HomeMy WebLinkAboutPacket 11-16-04
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Bingham McHaleLLP
970 Logan Street
Noblesville, IN 46060
317.776.8668
binghammchale.com
attorneys at law
Request for Development Plan and ADLS Approval
ECLIPSE REAL ESTATE, I
By Steven D. Hardin, Esq.
Docket No. 04060033 DP/ADLS
1.260 Acres +/-
Northeast corner of 116th Street and Keystone Avenue
Submitted November 9, 2004
for the
November 16, 2004 Plan Commission Meeting
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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 of Purpose
Tab B ..........................Site Location Map
Tab C ..........................Building Elevations and Sign Plans
Tab D ..........................Detailed Plans
Tab 1 ....................... Currently Proposed Site Plan
Tab 2 ....................... Originally Proposed Site Plan
Tab 3 ....................... Landscaping Plan
Tab 4 ....................... Lighting Plans
Tab E ..........................Proposed Written Commitments
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116TH AND KEYSTONE SHOPS
STATEMENT OF PURPOSE
Eclipse Real Estate, Inc. submits this request for 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 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 7,350 square foot building on the project site with significantly
enhanced architectural features. The project will include office and retail uses including
a banking facility and a coffee shop.
Eclipse has worked extensively with 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, several modifications to the plans originally
presented to the Plan Commission have been ,made in order to maximize the many
benefits associated with this redevelopment opportunity.
Arch itectu re:
Eclipse proposes to develop an office/retail building with significantly enhanced
architectural features as illustrated in the elevations included at Tab C. 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
shingl~s (as depicted at Tab C). 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 (see Tab C).
La ndsca pinq/Buffe ri ng:
A detailed landscaping plan for the project is shown at Tab D3. Eclipse has
worked with the Carmel planning staff and nearby property owners to reach agreement
on the type of landscaping and other buffering to be provided along the east and north
property lines of the site. Eclipse has agreed to the following, as included in the
Commitments included at Tab E and in the revised development plan shown at Tab 01:
1. EcHpse will install a decorative fence that will be consistent with the architectural
design elements of the proposed building (an illustration is included at Tab E, Exhibit
B).
2. The proposed fence will include extra wood paneling in order to reduce the likelihood
that light and noise will leave the site.
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3. Eclipse will install evergreen trees on the neighbors' property (at the neighbors'
discretion) as an additional measure to reduce light and noise spillover.
4. Additionally, the buffer areas provided along the neighbors' property has been
increased in width. A significant amount of additional plantings are proposed within
this buffer area (see Landscaping Plan at Tab D3).
5. Eclipse has also agreed to limit retail operations, deliveries and trash pickups on the
site to the hours of 6:00 a.m. to 10:00 p.m.
6. Eclipse has removed one of the originally proposed drive-thru lanes on the site and
reduced the proposed building size from 8,400 square feet to 7,350 square feet in
order to provide additional buffer area between the proposed use and neighboring
residents.
7. Eclipse has agreed to preserve mature trees along the northern property line of the
project site and has incorporated such trees into the landscaping plan included at
Tab D3.
SignaQe:
Wall sign sizes and locations for the project are shown at Tab C (see west and
south elevations) of this packet. All wall signs will consist of individually mounted,
internally illuminated lettering. A ground sign that will be architecturally consistent with
the proposed building is also proposed. An elevation of the ground sign is included at
Tab C. The proposed ground sign location is identified at Tab 03 (see location near the
southwest corner of the site).
LightinQ:
The proposed lighting program for this project will include the installation of
several decorative wall-mounted fixtures on the exterior of the proposed building, three
wall mounted fixtures on the east 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 parking area). Details of these fixtures, along
with a photometric diagram thereof, are included at Tab D4.
Intersection Plan:
Eclipse has worked extensively with the Special Studies Committee, the planning
staff and the engineering staff to creatively design the site in a manner that best
enhances traffic movements at the 116th Street and Keystone Avenue intersection.
Eclipse has prepared drawings of the 116th Street & Keystone intersection showing an
added travel lane as requested by the Carmel Engineering Department and presented
at the Special Studies Committee. This drawing has been included at Tab D1. The
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Carmel Engineering Department has expressed its support for the proposed intersection
plan.
As proposed, this project represents a 2.2 million dollar investment into the
community and a significant improvement to the appearance of the 116th Street and
Keystone intersection. 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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