HomeMy WebLinkAboutDept Report CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
JANUARY 28, 2014
11-15. (V) Gateway Shops, Sun/Mundy One,Two, Three Subdivision (Marsh Outlot)
The applicant seeks the following development standards variances for a new retail building:
Docket No. 13120014 V ZO CH: 23C.08.03B Min Rear Yd. 15 ft,4 ft requested
Docket No. 13120015 V ZO CH: 23C.09.D 8 ft Deep Projections every 60 ft, 1 Projection at 2
ft deep requested
Docket No. 13120016 V ZO CH: 23C.10.02.2 10 ft Wide Foundation Plantings,3 ft wide
requested along front of sidewalks
Docket No. 13120017 V _• . - . 1.! • •
. WITHDRAWN
Docket No. 13120018 V _e - . - . !.! . -. !
fit-requested-WITHDRAWN
The site is located at 10679 N Michigan Rd, and is zoned B-2/Business within the Michigan Rd
Overlay. Filed by William Niemier with Sandor Development, on behalf of 106 Michigan Realty.
,`, - q„,� V o�:-`� n;�� ' ;.• General Info:
4 No zi ., ,, The Petitioner requests variance approval for a reduced
`-. �' k C'\ rear and reduced width for foundation plantings, and
4,� ,-. ,.: - reduced building façade offsets for a new retail building.
,:. '� `.
u The building will be located on an existing parking lot
. ¢ OP .,-, - �∎ , .,,• adjacent to Marsh. The surrounding properties are zoned
MARSH for commercial use This project is still being reviewed
1.\ ,. I •� F.
-• f�' ,.;r c, �, by the Plan Commission as well. Please refer to the No,9 F ,, w '�. _ petitioner's information packet for more details.
., \ ' - Ni. �` . `r ` . .- Analysis:
- e --� ‘ If Minimum Rear Yard
- ; �- ^•s - '' The minimum rear yard requirement is 15 feet. However,
• ” �11 •• 't this project is located on a parcel that was carved out from
-^ti ;, o, the parking lot of the adjacent Marsh grocery store. The
' i •,�1 G% _ \'. ' t i unique size and location of the parcel present a difficulty
V�t - � ��y �:� �k i q P P h'
�; :. , i,,, ,ti, „, 4 ., for developing •it according to the standards. The
' a , '--- proposed 4 foot setback should be adequate and the actual
feet.
�= _ distance between buildings will be greater than 4 ee .
-.,. '---- ' ' '-- --- -.16 "' `' This should not have a negative on surrounding
properties. In fact,the Marsh will help block the rear of the building which is typically not as attractive at the front.
Façade Offsets
The Michigan Road Overlay has several architectural design requirements. One of those being that buildings with
continuous facades shall be designed with offsets not less than 8 feet deep. This is to promote high quality, innovative
design and to avoid buildings with long, monotonous, uninterrupted walls and the typical box-shaped buildings. The
petitioner is requesting a variance from this requirement to allow for one, 2 foot deep offset instead of 8 feet. The size of
the site and the proposed design as strip center retail do make it difficult to meet all of the requirements of the overlay, but
by providing at least loffset, the façade is still being broken up a little so that it is not one long monotonous wall. Also,as
a strip center type retail development, an 8 foot offset might seem out of place as people are walking along the front of the
building. The Department is in support of this variance and trusts that the final design of the building will help offset
this variance as well.
Foundation Plantings
The Michigan Road Overlay requires all buildings to have foundation plantings along all sides of a building to help
promote coordinated,quality development and foster high quality, innovative site design. Due to the size constraints of
this site,the petitioner is proposing only 3 foot wide planting areas along the front edge of the sidewalk instead of
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immediately adjacent to the building. The Urban Forester has reviewed this and is comfortable with this variance being
approved. 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 proposed retail and restaurant use of the building is consistent with
the use of other properties in the immediate area which are also used for retail and restaurant purposes.
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: other properties in the area adjacent to the subject property are
currently being used for retail and restaurant purposes.
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 size and location of the subject property creates practical
difficulties not of the Applicant's making that prevent strict compliance with various development standards.
Recommendation: The Dept. of Community Services recommends positive consideration of Docket Nos.
13120014-16 V.
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