HomeMy WebLinkAboutPacket 09-19-06
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Bingham . McHaleLLP
2700 Market Tower
10 West Market Street
Indianapolis, IN 46204
317.635.8900
binghammchale.com
attorneys at law
Development Plan &: ADLS
Bill Estes Pre-Owned Superstore
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RECEIVE/)
S[p '8
2008
DOCS
06060023 DP / ADLS
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Submitted for the September 19, 2006
Carmel Plan Commission Meeting
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Bill Estes
Pre-Owned Superstore
by Mary E. Salada, Esq.
Development Plan & ADLS
TABLE OF CONTENTS
Tab 1 ........................................ Project Narrative
Tab 2 ..................................... Aerial Location Map
Tab 3 .................................................. Site Plan
Tab 4 .......................................... Landscape Plan
Tab 5 .................................. Photos of Existing Site
Tab 6 ...................................... Building Elevations
Tab 7 ............................................. Lighting Plan
Tab 8 .............................................. Signage Plan
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Project Narrative
Bill Estes Pre-Owned Superstore
Bill Estes has submitted to the City of Carmel an application for Development Plan and ADLS
approval for the redevelopment of the pre-owned superstore located at the northwest comer of
Michigan Road and 96th Street. The site is approximately 3.277 acres and includes the existing
Bill Estes Pre-Owned Superstore and the Midwest Scuba property. The redevelopment will
include the demolition of both existing buildings, construction of a new sales facility, and
expansion of the existing sales lot. A separate application has been made to the Carmel Technical
Advisory Committee for the approval of modifications to the Train Express Facility located at the
end of the access drive, west of the Pre-Owned Superstore. While these plans are shown in this
document for context, they are not included in the Development Plan and ADLS approval
petitions.
ARCHITECTURAL DESIGN
The US 421 Overlay District requires that new construction be consistent or complimentary to
one of four classic building styles. Buildings are not required to be imitative of any of these
styles, but must incorporate the salient features of the chosen style. The proposed Bill Estes Pre-
Owned Facility is designed in the Italianate style, but because the ltalianate style was popular in
the mid to late 1800s, before the automobile was invented and subsequently became part of
popular culture, design concessions had to be made to adapt the historical style to today's
automobile sales facility.
· Building Mass
ltalianate buildings are typically more than one story, square or rectangular in form, and have
low pitched or flat roofs. Each of these characteristics is reflected in the Bill Estes Facility.
The building is two stories tall, has a flat roof, and is rectangular in form, providing visual
relief with architectural enhancements, such as projections, canopies, columns and cornice
detailing.
· Windows & Doors
ltalianate architecture places great importance on the entrance into a building. Therefore, the
front and side entries of the Bill Estes Facility are designed in true Italianate style with a
projecting "tower", mimicking the cupola common in Italianate design, and a typical
ltalianate arch over each entryway.
· Architectural Details
Italianate buildings are typically identified by two key elements: their cornice lines and their
wrap-around porches with substantial columns. The Bill Estes Facility incorporates both
elements of Italianate design. Because the roof is flat rather than pitched, the building design
forgoes the typical overhanging eaves with decorative brackets and instead replicates the look
with a prominent cornice line, or trim band, constructed of a different color than the rest of
the building. The look of an Italianate front porch is ideal for an automobile sales facility,
providing a location for the display of vehicles and for shoppers and sales representatives to
retreat from the elements. This is accomplished by a canopy supported by thick columns
trimmed in the same cornice banding as the remainder of the building. And like many
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Italianate homes, the "front porch" wraps around to the side of the building, replicating the
look on 96th Street as well as on Michigan Road. Additional detailing is added to all four
elevations with a masonry water table, lending the look of an exposed foundation to the
building.
· Variance Requests
1. Building Materials: Bill Estes owns and operates not only the Pre-Owned Superstore at
the northwest comer of 96th Street and Michigan Road, but also the Bill Estes Chevrolet
at the southwest comer of 96th Street and Michigan Road in Marion County. The existing
new-vehicle sales building is a modem facility, built in the 1980s, constructed of concrete
block and EIFS with stainless steel columns. The challenge in designing the new Pre-
Owned Superstore in Clay Township is to meet the architectural style requirements ofthe
US 421 Overlay while creating continuity and a "campus" look with the facility in
Indianapolis. EIFS is a building material that allows for this compromise. Its texture and
chosen color schemes allow the new Pre-Owned Superstore to retain some commonality
with the structure across 96th Street while at the same time allowing the architects to
create a building that incorporates Italianate features. Because the regulations of the US
421 Overlay limitthe amount ofEIFS on a structure to no more than 20% of the non-
window area, a variance is required.
2. Windows: The Bill Estes facility is a showroom, and as such is primarily glass on the
front facade. However, showroom windows are not typical ofItalianate design and
exceed the maximum 75% of the first floor fa~ade mandated by the Ordinance. The
impact of the showroom windows is softened by the canopy and columns that project
from the building. Note that the 75% maximum window coverage was written for retail
uses and may not have contemplated the possibility of a showroom facility on US 421.
3. Fayade Proiections: The proposed building includes two frontages in excess of90 feet
without the architectural offsets required by the Ordinance. The design of the proposed
building incorporates large overhangs for the purpose of display of vehicles and
protection from the elements. Thus, while the long facades of the building do exceed 90
feet without the type of offset contemplated by the ordinance, the entire fa~ade on the
front, and a portion of the fa~ade on the rear, has two depths. Further, the entrance way is
enhanced with a slight projection, providing additional relief. Thus the intent of the
Ordinance to provide visual relief from simple square and rectangular buildings is met by
the proposed design. The north and south elevations do not exceed 90 feet in width and
therefore are not subject to the offset requirement.
LANDSCAPING
The Bill Estes Pre-Owned Superstore as it exists today was developed prior to the adoption of the
current landscaping standards of the US 421 Overlay. However, the redevelopment of the site
will allow for substantial increases in the landscaping, bringing the site into closer compliance
with today's zoning standards. Significant planting areas will be provided around the new
building, including planting beds along the entire west and north building walls, and a large
planting area at the southwest comer of the building, softening the appearance of the structure
from the US 421 and 96th Street intersection. Plantings in both the US 421 greenbelt and the 96th
Street bufferyard will be enhanced. However, due to the location ofthe existing pavement and
several existing easements on the property, variances from the landscaping standards will be
required. Further, relief is sought from the US 421 standards that require all parking lots to be
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screened from view with an additional six foot planting area and screening plantings. Visibility is
critical to the survival of a pre-owned vehicle business, as is described below.
· Variance Requests
1. 96th Street Bufferyard Plantings: In constructing the new Bill Estes Facility, the existing
curb line along 96th Street for the sales lot will remain in place. Because this curb line
was established prior to the current ordinance requirements, it does not require a
variance. However, the narrowness of the planting area in this location precludes
additional plantings beyond low spreading shrubs. Where the Bill Estes Pre-owned
Superstore will be taking over the former Midwest Scuba property, the existing curb line
will be removed, and the new curb will be set back 15 feet from the right-of-way to meet
the requirements of the Zoning Ordinance. In this area, substantial plantings will be
accommodated. However, even with the significant amount of plantings in this location,
the total number ofplantings required along 96th Street falls short of the number required
by the Ordinance.
2. Perimeter Parking Lot Plantings: The US 421 Overlay District requires that all parking
within the front yard on US 421 be screened with an additional six foot wide planting
area landscaped to Ordinance standards. This is in addition to the Greenbelt landscaping
requirements that are met by the proposed landscape plan. The Ordinance further
requires that all parking in front and side yards be screened from view. However, the Bill
Estes Pre-Owned Facility's parking lot is not a parking lot in the traditional sense. It is a
display lot. Where a new car dealer relies on name and product recognition to attract
customers, much ofa pre-owned car dealer's business is obtained from would-be
customers who drive by the lot and see something they are interested in. To completely
screen a pre-owned car lot from view would eliminate a large percentage of the dealer's
business. Therefore, a variance has been requested to forgo the perimeter plantings
required of a typical parking lot (as opposed to a display lot) in the US 421 Overlay.
3. North Bufferyard: This site is encumbered by a drainage and utility easement that runs
along the entire north property line. The sanitary sewer utility does not allow trees to be
planted in the easement because of the potential ofthe root systems to interfere with the
force main. Therefore, a variance has been requested to allow only those plantings that
can be accommodated. Shrubs are proposed along the entire parking lot perimeter, and
ornamental trees are placed wherever there is a gap between the parking lot and the
easement.
LIGHTING
The proposed lighting for the Bill Estes Pre-Owned Superstore matches the lighting that is there
today. The existing light fixtures will be retained, and new matching fixtures will be added to the
new sales lot areas. These lights are standards flat lens, shoebox fixtures, up to four to a pole
with two fixtures mounted at 15 feet and two fixtures mounted at 30 feet.
· Variance Requests
This lighting configuration requires variances for both design and intensity.
1. Design: The existing and proposed lights exceed the 24-foot maximum pole height that
is currently required by the Ordinance.
2. Intensity: The lighting plan results in a light trespass that exceeds the maximum number
of footcandles at the property line. Unlike most commercial operations, a car dealership
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maintains its inventory outside. Because this very valuable stock is out of doors where it
cannot be secured, lighting is an essential security component for a dealership. While the
lighting does exceed the maximum permitted, it does so along heavily traveled roadways
and an ingress/egress easement, thus limiting the impact on neighboring properties. Note
that nearby residential areas are east of Michigan Road and are master planned for
commercial use.
SIGNAGE
The proposed signs for the new building are wall signs that read: "Bill Estes Pre-Owned
Superstore". The "Bill Estes" and "Pre-Owned Superstore" are split into two signs with the "Bill
Estes" located over the entry archways and the "Pre-Owned Superstore" on the canopy on either
street frontage. This configuration is due to the fact that there is no uninterrupted length of fac;ade
that can incorporate the entire business name. Variances have been requested to allow the sign to
be divided into the two components, as the Ordinance permits only one sign per street frontage.
The total sign area does not exceed the ordinance requirements.
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AERIAL LOCATION MAP
BILL ESTES PRE-OWNED SUPERSTORE
SUMMARY
TABLE
ZONING ON AUTO SAlES PARCEL:
PROPOSED BUIlDING:
= 62
7150 SJ.
REOUIRED PARKING FOR AUTO SAlES:
1 SPACE/300 SF. NET EAST BUILDING
1 SPACE/2OCD SF. OUIDOOR SALES
(22,000 Sf +/-)
TOTAl PARKING SPACES REOUIRED
PROVIDED PARKING FOR AUTO SAlES:
STANDARD PARKING SPACE:
HANDICAP PARKING SPACE:
TOTAl PARKING SPACES PROVIDED:
24 P.S.
II P.S.
35 P.S.
199 P.5
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201 P.S.
ZONING ON AUTO SAlES PARCEL: = 11
EXISTING BUILDING: 12,773 SF.
REQUIRED PARKING FOR AUTO DETAILING:
2 SPACESjBAY M:ST BUILDING 6 P.S
1 SPACE/\2 Et.IPlOYEES M:ST BUILDING 12 P.S.
TOTAl PARKING SPACES REOUIRED 18 P.5
PROVIDED PARKING FOR AUTO DETAlUNG:
STANDARD PARKING SPACE:
HANDICAP PARKING SPACE:
TOTAl PARKING SPACES PROVIDED:
72 P.S.
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ASSUMED NORTH ~:"'''i':~ '= ~
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IlI9ClAI.tER FalltE USE OF IlKJTAL FLES
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ANO BETtIEEI WAlKS AND PlA tHINS. SUWAlJ( sctRS NIl
TO BE EQUAU Y SPACED BE'IlIEDt EXPANSICJf ..DHIS. COtTRa.
.lINTS NIl PERPfJO:lI.AR TO SlEWAI.XS AT 5' INTERVAlS at
USS .TH AN EXPAN9(If .oNT E\{RY 2ft (II uss.
lHE INF(JaIATlO\I CCNTAIflED WItHIN MS DISK OR
UECTRlJ'<1C WAll IS AS IT APPEARS lJ< !HE SOMIOER
CORPORAnON'S UEC1RONIC Fll!s.
By occepting deliver, of this OicJital F1e. the receiver agrees 10 indemnify
end haId harmless The ScMeider CaporotiM. thei- cf.ents. ofrlCn. ogents.
and employees from and against my ckmoges, nckufl1CJ but not rmited 10
rtc!DlOtie ottome,-s fees. resullhg from the 1M. cistrilution, chonge. ~
modilitotion 01 tM: i'tformolion torltcmed withi'l wilhout the express written
permission from The Schneider Corporation.
The rec:eNer further undersI.crlds that the i'llormotial that moy be induded
..1hi'l is subject 10 periD6e reWsiorts by The Sc:hneider Corpaolion or the
Oient and lheref~e the infcwmotion tcntoined witlm is Mt wcmJnted in ony
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Pen per plot thereol recarcIaI as ~tnment IfLmler 8926488 ... Plot
RecanII!r 01 Hclmilon C41n1" IRdiana, and pari of !he south hall of Section
scid HclnJICIt County. men particubIy destrbed 0$ follows:
Corr.n~ollhesouthwesl oIsoid~theostlNcrterSecIbl;IhenceMcri!l88devees56m....la05
seconds East (ClSUnl!d beorinW aI !he south m. thftol 271ft led; thence Ncrth 01 degree OJ mb.lla 55
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minutes 10 seeonds West 0 di:stmte 270.97 feet to Iht soulhwest CG'fter 0' sid lot J; (2) Ihl=nce Marth 20
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2&19 led; (6) IherQ North 11 21 minutes 22 secands Wesl D distance 0' 22.09 fa!; (1) Ihencr Hath
74 daJ"ees ~minules 13 S8CO'Ids- oIoIIg ltlenorth line of soiltlol 3 0 c&st~ 01 19lUO feellD the
proposed weslerl, right 01110)' 01 421 (lrldlilpl Rood) 1M'" Project lllI'IIbIr STP-I.15-2(llB). the IdIowing
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of 'IIOJ IN Wesl 96th Slreet (1) ~ South 18 de9"ees 42 rni'lules 26 seconds Eost 0 d1slmce 01 192.92 led;
(2) thence ~th 21 degrees 4Jm_tes 02 SICO'lds East 0 cIslonce 0149.11I feet (J) lhtnte Hath 89 dI9'ees
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WARRANTY 0[120000003881 - FlLED F~ RECCRO IN H.wt. TOO COONTY
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00 sa:onds East (osuned beGing) 85 led from Iht Sallhwnt aner 01 soid ~lhwest O#Ier SeclJon;
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39 nWivtes 55 seeonds West 114.29 10 the poiIl of becjm~ and contoftinq: 7..304 oats, more (I less.
NOTE: The ocreoqe :IIown abcM is . lor lIesa1Jthw purposes M)l
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WARRANTY OEEDI200500051526 - RlID FOR RElDD IN HAlltTCll COUNTY
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194.29 feel; thence South 00 ctevees'21 ~tes 54 SII!CO'lds West 391.161ee11o opoinl on Ihe south line of
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Scmeider
THE SOlNElDER CORPORA nON
Historic Fort Harrison
8901 Otis Avenue
Indianapolis, IN 46216-1037
Telephone: 317.826.7100
Fox: 317.826.7200
www.schneidercorp.com
Architecture
Chill Engineering
EnVironmentof Engineering
Geotechnical Services
GIS. US
Home Builder Services
Interior Oesiqn
Land Surve)V19
Landscape Architecture
Transportation Efl9ineering
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PLANT SCHEDULE
KEY BOTANICAL NAME
AP ACe! plotonoides 'Emerald CNeen'
AM ATonia melanocorpa
BN Betula n a
CA Carpinus ccroliniano
a. Car t"sis, dandanensis tan Blue"
CC Cercis canadensis
a Crot s aus- Ii merm;s
cr CledUsio triocanfhos '1m cole'
HS Hemerocollis)f 'Stella de ()o'
011 G\lercus mocr a
58 iroeo . bumoldo 'Anthon Waterer'
Sf> S' alula 'Miss Kim'
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VC ViJurnum corle51i
15 Zelkovo serroto
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- - - CONSTRUClION lIIlIlS
SIZE
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8'
1.5"
18-
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2.5"
12"
2.5"
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BotB
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5 Col.
5 Col.
5 Col.
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REUARKS
COIIUON NAlI[
Emerald (.\Jeer! Norwa M e
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Miss Kim Lilac
Globe Art10rWlae
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THE SCHNETOER CORPORA nON
Historic F crt Harrison
8901 otis Avenue
Indianapolis. IN 46216-1037
Telephone: 317.826.7100
Fox: 317.826.7200
www.schneidercorp.com
Architecture
Civil Engineering
Environmental Engineering
Geotechnical Services
GIS. US
Home Builder Senlices
Interior Design
land Surveying
landscape Architecture
Transportation Engineering
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