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HomeMy WebLinkAboutDepartment Report 12-18-18CARMEL PLAN COMMISSION DEPARTMENT REPORT DECEMBER 18, 2018 3. Docket No. 18100014 DP/ADLS: Bank of America The applicant seeks site plan and design approval for a new bank on 1.38 acres, with an overall DP for 7.54 acres and 3 lots. The site is located at about 10850 N. Michigan Rd. The site is zoned B3/Business and is within the US 421 Overlay. Filed by Zak Klobucar of Gensler on behalf of Bank of America. Project Overview: The Petitioner proposes a new bank building on vacant land at the northwest corner of Michigan Rd. and Nottingham Way, just north of the Pearson Ford dealership. To the west and north is additional vacant land owned by John Pearson, also zoned B-3 and in the US 421 Overlay, which will most likely be developed in the future. To the east across Michigan Road is the St. Vincent Immediate Care Center, zoned B-2 and within the US 421 Overlay Zone. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: US 421 Overlay Zone: Permitted use: Office Architectural Design Theme: complementary to Federal period Building Offsets – 8’ required at intervals of 60’ if wall is 90’ long or greater, this is provided Building materials chosen – limestone, red brick, glass, metal fascia & roof proposed Minimum building height: 1.5 story or 20’, 20’10” proposed 30’ greenbelt required & provided Minimum site acreage for DP: 3 acres required, 7.54 acres proposed Vehicular parking: 34 spaces required, 38 spaces provided Minimum stacking for drive aisle spaces: 5 required, 8 provided Minimum front yard: 30’ Maximum front yard: 120’ allowed, 110’ proposed Minimum side yard: 15’ required, 58’ proposed Access Road to rear of parcel provided for connectivity Minimum gross floor area: 2,500 sq. ft. required, 8,328 sq. ft. provided Maximum gross floor area: 85,000 sq. ft. B-3/Business: Minimum Lot Area: 10,000 sq. ft. required, 1.38 acres (61,112 sq. ft.) provided Minimum Lot width: 100’ required, 227’ provided Maximum Building Height: 35’ allowed, 34’ proposed at tower element, 20’10” at remainder of building Maximum Lot Coverage: 80% allowed, roughly 65% proposed Unified Development Ordinance (UDO) Standards NOT MET, therefore additional adjustments need to be made: Bicycle parking: 4 spaces required Lighting: 24’ tall poles, 0.3 footcandle maximum at property line Accessory buildings architecturally compatible with principal building Site Plan, Parking and Engineering: The Petitioner proposes to create three new outlots at the northwest corner of Michigan Rd. and Nottingham Way. A new bank building will sit back at the 110' line. One vehicular entrance is proposed at the southeast corner of the site, close to the entrance off Michigan Rd. and lines up with the entrance across Nottingham Way into the car dealership. A second vehicular entrance will be at the northwest corner of the site, off the new local road extension from Nottingham Way. The Dept. would like to see this new road dedicated to the City, so that it can be a public road and extension of Redd Road, which is located a couple parcels to the north. This local road will provide compliance with access requirements of the UDO for inter-parcel connectivity. The general office category requires 34 parking spaces for this use. 38 spaces are provided, along with a vehicular connection point to the new parcel/outlot to the north. Parking for the project will primarily be in two rows in front of the 3 building, which matches the maximum allowable per the ordinance. There will also be some parking located on the north side of the building. The dumpster will be located behind the building, along the north property line. The architectural design of the enclosure will match the design of the building. The plan meets lot coverage requirements at roughly 65% (80% coverage is allowed). Drainage for this site is coordinated through existing detention for the overall Pearson Ford property/master planned area. Active Transportation: There is an existing sidewalk along Michigan Road. The Petitioner proposes a pedestrian connection from that sidewalk to roughly the middle of the building. There will be a sidewalk in front of the parking spaces on the east side of the building. Sidewalks will be constructed along both sides of the new local street on the west side of the site. A minimum of four bicycle racks will need to be provided within 50’ of the front door. Architectural Design: The design of the building follows the Federal architectural style. The Petitioner has stated that they are “emphasizing the verticality of the building and elevating the look with additional glazing and a clerestory to bring additional daylight into the lobby spaces.” The building will have a limestone base, red brick facade and a limestone and decorative brick cornice. The building is about 20'4” tall, with a larger cupola over the entrance. It will reach 34' at the peak of the metal hipped roof. The main entrance to the building is on the east facade, projecting from the rest of the building at an 8' depth. All four sides of the building will be constructed of the same materials. There will be an ATM drive thru area with a canopy on the back or west side of the building. It will be constructed entirely of brick to match the building design. Lighting: Site lighting will be through parking lot pole lights with LED light fixtures. The photometric plan is not yet in compliance with the maximum 0.3 footcandle limit at the property lines. Shields and/or different placement options may be needed in order to ensure compliance. Petitioner, will there be any lighting for the building itself? Landscaping: The site will be extensively landscaped. The 30’ required greenbelt along Michigan Road will be planted with trees and shrubs to provide a visual buffer of the parking lot spaces. The north and south property lines planting areas will range in size from 8-12’ wide. The west property line planting area will range from 10’-30’ wide. Building base landscaping will be installed. The Urban Forester has not yet signed off on the landscape plan. Signage: The Sign Ordinance limits the size of wall signs to a percentage of the architectural features in the spandrel panel area where the wall sign can be placed. The height is limited to 70% and the width 85%. The Petitioner proposes to use the brick cornice line to create the wall sign spandrel panel area. This will essentially “frame” the tenants’ signs. Two wall signs are proposed for the two tenants within the building. Each will have individual channel letters, mounted directly to the building facade. They will have white faces and be back-lit. The Bank of America sign is 74 sq. ft., 65.3% of the height, and 79.6% of the width. The Merrill Lynch sign is 20.5 sq. ft., 44% of the height, and 79.8% of the width. DOCS Remaining Comments/Concerns: Staff is finalizing our outstanding review through our new Project Dox software program. As mentioned above, items we will be focusing on are: 1. Design of proposed trash enclosure needed 2. Bicycle parking needs to be provided 3. Lighting plan compliance and additional details requested 4. Landscape plan approval needed Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on Thursday, January 3, 2019 for further review and discussion with final voting authority.