HomeMy WebLinkAboutScheme ALAUCK & CONWAY OPTIM,- i'RY prepared by ID3A-Techn~ Kraft
Proposed Renovations and/or Expansion Options April 2, 2004
30 1~* Street SW
Article t: Zoning; Chapter23D: Old Town District Overlay Zone;
Character: Main Street District Sub Area
Although this non-contributing structure and property is in the Main Street Sub-Area, no current
property on this street has the characteristics contained within the ordinance guidelines
stipulated in 23D.03 (B). The buildings on the north side of this street are modern structures
and are non-contributing one-story commercial structures. The single family homes to the
south are designated contributing, are 1 or 2 story typically, and wood frame/sided. These
properties are not currently part of the Redevelopment Commissions' proposal to the south.
Our intent, is your intent, as paraphrased herein from 23D.03 (B): "the emphasis is on
encouraging new construction and renovations that conform to the desired character and
prohibiting changes that do not conform to the existing character."
The following are how we plan to conform ~ a variance request):
Variances: -:6. Alterations and Additions - Repal eplacement Maintenance changes to south
fagade while maintaining the current site location. Repair and paint all other
building facades. Infill existing openings and window openings on east and west
facades. Re-roof building.
8. Setbacks - Not increasing first floor area.
11. Sions and Awnings - Add new exterior building mounted signage and fabric
awnings par the ordinance characteristics, while maintaining the current site
location.
12. Parkina and Loadino - Make HC parking and landscape site changes while
maintaining the current site location.
SCHEME 'B' - Interior Renovation~ Structural Repaire~ and Second Floor Expansion
Variances: 6. Alterations and Additions - Repairs/Replacement Maintenance changes to south
facade while maintaining the current site lecetion. Add a second floor area of from
1500-2351sf and raise first floor 2'-0" designed (of contributing character) while
maintaining the current location. Tuck point, repair, and paint ali other building
facades. Infill existing entrance openings and window openings on east and west
facades. Re-roof building if required.
8. Setbacks - Not increasing first floor area.
11. Si;ins and Awning; - Add new exterior building mounted signage and fabric
awnings per the ordinance characteristics, while maintaining the current site
location.
12. Parking and Loading - Make HC parking and landscape site changes while
maintaining the current site location.
SCHEME 'C' - New Structure
Variances: 8. Setbacks - Allow a one-story historically designed false facade to set within 6" of
the original property line, with a new three-story fagade setback 15 feet from street
edge. This new development would be per the current ordinance, while
anticipating the PUD characteristics proposed by the redevelopment commission.
12. Parkino and Loadinf:l - Allow the west parking lot to be viewed 'as behind building'
per the ordinance, until such time as the redevelopment commission implements a
common interior parking scheme for the block. Thereby the west parking can be
in-filled with a new characteristic structure.
SCHEME 'A' - Maio~ ~nterior Renovation and Exterior K=pairs/Maintenance
1. Use:
Existing site is Zoned B-2. Sub-Area Ordinance stipulates B-1. Do
we need to change the Zoning?
2. Buildin.q Mass:
Existing roof is double pitch at 3 % in 12. Mansard porch (poody
composed and maintained) covering is non-typical. We wish to
remove mansard pomh.
3. Materials:
Existing exterior has non-contributing character with Concrete
Masonry Units material - stack bonded. South wall to be rebuilt,
similar to old, though higher as a one-story parapet design. This
construction will be of traditional Georgian Style face brick masonry,
with pre-cast concrete stone accents, bandings, and. coping. We
want to rebuild this wall without moving entire building.
4. Windows. Doom:
South wall is required to be removed in order to repair settlement in
foundation, add control joints, and replace floor joists/sill plates due
to condensation damage. New doom and windows will be storefmnt
system.
7. Details:
5. Ro0,f.: Existing roof is double pitch at 3 ~ in 12 and to remain. New parapet
will require addition of crickets (hidden) to better manage water to SW
and SE comers of the structure. Non-conforming mansard porch to
be eliminated in repairs for the south wall.
" ~ ' tantiall modify the south fa de, in a series of
6, Alteration & Additions: ~1~ ~s our in{ent to SUbs
~equired maintenance structural repair solutions. The work as a
maintenance issue should allow the other existing elements to
,~iremain even though they (the existing) are not in conformance with
i~the guidelines. We would like the board to grant a variance for all of
;ithe exterior maintenance work proposed, without requiring relocation
;;of building, since we view this work as required to repair and maintain
:~he property per our inspection report. Any repairs made shall be
;:designed to be contr, ibuting
a. The existing building does not have a cornice.
The new south facade will be fiat in nature with some
storefront and special features as exposed steel pilasters and
lintels.
An articulated cornice shall be incorporated in the new
parapet.
8. Setbacks: a.
!'me~ :Existing building sets 32'-4' behind
front property line. The current front property line is only 16'-6"
away from centedine of road, allowing only a five foot buffer to
1=t street. The redevelopment commission has proposed
across the street to the SE, a new R/W line at least fifteen feet
from street edge. Meeting the original front property line
guideline would cause remonstration. Return-on-Investment
9. Entrances:
is disproportionate,
No side setback minimums. The 5-foot side-yard and 0.9 foot
rear-yard exists and we don't plan any changes. However,
the zoning descriptions for B-1 and B-2 sites do not fit this
site.
a. Principal entrance shall remain on south front facade,
The existing east and west secondary entrances may be
eliminated.
c. We propose no rear entrance or windows.
10. Storefronts:
New storefront windows and entrance shall be illuminated from
inside and outside awning lights.
12. Parking and Loading: a.
As there is 72 feet of street frontage, the maximum sign
area is 32 sr.
Building signs shall fit within elements of design.
Will comply.
Existing parking is in-front of building, there are 8 spots, and
the curb is cut full length of site. Site changes may be ...
~ to om?eot~ drainage,
Only 2 spots are required. We need to provide handicap
ac, cessibility,~ therefore a modification to existing locations is
o-g. Will comply.
COMMENTS:
Client's second choice and least expensive option for development, as the intent would be to
renovate for their new retail store and address significant structural damages assessed in the
inspection report. The repairs would be placed in a fashion as to be contributing in character.
ATTACHMENT - SCHEME 'A'
FINDINGS OF FACT - DEVELOPMENT STANDARDS VARIANCE
The approval of this variance will not be injurious to the public health, safety, morals, and
general welfare of the community because:
THE PRIMARY INTENT OF THE 'WORK' IS TO RENOVATE THE INTERIOR FOR A
PROFEESIONAL OFFICE SPACE (AS IS CURRENTLY THE USE) AND TO UPGRADE
THE EXTERIOR FACADE TO A CONDITION SIMILAR TO WHAT THE CURRENT
ORDINANCE REQUIRES AS 'CONTRIBUTING CHARACTER' WITHOUT
RELOCA TING THE BUILDING OR CHANGING THE ROOF DESIGN.
The use and value of the area adjacent to the property included in the variance will not be
affected in a substantially adveme manner because:
ESSENTIALLY, ANY POSITIVE AESTHETIC ARCHITECTURAL UPGRADE TO THIS
BASIC BUILDING WOULD ADD VALUE TO THE COMMUNITY OF CARMEL AS A
WHOLE, AS WELL AS THE ADJACENT PROPERTIES. SINCE NO ADDITIONAL
LAND IS REQUIRED, THE ADJACENT USES ARE NOT AFFECTED BY THIS
PROPOSED WORK.
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 PRIOR CLIENT AND TENANT OF THE BUILDING WAS 'MG CONSTRUCTION; WHICH
INVOLVED NO RETAIL FUNCTION. THIS PARTICULAR USE DID NOT FIT THE PATTERN OF
ACTIVITIES THAT WAS ENVISIONED FOR PROPERTIES IN THE MAIN STREET SUB AREA.
THE INTENT IS FOR RETAIL, AND A MEANS TO BRING THEM THERE.
THE CURRENT DESIGN OF THE BUILDING IS NOT OPEN OR INVITING FOR RETAIL. THE
RETAIL FUNCTION, WHICH THE NEW CLIENT IS PROVIDING, NEEDS A FRONT FACADE
SIMILAR TO WHAT HAS BEEN ASKED FOR IN THE ORDINANCE. THE ABILITY TO CREATE
AN ATMOSPHERE CONDUSIVE TO SELLING IS PARAMOUNT TO ANY RETAIL BUSINESS.
IT IS NOT PRACTICAL FOR ANY OPTICIAN TO SELL EYEWEAR FROM HERE WITHOUT
AESTHETIC MODIFICATIONS. IT IS NOT PRACTICAL FOR ANY BUSINESS ENTITY TO BE
REQUIRED TO INVEST IN 'WORK' THAT DOES NOT HAVE ANY CHANCE OF 'RETURN ON
INVESTMENT' DUE TO LACK OF AREA TO BUILD ADDITIONAL SPACE FOR RENT OR
INCREASED OPERATIONS, AND TO ACCOMOODA TE THE ADDITIONAL PARKING SUCH A
LARGER BUILDING WOULD REQUIRE ON SUCH A SMALL LOT SIZE- NOT ENVISIONED IN
THE CURRENT ZONING ORDINANCE.
Existing__[Parking~ ~
E×isting
Curb Cut
Site:
Zoned: B-2
5'-0 ~/2"
1st SW Avenue
lUlL
_~- ~nyl A~ning
stucco -~ ~' e Entry
Fascia "' ~--" ~ Face Brick
stcc.~ 'C' Framing
Painted
storefront Glazing
System
Pre-Cast Conc.
-- Stone
FRONT FACADE - ~
New roof drain Foundatfo~ underpinning r Window Replacement
c..or.di~luration to incre&ee window and door / to minimize condeneatlon
minimize water widths to span to new
in crawl space/ drilled pier Io~atlorm -~ /
/ / ~ / ~ ~Roofrepiacem.nt
--~--~ due to condermatlon
~ ~ ~ ~ i ~ ~ ~ ~. ....... , , .......... i i i ~ ~ ~ ~ ~ ~ ~ '{' water damage
..................... I Illl I ~1 IIII I ~ ~ ..........
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~ '. '. '. ', '. ', ', '.W, ~-' I I IIII '. : '. ', : :'.:'. : '. : : '- ',',:', '. : ', : '. ~'.'.'. :-' ; '. ','.'.'. '. : : '. : '. ', ~ '~ South wail repiacement
-- ' ' ~ due to condeneaflorl
damage, aettlement,
stre~8 fractuF~
~ ~ ~ FACADE
Schematic ,,=. ,,-o.
Lauck -I- Conway Optical Office
30 1st street ,~W