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Conn, Angelina V
From: Conn, Angelina V
Sent Wednesday, July 09, 2008 3:27 PM
To: Stewart~. Lisa M; 'Kelly, Rich'; 'MINALK@aol.com'
Cc: Boone, Radiel M.; Blanchard, Jim E; Brennan, Kevin S; Brewer, Scott I; Coy, Sue E; DeVore, Laura B;
Hancock, Ramona B; Hollibaugh, Mike P; Holmes, Christine B; Keeling, Adrienne M; Littlejohn, David W;
Stewart, Lisa M; Tingley, Connie S; Weddington, Trudy A; Duncan, Gary R; Donahue-Wold, Alexia K;
Redden, Nick; Lillard, Sarah N
Subject: Docket No. Assignment: (TAC) Dairy Queen Rebuild (#08070001 TAC)
I have issued the necessary Docket Number for (TAC) Dairy Queen Rebuild. It is as follows:
Docket No. 08070001 T AC: Dairy Queen Rebuild
The applicant seeks TAC approval to rEi'construct a fast food restaurant building. The site is located at 951 N Rangeline
Rd. The site is zoned 8-3/Business within the Carmel Dr Rangeline Rd Overlay. Filed by Rich Kelly of EMH&T for Khoury
Enterprises.
TAC Application Fee:
Total Fee:
$ n/a
n/a
Petitioner. please note the following:
1. This item will be the last item on the July 15 agenda of the Technical Advisory Committee (TAC). For a list of
current TAC members go to: http://www.cLcarmel.in.us/services/DOCS/TAC2008fTAC%20members%
20revised%2004.01.2008.pdf) Then, the petitioner will work individually with each Dept. for approvals.
2. This item is subject to administrative review/approval only.
3. The Filing Fee is not applicable to this petition.
Department of Community Service's Initial Review Comments:
1.) Please refer to the Development Plan arid ADLS application checklists for what to submit for review.
2.) Please refer to the zoning ordinance section 23F.04.03, 23F.09, and 23F.1 0 for additional architectural
requirements.
3.) Note: additional commehts may be made at the TAC meeting.
4.) A review letter is forthcoming, upon receipt of more detailed plans and elevations.
Mr. Kelly can be contacted at 913-6930, and Mr. Khoury can be contacted at 332-5541.
Thanks.
Angie Conn, Planning Administrator
Department of Community Services
City of Carmel
One Civic Square
Carmel, IN 46032
P 317.571.2417
f317.5712426
.<I.conn@Carmel.in.gp'y
7/9/2008
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DOCKET NO, lfIsD 1 ot)() \
TAC
DATE RECEIVED:
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For Department Use Only
Department of Community Services
TECHNICAL ADVISORY COMMITTEE
APPLICATION & PROCEDURES
Fee: $286.00
Propertylnfor~ation ........................e..............D....~....D..................................
ParceIID*: 1610190000020001 and 20002 Area (acres): 0.87
Property Address: 951 North Rangeline Road
Zoning District: B-3 Overlay District (If applicable):
Legal Description: To be typewritten separately.
* Please attach a separate fist for projects with multiple parcels.
Rangeline Road
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Attorney Information
Name:
Address:
Phone:
Email Address:
...........................................
Fax:
Engineer Information .. .... P....... ....... ..11............ ..... III .'...... ....... .'..... .... ...... ... a ..aa ...... a....
Name: Richard J.Kelly, PE - EMH&T, Inc.
Address: 7400 N. Shadeland Ave., Ste. 150, Indianapolis, IN 46250
Phone: 317-913-6930 Fax: 317-913-6928
Email Address:rkelly@emht.com
Owner Information . .. .. . ... . a..... . ... II . .. .. .... .. . ....... ... .. ........'... .............. .... . . ... .. . . ..... . . ... . . ..0. ... . . .. . ..
Name: Mr. Mina Khoury - Khoury Enterprises
Address: 951 North Rangeline Road, Carmel, IN 46032
Phone Day: 317-332-5541 Evening: Same
Email Address:minalk@aol.com
Project Description .. ... . ..... . ... ......... .. ... . . ... " " ...."" ... .......... ....... IJ....... ."......".. ..'II" " ...... .. ....... '" .. .. .... .. ...... .. .......
Please include a brief summary/history of the project:
Restaurant destroyed by fire.
Reconstruction of Dairy Queen
I, hereby swear that lam the ownerlcontrad purchaser of property involved in this application and that the foregoing signatures, statements
and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and
belief. I. the undersigned, authorize the applicant to act on my behalf with regard to this application and subsequent hearings and testimony.
Signature of Owner:. ..fhtr
(Printed Name) HI/I../.1
,
Date:
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1 of 2
Filename: TAC only 200B.doc
revised: 1212012007
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LOMA Description
McMahon Enterprises Par~el
TRACT I (Lot 2): A PART OF THE SOUTHWEST QUARTER OF SECTION 19,
TOWNSHIP 18 NORTH, RANGE 4 EAST LOCATED IN CLAY TOWNSHIP
HAMILTON COUNTY, INDIANA, BEING MORE SPECIFICALLY DESCRIBED
AS FOLLOWS:
BEGINNING AT A POINT ON THE WEST LINE OF THE SOUTHWEST
QUARTER OF SECTION 19, TOWNSHIP 18 NORTH, RANGE 4 EAST, SAID
POINT OF BEGINNING BEING NORTH 00 DEGREES 00 MINUTES 00
SECONDS EAST (ASSUMED BEARING) 1191.00 FEET FROM THE
SOUTHWEST CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH
89 DEGREES 53 MINUTES 00 SECONDS EAST 230.00 FEET PARALLEL
WITH THE SOUTH LINE OF A 45.944 ACRE TRACT OF LAND. DESCRIBED IN
DEED RECORD 289, PAGE 608 IN THE RECORDS OF HAMILTON COUNTY,
INDIANA THENCE NORTH 00 DEGREES 00 MINUTES 00 SECONDS EAST
127.57 FEET TO A POINT ON THE NORTH LINE OF THE SOUTH HALF OF
SAID SOUTHWEST QUARTER SAID POINT BEING NORTH 89 DEGREES 34
MINUTES 57 SECONDS EAST 230.00 FEET FROM THE NORTHWEST
CORNER OF THE SOUTH HALF OF SAID SOUTHWEST QUARTER THE
NORTHWEST CORNER OF THE SOUTH HALF OF SAID SOUTHWEST
QUARTER BEING COLLINEAR WITH AND EQUIDISTANT FROM THE
NORTHWEST CORNER AND THE SOUTHWEST CORNER OF SAID
SOUTHWEST QUARTER; THENCE SOUTH 89 DEGREES 34 MINUTES 57
SECONDS WEST 230.00 FEET TO THE SAID NORTHWEST CORNER OF
THE SOUTH HALF OF SAID SOUTHWEST QUARTER; THENCE SOUTH 00
DEGREES 00 MINUTES 00 SECONDS EAST 126.36 FEET TO THE POINT OF
BEGINNING. CONTAINING 0.67 ACRES MORE OR LESS.
TRACT II (Lot 1):
ALSO: BEGINNING AT A POINT ON THE WEST LINE OF SOUTHWEST
QUARTER OF SECTION 19, TOWNSHIP 18 NORTH, RANGE 4 EAST, SAID
POINT OF BEGINNING BEING SOUTH 00 DEGREES 00 MINUTES 00
SECONDS EAST (ASSUMED BEARING) 1278.43 FEET FROM THE
NORTHWEST CORNER OF SAID SOUTHWEST QUARTER AND BEING THE
SOUTHWEST CORNER OF A 45.944 ACRE TRACT OF LAND DESCRIBED IN
DEED RECORD 289, PAGE 608 IN THE RECORDS OF HAMILTON COUNTY,
INDIANA; THENCE SOUTH 00 DEGREES 00 MINUTES 00 SECONDS EAST
38.94 FEET TO THE SOUTHWEST CORNER OF THE NORTH HALF OF SAI D
SOUTHWEST QUARTER, THE SOUTHWEST CORNER OF THE NORTH
HALF OF SAID SOUTHWEST QUARTER BEING COLLINEAR WITH AND
EQUIDISTANT FROM THE NORTHWEST CORNER AND THE SOUTHWEST
CORNER OF SAID SOUTHWEST QUARTER; THENCE NORTH 89 DEGREES
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34 MINUTES 57 SECONDS EAST 230.00 FEET ON AND ALONG THE SOUTH
LINE OF THE NORTH HALF OF SAID SOUTHWEST QUARTER; THENCE
NORTH 00 DEGREES 00 MINUTES 00 SECONDS EAST 37.73 FEET TO A
POINT ON THE SOUTH LINE OF SAID 45.944 ACRE TRACT OF LAND, SAID
POINT BEING NORtH 89 DEGREES 53 MINUTES 00 SECONDS EAST 230.00
FEET FROM THE SOUTHWEST CORNER OF SAID 45.944 ACRE TRACT OF
LAND; THENCE SOUTH 89 DEGREES 53 MINUTES 00 SECONDS WEST
230.00 FEET ON- AND ALONG THE SOUTH LINE OF SAID 45.944 ACRE
TRACT OF LAND TO THE POINT OF BEGINNING. CONTAINING 0.20 ACRE
MORE OR LESS.
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i stating that the 100 trees planted at the 40 foot line would not be disturbed.
! Ronald Marburger stated agreement with the terms.
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record.
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I Ron Carter moved to approval of SU-27-93 on condition that there be a dedication of 40 foot half
right of way, and that the petitioner agree to install sidewalks when and if the balance of the
I neighorhood installs sidewalks, and with non-opposition to annexation, seconded by Alan
Klineman, unanimously approved.
I Docket No. SV-28-93 a Developmental Standards Sign Variance Application for McMahon
I Enterprises. Inc. and the Carmel Dairy Que:n located at 951 North Range Line Road, Carmel.
The petitioners are requesting a variance from sections 25.7.04-1,a,i and 25.7.04-1,aii of the
Carmel/Clay Sign/Zoning Ordinance to permit an additional sign (ground sign) to be established
on the Range Line Road frontage, and to allow said sign to have a changeable copy area The
parcel is zoned B-3. Filed by 1. Bradley Cook, attorney for McMahon Enterprises, Inc.
Brad Cook, attorney, 942 Maple Avenue, Noblesville, appeared before the Board representing Ed
McMahon. also in attendance, owner of McMahon Enterprises, Inc. which owns the Carmel Dairy
Queen.
At present, there is a wall sign and a pole sign on the property. The petitioner is requesting that
the Dairy Queen continue to be allowed two signs on the property. The site has had two signs
for over 30 years and the petitioner is asking for modest "grandfather" protection. The pole sign
. will be eliminated and a new ground sign will be in its place. The proposed ground sign was
r displayed on the overhead; the sign will be 30 square feet, (10 feet by 3 feet) encased in bri~k
to match the exterior of the existing building and would have the Dairy Queen red and white
"kiss" logo .with 5 1/2 inch capital letters of white on a black background. The sign will be
internally illuminated. The "Dairy Queen proposed ground sign is designed by the same sign
company that designed the Ponderosa sign.
Mr. Carter expressed concern that the Board would be establishing a precedent with the same
sign company; businesses might feel approval would be "automatic" since the same design has
been approved by the Board before.
Rick Brandau of Staff responded to Mr. Carter's concern that his point was well taken; however,
each case would be stand on its own, individual merit.
7
210
"'.
Bill Ensign moved to approve Docket No. SV -28-93. seconded by Ron Carter, unanimously
approved. .
There being no further business to come before the Board. the meeting was adjourned at 9:10
PM.
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CITY OF C^RMEL ZONING ORDlNA:-lCE
dimensional and quantitative standards of this Chapter, by not greater than thirty-five percent
(35%). Any approval to permit such a waiver shall be subject tu the tollowing criteria:
A. The proposal shall enhance the overall Develupment Plan and the adjoining streetscapes
and neighborhoods.
B. The proposal shall nut produce a Site Plan or street/circulation system that would be
impractical or detract from the appearance uf the Development Plan or the District, and
shall nut adversely affect emergency vehicle access.
C. The proposal shall exhibit extraordinary site design charat:tcristies, including, but not
limited to: Increased landscape treatment, tree preservation, provisions for bicycle and
pedestrian traHie.
In granting a waiver, the Commission may impose such conditiuns that will, in its judgment,
secure the purposes of this Chapter. This Section does nut affect the right of the applicant
under Indiana law to petition the Board fur a variance from development standards provided
under IC 36-7-4-918.5 and this Zuning Ordinance.
23F.03 Permitted Uses. See Appendix A - Schedule of Uses.
23F.03.01 All Uses which are permitted in the underlying primary zoning district(s), except those uses
expressly prohibited by Section 23F.04, are permitted in the Zone.
23F.03.02 Residential uses are permitted; however, it shall not comprise mure than seventy-five percent
(75%) of a project's gross floor area in districts where residential is not permitted in the
underlying zoning district.
23F.04 Soeeial Uses; Prohibited Uses. See Appendix A - Schedule of Uses.
23F.04.01 Soeeial Uses.
All Special Uses which are permitted (upon obtaining aSpecial Use approval from the Board)
in the underlying zoning district(s), except those uses expressly excluded in this Section or in
Appendix A: Schedule of Uses, are permitted in the Overlay Zone upon the approval of the
Board. Tn addition, any Use existing at the time of the passage of this Chapter which does not
conform to Section 23F.03: Permitted Uses but which othe1'\vise does conform to the
applicable Use provisions of the underlying zoning district(s), shall be deemed to be and shall
be a Special Use under this Chapter. Such Uses shall not be considered legal nonconforming
uses nor require Special Use approval for continuance but shall require Special Use approval
for any alteratiun, enlargement or extension.
23F.04.02 Prohibited Uses.
A. Automobile, Truck, Boat, Mobile Home, Manufacmred Housing or RV Sales.
B. Sexually Oriented Businesses
C. All Industrial Uses in Appendix A
0F.o0 Resturatiun after Destruction ofBuildin~.
Nothing in this Chapter shall prevent the restoration of a building or structure destroyed une
hundred percent (100%) or less of its square fuutage at the time of such destruction by
explosion, lire, flood, earthquake, windstorm, act of God, riot or act of a public enemy,
subsequent to the passage of this Chapter; or shall prevent the continuance of the use, except
an illegal nonconforming use, of such building, structure or part thereof, as such use existed
at the time of such impairment of such building, structure or part thereof. All such restoration
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-3
as adopted per 2-444-04; as amended per Z-486-06; 2-497-06; 2-513-07
Autumn 2007 vI
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CITY OF CARMEL ZONING OKDlI'ANCE
and construction shall be subject to the obtaining of an Improvement Location Permit, with
the fees waived for the restoration of a building or structure destroyed one hundred percent
(100%) or less and restored according to its state of existence prior to destruction. All
restorations resulting in a divergence trom original plans shall be subject to obtaining an
Improvement Location Permit and payment of fees and comply with Sections 23F.09 and
23F.IO.
23F.05 Building Setbacks.
23F.05.01 Build-to Line.
A. Minimum: Zero ill) fi et, subject to recorded utility easement(s).
B. Maximum: ~10~1; subject to recorded utility ea<;ement(s) and to subparagraph C
"
below. /("'1 1-,'
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c. Up to seventy-percent (70%) of the front fa9ade may be recessed for entrances and
outdoor seating; however, no entrance shall be recessed more than ten (10) feet, and no
outdoor seating area shall be recessed more than twenty (20) feet, subject to Commission
approval.
23F.05.02 Side and Rear Setbacks. There are no minimum side or rear setbacks; however, no buildings
or other permanent improvement shall encroach into required landscape areas.
23F.05.03 Conflicting Requirements. Wherever there exists a conflict between the building setback
requirements of the State Highway 431/Keystone Avenue Corridor Overlay Zone and the
Carmel Drive - Range Line Road Overlay Zone, the State Highway 43 [/Keystone Avenue
Corridor Overlay Zone shall govern.
23F.06.01
23F.06 Building Orientation.
23F.06.02
23F.06.03
23F.06.04
23F.06.05
23F.06.06
Every parcel with frontage on Carmel Drive and/or Range Line Road must have a building
that fronts on those streets.
Except for those lots with 120 feet or less of...froQtage.on-a'publie street, every parcel must
have a building that occupies a minimum onO% of that frontage. ") ~ ~ol
Buildings on luts with 120 feet or less ~tage on a public street must ocJ;}py the
maximum amount of frontage, except for driveways, sidewalks and landscape areas, as
required by the Ordinance.
Additional buildings may be built in the rear of till: property.
All Principal Buildings shall face a public street, with a primary entrance from a public street.
The primary entrance must be readily apparent as a prominent architectural feature and
visible from the street.
23F.07 Building Height.
23F.07.01 Principal Buildings must havc atle~floors o~p.ace. The second and higher
floors must be at least fifty percent (50%)-the-size of the-budding footprint and must be
oriented to the front of the building such that its front line is equalLo Lhat of the first floor.
23F.07.0Z/ Minimum l1eigl1f:"twcnty-six (26) feet
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23F.07.03 I axunUlll elg t: .
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
23F-4
as adopted per Z-444-04; as amended per Z-486-06; Z-497-06; Z-513-07
Autumn 2007 v I
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CITY Of CAR~lEL ZO:-lING ORDINANCE
REBUILD
(!)
A. Thirty-five (35) feet, or three stories, whichever is greater, if adjacent to single-family
residential zone.
B. Fifty-five (55) feet, or five (5) stories, whichever is greater.
23F.08 Building Footprint.
23F.08.01 Minimum: 0.5 Floor Area Ratio (FAR).
23F.08.02 Maximum: 40,000 square feet.
(LO f.l r-=: S
0F ~construction Materials. . /
23F.09.01 Principal Buildings must be faced on front and sides with brick, stone, stucco or similarly
detailed precast concrete and trimmed in metal, stone, precast concrete, wood, stucco, or
brick.
23F.09.02
Rear building fa'(ade materials may vary, however, its material colors and composition must J
be coordinated with the front and side i~urades. :::;Sb\'V\-€ E\ P.5 ov\ rea..( all t:rv--€eJ .
8 Architectural Design. Buildings in the Zone must include the following characteristics:
23F.IO.OI Ground and upper floors with transparent glass; ground floor elevations must incorporate the
transparent glass as a significant component.
23F.10.02 A distinct cornice line at the top of the wall and intermediate horizontal elements, such as a
trim at the top of the ground t100~ optto~
23F.IO:03 The fayade shall be provided relief by windows and surrounds, storefronts, doors, and
features such as special brick coursing, pilasters and lintels.
23F.1O.04 The first floor and all other floors will have a coordinated composition, which will usually be
indicated by the alignment of upper floor windows and other features with openings and
features of the first floor.
23F.1O.05 When applicable, retail storefronts shall be oriented along the public street front of the first
floor of the building, except for pedestrian entrances to parking areas or small entrance
lobbies for upper floors.
23F.lO.06 Every face of the building with frontage on a public street must have openings for windows.
23F.IO.07 Large expanses of glass are allowed, but the building may not be constructed entirely of a
metal and glass curtain wall.
23F.10.08 Fixed or retractable awnings are permitted if they complement a building's architectural style,
material, colors, and details; do not conceal architectural features (such as cornices, columns,
pilasters, or decorative details); do not impair fal,:ade composition; and are desil:,'11ed as an
integral part of the fas;ade. Metal or aluminum awnings are prohibited.
23F.\ 0.09 Pedestrian scale detailing is encouraged on the front elevation of the building at the ground
level. Because the buildings are viewed very close up, all buildings should exhibit articulated
detail and ornament that is scaled to the pedestrian.
23F.IO.IO Rooftop mechanical and telecommunication equipment shall be fully screened on all sides
using parapets, penthouse screens or other similar method and which arc integrated into the
overall building des~gn and approved by the Commission.
Chapter 23F: Carmel Drive - Range Line Road Overlay Zone
. 23F-5
as adopted per Z-444-04: as amended per Z-486-06; 2-497-06: 2-5/3-07
Autumn 2007 v I
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Evans, Mechwart. Hambleton & Tilton, Inc.
Engineers. Surveyors. Planners. Scientists
Date:
July 8, 2008
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To:
Angela Conn, Carmel DOCS
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Dairy Queen Rebuild - Request to be added to July 15,2008 TAC agenda --.........::....... '1"
Rich Kelly
Subject:
Copies:
Mina Khoury
As we discussed on July 7, 2008, on behalf of our client, Mr. Mina Khoury, we are respectfully
requesting that the Dairy Queen Rebuild project at 951 N. Rongeline Road be added to the TAC
agenda for July 16,2008 to dllow.us on opportunity to introduce the project to the lAC members
and request initial feedback on specific requirements that will need to be addressed in the final
plans. Given the nature of the project being a rebuild of the former restaurant that Was
destroyed by a fire, we appreciate this opportunity to present preliminary information about the
project to the T AC members os we believe it will allow us to address specific requirements in a
timely manner and possibly expedite the approval process so that Mr. Khoury can start his
rebuilding efforts as soon as possible. It would be our intentto then work with the TAC members
on an individual basis to secure the necessary approvals for the project.
Attached please find a preliminary site plan and building elevotions that should prove valuable in
facilitating a meaningful discussion at the TAC meeting. Please note that these drawings are
preliminary and should not be considered final construction drawings. As we discussed, please
consider emailing these drawings to the TAC members in advance of the meeting should you
agree to place this project on the agenda.
Thank you for all of your assistance to dote and for your consideration of this request.
MCMXXYI
7400 NOIth Shadeland Avenue. Suite 1 SO. Indianapolis. IN 46250 . Phone 317.913.6930' Fax 317,913.6928
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