HomeMy WebLinkAboutDept Report 12020014, 12020022 CARMEL BOARD OF ZONING APPEALS
HEARING OFFICER DEPARTMENT REPORT
MARCH 26, 2012
3-9. (V) The Centre. The applicant seeks the following development standards variance approvals for partial
redevelopment of the site:
Docket No. 12020014 V ZO Chptr. 23F.05 Building setbacks
TABLED TO APRIL 23: Docket No. 12020018 V ZO Chptr. 23F.09: Construction Materials
TABLED TO APRIL 23: Docket No. 12020019 V ZO Chptr. 23F.10: Arc
TABLED TO APRIL 23: Docket No. 12020020 V ZO Chptr. 23F.11 Landscaping
TABLED TO APRIL 23: Docket No. 12020021 V ZO Chptr. 23F.12 Lighting
Docket No. 12020022 V ZO Chptr. 23F.14: Pedestrian Circulation
WITHDRAWN: Docket No. 12020023 V ZO Chptr. 23F.15 Parking
The site is located at 1342-1430 S.Range Line Rd,at the northwest corner of 116`h St. and Range Line Rd. It is
zoned B-3/Business,within the Cannel Dr. Range Line Rd. Overlay Zone. Filed by Paul Reis of Krieg Devault,
for Kite Realty Co.
":p : General Info:
$. 1' _,, ,• ;, r ,. c■ tr,- Phase 1 of The Centres redevelopment project, is to rebuild the former Osco
ki, f r '1/2.'-'.=,, 9 .., , '''' } and CVS tenant space, to bring in a grocery store tenant. Portions of the
5t!t.'� �^°'; � d�,, :I existing building will be removed permanently, portions will be rebuilt, and a
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few new standalone buildings will be built as a part of this overall project. As
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,� } i this is a partial redevelopment project and not a complete tear down, it is
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t � � E • �, ,, �: understood that many variances will be needed. Phase 2 involves portions of
.F ' 1 21 , ,; '1 _ ' the existing building to be removed permanently, portions to be rebuilt, and a
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-} ,' -• l t� 11 .ili t few new standalone buildings will be built as a part of this overall project—a
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s' Q �*i 1x ` � , new bank building,a new building at the corner(where the bank exists today),
and a new multi tenant building along Range Line Rd.
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k. 1 4. , t+;!` o ( .t a At the March 6 BZA Hearin Officer meeting,the following variances were
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Hearing g g
'I`#' °(x i t{wt' ,` `aY1 �'', '"- granted: building orientation occupying less than 70% frontage; building
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at�� � .t ' ss � �., �.� �'f,' ' - height not having two occupiable floors(this variance does not apply to
ij { , 1j1 i') the proposed new retail building at the southeast corner of the site); and
�; ate; building footprint floor area ratio less than 0.5.
r � '' ,"', ' ',$ ',Ii Please see the petitioner's informational packet for more detail on the two
i m 4 1 rf� -,i2----.. additional variance requests for building setback and for pedestrian Ir.
�,I .'J 4-J. i ; �.�, circulation.
-,.�.... Analysis:
- - F -: Budding setback variance: Kite Realty is proposing to relocate the current
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y `r bank building from the southeast corner of the site,to a location immediately•
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r �k x. to the west, along 116th St. The petitioner seeks variance approval to increase 1
'ii_:1,t '.' (t fly., ! .,,,._„- `, the maximum front build-to line from 10 feet to 65 feet. That is a variance
request of 55 feet. While it is the City's preference that this building is built
closer to 116"' Street, site constraints from parking needs/requirements, vehicle drive thru, and vehicle circulation cause
conflicts with the maximum setback standard,making compliance impractical, at best. While supportive of this variance,
it is staffs intent to continue our effort to work with the petitioner on a building plan which reduces the setback as much
as possible. The Department would like clarification that, if granted, this variance will not apply to the other proposed
new buildings planned for the site.
Pedestrian Circulation variance: The second variance relates to the redevelopment of the streetscape along Range Line
Road. In order to maintain the current parking spaces and to accommodate the future streetscape along Range Line Rd,
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along with any proposed on street parking and any dedication of road right of way,the petitioner seeks variance approval
to keep the current 5-ft wide sidewalk, in lieu of installing it with a new 8-ft wide sidewalk as required by the zoning
ordinance. Kite Realty proposes to cooperate with the City in the cost of reconstruction of the sidewalk along Range Line
Rd., at a future date when the City improves/widens the street. The Department is in support of the variance for
pedestrian circulation if the petitioner will commit to providing a monetary commitment toward the Non-
Reverting Thoroughfare Fund per Section 2.09 of the Zoning Ordinance, and approved by City Engineer.
Pedestrian and bicycle accessibility is an important goal of the City's and it has been for many years. In light of the many
variances that the petitioner is seeking,the Department thinks that this minimum requirement is one they should strive to
achieve. As this site is redeveloped,it will attract more users,including pedestrian&bicyclists and it is important that the
project accommodates them as well as the automobile,especially considering the proximity of the site to the Monon Trail
and the new trail connecting to Central Park.
Findings of Fact,Building Setback:
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 will not front on Range Line Rd.,but will front on 116th Street. It will
transition to the veterinary clinic to the west,which is set back from 116th Street.
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 will be fairly close to the street. This building is part of a
partial redevelopment project for the entire site.
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 building will have to be within 10-ft of the street right of
way,possibly making a drive thru lane and parking area for a bank almost impossible to have,thus affecting the
bank's operation.
Findings of Fact,Pedestrian Circulation:
1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare
of the community because: a 5-ft wide sidewalk currently exists today,but the future widening of the walkway
could be deferred to a future date when the City improves Range Line Rd. as a whole, with on street parking,8-ft
wide path,etc. It makes sense for the petitioner to pay monies for what it would cost to upgrade the street and
sidewalk now,for a more efficient build out later.
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: a 5-ft wide sidewalk currently exists today,but the future widening of
the walkway could be deferred to a future date when the City improves Range Line Rd. as a whole,with on street
parking, 8-ft wide path,etc. It makes sense for the petitioner to pay monies for what it would cost to upgrade the
street and sidewalk now,for a more efficient build out later.
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 petitioner would have to install an 8-ft wide path now
(removing a 5-ft wide sidewalk and street trees),even though the City would come back at a future date to
improve Range Line Rd.,and possibly cause damage to that newly installed pedestrian walkway with all the
construction equipment.
Recommendation:
After all comments and concerns have been addressed,the Dept.of Community Services recommends positive
consideration of Docket No. 12020014 V for building setback if limited to bank building only,and positive consideration
of Docket No. Docket No. 12020022 V for pedestrian circulation,with the commitment that the Petitioner will continue
to work with the City Engineering Dept. on plan and monetary commitment toward the Non-Reverting Thoroughfare
Fund for the construction cost to improve Range Line Rd to meet the Thoroughfare Plan.
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