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HomeMy WebLinkAboutDept Report 01-26-10 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT January 26, 2010 17 -21h. CVS Pharmacy at Rangeline Rd The applicant seeks the following development standards variance approvals: Docket No. 09110010 V Section 23F.06.02: building must occupy a minimum 70% of frontage Docket No. 09110011 V Section 27.08: required number of parking spaces Docket No. 09110012 V Section 25.07.02- 10(b): total number of signs for building Docket No. 09110013 V Section 25.07.02- 10(b): sign facing north (not toward right of way) Docket No. 09110014 V Section 23F.08.01: minimum 0.5 Floor Area Ratio (FAR) The site is located at 1421 S. Rangeline Rd. and is zoned B- 8/Business, within the Carmel Dr. Rangeline Rd. Overlay Zone. Filed by Craig Forgey of Gershman Brown Crowley, Inc. li l' ZI H l General Info: The applicant seeks variance approval for a new retail bu which will encompass both the current CVS and Taco Bell sites. 4' o t e' The site is approximately 1.5 acres in size. The building is comprised l l m r ',r mostly of brick and limestone. Some on- street parking is provided, in �D Adjacent to the site is a multi tenant retail fa �r u w 4 addition to the parking l ot. Adj J 6 center to the west, Day Furs to the north, AutoZone to the south, and I 1 11 Carmel Care Center retirement community to the east. The site is within w� the Carmel Drive Rangeline Road Overlay Zone. a r 1 f q o m .r Analysis: The proposed building would be partially two stories, and built C ,MEO,,� DR onto the corner of Rangeline Road and Medical Drive as required by the z' Carmel Drive/Range Line Road overlay zone. The larger site was f needed to accommodate building a CVS sized like other new stores, such as the new CVS on Meridian and 16` in Indianapolis. The variances have been requested to allow reduced parking, and to allow for reduced building frontage along Rangeline Road. Two variances for signs have also been requested. The Department is generally in support of the signage requests with the exception of the blade sign facing Range Line Rd. The orientation of the two main wall signs on the NW and SW corners eliminate the need for an additional sign to face north and south bound traffic. The blade sign facing Medical Drive helps identify the store for westbound travelers and the Department is in support of that sign. Sign #7 shown in the packet is 12 sq. ft. and faces east. This sign would need an additional variance for a sign not facing a right -of -way and potentially total square footage for the site. It is not being supported by the Department. Signs #11 -14 in the packet are shown as 3'4" tall. These signs need to be reduced to 3' tall otherwise more variances will be required. 187 square feet of signage is allowed for the site. The Petitioner's total square footage request not including incidental signs less than 3 square feet is 188.57 square feet (6 signs). The total square footage of all signs (12) less than 3 square feet is 29.59 square feet. This makes a grand total of 218.16 square feet. Removing sign #7 mentioned above would reduce their request to 176.57 square feet. This would bring the Petitioner within the total allowable square footage for the site and not need an additional variance (for total square footage). On the whole, the Department believes the building and site design present a tremendous opportunity for an improvement over the existing CVS facility. However, the architectural design of the comer has largely been ignored. While the proposed building is built up to the street as required, its entrance is located on the opposite side, away from the street corner. This is convenient for drivers, but ignores the intent of the Overlay which is to accommodate pedestrians and to evolve the corridor into a more urban mixed use area. Instead, the building has been designed to appear as though it has an entrance at the corner of Rangeline Road and Medical Drive, but it does not actually have a door at that corner. This would be both confusing and inconvenient to pedestrians from the nearby apartments and business and have the effect of creating a dead corner at a key place in our city. Additionally, research by the Department found other CVS stores, built recently, have two entrances, one to accommodate the parking lot and one to accommodate pedestrians. The Carmel Drive/Rangeline Road district is in a state of evolution, with older suburban-style retail centers and restaurants being replaced by urban-style buildings built up to the street. The Department is anticipating more renovation and construction in keeping with the Overlay requirements, and thus more pedestrian activity over time. We strongly encourage the petitioner to place an actual entry, rather than a faux entry, at the corner to accommodate people and achieve the city's urban design goals. The deviations from parking and building frontage are relatively minor. A total of 82 spaces are required to be provided, based on the square footage of both floors, and 72 are provided. This should be more than adequate. The building occupies less than half of the Rangeline Road frontage, but its overall size and height, and location on the corner, provide the massing intended by the ordinance. A partial second story would be provided, however, the second story would not be enough to meet the Floor Area Ratio requirements of the Overlay, so the petitioner has requested relief from that requirement. A full second story should be provided, even if it is not developed at this time, in order to allow for a greater mix of uses in the corridor and create opportunities for additional businesses in the future. The Department would prefer to see two full, occupiable floors at the site to provide for future development. While the Department does not have any great concerns with the parking and building frontage, we are concerned with the potential for a lasting negative impact on the Rangeline Road streetscape, if no access is provided at the front of the store, and the reduction of usable second -floor space and the loss of potential for additional uses at this corner. The Overlay requires a mixed -use, urban -style development, and the proposed building does not meet that requirement. Findings of Fact: Reduced building frontage 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the building's mass and presence at the corner of Rangeline Road and Medical Drive meet the intent of the ordinance. 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 building's mass and presence at the corner of Rangeline Road and Medical Drive meet the intent of the ordinance. 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 petitioner would be able to provide even fewer parking spaces. Findings of Fact: Reduced parking 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the parking count is based in part on the second story of the building, and the site is only short ten spaces. 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 parking count is based in part on the second story of the building, and the site is only short ten spaces. 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 site is not sized to provide both the desired building size and the required amount of parking. Findings of Fact: Reduced floor area ratio 1. The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: the reduction of usable second floor space limits potential at this site. 2. The use and value of the area adjacent to the property included in the variance will be affected in a substantially adverse manner because: the reduction of usable second floor space limits potential at this site. 3. The strict application of the terms of the Zoning Ordinance to the property will not result in practical difficulties in the use of the property because: the Overlay is intended to create a high density mixed -use corridor, rather than the suburban model proposed. Findings of Fact: Total Number of signs for building 1. The approval of this variance will be injurious to the public health, safety, morals, and general welfare of the community because: too many signs on a prominent corner can be visually distracting and a safety hazard to drivers. 2. The use and value of the area adjacent to the property included in the variance will be affected in a substantially adverse manner because: this building would have a greater advantage than the other businesses in the area that abide by the Sign Ordinance. 3. The strict application of the terms of the Zoning Ordinance to the property will not result in practical difficulties in the use of the property because: the current building only has two signs and the tenant use is not changing. Findings of Fact: Sign facing north (not toward right of way) 1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the three signs will effectively address the wayfinding needs of the public as they enter the center and determine the appropriate building entrance or services provided at each location. 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 three signs will effectively address the wayfinding needs of the public as they enter the center and determine the appropriate building entrance or services provided at each 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 ordinance will prevent conveying necessary information to the public as they enter the center needed to determine the appropriate building entrance or services provided at each location. Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos.09110010- 09110011, and 09110013 and negative consideration of Docket Nos. 09110012 V and 09110014 V after all concerns have been addressed. CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT January 6, 2010 12 -15h. CVS Pharmacy at Rangeline Rd The applicant seeks the following development standards variance approvals: Docket No. 09110010 V Section 23F.06.02: building must occupy a minimum 70% of frontage Docket No. 09110011 V Section 27.08: required number of parking spaces Docket No. 09110012 V Section 25.07.02- 10(b): total number of signs for building Docket No. 09110013 V Section 25.07.02- 10(b): sign facing north (not toward right of way) The site is located at 1421 S. Rangeline Rd. and is zoned B- 8/Business, within the Carmel Dr. Rangeline Rd. Overlay Zone. Filed by Craig Forgey of Gershman Brown Crowley, Inc. The petitioner has asked that this item be continued to the January 26, 2010 hearing.