclosure, copying, distribution or the taking of any action in reliance on the contents of this telecopied information is strictly prohibited. if you have received this facsimile transmission in error, please immediately notify us by telephone to arrange for return of the forwarded documents to us.