HomeMy WebLinkAboutDept Report 07-22-13CARMEL BOARD OF ZONING APPEALS HEARING OFFICER
DEPARTMENT REPORT
JULY 22, 2013
5-6.(V) First Merchants Bank, West Carmel Commons, Lot 2.
The applicant seeks the following development standards variance approvals for a new bank along Michigan Rd:
Docket No. 13060012 V ZO CH: 23C.10.03.5.b(2) 6 ft wide parking lot perimeter planting area, 4 ft
requested
Docket No. 13060013 V ZO CH: 23C.11.G Location of stacking for drive-thru lanes
The site is located at 10210 North Michigan Road. The site is zoned B-2/Business within the Michigan Road
Overlay. Filed by Jon Dobosiewicz with Nelson & Frankenberger, on behalf of First Merchants Bank
General Info:
The Petitioner requests Variance approval, as a
part of a new bank, to reduce the width of the
parking lot perimeter planting area, and to locate
the drive-thru lanes on the side of the parcel
instead of the rear. The site is located along
Michigan Road south of the approved Outback
Steakhouse. As a part of this development, the
petitioner is also seeking a DP/ADLS approval.
Please see the petitioner’s information packet
for more details.
Analysis:
The requested variances are minor and should not
be a detriment to the surrounding properties.
Perimeter Planting Variance
Parking within the front yard setbacks is
discouraged within the Michigan Road Overlay.
Therefore, an additional 6 foot wide planting area
is required if a development chooses to locate
parking in the front; to help buffer the view of the cars. The petitioner’s original variance request was for the full 6 foot
width of the planting area, but after working with the Department the petitioner has modified the variance. Now the
request is only for a variance of about 2 feet and the minimum number of plantings will still be provided and can overlap
The Department is supportive of this variance.
into the 30 foot greenbelt area.
Drive-Thru Location Variance
Stacking for drive-thru lanes is not permitted along the front or sides of a parcel along Michigan Road. This is meant to
help create coordinated, quality development along the corridor and keep the stacking of cars to the rear of the site
because they are less visually appealing. The size and shape of the site make it difficult to locate an efficiently designed
building with the drive-thru in the rear. However, the proposed location of the drive-thru will help minimize the view of
the stacking by placing it near the back of the site and on the north side of the building so it is not visible from Retail
The Department is supportive of this variance.
Parkway either.
Petitioner’s Findings of Fact – Docket No. 13060012 V:
The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of
1.
the community because
: the required planting material including trees and shrubs for parking lots and the Greenbelt
are both provided in the subject area.
The use and value of the area adjacent to the property included in the variances will not be affected in a
2.
substantially adverse manner because
: the required planting material including trees and shrubs for parking lots and
the Greenbelt are both provided in the subject area.
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The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in
3.
the use of the property because:
the planting material standards including trees and shrubs are both provided in the
subject area along the perimeter of the parking lot and the Greenbelt. The strict application of the Zoning Ordinance
would require the reduction of greater green space area along the southeast frontage of the site where it is more
visually impactful.
Petitioner’s Findings of Fact – Docket No. 13060013 V:
The approval of this variance will not be injurious to the public health, safety, morals, and general welfare of
1.
the community because
: the applicant is seeking a variance to permit car stacking along the side of the subject bank
building. The subject parcel is part of an overall commercial development and is situated on the corner lot (Michigan
Road and Retail Parkway.) The siting of the subject building provides screening of drive-thru stacking from Retail
Parkway and northbound traffic along Michigan Road. The siting of the building (Outback Steakhouse) on the
adjacent lot to the north will mitigate the visibility of the drive-thru stacking area from southbound traffic along
Michigan Road. As a result, the approval of this variance will not be injurious to the public health, safety, morals and
general welfare of the community because the drive-thru will be sufficiently screened from northbound and
southbound traffic on Michigan Road.
The use and value of the area adjacent to the property included in the variances will not be affected in a
2.
substantially adverse manner because
: in addition to the rationale included in the response above, the area adjacent
to the site is zoned I-1/Industrial and B-2/Business which consists of many types of business. As a result, the use and
value of the area adjacent to the property included in the variance will not be affected in a substantially adverse
manner.
The strict application of the terms of the Zoning Ordinance to the property will result in practical difficulties in
3.
the use of the property because:
the applicant will be unable to design an efficient and effective site circulation plan
for the proposed permitted use.
Recommendation
:
positiveDocket Nos. 13060012-13 V.
The Dept. of Community Services recommends consideration of
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