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HomeMy WebLinkAboutDepartment Report 12-13-221 CARMEL PLAN COMMISSION DEPARTMENT REPORT DECEMBER 13, 2022 1. Docket No. PZ-2022-00154 DP/ADLS: 116th and Rangeline. The applicant seeks site plan and design approval for a 2-story building on 0.89 acres. The site is located at 1701 E 116th St. The site is zoned B-3 and is in the Rangeline Road Overlay District. Filed by Warren Johnson, Owner. Project Overview: The Petitioner proposes a new building featuring a single-story bank and two-story office/retail. To the west across Westfield Blvd. is The Corner project, zoned C-1 and currently under construction. Immediately east is the Woodland Business Center, zoned both B-5 and R-1 and is also the only parcel surrounding the subject parcel not part of the Rangeline Road Overlay District. North across 116th Street is the Speedway gas station which is also zoned B-3. Directly south is vacant land, zoned B-3, also owned by the Petitioner. Please see the Petitioner’s Info. packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: Range Line Road Overlay Zone: • Permitted uses: financial institution /general office and general retail • Min. Building Height: 26’ allowed, 32’ 11.25” proposed • Building materials chosen –3 types of brick, cast stone, glass, storefront aluminum, aluminum awnings • Maximum footprint: 40,000 sq. ft. allowed; 10,493 sq. ft proposed • Height: 2 occupiable floors required, 2 provided • Minimum height: 26’ required, 32’ 11.25” provided • Trash Enclosure is architecturally compatible with principal building B-3/Business: • Minimum Lot Area: 10,000 sq. ft. required; 2.56 acres (111,513.6 sq. ft.) provided • Min. Lot width: 100’ required, 281’ provided • Maximum Building Height: 35’ allowed, 32’ 11.25” proposed • Maximum Lot Coverage: 80% allowed, 34% proposed UDO Standards NOT MET, therefore a changes must be made, or variances requested: • UDO Section 3.72.C. Building Frontage: Not currently occupying the minimum 70% of Rangeline Road frontage required, 43.4% proposed • UDO Section 3.72.D. Building Footprint: Min. 0.5 Floor Area Ratio required; 0.13 Floor Area Ratio proposed • UDO Section 3.72.E Building Entrance: Not readily apparent as a prominent architectural feature and visible from the street • UDO Section 3.75.A. Protection of Existing Trees: 50% of all trees that are 6” DBH or larger and located within the Bufferyard required to be preserved, proposed percentage unknown at this time • UDO Section 5.30 Amount of Parking Spaces: 50 spaces required (1 space per 200 sq. ft. of ground floor area); 44 spaces provided • UDO Section 5.39.I.2.d.i Signage – 1 wall sign allowed per street frontage, 2 proposed • UDO Section 5.39.I.2.d.ii Signage – 1 wall sign allowed on rear facade, 2 proposed • UDO Section 5.39.I.2.d.iii Signage – No upper-level tenant wall signs allowed, 1 proposed • 12’ sidewalk along Carmel Drive required • 10’ multi-use path along 116th Street, required • Generally, more information is needed regarding setbacks, light fixtures, bike parking, bufferyard tree preservation, signage sizes, and screening of rooftop mounted equipment Site History and Site Plan Information: • Previous location of Valero Gas Station. (Records indicate a gas station/service station here since at least 1971.) • Additional right-of-way was recently acquired by the Carmel Engineering Dept. to facilitate and construct a new round-a-bout at the intersection. 2 • This caused the removal of the underground fuel storage tanks at the northwest corner of the site and led to a redevelopment of the site. • Because a large portion of the property is located within the floodplain of Carmel Creek, only a small area of the site is developable. (See green hatching in image to right) • The proposed building is brought up to the street as is required by the Range Line Rd. Overlay Zone. • Two points of access will be created for this site with the road improvements – one on 116th Street and one on Westfield Blvd., providing circulation on the back side of the building. Active Transportation: • The Petitioner has provided sidewalks all around the proposed building, ranging from 5’ to 15’ within the ROW • However, the requirements call for a minimum sidewalk width of 12’ along Rangeline, and a 10’ wide multi-use path along 116th Street. • The current building setback ranges from 2’ to 7’. Up to 10’ setback is allowed by the Overlay. If the building was shifted away from the intersection more, additional space would be available for sidewalk improvements. • Pedestrian connection to the east, ADA compliant ramps and crosswalks, as well as location of bicycle parking spaces are all still needed. Architectural Design: • The 2-story building is designed to front the street, with tenant access from both the front and rear of the building. • Building materials include three colors of brick, cast stone base, glass, EIFS, and aluminum “tube” awnings. • The “tube” awnings are proposed to be a blue color, which are brand specific to the proposed bank tenant, BMO. Staff would suggest changing these to a neutral color that fits the overall building design and let brand elements come from signage. • The primary building entrance is required to have prominence on the street. Currently, a recessed entrance is shown on the elevations, which makes it less prominent and hidden from view. • Current design meets the screening and location requirement for the bank drive thru portion of the new building; however, the lanes create congestion on site with a small area for queuing and duplication of driveway space with parking area to the northeast. Additional site plan adjustments may improve circulation and queuing space. • HVAC locations needed, as well as section view of roof parapet wall to confirm proper screening • Minimum requirement of 70% of frontage on Rangeline Road not currently met due to site constraints regarding the floodplain and access off of Westfield Boulevard. Approximately 43% frontage on Rangeline Road proposed. • Minimum FAR of 0.5 not met due to the proposed building square footage and number of stories, large massing of parking and drive-thru aisles, as well as floodplain levels on site. Approximately 0.13 FAR proposed. Lighting: • No lighting specifications have been provided at this time regarding pole height or building accent lighting. • Petitioner, please provide this lighting information. Landscaping: • The Urban Forester has requested additional info for review of the Landscape Plan. • Bufferyard width not shown, some foundation planting areas not provided, additional screening plants needed for dumpster enclosure, and more native species selections needed near floodplain and existing woods. • The Range Line Rd. Overlay requires preservation of at least 50% of the perimeter bufferyard trees over 6” in diameter. These trees have not yet been identified on the current landscape plan. Signage: • Signage plan has been provided, however, number of signs allowed is exceeded. • Staff will continue to work with Petitioner to refine signage plan. DOCS Remaining Comments/Concerns: Comments are noted in bold text throughout the report. Staff will continue to work with the Petitioner to address outstanding items. Recommendation: The Department of Community Services recommends the Plan Commission sends this item to the Commercial Committee meeting on Tuesday, January 3, 2022, for further review and discussion.