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HomeMy WebLinkAboutDepartment Report 05-18-211 CARMEL PLAN COMMISSION DEPARTMENT REPORT MAY 18, 2021 1. Docket No. PZ-2021-00048 DP/ADLS: Napleton Auxiliary Lot and Detail Center. The applicant seeks site plan and design approval for a new auxiliary parking lot and detail and service center. The site is located at 4538 E. 96th Street (north of the Napleton Hyundai dealership). It is zoned B-3/Business District. Filed by Jon Dobosiewicz and Rick Lawrence of Nelson & Frankenberger on behalf of EFN Crossroads Property, LLC. Project Overview: The Petitioner proposes to an auxiliary parking lot with a detail/service building and a pad ready site for a new dealership in the future. All parcels to the west, south, and east are also zoned B-3 and are not in an overlay zone. To the north is the Williamson Run subdivision, zoned S-2/Residential. Please see the petitioner’s information package for more information. Unified Development Ordinance (UDO) Standards this project MEETS: B-3/Business: • Permitted use: Auto/boat sales, auto/truck repair (indoor) • Minimum lot area: 10,000 sq. ft. required, 394,653.6 sq. ft. (9.06 acres) proposed • Minimum lot width: 100’ required, 654’ proposed (south) • Minimum front yard: 60’ required, 100’ (south) and 82’ (east) proposed • Minimum side yard: 0’ required, 252’ proposed (north) • Minimum rear yard: 15’ required, 393’ provided (west) • Maximum lot coverage: 80% allowed, 73.9% requested • Minimum ground floor area: 900 sq. ft. required, 13,515 (detail building) and 18,000 (future dealership) sq. ft. proposed • Maximum Building Height: 18’ allowed and proposed (detail building) • Pedestrian connectivity: Paved walkway from the sidewalk to the front door required and provided to Randall Drive • Vehicular parking: 122 spaces required (1 space per 300 sq. ft. of indoor area plus one per 2,000 sq. ft. of outdoor sales area), 747 spaces provided • Lighting: 0.3 footcandle maximum and 0.1 footcandle maximum at property lines met • Signage: 1 sign proposed and allowed, meets sign size criteria UDO Standards NOT MET, therefore adjustments are required: 1. Bicycle parking: 1 rack or 2 spaces per building required, all racks located at future building Site Plan and Engineering: The proposed site plan accounts for two new buildings, their associated parking spaces, as well as overflow/inventory parking. 747 parking spaces are provided. The detail center building will be constructed now, and a new dealership building will be developed in the future. The dealership building will be placed at the southeast corner of the site, more visible to traffic on 96th Street and Randall Drive. The detail center building will be placed in the middle of the site (and behind the future new dealership). Information/design details are needed for a trash dumpster enclosure and location for the two buildings. Detention and water quality for this site is proposed through the dry pond at the NW corner of the site, will tie into the existing pond on the SW corner of the site, as well as a new offsite compensatory storage location at 116th Street and the Monon Trail. This offsite location is adjacent to other compensatory storage facilities for the other dealerships in this area of 96th Street and Randall Drive. The Petitioner is still working through detention, water quality, and floodplain mitigation review and approval with the Engineering Dept. and the Hamilton County Surveyor’s Office. Active Transportation: Sidewalks are required for pedestrian access to the buildings from Randall Drive, both from the east at the proposed new curb cut and from the south, connecting to the other dealerships. These are generally provided but do need some adjustments for light pole conflicts and the omission of sidewalks around the future building. The Dept. is also currently working with the Petitioner on the location of required sidewalk along Randall Drive. There are mature street trees that must be preserved, and sidewalk placement will be important for their survival. After onsite evaluation 2 with the Urban Forester, the Dept. is recommending the sidewalk to be moved to the back side of the right-of-way, so it is far away from the mature street trees of Randall Dr. as possible. Bike parking also needs to be modified as all bike racks are currently shown located at the future dealership building. One rack should be placed within 50’ of the front door of each building. Architectural Design: The detail center building will be constructed out of pre-cast concrete panels with simple line work details. The line-work will be patterned over three panels to create interest in the façade. The Petitioner is not desirous of traditional windows due to the type of work done inside the building. They have incorporated a clerestory glass block “ribbon” for some natural ambient light to come into the building. The Petitioner has stated the glass block will not negatively impact the detail work done in the building. This site is not located in an overlay zone, therefore there are no architectural requirements for this building to follow. Lighting: Site lighting is provided throughout the new parking area. LED lights on poles mounted at 24’ tall are proposed. The light will have a 90-degree cut off lens. The photometric plan is in compliance, meeting the 0.3 footcandle requirement at the west, south, and east property lines, and the 0.1 footcandle requirement at the north property line (due to residential zoned property). There are a few light poles at the southeast corner of the site placed in conflict with the sidewalk. Either the light poles or the sidewalk will need to be moved to keep 5’ clear space for the sidewalk. Landscaping: This site has a previous commitment for preservation of 50’ of trees at the north property line as a buffer between the commercial site and the residential subdivision to the north. The proposed landscape plan is in compliance with this requirement. All sitework and grading will be done outside of the tree preservation area on the north. There will be about 4-5’ grade change from the tree preservation area and the street level on Randall Drive to the new parking lot level. Shrubs and trees will be planted all around the site boundary. Islands are proposed at the end of all rows of parking as well as between the rows of parking. Shrubs and trees will be planted through these areas. Building base plantings are also proposed where there are not vehicular drives or entrances into the building. One area of concern is the future dealership building. The Dept. would like to see more planning occur now for the landscaping and sidewalk areas, to ensure room for both. We are also still working with the Petitioner on the east property line for tree preservation vs. clearing for space for the required 5’ wide sidewalk along Randall. Signage: One wall sign is proposed to face Randall Drive (east) for the detail building. It will be back lit and fits within the spandrel panel dimensions for the building. Signage for the future building will be reviewed when that ADLS is brought forward. 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. Trash dumpster design/location information needed 2. Engineering Dept. and Hamilton County Surveyor’s Office approval 3. Sidewalk and light pole location conflict at southeast corner of the site 4. Landscaping/sidewalk conflicts for future building and along Randall Drive. 5. Bicycle rack locations Recommendation: The Department of Community Services recommends the Plan Commission forwards this item to the Commercial Committee meeting on Tuesday, June 1, 2021 for further review and discussion, and that it is sent back to the full Plan Commission for final approval.