HomeMy WebLinkAboutPacket 08-17-04
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Bingham McHaleLLP
970 Logan Street
Noblesville, IN 46060
317.776.8668
binghammchale.com
attorneys at taw
Request for Development Plan and ADLS Approval
ECLIPSE REAL ESTATE, INC.
By Steven D. Hardin, Esq.
04060033 DP/ADLS
1.260 Acres +/-
Northeast corner of 116th Street and Keystone Avenue
Submitted August 6, 2004 for
August 17, 2004 Plan Commission Public Hear.
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116TH& KEYSTONE, SHOPS
Eclipse Real Estate, Inc.
By Steven D. Hardin, Esq.
Request for
Development Plan and ADLS Approval
1.260 Ac. +/-
, .
Northeast corner of 116th Street and Keystone Avenue
TABLE OF CONTENTS
Tab A...................... Statement ofPurp6se
Tab B...................... Site Location Map'
Tab C....................... Project Overview Plan
Tab D .......~.............. Building Elevation~ and Sign Plans
Tab E...................... Detailed Construc~ion Plans
Tab 1 ....................Site Plan
Tab 2 ....................Development Plan
Tab 3 ....................Landscape Plan
Tab 4 ....................Lighting Plan
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116TH AND KEYSTONE SHOPS
STATEMENT OF PURPOSE
Eclipse Real Estate, Inc. submits this request f0r approval of its development
plan and architectural desi~n, lighting and signage plan proposals in order to redevelop
the northeast corner of 116 h Street and Keystone Avenue. The site currently contains a
dilapidated and abandoned gas station structure. ;This redevelopment proposal
includes a 1.260 +/- acre parcel that is zoned B-3 and located within the U.S. 431
Overlay Zone. Eclipse proposes to develop an 8,400 sq~are foot building on the project
site with significantly enhanced architectural features. Tme project will include office and
retail uses including a banking facility and a coffee shop.
Eclipse has recently met with the Carmel planning staff and adjacent residents in
order to creatively address the unique challenges created by the obvious space
limitations of the project site. As a result, it is anticipated that some modifications to the
plans included in this packet will be made in order to maximize the many benefits
associated with this redevelopment opportunity. It is ant'icipated that such modifications
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will be discussed in detail at the September 7, 2004 Plan Commission Special Studies
Committee. '
Arch itectu re:
Eclipse proposes to develop an office/retail build,ing with significantly enhanced
architectural features as illustrated in the elevations included at Tab D. The varied
building textures, rooflines and building material colors will create an architecturally
, interesting and appealing appearance. Building materials will include: cultured stone
bases, cast stone bands, face brick veneers, canvas: awnings, E.I.F.S. and asphalt
shingles (as depicted at Tab D). The, proposed coffee! shop plans to include a small
outside seating area, which is anticipated to include approximately three or four tables
on the west side of the building. A dumpster enclosure will also be provided that is
architecturally consistent with the proposed building (seel Tab D).
Landscaping:
1
A general illustration of the landscaping plan for the site is shown in color at Tab
C. The detailed landscaping plan for the project is ~hown. at Tab E3. Eclipse is
currently in communication with the Carmel planning staff and property owners adjacent
to the site to refine the type of landscaping or other buff~r to be provided along the east
andno'rth property .Iines of the site. It is anticipated that: more detailed information from
these discussions will be available by the time of the Plan Commission Special Study
Committee meeting.
Due to the unique site characteristi.cs and the la~ge amount of right-of-way area
that Eclipse has agreed to dedicate to the City (as shown at Tab E1), certain
landscaping and setback variances will be requested which generally include:
Page 1 of 2
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reductions in front, side and rear yard setbacks; an increase in permitted lot coverage;
reductions in landscaping requirements; and reductions in greenbelt width. If ap'proved,
Eclipse will be able to provide adequate screening' and buffering and create an
aesthetically appealing new development at the highly visible intersection of 116th Street
and Keystone Avenue.
Sianaae:
Wall. sign sizes and locations for the project are ~hownat Tab 0 (see west and
south elevations) of this packet. All wall signs will -cpnsist of individually mounted,
internally illuminated lettering. A ground sign that will b~ architecturally consistent with
the proposed building is also proposed. An ,elevation of the ground sign is included at
Tab D. The proposed ground sign location is identified ~t Tab E1 (see location near the
southwest corner of the site). ' '
LiQhtina:
The proposed lighting program for this project will include the installation of
several decorative. wall-mounted fixtures on the exteri0r of the proposed building as
shown at Tab D, three wall mounted fixtures on the (fast elevation of the proposed
building and three decorative pole lights, evenly distributed along the parking areas of
the site (on the west, southwest and south sides of the jparking area). Details of these
fixtures, along with a photometric diagram thereof, are inplu'ded- at Tab E4.
As proposed, this project represents a 2.2 miUiondollar investment into the
. community and a significant improvement to the appearance of the 116th Street and
Keystoneintersection~ If"approved, Eclipse plans to begin site work later this year.
Thank you for your consideration.
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Site Location Map
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TYPE 3 REFLECTOR
TYPE 4 REFLECTOR
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OPAL ACRYLIC LENS
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6.5"/165MM DIAMETER
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