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HomeMy WebLinkAboutDepartment Report 07-16-19 3 CARMEL PLAN COMMISSION DEPARTMENT REPORT JULY 16, 2019 2. Docket No. 19050013 DP/ADLS: Napleton Kia of Carmel The applicant seeks site plan and design approval for a new auto dealership on 3.74 acres. The building will be 24,351 sq. ft., about 28’ tall, and will have 201 parking spaces provided. The site is located on 96th Street and east of Randall Drive (with access from Randall Drive). The site is zoned B3/Business and is not located within any overlay. Filed by Jim Shinaver and Jon Dobosiewicz of Nelson & Frankenberger on behalf of Napleton of Carmel Imports, LLC dba Napleton Kia of Carmel. Project Overview: The Petitioner proposes to construct a new auto dealership facility. All parcels surrounding this site are also zoned B-3 and are not in an overlay zone. To the west are Enterprise Rent-A-Car, Napleton Hyundai, and Napleton Maserati/Alfa Romero/Fiat. To the immediate north are three one-story office buildings, and further north is the Williamson Run subdivision. To the east beyond Carmel Creek is the East 96th Street Auto Park comprised of Tom Wood Lexus, Tom O’Brien Chrysler/Jeep/Dodge, Audi Indianapolis, and Tom Wood Jaguar/Land Rover/Volvo. South of this site is 96th Street and the former HH Gregg store in Indianapolis. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: B-3/Business: • Permitted use: Auto/boat sales • Minimum lot area: 10,000 sq. ft. required, 163,350 sq. ft. (3.75 acres) proposed • Minimum lot width: 100’ required, 346’ proposed (south) • Minimum front yard: 60’ required, 157’ (south) and 72’ (west) proposed • Minimum side yard: 0’ required, 117.6’ proposed (east) • Minimum rear yard: 15’ required, 92.4’ provided (north) • Maximum lot coverage: 80% allowed, 72% requested • Minimum ground floor area: 900 sq. ft. required, 24,351 or 23,477 sq. ft. proposed • Maximum Building Height: 35’ allowed, 28’ proposed • Trash dumpster proposed • Pedestrian connectivity: Paved walkway from the sidewalk to the front door required and provided to Randall Drive • Vehicular parking: 68 spaces required (1 space per 300 sq. ft. of indoor area plus one per 2,000 sq. ft. of outdoor sales area), 201 spaces provided • Bicycle parking: 4 spaces required & provided (1 space for each 20,000 sq. ft., minimum of 2 spaces) UDO Standards NOT MET, therefore adjustments are required: 1. Lighting: 0.3 footcandle maximum at property lines needs additional study and verification 2. Signage: number of signs proposed will require variances 3. Pedestrian connectivity: Paved walkway from the sidewalk on 96th Street to the front door not provided Site Plan, Parking and Engineering: The proposed site plan has the building situated in the middle of the site, with parking all around. Access to the site is from Randall Drive to the west. 201 parking spaces are provided where 68 are required. The large number of parking spaces is to house inventory vehicles. The front door of the building faces 96th Street to the south. There is a service entrance on the west side of the building and a delivery entrance on the east side of the building. Lot coverage is currently at 72%, where 80% is allowed. The plan calls out using permeable pavers for most of the parking, which will help with water quality requirements. This site is located in the flood plain, and is adjacent to the Floodway of Carmel Creek to the east. Fill in the flood plain is required to build on this site; therefore offsite mitigation will be required. The Engineering Dept. has not yet seen mitigation plans for this site. Petitioner, please provide these plans ASAP in order for this project to move forward. 4 Active Transportation: Four bicycle parking spaces are required and provided adjacent to the front door, meeting the requirements of the UDO. There is an existing asphalt path provided along 96th Street from recent development to the west. The petitioner proposes to extend this path down to the 96th Street shoulder, in order to provide continuous pedestrian access across the bridge that spans Carmel Creek. The Tom Wood Lexus dealership on the east side of the creek has done this same work-around. The City is currently working on a path project for the north side of 96th Street and has plans to provide curb in this area to create a safe zone and buffer area for pedestrians crossing the bridge. Sidewalks are provided on the north, west and south facades of the building. Additional sidewalks and crosswalk striping is provided out to Randall Drive to connect into that pedestrian network. The only area where sidewalk is not provided, and is required, is a direct connection out to 96th Street from the front door of the building. Petitioner, please revise your plans to provide this connection. Architectural Design: The proposed building is modern in design, with the showroom half (south end) constructed of white aluminum composite material (ACM) panels and glass. The north half of the building, where the service area is located, will be constructed of precast concrete panels. These panels will be painted silver and will have horizontal and vertical reveals that will replicate the look of the ACM panels on the south end of the building. Windows have been added on the north and west elevations of the service part of the building, which enhances the design. Staff would still like to see additional windows added on the north elevation, as this will be a highly visible façade for people traveling southbound on Randall Drive. The building is 28’ tall on the showroom side, about 23’ tall in the middle service entry area, and 26’ tall on the north part of the building. There are no architectural requirements along 96th Street, and many of the car dealerships have gone to a more modern look. Overall, Staff believes this building design will fit in well with the surrounding area. Lighting: Site lighting is proposed on 18’ tall light poles with LED lights and full 90 degree cut off lenses. Building mounted lights are also proposed around all elevations and will shine directly down to illuminate sidewalk below. The lighting plan appears to meet the 0.3 footcandle measurements at all property lines; however, additional review is needed to make sure. Right now in some areas it shows measurements going from 20 down to 0.3. This is not typical. Petitioner, please provide additional information from the lighting consultant on how this is possible. Landscaping: This site is adjacent to Carmel Creek, which has a significant tree canopy on the east border of the site, and is part of the Floodway. The Petitioner is proposing to save trees within the Floodway, however all trees outside of that classification are proposed to be removed. Staff has requested that additional measures be taken to protect trees up to where the back of the curb is proposed. This could save anywhere from 5-20’ of additional trees and provide additional protection/buffer to the creek. Currently there is a discrepancy between the landscape plan and the demolition plan. Petitioner, please provide an updated demolition plan that would protect additional trees in this area, as is called out on the landscaping plan. Building planting and perimeter bufferyard plantings are proposed on the other property lines. The Urban Forester has not yet approved the plans and is awaiting revisions. Signage: Six signs are currently proposed, where two signs would be allowed. The Petitioner is aware of the need for variances to approve the number of signs and will be requesting approval from the Board of Zoning Appeals. Two Napleton wall signs, two Kia wall signs, one Service wall sign, and one ground sign are proposed. All signs will need to meet size requirement of the Sign Ordinance. Walls signs are allowed to be up to 70% of the height and 85% of the width of the spandrel panel area. The ground sign can be up to 6’ tall and 75 square feet in area. Right now the ground sign is proposed at 22 sq. ft. and 5’ tall. The ground sign design needs to be revised to include a masonry base, and then it will be compliant with ordinance standards. 5 DOCS Remaining Comments/Concerns: The Dept. will continue to work with the Petitioner on the remaining review comments as this project moves onto Committee review. Some outstanding comments include: 1. Offsite mitigation plan for fill in the floodplain 2. Engineering Dept. approval 3. Pedestrian connection from 96th Street to front door 4. Additional windows on north façade 5. Additional tree protection along Carmel Creek 6. Urban Forester approval 7. Ground sign needs masonry base Recommendation: The Dept. of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on Tuesday, August 6, 2019.