HomeMy WebLinkAboutDept Report 07-06-10 CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
JULY 6, 2010
3. Docket No. 10040009 DP /ADLS: Turkey Hill Minit Markets
The applicant seeks site plan and design approval for a mixed use building with office, retail, and fuel
station uses. It is located at the northeast corner of Range Line Rd. Carmel Dr., the former Pizza Hut
site. The site is zoned B- 8/Business and lies within the Carmel Dr. Range Line Rd. Overlay. Filed by
Jim Shinaver of Nelson Frankenberger, on behalf of Steve Fuller of TH Midwest Inc.
The applicant seeks site plan and design approval for a new retail/office building and a fuel station with canopy on
1.24 acres. The building materials are primarily brick, chiseled face block, and burnished block. This site is north of
the Fineberg building, south of Kroger, and east of Arby's. A Shell gas station is located southwest. Please view
the petitioner's supplemental information and revised building elevations, for further detail.
Variance approvals still requested from the Board of Zoning Appeals (BZA) are:
Minimum 70% frontage, building Number of signs facing South ROW
Minimum 0.5 Floor Area Ratio Number of signs facing West ROW
Definition of Changeable Copy, sign Total square footage of signage
Number of signs Permit ground signs in overlay zone
Re -cap; June 15 Plan Commission Meeting:
Commission Questions and Comments:
Access to /from the site, the roundabout, medians, and traffic flow are all concerns. Traffic Flow is a huge
issue.
Request aerial view of area to review for traffic —left turns a nightmare —hours of operation?
Was Kroger's approval years ago predicated on a right in off Range Line Road and right out of Kroger site at
access close to former Pizza Hut site? (YES). Perhaps we should re -visit and look at this anew.
Building design/detail: seems to be "plain" relative to buildings to the south; building is unattractive, boring
and makes no statement at all. (PETITIONER WILL PRESENT REVAMPED ELEVATIONS.)
This is a major corner —what are the review guidelines utilized?
What is size, material, texture of awnings and could they also be put on second story for more definition?
Lighting —huge poles necessary?
Architecturally or design wise, the LED lighting does not seem to fit the proposed fixtures.
Recycling bins on site?
Lots of signs committee should keep sign package separate from architectural details of the building; also
hope that commitment could be made by petitioner not to have signage on the windows as was done with
CVS. And, a request no signage or ads on patio umbrellas.
Parking behind pumps? Tenants in building?
Check with Police Dept to see if any problems/high accidents occur with left turns at Shell Station due to its
similar format. (Email sent on June 28 to CPD; DOCS should have info for the 7/6 meeting.)
Response From Petitioner:
Current Thoroughfare Plan does not identify a roundabout at this intersection; the City wanted to make certain
that proposed plan could accommodate a roundabout, if constructed in future.
Access along both Carmel Drive and Range Line Road has been discussed with Engineering. And individual
driveway cut would be beyond the separator. And, because of accommodating right -of -way, City would
construct a "left -turn lane" into the site, outside mainline traffic— traffic traveling east and west on Carmel Dr.
would not have to stop for an individual waiting to turn left onto the site. Today, exiting onto Range Line Rd.
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is only north (right turn) traveling thru the Kroger site to the signalized intersection would allow a left turn
onto Range Line Rd. Left turns off Carmel Dr. is permitted today petitioner not adding additional. City could
modify right in/right out and install a median to prevent access.
Lighting fixtures are pole mounted; others are canopy or soffit that surrounds the bldg LED lighting system
little spotlights.
Recycling area at far, northwest corner of site (details under Tab 5) and matches the building design.
Second floor is 2,000 sq. ft.; first floor is 4,000 sq. ft. in tenant space— employees would park on the Kroger
site to free -up parking for patrons —site plan shows parking heading in toward the building with additional
parking along the east perimeter to the site —a walking path area is also provided for patrons to successfully
navigate around the island.
Level of parking required on -site exceeds expectations.
Petitioner will locate examples of lighting.
Staff's outstanding comments:
1. The Dept. of Engineering (DOE) is still reviewing the construction plans for this project, but is okay the Plan
Commission approving the project to include a condition of DOE approval of the final Construction Documents.
2. DOE comment, traffic flow for the site: One curb cut (property access) must be provided, and the Carmel
Dr. cut was preferred over the Range Line Rd. cut. DOE requested that the existing cut on Range Line Rd. be
eliminated due to the ability for shared use of the existing (right in -right out) cut into the Kroger property a
little farther to the north. Also, due to the proximity of the Range Line Rd. cut to the Kroger cut, long term
access to the Range Line Rd. cut would be difficult. This cut is also consistent with the long term plan for a
rear serving alley that runs north/south behind the businesses along Range Line Rd. to 116 St. Left turn
exiting movements close to any major intersection is always a concern. A movement of concern is also a right
turn exit then a left turn at Range Line Rd. to head south; however, a roundabout would address a number
of these issues. The access would be similar to that which currently exists at the northeast corner of 116` St.
and Keystone Pkwy.
3. The Forestry Dept. approved the landscape plan and tree preservation plan.
4. Petitioner, remember to include the Findings of Fact sheet in the final info packet.
5. What about shared parking with Kroger? (When Kroger was built in the 1990's it provided an extra 23
parking spaces than what was required for a retail use (321 required; 344 provided). And, per Zoning
Ordinance Ch. 27.02.01, Off street parking spaces may be located on an area within three hundred (300) feet
of said building and two or more owners of buildings may join together in providing the required parking
spaces. Where the required parking spaces are not located on the same lot with the building or use served, the
usage of the lot or tract upon which said parking spaces are provided shall be restricted by an instrument of
record describing the premises for which said parking is provided and assuring the retention of such parking so
long as required by this Ordinance.)
6. Signage:
a. DOCS suggested removing the Turkey Hill name and logo sign from the corner ground sign and placing
it on the south wall, instead, because having both is too much. DOCS is okay with the gas pricing
remaining on the corner ground sign, but is not okay with repeating the name and logo or the shape of the
wall/sign layout. DOCS asks that the wall return to uniform height, and only have the gas prices on it.
b. Sign #6: Before and after photos show an issue with the address monuments along Carmel Dr. The "100"
monument will block view of gas prices. Can you provide a different rendering of what this might look
like driving westbound on Carmel Dr.? Now, the image reads as if taken from across the street.
After all comments /concerns are addressed, the Dept of Community Services (DOCS) requests that the
Committee sends this item to the July 20 Plan Commission meeting with a favorable recommendation.
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