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HomeMy WebLinkAboutScheme BLAUCK & CONWAY OPTIMt= ~RY Proposed Renovations and/or Expansion Options 30 1~ Street SW prepared by ID3A-TechnE Kraft April 2, 2004 Article 1: Zoning; Chapter 23D: 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 modem structures and are non-contributing one-story commercial structures. The single family homes to the south are designated contributing, are I 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~es~~aaa~u~=m=e=t): SCHEME 'A' - IntedorRenovation and Exterior Structural Repairs/Maintenance Variances: =~. AJterations and Additions - Repairs/Replacement Maintenance changes to south fagade while maintaining the current site location. Repair and paint all other building facades. Inflll existing openings and window openings on east and west facades. Re-roof building. 8. Setbacks - Not increasing first floor area. 11, Si.qns and Awnin.qs - Add new exterior building mounted signage and fabric awnings per the ordinance characteristics, while maintaining the current site location. 12. Parkino and Loadino - Make HC parking and landscape site changes while maintaining the current site location. V~riances: 6. Alterations and Additions - I~epairs/~,ep,acement Mainten~tce changes ~n ~a~de while maintaining the current site location. Add a second floor area of from 1500-2351st and raise first floor 2'-0' designed (of contributing character) while maintaining the current location. Tuck point, repair, and paint all 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. Signs and Awnings - Add new exterior building mounted signage and fabric awnings per the ordinance characteristics, while maintaining the current site location. 12. Parkina and Loadin.q - 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. Paridno and Loadino - 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 'B' - Major Interior Renovation, Structural RePairs, Second Floor Expansion 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: Remove existing mansard porch and recompose exterior facades. Building mass and roof profiles to meet guidelines, location to remain. 3. Materials: Existing exterior walls on north, east and west to have CMU extended up two stories in current pattern and material - painted. South wall to be rebuilt entirely and extended to two-story design with a partial third story in synthetic stucco. This construction will be of traditional Georgian Style face brick masonry, with prs-cast concrete stone accents, bandings, and coping. We want to rebuild this wall without moving entire building. 4. Windows, Doors: Doors and windows to comply with storefront design on 1st, narrow style aligned on 2nd and third floors. No openings on facades which are within 5 feet of property lines. 5. Roof: 6. Alteration & Additions Roof pitch shall be less than 3 in 12 and not readily visible from the front. It is our intent to substantially modify the building to increase storag~ space and for future private office space, and to repair the damaged building structure. Generally to provide a building exterior that is 7. Details: 8. Setbacks: 8. Entrances: Flat fac~ade. An articulated cornice shall be incorporated in the new parapet. ~ia~~ Existing building sets 32'-4" behind front property ,ne. I ne current front property line is only 16'-6' away from centertine 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 RAN line at least f'~teen feet from street edge. Meeting the original front property line guideline would cause remonstration. Return-on-Investment 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. Principal entrance shall remain on south front fagade. The existing east and west secondary entrances may be eliminated. c. We propose no rear entrance or windows. 9. Storefronts: 11. Sians & Awnings: t2. Parkinq and Loadin,q: a. New storefront windows and entrance shall be illuminated from inside and outside awning lights. a. As thera is 72 feet of street frontage, the maximum sign c. Building signs shall fit within elements of design. d-e. Will comply. g. ~d to h-j. W~II comply. Existing parking is in-front of build~8 spots, and the curb is cut full len th of site. = - · b, Only 2 spots are required.' . . . . ap .... ~ S is c-g. Will comply. COMMENTS: Client's first choice for expansion and development, as the second floor is for their own private office and storage use. ATTACHMENT 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 ADD A SECOND FLOOR PRIVATE OFFICE/STORAGE/LAB TO THE EXISTING BUILDING FOOTPRINT, RAISE THE FIRST FLOOR VOLUME BY 2 FEET, AND TO RENOVATE THE INTERIOR FOR A PROFEESIONAL OFFICE SPACE (AS IS CURRENTLY THE USE) AND TO UPGRADE THE EXTERIOR FACADE ('I'WO-STOR'Y) TO A CONDITION SIMILAR TO WHAT THE CURRENT ORDINANCE REQUIRES AS 'CONTRIBUTING CHARACTER' WITHOUT RELOCATING THE BUILDING. THE NEW ROOF SLOPE WILL CONFORM. 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: 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 stdct 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 IN THE FORM OF BUILDING MASS MORE THAN ONE-STORY. THE CURRENT DESIGN OF THE BUILDING IS NOT OPEN OR INVITING FOR RETAIL OR INCREASED REVENUE GENERATION. THE RETAIL FUNCTION, WHICH THE NEW CLIENT IS PROVIDING, NEEDS A FRONT FA~,ADE 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. THE ABILITY TO PROVIDE FOR EXPANSION, ALLOWS THIS OWNER/OCCUPANT TO REMAIN IN THIS IMPORTANT LOCATION. 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 OPERA TIONS, 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. Note: This expansion and exterior upgrade option was discussed with a City representative prior to purchase of this facility and no adverse reaction was expressed. Site: Zoned: B-2 Existing Parking~ Existing Curb Cut 1st SW Avenue FUTURE SET BACK EXISTING ~ SET BACK 8teal Frame Painted Articulated Faeela Fascia FRONT FACADE - PROPOSIED M~ai 8tuc~=o Brick AWnir~g a ~ntry 'C' Lintel Painted 'C' Framing Painted ~lazing Syetern Fre-Cael Conc. b-~tone New roof drain Foundation underpinning r Window Replacement conti{[luration to Jncrea~ window and door / to minimize condeneafion minimize water wtclthe to apart to new / In crawl apace// drilled I:)ter Iocatlone -/ / Roof replacement ~due to condensation + water damage South well replacement clue to ¢ondermaticn damage, eettlement, atresa fractures (~ EXI~'ING SOUTH FACADE Schematic Lauck + Conway Optical Office 30 1st Street Scheme B