HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
APRIL 22, 2013
13-14. (V)Carmel Corners, Meijer Outlot B
The applicant seeks the following development standards variance approvals for a multi-tenant commercial building.
Docket No. 13020003 V ZO Ch.20G.05.07.B.4(d) No parking between a building and the street
Docket No. 13020004'V ZO Ch.25.07.02-04.b.1.b No ground sign permitted, only 1 street frontage
The site is located at 1425 W. Carmel Dr. and is zoned OM/M: Old Meridian District,Meijer Subarea.
Filed by Ryan Schultz of Versa Development.
, ' ^ }, n 1 'A _ i General Info:
f ; " '" �; r The Petitioner requests Variance
is i'�11 r•4 F. fl, r ..4M 4 4.- !I MEIJER ., approval for parking between the
} 1,071-isil 1,}t `l5 „,. i l y: `'' proposed building and Pennsylvania
, —1 St. and for a ound si to identify y
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It''') — �, .- ' i . 4 tenants within the complex. The site is
�� ` E, a' 'i '; ' fils1.2irt,..:., located within the Meijer property
l}4 � 1„ r a�,?t:: � .- i 'T between Pennsylvania St. and Old
:G , , 'rr ' "r� N _' t:'
.:`e2r 7�' e ,"'; rte.` 4 Meridian St. and north of Carmel
--i a s" °' Q ,fi r"1?' '` :: £ .. a Drive. The entire site is east of US 31.
h ;' T'.�" >,0 1 o Wr , ,-, .° 4L," Please see the petitioner's
' M s'-' i 4 x ` . ', information packet for more details.
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CARMEi DRI l A Yr O��,t
, , s - v - ` , �- ,Y�1, This site is located in the Old Meridian
i` �1 T ° '1414;,:-.I�,Sr R a s 'i'j x'f `.. w.,. F. ; a �F' c f
,' l `,s lI r c , ,`"`, +. , q,,,,.•,:,-,4. District which has regulations to create
g s i rl eh 12,rr, ti `. ]ttt i f 5 . ,_ t , a denser,mixed-use,pedestrian
[ , "�Eltia9+j6t k e ,r,�+. 3 ,/ar t
t R ,,i .�y friendly area One regulation that
®� ti t F 'tS.,= =�a4` ,4,,, ,:',.'.:, ,15.1d helps accomplish this is the
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, , 44 I r ,q KfsSi ,, Ul , ''; } "\ requirement to have parking areas il I� < ,l ,- 1 '�� +' :a): CI' . x 1 of '" ' ', located at the rear or side of buildings.
This site, however, is an outlot of the
existing Meijer site and is not directly adjacent to Old Meridian. While the Department would like to see this building
brought closer to Pennsylvania Street and the parking in the back,the existing site conditions make this difficult. Due to
its location,this variance is requested to maintain the current traffic flow through the site and have the parking adjacent to
the building. The variance should not have a negative effect on surrounding properties as they are similar uses with
similar designs. This building is an infill project on an existing parking lot and should improve the site. The Department
is in support of this variance.
The Petitioner is requesting a sign that is 6' tall by 10' wide overall,or 60 sq. ft.,which is the exact size allowed by the
Sign Ordinance. This sign would identify the name of the building,as well as tenants within the building. This building
only faces one public street frontage,therefore only one sign is allowed. (The developer is choosing to allow wall signs
for every tenant as the signage allowed by right.)The ground sign will be two sided,with internal illumination and the
address located on the side. It will be made out of brick and EIFS to match the new building design. Access to the
building will primarily be off of Pennsylvania St.,which has a mature row of street trees, as well as a berm with additional
trees and plantings. Because this building is set back about 110 feet from Pennsylvania St.,as well as having the large
landscaping buffer that(unintentionally)blocks the view of the new building,the Department believes the additional
ground sign is necessary to aid in identifying the tenants of this building. The Department is in support of this
variance.
Petitioner's Findings of Fact:
1. The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of
the community because: The site plan was generated with pedestrian/traffic circulation in mind as well as adjoining
property layout.
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2. The use and value of the area adjacent to the property included in the variances will not be affected in a
substantially adverse manner because: the surrounding use is commercial retail/restaurant and such will not affect it
in a substantially adverse manner, as the requested use is commercial retail/restaurant.
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: traffic/pedestrian connectivity will be adversely affected if strict ordinance is in
effect. Petitioner is seeking a variance permitting a monument sign in the front yard setback. Petitioner feels that to
successfully differentiate Carmel Corners from the greater Meijer parking lot a monument sign in location would be
warranted. Petitioner also feels that this monument sign would serve as a way finding element for customers seeking
Cannel Corners which has moderately reduced visibility being off the hard corner of Pennsylvania and 126th and
concealed by a rather large existing landscape berm.
Recommendation:
After all comments and concerns have been addressed,the Dept. of Community Services recommends positive
consideration of Docket No. 13020003-04 V.
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