HomeMy WebLinkAboutDept Report 09-19-06 CARMEL PLAN COMMISSION
DEPARTMENT REPORT
September 19, 2006
4H. Docket No. 06060023 DP /ADLS: Bill Estes Pre -Owned Facility
The applicant seeks to construct a new, 9,350- square foot, pre -owned vehicle
sales facility. Variances for signage, landscaping, and bufferyards will be filed.
The site is located at 4102 West 96 Street and 9884 Michigan Road, and is
zoned B2.
Filed by Mary Solada of Bingham McHale LLP for Bill Estes Chevrolet.
The applicant seeks to replace an existing vehicle sales facility with a new building.
Please see the information packet .provided for an overview of this request. In
conjunction with this petition, variance requests from the following ordinances have been
submitted:
Chapter 23C.12.B Parking lot pole light height
Chapter 23C.12.0 Foot candles at property line
Chapter 25.07.02.08(b) Total number signs
Chapter 23C.09.D Facade projections /recessions
Chapter 23C.09.K.2(e) Building material/EIFS
Chapter 23C.09.G Windows design
Chapter 23C.09.I Windows facade
Chapter 26.04 North bufferyard reduction
Chapter 26.04 South bufferyard reduction
Chapter 23C.10.3.5(b) Perimeter parking lot plantings
Chapter 23C.10.3.5(c) Screened parking within front /side yard
This site is located at the NW corner of 96 Street and Michigan Road (US 421). It is
currently used as a car dealership this request is tear down and construct a new facility
in generally the same location as the exiting structure. While the proposal is closer to
meeting the intent of our ordinance than what currently exists, there are still several
deficiencies with the new plan (many of which are related to the above variance
requests).
While staff realizes much of this discussion will be focused in the BZA, the variance list
does coincide with how the proposed site does not meet the current zoning requirements.
Lighting
The proposed lighting plan does not comply. The requested pole height is 30' (which is
6' higher than the permitted 24' max). The photometrics of the site also do not comply
with the 421 Overlay maximum intensity of 0.3 footcandles at the property line /right of
way. The entire right of way perimeter in this proposal does not comply with the
standard (with some areas having intensities as high as 32.6).
Signage
The petitioner is requesting 2 signs per right of way facing facade (4 signs total). These
signs comply in terms of total square footage but will require a variance for number.
The ordinance permits 1 sign per frontage (for a total of 2 signs). As a side note in the
information packet photos of the existing building, you will notice violations of the sign
ordinance (balloons, streamers, and banner signs).
Architecture
Given the desired use and function of this structure, some common design elements may
need to be adapted to ensure the success of this new building. In terms of facade offsets
and windows (number of style) discussions should be had at the committee on how this
building works to accomplish the intent of the 421 Overlay. The ordinance limits the use
of EIFS to 20% of the total non window area of the building. The proposed structure is
almost entirely EIFS. The department feels this structure should comply with the
material standards of the 421 Overlay. The same color palette can be achieved using
masonry and cast stone, and the results will be a more permanent, and easier to maintain
structure. The department also request that the petitioner work to add more interest and
balance to the northwest and southwest facades (by making use of additional windows,
offsets, etc.).
Landscaping
Much of the existing parking lot (and display area) will remain in its current location. As
such the required additional 6 feet of parking lot buffer will not be accommodated (unless
the existing pavement is removed). At the committee the petitioner should explain how
the required plantings (number and type) will be accommodated on site and to what
extent they will be accommodated (percentage).
The Department recommends the Plan Commission forward this item to the
October 3 Special Studies Committee Meeting for further discussion.