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HomeMy WebLinkAboutDepartment Report 12-05-23 5 Carmel Plan Commission COMMERCIAL COMMITTEE Tuesday, December 5, 2023 Department Report 3. Docket No. PZ-2023-00273 ADLS Amend: Tom Wood Honda Powerhouse. The applicant seeks approval for exterior building modifications and site improvements to remodel the former TruWorth Auto site. The site is located at 3006 E. 96th St. It is zoned B-3/Business and is not located within an overlay zone. Filed by Todd Mellish of Gibson Commercial Construction. Project Overview: Tom Wood Honda Powerhouse proposes to remodel the old TruWorth Auto building and reconfigure the parking lot design to accommodate new outdoor sales area and a storage space to the rear. Tom Wood Ford surrounds the site on the east and north, and is zoned B-3/Business and Keystone Parkway Overlay District. Retail shops and offices are located to the west, zoned S-2/Single Family Residential. Parcels to the south across 96th Street are located within the City of Indianapolis. Please see the Petitioner’s Information packet for more details. Unified Development Ordinance (UDO) Standards this project MEETS: Section 8.04 Nonconformance Exemptions: This section states, “A building nonconforming only as to height, lot area, or yard requirements may be altered or expanded, provided that an extension meets all of the height, yard and other applicable provisions of the Unified Development Ordinance.” The Petitioner is proposing a remodel of the nonconforming building. The plan does not propose to extend or increase the size of the building. Section 2.23-2.34 – B-3 District: • 2.24 – Lot Coverage: No increase in lot coverage allowed as the property is already nonconforming. • Permitted Uses: Automobile sales/outdoor sales/display. • 2.24 – Maximum Building Height: 35’ maximum allowed; 29’ 3” proposed. • 5.29 – Bicycle Parking: 2 spaces required; 4 spaces provided. • 5.30 – Number of Parking Spaces: 52 spaces required (one space per 300 sq. ft. of indoor area plus one space per 2,000 sq. ft. of outdoor sales area), 55 proposed. Unified Development Ordinance (UDO) Standards NOT MET; therefore, variances will be required: N/A Site Plan and Automobile Parking: The Petitioner is seeking ADLS Amendment approval to remodel the exterior of the existing TruWorth Auto building and reconfigure the parking lot design to replace the angled parking spaces with perpendicular spaces. Vehicular access into the site will remain from the existing curb cut onto 96th Street. 52 parking spaces are required for this site and 55 are proposed. The row of 12 parking spaces on the south of the site abuts an extremely wide drive aisle measuring 49' in width. Petitioner, please provide context on how this space will be utilized. A 6’ 2” tall, enclosed storage area is proposed to sit on the northwest rear corner of the site and is intended to be used for storing pallet containers. Plans show this area enclosed with a wood fence with chain-link swing gates with privacy slats. Staff does not find these materials to be architecturally compatible with the principal building. Petitioner, please revise the plans for the storage area to feature materials that complement the principal building. Active Transportation: Two bicycle parking spaces are required and four are provided next to the new outdoor sales/display area and secondary entrance. A 5’ wide striped path was proposed to connect 96th Street to the primary entrance along the west side of the parking lot. The Transportation Systems Administrator recommends an alternative location along the east side of the site adjacent to the existing parking islands. This will provide a safer route that would not be covered by the parking of vehicles in the ADA parking spaces. The Petitioner has worked with staff to move the sidewalk connection to this recommended location. Petitioner, please continue to work with the Transportation Systems Administrator to finalize the sidewalk design to meet the 5’ wide concrete installation requirements and update the site plan accordingly. 6 Architectural Design: The proposed exterior renovations include the refresh of existing masonry and EIFS with new paint. There will be a prominent entry feature added that emphasizes the large existing storefront windows with vertical red columns. The Petitioner has committed to replacing the EIFS originally proposed on the front façade of the building with ACM panels as Staff would not support the use of EIFS as a new main building material within 8’ of the ground. Staff is supportive of the bold use of color now that the front façade is planned to feature a more durable, metal panel material. Petitioner, please verify how mechanical equipment will be screened from view, if present. Lighting: All light fixtures proposed with this project are existing. If additional or replacement light fixtures will be used, please upload design details and a photometric plan. Landscaping: The Urban Forester requested plantings be added to the landscape plan within the parking lot bump outs, the small parking island along the east property line, and the green space along the western property line. Petitioner, please work with the Urban Forester to fulfill these requirements. Staff has noticed repeat occurrences of vehicles placed in and upon parking islands. Staff would like a commitment on file that the Petitioner will not park vehicles in areas not designated for parking purposes. Signage: The original building received ADLS Amendment approval for two signs, one on the south elevation and one on the east in 2011. The Sign Permit Specialist is working with the Petitioner to amend signage sizes to avoid the need for a variance for the number of signs. Petitioner, please work with the Sign Permit Specialist to finalize all signage details for this site. DOCS Remaining Comments/Concerns: 1. Revised building elevations showing ACM panels 2. Revised site plan 3. Revised landscape plan 4. Signage details 5. Trash enclosure and mechanical equipment screening details 6. Address outstanding TAC review comments through ProjectDox Recommendation: The Department of Community Services recommends the Commercial Committee votes to Approve this item, contingent on final variance approvals (if needed) and TAC approvals.