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Home My WebLink AboutScheme CLAUCK & CONWAY OPTIMa; ~'RY Prol~osed Renovations and/or Expansion Options 30 1~ Street SW prepared by ID3A-Techn~ 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(reddes~gnat~ a_v~anancer~_ uest): SCHEME 'A' - InteriorRenovaflon and Exterior Structural Repaire/Maintenance Variances: ~:6. Alterations and Additions - Repairs'Replacement Maintenance changes to south far, ado 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 Awnin=s - Add new extedor building mounted signage and fabdc awnings per the ordinance characteristics, while maintaining the current site location. 12. Parkin;] and Loadin;3 - Make HC parking and landscape site changes while maintaining the current site location. SCHEME 'B' - Interior Renovation. Structural Re,aim. and Second Floor Expansion Variances: 6. Alterations and Additions - Repairs/Replecement Maintenance changes to south facade while maintaining the current site location. 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 all other building facades. Infill existing entrance openings and window openings on east and west facades. Re-roof budding if required. 8. Setbacks- Not increasing first floor area. 11. Si.qns and Awnings - Add new exterior building mounted signage and fabric awnings per the ordinance characteristics, while maintaining the current site location. 12. Parkin¢= and Loadino - Make HC parking and landscape site changes while maintaining the current site location. SCHEME 'C'-=~'New'structure~ Variances: 8~- -$~tlSacEs~-Allow s 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 Loedin= - 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 'C' - New Structure For a site as ours, less than the required 7,000 sf mentioned for B-2 sites, there is no new building solution that can meet the current Overlay Guidelines and the Zoning requirements for Use, without having the special distinction as a PUD, obtain variances for relief of specific items, or allow interpretations of the guidelines that are considered 'creative'. 1. Use: Existing site is Zoned B-2. Sub-Area Ordinance stipulates B-1. Need either a B-1 zoning or a PUD 2. Buildin,q Mass: See attached plans. 3. Materials: See attached plans. 4. Windows, Doors: See attached plans. 5. Roof: See attached plans. 6. Alteration&Additions: None 7. Details: 8. Setback: 9. Entrances: See attached plans. False front fac,,ade within 6" of property line with major fagade at 15 feet from street edge. This type of building composition tries to mediate the intend of figure 2a for determining common setback am~°n~g existing buildings. _ See attached plans. 10. Storefronts: See attached plans. 11. Si.qns & Awnin,qs: See attached plans. 12. Parkinp and Loadin(~: N~ew west-parkingareabehind-fa[s~f~(5~tfa~ade7 meets intent~7~ut .w~illi b~-t~h~p~ahj~W~itin-g~fcYr: fdt u~. d~v&l~-rr~ h t. of~ b io~k~ - COMMENTS: A very expensive development option and goes toward a financial hardship for this Owner. The ROI is not of conventional statistical mer'rt, as common pad(lng is a limiting issue. Also, competes with other redevelopment resources being developed by the City. Future main street block redevelopment according to proposed commission plans, and future expansion of western portion of this site, does provide for some future ROI. It is still speculative in nature. ATTACHMENT -~-EME 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 commun~y because: ANY TOTALLY NEW DEVELOPMENT ON THIS SITE IS NOT POSSIBLE WITHOUT OBTAINING CERTAIN VARIANCES, 'CREATIVE INTERPRETATIONS', OR A PUD REZONING DUE TO THE FRONT PROPERTY LINE LOCATION AND CONFLICTS BETWEEN THE OVERLAY ORDINANCE AND ZONING REQUIREMENTS. LACK OF A NEW BUILDING SETBACK, MIGHT NOT BE ACCEPTED FROM ADJACENT OWNERS. THE 'WORK' IS THEREFORE A NEW BUILDING WITH A PARTIAL THIRD-STORY, THAT ADDRESSES THE STREET WITH A COURTYARD WALL, YET THE MAIN FACADE IS SETBACK ACCORDING TO ADJACENT NEW DEVELOPMENT PROTOCOLS, AND IS OF A CHARACTER THAT IS CONTRIBUTING. THE BUILDING WALL SCREENING OF THE NEW WEST PARKING LOT IS AN ATTEMPT TO REMOVE PARKING FROM THE FRONT, MINIMIZE FIRST COST REDEVELOPMENT, AND PREPARE FOR FUTURE EXPANSION TO THE WEST, AT SUCH TIME AS THE CITY OR OTHERS MIGHT PROPOSE A COMMON PARKING SOLUTION FOR THE MAIN STREET BLOCK SW. 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 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 CURRENT CONFLICTS BETWEEN THE OVERLAY GUIDELINES AND THE ZONING ORDINANCE FOR'B-lIB-2 PROPERTY DEVELOPMENT, THE APPROVED PUD REDEVELOPMENT TO THE SOUTH, AND THE LACK OF A NEW P,/W SETBACK ON THIS STREET OFFER NO AFFORDABLE SOLUTIONS FOR NEW DEVELOPMENT BASED ON CURRENT INVESTMENT STRATEGIES, UNLESS CERTAIN 'CREATIVE INTERPRETATIONS' ARE ALLOWED. IT IS NOT PRACTICAL FOR ANY OPTICIAN TO SELL EYEWEAR FROM HERE WITHOUT CERTAIN AESTHETIC MODIFICATIONS. IT IS NOT PRACTICAL FOR ANY BUSINESS ENTITY TO BE REQUIRED TO INVEST IN I/VORK' THAT DOES NOT HAVE ANY CHANCE OF 'RETURN ON INVESTMENT' DUE TO LACK OF AREA TO BUILD ADDITIONAL SPACE FOR RENT OR INCREASED OPERATIONS. IT IS NOT PRACTICAL ON THIS SMALL SITE FOR A NEW BUILDING TO BE PLACED FORWARD OF THE CURRENT POSTION AND STILL HAVE ENOUGH ROOM FOR REAR PARKING, AS THIS LOT DOES NOT HAVE ACCESS TO THE ALLEY OR NO ACCESS IS ALLOWED FROM Isr STREET ... UNLESS AS PROPOSED IN THIS SCHEME. Existing ~artial/Demolition EX Site: Zoned= B-2 Rear Parking HC Access Existing Curb Cut H' ,rei~sed Sea[in~ } Entry 6,, 1st SW Avenue PROPOSED NEW FACADE SET BACK ii ~ C~'ved Metal A~ t~ ~ ~ ~ I Il Il ~ ~ace ~k -- , ~ , ~ , ~ . ~ , - ~ ~ylA~ c,. ... _ ~ ~et~°r~r~t ~ FRONT FACADE ~teel ~rame Painted Awning Light ~tign Schematic Lauck + Conway Optical Office 30 let ~-'treet SW