HomeMy WebLinkAboutDept Report 01-24-12 CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT I JANUARY 24, 2012
7-9. (V) Fifth Third Bank.
The applicant seeks the following development standards variance approvals:
Docket No. 11120015 V ZO Chptr.23F.08.91 Floor Area Ratio <0.5
Docket No. 11120016 V ZO Chptr. 23F.06.02 Building occupying<70% frontage
Docket No. 11120017 V ZO Chptr. 23F.03.01 Prohibited sign,ground sign
The site is located at 205 E. Carmel Dr. The site is B-8/Business and lies within the Carmel Dr.—Range Line Rd.
Overlay Zone. Filed by Kurt Prosser of GPD Group, Inc.
F ' '�' 1 1 General Info:
I s 0 `Q`1%4° c This site is located on Carmel Drive and is zoned
1 U "' p s r B-8 within the Carmel Drive—Range Line Road
t f<< (, I ;a ,; Overlay. A new Fifth Third Bank is proposed to
�0:104"i d £ °y' 7
( ■ ��, ' ) ' �- . f i ^' " be built on this site The new bank building will be
,,i ,f, two stories with offices for the bank on the upper
)g b`4-76-'1$7.4.—)--. YY.' floor and will be located close to the street with an
, L :-t Fri.:� r -ff.'� /.°.r. t .y
_�'' _- =4- -. Carmel- _ � 1. JT , , NT , ,-n ,
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.��'`��, •- .,u. - t�.o,.e ', - st e - , p,...- .,, just west of the Carmel Racquet Club and east of a Ji
o p � e t two story office building. Three variances are
1`& r ` l W t !'.- .F ., ' being requested from the overlay. One is to allow
.— c ..r,h4pr A '�e �
J = _ °�' = � , the floor area ratio to be less than 0.5; one is to
' 1 -.. ,� . > ,= allow the building to occupy less than the required
E 9' �( 70%of the frontage, and one is to allow a ground
1 „, } .„,".. k sign which is prohibited.
. ti 5 ”; Analysis:
,..� ���_Y. _ f� r � "�� a1 Anal sis:
Fifth Third Bank has worked well with the
Department to create a project that satisfies the intent of the Cannel Drive—Range Line Road Overlay ordinance. Not
only will the bank be two stories,but it will front on Cannel Drive to provide an attractive,pedestrian friendly streetscape.
Some parking will be located to the side of the building with most of it located to the rear of the site. The drive-thru for
the bank will also be located behind the building.
The positioning of the building and preservation of existing trees would block the view of any proposed wall signs.
Instead of having both wall and ground signs, the Petitioner has chosen to only apply for a variance for a ground sign. The
ground sign is 31.99 sq. ft. and 5.5 ft.tall. 45 sq. ft. is allowed by the Sign Ordinance. It is proposed to be a cabinet style
sign with a stone base to match the building. The ground sign will complement the surrounding uses because many of the
neighboring businesses also have ground signs. The Department is in support of the ground sign because it makes the
most sense in this situation.
While the Department is not generally in support of variances from this overlay zone, we believe this project has done a
good job meeting the goals for the Carmel Drive—Range Line Road Overlay and are satisfied with the design of the
project.
Findings of Fact,Variance for Floor Area Ratio<0.5:
1. The approval of these variances will not be injurious to the public health, safety,morals, and general welfare of
the community because: the building will still be 2 stories and will satisfy the other goals of the Overlay.
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 new building will redevelop an existing site that does not currently meet
the standards of the Overlay zone.
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 regulations are such that it would not be feasible to build a bank as the area of
the site would require a 26,000 square foot building.
Findings of Fact,Variance for Building occupying<70%frontage:
1. The approval of these variances will not be injurious to the public health, safety,morals, and general welfare of
the community because: the building will still be located close to the street, with a pedestrian entrance off of Cannel
Drive, and most of the parking to the rear of the site;thereby satisfying 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 new building will redevelop an existing site that does not currently meet
the standards of the Overlay zone thus enhancing the streetscape and the area in general.
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: it would pose a safety concern to the bank due to a lack of visibility of the parking
area from the public roadway.
Findings of Fact,Variance for Prohibited sign, ground sign:
1. The approval of these variances will not be injurious to the public health, safety,morals, and general welfare of
the community because: the proposed monument sign does not create any site visibility issues or other safety issues
that could be injurious to the community.
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 proposed monument sign is a visually attractive sign, and it is similar to
other monument signs in the area.Therefore,the monument sign will not adversely impact the adjacent property
owners.
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 zoning code does not peg nit adequate signage for auto centric customers.
Drivers traveling along Carmel Dr. will not be able to see the building identification signage, so a monument sign is
required.
Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos. 11120015—
11120017 V after all questions and concerns have been addressed.