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HomeMy WebLinkAboutMinutes COM 08-06-19 4. 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. Petitioners: Jim Shinaver(Nelson&Frankenberger),Katie Napleton(Napleton Auto Group), Suzanne DeYoung (Napleton Auto Group), Brad Schrage(American StructurePoint),Mike Balay(Balay Architects),Jon Dobosiewicz(Nelson&Frankenberger),&Matt Pleasant(Nelson&Frankenberger) Jim Shinaver: • The matter before you is a DP/ADLS request. We will be developing an auto dealership on the site. • We will be referring to the July Submitted Packet(Titled: Packet for PC 07-16-19)exhibits,as well as, the outstanding Department Report comments. • Tab 2 shows the site location.The property is 3.7 acres in size and is just north of and adjacent to 96th St. It is east of and adjacent to Randall Dr. An Enterprise Car Rental building was constructed just west of the site.The property is zoned B-3/Business.An automobile dealership is a permitted use. • Tab 3 shows the proposed colored site plan.There is no direct access off of 96th St.,only on Randall Dr. • The dealership will consist of about 24,000 sq. ft.,be about 28-ft. in height,and consist of a modern architecture building design. • On the last page of the Department Report there are seven items referenced by Staff in the remaining comments section. • Item 1: There is a portion of the site in the flood plain that will need to be elevated.Off-site mitigation needs to occur.Napleton has located a property at King of Glory Church,just south of 126th St.,with additional acreage. Another partner in my office is working with King of Glory to purchase property for Napleton in fee simple.This will allow Brad Schrage to complete an off-site mitigation plan,which will then be submitted to Engineering for approval. I also spoke to Staff today regarding timing of completion of off-site mitigation. • Item 2: Engineering approval is still needed.We have received all TAC comments from Engineering and Brad Schrage has supplied comments back to Engineering. It is my understanding there are no further comments except for the off-site mitigation plan(which still needs review). • Item 3: Staff has requested us to provide a sidewalk connection to allow pedestrians and cyclists to access the front door of the building from the 96th St.path. • Jim Shinaver passed around a site plan titled: C201 Site Plan (V3). • Highlighted in green is the proposed sidewalk connection. Staff suggested finding more of a direct path with fewer conflicts with the drive aisles. We will continue to work with Staff on the path location and we are committing to the connection. Because of some of the grade issues in that area some of the sidewalk will require handrails and ADA(Americans with Disabilities Act of 1990)ramps. We are confident we will have the final design completed before we return to Commission. • Item 4: Staff requested additional windows on the north façade. • Jim Shinaver passed around a document titled:Elevations_Submitted 8-06-19. • The top elevation is the south elevation facing 96th St.There were no requested changes for the south.The bottom elevation on page one is the northern elevation.Another window was added so there are now three windows.Only one additional window can be added because of the precast concrete panels. If there are too many openings it can affect the structural integrity. On page two there are some changes to the west elevation windows. Some were too high and have been lowered on the building.Alan Potasnik: The full glass overhead door on the east elevation provides access to the showroom?Jim Shinaver: That overhead door is the exit for cars obtaining service. Alan Potasnik: That's a service exit?Jim Shinaver: Exactly. On a different note;all deliveries will occur on the east side of the property,which is away from the Randall Dr. side of the building. People seeking service will enter the service bay on the west side near Randall Dr. because it is a convenient way to access the service bay. • Item 5: Staff requested additional tree protection along Carmel Creek. Please refer to Tab 3 of the Packet. Specifically the non-shaded area of the site plan on the east side is the tree protection area. We are committed to not removing trees in that area. Staff asked if they could revisit that and determine if there are additional trees within the overall area that can be included in the tree protection. In order for the site Commercial Committee Minutes 08-06-19 7 development to occur along the eastern perimeter of the site a retaining wall will be installed running north to south. On the south side of the site, if you go west to east there is about 60-ft wide of tree protection. In the middle there is about 45-ft. of protection.And to the north is 50-ft. of width. We need to be able to develop the site among proper engineering protocols, install the retaining wall,and provide adequate room for inventory parking. This does limit our ability to provide further tree protection. • Brad Schrage has reviewed the plan with the Urban Forester and it is acceptable.Brad Schrage: Yes. Jim Shinaver: At the same time we tried to acknowledge Staff's request to do more for this area. We are comfortable if ultimately the Commission, as condition of approval,allows us to move forward and during the construction phase of the project,we will work with Staff and the Urban Forester to determine if there are additional feet of width to add to the tree protection area. I don't believe we are able to add an additional 20-ft.,but we are able to revisit the matter and make a good faith effort.At the end of the day there is already significant tree protection occurring. • Item 6: We still need Urban Forester approval. My general understanding is that the Urban Forester supports the landscape plan revisions.There were only two small issues related to the bufferyard. There are a south and western bufferyard.Landscape planting material cannot be in drainage or utility easements.The original plans show plantings within the easements.They will need to be relocated. Typically this is something that needs to be worked through and finalized with Staff and the Urban Forester before we go back to the Commission. • Item 7: The ground sign needs to have a masonry base. • Jim Shinaver passed around a document titled:Sign Details_Submitted 08-06-19. • Plan notes are included indicating the base of the ground sign will consist of masonry. There are a few other sign notes that may have been made previously.On page two spandrel dimensions have been revised. On page three a delivery sign has been removed. • In the body of the Department Report are a few other review comments. • Jim Shinaver passed around a document titled:Lighting Details_Submitted 08-06-19. • Staff questioned how can the foot-candles drop so significantly in the lighting plan in tab 6 of the packet. The light fixtures have silicone molded optics for accuracy and reliability. This allows the focus and reduction of lighting as it starts moving away for the light source. Additionally,the fixtures include an internal louver which helps reduce light pass and glare. Using this particular type of light fixture,as well as,the lighting source allows the foot-candle to fall to 0.1 foot-candles within 5-ft. of the pole.The fixtures are LED chips that are individually shielded. In the past a fixture might have a large glare shield or shroud hanging from the light. With these new LEDS lights we can be more exact on how the lighting is cast.Rachel Keesling: On page three is a close up of the louvers. It is kind of exciting.Jim Shinaver: It is very exact. • The next review comment in the body of the Department Report is to ensure the demolition plan is consistent with the landscape plan with regards to the areas called out as tree protection.There was a slight inconsistency with the plans,but the demolition plan and landscape plan are now consistent with the tree preservation plan and have been provided to the Urban Forester. • There was a question about the permeable pavers. Some of the parking lot and drive aisle have permeable pavers. We will use a hydra-brick. • Another comment from Commission member Joshua Kirsh made was to ensure the project engineer closely reviews the FEMA(Federal Emergency Management Agency)maps. This has been done and is why we are implementing off-site flood mitigation. • Finally,there were questions confirming no test drives will occur through Williamson Run subdivision to the north.That is a part of the zoning commitments which can be found behind Tab 9 of the brochure. In addition we are also open and will accept Commission recommendation to install a sign near the entry way as people are exiting the site onto Randall Dr.that would say"No test drives through Williamson Run". It would be less than 3 ft. in height and less than 3 sq. ft. in size. Staff also indicated they may be comfortable with the sign being a little taller than permitted. Alan Potasnik: I had that exact question written down to ask you. Department Report: Rachel Keesling: • There were quite a few outstanding items that I wanted to take care of. • It has always been a commitment that there would be no test drives through Williamson Run.Napleton Kia has been working with their employees on this commitment. It is a great idea to have this sign to Commercial Committee Minutes 08-06-19 8 remind people. With regards to the sign being taller I was thinking of a five-foot sign similar to a No Parking or Handicapped parking sign. • It is a requirement of the sign ordinance that any ground sign have a masonry base.The new specifications show a concrete base now. • The number of signs they have proposed is more than permitted per the UDO sign standards and they will have to come back through for variances. • The Urban Forester has approved the plans and is comfortable with the tree preservation area. I just want to make sure that all the trees that can be saved are saved.This is Cannel's water source and the more trees saved is ideal. I would like a condition of approval to return to the construction drawing phase to see what additional trees can be saved. • Thank you for adding one more window on the north façade. I am glad it is towards Randall Dr. • The pedestrian connection from 96th St.to the front door:there is a pedestrian connection to Randall Dr. which could eventually lead to the 96th St. and I do realize that most people will not walk to buy a new car,but providing a direct connection to a front door is a requirement of the UDO.I know 96th St. is under construction and Staff is willing to commit that once construction is complete, let's revisit finding a location for the connection. What is proposed is a good start. If it needs handrails and a ramp that is ok to make it ADA compliant.The email I sent today to the petitioners asks if there is a way to provide a more direct connection if the parking spaces were reoriented. This is a possibility,but there has been no further discussion. Staff requests this is a condition of approval to get that finalized and figured out,as to where that path connection occurs. • Engineering approval is still needed and Staff requests this is a condition of approval. • I am glad off-site mitigation progress is being made with the King of Glory site. We have learned from past approvals and we will not be supportive of this project staring construction until mitigation has begun. The site can be prepared,but mitigation needs to occur before going vertical(on the building). • I think the lighting plan is pretty cool. I did not believe the foot-candles could drop so quickly. It is nice to see that there are no giant shields on the outside of the fixture like some places have. • Staff did recommend that the petition was sent to another Committee,but comments have been addressed. Staff now gives positive recommendation conditioned on off-site mitigation, Engineering approval, pedestrian connection to the front door resolved prior to the Commission meeting,and revisiting of the tree protection along the east perimeter at the construction level phase. Alan Potasnik: Do you want the sign to be in the conditions as well?Rachel Keesling: The masonry base?Jim Shinaver: The no test drives sign.Rachel Keesling: Yes. I would like to add that. Committee Comments: Laura Campbell: • At Tom Wood Nissan there are a lot of cars parked on Bauer Dr. E. I want to make sure there is enough space on the property. I would like to avoid dealership cars parked on the public right-of-way.Jim Shinaver: I do not believe you can park on Randall Drive. That is an enforcement issue and it is not our intent to park on a public street.Napleton has designed the site to ensure there is enough space for employee,customer,and inventory parking. As discussed at the Commission,I believe you are not allowed to stop a transport truck on Randall Dr. and unload cars. Suzanne DeYoung has spoken extensively with her staff at her Hyundai dealership and more importantly with their vendors.Rachel Keesling: We can double check the Cannel code to see if Randall Dr. has an existing"no parking" ordinance. If it isn't there then it could be brought to Council and signs can be placed along the road. John Molitor: It is a violation of a Carmel code to obstruct the free flow of traffic. This is a penalty violation and could be directed to the chief of police who can direct the truck to be towed. • Unidentified Gentleman: I use to live in Williamson Run. There are not any No Parking signs there,but can certainly be put there.Jim Shinaver: That is a good point.John Molitor: It is probably not listed as a No Parking zone.We can check on this. • Alan Potasnik: Will Staff follow up on this?Rachel Keesling: Yes,absolutely. John Adams: • There are a lot of unresolved issues and I do not feel entirely comfortable with sending this to Commission. What is your confidence level for getting all of this done?Jim Shinaver: High because of the conditions suggested only one of them relates to site revision;working on a sidewalk connection, Commercial Committee Minutes 08-06-19 9 which can be taken care of once 96h St. construction is done. Off-site mitigation doesn't require anything further for us to do at this point. Engineering has no outstanding comments. The windows have been added. We will revisit tree protection at the construction plan phase. The Urban Forester is comfortable with the tree plan and we are just revisiting additional protection.The ground sign masonry base has been added.Although it seems like the list is long,only one thing relates to a site revision, which might not be resolved until after 96t St. construction.Rachel Keesling: You can give me a drawing of the sign for no test drives sign fairly easily.Jim Shinaver: We will get that to Staff and blow-up that portion of the site to show the location and plan note with a signage example.Unidentified Gentleman: Concrete base? Rachel Keesling:No,that would not be required for this type of directional sign. Alan Potasnik: • Are there any outstanding concerns you have with regards to offloading inventory?Rachel Keesling: Not for this site.They have a plan to offload across the street at the former HH Gregg site. • As far as you're concerned,the issue with Laura Campbell taking to Council a request for No Parking, that would mitigate?Rachel Keesling: That would be good. I will look it up,but I doubt it is there. As far as enforcement, somebody needs to be there to know it is happening,whether that is a citizen,Cannel Police Department,or surrounding business owners. Suzanne DeYoung: My office looks at the drop off space. That dead-end drive,north of the roundabout, is so far long that the roundabout is not blocked.As quickly as they are dropped my staff is moving them. My office looks out towards Randall Dr. and I am able to watch everything. We never have a car parked on the street because it is not safe and it is a public street. We are working with the transport companies to make sure everything is dropped at the former HH Gregg site. John Adams: • I suggest being more specific at Commission regarding the commitment to preserve trees in the protected area.That may be a problem for certain members. Please give a few more specifics.Jim Shinaver: I will. Thank you. Laura motions to forward Docket No. 19050013 to Plan Commission with Favorable Recommendation with the conditions that off-site mitigation is addressed,Engineering approval is received,pedestrian connection to the front door is added,the No Test Drive sign is installed,and additional east side tree protection at the construction phase is revisited,John seconds,motion passes 3-0.Absent Kirsh. 5. TABLED TO SEPT.3— 6. TABLED TO SEPT. 3— Meeting adjourned at 7:50 PM. Nathan Chavez Recording Secretary Alan Po ik Committee Chairman Commercial Committee Minutes 08-06-19 10