HomeMy WebLinkAboutDept Report 07-05-11 {
CARMEL PLAN COMMISSION
SPECIAL STUDIES COMMITTEE
DEPARTMENT REPORT
JULY 5, 2011
6-7. Docket No. 10110012 DP/ADLS: Legacy PUD-Turkey Hill Minit Market.
• The applicant seeks site plan and design approval for an automobile fuel station,retail store, carwash and
also seeks the following zoning waiver approval:
Docket No. 10110013 ZW: Section 9.02,Legacy PUD ordinance Z-501-07, maximum 15-ft front
yard building setback. The site is located at 7729 E. 146th St. (at River Rd.) and is zoned PUD/Planned
Unit Development. Filed by Charlie Frankenberger of Nelson&Frankenberger.
The applicant seeks site and design approval to construct a fuel station with car wash and convenience store at the
southwest corner of 146th St. and River Rd. A fuel station is a permitted land use at that corner. The subject site
will be heavily landscaped, and the Forestry Dept. has approved the landscape plan. The building will comprise of
brick, cast stone, glass, and fiber cement panels. Some green/sustainable building practices will also be
incorporated. The zoning waiver requested is due to the fact that the building cannot be pulled up to the 15-ft
building line along River Rd. because there are major water lines in that location. Thus far, only one Board of
Zoning Appeals (BZA) variance is needed to have electronic scrollers in some of the signage. Please view the
petitioner's latest information packet for further detail on the project. •
The site is located within one of Carmel's wellhead protection areas for underground water, and the City
departments are being very detailed with their review of the plans for the underground storage tanks (USTs), car
wash grey water collection, and stormwater runoff, making sure that the petitioner's project plans go above and
beyond what is normally required for these plans to assure maximum protection of the regional water supply. The
City has been contacted by the Town of Fisher, City of Westfield, Indianapolis Water, and Hamilton County
Emergency Management Agency(to name a few)because the proposed development might also have an impact on
Indianapolis and Westfield wellhead areas. The City of Cannel is giving serious consideration to the concerns of
adjacent communities, to make sure that all groundwater and surface water stakeholders are protected. In addition,
Turkey Hill agreed to pay the cost for bringing in an outside consultant to do a study/review which will encompass
both groundwater protection and storm water drainage and runoff protection. It is intended to ensure the gas station
complies with all applicable regulations.This review will most likely take 4 to 6 weeks to complete.
June 21 public hearing meeting recap:
a) Underground storage tanks and site drainage and spill cleanup and sill prevention plan will be reviewed by the
Utility Dept. and the Engineering Dept. Turkey Hill agreed to pay the cost for bringing in an outside
consultant to do a study/review,too.
b) Compliments made about the Turkey Hill store at Carmel Drive and Range Line Rd.
c) Concern:about.:three residential water wells;gust north of the site.
d) There are 2.uroomed city well:;to be within the;1 year time of travel of this site.
e) The C3 Comp Plan addresses groundwater and its importance as a water supply for Carmel.
t) 2007 Legacy PUD rezone—a gas station was discussed,specifically as a use at that corner.
g) Limit or screen outdoor vending,mulch, ATM,propane tanks, etc.to try to reduce the clutter.
h) Go 10 years back and list any spills or environmental'issues with any Turkey Hill sites or gas delivery trucks.
i) Remonstrance-wellhead protection area&floodplain areas should be protected against this use.
Engineering Dept. Comments:
The Department of Engineering has reviewed the latest submittal for this project and has outstanding comments.
• The Department expects that these comments will be able to be resolved before release of the final construction
drawings.
The Department customarily relies on the State permit for the underground storage tanks and the Spill Prevention
Plan to ensure that the proposed systems and spill plan meet or exceed those minimum standards. The Department
is requesting the petitioner implement several additional measures to aid in containment of fuel in the event of a
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leak or a spill.
1) The grading of the site is such that 110%of the largest anticipated surface spill will be contained within the site
and the drainage system.
2) The piping of the drainage system has been upgraded to sanitary sewer grade pipe material. Sanitary sewer
piping systems are air tight versus soil tight for customary storm sewer systems.
3) The on-site drainage system drains through storm drain inserts and an approved water quality unit that will also
act as an oil separator.
4) The Department has requested the installation of a valve on the drainage system outfall that can be closed in the
event of a spill;preventing any fuel from leaving the site.
5) The Department has requested a "Ripley's Dam" be used on the bedding of the stormline to prevent pollutants
from traveling off site.
6) The Department has requested monitoring wells be installed around the site for leak detection purposes.
7) In the event that fuel would leave the site, it will be conveyed in piping to a storm water treatment facility off-
site. This stormwater treatment facility uses detention and vegetation to treat the storm water runoff before it is
discharged.
8) All underground structures that may store pollutants, including the car wash facility,storm structures, and water
quality unit, will be installed within lined excavations to ensure that any leaks from these tanks are contained
on-site.
These recommendations and the project are under study by a third party for potential ground and surface water
impacts. The storm water review for this project is on hold until the results of the study are known and the most
recent set of plans are submitted to re-initiate review. Development adjacent and downstream of this project, which
supplemented the treatment of storm water runoff from this project, has changed since previous submittals. The
Department's comments and requirements are subject to change based on the result of the study, and the current
condition of the adjacent and downstream properties.
The petitioner has agreed to implement portions of these requested additional containment measures, but the
Department is unaware if they have agreed to all measures, since they are still subject to change, and plans
reflecting these changes have not been submitted.
The sanitary sewer lift station on-site is a molded fiberglass tank that is not expected to leak.
The Department understands that concerns have been raised about the potential for a fuel oil spill on the perimeter
roadways. This potential exists today; however the Department expects that there will be an increase in this
potential with regular fuel deliveries to the site.The Department would be happy to evaluate potential measures that
could be implemented by the petitioner into the existing drainage infrastructure within 146th Street and River Road
to minimize this potential.
Stab's outstanding comments for the petitioner:
1. The Cannel Engineering Dept. is okay with the plan in general,but is working through some issues.They
won tsupprrrt the requested: t in swess from River Rd.: d are looking at the building's finish floor
elevation and Rood protection grades.The development still needs to be reviewed by the Local Planning Team
for the wellhead protection aspects,too.Additional comments and explanation are in the above paragraph.
2. The Hamilton County Surveyor's Office still has many concerns, even though the Indiana Department of
Environmental Management(IDEM) made a recent change to allow underground storage tanks with certain
standards in wellhead protection areas.
3. The Hamilton Co.Highway Dept. is waiting for the Traffic Impact Analysis. After the TIA is received and
reviewed,they will determine if it meets the criteria for a hearing by the Hamilton Co.Board of
Commissioners. When/if access is granted to 146th St.by the HCBOC, they will review/approve the plans.
• 4. Please show that the exterior lighting of the building or site is designed so that light is not directed off the site
and the light source is shielded from direct offsite viewing. (See ZO CH. 23F.12.02, referred to by the PUD.)
Per the PUD, all fixtures shall be downcast fixtures/90 degree cutoff.
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5. Please make the gas canopy cornice a lighter grey color/shade, to match the lighter grey color on the
building's cement fiber panels.
6. Please provide a copy of the gas pump canopy cornice/fascia details.
7. If the ice merchandiser box and/or propane merchandiser box cannot be located inside the building, then the
Dept. suggests that these amenities are surrounded with an enclosure or shelter built with similar colors and
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materials of the principal building. The Redbox DVD rental dispenser is not preferred at all.
8. Please provide photo examples of similar roof exhaust fans. And,if possible,please move their proposed
location to an area where the rooftop mechanical equipment is placed& screened from view.
9. It is understood that the petitioner will seek BZA variance approval to have electronic scrollers in the signage.
10. The building rendering shows the north sign extending into the brick `border'. Please have the either the brick
border expanded to provide enough width for the sign or reduce the size of the sign to fit within the brick
`border', so it does not look like an afterthought.
11. Please provide detail information and specs for the Car wash height bar and do not enter signs. There is
nothing on page C202 that refers to either of those.
12. Please have the umbrellas in the outdoor patio area be all one color, and with no signage on them.
Recommendation:
After all comments and concerns are addressed,the Dept of Community Services(DOCS)recommends that the
Special Studies Committee forwards this item to the July 19 Plan Commission meeting with a favorable
recommendation and with a conditions of Engineering Dept and Utilities Dept. approval of the final construction
drawings & spill prevention plan.
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