HomeMy WebLinkAboutPacket for BZA 01-26-10CVS PHARMACY
1421 South Rangeline Road
Docket Nos. 09110010 -14 V
DEVELOPMENT STANDARDS VARIANCES
CITY OF CARMEL, INDIANA
January 26, 2010
Carmel Board of Zoning Appeals
Applicant: Gershman Brown Crowley, Inc.
Attorneys Nelson Frankenberger, P.C.
Attn: Charles D. Frankenberger, Attorney
844 -0106
Attn: Jon C. Dobosiewicz
Professional Land Planner
844 -0106
TABLE OF CONTENTS
1. Explanation of Requests
2. Aerial Photograph Location Exhibit
3. Site Overlay Exhibit
4. Color Site /Landscape Plan
5. Building Perspective Renderings
6. Building Elevations
7. Proposed Signage
8. Lighting Plan Photometric Chart and Fixtures
9. Engineered Development Plans
CVS -TOC -BZA 011310
EXPLANATION OF REQUESTS
CVS Pharmacy is proposing the redevelopment of approximately 1.2 acres of real estate
located on the northeast corner of Range Line Road and Medical Drive. The site is occupied by the
existing CVS Pharmacy and Taco Bell. The property is outlined on the aerial photograph included
under Tab 2. It is zoned B -8 Business District and is also within the Range Line Road Overlay.
In order to allow this redevelopment, 2 approvals have been requested; namely, (i) approval
of the development plan and architecture, design, lighting, landscaping, and signage (DP /ADLS)
from the Plan Commission and (ii) approvals of developmental standards variances by the Board of
Zoning Appeals. To this end, we will present the request for DP /ADLS to Plan Commission on
January 21, 2012, and we will present the requests for development standards variances to the BZA
on January 26, 2010.
The request for Variance approval is fully detailed in this submittal. Included is information
related to the following:
1. A variance from the standard requiring a building to occupy 70 percent of the right -of -way
frontage. The applicant requests relief from this standard along the Range Line Road
frontage. The site meets the percentage along Medical Drive but the corner lot situation
presents a practical difficulty in providing compliance with the combination of providing
parking, building size and site access.
2. A variance from the standard number of required parking spaces. The applicant requests
relief from the total number of parking spaces in order to strike a balance between the desire
of the community not to see sites over parked and to provide sufficient parking to
accommodate that needs of individual uses. In order to strike this balance both on- street and
off street parking is provided that is sufficient for the proposed use.
3. Two variance requests related to permitting signage on the building. These variances will
allow the primary signs attached to the canopies at the corners of the building along Range
Line Road and the two secondary blade signs along both Range Line Road and Medical
Drive. This distribution should result in more appealing streetscape than traditional wall
mounted signs.
4. A variance from the minimum 0.5 Floor Area Ratio (FAR). The Ordinance requires a FAR
of 50 The proposed plan calls for 44 Again here we are attempting to achieve a result
that balances the objectives of adequate parking requirements, site design and building size.
As indicated under Tab 5 and Tab 6, the building will be two stories in height and pulled -up
to the street with on street parking, providing an urban character. The building showcases an
architectural design that is consistent with the character of the Range Line Road Overlay. Great
care has been taken to establish a site design and architectural character consistent with the
standards adopted for the Range Line Road Corridor. To this end the applicant and Planning Staff
have worked diligently to provide a building design that is unique for Carmel and CVS Pharmacy,
nationwide.
We look forward to presenting this request on January 26, 2010.
Respectfully submitted,
Charles D. Frankenberger
Jon C. Dobosiewicz
H:\Becky\Zoning Real Estate Matters \Gershman\CVS Range Line\BZA Information Booklet\Individual pages \Word \CVS EXPLANATION BZA 011310.doc