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HomeMy WebLinkAboutDepartment Report 10-15-193 CARMEL PLAN COMMISSION DEPARTMENT REPORT OCTOBER 15, 2019 2. Docket No. 19080009 DP/ADLS: Schafer Powder Coating – Building Expansion The applicant seeks site plan and design approval for a 31,500 sq. ft. building addition to the existing facility and also proposes to add 34 new parking spaces. The site is 5.44 acres in size. It is located at 4518 W. 99th Street and is Lots 4A & 5A of Block 3 of Mayflower Park commercial subdivision. It is zoned I-1 and is not within any overlay zone. Filed by Mike Timko of Kimley-Horn on behalf of the owner, Schafer & Gehlhausen, LLC. Project Overview: The Petitioner proposes to construct an addition to an existing warehouse facility. All parcels surrounding this site are zoned I-1/Industrial. The neighboring buildings are all also office/warehouse type buildings. This site is part of the Mayflower Park Industrial Complex (Block 3, Lots 4A and 5A), established under Docket No. 05120015 TAC in 2005. Please view the Petitioner’s informational packet for more detail. Unified Development Ordinance (UDO) Standards this project MEETS: I-1/Industrial: • Permitted uses: Light Manufacturing • Minimum Front Yard Setback: 15’, 58.7’ existing (west) • Minimum side yard: 5’ required, 47.5’ (north) and 92.4’ (south) proposed • Minimum rear yard: 15’ required, 72.6’ proposed (east) • Maximum lot coverage: 90% allowed, 69% proposed • Maximum Building Height: 60’ allowed, 31’ proposed Article 5 – Development Standards: • Lighting plan meets 0.3 footcandle maximum at property lines • Bicycle parking: 4 spaces required and provided UDO Standards NOT MET, therefore adjustments or variance requests are needed: • Pedestrian connectivity: Paved walkway from the road to front door required • Vehicular parking: 159 spaces are required, 94 spaces proposed (1 space per 500 sq. ft. of floor area required) Site Plan, Parking and Engineering: Schafer Powder Coating currently operates out of the existing 48,000 sq. ft. facility. The proposal is to add a 31,500 sq. ft. building to the east on the vacant land there today. The proposed site plan will add 34 parking spaces and a vehicular connection between the two entrances and existing parking areas. 60 spaces exist on site today. Based on light manufacturing uses, two spaces per every three employees, or one space per 500 sq. ft. of floor area, whichever is greater, is required. The proposed overall building size is 79,500 sq. ft. and there are 65-70 employees on every shift (3 shifts total). This means that 159 spaces are required. The site is short by 65 spaces. This shortage will require a variance unless the Petitioner can secure a cross access easement for shared parking with a nearby business. The two entrances, one at the north and one at the south, will remain. New parking will be installed on the north side of the new building addition, and on the west side of the existing building. All yard setbacks and requirements are met. The proposed plan meets lot coverage requirements with 69% proposed and up to 90% coverage allowed. Access to the site is from West 99th Street, which meets up with Michigan Road to the east. The City’s Thoroughfare Plan calls for an extension of Mayflower Park Drive to the south, along the east property line. The extension of Mayflower Park Drive is proposed to eventually connect to the north with Retail Parkway, with is accessed from Michigan Road. The Petitioner is working on a plan that would instead of bringing Mayflower Park Drive to the north, they propose a more direct connection of West 99th Street and Retail Parkway by taking the road across their north property line. This has been discussed with the Engineering Dept. through TAC, and they are receptive of the idea. We are just waiting to see this new proposed plan. 4 Drainage for this site is planned to go into the existing dry detention pond at the southeast corner of the site. There is an existing dry detention pond onsite that was sized to handle this building addition when it was installed. It will just get some new seed mix and have maintenance done to it to make sure it is functioning properly. Active Transportation: The petitioner will be adding a new sidewalk along the south edge of the new parking spaces to allow people to walk into the new building addition. Sidewalks exist around the rest of the building. A 10’ wide multi-use path is required along West 99th Street; however, the petitioner would like to pay into the City’s Non-Reverting Thoroughfare Fund instead of installing the path at this time. West 99th Street, along with Mayflower Park Drive to the south, does not have any sidewalk or path currently. A sidewalk connection from the front door of the building to the street is also required, but has not been shown on plans yet. Bike parking has been added to the southwest cornier of the exiting building, adjacent to the new covered employee break area with picnic tables. Petitioner, please continue to work with David Littlejohn, Active Transportation Coordinator, on addressing these outstanding issues. Architectural Design: The proposed building addition will be constructed of pre-cast concrete panels, which matches the existing building. They will be painted with a mix of gray, blue, tan, brown and a medium tan/almond color. The existing building will also be painted to match this new color scheme. The current color scheme is white/gray/blue/green. The new proposed pattern will give the building a more modern look. The east elevation and north elevation will have windows near the roofline to let in natural light. The roofline will have a pre-finished metal coping that will match the existing building. Lighting: Three new wall pack light fixtures are proposed. They will have LED lights and match existing fixtures on the building. The lighting plan is in compliance with the maximum 0.3 footcandles at the property line. Landscaping: We have worked with the Petitioner to call out existing trees on the east property line, and to mark them as saved/protected with tree preservation fencing. The site has existing plants and trees throughout. The Urban Forester is waiting on a revised plan which shows what exists today and what has died/been removed since the original approval back in 2006. This building addition project must have a landscaping plan that matches the original approved landscape plan from 2006. Signage: A wall sign currently exists on the west face of the building and no new signage is proposed for this building addition. DOCS Remaining Comments/Concerns: 1. Parking count shortage 2. New road alignment plan for connecting to Retail Parkway per the Thoroughfare Plan 3. Active Transportation issues 4. Urban Forester approval needed Recommendation: The Dept. of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on Thursday, November 7, 2019, for further review and discussion, with the Committee having final voting authority.