HomeMy WebLinkAboutDepartment Report 09-03-241
Carmel Plan Commission
COMMITTEE
Tuesday, September 3, 2024 Department Report
1. Docket No. PZ-2024-00120 ADLS Amend: Restructured Chiropractic
The applicant seeks design approval for exterior modifications to the building. The site is located at 3940 W 96th
St. It is zoned B-2/Business and is located within the US 421 Overlay zone. Filed by George Small of Design
Point, Inc.
Project Overview:
The subject property is located north of 96th Street and east of Michigan Road. Properties to the east, west, and
north are zoned B-2/Business with additional properties to the north zoned S-1/Residential. These properties are
also located within the US 421 – Michigan Road Corridor Overlay District. In 1996, the subject property was
vacated from the North Augusta subdivision (Docket No. 58-96 PV) and developed as a beauty salon under
Docket No. 57-96 DP/ADLS. The Petitioner seeks approval to remodel the building exterior and parking layout
on the site as a chiropractic office. Please see the Petitioner’s Information packet for more details.
Architectural Design:
The existing building was constructed in 1997 and features a brick wainscot along the front that wraps partially
along the sides, CMU block along the side and rear facades, and EIFS along the front that also wraps partially
along the sides. Sometime between 2020 and 2021, the building’s EIFS and CMU block facades were painted
blue without staff approval. The brick wainscot was left unmarred. Because most of the building materials were
already painted, staff is supportive of the Petitioner’s request to paint the building white apart from the brick
wainscot.
Proposed exterior changes include removing the existing dormers on the front façade and constructing a new
entrance gable feature with a more ornate cornice, adding new canvas awnings and squared columns, white
aluminum storefront windows with EIFS headers, decorative metal sconces, and signage. The US 421 Overlay
required the building to adhere to one of four architectural styles. The Petitioners chose the federal style to
inspire their upgrades including the use of symmetry, squared columns, decorative cornice, window and door
headers, and entrance gable feature. This building is not deemed a contributing or character building by the
Historic Architecture Survey.
Lighting:
Dark bronze decorative sconces are proposed on the front façade affixed to the new squared columns and
matching wall packs are proposed along the rear and west facades. The photometric plan meets the lighting
standards for the US 421 Overlay zone.
Bike and Automobile Parking:
Petitioners propose to restructure the parking on site to adhere to the original site plan approval from 1996 by
removing angled parking. This removes 11 existing parking spaces and leaves the site with 48 parking spaces.
The site only requires 26 parking spaces for a professional office. Bike parking is proposed on the east side of
the building.
Landscaping:
The site will be restored to the landscape plan approved with the original DP/ADLS from 1996. Existing trees
on site will be preserved and existing stone mulch will be replaced with black mulch. Mechanical units
currently block sidewalk access along the rear façade. Petitioners are committing to relocate these units into a
planting island upon replacement later to provide better pedestrian connectivity along the building. When
relocated, the mechanical units will also be screened with plantings. Staff is comfortable with this commitment
as rear parking spots are intended primarily for staff.
2
Signage:
One wall sign is proposed with non-illuminating individual channel letters centered on the new entrance gable.
One sign is allowed for this site and a sign permit is still required.
DOCS Remaining Comments/Concerns:
None.
Recommendation:
The Department of Community Services recommends the Plan Commission Committee votes to Approve this
item this evening, subject to a commitment of relocating the AC units to the proposed location upon
replacement.