HomeMy WebLinkAboutPacket 11-20-01
THE REIS LAW FIRM, LLC
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Carmel/Clay Plan Commission ~1..!g~&
Jon Dobosiewicz, Department of Community Services - City of Carmel
MEMORANDUM
TO:
Cc:
FROM:
Paul G. Reis, Attorney for Petitioner, Meijer, Inc.
DATE:
November 9,2001
RE:
Update of Meijer Convenience Store Application for ADLS and Dimensional Standards
Waiver Approvals - Docket #'s 39-01 ADLS & 39-01a ZW
Attached to this memorandum is an updated packet of information concerning the application by Meijer,
Inc. for approval of: (1) the architectural design, lighting, landscaping and signage for a convenience
store; and (2) a waiver of the dimensional standards under the Old Meridian District Zoning Ordinance to
lower the height of the convenience store. Since this matter was first presented to the Plan Commission,
Petitioner has met extensively with the Special Studies Committee and the staff of the Department of
Community Services to refine the application. Significant changes made to this project since the initial
presentation, which have been proposed and approved by the Committee, are outlined below:
. The location of the convenience store is now proposed to be located in the southern portion of the
Meijer site near the entrance to the site off Carmel Drive.
. Building design elements, including brick colors, building trim color, canopy color, lighting and
cornice features, have been modified in accordance with review by and discussion with the Committee.
. The landscape plan has been modified extensively to address the concerns of the Committee and
the Department regarding screening and public safety at the new location.
. Signage for the convenience store has been reviewed, revised and approved to provide for a new
sign face to be installed in the existing ground identification sign located on Carmel Drive. No new
ground signs will be installed. The other existing ground signs will remain without alteration.
Mr. Spranger and the members of the Special Studies Committee requested at the November 6, 2001
meeting that the light fixtures under the canopy be modified from "flush mounted" to "recessed." Since
that meeting, the Petitioner has been unable to locate any "recessed" light fixtures that could be used in
the canopy. Therefore, we are including in this packet a rendering that shows "flush mounted" fixtures. If
Petitioner can locate a manufacturer of a "recessed" fixture, we will present a new rendering to the
Commission at the November 20 meeting. If not, Petitioner will request that the Commission approve the
lighting for the canopy with "flush mounted" fixtures. The illumination levels at the property lines will
not change from those shown on the photometric plan on file with the Department.
12358 HANCOCK STREET · CARMEL, IN 46032 · 317-848-4885 . FAX 317-848-4899 . FIRMlilREISLAW.COM
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Meijer Convenience Store
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West Carmel Drive
39-01 ADLS
39-01a ZW
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ADLS/ZW
November 20, 2001
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Meijer Convenience Store
39-01 ADLS
39-01a ZW
ADLS/Zoning Waiver
November 20, 2001
Table of Contents
1.
Project Overview
2.
Aerial Photograph
3.
Overall Site Plan
4.
Landscape Plan
5.
Building Elevations
6.
Building Perspective
7.
Sign Elevation Drawing
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MEIJER CONVENIENCE STORE
PROJECT OVERVIEW AND WAIVER REQUEST
Meijer, Inc. is proposing to construct a 2,400 square foot Convenience Store in the
southern portion of its property located north of West Carmel Drive. This property is
located in the Meijer zone of the OM (Old Meridian) zoning district. One
freestanding Convenience Store is permitted in this zone.
Pursuant to Section 7 of the OM District Ordinance, the Petitioner is submitting to
the Carmel/Clay Plan Commission, for its review and approval, the architectural
design, lighting, landscaping, and signage of the proposed Convenience Store.
The Petitioner is seeking a waiver from the dimensional standards set forth in the
OM District Ordinance to reduce the Minimum Building Height of the Convenience
Store from 25 feet to 18.33 feet, a 26.70/0 reduction. Section 6.1 of the OM District
Ordinance allows for waivers of dimensional standards up to 350/0.
Consistent with the requirements of the OM District Ordinance:
. - This waiver request will be in harmony with the purposes and land use standards
contained in the OM District Ordinance. By placing the Convenience Store in the
southern portion of the property, lowering the height of the Convenience Store and
providing appropriate landscaping, the Convenience Store will be properly screened,
located and constructed so as to be complimentary to the U.S. 31 corridor, the
existing Meijer store and the Old Meridian District in accordance with the direction
of the Special Studies Committee. The proposed Convenience Store will also be
constructed with building materials consistent with and complimentary to the
existing store.
. - The reduced height will enhance the overall development plan, the adjoining
streetscapes and neighborhoods, and the overall Old Meridian District by de-
emphasizing the profile of the building structure relative to the surrounding
buildings and developments.
. - The site plan provides for an efficient Convenience Store/fueling retail operation
that is located and screened away from the Village Zone retail uses along Old
Meridian Street to ensure that the Convenience Store does not detract from the
overall development plan for the Old Meridian District. It should have no effect on
emergency vehicle access. There are no noncommercial properties adjacent to the
site of the proposed Convenience Store.
1:\2022\1\Project Overview and Waiver Requesl3.doc
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STO E I .
CONVENIENC STORE DEDICATED
CONVENIENC~ STORE DEDIC A TED HANDICAP
CONVENIENCr STORE TOTAL DEDICATED
PROPOSED CONVENlmCE STORE TOTAL OF TWENTY PARKING SPACES IS INCLUDED
IN THE 1234 PARKING SPACES ABOVE.
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EXISTING MEIJER SITE'I
EXISTiNG PARKING
EXISTiNG HANDICAP
EXISTiNG MAIN STORE rTAL
PARKING LOST FOR CO VENIENCE STORE AREA
SUBTOTAL
PARKING SPACES ADDE
SUBTOTAL
PROPOSED CONVENIENC STORE TOTAL PARKING PROVIDED
PROPOSED CONVENIENC STORE HANDICAP PARKING PROVIDED
TOTAL ON SITE PARKIN PROVIDED WI CONVENIENCE STORE PARKING
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PROPOSED
PROPOSED
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SITE
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REUIDPRINGE DE:
EXISTING MEIJER STORE 218,680 S.F.j200 ~J093 P.S. REQUIRED
PROPOSED CONVENIEN~ STORE 2,400 SF I 400 = 6 P.S. REQUIRED
PROPOSED CONVENIENC. STORE H.C. PARKING SPACES ~ + 1 P.S. REQUIRED
TOTAL PARKING REQUI 0 FOR EXISTING MEIJER STORE ~ REQUIRED
& PROPOSED CONVENIENCE STORE
I' = 60'-0' SCAlE:
.. 10
1396 P.S.
+ 28 P.S.
1424 P.S.
- 200 P.S.
1224 P.S.
+ 2 P.S.
1226 P.S.
7 P.S.
+ 1 P.$.
1234 P,S.
19 P.S.
+ 1 P.S.
20 P.S.
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@2oo1 TECH EXPRESS CORP.
REVISED 11-8-01
MEijER 130
Carmel, Indiana
Exhibit G I
CLEAR INSULATED G"
ANODIZED ALUMINU~~~~
BRICK VENEER
BRICK QUOINS
LEFT ELEVATION
Trash Enclosure
Front Elevation
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ANODIZED ALUMINUM FRAME
RIGHT ELEVATION
T~ash Enclosure
Side Elevation
@2oo1 TeCH EXPRESS CORP
REVISED 11-8-01 .
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MEIJER 130
Carmel, Indiana
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Exhibit H I
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#130 Cermel
Monument Sign
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OPTION B
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Brick venee,r' base to match dark.er ~
brick co.lor on convenience store