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HomeMy WebLinkAboutDept Report 3-28-05 CARMEL BOARD ,OF ZONING 'APPEALS DEPARTMENT RE'PORT March 28,,2005 11-13h. 130'1 S.Rangeline Roa,d - CO'inmer~ial Building The applicant seeks the following development standards variance approvals: Docket No. 05020040 V Chapter 19.04.02 building setback Docket No. 050,20041 V Chapter 27.07.02-09.b' number/type signs Docket.No. 05020042 V Chapter 27.05 number parking spaces The site is located at 1301 S. Range Line Rd. and is zoned B-8/Business, now within the Carmel Dr/Rangeline Rd,Overlay. Filed by Dave Coots of Coots Henke & Wheeler for Fineberg Group, LLC. General Info: The petitioner is seeking variance approvals for front yard setback, number/type of signs, and number of parking spaces in order to construct a multi-tenant building. ,Analysis: The petitioner has moved the building closer to the, streets, in order to follow the spirit and intent of the Cannel Dr. /Range line Road Overlay that was recently approved. The buildings will be 15 from .the road right of way, rather than 25-ft as required in a B-8 district. This project came before the City before the overlay was approved. The building design has two sides: one that faces th'e streets and one that' faces the interior, courtyard/parking area. Signage on the rear of the building will help patrons identify a business. The Department feels that the use of the blad.e sign will be integral to the character of the Project. The number ,of parking spaces was reduced from 100 to 72 with the anticipation ofa shared-parking agreement with the shopping center to the south. Findings. of Fact: front yard setback 1.) Th,e approval of this variance will n.otbe injurious to the public health, safety, morals, and general welfare of the community because: The use and value of the area adjacent to the property .may' not be affected in a substantially adverse manner by allowing the front yard setback line to be reduced. The spirit and intent of the Carmel Dr/ Range line Rd overlay district promotes zero-foot 'front yard setbacks 2.) T.heuse and value of the :areaadJacent to the property included in the variance will not be affected in a substantially adverse manner because: The use and value of the area adjacent to the property may not be affected in a substantially adverse manner by allowing the front yard setback line to be reduced. The spirit and intent of the Cannel Dr/ Range line Rd overlay district promotes zero-foot front yard setbacks. 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 Zoning Ordinance may result in practical difficulties in the use of the property, due to fact that the owner may not be able to achieve a proper outdoor display area in the front part of his property. Findings of Fact: signs 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 design has two sides: one that faces the streets and one that faces the interior courtyard/parking area. Signage on the rear of the building will help patrons identify a business. 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 design has two sides: one that faces the streets and one that faces the interior courtyard/parking area. Signage on the rear of the building will help patrons identify a business. 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: patrons that visit the site may find it hard to locate a business, once parked at the rear of the building, possibly causing tenants to lose business/customers. Findings of Fact: # parking spaces 1.) The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of the community because: the reduced number of parking spaces will be mitigated with a cross parking easement with Cannel Walk to the south. Parking will 'still be available, but in an efficient manner. 2.) The use and value of the area adjacent to the property included in the variance will not be affected ina substantially adverse manner because: the reduced number of parking spaces will be mitigated with a cross parking easement with Cannel Walk to the south. Parking will still be available, but in an efficient manner. 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 owner will not be able to construct this redevelopment proj ect, thus hurting his business and the City's vision for the Carmel Drive/ Range line road corridors. Recommendation: The department recommends positive consideration of Docket Nos. 05020040 V, 05020041 V and 05020042 V, with the condition that the blade sign will be utilized on the building.