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HomeMy WebLinkAboutDepartment Report 06-16-202 CARMEL PLAN COMMISSION DEPARTMENT REPORT JUNE 16, 2020 2. Docket No. PZ-2020-00038 DP/ADLS: KinderCare Learning Center – US 421. The applicant seeks site plan and design approval for an 12,784 sq. ft. childcare and educational facility. The overall site is 1.33 acres in size – an outlot of the Michigan Rd. Retail project, Docket No. 19020009 DP. It is located at approximately 10910 N. Michigan Rd., just south of the newly constructed Weston Pointe Drive. It is zoned B-3/US 421 Overlay Zone. Filed by Jon Szutarski of 814 Development. Project Overview: The Petitioner proposes a new childcare facility along Michigan Road. To the west is the Aria Apartment project owned by Cityscape Residential and located in Zionsville (Boone Co.). North is the existing JDF Retail building – zoned B-3 and within the US 421 Overlay. South is the Christian Bros. Automotive site, which is also zoned B-3 and in the US 421 Overlay. To the east across Michigan Road is another JDF retail building that is now under construction. It is 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: Day Nursery/Day Care Facility • Architectural Design Theme: complementary to Georgian style • Building Offsets – 8’ required at intervals of 60’ if wall is 90’ long or greater, this is provided • Building materials chosen – brick, split face CMU, stone, siding, glass, shingled roof proposed • 30’ greenbelt required & provided • Minimum site acreage for DP: 3 acres required; 6.68 acres proposed through overall DP for site (Docket No. 19020009 DP) • Minimum Lot Area for Day Nursery/Day Care facility: 1 acre required; 1.33 acres provided • Vehicular parking: 34 spaces required; 48 spaces provided • Minimum front yard: 30’, 40’7.5” proposed • Maximum front yard: 120’ allowed, 58’ proposed • Minimum side yard: 15’ required, 27’ north proposed • Minimum rear yard: 15’ required, 34’ proposed south • Access road to rear of parcel provided for connectivity • Minimum gross floor area: 2,500 sq. ft. required; 12,784 sq. ft. provided • Maximum gross floor area: 85,000 sq. ft. • Lighting plan meets 0.3 footcandle maximum at property lines • Trash Enclosure is architecturally compatible with principal building B-3/Business: • Minimum Lot Area: 10,000 sq. ft. required, 1.33 acres (57,934.8 sq. ft.) provided • Minimum Lot width: 100’ required, 175’ provided • Maximum Building Height: 35’ allowed, 15’ (mean height) proposed • Maximum Lot Coverage: 80% allowed, 56% proposed • Bicycle parking: 6 spaces required & 12 provided UDO Standards NOT MET, therefore variance must be requested or adjustments made: • Minimum building height: 20’ (mean height) required, 15’ proposed • Building material: Vinyl siding proposed as accent, must be wood clapboard siding or wood beaded siding US 421 Overlay Zone and Comprehensive Plan analysis: It is the goal of the US 421 Overlay Zone to provide coordinated, quality development along the highway, and to encourage efficient land usage with the creation of a special sense of place. This should be accomplished through a coordinated set of design principles, which is why we have specifications for architectural styles and building setback 3 requirements, among other items. The Comprehensive Plan calls for this area to be a Community Vitality Node. The Petitioner is proposing a use that will serve the needs of the general community and follows the intent of the Overlay Zone by complying with the building form and design requirements laid out in the ordinance. Site Plan, Parking and Engineering: The Petitioner is seeking approval the development plan for a new daycare facility. This site is on the west side of Michigan Rd., adjacent to the Boone County border. This is one of three recently formed outlots, and will now be split into four, as there is a sub-parcel proposed north of the KinderCare. The extension of Weston Pointe Drive will provide access to the site going east/west, and the continuation of Redd Road going north/south along the west edge of the property line will provide direct access. Redd Road will be a publicly dedicated street running along the backside of these new developments and will provide compliance with access requirements of the UDO for inter-parcel connectivity. The main entrance for KinderCare is at the west end of their parcel. 48 parking spaces are provided, when 34 spaces are required. Daycare uses require one space/six students plus one space per employee. Up to 115 students will be allowed, with 15 staff members. Connections to the new north sub-parcel are proposed at the west and east ends of the site. At the south end of the parking lot, there is a small indication of a connection to the south, however, the pavement stops well before the property line. Petitioner, please revise the drive lane to go all the way to the south property line for inter- connectivity. The plan meets lot coverage requirements at roughly 56%, when 80% coverage is allowed per the B-3 zone. Drainage for this site is coordinated through planned detention for the Aria apartments project to the west of this site in Zionsville’s jurisdiction. The detention will be coordinated and provided for all the outlots in conjunction with the installation of Redd Road by the property owner, Cityscape Residential. Active Transportation: There is an existing sidewalk along Michigan Road. The Petitioner proposes a 6’ wide sidewalk along the north side of the building to connect the site from east to west to Redd Road. Additional sidewalk is provided west of the building, adjacent to the parking lot. It is in this location that the sidewalk needs to extend all the way to the south property line. Petitioner, please make this adjustment. Six bicycle racks are provided adjacent to the front door, which can house 12 bikes. Architectural Design: The design of the building is complementary to the Georgian architectural style. Some of these features are the pediment or crown with pilasters at front entry, brick walls, water table (base), symmetrical form of building and window placement, and side gabled roof (north). Staff has been working with the Petitioner prior to their filing to ensure compliance with the US 421 Overlay Zone. Additional windows have been added, dormers appropriately scaled and placed, bump outs for additional façade relief, reduced the pitch of the roof, and enhanced brick detailing throughout are some of the proposed improvements. The building will be constructed of brick (red/brown color) with a concrete masonry unit (CMU) block base in a tan color. A stone sill is proposed between the block and brick as a decorative edge. Siding will be an accessory material used on the dormers and fronts of the gables in a tan color. Currently vinyl siding is proposed, however, the US 421 Overlay zone requires wood clapboard siding or wood beaded siding. Petitioner, please change the proposed vinyl siding to a wood board product for compliance with the UDO. The roof will have asphalt shingles on the main roof in a gray/brown color. Brick detailing will be provided around the windows, above the main entry, at the rooflines, and on the corners of the building projections. The height of the building is varied, ranging from 10’ to 16’. Because of the pitched roof, the height is measured at the mean of the eave and the ridges. (The height to the top of the roof is 21’ and to the top of the cupola is 27’.) Taking the average of all the means, the overall height is at 15’, which does not meet the minimum building height requirement. Petitioner, please adjust the building design or a variance will need to be requested. The dumpster enclosure is located at the west end of the site. It will be constructed of brick to match the building with a concrete top to resemble stone. The gates will be constructed of cedar boards. No other accessory buildings are located on the site. 4 Lighting: Decorative wall sconces will be provided at the entry on the north side of the building. All other building lighting will be down lighting under the soffit. The parking lot will be lit by 13 pole lights placed around the site at 12’ tall. The maximum height allowed for pole lights is 24’. The photometric plan is in full compliance with the maximum 0.3 footcandle limit at the property lines. Landscaping: The Urban Forester has reviewed the landscaping plan and made comments for the Petitioner to update their plans. The 30’ required greenbelt along Michigan Road is provided. Areas of concern are the perimeters having the required amounts of plantings and street trees being installed. Petitioner, please continue to work with the Urban Forester on the landscape plan. Signage: Once Redd Road is built and dedicated to the City, the KinderCare site will be eligible for two signs, because it will have two public street frontages. One wall sign and one ground sign are proposed. The wall sign will be placed on the north façade of the building, visible primarily to south bound traffic on US 421. The sign will be individual, internally illuminated white letters mounted directly to the face of the building. The size is 17.62 sq. ft. and it will be placed above the entry door. The Sign Ordinance allows 70% in height and 85% of the width of the spandrel panel area. Additional building measurements are needed to ensure compliance with the Sign Ordinance. The ground sign proposed is 6’ tall and 62.5 sq. ft. overall. The UDO allows up to 6’ tall and 75 sq. ft. It will be placed about 20’ from the right of way with landscaping around it. The internally illuminated sign cabinet will sit on a brick base to match the design of the building. The cabinet will have a white opaque background, where only the letters and logo shine through. In 2019, when the overall Development Plan was approved, a ground sign for the complex will be placed on the north side of the new Weston Pointe Drive entrance into the site. A design for this sign has not yet been submitted or approved. Staff has informed the Petitioner that it will need to be designed to include the three outlots for this project in addition to the Aria apartments to the west. The maximum height allowed is 6’ and the maximum square footage allowed will be 75. DOCS Remaining Comments/Concerns: 1. Internal connection to south property, both vehicular and pedestrian 2. Vinyl siding proposed, must be wood product 3. Minimum building height 4. Landscaping plan 5. Signage plan final details Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on July 7, 2020 for further review and discussion and gives the Committee final voting authority.